§ 12. O-1 Office and Institutional Zone.
A.
The regulations set forth in this section or set forth elsewhere in this ordinance when referred to in this section, are the regulations in the O-1 Office and Institutional Zone. The purpose of this zone is to provide sites suitable for office, service, and institutional uses.
B.
Use Regulations. A building or premises shall be used only for the following purposes. All uses customarily incidental to the building or premises shall be maintained on site:
1.
Prohibited Uses:
a.
Any use not designated a permissive use or conditional use in this zone, unless otherwise authorized by this Code; or
b.
Any use not recognized as customarily incidental to a permitted use in the zone.
2.
Permissive Uses:
a.
Any permissive use as allowed and as regulated in the R-1 Single-Family Residential Zone and the following:
(1)
Beauty shop, barber shop.
(2)
Bed and Breakfast House.
(3)
Boarding[house] and Lodging- house.
(4)
Church, or other place of worship, including the usual incidental facilities.
(5)
Club, provided there is no liquor license.
(6)
Day spa.
(7)
Group Home.
(8)
Incidental uses within a building, most of which is occupied by offices and/or dwelling units, such as news, cigar or candy stand, restaurant, personal service shop, and the like, provided the incidental uses comply with the following:
(a)
The use is intended primarily for the use of the occupants of the structure.
(b)
At least 10,000 square feet of floor area are contained in the structure.
(c)
The use is limited to a maximum of ten percent of the total floor area.
(d)
The use is so situated within the structure that it is not directly accessible from a public right-of-way.
(9)
Institution, including library, museum, nursing or rest home, day care center, and family day care center.
(10)
Medical supplies and services, such as drug prescription and supply shop, physical therapy office, or shop for fabricating and fitting prosthetic or correction devices, or medical or dental laboratory.
(11)
Office.
(12)
Parking lot, providing it complies with the following:
(a)
If street curbs and gutters exist adjacent to the parking lot property on a side where lot egress is allowed, the surfacing shall be blacktop for the width of the egress drive(s) and shall extend inward from the property line a minimum of 25 feet along all normal lines of egress traffic flow from the lot.
(b)
The lot shall have barriers which prevent vehicles from extending over the sidewalk or abutting lots, or beyond the sides of a parking structure.
(c)
A solid wall or fence at least six feet high shall be erected on sides which abut or face land in a R-1, R-2, A-1, A-2, or M-H residential zone. However:
1.
Such wall or fence shall be three feet high in the area within 11 feet of a public sidewalk or planned public sidewalk location.
2.
If the wall or fence plus retaining wall would have an effective height of over eight feet on the residential side, the Zoning Administrator shall decide the required height; such decision shall be made by the same process and criteria required for a conditional use.
(d)
In a parking structure there shall be a six-foot solid wall on every parking level where the structure is within 19 feet of privately owned land in a residential zone.
(e)
Ingress and egress shall be designed to discourage parking lot traffic from using local residential streets for more than 150 feet, unless no reasonable alternative is available.
(f)
A parking lot hereafter developed shall include landscaping planted and maintained according to a Landscaping Plan approved by the Zoning Administrator; however, the Planning Commission may waive this requirement where it is found not useful to achieving the intent of this ordinance.
(13)
Photocopy, photography studio, (except adult photo studio).
(14)
Public utility structure (such as a transformer, switching, pumping, or similar technical installation) essential to the operation of a public utility.
(15)
Radio or television studio.
(16)
Sign provided:
(a)
Location Criteria. It is located on private property and advertises, identifies, or directs to a use currently conducted on the same premises. The location of such signs must comply with the following requirements:
1.
One freestanding, two-sided sign no higher than 16 feet.
2.
The outer edge of a wall sign may protrude up to one foot over the property line into the public right-of-way provided the bottom edge of the sign is eight feet or more above the curb or sidewalk grade.
(b)
Number of Signs. Not more than one sign is permitted for any one premises with street frontage of 50 feet or less. A composite group of small signs integrated into one framed unit shall constitute one sign.
(c)
Size of Signs:
1.
The total area of any one sign face shall not exceed 32 square feet.
2.
The total aggregate of all faces of signs or combination of signs allowed for the property on which the use is located shall not exceed 130 square feet of sign area.
3.
Business fronting on more than one street will be allowed additional square footage of sign area to the extent of 50 percent of that allowed for their main street frontage.
(d)
Exceptions:
1.
Signs having less than four square feet in area per sign face and manufacturer's product display racks are considered as exceptions to Subsection (17)(b) and (c) supra, provided no customer service area shall extend closer than ten feet to the nearest right-of-way line of a public street.
2.
On-premises signs without advertising, directing on-premises customer traffic or directing to specific customer service areas, shall be allowed in excess of the number and sign face square footage limitations in Subsection (17)(b) and (c) supra, provided the aggregate area of such signs shall not exceed 20 square feet per business location.
(e)
Illuminated Signs. Illuminated signs, except illuminated clocks, thermometers, and illuminated signs within a building, shall be turned off at 11:00 p.m. or closing, whichever is later. No illuminated signs shall be so located as to shine directly into adjacent conforming residential property.
(f)
Blinking and Revolving Signs. No flashing, oscillating, osculating, revolving or blinking signs shall be allowed.
(g)
Audible Devices. No sign shall have audible devices.
(h)
Amortization. See Nonconforming Uses.
(i)
Determination of Sign Size. The sign area shall be measured as follows:
1.
Square or Rectangular Sign. Length times the height of the face of the sign.
2.
Irregularly Shaped Sign. Area of rectangles, circles, ovals, triangles, or a combination thereof, necessary to enclose the face of the sign.
3.
Sign Made of Individual Cutout Letters. Sum of the area of the rectangles or triangles necessary to enclose each letter.
(17)
Wireless Telecommunications Facility, provided that it satisfies the requirements of section 22.5 of this ordinance, and as specifically allowed below:
(a)
Freestanding wireless telecommunications facility, up to 65 feet in height.
(b)
Collocated freestanding wireless telecommunications facility, up to 75 feet in height.
(c)
Face-mounted wireless telecommunications facility.
(d)
Roof-mounted wireless telecommunications facility, up to 6 feet above the parapet of the building on which it is placed.
(e)
Concealed wireless telecommunications facility.
(f)
Wireless telecommunications facility for which all antennas are mounted on an existing vertical structure.
(18)
Farmers Market, provided the event is issued a Special Event's permit by Bernalillo County.
(19)
Community Garden.
3.
Conditional Uses:
a.
The following uses may be permitted if approved by the Zoning Administrator in accordance with the procedures and under the conditions set forth in the Administration Section of this ordinance with additional requirements deemed necessary to safeguard the best interest of the adjoining property, neighborhood and community.
(1)
Amateur Radio Antenna/Tower 65 to 100 feet as measured from grade.
(2)
Dwelling units constituting more than 25 percent of the gross floor area of a premises.
(3)
Hospital for human beings or sanatorium, provided traffic and ambulance noise will not have an adverse effect on residences in the neighborhood.
(4)
Temporary storage building or yard for equipment, material or activity incidental to a specific construction project but not to exceed one year, unless the time is extended by the Zoning Administrator.
(5)
Medical clinic.
(6)
Roof-Mounted Wireless Telecommunications Facility, up to 20 feet above the parapet of the building on which it is placed, provided that it satisfies the requirements of section 22.5 of this ordinance.
(7)
School and related facilities.
C.
Height Regulations. The same regulations apply as in the R-2 Zone except as provided in the Supplementary Height and Area Regulations Section of this ordinance.
D.
Area Regulations:
1.
Front Yard. There shall be a front yard setback having a depth of not less than 30 feet.
2.
Side Yard. No side yard is required except for buildings or parts of buildings hereafter erected or structurally altered for residential use, in which case, the side yard regulations of the R-1 zone shall apply. In all other cases, a side yard is required only on the side of a lot abutting an A-1, A-2, R-1, R-2, or M-H zone, in which case there shall be a side yard of not less than six feet.
3.
Rear Yard. Except as hereinafter provided in the Supplementary Height and Area Regulations Section of this ordinance, there shall be a rear yard setback having a depth of not less than 15 feet.
4.
Off-Street Parking Spaces, Loading and Unloading Spaces. Off-street parking spaces and loading and unloading spaces shall be provided in accordance with requirements for specific uses set forth in the Off-Street Parking, Loading and Unloading Regulations Section of this ordinance.
E.
Landscape and Buffer Landscaping. As required by the Landscaping and Buffer Landscaping Section of this ordinance.
(Ord. No. 86-19, 6-24-86; Ord. No. 92-18, 12-15-92; Ord. No. 99-6, § 1, 5-11-99; Ord. No. 04-1, § 1, 1-13-04; Ord. No. 2006-3, § 1, 2-14-06; Ord. No. 2006-22, § 1, 9-26-06; Ord. No. 2012-12, § 1, 6-26-12; Ord. No. 2014-11, 6-10-14)