The intent of the central business district is to promote orderly development, redevelopment, and continued maintenance of the original central business district, also referred to as "downtown" Flat Rock. These regulations are intended to promote development of a pedestrian-accessible mixed use district, consisting of a variety of retail, office, services, institutional, and residential uses. Because of the variety of uses permitted in the C-2 district, special attention must be focused on site layout, building design, vehicular circulation, and coordination of site features between adjoining sites. Permitted uses should be complementary to each other, and should not have an adverse impact on street capacity, public utilities and services, or the overall image and function of the district.

(Ord. No. 128-B, § I, 9-20-10)

A.

Principal uses and structures. In an area zoned C-2, central business district, no building or part of a building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

1.

Retail businesses, including convenience stores, which supply commodities on the premises for persons residing in the district or in adjacent residential areas, such as: Groceries, meat, dairy products, alcoholic beverages, baked goods or other foods, dings, dry goods, notions, hardware, books, stationery and school supplies, records, and video cassette sales and rental, bicycles, flowers, hobby equipment, paints, periodicals, shoes, sporting goods, sundry small household articles, and tobacco products.

2.

Retail or service establishments which offer comparison goods for residents, such as: Bicycle sales, jewelry stores, hobby shops, music stores, clothing and shoe stores, notions, bookstores, sporting goods stores, office supply stores, carpet stores, furniture stores, building material sales (including hardware, glass, paint, and lumber), household appliance stores, paint and wallpaper stores, auto equipment sales stores, and similar specialty retail stores.

3.

Department stores and specialty shops.

4.

Hotels.

5.

Establishments which perform services on the premises for persons residing in the district or adjacent residential areas, such as: Beauty and barber shops; watch, radio, television, clothing and shoe repair; locksmiths; photo processing outlets; and similar establishments.

6.

Office buildings and uses, including medical or dental clinics or offices.

7.

Offices, showrooms, or workshop of a plumber, electrician, building contractor, upholsterer, caterer, exterminator, decorator or similar trade, subject to the following conditions:

a.

All services performed on the premises, including fabrication, repair, cleaning or other processing of goods, shall be sold at retail on the premises where produced.

b.

The ground floor premises facing upon and visible from any abutting street shall be used only for entrances, offices, sales, or display.

c.

There shall be no outside storage of materials or goods of any kind.

8.

Financial institutions, including banks, credit unions, and savings and loan associations.

9.

Private service clubs, fraternal organizations, banquet halls, and meeting halls.

10.

Laundry and dry cleaning customer outlets, coin operated laundromats, self-serve dry cleaning establishments, and similar operations.

11.

Standard restaurants, bars, and lounges, including those featuring outdoor cafes, outdoor eating areas, and open fronts (i.e., window services).

12.

Multi-family residential uses when combined with business and office uses, provided that:

a.

No business or office use shall be located on the same floor that is used for residential purposes, with the exception of legal home occupations.

b.

Residential uses are permitted on any level above the ground floor.

c.

Where there are nonresidential and residential uses in a building, the residential uses shall be provided with separate, private entrances.

d.

Residential uses are subject to the density, building, and floor area requirements for R-3 districts in article 11.00 of the ordinance.

13.

Uses and structures accessory to the above, subject to the provisions in section 2.03, including, but not limited to, the following:

a.

Temporary outdoor displays of merchandise, subject to applicable standards for site plan review in section 24.02 and standards for approval in section 24.03C (special land use approval not required. temporary outdoor display items include, but are not limited to, Christmas trees, pumpkins, books, magazines, tools, clothing, produce, and food items.

B.

Special land uses. The following uses may be permitted by the planning commission, subject to the conditions specified for each use; review and approval of the site plan and application by the planning commission; the imposition of special conditions which, in the opinion of the planning commission, are necessary to fulfill the purposes of this ordinance; and the provisions set forth in section 24.03.

1.

Research and testing laboratories.

2.

Wholesale establishments.

3.

Storage facilities as a principal use in a building.

4.

Outdoor retail sales of plant material not grown on the site, lawn furniture, playground equipment, and home garden supplies, subject to the provisions in section 6.02, subsection P.

5.

Fast-food restaurants, but not including drive-in or drive-thru restaurants subject to the requirements identified in section 6.02H unless modified by the planning commission, based on existing site constraints or other compelling conditions.

6.

Motels and motel courts, subject to the provisions in section 6.02, subsection N.

7.

Automobile filling and service stations, including quick oil change or lubrication stations, subject to the provisions in section 6.02, subsection B.

8.

Commercial parking garages.

9.

Municipal buildings and uses not requiring outside storage of materials or vehicles.

10.

Expansion of existing service businesses which have features that are typically associated with light industrial operations, subject to the following conditions:

a.

All operations shall be conducted within a fully enclosed building.

b.

All operations shall comply with the performance standards set forth in article 7.00.

c.

There shall be no outside storage of raw materials, supplies, finished products, or other materials.

d.

Existing industrial-like uses shall be allowed to expand only if such uses are permitted principal uses in the M-1, light manufacturing district.

e.

The external off-site impacts generated by the proposed use (i.e., traffic, noise, air and water pollution, etc.) shall be no greater than the off-site impacts that would be generated by a principal permitted use on the parcel.

11.

Commercial businesses (excluding restaurants) with a drive-in/thru.

[12.

Reserved.]

13.

Bed and breakfast establishments, subject to the conditions of section 6.02D.

(Ord. No. 128-B, § I, 9-20-10; Ord. No. 418, § IV, 1-3-12; Ord. No. 436, § II, 3-6-17)

A.

Required conditions. Except as otherwise noted for specific uses, buildings and uses in the central business district shall comply with the following required conditions:

1.

All business establishments shall be retail or service establishments dealing directly with customers. All goods produced and services performed on the premises shall be sold at retail on the premises where produced.

2.

All business, servicing, or processing of goods or materials, shall be conducted within a completely enclosed building.

3.

All public entrances to businesses in the C-2 district shall face onto the principal street on which the properly abuts, or shall be within 50 feet of such street, except that a public entrance to a parking area at the rear or side of a building shall be permitted.

4.

Exterior walls facing adjoining property that is zoned or used for residential purposes shall have a finished appearance, using the same materials as used on the front of the buildings. Wherever possible, meter boxes, dumpsters, and mechanical equipment should not be located on a side of the building that faces residentially-zoned or used property.

5.

There shall be no permanent outside storage of any goods, inventory, or equipment unless outdoor storage is provided for on an approved site plan. Amendments to the site plan to allow outdoor storage may be approved by the building official in accordance with the procedures outlined in section 24.02D, site plan administrative review. The building official will additionally consider the following standards:

a.

The material proposed for permanent storage does not present a potential safety hazard to the building occupants, users, or public at-large.

b.

The proposed permanent storage area does not represent a nuisance to surrounding property owners.

c.

The location and presentation of the proposed permanent storage area is harmonious with the intent and character of the C-2 district.

d.

The proposed storage area and materials do not encroach upon pedestrian or vehicular traffic routes or cause potential traffic conflicts.

e.

The proposed storage area is appropriately screened in accordance with article 5.00 of the zoning ordinance.

6.

Facade renovations or building improvements must incorporate all city guidelines applicable to the district.

B.

Site plan review. Site plan review and approval is required for all uses in the central business district in accordance with section 24.02.

C.

Area, height, bulk, and placement requirements. Buildings and uses in the central business district are subject to the area, height, bulk, and placement requirements in article 23.00, schedule of regulations.

D.

General development standards. Buildings and uses in the central business district shall be subject to all applicable standards and requirements set forth in this ordinance, as specified below.

(Ord. No. 128-B, § I, 9-20-10; Ord. No. 436, § III, 3-6-17)