§ 21-34. Economic development districts established for I-85.
(a)
The following district are hereby established to preserve, encourage and enhance the economic development opportunities in areas adjacent and near I-85 in accordance to plans adopted by the county board of commissioners. It is recognized that I-85 is uniquely important the future of the county because of the great potential for development of all types that exist along this corridor. Development within these districts shall be of types which maximize the economic benefits to the county while minimizing the potential impacts.
(b)
The district are designed to accommodate, as appropriate, uses such as manufacturing, distribution, retail, service industries, corporate parks. Certain individual uses may be allowed as uses by right in some districts, while other more intensive uses may require a higher level of review and approval by the county. The districts encourage and allow more creative design of land development than may be provided on other general zoning districts. This flexibility is provided for planned unit developments.
(c)
The district are labeled as 85-ED 1 through 4. "85" represents the relationship to I-85. "ED" represents the economic development designation for the sites.
(1)
85-ED-1. The purpose of the 85-ED-1 district is to encourage the location of "high capital investment/high wage/low employment/clean" industries. Certain industries shall be allowed as permitted uses standards provided to protect adjacent neighborhoods. Other heavy industries may be allowed as conditional uses. If part of a larger master plan limited accessory and ancillary retail and service uses may be allowed.
a.
In the 85-ED-1 district the following uses are permitted by right with a minimum lot size of five (5) acres:
Manufacturing group:
Printing and publishing (SIC 27).
Rubber and miscellaneous plastics products (SIC 30).
Fabricated metal products (SIC 34), except:
Ammunition, except for small arms (SIC 3483).
Ordnance and accessories (SIC 3489).
Industrial machinery and equipment (SIC 35).
Electrical and electronic equipment (SIC 36), except:
Power distribution and specialty transformers (SIC 3612).
Transportation equipment (SIC 37).
Instruments and related products (SIC 38).
Miscellaneous manufacturing industries (SIC 39).
Transportation, communication, and utilities group:
Ground-mounted solar energy systems 6,000 sq. ft. or less (SIC 491 pt).
b.
The following are allowed with the issuance of a conditional use permit:
Construction group:
General Building Contractors (SIC 15)
Special Trade Contractors (SIC 17)
Manufacturing group:
Lumber and wood products (SIC 24).
Furniture and fixtures (SIC 25).
Plastic materials, synthetic resins, etc. (SIC 282).
Drugs (SIC 283).
Paper and allied products (SIC 26).
Stone, clay, glass, and concrete products (SIC 32).
Primary metal industries (SIC 33).
Services group:
Racing, including track operation (SIC 7948).
Transportation, communication, and utilities group:
Communications and telecommunication towers (SIC 48 pt).
c.
Approval of a PUD with a minimum lot size of twenty (20) acres will allow the above uses in addition to accessory and ancillary uses on up to ten (10) percent of the total acreage.
Transportation, communication, and utilities group:
Local and interurban passenger transit (SIC 41).
Transportation services (SIC 47).
Retail trade group:
General merchandise stores (SIC 53).
Food stores (SIC 54).
Eating and drinking places (SIC 58).
Miscellaneous retail (SIC 59).
Finance, insurance, and real estate group:
Depository institutions (SIC 60).
Service industries group:
Hotels, rooming houses, camps, and other lodging places (SIC 70).
Personal services (SIC 72).
Business services (SIC 73).
Automotive repair, services, and parking (SIC 75).
(2)
85-ED-2. In areas where existing conditions such as surrounding development, access etc. may make the area less marketable for uses listed exclusively in the 85-ED-1 district then the 85-ED-2 district may be appropriate. The primary additions to this district are distribution and wholesaling operations.
a.
Certain industries shall be allowed as permitted uses with standards provided to protect adjacent neighborhoods. Other heavy industries and distribution and wholesale operations may be allowed as conditional uses. If part of a larger master plan limited accessory and ancillary retail and service uses may be allowed.
Manufacturing group:
Printing and publishing (SIC 27).
Rubber and miscellaneous plastics products (SIC 30).
Fabricated metal products (SIC 34), except:
Ammunition, except for small arms (SIC 3483).
Ordnance and accessories (SIC 3489).
Industrial machinery and equipment (SIC 35).
Electrical and electronic equipment (SIC 36), except:
Power distribution and specialty transformers (SIC 3612).
Transportation equipment (SIC 37).
Instruments and related products (SIC 38).
Miscellaneous manufacturing industries (SIC 39).
Service industries group:
Engineering and management services (SIC 87).
Transportation, communication, and utilities group:
Ground-mounted solar energy systems 6,000 sq. ft. or less (SIC 491 pt).
b.
The following are allowed with the issuance of a conditional use permit:
Construction group:
General Building Contractors (SIC 15)
Special Trade Contractors (SIC 17)
Manufacturing group:
Lumber and wood products (SIC 24).
Furniture and fixtures (SIC 25).
Plastic materials, synthetic resins, etc. (SIC 282).
Drugs (SIC 283).
Paper and allied products (SIC 26).
Stone, clay, glass, and concrete products (SIC 32).
Primary metal industries (SIC 33).
Transportation, communication, and utilities group:
Communications and telecommunication towers (SIC 48 pt).
Local and interurban passenger transit (SIC 41).
Motor freight transportation and warehousing (SIC 42).
Transportation services (SIC 47).
Wholesale trade group:
Wholesale trade—durable goods (SIC 50).
Wholesale trade—nondurable goods (SIC 51).
Services group:
Racing, including track operation (SIC 7948).
c.
Approval of a PUD with a minimum lot size of twenty (20) acres will allow the above uses in addition to accessory and ancillary uses on up to ten (10) percent of the total acreage.
Transportation, communication, and utilities group:
Local and interurban passenger transit (SIC 41).
Transportation services (SIC 47).
Retail trade group:
General merchandise stores (SIC 53).
Food stores (SIC 54).
Eating and drinking places (SIC 58).
Miscellaneous retail (SIC 59).
Finance, insurance, and real estate group:
Depository institutions (SIC 60).
Service industries group:
Hotels, rooming houses, camps, and other lodging places (SIC 70).
Personal services (SIC 72).
Business services (SIC 73).
Automotive repair, services, and parking (SIC 75).
(3)
85-ED-3 Corporate Park District. Some areas with good interstate visibility, good access and good surrounding environment may be suitable for high-end corporate headquarters. This may or may not include manufacturing. The purpose of the district is to provide for a high-quality mixture of employment uses of varying types in a single coordinated development. Minimum development size is twenty (20) acres and will require approval of a PUD.
a.
Allowed primary uses are:
Manufacturing group:
Lumber and wood products (SIC 24).
Furniture and fixtures (SIC 25).
Paper and allied products (SIC 26).
Printing and publishing (SIC 27).
Plastic materials, synthetic resins, etc. (SIC 282).
Drugs (SIC 283).
Rubber and miscellaneous plastics products (SIC 30).
Stone, clay, glass, and concrete products (SIC 32).
Primary metal industries (SIC 33).
Fabricated metal products (SIC 34), except:
Ammunition, except for small arms (SIC 3483).
Ordnance and accessories (SIC 3489).
Industrial machinery and equipment (SIC 35).
Electrical and electronic equipment (SIC 36), except:
Power distribution and specialty transformers (SIC 3612).
Transportation equipment (SIC 37).
Instruments and related products (SIC 38).
Miscellaneous manufacturing industries (SIC 39).
Transportation, communication, and utilities group:
Ground-mounted solar energy systems 6,000 sq. ft. or less (SIC 491 pt).
Local and interurban passenger transit (SIC 41).
Motor freight transportation and warehousing (SIC 42).
Transportation services (SIC 47).
Service industries group:
Hotels, rooming houses, camps, and other lodging places (SIC 70).
Personal services (SIC 72).
Business services (SIC 73).
Automotive repair, services, and parking (SIC 75).
Health services (SIC 80).
Legal services (SIC 81).
Educational services (SIC 82).
Membership organizations (SIC 86).
Engineering and management services (SIC 87).
b.
Allowed accessory and ancillary uses on up to twenty (20) percent of the total acreage:
Transportation, communication, and utilities group:
Local and interurban passenger transit (SIC 41).
Transportation services (SIC 47).
Wholesale trade group:
Wholesale trade—durable goods (SIC 50).
Wholesale trade—nondurable goods (SIC 51).
Retail trade group:
General merchandise stores (SIC 53).
Food stores (SIC 54).
Eating and drinking places (SIC 58).
Miscellaneous retail (SIC 59).
Finance, insurance, and real estate group:
Depository institutions (SIC 60).
Service industries group:
Hotels, rooming houses, camps, and other lodging places (SIC 70).
Personal services (SIC 72).
Business services (SIC 73).
c.
The following are allowed with the issuance of a conditional use permit:
Transportation, communication, and utilities group:
Communications and telecommunication towers (SIC 48 pt).
(4)
85-ED-4 Retail Center. Many areas near the interstate will draw interest from retailers. It is often appropriate or desirable to have a portion of an area zoned for larger retail development. This helps ensure availability of most retail and service needs in a location nearby and accessible to major employment and residential areas. Minimum development size is twenty (20) acres and will require approval of a PUD.
a.
Allowed primary and accessory uses are:
Retail trade group:
Building materials, hardware, garden supply, and mobile (SIC 52).
General merchandise stores (SIC 53).
Food stores (SIC 54).
Automotive dealers and gasoline service stations (SIC 55).
Apparel and accessory stores (SIC 56).
Furniture, home furnishings and equipment stores (SIC 57).
Eating and drinking places (SIC 58).
Miscellaneous retail (SIC 59).
Finance, insurance, and real estate group:
Depository institutions (SIC 60).
Nondepository credit institutions (SIC 61).
Security, commodity brokers, and services (SIC 62).
Insurance carriers (SIC 63).
Insurance agents, brokers, and service (SIC 64).
Real estate (SIC 65).
Holding and other investment offices (SIC 67).
Service industries group:
Hotels, rooming houses, camps, and other lodging places (SIC 70).
Personal services (SIC 72).
Business services (SIC 73).
Automotive repair, services, and parking (SIC 75).
Miscellaneous repair services (SIC 76).
Motion pictures (SIC 78).
Amusement and recreational services (SIC 79).
Health services (SIC 80).
Legal services (SIC 81).
Educational services (SIC 82).
Social services (SIC 83).
Museums, art galleries, botanical and zoological garden (SIC 84).
Membership organizations (SIC 86).
Engineering and management services (SIC 87).
Miscellaneous services (SIC 89).
Transportation, communication, and utilities group:
Ground-mounted solar energy systems 6,000 sq. ft. or less (SIC 491 pt).
b.
The following are allowed with the issuance of a conditional use permit:
Transportation, communication, and utilities group:
Communications and telecommunication towers (SIC 48 pt) .
(5)
Approval process for PUDs. All PUDs shall be reviewed and approved as required for conditional use permits in article III of this chapter. Uses included in PUDs which require conditional use approval as freestanding uses shall not require separate a separate conditional use permit approval if approved as part of a PUD.
(6)
Other zoning criteria. Notwithstanding limits on reduction of setbacks in article XIII of this chapter, all standards are subject to modification in site plan approval process. However, in no situation shall the required buffer from project perimeter be reduced if adjacent to a residentially zoned area.
a.
Buffers. Forty (40) feet from project perimeter.
b.
Screening. In accordance with article IX, screening for a PUD shall be determined using the predominant use of the PUD or relevant portion thereof.
c.
Street frontage. Minimum of one hundred (100) feet for development.
d.
Maximum lot coverage. Eighty (80) percent of lot area.
e.
Development size. Development sizes are as permitted below. Permitted and conditional uses on lots five (5) acres or more but less than twenty (20) acres in size are only allowed on lots of record existing at the effective date of the ordinance from which this chapter derives, or on aggregations of lots existing at the effective date of the ordinance, creating a lot five (5) acres or larger in size.
1.
85-ED-1.
Permitted used ..... 5 acres
Conditional uses ..... 5 acres
PUDs ..... 20 acres
2.
85-ED-2.
Permitted used ..... 5 acres
Conditional uses ..... 5 acres
PUDs ..... 20 acres
3.
85-ED-3.
PUDs ..... 20 acres
4.
85-ED-4.
PUDs ..... 20 acres
f.
Subdivision requirements. All subdivisions of property must be approved as a PUD.
g.
Maximum building height. No maximum height.
h.
Parking. As required in zoning ordinance.
i.
Signs. As provided in zoning ordinance.
j.
Circulation system. Requires access to major or minor thoroughfare or interstate service road. No access to local streets is allowed. Interior streets are designed to connect to other adjoining property within a 85-ED district. This requirement may be waived if it is found that connection to adjoining property is not appropriate due to incompatibility of adjacent development.
k.
Nuisance conditions. The project shall no cause detrimental levels of noise, dust, odor etc. to nearby areas.
l.
Loading, maintenance and outdoor storage areas. All loading, maintenance and outdoor storage areas shall be located to the rear or side of the building, but shall not face a side street unless approved as such during the PUD process.
m.
Open space. Open space shall be suitably landscaped with grass and/or trees and shrubs. Within a PUD the open space shall be pedestrian oriented. Parking or vehicular access is not allowed.
n.
Lighting. Lighting shall be provided at intersections, along walkways and in parking lots. The maximum height of lighting is twenty-five (25) feet. Spacing of lighting shall be four (4) times the height.
o.
Building character and style. Building designs within a PUD shall strive to establish a distinctive style and maintain a high quality development standard. Buildings should include similar architectural styles but should not be identical throughout the development. The site plan shall at a minimum describe building materials colors and architectural features of the development.
p.
Pedestrian facilities and design. Within a PUD, the site plan shall provide for a unified and well-organized arrangement of buildings, service areas, parking, etc., to provide a high level of convenience and safety for pedestrians, employees, and visitors.
q.
Landscaping. Approval of PUD shall include at a minimum the following:
1.
Trees shall be planted on both sides of interior access streets used by the public. These trees shall be ten (10) feet tall at planting and a minimum of twenty (20) feet tall at maturation, and shall be of similar size and shape. The trees shall be planted no further than forty (40) feet apart.
2.
Entranceways and medians shall be landscaped with trees and/or shrubs as appropriate for the type of development.
(Ord. of 12-18-00(2); Amend. of 3-7-05; Amend. of 11-2-09; Amend. of 9-6-11; Amend. of 3-4-13; Amend. of 8-9-13; Amend. of 4-21-14; Amend. of 10-17-16)