ARTICLE 1317B

IR-F INDUSTRIAL REDEVELOPMENT – FLEXIBLE DISTRICT

1317B.01 Purpose

The purpose of this district is to promote the economic revitalization of underutilized industrial properties and to provide suitable areas for the use of business and industry. In order to accomplish this purpose a variety of land uses will be permitted within this district and flexible design standards will be applied during the site plan approval process.

1317B.02 Special Requirements

(a) The property owner shall submit the following to the City Planning Commission for approval:

(1) A boundary plan of the property owned by the applicant; and,

(2) A report describing:

( i) The existing general site conditions for the property of the IR-F District including:

(a) Existing public easement, public rights of way, roads and streets, and major waterways;

(b) Existing public utilities including storm drains, sanitary sewers, water lines and railroad lines; and

(c) Existing topography, major building locations, soil and subsoil conditions, location and character of surface water, and areas subject to flooding (100-year floodplains), steep slopes, wooded areas, and recorded historical and archeological sites.

(ii) The general character of the proposed development including:

(a) Goals and objectives for development;

(b) Potential future uses;

(c) Anticipated demand on existing utilities including storm drains, stormwater management, sanitary sewer, and water lines; and,

(d) Potential site access points.

1317B.03 Use Regulations

A building may be erected or used and a lot may be used or occupied for any of the following purposes, subject to applicable provisions of Article 1318, “General Regulations”, and other applicable provisions of this and other city ordinances.

(a) The following uses are permitted by right:

(1) Indoor commercial recreation facilities and sports facilities.

(2) College, seminary, or similar for-profit or non-profit post-secondary school or educational institution.

(3) Hotel, motel lodge, and motel.

(4) Retail and service use.

(5) Banks, brokerage firm, insurance agency, and other financial institutions.

(6) Business or professional offices, including studio.

(1) Theater, auditorium, museum, library, and other civic and cultural facility including an indoor amusement and recreational facility.

(2) Any facility whose purpose is dedicated to historic preservation.

(3) Restaurant for the sale and consumption of food and beverage.

(4) Bar.

(5) Visitor Center.

(6) Radio and television broadcasting, studio and transmission towers.

(7) Printing, publishing, bookbinding, lithographing or similar establishment.

(8) City Government uses.

(9) Meeting and banquet halls, conference and convention centers.

(10) Headquarters or other office building, including data processing and record storage.

(11) Passenger terminal facility including taxi stand, bus and rail passenger station, and shelter.

(12) Laboratory, research, testing, and experimental use not involving danger of fire or explosion or any offensive noise, vibration, smoke, dust, glare, heat, or other objectionable influence.

(19) Photographic developing and printing establishment.

(20) Parking lots and structures.

(21) Barber and beauty shops.

(22) Tailor.

(23) Florists.

(24) Hardware store.

(25) Food store.

(26) Magazine store.

(27) Candy store.

(28) Bakery store.

(29) Doctor’s office.

(30) Dentist’s office.

(31) Warehousing, wholesale, storage or distribution use.

(32) Manufacture, assembly or treatment of articles or merchandise from the following previously prepared materials: plastics, bone, canvas, cellophane, cork, feathers, fiber, glass, horn, leather, and fur, precious or semi-precious metals or stones, shell, textiles and tobacco.

(33) Manufacture of: ceramic products; novelty or small products from previously prepared paper or cardboard; jewelry, clocks and watches, medical, drafting, optical and other professional and scientific instruments and equipment, musical instruments, small rubber products and synthetic treated fabrics, textiles (including spinning and weaving, but not including wool scouring and pulling, or jute or burlap processing or reconditioning); toys, wood products.

(34) Processing, packaging and treatment or compounding of such products as cosmetics and toiletries, drugs, perfumes, and pharmaceutical.

(35) Manufacture and assembly of electrical or electronic components or devices; home, commercial and industrial appliances and instruments, and electrical supplies, including such equipment and supplies as: lighting fixtures, fans, home radios, and television receivers, electrical switches, lamps, washing machines, refrigerators and air conditioners.

(36) Processing and combining of food or candy products, including baking, canning, cooking, freezing, and mixing, but not including manufacture of basic products from the raw state or such processes as: drying, preserving or curing meats, manufacturing sauerkraut, vinegar or yeast, fish, milling flour, roasting coffee or spices.

(37) Light metal processes, such as: metal machining, finishing, grinding, and polishing, metal stamping and extrusion of small products, (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, tools and hardware, (such as sculptures, hand tools, bolts, nuts).

(38) Bottling, packing or packaging establishment.

(39) Central heating plant.

(40) Manufacture of paper or cardboard boxes, envelopes, containers and novelties from previously prepared paper or cardboard.

(41) Manufacture of ferrous and non-ferrous metal.

(42) Public or private power generation facilities.

(43) Commercial Communication Towers and Antennas.
[See Section 1318.28A]

(44) Public or private utility installation.

(45) Repair garage.

(46) Service station.

(47) Motor vehicle sales and service agency.

(48) Open space.

(b) Accessory uses customary with and incidental to any aforesaid use in this Article are permitted unless otherwise excluded by these regulations.

(c) None of the permitted uses for this District are required to have conditional use approval.

(d) Additional uses and their customary accessory uses that are compatible with uses that are permitted by right may be permitted as special exception uses when authorized by the Planning Commission in accordance with Article 1322.
(e) The following uses shall not be permitted:

(1) Storage of Used or Discarded Motor Vehicles Tires.

(2) Landfill.

1317B.04 Area, Yard and Building Regulations

(a) Minimum Yard Requirements: The following setbacks shall be applicable only if the adjacent property affected is in a Residential District. If the adjacent property affected is in a different zoning district that Residential, then the front yard setback may be reduced to twenty (20) feet, and there shall be no rear or side yard setback requirements under this Part Thirteen – Zoning Code.

(1) Front Yard (Ft.): 50

(2) Rear Yard (Ft.): 50

(3) One Side (Ft.): 50

(4) Both Sides (Ft.): 100

(b) Maximum building height shall be 75 feet. There is no maximum building coverage limitation. There is no minimum lot width requirement.

(c) The City Planning Commission may consider requested modifications to these standards in accordance with the terms of Article 1351.03 of the Subdivision & Development Ordinance.

(d) The provisions of section 1318.01 shall be deemed to be either amended or suspended so as to conform with Section 1317B.04(a) – Minimum Yard Requirements, as set forth above.

1317B.05 Off-Street Parking and Loading Regulations

Off street parking and loading regulations shall be governed by Article 1319, Off-Street Parking and Loading, except as modified by this section.

(a) Shared parking shall be permitted pursuant to Section 1319.02(e);

(b) Section 1319.01(a)(30) shall be modified in this zoning district to require for warehouse, freight terminals and trucking terminals, one parking or storage space for all vehicles used directly in the conduct of such business, plus one (1) parking space for each person regularly employed on the premises.

(c) Shade trees. If the applicant can provide information that an area is not visible from a public way and there is no access to the area or visibility to the area by the public, then the Planning Commission may consider waiving or partially waiving the shade tree requirements of Section 1319.02(j), following review and recommendation by the City’s Planning and Zoning Bureau.

(d) Off-street parking shall be permitted on a lot other than the proposed development site, provided adequate assurances are given that such parking will not be eliminated by future development.

(e) The City Planning Commission may approve a reasonable reduction of the minimum off-street parking and loading facilities standards based the proposed use. Such reductions shall include but not be limited to:

(1) providing for up to 30% of total parking required as compact spaces; compact spaces shall have a minimum dimension of 8 feet in width and 16 feet in length;

(2) credit for other methods of transportation to the site, including bus and rail service; and

(3) recent authoritative standards information including parking use studies supplied by the applicant regarding parking standards for individual uses shall be employed.

(f) The width of entrance and exit drives shall be:

(1) A maximum of one hundred fifteen (115) feet at the curb line for one-way use only.

(2) For two-way use, a maximum of one hundred thirty (130) feet measured along the curb line between the points of intersection of the two opposing driveway curb returns. Depressed curb driveway aprons shall not be required.

1317B.06 Additional Provisions

Because of the extremely large lots proposed within the IR-F zoning district and the proposed limited access by the general public and the unique access provisions of the combined rail and truck access, the following general provisions are also permitted in the IR-F zoning district:

(a) The steep slope provisions of section 1318.29 shall not apply in the Industrial Redevelopment-Flexible zoning district.

(b) The Special Conditions for an industrial park in section 1322.04(e) shall not be applicable in the Industrial Redevelopment – Flexible zoning district.

(c) The Planning Commission may consider waivers from sections 1321.03 (e), utilities, and (f), special features, pursuant to section 1351.03 of the Subdivision and Development Ordinance.

1317B.07 Sign Regulations

Sign regulations shall be governed by Article 1320. The City Planning Commission may consider modifications to the standards based on the existing site conditions, the proposed use, hardships, or innovations in technology in accordance with the terms of Article 1351.03 of the Subdivision and Development Ordinance.

1317B.08 Site Plan Review Requirements

Property owners within this zoning district must submit site plans in accordance with this Article, except as modified by Section 1317B(02), special requirements, for each development project. If there is a substantial deviation in the development submission from what is described in 1317B.02(a)(2)(ii), (describing the general character of the proposed development), the City Planning Commission may require additional information to approve the proposed modification.

[Section 1317B was added by Ordinance No. 4187 on May 6, 2003]