The C-1 Business District is composed of certain lands and structures used to provide for the retailing and wholesaling of goods and limited fabrication of goods. When any of these types of enterprises are permitted, they are to be regulated in a manner that will protect the abutting residential districts.

(Ord. 195. Passed 4-9-90.)

For land and/or buildings, the permitted uses for the C-1 District shall be as follows, subject to the provisions of Chapter 1284.

(1)

Those nonresidential uses which are permitted in Residence Districts;

(2)

Antique shops, provided all articles for sale are displayed or stored within the shop;

(Ord. 195. Passed 4-9-90.)

(2A)

Auto washes;

(Ord. 245. Passed 9-26-94.)

(3)

Bakery goods stores;

(4)

Bank, loan and finance offices, including drive-in branches (see Chapter 1286);

(5)

Barber or beauty shops;

(6)

Book, stationery or gift stores;

(7)

Bowling alleys, including bars and restaurants;

(8)

Business or trade schools;

(9)

Candy stores, soda fountains, ice cream stores;

(10)

Catering services, delicatessens and confectionery stores;

(11)

Clinics, dental and medical, including laboratories;

(12)

Clothes cleaning and/or laundry pick-up stations;

(13)

Clothing and dry goods stores;

(14)

Dance studios, photographic studios;

(15)

Diaper, linen and towel supply services;

(16)

Dress shops;

(17)

Drug stores;

(18)

Dry cleaning and laundries, custom and self-service;

(19)

Eating places, bars, grills and cocktail lounges including "drive-ins" (see Chapter 1286);

(20)

Electrical supplies, retail;

(21)

Exterminator services;

(22)

Florist and gift shops, including nurseries;

(23)

Frozen food lockers;

(24)

Funeral homes and ambulance services;

(25)

Grocery stores and meat markets;

(26)

Hardware stores;

(27)

Household appliance stores;

(28)

Jewelry stores;

(29)

Juke box and vending machine service and distribution;

(30)

Laboratories, medical or dental;

(31)

Liquor stores;

(32)

Locksmiths;

(33)

Lodge halls, private clubs, veterans' clubs;

(34)

Nursery schools and day nurseries;

(35)

Office machines, sales and service;

(36)

Office supply stores;

(37)

Offices (business or professional);

(38)

Paint and wallpaper stores;

(39)

Parcel delivery stations;

(40)

Parking lots;

(41)

Pet shops, not including treatment or boarding of animals (see Chapter 1286);

(42)

Photographers;

(43)

Plumbing and heating shops, provided all operations and storage are completely enclosed in a building;

(44)

Printing and publishing, including processes related thereto;

(45)

Professional studios;

(46)

Radio and television sales, repair and broadcasting studios and towers (see Chapter 1286);

(47)

Restaurants, cafes excluding those allowing dancing, floor shows or drive-in car service;

(48)

Self-service laundries;

(49)

Service stations, including minor auto repairs such as tune-ups, tire repair and electrical work, provided that all repair work is conducted wholly within a completely enclosed building (see Chapter 1286);

(50)

Shoe repair shops;

(51)

Sign painting and servicing shops, provided all operations and storage are completely enclosed in a building;

(52)

Signs, business and billboards (see Section 1282.16);

(53)

Tailors;

(54)

Taxidermists;

(55)

Theaters;

(56)

Travel agencies;

(57)

Variety stores including notion and "five & ten" stores;

(58)

Warehousing and trucking facilities, provided that such facilities are part of or incidental to a commercial activity;

(59)

Any other retail business or service establishment which is determined by the Planning Commission to be of the same general character as uses permitted by this section;

(60)

New and used auto dealerships that have current State of Michigan Class "A" licenses;

(61)

Breweries with onsite consumption/sales.

(Ord. 195. Passed 4-9-90; Ord. 213. Passed 9-28-92; Ord. 324. Passed 8-23-99; Ord. 480. Passed 11-12-18.)

(a)

Roadside market stands;

(b)

Automobile service stations;

(c)

Kennels;

(d)

Drive-through restaurants, banks, and other drive-through establishments;

(e)

Sports arenas, commercial recreation facilities, racetracks, and stadiums;

(f)

Night clubs;

(g)

Planned unit developments, other than industrial park planned unit developments (see Chapter 1264);

(h)

Governmental and civic public facilities (see Chapter 1266);

(i)

Educational and welfare public facilities (see Chapter 1266);

(j)

Recreational public facilities (see Chapter 1266);

(k)

Upper floor apartments;

(l)

New/used auto sales lots;

(m)

Self-service storage facilities, interior access.

(Ord. 195. Passed 4-9-90; Ord. 212. Passed 7-27-92; Ord. 324. Passed 8-23-99; Ord. 526. Passed 8-14-23.)

The height of any main or accessory building in the C-1 District shall be fifty feet. Mechanical space for building equipment placed on the building roof may be allowed above the maximum height specified, provided that such mechanical space is set back a minimum of fifteen feet from any exterior wall, does not exceed fifteen feet in height, is adequately screened from view and such mechanical space and screening is approved by the Planning Commission.

(Ord. 195. Passed 4-9-90.)

No building or structure shall hereafter be erected unless the following yards and setbacks are provided and maintained in connection with such building structure or enlargement:

(a)

Where the frontage (on a street) between two intersecting streets is located in a C-1 District, there shall be a front yard of not less than fifty feet, provided that where a different setback has been established by fifty percent of the commercial business structures between the same two intersecting streets, such setback shall apply. Where the frontage is located partly in any residential or agricultural district and partly in the C-1 District, the front yard of the residential district shall apply to the C-1 use.

(b)

No accessory building shall be allowed in the required rear yard area of any lot in the C-1 District.

(c)

Side yards and rear yards adjoining the side or rear yard of any lot in a residential or agricultural district shall be screened by a compact evergreen hedge, solid wall or tight board fence at least six feet high.

(d)

The minimum lot width for any lot or parcel located within the C-1 District shall be 125 feet. The minimum lot area for any lot or parcel located within the C-1 District shall be 20,000 square feet.

(e)

See Table III for additional setback requirements.

(Ord. 195. Passed 4-9-90; Ord. 301. Passed 6-23-97.)

In the C-1 District, a zoning lot shall be used for only similar main uses, provided that any dwelling located within such District may also have as an accessory use a home professional office or home occupation as provided in Section 1250.04.

(Ord. 195. Passed 4-9-90.)

In the C-1 District, notwithstanding any other provisions of this Zoning Code, the land area occupied by main and accessory buildings shall not exceed forty percent of the total area of the parcel being developed. In the C-1 District, such percentage of building coverage may be increased if the Planning Commission finds that off-street parking and loading facility requirements set forth in Chapter 1288 will be satisfied by providing the required number of accessory parking spaces on an adjacent parcel within a walking distance of 250 feet from the main building, and that all landscaping requirements on the parcel being developed are approved by the Planning Commission.

(Ord. 195. Passed 4-9-90; Ord. 305. Passed 9-22-97.)

Signs shall be as required in Chapter 1282.

(Ord. 195. Passed 4-9-90.)

Off-street parking shall be as required in Chapter 1288.

(Ord. 195. Passed 4-9-90.)

In the C-1 District access driveways shall be spaced not less than 600 feet on center. Whenever possible in the opinion of the Planning Commission, an access roadway parallel to the main access street, not more than twenty-five feet wide, shall be provided when two or more adjoining lots are developed.

Where the lineal frontage of the C-1 District fronting on Randall Street is less than 600 feet, two access drives shall be allowed. Such access drives shall have a maximum width of fifty-four feet, including a median strip.

(Ord. 195. Passed 4-9-90.)

Appropriate landscaping shall be accomplished in a ten-foot buffer area from the road right-of-way onto the C-1 District property consisting of coniferous and deciduous trees, shrubs, flowers and grasses. Proposed landscaping plans shall be submitted to the Planning Commission for approval. The Commission shall act on such plans within a thirty-day period upon receipt of such plans.

TABLE III
C-1 AND MSD DISTRICT REGULATIONS

(Ord. 195. Passed 4-9-90; Ord. 242. Passed 8-22-94; Ord. 302. Passed 7-28-97.)

(1)

Purpose. In order to assure conformance with this requirement, exterior building elevations must be reviewed and approved as a part of the overall final site plan review process. It is the purpose of this section to provide for the review and approval of the architecture and design standards to achieve the following objectives:

(a)

To provide façade treatments to buildings that are articulated to reduce massive scale and the impersonal appearance of a large retail building or buildings. Entryways are desirable and are easily orientated to pedestrians;

(b)

To maintain identifiable community character and create a pedestrian scale that is a personable marketplace that is not superficially applied trim, graphics, or paint;

(c)

To encourage developers to use a more creative and imaginative approach in the development of commercial buildings;

(d)

To protect the quality of business district and surrounding property investments;

(e)

To promote flexibility in design and location of structures;

(f)

To promote the efficient use of land for a more economic arrangement of buildings, circulation systems, land use, and utilities; and

(g)

To combine and coordinate architectural styles, building forms, and building relationships within the commercial district and become more impressive. As an example, roof variations aid in adding interest reducing scale, and complimenting neighborhood character.

(2)

Intent. It is the intent of this section that architectural design and façade materials are to be complimentary to existing or proposed buildings within the site and the surrounding areas, if the surrounding buildings/structures adhere to these standards. It is not intended that contrasts in architectural design and use of façade materials is to be discouraged, but care shall be taken so that any such contrasts will not be so out of character with the existing building designs and façade materials so as to create an adverse effect or the stability and value of the surrounding areas.

(3)

Walls.

(a)

All exterior walls of any main or accessory building shall be composed of the same architectural building façade materials. Exterior building façades shall have a minimum of thirty percent of brick or stone, which may be augmented by materials complementary of brick or stone.

(b)

All exterior building elevations that face public streets and/or customer parking areas shall be designed so that there are no large expanses of blank walls. Such techniques as providing articulation or architectural design variations must be used every thirty feet. This requirement can be met by employing architectural features including, but not limited to, the following:

1.

Doors with corniced parapets or other enhanced ornamentation over entry doors.

2.

Arched entries, arcades, or outdoor patios.

3.

Display windows that orient customer to products sold from street encouraged.

4.

Pilasters.

5.

Columns.

6.

Variations in building height.

7.

Material and color variations.

8.

Decorative cornices.

9.

Variations in depth for a minimum of ten feet.

10.

Canopies and marquees.

11.

Integral planters or wing walls that incorporate landscaped areas or places for sitting.

(4)

Wall Height.

(a)

New buildings shall respect the existing development patterns for height of buildings within the area they are constructing.

(b)

Buildings shall not exceed thirty-five feet in height. The Planning Commission may approve buildings that exceed thirty-five feet depending on unique circumstances or added features that enhance the surrounding area.

(5)

Building Materials.

(a)

The predominant building materials should be those that are characteristic of Michigan such as brick, decorative tilt-up panels, wood, native stone, and tinted/textured concrete masonry units and/or glass products.

(b)

Other materials such as decorative metals for example may be used as accents only and not dominate the building exterior and be approved by the planning commission.

(6)

Roofs.

(a)

Roofs should be designed to reduce the apparent exterior mass of a building, add visual interest and be appropriate.

(b)

Variations in architectural style are highly encouraged. Visible roof lines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground are highly desirable. Overhangs into the public right-of-way shall be at the approval of the planning commission.

(c)

Architectural methods shall be used to conceal flat roof tops and mechanical equipment.

(d)

Overhanging eaves, sloped roofs and multiple roof elements are highly encouraged.

(7)

Façade Transparency.

(a)

Façades on the first floor should be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished by the use of windows and doors so that activities of visual interest within the building are plainly visible and/or accessible to the street.

(b)

Façade transparency designs should apply to the area of the façade between two feet and ten feet above the sidewalk. Only clear or lightly tinted, non-reflective glass in windows, doors, and display windows are considered transparent. Excessive signage shall not impair interior visibility from the street.

(c)

A minimum of forty percent transparency for the primary street side façade with a minimum of thirty percent of the street level façade facing other public rights-of-way and plazas. Transparency percentages can be reduced by ten percent if the three of the following additional exterior façade enhancements are completed as part of construction or reconstruction:

º

Use of three or more complementary building materials;

º

Installation of two or more pieces of artwork;

º

Establishment of outdoor seating and/or sales area;

º

Additional landscaping along public rights-of-way or integrated into the build façade;

º

Use of green infrastructure related to treatment of stormwater, including native planting, rain gardens, or other similar features;

º

Exterior displays related to principle use;

º

Parking enhancements including: Shared parking, shared driveway access, and/or parking constructed in a way to reduce large single parking areas.

(d)

Façade transparency is not necessary for assembly uses or other similar uses provided that the façade is enhanced by architectural detailing, artwork, landscaping, or other similar features.

(8)

Rehabilitation and Remodeling. When renovations, alterations or additions are made to an existing building within the C-1 District, the exterior building façade of the entire building shall be brought into compliance with this subsection.

When façade materials other than brick or stone are proposed for a building within the C-1 District, the Planning Commission may permit such alternative façade materials provided it finds that all of the following conditions are satisfied:

(a)

The selected façade materials and material combinations will be consistent with and enhance the building design concept.

(b)

The selected façade materials and material combinations will be complementary to existing or proposed buildings within the site and the surround area.

(c)

The use of the selected façade materials and material combinations will not detract from the future development in the District of buildings with façades of brick and stone, augmented by materials complementary to brick and stone.

(d)

The request is accompanied by a written design statement describing how the selected façade materials will satisfy the above requirements.

(Ord. 359. Passed 6-24-02; Ord. 373. Passed 10-27-03; Ord. 391. Passed 7-24-06. Ord. 503. Passed 12-14-20.)