A.

Purpose of O-R Office-Research Zoning District. The purpose of the O-R Office-Research District is to accommodate developments of large office structures, research and development facilities, and/or light manufacturing uses with no outside impacts. This district sets aside large, accessible parcels of land where architecturally coordinated office and industrial structures can be built in a campus-like atmosphere. Examples of typical O-R District uses might include the international headquarters of a large corporation, large research and development facilities, or office parks of substantial size.

B.

Purpose of M-1 General Manufacturing Zoning District. The purpose of the M-1 General Manufacturing Zoning District is to provide for research and development facilities, general industrial, warehousing, storage and office uses. Development standards are intended to buffer surrounding non-industrial uses from the impact of the industrial uses within the district.

C.

Purpose of M-MU Manufacturing Mixed-Use Zoning District. The purpose of the M-MU Manufacturing Mixed-Use Zoning District is to provide for research and development facilities, general industrial, warehousing, storage and office uses. In addition to these uses, certain non-industrial uses are also permitted, such as recreational uses and more intensive commercial uses like kennels and pet day care services. Development standards are intended to buffer surrounding less intense uses from the impact of the industrial and commercial uses within the district.

(Ord. No. 12-09-39, § 2(10.1), 9-24-12)

Table 10-1: Office Park and Manufacturing Zoning Districts Permitted and Special Uses lists permitted and special uses for the office park and manufacturing districts. A "P" indicates that a use is permitted within that district. An "S" indicates that a use is a special use in that district and must obtain special use approval as required in Section 20.16.040 (Special Use). No letter (i.e., a blank space), or the absence of the use from the table, indicates that use is not allowed within that district.

TABLE 20.40-1. FOOTNOTES:

¹  The terms in this column ("Use") are defined in Chapter 20.68 (Generic Use Definitions).

²  Allowed only when accessory to developments of large office structures, research and development facilities, and/or light manufacturing uses, and integrated into the larger development to serve the employees.

³  Only wireless telecommunications antennas that comply with the stealth design standards of Section 20.48.040(QQ) shall be considered permitted uses.

(Ord. No. 12-09-39, § 2(10.2), 9-24-12; Ord. No. 13-03-12, § 6, 3-25-13; Ord. No. 14-07-29, § 3, 7-14-14; Ord. No. 14-08-43, § 10, 8-25-14; Ord. No. 15-03-09, §§ 7, 12, 3-9-15; Ord. No. 18-08-47, § 2, 8-13-18; Ord. No. 19-02-13, § 7, 2-11-19; Ord. No. 19-11-82 § 5, 11-25-19)

Table 10-2: Office Park and Manufacturing Zoning Districts Bulk and Yard Regulations establishes bulk and yard regulations for the manufacturing districts.

TABLE 20.40-2. FOOTNOTES:

¹  An appurtenance in the office park and manufacturing districts may take any form but shall not exceed a square of nine feet by nine feet, and ten feet in height.

(Ord. No. 12-09-39, § 2(10.3), 9-24-12; Ord. No. 20-04-27 § 2, 4-13-20)

The O-R, M-1 and M-MU Districts shall comply with the following design standards. (See Figure 20.40-1: Office Park and Manufacturing District Design Standards Examples)

A.

Facade Articulation and Reduction of Mass and Scale. The following standards for facade articulation and reduction of mass and scale apply to all facades that face a public right-of-way (excluding alleys) or abut a residential district, and the facade where the building entrance is located.

1.

All facades shall have at least two of the following architectural features to avoid the appearance of blank walls: change in plane of at least two feet in depth, reveals, windows and openings, and changes in color, texture and/or material to add interest to the building elevation.

2.

Large expanses of highly reflective wall surface material and mirror glass on exterior walls are prohibited to prevent heat and glare impacts on the adjacent public streets and properties.

3.

Buildings with facades over one hundred feet in length shall incorporate wall projections or recesses, or changes in wall plane a minimum of two feet in depth a maximum of every seventy-five feet.

4.

In multi-building complexes, a comprehensive architectural concept shall be developed and maintained, as well as a campus-like design. Various site components must be unified through the use of similar design features, construction, material and colors. Buildings within such complexes must be compatible in height and scale. If different scale is required for functional reasons, adequate transition shall be provided between the buildings.

5.

The design of accessory buildings, such as security kiosks, maintenance buildings, and outdoor equipment enclosures, shall be incorporated into, and compatible in design concept with, the overall design of the project and the main buildings on the site.

6.

Predominant facade colors shall be subtle, neutral or earth-tone colors. Primary colors, high-intensity colors, metallic or fluorescent colors, and black are prohibited as predominant facade colors. Building trim and accent areas may be brighter and include primary colors.

B.

Roof Design.

1.

The roofline at the top of the structure shall not run in a continuous plane for more than one hundred feet without offset of the roof plane. Rooflines must be "broken up" by providing articulations in the facade of buildings, change in the height of portions of roofs, or change in color, material, forms, etc.

2.

Buildings shall use decorative roof elements, such as projecting cornices, to enhance roof edges and define building entrances, waiting areas, main pedestrian routes or activity areas.

3.

The following roof materials are prohibited:

a.

Corrugated metal (standing seam metal roofs permitted);

b.

Reflective surfaces that produce glare.

4.

Green roof, blue roof and white roof designs are encouraged.

C.

Site Layout.

1.

Public entrances and primary building elevations shall face public streets. Main entrances to the buildings shall be well defined. Service doors shall be recessed and integrated into the overall design of the building.

2.

The entry to office or guest facilities shall address the street, with direct access to office or guest facilities from street frontages and parking areas. In the O-R District, manufacturing and warehouse structures shall be set back towards the center of the site to minimize impact on adjacent parcels.

3.

In multi-building complexes, a distinct visual link shall be established among various buildings by using architectural or site design elements such as courtyards, plazas, landscaping, and walkways to unify the project.

4.

The parking lot shall not be the dominant visual element of the site along the primary roadway. Large expansive paved areas located between the street and the building are prohibited. Smaller multiple lots separated by landscaping and buildings, or placement behind buildings, is required.

5.

Campus developments shall provide a pedestrian link to adjacent commercial uses to provide safe pedestrian access between the campus and commercial uses outside the development.

D.

Building Materials.

1.

Permitted Materials. Permitted building materials for exterior use in the construction of new office park and industrial uses are as follows:

a.

Clay brick;

b.

Wood;

c.

Natural or cast stone;

d.

Tinted and/or textured concrete masonry units;

e.

Stucco;

f.

For manufacturing buildings, high quality metal may be used as exterior siding or in large expanses only if approved by the zoning administrator (metal may be used for minor architectural features and trims);

g.

Architectural precast concrete;

h.

Pre-fabricated steel panels may be used for accent features only, not as the primary facade material.

2.

Prohibited Materials. Prohibited materials for a predominant surface finish material in the construction of new office park and industrial uses are as follows:

a.

Plain concrete block;

b.

EIFS panels on the ground floor; EIFS panels discouraged on upper floors;

c.

Vinyl;

d.

Corrugated metal.

FIGURE 20.40-1: OFFICE PARK AND MANUFACTURING DISTRICT DESIGN STANDARDS EXAMPLES

Buildings with facades over one hundred feet in length must incorporate wall projections or recesses. Predominant facade colors must be subtle, neutral or earth-tone colors. Building trim and accent areas may be brighter and include primary colors. All facades that face the street must incorporate architectural features to avoid the appearance of blank walls, including windows and openings, and changes in color, texture and/or material to add interest to the building elevation.

Rooflines must be broken up articulations in the facade, changes in the height of portions of the roof, or change in color, material or texture.

Front entrances should be well-defined.

(Ord. No. 12-09-39, § 2(10.4), 9-24-12; Ord. No. 14-08-43, §§ 11, 12, 8-25-14)

A.

Temporary Uses. See Section 20.52.070 (Temporary Uses) for standards governing temporary uses.

B.

Accessory Structures, and Uses. See Section 20.52.050 (Accessory Structures and Uses) for standards covering accessory structures and uses.

C.

Site Development Standards. See Chapter 20.52 for standards governing additional on-site development standards such as exterior lighting requirements and permitted encroachments.

D.

Environmental Performance Standards. See Section 20.52.080 (Environmental Performance Standards) for standards governing environmental performance standards.

E.

Off-Street Parking and Loading. See Chapter 20.56 (Off-Street Parking and Loading) for standards governing off-street parking and loading.

F.

Landscape and Screening. See Chapter 20.60 (Landscape and Screening) for standards governing landscape and screening.

(Ord. No. 12-09-39, § 2(10.5), 9-24-12; Ord. No. 19-02-13, § 8, 2-11-19)