(a)   That the existing structure meets all height, area and/or parking and loading provisions that were applicable immediately prior to the rezoning of the property on which it is located into an Innovation District.

         (b)   That the enlargement or extension is limited to the same parcel on which the existing structure was located on at the time of the adoption of this amendment.

         (c)   That the improvement does not interfere with the use of other properties in the vicinity.

         (d)   That the enlargement or extension does not exceed 50% of the GFA of the existing structure at the time of the adoption of this amendment.

         (a)   Continuation of use. All uses that were permitted or conditional uses under the zoning of a property immediately prior to its rezoning into an Innovation District shall continue to be allowed as permitted or conditional uses on the property in addition to those permitted and conditional uses under the applicable Innovation District, provided that at least one of the permitted or conditional uses under the prior zoning has been operated in an existing structure on the property within 12 months prior to the rezoning of the property into the Innovation District.

         (b)   Expansion of existing uses. In addition to the provisions of division (5)(a) above, any existing use may be extended throughout any building or parts of a building which were manifestly arranged or designed for that use at the time of adoption or amendment of this Code, but the use shall not be extended to occupy any land outside the building except as permitted by the ART in § 153.039(C)(11).

         (d)   Determination of abandonment. An existing use shall be determined by the Director to be abandoned if one or more of the following conditions exist:

            1.   Utilities such as water, gas and electricity to the property have been disconnected;

            2.   The property, buildings and/or grounds have fallen into disrepair;

            3.   Signs or other indications as to the presence of the use have been removed;

            4.   Equipment or fixtures necessary for the operation of the use have been removed; or

            5.   Other actions, which in the opinion of the Director constitute an intention on the part of the property owner or lessee to abandon the use.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11)

   (A)   Rezoning to the Innovation Districts, as described below, shall be accomplished in accordance with the procedures of § 153.234. The four districts shall be designated on the Official Zoning Map for the City of Dublin as:

      (1)   Research Office (ID-1) with a Research Support Buffer;

      (2)   Research Flex (ID-2);

      (3)   Research Assembly (ID-3);

      (4)   Research Mixed Use (ID-4); and

      (5)   Research Recreation (ID-5).

   (B)   Uses in the Innovation Districts are shown on the following table. Descriptions and characteristics of use categories can be found in § 153.002(A), uses definitions. Additional development requirements for particular uses are contained in division (C) of this section as referenced below within the "Use Specific Standards" column.

 

 

         (a)   Speakers for amplified sound must not operate at a level greater than that to provide background music;

         (b)   Advertising on furniture is prohibited;

         (c)   A secure, enclosed area must be provided for the storage of furniture when not in use that will not interfere with pedestrian movement.

         (a)   Facilities shall be located no less than 200 feet from any intersection, as measured from the corner property pin.

         (b)   Each fueling station/pump shall be designed to accommodate a minimum of three vehicles (one at pump and two waiting).

         (c)   Under canopy lighting should be recessed to avoid glare and light trespass.

         (d)   All canopies shall be clad in materials to match the primary structure, and multiple canopies are preferred over one continuous roof form.

         (e)   Convenience store components shall be located along the public right-of-way and provide entry and orientation to the public street.

         (f)   Accessory items for fueling stations such as waste receptacles should be located between stations. Vending machines and outdoor sales and displays must obtain separate approval as required by this section.

         (g)   All inoperable vehicles must be parked in a defined service area providing screening in accordance with § 153.133.

         (h)   Each fueling/service station shall be adequately buffered from adjacent properties as required by § 153.133.

         (a)   Reductions may be requested by the applicant and approved pursuant to § 153.041(E)(6) if a lower need can be adequately demonstrated.

         (b)   Stacking may not impede on-site or off-site traffic movement or circulation.

         (c)   All menu boards, speakers or service windows must be located on the side or rear of the principal structure.

         (a)   Uses must be conducted completely within the residence or an accessory building and shall not exceed 25% of the gross floor area of the dwelling.

         (b)   No retail sales from the premises are permitted and the exterior of structures shall not be modified to accommodate the use.

         (c)   No display or signs for the home occupation shall be visible from the street.

         (d)   No employees are permitted other than those persons residing within the dwelling.

         (e)   No equipment shall be used that creates noise, vibration, sound, smoke, dust, odors, heat, glare, x-ray or electrical disturbance that is discernable to adjacent dwellings or at the property line.

         (f)   Uses requiring licenses from the state or city shall maintain licenses at all times and shall operate in compliance at all times.

         (g)   Home occupations shall not include or involve motor vehicle or equipment repair, sate of weapons or hazardous materials or other activities that would constitute a nuisance within a residential area.

         (a)   Ground-mounted equipment for the collection of geothermal energy is permitted only to the side or rear of the principal structure, and equipment must be adequately screened.

         (b)   Ground-mounted equipment for the collection of wind energy must be located to the rear of the principal structure. Both building-mounted and ground-mounted equipment are subject to conditional use approval as required by § 153.236.

         (c)   For regulations pertaining to renewable energy equipment - solar, refer to § 153.074, Accessory Uses and Structures.

      (1)   In those situations where a use is not specifically addressed but could reasonably be interpreted as similar in character to a use listed in the District, the Director may determine that the use is similar to the uses in the District, either as a permitted or a conditional use.

      (2)   The Director shall base the decision on a finding that the proposed use satisfies all of the following:

         (a)   Is consistent with the intent of this section and with the development intent for each District, as described in § 153.037(G) and this Code.

         (b)   Will not impair the present or potential use of other properties within the same District in the vicinity.

         (c)   The operation, scale and characteristics of the proposed use are no greater than those listed in the District, in terms of aesthetics, traffic generated, noise, potential nuisances, and other impacts related to community health, safety and welfare.

         (d)   Will not adversely affect the Economic Advancement Zone elements of the Community Plan.

      (3)   Once a finding of similar use is made, it shall comply with all applicable Code provisions, review and approval requirements and district regulations that apply to that use.

      (4)   The Director's determination shall be in writing and sent to the applicant. The applicant may either appeal the decision to the Board of Zoning Appeals in accordance with the provisions of this Code, or submit an application for an amendment to the Code.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 70-22, passed 6-12-23)

         (a)   Minimum lot size. The size of lots within the Innovation Districts shall meet the following:

 

 

         (b)   Maximum lot coverage. Lot coverage for structures and impervious surfaces shall not exceed the following.

 

 

         (c)   Building height. The height of principal and accessory structures shall be limited based upon setback requirements of this District and as limited by the Height Regulating Plan in the Community Plan's Economic Advancement Zone Plan. All structures greater than 68 feet in height shall require conditional use approval in accordance with § 153.236.

         (a)   Lot width. Lots shall be a minimum of 60 feet in width at the public right-of-way.

         (b)   Front yards. The required front yard setback for principal and accessory structures shall be determined based on the roadway type as identified by the EAZ Transportation Plan.

 

 

         (c)   Side and rear yards. The following setbacks for components of principal and accessory structures shall be determined based upon the height of each individual component.

 

 

Required side and rear setbacks for principal and accessory structures for non-residential uses shall in no case be less than 75 feet from a limited access right-of-way and 30 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016, unless developed as part of the ID-4 District.

         (d)   Side pavement setbacks. Required side yard setbacks for pavement, which includes open storage, service and loading areas, shall be at least 15 feet, except for common access drives or shared service courts. Required side pavement setbacks shall be at least 30 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.

         (e)   Rear pavement setbacks. Required rear yard setbacks for pavement, which includes open storage, service and loading areas, shall be at least 25 feet, except for common access drives or shared service courts. Required rear pavement setbacks shall be at least 75 feet from limited access right-of-way and 50 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.

   (B)   Additional outdoor requirements. The following requirements for outdoor storage, operations and service areas shall be met in the ID-1, ID-2, ID-3 and ID-4 Districts. For the Research Recreation (ID-5) District, requirements shall be those as identified in the latest adopted version of "Planned Industrial Park Development Text: Northwest Dublin Commercial Park/Sports Ohio."

         (a)   An area equal to 25% of the GFA of the primary building when the GFA is less than 225,000 square feet;

         (b)   An area equal to 5% of the GFA of the primary building when the GFA is more than 225,000 square feet; or

         (c)   An area equal to 50% of the GFA of the primary building within the ID-3 District.

      (5)   All storage areas and structures for outdoor mechanical equipment must be screened so as not to be visible from the street and from pedestrian circulation areas, or recessed within the footprint of the building.

      (1)   Design purpose. The Innovation Districts utilize architecture as a key component for establishing a specific character for the area. Structures within the Innovation Districts are expected to have a forward-looking, contemporary architectural expression that is typically associated with technology and research uses. Buildings within the Innovation Districts shall reflect the high standard of development that is found throughout the community while seeking to accommodate the unique nature of uses within the Districts. All development in the Innovation Districts shall be required to meet the objective architectural requirements of this section unless a modification is approved, as provided herein. These requirements are intended to encourage creative architectural design while setting a level of expectation for development.

         (a)   ID-1. The Research Office District is intended to focus on larger buildings with multiple stories. As a district with high visibility focused on office-type construction, greater attention to architectural style and variety will be expected than other portions of the Economic Advancement Zone. Elements of the ID-1 District that are within the research support buffer may have a greater focus on retail and mixed use construction, but should utilize the same attention to quality and detail as other technology-related structures.

         (b)   ID-2. The Research Flex District is expected to have a greater focus on smaller footprint buildings that effectively blend office and industrial design together in a manner that pays attention to quality and detail. The high quality level of the Research Office District is desired; however, review of projects in the ID-2 District will recognize that the increased emphasis on industrial-type components will warrant greater architectural flexibility to meet the needs of the market segment.

         (c)   ID-3. As the most remote district of the EAZ, the Research Assembly District is planned for more intensive industrial activity. With larger footprint manufacturing expected as a focus, a high level of quality is expected. The level of architectural detail and variation expected in this district will be lessened to meet the needs of clean manufacturing operations and smaller flex construction with different price points.

         (d)   ID-4. Located adjacent to park amenities and existing residential uses, architecture should provide for high quality combination of office, residential and mixed architecture that effectively conveys the contemporary nature of the EAZ and provides for a more pedestrian-focused environment.

      (4)   Critical design components. Architecture within the Innovation Districts should incorporate design technique and the application of building methodology that will result in architecture that is unique and diverse, while fitting into a general category of style. In particular, development will be evaluated according to the following criteria:

         (a)   The visual and functional components of the building shall be complementary to the contemporary design style selected for the Innovation Districts and any adjacent users.

         (b)   The design expression is to be a modern application that is appropriate to high end technology or research uses. The design is consistent with the look and feel of a high-end technology or research uses where applicable. Consideration shall be given to the unique nature of the use or the interior arrangement of uses and activities within the structure.

         (c)   All buildings are to use durable, long-lasting materials constructed with solid craftsmanship that will provide longevity.

         (a)   Innovative use and presentation of building materials;

         (b)   Utilize opaque, translucent and transparent materials to create facade compositions;

         (c)   Make use of textures, protrusions, recesses, overhangs and other features that make use of shadow;

         (d)   Design beyond the basic box by integrating added shapes, recesses, curvilinear forms, angles, non-conventional shapes, cantilevers, independent planes and by using special architectural features;

         (e)   Avoid materials that are strongly associated with traditional residential architecture such as ashlar stone patterns, stressed or tumbled brick, brick that has been flashed to give it an older, non-uniform appearance and lap wood siding; and

         (f)   Emphasize natural light and sustainable building techniques.

         (a)   Elevations. All sides of a principal structure shall display a compatible level of quality and architectural interest, particularly those highly visible to the public. Each street facing elevation for principal structures on corner and through lots shall be required to vary the design of the facade. The structure's architectural features and treatments shall be distributed through all of the facades.

         (b)   Architectural variation. All building facades shall include architectural design elements that will provide greater visual interest and a consistent level of quality. Single-material, monolithic wall planes with lack of detail shall be avoided. This is particularly applicable to large footprint buildings with long, uninterrupted walls. Elements may include, but are not limited to the following:

            1.   Recessing and projecting of wall planes. Variations in depth shall be a minimum of 12 inches.

            2.   Architectural features that compose an aesthetically pleasing composition that reinforces the building character;

               A.   Overhangs, columns, arcades and recessed entries;

               B.   Architectural sunscreens, plant grids and green wall systems, trellises, arbors or pergolas; and

               C.   Reveals, projecting ribs and offsets or insets 18 inches or greater in depth.

            3.   Variations in roof area and wall heights along the top of building walls and eave lines to create visual interest.

         (a)   Windowless exterior walls are prohibited.

         (b)   Windows and doors shall be in harmony with and proportionate to the building facade.

         (c)   For industrial warehouse and production areas, clerestory windows and/or other comparable architectural elements shall be encouraged as a means to enhance interior lighting and to avoid blank facades.

         (a)   Buildings shall have at least one primary facade with a public entrance facing a street, main parking lot, or connection to a parking structure serving the building.

         (b)   Any public entrance shall be clearly identified as a special architectural feature for the building and be designed with a high level of care and detail and have an appropriate scale to the rest of the building. Insets, canopies, porticos, arches, change in roofline or form, overhangs or other architectural design elements shall be used.

         (a)   Buildings are encouraged to be designed to include varied eave lines, parapet heights and/or ridgelines to provide visual interest when appropriate.

         (b)   Rooftop mechanical equipment and other functional components shall be screened from view from the ground by parapets not lower than the height of the roof equipment, screens with materials and details compatible with the building's facades, pitched roof areas, or special architectural features. Parapets on flat roofs shall not be included in the calculation for building height.

         (c)   Energy conserving roof components are encouraged but their application shall fit comfortably within the building's design if visible, or be completely concealed from the ground views.

         (d)   Low pitched, long span metal panel roofs commonly found on pre-engineered metal buildings are discouraged unless they are concealed by a parapet or other architectural component.

         (e)   Visible roof materials shall be standing seam or batten seam metal or other products that are compatible with a high technology architectural expression.

         (f)   Downspouts and scuppers shall be carefully integrated into the facade design.

         (a)   Primary materials.

            1.   Brick. Brick shall be uniform in color within any one specific color range but using more than one color range to create patterns is acceptable. Bricks that have been flashed to change color in the individual unit, distressed bricks and wood mold bricks are not acceptable.

            2.   Glass. Transparent, tinted, reflective, coated, opaque, translucent, and textured glass, as well as glass block, is permitted.

            3.   Stone. Stone such as limestone, granite and marble are acceptable. Synthetic stone of a high quality that is indistinguishable from natural stone is also acceptable.

            4.   Pre-cast concrete. Pre-cast concrete panels developed with shadow lines, reveals, textural changes, color variations and/or exposed aggregate are acceptable.

            5.   Architectural metal. Smooth face, textured face and corrugated type insulated or un-insulated metal panels are acceptable. Careful attention to how the panels are adjoined, detailed at corners and attached is required. Long span, high profile fluted or ribbed metal panels, are prohibited from use in the ID-1, ID-2 and ID-4 Districts. Use of fluted or ribbed metal panels shall be limited to no more than 65% of the exterior in the ID-3 District.

            6.   Synthetics. Synthetic siding materials such as fiber cement siding and EIFS are acceptable if carefully integrated into the building's design and detailed with a high level of shadow lines and reveals.

            7.   Concrete masonry units. Architectural masonry units with special aggregates and finishes are acceptable. Split face masonry units may be acceptable if combined with other masonry products to raise the level of visual quality.

            8.   Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high degree of detail by the use of shadow lines, textural variations and/or applied projections and limited to large footprint buildings.

            9.   Other primary building materials may be approved by the Architectural Review Team (ART) if demonstrated to be of similar quality to the permitted primary materials.

         (b)   Secondary materials.

            1.   Any primary material listed above may be considered as a secondary material.

            2.   Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete products may be used for trim or architectural features.

            3.   Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be used as accents or to create special features.

            4.   Architectural metal. Metal extrusions, panels and structural components may be used as accents or for special features such as canopies and sunshades. These materials must be finished to prevent rust or corrosion. Use of corrugated or long span, high-profile fluted or ribbed metal panels is prohibited.

            5.   Split-faced block. Split-faced block shall be used in limited quantities for components like foundations or site walls.

            6.   EIFS. Exterior insulated finishing systems may be used to add three dimensional features to the walls.

            7.   Other secondary building materials may be approved if demonstrated to be of similar quality to the permitted secondary materials.

         (a)   Base colors. Main building colors shall be neutral, off-white or earth tone. Base colors shall constitute a predominance of the visible building exterior.

         (b)   Accent colors. Building trim and/or detailing may utilize brighter accent colors to create visual interest, enhance wayfinding and/or to identify main public entrances. Application of accent colors may be used up to an amount not to exceed 10% of the total area of all building elevations.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11)

   The following requirements for site development shall be met for the ID-1, ID-2, ID-3 and ID-4 Districts. For the Research Recreation (ID-5) District, site development requirements shall be those as identified in the latest adopted version of "Planned Industrial Park Development Text: Northwest Dublin Commercial Park/Sports Ohio."

      (3)   Property perimeter and parking lot buffering. To meet the intended landscape character for the Innovation Districts to provide a more naturalized appearance, required screening additional deciduous trees, shrubs and grasses shall be used to augment screening and visually soften the appearance of required evergreen screening.

         (a)   All required landscaped areas shall consist of curbed islands or peninsulas that are surrounded on at least two sides by pavement. Landscaping on the perimeter of the parking lot shall not be counted toward meeting this requirement.

         (b)   A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required.

         (c)   The landscape areas may be located in "dead corners" or in landscape islands so as to break up expanses of parking spaces and to contribute to orderly circulation of pedestrian or vehicular traffic in the parking area.

      (1)   Development within the Innovation Districts shall include the dedication of land or provision of public access easements for the purposes of establishing key greenway connections in conformance with the EAZ Open Space Plan.

      (2)   For residential development within the Innovation Districts, dedication of public open space shall be provided in accordance with Code requirements.

      (3)   All uses within the EAZ are highly encouraged to provide outdoor plazas, squares or greens and public art accessible to the general public from the public right-of-way.

      (4)   Open space areas shall be large enough and of proper dimensions so as to constitute a useable area, with adequate access, through easements or other similar arrangements.

      (5)   The inclusion of the following amenities are permitted and encouraged within an open space where appropriate to the principal use: public art, sidewalk cafes, food kiosks, ornamental fountains, drinking fountains, waterfalls, sculpture, arbors or trellises, planted beds, clock pedestals, transit shelters, awnings (not including canvas materials), canopies and similar structures.

      (6)   Any permanent open space developed in conjunction with a building or site must be equipped for congregation and recreational opportunities by users of the building and surrounding areas.

      (7)   Common/open space must be accessible to and visible from the street. In no instance shall the open space be more than three feet above or below the adjoining right-of-way.

      (1)   Parking shall comply with §§ 153.200 to 153.212, unless specifically provided for herein. In the case of conflicts, regulations for the Innovation Districts will prevail.

      (2)   Parking for employees and service shall be located along the side or rear of the structure. Visitor parking may be located forward of the building for wayfinding and access, but should be designed and located to limit its visual appearance from the public right-of-way.

      (3)   All employee and service parking areas shall be accessed from a rear alley or side street where available.

      (4)   Sidewalks shall be provided on-site to link parking and the public sidewalk to the entrance of the building.

      (5)   Parking and maneuvering areas shall meet the minimum requirements of the parking space dimensions table below:

      (6)   The following Table of Parking Requirements lists the parking to be provided for individual uses. The number of off-street parking spaces shall not exceed these requirements, except as provided as a parking adjustment (see division (G) of this section).

 

 

      (1)   Parking adjustments may be approved by the Administrative Review Team (ART) or by the Planning and Zoning Commission as part of a site plan review.

         (a)   Areas proposed for deferred parking shall be shown on the site plan, and shall be sufficient for construction of the required number of parking spaces in accordance with the requirements of this section for parking area design and other site development requirements of the District.

         (b)   Alterations and construction of parking facilities within the deferred parking area may be initiated by the owner or required by the city.

         (c)   Additional parking spaces may be approved, based on documented evidence provided by the property owner or applicant demonstrating that the parking will be required to accommodate the use on a typical day.

         (d)   The parking requirements shall be waived for individual retail uses of 2,000 square feet or less and other uses that are determined by the ART or Planning and Zoning Commission, as applicable, as accessory to other principal uses, such as outdoor restaurant seating adjacent to the street, day care uses, and other similar uses and activities.

      (4)   Off-street parking requirements may be met in a shared parking lot located within 300 feet of building/structure served.

      (5)   On-street parking directly fronting the lot shall count toward fulfilling the parking requirement of that lot. Credit for parking spaces shall be given for those spaces immediately in front of the property to which they apply that have more than 50% of the length of the parking space within the lot or building frontage.

      (1)   One bicycle parking space shall be required for every 15 parking spaces required, or fraction thereof. In no case where bicycle parking is required no fewer than four spaces shall be provided.

      (2)   Every effort should be made to provide clear pedestrian connectivity from the public street to the main entrance of buildings. Clear path of travel through parking areas should be designed in a manner to effectively minimize conflict with vehicles.

      (3)   Bicycle parking shall be located within 100 feet of the entrance to a principal structure. Parking may be located within the principal structure and should be located where conflicts with pedestrian or vehicular travel are avoided.

      (4)   Bicycle parking racks, docks, or posts shall be designed and installed to provide two points of contact to an individual bicycle frame when used as intended. Enclosed locker-type facilities may be provided in lieu of open racks. Racks and lockers must be designed to allow a bicycle to be locked to a structure attached to the pavement, building, or other permanent structure.

      (5)   Bicycle racks shall be installed according to the dimensional requirements set forth by the bike rack manufacturer and the latest edition of the APBP Bicycle Parking Guidelines, or similarly acceptable industry publication.

      (6)   A minimum five foot access aisle or maneuvering zone shall be provided in each bicycle parking facility.

 

 

         (a)   An alley or front service drive may be used where a single loading space is required. In all cases, service vehicles must be able to maneuver on-site without interfering with travel on a public street, with off-street parking or the normal movement of vehicles and pedestrians on-site.

         (b)   Loading spaces separate from docks shall be at least 12 feet wide, 30 feet long and 14 feet high for adequate clearance.

         (c)   No loading docks are permitted on front elevations facing the public street.

      (4)   All service vehicles and/or fleet parking must be maintained within appropriately screened areas and shall not be placed forward of the structure.

         (a)   Entering traffic shall circulate in a counter-clockwise direction. Opportunities for recirculation shall be provided.

         (b)   Maximum aisle length shall not exceed 400 feet without providing a cross aisle.

         (c)   Cross aisles shall be a minimum of 18 feet and no greater than 24 feet in width.

         (d)   Design of all parking structures shall include a minimum ceiling clearance height of eight and one-half feet.

         (a)   Two smaller vehicle access openings are preferable to a single large one.

         (b)   Storage areas for entering and exiting traffic shall be sufficiently long to minimize backups of traffic onto surrounding streets or within the garage.

         (c)   A minimum of two vehicle lengths of storage shall be provided between the street and the garage entry gate, but more may be required.

         (d)   One inbound lane shall be required each 300 spaces or fraction thereof. One exit lane shall be provided for each 200 spaces, or fraction thereof.

         (e)   Single entrance lanes from the street shall be 13 to 16 feet in width, tapering down to ten feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide.

         (a)   Light trespass. There shall be no casting of glare or spillover lighting outside of the parking structure. Garage lighting shall be concentrated on aisles and ramps with spillover lighting to illuminate parking stalls.

         (b)   Top deck lighting. Lighting on the upper level of a parking structure shall utilize full cut-off fixtures and lower pole heights to eliminate glare and visibility of pole mounted fixtures.

         (c)   Adherence to guidelines. Except as otherwise provided to meet the intent of these standards, all parking structure lighting shall comply with § 153.133.

         (a)   The design intent for parking structures is to minimize the view of the automobiles from the exterior and to have more variation in the facade than is typically found in parking structures.

         (b)   The parking structure shall be architecturally compatible with the building it serves and utilize a variety of opening sizes, opening locations, screens, building panels, colors and/or other approaches to create a richer facade composition.

         (c)   Sloped ramping shall be concealed from exterior view by interior screens or other methods on the exterior facade.

         (d)   No part of the structure shall exceed the height of the principal structure it is intended to serve. Freestanding structures shall not exceed the maximum building height of the District, without height incentives.

         (e)   Where a parking structure is within 40 feet of any existing principal structure, that portion of the parking structure shall not exceed that structure's eave or wall height.

         (f)   Individual parking structures shall not exceed 500 total parking spaces unless demonstrated that architectural design techniques are adequately implemented to reduce the overall mass and appearance of the structure.

         (g)   Pedestrian and vehicular entries shall be clearly distinguished.

         (h)   Parking structures are encouraged that incorporate space for retail, service or other commercial uses.

         (a)   Vertical facade changes: Incorporation of intervals of architectural variation at least every 80 feet over the length of the applicable facade, such as:

            1.   Varying the arrangement, proportioning and/or design of openings;

            2.   Incorporating changes in architectural colors, textures, details, materials or adding applied architectural features such as screens or panels; and/or

            3.   Projecting forward or recessing back portions or elements of the parking structure facade.

         (b)   Horizontal facade changes:

            1.   Stepping back the upper floors from the ground floor parking structure facade;

            2.   Changing materials, colors or textures between the parking structure base and upper floors; and/or

            3.   Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.

         (c)   Views to the interior. Facades of parking structures shall minimize continuous horizontal parking floor openings. Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods:

            1.   Decorative trelliswork and/or architectural screening on the parking structure facade, without compromising the open parking structure ventilation requirements of any applicable Code.

            2.   Special architectural or artistic features.

            3.   Alternative methods may be approved by the ART or Planning and Zoning Commission, as applicable.

            4.   Upon conversion of portions of a parking structure to a pedestrian retail/commercial use, the ART or Planning and Zoning Commission, as applicable, may approve the removal of initially installed pedestrian screening material in order to allow maximum visibility and access to the converted portions of the parking structure.

            5.   In addition to the above, views into the upper floors of parking structures shall be minimized through one or more of the following methods:

               A.   The use of planters integrated into the upper floors of parking structure facade design.

               B.   Decorative trelliswork and/or architectural screening on the parking structure's upper floor facades.

               C.   Upper parking floors designed with a pattern of more window-like openings on the parking structure facade.

      (1)   In order to promote environmentally sensitive design and construction of parking lots, the following requirements apply.

         (a)   Parking areas may be surfaced with permeable asphalt, permeable concrete or turf blocks, subject to review by the City Engineer. If approved by the City Engineer, the calculations for required stormwater management and retention measures may be adjusted for the use of this paving.

         (b)   Driveway aprons connecting parking lots to public roadways may not be constructed with permeable materials.

         (c)   A maintenance plan, outlining responsible parties, procedures and schedules for permeable pavement areas must be submitted and approved by the City Engineer.

         (d)   Parking and circulation areas must meet pavement strength specifications as determined by the Fire Marshal.

         (a)   A property owner may request an adjustment to parking space dimensions for no more than 5% of required spaces, based on documentation of a formal policy or program to encourage the use of compact vehicles by employees or visitors, as approved by the ART.

         (b)   Where alternative dimensions are approved, which would have the effect of reducing the number of required spaces meeting the standard dimensional requirements, the remaining standard spaces shall be subject to the deferred parking requirements.

         (a)   Parking lots with 200 spaces or more are strongly encouraged to provide at least one electric plug-in service point for every 200 parking spaces.

         (b)   Plug-in points must be associated with an individual parking space and be installed according to appropriate design standards, as approved by the ART.

         (c)   Plug-in points are exempt from the service structure screening requirements outlined in § 153.133.

      (5)   Wheel stops or modified curb designs may be used in place of standard curbing where alternative stormwater techniques such as bioswales or rain gardens require surface drainage.

 

 

 

 

 

         (a)   Public access easements shall be provided in all cases where multi-use paths are provided through a site and not along a public street.

         (b)   Installation of sidewalks and multi-use paths on site shall be made in compliance with the EAZ Plan.

         (c)   Pedestrian access shall be provided from all building entrances to public sidewalks along the street right-of-way. Continual maintenance of all access on a site shall be the responsibility of the property owner.

         (d)   A minimum four-foot sidewalk shall be required along the edge of all parking lots on sides adjacent to buildings to adequately facilitate pedestrian access into the building.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11)

   The following sustainability and development incentives shall apply to the ID-1, ID-2, ID-3 and ID-4 Districts.

      (1)   The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating of gold or higher, or other equivalent accepted rating system.

      (2)   The site and/or building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50% of calculated stormwater flow required to be controlled.

      (3)   Use of a parking structure for at least 75% of required parking.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11)

 

 

 

         (a)   Ten copies of a site plan generally demonstrating the nature of the proposed development.

         (b)   A list of each possible administrative departure, as provided for in § 153.042(E)(6). Proposed administrative departures shall also be clearly noted on the required site plan.

         (c)   A fee as established by City Council.

            1.   Director (Chair);

            2.   City Engineer;

            3.   Fire Chief;

            4.   Parks & Open Space Director;

            5.   Chief Building Official; and

            6.   Economic Development Manager.

            1.   Approvals of the ART that include conditions for which the applicant wishes reconsideration.

            2.   Development plan applications within the Innovation Districts that fail to meet one or more of the requirements of the applicable District and are not eligible for an administrative departure.

            3.   Administrative departures denied by the ART.

         (a)   Site plans as required by the city, unless some materials are deemed unnecessary by the Director based on the nature and scale of the proposed development.

         (b)   Payment of a fee as established by City Council.

         (c)   A description of any requests for administrative departures as permitted in § 153.042(E)(6) listed in writing and clearly noted on the required site plan, including a description of the nature of the administrative departure, the specific provisions from which the administrative departure is being sought, how the application meets the requirements for approval under § 153.042(E)(6)(e)3., and other necessary illustrative materials describing the request.

         (d)   Site plans as required by the city, unless some materials are deemed unnecessary by the Director based on the nature and scale of the proposed development.

         (a)   Upon receipt, the development plan application shall be distributed to the Administrative Review Team (ART) for review.

         (b)   The ART shall be responsible for reviewing all development plan applications and providing written input regarding the proposed development's compliance with the applicable requirements of the District.

         (c)   The ART shall meet as necessary to consider the development plan application. Applicants shall be given not less than five days notice of the ART review meeting, and may be required by the Director to attend any meetings of the ART.

         (d)   During the course of a development plan application review, the city shall schedule at least one meeting with the applicant to review the application. The applicant shall be given the opportunity to revise the application in response to the ART's comments.

         (e)   Within 28 days from the filing of the development plan application, unless otherwise agreed by the applicant and the city in writing, the ART shall be required to take one of the following actions:

            1.   Approve the development plan application when all of the requirements of the Innovation Districts and the intent of the EAZ Plan are met, including administrative departures as may be granted in accordance with § 153.042(E)(6)(f).

            2.   Issue a decision to permit the applicant to subject the development plan application to site plan approval by the Planning and Zoning Commission upon a determination by the ART that:

               A.   The application does not meet all of the requirements of the District and the standards of § 153.042(E)(8) or the intent of the EAZ Plan;

               B.   The application does not meet the requirements for the granting of administrative departures; or

               C.   The proposal has the potential for significant community impact that requires additional public review.

         (f)   Following the approval of an administrative review the applicant may apply for a certificate of zoning plan approval and building permit, consistent with approved development plan.

         (g)   A report shall be provided periodically to the City Council and Planning and Zoning Commission of Administrative Approvals by the ART.

         (d)   Review of these requests shall be subject to the same timing requirements that apply to development plan applications.

         (e)   Review by the Administrative Review Team (ART):

            1.   Requests. Requests for administrative departures shall be submitted to the ART for review in accordance with the procedures for administrative reviews.

            2.   Review criteria. The ART shall grant a request for an administrative departures provided the request meets the general purpose and intent of the District and one or more of the following criteria:

               A.   Is not so substantial in nature or degree that it represents a major divergence from the intent of requirements of the District;

               B.   Is necessitated by a condition related to the site, rather than simply as a means to reduce costs or a matter of general convenience;

               C.   If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; or

               D.   Is limited to that necessary to account for special site conditions or development requirements specific to an individual user.

            3.   Examples. The following is illustrative, but not inclusive, of what may be considered as administrative departures:

               A.   Changes to required building setbacks to account for individual site conditions.

               B.   Substitution of plant materials specified in the landscape plan with comparable materials of an equal or greater size.

               C.   Change of building materials to a comparable or higher quality.

         (f)   Approvals of administrative departures. Following the approval of an administrative departure, the applicant may proceed with applications for a certificate of zoning plan approval and building permit, consistent with the approved development plan.

         (a)   Intent and applicability. In order to balance the need to accommodate unique uses with the desire to ensure the presence of high-quality and orderly development within the District, development plan applications shall be reviewed by the Planning and Zoning Commission for a site plan approval as provided in § 153.042(D)(5)(e)2. and the conditions of this section.

         (b)   Authority and limitations. Site plan approval of development plan applications reviewed by the ART shall apply only to those portions of the plan failing to meet the requirements of the District. The Commission shall not have the authority to change any part of the development plan application that otherwise meets the development requirements of the District and/or has received an administrative review approval.

         (c)   Application deadline. The applicant shall make a written request to the Director for site plan approval no later than ten days following the date when the ART's decision on the development plan application is issued. The hearing before the Planning and Zoning Commission shall occur no later than 30 days following the receipt of the applicant's written request by the Director.

         (d)   Site plan approval procedures. The Planning and Zoning Commission shall approve, approve with conditions, or disapprove the applicable elements of the development plan using the standards of § 153.042(E)(8). The decision shall be made within 56 days of submission to a meeting of the Commission, unless otherwise agreed by the applicant and the city in writing.

         (e)   Appeals. Development plan applications disapproved by the Planning and Zoning Commission may be appealed by the applicant to City Council, which shall hear the appeal no later than 28 days following the date of the Commission's decision, unless otherwise agreed by the applicant and the city in writing.

         (a)   Site design characteristics.

            1.   All elements of the site design shall be harmoniously and efficiently organized in relation to topography, the size and type of lot, the character of adjoining property, and the type and size of buildings.

            2.   The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted by the District.

            3.   All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles.

            4.   Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways.

         (b)   Environmental standards.

            1.   The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, alteration to the natural drainage courses, and the amount of cutting, filling and grading. Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical.

            2.   Landscaping buffers and/or greenbelts may be required beyond those otherwise required in the District to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property.

         (c)   Vehicular and pedestrian circulation.

            1.   The expected volume of traffic to be generated by the proposed use shall not adversely affect existing roads and the circulation thereon.

            2.   Driveways shall be located to minimize conflict with traffic operations on the adjoining road. The number of driveways shall be the minimum needed to provide reasonable access to the site.

            3.   The arrangement of public or common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area.

            4.   Safe, convenient, uncongested and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points.

         (d)   Public services. The scale and design of the proposed development shall facilitate the adequate provision of services currently furnished by or that may be required of the city or other public agency including, but not limited to, fire and police protection, stormwater management, sanitary sewage removal and treatment, recreational activities, traffic control, and administrative services.

         (e)   The general purposes and spirit of this chapter and the various provisions and components of the Community Plan, including the EAZ Plan.

      (1)   The Director may authorize minor modifications to an approved development plan that are required to correct any undetected errors, that are consistent with the purpose of the approved application, or that are necessary to ensure orderly and efficient development. Minor modifications shall be limited to:

         (a)   Adjustments in lot lines, provided no additional lots are created and required setbacks are maintained;

         (b)   Adjustments in the location of and layout of parking lots, provided perimeter setbacks, yards and buffers are maintained;

         (c)   Modifications of building footprints up to 10% in total floor area of the originally approved building, building height(s) or floor plans, that do not alter the character or intensity of the use;

         (d)   Substitution of landscaping materials specified in the landscape plan with comparable materials of an equal or greater size;

         (e)   Redesigning and/or relocating stormwater management facilities provided that general character and stormwater capacities are maintained;

         (f)   Adjusting and/or relocating landscape mounds, provided that the same level and quality of screening is maintained;

         (g)   Minor modifications to an existing sign location, sign design, landscaping and lighting, provided the other sign requirements of the final development plan are maintained. For purposes of this section, “sign design” includes elements such as the sign cabinet, channel lettering, and similar design elements;

         (h)   Minor changes in building material or colors that are similar to and have the same general appearance comparable to or of a higher quality as the material approved on the final development plan;

         (i)   Changes required by outside agencies such as the county, state, or federal departments; and

         (j)   Other minor modifications deemed by the Director that do not alter the basic design or any specific conditions imposed as part of the original approval.

      (2)   Any modifications to be made to an approved development plan that are not deemed minor by the Director shall require the filing and approval of a development plan application in accordance with this section.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 01-24, passed 3-11-24)

   This section reserved for future use.

(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11; Am. Ord. 19-12, passed 4-23-12)

      (3)   Size or time limited uses. Uses denoted with an "S" or "T" in Table 153.044(B)(4) indicate special limits regarding size or time duration of the use and are subject to compliance with the use-specific standards referenced in the final column of the use table and all other applicable provisions of Chapter 153.

 

 

      (14)   Truck and van rental establishments.

         (a)   The minimum lot size shall be 20,000 square feet. For uses that have more than ten vehicles for rent, an additional 1,500 square feet of lot area shall be required for each additional vehicle over ten, provided that not more than 40 vehicles may be displayed on any site. Permitted vehicles shall not exceed 26 feet in length. To minimize views from adjacent streets, this use shall not be permitted on a lot abutting an arterial street or freeway, or Wilcox Road, or on any lot that abuts or is directly across the street from a residential district or use.

         (b)   Areas specifically set aside for parking of vehicles for rent shall be specifically designated on the site plan submitted with the application. Trucks and vans for rental shall not be parked in any other area, except as may be needed for the staging of vehicles for customer use. Minor servicing may be permitted on site provided it is done within an enclosed facility, not including vehicle washing or cleaning which may be permitted within the designated parking areas.

         (c)   The designated parking area for trucks or vans for rental shall meet the requirements of division (E)(2) of this section, provided that the required screening shall be a minimum of six feet in height and further provided that the remainder of § 153.133(C)(1) be satisfied.

 

 

Required side and rear setbacks for principal and accessory structures shall in no case be less than 25 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.

         (a)   Primary materials.

            1.   Brick. Brick shall be uniform in color within any one specific color range but using more than one color range to create patterns is acceptable. Bricks that have been flashed to change color in the individual unit, distressed bricks and wood mold bricks are not acceptable.

            2.   Glass. Transparent, tinted, reflective, coated, opaque, translucent, and textured glass, are permitted.

            3.   Stone. Stone such as limestone, granite and marble are acceptable. Synthetic stone of a high quality that is indistinguishable from natural stone is also acceptable.

            4.   Pre-cast concrete. Pre-cast concrete panels developed with shadow lines, reveals, textural changes, color variations and/or exposed aggregate are acceptable.

            5.   Architectural metal. Smooth face, and textured face insulated or un-insulated metal panels are acceptable. Careful attention to how the panels are joined, detailed at edges and corners and attached is required. Use of corrugated or long span, high-profile fluted or ribbed metal panels is not encouraged.

            6.   Synthetics. Synthetic siding materials such as cementitious siding and EIFS are acceptable if carefully integrated into the building's design and detailed with a high level of shadow lines and reveals. Pre-approval is recommended.

            7.   Concrete masonry units. Architectural masonry units with special aggregates and finishes are acceptable. Split face masonry units may be acceptable if combined with other masonry products to raise the level of visual quality. Pre-approval is recommended.

            8.   Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high degree of detail by the use if shadow lines, textural variations and/or applied projections and limited to large footprint buildings. Pre-approval is recommended.

            9.   Other primary building materials may be approved if demonstrated to be of similar quality to the permitted primary materials.

         (b)   Secondary materials. In addition to the permitted materials above, the following may be used as secondary building applications:

            1.   Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete products may be used for trim or architectural features.

            2.   Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be used as accents or to create special features.

            3.   Architectural metal. Metal extrusions, panels and structural components may be used as accents or for special features such as canopies and sunshades. These materials must be finished to prevent fading, staining, rust or corrosion and shall be carefully detailed with attention toward aesthetics. Use of corrugated or long span, high-profile fluted or ribbed metal panels is not encouraged.

            4.   Split faced block. Split faced block shall be used in limited quantities for components like foundations or site walls.

            5.   EIFS. Exterior insulated finishing systems may be used.

            6.   Other secondary building materials may be approved if demonstrated to be of similar quality to the permitted secondary materials.

         (a)   Base colors. Main building colors shall be neutral, off-white or earth tone. Base colors shall constitute a predominance of the visible building exterior and be muted with low reflectivity.

         (b)   Accent colors. Building trim and/or detailing may utilize brighter accent colors to create visual interest and/or to identify main public entrances. Application of accent colors may be used up to an amount not to exceed 10% of the total area of all building elevations.

         (a)   In cases where § 153.132(B) requires full landscape compliance for site and/or building modifications exceeding 25%, the following landscape components shall apply to those structures when the exterior materials, finish or design of the building facades are being improved without expanding the overall footprint of the structure:

            1.   Section 153.133(A)(5) Vehicular Use Perimeter Requirements;

            2.   Section 153.133(C) Screening of Service Structures;

            3.   Section 153.133(D) Additional Site Landscaping;

            4.   Section 153.134 Street Trees.

         (b)   To encourage maintenance and marketability of existing structures, in cases as noted in paragraph (a), § 153.133(A)(3) and (4) and § 153.133(B) may be deferred until such time as the building is expanded or the site redeveloped further.

         (a)   Wall and roof-mounted or applied thermal and PV solar units are permitted within the TF District and shall include side and rear screening as applicable for supporting infrastructure;

         (b)   Due to proximity to residential areas, commercial wind turbines shall not be permitted within the TF District; and

         (c)   Residential-scale wind turbines shall be permitted in accordance with applicable setback requirements.

      (3)   For regulations pertaining to renewable energy equipment - solar refer to § 153.074, Accessory Uses and Structures.

(Ord. 18-11, passed 5-23-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 101-13, passed 1-27-14; Am. Ord. 17-21, passed 4-26-21; Am. Ord. 70- 22, passed 6-12-23)