1. C-1 zone. The purpose of the C-1 zone is to provide areas in the city for neighborhood commercial development.
2. C-2 zone. The purpose of the C-2 zone is to provide areas in the city for community commercial development
3. CF zone. The purpose of the CF zone is to provide areas in the city for a variety of commercial uses, including warehousing, light manufacturing, entrepreneurship, reselling, and retail. This zone is intended to encourage commercial development in areas that may have limitations such as topography, access, irregular shapes, and visibility from major corridors. This zone is intended to create areas in the city where home occupation businesses can transition into small commercial space, an option for existing small businesses to expand in the city, and create a maker space where businesses can collaborate with one another.
4. OP zone. The purpose of the OP zone is to provide an aesthetically attractive environment for business offices with limited commercial use that cater to a business office complex. This zone is intended to ensure compatibility of new development with surrounding land uses through standards that provide attractive buildings, well-planned grounds and other appropriate amenities supporting employee activity. Uses which produce noises, excessive vehicle traffic, excessive parking needs, objectionable odors, storage of hazardous substances or the outside storage of inventory or equipment are not appropriate in this zone.
   

(Code 2023, § 10-12-1; Ord. No. 2017-54, 12-13-2017)

The provisions of this chapter shall apply to real property located in commercial and professional office zones as shown on the official zoning map.

(Code 2023, § 10-12-2; Ord. No. 2017-54, 12-13-2017)

Certain words and phrases in this chapter, including uses, are defined in HCC chapter 10-3.

(Code 2023, § 10-12-3; Ord. No. 2017-54, 12-13-2017)

1. Permitted and conditional uses. Permitted and conditional uses allowed in commercial and professional office zones shall be as set forth on the table of uses in HCC chapter 10-16. Permitted and conditional uses are indicated by "P" or "C," respectively. Uses not permitted are indicated by an empty box.
2. Accessory uses. Permitted and conditional uses set forth in HCC chapter 10-16 on the table of uses shall be deemed to include accessory uses and activities customarily associated with and incidental and subordinate to a permitted or conditional use, subject to applicable provisions of this title.
3. Prohibited uses. Any use not shown on the table of uses shall be prohibited unless the community development director determines the use is substantially the same as a permitted or conditional use as provided in HCC 10-5-9.
4. Businesses and uses; conditions. The stores, shops or businesses designated in this chapter shall be retail establishments only and shall be permitted only under the following conditions:
   1. Such business shall be conducted wholly within an enclosed building, except for the parking and servicing of automobiles, and service to people in automobiles.
   2. All products, whether primary or incidental, shall be sold at retail on the premises; no entertainment, except music, shall be permitted in cafes, confectioneries or refreshment stands.
   3. All uses shall be free from objection due to odor, dust, smoke, noise, vibration, or other causes.
   4. Any manufacturing shall be incidental to and operated in connection with a use permitted in this chapter and shall be conducted wholly within a completely enclosed building.
   5. Limited wholesale and enclosed warehousing are allowed in the CF zone.
      
   6. Drive-up and indoor self-storage are allowed as an accessory use in the CF zone.
      
      1. The number of drive-up storage units shall not exceed the number of tenant spaces designated as the primary use.
         
         1. Use of drive-up storage units shall be restricted to owners or lessees of the primary use tenant space(s).
            

(Code 2023, § 10-12-4; Ord. No. 2017-54, 12-13-2017)

1. Generally. The use and development of land located in commercial and office zones shall be approved according to applicable administration and development review procedures set forth in HCC chapter 10-5.
2. Site plan approval. Any development in commercial and professional office zones shall be subject to approval of a site plan as provided in HCC 10-5-11.
3. Conditional use approval. The conditional use permit procedure set forth in HCC chapter 10-5 shall be applied to the following:
   1. C-1 zone. Development over 22,000 square feet.
   2. C-2 zone. Development over 44,000 square feet.
   3. CF zone. Development over 44,000 square feet
      
   4. OP zone. All development.

(Code 2023, § 10-12-5; Ord. No. 2017-54, 12-13-2017)

1. Generally. The use and development of land located in commercial and office zones shall conform to the standards set forth in this section and Chart 10-12 in HCC 10-12-7, except as may be authorized by another provision of this title.
2. Alteration and expansion of existing facilities. When development is proposed to alter or expand existing facilities and the proposed use, alteration, or expansion increases the floor area and/or parking requirements by 25 percent, then the entire site shall be brought into compliance with current city ordinances.
3. C-1 and C-2 zones. Development in the C-1 and C-2 zones shall conform to the following design criteria requirements in addition to other applicable provisions of this title:
   1. Direct pedestrian and bike paths shall be provided on site to match those approved or built in adjacent developments.
   2. Accessible parking spaces should be convenient to building entries.
   3. Crosswalks and sidewalks shall be incorporated within the project to provide pedestrian connections to the building. Crosswalks shall be so configured to be a design feature of the development. When pedestrian access traverses a commercial use, a material or textural change is required to identify pedestrian paths, which may include pavers, raised pedestrian paths, edges and other methods of emphasizing pedestrian use. Bulb-outs and other pedestrian design may be used to shorten walking distances across open pavement. Sidewalks should be used when appropriate to connect parking lots with building entries. Heavy painted lines shall be used in conjunction with pedestrian paths where required by the Americans with Disabilities Act (ADA).
   4. For commercial development over five acres, pedestrian amenities shall be provided that allow for use and enjoyment of outdoor areas as a developmental focal point or centralized amenity. These shall include a minimum of one feature from each of the following categories:
      1. Landscaping: raised landscape planters, shade trees, specimen trees, potted plants, botanical exhibits, trellised planting walls, centralized green gathering space.
      2. Hardscaped: pedestrian scaled lighting, seating walls, meandering sidewalks, centralized hard-surfaced gathering space (decorative concrete, pavers, a semi-permeable surface, or composite decking).
      3. Aesthetics: art features, water features, informational kiosks, shade structures, tables, benches, drinking fountains, recreational amenities.
   5. Within commercial shopping centers over ten acres, transit stops with bus pullouts on public streets shall be provided with convenient pedestrian access to transit stops and outlying parking areas.
   6. Convenient and permanent bicycle parking shall be provided in locations that do not interfere with pedestrian circulation. Bicycle parking facilities shall be disbursed throughout larger sites and located in convenient and visible areas.
   7. Direct pedestrian and bike paths shall be provided on site to match those approved or built in adjacent developments and existing or planned trails, parks, or open space.
   8. Support uses, such as trash enclosures, compactors, truck loading areas and outdoor storage, shall be oriented away from residential uses to the extent practical.
   9. Drive-through lanes shall be located away from adjoining residential developments. Speakers and menu boards shall be located so that noise is not directed toward residential uses and shall incorporate a screen wall and landscaping to mitigate noise. Menu board locations shall be shown on preliminary and final site plans.
   10. Service electrical system (SES) panels shall be recessed into the building elevation. Access doors shall be screened with landscaping or a solid wall (with landscaping) built of similar building materials and colors of the main development and equal to or exceeding the height of the SES panel; or placed in back of the building if not exposed to adjoining properties.
   11. Proposed outdoor display and sales areas shall be located on final site plans, including, but not limited to, propane sales, vending machines, amusements, and seasonal sales. Their location should not displace required parking and pedestrian or landscaping areas.
   12. Wall elevations should terminate at a logical point, such as a column or tower element.
   13. For all buildings, at least two of the following elements should repeat horizontally. Buildings with façades greater than 100 feet in length shall include a minimum of four such elements, repeated at appropriate intervals, either horizontally or vertically. The use of the same element repeated across the building's façades shall count as only one element:
       1. Texture change.
       2. Material change.
       3. Architectural variety and interest through a change in plane, such as building offsets, recesses, and projections. Wall projections, offsets, and recesses shall be a minimum of 18 inches.
       4. Window and door reveals, archways or projecting ribs.
       5. Variations in roof pitches and planes.
       6. Entrance features which include canopies, recesses, porticos, or similar features that are consistent with the character of the building and make the entrance to the building easily visible. Entrance features shall be proportionate to the entrance's opening and shall be applied to all public entrances.
   14. Parapets for concealing flat roofs shall be designed to match the existing architecture. EPDM, PVC, rubberized, rolled or liquid roofing membranes, or other similar roofing systems shall not be used on pitched roofs or in areas that are visible from the street or adjoining properties.
   15. All building materials shall be high quality, durable, and provide a low-maintenance finish. All façades, including back and side elevations, shall be constructed as follows:
       1. Primary materials: a minimum of 60 percent brick or stone that is not part of the support structure or panelized. The brick or stone shall be a natural color and shall not be painted.
       2. Secondary materials: The balance of exterior wall area shall consist, at a minimum, of two other materials, including brick, stone, glass, architectural metal panels, decorative block or concrete, stucco or simulated stone panels.
          1. Stucco products, if used, shall clearly be used in minimal amounts and as a contrast or accent to other building material and shall not exceed 20 percent of any building façade.
          2. Simulated stone panels shall be of cementitious construction.
          3. Glazing systems shall be constructed of aluminum (anodized or painted) or steel (painted or powder coated). Wood, aluminum cladded, or vinyl glazing systems may be considered and are subject to the standards outlined in subsection (C)(15)(c) of this section.
          4. Architectural metal panels shall be painted, anodized, or sealed. Profiles may include flat, boxed, or ribbed. Galvanized or raw metal finishes and corrugated "wavy" profiles may be considered if the standards outlined in subsection (C)(15)(c) of this section are met.
             1. Architectural panels shall be installed using a hidden fastening system.
             2. Architectural panels shall meet all building code requirements and carry a manufacturer's warranty.
       3. The planning commission may grant an exception to allow for a substitution of the building's secondary materials wherein all the following conditions are met:
          1. The primary materials exceed 60 percent coverage on at least two elevations.
          2. The structure's finish materials incorporate alternate design characteristics that are equivalent to or exceed those otherwise achieved by the strict adherence to this section.
          3. The granting of an exception will not adversely affect the established character of the surrounding structure or development.
          4. The granting of the exception shall be complementary or essential to the overall design of the structure.
          5. The substitute material shall be of high quality, and durability, to provide a low-maintenance finish.
       4. The city council may grant an exception to this criteria for a building that is part of a large commercial project that has approved design guidelines and is greater than 40,000 square feet.
   16. Freestanding accessory structures, such as enclosed service/refuse areas and covered parking, should be designed to be an integral part of the building architecture. The forms, colors, textures and materials used on the main building should be applied to all sides of these structures generally visible to the public.
   17. Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) shall be revised if the proposed building design does not conform with the design standards set forth in this section. The applicant, upon request, shall provide color pictures of other national tenant buildings (nonprototype examples) that have been built in other cities and states.
   18. All exterior lighting shall conform to standards set forth in this section, and this title. All exterior lighting shall comply with approved site plan requirements and design guidelines.
4. CF zone. Development in the CF zone shall conform to the following design criteria requirements in addition to other applicable provisions of this title:
   
   1. Building Materials: Buildings shall consist of durable materials.
      
      1. The portion of building(s) facing public streets shall primarily consist of brick, stone, glazing, glass and/or architectural metal panels.
         
         1. All fasteners shall be installed to not be visible unless they are incorporated into the architectural design of the building.
            
      2. There shall be at least two texture or material changes of the building material for each side of the building.
         
   2. Building Massing and Form: Design shall consider angles, heights, and shapes to create visual interest.
      
      1. Balconies, overhangs, awnings, or other protruding elements shall be incorporated on walls exceeding 40 feet of horizontal length.
         
   3. The main or public entry for the building shall be visually distinct through the use of additional massing, glazing, and/or design elements that allow tenants and customers to easily identify the designated building entry point.
      
      1. Enhanced lighting elements and fixtures may be used in conjunction with signage to help guide the use to the building entrance.
         
   4. Lighting: Any building or site lighting shall not extend into adjacent residential property.
      
   5. Signing: A uniform plaque for tenants mounted to the exterior of the building wall is allowed.
      
      1. The tenant's logo and hours of operation are allowed to be on the entry door.
         
   6. Fencing: All fencing shall comply with Chapter 10-21 of this code.
      
      1. Gated access is allowed; however, parking for storefronts shall not be gated.
         
         1. All gated areas shall include acceptable access per the Fire Marshal.
            
         2. Gates may be made of wrought iron and/or metal that complements the color of the primary structure or architectural elements of the primary structure.
   7. Parking: Parking shall generally comply with Chapter 10-24 of this code.
      
      1. Parking for storefronts shall not be reserved for anyone except customers.
         
      2. Employee Parking may be allowed in gated area(s).
         
   8. Landscaping: All landscaping shall comply with Chapter 10-23 of this code
      1. Portions of the site designated for deliveries may reduce required landscaping in the delivery area to accommodate access for delivery vehicles and semi-trucks.
         
5. OP zone. Development in the OP zone shall conform to the following design criteria requirements in addition to other applicable provisions of this title:
   
   1. Buildings in predominantly residential areas shall have a pitched or gabled roof and use material that is similar or alike types with surrounding existing residential uses.
   2. All utility connections shall be designed to be similar with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with an appropriate screening treatment.
   3. Exterior lighting shall be provided as follows:
      1. On any public road where street lighting is not in place, lighting shall be provided at least equivalent to light produced by a 100-watt incandescent bulb per each 50 feet of frontage, or fraction thereof. Lighting shall be provided, by a freestanding fixture, in the yard space between the building and public street or attached to the wall of a building which is not more than 30 feet from the street property line.
      2. Each parking area shall be illuminated for safety by installing lighting fixtures which emit light at least equivalent to that of a 100-watt incandescent bulb per 100 feet in all directions.
      3. All lighting shall be shielded so as not to shine into surrounding residences or skyward.

(Code 2023, § 10-12-6; Ord. No. 2017-54, 12-13-2017; Ord. No. 2019-15, 6-12-2019; Ord. No. 2024-13, exh. A, 6-12-2024)

To the extent that use and development of land located in commercial and office zones includes any matter governed by other applicable regulations set forth in this title, such regulations shall apply in addition to the requirements of this chapter.

CHART 10-12. COMMERCIAL AND OFFICE ZONE DEVELOPMENT STANDARDS

1. Minimum lot area and width.
   
   

   Zone	Lot Area	Lot Width
   C-1	None	None
   C-2	None, except as follows: Vehicle rental and sale: 2 acres	None
   CF	None	None
   OP	None	None

2. Minimum yard for all buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   C-1	20 feet	None, except as follows: Side yard adjacent to agricultural or residential zone boundary: 20 feet Corner lot: 20 feet from street	None, except as follows: Rear yard adjacent to agricultural or residential zone boundary: 20 feet
   C-2	20 feet	None, when located adjacent to another commercial use. Side yard adjacent to agricultural or residential zone boundary: 15 feet plus 1 foot for every 1 foot of building height above 15 feet Corner lot: 20 feet from street	None, except as follows: Corner lots which rear upon side yard of lot in agricultural or residential zone: Building height 35 feet or less: 20 feet Building height more than 35 feet: 30 feet
   CF	20 feet, except as follows: 10 feet along a collector or arterial street	None, except as follows: Adjacent to agricultural or residential zone boundary: 15 feet, plus 1 foot for every 1 foot of building height above 15 feet.	None, except as follows: Adjacent to agricultural or residential zone boundary; 30 feet, except for accessory structures; 10 feet plus 1 foot for every 1 foot of building height above 15 feet1
   OP	25 feet	None, except as follows: Adjacent to residential use or zone: 2 feet for every 1 foot of building height Street side yard: 25 feet	None, except as follows: Adjacent to residential use or zone: 2 feet for every 1 foot of building height

   ^1. Exception. The Planning Commission may approve a 10-foot rear yard setback for buildings over 25 feet in height if the building is adjacent on two sides to either collector or arterial roadways and/or adjacent topography results in the perceived buildings height being less than the actual building height from the adjoining property.
   
3. Maximum building height.
   
   

   Zone	All Buildings
   C-1	35 feet
   C-2	45 feet
   CF	35 feet for primary use1
   OP	45 feet

   ¹ Exception. The Planning Commission may approve up to 45 feet for an accessory use based on proximity to residential development and site topography.
   
4. Lot coverage for all buildings.
   
   

   Zone	Maximum Coverage
   C-1	60% of lot
   C-2	60% of lot
   CF	75%
   OP	None

(Code 2023, § 10-12-7; Ord. No. 2017-54, 12-13-2017; Ord. No. 2019-15, 6-12-2019)