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Sec. 14. Office service (OS). Statement of purpose. The purpose of the office-service district is to set aside areas within the city for the development of major economic activities which do not have significant environmental issues associated with them. The standards of the district provide for well-planned developments with attention to controlled traffic access and buffering of adjacent residential areas. The standards of this district also require that a master development plan be prepared for large parcels prior to the development of the site. Applicability. The standards of the office-service district shall apply to all land shown on the "Official Zoning Map, City of Lewiston" as being located within an office-service district. Permitted uses. In an office-service district, any new building or structure which is constructed, any existing building or structure or part thereof which is used, altered or enlarged and any parcel of land, whether in whole or in part, may be used for one or more of the following: Hotels, motels, and inns; Restaurant; Places of indoor assembly, amusement or culture; Art and craft studios; Professional offices; Office buildings and business offices; Tradesman's offices; Personal services; Wholesale sales, warehousing and distribution facilities; (10) Building and construction contractors provided there is no exterior storage of materials or equipment visible from a public street or abutting property; (11) Self-storage facilities; (12) Research, experimental or testing laboratories; (13) Light industrial uses; (14) Veterinary facilities including kennels; (15) Mortuary or funeral parlor; (16) Academic institutions, including buildings or structures for classroom, administrative, laboratory, art, theater, dining, service, library, bookstore and student recreational uses, and athletic buildings or structures in which the number of spectators permitted under the fire code of the City of Lewiston shall not exceed the combined staff and resident student population of the institution; together with buildings accessory to the foregoing permitted principal buildings or ---PAGE BREAK--- structures; (17) Hospitals, including institutions for the handicapped; (18) Religious facilities including churches, synagogues, and other houses of worship, rectories and parsonages and church-affiliated community purpose facilities; (19) Municipal buildings and facilities; (20) Private or commercial schools including business colleges; (21) Home occupations; (22) Accessory buildings and uses; (23) Family day care homes; (24) Small day care facilities; (25) Day care centers; (26) Forest management and timber harvesting activities in accordance with the standards of article XII; (27) Movie theaters; (28) Group care facilities. Conditional uses. In an office-service district, any new building or structure which is constructed, any existing building or structure or part thereof which is used, altered or enlarged and any parcel of land, whether in whole or in part, may be used for one or more of the following uses only after the issuance of a conditional use permit in accordance with article X of this Code: Dormitories; Reservoirs, pumping stations, standpipes or other water supply uses involving facilities located on or above the ground surface; Transformer stations, high voltage power transmission lines, substations, telephone exchanges, microwave towers or other public utility or communications use; Earth material removal; Private industrial/commercial developments; Motor freight transportation facilities; Drive-in theaters. Space and bulk standards. TABLE INSET: ---PAGE BREAK--- % & ' ( ) Additional standards. Where the side or rear yard area is located within 50 feet of a residential zoning district, a 50-foot wide buffer strip shall be maintained in accordance with the buffer standards of article XIII. Any required side or rear yard area located within 50 feet of a lot containing a dwelling not in a residential zoning district shall be maintained as a buffer area meeting the standards of article XIII. Existing lots of record having 150 feet or less of frontage on a street functionally classified as an arterial shall be limited to one point of vehicular access to the arterial to service all development on the lot including the division of the lot into additional lots. Existing lots of record having more than 150, but less than 500 feet of frontage on a street functionally classified as an arterial shall be limited to two points of vehicular access to the arterial to service all development on the lot including the division of the lot into additional lots. Existing lots of record having 500 feet or more of frontage on a street functionally classified as an arterial shall be limited to two points of vehicular access to the arterial for up to 1,000 feet of frontage, plus one additional point of access to the arterial for each additional 500 feet of frontage on the arterial or portion thereof. These points of access shall service all development on the lot, including the division of the lot into additional lots. Prior to the division of any existing lot of record having a gross lot area of five acres or more or 500 or more feet of street frontage on a road functionally classified as an arterial or the submission of a development plan for all or a portion of the lot, the owner shall file a master development plan with the planning board. The master development plan shall be conceptual in nature and shall be based upon a site inventory plan identifying the major development opportunities and constraints associated with the site. This inventory shall be prepared by a registered landscape architect or registered professional engineer and shall show in a conceptual manner natural drainage features, environmentally sensitive areas, prime development areas, potential points of vehicular access, and other significant manmade and natural features of the site. The master development plan shall address the overall use of the parcel, the overall vehicular circulation system within the parcel, the coordination of accesses onto the arterial street, the general layout of utilities and drainage and provisions for buffering. The master development plan shall also demonstrate how the requirements of the office service district and the standards of article XIII will be met. ---PAGE BREAK--- Once the master development plan has been filed with the planning board, any division of land or application for approval shall be consistent with the plan unless a revised master development plan is filed. Modifications (ie. relaxation of standards) of setbacks, yards, maximum lot coverage ratios, maximum impervious surface ratios, minimum open space ratios, and maximum building height as contained in subsection may be granted by the board of appeals, planning board, staff review committee and the code enforcement official pursuant to articles V, VII, VIII, IX, and XIII of this Code. (Ord. No. 89-16, 11-30-89; Ord. No. 90-3, 5-17-90; Ord. No. 92-12, 6-4-92; Ord. No. 92-18, 9-10-92; Ord. No. 93-1, 2-4-93; Ord. No. 96-3, 4-18-96; Ord. No. 97-7, 9-11-97; Ord. No. 98-6, 7-2-98; Ord. No. 00-19, 10-5-00; Ord. No. 00-27, 1-11-01; Ord. No. 05-07, 3-17-05) Editor's note: See editor's note at article XI.