§ 4.3. COMMERCIAL DISTRICTS
4.3.1
Intent Statements
A.
Neighborhood Commercial (CN) and General Commercial (CG)
The CN and CG districts are intended to reestablish the historic pattern of mixed use, pedestrian-oriented commercial corridors adjacent to residential neighborhoods by allowing for a vibrant mix of residential, retail, and commercial uses within close proximity of one another. The districts are divided into two levels, based primarily on the scale and intensity of uses allowed, and proximity to major roadways. While the districts primarily accommodate nonresidential uses, certain residential uses are encouraged in order to promote live-work and mixed used opportunities. The development standards for these districts are intended to encourage walkable, pedestrian friendly developments that are compatible with adjacent residential neighborhoods.
1.
Neighborhood Commercial (CN)
The CN District is intended for commercial and office uses that primarily serve the immediate surrounding neighborhood. Typical uses occupy no more than 15,000 square feet of gross floor area. The district is not intended for use by major or large-scale commercial, sales, service or automotive-oriented activities. Uses in this district are intended to be located immediately abutting residential neighborhoods and should be within convenient walking distance from the neighborhoods they are designated to serve.
2.
General Commercial (CG)
The CG District is indented for commercial, office, and employment uses located along arterial commercial corridors that serve through traffic and as well as the surrounding neighborhood. Typical centers may include anchor tenants up to 80,000 square feet in area, and common anchor uses include a full-service grocery store. Although the development standards for this district provide for walkable, pedestrian friendly uses compatible with nearby residential neighborhoods, standards should be balanced with the need to provide parking for people outside the immediate neighborhood. The district should be located in close proximity to an arterial roadway as designated on the City's Thoroughfare Plan.
3.
General Commercial (C1)
This district is intended to provide for the majority of the existing retail and service needs of the City, excepting the downtown business districts, large-scale and bulk commercial uses, and uses which require outdoor display of material, merchandise or inventory. This district recognizes that the majority of the existing retail and service uses are located adjacent to residential land uses. The designation of a C1 District shall permit the continued existence and expansion of commercial uses, while reducing the conflict between residential and nonresidential uses.
The permitted land uses and restrictions over impact, bulk and design are structured to accommodate older shopping districts, free standing commercial establishments and small scale neighborhood centers (under one hundred thousand (100,000) square feet). The C1 District is structured to enable a wide range of retail and consumer services to be combined in either a neighborhood, community, or urban area. The district is not suitable for large-scale free standing commercial operations, wholesale, contracting sales nor the sale of bulk materials nor sale of goods requiring outside sales lots.
B.
Large Scale Commercial (C2)
This district is designed to provide for a variety of commercial uses which share common traits of large scale and bulk commercial uses and uses which require outdoor display of materials, merchandise or inventory. These uses have the need for large expanses of land to accommodate buildings and expansive parking lots.
Large-scale commercial uses have been classified by size, type of use, and the impacts that the use will have within the node [where] it is located.
The permitted land uses and restrictions over impact, bulk and design are structured to accommodate the intensive use of land for buildings and surface parking while providing open space and landscaping to reduce the environmental impact of the use and improve the aesthetic qualities.
C.
Downtown Commercial (B1)
The B1 District is intended only for the Central Business District. It provides for those uses customarily expected to be located in an urban downtown environment such as retail, residential, governmental, office, cultural, hotel, entertainment, and ancillary uses.
4.3.2
Permitted Land Uses
Permitted uses by zoning district are set forth in Chapter 5.0, Permitted Land Uses.
4.3.3
Site Plan Review
A.
All development in the commercial districts is subject to the site plan review process as set forth in 2.1.3, Development Review Board.
B.
No building permit shall be issued or structure or building shall be erected, in any of the commercial districts, nor shall existing buildings be altered, remodeled, or enlarged or extended until the Development Review Board has approved the site plan.
4.3.4
CN and CG District Building Envelope Standards
A.
Applicability
1.
CN District
The CN District shall meet the building envelope standards for a Pedestrian Frontage.
2.
CG District
The building envelope standards for the CG District vary based on the frontage type assigned to a specific zoning lot. Where no frontage is designated on the Zoning District Map as Pedestrian, the building envelope standards for General Frontage shall apply.
B.
Required Building Line (Pedestrian Frontage)
The required building line shall be located between 0 feet and 15 feet (at the applicant's discretion) behind the right-of-way line of the designated primary or side street. Once a distance between 0 and 15 has been established by the applicant, it shall be considered the required building line.
C.
Maximum Setback Line (General Frontage)
1.
General Frontage:
The maximum building setback line shall be located no more than 80 feet behind the right-of-way line of the designated primary or side street. The building façade may be located anywhere between 10 feet and 80 feet (at the applicant's discretion) from the right-of-way line of the designated primary or side street. A single drive aisle serving parking spaces on one or both sides may be located between the building and the parking setback line.
D.
Parking Setback Line
The parking setback line shall be located 15 feet behind any right-of-way line, and 5 feet behind any common lot line not abutting a right-of-way. Except where parking is provided below grade, vehicle parking areas on private property shall be located behind the parking setback line. This requirement shall not restrict on-street parking.
E.
Measuring Height
1.
The height of the principal building is measured in stories. An attic story shall not count against the maximum story height. Floor height shall be measured from the top of the finished floor below to the top of the finished floor above.
2.
The minimum ground floor elevation shall be measured from the exterior sidewalk elevation at the required building line to the top of the finished ground floor.
F.
Pedestrian Frontage (CN, CG)
1.
Building Height
A principal building shall be no greater than 2 stories.
2.
Parking Structure Height
Where a parking structure is within 40 feet of any principal building (built after 2006) that portion of the structure shall not exceed the building's eave or parapet height.
3.
Ground Story Height: Commerce Uses
a.
The ground story finished floor elevation shall be equal to, or greater than the exterior sidewalk elevation in front of the building, to a maximum finished floor elevation of 18 inches above the sidewalk.
b.
The ground story shall have at least 12 feet of clear interior height (floor to ceiling) contiguous to the required building line frontage for a minimum depth of at least 25 feet.
c.
The maximum story height for the ground story is 20 feet.
4.
Ground Story Height: Residential Units
a.
The finished floor elevation shall be no less than 3 feet and no more than 7 feet above the exterior sidewalk elevation at the required building line.
b.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum story height of 17 feet.
5.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 12 feet.
b.
At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
6.
Mezzanines
Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories.
7.
Other
Where a site is located within 40 feet of an existing single-family residential zoning district, the maximum eave or parapet height for that portion of the site shall be 32 feet.
8.
Street Façade
a.
On each lot the building façade shall be built to the required building line for at least 80% of the required building line length along a primary street, and 40% along any side street.
b.
The building façade shall be built to the required building line within 30 feet of a block corner.
c.
These portions of the building façade (the required minimum build-to) may include jogs of not more than 18 inches in depth except as otherwise provided to allow bay windows, shopfronts, and balconies.
9.
Buildable Area
Buildings may occupy any portion of the lot behind the required building line, exclusive of any setbacks required by this development code. The maximum ground floor area for a building within the CN District shall be 15,000 square feet. New construction of buildings greater than 15,000 square feet will require a special use pursuant to 2.9.
10.
Side Lot Setbacks
On a lot where a common lot line is shared with a property located within a single-family residential zoning district, the principal building shall be set back at least 10 feet from the shared lot line.
11.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block.
b.
Garage entries shall have a clear height of no greater than 16 feet and a clear width no greater than 24 feet.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade. These requirements are not applicable to on-street parking.
12.
Alleys
There is no required setback from alleys. On lots having no alley access, there shall be a minimum setback of 25 feet from the rear lot line.
13.
Unbuilt Required Building Line and Common Lot Line Treatment
Privacy fences may be constructed along that portion of a common lot line not otherwise occupied by a building.
G.
Pedestrian Frontage (CN, CG)
1.
Windows and Doors
a.
Blank lengths of wall exceeding 20 linear feet are prohibited on all required building lines.
b.
Windows and Doors on the ground story facades shall comprise at least 40%, but not more than 90%, of the facade area situated between 2 and 10 feet above the adjacent public sidewalk on which the facade fronts.
c.
Windows and Doors on the upper story facades shall comprise at least 20%, but no more than 60%, of the facade area per story (measured as a percentage of the facade between floor levels).
2.
Building Projections
a.
Balconies and stoops shall not project closer than 5 feet to a common lot line.
b.
No part of any building, except overhanging eaves, awnings, balconies, bay windows, stoops, and shopfronts as specified, shall encroach beyond the required building line.
c.
Awnings shall project a minimum of 6 feet and a maximum of within 1 foot of back of curb (where there are no street trees) or 1 foot into the tree lawn (where there are street trees.)
d.
Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 10 feet except as otherwise provided for signs, street lighting and similar appurtenances.
e.
Awnings may have supporting posts at their outer edge provided that they:
f.
Have a minimum of 8 feet clear width between the facade and the support posts or columns of the awnings.
g.
Provide for a continuous public access easement at least 4 feet wide running adjacent and parallel to the sidewalk cover columns/posts.
3.
Doors/Entries
Functioning entry doors shall be provided along ground story facades at intervals not greater than 75 linear feet.
H.
General Frontage (CG)
1.
Building Height
A principal building shall be no greater than 4 stories.
2.
Parking Structure Height
Where a parking structure is within 40 feet of any principal building (built after 2006) that portion of the structure shall not exceed the building's eave or parapet height.
3.
Ground Story Height: Residential Units
a.
The finished floor elevation shall be no less than 3 feet and no more than 7 feet above the exterior sidewalk elevation at the building façade.
b.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum story height of 17 feet.
4.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 12 feet.
b.
At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
5.
Mezzanines
Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories.
6.
Other
Where a site is located within 40 feet of an existing single-family residential zoning district, the maximum eave or parapet height for that portion of the site shall be 32 feet.
7.
Maximum Setback
Buildings shall be set back no more than 80 feet from a primary or side street right-of-way. The building façade may be located anywhere between 10 and 80 feet from the right-of-way (at the applicant's discretion). A single drive aisle serving parking spaces on one or both sides may be located between the building and the right-of-way.
8.
Street Façade
On each lot, the width of the building façade shall be at least 60% of the width of the lot frontage along a primary street, and 25% along any side street.
9.
Buildable Area
Buildings may occupy any portion of the lot behind the right-of-way line, exclusive of any setbacks required by this development code. The maximum ground floor area for a building shall be 80,000 square feet.
10.
Side Lot Setbacks
On a lot where a common lot line is shared with a property located within a single-family residential zoning district, the principal building shall be set back at least 10 feet from the shared lot line.
11.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block.
b.
Garage entries shall have a clear height of no greater than 16 feet and a clear width no greater than 24 feet.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade. These requirements are not applicable to on-street parking.
12.
Alleys
There is no required setback from alleys. On lots having no alley access, there shall be a minimum setback of 25 feet from the rear lot line.
13.
Common Lot Line Treatment
Privacy fences may be constructed along that portion of a common lot line not otherwise occupied by a building.
I.
General Frontage (CG)
1.
Windows and Doors
a.
Blank lengths of wall exceeding 20 linear feet are prohibited on all building façades.
b.
Windows and Doors on the ground story facades shall comprise at least 40%, but not more than 90%, of the facade area situated between 2 and 10 feet above the adjacent public sidewalk on which the facade fronts.
c.
Windows and Doors on the upper story facades shall comprise at least 20%, but no more than 60%, of the facade area per story (measured as a percentage of the facade between floor levels).
2.
Building Projections
a.
Balconies and stoops shall not project closer than 5 feet to a common lot line.
b.
No part of any building, except overhanging eaves, awnings, balconies, bay windows, stoops, and shopfronts as specified, shall encroach beyond the required building line.
c.
Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 10 feet except as otherwise provided for signs, street lighting and similar appurtenances.
d.
Awnings may have supporting posts at their outer edge provided that they:
e.
Have a minimum of 8 feet clear width between the facade and the support posts or columns of the awnings.
f.
Provide for a continuous public access easement at least 4 feet wide running adjacent and parallel to the sidewalk cover columns/posts.
J.
Additional Building Envelope Requirements
1.
Garden Wall and Transitional Buffer Yard
A Garden Wall as set forth in 4.3.4.F.13.b. and 4.3.4.H.13.b. or a Transitional Buffer Yard as set forth in 8.2.9 shall be required for all nonresidential and multifamily uses adjacent to or across the alley from an existing single-family or duplex lot.
2.
Windows and Doors
a.
In buildings with ground floor residential, office and industrial uses, translucent (not tinted or mirrored) windows may be used to meet all transparency requirements.
b.
No more than 50 percent of the required transparent surface area may be obstructed by product displays. For the purposes of this paragraph, obstructed shall mean placement of displays within five feet behind the glass.
3.
Building Entrance
a.
The entrance shall be operable during normal business hours.
b.
A minimum of 50 percent of each door shall be transparent.
c.
A building located on a corner lot may provide an angled entrance. A building located on two primary streets shall have either one entrance per frontage or provide one angled entrance at the corner of the building at the intersection of the two primary streets. Buildings located on corner lots shall meet all applicable intersection sight distance requirements.
d.
Additional entrances off another street, pedestrian area, or internal parking area are permitted.
4.3.5
B1 District Building Envelope Standards
A.
Dimensional Standards
There are no minimum lot area, width or yard requirements for the B1 District.
B.
Building Height
The minimum building height for the B1 District shall be two (2) stories. The maximum building height for the B1 District shall be thirteen (13) stories. For the purpose of this section, a story shall be limited to the following:
Minimum Height in Feet Maximum Height in Feet Ground Story 12 20 Upper Stories 9 12 Attic Story 9 12 Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories. 4.3.6
C1 and C2 District Building Envelope Standards
A.
Structures, parking, and vehicle areas in the C1 and C2 districts shall meet the applicable building envelope standards as set forth below.
C1 C2 STANDARD Lot area (min sq. ft.) None 50,000 Lot width (min ft.) None None YARDS Front (min ft.) 20 (1) 20 (1) Side, Corner (2) (min ft.) 20 20 HEIGHT Height (max ft.) 35 45 (1) Or the average setback of the two principal structures on the adjoining parcels, whichever is less.
(2) This yard may be observed only when no other lots with frontage on this street have, or have the ability to have, a building fronting on this street.
B.
Abutting Residential
A Transitional Buffer Yard as set forth in 8.2.9 shall be required.
C.
Building Setback
In the C2 District, the minimum building setbacks are required from all property lines and are to be a minimum width of five (5) percent of the average width or depth of the lot for the related front, rear or side property lines not to exceed a maximum of twenty (20) feet. Building setbacks may be zero lot line pursuant to Section 2.13.2.G and 2.13.2.H.
( Ord. No. 17505 , § 1(Exh. A), 9-26-17; Ord. No. 17575 , § 1(Exh. A), 5-8-18; Ord. No. 17682 , § 1, 5-7-19)