A.

Purpose

The PEC District is established to provide for comprehensively planned employment centers combining research and development, office, light manufacturing and assembly, limited commercial and other enumerated uses. It is intended that this district provide higher standards of development and a more flexible approach to design and development than could be achieved under conventional zoning districts. It is further the purpose of this district to:

1.

Provide for orderly development of large-scale, comprehensively planned employment centers;

2.

Provide for open areas to act as buffers between incompatible uses and as design elements which will achieve the physical and aesthetic integration of the uses and activities within each development; and

3.

Provide a landscaped, campus-like setting for employment in which the various uses relate compatibly with one another according to a comprehensive plan of development for an entire district.

B.

Uses Permitted as a Matter of Right

1.

Ambulatory health care facilities, including pharmacies incidental to these uses.

2.

Age-Restricted Adult Housing, subject to the requirements of Subsection E.

3.

Athletic Facilities, Commercial.

4.

Banks, savings and loan associations, investment companies, credit unions, brokers, and similar financial institutions.

5.

Biomedical laboratories.

6.

Blueprinting, printing, duplicating or engraving services.

7.

Carnivals and fairs sponsored by and operated on a nonprofit basis for the benefit of charitable, social, civic or educational organizations, subject to the requirements of Section 128.0.D.

8.

Catering establishments and banquet facilities.

9.

Child day care centers and nursery schools.

10.

Commercial communication antennas.

11.

Commercial communication towers with a height of less than 200 feet measured from ground level, subject to the requirements of Section 128.0.E.

12.

Conservation areas, including wildlife and forest preserves, environmental management areas, reforestation areas, and similar uses.

13.

Data processing and telecommunication centers.

14.

Day treatment or care facilities.

15.

Executive golf training and recreation centers.

16.

Farming, provided that on a residential lot or parcel of less than 40,000 square feet no livestock shall be permitted. However, residential chicken keeping is allowed as noted in Section 128.0.

17.

Flex space, provided that light manufacturing uses are limited to uses permitted in this district.

18.

Golf courses.

19.

Government structures, facilities and uses, including public schools and colleges.

20.

Hospitals.

21.

Hotels, motels, country inns and conference centers.

22.

Housing Commission Housing Developments, subject to the requirements of Section 128.0.J.

23.

Light Industrial Uses.

24.

Museums, art galleries, and libraries.

25.

Printing, lithography, bookbinding or publishing plants.

26.

Radio and television broadcasting facilities and studios.

27.

Restaurants, standard, and beverage establishments, including those serving beer, wine and liquor for consumption on premises only;

28.

Riding academies and stables.

29.

Rooftop solar collectors and ground-mount solar collectors.

30.

Schools, commercial.

31.

Schools, private academic, including colleges and universities.

32.

Service agencies.

33.

Underground pipelines; electric transmission and distribution lines; telephone, telegraph and CATV lines; mobile transformer units; telephone equipment boxes; and other similar public utility uses not requiring a Conditional Use.

34.

Volunteer fire departments.

35.

The following commercial uses shall be allowed as a matter of right, provided that the lots on which these uses are located shall not occupy more than 4% of the gross acreage of the development project. In addition, these commercial uses may be located on a lot used primarily for business or professional offices, or for research and development establishments, provided that they occupy no more than 20% of the floor area of any building.

a.

Adult book or video stores, subject to the requirements of Section 128.0.H.

b.

Business machine sales, rental and service establishments;

c.

Convenience stores;

d.

Drug and cosmetic stores;

e.

Laundry and dry cleaning establishments without delivery services;

f.

Liquor stores;

g.

Personal service establishments;

h.

Restaurants, carryout, including incidental delivery services;

i.

Specialty stores;

j.

The retail sale of products manufactured on the site or parts or accessories to products manufactured on the site.

36.

The following retail and personal uses permitted in the B-1 District shall be allowed on lots in a planned development containing a minimum of 500 dwelling units. The gross floor area of retail uses developed under this section shall not exceed 40,000 square feet. For the purpose of this section, a planned development shall include all property under a common master homeowners association.

a.

Animal hospitals, completely enclosed;

b.

Antique shops, art galleries, craft shops;

c.

Bakeries, provided all good baked on the premises shall be sold at retail from the premises;

d.

Bicycle repair shops;

e.

Carpet and floor covering stores;

f.

Clothing and apparel stores with goods for sale or rent;

g.

Convenience stores;

h.

Drug and cosmetic stores;

i.

Farmers markets and farm produce stands;

j.

Food stores;

k.

Laundry and dry cleaning establishments without delivery services;

l.

Liquor stores;

m.

Personal service establishments;

n.

Pet grooming establishments;

o.

Repair or electronic equipment, radios, televisions, computers, clocks, watches, jewelry, and similar items;

p.

Restaurants, carryout, including incidental delivery services;

q.

Seasonal sale of Christmas trees or other decorative plant materials, subject to the requirements of Section 128.0.D.4;

r.

Service agencies;

s.

Specialty stores.

(Bill No. 17-2021(ZRA-197), § 1, 5-6-2021; Bill No. 55-2025(ZRA-213), §§ 1, 2, 7-31-2025)

C.

Accessory Uses

1.

Any use normally and customarily incidental to any use permitted as a matter of right in this district.

2.

Communication towers and antennas which are accessory to a principal use on the lot and which exclusively serve that use. Towers are subject to the requirements of Section 128.0.E.

3.

Private parks, athletic fields, exercise facilities, tennis courts, basketball courts, and similar private, noncommercial recreation facilities.

4.

Small Wind Energy System, building mounted, subject to the requirements of Section 128.0.L.

(Bill No. 17-2021(ZRA-197), §§ 1, 2, 5-6-2021)

D.

Bulk Regulations

(Also see Section 128.0.A, Supplementary Bulk Regulations.)

1.

At least 25% of the gross area of the PEC District shall be open space.

2.

The following maximum height limitations shall apply:

a.

Structure with minimum setback from a public street .....80 feet

b.

Structure with minimum setback from a residential district .....50 feet

c.

Structure with an additional one foot in height for every 2 feet of setback above the minimum from a residential district .....80 feet

3.

The following minimum requirements shall be observed:

a.

District size .....50
contiguous acres

(1)

Development projects of less than 50 acres permitted if contiguous to an existing Planned Employment Center.

(2)

For the purposes of this section, lands which are divided by streets, roadways, highways, transmission pipes, lines or conduits, or rights-of-way in fee or by easement, owned by third parties, shall be considered to be contiguous, but such items shall not be included in determining the minimum area of the district.

b.

Setbacks—structures and uses

(1)

From residential districts, except for residential districts within a site plan approved under Section 100.0.G.2 .....75 feet

(2)

From all other districts, except non-residential districts within same project .....30 feet

(3)

From a public street right-of-way .....30 feet

Except for parking uses .....10 feet

(4)

If a residential district is separated from the PEC District by a public street right-of-way, only the setback from the public street right-of-way shall apply.

E.

Additional Requirements for Age-Restricted Adult Housing

1.

Design for Older Adults

The development shall incorporate universal design features from the Department of Planning and Zoning guidelines which identify required, recommended and optional features. Plan submittals shall include descriptions of the design features of the proposed dwellings to demonstrate their appropriateness for the age-restricted population. The material submitted shall indicate how universal design features will be used to make individual dwellings adaptable to persons with mobility or functional limitations and how the design will provide accessible routes between parking areas, sidewalks, dwelling units and common areas.

2.

Enforcement of Age Restrictions

If the development will not be a rental community under single ownership, it shall be subject to covenants or other legal restrictions enforcing the age restrictions for this use. Plan submittals shall include the proposed covenants and other legal means of enforcing the age restrictions. The legal entity that will implement and maintain the age restrictions must be clearly identified and able to provide effective enforcement to supplement county enforcement of zoning regulations.

3.

Parcel Size Requirement

Age Restricted Adult Housing shall only be permitted on parcels that are less than 10 acres.

4.

Moderate Income Housing Units

At least 10% of the dwelling units shall be Moderate Income Housing Units.

5.

Community Center

At least one on-site community building or indoor community space within a principal structure shall be provided that contains a minimum of:

a.

20 square feet of floor area per dwelling unit, for the first 99 dwelling units with a minimum area of 500 square feet, and

b.

10 square feet of floor area per dwelling unit for each additional dwelling unit above 99.

(Bill No. 55-2025 (ZRA-213), § 1, 7-31-2025)

F.

Other Provisions

Golf courses shall be permitted uses on open space land in the PEC District.

(Bill No. 55-2025 (ZRA-213), § 1, 7-31-2025)

G.

Conditional Uses

Conditional Uses in the PEC District are subject to the detailed requirements for Conditional Uses given in Section 131.0. For the list of permitted Conditional Uses, refer to the chart in Section 131.0.

(Bill No. 55-2025 (ZRA-213), § 1, 7-31-2025)