(a) Purpose. The M-R district is intended to promote the development of employment centers that are oriented to research facilities, offices, light assembly and processing in close proximity to an adequate road system. Development standards are designed to ensure a park-like setting with aesthetic and functional compatibility with all adjacent land uses, including residential.

    (b) Permitted uses. In district M-R, no building, land or premises shall be used and no building shall hereafter be erected, constructed or altered except for one or more of the following uses, in accordance with the regulations of this chapter. All uses and processes shall be conducted entirely within enclosed buildings:

Business offices and professional offices not principally dealing with the general public.

Research facilities and laboratories.

Photographic processing facilities.

Printing and publishing facilities.

Processing or compounding of drugs and other medicinal and pharmaceutical products.

Assembly of electronic components and precision instruments.

Assembly and production of jewelry, silver and plated ware, and art goods.

Manufacturing and/or processing of explosive or flammable materials shall not be permitted.

    (c) Conditional Uses. The following uses shall be permitted in district M-R only after issuance of a conditional use permit pursuant to the provisions of section 29-23:

Churches and synagogues, subject to the following conditions:

    (1)    The conditional use permit shall be valid for a period not to exceed five (5) years. Renewal of the conditional use permit shall be treated as a new request for a conditional use permit.

    (2)    A site plan shall accompany the conditional use permit application, showing that parking will be provided for the church and any other associated uses in accordance with section 29-30.

    (d) Standards and Criteria:

    (1)     Height and area regulations. In district M-R, any building or portion of a building hereafter erected, constructed, reconstructed or altered shall be subject to the following regulations:

        a.     Lot size. Not less than two (2) acres.

        b.     District size. Not less than five (5) acres.

        c.     Lot width. No minimum requirement.

        d.    Yards:

            1.    Front--Not less than one hundred (100) feet.

            2.    Rear:

                (i)    Not less than one hundred (100) feet from a rear property line that is common with a residential district.

                (ii)    Not less than fifty (50) feet from a rear property line that is common with a nonresidential district for a lot that abuts the perimeter of an M-R district.

                (iii)    Not less than twenty-five (25) feet from a rear property line that is common with a nonresidential district and is internal to an M-R district.

            3.    Side:

                (i)    Not less than one hundred (100) feet from a side property line that is common with a residential district.

                (ii)    Not less than fifty (50) feet from a side property line that is common with a nonresidential district or a street right-of-way that abuts the perimeter of the M-R district.

                (iii)    Not less than twenty-five (25) feet from a side property line that is common with a nonresidential district or a street right-of-way that is internal to the M-R district.

        e.    Building Height. Not over thirty-six (36) feet.

        f.    Parking. Off-street parking shall comply with section 29-30, Off-Street Parking and Loading Regulations, except parking areas shall be paved with asphaltic concrete or concrete.

    (2)     Screening and landscaping requirements. A landscaping plan shall be submitted as part of the development review, as required by the commission, so that a park-like setting and appropriate screening can be assured as required by this chapter.

        a.    A minimum of twenty (20) per cent of the site, excluding paved areas, shall be in open space. Open space shall be landscaped with a combination of the following three (3) lists of materials:

            1.    Grasses and/or ground cover.

            2.    Shrubs, vines and/or hedges.

            3.    Trees and/or natural vegetation in the form of wooded areas.

        b.    Nonliving durable materials commonly used in landscaping may also be included, such as, but not limited to, rocks, pebbles, sand, berms, lakes or fences. Landscaped areas within parking areas, such as control islands, shall not be included for purposes of calculating the twenty (20) per cent open space.

        c.    Where an M-R district abuts residentially zoned land or land shown as residential on the adopted land use plan for the city, there shall be a minimum six-foot high screen as approved by the commission in its site plan review. The required screening shall have an opacity of at least eighty (80) per cent year around and, if landscaping is used, the eighty (80) per cent opacity shall be achieved within four (4) full growing seasons and shall consist of masonry wall, wood fence, landscape material, berms or combination thereof. In the event a masonry wall or wood fence is used, vegetative landscaping shall be placed between the wall or fence and the property line to form an ornamental screen.

        d.    All parking and loading areas shall be screened from public streets by use of berms, landscaping or fencing to minimize the visibility of such areas. No parking area shall contain more than one hundred fifty (150) spaces. If a greater number is required, separate parking areas of not more than one hundred fifty (150) spaces shall be provided and shall be separated by a landscaped area at least ten (10) feet in width.

        e.    All refuse and loading facilities and areas shall be screened by the use of berms, landscaping or fencing to minimize the visibility of such areas.

        f.    All required screening and landscaping shall be maintained in good order. If wood fencing is used as screening, it shall be durable in nature or treated to prevent rapid deterioration.

    (3)     Parking and loading setback requirements.

        a.    Front Yard: No ground level parking shall be located closer than fifty (50) feet to the street right-of-way.

        b.    Side Yard:

            1.    Any ground level parking shall be set back a minimum of fifty (50) feet from a side property line that abuts a residential district, or abuts a street right-of-way.

            2.    Any ground level parking shall be set back a minimum of ten (10) feet from a side property line that abuts a nonresidential district.

        c.    Rear Yard:

            1.    Any ground level parking shall be set back a minimum of fifty (50) feet a from rear property line that abuts a residential district.

            2.    Any ground level parking shall be set back a minimum of ten (10) feet from a rear property line that abuts a nonresidential district.

        d.    Any structured parking above the finished ground elevation shall have the same setback requirements as outlined for buildings.

        e.    Structured parking shall not exceed thirty-six (36) feet in height, and shall be designed to be architecturally compatible with the design of the building on the site.

    (4)     Sign requirements:

        a.    Each lot may have not more than two hundred (200) square feet of sign surface area identifying the user(s). Such signs may be in combination as set out below and such signs must face a street frontage. Sign types shall be as follows:

            1.    Ground sign with a maximum area of fifty (50) square feet per sign. Such sign(s) shall be set back a minimum of twenty-five (25) feet from the street right-of-way line and shall not exceed ten (10) feet in height.

            2.    Wall sign with a maximum area of one hundred fifty (150) square feet per sign. Such sign(s) shall be calculated on a basis of one square foot of sign area for each linear foot of the building wall facing a street on which the sign is to be placed. Such sign shall not exceed one hundred fifty (150) square feet per sign area and no part of a wall sign shall project above the exterior wall on which it is attached.

        b.    For each overall M-R district, one master development sign shall be allowed for each perimeter street frontage if such street is identified as a collector street or higher classification on the city's major thoroughfare plan. Allowed sign(s) shall not exceed one hundred (100) square feet in area and shall not exceed twenty-five (25) feet above ground elevation. Such signs shall also be set back a minimum of twenty-five (25) feet from the street right-of-way line(s).

        c.    The area from the bottom of the face of a ground or master development sign to the finished grade shall be enclosed at a minimum ratio of one-half the width of the sign face.

    (5)     Performance standard. In this district no use shall be permitted or so operated as to produce or emit the following:

        a.    Smoke or particulate matter in violation of the standards of the ordinances of the city.

        b.    Radiation, gases, heat, glare, or other effects which are injurious to humans at the property line.

        c.    Vibration or concussion perceptible without instruments at the property line.

        d.    The noise level at any point along the property line shall not exceed:

        e.    The quality and nature of industrial wastes shall not overburden the public sewage disposal facilities or cause odor and unsanitary effects beyond the property line. Sewage shall also comply with all local, state and federal regulations.

    (6)     Storm water standards:

        a.    Storm water management shall be incorporated into the development plans so that the rate of storm water runoff from the sites will not be increased as a result of the proposed development. The facility shall be designed to control the storm water runoff from at least a twenty-five-year return frequency storm as certified by a professional engineer.

        b.    During the construction phases of land development, facilities such as sedimentation ponds, debris basins, mulch, riffles and filters shall be used to prevent soil erosion. Further, drainage from above the development site shall be diverted from construction to preclude erosion and sedimentation.

    (7)     Site plan review. Prior to obtaining any building permit for a new building or extension of an existing building in a M-R district, it shall be necessary to obtain approval of a site plan from the commission to ensure quality development and compliance with the regulations of this chapter. The plan shall include the following information:

        a.    The location and size of all existing and proposed structures.

        b.    Existing and proposed contours at five-foot intervals.

        c.    Location and size of all parking areas.

        d.    Roadways on and adjacent to site.

        e.    The design, location and size of all proposed signs, lighting, fences and refuse areas.

        f.    Two (2) cross-sectional profiles of the site including floor elevations, building elevations, method of obtaining two-hour fire-resistant exterior wall, and existing and proposed contours, drawn at an appropriate scale.

        g.    Storm water management facilities, if necessary.

        h.    Landscaping plan which complies with the requirements of chapter 12A.

    (8)     Change in use. Change from one use to another as listed in the "use regulations" is subject to site plan review by the commission before a certificate of occupancy or business license shall be issued.

    (9)     Powers and duties of the board of adjustment. Provisions of section 29-31(g), shall not apply to the M-R district.

(Code 1964, § 19.170; Ord. No. 9958, § 1, 10-3-83; Ord. No. 13058, § 1, 8-19-91; Ord. No. 14514, § 1, 6-19-95; Ord. No. 14677, § 1, 11-6-95)