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, DECEMBER 2, 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 LANDS DELIBERATIONS 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 December 2, 2013 To: Eugene Planning Commission From: Terri Harding, Planning Division Zach Galloway, Planning Division Katharine Kappa, Building and Permit Services Division Subject: Deliberations: Envision Eugene Implementation Employment + Industrial Zone Changes and Code Amendments ISSUE STATEMENT This work session is an opportunity for the Planning Commission to complete deliberations on 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 proposed zone changes and code amendments 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 Planning Commission held a public hearing on the zone changes and code amendments on November 5th and convened for deliberations on November 18th. The following summarizes decisions made by the Commission in the first deliberation session, and then addresses each outstanding issue raised by Commissioners or the public in prior testimony. Planning staff requests that the Commission provide a recommendation on each Key Issue discussed herein. SUMMARY OF PLANNING COMMISSION DIRECTION TO DATE The following table summarizes those issues that the Commission addressed at the November 18th deliberation session. The Commission appeared to reach consensus on these items as noted in the table. Planning staff recommends reviewing this table to confirm staff understanding of Planning Commission direction, at the beginning of the meeting. PC Agenda - Page 1  PC Direction on Topic Staff Proposal staff proposal Remain conditional in E-1 if Church, Synagogue, & Temple already approved through a CUP. Agree Ballet, Dance, Martial Arts, & Retain as conditional use in E-1 Agree, but apply Gymnastics and I-2. note (6) Remove from use table as a clean- up item, because the use is an unnecessary subcategory of Handcraft Industry, small scale manufacturing uses that are listed manufacturing elsewhere in the use table. Agree Do not add Hotels as a permitted Hotel as permitted use in E-1 use in E-1. Agree Retain as conditional use in E-1 Theater, Live Entertainment and I-2, with note (6). Agree Revise to make future application of the zone more flexible by allowing sites with frontage on an E-2 Siting Criteria arterial or adjacency to E-2 or C-2. Agree KEY ISSUES AND STAFF RECOMMENDATIONS In response to testimony received, staff’s recommended changes to the draft code are shown in Attachment B – an annotated version 3 of the Employment and Industrial Code Amendments, dated November 13, 2013. The remaining issues are listed below in the order they appear in Attachment B. The topics include: 1. Manufacturing Uses + Performance standards (Table 9.2450) – Attachment B, page 6 2. Language regulating Special Use Limitations (EC 9.2451) – Attachment B, page 10 3. Front Yard Setbacks (Table 9.2460) – Attachment B, page 11 4. Outdoor Storage (Table 9.2461) – Attachment B, page 14 5. Drive Throughs (EC 9.2461(11)) – Attachment B, page 15 6. Lot standards + Land Use process (Table 9.2470) – Attachment B, page 18 7. /SR Site Review Overlay – No Code citation 8. Site specific zoning requests – No Code citation Each issue is described below with a summary of testimony received on the topic and staff’s recommended course of action. 1. Manufacturing Uses + Performance standards (Table 9.2450) – Attachment B, page 6 PC Agenda - Page 2 Allow more manufacturing in E-1, specifically those such as “food and beverage products” and “apparel, clothing, and other finished products” manufacturing that are expected to generate less significant external impacts. Staff requests the Planning Commission recommend one of two options: (1) allow outright as a permitted use or (2) allow the uses subject to limitations, similar to those in the Commercial zones, which establish the following performance standards:  No external air emissions requiring a permit from an air quality public agency.  All industrial activity completely enclosed within building.  Limited to certain types of manufacturing: food and beverage, apparel, electronics, and other manufacturing uses with similar external impacts.  Each individual business is limited to 10,000 square feet of floor area. The last standard limits size with the intent of ensuring that manufacturing uses will not dominate commercial areas. Staff recommends removing this limitation or increasing the square footage in the E-1 zone. The E-1 Campus Employment zone is not intended to accommodate heavy industry, so unlimited square footage does not seem appropriate, as it may cause negative impacts to neighboring residential areas or other less intense employment uses. For comparisons to local manufacturers, Oakshire Brewing is located in a 6,600 square foot structure, Hop Valley recently opened in an approximately 25,000 square foot building, and Burley’s manufacturing operation is in an approximately 30,000 square foot structure in West Eugene. A square footage limitation that would accommodate these local examples – perhaps 30,000 square feet – might be an appropriate limit for these uses in the Campus Employment areas. 2. Language regulating Special Use Limitations (EC 9.2451) – Attachment B, page 10 (1) Residential standards – Increase flexibility for siting a new residence by allowing it to be placed in front where an existing building precludes placement behind, as suggested in public testimony. (2) Retail allowance in E-2 along transit corridors or arterial roadways – Keep at 30,000 square feet. The majority of testimony indicates this allowance is a reasonable limit in the Mixed Use Employment zone. (3) Retail directly related to a primary employment use in E-1, E-2, I-2 and I-3 – Revise previously proposed 30 percent limit on retail square footage and increase to 50 percent. This change would ensure small manufacturers are not limited by the previously proposed 30 percent limit. Examples include Bike Friday and Bagel Sphere, where the manufacturing takes place in a small area and is carried out by a few workers, and the retail sales area or showroom is nearly the same size as the manufacturing area. PC Agenda - Page 3  Another option would be to increase the limit to 50% retail for operations up to a certain square footage, such as 30,000 (the Burley example). For employment operations over 30,000 square feet, limit the retail space to 30%. In addition, the text of the permitted use in Table 9.2450 states “Retail trade when secondary, directly related, and limited to products manufactured, repaired, or assembled on the development site.” This wording would preclude the Levi’s on Chad Drive from opening a retail clothing store because there is no manufacturing of clothing on-site. As another example, Burley could sell their bicycle trailers at their operation on Westec Drive, but opening a retail bike shop that sold other products would not be allowed. (4) Retail independent from the primary employment use in E-1 and I-2 – The proposal was revised from version 2 to version 3 of the Code to add “Specialty store” to the list of allowed uses under this limitation. A size cap of 5,000 square feet was imposed on this use, which offers some additional retail flexibility for uses not contemplated by the current use list, while limiting the size of potential future retail uses. The other limitations proposed in this note are unchanged. The retail trade uses permitted in Table 9.2450 are not required to be related to the primary employment or industrial use. However, in the Campus Employment zone, that use or combination of uses shall not exceed 20 percent of the total square footage of buildings on the development site. In the I-2 Light-Medium Industrial zone, that use or combination of uses shall not exceed 5,000 square feet of the total square footage of buildings on development sites with frontage on an arterial street. In both cases, a primary employment or industrial use must be on-site before the secondary use can be established. 3. Front Yard Setbacks (Table 9.2460) – Attachment B, page 11 E-2 Front Yard Setback:  Arterial streets. The front yard setbacks in the E-2 zone need to work with current and future plans for arterial street improvements. Staff has tested different setbacks in the West 11th Avenue corridor, and finds that a minimum setback of 15 feet provides sufficient room for street trees and wider sidewalks to be provided along the corridor without impacting built structures. To limit the distance buildings are setback from this primary transit corridor, a maximum setback of 25-feet is proposed. Note: staff recommends treating the following street section differently: along the extra-wide Route F right-of-way on the north side of W 11th from the property at 3855 W. 11th (Taco Time) to Bertelsen Street. This section of roadway functions as a frontage road, and properties in this section should be subject to the local street front yard setbacks of 5 feet minimum and 15 feet maximum.  All other street classifications. The front yard setback should be a minimum of 5 feet and a maximum of 15 feet on all non-arterial streets. PC Agenda - Page 4 E-1 Front Yard Setback:  Staff recommends keeping the proposed E-1 minimum front yard setback at 20 feet, reduced from the current 30 feet. This is proposed for several reasons. First, this is an attempt to find balance between a pedestrian friendly and transit supportive street, and adequate planting area for large trees along the street. Planning staff arrived at this proposal after reviewing the current right of way widths in the three E-1 areas and considering the impact of allowing visitor parking in front of the buildings. In the case of Chad Drive, there is approximately 15 feet between the sidewalk and right of way line, which means the walking distance from the sidewalk to the front door of new buildings will be at least 35 feet with a 20 foot setback requirement (staff will bring a diagram to the meeting). The addition of front parking increases this distance to roughly 75 feet. With a 30 foot front setback requirement that walking distance increases to 85 feet, and could be bigger as there is no maximum setback in the E-1 zone. Chad Drive is recommended for future EmX service in the current TransPlan. 4. Outdoor Storage (Table 9.2461) – Attachment B, page 14 Planning staff has heard the concerns about allowing outdoor storage in E-1 and the potential for associated noise and visual impacts. The current proposal allows outdoor storage where it currently is prohibited, but screening requirements are imposed to maintain the intended campus character. Other options that could be incorporated into the code amendments might include (1) increasing the front setback so storage areas are not closer to the street than the building, (2) siting the storage area behind the building and not in view from the street, (3) increasing the setback for storage areas adjacent to residential areas, or (4) maintain the prohibition on outdoor storage. A diagram will be brought to the meeting to aid in this discussion. 5. Drive-Throughs (EC 9.2461(11)) – Attachment B, page 15 The Commission requested an explanation of the varying regulations affecting drive-throughs in the Employment and Industrial zones. In order to limit the retail traffic that could spill over from adjacent arterial streets and detract from the intended campus setting, drive-throughs are prohibited for eating and drinking establishments in the E-1 Campus Employment zones. Drive- throughs are allowed for any use in the E-2 Mixed Use Employment zone. This allowance recognizes the application of this zone along arterial streets and anticipated retail development. For reasons similar to those affecting the E-1 zone, drive-throughs are prohibited in I-2. This zone is intended to maintain a light medium industrial character. The proposed changes do allow retail commercial uses in I-2 where properties have frontage on an arterial street, but that is intended to be small scale and serve the immediate industrial area. Drive-through uses, especially restaurants, are often attractors and consume more land due to required drive aisles and turning movements. Lastly, the Commission raised the unintended consequence of this PC Agenda - Page 5 prohibition affecting industrial users that operate drive-through loading docks or bays. Planning staff has discussed this issue with Land Use staff, and we have confirmed that the proposed prohibition does not affect loading and delivery bays, scales, etc. for industrial operators. 6. Lot standards + Land Use process (Table 9.2470) – Attachment B, page 18 Steve Bennett raised the issue of minimum lot size standards in the E-1 zone and requested that staff consider simplifying the existing regulations by allowing a 2 acre minimum lot size, without the Site Review requirement prior to subdivision. The Site Review requirement only applies to parcels greater than 10 acres, and it does not preclude subdivision to the current 2 acre minimum lot size. Staff agrees with this proposed change, as the 10 acre trigger applies to only a fraction of properties in the Campus Employment zone; the remaining parcels have been previously subdivided into lots of 10 acres or smaller. The following table summarizes the existing lots over 10 acres in each campus employment area. E-1 Area Total Lots Total Lots >10 acres Notes Chad Drive 24 3 1 of 3 developed Greenhill Tech Park 27 5 2 of 5 developed All Hynix, wetland Willow Creek 15 4 constraints. The original intent of the Site Review process in the I-1 zone was to ensure adequate consideration of access management, new public streets, and compatibility between zones, as these areas were subdivided. The topics originally subject to review only through the Site Review process, have since been codified (access management), no longer apply (public streets are constructed), or are part of adoption of the current proposals (compatibility standards between zones). The related issue of protecting larger lots in the potential employment expansion area was raised by Commissioners as well. Staff agrees that the expansion area will need standards and perhaps policies to reserve large lots for use by the targeted industries that need them. Staff does not believe the current proposal conflicts with the need to expand for large lots. The current industrial land inventory shows a need for industrial lots in four acreage ranges: 10-20 acres, 20-50 acres, 50-75 acres, and over 75 acres. The smallest industrial sites in our inventory, many under an acre in size, are located in West Eugene. These areas were identified by the Technical Resource Group as study areas for commercial or mixed commercial-industrial use, and are proposed for the E-2 or C-2 zone as part of this project. Consistent zoning in west Eugene will allow easier site consolidation. Small industrial sites are also being analyzed for reuse through the brownfield inventory and assessment project. 7. /SR Site Review Overlay – No Code citation Guard Publishing requested lifting the /SR Site Review overlay from its properties on Chad Drive. As noted in the previous topic item, staff agrees that the original intent of the /SR overlay PC Agenda - Page 6 has been addressed; therefore, staff recommends removing the /SR overlay in the Chad Drive E-1 area. 8. Site specific zoning requests – No Code citation Arlie and Company requested rezoning of a parcel on West 11th from I-2 to E-2 or revising the E- 2 siting criteria to allow a future rezone request of their property west of Beltline. Staff recommends revising the siting criteria as outlined above, which would allow Arlie to submit a zone change request from I-2 to E-2 separate from the Envision Eugene efficiency package. ATTACHMENTS A. Annotated Guide to Version 3 Employment and Industrial Zone Code Amendments (V3, 11-12-13) 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 PC Agenda - Page 7  1 Planning Commission: Annotated E + I Zone Code Amendments 2 3 Legend 4 BLACK Boxes and Brackets: 10.28.13 AIS Highlight of a proposed Code section. 5 RED Boxes and Brackets: 11.18.13 Proposed edits to the Code section based on 6 public testimony and Planning Commission direction. 7 8 9 10 Definitions 11 12 9.0500 Definitions. As used in this land use code, unless the context requires otherwise, 13 the following words and phrases mean: 14 15 … 16 17 Recycling – Deconstruction, Reuse, Resale. A facility that takes in 18 common household goods or home furnishings, and then disassembles 19 Defining uses for or repurposes the products for reuse or resale. Compared to traditional 20 (1) an evolving manufacturing uses, this use does not utilize raw materials, is not reliant 21 upon national rail or truck shipping routes, and conducts the majority of green industry and 22 operations indoors. 23 (2) clarifying an 24 existing use that in … 25 the past has 26 created difficult Wholesale. Establishments engaged in receipt, storage, and distribution 27 case-by-case of goods by truck, rail, or air to retailers and other wholesale vendors, but 28 interpretations. do not involve direct sale to the public. 29 30 31 … 32 33 34 PC Agenda - Page 8  1 Legal Nonconforming Situations 2 3 … 4 5 9.1240 Legal Pre-Existing Uses. The uses listed in Table 9.1240 Legal Pre-Existing Uses 6 shall be considered to be pre-existing uses. These uses may continue, and are not 7 subject to the provisions of sections 9.1200 through 9.1230. Determinations as to 8 whether a particular use qualifies as a pre-existing use shall be made by the 9 planning commission. 10 Table 9.1240 Legal Pre-Existing Uses R-1 Low-Density Residential Nursing Home Limited to those in existence on R-2 Medium-Density Residential August 1, 2001 R-1 Low-Density Residential Theater, Live Entertainment Limited to those in existence on April 27, 1987 and operated by a non-profit organization R-1 Low-Density Residential Equestrian Academy and Stable Limited to those in existence on August 1, 2001 R-1 Low-Density Residential Equestrian Trail Limited to those in existence on August 1, 2001 R-1 Low-Density Residential Golf Course Limited to those in existence on August 1, 2001 E-1 Campus Employment Church, Synagogue, and Limited to those in existence Temple, including associated or permitted by an approved residential structures for CUP on [INSERT ADOPTION religious personnel DATE]. 11 12 V3: Add “Church, etc.” as Legal Pre-Existing Use to 13 ensure those entities with permits are allowed to move forward with future development. Conditional use for those permitted at the time of code adoption. PC Agenda - Page 9  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: PC Agenda - Page 10  1 (1) E-1 Campus Employment. This zone is limited to areas designated Campus 2 Industrial in the Metro Plan. 3 4 (2) E-2 Mixed Use Employment. This zone is limited to areas designated Light- 5 Medium Industrial in the Metro Plan and those that meet (a) and either (b) 6 or (c) of the following minimum siting requirements: V3:7 Changes (a) Area is characterized by a mix of industrial and commercial increase potential 8 development. future applications 9 (b) Property has frontage on an arterial street. of10 the E-2 zone (c) Contiguous to parcels currently zoned E-2 or C-2 Community 11 Siting requirements Commercial. 12 set 13the stage for (3) I-2 Light-Medium Industrial. This zone is limited to areas designated Light- future 14 applications Medium Industrial in the Metro Plan and those that meet all of the following along similar 15 minimum siting requirements: commercial/ 16 (a) Access to arterial streets without undue negative impact on residential industrial corridors. 17 streets. 18 (b) No more than 5 acres. 19 (c) Sufficient street frontage to accommodate structures, parking, and 20 access in character with adjacent non-industrial properties. 21 (4) I-3 Heavy Industrial. This zone is limited to areas designated either Heavy 22 Industrial or Special Heavy Industrial in the Metro Plan. 23 24 9.2450 Employment and Industrial Zone Land Use and Permit Requirements. The 25 following Table 9.2450 Employment and Industrial Zone Land Use and Permit 26 Requirements identifies those uses in the Industrial Zones that are: 27 (P) Permitted. 28 (SR) Permitted, subject to an approved site review plan or an approved final 29 planned unit development. 30 (C) Subject to a conditional use permit or an approved final planned unit Permitted 31 development. Uses in E-2 32 (S) Permitted, subject to the Special Development Standards for Certain Uses 33 beginning at EC 9.5000. are largely a 34 (#) The numbers in ( ) in the table are uses that have special use limitations merger that of 35 are described in EC 9.2451. existing I-2 36 and C-4 37 The examples listed in Table 9.2450 are for informational purposes and are not zones. Intent 38 exclusive. Table 9.2450 does not indicate uses subject to Standards Review. to avoid non- 39 Applicability of Standards Review procedures is set out at EC 9.8465. conformities. 40 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) PC Agenda - Page 11  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Eating and Drinking Establishments 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 C P C School/Academy/Studio Church, Synagogue, and Temple, including C V3: Retain associated residential structures for religious “Church, personnel, in existence or permitted by an approved CUP by [INSERT ADOPTION DATE]. etc.” as Church, Synagogue, and Temple, including P Conditional associated residential structures for religious use for personnel, not in existence [INSERT ADOPTION those DATE] permitted at Club and Lodge of State or National Organization P P P the time of Library P P code Museum P P adoption. 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 C(6) P(2) C(6) V3: Retain Theater, Motion Picture P(2) Financial Services “Theater” as Automated Teller Machine (ATM) P P P P conditional Bank, Savings and Loan Office, Credit Union P(4) P(2) P(4) in zones I-2 Government and E-1 Government Services, not specifically listed in this or any P P P P with req. to other uses and permit requirements table. An example could include: a fire station. use existing Information Technology Services structures. 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 PC Agenda - Page 12  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 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 P P P P from fabrics, wool, yarn and similar materials Asphalt Mixing and Batching/Concrete Mixing and SR SR Batching 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 P Furniture and Fixtures P P P Glass Products P P P Leather Products P P P Lumber and Wood Products P P P V3: Machinery P P P Performance Measuring, analyzing, and controlling instruments and P P P P standards time pieces could be Metal Products Fabrication, machine/welding shops(no P P P added for blast furnaces) Motion Picture Production, Distribution, and Allied P P P P certain Services manufac- Motor Vehicles and Transportation Equipment P P P turing uses Paints and Allied Products P P P to address Paper and Allied Products P P P external Photographic and Copying Equipment P P P P impacts such Precision Testing, Medical, Optical, Surgical, and Dental P P P P Goods as noise and Recycling – Deconstruction, Reuse, Resale P P P air Recycling – composting, facilities requiring DEQ permit P P P emissions. 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 PC Agenda - Page 13  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 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. Residential Treatment Center C C Motor Vehicle Related Uses Car Wash P(2) Motor vehicle Sales/Rental/Service, excluding P 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) PC Agenda - Page 14  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 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) 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(4) 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. PC Agenda - Page 15  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 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 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 V3: Use limitation 3 note (4) removed from “Publishing service” use to address unintended non-conformity of Guard Publishing. PC Agenda - Page 16  1 9.2451 Special Use Limitations for Table 9.2450. 2 Special Use (1) Office Allowance in I-1. At least fifty percent of a building designed and used 3 primarily for office use shall be occupied by a single tenant. In addition, any Limitation note 1 4 office building constructed after August 1, 2001 shall require approval as part was 5viewed by of a business park according to site review or planned unit development many 6 stakeholders procedures. At least 50% of the total ground floor area within the business as a 7significant park shall be in industrial use. The total office space, combined with any impediment to 8 commercial support services, shall not exceed 50% of the total ground floor development in 9 area within the business park. (For purposes of this code, the term “industrial the10zone. Removal use” includes all uses in the categories of “Manufacturing” and “Information 11 will facilitate office Technology Services,” and the following uses: laboratory, includes medical, 12 development. dental and x-ray; broadcasting studio; regional distribution center; printing, 13 blueprinting, and duplicating; and publishing service.) For purposes of 14 inclusion of office space within a business park, industrial square footage V3:15Maintain existing on August 1, 2001 cannot be included for calculation purposes in “campus” 16 business parks unless the industrial square footage was approved and character of 17 constructed through a site review or planned unit development procedure prior E-1,18address to August 1, 2001. 19 security 20 concerns, (1) Residential standards. In all employment and industrial zones, one dwelling 21 unit is allowed per development site. That unit may be contained within the and allow 22 primary structure on-site or it may be an external, stand-alone unit that if it flexibility 23 for meets the following criteria: existing 24 (a) Unit shall not be located between the primary structure and the front buildings. 25 property line, unless existing development precludes compliance. 26 (b) Unit shall be generally sited behind the primary structure except where Allow 27 30,000 existing development precludes compliance. s.f. of retail 28 29 along (2) Special Allowances for properties with frontage on arterial streets in the 30 arterials, far E-2 zone. On lots with frontage on an arterial street, the uses allowed in 31 Table 9.2450 subject to this standard shall be allowed up to 30,000 square exceeding 32 feet per development site. This square footage limitation shall apply only to current 33 I-2. new development, and it should not preclude reuse of existing buildings. 34 35 (3) Special Retail Trade Allowance when accessory and directly related to V3:36Increase the primary use in the E-1, E-2, I-2, and I-3 zones. Commercial uses percentage 37 allowed in Table 9.2450 subject to this standard can comprise up to 30 of 38 on-site 50 percent of the total square footage on the development site. The primary, retail for 39 employment and industrial use must comprise no less than 70 50 40 items made percent of the total square footage. 41 on-site. 42 (4) Special Allowances when independent from the primary use in the E-1 43 and I-2 zones. These uses shall not exceed the following square footage V3:44 Clarifying limitations. language 45 (a) In the E-1 Campus Employment zone, the uses can comprise up to 20 added to 46 percent of the total square footage of all buildings on a development increase 47 site. And, no single “Specialty retail” establishment shall exceed 48 flexibility for 5,000 square feet. 49 supporting (b) In the I-2 Light Industrial zone, the uses can comprise up to 5,000 50 square feet on development sites with frontage on an arterial street. uses, while maintaining employment intent. PC Agenda - Page 17  1 (5) Drug Treatment Clinic - Non-Residential. Use is permitted on property 2 located within a quarter mile of a transit route. 3 (6) Theaters, Live Entertainment. Theaters with live entertainment are 4 conditionally permitted in existing buildings. No new buildings shall be 5 constructed in the employment and industrial zones with the primary purpose 6 of live theatrical productions. 7 8 9.2460 Employment and Industrial Zone Development Standards. 9 (1) Intent. The employment and industrial zone development standards are 10 intended to achieve the following: 11 (a) Improve the quality and appearance of business and industrial 12 development in the city. 13 (b) Ensure that such development is compatible with adjacent development 14 and is complementary to the community as a whole. 15 (c) Encourage crime prevention through environmental design, decrease 16 opportunity for crime, and increase user perception of safety. 17 (d) Increase opportunities for use of alternative modes of transportation. 18 (e) Regulate the intensity of uses allowed on a site. 19 (f) Promote streetscapes that are consistent with the desired character of 20 the various employment and industrial zones. 21 (g) Promote safe, attractive, and functional pedestrian circulation systems in E-1 front yard setback is reduced 22 from 30’ employment andtoindustrial areas with high employment densities. 20’ 23 but maintains wide landscaped edge (2) Application of Standards. for In addition to applicable provisions contained “campus character”. elsewhere in this land use code, the development standards listed in Table 24 25 9.2460 Employment and Industrial Zone Development Standards shall apply V3: E-2 setbacks have to 26 been increased toin the employment and industrial zones. In cases of all development 27 conflict, respond to W. Eugene EmX designs. the standards specifically applicable in employment and industrial Still under 28 zones shall apply. study. A narrower setback of 5’ – 15’ is 29 provided for properties not located on arterial Table 9.2460 Employment and Industrial Zone Development Standards streets. E-1 E-2 I-2 I-3 Maximum Building Height (1) 80 feet 80 feet None None Minimum Front Yard Setback (2)(4) Frontage on Arterial street 20 feet 15 feet 0 feet 0 feet Frontage on all other streets 20 feet 5 feet 0 feet 0 feet Maximum Front Yard Setback Frontage on Arterial street 25 feet Frontage on all other streets 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) PC Agenda - Page 18  Table 9.2460 Employment and Industrial Zone Development Standards E-1 E-2 I-2 I-3 Delivery and Loading Facilities (12) 1 2 3 9.2461 Special Development Standards for Table 9.2460. 4 (1) Building Height. Buildings in employment and industrial zones are subject to (1)(c) 5 is a the general height regulations contained in: transitional 6 (a) EC 9.6715 Height Limitation Areas; standard 7 (b) EC 9.6720 Height Exceptions for Roof Structures and Architectural that8 limits Features; and bldg. 9 height (c) Subject to the limitations in (a) and (b) of this subsection, in the E-1 and 10 adjacent to E-2 zones, no portion of a building located within 50 feet of a residential 11 residential zone shall exceed the maximum building height permitted in the 12 abutting residential zone. zones. 13 (2) Exceptions. Exceptions to the general setbacks stated in Table 9.2460 14 Employment and Industrial Zone Development Standards are contained in the 15 following: 16 (a) EC 9.6745 Setbacks - Intrusions Permitted. 17 (b) EC 9.6750 Special Setback Standards. 18 (3) Landscape Standards. 19 (a) Minimum Landscape Area Required. 20 1. In E-1, a minimum of 20 percent of the development site shall be 21 landscaped with living plant materials. All required landscaping 22 shall comply with landscape standards beginning at EC 9.6200 23 Purpose of Landscape Standards. Any required landscape, such 24 as for required front or interior yard setbacks, or off-street parking 25 areas, shall apply toward any development site area landscape 26 requirement. 27 2. Minimum landscape area requirements do not apply to 28 developments in I-2 and I-3 zones except as associated with 29 parking lot landscape and off-street loading requirements. 30 (b) Landscaping in Front Yard Setbacks. 31 1. In E-1, required front yard setbacks along arterial streets shall be 32 provided with landscaping that complies, at a minimum, with the 33 standards in EC 9.6210(7) Massed Landscape Standard (L-7). 34 Front yard setbacks along collector or local streets shall be 35 provided with landscaping that complies, at a minimum, with the 36 standards in EC 9.6210(1) Basic Landscape Standard (L-1). The 37 required landscaping may be pierced by pedestrian and vehicular 38 access ways. 39 2. In the E-2, I-2 and I-3, required front yard setbacks shall be 40 provided with landscaping that complies, at a minimum, with the The L-3 and L-4 41 standards in EC 9.6210(1) Basic Landscape Standard (L-1). The standards are 42 required landscaping may be pierced by pedestrian and vehicular transitional 43 access ways. standards adjacent 44 to residential zones. (c) Landscaping in Interior Yard Setbacks Abutting Residential Zones. 45 Both require 46 1. In E-1 and E-2, required interior yard setbacks adjacent to a canopy trees, and L- 47 residential zone shall be provided with landscaping that is at least 3 requires a 6’ tall hedgerow in place of the L-4 wall. PC Agenda - Page 19  1 10 feet in width and complies, at a minimum, with the standards in 2 EC 9.6210(3) High Screen Landscape Standard (L-3). 3 2. In the I-2 and I-3, required interior yard setbacks adjacent to a 4 residential zone shall be provided with landscaping that is at least 5 10 feet in width and complies, at a minimum, with the standards in 6 EC 9.6210(4) High Wall Landscape Standard (L-4). 7 8 (d) Street Trees. Street tree requirements are specified in EC 7.280 Street 9 Tree Program - Policies, Standards, Procedures. 10 11 (4) Front Yard Setbacks and Building Orientation. The front yard setbacks 12 stated in Table 9.2460 Employment and Industrial Zone Development 13 Standards, shall apply only to new buildings and any building addition that The 14E-2 zone is a increases the length of the building facade facing a street by at least 100%. In mixed 15 commercial addition, all new buildings and the portion of the development site specifically and 16industrial zone. affected by the new building are subject to the requirements of this As17 such, subsection. 18 commercial base (a) In the E-2 zones, a minimum of 25% of all street facing facades must be 19 standards are built within the specified front yard setback. 20 (b) In the E-2 zone, vehicular parking and circulation is not permitted replicated here to 21 between the street and the portion of the building that is used to comply promote 22 with this subsection. pedestrian-friendly 23 (c) In the E-1 and E-2 zones, buildings fronting on a street must provide a site 24design. main entrance facing the street on the facade of the building located 25 within the specified front yard setback. 26 (d) The requirements of (a) through (c) do not apply to developments in the 27 I-2 and I-3 zones. 28 29 (5) Pedestrian Circulation. Pedestrian facilities are required in E-1 and E-2 as 30 specified in EC 9.6730 Pedestrian Circulation On-Site of this land use code. 31 On-site pedestrian facilities are not required in I-2 or I-3, except when uses 32 permitted by EC 9.2451 (2) and (3) are present. 33 (6) Fences. 34 (a) Types. The type of fence, wall, or screen used in any situation is limited 35 only by specific requirements stated in the landscape standards 36 beginning at EC 9.6200 Purpose of Landscape Standards. The 37 standards apply to walls, fences, and screens of all types including 38 open, solid, wood, metal, wire, masonry or other material. Use of 39 barbed wire and electric fencing is regulated in EC 6.010(d) Fences. 40 Chain link fencing is prohibited withinE-1. 41 (b) Location and Heights. 42 1. Fences up to 42 inches in height are permitted within the front 43 yard setback. 44 2. Fences up to 8 feet high are permitted in the interior yard 45 setbacks. 46 3. The height of fences that are not in required setback areas is the 47 same as the regular height limits of the zone. 48 4. Fences must meet the standards in EC 9.6780 Vision Clearance 49 Area. 50 (7) Outdoor Storage Areas. 51 (a) Outdoor storage is permitted in all employment and industrial zones. PC Agenda - Page 20  1 The setback and landscaping standards for outdoor storage areas are 2 stated in Table 9.2461(8) Outdoor Storage and Display-Setbacks and 3 Landscaping. 4 (8) Outdoor Merchandise Display. Outdoor display of goods is permitted in all 5 employment and industrial zones except E-1. The setbacks and landscaping 6 standards for outdoor merchandise display are stated in Table 9.2461(8) 7 Outdoor Storage and Display-Setbacks and Landscaping. 8 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) 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 – With the proposed allowance of outdoor storage, (L-2) (L-2) (L-2) landscape screening is required Adjacent to a to maintain Permitted: No the Yes Yes Yes desired aesthetic commercial in E-1 and or industrial E-2. Note that wider Setback: 10 feet None None zone. Landscape: Low Screen None None setbacks and planting areas are required along Landscape the street. Standard – (L-2) Adjacent to a Permitted: No No No No residential or park and recreation zone. 9 10 (9) Garbage Screening. In all zones except I-3 Heavy Industrial, garbage 11 collection areas must be screened so as to meet the standards of subsections 12 (a) and (b) below. Trash receptacles for pedestrian use are exempt from 13 these requirements. 14 (a) Required screening shall comply with one of the following: 15 1. EC 9.6210(3) High Screen Landscape Standard (L-3). PC Agenda - Page 21  1 2. EC 9.6210(4) High Wall Landscape Standard (L-4). 2 3. EC 9.6210(5) Partial Screen Fence Landscape Standard (L-5). 3 (b) Garbage collection areas shall not be located within required setback 4 areas or within required landscape areas associated with parking areas. 5 (10) Utilities. Within E-1 Campus Employment and E-2 Mixed Use Employment, 6 all utilities on the development site shall be placed underground, unless 7 adjusted pursuant to the provisions of EC 9.8030(5) of this land use code. 8 Undergrounding of utilities is not required in I-2 and I-3. This provision does 9 not apply to temporary uses on a development site. This requirement is 10 satisfied if the applicant verifies in writing that utilities will be placed 11 underground concurrent with a planned future development to occur within 12 12 months. Exceptions shall be made for such features as pad mounted 13 transformers, switch cabinets, back flow prevention devices and closures 14 needed to safely operate and maintain utility systems. 15 (11) Drive-Through Facilities. 16 (a) Application. The following regulations apply to all uses that have drive 17 through facilities including new developments, the addition of drive- Drive-through 18 through facilities in existing developments, and the relocation of an restaurants are 19 existing drive-through facility. prohibited in E-1 20 (b) Exceptions/ Prohibitions. Drive-through facilities for eating and drinking as a means to 21 establishments are not permitted in E-1. Drive-through facilities are not 22 maintain the permitted in I-2 or I-3. 23 campus (c) Service Areas Setback and Landscaping. Service areas and stacking 24 lanes must be set back a minimum of 10 feet from all lot lines. Front employment 25 yard setbacks shall be provided with landscaping that complies, at a character. 26 minimum, with the standards in EC 9.6210(2) Low Screen Landscape 27 Standard (L-2). Interior yard setbacks shall be provided with 28 landscaping that complies, at a minimum, with the standards in EC 29 9.6210(3) High Screen Landscape Standard (L-3). 30 (d) Driveway Entrances. All driveway entrances, including stacking lane 31 entrances, must be at least 100 feet from an intersection, as measured 32 along the property line from the tangent point of a corner radius and the 33 closest edge of a driveway. 34 (e) Pedestrian access in E-1 and E-2. Direct pedestrian access shall be 35 provided from the public right of way to the primary entrance. Drive 36 aisles for vehicular circulation are not permitted between the street and 37 primary entrance. 38 (f) Stacking Lanes. Design of stacking lanes shall conform with the 39 requirements of EC 9.6420 Parking Area Standards. 40 (g) Adjustments. Adjustments to the standards stated in this subsection 41 may be made based on criteria at EC 9.8030(2) Setback Standards 42 Adjustment. 43 (12) Delivery and Loading Facilities. 44 (a) Delivery and loading areas are not permitted in required setback areas. 45 (b) On lots abutting parcels zoned for residential development, delivery and 46 loading facilities shall be setback a minimum of 20 feet from property 47 lines with required setbacks landscaped to at least the standards in EC 48 9.6210(4) High Wall Landscape Standard (L-4). 49 50 PC Agenda - Page 22  1 9.2463 Employment and Industrial Zone Development Standards - Large Facilities. 2 (1) Description and Purpose. The purpose of these regulations is to: Large3 (a) Improve the appearance and function of large employment Employment 4 developments, while maintaining compatibility with adjacent property. Facility 5 standards (b) Create an attractive streetscape with a strong building presence on are 6modeled after existing and future streets. 7 those in the (c) Support all modes of transportation and improve pedestrian safety, 8 commercial base comfort, and convenience. 9 (d) Promote human-scale site and building design with attention paid to zones, but 10 visual detail. tailored 11 to the (2) Application of Standards. In addition to the standards of EC 9.2460 different 12 context. Employment and Industrial Zone Development Standards, all of the standards 13 in this section apply to any new building in the E-1 Campus Employment and 14 E-2 Mixed Use Employment zones with 25,000 square feet or more of floor 15 Exemption area in a permitted employment or industrial use and the portion of the 16 recognizes the development site specifically affected by the new building. 17 (3) Exemption. That portion of a building that contains warehouse and architectural 18 manufacturing space is exempt from subsection (7), below. reality 19 of large (4) Building Entrances. manufacturing 20 (a) All building sides that face an adjacent street shall feature at least one and21warehouse customer entrance. (For examples, see Figure 9.2173(3)) uses. 22 (b) Where a building faces more than two adjacent streets, excluding those 23 with limited access, this requirement shall apply only to two sides of the 24 building. 25 (c) Corner entrances, placed at an angle of up to 45 degrees from the 26 primary street, as measured from the street lot line, may be substituted Planning 27 for separate entrances required under subsection (b), above. (For Commission 28 examples, see Figure 9.2173(3)) direction 29 to (5) Off-Street Parking. allow 30 (a) In the E-1 Campus Employment zone, a drive aisle and single row of parking in 31 parking may be located between the front façade and the primary front of the 32 adjacent street. Vehicle use area is subject to front setbacks. 33 E-1 bldgs. (6) On-Site Pedestrian Circulation. In addition to the standards set forth in EC 34 9.6730 Pedestrian Circulation On-Site, the following standards shall apply to 35 large facilities: 36 (a) A continuous internal pedestrian walkway, no less than 5 feet in width, 37 shall be provided from the public sidewalks or right-of-way to all 38 customer entrances of all buildings on the development site, and to all 39 public sidewalks and paths abutting the development site. 40 (b) Sidewalks, no less than 5 feet in width, shall be provided along the full 41 length of building walls and shall be located at least 6 feet from the wall 42 of the building to provide planting beds for foundation landscaping, 43 except where features such as arcades or entryways are part of the 44 facade. 45 (c) All on-site pedestrian walkways located in vehicle use areas shall be 46 distinguished from driving surfaces through the use of durable, low 47 maintenance surface materials such as pavers, bricks, or scored 48 concrete to enhance pedestrian safety and comfort, as well as the 49 attractiveness of the walkways. 50 (7) Exterior Wall Articulation, Facades, and Ground Floor Windows. 51 (a) Exterior building walls shall not continue along an uninterrupted plane PC Agenda - Page 23  1 for more than 100 feet. An uninterrupted plane is a wall that has no 2 variation in exterior surface along its length. Except for building walls 3 facing an alley, ground floor facades 100 feet or greater in length, 4 measured horizontally, shall incorporate wall plane projections or 5 recesses having a depth of at least 3 percent of the length of the facade 6 and extending at least 20 percent of the length of the facade. (For 7 examples, see Figure 9.2173(10)(a).) 8 (b) Except for building walls facing an alley, ground floor walls shall contain 9 windows at the ground level. Solid walls are prohibited along street 10 frontages. This standard does not apply to parking structures or the 11 portion of a wall on which a loading dock is located. 12 1. General Standard. The windows in any walls that require 13 windows shall occupy at least 50 percent of the length and 25 14 percent of the ground floor wall area. The portion of window area 15 meeting this standard is that located between 4- and 9-feet above 16 finished grade. (For examples, see Figure 9.2173(10)(c).) Compatibility 17 2. Corner Lots. On corner lots, the general ground floor window measure 18 to standard stated in subsection (c) must be met on one street 19 increase frontage only. On the other street(s), the requirement is ½ of the 20 setbacks for general standard. The applicant may choose on which street to 21 apply the general standard. large 22 facilities (8) Interior Yard Setbacks from Residential Zoning. Interior yard setbacks adjacent 23 to shall be a minimum of 30 feet from abutting residentially zoned lots. residential 24 (9) Adjustments. Adjustments to the standards stated in this section may be zones. 25 made based on criteria at EC 9.8030(31) Large Employment Facilities 26 Standards Adjustment. 27 28 9.2470 Employment and Industrial Zone Lot Standards. The following Table 9.2470 29 sets forth lot standards within employment and industrial zones. The numbers 30 enclosed within (#) indicate a special standard of EC 9.2471. 31 32 PC Agenda - Page 24  1 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 V3: Proposal to remove large lot approval. requirement and site plan review process is based on 2 acres analysis of existing lots in minimum lot size following Campus Industrial designated site plan areas. These areas have largely approval. beenFrontage subdivided and (1) Minimum roadways extended to serve Interior Lotdevelopment. 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 2 3 4 9.2471 Special Standards for Table 9.2470. 5 (1) Lot area, frontage, and width minimums may be adjusted pursuant to the 6 provisions of EC 9.8030(1) of this land use code. Modifications may be 7 approved through a site review or planned unit development. (For planned unit 8 development procedures refer to EC 9.7300 General Overview of Type III 9 Application Procedures and for approval criteria refer to EC 9.8320 Tentative 10 Planned Unit Development Approval Criteria - General.) 11 12 13 14 15 PC Agenda - Page 25  1 Adjustment Review 2 3 9.8030 Adjustment Review - Approval Criteria. The planning director shall approve, 4 conditionally approve, or deny an adjustment review application. Approval or 5 conditional approval shall be based on compliance with the following applicable 6 criteria. 7 8 … 9 Proposed 10 (31) Large Employment Facilities Standards Adjustment. Where this land use 11 adjustment code provides that the large employment facilities standards may be adjusted, 12 criterion the standards may be adjusted upon finding that the proposed development 13 achieves the purpose of EC 9.2463, in which the specified standard is located, refers 14 back to through alternative or innovative design solutions. specific 15 intent 16 of EC 9.2463. 17 Additional Chapter 9 code sections to be amended to refer to new E-1 and E-2 zones (e.g. sign standards, zone change criteria, etc.). PC Agenda - Page 26