The purpose of this zone is to provide areas for professional offices in locations adjacent to or across the street from residential areas. The zone is intended to provide for office development ranging in size from small buildings with one or two tenants to large complexes housing business headquarters. Development design in this zone is intended to be sensitive to the preservation of significant natural resources and to provide extensive perimeter landscaping, especially adjacent to residential areas and streets.

(1)

Use Categories. Table 50-1 lists use categories Permitted Outright (P) or Conditionally Permitted (C) in the CO zone. Use categories may also be designated as Limited (L) and subject to the limitations listed in Table 50-1 and restrictions identified in TDC 50.210. Limitations may restrict the specific type of use, location, size, or other characteristics of the use category. Use categories which are not listed are prohibited within the zone, except for uses which are found by the City Manager or appointee to be of a similar character and to meet the purpose of this zone, as provided in TDC 31.070.

(2)

Overlay Zones. Additional uses may be allowed in a particular overlay zone. See the overlay zone Chapters for additional uses.

Table 50-1
Use Categories in the CO Zone

(1)

Size Limitation on Retail Uses. If located on land designated Employment Area, Corridor or Industrial Area on Comprehensive Plan Map 10-4, the following uses must not be greater than 60,000 square feet of gross floor area per building or business:

(a)

Eating and Drinking Establishment; and

(b)

Retail Sales and Services.

(2)

Restaurants. Restaurants are allowed with a conditional use permit when designed as an integral part of a major office complex exceeding 250,000 square feet of gross floor area.

(3)

Pharmacies. Pharmacies (as defined by TDC 31.060) are allowed with a conditional use permit when designed as an integral part of a medical office building, clinic or complex containing at least 30,000 square feet of gross floor area and meeting the following criteria:

(a)

Maximum Floor Area. The pharmacy contains no more than 600 square feet of floor area. Additional floor area may be allowed for other, non-dispensing uses if approved as part of the conditional use request. In no event must the total floor area of the pharmacy and any related uses exceed 1200 square feet.

(b)

Operations. The sole function of the pharmacy must be oriented toward dispensing activities associated with prescription drugs and the sale of non-prescription drugs.

(c)

Oriented to Patient Traffic. The pharmacy is designed so as to be oriented toward patient traffic within the building, clinic, or complex, rather than toward passing vehicular traffic.

(d)

No Drive-In Windows. Pharmacies allowed in this zone must not include drive-in window service.

(4)

Product Assembly. Assembly of products is allowed with conditional use permit, in conjunction with office and/or research and development activities, meeting the following criteria:

(a)

Review of Operations. All phases of the assembly process are subject to review and approval by the City Manager or designee prior to issuance of a building permit, in the case of a business locating in a new building, or prior to issuance of an occupancy certificate, in the case of a business moving into an existing building.

(b)

Associated with Research and Development. The assembled products are the result of the research and product development of the firm engaged in the assembly process.

(c)

Size of Products. The products are characteristically light and small, such as electronic components, cosmetics, or pharmaceuticals.

(d)

Traffic Impacts. The assembly operation does not require rail service, nor does it generate truck traffic that, through volume and/or turning movements, hamper the efficient flow of traffic on adjacent streets, as determined by the City Engineer in measuring levels of service.

(e)

Office Environment. The assembly process is accomplished in an office type environment rather than an industrial or manufacturing type environment.

(f)

Visual Appearance. The site development and architectural design required for the activity has the visual appearance of an office campus including low buildings, wood or masonry facades, and extensive landscaping, as opposed to an industrial or warehouse development.

(g)

Size of Site. The site being considered is at least 30 acres in size, however, a 30 or more acre site can be subdivided into lots of no less than one acre, with assembly operations allowed on each lot, if prior to any division of the property an overall master site development plan is reviewed and approved by the City Council as part of the conditional use process. Each lot created will include deed restrictions requiring the owner and users of the lots to abide by all provisions of the approved plan. Such deed restrictions will be approved as to form and content by the City Attorney prior to recording the subdivision.

(Ord. No. 1450-20 meeting, § 24, 12-14-20)

Development standards in the CO zone are listed in Table 50-2. Additional standards may apply to some uses and situations, see TDC 50.310.

Table 50-2
Development Standards in the CO Zone

(1)

Outdoor Uses. All uses must be conducted wholly within a completely enclosed building, except off-street parking and loading, Basic Utilities, Wireless Communication Facilities and outdoor play areas of child day care centers as required by state day care certification standards.

(2)

Setback Reduction for Developments Adjacent to Greenways and Natural Areas. To preserve natural areas and habitat for fish and wildlife, the decision-making authority may provide a front yard setback reduction for developments that are adjacent to Greenways or Natural Areas that dedicate land for conservation or public recreational purposes, in accordance with the following standards.

(a)

Setback Reduction. All permitted uses may be allowed a reduction of up to 35 percent of the front yard setbacks, as determined through the Architectural Review process, if as a result the buildings are farther away from fish and wildlife habitat areas.

(b)

Location of Greenway or Natural Area Lot. A portion of the parcel must be located in one of the following conservation or protection areas:

(i)

Natural Resource Protection Overlay (NRPO) District (TDC Chapter 72); or

(ii)

Clean Water Services Vegetated Corridor.

(c)

Ownership of Greenway or Natural Area Lot. The ownership of each Greenway or Natural Area Lot must be one of the following:

(i)

Dedicated to the City at the City's option;

(ii)

Dedicated in a manner approved by the City to a non-profit conservation organization; or

(iii)

Retained in private ownership.

(d)

Ownership Considerations. The decision-making authority must consider, but is not limited to, the following factors when determining the appropriate ownership of the Greenway or Natural Area Lot:

(i)

Does the Park and Recreation Master Plan designate the lot for a greenway, pedestrian or bike path, public park, recreation, overlook or interpretive facility, or other public facility;

(ii)

Does the lot include one or more designated Heritage Trees, or one or more significant trees;

(iii)

Does the lot provide a significant view or esthetic element, or does it include a unique or intrinsically valuable element;

(iv)

Does the lot connect publicly owned or publicly accessible properties;

(v)

Does the lot abut an existing park, greenway, natural area or other public facility;

(vi)

Does the lot provide a public benefit or serve a public need;

(vii)

Does the lot contain environmental hazards;

(viii)

Geologic stability of the lot; and

(ix)

Future maintenance costs for the lot.

(Ord. 1427-19, § 24, 11-25-19)