Fircrest City Zoning Code
CHAPTER 22
44 NEIGHBORHOOD OFFICE DISTRICT NO
§ 22.44.001 Purpose.
The NO zoning district is intended to implement the comprehensive plan's neighborhood commercial land use designation. This district provides opportunities for small-scale offices that provide personal services primarily for the needs of nearby neighborhoods. Uses that tend to draw traffic into the neighborhood are not allowed. A pedestrian orientation is required for new development and new automobile-oriented uses are prohibited. Neighborhood office sites are limited in size to keep them in scale with the neighborhoods they serve and nearby uses. In addition, landscaping is used to make the area attractive, functional and to minimize negative impacts on nearby uses. Other measures, such as buffering requirements and limits on hours of operation, may be used to reduce impacts to nearby residences. Limited residential uses above the ground floor level of mixed use buildings are encouraged.
(Ord. 1246 § 8, 2000)
§ 22.44.002 Permitted uses.
Uses permitted subject to site plan approval in accordance with Chapter 22.72 FMC and administrative design review approval in accordance with Chapter 22.66 FMC:
(a)
Commercial office serving primarily a local clientele, including, but not limited to, medical, dental, optometric, business and professional office.
(b)
Pharmacy solely incidental to a medical office.
(c)
Residential dwelling units, including family group homes and adult family homes, located above the ground floor of a commercial office establishment, not to exceed a maximum density of six units per gross acre of site area.
(d)
Necessary public or quasi-public utility building, structure or equipment, unstaffed and less than or equal to 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(Ord. 1246 § 8, 2000; Ord. 1562 § 18, 2015)
§ 22.44.003 Accessory uses.
Uses permitted in conjunction with, or accessory to, a principal use permitted in FMC § 22.44.002:
(a)
Temporary accessory use or structure (subject to compliance with FMC § 22.58.015).
(b)
Home occupation – Type I (subject to compliance with FMC § 22.58.013).
(c)
Family day-care facility (subject to compliance with FMC § 22.58.010).
(d)
Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director.
(e)
Electric vehicle charging station (subject to compliance with FMC § 22.58.025).
(Ord. 1246 § 8, 2000; Ord. 1509 § 7, 2011)
§ 22.44.004 Conditional uses.
Uses permitted subject to conditional use permit approval in accordance with Chapter 22.68 FMC and administrative design review approval in accordance with Chapter 22.66 FMC:
(a)
Child day-care center.
(b)
Preschool, accredited, public or private.
(c)
Home occupation – Type II (subject to compliance with FMC § 22.58.013).
(d)
Necessary public or quasi-public structure or equipment, greater than 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(e)
Personal wireless telecommunications facility (subject to compliance with Chapter 22.24 FMC).
(f)
A use not listed above which: is not listed in another zoning district as a permitted or conditional use; is similar in nature to the above list of permitted and conditional uses; is consistent with the purpose and intent of this zoning district; and is compatible with the uses on adjoining properties.
(Ord. 1246 § 8, 2000)
§ 22.44.005 Prohibited uses.
The following uses are prohibited:
(a)
Drive-up or drive-through facility.
(b)
Off-street parking facility which provides greater than 120 percent of the minimum required number of parking stalls specified in FMC § 22.60.003.
(c)
Adult entertainment establishment.
(Ord. 1246 § 8, 2000)
§ 22.44.006 Development standards.
Maximum height | 30 feet. See FMC § 22.58.007 for exceptions. |
Front yard and side street side yard setback | Zero feet minimum/20 feet maximum. |
Minimum interior side yard setback | 10 feet when abutting any "R" district; otherwise zero feet. |
Minimum rear yard setback | 20 feet when abutting any "R" district; otherwise zero feet. |
Exterior wall modulation | Facades greater than 60 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 6 feet. The projections or recesses shall extend at least 20% of the length of the facade. No uninterrupted length of any facade shall exceed 60 horizontal feet. See FMC § 22.64.009 for an illustration of this requirement. Alternative designs that: incorporate recessed or projecting balconies; use base, middle and top treatments with different forms; include roof modulation; and/or provide strong articulation of the facade through the use of multiple siding materials and textures, various building forms, awnings and variation in colors – in conjunction with appropriate landscaping, may be approved in lieu of compliance with the wall modulation standard specified above. |
Maximum lot coverage for structures | 50% for all structures combined. 65% if at least 50% of required parking is provided below grade or at grade level within the building footprint. |
Maximum impervious surface coverage | 75% for structures and other impervious surfaces combined. |
Business hours | 6:00 a.m. through 10:00 p.m., unless further restricted through the conditional use permit or site plan review processes – see Chapters 22.68 and 22.72 FMC. |
Additional specific use and structure regulations, including performance standards | See Chapter 22.58 FMC. |
Parking and circulation | See Chapter 22.60 FMC. |
Landscaping regulations | See Chapter 22.62 FMC. |
Design standards | See Chapter 22.64 FMC. |
Sign regulations | See Chapter 22.26 FMC. |
Calculations resulting in a fraction shall be rounded to the nearest whole number with .50 being rounded up. | |
(Ord. 1246 § 8, 2000; Ord. 1311 § 8, 2002; Ord. 1562 § 19, 2015)
