Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hours notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hours notice. To arrange for these services, contact the Planning Division at 541-682-5675. MONDAY, OCTOBER 28, 2013 – REGULAR MEETING (11:30 a.m. to 1:30 p.m.) 11:30 a.m. I. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. 11:40 a.m. II. ENVISION EUGENE: EMPLOYMENT AND INDUSTRIAL LAND WORK SESSION Staff: Terri Harding, 541-682-5635 Staff: Zach Galloway, 541-682-5485 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Jonathan Belcher; Rick Duncan; John Jaworski (Vice- Chair); Jeffery Mills; William Randall (Chair)  AGENDA ITEM SUMMARY October 28, 2013 To: Eugene Planning Commission From: Terri Harding, Planning Division Zach Galloway, Planning Division Katharine Kappa, Building and Permit Services Division Subject: Work Session – Envision Eugene Implementation Employment + Industrial Zone Changes and Code Amendments ISSUE STATEMENT This work session is an opportunity to present to the Planning Commission the proposed Employment and Industrial Zone Changes and Code Amendments, which implement strategies under the Economic Opportunity and Compact Development pillars of Envision Eugene. The zone and code changes discussed herein are intended to: 1) Create more business and job development opportunities in those areas designated Campus Industrial through the E-1 zone; 2) Provide commercial-industrial zone flexibility and consistent standards in the West Eugene Study Area through application of the E-2 and C-2 zones; and 3) Update the I-2 and I-3 zones to better meet the purpose of the zones and the goals of Envision Eugene. The zone changes and code amendments are scheduled for public hearing on November 5th. Notices were mailed to affected property owners on October 4th. Maps of the zone changes in West Eugene and the Chad Drive area are in Attachment A. BACKGROUND The City Manager’s March 2012 Envision Eugene recommendation includes several strategies and actions to implement the Envision Eugene vision. The first pillar of the Envision Eugene project is to “provide ample economic opportunities for all community members.” Implementation strategies under the pillar include the following directives: (1) add flexibility to … underutilized industrial lands in the Campus Industrial designation as well as in west Eugene to a commercial or flexible employment designation, (2) accommodate the 20-year commercial land need within the existing urban growth boundary, which includes development and redevelopment along key transit corridors such as West 11th Avenue, and (3) reduce the financial and regulatory obstacles to development. Several areas were identified by the Envision Eugene Technical Resource Group (TRG) as having potential for mixed commercial and industrial job development. On April 8, 2013, Planning staff updated the Planning Commission on stakeholder interviews, December 2012 and March 2013 1 PC Agenda - Page 1 Open Houses, and potential re-designations and flexible zoning concepts. Then, on July 29, 2013, staff returned to the Planning Commission to present general Code concepts that were under development by staff and review by a group of local real estate and development professionals. At that meeting, planning staff presented several policy questions to the Commission and sought direction on the proposed concepts. The following summary provides an explanation of the proposed code amendments and responses to Commissioners’ July recommendations. E-1 CAMPUS EMPLOYMENT The renamed E-1 Campus Employment zone will implement the Campus Industrial plan designation. Three areas of Eugene will benefit from the code update: Chad Drive, Greenhill Technology Park, and Willow Creek Circle. Many parcels in the proposed E-1 zone are vacant or underutilized, and the code amendments are intended to remove identified barriers to development and respond to market demands, while maintaining the desired campus-like aesthetic that is expected by current campus industrial businesses and neighboring residents. The following list provides highlights of the proposed code update, along with a page reference to the code language in Attachment B. E-1 Code Highlights 1. Liberalize the use list to increase employment opportunities.  Creation of “Recycling – Deconstruction, Reuse, Resale” to accommodate a growing business opportunity in reuse of consumer goods. [Attachment B, pg. 1]  Addition of “clinic or other medical health treatment facility” and “hospitals” to respond to market demand in the area. [Attachment B, pg. 5] 2. Adjust regulations that pose unnecessary barriers to employment opportunities.  Removal of Special Use Limitation 1, which has been problematic in accounting for the square footage allocations by use within a single building and, according to stakeholders, has precluded past development.  Within the proposed Large Employment Facilities standards, an exemption is provided to large scale warehouse or manufacturing portions of development, of which the architecture is not conducive to articulation, fenestration, and other details expected of office or commercial developments along a public street. [Attachment B, pg. 13] 3. Maintain the campus character.  Creation of Large Employment Facility standards. [Attachment B, pg. 13]  Retain a wide, landscaped front setback. [Attachment B, pg. 9]  Siting requirements imposed on allowed dwelling unit to keep them screened from the public right-of-way. [Attachment B, pg. 8 (note 1)]  Vegetative screening required of all outdoor storage. [Attachment B, pg. 11-12]  Prohibition on drive-through restaurants so that addition of eating and drinking uses primarily serve those who are working and living in the area. [Attachment B, pg. 13] 2 PC Agenda - Page 2   Planning Commission direction: Accommodate parking in front of E-1 buildings. This has benefits of providing visitor parking at the front door while also activating the street side of the development. [Attachment B, pg. 14] 4. Improve residential compatibility/ transitions.  High screen vegetative buffer – hedgerow 6-feet in height and canopy trees – required adjacent to residential zones. [Attachment B, pg. 10]  Transitional height standards that reduce the allowed height within 50-feet of the abutting residential zone. [Attachment B, pg. 9]  Wider interior setbacks adjacent to residential zones [Attachment B, pg. 15] 5. Diversify the land uses with the introduction of small scale commercial/ retail.  Allow small scale, supportive retail commercial uses with the intent of reducing the vehicular burden on employees to drive out of the area for lunch or quick errands. [Attachment B, pg. 8 (note 4)] 6. Clarify regulations for code users  Removal of “business park” requirements. This was an obscure set of regulations that required master planning across varied ownerships and precluded the diversification of uses. E-2 MIXED USE EMPLOYMENT ZONE The proposed new E-2 Mixed Use Employment zone will implement the Light-Medium Industrial plan designation. Its first application is proposed in two places along the West Eugene EmX Extension route. The first location is near the intersections of Chambers and Garfield Streets with West 6th and West 7th Avenues. The other proposed application is on the north side of West 11th Avenue west of Bailey Hill Road, and surrounding the intersection of West 11th Avenue and Bertelsen Road. The E-2 zone is based on the same concept as the existing C-4 Commercial/Industrial zone; however, based on public comment and Planning Commission direction, primarily commercial development is permitted and expected along the arterial roadways. As a part of this project, the C-4 zone will be entirely replaced with the E-2 zone. The following provides a list of highlights of the E-2 zone, and a page reference to the code language in Attachment B. E-2 Zone Highlights 1. Do no harm to existing businesses and allow adaptive reuse of existing buildings.  Retain all allowed uses from I-2 and C-4 to avoid creating non-conformities. [Attachment B, pg. 3-8]  Development standards explicitly apply to new development only. [Attachment B, pg. 8 (note 2), pg. 13] 2. Allow a mixture of commercial and industrial uses to occur through redevelopment.  Properties with frontage on an arterial roadway are allowed up to 30,000 square feet of retail/ commercial development. [Attachment B, pg. 8 (note2)] 3. Provide clarity and consistency in development standards. 3 PC Agenda - Page 3   To the greatest degree possible, the E-2 standards emulate those found elsewhere in the code, particularly the commercial base zone standards. [Attachment B, pg. 1, 8, 10-11] 4. Provide pedestrian friendly and transit supportive development standards.  Existing commercial standards are applied to the E-2 zone, thereby placing development near the front property line, and parking at the side or rear, thereby creating a more visually pleasing and functional street design along the transit corridor, as redevelopment occurs over time. [Attachment B, pg. 3-8] 5. Planning Commission direction: Coordinate planning and street design elements with the EmX extension.  Planning staff has analyzed LTD’s proposed West 11th Avenue cross sections and associated right-of-way widths. The currently proposed front setbacks in the E-2 zone are 10 feet minimum and 15 feet maximum, but this is a starting point for discussion as analysis of the properties along the corridor continues. The setback proposal is larger than that required in C-2, the predominant zone along West 11th Avenue, and is intended to preclude building placement too close to the anticipated needed right-of-way, including EmX lanes. It is important to note that these setbacks would apply within the base zone. In the future, as corridor planning continues to implement the Envision Eugene Key Transit Corridor strategy, more detailed analysis could recommend different setbacks for this corridor. [Attachment B, pg. 9, 10-11] I-2 LIGHT-MEDIUM INDUSTRIAL & I-3 HEAVY INDUSTRIAL The I-2 Light-Medium Industrial and I-3 Heavy Industrial zones are found primarily in west Eugene and the Industrial Corridor (Highway 99 North). The most common issues raised during the initial public outreach focused on allowing more support uses while preserving industrial lands for true industrial uses. Thus, there are few amendments proposed in the I-2 and I-3 zones: the changes more clearly allow manufacturers in I-2 and I-3 to sell their wares on-site, and the changes remove uses that are not consistent with the industrial purpose of the zone. The following provides a list of highlight of the changes, and a page reference to the code amendment in Attachment B. I-2 and I-3 Code Update Highlights 1. Clarity in regulations for on-site sales of goods manufactured on-site.  Past attempts to accommodate requests for on-site sales relied upon case-by-case interpretations. That is addressed with a specific percentage (30%) proposed for the amount of retail allowed per development site. [Attachment B, pg. 8(note 3)] 2. Deletion of select non-industrial uses in I-2.  In the current code draft, several uses are proposed for removal: ballet, dance, martial arts and gymnastics school/ academy/ studio; church, synagogue, and temple; Library; Athletic facility and sports club; Theater; Handcraft industries, Residential treatment center; Motorcycle sales/ rental/ service; and offices [Attachment B, pg. 3-8]. While removal of these uses would prevent further use of industrial lands for these non-industrial purposes, the effect is minor, and staff have heard from several business owners since the public notice was mailed that ballet, 4 PC Agenda - Page 4  dance, martial arts, gymnastics, theaters, and athletic facilities should remain as conditional uses in the I-2 zone. Therefore, staff recommends placing these uses back in the code as conditional in the next version of the draft code language. 3. Deletion of select non-industrial uses in I-3.  Library; Theater; Handcraft industries; Structured Parking not related to a primary use; Mortuary; Photographer’s studio; and Picture framing and glazing are proposed for removal. [Attachment B, pg. 3-8] 4. Diversify uses in I-2 to provide small scale retail/ commercial uses that are supportive of surrounding employment activities.  Proposal to add restaurants, delis, bars and taverns, banks, convenience store, and day care up to 5,000 square feet per development site. [Attachment B, pg. 3-8, 8 (note 4)] PUBLIC NOTICE AND STAKEHOLDER INVOLVEMENT Stakeholder Input Planning staff has conducted numerous stakeholder interviews with industrial property owners, commercial real estate brokers, and design professionals that have worked with the existing Code. The proposed Code amendments were informed by those interviews. Planning staff asked several local professionals to review the proposed code amendments while they were being developed. The following individuals volunteered to assist with code review:  John Brown, Real Estate Broker, Evans Elder & Brown  Anne DeLaney, Architect, Bergsund DeLaney Architecture & Planning  Brent McLean, Principal Broker, Eugene Industrial Real Estate  Kristen Taylor, Planner/ Sr. Project Manager, TBG Architects + Planners These individuals reviewed the proposals, recommended edits, and shared insights on how the market may, or may not, respond to the changes. This professional external input complemented the feedback from internal PDD staff, who reviewed the proposed language to ensure it would function as intended. This review will continue as additional public input is received through the hearing process. Public Notice and Neighborhood Contacts In accordance with state law and local Eugene Code requirements, Planning staff sent notice of the November 5th Planning Commission public hearing and Measure 56 notice, which explains proposed changes in permitted uses. To date, the majority of respondents have been seeking additional information or asking for clarification in the process. Staff has received more than 20 phone calls and emails, and most have been supportive of the proposed changes. Comments about the potential removal of certain uses in the E-1 and I-2 zones have been received, as noted above. A Frequently Asked Questions (FAQ) Sheet is available on the website. (Attachment C). In addition to the required noticing procedures, Planning staff contacted the chairperson of the adjacent neighborhood associations – Churchill, Far West, Jefferson Westside, Whiteaker, and Northeast Neighbors – to offer an informational meeting. To date, we have heard from 5 PC Agenda - Page 5 individual residents in those neighborhoods who received notice of the proposed zone changes, but there have been no requests to meet from the official neighborhood boards. NEXT STEPS The public hearing on the Employment and Industrial Zone code amendments and associated proposed zone changes is scheduled for Tuesday, November 5, 2013 at 6:00pm. The Planning Commission will hold subsequent deliberation sessions. ATTACHMENTS A. West Eugene and Chad Drive Proposed Zoning Maps B. DRAFT Employment and Industrial Zone code amendments (V2, 10-20-13) C. Frequently Asked Questions Sheet FOR MORE INFORMATION Terri Harding 541-682-5635 or terri.l.harding@ci.eugene.or.us Zach Galloway 541.682.5485 or zach.a.galloway@ci.eugene.or.us www.envisioneugene.org > implementation projects > economic development strategies 6 PC Agenda - Page 6  Attachment A PC Agenda - Page 7 PC Agenda - Page 8 PC Agenda - Page 9  Attachment B 1 Definitions 2 3 9.0500 Definitions. As used in this land use code, unless the context requires otherwise, 4 the following words and phrases mean: 5 6 … 7 8 Recycling – Deconstruction, Reuse, Resale. A facility that takes in common 9 household goods or home furnishings, and then disassembles or repurposes the 10 products for reuse or resale. Compared to traditional manufacturing uses, this use 11 does not utilize raw materials, is not reliant upon national rail or truck shipping 12 routes, and conducts the majority of operations indoors. 13 14 … 15 16 Wholesale. Establishments engaged in receipt, storage, and distribution of goods by 17 truck, rail, or air to retailers and other wholesale vendors, but do not involve direct 18 sale to the public. 19 20 21 … 22 23 24 Page 1 (V2: 10-20-14) PC Agenda - Page 10  1 Employment and Industrial Zones 2 3 9.2400 Purpose of E-1 Campus Employment Zone. The purpose of the E-1 Campus 4 Employment zone is to implement the Campus Industrial designation of the Metro 5 Plan by providing large areas for a variety of light industrial and office-based 6 scientific, medical, research and development, or other professional firms to locate 7 in a campus-like setting. In general, this zone is designed for firms that will help 8 achieve economic diversification objectives and that typically have a large number 9 of employees per acre, or high employment density. The activities of such firms do 10 not generate offensive external impacts and usually do not tolerate substantial 11 noise, pollution, or vibration from surrounding uses. The “campus” setting is 12 characterized by enhanced landscaping, pedestrian amenities, and unique 13 architectural design. Provision is also made for small- -scale complementary 14 commercial uses that primarily serve employees in the area and are preferably part 15 of a mixed-use development. 16 17 9.2405 Purpose of E-2 Mixed Use Employment Zone. The purpose of the E-2 Mixed Use 18 Employment zone is to implement the Light-Medium Industrial designation of Metro 19 Plan by providing areas for a mixture of compatible employment opportunities – both 20 industrial, office, and commercial – that benefit from multi-modal transportation 21 access. The zone is generally sited along key transit corridors with existing 22 commercial and industrial businesses. It is intended to provide a wide range of 23 permitted uses, while creating a transit-supportive, pedestrian friendly corridor. 24 25 9.2410 Purpose of I-2 Light-Medium Industrial Zone. The purpose of the I-2 Light- 26 Medium Industrial zone is to implement the Light-Medium Industrial designation of 27 the Metro Plan by providing areas to serve a wide variety of manufacturing and 28 other industrial activities with controlled external impacts in locations designated for 29 Light-Medium Industrial in the Metro Plan. These types of industries are often 30 involved in the secondary processing of materials into components, the assembly of 31 components into finished products, transportation, communication and utilities, 32 wholesaling, and warehousing. The external impact from these uses is generally 33 less than Heavy Industrial, and transportation needs are often met by truck. 34 Activities are generally located indoors, although there may be some outdoor 35 storage. Supporting offices and small-scale commercial uses that serve employees 36 in the immediate area are permitted. 37 38 9.2420 Purpose of I-3 Heavy Industrial Zone. The purpose of the I-3 Heavy Industrial 39 zone is to implement the Metro Plan by providing areas to serve a range of 40 manufacturing uses including those involved in the processing of large volumes of 41 raw materials into refined products and/or industrial uses that have significant 42 external impacts. In general, these areas are designated for heavy industry in the 43 Metro Plan. Heavy industrial uses often have transportation needs that include both 44 rail and truck. Less intensive industrial uses that are permitted in the Light-Medium 45 Industrial zone are also permitted. 46 47 9.2430 Employment and Industrial Zone Siting Requirements. In addition to the 48 approval criteria in EC 9.8865 Zone Change Approval Criteria, the following siting 49 requirements apply: Page 2 (V2: 10-20-14) PC Agenda - Page 11  1 (1) E-1 Campus Employment. This zone is limited to areas designated Campus 2 Industrial in the Metro Plan. 3 (2) E-2 Mixed Use Employment. This zone is limited to areas designated Light- 4 Medium Industrial in the Metro Plan and those that meet all of the following 5 minimum siting requirements: 6 (a) Area is characterized by a mix of industrial and commercial 7 development. 8 (b) Located along, with or without frontage on, a key transit corridor or 9 arterial roadway. 10 (c) Contiguous to parcels currently zoned E-2 or C-2 Community 11 Commercial. 12 (3) I-2 Light-Medium Industrial. This zone is limited to areas designated Light- 13 Medium Industrial in the Metro Plan and those that meet all of the following 14 minimum siting requirements: 15 (a) Access to arterial streets without undue negative impact on residential 16 streets. 17 (b) No more than 5 acres. 18 (c) Sufficient street frontage to accommodate structures, parking, and 19 access in character with adjacent non-industrial properties. 20 (4) I-3 Heavy Industrial. This zone is limited to areas designated either Heavy 21 Industrial or Special Heavy Industrial in the Metro Plan. 22 23 9.2450 Employment and Industrial Zone Land Use and Permit Requirements. The 24 following Table 9.2450 Employment and Industrial Zone Land Use and Permit 25 Requirements identifies those uses in the Industrial Zones that are: 26 (P) Permitted. 27 (SR) Permitted, subject to an approved site review plan or an approved final 28 planned unit development. 29 (C) Subject to a conditional use permit or an approved final planned unit 30 development. 31 (S) Permitted, subject to the Special Development Standards for Certain Uses 32 beginning at EC 9.5000. 33 (#) The numbers in ( ) in the table are uses that have special use limitations that 34 are described in EC 9.2451. 35 36 The examples listed in Table 9.2450 are for informational purposes and are not 37 exclusive. Table 9.2450 does not indicate uses subject to Standards Review. 38 Applicability of Standards Review procedures is set out at EC 9.8465. 39 Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Accessory Uses Accessory Uses. Examples include administration P P P P offices, and storage and distribution incidental to the primary use of the site. Agricultural, Resource Production and Extraction Horticultural Uses. Examples include field crops, P P P orchards, berries, and nursery or flower stock. Mineral Resource Mining, Recovery, Stockpiling, SR SR Processing (excluding smelter or ore reduction) Eating and Drinking Establishments Page 3 (V2: 10-20-14) PC Agenda - Page 12  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Bar and Tavern P(4) P(2) P(4) Delicatessen P(4) P(2) P(4) Restaurant P(4) P(2) P(4) Specialty Food and Beverage. Examples include bagel, P(4) P(2) P(4) candy, coffee, donut, and ice cream stores. Education, Cultural, Religious, Social and Fraternal Artist Gallery/Studio P P P Ballet, Dance, Martial Arts, and Gymnastic P School/Academy/Studio Church, Synagogue, and Temple, including associated P residential structures for religious personnel Club and Lodge of State or National Organization P P P Library P P Museum P P School, Business or Specialized Educational Training P P P P (excludes driver instruction) School, Driving (including use of motor vehicles) P P Entertainment and Recreation Amusement Center (Arcade, pool tables, etc.) P(2) Athletic Facility and Sports Club P(4) P(2) Bowling alley P(2) Golf Course, Miniature Indoor and Outdoor P(2) Race Track, including drag strip and go-cart tracks C C Theater, Live Entertainment and Motion Picture P(2) Financial Services Automated Teller Machine (ATM) P P P P Bank, Savings and Loan Office, Credit Union P(4) P(2) P(4) Government Government Services, not specifically listed in this or any P P P P other uses and permit requirements table. An example could include: a fire station. Information Technology Services Computer Networking (includes services and technical P P P support center) E-commerce (includes call centers, online sales & P P P shipping, and business-to-business services) Internet and Web Site (includes services and technical P P P support center) Software Development (includes services and technical P P P support center) Lodging Homeless Shelter in Existence as of January 1, 1984 S (See EC 9.5300) Homeless Shelter Not in Existence as of January 1, 1984 C C C Hotel, Motel, and similar business providing overnight P accommodations Manufacturing (Includes processing, assembling, packaging, and repairing) Apparel, Clothing, and other finished products made from P P P fabrics, wool, yarn and similar materials Asphalt Mixing and Batching/Concrete Mixing and SR SR Batching Page 4 (V2: 10-20-14) PC Agenda - Page 13  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Chemical, Drug, Cosmetics, and Related Products P P P P Cleaning and Dyeing Plant P P P Concrete, Gypsum, and Plaster Products P P P Contractor’s Storage Yard P P P Electronic and Communication Components, Systems, P P P P Equipment, and Supplies, includes computers and semi- conductors Explosives, includes manufacturing C Food and Beverage Products P P P Furniture and Fixtures P P P Glass Products P P P Leather Products P P P Lumber and Wood Products P P P Machinery P P P Measuring, analyzing, and controlling instruments and P P P P time pieces Metal Products Fabrication, machine/welding shops(no P P P blast furnaces) Motion Picture Production, Distribution, and Allied P P P P Services Motor Vehicles and Transportation Equipment P P P Paints and Allied Products P P P Paper and Allied Products P P P Photographic and Copying Equipment P P P P Precision Testing, Medical, Optical, Surgical, and Dental P P P P Goods Recycling – Deconstruction, Reuse, Resale P P P Recycling – composting, facilities requiring DEQ permit P P P Recycling – large collection facility P Recycling – reverse vending machine P P P Recycling – scrap and dismantling yard (includes vehicle P wrecking and salvage) Recycling – small collection facility (See EC 9.5650) S S P Rubber and Plastic Products P P P Signs and Advertising Displays P P P Slaughterhouse and Rendering Plant (indoor only) P Stone, Cut Stone, and Clay Products P P P Textiles P P P Medical, Health, and Correctional Services Blood bank P Correctional Facility, excluding Residential Treatment C C C C Center Clinic or other Medical Health Treatment Facility P P (including mental health) Drug Treatment Clinic - Non-Residential P(5) P(5) P(5) Hospital P P Laboratory, includes medical, dental, and x-ray. In the E- P P 1 zone, the use shall directly serve manufacturers, or other industrial or commercial enterprises, but exclude services offered on premises to the general public other than on an incidental basis. Page 5 (V2: 10-20-14) PC Agenda - Page 14  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Residential Treatment Center C C Motor Vehicle Related Uses Car Wash P(2) Motor vehicle Sales/Rental/Service, excluding P recreational vehicles and heavy trucks Motorcycle Sales/Rental/Service P Parking Area not directly related to a primary use on the P P P same development site Parts Store P(2) Recreational Vehicle and Heavy Truck, P(2) P P Sales/Rental/Service Repair, includes paint and body shop P(2) P P Service Station, includes quick servicing P(2) P P --Only permitted if property is located over one-half mile by motor vehicle travel from commercially zoned land. Structured Parking, up to two levels not directly related to P P P a primary use on the same development site Structured Parking, three or more levels not directly P P P related to a primary use on the same development site Tires, Sales/Service P(2) P P Transit, Neighborhood Improvement P P P P Transit Park and Ride, Major or Minor P P P P Transit Station, Major or Minor P P P P Trucking Terminal P P Office Uses Administrative, General, and Professional Offices P P Scientific and Educational Research Center P P P P Personal Services Barber, Beauty, Nail, Tanning Shop P(4) P(2) P(4) Day Care Facility (Not associated with a residence) P(4) P(2) P(4) Dry Cleaner P(4) P(2) Film, drop-off/ pick-up P(4) P(2) Locksmith shop P(4) P(2) P Laundromat P(4) P(2) Mailing and Package service P(4) P(2) P Shoe repair shop P(4) P(2) P Tailor shop P(4) P(2) Residential Dwellings One-family dwelling P(1) P(1) P(1) P(1) Trade (Retail and Wholesale) Agricultural Machinery Rental/Sales/Service P(2) P P Appliance Sales/Service P(2) Bicycle Rental/Sales/Service P(4) P(2) Boat and Watercraft Sales/Service P P Book Store P(4) P(2) Building Materials and Supplies P P Computer Store P(4) P(2) Convenience Store P(4) P(2) P(4) Drug Store (excluding Drug Treatment Center) P(4) P(2) Electrical Appliances and Supplies P(4) P(2) Page 6 (V2: 10-20-14) PC Agenda - Page 15  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Equipment, Light, Rental/Sales/Service P(2) P P Equipment, Heavy, Rental/Sales/Service- includes truck P(2) P P and tractor sales Fabric Store P(2) Floor Covering Store P(2) Furniture and Home Furnishings Stores P(2) Garden Supply/Nursery, includes feed and seed store P(2) P General Merchandise (includes supermarket and P(2) department store) Hardware/Home Improvement Store P(2) Healthcare Equipment and Supplies P(4) P(2) Liquor Store P(2) Manufactured Dwelling Sales/Service/Repair P(2) P P Office Equipment and Supplies P(4) P(2) Plumbing Supplies P(2) P P Retail trade when secondary, directly related, and limited P(3) P(3) P(3) P(3) to products manufactured, repaired, or assembled on the development site Storage Facility, Household/Consumer Goods P(2) P P Specialty Store (an example includes a gift store) P(2) Toy and Hobby Store P(2) Video Store P(2) Wholesale, Warehousing, and Distribution P P P P Utilities and Communication Amateur Radio Antenna Structure (See EC 9.5050) S S Broadcasting Studio, Commercial and Public Education P P P Electrical Substation, must meet landscape standards in P P P P EC 9.6210(3) High Screen Landscape Standard (L-3) unless fully enclosed within a building or approved through a Type II procedure that shows low visual impact. Fiber Optic Station, must meet landscape standards in SR P P P EC 9.6210(3) High Screen Landscape Standard (L-3) unless fully enclosed within a building or approved through a Type II procedure that shows low visual impact. Pump Station, well head, non-elevated reservoir, and SR P P P other water or sewer facilities, must meet landscape standards in EC 9.6210(3) High Screen Landscape Standard (L-3) unless fully enclosed within a building or approved through a Type II procedure that shows low visual impact. Telecommunication Tower or Facility (See EC 9.5750) S S S S Water Reservoir, elevated above ground level SR SR SR SR Other Commercial Services Building Maintenance Services P(4) P(2) P P Catering Services P(4) P(2) Crematoria P P Collection Center, Collection of Used Goods (See EC S P P 9.5150) Garbage Dump, Sanitary Land Fill C C Page 7 (V2: 10-20-14) PC Agenda - Page 16  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Heliport and Helistop C C Kennel C C Mortuary P(2) Photographers’ Studio P(2) P(4) Picture Framing and Glazing P(2) P(4) Printing, Blueprinting and Duplicating P(4) P(2) P P Publishing Service P(4) P(2) P P Temporary Activity (See EC 9.5800) S S S S Train Station P P P Upholstery Shop P(2) Veterinarian Service P(2) 1 2 3 9.2451 Special Use Limitations for Table 9.2450. 4 (1) Residential standards. In all employment and industrial zones, one dwelling 5 unit is allowed per development site. That unit may be contained within the 6 primary structure on-site or it may be an external, stand-alone unit that if it 7 meets the following criteria: 8 (a) Unit is not located between the primary structure and the front property 9 line, and, 10 (b) Unit is generally sited behind the primary structure. 11 (2) Eating and Drinking, Financial, Personal Services, and Trade Allowance 12 in E-2. On lots with frontage on a key transit corridor or arterial roadway, the 13 uses shall be allowed up to 30,000 s.f. per development site. This square 14 footage limitation shall apply only to new development, and it should not 15 preclude reuse of existing buildings. 16 (3) Eating and Drinking, Financial, Personal Services, and Trade Allowances 17 accessory and directly related to the primary use in E-1, E-2, I-2, and I-3. 18 When accessory and directly related to the primary use, commercial uses can 19 comprise up to 30 percent of the total square footage on the development site. 20 The primary, employment and industrial use must comprise no less than 70% 21 of the total square footage. 22 (4) Eating and Drinking, Financial, Personal Services, and Trade Allowances 23 independent from the primary use in E-1 and I-2. These uses shall not 24 exceed the following square footage limitations. 25 (a) In the E-1 Campus Employment zone, the uses can comprise up to 20 26 percent of the total square footage of all buildings on a development 27 site. 28 (b) In the I-2 Light Industrial zone, the uses can comprise up to 5,000 s.f. 29 on development sites with frontage on a key transit corridor or arterial 30 roadway. 31 (5) Drug Treatment Clinic - Non-Residential. Use is permitted on property 32 located within a quarter mile of a transit route. 33 34 35 9.2460 Employment and Industrial Zone Development Standards. 36 (1) Intent. The employment and industrial zone development standards are 37 intended to achieve the following: 38 (a) Improve the quality and appearance of business and industrial Page 8 (V2: 10-20-14) PC Agenda - Page 17  1 development in the city. 2 (b) Ensure that such development is compatible with adjacent development 3 and is complementary to the community as a whole. 4 (c) Encourage crime prevention through environmental design, decrease 5 opportunity for crime, and increase user perception of safety. 6 (d) Increase opportunities for use of alternative modes of transportation. 7 (e) Regulate the intensity of uses allowed on a site. 8 (f) Promote streetscapes that are consistent with the desired character of 9 the various employment and industrial zones. 10 (g) Promote safe, attractive, and functional pedestrian circulation systems in 11 employment and industrial areas with high employment densities. 12 (2) Application of Standards. In addition to applicable provisions contained 13 elsewhere in this land use code, the development standards listed in Table 14 9.2460 Employment and Industrial Zone Development Standards shall apply 15 to all development in the employment and industrial zones. In cases of 16 conflict, the standards specifically applicable in employment and industrial 17 zones shall apply. 18 Table 9.2460 Employment and Industrial Zone Development Standards E-1 E-2 I-2 I-3 Maximum Building Height (1) 80 feet 80 feet None None Minimum Front Yard Setback (2)(4) 20 feet 10 feet 0 feet 0 feet Maximum Front Yard Setback 15 feet Minimum Interior Yard Setback Abutting any zone except residential or park and open space (2) 0 feet 0 feet 0 feet 0 feet Abutting residential or park and open space zone (2) 20 feet 20 feet 20 feet 20 feet Minimum Landscape Standard abutting a residential zone High High High Wall High Wall (3) Screen Screen Minimum Landscape Area (3) 20% 10% Some (3) Some (3) On-Site Pedestrian Requirements (5) Yes Yes No No Fences (6) Outdoor Storage Areas (7) Outdoor Merchandise Display (8) Garbage Screening (9) Utilities (10) Drive Through Facilities (11) Delivery and Loading Facilities (12) 19 20 21 9.2461 Special Development Standards for Table 9.2460. 22 (1) Building Height. Buildings in employment and industrial zones are subject to 23 the general height regulations contained in: 24 (a) EC 9.6715 Height Limitation Areas; 25 (b) EC 9.6720 Height Exceptions for Roof Structures and Architectural 26 Features; and 27 (c) Subject to the limitations in (a) and (b) of this subsection, in the E-1 and 28 E-2 zones, no portion of a building located within 50 feet of a residential 29 zone shall exceed the maximum building height permitted in the Page 9 (V2: 10-20-14) PC Agenda - Page 18  1 abutting residential zone. 2 (2) Exceptions. Exceptions to the general setbacks stated in Table 9.2460 3 Employment and Industrial Zone Development Standards are contained in the 4 following: 5 (a) EC 9.6745 Setbacks - Intrusions Permitted. 6 (b) EC 9.6750 Special Setback Standards. 7 (3) Landscape Standards. 8 (a) Minimum Landscape Area Required. 9 1. In E-1, a minimum of 20 percent of the development site shall be 10 landscaped with living plant materials. All required landscaping 11 shall comply with landscape standards beginning at EC 9.6200 12 Purpose of Landscape Standards. Any required landscape, such 13 as for required front or interior yard setbacks, or off-street parking 14 areas, shall apply toward any development site area landscape 15 requirement. 16 2. Minimum landscape area requirements do not apply to 17 developments in I-2 and I-3 zones except as associated with 18 parking lot landscape and off-street loading requirements. 19 (b) Landscaping in Front Yard Setbacks. 20 1. In E-1, required front yard setbacks along arterial streets shall be 21 provided with landscaping that complies, at a minimum, with the 22 standards in EC 9.6210(7) Massed Landscape Standard (L-7). 23 Front yard setbacks along collector or local streets shall be 24 provided with landscaping that complies, at a minimum, with the 25 standards in EC 9.6210(1) Basic Landscape Standard (L-1). The 26 required landscaping may be pierced by pedestrian and vehicular 27 access ways. 28 2. In the E-2, I-2 and I-3, required front yard setbacks shall be 29 provided with landscaping that complies, at a minimum, with the 30 standards in EC 9.6210(1) Basic Landscape Standard (L-1). The 31 required landscaping may be pierced by pedestrian and vehicular 32 access ways. 33 (c) Landscaping in Interior Yard Setbacks Abutting Residential Zones. 34 1. In E-1 and E-2, required interior yard setbacks adjacent to a 35 residential zone shall be provided with landscaping that is at least 36 10 feet in width and complies, at a minimum, with the standards in 37 EC 9.6210(3) High Screen Landscape Standard (L-3). 38 2. In the I-2 and I-3, required interior yard setbacks adjacent to a 39 residential zone shall be provided with landscaping that is at least 40 10 feet in width and complies, at a minimum, with the standards in 41 EC 9.6210(4) High Wall Landscape Standard (L-4). 42 (d) Street Trees. Street tree requirements are specified in EC 7.280 Street 43 Tree Program - Policies, Standards, Procedures. 44 (4) Front Yard Setbacks and Building Orientation. The front yard setbacks 45 stated in Table 9.2460 Employment and Industrial Zone Development 46 Standards, shall apply only to new buildings and any building addition that 47 increases the length of the building facade facing a street by at least 100%. In 48 addition, all new buildings and the portion of the development site specifically 49 affected by the new building are subject to the requirements of this 50 subsection. 51 (a) In the E-2 zones, a minimum of 25% of all street facing facades must be Page 10 (V2: 10-20-14) PC Agenda - Page 19  1 built within the specified front yard setback. 2 (b) In the E-2 zone, vehicular parking and circulation is not permitted 3 between the street and the portion of the building that is used to comply 4 with this subsection. 5 (c) In the E-1 and E-2 zones, buildings fronting on a street must provide a 6 main entrance facing the street on the facade of the building located 7 within the specified front yard setback. 8 (d) The requirements of (a) through (c) do not apply to developments in the 9 I-2 and I-3 zones. 10 (5) Pedestrian Circulation. Pedestrian facilities are required in E-1 and E-2 as 11 specified in EC 9.6730 Pedestrian Circulation On-Site of this land use code. 12 On-site pedestrian facilities are not required in I-2 or I-3, except when uses 13 permitted by EC 9.2451 (2) and (3) are present. 14 (6) Fences. 15 (a) Types. The type of fence, wall, or screen used in any situation is limited 16 only by specific requirements stated in the landscape standards 17 beginning at EC 9.6200 Purpose of Landscape Standards. The 18 standards apply to walls, fences, and screens of all types including 19 open, solid, wood, metal, wire, masonry or other material. Use of 20 barbed wire and electric fencing is regulated in EC 6.010(d) Fences. 21 Chain link fencing is prohibited withinE-1. 22 (b) Location and Heights. 23 1. Fences up to 42 inches in height are permitted within the front 24 yard setback. 25 2. Fences up to 8 feet high are permitted in the interior yard 26 setbacks. 27 3. The height of fences that are not in required setback areas is the 28 same as the regular height limits of the zone. 29 4. Fences must meet the standards in EC 9.6780 Vision Clearance 30 Area. 31 (7) Outdoor Storage Areas. 32 (a) Outdoor storage is permitted in all employment and industrial zones. 33 The setback and landscaping standards for outdoor storage areas are 34 stated in Table 9.2461(8) Outdoor Storage and Display-Setbacks and 35 Landscaping. 36 (8) Outdoor Merchandise Display. Outdoor display of goods is permitted in all 37 employment and industrial zones except E-1. The setbacks and landscaping 38 standards for outdoor merchandise display are stated in Table 9.2461(8) 39 Outdoor Storage and Display-Setbacks and Landscaping. 40 Table 9.2461(9) Outdoor Storage and Display-Setbacks and Landscaping E-1 E-2 I-2 I-3 Outdoor Storage Adjacent to a street. Permitted: Yes Yes Yes Yes Setback: 20 feet 15 feet 10 feet 10 feet Landscape: Low Screen Low Screen High Screen High Screen Landscape Landscape Landscape Landscape Standard – Standard – Standard – Standard – (L-2) (L-2) (L-3) (L-3) Page 11 (V2: 10-20-14) PC Agenda - Page 20  Table 9.2461(9) Outdoor Storage and Display-Setbacks and Landscaping E-1 E-2 I-2 I-3 Adjacent to a Permitted: Yes Yes Yes Yes commercial or industrial Setback: 10 feet 10 feet None None zone. Landscape: Low Screen Low Screen Screening None Landscape Landscape Fence Standard – Standard – Landscape (L-2) (L-2) Standard – (L-5) Adjacent to a Permitted: Yes Yes Yes Yes residential or park and Setback: 10 feet 10 feet 10 feet 10 feet recreation zone. Landscape: High Screen High Screen High Wall High Wall Landscape Landscape Landscape Landscape Standard – Standard – Standard – (L- Standard – (L-3) (L-3) 4) (L-4) Outdoor Display Adjacent to a street. Permitted: No Yes Yes Yes Setback: 10 feet 10 feet 10 feet Landscape: Low Screen Low Screen Low Screen Landscape Landscape Landscape Standard – Standard – Standard – (L-2) (L-2) (L-2) Adjacent to a Permitted: No Yes Yes Yes commercial or industrial Setback: 10 feet None None zone. Landscape: Low Screen None None Landscape Standard – (L-2) Adjacent to a Permitted: No No No No residential or park and recreation zone. 1 2 (9) Garbage Screening. In all zones except I-3 Heavy Industrial, garbage 3 collection areas must be screened so as to meet the standards of subsections 4 (a) and (b) below. Trash receptacles for pedestrian use are exempt from 5 these requirements. 6 (a) Required screening shall comply with one of the following: 7 1. EC 9.6210(3) High Screen Landscape Standard (L-3). 8 2. EC 9.6210(4) High Wall Landscape Standard (L-4). 9 3. EC 9.6210(5) Partial Screen Fence Landscape Standard (L-5). 10 (b) Garbage collection areas shall not be located within required setback 11 areas or within required landscape areas associated with parking areas. 12 (10) Utilities. Within E-1 Campus Employment and E-2 Mixed Use Employment, 13 all utilities on the development site shall be placed underground, unless 14 adjusted pursuant to the provisions of EC 9.8030(5) of this land use code. 15 Undergrounding of utilities is not required in I-2 and I-3. This provision does 16 not apply to temporary uses on a development site. This requirement is 17 satisfied if the applicant verifies in writing that utilities will be placed 18 underground concurrent with a planned future development to occur within 12 19 months. Exceptions shall be made for such features as pad mounted 20 transformers, switch cabinets, back flow prevention devices and closures 21 needed to safely operate and maintain utility systems. 22 (11) Drive-Through Facilities. Page 12 (V2: 10-20-14) PC Agenda - Page 21  1 (a) Application. The following regulations apply to all uses that have drive 2 through facilities including new developments, the addition of drive- 3 through facilities in existing developments, and the relocation of an 4 existing drive-through facility. 5 (b) Exceptions/ Prohibitions. Drive-through facilities for eating and drinking 6 establishments are not permitted in E-1. Drive-through facilities are not 7 permitted in I-2 or I-3. 8 (c) Service Areas Setback and Landscaping. Service areas and stacking 9 lanes must be set back a minimum of 10 feet from all lot lines. Front 10 yard setbacks shall be provided with landscaping that complies, at a 11 minimum, with the standards in EC 9.6210(2) Low Screen Landscape 12 Standard (L-2). Interior yard setbacks shall be provided with 13 landscaping that complies, at a minimum, with the standards in EC 14 9.6210(3) High Screen Landscape Standard (L-3). 15 (d) Driveway Entrances. All driveway entrances, including stacking lane 16 entrances, must be at least 100 feet from an intersection, as measured 17 along the property line from the tangent point of a corner radius and the 18 closest edge of a driveway. 19 (e) Pedestrian access in E-1 and E-2. Direct pedestrian access shall be 20 provided from the public right of way to the primary entrance. Drive 21 aisles for vehicular circulation are not permitted between the street and 22 primary entrance. 23 (f) Stacking Lanes. Design of stacking lanes shall conform with the 24 requirements of EC 9.6420 Parking Area Standards. 25 (g) Adjustments. Adjustments to the standards stated in this subsection 26 may be made based on criteria at EC 9.8030(2) Setback Standards 27 Adjustment. 28 (12) Delivery and Loading Facilities. 29 (a) Delivery and loading areas are not permitted in required setback areas. 30 (b) On lots abutting parcels zoned for residential development, delivery and 31 loading facilities shall be setback a minimum of 20 feet from property 32 lines with required setbacks landscaped to at least the standards in EC 33 9.6210(4) High Wall Landscape Standard (L-4). 34 35 9.2463 Employment and Industrial Zone Development Standards - Large Facilities. 36 (1) Description and Purpose. The purpose of these regulations is to: 37 (a) Improve the appearance and function of large employment 38 developments, while maintaining compatibility with adjacent property. 39 (b) Create an attractive streetscape with a strong building presence on 40 existing and future streets. 41 (c) Support all modes of transportation and improve pedestrian safety, 42 comfort, and convenience. 43 (d) Promote human-scale site and building design with attention paid to 44 visual detail. 45 (2) Application of Standards. In addition to the standards of EC 9.2460 46 Employment and Industrial Zone Development Standards, all of the standards 47 in this section apply to any new building in the E-1 Campus Employment and 48 E-2 Mixed Use Employment zones with 25,000 square feet or more of floor 49 area in a permitted employment or industrial use and the portion of the 50 development site specifically affected by the new building. 51 (3) Exemption. That portion of a building that contains warehouse and Page 13 (V2: 10-20-14) PC Agenda - Page 22  1 manufacturing space is exempt from subsection (6), below. 2 (4) Building Entrances. 3 (a) All building sides that face an adjacent street shall feature at least one 4 customer entrance. (For examples, see Figure 9.2173(3)) 5 (b) Where a building faces more than two adjacent streets, excluding those 6 with limited access, this requirement shall apply only to two sides of the 7 building. 8 (c) Corner entrances, placed at an angle of up to 45 degrees from the 9 primary street, as measured from the street lot line, may be substituted 10 for separate entrances required under subsection (b), above. (For 11 examples, see Figure 9.2173(3)) 12 (5) Off-Street Parking. 13 (a) A drive aisle and single row of parking may be located between the front 14 façade and the primary adjacent street. Vehicle use area is subject to 15 front setbacks. 16 (6) On-Site Pedestrian Circulation. In addition to the standards set forth in EC 17 9.6730 Pedestrian Circulation On-Site, the following standards shall apply to 18 large facilities: 19 (a) A continuous internal pedestrian walkway, no less than 5 feet in width, 20 shall be provided from the public sidewalks or right-of-way to all 21 customer entrances of all buildings on the development site, and to all 22 public sidewalks and paths abutting the development site. 23 (b) Sidewalks, no less than 5 feet in width, shall be provided along the full 24 length of building walls and shall be located at least 6 feet from the wall 25 of the building to provide planting beds for foundation landscaping, 26 except where features such as arcades or entryways are part of the 27 facade. 28 (c) All on-site pedestrian walkways located in vehicle use areas shall be 29 distinguished from driving surfaces through the use of durable, low 30 maintenance surface materials such as pavers, bricks, or scored 31 concrete to enhance pedestrian safety and comfort, as well as the 32 attractiveness of the walkways. 33 (7) Exterior Wall Articulation, Facades, and Ground Floor Windows. 34 (a) Exterior building walls shall not continue along an uninterrupted plane 35 for more than 100 feet. An uninterrupted plane is a wall that has no 36 variation in exterior surface along its length. Except for building walls 37 facing an alley, ground floor facades 100 feet or greater in length, 38 measured horizontally, shall incorporate wall plane projections or 39 recesses having a depth of at least 3 percent of the length of the facade 40 and extending at least 20 percent of the length of the facade. (For 41 examples, see Figure 9.2173(10)(a).) 42 (b) Except for building walls facing an alley, ground floor walls shall contain 43 windows at the ground level. Solid walls are prohibited along street 44 frontages. This standard does not apply to parking structures or the 45 portion of a wall on which a loading dock is located. 46 1. General Standard. The windows in any walls that require 47 windows shall occupy at least 50 percent of the length and 25 48 percent of the ground floor wall area. The portion of window area 49 meeting this standard is that located between 4- and 9-feet above 50 finished grade. (For examples, see Figure 9.2173(10)(c).) 51 2. Corner Lots. On corner lots, the general ground floor window Page 14 (V2: 10-20-14) PC Agenda - Page 23  1 standard stated in subsection (c) must be met on one street 2 frontage only. On the other street(s), the requirement is ½ of the 3 general standard. The applicant may choose on which street to 4 apply the general standard. 5 (8) Interior Yard Setbacks from Residential Zoning. Interior yard setbacks 6 shall be a minimum of 30 feet from abutting residentially zoned lots. 7 (9) Adjustments. Adjustments to the standards stated in this section may be 8 made based on criteria at EC 9.8030(31) Large Employment Facilities 9 Standards Adjustment. 10 11 9.2470 Employment and Industrial Zone Lot Standards. The following Table 9.2470 12 sets forth lot standards within employment and industrial zones. The numbers 13 enclosed within (#) indicate a special standard of EC 9.2471. 14 Table 9.2470 Employment and Industrial Zone Lot Standards E-1 E-2 I-2 I-3 Area Minimum (1) All Lots 10 acres prior 6,000 square 6,000 square 6,000 square to site plan feet feet feet approval. 2 acre minimum lot size following site plan approval. Frontage Minimum (1) Interior Lot 50 feet 50 feet 50 feet 50 feet Corner Lot 50 feet 50 feet 50 feet 50 feet Curved Lot 35 feet 35 feet 35 feet 35 feet Cul-de-sac Bulb 35 feet 35 feet 35 feet 35 feet Alley Access na na na na Flag Lot 1 Lot 15 feet 15 feet 15 feet 15 feet 2 to 4 Lots 25 feet 25 feet 25 feet 25 feet Width Minimum (1) Interior Lot 50 feet 50 feet 50 feet 50 feet Corner Lot 50 feet 50 feet 50 feet 50 feet Curved Lot 35 feet 35 feet 35 feet 35 feet Cul-de-sac Bulb 35 feet 35 feet 35 feet 35 feet Alley Access 50 feet 50 feet 50 feet 50 feet Flag Lot 40 feet 20 feet 20 feet 20 feet 15 16 17 9.2471 Special Standards for Table 9.2470. 18 (1) Lot area, frontage, and width minimums may be adjusted pursuant to the 19 provisions of EC 9.8030(1) of this land use code. Modifications may be 20 approved through a site review or planned unit development. (For planned unit 21 development procedures refer to EC 9.7300 General Overview of Type III 22 Application Procedures and for approval criteria refer to EC 9.8320 Tentative 23 Planned Unit Development Approval Criteria - General.) 24 Motor Vehicle Parking and Loading Standards 25 Page 15 (V2: 10-20-14) PC Agenda - Page 24  1 Table 9.6410 Required Off-Street Motor Vehicle Parking Uses Minimum Number of Required Off-Street Parking Spaces … Trade (Retail and Wholesale) Agricultural Machinery Rental/Sales/Service 1 per each 440 square feet of floor area. Appliance Sales/Service 1 per each 660 square feet of floor area. Boat and Watercraft Sales/Service 1 per each 660 square feet of floor area. Building Materials and Supplies 1 per each 660 square feet of floor area. Convenience Store 1 per each 330 square feet of floor area. Equipment, Light, Rental/Sales/Service 1 per each 440 square feet of floor area. Equipment, Heavy, Rental/Sales/Service- includes 1 per each 440 square feet of floor area. truck and tractor sales Furniture and Home Furnishing Store 1 per each 660 square feet of floor area. Garden Supply/Nursery 1 per each 660 square feet of floor area. General Merchandise (includes supermarket and 1 per each 330 square feet of floor area. department store) Hardware/Home Improvement Store 1 per each 660 square feet of floor area. Healthcare Equipment and Supplies 1 per each 330 square feet of floor area. Liquor Store 1 per each 330 square feet of floor area. Manufactured Dwelling Sales/Service/Repair 1 per each 330 square feet of floor area. Office Equipment and Supplies 1 per each 330 square feet of floor area. Outdoor Merchandise Display -0- Plumbing Supplies and Services 1 per each 660 square feet of floor area. Retail Trade when secondary, directly related, and 1 per each 330 square feet of floor area. limited to products manufactured, repaired, or assembled on the development site Shopping center with at least one supermarket or 1 per each 330 square feet of floor area. variety store and 50,000 square feet of gross floor area Specialty Store (An example includes a gift store) 1 per each 330 square feet of floor area. Storage Facility, Household/Consumer Goods 1 per each 330 square feet of floor area of the office space. Wholesale, Warehousing, and Distribution 1 per each 1650 square feet of floor area. 2 3 … 4 5 9.6415 Loading and Drive-Through Design Standards. 6 (1) Drive-Through Design Standards. In connection with drive-through 7 establishments, there shall be a specially designed area for vehicle stacking 8 located on private property between the public right-of-way and the pick-up 9 window or service area. For a single row of vehicles, the specially designed 10 area shall be at least 200 feet in length to allow for stacking of up to 10 cars. 11 For a double row of vehicles, the specially designed area shall be at least 100 12 feet in length to allow for stacking of up to 5 cars. This area shall not interfere 13 with safe and efficient circulation on the development site or abutting public 14 right-of-way, nor shall the location of stacking lanes prevent access to and exit 15 from parking spaces. Page 16 (V2: 10-20-14) PC Agenda - Page 25  1 (2) Landscaping. 2 (a) Off-street loading areas and vehicle stacking areas shall be landscaped 3 as required by EC 9.6420(3). 4 (b) In the E-1 zone, all off-street loading spaces and uses shall be on 5 interior service courts or screened from view from all adjacent property 6 lines according to EC 9.6210(4) High Wall Landscape Standard (L-4). 7 (3) Loading and Service Drives. All loading spaces for commercial and 8 industrial buildings and uses shall be off the street, shall be in addition to 9 required off-street parking spaces, and shall be served by service drives and 10 maneuvering areas so that no backward movement or other vehicle 11 maneuvering within a street, other than an alley, will be required. 12 (Section 9.6415, see chart at front of Chapter 9 for legislative history from 2/26/01 through 6/1/02.) 13 14 Sign Standards 15 16 9.6675 Highway Commercial Sign Standards. The highway commercial sign standards 17 are hereby created and applied to all land as set forth below. Signs in this area are 18 regulated to accommodate the mixed uses of the areas and the presence of major 19 streets with high traffic volumes. 20 (1) Corresponding Zones. The provisions of this section apply to that property 21 within the S-RP Riverfront Park Special Zone located within 200 feet of the 22 Franklin Boulevard center line and to property within the C-1, C-2, C-3, C-4 or 23 any employment and industrial zone with frontage along the following named 24 streets: 25 (a) Beltline Road from 11th Avenue to Roosevelt Boulevard; 26 (b) Broadway from Mill Street to Franklin Boulevard; 27 (c) Coburg Road from 6th Avenue to 200 feet north of Frontier Drive; 28 (d) Franklin Boulevard east from Broadway, including the north-south 29 segment; 30 (e) Garfield Street from 11th Avenue to 5th Avenue; 31 (f) Goodpasture Island Road from Valley River Drive to 1,700 feet north; 32 (g) Highway 99 North; 33 (h) I-5 from Henderson Avenue to 300 feet north of Laurel Hill Drive; 34 (i) I-5 on the north side only, from 720 feet east of Henderson Avenue to 35 1,330 feet east of Henderson Avenue; 36 (j) I-105 from the Coburg interchange to Scout Access Road; 37 (k) Mill Street from Broadway to Coburg Road; 38 (l) Railroad Boulevard; 39 (m) 6th Avenue east of conjunction with Highway 99 North; 40 (n) 7th Avenue east of conjunction with Highway 99 North; and 41 (o) 11th Avenue from 200 feet east of the centerline of Chambers Street to 42 Terry Street. 43 44 … 45 46 9.6680 Industrial Sign Standards. The industrial sign standards are hereby created and 47 applied to all property zoned for industrial use as set forth below. Signs are 48 regulated to accommodate the minimal street frontage of most parcels and the 49 general proximity to highways and arterial streets. 50 (1) Corresponding Zones. The provisions of this section apply to all property Page 17 (V2: 10-20-14) PC Agenda - Page 26  1 not regulated by the highway commercial sign standards and located within 2 the following zones: all employment and industrial zones. 3 4 Adjustment Review 5 6 9.8030 Adjustment Review - Approval Criteria. The planning director shall approve, 7 conditionally approve, or deny an adjustment review application. Approval or 8 conditional approval shall be based on compliance with the following applicable 9 criteria. 10 11 … 12 13 (31) Large Employment Facilities Standards Adjustment. Where this land use 14 code provides that the large employment facilities standards may be adjusted, 15 the standards may be adjusted upon finding that the proposed development 16 achieves the purpose of EC 9.2463, in which the specified standard is located, 17 through alternative or innovative design solutions. 18 19 20 Zone Change 21 22 … 23 24 9.8865 Zone Change Approval Criteria. Approval of a zone change application, including 25 the designation of an overlay zone, shall not be approved unless it meets all of the 26 following criteria: 27 28 … 29 30 (4) The proposed zone change is consistent with the applicable siting 31 requirements set out for the specific zone in: 32 (a) EC 9.2150 Commercial Zone Siting Requirements 33 (b) EC 9.2430 Employment and Industrial Zone Siting Requirements 34 (c) EC 9.2510 Natural Resources Zone Siting Requirements 35 (d) EC 9.2610 Park, Recreation, and Open Space Zone Siting 36 Requirements 37 (e) EC 9.2681 Public Land Zone Siting Requirements 38 (f) EC 9.2735 Residential Zone Siting Requirements 39 (g) EC 9.3055 S-C Chambers Special Area Zone Siting Requirements 40 (h) EC 9.3105 S-CN Chase Node Special Area Zone Siting Requirements Page 18 (V2: 10-20-14) PC Agenda - Page 27  Attachment C Frequently Asked Questions Employment and Industrial Zone Changes and Code Amendments Why is the City proposing these zone changes and code amendments? As part of Envision Eugene, the goals of these changes and amendments are to: • Serve as land use efficiency strategies to help accommodate a portion of the city's 20 year need for jobs inside the current urban growth boundary (UGB). • Provide for a compatible mix of commercial and industrial land uses in West Eugene through the C-2 (Community Commercial) and E-2 Mixed Use Employment zones • Update the I-1 (Campus Industrial) zone to remove unnecessary barriers to development while adding compatibility standards near residential areas (rename E-1 Campus Employment) • Update the I-2 (Light Medium Industrial) and I-3 (Heavy Industrial) zones city-wide to better preserve these lands for employment and industry What property is proposed for rezoning? Certain properties in West Eugene, already zoned for commercial or industrial uses, are proposed for C-2 Community Commercial zoning or a new zone called E-2 Mixed Use Employment. One property at Chad Drive and Old Coburg Road is proposed to be rezoned from R-1 Low Density Residential to E-1 Campus Employment. Maps are available on the City website at http://or-eugene.civicplus.com/index.aspx?NID=2079 or at the Permit and Information Center at 99 West 10th Avenue. What property is affected by the code amendments? Property across the city in the I-1, I-2, and I-3 zones are affected by the proposed land use code amendments. The amendments include a rewrite of the I-1 zone, which is being renamed E-1 Campus Employment to include more office and medical uses, a rewrite of the C-4 Commercial Industrial zone, which is being replaced with E-2 Mixed Use Employment, and slight revisions to the permitted use lists in the I-2 and I-3 zones to remove non- industrial uses such as churches and gymnastics studios. A draft of the revised code language is available on the website at http://or-eugene.civicplus.com/index.aspx?NID=2079 and at the Permit and Information Center. Why did I get a notice if my property is not proposed to be rezoned? Some property owners and tenants received a notice due to being located within 500 feet of a property proposed to be rezoned. This notice is a requirement of the Eugene Code. Others received a notice due to Statewide Ballot Measure 56, which requires cities to notify property owners if uses are being removed from existing zoning. For example, the City is proposing to remove churches as allowed uses in the I-1 zone. If you own property with an existing church in the I-1 zone, the use may remain under the original conditions of approval. No new churches would be allowed in the I-1 zone if these amendments are adopted. Will the changes affect my existing business or tenant? The amendments would only apply to new development projects submitted on or after the date the amendments become effective. As proposed, any legally established business in existence prior to the adoption of these amendments would be considered “legal pre-existing” in the land use code. This means that the existing building would be considered legal (even though it would not comply with the land use code) and would not be subject to these amendments. October 7, 2013 PC Agenda - Page 28 What if I have a building permit or land use application approved or pending prior to the adoption date? The amendments would only apply to new projects submitted on or after the date the amendments become effective. They would not apply to projects submitted or approved prior to the date the amendments become effective, even if construction has not yet started. When will the zone changes and code amendments go into effect? Adoption of these zone changes and code amendments requires a public process, including public hearings before the Eugene Planning Commission and with the City Council. These amendments are part of a package of Envision Eugene related amendments for accommodating jobs. The current schedule includes a Planning Commission public hearing on November 5, 2013, followed by Planning Commission action (recommendation to City Council) during December 2013. A City Council public hearing is planned for January 2014, and the City Council is likely to take action (approve, approve with changes or deny) on the amendments in February 2014. Typically, land use regulations go into effect 30 days after City Council adoption. I’m concerned about one of the proposed amendments. Is it worth my time to voice my concerns, or are these a done deal? We need to hear from you. The proposed amendments are intended to be a starting point for the public and the Planning Commission’s consideration, and are expected to be influenced through the public process, including the Planning Commission’s recommendation. We strongly encourage you to participate in the public process. How do I get involved? How can I submit comments to the Planning Commission for their consideration? 1. Submit an email to: terri.l.harding@ci.eugene.or.us 2. Send a letter to Planning: Attn. Terri Harding, 99 W. 10th Avenue, Eugene, OR 97401 3. Speak at the Planning Commission’s public hearing on November 5, 2013. The hearing is scheduled for 6:00pm at Harris Hall, 125 East 8th Avenue, Eugene. Because the Planning Commission limits testimony to a few minutes, it is recommended that you also submit written testimony. 4. To get connected to your neighborhood association, contact the City’s neighborhoods office: 541-682- 6243 or www.eugene-or.gov/neighborhoods For more information, please visit the following website: www.envisioneugene.org > implementation projects > economic development strategies. You can also call Terri Harding at 541-682-5635. October 7, 2013 PC Agenda - Page 29