Section 29-13.1 District O-P, planned office district.
Prior to the adoption of Ord. 17667 on 05/05/2003, Section 29-13.1 read as follows.
(a) Purpose. This district is intended to provide for office developments
that warrant special
consideration due to their scale or potential impacts, or for certain sites due to their location or
environmental characteristics. The major objectives of an O-P district are:
(1) To promote flexibility in the design and location
(2) To promote the efficient use of land and to facilitate
a more economic arrangement of
buildings, circulation systems, land uses and utilities.
(3) To ensure compatibility with surrounding areas.
(4) To encourage a higher quality of landscaping and
(b) Permitted uses. In district O-P, no building, land or premises shall be
used and no building
shall be hereafter erected, constructed, reconstructed or altered except for one or more of the uses
allowed by the ordinance placing the property in District O-P (for exceptions, see section 29-28,
nonconforming uses, and section 29-31, board of adjustment). The commission shall recommend
and the council, at the time of rezoning, shall designate the use or uses allowed for the applicant's
property from the following uses:
One or more of the permitted uses in district R-3 (subject to the height and area regulations of
Banks, other financial institutions, and travel agencies.
Buildings and premises for public utility services or public service corporations.
Counseling centers operated by charitable or not-for-profit organizations; excluding halfway
houses or any use connected with penal or correctional institutions.
Drive-up facilities incidental to any permitted uses.
Halfway houses for not more than fifteen (15) occupants, provided that the council finds that the
proposed use would not be detrimental to the public interest considering the size and character of
the proposed facility and its proximity to schools, churches, mosques, synagogues, single-family
residences and other halfway houses. (Property zoned O-P before March 18, 2002, the date on
which this use was added to this section, may not be used for a halfway house unless the council
passes an ordinance changing the permitted uses of the property to include halfway houses.)
Hospitals for human beings, medical or dental clinics, sanitariums, and medical laboratories.
Hospitals for small animals, if within an enclosed building.
Office buildings used for the administrative functions of businesses, professions, companies,
corporations; and social, philanthropic, eleemosynary, or governmental organizations or
Offices for professional and business use involving the sale or provision of services, but not the
sale or rental of goods, including, but not limited to:
(1) Artists, sculptors, photographers.
(2) Authors, writers, composers.
(3) Lawyers, engineers, planners, architects, real estate
agents, accountants, insurance
agents, brokers, and consultants in similar professions.
(4) Ministers, rabbis, priests, or other clergy members.
(5) Physicians, dentists, chiropractors, or other licensed
(6) Seamstresses, tailors.
(7) Teachers of private lessons in art, music, or dance.
Research and development laboratories, provided there is minimal/insignificant use of hazardous
materials based on a risk assessment.
Residential care facilities.
Schools operated as a business within an enclosed building, except trade schools and schools
which offer retail goods or services to the public.
Temporary Shelter, subject to the following.
(1) A zoning petition for a temporary shelter shall include information about
the size and design
of the structure, population groups served, length of stay permitted, maximum design capacity
and support services provided. These items shall be used to determine if the facility is
appropriate for the neighborhood.
(2) A temporary shelter shall not be
located within one thousand (1,000) feet of another
(3) The minimum lot area for a temporary shelter shall be 7,500
square feet. If a proposed
temporary shelter structure is larger than 2,500 square feet of gross floor area there shall be
provided an additional 1,500 square feet of lot area for each additional 500 square feet of gross
floor area within the structure.
(4) The shelter shall submit a semi-annual report to the protective
inspection division of the
public works department stating maximum monthly occupancy level and support services
provided by the shelter.
Customary accessory uses subject to the provisions of section 29-27, accessory
The owners of property in district O-P may apply for a change in the permitted
uses of their
property. Such applications shall be treated as requests for rezoning.
Property in district O-P on September 15, 1996, may be used for any use permitted
O-P by the provisions of this subsection in effect on September 15, 1996.
(c) Conditional uses. The following uses shall be permitted in
district O-P only after the
issuance of a conditional use permit pursuant to the provisions of section 29-23:
Communication antennas and towers, subject to the provisions of section 29-21.3.
(d) Standards and Criteria. The following standards and criteria shall
apply to all O-P
(1) Lot size. No minimum requirement.
(2) Yards. Yards shall be provided as deemed necessary,
based on the characteristics of each
individual proposal, to provide compatible development.
(3) Building height. No specific maximum; however,
building height shall be compatible
with the surrounding area.
(4) Vision clearance. On any corner lot no wall,
fence, sign or other structure or no plant
growth of a type which would interfere with traffic visibility across the corner shall be permitted
or maintained higher than three (3) feet above the curb level, within fifteen (15) feet of the
intersection of the street right-of-way lines.
(5) Parking and loading. The provisions
of section 29-30, off-street parking and loading,
shall apply, except that the commission may recommend and the council may approve a
parking requirement if, after considering the proposed use, the availability of other
parking in the area (including parking on public streets) and other relevant factors, a
requirement is deemed appropriate.
The commission may also recommend and the council may allow some of the required
parking to be deferred. This shall be done by noting such parking spaces on the plan as future
parking if needed. The future parking spaces may be placed within landscaped areas, as long
the landscaped areas are in excess of the 15% minimum of the site which is required to be in
landscaping. The property owner shall establish additional parking spaces in the future
parking area when directed to do so by the city council.
(6) Screening. A permanent screen consisting of a masonry wall, wood fence,
material, or combination thereof, at least eight (8) feet in height and, when a fence is used, not to
exceed twelve (12) feet in height, shall be required where a lot in this district abuts residentially
zoned land. The required screening shall have an opacity of at least eighty percent (80%) year
around and, if landscaping is used, the eighty percent (80%) opacity and eight-foot minimum
height shall be achieved within four (4) full growing seasons. In the event a masonry wall or
wood fence is used, landscaping shall be placed between the wall or fence and the property line
to form an ornamental screen. The required screening and landscaping shall be maintained in
good order and not allowed to exist in a state of disrepair or death. If wood fencing is used, it
shall be durable in nature and treated to prevent rapid deterioration. Failure to maintain the
required screening and landscaping shall be considered a violation of this chapter.
The commission may recommend and the council may approve less stringent screening
requirements if, after considering topography, surrounding uses and other relevant factors, less
stringent screening requirements are deemed appropriate.
(7) Drainage. A drainage system shall be designed
to minimize the possibility of soil erosion
and flood damage.
(8) Circulation. The traffic circulation system
shall provide for the safe, convenient and
efficient movement of goods and people with a minimum of conflict between various modes of
travel. Provisions shall be made for pedestrian travel within
the development and shall connect with existing pedestrian systems or allow for future
extensions to activity centers outside the development (i.e., schools, parks, shopping areas, etc.).
(e) Procedure for review and approval of O-P zoning and the development plan.
(1) The first step in the approval process should be
a concept review to discuss and
document the proposal. The concept review is an informal discussion and review between the
director of planning and development and the developer to discuss land use and development
concepts, applicable regulations, and other concerns that may be raised.
(2) The applicant shall prepare and submit a request
for O-P zoning to the commission for its
review. The commission shall then hold a public hearing.
(3) After the public hearing, the commission shall forward
its recommendation to the
(4) The council, after a public hearing, shall take final
action on the O-P zoning request.
(5) After council approval of the rezoning, the applicant
shall submit a development plan for
review and approval by the commission. The development plan shall be processed in the same
manner as a rezoning request. Advertising costs shall be at the applicant's expense. After the
public hearing, the commission shall forward the development plan to the council with its
recommendation. The council will then conduct a public hearing and take action on the plan.
(6) The development plan submittal shall include
a. The name of the O-P development.
b. A north arrow, scale, small
location map, and the size of the site to the nearest one-tenth
(0.1) of an acre.
c. The name and address of the
record owners of the land.
d. Names of adjacent property
owners of unsubdivided land and the names of adjacent
e. The location of the boundary
lines of the site in relation to any section line or quarter-section line and any corporate boundaries
f. The existing topography of
the site with contour intervals no greater than five (5) feet,
and the specific location of the one-hundred-year floodplain, if applicable.
g. The location and height of
all buildings. The minimum distance from buildings to
perimeter property lines shall be shown or stated on the plan.
h. The location and number of
parking spaces, drives, walkways, and the parking ratio.
i. The location and width of
existing street rights-of-way, alleys, roads, railroad rights-of-way and recorded easements; and the
proposed location, width, name and grade for any new
j. The location and size of existing
and proposed sanitary sewers, water mains, storm
sewers and natural gas mains within or adjacent to the site and any proposed easements.
k. Signature blocks for commission
and council approvals on all exhibits considered part
of the development plan.
l. A storm water management plan,
which shall include provisions for erosion control
m. A landscaping plan which complies
with the requirements of chapter 12A.
n. The proposed location and
general description of signs not attached to structures on the
o. The proposed type and location
of all on-site lighting.
(7) In addition to the above, an O-P development plan submittal shall include
a set of design
parameters which the director of planning and development shall use as guidance when
considering future revisions to an approved O-P development plan. The design parameters shall
be in the form of a letter and shall include the following:
a. The maximum gross square footage of building floor area on
b. The minimum distance between any building and any adjacent
property line or street right-of-way.
c. The maximum height of any building on the site.
d. The minimum distance between the edge of any driveway, parking
area, loading area, trash
storage area and any adjacent property line or street right-of-way.
e. The minimum per centage of the site to be maintained in open
f. The maximum number of freestanding signs on the site, the
maximum square footage of sign
surface area and maximum height of each.
g. The minimum per centage of the site to be maintained in landscaping.
The design parameters shall become part of the ordinance approving the O-P development
(8) Approval of the development plan shall be deemed
as satisfying the requirements of the
subdivision regulations for a preliminary plat, provided all those requirements have been met.
Any variances to the subdivision regulations proposed as part of the development plan shall be
stated clearly on the development plan. Such variances shall be considered along with
commission and council review of the development plan.
(9) No building permit shall be issued until the development
plan is approved by the council.
(10) No building permit shall be issued until the property
has been platted.
No building or footing and foundation permit shall be issued until the site plan filed
with the application for a building permit has been reviewed by the director of planning and
development for compliance with the approved development plan.
(12) From and after two (2) years following the date
of approval of a development plan by
the council, the council, may, by a majority vote, withdraw approval of such development plan,
provided development has not commenced.
(13) Minor adjustments to a development plan approved
prior to November 18, 1996 may be
authorized by the director of planning and development at his discretion. The director of
planning and development shall notify the commission of any such changes.
(14) Changes to a development plan approved prior to
November 18, 1996, other than those
considered minor by the director of planning and development, shall be submitted to the
commission for a public hearing. The public hearing shall follow the same procedures outlined
herein for a development plan. If, after the public hearing, the change is considered to be in
substantial compliance with the approved development plan, the commission may approve the
revision. If, however, the change is considered to be a substantial deviation from the approved
development plan, the commission may recommend to the council that a revised development
plan be required. The council shall then take action on the proposed revision without a public
hearing. If the council determines that the proposed change is a substantial deviation from the
approved development plan, a revision to the development plan shall be required. This revision
shall be processed in the manner herein described for development plans. Advertising costs shall
be at the applicant's expense. The revised plan shall not be approved unless findings determined
by the council are reflected on the plan.
In determining whether or not the change is a substantial deviation from the approved
development plan, the commission and council may use, but are not limited to, the following
a. Is there an increase or decrease
in land use intensity such as building height, size or
increase in parking area?
b. Is there a rearrangement of
or change in the number of buildings?
c. Is there a change in public
or private infrastructure?
d. Is there a change in amenities
being proposed, such as landscaping or open space?
Changes to a development plan approved after November 18, 1996, may be made to an
approved O-P development plan subject to approval by the director of planning and development,
provided that any such changes are within the limits set forth in the approved design parameters.
Any proposed changes which exceed the limits of the design parameters shall be processed as a
new O-P development plan with required public hearings before the planning and zoning
commission and city council.
(16) The applicant may submit the development plan at
the time of rezoning to O-P. Under
this option, the development plan will be considered as part of the rezoning request.
(f) Effect of Amendments to District O-P Regulations.
(1) A developer whose preliminary O-P plan was approved
prior to December 17, 1990, may
elect to have the final O-P plan for the development reviewed under the O-P regulations (section
29-13.1) in effect on December 16, 1990. This election shall be available for only final O-P plans
filed with the director of planning and development prior to December 17, 1991. Final O-P plans
filed on or after December 17, 1991, shall be subject to the O-P regulations in effect at the time
(2) An approval final O-P plan shall not be required
to comply with O-P regulations adopted
after the plan was approved.
(3) Buildings constructed in accordance with an approved
final O-P plan are lawful
(4) Proposed revisions to final O-P plans approved under
regulations in effect before
December 17, 1990, shall be reviewed under the procedural provisions of this section.
(Ord. No. 11236, § 1, 10-6-86; Ord. No. 117-2, § 1, 12-7-87; Ord. No. 12821, § 1, 12-17-90;
No. 13058, § 1, 8-19-91; Ord. No. 14981, § 1, 9-16-96; Ord. No. 15053, § 1, 11-18-96;
15471, § 1, 1-5-98; Ord. No. 16106, § 1, 8-2-99; Ord. No. 16816, § 1, 3-5-01; Ord. No.
1, 3-18-02; Ord. No. 17575, § 1, 2-3-03)