Chapter 18.100
PLANNED COMMERCIAL CENTER (PCC) ZONE

Sections:

18.100.010    Purpose.

18.100.020    Permitted uses.

18.100.030    Prohibited uses.

18.100.040    Setbacks requirements.

18.100.050    Lot coverage.

18.100.060    Architectural standards.

18.100.070    Development standards.

18.100.080    Parking areas.

18.100.090    Table of uses.

18.100.010 Purpose.

The planned commercial center (PCC) zone is established to stimulate economic development through larger scale commercial and office developments served by regional transportation routes. Every effort shall be made to consolidate properties to encourage conformity and organized developments focused on cohesive centers rather than individual smaller lots. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-005.]

18.100.020 Permitted uses.

The uses are permitted and allowed in the PCC zone; provided, that the regulations and intent of this zone and all other applicable ordinances are adhered to, and are shown in RCC 18.100.090, Table of uses. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-010.]

18.100.030 Prohibited uses.

The following are prohibited uses which are not allowed or permitted in the PCC zone:

(1) Storage units.

(2) Auto storage not associated with approved sales/service/impound yards.

(3) Construction staging yards/equipment storage.

(4) Public facilities and/or utility substations larger than three acres.

(5) Schools – public/quasi-public.

(6) Other uses per RCC 18.100.090. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-015.]

18.100.040 Setbacks requirements.

(1) Adjacent to Public Street. All buildings shall be set back at least 30 feet from the back of curb. Buildings over two stories and/or 35 feet in height, and/or greater than 30,000 square feet in area, shall be set back a minimum of 40 feet from property line.

(2) Side Yard Setbacks.

(a) Compatible Land Uses. Setbacks from the property line or between buildings of compatible land use shall be a minimum of 20 feet. Zero lot lines, or structures constructed with no setback from the side property lines, may be allowed where approved as part of a master site plan.

(b) Rear Yard Setbacks. The setback shall be a minimum 40 feet to property line. Where adjacent to residential zones, the minimum rear yard setback shall be one foot for every one foot in building height, with a minimum 40 feet. Zero lot lines, or structures constructed with no setback from the rear property lines, may be allowed where approved as part of a master site plan.

(3) Setbacks shall be measured to the foundation. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-020.]

18.100.050 Lot coverage.

(1) Building Pad Coverage. Commercial lots in the PCC zone shall have a maximum building pad coverage of 40 percent. Commercial lots in the PCC zone may be allowed building pad coverage of up to 60 percent where more than half of the site is fully enclosed and restricted from general access.

(2) Open Space. Each commercial site in the PCC zone shall contain a minimum of 20 percent landscaped open space. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-025.]

18.100.060 Architectural standards.

(1) Architectural Design. For projects within the planned commercial center zone that include more than one building or pad site, a master site plan is required.

The following are encouraged features for all commercial buildings. Large developments should be able to use all of these features. Smaller scale developments are encouraged to use as many of these features as possible:

(a) Roofline variations.

(b) Arched doorways and windows.

(c) Decorative block or brick quoins.

(d) Columns utilizing brick or other masonry as approved.

(e) Clock towers and other decorative vertical features.

(f) Keystones over doorways or windows.

(g) Decorative awnings, shutters, and other window treatments.

(h) Brick accent walls.

(i) Other features as approved by the city council after recommendation by the planning commission.

(2) Building Height. Buildings shall not exceed four stories or 80 feet in height, whichever is less.

(3) Bulk. Commercial buildings shall be encouraged to be designed with architectural wall variations at least every 70 feet in linear width. Variations could imply an undulation in wall surface or additional architectural elements that break up the large surface into smaller sections.

(4) Roof.

(a) Roof Materials. Appropriate roofing materials shall be evaluated by the planning department. However, wood shingles are not permitted.

(5) Exterior Surfaces.

(a) Protected Lower Wall. The lower wall shall be at least one-third the height of the first story. This lower portion of the wall may consist of brick, tile, stone, or decorative concrete. Entries that extend to the floor may be excluded from this requirement.

(b) Upper Wall Materials. The remaining portions of the exterior building may consist of glass, brick, stucco, and stone.

(c) Color Palette. Exterior wall surfaces shall not include fluorescent colors. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-030.]

18.100.070 Development standards.

(1) Planned Commercial Centers. All site plans shall be designed to be integrated into a larger overall site. Driveways, landscaping and all other elements of the site plan shall be planned so that it will fit into a larger shopping center when adjacent parcels are developed.

Development within the PCC zone shall not be less than five acres in size, unless it is a pad site included as part of a larger previously approved development. The planning commission may approve development on preexisting parcels less than five acres if it can be demonstrated that the parcel is of sufficient size to assure compliance with the city’s off-street parking, landscaping, and site plan requirements.

The city may deny a commercial use on property where insufficient lot size or lot shape is such that it creates illogical traffic circulation, or is not conducive to the intent of this chapter. The city will encourage the consolidation of lots for commercial uses where odd-shaped and insufficient-sized lots exists.

(2) Streetscape. The public right-of-way, which includes the back of curb, park strip, and sidewalk, shall be designed with a meandering sidewalk in the PCC zone. Within the park strip, one-and-one-half-inch-caliper trees shall be planted every 25 feet on center according to the streetscape master plan. Behind the sidewalk, the landscaping plan is encouraged to include berms that rise one foot over every three feet in width.

(3) Buffering Between Noncompatible Land Uses. Between noncompatible land uses, an eight-foot masonry wall plus 10 feet of landscaping is required. No buildings shall be allowed within 100 feet of a noncompatible zone. Special considerations may be made when the rear or side yard is adjacent to compatible or future commercial holding zones. The landscaped strip shall include a combination of trees and shrubs that, along with the fence, shall maintain proper screening from adjacent residential uses. Unless otherwise specified by the city council as part of site plan approval, no land disturbance or construction not associated with placement and installation of fencing shall be allowed prior to installation of fencing required by ordinance or by action of the city council.

(4) Loading Docks/Areas. This subsection is in reference to loading docks or areas utilized for loading or unloading and may also include vehicular access doors.

(a) Loading docks/areas shall be oriented away from residential or other incompatible uses and major roadways, and located internally to a site wherever possible.

(b) Site and/or building plans where loading docks/areas are not oriented away from incompatible uses, including major roadways, must demonstrate that such an orientation is not technically feasible, as opposed to other considerations such as cost or density.

(c) Loading docks/areas should be oriented to minimize visual, audible, and other impacts to surrounding uses and properties.

(d) The city may require mitigation of loading docks/areas using distance, landscaping, physical screening, or other methods as determined during site plan approval. [Ord. 19-17 § 1 (Exh. A); Ord. 09-07 § 1; Ord. 08-19 § 1. Code 1997 § 12-290-035.]

18.100.080 Parking areas.

(1) Arrangement. Parking shall be arranged for convenient access and secured visibility, but also contained by buildings and landscaping. Parking and building arrangements shall avoid a strip mall design. The site plan may be required to group parking lots into courts in order to break up the expanse of parking.

(2) Pedestrian Access. Parking lots containing more than 150 spaces must install safe, unobstructed pedestrian paths leading to the store frontage.

(3) Shade. Parking lots shall have a minimum shade canopy of 20 percent at point of mature tree growth. Planters for trees shall be a minimum of five by five feet. Planter areas may be counted toward the required open space.

(4) Landscaping. Landscaping medians and borders shall be used to direct circulation flow.

(5) Building Protection. A store front and store access shall not be blocked by parked cars. A minimum of 10 feet shall be required to separate any exterior building wall from parking areas. [Ord. 19-17 § 1 (Exh. A); Ord. 08-19 § 1. Code 1997 § 12-290-040.]

18.100.090 Table of uses.

P = Permitted, NP = Not Permitted,

C = Conditional

Land Use

Apparel alteration and shoe repair

P

Apparel and accessories retail and rental (apparel, accessories, tailoring, fur, shoes)

P

Artists and related services

P

Auto parts retail

P

Auto dealership (new or used)

P

Auto dealership with ancillary repair services

P

Auto glass repair and retail

P

Automobile repair and related services

P

Automotive dealership (new) – Sales and service center

P

Bakeries (including donut shops, delicatessens)

P

Banking services (banks, credit unions, etc.)

P

Beauty and barber services

P

Bed and breakfast

P

Books, stationery, art/hobby supplies retail

P

Bus passenger terminal

P

Business, professional and finance consulting

P

Car wash, auto or self-serve (unless auto car wash is part of a gasoline service station)

P

Car wash, automatic as part of a gasoline service station

P

Check cashing businesses

NP

Commercial and corporate offices

P

Construction services

P

Convention and other public assembly halls

C

Convenience store with gasoline service (max. 2 within 1,000 ft.)

P

Convenience store without gasoline service

P

Correctional institutions

NP

Counseling services

P

Credit reporting services (adjustment and collections)

P

Cultural activities (libraries, museums, art galleries, etc.)

P

Day care centers/preschool

P

Data processing services

P

Department store and general merchandise retail (including shopping centers)

P

Drinking establishments (bars, taverns, night clubs, brewery, winery)

NP

Drive-through windows

P

Drive-through windows for food services

P

Drug stores and pharmacies retail

P

Duplicating, mailing, and other office services

P

Educational services (primary, secondary, colleges, special training)

C

Electrical appliance repair and services

P

Electrical supplies (except appliances) retail

P

Electrical, gas, and water utility

C

Employment services

P

Engineering, architectural, and planning services

P

Fairgrounds, amusement parks, and sports assembly (arenas, race tracks, stadiums)

C

Farm and garden supply retail

P

Florists retail

P

Food production, storage, and distribution

P

Funeral parlor

P

Gasoline service stations (max. 2 within 1,000 ft.)

P

Gifts retail

P

Grocery stores retail

P

Hardware and supplies retail/home improvement

P

Heating and plumbing equipment retail

P

Historic and monument sites

C

Holding and investment services

P

Home furnishings and household appliances retail

P

Home improvement retail

P

Hospitals

P

Hotel

P

Insurance carriers, agents, brokers, and services

P

Interior decorator’s office with limited retail

P

Jewelry retail

P

Landscaping services

C

Laundering, dry cleaning, and dyeing services

P

Legal services

P

Mail and phone order houses

P

Manufacturing, fabrication, and product assembly, internal use only

P

Medical clinics (excluding plasma donation centers)

P

Microfilming services

P

Motel

C

Motor vehicle services (taxi, auto rental, ambulance, parcel pickup and delivery)

P

Natural activities (planetariums, aquariums, botanical gardens, zoos, etc.)

C

News syndicate services

P

Nurseries (plants)

NP

Office equipment, furniture, machines and supplies retail

P

Outlets, factory and direct sales, wholesale

P

Paint, glass, and wallpaper retail

P

Pawnshop

NP

Parking, structured

P

Pets and supplies retail

P

Photographic supplies retail

P

Photography, portrait and commercial

P

Physicians, dental, other professional medical offices, out-patient treatment centers (excluding plasma donation centers)

P

Plasma donation centers

NP

Playgrounds and other recreational grounds

C

Political, civic and veteran organizations

P

Printing and publishing services

P

Professional/medical offices

P

Public or private parks

P

Public/community uses

P

Recreation or fitness center/health club

P

Research and development services

P

Restaurants, drive-in or fast food

P

Restaurants, sit down

P

Sexually oriented businesses

NP

Sign graphics and production

P

Sports activities, private (golf courses, tennis courts, skating rinks, etc.)

P

Storage and warehousing, standalone

P

Storage and warehousing, accessory to retail, office, or other uses

P

Swimming pools, commercial

P

Telephone and radio communication office (billing and repair)

P

Theaters (drive-in)

NP

Theaters (motion picture)

P

Theaters (traditional – plays)

P

Tobacco and tobacco products retailer (including “vapor” and “smoke shops”)

NP

Treatment centers, in-patient (behavioral, drug and alcohol, and sanitariums)

C

Veterinary and animal hospital services

P

Wedding reception center

P

Wholesale distribution and sales

P

[Ord. 19-17 § 1 (Exh. A).]