Chapter 17.30
CENTRAL COMMERCIAL ZONE (C2)
Sections:
17.30.010 Uses permitted outright.
17.30.030 Conditional uses permitted.
17.30.050 Setback requirements and yard regulations.
17.30.060 Height of buildings.
17.30.010 Uses permitted outright.
A. In a C2 zone, only the following uses and their accessory uses are permitted outright:
1. Automobile, boat or trailer sales.
2. Bakery.
3. Bank, loan company or similar financial institution.
4. Barber shop.
5. Beauty shop.
6. Bicycle shop.
7. Blueprinting, photostating or other reproduction.
8. Book or stationery store or newsstand.
9. Bookbindery.
10. Building supply with no outside storage.
11. Bus station.
12. Business machines, retail and service.
13. Catering establishment.
14. Church.
15. Clinic, except animal clinic.
16. Clothes cleaning or laundry agency.
17. Clothing store or tailor shop.
18. Club, lodge, union or fraternal organization.
19. Cocktail lounge or tavern.
20. Confectionery store, including soda fountain.
21. Curtain or drapery store.
22. Day care facility.
23. Dancing school or music studio.
24. Delicatessen.
25. Drug store, pharmacy.
26. Dry cleaning, or pressing, except those using highly volatile or combustible materials or using high pressure steam tanks or boilers.
27. Dry goods, millinery or dress shop.
28. Electrical supply store.
29. Feed and seed store.
30. Florist shop.
31. Floor covering sales and service.
32. Food store.
33. Frozen food lockers, retail only.
34. Furniture store.
35. Garden store.
36. Gift, hobby or art shop.
37. Grocery store.
38. Hardware store.
39. Health studio, physical therapist, reducing salon.
40. Hotel.
41. Jewelry store, including repairing.
42. Leather goods sales, including harness and saddle shop.
43. Locksmith.
44. Magazine or newspaper distribution agency.
45. Meat market, retail.
46. Newspaper publishing.
47. Notions or variety store.
48. Office, business or professional.
49. Office supplies.
50. Paint store, including related contractor shop.
51. Parking lot or garage.
52. Pawn shop.
53. Pet shop.
54. Printing plant.
55. Radio or television sales and service.
56. Residential uses, second story or multiple-family.
57. Restaurant or hotel supply.
58. Restaurant or tearoom.
59. Retail store.
60. Scientific or professional instrument sale or repair.
61. Secondhand store.
62. Self-service laundry.
63. Shoe store or shoe repair shop.
64. Storage building for household goods in conjunction with retail sales.
65. Studio: art, music and photography.
66. Telephone or telegraph building.
67. Theater, except drive-in theater.
68. Upholstery shop, but excluding operations in mattress and upholstery refinishing where cyanide or other highly toxic material is used.
69. Wholesale office or show room with merchandise on the premises limited to small items and samples.
70. Museum, private or public
71. Brew pub, public house, microbrewery, winery, cider house, tasting room or similar use. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1037 § 1, 1997; Ord. 982 § 1, 1994; Ord. 950 § 34, 1991.]
17.30.020 Development review.
In the C2 zone, development review by the city administrator or designee shall be required to ensure compliance with JCMC 17.30.080.
A. Procedure. Development review is a nondiscretionary, administrative review conducted by the city administrator or designee. Development review shall follow JCMC 17.150.070(A)(1), Type I Procedure – Administrative Decision.
B. General Submission Requirements. The applicant shall submit an application on forms provided by the city administrator that shall:
1. Contain all the general information required;
2. Address the criteria in sufficient detail for review and action; and
3. Be filed with the required fee as established by the city council.
C. Development Review Information. An application for development review shall include a proposed site plan on a page size of 11 inches by 17 inches or larger, containing the following information if applicable, and other similar information as deemed necessary by the city administrator or designee:
1. North arrow, scale, names, addresses, and telephone numbers of all persons listed as owners on the most recently recorded deed.
2. Name, address, and phone numbers of project designer, engineer, surveyor, and/or planner, if applicable.
3. The proposed development site, including boundaries, dimensions, and gross area.
4. Features that are proposed to remain on the site.
5. The location and dimensions of all existing and proposed structures, utilities, street lighting, pavement and other improvements on the site. Setback dimensions for all existing and proposed buildings shall be provided on the site plan, including dimensions necessary to calculate commercial floor area if applicable.
6. Landscape plan, including parking area landscaping if applicable.
7. Location and dimensions of all proposed public and private streets, drives, rights-of-way, alleys and easements.
8. Location and dimensions of entrances and exits to the site for vehicular and pedestrian access, including pedestrian circulation routes and location and dimensions of vehicular and bicycle parking areas if applicable.
9. Architectural Drawings.
a. Building elevations which illustrate building orientation and building form design features including but not limited to building facade(s), entrance(s), windows, roof decoration, awnings and overhangs, building materials and paint colors.
b. Building plans that illustrate proposed amenities.
c. Signage, if applicable.
d. The name, address and phone number of the architect. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 950 § 34A, 1991.]
17.30.030 Conditional uses permitted.
In a C2 zone, the following uses and their accessory uses are permitted when authorized in accordance with the requirements of Chapter 17.130 JCMC:
A. Auditorium, exhibition hall or other public assembly room.
B. Automobile service station including minor automobile repairs but excluding body and fender work, or painting.
C. Drive-in establishment offering goods or services to customers waiting in parked motor vehicles, except drive-in theater.
D. Motel.
E. Planned unit development.
F. Microwave receiver or transmission tower. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 950 § 35, 1991.]
17.30.040 Lot requirements.
None. Except where precluded to comply with other sections of this title, 100 percent lot coverage is permitted. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 1037 § 1, 1997; Ord. 950 § 36, 1991.]
17.30.050 Setback requirements and yard regulations.
All yard regulations are subject to compliance with vision clearance standards. The planning commission shall consider setback exceptions for installation of publicly oriented features such as a landscaped courtyard or sculpture display. Drought-tolerant, low-water-requiring or native landscaping materials are strongly encouraged.
A. Front Yard Setbacks. A new building shall establish a front yard setback of zero to five feet. To maintain street front continuity, the following exception to the yard requirements is authorized: if there are buildings on both abutting lots with yards of more than the required depth for the zone, the yard of the lot may equal but not exceed the average yard of the abutting buildings. If there is a building on one abutting lot with a yard of more than the required depth for the zone, the yard for the lot may equal but not exceed a depth halfway between the depth of the abutting yard and the required yard depth.
B. Side Yard Setbacks. A side yard facing a street shall have a setback of zero to five feet. The setback for a side yard not facing a street and for a rear yard shall be a minimum of zero feet, with no maximum.
C. Rear Yard Setbacks. The setback for a rear yard shall be a minimum of zero feet, with no maximum.
D. Allowed Extensions into the Public Right-of-Way. Eaves, second story bay windows, cornices, canopies, pergolas, and similar architectural features may encroach into a setback by no more than five feet, subject to compliance with applicable standards of the Uniform Building Code and Uniform Fire Code. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 1037 § 1, 1997; Ord. 950 § 37, 1991.]
17.30.060 Height of buildings.
In a C2 zone within 100 feet of a residential zone, no building shall exceed three stories or 35 feet in height. A building on a corner lot is encouraged to be at least two stories in height. Multistory buildings with residential uses on the upper floor or floors are encouraged in the C2 zone. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 1037 § 1, 1997; Ord. 950 § 38, 1991.]
17.30.070 Limitations on use.
In a C2 zone, the following conditions and limitations shall apply:
A. All business, service, repair, processing, storage or merchandise display shall be conducted wholly within an enclosed building, except for off-street parking and loading, drive-in windows, island service for motor vehicles and display of merchandise along the outside wall of the building not extending more than three feet from the wall once per calendar quarter, unless conducted as part of a special event and authorized by the city council.
B. All items produced or wares and merchandise handled shall be sold at retail on the premises except in the case of JCMC 17.30.010(A)(69).
C. Existing residential dwellings and their accessory uses may be maintained, expanded, constructed or reconstructed in conformance with the development standards as established in the R3 zone.
D. Ground floor spaces shall be used for commercial and retail uses. Upper floors of a building shall be used for commercial or residential uses. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 1037 § 1, 1997; Ord. 950 § 39, 1991.]
17.30.080 Design standards.
A. In the C2 zone, the following design standards shall apply. Applicants proposing construction or major exterior renovation of structures in the C2 zone will be required to comply with the following standards and shall be subject to site review as part of the development application process.
B. For purposes of this chapter, a “major exterior renovation” shall be defined as follows: where the building shell undergoes any structural repair, reconstruction or improvement and the cost of the repair or renovation equals or exceeds 35 percent of the assessed value of the structure either before the improvement or repair is started, or if the structure has been damaged and is being restored, before the damage occurred. This includes:
1. Changes to the facade of a building;
2. Increases or decreases in floor area that result in changes to the exterior of a building;
3. Changes to exterior improvements.
Major exterior renovation does not include normal maintenance and repair or total demolition, nor does it include improvement of a structure to comply with existing state or local health, sanitary or safety code specifications, or any alteration of a structure listed on the National Register of Historic Places or a state inventory of historic places. Assessed value is the value shown on the applicable county assessment and taxation records for the current year.
C. A variance to this requirement may be requested in the event of a casualty (fire, flood, etc.) in which the portion of the building exterior visible from the primary street has not been affected. An applicant seeking a variance to this requirement must provide a description of the casualty and an explanation of why the applicant cannot comply with the standard.
D. For a major exterior renovation, the applicant shall submit a development schedule indicating the approximate dates when construction of the planned amenities and design elements are expected to be initiated and completed. All improvements required under this section shall be completed within three years of the date of approval of the proposed major exterior renovation.
1. Building Architecture. All new buildings and major exterior renovations shall provide architectural relief and interest to promote and enhance a comfortable pedestrian scale orientation. The use of building materials that require less maintenance and are longer lasting is encouraged.
a. Facades. Architectural emphasis shall be placed on the facade facing a public street, especially at the building entrance and along sidewalks. Blank walls shall be avoided unless structurally necessary. Any blank wall clearly visible from a public street shall include a combination of architectural elements and features such as offsets, entry treatments, varied materials and colors, division into bays, decorative murals, etc. A decorative mural should reflect the local human and natural history, and should not be used for advertising purposes.
b. Entrances. The primary entrance to a building, including on a corner lot, shall be located along the primary street, not the parking lot. For a building on a corner lot of two primary streets, the entrance may be oriented toward the intersection. A variance may be granted by the planning commission if this building orientation is not achievable due to site constraints.
c. Windows. A new building or major exterior renovation shall include large, regularly spaced and similarly shaped windows with trim. Windows shall cover between 50 to 80 percent of the ground floor facade area on the building side that faces the public street and includes the main building entrance. Windows shall begin 18 to 30 inches above the sidewalk. Second-story windows shall continue the vertical and horizontal character of the ground level windows. Transom or clerestory windows are encouraged above the building entrance.
d. Roof Decoration. A building with a flat roof shall include a decorative cornice or decorative moldings at the top. A building with a pitched roof shall include eaves.
e. Awnings and Overhangs. All new or renovated buildings may include overhangs or awnings. Overhangs and awnings extending into the public right-of-way may project to within two feet of the curb line and must be a minimum of eight feet in height over the sidewalk and/or ground surface. The design materials and colors of these features shall complement the architecture of the building. New lighted, plastic, or bubble awnings are not allowed. In the event that a street is widened, an awning or overhang that is not in compliance with this chapter will need to be removed.
f. Building Materials. Building materials should be compatible with the surrounding area and can include masonry, tile, stucco, split face (decorative) concrete block, or wood. A building may not be made of unadorned poured or tilt-up concrete or metal siding.
g. Paint Colors. Paint colors should be compatible with the surrounding area. No neon or fluorescent-colored paint shall be allowed.
2. Amenities. Every new building shall provide one or more of the alternatives listed below for each 4,000 square feet of building. Pedestrian amenities may be provided within a public right-of-way when approved by the planning commission. Amenities should be compatible with adjacent downtown development. The use of landscaping and building materials that require less maintenance and are longer lasting is encouraged.
a. A plaza, courtyard, or extra-wide sidewalk next to the building entrance;
b. Planters or hanging baskets;
c. Sitting space (e.g., dining area or benches);
d. Public art (e.g., fountain, sculpture, mural, etc.);
e. Special surfacing such as brick or tile. Surfacing must meet ADA standards.
3. Street Lighting. When street lighting is required to be installed under the requirements of this chapter or supporting ordinances or standards, street lighting shall be old-fashioned, ornamental, and compatible with street lighting in the C2 zone and along Ivy Street.
4. Parking and Access. The following requirements for parking in the C2 zone should minimize visual impacts on the downtown area. The use of paving and landscaping materials that require less maintenance and are longer lasting are encouraged.
a. Parking Area Location. Off-street parking shall be located to the rear or side of the building. On corner lots, the parking may not be located adjacent to the street corner. Use of a corner lot for parking is discouraged.
b. Parking Area Landscaping. Provided that minimum parking requirements are met, all parking lots shall include landscaping of not less than seven percent of the area devoted to outdoor parking facilities. Drought-tolerant, low-water-requiring or native landscaping materials are strongly encouraged. Said landscaping shall be provided with underground irrigation and protective curbs or raised wood headers.
i. A parking area located adjacent to a road shall be buffered by a five-foot landscaped strip between the parking lot and road right-of-way and must include at least one deciduous street tree every 30 feet.
ii. For a corner lot with four or more off-street parking spaces as required under this code, off-street parking adjacent to a public street shall provide a minimum of four square feet of landscaping for each lineal foot of street frontage along that street. Such landscaping shall consist of landscaped berms or shrubbery at least two feet in height, which shall be parallel to and adjacent to the street frontage as much as practical. Additionally, one tree, which will provide a canopy of at least 300 square feet upon maturity, shall be provided for each 50 lineal feet (or fraction thereof) of street frontage along that street.
If minimum parking requirements cannot be met, the highest percentage possible of landscaping shall be required, subject to planning commission approval.
c. Bicycle Parking. Bicycle parking shall be in accordance with the Junction City transportation system plan. If the bicycle parking requirement cannot be met due to site constraints, the bicycle parking may be located elsewhere in the C2 zone in a location to be determined by the planning commission.
d. Alley Paving. In conjunction with a building permit or with a change in use that will take access paved off-street parking from the alley, the developer shall pave the entire alley. This requirement may be waived by the planning commission if adjacent to residential development. Subsequent development or change of use will be subject to a latecomer’s fee per Chapter 13.45 JCMC to reimburse the development cost for the portion of the alley not adjacent to the original development. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 950 § 39A, 1991.]
17.30.090 Utilities.
All utilities on the development site shall be placed underground. Ground-mounted equipment such as transformers, utility pads, cable television and telephone boxes, cell tower equipment boxes, and similar utility services shall be placed underground whenever practicable. Where undergrounding is not practicable, equipment shall be screened from view from adjacent streets, sidewalks, and abutting residentially zoned properties with an evergreen hedge or solid fence or wall at least four feet in height and must be sited to comply with the vision clearance standards in JCMC 17.95.090. [Ord. 1229 § 1 (Exh. A), 2015; Ord. 1116 § 1, 2003; Ord. 950 § 39B, 1991.]