The High Rise Office Commercial Service (O-3) District is designed and intended to provide and accommodate various types of office uses performing administrative, professional, personal and technical services. This intense land use, with typically large office buildings of greater height than normally found in other areas of the city, is intended to provide compatible and similar scale development, ancillary to commercial development. This district is specifically intended to discourage commercial establishments of a retail nature or other activities which require constant short-term parking and traffic from the general public, but is intended to permit those businesses which are required to serve the normal daily needs of the occupants of the permitted primary uses. The High Rise Office Service District is designed to provide a site for high density office structures adjacent to major thoroughfares and in planned relationship to other large scale development.

   The following uses shall be permitted, provided that all businesses shall be conducted within a completely enclosed building:

   A.   Any one or more of the permitted uses in section 9.01 of the O-2 district, excluding mortuaries and funeral homes;

   B.   Photographic studios, artist studios and interior decorating studios;

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

   D.   Data processing and computer centers, but not including service and maintenance of electronic data processing equipment;

   E.   Office uses similar to the above and demonstrated to be of a business or professional nature, as determined by the Zoning Official;

   F.   Hotels and motels (more than three stories).

   The following uses, and others similar to those cited in this article, may be permitted by the Planning Commission subject to the general standards of section 25.02 and the specific standards imposed for each use.

   A.   Restaurants and lounges serving food, beverages or both, subject to the following:

      1.   The use shall not have drive-in, drive-through or in-car service. Take-out service may be permitted, provided it is a minor part of the restaurant service (40% or less of total sales);

      2.   The use shall be located within a high rise building or a freestanding, one or two story building meeting the following requirements:

         a.   The building shall be designed to be an integral part of, or as a compatible accessory use to, an existing or proposed high rise office-commercial service development. The exterior appearance shall be compatible and in harmony with the surrounding development;

         b.   The layout of the proposed use shall be designed to encourage pedestrian traffic from the O-3 development and nearby commercial uses;

         c.   No independent structure of less than 5,000 square feet shall be permitted;

         d.   No freestanding restaurant shall be located within 500 feet of an existing freestanding restaurant, except if such uses are separated by a street or public thoroughfare of not less than 120 feet of right-of-way.

   B.   Essential services needed to service the immediate vicinity, subject to the following condition:

      1.   All such facilities shall be located in an enclosed building constructed of masonry or other fire-resistant materials. The exterior finish of any such building shall be complementary in style to the principal buildings and shall be of uniform finish on all sides of its exterior.

   C.   Public utilities, as regulated by section 3.02(I). Wireless communication towers, antennas and related facilities shall be further subject to the provisions of section 28.18.

(Ord. No. 278-Y, § 13, 5-16-00)

   Accessory uses customarily incidental to any of the above permitted uses, such as service for employees and other persons normally associated with the permitted uses, such as coffee shops, pharmacy, barber or beauty shops, tobacco shops, newsstands, parking structures and post offices are permitted within the high rise structures.

   Amusement devices shall be permitted, subject to the requirements of section 28.01.

   A.   The minimum size of each lot per building: None.

   B.   Minimum building height (except restaurants and

      utility buildings):

      1.   Stories: 3.

      2.   Feet: 35.

   C.   Maximum building height: None.

   D.   Minimum yard setback per lot:

      1.   Front and street-side setbacks shall be measured from the centerline of each road right-of-way (R.O.W.) in accordance with the city’s Master Road Plan as specified in the following schedule, plus the height of the building:

         Distance from centerline:

         a.   Regional (204' R.O.W.): 177 feet.

         b.   Regional (150' R.O.W.): 150 feet.

         c.   Major: 135 feet.

         d.   Secondary: 118 feet.

         e.   Collector: 110 feet.

         f.   Local: 105 feet.

         g.   Cul-de-sac: 135 foot radius.

         h.   Freeway: 76 feet.*

         i.   Private roads: 75 feet.**

   *   Freeways shall be measured from the established right-of-way line.

   **   In the case of private roads, the front yard setback shall be measured from the road easement or common usage line abutting the subject lot.

   Parking may be permitted to occupy a portion of the front yard setback, provided it does not exceed a distance of 40 feet measured from the front building setback as specified in D.1. above.

   If the existing right-of-way is greater than that shown on the Master Road Plan, the front yard setback (or street-side setback) as measured from the centerline of the right-of-way shall be equal to one-half of the actual right-of-way of the street plus 75 feet for all classes of roads.

   E.   Side: 20 feet, plus the height of each level of the building which exceeds 35 feet in height measured from the nearest point of each level to the property line. Side yards abutting any residential district shall provide a setback of 50 feet, plus the height of the building which exceeds 35 feet in height measured from the nearest point of each level to the property line.

   F.   Rear: 30 feet, plus the height of each level of the building which exceeds 35 feet in height measured from the nearest point of each level to the property line. Rear yards abutting any residential district shall provide a setback of 50 feet, plus the height of the building which exceeds 35 feet in height measured from the nearest point of each level to the property line.

   G.   Maximum lot coverage: the maximum lot coverage including accessory buildings shall not exceed 35%.

   H.   Distance between buildings: the minimum distance between buildings shall be equal to one-half the total height of each building.

(Ord. No. 278-A, § 19, 4-17-90)

   A.   All portions of the site not used for parking, driveways and building shall be provided with a lawn or landscaping (section 24.02) approved by the Planning Commission.

   B.   Screening, meeting the requirements for moderate intensity impacts (section 24.01), shall be provided on those sides of the property used for parking or service drives, loading or unloading or servicing and abutting land zoned for residential use.

   C.   Landscaped areas shall not be less than 10% of the total site (section 24.02).

   D.   Once a building line has been established by the construction of a principal building upon an approved site, no other principal building or use shall be located between the established building line and the front lot line (or side lot line abutting a side street) without first obtaining approval of the Planning Commission. The Planning Commission shall review the building and/or use proposed to be located in front of the established building to determine whether the building or use is of such location, size and character to be in harmony with the appropriate and orderly development of the balance of the site, is not detrimental to the development of adjacent uses, does not create any vehicular or pedestrian hazards and is aesthetically compatible with the building and uses located upon the site. Landscaping plans, site plans (including signs and the location of dumpsters) and elevations of all sides of any building to be constructed shall be submitted to enable the Planning Commission to determine whether the proposed additional building and/or use conforms with the requirements of this section. All dumpsters shall be screened from visibility from any area visible to the public by use of a wall constructed of the same material as the building walls to ensure aesthetic compatibility. In reviewing this request, the Planning Commission shall apply the standards contained herein and in section 25.02 and may impose reasonable conditions as authorized by section 25.03(D) to ensure that the standards are satisfied.

   E.   Roof-mounted appliances and fixtures shall be effectively screened on all sides by the roof line so as not to be visible from off the site (section 24.04).

   F.   Limited display of goods for sale and visible from the interior only is permitted.

   G.   The required side and rear yards may be used for off-street parking and loading, provided adequate access to the rear of the building for firefighting and emergency equipment is provided.

(Ord. No. 278-A, § 20, 4-17-90)

   Since the intent of this district is to encourage high rise office development and to permit selected ancillary commercial enterprise which will serve the daily needs of the office workers, there will be less parking demand than if each use were estimated separately. Also, to encourage the high rise development and to limit the parking requirements of those necessary to serve these uses, specific parking requirements are established for the O-3 district. These standards are included in section 23.01.