Chapter 17.55 PROFESSIONAL-TECHNICAL DISTRICT (PT)

Chapter 17.55
PROFESSIONAL-TECHNICAL DISTRICT (PT)

Sections:

17.55.050 Site development and review procedures.

17.55.010 Description and purpose.

The PT district is intended to designate those areas identified by the comprehensive plan text and map as suitable sites for accommodating large-scale concentrations of mixed office, high technology systems manufacturing, industrial park buildings, warehousing and laboratories. Development within the district may include mutually compatible uses which value a setting characterized as park-like. The structures shall be limited to buildings housing offices, laboratories, high technology systems manufacturing, light industrial mixed-use buildings that do not generate offensive external impacts such as noise, pollution or substantial emissions, warehouses that conform to the park setting, and commercial activities directly serving occupants of these facilities.

This district outlines a conceptual development plan (CDP) process for the entire area to be approved by the planning commission. After a CDP is in place, individual site development review takes place at a staff level. [Ord. 1037 § 1, 1997; Ord. 1012 § 1, 1995; Ord. 950 § 63, 1991.]

17.55.020 Permitted uses outright.

No building or structures shall be hereafter erected, structurally altered, enlarged or maintained, except for the following uses. When the use is for manufacturing, the use may include the design, assembly, subassembly, fabrication, indoor storage, transportation or production of any item included or associated with the following:

A. Calculating and accounting machines.

B. Commercial activities directly serving occupants of the offices, laboratories and manufacturing facilities; for example, establishments engaged in wholesale computer sales, rental, or programming; copying and reproduction businesses; mail centers; sandwich shops; and similar support businesses.

C. Communication equipment, including telephone, laser, radio and television transmitting, signaling, and detection equipment and apparatus.

D. Electronic components and accessories.

E. Engineering, laboratory, scientific, and research instruments.

F. Measuring and controlling instruments.

G. Musical equipment and instruments.

H. Offices, laboratories, or both.

I. Ophthalmic equipment.

J. Optical instruments and lenses.

K. Photographic equipment and supplies.

L. Printing, publishing and associated businesses.

M. Radio and television receiving equipment, including satellite ground stations.

N. Surgical and medical equipment.

O. Watches, clocks, clockwork operated devices, and parts.

P. Uses associated with motor home manufacturing (for example, cabinet making and metal assembly, but not repair or servicing of motor homes).

Q. Computer components.

R. Uses associated with computer component manufacturing.

S. Offices consistent with a business park setting, provided at least half of the gross floor area is occupied by a single tenant.

T. Special light industrial buildings for light industrial uses with minimal impact on surrounding businesses and park atmosphere. These buildings include those that are constructed with various bays and allow expansion of uses permitted in this district (also known as “incubator buildings”).

U. Manufacture and assembly of products that have a high level of technological input, such as research and development and testing laboratory facilities.

V. Corporate office headquarters; provided, that at least half the gross square floor area is occupied by a single tenant.

W. Uses the city administrator determines are similar in size, bulk, operating character, location needs, external impacts, and employee characteristics of those otherwise listed in this section.

X. After 50 acres have been developed for uses listed in subsections (A) and (C) through (W) of this section, commercial uses allowed under subsection (B) of this section may not be greater than 10 acres. Development of these service-related commercial establishments shall remain no greater than 20 percent of total development of this zoning district.

Y. Use Conversions. In no event shall manufacturing or industrial establishments be converted to retail uses, partially or otherwise, except as specifically provided for in this district.

Z. Public park, playground, recreational facilities as a conditional use permit. [Ord. 1095 § 1, 2001; Ord. 1037 § 1, 1997; Ord. 1012 § 1, 1995; Ord. 950 § 64, 1991.]

17.55.030 Conceptual development plan.

The intent of this section is to describe the conceptual development plan (CDP) process that is required for the entire PT district that must be developed before any development can begin. The CDP is a logical, area-wide plan to show the basic infrastructure and potential lot and building locations. The intent of such a plan is to prevent piecemeal development patterns where road access and infrastructure are not coordinated among property owners. The CDP shall show that all property owners in the PT area have been notified of the intent to develop a CDP 30 days prior to submission. A CDP is required in order to create a compatible environment within the district and with surrounding land uses.

Approval of the CDP will be granted by the planning commission when it determines the provisions of all sections of this zoning district have been complied with, as described below. Once a CDP has been approved, further development will occur without planning commission review, except for land divisions, unless the specific site development plan requires a significant modification of the CDP, in which case, the planning commission would consider that amendment using the process described in subsection (D) of this section. Future land divisions shall be consistent with the approved CDP.

A. Required Elements of the CDP. The CDP shall be prepared by an architect licensed by the state of Oregon or by other appropriate professionals, such as an engineering or planning firm. The CDP document should include both text and maps to scale to clearly portray an overall plan for the area.

Application for the initial CDP shall include the following information:

1. Major vehicle and pedestrian access and circulation routes; including access points onto adjacent arterial and collector streets and truck routes;

2. Provision of public and private facilities, utilities and services, such as: roads, water, sewer, storm sewer, and other private utilities;

3. Location of proposed buildings and development and identification of potential sites throughout the area for projected future users;

4. Identification and location of natural features such as waterways and wetlands and preliminary fill and mitigation areas;

5. Location and percentage of landscaping.

B. The planning commission shall review the CDP at a public hearing within 45 days from the time a complete plan is filed in accordance with the following procedures:

1. Notice of the hearing shall be published in a newspaper of general circulation in the city not less than five days nor more than 20 days prior to the date of the hearing.

2. Not less than 20 days prior to the date of the hearing, notices shall be mailed to all property owners within the area enclosed by lines parallel to and 100 feet from the exterior boundaries of the property involved. The names and addresses of property owners shall be those shown in the records of the county assessor. Failure to send notice to a person specified in this section or failure of a person to receive the notice shall not invalidate the proceedings in connection with the application for approval of a CDP covered by this district.

3. Based on the testimony provided at the hearing, the planning commission shall develop findings of fact to justify either approving or denying the preliminary site plan. The planning commission may approve such requests when it is determined the request is in conformance with all the criteria listed in subsection (C) of this section.

C. CDP Review Criteria.

1. The proposed development plan is consistent with standards, plans, policies and ordinances of the city, including the comprehensive plan.

2. The proposed development is of general design character (including but not limited to anticipated building design, type, location, bulk, height, location, and distribution of landscaped area, parking, roads, and access) which will not create problems for the appropriate development of abutting properties and the surrounding area.

3. The proposed development will create an attractive, safe, efficient, and stable internal environment.

4. Proposed buildings, roads, and other uses will be designed and sited to ensure preservation of significant on-site vegetation, topographic features, and other unique or worthwhile natural features so as to prevent soil erosion or flood hazard.

5. There will be adequate on-site provisions for public and private utility services, emergency vehicular access, and public transportation facilities, if on existing or proposed transit routes.

D. Changes to CDP. It is the policy of the city that during the site development review process there shall be sufficient administrative flexibility to permit modification of the CDP approved by the planning commission. Administrative approval of modifications of the CDP shall be limited to:

1. Addition or reduction of the area of a building size not to exceed 25 percent of any one building or 10 percent of the accumulative total of the floor area of all buildings. A reduction in building area shall be offset by a proportionate increase in the landscaped area.

2. Placement of buildings on a site.

3. The major realignment of interior streets when points of ingress and egress to Oaklea Drive or High Pass Road are not altered.

4. Alteration of accessory features, such as landscaped areas and parking areas, to the same percentage as any reduction or expansion. [Ord. 1037 § 1, 1997; Ord. 1012 § 1, 1995; Ord. 950 § 65, 1991.]

17.55.040 Siting conditions.

A. Area. The minimum lot size in the PT district shall be 10,000 square feet, with a minimum of 75 feet of frontage. Panhandle lots are prohibited.

B. Setbacks.

1. The minimum setback to all buildings and parking areas along Oaklea Drive shall be 75 feet. The area contained within this yard shall be landscaped with living vegetative stock, berms, and such screens as may be deemed necessary during the site review process.

2. The minimum setback to the exterior boundary of the district shall be 75 feet to any building, storage area, parking area, or activity associated with a use within the district.

a. Setback from a Residential Zoning District or Designation (Other Than Oaklea Drive). The area contained within this yard shall be landscaped and screened from an adjacent residential use by employing the use of landscaped berms and decorative fences.

b. Setbacks from Agricultural Uses. The area contained within the yard associated with this setback may be incorporated in an agricultural crop or open space area to prevent incompatible activities from interfering with established agricultural uses outside the exterior boundary of the district. Agricultural uses are permitted; provided, that spraying, dust, odors and other side effects of such uses do not interfere with the successful operation of the permitted uses.

c. Setbacks from City Police Training Facility. The area adjacent to the police training facility, located to the southwest of the PT zone, shall use berms, noise buffering landscaping, and other noise buffer devices to mitigate the impact of the training facility to the PT site.

3. The minimum setback of all structures to any future streets within the district shall be 35 feet. The area contained within this yard shall be landscaped with living vegetative stock, berms, and such screens as may be proposed or deemed necessary during the site review process. When additional right-of-way is required, setbacks shall be based on future right-of-way locations.

C. Height Standards. The maximum height for buildings shall be 35 feet, unless abutting a residential district or designation. In this case, one of the following building height limitations shall apply:

1. When the PT district abuts a residential district or designation, the building height limitation shall be no greater than that permitted in the residential district for a distance of 50 feet.

2. Incidental equipment may exceed height standards specified above if no additional floor space exceeding that necessary for the equipment is provided. Therefore, air conditioning units, vents, and stacks can protrude beyond 35 feet.

3. Variance to Height Limit. A variance from this height limit may be sought through the city’s variance process, as described in Chapter 17.140 JCMC.

D. Off-Street Parking.

1. The number of required parking spaces shall be determined based upon standards for similar uses as described in Chapter 17.90 JCMC. The following specific off-street parking standards shall apply:


Use Category	Number of Spaces
Manufacturing/Assembly	1 space for each 500 square feet of gross floor area
Warehousing	1 space for each 1,000 square feet of gross floor area
Office	1 space for each 300 square feet of gross floor area

2. Exception. Parking spaces may be reduced on a one-for-one basis when the number of spaces required is more than the number of employees on the busiest shift; provided, that a landscaped area equal to the total number of spaces reduced shall be held in reserve for future use.

3. All parking lots shall be screened from public rights-of-way by shrubs at least three and one-half feet tall at maturity. Shrubs in the vision clearance areas shall not exceed two and one-half feet in height. Other landscaping features required in Chapter 17.90 JCMC also apply to the professional technical district.

4. Truck parking areas shall be prohibited in all front and street-side yards, and shall be screened from view of adjacent parcels and public rights-of-way.

E. Landscaping Plans. The following landscape requirements shall be used in conjunction with all buildings and uses described in JCMC 17.55.020:

1. Required yards shall be landscaped. At least 20 percent of the site shall be landscaped with living plant materials.

2. Vegetation shall not block the solar access to buildings contained both on adjoining property or to buildings outside the district.

3. The cluster of oak trees located adjacent to the right-of-way of Oaklea Drive must be protected and incorporated into a site plan.

4. Undeveloped land within a site plan shall be maintained in an uncluttered, dust free, mowed, and attractive manner. Such land shall not be used for parking.

5. Undeveloped land outside of site plan areas may be farmed within 35 feet of developed sites. The nonfarmed area is to be maintained as described in subsection (E)(4) of this section.

F. Utilities. All on-site utility lines which serve the proposed development shall be underground and located on the CDP. Substations, switching stations, or above ground installation of utility service equipment shall be screened from uses within the district and uses adjacent to the district, but traversing residential areas shall be placed underground.

G. Fence Standards.

1. Long expanses of fence or wall visible from public streets shall be designed to prevent visual monotony through the use of offsets, landscaping, and/or change in materials. Alternatives to fencing are encouraged, such as berms, plantings and live screening materials.

2. Except as specified elsewhere in this code, fences shall not exceed the height standards listed below and shall be located as follows:

a. Six feet; provided, that the fence is located behind the required front yard and street side yard planted areas, and outside the vision clearance area.

b. Two and one-half feet in the vision clearance area.

3. No fencing shall be permitted within 35 feet of a professional technical district perimeter or 20 feet of any development area perimeter. In addition, fences shall be prohibited within interior lots of development areas. Exception: low (three feet maximum height) decorative fencing or masonry walls may be permitted as screening devices around parking lots.

4. Painted fences shall match the building color scheme of the development area.

5. Every fence shall be maintained. No fence shall be allowed to become or remain in a condition of disrepair, including but not limited to noticeable leaning or sagging, missing sections of substantial amounts of missing slats, broken supports, and overgrowth of weeds or vines.

H. Performance Standards. Statements from the appropriate state, county, or regional agencies that operation levels of a proposed use meet applicable environmental standards shall be submitted before final approval of the site plan is made.

1. Storage of materials and finished products shall be within enclosed buildings.

2. The emission of odorous or noxious gases, or matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odor or pollutant is prohibited.

3. Outdoor loading, garbage and service areas shall not be permitted in front or street-side yards, and shall be screened from view of adjacent parcels and from public rights-of-way. Painted structural screens shall match the building color scheme of the development area. Storage and disposal of waste materials generated on site shall be approved by appropriate governmental agencies and comply with any applicable city laws and standards.

4. Exterior lighting, except for low-intensity, pedestrian-level lighting shall be designed to deflect light away from adjacent development areas or zoning districts and from public rights-of-way. The sources of light, except for low-intensity, pedestrian-level lighting, shall be hooded or controlled and shall not be directly visible from beyond development area boundaries.

5. Truck Access. Trucks transporting materials to and from the professional technical area shall only use the following major arterials to access the site: Highway 99, High Pass/1st Avenue, 18th Avenue, and Oaklea Drive. Truck traffic should not be routed on 6th and 10th Avenues.

6. Noise Standards. Maximum noise levels (measured at the property line) generated by uses in the PT district shall be as follows:

a. Abutting other lots within the SLI district: 65 dba at all times;

b. Abutting noncommercial districts: 57 dba, 7:00 a.m. to 10:00 p.m., and 50 dba, 10:00 p.m. to 7:00 a.m. [Ord. 1037 § 1, 1997; Ord. 1012 § 1, 1995; Ord. 950 § 66, 1991.]

17.55.050 Site development and review procedures.

The intention of this section is to clarify the elements of individual building permit review and information required for such review. This review process occurs at the staff level, much as a mobile home park, or apartment complex is reviewed by the staff team. Individual site development plans must be consistent with the approved CDP.

A. Developer’s Design Team. Plans used for the development of buildings and grounds should be prepared by a design team comprised of an architect, engineer, and a landscape architect licensed by the state of Oregon, one of whom shall serve as the project coordinator. One or more members of the design team must certify that buildings, elevations, site and landscaping have been constructed according to plans approved under the site review procedures of the professional technical district.

B. Information Required for Application for Site Development and Review.

1. A general vicinity map of the proposed site.

2. Property limits and accurate contours at one-foot intervals of existing ground and details of terrain and area drainage.

3. Location of any buildings or structures on the property and proposed structures.

4. Location of all parking lots, space site and number of spaces.

5. Location of all interior streets designated by curb lines with sufficient curb elevations for evaluation of design.

6. Location and size of all access points to county streets or roads.

7. A soils engineering report.

8. An engineering geology report.

9. A report delineating any wetlands on the site development that has been approved by appropriate state and federal agencies. The delineation report should describe type of wetland, plant species, and wildlife habitat as well as provide a map of wetland areas. Should wetlands exist on property, then the appropriate state and federal permits must be obtained prior to final approval of the site plan. Developers in the professional technical zone are encouraged to build wetland mitigation or restoration plans into their site plans, if applicable.

10. Grading plan, including all proposed finished site and building floor elevations.

11. The approximate location and width of all existing and proposed easements for public and private utilities and the size of such utilities.

12. Inclusive of the information required in subsections (B)(1) through (11) of this section, such additional information as required by state law for application for a building permit may be supplied.

C. The city staff shall conduct the site development review as a prerequisite for issuance of a building permit. An applicant for site development review may apply for a building permit at the same time as site development review approval is requested. Other processes, such as annexation and partitioning, must be completed prior to submittal of the site development for review.

D. Site Development Review Criteria. Junction City staff shall apply the following criteria when reviewing the site development plans for specific buildings in the PT area.

1. The proposed development is consistent with standards, plans, policies and ordinances of the city, including the comprehensive plan and the approved CDP for the PT area.

2. The proposed development is of general design character (including but not limited to anticipated building design, type, location, bulk, and height; location and distribution of landscaped area; parking, roads, and access) which will not create problems for the appropriate development of abutting properties and the surrounding area.

3. The proposed development will create an attractive, safe, efficient and stable internal environment.

5. There will be adequate on-site provisions for public and private utility services, emergency vehicular access, and public transportation facilities if on existing or proposed transit routes. [Ord. 1037 § 1, 1997; Ord. 1012 § 1, 1995; Ord. 950 § 67, 1991.]