The general purposes of the office districts are to:

(a)

Provide appropriately located areas for office development, consistent with applicable plans.

(b)

Ensure compatibility between office development and adjacent uses.

(c)

Identify appropriate standards for reviewing proposals for new or expanded office development.

(d)

Ensure the provision of services and facilities needed to accommodate planned employment densities.

(e)

Provide a transition between residential and commercial uses.

(f)

Allow limited residential uses.

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

The specific purposes of the office subdistricts are:

(a)

OL Office Limited. To provide sites for offices, research and development facilities and limited commercial uses in a low intensity manner. Mixed-use developments with residential uses are also allowed.

(b)

OG Office General. To provide sites for offices and research and development facilities in a large-scale or campus-like environment. Offices, small-scale government offices and facilities, banks and other financial institutions and supporting non-office uses-business services and personal services-are allowed. Mixed-use developments with residential uses are also allowed.

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

Three Connected Communities designations are established to enhance the base zoning district. The underlying zoning district and map overlays apply where not inconsistent with the development regulations below.

(a)

Neighborhood Business District 'B'. This district designation is intended for areas located within established neighborhood business districts. The neighborhood business district 'B' designation is subject to the following development regulations:

(1)

Two-family, three-family, and four-family uses are permitted, subject to the development regulations of the underlying zoning district, except as otherwise provided in subsections (a)(2) and (a)(3).

(2)

Minimum lot-area-per-dwelling-unit regulations do not apply.

(3)

Parking:

(i)

No off-street parking is required for residential uses in a new building containing ten or fewer dwelling units.

(ii)

Residential uses in a new building with more than ten dwelling units require one-half space per additional dwelling unit over ten dwelling units.

(iii)

No off-street parking is required in a new commercial or mixed-use building if the building has 5,000 square feet or less of commercial space.

(iv)

The underlying zoning district parking requirements are reduced by one-half for commercial uses in a new commercial or mixed-use building if the building has more than 5,000 square feet of commercial space.

(v)

Additions to existing buildings are considered new construction for purposes of this section.

(vi)

Accessory surface parking facilities shall be located in the rear yard.

(b)

Middle Housing 'MH'. This district designation is intended for areas surrounding neighborhood business districts. The middle housing 'MH' designation is subject to the following development regulations:

(1)

Two-family, three-family, and four-family uses are permitted subject to the development regulations of the underlying zoning district, except as otherwise provided in subsection (b)(2).

(2)

Parking:

(i)

No off-street parking is required for residential uses in a new building containing ten or fewer dwelling units.

(ii)

Residential uses in a new building with more than ten dwelling units require one-half space per additional dwelling unit over ten dwelling units.

(iii)

No off-street parking is required in a new commercial or mixed-use building if the building has 5,000 square feet or less of commercial space.

(iv)

The underlying zoning district parking requirements are reduced by one-half for commercial uses in a new commercial or mixed-use building if the building has more than 5,000 square feet of commercial space.

(v)

Additions to existing buildings are considered new construction for purposes of this section.

(vi)

Accessory surface parking facilities shall be located in the rear yard.

(c)

Transportation Corridor 'T'. This district designation is intended for areas located along major transportation corridors. The transit corridor 'T' designation is subject to the following development regulations:

(1)

Two-family, three-family, and four-family uses are permitted subject to the development regulations in Section 1407-07, except as otherwise provided in subsections (c)(2)-(5).

(2)

Minimum lot-area-per-dwelling-unit regulations do not apply.

(3)

Minimum off-street parking regulations do not apply.

(4)

The height of new structures may exceed the maximum height of the underlying zoning district by an additional twelve feet.

(5)

Accessory surface parking facilities shall be located in the rear yard.

(d)

Design Standards. Two-family, three-family, and four-family dwellings located within a designated Connected Communities district shall comply with the design standards set forth below.

(1)

Entrance. At least one dwelling unit entrance shall be located on each street frontage.

(2)

Building Form. Building composition shall consist of a base, middle, and top component to reduce the apparent bulk of the building. The designs of new buildings shall avoid long unrelieved expanses of wall along the street frontage by maintaining a rhythm of windows and structural bays.

(i)

Buildings shall have a distinct base at the ground level, using articulation and materials such as stone, masonry, or decorative concrete.

(ii)

Buildings shall have a change in material and/or design that marks the transition from base component to middle component, and from middle component to top component.

(iii)

The top of the building shall be treated with a distinct outline with elements such as a projecting parapet, cornice, or projection.

(3)

If the Zoning Administrator determines a permit application does not conform to the requirements of Section 1407-04(d), the Zoning Board of Appeals has the duty to determine whether the application satisfies the standards set forth in this Chapter prior to the issuance of a building permit.

(Ordained by Emer. Ord. No. 199-2024, § 1, eff. 7-1-2024)

Schedule 1407-05 below prescribes the land use regulations for O Office Districts. Use classifications are defined in Chapter 1401, Definitions. Use classifications not listed in Schedule 1407-05 below are prohibited.

The regulations for each subdistrict are established by letter designations as follows:

(a)

"P" designates permitted uses. These uses may be subject to additional regulations, as indicated.

(b)

"L" designates uses that are permitted, subject to certain limitations. Numeric suffixes refer to limitations listed at the bottom of Schedule 1407-05. Except as otherwise indicated, modifications of a numerical, locational or dimensional limitation requires a variance under Chapter 1445 - Variances, Special Exceptions and Conditional Uses.

(c)

"C" designates uses permitted only after review and approval of the conditional use by the Zoning Hearing Examiner. These uses may be subject to additional regulations as indicated.

Schedule 1407-05: Use Regulations - Office Districts

Specific Limitations

L1

For new construction, permitted only above the ground floor in mixed-use building on arterial streets. Modification requires conditional use approval pursuant to the procedures and criteria of Chapter 1445, Variances, Special Exceptions, and Conditional Uses. Pre-existing permanent residential uses are permitted.

L2

Not to exceed 3,000 square feet in gross floor area.

L3

Permitted only on arterial streets.

L4

Permitted on the ground floor occupying less than 2,500 sq. ft.; more space requires a conditional use approval.

L5

Drive-through facilities are not permitted.

L6

Antenna height may not exceed 20 feet; greater height requires a conditional use approval. The antenna may be attached to a multi-family, public and semi-public, commercial or public utility building or structure.

L7

Only rooming houses licensed pursuant to Chapter 855. Rooming Houses of the Municipal Code; no more than five rooming units for every building, and a separate entrance for access to rooming units must be provided. The minimum rental is seven days. See § 1421-43.

L8

Fencing, a minimum of four feet in height must be provided for purposes of securing outdoor play areas which must be located in the rear yard only.

L9

Accessory uses determined by the Zoning Administrator to be customarily incidental to a use of the district are permitted. All others require conditional use approval.

L10

The maximum number of rooming units is two.

L11

Accessory to a public or semi-public use, provided the drive box is at least 100 feet from any property used for residential purposes.

L12

Accessory to hospitals, medical services, clinics commercial laboratories and research and development uses, provided the incinerator is located on a roof or at least 100 feet from any property used for residential purposes.

L13

Permitted only when subordinate and incidental to a single-family dwelling that is the principal use of the lot.

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004; a. Ord. No. 0346-2007, § 5, eff. Oct. 13, 2007; a. Ord. No. 149-2008, § 1, eff. June 7, 2008; a. Ord. No. 414-2008, § 8, eff. Jan. 4, 2009; a. Ord. No. 303-2009, § 1, eff. Dec. 12, 2009; a. Ord. No. 038-2010, § 1, eff. March 18, 2010; Emer. Ord. No. 141-2015, § 10, eff. July 1, 2015; a. Ord. No. 112-2016, § 2, eff. June 4, 2016; a. Ord. No. 0281-2017, § 8, eff. Nov. 4, 2017; a. Ord. No. 127-2018, § 7, eff. July 6, 2018; a. Ord. No. 251-2019, § 15, eff. July 26, 2019; a. Ord. No. 266-2023, §§ 7, 15, eff. Oct. 2, 2023)

Schedule 1407-07 prescribes the development regulations for O Office Districts, including minimum lot area, maximum floor area ratio (FAR), maximum building height, minimum yards, driveways and parking and other standards that apply. Letter designations in the additional regulations column refer to regulations that follow Schedule 1407-07.

Schedule 1407-07: Development Regulations - Office Districts

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004; a. Ord. No. 0346-2007, § 5, eff. Oct. 13, 2007; a. Ord. No. 149-2008, § 2, eff. June 7, 2008)

An additional two feet of front yard setback is required for each ten feet of building height above 25 feet. Refer to Figure 1407-09.

Figure 1407-09 Required Yards for Buildings 25 ft. vs. 35 ft. in Height

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

An additional three feet of side yard setback is required on each side for each ten feet of building height above 25 feet. Refer to Figure 1407-09. In the OG District a minimum setback of 20 feet is required if abutting a residential district boundary. Refer to Figure 1407-11.

Figure 1407-11 Required Side Yard Abutting a Residential District

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

An additional three feet of rear yard setback is required for each ten feet of building height above 25 feet. Refer to Figure 1407-09.

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

Site access must be from a side street or alley wherever practical, but not from a residential street where alternate access is available, as determined by the City Engineer.

(Ordained by Ord. No. 15-2004, eff. Feb. 13, 2004)

Truck docks, loading and service areas are not permitted within 50 feet of residential district boundaries and are not permitted to be used between 10 PM and 7 AM on weekdays and between 11 PM and 7 AM on weekends. These facilities must be located at the side of buildings or in the rear of the site and screened so as not to be visible from public streets. Where a building abuts a residential district, the preferred location of these facilities is the side away from the district boundary.