The Education-Research-Office Districts (ERO-M, ERO) are designed to accommodate various types of office uses performing administrative, professional and technical services. These are typically large office buildings which can serve as a transitional use between major thoroughfares, more intensive uses of land and/or commercial districts and less intensive uses of land such as multiple-family or single-family residential.

These districts are specifically intended to prohibit commercial establishments of a retail nature or other activities which require constant short-term parking and traffic from the general public but are intended to permit those businesses which are required to serve the normal daily needs of the occupants of the permitted primary uses.

The Education-Research-Office-Limited (ERO-M) District is designed to provide a site for medium density office structures adjacent to major thoroughfares by providing a medium height limitation which may be more desirable than the unlimited height (ERO) to preserve the character and quality in adjoining areas.

In an ERO-M (Education-Research-Office-Limited) or ERO (Education-Research-Office) District no building, structure or land shall be erected or used except for the following specified uses unless otherwise provided in this Chapter. No building, structure or land shall be erected or used in an ERO-M (Education-Research-Office-Limited) or ERO (Education-Research-Office) District unless the site plan therefor has been approved per the provisions of section 5.22.

(Ord. No. 1793, § 8, 8-19-24)

In the Education-Research-Office-Limited (ERO-M) and the Education-Research-Office (ERO) Districts, no building, structure or land shall be erected or used except for the following uses unless otherwise provided in this chapter:

(1)

All uses permitted and uses permitted subject to special approval in article 9, O-S District, and meeting the requirements as set forth in said district with the exception of funeral homes and veterinary clinics which shall be expressly prohibited from this district.

(2)

Any uses which are charged with the principal function of education, research, design and technical training and experimental product development when conducted wholly within a completely enclosed building.

(3)

Facilities for human care such as convalescent and nursing homes.

(4)

Dormitories for students enrolled in, and quarters for instructors employed by, educational institutions when incidental to any permitted principal use.

(5)

Data processing and computer centers, including service and maintenance of electronic data processing equipment.

(6)

Studios for professional work or teaching of interior decorating, photography, music, drama or dancing.

(7)

Hospitals, when the following conditions are met, provided, however, hospitals for criminals and those primarily for the treatment of persons who are mentally ill are not permitted:

(a)

All such hospitals shall be developed only on sites consisting of at least five (5) acres (2.025 hectares) in area.

(b)

The property shall have at least one (1) property line abutting a major thoroughfare (a thoroughfare of at least one hundred twenty (120) feet (36.6 meters) of right-of-way, existing or proposed).

(c)

The minimum distance of any main or accessory building from bounding lot lines or streets that are adjacent to property zoned residential shall be at least one hundred (100) feet (30.5 meters) unless footnote (v) [of section 5.195] requires a greater setback.

(d)

Ambulance and delivery areas shall be screened from all residential view with a brick faced masonry wall not less than six (6) feet (one and eighty-three hundredths meters) in height. Ingress and egress to the site shall be directly from a major thoroughfare.

(e)

All ingress and egress to the off-street parking areas, for guests, employees, staff, as well as any other users of the facility, shall be directly from a major thoroughfare.

(8)

Accessory uses customarily incidental to any of the above-permitted uses such as services for employees and other persons normally associated with the permitted uses such as: coffee shop, pharmacy, barber shop, tobacco shop, post office and parking structures.

(9)

Reserved.

(10)

Medical marijuana safety compliance facility.

(11)

Adult-use marijuana safety compliance facility.

(Ord. No. 927, 2-28-77; Ord. No. 1763, § 4, 1-23-23; Ord. No. 1793, § 8, 8-19-24)

(1)

No display shall be permitted in an exterior show window or be visible from any property line. The total area devoted to display, including both the objects displayed and the floor space set aside for persons observing the displayed objects, shall not exceed fifteen (15) percent of the usable floor area of the establishment using the display of an actual product for sale as a sales procedure. (This condition shall not apply to accessory uses permitted in section 5.112, paragraph 9).

(2)

The outdoor storage or display of goods or materials shall be prohibited irrespective of whether or not they are for sale.

(3)

Warehousing or indoor storage of goods or materials in quantity greater than normally incidental to the above permitted uses shall be prohibited.

(4)

Not more than fifty (50) percent of any required yard abutting a street shall be used for vehicular parking or driveways. Adjacent to any lot line abutting a street, there shall be a continuous landscaped area not less than fifteen (15) feet (4.575 meters) wide except at points of approved vehicular access to the street. This parking and landscaping restriction is necessary to maintain the transitional character of the area that this district is intended to serve and to assure pedestrian and vehicular safety by separating the off-street parking area from the vehicular and pedestrian traffic in the public right-of-way.

(5)

In addition to the landscaping required above, not less than five (5) percent of the site, exclusive of buildings and the required yards abutting a street, shall be landscaped. No landscaped area having a width of less than five (5) feet (1.525 meters) shall be considered in the five (5) percent minimum landscaping requirement. This requirement is necessary to provide for the safety and welfare of pedestrians in large parking areas and to provide for effective traffic control regulations.

(6)

In addition to required landscaping, landscaping may be provided in lieu of ten (10) percent of the total number of parking spaces required, provided the landscaping is arranged such that parking may be installed at a later date if such a demand arises, and further provided, that the owner agrees to provide such parking at the city's request.

(7)

Where the parking is provided in parking structures to satisfy the parking requirements of section 5.30, they shall be designed so all architectural and vehicular lighting is shielded or screened from view from adjacent properties. No lighting shall be so located or visible as to be a hazard to traffic safety.

(8)

Landscape plans and green infrastructure/low impact development methods required per article 4section 5.31(21)(b).

(Ord. No. 1126, 8-22-83; Ord. No. 1678, § 7, 7-6-17)

See article 22, "schedule of regulations," which limits the height and bulk of buildings, determines the permitted development area, and provides for minimum yard setback requirements in the ERO-M and ERO districts.

The ERO-M district permits a height of four (4) stories or fifty-five (55) feet (16.775 meters) with provisions that the city council may, after a recommendation from the planning commission, permit a development in the ERO-M district not to exceed six (6) stories in height or seventy-five (75) feet (22.875 meters) subject to the following conditions and standards:

(1)

The proposed use and height must be of such character that it will be in harmony with the appropriate and orderly development of the education-research-office-limited district (ERO-M) and other development in the immediate area.

(2)

The location, size, and intensity of any such proposed development must be designed to eliminate any possible nuisance likely to emanate therefrom which might be adverse to occupants of any other nearby permitted uses.

(3)

The proposed development must be in accord with the spirit and purpose of this chapter and not be inconsistent with, or contrary to, the objectives sought to be accomplished by this chapter and principles of sound planning.

(4)

The proposed development is of such character that the vehicular traffic generated will not have an adverse effect upon, or be detrimental to, the surrounding land uses or the adjacent thoroughfares.

(5)

The proposed development is of such character and intensity and arranged on the site so as to eliminate any adverse effects resulting from noise, dust, dirt, glare, odor, or fumes.

(6)

In approving an increase in height, the city council may attach reasonable conditions regarding the location, character, density, and other features of the proposed development as they may deem reasonable in the furtherance of the intent of this section.

The ERO District permits unlimited height provided all setback, parking, and landscaping requirements are satisfied and may be used in those areas adjacent to high intensity uses.

Parking structure locations shall be governed by: (a) the setbacks established in article 22, "schedule of regulations," and (b) proper traffic engineering as reviewed and approved by the city traffic engineer.

(Ord. No. 1044-B, 12-22-80; Ord. No. 1678, § 7, 7-6-17)

The following uses may be permitted upon the review and approval of the city council after a recommendation from the planning commission. The use or uses shall only be approved when the following general standards have been satisfied and subject to the conditions hereinafter imposed:

(1)

Standards.

(a)

The proposed use or uses must be of such size and character that it will be in harmony with the appropriate and orderly development of the Education-Research-Office-Limited (ERO-M) and the Education-Research-Office (ERO) Districts.

(b)

The location, size, intensity and periods of operation of any such proposed use must be designed to eliminate any possible nuisance likely to emanate therefrom which might be adverse to occupants of any other nearby permitted uses.

(c)

The proposed use must be in accord with the spirit and purpose of this chapter and not be inconsistent with, or contrary to, the objectives sought to be accomplished by this chapter and principles of sound planning.

(d)

The proposed use is of such character and the vehicular traffic generated will not have an adverse effect, or be detrimental, to the surrounding land uses or the adjacent thoroughfares.

(e)

The proposed use is of such character and intensity and arranged on the site so as to eliminate any adverse effects resulting from noise, dust, dirt, glare, odor or fumes.

(f)

The proposed use, or change in use, will not be adverse to the promotion of the health, safety and welfare of the community.

(2)

Uses.

(a)

Hotels.

(Ord. No. 1222, 2-16-87)