Sec. 35.1-43.14. Flexible space developments.
(a) Intent. As described in the city’s comprehensive plan, the demand for industrial and commercial space is changing. At this time, the demand is for concentrations of industrial, office, and technology uses where the owners of one business can interact with other complementary businesses in close proximity. By encouraging the clustering of complementary and related uses in flexible space developments, the city seeks to preserve and expand the city’s employment base, concentrate infrastructure investment, and minimize potential use conflicts. While limited commercial uses may be appropriate to serve the needs of employers and employees in these developments, permitting a broad mix of commercial and/or retail uses is not recommended.
(b) Objectives. In order to carry out the intent of this section, a flexible space development shall achieve the following objectives:
(1) These developments are intended to promote the efficient use of developable lands by clustering similar and complementary land uses in close proximity to one another. A flexible space development shall resemble and function like a well-planned business park.
(2) These developments shall be consistent with the city’s comprehensive plan, including the future land use map.
(3) Land uses incorporated in these developments will generate moderate levels of truck traffic and be minimal sources of noise, vibration, dust, air and water pollution, or other nuisances so as to limit impacts on neighboring areas.
(4) Circulation patterns will, to the greatest extent feasible, separate truck traffic from automobiles, bicycles, and pedestrians.
(5) Natural buffer zones are to be preserved and/or created, as needed, between flexible space developments and surrounding residential areas.
(6) Preservation of trees, outstanding natural topography, and geologic features is strongly encouraged. Soil erosion is to be prevented.
(7) Regional stormwater management practices shall be followed.
(8) Large-scale retail uses are not permitted in flexible space developments.
(9) Provision of at least one amenity to encourage business development is required. Examples include, but are not limited to, bike paths, health trails, outdoor recreation areas, sidewalks, and other amenities.
(10) Environmentally sustainable development through green building design and innovative site design is encouraged.
(11) Renovation and adaptive reuse of existing structures and/or developments through redesign, renovation, and repositioning are encouraged.
(12) Isolated residential uses remaining in areas covered by these developments shall gradually be removed or relocated.
(c) Definitions. Terms used in this section shall have the meanings given to them in Sec. 35.1-11. Terms not defined in Section 35.1-11 shall have the following meaning:
(1) Business park is a multibuildng development planned to accommodate a range of uses, from light industrial to office space, in an integrated parklike setting with supporting uses for employees and visitors. They can range from small parks on several acres to facilities of several hundred acres or more. These parks serve a range of activities and product types: warehouse/distribution; manufacturing and assembly; flex/high-tech businesses; offices; showrooms; incubator space; telco hotels; service businesses, including hotels and conference centers; and convenience retail stores.
(2) Data switch center refers to two types of industrial facility: a data warehouse and a switch center. The most important requirement of data switch centers is access to fiber optic cable. They also have heavy power requirements, need high floor loadings and system redundancy or backup. These buildings have an attractive exterior and do not generate truck traffic, so they are compatible with a large number of other land uses.
(3) Exterior roadways are public streets in the City of Lynchburg that surround, but do not cut through, a flexible space development.
(4) Flexible space is building space that, when one occupant leaves, can be reconfigured to suit another occupant. Building design, construction, utilities, loading bays/docks, and other facilities are initially constructed with a level of flexibility that will support more than one type of use.
(5) Green buildings incorporate natural systems from daylight to fresh air, providing a superior building environment for occupants and a better long-term contribution to the surrounding environment. Energy costs are reduced and air quality is improved in green buildings. Building materials and systems are designed to last longer and require less maintenance.
(6) Interior roadways are planned and constructed as part of a flexible space development and are intended primarily for use by occupants of and visitors to the development. They may be private streets.
(7) Multitenant is a type of industrial building that accommodates new, emerging, and existing small businesses by enabling these businesses to lease varying amounts of space. As an occupant’s business grows and its space needs increase, the business may absorb adjacent units until it needs to relocate to a larger facility. A typical multitenant building houses a mix of light manufacturing and warehouse uses.
(8) Natural waterway means a creek, stream, run, or other annual or perennial waterway identified on United States Geologic Survey, Commonwealth of Virginia, or City of Lynchburg maps.
(9) Office showroom is a type of industrial building that houses a variety of functions, including office, warehouse, and retail showroom. These buildings are characterized by high ceilings, a low ratio of square feet to loading docks, high curb appeal, attractive landscaping, lower site coverage, and higher office buildout. They generally have more visitor traffic than any other type of industrial building.
(10) R&D Flex is a type of industrial building (also known as "flex," "R&D/flex/ showroom," "flex tech," and "service center/R&D/flex"). These buildings can accommodate technology and service occupants within a single structure. The interior space configuration is flexible, often with a relatively high proportion of office buildout. Such a building may accommodate users that require flexibility in their square footage allocation. The exterior is designed to be very attractive; to have high curb appeal. These facilities often resemble low-scale office buildings from the exterior. Most of the space is used as either high-tech manufacturing/ laboratory or office.
(11) Telco Hotel is a building type that is a highly secure, large-floorplate box where the transmission equipment for telephone, data, and internet companies is located. They are also called "web-hosting facilities," "data centers," "data switch centers," and "mission critical facilities." (Ord. No. O-04-117, 9-14-04)
Last updated date: 10/23/2006 4:15:21 PM