[R.O. 2009 § 475.010; Ord. No. 3891, 1-24-2019]
A. Purpose. This Section contains
the regulations for the "BP-1" Business Park District (hereinafter
"BP-1" District). The purpose of the "BP-1" District is to provide
for a mix of office, retail, and service uses in business park setting.
Because portions of the "BP-1" District are adjacent to Residential
Districts and Uses, the District provides for appropriate small-scale
uses that complement and provide a Buffer Area to the surrounding
Residential Uses. These regulations are supplemented and qualified
by additional regulations appearing elsewhere in this Code.
B. Permitted Uses. See Chapter
420, Land Use Matrix.
C. Uses Allowed By Special Use Permit. See Chapter
420, Land Use Matrix.
D. District Regulations. The
"BP-1" District shall be a minimum of eight (8) contiguous acres.
E. Lot Regulations.
1.
Setbacks.
a.
Front Setback.
Each Lot shall have a minimum Front Setback of fifty (50) feet.
b.
Side Setback. Each
Lot shall have a minimum Side Setback of twenty-five (25) feet.
c.
Rear Setback. Each
Lot shall have a minimum Rear Setback of twenty-five (25) feet.
2.
Buffer Area. Each Lot shall have landscaped Buffer Areas of not less than thirty (30) feet from the Front Lot Line(s) and fifteen (15) feet from the Side and Rear Lot Lines. Off-Street Parking Areas may encroach the required Setbacks provided in Subsection
(E)(1)(a) through
(c) above but shall not encroach the required landscaped Buffer Areas provided herein.
3.
Intensity Of Use.
Maximum Lot coverage of the Principal Building(s) shall not exceed
sixty-five percent (65%) of the Lot Area.
4.
Lot Area. The minimum
Lot Area shall be two and three-tenths (2.3) of an acre or one hundred
thousand (100,000) square feet, with a minimum Lot Width of two hundred
(200) feet.
5.
Number Of Buildings
Per Lot. More than one (1) Principal Building may be located on a
Lot provided all other regulations related to the Lot and use of the
Lot are met.
F. Building Regulations.
1.
Building Height. The maximum Building Height shall not exceed fifty (50) feet. Additional Building Height may be authorized under Site Plan Review in accordance with Chapter
435, Article
II.
2.
Building Size. Each Principal Building shall have a minimum Primary Floor Area of twenty-five thousand (25,000) square feet. Primary Floor Area less than twenty-five thousand (25,000) square feet may be authorized under Site Plan Review in accordance with Chapter
435, Article
II.
3.
Facade Materials.
a.
Primary Facade
Materials.
(1) Allowable
primary materials are brick and other brick-like masonry, architecturally
designed metal panels, glass, or architectural precast concrete.
(2) Exterior
Insulation Finishing Systems (EIFS) is an allowable primary material
subject to the maximum EIFS surface not exceeding fifty percent (50%)
of any Facade, excluding windows and doors. EIFS material shall be
located a minimum of three (3) feet above grade.
(3) Primary
materials shall have a predominantly warm, earth-tone appearance.
b.
Accent Facade Materials.
(1) Vinyl
or metal post wraps (post cladding) and vinyl or metal casements for
windows and doors.
(2) Accent
materials shall be a color that is compatible with the primary material.
c.
Exceptions.
(1) Concrete
block may be allowed as a primary or accent Facade material on a Rear
Elevation that is not visible to any adjacent Lot containing a Residential
Dwelling.
(2) Alternative Facade materials deemed to be of high durability and quality, require low maintenance, and are compatible with the surrounding uses and Properties may be authorized under Site Plan Review, in accordance with Chapter
435, Article
II.
[R.O. 2009 § 475.020; Ord. No. 3891, 1-24-2019]
A. Purpose. This Section contains
the regulations for the "BP-2" Business Park District (hereinafter
"BP-2" District). The purpose of the "BP-2" District is to provide
a mix of office and light industrial uses with service and convenience
uses in a business park setting. These regulations are supplemented
and qualified by additional regulations appearing elsewhere in this
Code.
B. Permitted Uses. See Chapter
420, Land Use Matrix.
C. Uses Allowed By Special Use Permit. See Chapter
420, Land Use Matrix.
D. District Regulations. The
"BP-2" District shall be a minimum of twenty (20) contiguous acres.
E. Lot Regulations.
1.
Setbacks.
a.
Front Setback.
Each Lot shall have a minimum Front Setback of fifty (50) feet
b.
Side Setback. Each
Lot shall have a minimum Side Setback of twenty-five (25) feet.
c.
Rear Setback. Each
Lot shall have a minimum Rear Setback of twenty-five (25) feet.
2.
Buffer Area. Each Lot shall have landscaped Buffer Areas of not less than thirty (30) feet from the Front Lot Line(s) and fifteen (15) feet from the Side and Rear Lot Lines. Off-Street Parking Areas may encroach the required Setbacks provided in Subsection
(E)(1)(a) through
(c) above but shall not encroach the required landscaped Buffer Areas provided herein.
3.
Intensity Of Use.
Maximum Lot coverage of the Principal Building(s) shall not exceed
sixty-five percent (65%) of the Lot Area.
4.
Lot Area. The minimum
Lot Area shall be two and three-tenths (2.3) of an acre or one hundred
thousand (100,000) square feet, with a minimum Lot Width of two hundred
(200) feet.
5.
Number Of Buildings
Per Lot. More than one (1) Principal Building may be located on a
Lot provided all other regulations related to the Lot and use of the
Lot are met.
F. Building Regulations.
1.
Building Height. The maximum Building Height shall not exceed fifty (50) feet. Additional Building Height may be authorized under Site Plan Review in accordance with Chapter
435, Article
II.
2.
Building Size. Each Principal Building shall have minimum Primary Floor Area of twenty-five thousand (25,000) square feet. Primary Floor Area less than twenty-five thousand (25,000) square feet may be authorized under Site Plan Review in accordance with Chapter
435, Article
II.
3.
Facade Materials.
a.
Primary Facade
Materials.
(1) Allowable
primary materials are brick and other brick-like masonry, architecturally
designed metal panels, glass, or architectural precast concrete.
(2) Exterior
Insulation Finishing Systems (EIFS) is an allowable primary material
subject to the maximum EIFS surface not exceeding fifty percent (50%)
of any Facade, excluding windows and doors. EIFS material shall be
located a minimum of three (3) feet above grade.
(3) Primary
materials shall have a predominantly warm, earth-tone appearance.
b.
Accent Facade Materials.
(1) Vinyl
or metal post wraps (post cladding) and vinyl or metal casements for
windows and doors are permitted accent materials.
(2) Accent
materials shall be a color that is compatible with the primary material.
c.
Exceptions.
(1) Concrete
block may be allowed as a primary or accent Facade material on a Rear
Elevation that is not visible to any adjacent Lot containing a Residential
Dwelling.
(2) Alternative Facade materials deemed to be of high durability and quality, require low maintenance, and are compatible with the surrounding uses and Properties may be authorized under Site Plan Review, in accordance with Chapter
435, Article
II.
[R.O. 2009 § 475.030; Ord. No. 3891, 1-24-2019]
A. Purpose. This Section contains
the regulations for the "BP-3" Business Park District (hereinafter
"BP-3" District). The purpose of the "BP-3" District is to provide
a mix of office, light industrial, retail, and service uses in a business
park setting. Because portions of the "BP-3" District are adjacent
to Residential Districts and Uses, the District provides for appropriate
small-scale uses that complement and provide a Buffer Area to the
surrounding Residential Uses. These regulations are supplemented and
qualified by additional regulations appearing elsewhere in this Code.
B. Permitted Uses. See Chapter
420, Land Use Matrix.
C. Uses Allowed By Special Use Permit. See Chapter
420, Land Use Matrix.
D. District Regulations. The
"BP-3" District shall be a minimum of six (6) contiguous acres.
E. Lot Regulations.
1.
Setbacks.
a.
Front Setback.
Each Lot shall have a minimum Front Setback of fifty (50) feet.
b.
Side Setback. Each
Lot shall have a minimum Side Setback of fifteen (15) feet.. Furthermore,
any Side Lot Line adjoining any Residential District or Lot with a
Residential Use shall have an additional Side Setback of five (5)
feet for each one (1) foot of Building Height in excess of fifteen
(15) feet; said Setback being determined by the wall facing the Lot
Line. [Note: For comparative purposes, a thirty-foot high Building
subject to the above provision would be set back ninety (90) feet
from any adjoining residential Lot Line.]
c.
Rear Setback. Each
Lot shall have a minimum Rear Setback of fifteen (15) feet. Furthermore,
any Rear Lot Line adjoining any Residential District or Lot with a
Residential Use shall have an additional Rear Setback of five (5)
feet for each one (1) foot of Building Height in excess of fifteen
(15) feet; said Setback being determined by the wall facing the Lot
Line. [Note: For comparative purposes, a thirty-foot high Building
subject to the above provision would be set back ninety (90) feet
from any adjoining residential Lot Line.]
2.
Buffer Area.
a.
Each Lot shall have landscaped Buffer Areas of not less than fifteen (15) feet from the Front Lot Line(s) and ten (10) feet from the Side and Rear Lot Lines. Off-Street Parking Areas may encroach the required Setbacks provided in Subsection
(E)(1)(a) through
(c) above, but shall not encroach the required landscaped Buffer Areas area provided herein.
b.
Notwithstanding
the above, any portion of a Side or Rear Lot Line abutting a Residential
District or Lot with a Residential Use shall have a minimum twenty-five-foot
wide Buffer Area, or more if deemed necessary by the City under Site
Plan Review, extending the length of the adjacent Lot. Said area shall
be planted with trees and shrubs to provide a dense screen at maturity,
throughout the year, as approved by the City under Site Plan Review.
No Off-Street Parking Areas or Accessory Uses will be allowed in the
landscaped Buffer Areas.
3.
Intensity Of Use.
Maximum Lot coverage of the Principal Building(s) shall not exceed
sixty-five percent (65%) of the Lot Area.
4.
Lot Area. The minimum
Lot Area shall be one (1) acre or forty-three thousand five hundred
sixty (43,560) square feet, with a minimum width of one hundred fifty
(150) feet.
5.
Number Of Buildings
Per Lot. More than one (1) Principal Building may be located on a
Lot, provided all other regulations related to the Lot and use of
the Lot are met.
F. Building Regulations.
1.
Building Height. The maximum Building Height shall not exceed fifty (50) feet. Additional height may be authorized under Site Plan Review in accordance with Chapter
435, Article
II.
2.
Building Size.
The Primary Floor Area shall be a maximum of fifty thousand (50,000)
square feet. Primary Floor Area greater than fifty thousand (50,000)
square feet may be authorized under Site Plan Review, subject to the
following:
a.
The maximum Primary
Floor Area shall not exceed seventy-five thousand (75,000) square
feet.
b.
A Buffer Area of not less than fifty
(50) feet width shall be provided along any Lot Line adjacent to any
Residential District or Lot with a Residential Use. Said Buffer Area
must include a combination of evergreen and deciduous trees, shrubs,
and berms to reasonably mitigate the view from any adjacent Residential
Use.
c.
No loading docks
or tractor-trailer dock maneuvering areas shall be directly exposed
to any Residential District or Residential Use. Where necessary, screen
walls constructed of materials in compliance with provisions of the
"BP-3" District may be provided.
3.
Facade Materials.
a.
Primary Facade
Materials.
(1) Allowable
primary materials are brick and other brick-like masonry, architecturally
designed metal panels, glass, or architectural precast concrete.
(2) Exterior
Insulation Finishing Systems (EIFS) is an allowable primary material
subject to the maximum EIFS surface not exceeding fifty percent (50%)
of any Facade, excluding windows and doors. EIFS material shall be
located a minimum of three (3) feet above grade.
(3) Primary
materials shall have a predominantly warm, earth-tone appearance.
b.
Accent Facade Materials.
(1) Vinyl
or metal post wraps (post cladding) and vinyl or metal casements for
windows and doors are permitted accent materials.
(2) Accent
materials shall be a color that is compatible with the primary material.
c.
Exceptions.
(1) Concrete
block may be allowed as a primary or accent Facade material on a Rear
Elevation that is not adjacent to a Residential District or Lot with
a Residential Use.
(2) Alternative Facade materials deemed to be of high durability and quality, require low maintenance, and are compatible with the surrounding uses and Properties may be authorized under Site Plan Review, in accordance with Chapter
435, Article
II.
[R.O. 2009 § 475.070; Ord. No. 3875, 11-19-2018]
A. Purpose. This Section contains
the regulations and procedures of the "BP-4" Planned Business Park
District (hereinafter "BP-4" District). It is the purpose of the "BP-4"
District to facilitate the establishment of combinations of development
and uses in a planned environment for which no provision is made in
any single "BP" Business Park District and to encourage a creative
approach to the Property use and affiliated physical facilities that
results in a better development and design under conditions of approved
Site Plans. Furthermore, the "BP-4" District is intended for varying
intensity business and associated retail services of high quality
that can justify the amenities and high level of performance standards
governing development in a planned business park setting. These regulations
are supplemented and qualified by additional regulations appearing
elsewhere in this Code.
B. Establishment Of A "BP-4"
District.
1.
A "BP-4" District
may be established on a Property in a single ownership or management
control provided that:
a.
An application
for a change of zoning and a concept plan (hereinafter "Concept Plan")
is approved by the Board.
b.
A Site Plan in
compliance with the conditions for rezoning and Concept Plan approved
by the Board is submitted to the Commission and Board for approval
and recorded with the Recorder of Deeds.
c.
The schedule of
construction is complied with in accordance with the approved rezoning
ordinance and/or Site Plan approval.
2.
A "BP-4" District
may be established by the Board in the same manner that other Zoning
Districts are established where the Board determines that any particular
site should be developed accordingly, but because of possible conflicts
with adjoining uses, more development control is necessary to protect
the general welfare than is possible under the regulations of the
"BP-1," "BP-2," and "BP-3" Districts.
3.
The minimum Lot
Area or combined Property area to establish a "BP-4" District shall
be three (3) contiguous acres unless said property adjoins a "BP-4"
District. For property adjoining an existing "BP-4" District, the
minimum area is one (1) contiguous acre.
C. Permitted Uses And Uses Allowed
By Special Use Permit. Permitted Uses and Uses allowed by Special
Use Permit in the "BP-4" District shall be established in the conditions
of the rezoning ordinance governing the District. Specific uses may
include those designated Permitted Uses and by Uses allowed by Special
Use Permit in any "BP" District, except not more than fifty percent
(50%) of the Gross Floor Area of any Building may be used for warehouse.
D. Lot Regulations.
1.
Setbacks And Buffer
Areas.
a.
Front Setback And
Buffer Area. Each Lot shall have a minimum Front Setback of fifty
(50) feet with a landscaped Buffer Area of not less than thirty (30)
feet from the Front Lot Line(s). Off-Street Parking Areas may encroach
the established Front Setback but shall not encroach the required
landscaped Buffer Area provided herein.
b.
Side And Rear Setbacks.
Except as otherwise required in this Section, all required Side and
Rear Setbacks and Buffer Areas shall be as approved on the recorded
Concept Plan or rezoning ordinance. Off-Street Parking Areas may encroach
the established Side and Rear Setbacks but shall not encroach the
established landscaped Buffer Area.
c.
Exceptions. The
required Setbacks and Buffer Areas along the Lot Line of all Lots
adjacent to another Zoning District shall not be less than such requirement
for the abutting Lot. Where a Lot abuts more than one (1) other Zoning
District, the most restrictive shall apply.
2.
Intensity Of Use.
Maximum Lot coverage of the Principal Building(s) shall not exceed
fifty percent (50%) of the Lot Area.
3.
Lot Area. The minimum
Lot Area shall be one (1) acre, with a minimum Lot Width of two hundred
(200) feet.
4.
Number Of Buildings
Per Lot. More than one (1) Principal Building may be located on a
Lot, provided all other regulations related to the Lot and use of
the Lot are met.
E. Building Regulations.
1.
Building Height.
The maximum Building Height shall be five (5) stories, not to exceed
fifty (50) feet in height.
2.
Facade Materials.
Facade materials shall be consistent with permitted Facade materials
of the "BP-3" District.
F. Procedure For Establishment
Of "BP-4" District. In order to establish a "BP-4" District to utilize
Property in an established "BP-4" District, the procedure shall be
as follows:
1.
Application. The
owner or owners of record or owners under contract of a Lot or Property
or their authorized representatives shall petition the Board on forms
prescribed for this purpose by the Director. These forms are to be
submitted to the Community Development Department and accompanied
by the following:
a.
Filing fee per requirements of Section
410.050, Procedures For A Change In Zoning;
b.
Legal description
of the Property;
c.
Outboundary Plat
of the Property;
d.
Preliminary Site Plan in compliance with Section
435.030;
e.
Concept Plan identifying
the general location of Streets, utilities, and other proposed infrastructure
and the general location of the proposed uses of the Zoning District;
f.
Description/list
of proposed uses; and
g.
Any additional
information reasonably required by the Director to determine compliance
with the requirements herein.
2.
When approving the change of zoning and Concept Plan, the Commission shall recommend and the Board shall establish within the governing ordinance the Permitted Uses and Uses allowed by Special Use Permit for the proposed "BP-4" District, required infrastructure and rules related to the same, open space requirements, required Setbacks, Buffer Areas, Building Heights, Facade materials, Lot Area and coverage requirements, density requirements, and other conditions and requirements to meet the requirements of this Section. All other provisions and procedures for a change of zoning of Section
410.050, Procedures For A Change In Zoning, shall apply.
3.
Site Plans.
a.
After passage of
the rezoning ordinance and approval of the Concept Plan by the Board,
the Applicant shall proceed with submitting a Site Plan. A Site Plan
can either be presented for the entire "BP-4" District or the Applicant
can proceed to construct the Zoning District in phases and submit
multiple Site Plans. No building permits or authorization for improvement
or development for any use requested under provisions of this Section
shall be issued prior to approval of such Plans.
b.
Site Plans Shall
Be Submitted To Director For Review. These plans shall contain the
minimum requirements established in the conditions of the ordinance
governing the "BP-4" District and, further, shall comply with the
applicable provisions of the Subdivision Code and other City ordinances.
If the Director finds the Plan(s) to be in substantial compliance
with the zoning ordinance, the approved Concept Plan, and this Section
("Applicable Authority"), the Director shall forward to the Commission
for review and recommendation. For purposes of this Section, "substantial
compliance" shall mean a level of compliance with the requirements
of the Applicable Authority such that any identified inconsistencies
do not allow a lesser amount of performance on behalf of the Applicant
nor impose a greater burden or risk upon the City or its citizens
than that of the Applicable Authority. Specifically, the Director
must determine that:
(1) Development
density and intensity have not materially changed such that density
of any use exceeds the permitted density of that use, or the permitted
Building Height;
(2) Design
has not materially changed, in that the Street patterns, particularly
ingress egress points, are in the same general location as shown on
the Concept Plan, landscaped open space is in the same general location and
is of the same or greater amount, or the proposed changes do not have
the effect of creating any non-compliance or non-conformity with the
strict application of the Zoning Code that were not previously approved,
or of expanding the scope of existing variances, alternative Site
Plans, options, or other approvals pursuant to alternative development
standards such that they would differ to a greater degree from the
strict application of the Zoning Code; and
(3) Uses
have not changed to include uses not approved by the Applicable Authority.
c.
The Commission
shall review the Site Plan for compliance with the Applicable Authority
and make a recommendation to the Board. The Board may approve, approve
with conditions, or deny the Site Plan in accordance with the Applicable
Authority. Within sixty (60) days of approval by the Board, the Site
Plan(s) shall be recorded with the Recorder of Deeds by the Applicant
at its cost and thereby authorize development as depicted thereon.
Failure to record such Plan within the required time frame shall result
in the Site Plan becoming null and void.
4.
Guarantee Of Improvements.
Unless otherwise provided for in the conditions of the ordinance governing
a "BP-4" District, no building permits or permits authorizing the
occupancy or use of any Building, facility, commercial establishment
or Structure may be used or occupied until required related off-site
improvements are constructed or a performance bond, escrow, or other
acceptable instrument is posted covering their estimated cost as determined
by the Director. This requirement shall not apply to foundation permits
or permits necessary for the installation of required related off-site
improvements. Required related off-site improvements shall include,
but not be limited to, Streets, sidewalks, sanitary and storm sewers,
streetlights, and landscaping and trees. If a "BP-4" District is developed
in phases, the requirement shall also apply to all major improvements
necessary to the proper operation and function of the phase in question
as determined by the Director, even though such improvements may be
located outside of the phase in question.
5.
To Amend The Rezoning
Ordinance Or Concept Plan. Amendment to the Concept Plan or conditions
or terms of the rezoning ordinance shall proceed through the same
procedure for approval of the original Concept Plan and rezoning ordinance.
6.
To Amend The Recorded
Site Plans.
a.
The Applicant shall
submit an amended Site Plan to the Director for review. The Director
shall then evaluate the request for consistency in purpose and content
with the nature of the approved Concept Plan, rezoning ordinance,
and original Site Plan.
b.
If the Director
determines that the proposed amendment to the Site Plan is major in
nature and is not in conflict with the approved Concept Plan and meets
all conditions of the "BP-4" District ordinance, said Plan shall be
reviewed by the Commission and forwarded to the Board for approval.
If approved, said amended Plan shall be recorded with the Recorder
of Deeds by the Applicant at its cost within sixty (60) days of review
and report by the Commission and approval by the Board. Failure to
record within the prescribed timeline shall result in the approval
of the amendment being null and void.
c.
If the Director
determines that the proposed amendment to the Site Plan is minor in
nature and is not in conflict with the original proposal as advertised
and the Concept Plan and meets all conditions of the "BP-4" District
ordinance, the Director may administratively approve such amendment.
Said amended Plan shall be retained on file by the Community Development
Department and shall be recorded with the Recorder of Deeds by the
Applicant at its cost within sixty (60) days of approval by the Director.
Failure to record within the prescribed timeline shall result in the
approval of the amendment being null and void.
d.
If the Director
determines that the proposed amendment to the Site Plan is not consistent
in purpose and content of the rezoning ordinance or with the Concept
Plan approved by the Board, the Director shall so report to the Applicant
and the Commission. The Commission shall then review the amended Site
Plan and make a recommendation to the Board for final determination.
7.
Appeals. The Applicant may appeal a decision by the Director. The Applicant shall have a fifteen-day period in which to file a written appeal and plan with the Commission. The written appeal, stating the reasons for the appeal, shall be submitted to the Department. The Commission will make a final determination of the matter. No exceptions will be granted that are in violation of the particular ordinance governing the Site Plan. Such final determination by the Commission is subject to the appeal procedures of Chapter
405, Article
II.
8.
Failure To Commence
Construction.
a.
Unless otherwise
determined by the Board in the rezoning ordinance, the Board shall
consider the "BP-4" District development subject to revocation if
substantial construction fails to commence within one (1) year of
filing of the Site Plan or construction is not completed within five
(5) years from approval of the Site Plan. As used in this Section,
"substantial construction" shall mean final grading for Streets necessary
for first approved Plat or phase of construction and commencement
of installation of sanitary and storm sewers. The Applicant shall
be notified, in writing, at least sixty (60) days prior to any revocation
hearing.
b.
The Board may grant
an extension to commence construction for not more than one (1) additional
year. Any extension herein provided for shall be filed with the Director
prior to the expiration date for which the extension is being requested.
c.
In the event the rezoning ordinance is revoked after a revocation hearing, the Site Plan and Concept Plan shall terminate and the Commission shall, within forty-five (45) days, recommend initiation of a new Public Hearing before the Board to revert the Property to its prior classification in accord with the proceedings specified in Section
410.060, Petitions for Change, Filing Fee, Form and Contents. When a "BP-4" District has terminated by reason of provisions of this Subsection, no building permit shall be issued on that Property until a Public Hearing has been held for the purpose of reinstating the "BP-4" District or reversion of said Property to its prior zoning classification and action taken thereon by the Board.
9.
Unfinished Portions
Of A Site Plan. Any ground in an unfinished phase of a Site Plan in
the "BP-4" District not completed within one (1) year from the date
of Site Plan approval by the Board shall be graded and seeded with
a perennial grass seed. Said undeveloped ground shall be maintained
with appropriate mowing and trimming to meet City standards, until
it becomes an active construction site.