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(1) Building Height. Buildings in employment and industrial zones are subject to the general height regulations contained in:

(a) EC 9.6715 Height Limitation Areas;

(b) EC 9.6720 Height Exceptions for Roof Structures and Architectural Features; and

(c) Subject to the limitations in (a) and (b) of this subsection, in the E-1 and E-2 zones, no portion of a building located within 50 feet of a residential zone shall exceed the maximum building height permitted in the abutting residential zone.

(2) Exceptions. Exceptions to the general setbacks stated in Table 9.2460 Employment and Industrial Zone Development Standards are contained in the following:

(a) EC 9.6745 Setbacks – Intrusions Permitted.

(b) EC 9.6750 Special Setback Standards.

(3) Landscape Standards.

(a) Minimum Landscape Area Required.

1. In E-1, a minimum of 20 percent of the development site shall be landscaped with living plant materials. All required landscaping shall comply with landscape standards beginning at EC 9.6200 Purpose of Landscape Standards. Any required landscape, such as for required front or interior yard setbacks, or off-street parking areas, shall apply toward any development site area landscape requirement.

2. Minimum landscape area requirements do not apply to developments in I-2 and I-3 zones except as associated with parking lot landscape and off-street loading requirements.

(b) Landscaping in Front Yard Setbacks.

1. In E-1, required front yard setbacks along arterial streets shall be provided with landscaping that complies, at a minimum, with the standards in EC 9.6210(7) Massed Landscape Standard (L-7). Front yard setbacks along collector or local streets shall be provided with landscaping that complies, at a minimum, with the standards in EC 9.6210(1) Basic Landscape Standard (L-1). The required landscaping may be pierced by pedestrian and vehicular access ways.

2. In E-1, I-2 and I-3, required front yard setbacks shall be provided with landscaping that complies, at a minimum, with the standards in EC 9.6210(1) Basic Landscape Standard (L-1). The required landscaping may be pierced by pedestrian and vehicular access ways.

(c) Landscaping in Interior Yard Setbacks Abutting Residential Zones.

1. In E-1 and E-2, required interior yard setbacks adjacent to a residential zone shall be provided with landscaping that is at least 10 feet in width and complies, at a minimum, with the standards in EC 9.6210(3) High Screen Landscape Standard (L-3).

2. In I-2 and I-3, required interior yard setbacks adjacent to a residential zone shall be provided with landscaping that is at least 10 feet in width and complies, at a minimum, with the standards in EC 9.6210(4) High Wall Landscape Standard (L-4).

(d) Street Trees. Street tree requirements are specified in EC 7.280 Street Tree Program – Policies, Standards, Procedures.

(4) Front Yard Setbacks and Building Orientation. The front yard setbacks stated in Table 9.2460 Employment and Industrial Zone Development Standards, shall apply only to new buildings and any building addition that increases the length of the building facade facing a street by at least 100%. In addition, all new buildings and the portion of the development site specifically affected by the new building are subject to the requirements of this subsection.

(a) In the E-2 zone, a minimum of 25% of all street facing facades must be built within the specified front yard setback.

(b) In the E-2 zone, vehicular parking and circulation is not permitted between the street and the portion of the building that is used to comply with this subsection.

(c) In the E-1 and E-2 zones, buildings fronting on a street must provide a main entrance facing the street on the facade of the building located within the specified front yard setback.

(d) The requirements of (a) through (c) do not apply to developments in the I-2 and I-3 zones.

(5) Pedestrian Circulation. Pedestrian facilities are required in E-1 and E-2 as specified in EC 9.6730 Pedestrian Circulation On-Site of this land use code. On-site pedestrian facilities are not required in I-2 or I-3, except for uses listed as P(3) or P(4) in Table 9.2450.

(6) Fences.

(a) Types. The type of fence, wall, or screen used in any situation is limited only by specific requirements stated in the landscape standards beginning at EC 9.6200 Purpose of Landscape Standards. The standards apply to walls, fences, and screens of all types including open, solid, wood, metal, wire, masonry or other material. Use of barbed wire and electric fencing is regulated in EC 6.010(d) Fences. Chain link fencing is prohibited within E-1.

(b) Location and Heights.

1. Fences up to 42 inches in height are permitted within the front yard setback.

2. Fences up to 8 feet high are permitted in the interior yard setbacks.

3. The height of fences that are not in required setback areas is the same as the regular height limits of the zone.

4. Fences must meet the standards in EC 9.6780 Vision Clearance Area.

(7) Outdoor Storage Areas. Outdoor storage is permitted in the employment and industrial zones. The applicable setbacks and landscaping standards for outdoor merchandise display are stated in Table 9.2461(8) Outdoor Storage and Display-Setbacks and Landscaping. The following additional requirements are applicable in the E-1 Campus Employment zone.

(a) Front Setback. Outdoor storage is not permitted in required setback areas. Additionally, outdoor storage shall be located no closer to the front property line than the front façade of the main building on the development site.

(b) Residential Adjacency. Except for passenger vehicular fleet parking, outdoor storage is not permitted on lots abutting residential zones.

(c) Height Limit. Outdoor storage materials shall not be stored at levels that exceed 30 feet from grade.

(8) Outdoor Merchandise Display. Outdoor display of goods is permitted in all employment and industrial zones except E-1. The applicable setbacks and landscaping standards for outdoor merchandise display are stated in Table 9.2461(8) Outdoor Storage and Display-Setbacks and Landscaping.

Table 9.2461(8) Outdoor Storage and Display-Setbacks and Landscaping

E-1

E-2

I-2

I-3

Outdoor Storage

Adjacent to a street.

Permitted:

Setback:

Landscape:

Yes

20 feet

Low Screen Landscape Standard – (L-2)

Yes

15 feet

Low Screen Landscape Standard – (L-2)

Yes

10 feet

High Screen Landscape Standard – (L-3)

Yes

10 feet

High Screen Landscape Standard – (L-3)

Adjacent to a commercial or employment and industrial zone.

Permitted:

Setback:

Landscape:

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Yes

None

Screening Fence Landscape Standard – (L-5)

Yes

None

None

Adjacent to a residential or park and recreation zone.

Permitted:

Setback:

Landscape:

Yes

10 feet

High Screen Landscape Standard – (L-3)

Yes

10 feet

High Screen Landscape Standard – (L-3)

Yes

10 feet

High Wall Landscape Standard – (L-4)

Yes

10 feet

High Wall Landscape Standard – (L-4)

Outdoor Display

Adjacent to a street.

Permitted:

Setback:

Landscape:

No

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Adjacent to a commercial or employment and industrial zone.

Permitted:

Setback:

Landscape:

No

Yes

10 feet

Low Screen Landscape Standard – (L-2)

Yes

None

None

Yes

None

None

Adjacent to a residential or park and recreation zone.

Permitted:

No

No

No

No

(9) Garbage Screening. In all zones except I-3 Heavy Industrial, garbage collection areas must be screened so as to meet the standards of subsections (a) and (b) below. Trash receptacles for pedestrian use are exempt from these requirements.

(a) Required screening shall comply with one of the following:

1. EC 9.6210(3) High Screen Landscape Standard (L-3).

2. EC 9.6210(4) High Wall Landscape Standard (L-4).

3. EC 9.6210(5) Partial Screen Fence Landscape Standard (L-5).

(b) Garbage collection areas shall not be located within required setback areas or within required landscape areas associated with parking areas.

(10) Utilities. Within E-1 and E-2, all utilities on the development site shall be placed underground, unless adjusted pursuant to the provisions of EC 9.8030(5) of this land use code. Undergrounding of utilities is not required in I-2 and I-3. This provision does not apply to temporary uses on a development site. This requirement is satisfied if the applicant verifies in writing that utilities will be placed underground concurrent with a planned future development to occur within 12 months. Exceptions shall be made for such features as pad mounted transformers, switch cabinets, back flow prevention devices and closures needed to safely operate and maintain utility systems.

(11) Drive-Through Facilities.

(a) Application. The following regulations apply to all uses that have drive-through facilities including new developments, the addition of drive-through facilities in existing developments, and the relocation of an existing drive-through facility.

(b) Drive-Through Facilities in E-1, I-2, or I-3. Drive-through facilities for eating and drinking establishments are not permitted in E-1. Drive-through facilities are not permitted in I-2 or I-3.

(c) Service Areas Setback and Landscaping. Service areas and stacking lanes must be set back a minimum of 10 feet from all lot lines. Front yard setbacks shall be provided with landscaping that complies, at a minimum, with the standards in EC 9.6210(2) Low Screen Landscape Standard (L-2). Interior yard setbacks shall be provided with landscaping that complies, at a minimum, with the standards in EC 9.6210(3) High Screen Landscape Standard (L-3).

(d) Driveway Entrances. All driveway entrances, including stacking lane entrances, must be at least 100 feet from an intersection, as measured along the property line from the tangent point of a corner radius and the closest edge of a driveway.

(e) Pedestrian Access and Drive Aisles. In E-1 and E-2, direct pedestrian access shall be provided from the public right of way to the primary entrance. Drive aisles for vehicular circulation are not permitted between the street and primary entrance.

(f) Stacking Lanes. Design of stacking lanes shall conform with the requirements of EC 9.6420 Parking Area Standards.

(g) Adjustments. Adjustments to the standards stated in this subsection may be made based on criteria at EC 9.8030(2)(c) Setback Standards Adjustment.

(12) Delivery and Loading Facilities.

(a) Delivery and loading areas are not permitted in required setback areas.

(b) On lots abutting parcels zoned for residential development, delivery and loading facilities shall be setback a minimum of 20 feet from property lines with required setbacks landscaped to at least the standards in EC 9.6210(4) High Wall Landscape Standard (L-4).

(Section 9.2461, see chart at front of Chapter 9 for legislative