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HomeMy WebLinkAboutG66-94CITY OF ELGIN ORDINANCE NO. G66 -94 AN ORDINANCE AMENDING TITLE 19, ENTITLED "ZONING" OF THE ELGIN MUNICIPAL CODE, 1976, AS AMENDED ADOPTED BY THE CITY COUNCIL OF THE CITY OF ELGIN ON THIS 16TH DAY OF NOVEMBER, 1994 Published in pamphlet form by authority of the City Council of the City of Elgin, Kane and Cook Counties, Illinois, on this 18th day of November, 1994. STATE OF ILLINOIS COUNTY OF KANE SS. CERTIFICATE I, Dolonna Mecum, certify that I am the duly appointed and acting municipal clerk of the City of Elgin, Cook and Kane Counties, Illinois. I further certify that on November 16, 1994, the Corporate Authorities of such municipality passed and approved Ordinance No. G66 -94, entitled An Ordinance Amending Title 19, Entitled "Zoning" of the Elgin Municipal Code, 1976, As Amended which provided by its terms that it should be published in pamphlet form. The pamphlet form of Ordinance No. G66 -94, including the Ordinance and a cover sheet thereof, was prepared, and a copy of such Ordinance was posted in the municipal building, commencing on November 18, 1994, and continuing for at least ten days thereafter. Copies of such Ordinance were also available for public inspection upon request in the office of the municipal clerk. DATED at Elgin, Illinois, on November 18, 1994. Municipal Clerk (SEAL) Ordinance No. G66 -94 AN ORDINANCE AMENDING TITLE 19, ENTITLED "ZONING" OF THE ELGIN MUNICIPAL CODE, 1976, AS AMENDED WHEREAS, written application has been made to amend various chapters and sections of the zoning ordinance; and WHEREAS, the Planning and Development Commission held a public hearing concerning the proposed amendments after due notice in the manner provided by law; and WHEREAS, the Planning and Development Commission has submitted its written findings and recommendation that the requested amendments be granted; and WHEREAS, the City Council of the City of Elgin, Illinois, concurs in the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That Title 19 entitled "Zoning" of the Elgin Municipal Code, 1976, as amended, be and is hereby further amended as follows: 19.10.300 USE OF LAND, STRUCTURES, AND BUILDINGS. The use of land, structures and buildings shall be regulated as follows: A. Allowable Uses. "Nonconforming uses" [SR]; and the "permitted uses" [SR]; the "conditional uses" [SR]; and the "similar uses" [SR] listed and designated for each zoning district in this title shall be the only allowable uses of land, "structures" [SR], and "buildings" [SR]. B. Prerequisites of Use. 1. All "land uses" [SR] shall be conducted wholly within an "enclosed building" [SR], except where specifically provided otherwise. 2. In all business districts, there shall be no manufacturing, processing, or treatment of products unless such activities are an "accessory use" [SR]. 3. All land uses shall be subject to the provisions of Title 9, Health and Safety, as well as all other applicable codes and ordinances. (Ord. G45 -92, 1992) 19.12.400 SETBACKS - CLARIFICATIONS AND EXCEPTIONS. In all zoning districts, the following exceptions and clarifications shall be applicable to the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR) from a "lot line" [SR]: A. Average Setbacks. In all zoning districts, where 50 percent or more of the zoning lots with the same street or alley "frontage" [SR] on a block located between two intersecting "street" [SR] rights of way are located within the same mapped zoning district, and where one or more of such zoning lots are developed with buildings or vehicle use areas, the minimum required building setbacks and vehicle use area setbacks from a "street lot line" [SR] for an individual zoning lot located on such block shall not be less than the average setback from each type of lot line of such developed zoning lots, whether or not the average is greater or less than the minimum required setback. For the purpose of calculating the average existing building setback and vehicle use area setback from each type of lot line, each existing setback for the individual zoning lot shall be included in the calculation. If the individual zoning lot is undeveloped, each setback shall be included in the calculation as the minimum required building setback and vehicle use area setback for the zoning district in which the individual zoning lot is located. Where there are five or more zoning lots, the zoning lot with the greatest setback and the least setback from each type of lot line shall not be included in the calculation. B. Overlapping Setbacks Prohibited. In all zoning districts, the "yard" [SR] area established by a required minimum setback for a structure, building, or vehicle use area shall not overlap or again be included as the yard area established by a required minimum setback for another structure, building, or vehicle use area, unless specifically provided otherwise by Section 19.12.600, Obstructions in Yards. C. Reduction of Setbacks Prohibited. In all zoning districts, no zoning lot shall be reduced in area or dimension such that an existing required minimum building or vehicle use area setback or other 2 existing required yard areas become less than that required by the site design regulations for the zoning district in which the zoning lot is located. D. Setbacks from a Private Street or Driveway. Where a "zoning lot" [SRI contains two or more "principal buildings" [SRI, the minimum required building setback from all "driveways" [SRI and all private "streets" [SRI located on such a zoning lot shall be 15 linear feet, and the minimum required vehicle use area setback from all "driveways" [SRI and all private "streets" [SRI located on such a zoning lot shall be 8 linear feet. E. Vehicle Use Area Street Setback Exceptions. Extended Setbacks. For a zoning lot within a business district or an industrial district, which adjoins a residence conservation district, a residence district, or a community facility district along the same street frontage, the minimum required vehicle use area setback from the street lot line shall be equal to the minimum required building setback from a street iot line for the adjoining more restrictive zoning district. Such vehicle use area setback shall extend parallel to the street lot line on such zoning lot for a distance equal to the length of the street lot line along that same street frontage of the adjoining zoning lot within the residence conservation district, the residence district, or the community facility district, as applicable. 2. Existing Setbacks. For a zoning lot with existing vehicle use area setbacks of eight linear feet from a "street lot line" [SRI or six linear feet from an "interior lot line" [SRI, which were established prior to the effective date of this title, such setbacks may be maintained or extended along the same street lot line or interior lot line, subject to the provisions of Chapter 19.45, Off Street Parking, Section 19.45.220, Applicability. (Ord. G45 -92, 1992) 19.12.500 ACCESSORY STRUCTURES AND BUILDINGS. The following sections shall govern accessory structures and buildings: A. Attached Accessory Buildings. "Accessory buildings" [SR] which are attached structurally to a "principal building" [SR] shall be subject to the "site design regulations" [SR] applicable to the principal building to which the accessory building is attached for the zoning district in which they are located, except as may be specifically provided otherwise. B. Detached Accessory Buildings. In all residence conservation districts and in the TFR Two Family Residence District, a detached accessory building may be located a minimum of three linear feet from an "interior lot line" [SR] and shall be located a minimum of ten linear feet from an "alley" [SR]. 2. In all residence conservation districts, in all residence districts, and in the CF Community Facility District, detached accessory buildings shall be located a minimum of four linear feet from the nearest wall of another building. In all other zoning districts, detached accessory buildings shall be located a minimum of ten linear feet from the nearest wall of another building. C. Height of Accessory Structures and Buildings. In all residence conservation districts, in all residence districts, and in the CF Community Facility District, the "height" [SR] of accessory structures and buildings shall not exceed 15 linear feet, except as may be specifically provided otherwise, and except that in those zoning districts overlaid with the HP Historic Preservation District, such accessory structures and buildings shall not exceed 25 linear feet in height. 2. In all other zoning districts, the height of accessory structures and buildings shall not exceed the height of the principal building, except as may be specifically provided otherwise. (Ord. G45 -92, 1992) 19.12.600 OBSTRUCTIONS IN YARDS. The following sections shall govern obstructions in yards: A. View Obstructions. Line of sight control areas shall be maintained at the intersections of all "streets" [SR], streets and "alleys" [SR], streets and "driveways" [SR], streets and approaches, and driveways or approaches, and sidewalks. A line of sight control area shall be that portion of a property located within 20 feet of the intersection of two edges of pavement of the intersecting streets, alleys, sidewalks, driveways, or approaches. No visual obstructions that obstruct the vision of drivers, or that obstruct or detract from the visibility or effectiveness of any traffic control sign or device, and which are between three feet in "structure height" [SR] and eight feet in height shall be located within the line of sight control area. No intersections of alleys, and driveways or approaches shall be required to provide a line of sight control area. B. Transition Landscape Yards. The following obstructions shall be the only obstructions, which shall be allowed within a "transition landscape yard" [SR]: 1. Landscaping. Arbors and trellises ten linear feet in height or less. 2. Landscaping. "Fences and walls" [SR]. 3. Landscaping. Landscaping structures including but not limited to lawn furniture, sundials, birdbaths, fountains, and sculptures. 4. Landscaping. Trees, shrubs, flowers, lawns, and berms. 5. Landscaping. Pedestrian walkways, steps, stoops and ramps, which are necessary for access to a structure, open to the sky, five feet or less in width, four feet or less in height above the established grade, and located one foot or more from the applicable lot line. 6. Miscellaneous. "Treatment, transmission, and distribution facilities for public utilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]. 7. Other Similar Obstructions. Other similar obstructions as approved by the Development Administrator based on the most similar obstruction enumerated in this section. C. Transition Yards. The following obstructions shall be the only obstructions which shall be allowed within a "transition yard" [SR]: k, 1. General. Any of the obstructions enumerated in Section 19.12.600, B. Transition Landscape Yards. 2. Landscaping. Flag poles and ornamental lighting. 3. Parking Facilities. "Driveways" [SRI and private "streets" [SRI, subject to the provisions of Chapter 19.45, Off Street Parking. 4. Parking Facilities. Off street parking lots, subject to the provisions for land use of the zoning district in which it is located, and subject to the provisions of Chapter 19.45. Off Street Parking. 5. Other Similar Obstructions. Other similar obstructions as approved by the Development Administrator based on the most similar obstruction enumerated in this section. D. Street Yards. The following obstructions shall be the only obstructions which shall be allowed within a "street yard" [SRI: 1. General. Any of the obstructions enumerated in Section 19.12.600, C. Transition Yards. 2. Architectural. Architectural ornamental features of a "principal building" [SRI: Sills, belt courses, wing walls, and cornices, encroaching two linear feet or less into the required "building" [SRI "setback" [SRI from any "lot line" [SRI. Architectural. Awnings and canopies only within residence conservation districts and residence districts, encroaching three linear feet or less into the required "building" [SRI "setback" [SRI from any "lot line" [SRI and encroaching zero linear feet into the required "vehicle use area setback" [SRI from the applicable lot line. Architectural. Awnings, canopies, and marquees only within community facility districts, business districts, and industrial districts, encroaching zero linear feet into the required "vehicle use area setback" [SRI from any "lot line" [SRI. 5. Architectural. Balconies, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from any "lot line" [SR]. 6. Architectural. Bay windows, to a maximum of one story in height, encroaching three linear feet or less into the required "building" [SR] "setback" [SR] from any "lot line" [SR]. 7. Architectural. Chimneys, encroaching two linear feet or less into the required "building" [SR] "setback" [SR] from any "lot line" [SR]. 8. Architectural. Eaves, soffits, gutters, and cantilevers, encroaching three linear feet or less into the required "building" [SR] "setback" [SR] from any "lot line" [SR]. 9. Landscaping. Decks, patios, porches, terraces, or any other similar impervious surface unless otherwise provided explicitly in this section, open to the sky, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from any "street lot line" [SR] or "interior lot line" [SR]. No deck, patio, porch, terrace, or any other similar impervious surface shall be used as a "vehicle use area" [SR]. Any deck, patio, porch, or terrace, exceeding four feet in "structure height" [SR] shall be considered a balcony. 10. Miscellaneous. "Loading facilities" [SR], subject to the provisions for land use of the zoning district in which it is located, and subject to the provisions of Chapter 19.47, Off Street Loading. 11. Miscellaneous. Security lighting. 12. Miscellaneous. "Signs" [SR] which may encroach into the required "building" [SR] "setback" [SR] from any "lot line" [SR], subject to the provisions of Chapter 19.50, Signs. 13. Miscellaneous. Treatment, transmission, and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SR] from any "lot line" [SR], and subject to the provisions for land use of the zoning district in which it is located. 7 14. Parking Facilities. "Residential parking areas" [SR], subject to the provisions for land use of the zoning district in which it is located, and subject to the provisions of Chapter 19.45, Off Street Parking. 15. Outdoor Facilities. Equipment for the dispensing of fuel and oil at "motor vehicle service stations" [SR], subject to the provisions for land use of the zoning district in which it is located. 16. Outdoor Facilities. "Outdoor eating and drinking facility" [SR], subject to the provisions for land use of the zoning district in which it is located. 17. Outdoor Facilities. "Outdoor display areas" [SR], 7subject to the provisions for land use of the zoning district in which it is located. 18. Outdoor Facilities. "Outdoor display lots" [SR], subject to the provisions for land use of the zoning district in which it is located. 19. Residential. "Residential storage of trucks or buses" [SR], subject to the provisions for land use of the zoning district in which it is located. 20. Other Similar Obstructions. Other similar obstructions as approved by the Development Administrator based on the most similar obstruction enumerated in this section. E. Side Yard. The following obstructions shall be the only obstructions which shall be allowed within a "side yard" [SR]: 1. General. Any of the obstructions enumerated in Section 19.12.600, D. Street Yards, except bay windows. 2. Accessory Buildings. "Accessory buildings" [SR] in general, encroaching zero linear feet into the required "building" "setback" from an "interior lot line" [SR], except that in certain specific instances, accessory buildings shall be allowed to encroach into the required building setback from the interior lot line, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. 3 3. Architectural. Bay windows, encroaching zero linear feet into the required "building" [SRI "setback" [SRI from any "lot line" [SRI. 4. Miscellaneous. Heating, ventilation, and air conditioning equipment, encroaching three linear feet or less into the required "building" [SRI "setback" [SRI from an "interior lot line" [SRI. 5. Outdoor Facilities. "Commercial operations yard" [SRI, subject to the provisions for land use of the zoning district in which it is located. 6. Outdoor Facilities. yard" (SRI, subject use of the zoning located. Outdoor Facilities. yard [SRI, subject use of the zoning located. "Motor vehicle impoundment to the provisions for land district in which it is "Motor vehicle recycling to the provisions for land district in which it is Outdoor Facilities. "Recycling center yard" [SRI, subject to the provisions for land use of the zoning district in which it is located. Residential. "Residential outdoor storage of firewood" [SRI, encroaching three feet or less into the required "building" [SRI "setback" [SRI from an "interior lot line" [SRI, and subject to the provisions for land use of the zoning district in which it is located. 10. Residential. "Residential storage of recreational vehicles" [SRI, subject to the provisions for land use of the zoning district in which it is located. 11. Other Similar Obstructions. Other similar obstructions as approved by the Development Administrator based on the most similar obstruction enumerated in this section. F. Rear Yard. The following obstructions shall be the only obstructions which shall be allowed within a "rear yard" (SRI: 1. General. Any of the obstructions enumerated in Section 19.12.600, E. Side Yards, except bay windows. 2. Antennas. "Amateur radio antennas" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SRI, and subject to the provisions for land use of the zoning district in which it is located. 3. Antennas. "Commercial antennas and antenna structures" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR], and subject to the provisions for land use of the zoning district in which it is located. 4. Antennas. "Commercial [SR], encroaching zero required "building" [SR] "interior lot line" [SI provisions for land use in which it is located. towers linear "setba Z], and of the and antennas" feet into the ::k" [SRI from an subject to the zoning district 5. Antennas. "Other radio and television antennas" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SRI from an "interior lot line" [SR], and subject to the provisions for land use of the zoning district in which it is located. 6. Antennas. "Other satellite [SR], encroaching zero linear required "building" [SR] "setba "interior lot line" [SRI, and provisions for land use of the in which it is located. dish antennas" feet into the ::k" [SR] from an subject to the zoning district 7. Antennas. "Radio and television antennas" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SRI, and subject to the provisions for land use of the zoning district in which it is located. 8. Antennas. "Satellite dish antennas" [SR], encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR], and subject to the provisions for land use of the zoning district in which it is located. 9. Architectural. Bay windows, to a maximum of one story in height, encroaching three linear feet or less into the required "building" [SR] "setback" [SRI from any "lot line" [SR]. 10 10. Miscellaneous. Dog runs, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 11. Miscellaneous. Emergency shelters, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 12. Miscellaneous. Laundry drying equipment, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 13. Miscellaneous. "Refuse collection area" [SR], subject to the provisions for land use of the zoning district in which it is located. 14. Miscellaneous. In residence districts and residence conservations districts, "accessory" [SR] refuse containers, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 15. Miscellaneous. Playground and recreational equipment and facilities, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 16. Miscellaneous. Swimming pools and equipment, encroaching zero linear feet into the required "building" [SR] "setback" [SR] from an "interior lot line" [SR]. 17. Other Similar Obstructions. Other similar obstructions as approved by the Development Administrator based on the most similar obstruction enumerated in this section. (Ord. G45 -92, 1992) 19.12.700 LANDSCAPING. The minimum required landscaping for "transition landscape yards" [SR], "vehicle use area landscape yards" [SR], and "interior landscape yards" [SR] to be installed and maintained on a zoning lot shall be as follows: A. Transition Landscape Yard - Less Than 50 Feet. For required transition landscape yards, which are less than 50 linear feet in depth, a compact, continuous screening hedge comprised of shrubs shall be installed on three and one half foot centers and at a minimum of four feet in height along the entire length of the "transition lot line" [SR], and such 11 hedge shall be maintained at a minimum of six feet in height within the required transition landscape yard. A "solid fence" [SR] six feet in height may be installed in lieu of or in any combination with the screening hedge, provided that the solid fence is not located between the hedge and the transition lot line. Additionally, shade trees shall be installed in the transition landscape yard. The required minimum number of shade trees (ST) shall equal the area of the transition landscape yard (TLYA) in square feet divided by 1,250 square feet. The minimum number of shade trees can be expressed by the following formula: ST = TLYA / 1,250. A suitable pervious ground cover shall be installed on the entire surface of the transition landscape yard. All landscaping and fencing shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. B. Transition Landscape Yard - Greater Than 50 Feet. For required transition landscape yards, which are 50 linear feet in depth or more, the required landscaping to be installed in the first 25 feet of yard depth adjoining the "transition lot line" [SR] in the transition landscape yard shall be as follows: 1. Shade Trees. The minimum number of required shade trees to be installed shall be calculated as follows: Number of shade trees (ST) shall equal the area of the transition landscape yard (TLYA) in square feet divided by 1,250 square feet. The minimum number of shade trees can be expressed by the following formula: ST = TLYA / 1,250. 2. Evergreen and Ornamental Trees. The minimum number of required evergreen or ornamental trees to be installed shall be calculated as follows: Number of evergreen or ornamental trees (EOT) shall equal the area of the transition landscape yard (TLYA) in square feet divided by 1,250 square feet. One half of the total number of required evergreen and ornamental trees shall be coniferous. Minimum number of evergreen or ornamental trees can be expressed by the following formula: EOT = TLYA / 1,250. 3. Shrubs. The minimum number of required shrubs to be installed shall be calculated as follows: Number of shrubs (S) shall equal the area of the transition landscape yard (TLYA) in square feet divided by 75 square feet. One third of the total number of required shrubs shall be 12 C coniferous. Minimum number of shrubs can be expressed by the following formula: S = TLYA / 75. 4. Berms. For transition landscape yards 50 or more feet in depth, an earth mounded berm shall be constructed within the transition landscape yard parallel to the entire length of the transition lot line. The berm may undulate. The berm shall be a minimum of five linear feet in height and shall be a minimum of 32 linear feet in width at the base. The slope of the berm shall not exceed 33 percent. 5. Ground Cover. A suitable pervious ground cover shall be installed on the entire surface of the transition landscape yard. 6. Location. Required landscaping shall be located to provide the maximum benefit to the adjacent zoning lot, which adjoins the transition lot line. Vehicle Use Area Landscape Yard. For required vehicle use area landscape yards, the required landscaping shall be as follows: 1. Trees. The minimum number of required trees to be installed shall be calculated as follows: Number of trees (T) shall equal the length of the perimeter of the vehicle use area (VUAP) in linear feet divided by 50 linear feet. That part of the perimeter of a vehicle use area directly adjoining a "building" [SR] on the same "zoning lot" [SR] shall not be included in the measurement of the perimeter of the vehicle use area. Required trees may be grouped, but there shall not be less than two trees for each side of the vehicle use area. The minimum number of trees can be expressed by the following formula: T = VUAP / 50. Required trees may be shade trees, evergreen trees, or ornamental trees. 2. Screening. Vehicle use areas shall be effectively screened along 50 percent of each side, excepting that part of any side directly adjoining a building on the same zoning lot. Screening shall be comprised of any combination of plant material, earth mounded berms, garden walls, or fencing. If plant material is used, the minimum number of required shrubs to be installed shall be calculated as follows: Number of shrubs ( S ) shall equal the length of 13 the perimeter of the vehicle use area (VUAP) in linear feet divided by two; the quotient divided by ten linear feet; the quotient times three shrubs. Minimum number of shrubs can be expressed by the following formula: S = ((VUAP / 2) / 10) x 3. Required shrubs shall be maintained at not less than two feet in height at any location and not more than three feet in height within any required building "setback" from a "street lot line" [SR]. Shrubs may be deciduous or coniferous. Required earth mounded berms, garden walls, and fencing shall be constructed at not less than three feet in height at any location. No chain link or mesh type of fence with "inserted screening slats" shall be acceptable in complying with the provisions of this section. In certain unique circumstances, such as unusual site topography, the "Development Administrator" [SR] may require that shrubs, earth mounded berms, garden walls, and fencing be constructed or maintained at a greater height. 3. Ground Cover. A suitable pervious ground cover shall be installed on the entire surface of the vehicle use area landscape yard. 4. Exceptions and Clarifications. a. Within the ORI Office Research Industrial District and the GI General Industrial District, no trees or screening need be installed in a vehicle use area landscape yard, or in any portion thereof, which is located within a "side yard" [SR] or a "rear yard" [SR], except on those sides of a vehicle use area, which can be viewed from a public right of way, or a residence district, a residence conservation district, a community facility district, or a business district. b. within community facility districts, business districts, and industrial districts, vehicle use areas shall be effectively screened along 100 percent of each side adjoining a residence conservation district or a residence district, regardless of whether or not such residential or nonresidential properties are separated by a public right of way. 14 c. Vehicle use area landscape yards located within parks or golf courses need not install landscaping. D. Interior Landscape Yard. The minimum total area of a required "interior landscape yard" [SR] shall not be less than five percent of the total "vehicle use area" [SR] on a "zoning lot" [SR]. No amount of area in a "vehicle use area landscape yard" [SR], whether required or provided shall be counted as the minimum required area of an interior landscape yard. In order to ensure adequate dispersion, there shall not be less than one separate interior landscape yard for each 20,000 square feet of total vehicle use area on a zoning lot. No required interior landscape yard shall be less than 250 square feet in area. Interior landscaping yards which adjoin a vehicle use area shall be defined by perimeter 6 inch by 18 inch P.C. concrete reinforced curb. For required interior landscape yards, the required landscaping shall be as follows: 1. Trees. The minimum number of required trees to be installed shall be calculated as follows: Number of trees (T) shall equal the required interior landscape yard (ILY) in square feet divided by 250 square feet. The minimum number of trees can be expressed by the following formula: T = ILY / 250. Required trees may be shade trees, evergreen trees or ornamental trees. 2. Shrubs. The minimum number of required shrubs to be installed shall be calculated as follows: Number of shrubs (S) shall equal the required interior landscape yard (ILY) in square feet divided by 250 square feet. The minimum number of shrubs can be expressed by the following formula: S = ILY /250. Required shrubs shall be maintained at not less than two feet in height at any location and not more than three feet in height within any required building setback from a street lot line. Shrubs may be deciduous or coniferous. 3. Ground Cover. A suitable pervious ground cover shall be installed on the entire surface of the interior landscape yard. E. Calculations with Fractional Remainders. When the calculation of the required number of plant 15 materials results in a requirement of a fractional tree or shrub, any fraction less than one half may be disregarded and a fraction of one half or more shall be counted as one tree or shrub. F. Plant Materials - Generally. Plants shall meet the standards of the "American Standard for Nursery Stock," ANSI 260.1 -1990, American Association of Nurserymen. Plants shall meet all requirements of federal, state, and local law with respect to plant type, labeling, nursery or plant inspection, disease, insect, and other pest infestation, and any other requirements. Plants shall be high quality nursery grown stock. No substandard "B Grade" or "Park Grade" plants shall be acceptable. Plants shall have been grown in a climate similar to the City of Elgin's climate. No plant from a warmer climate shall be acceptable. Plants shall be in a healthy, vigorous condition, free of dead or broken branches, scars that are not completely healed, frost cracks, disfiguring knots or broken or abraded bark. Plants shall have full, even and well developed branching and a dense, fibrous, and vigorous root system. 1. Shade Trees. At the time of installation, required shade trees shall measure not less than three inches in diameter nor less than ten feet in height, and shall include a minimum of four species with each species accounting for 25 percent of the total number of the shade trees required to be installed on a zoning lot. The followina trees shall not be permitted: American elms, Chinese elms, cottonwood, box elders, silver maples, poplars in variety, willows in variety, or other similar fast growing brittle wood species. 2. Evergreen and Ornamental Trees. At the time of installation, required evergreen trees shall measure not less than six feet in height. Required ornamental trees shall measure not less than two inches in diameter. Required evergreen and ornamental trees shall include a minimum of two species with each species accounting for 50 percent of the total number of the evergreen or ornamental trees required to be installed on a zoning lot. 3. Shrubs. At the time of installation, required deciduous shrubs shall measure not less than 24 inches in height, and required coniferous shrubs shall not be less than 18 inches in 16 height, except as may be specifically provided otherwise. G. Existing Vegetation. Existing vegetation that does not restrict the development of a zoning lot, being of a size and type, and in good health such that it would be an asset rather than detrimental to site development shall be preserved as may be required by the Development Administrator. H. Maintenance. Required landscape yards shall be maintained free of litter and weeds, and all dead and unsightly plant material shall be replaced. I. Traffic hazards. At no time shall required landscaping be permitted to constitute a traffic hazard. (Ord. G45 -92, 1992) 19.20.125 LOCATION AND SIZE OF DISTRICT. No RC1 Residence Conservation District shall be mapped subsequent to the effective date of this title, unless such property to be mapped adjoins an existing RC1 zoning district along the entire length of at least two of its sides, encompassing the entire lengths of the northerly property lines, the southerly property lines, the easterly property lines, or the westerly property lines. There shall be no maximum or minimum area of land, which shall be necessary to constitute a separate RC1 Residence Conservation District. (Ord. G45 -92, 1992) 19.20.325 LOCATION AND SIZE OF DISTRICT. No RC2 Residence Conservation District shall be mapped subsequent to the effective date of this title, unless such property to be mapped adjoins an existing RC2 zoning district along the entire length of at least two of its sides, encompassing the entire lengths of the northerly property lines, the southerly property lines, the westerly property lines, or the easterly property lines. There shall be no maximum or minimum area of land, which shall be necessary to constitute a separate RC2 Residence Conservation District. (Ord. G45 -92, 1992) 19.20.625 LOCATION AND SIZE OF DISTRICT. No RC3 Residence Conservation District shall be mapped subsequent to the effective date of this title, unless such property to be mapped adjoins an existing RC3 zoning district along the entire length of at least two of its sides, encompassing the entire lengths of the northerly property lines, the southerly property lines, the westerly property lines, or the easterly property lines. There shall be no 17 maximum or minimum area of land, which shall be necessary to constitute a separate RC3 Residence Conservation District. (Ord. G45 -92, 1992) 19.20.905 PURPOSE AND INTENT. The purpose of the PRC Planned Residence Conservation District is to conserve the urban residential environment of planned developments granted prior to the effective date of this title. (Ord. G45 -92, 1992) 19.20.925 LOCATION AND SIZE OF DISTRICT. No PRC Planned Residence Conservation District shall be mapped subsequent to the effective date of this title, unless such property to be mapped adjoins any existing residence conservation district along the entire length of at least two of its sides, encompassing the entire lengths of the northerly property lines, the southerly property lines, the westerly property lines, or the easterly property lines. The amount of land necessary to constitute a new and separate the PRC Planned Residence Conservation District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres nor greater than 20 acres. No departure from the required minimum size of a planned residence district may be granted by the City Council. (Ord. G45 -92, 1992) 19.25.135 SITE DESIGN. In the SFR1 Single Family Residence District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the SFR1 Single Family Residence District, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the SFR1 zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the SFRl zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet per dwelling unit. The minimum required lot area for a zoning lot shall be 24,000 square feet for all "through lots" [SR] and for all "corner lots" [SR]. C. Lot Width. In the SFR1 zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 100 linear feet. The minimum required lot width for a zoning lot shall be 120 linear feet for corner lots. Eli D. Setbacks - Generally. In the SFR1 zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the SFR1 zoning district, the minimum required "building" [SR] "setbacks" [SR] for a zoning lot shall be as follows: 1. Street Setback. The minimum required setback for a building from a "limited access street" [SR], "arterial street" [SR], "major collector street" [SR], "collector street" [SR], or "local street" [SR] "lot line" [SR] shall be as follows: a. Limited Where a limited street, building shall be Access Street /Arterial Street. zoning lot has frontage on a access street or an arterial the minimum required setback for a from a "street lot line" [SR] 50 linear feet. b. Major Collector Street /Collector Street. Where a zoning lot has frontage on a major collector street or a collector street, the minimum required setback for a building from a street lot line shall be 45 linear feet. C. Local Street. Where a zoning lot has frontage on a local street, the minimum required setback for a building from a street lot line shall be 40 linear feet. 2. Side Setback. The minimum required building setback from a "side lot line" [SR] shall be 15 linear feet. The combined width of the side setbacks from the side lot lines shall not be less than 30 linear feet. 3. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be 15 linear feet. 4. Rear Setback. The minimum required building setback from a "rear lot line" [SR] shall be 50 linear feet. 5. Transition Setback. The minimum required setback for a building from a "transition lot line" [SR] shall be equal to the minimum required transition setback calculated with the minimum required zoning lot area of the 19 adjoining community facility district, business district, and industrial district, as applicable. F. Accessory Structures and Buildings. In the SFR1 zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards. In the SFR1 zoning district, a "street yard" [SR], a "side yard" [SR], or a "rear yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Residential Floor Area. In the SFRl zoning district, the maximum "residential floor area" [SR] for a single family zoning lot shall be calculated as follows: Residential floor area (RFA) equal "zoning lot area" [SR] minus 20,000 square feet; .025; the product plus 4,000 residential floor area can following "site capacity forme - 20,000) x .025] + 4,000. in square feet shall in square feet (ZLA) the difference times square feet. Maximum be expressed in the ila" [SR]: RFA = [(ZLA I. Building Coverage. In the SFR1 zoning district, the maximum "building coverage" [SR] for a single family zoning lot shall be as follows: Building coverage (BC) in square feet shall equal "zoning lot area" fSR] in square feet (ZLA) minus 20,000 square feet; the difference times .02535; the product plus 4,056 square feet. Maximum building coverage can be expressed in the following "site capacity formula" [SR]: BC = [(ZLA - 20,000) x .02535] + 4,056. J. Accessory Building Coverage. In the SFR1 zoning district, the maximum "accessory building coverage" [SR] for a single family zoning lot shall be as follows: Accessory building coverage (ABC) in square feet shall equal "zoning lot area" [SR] in square feet area (ZLA) minus 20,000 square feet; the difference times .0066; the product plus 1,056 square feet. Maximum accessory building coverage can be expressed in the following "site capacity formula" [SR]: ABC = [(ZLA - 20,000) x .0066] + 1,056. 20 K. Vehicle Use Area. In the SFR1 zoning district, the maximum "vehicle use area" [SRI for a single family zoning lot shall be 1,800 square feet. (Ord. G45 -92, 1992) 19.25.335 SITE DESIGN. In the SFR2 Single Family Residence District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the SFR2 Single Family Residence District, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the SFR2 zoning district, "zoning lots" [SRI shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the SFR2 zoning district, the minimum required "zoning lot area" [SRI shall be 10,000 square feet per dwelling unit. The minimum required lot area for a zoning lot shall be 12,000 square feet for all "through lots" [SRI and for all "corner lots" [SRI. C. Lot Width. In the SFR2 zoning district, the minimum required "lot width" [SRI for a zoning lot shall be 75 linear feet. The minimum required lot width for a zoning lot shall be 90 linear feet for corner lots. D. Setbacks - Generally. In the SFR2 zoning district, "setbacks" [SRI shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the SFR2 zoning district, the minimum required "building" [SRI "setbacks" [SRI for a zoning lot shall be as follows: 1. Street Setback. The minimum required setback for a building from a "limited access street" [SRI, "arterial street" [SRI, "major collector street" [SRI, "collector street" [SRI, or "local street" [SRI "lot line" [SRI shall be as follows: a. Limited Where a limited street, building shall be Access Street /Arterial Street. zoning lot has frontage on a access street or an arterial the minimum required setback for a from a "street lot line" [SRI 50 linear feet. 21 b. Major Collector Street /Collector Street. Where a zoning lot has frontage on a major collector street or a collector street, the minimum required setback for a building from a street lot line shall be 35 linear feet. C. Local Street. Where a zoning lot has frontage on a local street, the minimum required setback for a building from a street lot line shall be 30 linear feet. 2. Side Setback. The minimum required building setback from a "side lot line" [SR] shall be 10 linear feet. The combined width of the side setbacks from the side lot lines shall not be less than 20 linear feet. 3. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be 10 linear feet. Rear Setback. The minimum required building setback from a "rear lot line" [SR] shall be 40 linear feet. 5. Transition Setback. The minimum required setback for a building from a "transition lot line" [SR] shall be equal to the minimum required transition setback calculated with the minimum required zoning lot area of the adjoining community facility district, business district, or industrial district, as applicable. F. Accessory Structures and Buildings. In the SFR2 zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards. In the SFR2 zoning district, a "street yard" [SR], a "side yard" [SR], or a "rear yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Residential Floor Area. In the SFR2 zoning district, the maximum "residential floor area" [SR] for a single family zoning lot shall be calculated as follows: Residential floor area (RFA) in square feet shall equal "zoning lot area" [SR] in square feet (ZLA) 22 minus 10,000 square feet; the difference times .100; the product plus 3,000 square feet. Maximum residential floor area can be expressed in the following "site capacity formula" [SR]: RFA = [(ZLA - 10,000) x .100] + 3,000. I. Building Coverage. In the SFR2 zoning district, the maximum "building coverage" [SR] for a single family zoning lot shall be as follows: Building coverage (BC) in square feet shall equal "zoning lot area" [SR] in square feet (ZLA) minus 10,000 square feet; the difference times .0882; the product plus 3,174 square feet. Maximum building coverage can be expressed in the following "site capacity formula" [SR]: BC = [(ZLA - 10,000) x .0882] + 3,174. J. Accessory Building Coverage. In the SFR2 zoning district, the maximum "accessory building coverage" [SR] for a single family zoning lot shall be as follows: Accessory building coverage (ABC) in square feet shall equal "zoning lot area" [SR] in square feet area (ZLA) minus 10,000 square feet; the difference times .0132; the product plus 924 square feet. Maximum accessory building coverage can be expressed in the following "site capacity formula" [SR]: ABC = [(ZLA - 10,000) x .0132] + 924. K. Vehicle Use Area. In the SFR2 zoning district, the maximum "vehicle use area" [SR] for a single family zoning lot shall be 1,400 square feet. (Ord. G45 -92, 1992) 19.25.535 SITE DESIGN. In the TFR Two Family Residence District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the TFR Two Family Residence District, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the TFR zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the TFR zoning district, the minimum required "zoning lot area" [SR] shall be 10,000 square feet. For a "duplex lot" [SR], the minimum required area for a "lot of record" [SR] shall be 4,000 square feet. The minimum required lot area 23 for a zoning lot shall be 12,000 square feet for all "through lots" [SR] and for all "corner lots" [SR]. C. Lot Width. In the TFR zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 80 linear feet. The minimum required width of a lot of record for a "duplex lot" shall be 32 linear feet. The minimum required lot width for a zoning lot shall be 96 linear feet for corner lots. D. Setbacks - Generally. In the TFR zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the TFR zoning district, the minimum required "building" [SR] "setbacks" [SR] for a zoning lot shall be as follows: 1. Street Setback. The minimum required setback for a building from a "limited access street" [SR], "arterial street" [SR], "major collector street" [SR], "collector street" [SR], or "local street" [SR] "lot line" [SR] shall be as follows: a. Limited Where a limited street, building shall be Access Street /Arterial Street. zoning lot has frontage on a access street or an arterial the minimum required setback for a from a "street lot line" [SR] 50 linear feet. b. Major Collector Street /Collector Street. Where a zoning lot has frontage on a major collector street or a collector street, the minimum required setback for a building from a street lot line shall be 30 linear feet. C. Local Street. Where a zoning lot has frontage on a local street, the minimum required setback for a building from a street lot line shall be 25 linear feet. 2. Side Setback. The minimum required building setback from a "side lot line" [SR] shall be 10 linear feet. The combined width of the side setbacks from the side lot lines shall not be less than 20 linear feet. For a "duplex building" [SR] located on two "duplex lots" [SR], a setback for a building from a side lot line shall not be required along that portion of the common side or interior lot line where 24 the common wall of the "duplex dwelling" [SR] is located. The minimum required setback for a building of ten linear feet shall be maintained along the remaining portions of such common lot line. 3. Interior Setback. The minimum required building setback from an "interior lot line" [SR) shall be 10 linear feet. 4. Rear Setback. The minimum required building setback from a "rear lot line" [SR) shall be 40 linear feet. 5. Transition Setback. The minimum required setback for a building from a "transition lot line" [SR) shall be equal the minimum required transition setback calculated with the minimum required zoning lot area of the adjoining community facility district, business district, or industrial district, as applicable. F. Accessory Structures and Buildings. In the TFR zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards. In the TFR zoning district, a "street yard" [SR), a "side yard" [SR], or a "rear yard" [SR) established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Residential Floor Area. In the TFR zoning district, the maximum "residential floor area" [SR] for a two family zoning lot shall be calculated as follows: Residential floor area (RFA) equal "zoning lot area" [SR) minus 10,000 square feet; .100; the product plus 3,000 residential floor area can following "site capacity forme - 10,000) x .100) + 3,000. in square feet shall in square feet (ZLA) the difference times square feet. Maximum be expressed in the ila" [SRI: RFA = [(ZLA I. Building Coverage. In the TFR zoning district, the maximum "building coverage" [SR) for a two family zoning lot shall be as follows: Building coverage (BC) in square feet shall equal "zoning lot area" [SR) in square feet (ZLA) minus 10,000 square feet; the difference times .1014; 25 the product plus 3,570 square feet. Maximum building coverage can be expressed in the following "site capacity formula" [SR]: BC = [(ZLA - 10,000) x .1014] + 3,570. J. Accessory Building Coverage. In the TFR zoning district, the maximum "accessory building coverage" [SR] for a two family zoning lot shall be as follows: Accessory building coverage (ABC) in square feet shall equal "zoning lot area" [SR] in square feet area (ZLA) minus 10,000 square feet; the difference times .026; the product plus 1,320 square feet. Maximum accessory building coverage can be expressed in the following "site capacity formula" [SR]: ABC = [(ZLA - 10,000) x .026] + 1,320. K. Vehicle Use Area. In the TFR zoning district, the maximum "vehicle use area" [SR] for a two family zoning lot shall be 1,200 square feet, allocated at a maximum of 600 square feet for each duplex lot. (Ord. G45 -92, 1992) 19.25.735 SITE DESIGN. In the MFR Multiple Family Residence District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the MFR district, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the MFR zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the MFR zoning district, the minimum required "zoning lot area" [SR] shall be 15,000 square feet for three "dwelling units" [SR], plus 5,000 square feet for each additional dwelling unit. The minimum required lot area for a zoning lot shall be increased a minimum of 20 percent for all "through lots" [SR] and for all "corner lots" [SR]. For "mobile home dwellings" [SR], the minimum required lot area or site area, as may be applicable, shall be 5,000 square feet per dwelling unit. C. Lot Width. In the MFR zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 80 linear feet. The minimum required lot width for a zoning lot shall be 96 linear feet for corner lots. D. Setbacks - Generally. In the MFR zoning district, "setbacks" [SR] shall be subject to the provisions 26 of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the MFR zoning district, the minimum required "building" [SR] "setbacks" [SR] for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. The minimum required setback for a building from a "limited access street" [SR], "arterial street" [SR], "major collector street" [SR], "collector street" [SR], or "local street" [SR] "lot line" [SR] shall be as follows: (1) Limited Access Street /Arterial Street. Where a zoning lot has frontage on a limi or an arterial st required setback fo a "street lot line" linear feet. IM ted access street reet, the minimum r a building from [SR] shall be 50 (2) Major Collector Street /Collector Street. Where a zoning lot has frontage on a major collector street or a collector street, the minimum required setback for a building from a street lot line shall be 35 linear feet. (3) Local Street. Where a zoning lot has frontage on a local street, the minimum required setback for a building from a street lot line shall be 30 linear feet. Side Setback. building setback [SR] shall be combined width of the side lot line 20 linear feet. The mi from a 10 linear the side s shall no C. Interior Setback. T h building setback from line" [SR] shall be 10 where adjoining a more district, the minimu from an interior lot linear feet, subject t Section 19.07.400, Zoning Districts. 27 min required side lot line" feet. The setbacks from t be less than e minimum required an "interior lot linear feet, except restrictive zoning m required setback line shall be 50 o the provisions of Restrictiveness of d. Rear Setback. The minimum required building setback from a "rear lot line" [SR] shall be 40 linear feet. e. Transition Setback. The minimum required setback for a building from a "transition lot line" [SR] shall be equal the minimum required transition setback calculated with the minimum required zoning lot area of the adjoining community facility district, business district, and industrial district, as applicable. 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "Parking lot" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 15,000 square feet; the difference times .000040418; the product plus eight linear feet. Minimum vehicle use area setback can be expressed by the following "site capacity formula" [SR]: VUAStS = [(ZLA - 15,000) x .000040418] + 8. b. Interior Setback. For zoning lots with a with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the MFR zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards. In the MFR zoning district, a "street yard" [SR], a "side yard" [SR], or a "rear yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Residential Floor Area. In the MFR zoning district, the maximum "residential floor area" [SR] for a multiple family zoning lot shall be calculated as follows: 9M Residential floor area (RFA) in square feet shall equal "zoning lot area" [SR] in square feet (ZLA) minus 15,000 square feet; the difference times .314201141; the product plus 4,713 square feet. Maximum residential floor area can be expressed in the following "site capacity formula" [SR]: RFA = [(ZLA - 15,000) x .314201141] + 4,713. I. Building Coverage. In the MFR zoning district, the maximum "building coverage" [SR] for a multiple family zoning lot shall be as follows: Building coverage (BC) in square feet shall equal "zoning lot area" [SR] in square feet (ZLA) minus 15,000 square feet; the difference times .271212553; the product plus 4,074 square feet. Maximum building coverage can be expressed in the following "site capacity formula" [SR]: BC = [(ZLA - 15,000) x .271212553] + 4,074. J. Accessory Building Coverage. In the MFR zoning district, the maximum "accessory building coverage" [SR] for a multiple family zoning lot shall be as follows: Accessory building coverage (ABC) in square feet shall equal "zoning lot area" [SR] in square feet area (ZLA) minus 15,000 square feet; the difference times .105449358; the product plus 1,584 square feet. Maximum accessory building coverage can be expressed in the following "site capacity formula" [SR]: ABC = [(ZLA - 15,000) x .105449358] + 1,584. K. Vehicle Use Area. In the MFR zoning district, the maximum "vehicle use area" [SR] for a multiple family zoning lot shall be 700 square feet for each dwelling unit. (Ord. G45 -92, 1992) 19.30.125 LOCATION AND SIZE OF DISTRICT. A CF Community Facility District should be located in substantial conformance to the official comprehensive plan, and central and accessible to the population served without requiring traffic movements through or into a residential neighborhood, but on a neighborhood's periphery as defined by the "arterial street" [SR] system. The amount of land necessary to constitute a separate CF zoning district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres, unless such land is located between any nonresidential zoning district, and any residence +M district or any residence conservation district, which all have frontage on the same street and on the same block. All open space encompassing active and passive parks, recreational areas, playgrounds, woodlands, flood plains, wetlands, or any other natural area, containing two or more acres of land or adjoining an existing community facility district shall be mapped within a community facility district. (Ord. G45 -92, 1992) 19.30.135 SITE DESIGN. In the CF Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the CF Community Facility District, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the CF zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the CF zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet. C. Lot Width. In the CF zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 125 linear feet. D. Setbacks - Generally. In the CF zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the CF zoning district, the minimum required "building" [SR] setbacks and "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. The minimum required building setback from a "street lot line" [SR] shall be calculated as follows: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000019428; the product plus 25 linear feet. Minimum street setback can be expressed by the following 30 formula: Sts = [(ZLA - 20,000) x .000019428] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000015542; the product plus five linear feet. Minimum interior setback can be expressed by the following formula: IS = [(ZLA - 20,000) x .000015542] + 5. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000038856; the product plus 50 linear feet. Minimum transition setback can be expressed by the following formula: TS = [(ZLA - 20,000) x .0000388561 + 50. 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000013211; the product plus eight linear feet. Minimum vehicle use area setback can be expressed by the following formula: VUAStS = [(ZLA - 20,000) x .000013211] + 8. b. Interior Setback. For zoning lots with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the CF zoning district, "accessory structures and 31 buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the CF zoning district, a "street yard" [SR], a "side yard" [SR], or a "rear yard" [SR] or a "transition landscape yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Landscape Yards. In the CF zoning district, landscape yards shall be as follows: 1. Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.30.135, E., c. Transition Setback. 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks from a street lot line and from an interior lot line shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. I. Floor Area. In the CF zoning district, the maximum "floor area" [SR] for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4985; the product plus 12,000 square feet. Maximum floor area can be expressed by the following formula: FA = [(ZLA - 20,000) x .4985] + 12,000. 32 J. Building Coverage. In the CF zoning district, the maximum "building coverage" (SR) for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4016; the product plus 6,000 square feet. Maximum building coverage can be expressed by the following formula: BC = [(ZLA - 20,000) x .4016] + 6,000. (Ord. G45 -92, 1992) 19.35.335 SITE DESIGN. In the NB Neighborhood Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the RB zoning district, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the NB zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the NB zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet. C. Lot Width. In the NB zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 125 feet. D. Setbacks - Generally. In the NB zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the NB zoning district, the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. The minimum required building setback from a "street lot line" [SR] shall be calculated as follows: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000060153; the product plus 25 linear feet. Minimum street setback can be expressed by the following 33 "site capacity formula" [SR]: StS = [(ZLA - 20,000) x .000060153] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000048123; the product plus five linear feet. Minimum interior setback can be expressed by the following "site capacity formula" [SR]: IS = [(ZLA - 20,000) x .000048123] + 5. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000120307; the product plus 50 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS = [(ZLA - 20,000) x .000120307] + 50. Additionally, for each linear foot of building height over 20 linear feet, two linear feet shall be added to the minimum required building setback from a transitional lot line. 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000040904; the product plus eight linear feet. Minimum vehicle use area setback can be expressed by the following "site capacity formula" [SR]: VUAStS = [(ZLA - 20,000) x .000040904] + 8. 34 b. Interior Setback. For zoning lots with a with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the NB zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the NB zoning district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Landscape Yards. In the NB zoning district, landscape yards shall be as follows: Transition Landscape Yards. A "transition landscape yard 11 [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.35.335, E., 1., C. Transition Setback. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. Floor Area. In the NB zoning district, the maximum "floor area" for a zoning lot shall be calculated as follows: 35 Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4952; the product plus 12,000 square feet. Maximum floor area can be expressed by the following "site capacity formula" [SR]: FA = [(ZLA - 20,000) x .4952] + 12,000. J. Building Coverage. In the NB zoning district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4048 the product plus 6,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 20,000) x .4048] + 6,000. K. Floor Area for Upper Floor Apartment Dwellings. In the NB zoning district, the gross floor area of a "upper floor apartment" [SR] "dwelling unit" [SR] shall be a minimum of 600 square feet, plus an additional 250 square feet for each bedroom, except that studio and efficiency units shall be a minimum of 600 square feet. (Ord. G45 -92, 1992) 19.35.435 SITE DESIGN. In the AB Area Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the AB zoning district, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the AB zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the AB zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet. C. Lot Width. In the AB zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 125 feet. D. Setbacks - Generally. In the AB zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. 36 E. Setbacks by Lot Line. In the AB zoning district, the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. The minimum required building setback from a "street lot line" [SR] shall be calculated as follows: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000019428; the product plus 25 linear feet. Minimum street setback can be expressed by the following "site capacity formula" [SR]: StS = [(ZLA - 20,000) x .000019428] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000015542; the product plus five linear feet. Minimum interior setback can be expressed by the following "site capacity formula" [SR]: IS = [(ZLA - 20,000) x .0000155421 + 5. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000038856; the product plus 50 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS = [(ZLA - 20,000) x .000038856] + 50. Additionally, for each linear foot of building height over 20 linear feet, two linear feet shall be added to the minimum required building setback from a transitional lot line. 37 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet zoning lot (Z 20,000 square .000013211; th feet. Minimum can be capacity 20,000) shall equal the area of a LA) in square feet minus feet; the difference times e product plus eight linear vehicle expressed by formula" [SR] K .000013211] + th use area setback e following "site VUAStS = [(ZLA - ME b. Interior Setback. For zoning lots with a with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the AB zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Genera "street yard" yard" [SR], or by a required location of a provisions of Yards. lly. In the AB zoning district, a [SR], a "side yard" [SR], a "rear a "transition yard" [SR] established building setback or by the actual building shall be subject to the Section 19.12.600, Obstructions in H. Landscape Yards. In the AB zoning district, landscape yards shall be as follows: 1. Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.35.435, E., 1., C. Transition Setback. 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall m be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. I. Floor Area. In the AB zoning district, the maximum "floor area" for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4985; the product plus 12,000 square feet. Maximum floor area can be expressed by the following site capacity formula" [SR]: FA = [(ZLA - 20,000) x .4985] + 12,000. J. Building Coverage. In the AB zoning district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4016; the product plus 6,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 20,000) x .4016] + 6,000. K. Floor Area for Upper Floor Apartment Dwellings. In the AB zoning district, the gross floor area of a "upper floor apartment" [SR] "dwelling unit" [SR] shall be a minimum of 600 square feet, plus an additional 250 square feet for each bedroom, except that studio and efficiency units shall be a minimum of 600 square feet. (Ord. G45 -92, 1992) 19.35.735 SITE DESIGN. In the CC2 Center City District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the CC2 zoning district, the site design regulations shall be as follows: KE A. Zoning Lots - Generally. In the CC2 zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the CC2 zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet. C. Lot Width. In the CC2 zoning district, the minimum required "lot width" [SR] for a zoning lot shall be 125 feet. D. Setbacks - Generally. In the CC2 zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the CC2 zoning district, the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 1.Building Setbacks. a. Street Setback. The minimum required building setback from a "street lot line" [SR] shall be calculated as follows: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000019428; the product plus 25 linear feet. Minimum street setback can be expressed by the following "site capacity formula" [SR]: StS = [(ZLA - 20,000) x .000019428] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000015542; the product plus five linear feet. Minimum interior setback can be expressed by the following "site capacity formula" (SR]: IS = [(ZLA - 20,000) x .000015542] + 5. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: 40 Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000038856; the product plus 50 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS _ [(ZLA - 20,000) x .000038856] + 50. Additionally, for each linear foot of "building height" [SR] over 20 linear feet, two linear feet shall be added to the minimum required building setback from a transitional lot line. 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000013211; the product plus eight linear feet. Minimum vehicle use area setback can be expressed by the following "site capacity formula" [SR]: VUAStS = [(ZLA - 20,000) x .000013211] + 8. b. Interior Setback. For zoning lots with a with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the CC2 zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the CC2 zoning district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Landscape Yards. In the CC2 zoning district, landscape yards shall be as follows: 41 I. J. K. I . Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.35.735, E., 1., C. Transition Setback. 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. Floor Area. In the CC2 zoning district, the maximum "floor area" for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4985; the product plus 12,000 square feet. Maximum floor area can be expressed by the following "site capacity formula" [SR]: FA = [(ZLA - 20,000) x .4985] + 12,000. Building Coverage. In the CC2 zoning district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4016; the product plus 6,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 20,000) x .4016] + 6,000. Floor Area for Upper Floor Apartment Dwellings. In the CC2 zoning district, the gross floor area of a 42 "upper floor apartment" [SR] "dwelling unit" [SR] shall be a minimum of 600 square feet, plus an additional 250 square feet for each bedroom, except that studio and efficiency units shall be a minimum of 600 square feet. (Ord. G45 -92, 1992) 19.40.135 SITE DESIGN. In the ORI Office Research Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the ORI zoning district, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the ORI zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the ORI zoning district, the minimum required "zoning lot area" [SR] shall be as follows: 1. Limited Access Street. Where a zoning lot has frontage on a "limited access street" [SR], the minimum required lot area shall be 120,000 square feet. 2. Arterial Street. Where a zoning lot has frontage on an "arterial street" [SR], the minimum required lot area shall be 100,000 square feet. 3. Collector Street. Where a zoning lot has frontage on a "major collector street" [SR] or on a "collector street" [SR], the minimum required lot area shall be 80,000 square feet. 4. Local Street. Where a zoning lot has frontage on a "local street" [SR], the minimum required lot area shall be 60,000 square feet. C. Lot Width. In the ORI zoning district, the minimum required lot width for a zoning lot shall be as follows: 1. Limited Access Street. Where a zoning lot has frontage on a "limited access street" [SR], the minimum required lot width shall be 300 linear feet. 2. Arterial Street. Where a zoning lot has frontage on an "arterial street ", the minimum required lot width shall be 250 linear feet. 43 3. Collector Street. Where a zoning lot has frontage on a "major collector street" [SR) or on a "collector street" [SR), the minimum required lot width shall be 200 linear feet. 4. Local Street. Where a zoning lot has frontage on a "local street" [SR), the minimum required lot width shall be 160 linear feet. D. Setbacks - Generally. In the ORI zoning district, "setbacks" [SR) shall be subject to the provisions of Section 19.12.400, Setbacks* Clarifications and Exceptions. E. Setbacks By Lot Line. In the ORI zoning district, the minimum required "building" [SR) "setbacks" [SR) and "vehicle use area setbacks" [SR) from a "lot line" [SR) for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. Street setbacks shall be as follows: (1) Limited Access Street /Arterial Street. Where a zoning lot has frontage on a limited access street or on an arterial street, the minimum required building setback from a "street lot line" [SR) shall be 70 linear feet, or the street setback shall be as required in Section 19.40.135 E., 1., a., (4) Street Setback Exception, whichever is greater. (2) Collector Street. Where a zoning lot has frontage on a major collector street or on a collector street, the minimum required building setback from a street lot line shall be 50 linear feet, or the street setback shall be as required in Section 19.40.135 E., 1., a., (4) Street Setback Exception, whichever is greater. (3) Local Street. Where a zoning lot has frontage on a local street, the minimum required building setback from a street lot line shall be 35 linear feet, or the street setback shall be as required in Section 19.40.135 E., 1., a., (4) Street Setback Exception., whichever is greater. (4) Street Setback Exception. The minimum required building setback from a street 44 lot line shall be subject to the street setback required in this section, where the minimum required building setback from a street lot line for a limited access street, an arterial street, a major collector street, a collector street, or a local street is less than required by the following calculation: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference times .0000151; the product plus 35 linear feet. Minimum street setback can be expressed by the following "site capacity formula" [SR]: StS = [(ZLA - 60,000) x .0000151] + 35. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference times .0000069; the product plus 30 linear feet. Minimum interior setback can be expressed by the following "site capacity formula" [SR]: IS = [(ZLA - 60,000) x .0000069) + 30. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference .0000232; the product plus 100 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS = [(ZLA - 60,000) x .0000232] + 100. Additionally, for each linear foot of "building height" [SR] over 20 linear feet, two linear feet shall be added to the minimum required building setback from a transitional lot line. 2. Vehicle Use Area Setbacks by Lot Line. In the ORI zoning district, the minimum required "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 45 a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) minus 60,000 square feet; the difference times .0000081; the product plus 35 linear feet. Minimum vehicle use area street setback can be expressed by the following "site capacity formula" [SRI: VUAStS = [(ZLA - 60,000) x .0000081] + 35. b. Interior Setback. For zoning lots with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be calculated as follows: Vehicle use area interior setback ( VUAIS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference times .0000044; the product plus six linear feet. Minimum vehicle use area interior setback can be expressed by the following "site capacity formula" [SR]: VUAIS = [(ZLA - 60,000) x .0000044] + 6. F. Accessory Structures and Buildings. In the ORI zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the ORI zoning district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in yards. H. Landscape Yards. In the ORI zoning district, landscape yards shall be as follows: 1. Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition 46 landscape yard shall be one half of the required transition setback calculated in Section 19.40.135, E., 1., C. Transition Setback. 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. I. Floor Area. In the ORI zoning district, the maximum "floor area" for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference times .5944; the product plus 60,000 square feet. Maximum floor area can be expressed by the following "site capacity formula" [SR]: FA = [(ZLA - 60,000) x .5944] + 60,000. J. Building Coverage. In the ORI zoning district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 60,000 square feet; the difference times .4972 the product plus 42,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 60,000) x .4972] + 42,000. (Ord. G45 -92, 1992) 19.40.335 SITE DESIGN. In the GI General Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the GI zoning district, the site design regulations shall be as follows: 47 A. Zoning Lots - Generally. In the GI zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the GI zoning district, the minimum required "zoning lot area" [SR] shall be as follows: 1. Limited Access Street. Where a zoning lot has frontage on a "limited access street" [SR], the minimum required lot area shall be 80,000 square feet. 2. Arterial Street. Where a zoning lot has frontage on an "arterial street" [SR], the minimum required lot area shall be 60,000 square feet. 3. Collector Street. Where a zoning lot has frontage on a "major collector street" [SR], a "collector street" [SR], or a "local street" [SR], the minimum required lot area shall be 40,000 square feet. C. Lot Width. In the GI district, the minimum required lot width for a zoning lot shall be as follows: 1. Limited Access Street. Where a zoning lot has frontage on a "limited access street [SR], the minimum required lot width shall be 200 linear feet. 2. Arterial Street. Where a zoning lot has frontage on an "arterial street" [SR], the minimum required lot width shall be 160 linear feet. 3. Collector Street /Local Street. Where a zoning lot has frontage on a major collector street, a collector street or a local street, the minimum required lot width shall be 125 linear feet. D. Setbacks - Generally. In the GI district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the GI district, the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] from a "lot line" [SR] for a zoning lot shall be as follows: HK 1. Building Setbacks. a. Street Setback. Street setbacks shall be as follows: (1) Limited Access Street /Arterial Street. Where a zoning lot has frontage on a limited access street or on an arterial street, the minimum required building setback from a "street lot line" [SR] shall be 50 linear feet, or the street setback shall be as required in Section 19.40.335 E., 1., a., (4) Street Setback Exception, whichever is greater. (2) Collector Street. Where a zoning lot has frontage on a major collector street or on a collector street, the minimum required building setback from a street lot line shall be 35 linear feet, or the street setback shall be as required in Section 19.40.335 E., 1., a., (4) Street Setback Exception, whichever is greater. (3) Local Street. Where a zoning lot has frontage on a local street, the minimum required building setback from a street lot line shall be 25 linear feet, or the street setback shall be as required in Section 19.40.335 E., l., a., (4) Street Setback Exception, whichever is greater. (4) Street Setback Exception. The minimum required building setback from a street lot line shall be subject to the street setback required in this section, where the minimum required building setback from a street lot line for a limited access street, an arterial street, a major collector street, a collector street, or a local street is less than required by the following calculation: Street setback (StS) in linear feet shall equal the area of a zoning lot M (ZLA) in square feet minus 40,000 square feet; the difference times .000010658; the product plus 25 linear feet. Minimum street setback can be expressed by the following "site capacity formula" [SR]: StS = [(ZLA - 40,000) x .000010658] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 40,000 square feet; the difference times .000004633; the product plus 20 linear feet. Minimum interior setback can be expressed by the following "site capacity formula" [SR]: IS = [(ZLA - 40,000) x .000004633) + 20. C. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 40,000 square feet; the difference times .000023169; the product plus 100 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS = [(ZLA - 40,000) x .000023169] + 100. Additionally, for each linear foot of "building height" [SR] over 20 linear feet, two linear feet shall be added to the minimum required building setback from a transitional lot line. 2. Vehicle Use Area Setbacks by Lot Line. In the GI district, the minimum required "vehicle use area setbacks" [SR] for a zoning lot shall be as follows: a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) minus 40,000 square feet; 50 the difference times .000003475; the product plus 15 linear feet. Minimum vehicle use area street setback can be expressed by the following "site capacity formula" [SR]: VUAStS = [(ZLA - 40,000) x .000003475] + 15. b. Interior Setback. For zoning lots with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be calculated as follows: Vehicle use area interior setback (VUAIS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 40,000 square feet; the difference times .000004402; the product plus six linear feet. Minimum vehicle use area interior setback can be expressed by the following "site capacity formula" [SR]: VUAIS = [(ZLA - 40,000) x .000004402] + 6. F. Accessory Structures and Buildings. In the GI district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the GI district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Landscape Yards. In the GI district, landscape yards shall be as follows: 1. Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.40.335, E., 1., C. Transition Setback. 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, 51 Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. I. Floor Area. In the GI district, the maximum "floor area" for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 40,000 square feet; the difference times .5963; the product plus 40,000 square feet. Maximum floor area can be expressed by the following site capacity formula" [SR]: FA = [(ZLA - 40,000) x .5963] + 40,000. J. Building Coverage. In the GI district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 40,000 square feet; the difference times .4982; the product plus 28,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 40,000) x .4982] + 28,000. (Ord. G45 -92, 1992) 19.40.535 SITE DESIGN. In the CI Commercial Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.12, Site Design. In the CI zoning district, the site design regulations shall be as follows: A. Zoning Lots - Generally. In the CI zoning district, "zoning lots" [SR] shall be subject to the provisions of Section 19.12.300, Zoning Lots - Clarifications and Exceptions. B. Lot Area. In the CI zoning district, the minimum required "zoning lot area" [SR] shall be 20,000 square feet C. Lot Width. In the CI district, the minimum required "lot width" [SR] for a zoning lot shall be 125 feet. 52 D. Setbacks - Generally. In the CI district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400, Setbacks - Clarifications and Exceptions. E. Setbacks by Lot Line. In the CI district, the minimum required "building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] from a "lot line" [SR] for a zoning lot shall be as follows: 1. Building Setbacks. a. Street Setback. The minimum required building setback from a "street lot line" [SR] shall be calculated as follows: Street setback (StS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .00002937; the product plus 25 linear feet. Minimum street setback can be expressed by the following site capacity formula" [SR]: StS = [(ZLA - 20,000) x .00002937] + 25. b. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be calculated as follows: Interior setback (IS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000023496; the product plus five linear feet. Minimum interior setback can be expressed by the following "site capacity formula" [SR]: IS = [(ZLA - 20,000) x .000023496] + 5. c. Transition Setback. The minimum required building setback from a "transition lot line" [SR] shall be calculated as follows: Transition setback (TS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .00005874; the product plus 50 linear feet. Minimum transition setback can be expressed by the following "site capacity formula" [SR]: TS = [(ZLA - 20,000) x .00005874] + 50. Additionally, for "building height" feet, two linear 53 each linear foot of [SR] over 20 linear feet shall be added to the minimum required building setback from a transitional lot line. 2. Vehicle Use Area Setbacks. a. Street Setback. For zoning lots with a "vehicle use area" [SR], the minimum required "vehicle use area setback" [SR] from a street lot line shall be calculated as follows: Vehicle use area street setback (VUAStS) in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .000019971; the product plus eight linear feet. Minimum vehicle use area street setback can be expressed by the following "site capacity formula" [SR]: VUAStS = [(ZLA - 20,000) x .000019971] + B. b. Interior Setback. For zoning lots with a with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six linear feet. F. Accessory Structures and Buildings. In the CI zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. G. Yards - Generally. In the GI district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600, Obstructions in Yards. H. Landscape Yards. In the CI zoning district, landscape yards shall be as follows: 1. Transition Landscape Yards. A "transition landscape yard" [SR] shall be provided adjoining the entire length of a transition lot line. Transition landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. The depth of the transition landscape yard shall be one half of the required transition setback calculated in Section 19.40.535, E., 1., C. Transition Setback. 54 2. Vehicle Use Area Landscape Yards. The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Section 19.45.100, Access Driveways to a Public Right of Way and Section 19.45.110, Size of Driveways. Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700, Landscaping. 3. Interior Landscape Yards. "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area [SR], which exceeds 5,000 square feet in area, subject to the provisions of Section 19.12.700, Landscaping. I. Floor Area. In the CI zoning district, the maximum "floor area" for a zoning lot shall be calculated as follows: Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4977; the product plus 12,000 square feet. Maximum floor area can be expressed by the following "site capacity formula" [SR]: FA = [(ZLA - 20,000) x .4977] + 12,000. J. Building Coverage. In the CI zoning district, the maximum "building coverage" [SR] for a zoning lot shall be calculated as follows: Building coverage (BC) in square feet shall equal the area of a zoning lot (ZLA) in square feet minus 20,000 square feet; the difference times .4023; the product plus 6,000 square feet. Maximum building coverage can be expressed by the following "site capacity formula" [SR]: BC = [(ZLA - 20,000) x .4023] + 6,000. K. Floor Area for Upper Floor Apartment Dwellings. In the CI zoning district, the gross floor area of a "upper floor apartment" [SR] "dwelling unit" [SR] shall be a minimum of 600 square feet, plus an additional 250 square feet for each bedroom, except that studio and efficiency units shall be a minimum of 600 square feet. (Ord. G45 -92, 1992) 19.45.120 SIZE OF DRIVEWAYS. The following regulations shall govern the size of driveways: 55 A. Size of Driveways - Generally. "Driveways" [SRI to "parking structures" [SRI and "parking lots" [SRI shall have a minimum width of nine feet for a one way vehicular movement and a minimum width of 18 feet for a two way vehicular movement, and a maximum width as may be approved or required by the Development Administrator in order to provide a safe and efficient means of vehicular access. B. Size of Driveways for Dwellings. 1. Single Family Driveways. In all residence conservation districts, a driveway for a "single family detached dwelling" [SRI shall have a maximum width of 15 linear feet at the right of way line or "street lot line" [SRI, and at the required "setback line" [SRI from a street lot line; and in all other zoning districts, a driveway for a "single family detached dwelling" [SRI shall have a maximum width of 25 linear feet at the right of way line or street lot line, and at the required setback line from a street lot line; except as follows: Where an accessory "parking garage" [SRI is located within ten linear feet of the required setback line from a street lot line, no driveway shall exceed the width of the accessory parking garage plus an additional driveway width of ten feet at the required setback line from a street lot line to a maximum depth of 20 linear feet tapering back to a maximum width of 25 linear feet at the street lot line. off street "parking facilities" [SRI for single family detached dwellings shall be limited in design and location so as to require egress from the zoning lot to a public right of way by means of reverse motion of the vehicle, except such improved zoning lots which only have access to an "arterial street" [SRI or a "major collector street" [SRI. Such zoning lots may have a circular driveway or a turn around driveway as may be approved by the Development Administrator. 2. Two Family Driveways. In the RC3 Residence Conservation District, a driveway for a "two family dwelling" [SRI shall have a maximum width of ten linear feet at the right of way line or "street lot line" [SRI, and at the required "setback line" [SRI from a street lot 56 line; except where an accessory "parking garage" [SR] is located within ten linear feet of the required setback line from a street lot line, no driveway shall exceed the width of the accessory parking garage plus an additional driveway width of ten feet at the required setback line from a street lot line to a maximum depth of 20 linear feet tapering back to a maximum width of 20 linear feet at the street lot line. In all other zoning districts, a driveway for a "two family dwelling" [SR] shall have a maximum width of 20 feet at the right of way line and at the required setback line from a street lot line, and there shall be a minimum three linear foot separation between each driveway located on the same zoning lot. off street "parking facilities" [SR] for all two family dwellings shall be limited in design and location so as to require egress from the zoning lot to a public right of way by means of reverse motion of the vehicle, except such improved zoning lots which only have access to an "arterial street" [SR] or a "major collector street" [SR]. Such zoning lots may have a circular driveway or a turn around driveway as may be approved by the Development Administrator. 3. Multiple Family Driveways. "Multiple family dwellings" [SR] with accessory parking garages which are located within ten linear feet of the required street yard setback line and which are limited in design and location so as to require egress from the zoning lot to a public right of way through reverse motion of the vehicle shall have a maximum of one driveway for each separate garage accessory to an individual dwelling unit. No driveway shall exceed the width of such accessory garage served or 20 linear feet. whichever is less, and there shall be a minimum three linear foot separation between each driveway located on the same zoning lot. All other driveways for multiple family dwellings shall be subject to the provisions of Section 19.45.110 A., Size of Driveways - Generally. C. Setbacks. All driveways shall have a minimum "setback" [SR] of three linear feet from an "interior lot line" [SR]; except for common or shared driveways, as may be approved by the 57 Development Administrator; and except that in the RC2 Residence Conservation District and the RC3 Residence Conservation District, where an existing building setback from a "side lot line" [SR] is less than 12 linear feet, the minimum driveway setback of three linear feet may be reduced in depth by the distance necessary to maintain a driveway width of nine linear feet between the principal building and such side lot line. (Ord. G45 -92, 1992) 19.45.130 ON SITE CIRCULATION. A. Egress. Off street "parking structures" [SR] and off street "parking lots" [SR] shall be designed so as to require egress from the "zoning lot" [SR] to a street by forward motion of the vehicle. B. Protected Driveways. Ingress and egress driveways to a "parking lot" [SR] from a public right of way shall be protected from converging "parking aisles" [SR) and "parking stalls" [SR], and intersecting "driveways" [SR] or parking aisles for a distance which ensures safety and efficiency. For a "zoning lot" [SR] with an off street parking lot and for each 50 "parking stalls" [SR] contained within the parking lot, there shall be 20 linear feet of driveway length or an equivalent vehicle stacking capability within the egress lanes of each access driveway, between the "street lot line" [SR] and a converging driveway or parking aisle. Additionally, for each 50 parking stalls contained within the parking lot, there shall be an additional 20 linear feet of driveway length or an equivalent vehicle stacking capability within the egress lanes of each access driveway before such driveways convert into a parking aisle. The width of an intersecting driveway or parking aisle may be included in the calculation of the additional length of protected driveway. Such protected driveways shall be provided on a zoning lot where it is physically possible and where they allow the reasonable use of the land, as may be approved by the Development Administrator. C. Driveway and Aisle Alignment. For a zoning lot with an off street parking lot, access driveways to a public right of way, interior driveways, and parking aisles throughout the off street parking lot shall align as closely as practicable in order to avoid W three way on site intersections and in order to encourage four way on site intersections. D. Access to Aisles. For a zoning lot with a parking structure or a parking lot, each off street parking stall shall open directly on a parking aisle of such width and design as to provide safe and efficient means of vehicular access to such parking stall. E. Stacking Lanes. Motor vehicle stacking lanes for drive through facilities shall be designed and located so that the required minimum stacking space does not block or interfere with the accessibility of approaches, driveways, aisles or stalls. "Drive through facilities" [SRI shall provide a minimum of ten stacking spaces for the first window or service area, plus two stacking spaces for each additional window or service area. Stacking spaces shall be a minimum of 12 feet in width and 20 feet in length. (Ord. G45 -92, 1992) 19.45.150 VEHICLE USE AREA SETBACKS AND LANDSCAPE YARDS. Off street "parking lots" [SRI and any other "vehicle use area" [SRI shall be subject to the provisions for "vehicle use area setbacks" [SRI, "vehicle use area landscape yards" [SRI, and "interior landscape yards" [SRI contained in the site design regulations for the zoning district in which it is to be located, except for "parking structures" [SRI which shall be considered a "building" [SRI and for "residential parking areas [SRI which shall be subject to the provisions of Section 19.45.110 C. Setbacks. (Ord. G45 -92, 1992) 19.45.160 PARKING LOT PERIMETER CURB. Off street "parking lots" [SRI, access "driveways" [SRI to or from a public right of way, and any other "vehicle use area" [SRI, including expansions and separate additions thereto, located on the same "zoning lot" [SRI and located within a residence district, a residence conservation district, a community facility district, a business district, or the CI Commercial Industrial District; which contain 13 or more "parking stalls" [SRI, or an equivalent surface area shall be defined with six inch by 18 inch P.C. Concrete reinforced curb or an equivalent in design and function as may be approved by the City Engineer. Such curb shall be located outside of and adjacent to all "setbacks" [SRI so that no part of any vehicle within the facility projects over the lot lines into adjoining properties or rights of way. Sections of depressed curb may be provided for the purpose of facilitating snow removal as may be approved by the City Engineer and the Development Administrator. 59 off street parking lots railroad facilities including parking lots located within install perimeter curb. (Ord. 19.45.170 SURFACING. for railroad stations and other terminal yards, and off street parks or golf courses need not G45 -92, 1992) A. Approaches. Vehicular access to or from a public right of way shall be provided on a concrete approach and "driveway" [SR] within a public right of way leading from a "zoning lot" [SR] to an improved "alley" [SR] or "street" [SR]. Asphalt approaches and driveways within a public right of way may be provided from the property to an unimproved alley or street as may be approved by the City Engineer. The design of approaches and driveways crossing a public right of way shall also be subject to the provisions and requirements of Title 13, Streets and Sidewalks; Chapter 13.08, Driveways. B. Vehicle Use Areas. In all zoning districts, all "vehicle use areas" [SR] including but not limited to "parking stalls" [SR], "parking aisles" [SR], "driveways" [SR], or any other area on which motor vehicles are driven, parked or stored shall be improved with a paved surface. The paved surface shall consist of a minimum pavement section as follows: 1. A minimum of two inches of bituminous concrete over eight inches of compacted gravel. Equivalent thicknesses of bituminous concrete may be substituted for gravel provided that the total pavement thickness is a minimum of ten inches. 2. A minimum of four inches of portland cement concrete over four inches of compacted gravel. Equivalent thicknesses of portland cement concrete may be substituted for gravel provided that the total pavement thickness is a minimum of eight inches. 3. A minimum of two inches of paver brick over eight inches of compacted gravel. Equivalent thicknesses of paver brick may be substituted for gravel provided that the total pavement thickness is a minimum of ten inches. 4. For "residential parking areas [SR] and associated "driveways" [SR], the minimum required compacted gravel base may be reduced by two inches. .I C. Exceptions. Off street parking lots located within parks or golf courses shall be improved with a minimum eight inch compacted gravel base with a type A3 sealcoat overlay or an equivalent as approved by the City Engineer. D. Off Street Parking Lots Without Curb. Wherever a curb is not required for an off street parking lot, the subbase material shall be extended one linear foot beyond the edge of pavement as a means of preventing deterioration of the pavement, and authorized barriers may be installed as a means of preventing vehicular encroachment into adjoining properties and into public rights of way. (Ord. G45 -92, 1992) 19.45.190 STORMWATER CONTROL. Stormwater control for off street parking facilities shall be subject to the provisions of Title 18, Subdivisions; Chapter 18.36, Stormwater Control. Surface water shall be discharged into an adequate storm sewer system, or alternate drainage system if storm sewer is not available. Drainage shall not be permitted to flow directly across sidewalks. With the exception of "residential parking areas" [SRI and associated "driveways" [SRI, the intent of this section is to provide for the collection of stormwater within the off street parking facility, outdoor display area, outdoor display lot, commercial operations yard, or any other similar facility versus the overland flow of water onto public rights of way or onto adjoining property. The City Engineer may require that the facilities be designed with on site stormwater detention capabilities where the existing storm sewer system has insufficient capacity. (Ord. G45 -92, 1992) 19.45.220 APPLICABILITY. The following paragraphs establish the applicability of this chapter for off street "parking facilities" [SRI: A. New Construction. For the new construction of a parking facility, for the new construction of a "building" [SRI on an undeveloped site, or for the complete redevelopment of a site, full compliance with this chapter shall be required. B. Change in Use. For a "change in use" [SRI of an existing building, the applicability of this chapter shall be as follows: 1. With an Existing Parking Facility. With an existing parking facility, partial compliance with this chapter shall be required including 61 Section 19.45.060, Required Number of Parking Stalls; Section 19.45.090, Design Regulations - Generally; Section 19.45.120, On Site Circulation; Section 19.45.130, Parking Aisles and Stalls; Section 19.45.190, Striping and Markings where there is a concrete or asphaltic surface; and Section 19.45.200, Traffic Control Signs. If compliance with said sections requires an additional parking facility or the expansion of an existing parking facility, Section 19.45.210, D. Additional Facility or Expansion of an Existing Facility shall be applicable. 2. Without an Existing Parking Facility. Without an existing parking facility, full compliance with this chapter shall be required. 3. Exceptions. This subsection shall not be applicable unless the change in use is to a land use which requires a greater number of off street parking spaces. C. Building Addition /Additional Building. For the structural expansion of an existing building and for the new construction of an additional building on the same "zoning lot" [SR], the applicability of this chapter shall be as follows:: 1. Twenty Five Percent or Greater. Where the cumulative gross "floor area" [SR] of the structural expansion of the existing building and any additional building constructed after August 6, 1984 is 25 percent or greater than the gross floor area of the existing building or buildings, full compliance with this chapter shall be required. 2. Less Than 25 Percent. Where the cumulative structural expansion of the existing building and any additional building constructed after August 6, 1984 is less than 25 percent of the gross floor area of the existing building or buildings, partial compliance with this chapter shall be required, including Section 19.45.060, Required Number of Parking Stalls and, if applicable, Section 19.45.210 D. Additional Facility or Expansion of an Existing Facility. D. Additional Facility or Expansion of an Existing Facility. For the addition of a parking facility or the expansion of an existing parking facility required due to Section 19 .45.210 B., Change in Use or required due to Section 19.45.210 C., Building 62 Addition /Additional Building, full compliance with this chapter shall be required for the existing parking facility, the additional parking facility, and the expanded portion of the parking facility. If an additional parking facility or an expanded parking facility is not required by this chapter, and the property owner or the occupant desire an additional parking facility or desire to expand an existing parking facility, full compliance with this chapter shall be required for the existing parking facility, the additional parking facility, and the expanded portion of the parking facility; except that compliance with Section 19.45.060, Required Number of Parking Stalls, shall not be required, provided that the total number of available parking stalls has not decreased. E. Substandard Facilities - Zoning Change. For all existing substandard facilities established prior to June 27, 1973 and not in compliance with the surfacing regulations of this chapter, full compliance with this chapter shall be required prior to its use or occupancy subsequent to a change in the zoning classification of the property on which the facility is located. F. Substandard Facilities - Public Nuisance. For all existing substandard off street parking facilities established prior to June 27, 1973 and not in compliance with the surfacing regulations of this chapter, and if such facilities are declared to be a public nuisance, full compliance with this chapter shall be required. A public nuisance shall include, but is not limited to the generation of dust affecting the public health, safety and welfare; stormwater runoff onto adjoining property; erosion onto sidewalks, streets, or adjoining property; unsafe vehicular access or on site circulation; or vehicular encroachment onto adjoining property. G. Substandard Facilities - Substantial Reconstruction. For all existing substandard off street parking facilities established prior to June 27, 1973 and not in compliance with the surfacing regulations of this chapter, if the property owner or occupant desires to pave or substantially reconstruct the existing facility, full compliance with this chapter shall be required. Substantial reconstruction shall include the removal or replacement of 75 percent or more of the existing surface of the parking facility. (Ord. G45 -92, 1992) 63 19.45.230 SITE PLAN AND CONSTRUCTION PERMIT. With the exception of "residential parking areas" [SRI and associated "driveways" [SRI, no construction, maintenance, or repair of off street "parking facilities [SRI or any other "vehicle use area [SRI shall commence prior to the submission of a site plan and the approval of the site plan by the City Engineer and the Development Administrator, nor prior to the issuance of a construction permit by the City Engineer. The size, number and location of residential parking areas and associated driveways shall be approved by the Development Adminis tratcr prior to any construction, maintenance, or repair. (Ord. G45 -92, 1992) 19.45.250 AUTHORIZED VARIATIONS. Variations from the regulations of this chapter may be granted only in conformance with the provisions of Chapter 19.70, Variations and only in the following instances and no others. No variation shall be granted unless it can be demonstrated that an off street parking facility" [SRI cannot be developed so as to comply with the requirements and regulations of this chapter due to the unique size, shape or topography of the applicable "zoning lot" [SRI: A. Reduction of Stalls, Aisles, Setbacks and Islands. To permit a reduction in the required minimum number of parking stalls, a reduction in the required minimum size of parking stalls and aisles, a reduction in the required minimum size of parking lot or driveway setbacks, or a reduction in the required minimum size of islands at the ends of parking rows. B. Enlargement of Driveways. To permit an increase in the maximum dimensions of a driveway to a dwelling. C. Substandard Facilities. To permit departures from Section 19.45.220, Applicability.; Subsection F. Substandard Facilities - Public Nuisance.; and Subsection G. Substandard Facilities - Substantial Reconstruction. (Ord. G45 -92, 1992) 19.50.040 SIGNS WITHIN THE PUBLIC RIGHT OF WAY. Signs within a public right of way are regulated by Title 13, Streets and Sidewalks. (Ord. G45 -92, 1992) 19.50.060 SIGNS REGULATED WITHOUT A PERMIT. The following "signs" [SRI shall be allowed without a permit or a fee, and without their size or number affecting the size and number of signs otherwise allowed in conformance 64 with the provisions of this chapter, provided that such signs conform to all of the applicable provisions of this chapter, title, and code: "contractor signs" [SR], "construction project signs" [SR], "garage sale signs" [SR], "historic marker" [SR], "holiday decorations" [SR], "interior signs" [SR], "no trespassing signs" [SR], "political campaign signs" [SR], "public signs" [SR], "real estate signs" [SR], "promotional window signs" [SR], "public utility signs" [SR], and "window displays" [SR]. (Ord. G45 -92, 1992) 19.50.070 ALLOWABLE SIGNS BY ZONING DISTRICT. The allowable types of signs and sign characteristics for each zoning district shall be subject to the provisions of this section. A. Residence and Residence Conservation Districts. The following "freestanding signs" [SR] and "wall signs" [SR] shall be the only signs allowed in the SFR1 Single Family Residence District, the SFR2 Single Family Residence District, the TFR Two Family Residence District, the MFR Multiple Family Residence District, the RC1 Residence Conservation District, the RC2 Residence Conservation District, and the RC3 Residence Conservation District, with the noted exceptions: 1. Freestanding Signs. The allowable freestanding signs shall be as follows: a. "Flags" [SR]. b. "Information signs" [SR] shall be allowed only in the MFR Multiple Family Residence District. "Development signs" [SR]. Wall Signs. The allowable wall signs shall be as follows: a. "Building markers" [SR]. b. "Canopy signs" [SR] shall be allowed only in the MFR Multiple - Family Residence District. C. Development signs. d. "Identification signs" [SR]. e. "Flags" [SR]. 65 B. Community Facility, Business, and Industrial Districts. The following "freestanding signs" [SR], "wall signs" [SR], and sign characteristics shall be the only signs and sign characteristics allowed in the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, with the noted exceptions: 1. Freestanding Signs. The allowable freestanding signs shall be as follows: a. Flags. b. Information signs. C. Development signs shall be allowed only in the ORI Office Research Industrial District and the GI General Industrial District. d. "Menu board signs" [SR] shall be allowed only in the NB Neighborhood Business District, the AB Area Business District, CC2 Center City District, and CI Commercial Industrial District. e. "Temporary signs" [SR]. (1) "Banners" [SR]. (2) "Portable signs" [SR] shall be allowed only in the CF Community Facility District, the AB Area Business District, and the CI Commercial Industrial District. f. Other freestanding signs. 2. Wall Signs. The allowable wall signs shall be as follows: a. "Building markers" [SR]. b. "Canopy signs" [SR]. C. "Development signs" [SR]. d. "Flags" [SR]. e. "Identification signs" [SR]. .. f. "Information signs" [SRI. g. "Integral roof signs" [SRI shall be allowed only in the NB Neighborhood Business District, the AB Area Business District, the CC2 Center City District, and the CI Commercial Industrial District. h. "Marquee signs" [SRI shall be allowed only in the CF Community Facility District, CC1 Center City District, and the CI Commercial Industrial District. i. "Menu board signs" [SRI shall be allowed only in the NB Neighborhood Business District, the AB Area Business District, CC2 Center City District, and CI Commercial Industrial District. j. "Suspended signs" [SRI shall be allowed only in the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, and the CI Commercial Industrial District. k. "Temporary signs" [SRI. (1) "Banners" [SRI. 67 (2) "Portable signs" [SRI shall be allowed only in the CF Community Facility District, the AB Area Business District, and the CI Commercial Industrial District. 1. Other "building signs" [SRI. M. "Promotional window signs" [SRI shall be allowed only in the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, and the CI Commercial Industrial District. n. "Window signs" [SRI. 3. Sign Characteristics. The allowable sign characteristics shall be as follows: a. "Changeable copy" [SRI shall be allowed only in the CF Community Facility 67 District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, and the CI Commercial Industrial District. b. "Electronically driven message" [SRI shall be allowed only in the AB Area Business District, the CC1 Center City District, and the CC2 Center City District. C. "External illumination" [SRI. d. "Internal illumination" [SRI. e. Neon. (Ord. G45 -92, 1992) 19.50.080 SIZE, NUMBER AND LOCATION OF SIGNS - GENERALLY. A. Freestanding Sign Display. No "freestanding sign" [SRI shall be displayed on a "zoning lot" [SRI unless there is a principal building" [SRI on the premises, and unless off street parking is provided on the premises or unless all "buildings" [SRI on the zoning lot are "setback" [SRI at least 15 feet from the adjoining public right of way. B. Distance Between Freestanding Signs. A 100 linear foot separation shall be maintained between all freestanding signs, located on all zoning lots along the same public right of way, excepting "information signs" [SRI and "menu board signs" [SRI, wherever physically possible, measured parallel to the direction of travel on the adjoining street, as approved by the Development Administrator. C. Freestanding Sign Setback. No portion of a freestanding sign shall project over or into a required sign setback from a "street lot line ". In no case shall the height of a freestanding sign exceed the setback of such sign from a residence district or residence conservation district. D. Building Signs and Architectural Features. No "building sign" [SRI shall cover or interrupt major architectural features, such as doors, exits, and windows. E. Building Sign Projections. No building sign shall project more than 9 inches from the surface to which it is attached. F. Vertical Clearance. All signs, including but not limited to "banner signs" [SR], "canopy signs" [SR], "marquee signs" [SR], and "suspended signs" [SR] shall have a minimum vertical clearance of 9 linear feet over a sidewalk or a private driveway, and shall have a minimum vertical clearance of 17 linear feet over a private street. G. Reallocation of Allowable Signage Prohibited. The allowable number of signs and surface area of signs allocated to an individual building face, front of the tenant space, or street frontage shall not be reallocated to another building face, front of the tenant space, or street frontage. (Ord. G45 -92, 1992) 19.50.090 SIZE, NUMBER, LOCATION, AND TYPE OF SIGNS. The size, number, location, and type of signs for each zoning district shall be subject to the provisions of this section. A. Freestanding Signs. 1. Maximum Number. In the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, the maximum number of "freestanding signs" [SR] shall be either one sign for each "zoning lot" [SR], or one sign for each 150 linear feet of street frontage on the same public right of way for each zoning lot. 2. Maximum Surface Area. In the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, the maximum surface area of a freestanding sign shall be 80 square feet. Where there is 300 linear feet or more of street frontage on the same public right of way, the maximum surface area of a freestanding sign shall be 80 square feet, plus an additional 80 square feet for each allowable freestanding sign, which is not erected, but no W individual freestanding sign shall exceed 240 square feet. In the CF Community Facility District, the maximum surface area of a freestanding sign shall be 60 square feet. In the RB Residence Business District, the maximum surface area of a freestanding sign shall be 40 square feet. Maximum Height. In the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District,and the CI Commercial Industrial District, the maximum height of a freestanding sign shall be 15 linear feet for a maximum of two of the allowable signs on a zoning lot with the remainder of the allowable freestanding signs to a maximum height of 10 linear feet. In the CF Community Facility District, the RB Residence Business District, the ORI Office Research Industrial District, and the GI General Industrial District, the maximum height of a freestanding sign shall be 10 linear feet. 4. Type. In the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, all freestanding signs shall be "monument signs" [SR]. 5. Location. in the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, no freestanding sign shall be located within a street yard adjoining a "local street" [SR], or a "collector street" [SR], where the property located directly opposite the public right of way is located within a residence district. 6. Minimum Setback. In the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB 70 Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, the minimum setback for a freestanding sign from a public right of way shall be one linear foot for each ten square feet of sign surface area, which exceeds 80 square feet. B. Wall Signs. 1. Maximum Number. In the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, the maximum number of wall signs shall be two on each store front (tenant space) located on the ground floor of a building. For a building face that does not have two or more store fronts (tenant spaces) on the ground floor, there shall be a maximum of two wall signs . In the CF Community Facility District and the RB Residence Business District, the maximum number of wall signs shall be one on each store front [tenant space] located on the ground floor of a building, or one on each building face, which does not have two or more store fronts located on the ground floor, for each street frontage on a different public right of way. 2. Maximum Surface Area. In the CF Community Facility District, the RB Residence Business District, the NB Neighborhood Business District, the AB Area Business District, the CC1 Center City District, the CC2 Center City District, the ORI Office Research Industrial District, the GI General Industrial District, and the CI Commercial Industrial District, the maximum surface area for all wall signs on each building face or store front [tenant space] for each different street frontage shall not exceed three times the linear footage of the building face or store front [tenant space] on which the wall sign is maintained, nor the following maximums for surface area, whichever is less: a. Eighty square feet where the building setback from the closest perpendicular or 71 approximately perpendicular street is less than 100 feet; b. One hundred twenty square feet where the building setback from the closest perpendicular or approximately perpendicular street is 100 feet or more, but less than 200 feet; C. Two hundred forty square feet where the building setback from the closest perpendicular or approximately perpendicular street is 200 feet, but less than 400 feet; d. Four hundred eighty square feet where the building setback from the closest perpendicular or approximately perpendicular street is 400 feet or more. (Ord. G45 -92, 1992) 19.50.100 SIGN AREA AND SIGN HEIGHT COMPUTATIONS. A. Surface Area of Individual Signs. The surface area of an individual "sign" [SR] shall be the total exposed surface devoted to the street graphic's message including all ornamentation, embellishment, symbols, logos, letters, characters, other figures, or frames, whether structural or decorative. For freestanding signs, surface area shall include that portion of the supporting structure, from the ground to the bottom of the sign. The surface area of an individual sign shall be calculated by the customary, applicable mathematical formula for square, rectangular, triangular, circular, or eliptical shaped sign faces, including copy, background, and any frame or boxed display. In the case of irregularly shaped signs, or signs composed of separate letters or characters connected in meaning, the surface area shall be determined by computing the area lying within straight lines connecting the extreme projections, corners, or edges of the letters, characters, symbols, ornamentation, embellishment, and other figures composing the sign taken as a whole. B. Surface Area of Multifaced Signs. The surface area for a sign with more than one face shall be computed by adding together the area of all sign faces visible from any one point. Where two identical sign faces are placed back to back and parallel, so that both faces cannot be viewed from any point at the same time, and where such sign faces are part of 72 the same sign structure and are not more than 42 inches apart as measured from the farthest projections, the sign area shall be computed by the measurement of one of the faces. Where a sign has two or more display faces of unequal dimensions, the area of the largest face shall determine the sign surface area. C. Height of Signs. The height of a sign shall be computed as the distance from the normal grade at the base of the sign to the top of the highest attached component of the sign. Normal grade shall be construed to be the existing grade prior to construction or the newly established grade after construction, exclusive of any filling, berming, mounding, or excavating solely for the purpose of locating the sign, whichever is lower. In cases in which the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public street or the grade of the land at the principal entrance to the "principal building" [SR] on the "zoning lot" [SR], whichever is lower. (Ord. G45 -92, 1992) 19.50.160 AUTHORIZED VARIATIONS. Variations from the regulations of this chapter may be granted only in conformance to the provisions of Chapter 19.70, Variations, only in conformance to the following additional standards, and only in the following instances and no others: A. Additional Standards. In addition to the standards provided in Chapter 19.70, Variations, Section 19.70.030 Standards, the granting of a sign variation shall be contingent on the extent to which affirmative findings are made with respect to one or more of the following standards: 1. Physical Surroundings. That the variation should be based on the existence of unique physical surroundings, shape or topographical conditions of the "zoning lot" [SR] involved, which bring a particular hardship on the owner; 2. Reasonable Alternative. That the variation should be based on there being no other reasonable alternative, which would conform to the provisions of this chapter; or 73 3. Historic District. That the variation should be based on compatibility with the significant architectural features of a designated landmark or property located within a designated historic district pursuant to the provisions of Title 20, Designation and Preservation of Historically and Architecturally Significant Property. B. Authorized Sign Variations. 1. Surface Area. To permit an increase in the maximum sign surface area in an amount not to exceed 20 percent of the allowable maximum. 2. Height. To permit an increase in the maximum height of a freestanding sign in an amount not to exceed 20 percent of the allowable maximum. 3. Other Sign Characteristics. To permit a departure from the requirements regulating other sign characteristics including location on the zoning lot, but excluding the maximum allowable number of signs. (Ord. G45 -92, 1992) 19.55.025 ANNEXATION OF TERRITORY. All property to be added to the incorporated area of the city shall be subject to the provisions of the chapter and a public hearing, except as follows: A. Single Family Zoning Classifications. Any additions to the incorporated area of the city through annexation or otherwise may be classified as either SFR1 Single Family Residence District or SFR2 Single Family Residence District, as determined by the City Council in the ordinances annexing or zoning the property, without a public hearing. B. County Zoning Classifications. Any additions to the incorporated area of the city through annexation or otherwise, where the property zoned under the county zoning ordinance for two family, multiple family, community facility, business, or industrial may be annexed to the city under the most similar city zoning classification, as determined by the City Council in the ordinances annexing or zoning the property, without a public hearing. (No Prior Code) 74 19.60.010 PURPOSE AND INTENT. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: A. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public, that would not be possible under the strict application of the other chapters of this title. B. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. C. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. For planned developments as a conditional use, the planned development should demonstrate the following characteristics: A. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public, that would not be possible under the strict application of the other chapters of this title. B. The public benefit realized by the establishment of the planned development is greator than if the property were to remain subject to the standard requirements of the zoning district in which it is located. C. Extraordinary conditions or limitations governing site designn, fuction, operation, and traffic impact are imposed on the planned development. (Ord. G45 -92, 1992) 19.60.030 AUTHORITY. The City Council shall have the authority to approve a "planned development" [SR] as follows: A. Map Amendment. The City Council shall have the authority to pass an ordinance amending the districts of the official zoning map established by this title by mapping land within a planned zoning district, subject to the provisions of this chapter. 75 B. Conditional Use. The City Council shall have the authority to pass an ordinance granting a conditional use for a planned development, subject to the provisions of this chapter. The authority to grant a conditional use for a planned development shall be sparingly exercized. (Ord. G- 45 -92, 1992 19.60.040 STANDARDS. An amendment to the districts of the official zoning map or the granting of a conditional use for a planned development shall be contingent on the extent to which affirmative findings are made with respect to each of the following standards: A. Site Characteristics. The suitability of the subject property for the planned development with respect to its size, shape, and any existing improvements. B. Sewer and Water. The suitability of the subject property for the planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities. C. Traffic and Parking. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential Land Uses. Nonresidential land uses should be located central and accessible to the population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the arterial street system. 2. Vehicular Access. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. D. Zoning History. The suitability of the subject property for the planned development with respect to 76 the length of time the property has remained undeveloped or unused in its current zoning district. E. Surrounding Land Use and Zoning. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. F. Trend of Development. The suitability of the subject property for the planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. G. Planned Development Districts. Where applicable, the suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. H. Conditional Use for a Planned Development. Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provisions for the purpose and intent of planned developments and with respect to the provisions of Chapter 19.65, Conditional Uses, Section 19.65.010, Purpose and Intent. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. I. Comprehensive Plan. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. J. Natural Preservation. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. (Ord. G45 -92, 1992 77 19.60.060 DEPARTURES AND EXCEPTIONS - GENERALLY. The general departures and exceptions for planned developments shall be governed as follows: A. Departures. A planned development shall comply with the standards, regulations, requirements, and procedures of this chapter. Departures from the normal standards, regulations, requirements, and procedures of the other chapters of this title may be granted by the City Council, as a part of the review and approval process. B. Exceptions. Any planned development within a PRC Planned Residence Conservation District, within a PCC Planned Center City District, granted as a conditional use, or any planned development featuring the adaptive reuse of an existing building may be granted a departure from the normal requirements and regulations of this chapter by the City Council, as a part of the review and approval process. (Ord. G45 -92, 1992 19.60.145 TRANSITION SETBACK AND LANDSCAPE YARD REQUIREMENT. Planned developments shall be subject to all of the provisions for transition setbacks and landscape yards for the most similar standard zoning district. (No prior Code). 19.60.160 DEVELOPMENT PLAN REQUIREMENTS. The development plan shall include the following documents and individual plan sheets bound into a single set of sheets: A. Application Forms. Applications shall be made on forms provided by the Planning Department. B. Statement of Purpose, Departures, and Conformance. A specific written statement addressing intended land use, lot sizes, building setbacks, vehicle use area setbacks, type of principal and accessory buildings, obstructions in yards, floor area, building coverage, vehicle use area, off street parking, off street loading, signs, water service, sanitary sewer service, stormwater control provisions, and street improvements; summarizing intended departures from the most similar zoning district or from the intended zoning district in the case of a conditional use, and from the subdivision regulations; and addressing conformance to the standards for planned developments. W C. Consent and Disclosure. 1. The written consent of the owner of the property or the property owner's authorized representative. 2. For applications filed by a corporation or a partnership, the names, addresses, and telephone numbers of all officers. 3. For applications where the subject property is held in a trust, the names, addresses, telephone numbers, and the beneficial interest of each beneficiary. 4. If the applicant is not the owner of record, a copy of the contract option, or an explanation of the proprietary interest. D. Common Open Space Documents. Common open space documents indicating that common open space shall be provided for in one of the following ways as approved by the Development Administrator: 1. Conveyed to a municipal or public corporation, or conveyed to a not for profit corporation or entity established for the purpose of benefiting the owners or residents of the planned development or adjoining property owners, or any one or more of them. All lands conveyed under this subsection shall be subject to the right of the grantee or grantees to enforce maintenance and improvement of the common open space; or 2. Guaranteed by a restrictive covenant describing the open space and its maintenance and improvement, running with the land for the benefit of residents of the planned development or adjoining property owners, or both. E. Impact Assessments. Written impact assessments may be required in order to adequately evaluate the effect of the proposed planned development on the environment, community facilities, traffic and surrounding land use. Methodologies for such assessments shall be as determined by the Development Administrator. F. Identification and Description Sheet. A separate plan sheet drawn to scale showing the following information: 79 G. 1. The proposed name of the development not duplicating the name of any development located within the city, and if the development involves the subdivision of land, the name shall not duplicate the name of any plat of subdivision recorded within Kane County, Cook County, or Dupage County depending on which county the development is located. 2. The names and addresses of the owner, subdivider and developer having control of the property; the name and seal of the registered engineer or surveyor who prepared the topographic survey; the name of the designer of the development; and the date of preparation of the original and any revisions to the plan sheet. 3. A location map drawn at a scale of not less than one inch equals one thousand feet showing the boundary of the subject property; the alignment of existing streets; the boundaries, use, and ownership of adjacent property; and a northpoint, designated as true north. 4. A separate plat of survey prepared by a land surveyor registered in the state including the property's location by range, township, and section; or a by other legal description; and the property's total acreage. Existing Conditions Sheet. A separate plan sheet drawn to scale showing the following information: 1. Boundary lines of the proposed development; county, township, section, and corporate boundaries; and zoning district boundaries within the property and to a distance of one hundred feet beyond the property. 2. Topography of the subject property based on the city datum including existing contours at vertical intervals of not more than two feet; the locations of or a reference to existing monuments or survey markers with their grade elevations used in preparation of the survey; significant natural features including but not limited to flood plains, wetlands, watercourses, rock outcrops, and trees of six inch diameter or more; within the property and to a distance of 100 feet beyond the property; 3. Location, widths, improvements of all M names, and type of existing rights of way, easements, public property, and permanent buildings or structures within the subject property and to a distance of 100 feet beyond the property. 4. Location and size of existing sewers, water mains, culverts, catch basins, manholes, hydrants, and other underground facilities indicating grades and invert elevations within the subject property and to a distance 100 feet beyond the property. 5. A graphic engineering scale not less than one inch equals 50 feet, a northpoint designated as north, and the date of preparation of the original and any revisions to the plan sheet. H. Design Sheet. A separate plan sheet drawn to scale showing the following information: 1. Topographic data including proposed contours, the proposed layout and width of street and pedestrian rights of way including pavement widths, street centerline radii, and street names. Proposed street names shall not duplicate the name of any street used in the city or its environs unless the proposed street is the extension of a previously named street in which event that name shall be used. 2. Areas other than street rights of way to be deeded, dedicated or reserved for public use or stormwater control facilities, and the acreage of each. 3. Proposed building setbacks from street lot lines and interior lot lines, indicating the dimensions of each; exterior and interior primary and secondary yards, indicating the dimensions of each; for developments involving a subdivision of land, the proposed layout of lots and the maximum building site of each indicating dimensions; for a development or any portion thereof not involving a subdivision of land, the exact location of all proposed buildings or the maximum building site indicating dimensions; a numbering system for lots or building sites, as applicable; and the proposed land use for each lot or building site. 4. Proposed layout of street and site lighting, water main, sanitary sewer, and stormwater control system, all in sufficient detail to permit a determination of their adequacy. WI 5. A graphic engineering scale not less than one inch equals 50 feet, a northpoint designated as north, and the date of preparation of the original and any revisions to the plan sheet. I. Architectural Sheet. Architectural plans including sketches, renderings, or building elevations; and floor plans, indicating location of windows, use of rooms and dimensions. J. Landscaping Sheet. A landscaping plan specifying the size, type, amount, and location of materials to be planted in landscape areas, public use areas, and around typical foundations. (Ord. G45 -92, 1992) 19.60.190 FINDINGS AND CONDITIONS. A. Findings of Fact. The Planning and Development Commission shall recommend the approval or denial of a proposed planned development to the City Council. The Planning and Development Commission's recommendation shall be contained within a written findings of fact which shall set forth with particularity in what respects the proposal conforms to the following criteria: 1. The extent to which the proposal conforms to the purpose and intent of planned developments. 2. The extent to which the proposal conforms to the standards for planned developments. 3. The extent to which the proposal departs from the zoning and subdivision regulations otherwise applicable to the subject property, and the reasons such departures are deemed to be in the public interest. B. Conditions of Approval. The Planning and Development Commission may recommend and the City Council may require such conditions and restrictions on the impact, location, design, construction, and operation of the planned development as may be deemed necessary to promote the purpose and intent of this title and chapter. The approval of any planned development shall include the following minimum conditions: 1. Substantial conformance to the development plan specifying the name of the designer of the development and the date of preparation of the original, and any revisions. FZ 2. Submission of a reproducable mylar of the approved design sheet of the development plan prior to the commencement of any construction. 3. Submission of engineering plans and specifications, and an estimate of cost for the required site improvements prior to the commencement of any construction and subject to the approval of the City Engineer. 4. Posting of a completion bond, an irrevocable letter of credit in favor of the city, or cash in an amount equal to 110 percent of the estimate of costs necessary to complete all required public improvements to be installed by the developer prior to the start of any construction, subject to the approval of the Corporation Counsel and the Finance Director. (Ord. G45 -92, 1992) 19.60.200 CHANGES TO PLANNED DEVELOPMENTS. The Development Administrator may allow minor changes to an approved planned development without requiring the applicant to repeat the procedures in this chapter, or the procedures for preliminary plat or final plat approval in Title 18 Subdivisions, provided that such changes are in substantial conformance to the approved development plan. Such minor changes shall be specifically limited to the following: adjustment to the location of private streets, parking lots, or buildings by 20 feet or less; decrease in density or floor area; increase in open space, landscaped area, or screening; substitution of comparable plant material in the landscape plan; and substitution of aesthetically comparable exterior building materials. (Ord. G45 -92, 1992) 19.65.040 REQUIRED An application for a conditional use shall include the following documents: A. Application Form. Applications shall be made on forms provided by the Planning Department. B. Statement of Purpose and Conformance. A specific written statement addressing the nature of and the reasons for the proposed conditional use and demonstrating conformance to the standards for conditional uses. C. Plat of Survey. A plat of survey prepared by a land surveyor registered in the state including the subject property's location by range, township, and W section or by other legal description; and the property's total acreage. D. Site Plan. A site plan drawn to scale showing the following information: 1. Boundary lines of the proposed conditional use; the location, size, widths, names, or types of improvements of all existing rights of way, easements, or public property within the subject property and to a distance of 50 feet beyond the property. 2. Proposed building setbacks from lot lines indicating the dimensions of each, the exact location of all proposed buildings and structures indicating dimensions, and the exact location of proposed off street parking and loading facilities including approaches, driveways, aisles, stalls, site lighting, berths, and setbacks indicating dimensions. 3. Proposed landscaping in sufficient detail to demonstrate conformance with the provisions of Section 19.12.700, Landscaping. 4. A graphic engineering scale not less than one inch equals 50 feet, a northpoint designated as north, and the date of preparation of the original and any revisions to the site plan. E. Consent and Disclosure. 1. The written consent of the owner or his authorized representative. 2. For applications filed by a corporation or a partnership, the names, addresses, and telephone numbers of all officers. 3. For applications where the subject property is held in a trust, the names, addresses, telephone numbers, and the beneficial interest of each beneficiary. 4. If the applicant is not the owner of record, a copy of the contract option, or an explanation of the proprietary interest. F. Impact Assessments. Written impact assessments as may be required by the Development Administrator in order to adequately evaluate the effect of the proposed conditional use on the environment, community facilities, traffic, and surrounding land M-1 use. Methodologies for such assessments shall be as determined by the Development Administrator. (Ord. G45 -92, 1992) 19.70.030 STANDARDS. The granting of a variation shall be contingent on the extent to which affirmative findings are made with respect to each of the following standards: A. General Standards. The Zoning and Subdivision Hearing Board shall not vary the provisions of this title as authorized in this chapter unless the board has made favorable findings based on evidence presented at a public hearing for each of the following general standards: 1. Extraordinary Conditions. That the variation should be based on the existence of extraordinary or exceptional conditions, difficulties, or hardships which render the strict application of the requirements of this title unreasonable. The extraordinary conditions should distinguish the property from other properties that will remain subject to the standard requirements of the same zoning district. More specifically, variations shall not be granted in lieu of an acceptable text amendment, which would benefit other property that otherwise would remain subject to the standard requirements of the same zoning district. 2. Character of the Surrounding Area. That the variation, if granted, should maintain the essential character of the surrounding area. B. Additional Standards. For the purpose of supplementing the general standards, the Zoning and Subdivision Hearing Board shall also determine the extent to which favorable findings have been established by the evidence presented at a public hearing for each of the following additional standards: 1. Mere Inconvenience. That the subject property features particular physical surroundings, size, shape, or topographical conditions which bring a particular hardship on the owner, as distinguished from a mere inconvenience, if the strict letter of the regulations are applied. ER 2. Reasonable Return. That the variation will provide the subject property with a reasonable return, which would not be possible if the property were permitted to be used only in compliance with the regulations of the zoning district in which it is located. 3. Greater Economic Return. That the variation is based on conditions, difficulties, or hardships that do not involve only a desire to make a greater economic return from the subject property. 4. Creation of Extraordinary Conditions. That the variation is based on a condition, difficulty, or hardship created by a person previously having an economic interest in the property or by circumstances which occurred prior to the current ownership of the property. 5. Impact on the Surrounding Area. That the variation should have no effect on or should promote the adequate supply of light and air to adjacent property, should have no effect on or should decrease the danger of fire, should protect the public safety, and should have no effect on or should enhance other property or improvements in the surrounding area. 6. Minimum Adjustment. That the variation shall be the minimum adjustment necessary for the reasonable use of the land. 7. Historic Preservation. where applicable, that the variation shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to a historic preservation plan and subject to the provisions of Title 20, Designation and Preservation of Historically and Architecturally Significant Property. (Ord. G45 -92, 1992) 19.70.080 FINDINGS AND CONDITIONS. A. Findings and Decision. The Zoning and Subdivision Hearing Board's decision shall be contained within a written findings and decision, which shall set forth with particularity the extent to which the application conforms to the standards for variations. M B. Conditions of Approval. The Zoning and Subdivision Hearing Board may require such conditions and restrictions on the property benefited by a variation as may be deemed necessary to meet the standards for variations, and to promote the purpose and intent of this title and chapter. The approval of all variations shall be subject to the condition that the variation is specifically mitigated by an equivalent, but more restrictive application of one or more of the site design regulations of the zoning district in which the property benefited by the variation is located. (Ord. G- 45 -92, 1992) 19.75.060 PROCEDURES. A. Development Administrator. The appellant shall submit one copy of the required documents to the Development Administrator within 45 days from the date of the requirement, determination, or interpretation by the City Engineer or the requirement by the Code Enforcement Officer being appealed. The receipt of a complete application for an appeal shall stay all proceedings in furtherance of the action appealed unless the Development Administrator determines that the stay poses an imminent peril to life or property. The Development Administrator may affirm, reverse, or modify a requirement or a determination by the City Engineer or by the Code Enforcement Officer. The Development Administrator shall forward his written findings and decision to the appellant within ten working days of the receipt of a complete application. B. Zoning and Subdivision Hearing Board. The appellant shall submit one copy of the required documents with the required fees to the Development Administrator within 45 days from the date of the interpretation or determination by the Development Administrator being appealed. The receipt of a complete application for an appeal shall stay all proceedings in furtherance of the action appealed unless the Development Administrator determines that the stay poses an imminent peril to life or property. The Development Administrator shall forward the application, and the written findings and decision of the Development Administrator to the Zoning and Subdivision Hearing Board. The Zoning and Subdivision Hearing Board shall hold a public meeting pertaining to the application. At the public meeting, the Zoning and Subdivision Hearing Board shall decide the appeal based on the written evidence submitted by the Development Administrator M C. and the appellant. Additional evidence or testimony shall be given only at the request of the Zoning and Subdivision Hearing Board. The Zoning and Subdivision Hearing Board may affirm, reverse, or modify the decision of the Development Administrator. City Coun of the re the Devel the date the Zoni appealed. an appeal of the Administr imminent cil. The appellant shall submit one copy quired documents with the required fees to opment Administrator within 45 days from of the interpretation or determination by ng and Subdivision Hearing Board being application for in furtherance action appealed ator det peril to Administrator shall written findings Administrator and Hearing Board to the City Counc shall hold a public meeting application. At the public Council shall decide the appeal evidence submitted by the Devel and the appellant. Additional e shall be given only at the r Council. The City Council may modify the decision of the Zoning and Subdivision Hearing Board. The decision of the City Council shall be final. (Ord. G45 -92, 1992) a complete proceedings unless the Development poses an velopment and the velopment )division il. The City Council pertaining to the meeting, the City based on the written opment Administrator vidence or testimony equest of the City affirm, reverse, or ermines that the stay life or property. The De forward the application, and decision of the De of the Zoning and Su 19.85.020 REQUIRED FEES. Applications for annexation, amendments, conditional uses, and variations shall be accompanied by the following fees: A. Annexation without an Annexation Agreement. 1. $100 for property less than ten acres. 2. $250 for property ten acres, but less than 100 acres. $500 for property 100 acres or more. Annexation with an Annexation Agreement. 1. $750 for property less than ten acres. 2. $1,000 for property ten acres, but less than 100 acres. AM 3. $1,500 for property 100 acres or more. C. Text Amendments. $250. D. Map Amendments and Conditional Uses. 1. $250 for property less than ten acres in area. 2. $750 for property ten acres, but less than 100 acres in area. 3. $1,000 for property 100 acres or more. E. Variations. 1. $50 for property less than 10,000 square feet. 2. $200 for property 10,000 square feet or more. F. Appeals. $100 for an appeal to the Zoning and Subdivision Hearing Board. $100 for an appeal to the City Council. G. Zoning Status Report. 1. $100 for land use. 2. $100 for site design. G. Hearing Recordation. In addition to the fees for each particular type of application, the applicant shall pay the cost of providing for an accurate verbatim account of the public hearing or meeting pertaining to the application. A cash deposit of $200 for amendments or conditional uses, and $100 for variations or appeals shall be made at the time of application to cover the direct costs of recording and transcribing the public hearing or meeting. If these costs are more than the deposit, the additional amount shall be paid in full prior to consideration of the application by the City Council, or in the case of variations and appeals, prior to the issuance of a building permit. No fee shall be required for amendments initiated by the city. (Ord. G45 -92, 1992) 19.90.070 ANTENNA, AMATEUR RADIO. "Amateur Radio Antenna" shall mean an "accessory" [SR] "antenna" [SR] or "antenna structure" [SR] utilized by amateur radio operators licensed by the Federal Communications Commission or utilized by citizen band radio operators. No amateur radio antenna or antenna structure, whether mounted on m a rooftop or on the ground, shall exceed the height of 75 linear feet above the ground. There shall be a maximum of one amateur radio antenna located on a "zoning lot" [SR]. (Ord. G45 -92, 1992) 19.90.080 ANTENNAS, OTHER RADIO AND TELEVISION. "Other Radio and Television Antennas" shall mean any "accessory" [SR] "antenna structure" [SR] utilized for broadcast radio and television reception, which does not conform to the provisions of Section 19.90.090, Antenna, Radio and Television. Other radio and television antennas shall be considered a "conditional use" [SR] and shall be subject to the provisions of Chapter 19.65, Conditional Uses. As a conditional use, priority shall be given to screening "other radio and television antennas" from the view of adjoining property and public rights of way. (Ord. G45 -92, 1992) 19.90.085 ANTENNAS, OTHER SATELLITE DISH. "Other Satellite Dish Antennas" shall mean any "accessory" [SR] disc type of "antenna structure" [SR] utilized for broadcast radio and television reception, which does not conform to the provisions of Section 19.90.095 Antenna, Satellite Dish. Other satellite dish antennas shall be considered a "conditional use" [SR] and shall be subject to the provisions of Chapter 19.65, Conditional Uses. As a conditional use, priority shall be given to screening "other satellite dish antennas" from the view of adjoining property and public rights of way. (Ord. G45 -92, 1992) 19.90.090 ANTENNA, RADIO AND TELEVISION. "Radio and Television Antenna" shall mean an "accessory" [SR] "antenna structure" [SR] utilized for broadcast radio and television reception. Radio and television antennas shall be subject to the following supplementary regulations: A. Size. The maximum dimension of a radio and television antenna structures, whether height, length, width or diameter, shall not exceed 12 linear feet. B. Number. The maximum number of radio and television antenna structures for each "zoning lot" [SR] shall be as follows: 1. One antenna structure for each "single family detached dwelling" [SR] or for each "single family attached dwelling" [SR]. 2. Two antenna structures for each "two family dwelling" [SR]. at] 3. One antenna structure for each "multiple family dwelling" [SR], except for single family attached dwellings which are regulated otherwise. 4. One antenna structure for each tenant in a single story "principal building" [SR] utilized by nonresidential land uses. 5. One antenna structure for each multiple story principal building utilized by nonresidential land uses. C. Location. Radio shall be mounted located on the antenna structure of "structure" [S] (Ord. G45 -92, 1992) and television antenna structures on a "building" [SR] and shall be roof. No radio and television shall be mounted to any other type 2], except a building. 19.90.182 COMMERCIAL OPERATIONS YARD. "Commercial Operations Yard" shall mean a "yard" [SR] or a "building" [SR], which is open to the adjoining open space on one or more sides, utilized for the storage of "motor vehicles" [SR], equipment, or materials necessary for and "accessory" [SR] to the "principal use" [SR] served; utilized as a "motor vehicle impoundment yard" [SR]; utilized as a "motor vehicle recycling yard" [SR]; or utilized as a "recycling yard" [SR]. No commercial operations yard shall be utilized as a "junkyard" [SR] or as a "motor vehicle wrecking yard" [SR]. Commercial operations yards shall be subject to the following supplementary regulations: A. Setbacks. No commercial operations yard shall be located within a required "building" [SR] "setback" [SR] from a "street lot line" [SR] or a "transition lot line" [SR]. Commercial operations yards shall be setback a minimum of ten linear feet from any "interior lot line" [SR]. B. Surfacing. Commercial operations yards shall be improved with a minimum eight inch compacted gravel base with a type A3 sealcoat overlay or an equivalent as approved by the City Engineer. Where heavy equipment is driven within a commercial operations yard, the surface may be improved with a minimum 24 inch compacted gravel surface as approved by the " Development Administrator" [SR] or an equivalent as approved by the "City Engineer" [SR]. C. Dust Control. Where a gravel surface is approved by the Development Administrator and the City Engineer, dust control for the commercial operations yard 91 shall be provided including an application of calcium chloride or an equivalent approved by the Illinois Department of Transportation and the City Engineer. Reapplications of the dust control measures shall be made at the direction of the "Code Enforcement Officer" [SR]. D. Stormwater Control. Stormwater control for a commercial operations yard shall be subject to the provisions of Title 18, Subdivisions, Chapter 18.36, Stormwater Control. 1. Seal Coat or Other Impervious Surfaces. Surface water shall be discharged into an adequate storm sewer system, or alternate drainage system if storm sewer is not available. Drainage shall not be permitted to flow directly across sidewalks. The intent of this section is to provide for the collection of stormwater within the commercial operations yard versus the over land flow of water onto public rights of way or onto adjoining property. The City Engineer may require that the facilities be designed with on site storm water detention capabilities where the existing storm sewer system has insufficient capacity. 2. Gravel Surface. Where a gravel surface is approved by the Development Administrator and the City Engineer, no stormwater shall be allowed to flow overland onto adjoining public rights of way or onto adjoining property. Stormwater shall be directed to and collected in an on site retention/ settling facility, as approved by the City Engineer. E. Screening. A commercial operations yard shall be screened on all sides not adjoining an "enclosed building" [SR] by a "solid fence" [SR] constructed and maintained at a minimum "structure height" [SR] of six feet. No materials or equipment shall be stored at a height greater than the height of the screening fence; except that when there is no reasonable alternative, material or equipment may be stored at a height greator than the height of the screening fence, provided that the commercial operations yard is setback a minimum of one additional linear foot from all interior lot lines for each one foot of storage height above the screening fence. No chain link or mesh type of fence with "inserted screening slats" shall be acceptable in complying with the provisions of this section. 92 F. Landscaping. 1. Trees - Type. Required trees shall be of an approved type, shall measure not less than two inches in diameter, nor less than ten feet in height, and shall include a minimum of four species. The following trees shall not be permitted: American elms, Chinese elms, cottonwood, box elders, silver maples, poplars in variety, willows in variety, or other similar fast growing brittle wood species. 2. Trees - Number and Location. Trees shall be planted within the required setbacks from a "lot line" [SR]. The number of required trees shall be calculated by dividing the total linear footage on all sides of the commercial operations yard by 50 feet, but shall not be less than two trees for each side. That part of any side of a commercial operations yard immediately adjoining the building which the yard serves shall not be included in the calculation.. Required trees may be clustered as approved by the Development Administrator. 3. Shrubs - Type. Required shrubs shall be of an approved type and shall be maintained at not less than two feet in height at any location and not more than three feet in height within any required "setback" [SR] from a "street lot line" [SR]. 4. Shrubs - Number and Location. A commercial operations yard shall be landscaped with shrubs along 50 percent of each exterior side of the required screening fence, excepting along that part of any side immediately adjoining the building which the yard serves. Three shrubs shall be required for each ten feet of the perimeter of the yard. Plant material may be clustered as approved by the Development Administrator. Those portions of the landscaped areas containing no trees or shrubs shall be landscaped with grass or other suitable ground cover. The landscaped areas shall be maintained free of litter and weeds, and all dead and unsightly plant material shall be replaced. (Ord. G45 -92, 1992) 19.90.290 DWELLING, UPPER FLOOR APARTMENT. "Upper Floor Apartment Dwelling" shall mean a "building" [SR] containing no "dwelling units" [SR] on the first floor, but one or more dwelling units on the upper floors. 93 (Ord. G45 -92, 1992) 19.90.320 FENCES AND WALLS. "Fences and Walls" shall each have their customary and traditional definitions. All fences shall be erected such that the vertical and horizontal supporting structure of the fence face the interior of the zoning lot on which it is located. Fences and walls shall be subject to the following supplementary regulations: A. Required Street Setbacks and Street Yards. 1. Solid Fences and Walls. Within a "street yard" [SR], no "solid fence" [SR] or wall shall exceed three linear feet in "structure height" [SR], except as may be otherwise authorized or required by this title. 2. Partially Open and Open Fences. Within a "street yard" [SR], no "partially open fence" [SR] or "open fence" [SR] shall exceed four linear feet in structure height, except as may be otherwise authorized or required by this title. 3. Parks, Playgrounds, and Recreational Areas. Within a required building setback from a street lot line, no open fence shall exceed six linear feet in structure height, where located between a private street or a public right of way, and an organized park, playground, or other recreational area. 4. Through Zoning Lots. Within a required building setback from a street lot line, for "through lots" [SR] located within a residence conservation district or a residence district, any type of fence, or wall shall be allowed to a maximum structure height of six linear feet within a required building setback from a street lot line, located between the rear line of the "principal building" [SR] and the "rear lot line" [SR] of the "zoning lot" [SR], provided that such fence or wall is setback a minimum of three linear feet from such lot line and provided that such fence or wall is screened from the adjoining street with a combination plant materials. Such screening shall be constructed and maintained at not less than three linear feet in height nor more than six linear feet in height. The planting area shall be maintained free of litter, weeds, or 94 other debris and all dead plant material shall be replaced. B. Required Side Setbacks and Rear Setbacks. Within a required building setback from a "side lot line" [SRI and within a required building setback from a "rear lot line" [SRI, no fence or wall of any type shall exceed six linear feet in structure height, except as may be otherwise authorized or required by this title. (Ord. G45 -92, 1992) 19.90.335 FLOOR AREA, RESIDENTIAL. "Residential Floor Area" shall mean "floor area" [SRI; excluding the area of all floors of all "accessory buildings ", attached or detached, [SRI, used exclusively for storage or as a "parking garage" [SRI; and excluding the area of all floors of detached accessory buildings intended for human occupancy, such as a gazebo. Where there is a "lookout basement" along the entire length of the rear of the building, one quarter of the floor area of the basement shall be included as residential floor area. Where there is a "walkout basement" along the entire length of the rear of the building, one half of the floor area of the basement shall be included as residential floor area. Where the lookout or walkout does not extend the entire length of the rear of the building, the amount of floor area to be included may be proportioned accordingly. The floor area of an "attic" shall be included as residential floor area if the space meets the requirements of Title 16, Buildings and Construction for human occupancy, regardless of whether or not electrical, plumbing, or heating, ventilation, and air conditioning installations have been made. (Ord. G45 -92, 1992) 19.90.347 HEIGHT, BUILDING. "Building height" shall mean the vertical distance measured from the established average grade at the foundation to the highest point of the underside of the ceiling beams, in the case of a flat roof; to the deck line of a mansard roof; and to the mean level of the underside of rafters between the eaves and the ridge of a gable, hip or gambrel roof. Chimneys, spires, towers, elevator penthouses, tanks and similar projections other than signs shall not be included in calculating the height. Structures which are not buildings shall be subject to the provisions of Section 19.90.350, Structure Height. (Ord. G45 -92, 1992) 95 19.90.350 HEIGHT, STRUCTURE. "Structure height" shall mean the vertical distance measured from the established average grade at the foundation to the highest point of the "structure" [SR]. The height of structures which are buildings shall be subject to the provisions of Section 19.90.347, Building Height. (Ord. G45 -92, 1992) 19.90.425 LOT LINE, REAR. "Rear Lot Line" shall mean that "interior lot line" [SR] which is most distant from or is approximately parallel to the "front lot line" [SR]. If the rear lot line of a "zoning lot" [SR] is less than ten feet in length, or if the lot forms a point at the rear, the rear lot line shall be deemed to be a line ten feet in length within the lot, parallel to, and at the maximum distance from, the front lot line. For the purposes of this section, if the front lot line is on a radius, the front lot line shall be considered to be that straight line which can be drawn between the intersections of the front lot line and the "side lot lines" [SR]. (Ord. G45 -92, 1992) 19.90.455 LOT WIDTH. "Lot Width" shall mean the length of a straight line that is parallel or approximately parallel to the "front lot line" [SR] of a "zoning lot" [SR], and which is located between the points of intersection of the "building line" [SR] and the "side lot lines" [SR], or for a "corner lot" [SR], that "street lot line" [SR] which is the front lot line. (Ord. G45 -92, 1992) 19.90.460 LOT, ZONING. "Zoning Lot" shall mean land which is legally described as a separate tract of land, or legally described as one or more "lots of record" [SR] or a portion thereof; which is located within a single "block" [SR] with "frontage" [SR] on a public right of way; and which is developed under single ownership or "unified control" [SR] as a single unit with respect to the provision of onsite stormwater control systems, onsite municipal sanitary sewer and water systems, private streets, or onsite off street "parking facilities" [SR], excluding "driveways" [SR], and approaches. (Ord. G45 -92, 1992) 19.90.578 PUBLIC PARKS, RECREATION, AND OPEN SPACE "Public Parks, Recreation, and Open Space" shall mean any park, recreational area, or open space owned or operated by a municipal or public corporation, or a not for profit M. corporation or entity established for benefiting the owners of the property or community or neighborhood served. Open woodlands, wetlands, flood plains, stormw retention facilities, or any other natural code). 19.90.675 SIGN. the purpose of residents of the space encompasses ater detention or area. (No prior "Sign" shall mean any object, device, display or structure, or part thereof which is used to advertise, identify, display, direct or attract attention to an object, place, subject, firm, performance, article, machine merchandise, person, institution, organization, business, product, service, event, or location by any means including words, letters, figures, designs, symbols, trademarks, devices, logos, fixtures, colors, motion illumination, or projected images, which are painted, printed, or constructed and displayed in any manner whatsoever, which is intended to be seen by persons within a public right of way. "Sign" includes, but is not limited to, every projecting sign, wall sign, painted sign, roof sign, billboard, posterboard, freestanding sign, ground sign, pole sign, window sign, vehicle sign, awning sign, canopy sign, marquee sign, changeable copy sign, illuminated sign, flashing sign, animated sign, temporary sign, portable sign, banner, flag, streamer, or any other attention getting device, or other display, whether affixed to a building or separate from any building. 1. Animated Sign. "Animated Sign" shall mean any sign or part of a sign, which changes physical position by any movement or rotation, or which gives the visual impression of rotation or movement, either manually or electronically. With the exception of "electronically - driven message signs" [SR], animated signs are expressly prohibited. 2. Attention Getting Device. "Attention Getting Device" shall mean any pennant, flag, valance, banner, propeller, spinner, streamer, searchlights, beacon, balloon or similar device or ornamentation, which is designed for the purpose of attracting attention, promotion, advertising or similar purposes. Attention getting devices are prohibited unless specifically provided for otherwise. 3. Banner. "Banner" shall mean any sign of lightweight fabric or similar material that is temporarily mounted to any "structure" [SR]. A banner shall be considered a "temporary sign" [SR]. M 4. Building Marker. "Building Marker" shall mean any sign identifying the name of a building with the date and incidental information about its construction, which sign is cut into a masonry surface or made of bronze or other permanent material, but which contains no advertising material or message. There shall be a maximum of one building marker for each building on a zoning lot. No building marker shall exceed four square feet. The number and surface area of building markers shall not limit the number or surface area of other allowable signage on a zoning lot. 5. Building Sign. "Building Sign" shall mean a sign that is attached to or supported by the exterior of any part of a "building" [SR]. Building signs shall be the only allowable type of "wall sign" [SR] unless expressly provided otherwise. 6. Canopy Sign. "Canopy Sign" shall mean any sign that is a part of or attached to a "canopy" [SR]. A canopy sign shall be considered a "wall sign" [SR]. A maximum of one canopy sign shall be allowed on each vertical canopy surface to a maximum of three canopy signs. Canopy signs shall be located entirely within the vertical canopy surface. No canopy sign shall exceed 25 percent of the vertical canopy surface on which it is maintained. The surface area of a canopy sign shall be deducted from the total allowable sign surface area for wall signs for each store front [tenant space] or building on each "zoning lot" (SR]. 7. Changeable Copy Sign. Changeable copy sign' shall mean a sign or portion thereof with characters, letters, or illustrations that can be changed or rearranged manually to provide a message or picture which is not permanent in nature. Any sign on which the message changes more than one time each day shall be considered an "animated sign" [SR]. 8. Construction Project Sign. "Construction Project sign" shall mean a sign which identifies the name of the project under construction on the property where the sign is located. There shall be a maximum of one construction project sign on a zoning lot, or for a new residential, commercial, or industrial subdivision, a maximum of one sign for each street frontage on an "arterial M street" [SR]. No construction project sign shall exceed 144 square feet in surface area, nor shall such sign be erected more than 30 days prior to the start of construction. Construction project signs shall be removed within 30 days subsequent to the issuance of the last final occupancy permit. 9. Contractor Sign. "Contractor Sign" shall mean a sign which names the contractors engaged in construction on the property where the sign is located. There shall be a maximum of one contractor sign on a zoning lot. No contractor sign shall exceed 32 square feet in surface area, nor shall such sign be erected prior to the start of construction. Contractor signs shall be removed prior to the issuance of an occupancy permit. 10. Development Sign. "Development Sign" shall mean a permanent sign located at the major entrances of a residential or industrial subdivision or "planned development" [SR], where an "arterial street" [SR] intersects with a collector street" [SR] or a "local street" [SR] within such subdivision or planned development. Such signs shall identify only the name of the subdivision or planned development, and shall contain no advertising material or message. There shall be a maximum of one development sign for each street corner of such major entrance. Development signs may be a "freestanding sign" [SR] or a "wall sign" [SR], neither of which shall exceed 80 square feet in surface area, nor 11 linear feet in "structure height" [SR] . No development sign which is a wall sign shall be a "building sign" [SR]. A development sign which is a wall sign shall be attached to or supported by a decorative landscaping wall or fence. The number and surface area of development signs shall not limit the number or surface area of other allowable si.gnage on a zoning lot. 11. Electronically Driven Message Sign. "Electronically Driven Message Sign" shall mean a sign or portion thereof with characters, letters, or illustrations that are formed, changed, and rearranged electronically to provide a message or picture which is not permanent in nature. Electronically driven signs shall function as "public information signs" [SR]. All other electronically driven signs shall be considered "animated signs" [SR]. RE 12. Flag. "Flag" shall mean any fabric, banner or bunting containing distinctive colors, patterns, symbols or crests of nations, states, or cities; or fraternal, religious, or civic organizations; which do not contain any advertising material or message. There shall be a maximum of ten flags on a zoning lot. No flag shall exceed 60 square feet in surface area, nor 22 linear feet in height. The number and surface area of flags shall not limit the number or surface area of other allowable signage on a zoning lot. 13. Flashing Sign. "Flashing Sign" shall mean any directly or indirectly illuminated sign, either stationary or animated, which exhibits changing natural or artificial light or color effects by any means whatsoever. Flashing signs are expressly prohibited. 14. Freestanding Sign. "Freestanding Sign" shall mean a sign completely or principally supported by posts or other supports independent of any other structure or building, and anchored in or on the ground. 15. Garage Sale Sign. "Garage Sale Sign" shall mean a sign which identifies a residential garage sale" [SR]. Such signs shall be displayed only during sale hours and shall be located only on the zoning lot where the sale is being conducted. No garage sale sign shall be placed on public property including, but not limited to, trees, traffic control signs, utility poles and tree banks. There shall be a maximum of one garage sale sign on a zoning lot. No garage sale sign shall exceed six square feet in surface area. 16. Historic Marker. "Historic Marker" shall mean a sign which identifies or indicates historical information about the property on which it is located, and which is awarded by a federal, state, or local government agency. The number and surface area of historic markers shall not limit the number or surface area of other allowable signage on a zoning lot. 17. Holiday Decorations. "Holiday Decorations" shall mean signs in the nature of decorations, which are clearly incidental, customary, and commonly associated with a national, local, or religious holiday. Such signs shall be displayed for a period of not more than 60 days 100 within a calendar year, and may be of any type, number, area, height, location, illumination or animation. No holiday decoration shall be utilized for the purpose of advertising. No holiday decorations shall be considered a "temporary sign" [SR]. The number and surface area of holiday decorations shall not limit the number or surface area of other allowable signage on a zoning lot. 18. Identification Sign. "Identification Sign" shall mean a sign which identifies only the name or address of a building or the occupant of a building, but which contains no advertising material or message. There shall be a maximum of one identifi- cation sign for each building on a zoning lot. No identification sign shall exceed two square feet. The number and surface area of identification signs shall not limit the number or surface area of other allowable signage on a zoning lot. 19. Illumination, Exposed Bulb. "Exposed Bulb Illumination" shall mean a group of two or more incandescent light bulbs and fixtures, which are not hung or strung, but are permanently affixed to a structure or building in such a manner that no electrical wiring is visible, which are exposed to the view of persons on a public right of way, and which are not shaded or hooded to prevent the direct rays of light from being visible from the "street lot line" [SR]. 20. Illumination, External. "Externally Illuminated Sign" shall mean a sign illuminated by a source of light which is cast upon the surface or face of the sign to illuminate by reflection only. 21. Illumination, Festoon Lighting. "Festoon Lighting Illumination" shall mean a group of two or more incandescent light bulbs, which are hung or strung from a structure or building in such a manner that electrical wiring is visible, which are exposed to the view of persons on a public right of way, and which are not shaded or hooded to prevent the direct rays of light from being visible from the "street lot line" [SR]. 22. Illumination, Internal. "Internal Illumination" shall mean a sign, all or any 101 part of which is illuminated by a source of light, which is internal to the sign structure. 23. Information Sign. "Information Sign" shall mean a sign that directs or guides vehicular or pedestrian traffic or parking on private property, but which contains no advertising material or message. Information signs shall include signs that identify restrooms, telephones, entrances, exits, and other similar facilities. No information sign shall exceed four square feet in surface area or five linear feet in height, except that "vertical clearance" signs may exceed five in height, as may be approved by the Development Administrator. The number and surface area of information signs shall not limit the number or surface area of other allowable signage on a zoning lot. 24. Interior Sign. "Interior Sign" shall mean a sign which is located in a building, or which is located in the court of a building or a group of buildings. Interior signs shall be sized and located for pedestrian traffic in the building or the court. 25. Marquee Sign. "Marquee Sign" shall mean any sign that is a part of or attached to a "marquee" [SR]. A marquee sign shall be considered a "wall sign" [SR]. A maximum of one marquee sign shall be allowed on each vertical marquee surface to a maximum of three marquee signs. Marquee signs shall be located entirely within the vertical marquee surface. The surface area of a marquee sign shall be deducted from the total allowable sign surface area for wall signs on each zoning lot. 26. Menu Board Sign. "Menu Board Sign" shall mean a sign, which is located in conjunction with a "drive through facility" [SR], and which lists services or products available from a drive through facility. No menu board sign shall exceed 50 square feet in surface area or 11 linear feet in height. The number and surface area of menu board signs shall not limit the number or surface area of other allowable signage on a zoning lot. 27. Monument Sign. "Monument Sign" shall mean a "freestanding sign" (SR) in which the supporting structure from the ground to the 102 bottom of the sign is at least as wide as the sign. 28. "NO Trespassing" Sign. "No Trespassing' Sign" shall mean a sign which regulates the use of a property including, but not limited to "no hunting" or "no fishing" signs. No "no trespassing" sign shall exceed two square feet in surface area. 29. Obsolete Sign. "Obsolete Sign" shall mean any on premise sign which advertises a business or product no longer conducted or sold on the premises where such sign is located, or any off - premises sign which advertises a business no longer conducted or a product no longer sold. Obsolete signs are expressly prohibited. 30. Painted Wall Sign. "Painted Wall Sign" shall mean a sign which is painted directly upon a wall or building and which includes no other attachments or appurtenances to such building. Painted wall signs are expressly prohibited. 31. Pennant. "Pennant" shall mean any lightweight plastic, fabric or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in series, designed to move in the wind. Pennants shall be considered a "temporary sign" [SR]. 32. Political Campaign Signs. "Political Campaign Sign" shall mean a sign announcing candidates seeking public political office, or public or political issues contained on a ballot and any information pertinent thereto. No political campaign sign shall exceed 32 square feet in surface area, or exceed ten feet in height. No political campaign sign shall be displayed more than 60 days prior to an election. Political campaign signs shall be removed within seven days subsequent to the election. 33. Portable Sign. "Portable sign" shall mean any sign that is not permanently attached to a structure or the ground, and designed to be moved from place to place, including, but not limited to, signs attached to wood or metal frames designed to be self supporting and movable; paper, cardboard, or canvas signs wrapped around supporting poles; and signs commonly trailer mounted and designed to be moved from place to place. A portable sign shall be considered a "temporary sign" [SR]. 103 34. Projecting Sign. "Projecting sign" shall mean a "building sign" [SR] that is not a "wall sign" [SR] . Projecting signs are expressly prohibited. 35. Public Information Sign. "Public Information Sign" shall mean a sign conveying information to the general public, including but not limited to signs that announce or provide information about community events, special events, and which give the time and temperature. At least 50 percent of the display time between 9:00 a.m. and 5:00 p.m. shall be devoted to public information messages. 36. Public Sign. "Public Sign" shall mean a sign which identifies, informs or directs, and which is erected or required by a governmental body, or authorized for a public purpose by a law, statute, or ordinance. Public signs may be of any type, number, area, height, location, illumination, or animation, as authorized by the law, statute, or ordinance under which such signs are created. 37. Public Utility Sign. "Public Utility Sign" shall mean a sign which is erected or required by a public utility company and which serve as an aid to public safety or which identify the location of underground facilities. 38. Real Estate Sign. "Real Estate Sign" shall mean a sign which advertises the sale or rental of the land or building on which such sign is located. No real estate sign shall exceed six square feet in surface area on property which is less than one acre. No real estate sign shall exceed 32 square feet in surface area on property which is one acre, but is less than five acres. No real estate sign shall exceed 80 square feet in surface area on property which is five acres or more. Real estate signs may be displayed while the property is for sale or rent, and for a period which does not exceed one week subsequent to the consummation of the sale or rental of the property. No more than one real estate sign shall be displayed for each individual "street lot line" [SR]. 39. Roof Sign. "Roof Sign" shall mean any sign erected or constructed in whole or in part on and over the roof of a building, supported by the roof structure, or extending vertically 104 above the highest portion of the roof. Roof signs are expressly prohibited. 40. Roof Sign, Integral. "Integral Roof Sign" shall mean any sign erected or constructed as an integral or essentially integral part of a normal roof structure of any design, such that no part of the sign extends vertically above the highest portion of the roof. There shall be a maximum of two integral roof signs on each principal building [SR]. The surface area of a integral roof sign shall be deducted from the total allowable sign surface area for wall signs on each zoning lot. 41. Suspended Sign. "Suspended Sign" shall mean a sign that is suspended from the underside of the horizontal plane surface of a "canopy" [SR], cantilever, or "marquee" [SR], and is supported by such surface. There shall be a maximum of one suspended sign for each entrance to a building. No suspended sign shall exceed six square feet in sign surface area. Suspended signs shall be located entirely within the horizontal surface of the canopy, cantilever or marquee. The surface area of a suspended sign shall be deducted from the total allowable sign surface area for wall signs for each store front [tenant space] or building on each zoning lot. 42. Temporary Sign. "Temporary Sign" shall mean any sign for use for a period not to exceed 30 consecutive days for each calendar year for each zoning lot. There shall be a maximum of two temporary signs maintained on a zoning lot for each calendar year. No temporary sign shall exceed 32 square feet in surface area or 11 linear feet in structure height. Temporary signs shall include banners and portable signs. The number and surface area of temporary signs shall not limit the number or surface area of other allowable signage on a zoning lot. 43. Unsafe Sign. "Unsafe Sign" shall mean any sign which due to its size, location, content, coloring, manner of illumination, or any other characteristic, obstructs the vision of drivers, or obstructs or detracts from the visibility or effectiveness of any traffic control sign or device; any sign which makes use of words such as "stop ", "look ", "one way ", "danger ", "y.ield ", or any similar words, 105 phrases, symbols, lights or characters in such a manner as to interfere with, mislead, or confuse traffic; or any sign or sign structure, which constitutes a hazard to public health or safety. Unsafe signs are expressly prohibited. 44. Vehicle Sign. "Vehicle Sign" shall mean any sign attached to or painted on a motor vehicle or trailer, or any portion thereof, which advertises a business, product, or service not directly connected with the vehicle upon which such a sign is placed; or any such vehicle which is parked or placed so that its //s'dYar function is that of a sign. Vehicle signs are expressly prohibited. 45. Wall Sign. "Wall Sign" shall mean a single sign surface mounted, attached, or painted on the exterior wall of a building or structure in a plane parallel to that of the supporting wall, and confined within the limits of the exterior wall face. A wall sign shall not project more than nine inches from the plane of the structure to which it is attached, except allowable flags which may project further, as approved by the Development Administrator. 46. Window Display. "Window Display" shall mean merchandise, pictures or models of products or services, which are displayed in a window. 47. Window Sign. "Window Sign" shall mean a permanent sign which is located on the interior or the exterior of a window, and which is visible from the exterior of a building or structure regardless of the manner in which it is attached or mounted. Window signs shall be considered "wall signs" [SR]. 48. Window Sign, Promotional. "Promotional Window Sign" shall mean a sign for the specific purpose of attracting attention of the passerby to a sale, or to promotional products or services, which is located on the interior or the exterior of a window, and which is visible visible from the exterior of a building regardless of the manner in which it is attached or mounted. No promotional window sign shall exceed 25 percent of the surface area of all windows for each store front [tenant space] or building. (Ord. G45 -92, 1992) 106 19.90.705 STREET. "Street" shall mean a public or private right of way which affords a primary means of access for two or more "lots of record" [SR] which adjoin such right of way. "Limited access arterial streets" [SR] shall be considered streets. (Ord. G45 -92, 1992) 19.90.790 TRANSITION LOT LINE. "Transition Lot Line" shall mean a "lot line" [SR] of a "zoning lot" [SR] which is located within a community facility district, a business district, or an industrial district, and that such lot line is coterminus with a lot line of a zoning lot which is located within a residence conservation district or a residence district. (Ord. G45 -92, 1992) 19.90.820 UNIFIED CONTROL. "Unified Control" shall mean the combination of two or more tracts of land, such that each owner has agreed or has been required to develop the individual tracts of land subject to the provisions of this title as a single "zoning lot" [SR]. (Ord. G45 -92, 1992) 19.90.830 USE, CHANGE IN. "Change in Use" shall mean a change in the use of a "zoning lot" [SR] from one "land use" [SR] specifically enumerated in the lists of "permitted uses" [SR] and "conditional uses" [SR] to another land use specifically enumerated in the lists of permitted uses and conditional uses. For "multiple family dwellings" [SR], an increase or decrease in the number of dwelling units shall be considered a change in use. (Ord. G45 -92, 1992) 19.90.870 VEHICLE USE AREA. "Vehicle use area" shall mean any land or improvements on which "motor vehicles" [SR] are driven, parked, or stored. "Vehicle use area" for the purpose of calculating maximum vehicle use area shall also mean the sum of the gross horizontal land area measured in square feet, whether or not improved with an approved surface, and designed, intended, or used for the storage, parking, or driving of motor vehicles. Vehicle use areas within "parking structures" [SR] or "parking garages" [SR] shall not be considered vehicle use areas for the purpose of determining the maximum vehicle use area of a "zoning lot" [SR]. (Ord. G45 -92, 1992) Section 2. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. 107 Section 3. That this ordinance shall be in full force and effect after its passage in the manner provided by law. George ., nDeVoorde, Mayor Presented: November 16, 1994 Adopted: November 16, 1994 Vote: Yeas 6 Nays 0 Recorded: November 17, 1994 Attest: Dolonna Mecum, City Clerk i