[Ord. No. 99-99 §1, 7-12-1999]
The purpose and intent of the High Technology Corridor District
(HTCD) is to provide a controlled and protected environment for the
orderly growth and development of high technology businesses and industries
within a park-like setting. This district also may allow, as conditional
uses, other selected activities and facilities which provide services
to or complement the permitted uses. All uses within the "HTCD" must
conform to the Regulations and Performance Standards described within
this district. The "HTCD" regulations apply to both individual lots
and larger developments with multiple lots. However, whenever possible,
the development of "HTCD" parks is encouraged for those that offer
the opportunity to provide a planned office/research/ technology environment
with common amenities, infrastructure, and management.
[Ord. No. 99-99 §1, 7-12-1999]
A.
The
following activities are permitted, subject to the regulations and
standards set forth herein:
1.
Administrative, headquarter, or processing offices for any of the
following permissive uses.
2.
Computer programming and other software services.
3.
Educational facilities.
4.
Engineering, architectural, urban planning, and design services.
5.
Federal, State, County, City, or public utility owned and operated
buildings and uses.
6.
Manufacture of scientific, precision, and research instruments.
7.
Offices for medical and telecommunications organizations.
8.
Offices serving educational, governmental, scientific, research and
development, manufacturing, assembly, and professional organizations.
9.
Research and testing laboratories.
10.
Any proposed use not listed above shall be reviewed by the Planning
and Zoning Commission for determination as to compatibility with other
uses in the district, and the Commission shall forward a recommendation
to the Governing Body for a final determination and approval.
[Ord. No. 99-99 §1, 7-12-1999]
A.
The
following activities which support, or are an adjunct to, the permitted
uses may, at the discretion of the Planning and Zoning Commission,
be allowed, subject to the regulations and standards set forth herein
and any other conditions deemed necessary to ensure compatibility
with adjacent and surrounding uses. Some of the conditional uses listed
in this Section may be appropriate within the context of an "HTCD"
park:
1.
Banks, savings and loans, and credit unions.
2.
Child care facilities.
3.
Conference and training facilities.
4.
Hotels, motels, and extended-stay rental lodging facilities.
5.
Light manufacturing and assembly facilities.
6.
Recreational facilities such as golf courses, tennis courts, fitness
centers, and indoor facilities.
7.
Restaurants.
8.
Retail and personal service establishments.
[Ord. No. 99-99 §1, 7-12-1999]
A.
Accessory
uses shall be complementary and subordinate to a principal use which
is permitted within the zoning district. Permitted accessory uses
in this zoning district shall include the following uses and structures:
1.
Buildings for storage of documents, records, testing and research
equipment, experimental models, and other personal property related
to the principal use.
2.
Bus shelters.
3.
Clinics, cafeterias, lounges, and recreational areas for employees.
4.
Conference or training facilities accessory to any permitted use.
5.
Receiving and transmitting antennas and communication towers that
are accessory to a principal use.
6.
Sign structures which are used to advertise, promote, or identify
commercial activity that is on the same premises as the sign.
[Ord. No. 99-99 §1, 7-12-1999]
A.
The
following regulations shall apply in all High Technology Corridor
Districts (HTCD):
1.
Administrative requirements.
a.
The applicant requesting "HTCD" zoning, or development within an
existing "HTCD", must submit to the Planning and Zoning Commission
prior to any development taking place on the site a preliminary, site
development plan and color rendering of building elevations. The plan
shall depict: proposed uses for all lots; access and traffic circulation;
parking and loading areas; a landscape plan indicating the selection
of tree and shrub species for the park and/or individual lots as they
are developed; the design of common open space areas; location and
design of signs; typical building elevations; and additional items
set forth herein.
b.
The applicant must, simultaneously, file a preliminary subdivision plat for the tract and follow the entire platting process as indicated in Chapter 410 (the preliminary plat can be reviewed concurrently with the rezoning if the site is not already zoned "HTCD").
c.
The applicant shall include with the plat application covenants and
restrictions for the development, if applicable.
d.
The applicant shall describe within the covenants and restrictions
the organization and operation of the governing board that is set
up to enforce said covenants. The covenants shall also address the
integration of individual site developments with the overall site
plan.
2.
Design requirements.
a.
Design unity. Development within an "HTCD" should
demonstrate a logical layout and pattern of streets and open space,
a well-conceived landscape plan, and design unity of street furniture
and signage.
b.
The development should integrate a common open space system and stormwater
drainage system: the common open space system shall include recreational
areas; environmental reserves protected from development or retained
for their scenic beauty; a storm drainage system; and open space around
any centralized management, service, or administrative center. The
storm drainage system includes conduits, swales, streams, wetlands,
detention basins, and surcharge retention ponds sufficient to contain
storm drainage on the tract and to avoid localized flooding on individual
lots or other abutting and nearby parcels outside the tract.
c.
The development should demonstrate a site layout and design that
integrates individual lots within the overall development context.
3.
Site area. There is no minimum lot area for "HTCD"
developments. All developments are subject to site development and
subdivision plat review and must demonstrate the development site
is sufficient to meet all development standards of the "HTCD" District.
4.
Lot width. The minimum lot width shall be one hundred
(100) feet at the front of the building line, except that lots of
five (5) acres or greater shall have a minimum width of two hundred
(200) feet at the front of the building line.
5.
Lot coverage. The maximum lot coverage shall not
exceed seventy percent (70%). This represents that portion of the
site which is covered by impermeable surfaces, such as buildings or
paving for access, circulation, loading, and parking.
6.
Yard requirement.
a.
Front yard. All buildings must be set back a minimum
of thirty (30) feet from any public right-of-way. All required front
yards must be kept clear of parking, loading areas, accessory uses,
and buildings.
b.
Side yard. All buildings must be at least twenty
(20) feet from the side property line of any adjacent lot, except
in the case of a corner lot, where the side yard shall be thirty (30)
feet.
c.
Rear yard. All buildings must be at least thirty
(30) feet from the rear property line.
7.
Height requirements. Except as otherwise provided
in this Chapter, no building or structure shall exceed sixty (60)
feet.
8.
Landscaping and screening.
a.
All side and rear yards shall maintain a minimum of a fifteen (15)
foot landscape strip adjacent to the property line. A minimum of a
one and one-half (1½) inch caliper tree per thirty (30) feet
linear distance for each boundary line shall be provided.
b.
When adjacent to a residential use or residentially zoned property,
the landscape buffer shall not be less than thirty (30) feet in width.
c.
All front yards under this Article shall be landscaped and maintained.
d.
A fence, wall, hedge, landscaping, earth berm, natural buffer, or
any combination thereof, shall be provided to screen uses or portions
of uses which represent a potential negative impact on adjacent properties.
The following specific uses or features shall be screened from
adjacent properties and from the view of any existing or proposed
public street:
(1)
Dumpster and trash hauling areas.
(2)
Service entrances and utility facilities.
(3)
Loading docks or spaces.
(4)
Outdoor storage or material stocks, or equipment, including,
but not limited to: motor vehicles, farm or construction equipment,
or other similar items.
(5)
Screening standards. In addition to the standards
set forth elsewhere in this Article, the following standards apply
to all screening:
(a)
Minimum height of any screening shall be that which is sufficient
to visually separate uses within the subject property from adjoining
properties and streets.
(b)
Height of any screening materials on a corner is controlled
by vehicular sight distances.
(c)
Shrubs used as screening materials shall be of the evergreen
variety.
9.
Utilities.
a.
Any area zoned High Technology Corridor District shall be served
by approved public water and sewer facilities or PSC-approved private
utilities.
b.
All utility distribution lines and conduits must be placed underground.
In the instance of external equipment, such as transformers, screening
will be required.
10.
Parking.
b.
Loading areas shall not be located within any front yard and shall
be properly screened so as to be not visible from any existing or
proposed street. Screening may consist of earth berms or landscaping.
c.
All off-street parking areas, which shall include drives within the
parking areas greater than twenty (20) automobiles shall have at least
five percent (5%) of the interior of parking area landscaped in planting
islands or peninsulas. Width of the planting area or peninsula shall
be seven (7) feet between the backs of the curbs and at least one
(1) tree, one and one-half (1½) inch caliper, per twenty (20)
parking spaces, shall be planted within the planting islands or peninsulas.
d.
Design of parking lots should encourage the use of mass transit and
ridesharing.
11.
Performance standards.
a.
All operations must take place within a fully enclosed building.
b.
All storage of materials and equipment shall be within a fully enclosed
building or a screened rear yard not visible to any adjacent property.
Screening shall be defined as berms, dense vegetation, or wood or
brick fences.
c.
Access points shall minimize traffic congestion. Whenever possible,
access to a roadway shall be made to service more than one (1) lot.
12.
Signs.
a.
Master sign plan. For developments containing three
(3) or more structures, a master sign plan shall be required. This
plan shall include information as to the type of sign allowed within
the development, colors, lettering styles, and locations.
b.
The only signs permitted within the "HTCD" will be for identification
purposes and shall be located on-premise. No off-premise outdoor advertising
signage billboards shall be allowed.
c.
Park directory signs and/or map locator signs will be allowed at
the entrance to an "HTCD" park. Such signs shall not be over twelve
(12) feet in height and will have a face no greater than thirty-two
(32) square feet.
d.
e.
Design. All signs shall reflect the architectural
design scheme of the project and must be submitted as part of the
site plan.
13.
Architectural design standards.
a.
Structures must be architecturally finished on all sides.
b.
Metal-clad buildings are prohibited.
c.
Acceptable exterior surface finish materials for buildings shall
include masonry, brick, glass, stucco, or selected forms of aggregate.
d.
All rooftop equipment shall be screened from view on all four (4)
sides.
e.
Pre-engineered and pre-fabricated structures are prohibited. However,
this prohibition shall not extend to components or accessory functions
of a building.
