Carroll Valley City Zoning Code
PART 8
COMMUNITY CORE CC DISTRICT
§ 27-801 Statement of Legislative Intent.
[Ord. No. 1-2022, 5/10/2022]
1.
It is hereby declared to be the intent of the CC District to:
A.
Provide a mixture of neighborhood serving nonresidential functions clustered closely together.
B.
Provide residential options consistent with a community core setting.
C.
Contribute to meeting the Borough's obligation to provide opportunities for the development of all dwelling unit types.
D.
Ensure that development occurring within the community core is of a scale and design that enables a variety of transportation modes to be used.
E.
Promote the development of an internal street system that focuses on local travel and connectivity between developed sites rather than accommodating higher velocity through traffic.
F.
Encourage property design that focuses on building design and placement and pedestrian scale amenities rather than designs that evolve around the accommodation of the personal automobile.
G.
Encourage a consistent architectural approach within the community core area that is reflective of and enhances the existing Carroll Valley community.
§ 27-802 Use Regulations.
[Ord. No. 1-2022, 5/10/2022]
1.
Permitted Uses. The following uses are permitted in the CC District:
A.
Apartments within a mixed-use property.
B.
Bars and nightclubs.
C.
Business offices.
D.
Child-care facility, in accordance with § 27-1502, Subsection 3.
E.
Commercial recreation, indoor.
F.
Community center.
G.
Educational institutions.
H.
Financial institutions.
I.
Forestry.
J.
Funeral homes.
K.
Golf courses.
L.
Hotels.
M.
Mixed-use property, in accordance with § 27-1502, Subsection 19.
N.
Place of worship.
O.
Professional offices.
P.
Restaurants, excluding those with drive-through service.
Q.
Restaurants with outdoor seating, in accordance with § 27-1502, Subsection 28.
R.
Retail stores.
S.
Schools.
T.
Single-family semidetached dwellings.
U.
Site-specific Borough facilities.
V.
Site-specific utility facilities.
W.
Ski slopes.
X.
Studios.
Y.
Theaters.
Z.
Two-family dwellings.
2.
Accessory Uses. The following uses are permitted as accessory uses to any permitted principal use in the CC District.
A.
Child-care facility (accessory to nonresidential use), in accordance with § 27-1502, Subsection 3.
B.
Detached accessory structures, including, but not necessarily limited to, detached garages and utility sheds.
C.
Home occupations, in accordance with § 27-1502, Subsection 16.
D.
Homestay, in accordance with § 27-1502, Subsection 17.
E.
No-impact home-based businesses, in accordance with § 27-1502, Subsection 21.
F.
Wireless communication facility — co-location — outside public right-of-way, proposed as either a stand-alone facility or as part of a DAS, in accordance with § 27-1502, Subsection 36.
G.
Wireless communication facility — co-location — inside public right-of-way, proposed as either a stand-alone facility or as part of a DAS, in accordance with § 27-1502, Subsection 37.
3.
Special Exception Uses. The following uses are permitted by special exception in the CC District in accordance with the following standards and criteria, any reasonable conditions that the Zoning Hearing Board may deem necessary, and in accordance with the procedures set forth in § 27-1909 of this chapter.
A.
Apartment buildings, in accordance with § 27-1502, Subsection 1.
B.
Conference centers, in accordance with § 27-1502, Subsection 4.
C.
Mobile home parks, in accordance with § 27-1502, Subsection 20.
D.
Parking garages, as either a principal or an accessory use, provided that the parking garage is part of an overall project developed in accordance with §§ 27-803 and 27-804 of this chapter, and in accordance with § 27-1502, Subsection 22.
E.
Resorts, in accordance with § 27-1502, Subsection 26.
F.
Retail stores with fuel sales, in accordance with § 27-1502, Subsection 29.
G.
Single-family attached dwellings, in accordance with § 27-1502, Subsection 32.
H.
Uses not expressly permitted elsewhere in this chapter and that exhibit the same general character of the uses listed in § 27-802, when authorized as a special exception by the Zoning Hearing Board in accordance with §§ 27-1502, Subsection 33, and 27-1909.
§ 27-803 General Development Standards.
[Ord. No. 1-2022, 5/10/2022]
1.
Any development, other than mobile home parks, whether proposed initially or cumulatively, on a parcel existing as of the effective date of this chapter, shall comply with the following general development standards:
A.
Street System. Any development that proposes the extension of existing streets or the development of new streets shall include a street design that is designed from the perspectives of meeting local transportation needs and providing access to developed sites rather than from the perspective of accommodating regional through traffic. At a minimum, such a street design shall meet the following standards:
(1)
Streets shall meet the street design requirements of Chapter 22, Subdivision and Land Development, of the Borough of Carroll Valley Code of Ordinances.
(2)
In addition, street design shall meet the following additional standards:
(a)
Streets shall, at a minimum, be designed to accommodate vehicle, pedestrian, and bicycle modes of transportation. To meet this standard, dedicated sidewalks and marked bicycle lanes must be provided on both sides of any street to be developed.
(b)
Streets shall be designed to accommodate on street parking.
(c)
Streets shall be designed to encourage access to individual properties from streets classified as local streets by the Southwest Adams Joint Comprehensive Plan. Property access from streets of collector or arterial level classifications are precluded unless no other means of access is available.
(d)
Any street network shall be designed to facilitate future street connection to other properties within the CC District or to other developed properties outside of the CC District.
B.
Sidewalks. Sidewalks shall be provided as a required element of any expanded or new street system. At a minimum, sidewalks shall meet the following standards:
(1)
Sidewalks shall meet the sidewalk design standards of Chapter 22, Subdivision and Land Development.
(2)
In addition, sidewalks shall meet the following additional standards:
(a)
Sidewalks shall be installed along any existing street that the proposed development fronts. In addition, sidewalks shall be provided along both sides of any extended or new street proposed in conjunction with proposed development.
(b)
Sidewalks internal to the development shall be provided to connect all building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic to the sidewalk system provided along street.
(c)
Sidewalks shall be located and designed to enable their extension to other properties in the CC District, other developed properties outside the CC District, and to other nearby pedestrian access points and trail systems.
C.
Crosswalks. Marked crosswalks shall be provided at all street intersections and at any other location where a sidewalk crosses an existing or proposed street. At a minimum, crosswalks shall meet the following standards:
(1)
Crosswalks shall meet any applicable requirements of Chapter 22, Subdivision and Land Development.
(2)
In addition, crosswalks shall meet the following additional standards:
(a)
Crosswalks shall be provided with a brick or faux brick surface, and shall have a different color and texture from the street pavement surface.
(b)
Crosswalks shall be accessed through bump-outs from both directions to shorten the distance of the crosswalk and to reduce the degree of exposure to pedestrians from vehicle traffic.
(c)
Crosswalks shall be located to minimize the width of the crosswalk. Crosswalks design where the crosswalk begins at the tangent of the curve connecting two intersecting streets is expressly prohibited.
D.
Parking and Loading. In addition to the requirements established in Part 16, all parking and loading shall comply with the following standards.
(1)
Off-street parking shall be permitted to be located in side or rear yards. Off-street parking shall not be permitted to be located in front yards.
(2)
Off-street loading shall be permitted to be located in rear yards. Off-street loading shall not be permitted to be located in front or side yards.
(3)
Access to off-street parking and loading areas shall share the property access provided in accordance with § 27-803, Subsection 1A(2)(c), above.
(4)
Off-street parking shall include landscaping consistent with § 27-1603, Subsection 1H, of this chapter. The landscaping provisions of § 27-1603, Subsection 1H, shall be applied and augmented in a manner that visually screens the parking lot from existing and proposed streets and from adjoining properties. Low hedges, walls, berms, or similar landscaping elements shall be employed to minimize views of the off street parking area.
(5)
Parking spaces shall be separated from buildings by a six-foot-wide sidewalk, landscape planter, or combination thereof.
E.
On-Street Parking Design. On-street parking provided in accordance with § 27-803, Subsection 1A(2)(b), above shall meet the following standards:
(1)
On-street parking shall be provided on both sides of all proposed streets.
(2)
On-street parking spaces shall be marked to ensure a parking space size of no less than seven feet wide and 22 feet long.
(3)
All groups of on-street parking spaces shall be bounded by bump-outs to define the beginning and end of each on-street parking group. Said bump-outs may also serve as the bump-outs required for crosswalks required by § 27-803, Subsection 1C(2)(b).
F.
Building and Design Standards. Any new building(s) developed within the CC District shall meet the following requirements:
(1)
Building Orientation. Principal buildings within the CC District shall be oriented where the front facade of the building(s) faces the primary street. The front of the building(s) shall include the main customer/client/visitor/resident entrance to the use(s) within the building(s). For corner lots, this standard shall be applied to the street to which the building is addressed. Resident entrances to dwelling units within a mixed-use property shall be excluded from this requirement, and shall instead meet the residential entrance requirements established in § 27-1502, Subsection 19.
G.
Street Lights. Streetlights shall be provided in accordance with the following standards:
(1)
Streetlights shall be located, at a minimum, in accordance with applicable standards of Chapter 22, Subdivision and Land Development.
(2)
Streetlight design shall be pedestrian in scale, and shall use decorative streetlight fixtures. Development plans shall provide a detail of the specific fixture to be used, and shall include pictures or other graphic details as to how the specific fixture has been used in other densely developed, community core settings.
(3)
Where decorative streetlights and fixtures have already been used with development on other property within the CC District, new development shall use comparable and complementary lights and fixtures to those already in use.
§ 27-804 Preferred Development Standards.
[Ord. No. 1-2022, 5/10/2022]
1.
Any development, other than mobile home parks, whether proposed initially or cumulatively, on a parcel existing as of the effective date of this chapter, and in which the developer wishes to apply the increased floor area ratio authorized in § 27-805, Subsection 1B, of this chapter, shall comply with the following preferred development standards in addition to the general development standards described in § 27-803.
A.
Building Design Standards. Any new building developed within the CC District shall meet the requirements set forth in § 27-803, Subsection 1D, as well as the following requirements:
(1)
Roofs:
(a)
All roofs shall have a minimum slope of 3:12 and a maximum slope of 12:12.
(b)
Reflective, untreated metal roofs are prohibited. All exposed metal surfaces shall be painted in a flat, non-glossy paint to complement or match the color of the exterior roof building material.
(2)
Facades, Walls and Windows:
(a)
Facades and Walls. Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are similar to the front facade, including materials, colors, and details. At least four of the following architectural treatments shall be provided:
1)
Masonry (but not flat concrete block).
2)
Concrete or masonry plinth at the base of the wall.
3)
Belt courses of a different texture or color.
4)
Projecting metal canopy.
5)
Trellis containing planting.
6)
Banded windows.
7)
Artwork.
8)
Vertical/horizontal articulation achieved by using materials, windows, rooflines, or a combination of all.
9)
Lighting fixtures.
10)
Exposed timber.
11)
Expansive decks.
12)
An architectural element not listed above, as approved by the Zoning Officer following advisory recommendation from the Planning Commission, that meets the intent.
(b)
Windows.
1)
The ground floor front facades of nonresidential or mixed-use property buildings visible from the pedestrian view shall consist of a minimum of 60% window area and a maximum of 75%, with views provided through these windows into the business. Ground floor windows shall be a maximum of 12 to 20 inches above the sidewalk.
2)
Upper story windows of front facades of nonresidential or mixed-use property buildings shall not be boarded or covered and shall comprise a minimum of 35% window area in the facade above the ground floor and a maximum of 75%.
3)
Smoked, reflective, or black glass in windows is prohibited.
(3)
Massing:
(a)
The massing of any facade should generally not exceed 50 feet maximum (horizontal dimension). Shop fronts may be broken down even further. Massing variations every 30 feet or less is preferred.
(b)
Buildings must have at least a three to five foot break in depth in all street facades for every 50 feet of continuous facade. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, towers, recessed doorways, and other architectural treatments.
(4)
Planning Commission Advisory Review. Any proposed development in which the applicant wishes to employ the § 27-804, Preferred Development Standards, the applicant shall submit an in-color architectural rendering of the structure(s) being proposed to the Carroll Valley Planning Commission for advisory review. The Planning Commission may provide an advisory recommendation to the Zoning Officer regarding the consistency of the architectural rendering with the preferred development standards.
§ 27-805 Dimensional and Floor Area Requirements.
[Ord. No. 1-2022, 5/10/2022]
1.
Floor Area Ratio. The following two floor area ratio (FAR) limits are established for development within the CC District, other than for mobile home parks, depending on whether the preferred development standards in § 27-804 are met.
A.
Base standard: 0.05.
B.
For developments that achieve the preferred development standards of § 27-804 above, the maximum FAR shall be increased to 0.45.
C.
Where development is proposed for a property within the RBO District or the FLO District, or both, and where the preferred development standards of § 27-804 above and the provisions of the overlay district(s) are met, the maximum FAR may be increased to 0.50.
2.
Minimum Lot Area.
A.
Apartment buildings: 20,000 square feet per building.
B.
Single-family semidetached and two-family dwellings: 5,000 square feet per dwelling unit.
C.
Single-family attached: 3,500 square feet per dwelling unit.
D.
Mobile home park: See § 27-1502, Subsection 20E(2).
E.
All other uses: 10,000 square feet.
3.
Minimum Lot Width.
A.
Apartment buildings: 100 feet.
B.
Single-family semidetached and two-family dwellings: 50 feet per dwelling unit.
C.
Single-family attached: 25 feet.
D.
Mobile home park: See § 27-1502, Subsection 20E(2).
E.
All other uses: 80 feet.
4.
Build-To-Line.
A.
Base standard: 10 feet.
B.
Mobile home park: not applicable. See § 27-1502, Subsection 20F.
C.
For developments that include a nonvehicular, outdoor gathering or community space, including, but not limited to, outdoor dining, the build-to-line may be increased to 25 feet.
5.
Minimum Side Setback.
A.
Base standard: 10 feet, except for interior side lot lines between adjoining single-family attached and single-family semidetached dwellings, where no side setback shall be required.
B.
Mobile home park: see § 27-1502, Subsection 20F(2)(b).
C.
For developments that achieve the preferred development standards of § 27-804 above, the minimum side setback for all uses subject to the base standard shall be reduced to five feet.
6.
Minimum Rear Setback.
A.
Base standard: 15 feet.
B.
Mobile home park: see § 27-1502, Subsection 20F(2)(b).
C.
For developments that achieve the preferred development standards of § 27-804 above, the minimum rear setback for all uses subject to the base standard shall be reduced to 10 feet.
7.
Maximum Lot Coverage.
A.
Base standard: 25%.
B.
Mobile home park: see § 27-1502, Subsection 20D(4).
C.
For developments that achieve the preferred development standards of § 27-804 above, the maximum lot coverage for all uses subject to the base standard shall be increased to 75%.
8.
Minimum Vegetative Coverage.
A.
Base standard: 75%.
B.
Mobile home park: See § 27-1502, Subsection 20D(4).
C.
For developments that achieve the preferred development standards of § 27-804 above, the minimum vegetative coverage for all uses subject to the base standard shall be decreased to 25%.
9.
Maximum building height: 35 feet.
10.
Minimum dwelling unit livable floor area:
A.
Apartments, either in a mixed-use building or an apartment building: 400 square feet.
B.
Single-family semidetached dwelling: 750 square feet per dwelling unit.
C.
Two-family dwelling: 750 square feet per dwelling unit.
D.
Single-family attached dwelling: 750 square feet per dwelling unit.
E.
Mobile home: none.
