§ 8.03. Development requirements.

A.

Site plan approval requirements. The following chart provides requirements for site plan approval. A site plan shall be submitted for Planning Commission review in connection with the following, unless specifically exempted in section 14.02:

District	Site Plan Approval Requirements	Other Requirements
C-2	Special land uses	Site plans shall be submitted for all shopping centers, plats, site condominium projects, and municipal buildings; all other new buildings with a permitted use in C-2 and C-4 shall be subject to approval by the staff review team in accordance with the requirements of section 13.05; see section 3.25 for site condominium requirements and procedures. See chapter 14 for site plan requirements; see chapter 15 for special land use requirements.
C-3	Permitted and special land uses
C-4	Special land uses

 

B.

Lot, yard and building requirements.

1.

Size and dimensional table:

Requirement	C-2	C-3	C-4	Other Requirements
Minimum lot area	11,050 sq. ft.	11,050 sq. ft.	15,000 sq. ft.
Minimum lot width	85 ft.	85 ft.	100 ft.	Lot width is measured at the front building setback line. See section 3.05.
Front yard	35 ft.	40 ft.	30 ft.	The required front yard shall be landscaped, except for necessary drives or walks. No storage, parking, off-street loading areas or accessory structures shall be permitted.
Side yard	None required when adjacent to a C-2, C-3, I-1 or I-2 district		12 ft. one side/25 ft. total	In the C-2 and C-3 districts, side yards shall not be required, except on that side of the lot abutting an OS Open Space or C-4 Office district in which case there shall be a side yard of not less than 10 feet or upon a residential district in which case there shall be a side yard of not less than 20 feet.
				Where the building is not placed on the lot line on lots abutting commercial or industrial districts, a minimum side yard of ten feet shall be required.
				In all commercial districts in the case of a corner lot the building setback on the side yard on the street side shall be a minimum of 30 feet with a minimum ten-foot landscaped area.
Rear yard	30 ft.	35 ft.	35 ft.	When the rear yard of a lot in any commercial district abuts any residential district, the building setback shall be 50 feet.
Maximum lot coverage	75 percent	35 percent	35 percent	Includes area of lot covered by main and accessory buildings and structures. For the C-2 district, maximum lot coverage includes all areas not landscaped. Principal activity conducted within an enclosed building except for specified special land uses. Maximum 85% lot coverage for redeveloping C-2 sites where existing buildings will be retained.
Maximum building height	Three stories or 45 feet, whichever is lower			Building height is limited to two stories or 30 feet, whichever is lower, in any commercial property abutting any residential district. See chapter 2, definition for building height. See section 3.03.
Maximum warehouse with retail use	75 percent	NP		No outside storage of materials. The site shall not abut any residential district nor lie within 100 feet of a residential use.

 

2.

The type and amount of building materials utilized shall comply with the following table:

Material	Maximum Percent of Wall to be Covered by Certain Building Materials
	100	75	50	25
Brick	✓
Glass		✓
Decorative masonry		✓
Stone		✓
Metal composite material panel		✓
Wood, vinyl and metal siding				✓
Finishes*				✓
* Includes dryvit, plaster, stucco or similar materials. Such materials shall not be used where contact with vehicles may occur such as parking areas and traffic ways.

 

C.

Development requirements for parking.

1.

The amount of required off-street parking spaces for individual uses shall be determined in accordance with the following table and shall meet the dimensional requirements of chapter 17, off-street parking and loading. Site development within the C-2 zone district must provide for sufficient parking for general retail use of the building.

Use	Parking Requirement—Spaces Per Unit of Measurement
Retail
Auto salesrooms, wholesale stores and machinery sales	One per each 400 sq. ft. GFA
Building supply and equipment establishments	One per each 300 sq. ft. GFA
Commercial enterprises producing merchandise on the premises	One space per each 250 square feet GFA of area used for retail sales plus one per each 2,000 square feet GFA of manufacturing area.
Convenience store	One per each 250 sq. ft. GFA
Drive through service establishments	Four standing spaces per each outside teller or other outside service window, plus normal requirements for the use
Open air businesses	One per each 800 sq. ft. of lot area used for the open air business plus parking for any main use building and associated accessory uses
Open air businesses—Vehicle sales	One per each 300 square feet of GFA for the showroom building
Retail businesses	One per each 250 sq. ft. GFA for the first 25,000 sq. ft. GFA and one per each 300 sq. ft. GFA for additional floor area in building or center
Restaurants, excluding drive-through services, when within shopping centers	One per each 70 sq. ft. UFA
	One per each 50 sq. ft. UFA, plus four standing spaces per each outside service window
Restaurants, freestanding	One per each 50 sq. ft. UFA, plus four standing spaces per each outside service window
Retail with on site warehousing/distribution	One per each 250 sq. ft. GFA of area used for retail sales plus one per each 2,000 square feet GFA of warehouse area
Vehicle rental establishments	One per each 500 sq. ft. GFA
Service
Animal hospitals and kennels	One per each 400 sq. ft. GFA
Commercial schools	12 per classroom or amount required in the auditorium or place of assembly, whichever is greater
Financial institutions	One per each 200 sq. ft. GFA, plus, four standing space per each outside teller
Funeral homes and crematoria	Parking operations plan or one per 50 sq. ft. of parlor area
Hair stylists	Three per each stylist
Hotels, motels	One per each guest bedroom, plus one per each employee, plus amount required for accessory uses
Laundromats	One per each two washing and drycleaning machines
Personal service establishments	One per each 300 sq. ft. GFA
Radio and television stations	One per each 300 sq. ft. GFA
Repair and service establishments	One per each 800 sq. ft. GFA
Vehicle fuel stations, vehicle repair—major and minor	Two per each service stall, plus one per each employee, plus one per each service area
Vehicle washes	One per each employee
Institutional, recreational and utilities
Assisted living facilities, convalescent homes and nursing homes	One per each three beds or two rooms, whichever is less, plus ten spaces signed for visitors
Colleges and universities and high schools	Eight per classroom or amount required for the auditorium or place of assembly, whichever is greater; separate areas for student drop off and pickup areas for buses must be provided
Elementary and secondary schools	Four per classroom or amount required for the auditorium or place of assembly, whichever is greater; separate areas for student drop off and pickup areas for buses must be provided
Emergency medical centers	2½ per exam or outpatient procedure room or station plus one per each lab or recovery room
Hospitals	Parking operations plan or two per each in patient bed plus one per 150 square feet for offices and administrative uses, plus required out patient parking (see clinic)
Municipal and public service activities	One per each 300 sq. ft. GFA, not including parking areas for municipal vehicles (police cars, public works vehicles, etc.) plus spaces required for assembly areas
Private clubs or lodges	Parking operations plan but not less than one per each three individual members and/or guests allowed within the maximum occupancy load
Recreational facilities indoor	Parking operations plan but not less than four per court or other recreational facility use plus parking required for any accessory uses. If athletic fields are included, there shall be provided 20 spaces per field
Recreational facilities outdoor	Parking operations plan but not less than one per each two miniature golf holes plus two per each batting cage plus one per each 50 sq. ft. with video games plus four spaces per court
Office buildings	One per 300 square feet GFA
Clinic	Three per each exam or outpatient procedure room or station plus one per each lab or recovery room
Bowling alleys	Five per bowling lane, plus 50 percent of amount required for any restaurant or banquet uses
Assembly buildings	One per each three seats or six feet of bleacher seating or each 100 sq. ft. whichever is greater
Libraries, art galleries and museums	One per each 400 sq. ft. GFA
Day care centers	Parking operations plan or one per each three clients computed on the basis of the greatest number of clients on site at a given time
Places of religious worship	Two per each five seats based on the maximum seating capacity of the main place of assembly up to 2,500 persons
Parks	Ten per athletic field plus one per each ten sq. ft. of play structure
Golf courses	Three per hole for par three, six per hole for others plus parking required for any accessory use
Stadiums and sports arenas	One per each two seats or five feet of bleachers

 

2.

The respective side and rear yard setback for the off-street parking for nonresidential uses common to an adjacent residential use or district shall be a minimum of 45 feet of which 20 feet nearest the respective property line is developed as a buffer zone. No accessory buildings or storage is allowed in this 45-foot setback. Such buffer zone shall extend the entire depth of the side of the lot in the case of the side yard parking adjoining residential use, or the width of the rear of the lot in the case of rear yard parking adjoining the residential use. The required buffer zone shall incorporate a minimum six-foot high vertical screen.

Residential District or Use

D.

Development requirements for signs. See also chapter 16, signs for general requirements.

Signs Permitted	C-2, C-3, C-4 Districts				Other Requirements
	Size	Number	Height	Location
Freestanding pole—On lots 190 lineal feet or less of frontage	Two sq. ft. of sign for each four ft. of frontage	One per lot	25 ft.	Behind the ROW	Ten-foot clear space necessary from bottom of sign to ground
Freestanding pole—On lots of greater than 190 lineal feet of frontage	Two sq. ft. of sign for each four ft. of frontage up to 190 lineal feet plus two sq. ft. of sign for each ten ft. of frontage exceeding 190 lineal feet	One per lot	25 ft.	Behind the ROW	No sign shall exceed 100 sq. ft.
					Ten-foot clear space necessary from bottom of sign to ground
Freestanding ground—On lots 190 lineal feet or less of frontage	Two square feet of sign for each four feet of frontage	One per street frontage	Four ft. above mean grade if less than ten feet from ROW line		Not permitted if a freestanding pole sign is used
			Ten ft. above mean grade if ten ft. or more from ROW line
Freestanding ground—On lots greater than 190 lineal feet of frontage	Two sq. ft. of sign for each four feet of frontage up to 190 lineal feet plus two sq. ft. of sign for each additional ten ft. of frontage	One per street frontage	Four ft. above mean grade if less than ten feet from ROW line		Not permitted if a freestanding pole sign is used outside the clear vision area of the intersection of streets or driveway onto streets
			Ten ft. above mean grade if ten ft. or more form ROW line
Additional freestanding (see other requirements)	Same as freestanding	One	Same as freestanding	Same as freestanding	Permitted if: On a lot of five acres or more with multiple public street frontages; OR on through lots (excluding corner lots)
Wall—Establishments 70 feet or less wall	1½ sq. ft. for each one lineal foot of wall	One per street frontage	Cannot extend above roofline	On wall	Area of wall signs is calculated by using the wall to which the sign will be attached
Wall—Establishments with more than 70 feet of wall	1½ sq. ft. for each one lineal foot of wall for first 70 lineal feet plus 1½ sq. ft. for each three lineal foot of wall in excess of 70 lineal feet	One per street frontage	Cannot extend above roofline	On wall	Area of wall signs is calculated by using the wall to which the sign will be attached
Noncommercial	32 sq. ft.	One per issue or candidate per street frontage	Four ft.	Behind the ROW
Real estate	32 sq. ft.	One	Six ft.	Setback at least ten feet from a side or rear lot line	Permitted only when property is for sale, rent, or lease
Institutional bulletin board	50 sq. ft.	One	Six ft.	Setback at least 25 feet from front property line
Directional	Six sq. ft.	Only to the extent necessary as determined by the zoning administrator for traffic safety, subject to approved plan for design, number, and location
Window	Shall not cover more than 25 percent of window area on any side of a building
Balloon	See height	One	35 ft. from surface of resting point or point of tie downs	Setback from any property line equal to 1½ times its height	See chapter 16 for additional requirements related to balloon signs
Shopping center banner	30 sq. ft. for every 100 feet of setback from public ROW	One banner for every 100 parking spaces	25 feet	Setback at least 100 feet from the front lot line	No banner shall exceed 100 sq. ft. in area
					Ten-foot clear space necessary from bottom of banner to ground
Portable	32 sq. ft.	One	Four ft. above mean grade if less than ten ft. from ROW	Behind the ROW and in a location where driver visibility is not impaired	Limited to 50 days of display in any calendar year, display periods of a maximum ten days for tenants within multi-tenant buildings, a separate permit and fee for each multi-tenant display period and permit sticker affixed to sign for the entire display period for all portable signs
			Ten ft. above mean grade if more than ten ft. from ROW

 

Signs Permitted	Regional Shopping Centers (RSC) in C-3 Districts				Other Requirements
	Size	Number	Height	Location
Monument sign for shopping center	Maximum of 200 sq. ft.	Not more than one for each street frontage	Maximum of 25 feet	Outside of ROW	No more than 50 percent of sign area to consist of text and/or graphics and landscaped at the base
Freestanding entrance sign	Maximum of 100 sq. ft.	Maximum of one at each driveway or street entrance to RSC	Maximum of 25 feet	Outside of ROW	Must be at least 400 feet between each freestanding entrance sign
Directional sign	Maximum of 25 sq. ft.		Maximum of ten feet, but greater height may be approved by zoning administrator	Outside of ROW	(1) May include name of use or tenant that has at least 18,000 sq. ft. in RSC; (2) May be permitted for full service restaurants, theaters, food courts, valet entrances, motor coach parking areas and convention and visitors bureau; (3) Signs shall be in a uniform style and appearance throughout RSC; (4) Signs may indicate location or route, provide identification, promote traffic safety or serve other related purposes
Banner	30 sq. ft. for each 100 feet of setback from public street ROW, but no banner to be larger than 100 sq. ft.	One banner for each 100 off-street parking spaces	25 feet	Setback at least 100 feet from front lot line	At least ten feet of clear space from bottom of banner to ground
Entrance sign—Commercial establishment of more than 50,000 sq. ft.	Maximum of 70 sq. ft.	One per entrance of the commercial establishment	Cannot extend above roofline	On wall
Wall sign—Commercial establishment of more than 50,000 sq. ft.—In addition to permitted entrance sign	Maximum of five percent of the wall to which it is attached	One on each exterior wall of commercial establishment, in addition to permitted entrance sign	Cannot extend above roofline	On each exterior wall	Location of sign is subject to zoning administrator approval; area of sign is calculated with reference to the wall to which sign is attached
Entrance sign—Commercial establishment with separate exterior customer entrance, except establishments with more than 50,000 square feet (covered above)	1½ sq. ft. for each one lineal foot of wall for first 70 lineal feet plus 1½ sq. ft. for each three lineal feet of wall in excess of 70 lineal feet	One per entrance of the commercial establishment	Cannot extend above roofline	On wall	Area of sign calculated with reference to tenant space wall to which sign is attached
Wall sign—Commercial establishment of more than 20,000 square feet without an exterior entrance	Maximum of 70 square feet	One sign on an exterior wall of building in which commercial establishment is located	Cannot extend above roofline	On each exterior wall	Location of sign is subject to zoning administrator approval
Wall sign—RSC identification sign at pedestrian entrance	Maximum of 300 sq. ft.	One per pedestrian entrance	Cannot extend above roof line	At each pedestrian entrance of RSC

 

E.

The separate land parcels comprising a regional shopping center shall be permitted to have signs only as determined by the sign regulations for regional shopping centers in the C-3 District, as provided in this ordinance; provided, however, that a commercial establishment that consists of a separate, free-standing building, not contiguous with the building constituting the regional shopping center, shall not be deemed included, for sign purposes, within the regional shopping center, and accordingly, the signs permitted for such building shall be determined in accordance with the sign regulations for buildings in the C-3 District that are other than regional shopping centers.

F.

Subject to the provisions of this Section, the city commission, after recommendation by the Planning Commission, shall have the power to waive or alter the specific provisions of Section 8.03.B, 8.03.C only in cases involving a Regional Shopping Center where there is evidence that all of the following conditions are met:

1.

There are exceptional or extraordinary circumstances or conditions applying to the property. Exceptional or extraordinary circumstances or conditions include:

a.

Exceptional narrowness, shallowness or shape of a specific property on the effective date of this Ordinance; or

b.

By reason of exceptional topographic or environmental conditions or other extraordinary situation on the land, building or structure; or

c.

By reason of the use or development of the property immediately adjoining the property in question.

2.

The waiver or alteration will not be detrimental to adjacent property and the surrounding neighborhood.

3.

The granting of the waiver or alteration will better serve to achieve the Intent and Purpose of the C-3 Regional Commercial Zone District as described in Section 8.01.

(Ord. No. 7-03, § 7(8.03), 4-1-2003; Ord. No. 15-06, § 2, 10-20-2006; Ord. No. 12-08, § 3, 9-26-2008; Ord. No. 9-16, §§ 1, 14, 15, 12-20-2016; eff. 12-30-2016; Ord. No. 4-18, § 1, 3-20-2018; Ord. No. 7-18, § 8, 5-1-2018)