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, JANUARY 6, 2014 – 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 January 6, 2014 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 and December 2nd. The following summarizes decisions made by the Commission during these deliberation sessions, and then addresses each outstanding issue raised by Commissioners or the public in prior testimony. Following the completion of Planning Commission deliberations, Planning staff will forward these recommendations to the City Council. SUMMARY OF PLANNING COMMISSION DIRECTION TO DATE The following table summarizes the issues on which the Commission gave formal direction during the November 18th and December 2nd deliberation sessions. 1 PC Agenda - Page 1  PC Direction on staff Topic Staff Proposal proposal Church, Synagogue, & Remain conditional in E-1 if Approved Temple already approved through a CUP. Ballet, Dance, Martial Arts, Retain as conditional use in E-1 Approved, but apply a & Gymnastics and I-2. revised note (6). Remove from use table as a clean- up item, because the use is an Handcraft Industry, small unnecessary subcategory of Approved scale manufacturing manufacturing uses that are listed elsewhere in the use table. Hotel as permitted use in Do not add Hotels as a permitted Approved E-1 use in E-1. Theater, Live Retain as conditional use in E-1 Approved Entertainment and I-2, with note (6). Revise to make future application of the zone more flexible by E-2 Siting Criteria Approved allowing sites with frontage on an arterial or adjacency to E-2 or C-2. Two options were proposed to the Manufacturing Uses + Commission: Allow the Performance standards manufacturing uses outright or Approved first option: establish performance standards Permit outright. similar to those in the Commercial zones. 1. Residential standards: place 1. Approved, with unit behind the main building addition of effective/ unless current/ existing siting adoption date. precludes that placement. 2. 30,000 sq. ft. retail allowance 2. Approved. in E-2 along arterial streets. 3. Retail directly related to a 3. Approved 50% primary employment use: allowance, and revised Language regulating allow up to 50% of square to limit total square Special Use Limitations footage. footage not to exceed 30,000 sq. ft. 4. Retail independent from the 4. Approved, and revised primary employment use to ensure allowances for notes 3 and 4 are not combined to exceed 50% of total square footage. 2 PC Agenda - Page 2  PC Direction on staff Topic Staff Proposal proposal Add Boat and Watercraft Additional Permitted Uses Approved Sales/Service to E-2. E-2 setback responds to LTD’s West Eugene EmX project. Front Yard Setback Approved Proposed setback is 15’ (min.) – 25’ (max.) along arterial streets. KEY ISSUES AND STAFF RECOMMENDATIONS In response to testimony received and Planning Commission deliberations to date, staff’s recommended changes to the draft code are shown in Attachment A – an annotated version 4 of the Employment and Industrial Code Amendments, dated December 20, 2013. The remaining issues are listed below in the order they appear in Attachment A. The topics include: 1. Front Yard Setbacks (Table 9.2460) – Attachment A, pg.11 2. Outdoor Storage (Table 9.2461) – Attachment A, pg.14 3. Drive Throughs (EC 9.2461(11)) – Attachment A, pg.15 4. Lot standards + Land Use process (Table 9.2470) – Attachment A, pg.18 5. /SR Site Review Overlay – No Code citation 6. Site specific zoning requests and Siting Requirements (EC 9.2430) – Attachment A, pg. 4 Each issue is described below with a summary of testimony received on the topic and staff’s recommended course of action. 1. Front Yard Setbacks (Table 9.2460) – Attachment A, pg. 11 E-1 Front Yard Setback Staff recommends a 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 10 feet between the sidewalk and right of way line along segments of the street with curbside sidewalks, which means the walking distance from the sidewalk to the front door of new buildings will be at least 30 feet with a 20 foot setback requirement. The addition of front parking increases this distance to roughly 70 feet. With a 30 foot front setback requirement that walking distance increases to 80 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. 3 PC Agenda - Page 3  2. Outdoor Storage (Table 9.2461) – Attachment A, pg. 14 Planning staff has heard the concerns about allowing outdoor storage in E-1 and the potential for associated noise and visual impacts. Outdoor storage is currently prohibited in the I-1 zone. The current proposal – shown as 1 on the graphic below – allows outdoor storage and requires that it meet the same setbacks as on-site buildings, but screening requirements are imposed to maintain the intended campus character. Other options that could be incorporated into the 3 4 Abutting Residential Zone 5 2 1 Front Setback code amendments might include (2) increasing the front setback so storage areas are not closer to the street than the building, (3) siting the storage area behind the building and not in view from the street, (4) effectively prohibit storage areas abutting residential zones by increasing the setback for outdoor storage areas, or (5) maintain the prohibition on outdoor storage. 3. Drive-Throughs (EC 9.2461(11)) – Attachment A, pg. 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 4 PC Agenda - Page 4 that is intended to be small scale and serve the immediate surrounding 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 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. 4. Lot standards + Land Use process (Table 9.2470) – Attachment A, pg. 18 Site Review 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 vacant 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 site, 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 /SR Site Review overlay does not provide any protection against subdivision of a parent tract down to the 2 acre minimum lot size. Industrial Lands Inventory The related question of Campus Employment lot sizes and how it relates to urban growth boundary (UGB) expansion was raised by Commissioners. The current Envision Eugene 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. Within the UGB, there are four Campus Employment sites included in the buildable land inventory, three in the 10-20 acre range and one in the 20-50 acre range. Under current code, these sites can be subdivided to a 2 acre minimum lot size. While in some circumstances, it may be appropriate to have a larger minimum lot size, staff does not support it in this situation. This is primarily based on the expertise of local real estate professionals who have questioned a larger minimum lot size 5 PC Agenda - Page 5 because the market demand for larger lots is lacking in these particular locations. For example, although the VA Clinic needed an approximately 15 acre site, the anticipated future support businesses will have smaller site demands. Staff agrees that the UGB expansion area will need standards and policies to reserve large lots for use by the targeted industries that need them. In this case however, staff recommends ongoing monitoring of the industrial land supply to gain a better understanding of how many and in what locations 10-20 acre industrial sites are needed. 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. 5. /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 has been addressed; therefore, staff recommends removing the /SR overlay in the Chad Drive E-1 area. 6. Site specific zoning requests and Siting Requirements (EC 9.2430) – Attachment A, pg. 4 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 proposed on page 4 of Attachment A, which would allow Arlie to submit a zone change request from I-2 to E-2 separate from the Envision Eugene efficiency package. Commissioners inquired about how the city would evaluate future, private applications for zone changes to E-2 Mixed Use Employment outside the current project boundary, specifically in the Willow Creek basin. The first consideration in any zone change application is consistency between the Metro Plan diagram and the proposed zone. In this case, the E-2 Mixed Use Employment zone can only be applied in the Light-Medium Industrial plan designation area. The properties near the intersection of Willow Creek Road and West 11th Avenue currently are designated Light-Medium Industrial and zoned I-2 Light-Medium Industrial, thereby addressing the first requirement. For properties in this vicinity, the other siting criteria could be fulfilled. However, in order to establish the E-2 zone, the property with frontage along West 11th Avenue would first need to go through the zone change process to E-2. Once established along the arterial street, the contiguous properties south of the initial parcel with frontage could meet the second siting 6 PC Agenda - Page 6 criterion and the E-2 zone could expand southward along Willow Creek Road. However, without frontage on an arterial street (Willow Creek or W. 11th Avenue), the 30,000 square foot retail allowance in E-2 would not be permitted. Instead, property owners may seek the E-2 zone because it allows a broader range of uses than I-2, such as medical and professional offices, hotels, entertainment and recreation uses. After consideration of the proposed siting criterion – “Area is characterized by a mix of industrial and commercial development.” – Planning staff determined that (1) it was not clear and objective and (2) it added little value beyond the other criteria. As described above, there are already locational limitations at play; these include the plan designation, and required frontage on an arterial street or contiguity to the C-2 or E-2 zone. Staff recommends deleting the siting criterion requiring a mix of industrial and commercial uses, and using the other criteria to guide application of the E-2 zone. ATTACHMENTS A. Annotated Guide to the Employment and Industrial Zone Code Amendments (V4, 12.20.13) The fourth version of the proposed Code Amendments reflect revisions made to the prior draft to respond to public testimony and Planning Commission direction through the December 2, 2013, deliberation session. 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 7 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: Version 4 (V4) includes proposed edits to the Code section 6 based on Planning Commission direction received through the 12.02.13 deliberations 7 and items not yet resolved from version 3. 8 9 10 11 Definitions 12 13 9.0500 Definitions. As used in this land use code, unless the context requires otherwise, 14 the following words and phrases mean: 15 16 … 17 18 Recycling – Deconstruction, Reuse, Resale. A facility that takes in 19 common household goods or home furnishings, and then disassembles 20 Defining uses for or repurposes the products for reuse or resale. Compared to traditional 21 (1) an evolving manufacturing uses, this use does not utilize raw materials, is not reliant 22 upon national rail or truck shipping routes, and conducts the majority of green industry and 23 operations indoors. 24 (2) clarifying an 25 existing use that in … 26 the past has 27 created difficult Wholesale. Establishments engaged in receipt, storage, and distribution 28 case-by-case of goods by truck, rail, or air to retailers and other wholesale vendors, but 29 interpretations. do not involve direct sale to the public. 30 31 32 … 33 34 35 Page 1 [V4 12.20.13] 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 or Temple, including associated permitted by an approved CUP residential structures for on [INSERT ADOPTION DATE] religious personnel 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. Page 2 [V4 12.20.13] 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: Page 3 [V4 12.20.13] 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 (a) or 6 (b) 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 (a) Property has frontage on an arterial street. of10 the E-2 zone. Set (b) Contiguous to parcels currently zoned E-2 or C-2 Community 11 the stage for future Commercial. 12 applications 13 along (3) I-2 Light-Medium Industrial. This zone is limited to areas designated Light- similar 14 commercial/ Medium Industrial in the Metro Plan and those that meet all of the following industrial corridors. 15 minimum siting requirements: 16 (a) Access to arterial streets without undue negative impact on residential V4: 17 Deletion of the streets. siting requirement 18 (b) No more than 5 acres. removes 19 perceived (c) Sufficient street frontage to accommodate structures, parking, and 20 ambiguities that it access in character with adjacent non-industrial properties. 21 was not clear and (4) I-3 Heavy Industrial. This zone is limited to areas designated either Heavy 22 Industrial or Special Heavy Industrial in the Metro Plan. objective. 23 The end result 24 should 9.2450be Employment and Industrial Zone Land Use and Permit Requirements. The little 25 altered due tofollowing Table 9.2450 Employment and Industrial Zone Land Use and Permit the 26site limitation Requirements identifies those uses in the Industrial Zones that are: posed by the Light-(P) Permitted. 27 Medium 28 Industrial(SR) Permitted, subject to an approved site review plan or an approved final plan 29 designation. 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) Page 4 [V4 12.20.13] 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) V4: Retain Delicatessen P(4) P(2) P(4) “Ballet, etc.” Restaurant P(4) P(2) P(4) as Specialty Food and Beverage. Examples include bagel, P(4) P(2) P(4) candy, coffee, donut, and ice cream stores. conditional, Education, Cultural, Religious, Social and Fraternal but limit to Artist Gallery/Studio P P P existing Ballet, Dance, Martial Arts, and Gymnastic C(6) P C(6) buildings. School/Academy/Studio Church, Synagogue, and Temple, including associated C V3: Retain residential structures for religious personnel, in existence “Church, or permitted by an approved CUP by [INSERT ADOPTION DATE]. etc.” as Church, Synagogue, and Temple, including associated P Conditional residential structures for religious personnel use for Club and Lodge of State or National Organization P P P those Library P P permitted at Museum P P the time of School, Business or Specialized Educational Training P P P P code (excludes driver instruction) adoption. 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) V4: 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 Homeless Shelter in Existence as of January 1, 1984 S (See EC 9.5300) Page 5 [V4 12.20.13] 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 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 V4: The Machinery P P P Planning Measuring, analyzing, and controlling instruments and P P P P Commission time pieces preferred Metal Products Fabrication, machine/welding shops(no P P P these uses blast furnaces) be permitted Motion Picture Production, Distribution, and Allied P P P P Services without Motor Vehicles and Transportation Equipment P P P performance Paints and Allied Products P P P standards. 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 Page 6 [V4 12.20.13] PC Agenda - Page 13  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 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) Trade (Retail and Wholesale) Agricultural Machinery Rental/Sales/Service P(2) P P Page 7 [V4 12.20.13] PC Agenda - Page 14  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 Appliance Sales/Service P(2) Bicycle Rental/Sales/Service P(4) P(2) Boat and Watercraft Sales/Service P(2) 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. 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. Page 8 [V4 12.20.13] PC Agenda - Page 15  Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 I-2 I-3 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. Page 9 [V4 12.20.13] 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 the10 zone. 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 15 existing on August 1, 2001 cannot be included for calculation purposes in 16 business parks unless the industrial square footage was approved and 17 constructed through a site review or planned unit development procedure prior V4:18 to August 1, 2001. Flexibility 19 provided for 20 (1) Residential standards. In all employment and industrial zones, one dwelling buildings in 21 unit is allowed per development site. That unit may be contained within the existence at 22 primary structure on-site or it may be an external, stand-alone unit that if it the23 time this meets the following criteria: 24 Code is (a) Unit shall not be located between the primary structure and the front 25 adopted. property line, unless development in existence as of [INSERT 26 ADOPTION DATE] precludes compliance. 27 (b) Unit shall be generally sited behind the primary structure except where Allow28 30,000 development in existence as of [INSERT ADOPTION DATE] precludes s.f. 29 of retail compliance. along30 arterials, far 31 (2) Special Allowances for properties with frontage on arterial streets in the exceeding 32 E-2 zone. On lots with frontage on an arterial street, the uses allowed in current I-2. 33 Table 9.2450 subject to this standard shall be allowed up to 30,000 square 34 feet per development site. This square footage limitation shall apply only to V4:35PC new development, and it shall not preclude reuse of existing buildings. 36 directed 37 a (3) Special Retail Trade Allowance when accessory and directly related to square 38 the primary use in the E-1, E-2, I-2, and I-3 zones. Commercial uses footage 39 cap allowed in Table 9.2450 subject to this standard can comprise up to 50 be 40added to percent of the total square footage of the primary use on the development site the41 percent and shall not exceed 30,000 square feet. The primary, employment and allowance. 42 industrial use must comprise no less than 50 percent of the total square 43 footage. 44 V4:45Clarifying (4) Special Allowances when independent from the primary use in the E-1 language 46 was and I-2 zones. These uses shall not exceed the following square footage added47 to limitations. The primary, employment and industrial use must comprise ensure 48 the no less than 50 percent of the total square footage. primary use 49 (a) In the E-1 Campus Employment zone, the uses can comprise up to 20 retained 50 percent of the total square footage of the primary use on a development dominance on development Page 10 [V4 12.20.13] sites. PC Agenda - Page 17  1 site. And, no single “Specialty retail” establishment shall exceed 5,000 2 square feet. 3 (b) In the I-2 Light Industrial zone, the uses can comprise up to 5,000 4 square feet on development sites with frontage on an arterial street. 5 (5) Drug Treatment Clinic - Non-Residential. Use is permitted on property 6 located within a quarter mile of a transit route. V4:7To allow (6) Development in Existing buildings. Theaters with live entertainment and the 8interim Ballet, Dance, Martial Arts, and Gymnastic School/Academy/Studio are use of vacant 9 conditionally permitted in existing buildings. No new buildings shall buildings, PC 10 constructed in the employment and industrial zones with the primary purpose 11 directed of live theatrical productions or Ballet, Dance, Martial Arts, and Gymnastic 12 certain non- School/Academy/Studio. 13 industrial 14 9.2460 Employment and Industrial Zone Development Standards. uses 15 be (1) Intent. The employment and industrial zone development standards are permitted in 16 intended to achieve the following: existing 17 (a) Improve the quality and appearance of business and industrial buildings. 18 development in the city. 19 (b) Ensure that such development is compatible with adjacent development 20 and is complementary to the community as a whole. 21 (c) Encourage crime prevention through environmental design, decrease 22 opportunity for crime, and increase user perception of safety. 23 (d) Increase opportunities for use of alternative modes of transportation. 24 (e) Regulate the intensity of uses allowed on a site. 25 (f) Promote streetscapes that are consistent with the desired character of 26 the various employment and industrial zones. 27 (g) Promote safe, attractive, and functional pedestrian circulation systems in 28 employment and industrial areas with high employment densities. 29 (2) Application of Standards. In addition to applicable provisions contained 30 elsewhere in this land use code, the development standards listed in Table E-1 front yard setback is 31 reduced 9.2460 from 30’and Employment to Industrial Zone Development Standards shall apply 20’ but maintains wideto all 32 landscaped edgeinforthe employment and industrial zones. In cases of development “campus character.” conflict, the standards specifically applicable in employment and industrial 33 34 zones shall apply. V3: E-2 setbacks have been increased to 35 respond to W. EugeneTable EmX9.2460 Employment and Industrial Zone Development Standards designs. 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 Page 11 [V4 12.20.13] PC Agenda - Page 18  Table 9.2460 Employment and Industrial Zone Development Standards E-1 E-2 I-2 I-3 Fences (6) Outdoor Storage Areas (7) Outdoor Merchandise Display (8) Garbage Screening (9) Utilities (10) Drive Through Facilities (11) 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 41 standards in EC 9.6210(1) Basic Landscape Standard (L-1). The 42 required landscaping may be pierced by pedestrian and vehicular Page 12 [V4 12.20.13] PC Agenda - Page 19  The L-3 and L-4 standards are transitional 1 access ways. standards adjacent 2 to3residential zones. (c) Landscaping in Interior Yard Setbacks Abutting Residential Zones. Both require 4 1. In E-1 and E-2, required interior yard setbacks adjacent to a 5 canopy trees, and L- residential zone shall be provided with landscaping that is at least 3 6requires a 6’ tall 10 feet in width and complies, at a minimum, with the standards in 7 EC 9.6210(3) High Screen Landscape Standard (L-3). hedgerow in place 8 2. In the I-2 and I-3, required interior yard setbacks adjacent to a of9the L-4 wall. residential zone shall be provided with landscaping that is at least 10 10 feet in width and complies, at a minimum, with the standards in 11 EC 9.6210(4) High Wall Landscape Standard (L-4). 12 13 (d) Street Trees. Street tree requirements are specified in EC 7.280 Street 14 Tree Program - Policies, Standards, Procedures. 15 16 (4) Front Yard Setbacks and Building Orientation. The front yard setbacks 17 stated in Table 9.2460 Employment and Industrial Zone Development 18 Standards, shall apply only to new buildings and any building addition that The 19E-2 zone is a increases the length of the building facade facing a street by at least 100%. In mixed 20 commercial addition, all new buildings and the portion of the development site specifically and 21industrial zone. affected by the new building are subject to the requirements of this As22such, subsection. 23 commercial base (a) In the E-2 zones, a minimum of 25% of all street facing facades must be 24 standards are built within the specified front yard setback. 25 (b) In the E-2 zone, vehicular parking and circulation is not permitted replicated here to 26 between the street and the portion of the building that is used to comply promote 27 with this subsection. pedestrian-friendly 28 (c) In the E-1 and E-2 zones, buildings fronting on a street must provide a site 29design. main entrance facing the street on the facade of the building located 30 within the specified front yard setback. 31 (d) The requirements of (a) through (c) do not apply to developments in the 32 I-2 and I-3 zones. 33 34 (5) Pedestrian Circulation. Pedestrian facilities are required in E-1 and E-2 as 35 specified in EC 9.6730 Pedestrian Circulation On-Site of this land use code. 36 On-site pedestrian facilities are not required in I-2 or I-3, except when uses 37 permitted by EC 9.2451 (2) and (3) are present. 38 (6) Fences. 39 (a) Types. The type of fence, wall, or screen used in any situation is limited 40 only by specific requirements stated in the landscape standards 41 beginning at EC 9.6200 Purpose of Landscape Standards. The 42 standards apply to walls, fences, and screens of all types including 43 open, solid, wood, metal, wire, masonry or other material. Use of 44 barbed wire and electric fencing is regulated in EC 6.010(d) Fences. 45 Chain link fencing is prohibited withinE-1. 46 (b) Location and Heights. 47 1. Fences up to 42 inches in height are permitted within the front 48 yard setback. 49 2. Fences up to 8 feet high are permitted in the interior yard 50 setbacks. 51 3. The height of fences that are not in required setback areas is the Page 13 [V4 12.20.13] PC Agenda - Page 20  1 same as the regular height limits of the zone. 2 4. Fences must meet the standards in EC 9.6780 Vision Clearance 3 Area. 4 (7) Outdoor Storage Areas. 5 (a) Outdoor storage is permitted in all employment and industrial zones. 6 The setback and landscaping standards for outdoor storage areas are 7 stated in Table 9.2461(8) Outdoor Storage and Display-Setbacks and 8 Landscaping. 9 (8) Outdoor Merchandise Display. Outdoor display of goods is permitted in all 10 employment and industrial zones except E-1. The setbacks and landscaping 11 standards for outdoor merchandise display are stated in Table 9.2461(8) 12 Outdoor Storage and Display-Setbacks and Landscaping. 13 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 – (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. With the proposed allowance of outdoor 14 storage, landscape screening is required to 15 maintain the desired aesthetic in E-1 and E-2. Note that wider setbacks and planting areas Page 14 [V4 12.20.13] are required along the street. PC Agenda - Page 21  1 (9) Garbage Screening. In all zones except I-3 Heavy Industrial, garbage 2 collection areas must be screened so as to meet the standards of subsections 3 (a) and (b) below. Trash receptacles for pedestrian use are exempt from 4 these requirements. 5 (a) Required screening shall comply with one of the following: 6 1. EC 9.6210(3) High Screen Landscape Standard (L-3). 7 2. EC 9.6210(4) High Wall Landscape Standard (L-4). 8 3. EC 9.6210(5) Partial Screen Fence Landscape Standard (L-5). 9 (b) Garbage collection areas shall not be located within required setback 10 areas or within required landscape areas associated with parking areas. 11 (10) Utilities. Within E-1 Campus Employment and E-2 Mixed Use Employment, 12 all utilities on the development site shall be placed underground, unless 13 adjusted pursuant to the provisions of EC 9.8030(5) of this land use code. 14 Undergrounding of utilities is not required in I-2 and I-3. This provision does 15 not apply to temporary uses on a development site. This requirement is 16 satisfied if the applicant verifies in writing that utilities will be placed 17 underground concurrent with a planned future development to occur within 12 18 months. Exceptions shall be made for such features as pad mounted 19 transformers, switch cabinets, back flow prevention devices and closures 20 needed to safely operate and maintain utility systems. 21 (11) Drive-Through Facilities. 22 (a) Application. The following regulations apply to all uses that have drive 23 through facilities including new developments, the addition of drive- Drive-through 24 through facilities in existing developments, and the relocation of an restaurants are 25 existing drive-through facility. prohibited in E-1 26 (b) Exceptions/ Prohibitions. Drive-through facilities for eating and drinking as a means to 27 establishments are not permitted in E-1. Drive-through facilities are not 28 maintain the permitted in I-2 or I-3. 29 campus (c) Service Areas Setback and Landscaping. Service areas and stacking 30 lanes must be set back a minimum of 10 feet from all lot lines. Front employment 31 yard setbacks shall be provided with landscaping that complies, at a character. 32 minimum, with the standards in EC 9.6210(2) Low Screen Landscape 33 Standard (L-2). Interior yard setbacks shall be provided with 34 landscaping that complies, at a minimum, with the standards in EC 35 9.6210(3) High Screen Landscape Standard (L-3). 36 (d) Driveway Entrances. All driveway entrances, including stacking lane 37 entrances, must be at least 100 feet from an intersection, as measured 38 along the property line from the tangent point of a corner radius and the 39 closest edge of a driveway. 40 (e) Pedestrian access in E-1 and E-2. Direct pedestrian access shall be 41 provided from the public right of way to the primary entrance. Drive 42 aisles for vehicular circulation are not permitted between the street and 43 primary entrance. 44 (f) Stacking Lanes. Design of stacking lanes shall conform with the 45 requirements of EC 9.6420 Parking Area Standards. 46 (g) Adjustments. Adjustments to the standards stated in this subsection 47 may be made based on criteria at EC 9.8030(2) Setback Standards 48 Adjustment. 49 (12) Delivery and Loading Facilities. 50 (a) Delivery and loading areas are not permitted in required setback areas. 51 (b) On lots abutting parcels zoned for residential development, delivery and Page 15 [V4 12.20.13] PC Agenda - Page 22  1 loading facilities shall be setback a minimum of 20 feet from property 2 lines with required setbacks landscaped to at least the standards in EC 3 9.6210(4) High Wall Landscape Standard (L-4). 4 5 9.2463 Employment and Industrial Zone Development Standards - Large Facilities. 6 (1) Description and Purpose. The purpose of these regulations is to: Large7 (a) Improve the appearance and function of large employment Employment 8 developments, while maintaining compatibility with adjacent property. Facility 9 standards (b) Create an attractive streetscape with a strong building presence on are modeled after 10 existing and future streets. 11 in the those (c) Support all modes of transportation and improve pedestrian safety, 12 commercial base comfort, and convenience. 13 (d) Promote human-scale site and building design with attention paid to zones, but 14 visual detail. tailored 15 to the (2) Application of Standards. In addition to the standards of EC 9.2460 different context. 16 Employment and Industrial Zone Development Standards, all of the standards 17 in this section apply to any new building in the E-1 Campus Employment and 18 E-2 Mixed Use Employment zones with 25,000 square feet or more of floor Exemption 19 area in a permitted employment or industrial use and the portion of the recognizes 20 the development site specifically affected by the new building. architectural 21 (3) Exemption. That portion of a building that contains warehouse and 22 of large reality manufacturing space is exempt from subsection (7), below. 23 (4) Building Entrances. manufacturing 24 (a) All building sides that face an adjacent street shall feature at least one and25warehouse customer entrance. (For examples, see Figure 9.2173(3)) uses. 26 (b) Where a building faces more than two adjacent streets, excluding those 27 with limited access, this requirement shall apply only to two sides of the 28 building. 29 (c) Corner entrances, placed at an angle of up to 45 degrees from the 30 primary street, as measured from the street lot line, may be substituted Planning 31 for separate entrances required under subsection (b), above. (For Commission 32 examples, see Figure 9.2173(3)) direction 33 to (5) Off-Street Parking. allow 34 (a) In the E-1 Campus Employment zone, a drive aisle and single row of parking 35 in parking may be located between the front façade and the primary front of the 36 adjacent street. Vehicle use area is subject to front setbacks. E-1 bldgs. 37 (6) On-Site Pedestrian Circulation. In addition to the standards set forth in EC 38 9.6730 Pedestrian Circulation On-Site, the following standards shall apply to 39 large facilities: 40 (a) A continuous internal pedestrian walkway, no less than 5 feet in width, 41 shall be provided from the public sidewalks or right-of-way to all 42 customer entrances of all buildings on the development site, and to all 43 public sidewalks and paths abutting the development site. 44 (b) Sidewalks, no less than 5 feet in width, shall be provided along the full 45 length of building walls and shall be located at least 6 feet from the wall 46 of the building to provide planting beds for foundation landscaping, 47 except where features such as arcades or entryways are part of the 48 facade. 49 (c) All on-site pedestrian walkways located in vehicle use areas shall be 50 distinguished from driving surfaces through the use of durable, low Page 16 [V4 12.20.13] PC Agenda - Page 23  1 maintenance surface materials such as pavers, bricks, or scored 2 concrete to enhance pedestrian safety and comfort, as well as the 3 attractiveness of the walkways. 4 (7) Exterior Wall Articulation, Facades, and Ground Floor Windows. 5 (a) Exterior building walls shall not continue along an uninterrupted plane 6 for more than 100 feet. An uninterrupted plane is a wall that has no 7 variation in exterior surface along its length. Except for building walls 8 facing an alley, ground floor facades 100 feet or greater in length, 9 measured horizontally, shall incorporate wall plane projections or 10 recesses having a depth of at least 3 percent of the length of the facade 11 and extending at least 20 percent of the length of the facade. (For 12 examples, see Figure 9.2173(10)(a).) 13 (b) Except for building walls facing an alley, ground floor walls shall contain 14 windows at the ground level. Solid walls are prohibited along street 15 frontages. This standard does not apply to parking structures or the 16 portion of a wall on which a loading dock is located. 17 1. General Standard. The windows in any walls that require 18 windows shall occupy at least 50 percent of the length and 25 19 percent of the ground floor wall area. The portion of window area 20 meeting this standard is that located between 4- and 9-feet above 21 finished grade. (For examples, see Figure 9.2173(10)(c).) Compatibility 22 2. Corner Lots. On corner lots, the general ground floor window measure to 23 standard stated in subsection (c) must be met on one street 24 increase frontage only. On the other street(s), the requirement is ½ of the 25 setbacks for general standard. The applicant may choose on which street to 26 apply the general standard. large 27 facilities (8) Interior Yard Setbacks from Residential Zoning. Interior yard setbacks adjacent 28 to shall be a minimum of 30 feet from abutting residentially zoned lots. residential 29 (9) Adjustments. Adjustments to the standards stated in this section may be zones. 30 made based on criteria at EC 9.8030(31) Large Employment Facilities 31 Standards Adjustment. 32 33 9.2470 Employment and Industrial Zone Lot Standards. The following Table 9.2470 34 sets forth lot standards within employment and industrial zones. The numbers 35 enclosed within (#) indicate a special standard of EC 9.2471. 36 37 Page 17 [V4 12.20.13] 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 Page 18 [V4 12.20.13] 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.). Page 19 [V4 12.20.13] PC Agenda - Page 26