Mount Pleasant City Zoning Code

10.10 Commercial

Zones

10.10.010 C-G GENERAL COMMERCIAL ZONE.

Prior legislation: 2006 Code.

10.10.030 C-H HISTORIC COMMERCIAL ZONE.

Prior legislation: Ord. 04-11-09; 2006 Code.

10.10.040 C-N NEIGHBORHOOD COMMERCIAL ZONE.

Prior legislation: 2006 Code.

10.10.050 C-M COMMERCIAL MANUFACTURING ZONE.

Prior legislation: Ords. 99.12.21 and 02-04-23; 2006 Code.

10.10.010.1 PURPOSE.

A. The general commercial zone (C-G) is established to provide a district primarily for the accommodation of commercial uses and mixed-use development located outside the central business district of the city. This zone may apply to existing corridor commercial areas along major streets and highways; however, it shall not be used to promote or establish new areas of unplanned “strip commercial” developments in violation of sound planning principles.

B. Though the C-G zone is applied to the existing commercial area which has a variety of characteristics, the provisions contained herein should be used to encourage greater integrity and aesthetic improvements as this area is redeveloped, expanded and improved. Integrated and coordinated landscaping, parking, ingress and egress, signing and building design should be encouraged and regulated through the use of site plan approval procedures.

C. This zone encourages integration of residential units with commercial uses (such as upper-story housing or rear residential units in a mixed-use building) while maintaining the district’s primary role as a commercial center.

D. New construction and redevelopment should contribute positively to adjacent neighborhoods, provide pedestrian and multimodal connections, support efficient infrastructure use, and enhance the overall community character.

10.10.010.2 ALLOWED USES.

Land and buildings in the C-G general commercial zone may be used only for the purposes listed in Table 10.10.010.A. The table identifies whether each category of use is:

A. P (Permitted Use). Allowed by right, subject to applicable standards of this title.

B. L (Limited Use). Allowed by right if the use complies with specific limitations or design standards identified in this title.

C. C (Conditional Use). Allowed only after approval of a conditional use permit, subject to conditions imposed to mitigate impacts.

D. X (Not Permitted). Prohibited in the C-G zone.

Accessory uses customarily incidental to a permitted use are allowed unless specifically listed otherwise. Conditional uses are subject to the review procedures and approval criteria of Chapter 10.36 MPMC.

Use Category	C-G	Notes/Standards
Residential
Mixed-use residential (dwelling units above or behind permitted commercial)	P	Ground floor along primary frontage must be commercial.
Stand-alone residential (single-family, townhouse, multifamily)	X	Not permitted.
Live/work units	L	Permitted if ground floor contains commercial component.
Retail and Consumer Services
General retail sales, < 20,000 sq ft	P	Includes shops, clothing, specialty goods.
Large-format retail, > 20,000 sq ft	C	Subject to site plan, traffic, and design standards.
Grocery store/supermarket	P
Convenience store (without fuel sales)	P
Pawnshop, payday/title loan	C	Subject to spacing and design standards.
Food and Beverage
Restaurant, cafe, bakery	P	Includes indoor dining.
Drive-through/drive-in restaurant	L	Permitted if drive-through located to rear/side and queuing standards met.
Tavern, bar, nightclub	C	Subject to distance from residential, hour limits.
Office and Professional Services
General office, professional services	P	Includes banks, insurance, real estate, clinics.
Co-working/shared office	P
Medical or dental clinic, urgent care	P
Lodging and Assembly
Hotel or motel	P
Event/reception center	P
Church or religious assembly	P
Theater, cinema (indoor)	P
Theater, outdoor	C	Subject to noise and hours limits.
Recreation and Entertainment
Fitness/health club, gym, yoga studio	P
Bowling, skating, billiards, arcade	P	If > 10,000 sq ft, requires site plan review.
Amusement park, carnival, circus	C	Temporary use permit required.
Automobile-Oriented and Transportation
Auto sales (cars, boats, motorcycles, trailers)	C	Indoor display preferred; outdoor lots subject to screening.
Auto repair (mechanical, body, paint)	C	Must be indoors; bays screened; hours limited.
Car wash	L	Allowed if not adjacent to residential, with screening.
Gas station/convenience with fuel	C	Subject to spacing and design standards.
Truck terminal	X	Not permitted in C-G; direct to C-M.
Industrial/Storage
Warehouse, wholesale, storage	C	Indoor only; outdoor storage prohibited unless screened.
Light fabrication/maker space	P	Includes small-scale fabrication, 3D printing, creative production.
Lumberyard, contractor yard	X	Not permitted in C-G; direct to C-M.
Community and Civic
Government offices, library, post office	P
School, trade or vocational	P
Daycare/early childhood center	P	Must meet state licensing.
Park, playground, public open space	P
Utility substation	C	Must meet screening and noise standards.
Accessory Uses
Accessory structures (garages, storage, sheds)	P	Must be incidental and subordinate.
Outdoor dining or seating	P	Must maintain pedestrian clear zone.
Solar panels, EV charging stations, bike parking	P
Temporary construction trailer	L	Permitted during construction and up to 60 days after occupancy.

10.10.010.3 DIMENSIONAL STANDARDS.

Development in the C-G general commercial zone shall comply with the dimensional standards shown in Table 10.10.010.B, unless otherwise specifically provided in this title. These standards establish the minimum lot size, frontage, yard setbacks, height, lot coverage, and related requirements for buildings and structures in the C-G zone.

Standard	Requirement
Minimum lot area	None, except as may be dictated by off-street parking, adequate circulation, and proper site use
Minimum lot width	None
Minimum lot frontage	35 ft on a public street
Minimum zone area	2 acres, except for existing developed commercial areas or where the area proposed for C-G zoning adjoins an existing C-G zoned property or district
Front yard setback	None, except as may be dictated by the building code
Side yard setback (abutting residential)	10 ft minimum
Side yard setback (corner lot street side)	5 ft minimum, landscaped, no parking
Side yard setback (for driveway access)	12 ft paved driveway (1-way) or 16 ft paved driveway (2-way) if serving 6+ spaces
Side yard (accessory building on property line)	Permitted if: no openings on property-line wall, 4-hr fire wall, on-site drainage, and no easement encroachment
Rear yard setback	None, except as may be dictated by the building code
Rear yard setback (accessory building)	None, except as may be dictated by the building code
Maximum building height	As regulated by the most recent edition of the building code
Minimum distance between buildings	None, except as may be dictated by the building code
Maximum lot coverage	None, except as may be dictated by yard, landscaping, and parking requirements

A. Adjoining Zone Exception. The minimum zone area requirement of two acres shall not apply when the area proposed for the C-G zone directly adjoins an existing C-G zoned property or properties, and the combined area contributes to a unified or contiguous commercial development pattern consistent with the proposed zone.

B. Existing Lots. Lots or parcels of land which were created prior to the application of the C-G zone shall not be denied a building permit solely for reasons of nonconformance to the parcel requirements of this section.

C. Projections Into Yards. The following structures may be erected on, or projected into, any required yard, except into a required driveway:

1. Fences and walls in conformance with city codes and ordinances;

2. Landscaping elements, including trees, shrubs and other plants;

3. Necessary appurtenances for utility service.

D. The structures listed below may project into a minimum front or rear yard not more than four feet, and into a minimum side yard not more than two feet, except that required driveways shall remain unobstructed from the ground upward:

1. Cornices, eaves, belt courses, sills, buttresses or other similar architectural features;

2. Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding 24 inches in height; and

3. Carports and loading docks in a side yard or rear yard; provided, that such a structure is not more than one story in height and is entirely open on at least three sides, except for necessary supporting columns and customary architectural features.

10.10.010.4 PARKING, LOADING, AND ACCESS.

A. Each lot or parcel in the C-G zone shall have, on the same lot or parcel, automobile parking sufficient to meet the requirements as set forth in Chapter 10.22 MPMC. All parking spaces shall be paved with asphaltic cement or concrete, and shall be provided with adequate drainage which shall not run across a public sidewalk.

B. Parking spaces shall not be provided within a required front yard or side yard adjacent to a public street.

10.10.010.5 SITE PLAN APPROVAL.

All development in the C-G general commercial zone shall comply with the site plan review procedures and approval standards set forth in MPMC 10.18.190, Commercial site plan.

A. Applicability. Site plan approval shall be required prior to the issuance of any building permit for new construction, additions, changes of use, or other site development activity within the C-G zone.

B. Review Procedures. Site plans shall be prepared and submitted in accordance with MPMC 10.18.190, Commercial site plan.

C. Conflicts. Where standards in this section and MPMC 10.18.190 conflict, MPMC 10.18.190, Commercial site plan, shall govern.

10.10.010.6 SIGNS.

All signs erected in the C-G zone shall be in conformance with the sign provisions of Chapter 10.34 MPMC.

10.10.010.7 USES WITHIN BUILDINGS.

All uses established in the C-G zone shall be conducted entirely within a fully enclosed building, except those uses deemed by the planning commission to be customarily and appropriately conducted in the open. Such uses may include, but would not be limited to, service stations, ice skating, miniature golf, plant nurseries, etc.

10.10.010.8 LANDSCAPING.

The following provisions shall apply in the C-G zone:

A. Required front yard areas, and required side yard areas adjacent to a public street, except those portions devoted to driveways, shall be maintained with suitable landscaping of plants, shrubs, trees, grass and similar landscaping materials.

B. Parking areas shall be landscaped where possible around the periphery and at the ends of parking rows in accordance with the landscaping plan approved as part of the site plan approval procedure.

10.10.010.9 TRASH STORAGE.

In the C-G zone:

A. No trash, used materials, or wrecked or abandoned vehicles or equipment shall be stored in an open area.

B. Containers for storage of trash of a size, type and quantity approved by the city shall be maintained in a location approved by the planning commission in conjunction with the approval of the development plan. All such containers must be screened from public streets and adjacent properties with an opaque screening fence or wall at least six feet in height, and shall be easily accessible by collection vehicles. All trash enclosures must be at a minimum of 50 feet from any single-family zone.

10.10.010.10 WALLS AND FENCES.

In the C-G zone:

A. Fences, walls or hedges shall comply with MPMC 10.18.110.

B. Where a commercial development adjoins any lot or parcel of ground in any residential zone, there shall be provided along the adjoining property line a decorative, sight obscuring fence, a 10-foot-wide planting strip or any combination of fencing or landscaping which, in the opinion of the planning commission, adequately protects the adjoining residential property. The protection strip may include raised or mounded landscaping and plantings in order to provide a suitable visual barrier when required.

10.10.020.1 PURPOSE.

The purpose of this section is to permit increased commercial land use on and in the vicinity of State Street, while protecting the rights of the affected residential property owners and maintaining the guidelines set forth in the general plan.

10.10.020.2 ALLOWED USES.

Land and buildings in the C-G (modified) zone may be used only for the purposes listed in Table 10.10.020.A. The table identifies whether each category use is:

A. P (Permitted Use). Allowed by right, subject to all applicable standards of this title.

B. L (Limited Use). Allowed by right if the use complies with specific limitations or design standards identified in this title.

C. C (Conditional Use). Allowed only after approval of a conditional use permit, subject to the review procedures and criteria of Chapter 10.36 MPMC and any applicable design, buffering, or operational standards contained in this title.

D. X (Not Permitted). Prohibited in the C-G (modified) zone.

Accessory uses customarily incidental to a permitted use are allowed unless specifically listed otherwise.

Use Category	C-G (Modified)	Notes/Standards
Residential
Mixed-use residential (dwelling units above or behind permitted commercial)	C	Ground floor along primary frontage must be commercial.
Stand-alone residential (single-family, townhouse, multifamily)	X	Not permitted.
Live/work units	C	Permitted if ground floor contains commercial component.
Retail and Consumer Services
General retail sales, < 20,000 sq ft	C	Includes shops, clothing, specialty goods.
Large-format retail, > 20,000 sq ft	C
Grocery store/supermarket	C
Convenience store (without fuel sales)	C
Pawnshop, payday/title loan	C	Subject to spacing and design standards.
Food and Beverage
Restaurant, cafe, bakery	C	Includes indoor dining.
Drive through/drive-in restaurant	C
Tavern, bar, nightclub	C	Subject to distance from residential, hour limits.
Office and Professional Services
General office, professional services	C	Includes banks, insurance, real estate, clinics.
Co-working/shared office	C
Medical or dental clinic, urgent care	C
Lodging and Assembly
Hotel or motel	C
Event/reception center	C
Church or religious assembly	C
Theater, cinema (indoor)	C
Theater, outdoor	C	Subject to noise and hours limits.
Recreation and Entertainment
Fitness/health club, gym, yoga studio	C
Bowling, skating, billiards, arcade	C	If > 10,000 sq ft, requires site plan review.
Amusement park, carnival, circus	C	Temporary use permit required.
Automobile-Oriented and Transportation
Auto sales (cars, boats, motorcycles, trailers)	C	Indoor display preferred; outdoor lots subject to screening.
Auto repair (mechanical, body, paint)	C	Must be indoors; bays screened; hours limited.
Car wash	C	Allowed if not adjacent to residential, with screening.
Gas station/convenience with fuel	C	Subject to spacing and design standards.
Truck terminal	X	Not permitted in C-G; direct to C-M.
Industrial/Storage
Warehouse, wholesale, storage	C	Indoor only; outdoor storage prohibited unless screened.
Light fabrication/maker space	C	Includes small-scale fabrication, 3D printing, creative production.
Lumberyard, contractor yard	X	Not permitted in C-G; direct to C-M.
Community and Civic
Government offices, library, post office	C
School, trade or vocational	C
Daycare/early childhood center	C	Must meet state licensing.
Park, playground, public open space	C
Utility substation	C	Must meet screening and noise standards.
Accessory Uses
Accessory structures (garages, storage, sheds)	P	Must be incidental and subordinate.
Outdoor dining or seating	P	Must maintain pedestrian clear zone.
Solar panels, EV charging stations, bike parking	P
Temporary construction trailer	L	Permitted during construction and up to 60 days after occupancy.

10.10.020.3 REQUEST FOR DEMOLITION.

No building within the general commercial (modified) zone shall be demolished without a request for such demolition first being reviewed by the planning commission and approved by the city council. The city council reserves the right to deny any such request.

10.10.020.4 DIMENSIONAL STANDARDS.

Development in the C-G (modified) zone shall comply with the dimensional standards shown in Table 10.10.020.B, unless otherwise specifically provided in this title.

These standards are generally consistent with those of the C-G zone, but all development is additionally subject to the design review and conditional use procedures applicable to this zone.

Standard	Requirement
Minimum lot area	None, except as may be dictated by off-street parking, adequate circulation, and proper site use
Minimum lot width	None
Minimum lot frontage	35 ft on a public street
Minimum zone area	2 acres, except for existing developed commercial areas
Front yard setback	None, except as may be dictated by the building code
Side yard setback (abutting residential)	10 ft minimum
Side yard setback (corner lot street side)	5 ft minimum, landscaped, no parking
Side yard setback (for driveway access)	12 ft paved driveway (1-way) or 16 ft paved driveway (2-way) if serving 6+ spaces
Side yard (accessory building on property line)	Permitted if: no openings on property-line wall, 4-hr fire wall, on-site drainage, and no easement encroachment
Rear yard setback	None, except as may be dictated by the building code
Rear yard setback (accessory building)	None, except as may be dictated by the building code
Maximum building height	As regulated by the most recent edition of the building code
Minimum distance between buildings	None, except as may be dictated by the building code
Maximum lot coverage	None, except as may be dictated by yard, landscaping, and parking requirements

A. Existing Lots. Lots or parcels of land which were created prior to the application of the C-G (modified) zone shall not be denied a building permit solely for reasons of nonconformance to the parcel requirements of this section.

B. Projections Into Yards. The following structures may be erected on, or projected into, any required yard, except into a required driveway:

1. Fences and walls in conformance with city codes and ordinances;

2. Landscaping elements, including trees, shrubs and other plants;

3. Necessary appurtenances for utility service.

C. The structures listed below may project into a minimum front or rear yard not more than four feet, and into a minimum side yard not more than two feet, except that required driveways shall remain unobstructed from the ground upward:

1. Cornices, eaves, belt courses, sills, buttresses or other similar architectural features;

2. Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding 24 inches in height; and

10.10.020.5 PARKING, LOADING, AND ACCESS.

Each lot or parcel in the C-G (modified) zone shall have, on the same lot or parcel, automobile parking sufficient to meet the requirements as set forth in Chapter 10.22 MPMC. All parking spaces shall be paved with asphaltic cement or concrete and shall be provided with adequate drainage which shall not run across a public sidewalk.

10.10.020.6 SITE PLAN APPROVAL.

All development in the C-G (modified) zone shall comply with the site plan review procedures and approval standards set forth in MPMC 10.18.190, Commercial site plan.

B. Review Procedures. Site plans shall be prepared and submitted in accordance with MPMC 10.18.190, Commercial site plan.

C. Conflicts. Where standards in this section and MPMC 10.18.190 conflict, MPMC 10.18.190, Commercial site plan, shall govern.

10.10.020.7 SIGNS.

All signs erected in the C-G (modified) zone shall be in conformance with the sign provisions of Chapter 10.34 MPMC.

10.10.020.8 USES WITHIN BUILDINGS.

All uses within the C-G (modified) zone shall be conducted entirely within a fully enclosed building, except those uses deemed by the planning commission to be customarily and appropriately conducted in the open. Such uses may include, but would not be limited to, service stations, ice skating, miniature golf, plant nurseries, etc.

10.10.020.9 LANDSCAPING.

The following provisions shall apply in the C-G (modified) zone:

B. Parking areas shall be landscaped where possible around the periphery and at the ends of parking rows in accordance with the landscaping plan approved as part of the site plan approval procedure.

10.10.020.10 TRASH STORAGE.

In the C-G (modified) zone:

A. No trash, used materials, or wrecked or abandoned vehicles or equipment shall be stored in an open area.

10.10.020.11 WALLS AND FENCES.

In the C-G (modified) zone:

A. Fences, walls or hedges shall comply with MPMC 10.18.110.

10.10.030.1 PURPOSE.

A. The historic commercial zone (C-H) is established to protect the original downtown business area of the city. The C-H zone is designed to allow for the continuation of the visual character, scale and vitality of the originally established central business district.

B. The C-H zone is created specifically for the central business district area and does not supersede any requirements for historic preservation as set forth in MPMC 10.16.010.

10.10.030.2 ALLOWED USES.

Land and buildings in the C-H historic commercial zone may be used only for the purposes listed in Table 10.10.030.A. The table identifies whether each category of use is:

A. P (Permitted Use). Allowed by right, subject to all applicable standards of this title.

B. L (Limited Use). Allowed by right if the use complies with specific limitations or design standards identified in this title.

D. X (Not Permitted). Prohibited in the C-H commercial zone.

Use Category	C-H	Notes/Standards
Residential
Multi-unit dwellings; three- and four-unit dwellings	C
Mixed-use residential (dwelling units above or behind permitted commercial)	C	Ground floor along primary frontage must be commercial.
Retail and Consumer Services
General retail sales	C	Includes shops, clothing, specialty goods.
Cultural/specialty retail	C	Includes art galleries, museums, and similar uses.
Grocery store/supermarket	C
Personal services	C
Food and Beverage
Restaurant, cafe, bakery	C
Drive-through/drive-in restaurant	C
Tavern, bar, nightclub	C
Office and Professional Services
General office, professional services	C	Includes banks, insurance, real estate, clinics.
Co-working/shared office	C
Medical or dental clinic, urgent care	C
Lodging and Assembly
Hotel or motel	C
Event/reception center	C	Includes convention halls and exhibition halls.
Church or religious assembly	C
Recreation and Entertainment
Theater, cinema (indoor)	C
Bowling, skating, billiards, arcade	C
Automobile-Oriented and Transportation
Automotive maintenance convenience shop	C
Parking facilities	C
Community and Civic
Government offices, library, post office	C
Schools	C
Daycare/early childhood center	C	Must meet state licensing.
Public/quasi-public	C
Accessory Uses
Accessory structures (garages, storage, sheds)	C	Must be incidental and subordinate.
Outdoor dining or seating	C	Must maintain pedestrian clear zone.
Solar panels, EV charging stations, bike parking	C
Temporary construction trailer	C	Permitted during construction and up to 60 days after occupancy.

10.10.030.3 DIMENSIONAL STANDARDS.

Development in the C-H historic commercial zone shall comply with the dimensional standards shown in Table 10.10.030.B, unless otherwise specifically provided in this title.

Standard	Requirement
Minimum lot area	None, except as may be dictated by off-street parking, adequate circulation, and proper site use.
Minimum lot width	None.
Minimum lot frontage	35 ft on a public street.
Minimum zone area	None.
Yard requirements	None, except as designated in the historic preservation criteria of this section and MPMC 10.16.010.
Maximum building height	No building shall be erected to a height greater than the highest adjacent building.
Minimum distance between buildings	None, except as designated in the historic preservation criteria of this section and MPMC 10.16.010.
Maximum lot coverage	None, except as designated in the historic preservation criteria of this section and MPMC 10.16.010.

A. Existing Lots. Lots or parcels of land which were created prior to the application of the C-H zone shall not be denied a building permit solely for reasons of nonconformance to the parcel requirements of this section.

B. Protections Into Yards. In the C-H zone, canopies attached to a building may extend into a public right-of-way over the sidewalks and pedestrian walkways only. Canopies shall occur at approximately the second floor level only and shall provide clearance of no less than eight feet. The top of the canopy will not allow human occupancy.

10.10.030.4 BOUNDARIES.

The C-H zone shall consist of these blocks within the original central business district and as designated on the zone map. Specifically, these blocks or portions thereof are as follows:

A. That portion of the block between Main Street and 100 North and State Street and 200 West which lies south of Pleasant Creek;

B. All of the block between Main Street and 100 South and State Street and 100 West, excluding the parcel containing the United Presbyterian Church;

C. That portion of the block between Main Street and 100 North and 100 West and 200 West which lies south of Pleasant Creek.

10.10.030.5 PARKING, LOADING AND ACCESS.

The interiors of the blocks in the C-H zone will be used for off street parking whenever possible and in harmony with existing development.

10.10.030.6 SITE PLAN APPROVAL.

All development and uses in the C-H historic commercial zone shall be subject to site plan approval as provided in this section and in MPMC 10.18.190, Commercial site plan.

B. Review Procedures. Site plans shall be prepared and submitted in accordance with MPMC 10.18.190, Commercial site plan.

C. Historic District Design Criteria. In addition to the general site plan requirements, developments within the C-H zone shall comply with applicable historic preservation criteria outlined in MPMC 10.16.010.

D. Conflicts. Where standards in this section and MPMC 10.18.190 conflict, MPMC 10.18.190, Commercial site plan, shall govern.

10.10.030.7 ARCHITECTURAL DESIGN CRITERIA.

Specific architectural design criteria are prepared and maintained by the planning commission for the purpose of advising property owners and developers of land within the historic commercial district. The criteria are also used by the planning commission to evaluate applications for a letter of approval, as provided in this section. Design criteria as prepared and maintained by the planning commission is as follows:

A. Materials, Color and Texture. Building materials shall be masonry, predominantly brick and stone in earth tone colors. These shall be left exposed without paint or other covering. Violent contrasts between materials and colors shall be avoided. The texture shall be one of rough stone and brick composition with a nonpolished stone finish.

B. Size, Scale, Proportions and Rhythm. The height of any building shall not exceed two stories. Spaces between structures shall be kept at a minimum for pedestrian access with parking in the rear of the structures. Facades shall butt the sidewalk matching setbacks of neighboring or adjoining structures. Existing rhythm shall be maintained with a high proportion of windows to masonry.

C. Architectural Features. Other architectural features which dominate current facades and which may be included (but are not required) are:

1. Three bay fronts;

2. Elliptical archways over doors and windows;

3. Cornice work of brick and stone;

4. Pilasters of brick and stone;

5. Recessed central entryways;

6. Flat roofs with slope and drainage to the rear;

7. Dutch “stair stepping”;

8. Glass transoms.

D. Signs and Graphics. Signs shall be kept small in relation to the size of the building. Three types of signs shall be acceptable: signboard, suspended sign, window sign.

1. A signboard may be placed above the door or ground floor window;

2. Window signs may be painted on the window or door using paint of a compatible color (gold leaf was the traditional color used);

3. Suspended signs may be hung perpendicularly from the building facade using attractive hardware and in accordance with the sign provisions of the building code. They shall display logos and business symbols;

4. Height and dimension of the signs should conform to building code criteria;

5. For legibility and clarity, lettering shall be simple and straightforward;

6. Animated or flashing signs shall be prohibited in this district;

7. Illuminated and illustrated signs shall be in scale and keeping with the structure to be mounted on and the surrounding structures; and

8. Canvas awnings shall be used in preference to stationary aluminum or metallic awnings. Lettering, color and patterns should be in keeping with the character of the area and shall be subject to planning commission approval. The size and shape of such awnings shall be in conformance with provisions of the building code governing such structures.

10.10.030.8 SIGNS.

All signs erected in the C-H zone shall be in conformance with the historic preservation criteria of this section and MPMC 10.16.010 as they relate to signs.

10.10.030.9 USES WITHIN BUILDINGS.

All uses established in the C-H zone shall be conducted entirely within a fully enclosed building, except those uses deemed by the planning commission to be customarily and appropriately conducted in the open.

10.10.030.10 LANDSCAPING.

The following landscaping provisions shall apply in the C-H zone:

A. Front and Side Yards. Required front yard areas and required side yard areas adjacent to a public street, except those portions devoted to driveways, shall be maintained with suitable landscaping of plants, trees, grass and similar landscaping materials.

B. Parking Areas. Parking areas shall be landscaped where possible around the periphery and at the ends of parking rows in accordance with the landscaping plan approved as part of the site plan approval procedure.

10.10.030.11 TRASH STORAGE.

In the C-H zone:

A. No trash, used materials, or wrecked or abandoned vehicles or equipment shall be stored in an open area.

B. Containers for storage of trash, of a size, type and quantity approved by the city, shall be maintained in a location approved by the planning commission in conjunction with approval of the development plan.

C. Where strict compliance with standard trash enclosure or location requirements is infeasible due to lot configuration or absence of rear access, the city may approve:

1. Alternative placement or design providing equivalent screening to the maximum extent feasible.

2. Shared trash facilities serving multiple properties.

10.10.040.1 PURPOSE.

A. The neighborhood commercial zone (C-N) is established to provide an area in which the primary use of the land is for commercial and service uses to serve the daily convenience needs of the surrounding residential neighborhood. The zone is intended to be located within neighborhood areas and to be integrated into the residential structure of a neighborhood in a manner that will create a minimum of detriment, hazard or inconvenience to surrounding residential development. Each neighborhood commercial zone will be small (containing from one to five acres) and will be located within convenient walking distance from the edge of the surrounding residential area it is designed to serve.

B. Uses permitted within the C-N zone will be those which will create no detriment to the surrounding residential areas, and will generally serve only the daily convenience needs of the residential neighborhood. Dwellings, industries, recreational uses or other heavy commercial uses which tend to thwart and discourage the use of the land within this zone for its primary purpose have been excluded. Typical uses allowed in this zone are small convenience grocery stores, variety stores, shoe shops, dry cleaning pick up stations, and barbershops or beauty shops.

C. C-N zones shall be located in areas deemed appropriate for the service of a residential neighborhood, provided the basic requirements for a separation of the zones are followed.

10.10.040.2 ALLOWED USES.

Land and buildings in the C-N neighborhood commercial zone may be used only for the purposes listed in Table 10.10.040.A. The table identifies whether each category of use is:

A. P (Permitted Use). Allowed by right, subject to all applicable standards of this title.

B. L (Limited Use). Allowed by right if the use complies with specific limitations or design standards identified in this title.

C. C (Conditional Use). Allowed only after approval of a conditional use permit, subject to the review procedures and approval criteria of Chapter 10.36 MPMC and any applicable design, buffering, or operational standards contained in this title.

D. X (Not Permitted). Prohibited in the C-N neighborhood commercial zone.

Use Category	C-N	Notes/Standards
Residential
Mixed-use residential (dwelling units above or behind permitted commercial)	C	Residential components must be clearly secondary to commercial use.
Stand-alone residential	X	Not permitted.
Retail and Consumer Services
Neighborhood retail sales	P	Includes bakery, grocery, bookstore, florist, gifts, crafts, and similar small shops.
Personal services	P	Includes barber, beauty, shoe repair, tailoring, and similar neighborhood services.
Specialty retail/cultural	C
Convenience store/supermarket	P	Intended for neighborhood scale.
Food and Beverage
Restaurant, cafe, delicatessen	P	Indoor dining and neighborhood-serving food uses.
Drive-through restaurant	C	Must meet design and traffic circulation standards.
Tavern, bar, nightclub	X	Not permitted in neighborhood commercial.
Office and Professional Services
General office, professional services	P	Includes banks, insurance, real estate, and clinics.
Medical or dental clinic	P	Includes urgent care.
Co-working/shared office	P
Community and Civic
Government offices, post office, library	C
Broadcasting or communications facility	C
Daycare/preschool	P
Museum	C
Park, playground, public open space	P
Utility substation	C
Automobile-Oriented
Service station (with car wash as accessory)	P	Subject to buffering and design standards.
Parking lot or structure (stand-alone)	C
Car wash (stand-alone)	C
Accessory Uses
Accessory structures (garages, storage, sheds)	P
Outdoor dining or seating	P
Temporary construction trailer	L	Permitted during construction and up to 60 days after occupancy.

10.10.040.3 DIMENSIONAL STANDARDS.

Development in the C-N neighborhood commercial zone shall comply with the dimensional standards shown in Table 10.10.040.B, unless otherwise specifically provided in this title.

Standard	Requirement
Minimum lot area	1 acre
Maximum lot area	5 acres
Minimum lot width	200 ft
Minimum lot frontage	200 ft on a public street
Front yard setback	10 ft minimum; landscaped
Side yard setback (abutting residential)	10 ft minimum
Side yard setback (corner lot street side)	10 ft minimum; landscaped
Side yard setback (for driveway access)	12 ft paved (1-way) or 16 ft paved (2-way) when serving 6+ spaces
Rear yard setback	As required by the building code
Maximum building height	2 stories or 35 ft; whichever is greater
Minimum distance between buildings	20 ft between main buildings; 10 ft between accessory and main
Maximum lot coverage	30% of lot area

A. Existing Lots. Lots or parcels of land which were created prior to the application of the C-N zone shall not be denied a building permit solely for reasons of nonconformance to the parcel requirements of this section.

B. Projections Into Yards. The following structures may be erected on, or projected into, any required yard, except into a required driveway: fences and walls in conformance with city codes; landscaping elements; and necessary appurtenances for utility service. Architectural features such as cornices, eaves, sills, awnings, stairways, balconies, and similar elements may project into yards consistent with the standards applicable to commercial zones.

C. Accessory Buildings on Property Lines. Accessory buildings may be constructed on a side or rear property line if the following conditions are met:

1. No openings are permitted on any wall located on the property line.

2. The wall on the property line shall comply with the applicable fire-resistance rating requirements of the building code.

3. On-site drainage shall be provided to prevent runoff onto adjoining properties.

4. The building shall not encroach upon any recorded easement.

D. Unified Ownership and Application of the Zone. Property within the C-N zone shall be under single ownership and developed as a unified entity. The C-N zone shall not be applied to an existing commercial area which does not meet these area requirements and shall not be applied to an existing commercial development which has not been designed and constructed as a unified shopping center development.

10.10.040.4 PARKING, LOADING, AND ACCESS.

Each lot or parcel in the C-N zone shall have on the same lot or parcel, automobile parking sufficient to meet the requirements for retail commercial establishments as set forth in Chapter 10.22 MPMC. All parking spaces shall be paved with asphaltic cement or concrete, and shall be provided with paved access from a public street. The spaces shall be provided with adequate drainage which shall not run across a public sidewalk.

10.10.040.5 SITE PLAN APPROVAL.

All development in the C-N neighborhood commercial zone shall comply with the site plan review procedures and approval standards set forth in MPMC 10.18.190, Commercial site plan.

A. Site plan approval shall be required prior to the issuance of any building permit for new construction, additions, or site development activity within the C-N zone.

B. Where standards in this section and MPMC 10.18.190 conflict, MPMC 10.18.190 shall govern.

10.10.040.6 SIGNS.

All signs erected in the C-N zone shall be in accordance with the sign provisions of Chapter 10.34 MPMC and shall be in general compliance with the typical signing program approved by the planning commission under the provisions of MPMC 10.10.040.5.

10.10.040.7 USES WITHIN BUILDINGS.

All uses established in the C-N zone shall be conducted entirely within a fully enclosed building, except the pumping of gasoline and similar uses deemed by the planning commission to be customarily and appropriately conducted in the open.

10.10.040.8 LANDSCAPING.

The following landscaping provisions shall apply in the C-N zone:

A. Front and Side Yard. The front yard areas and side yard areas adjacent to a public street, except those portions devoted to driveways, shall be maintained with suitable landscaping of plants, shrubs, trees, grass and similar landscaping materials.

10.10.040.9 TRASH STORAGE.

No trash, used materials, or wrecked or abandoned vehicles or equipment shall be stored in an open area. Containers for trash storage shall be of sufficient size and will be covered to eliminate the blowing of or other such dispersion of such trash.

10.10.040.10 WALLS AND FENCES.

In the C-N zone:

A. Fences, walls or hedges are permitted which do not exceed seven feet in height, except that no fence, wall or hedge shall exceed four feet in height within a front yard or within a side yard which faces upon a street, unless the fence is constructed of chainlink, wire mesh or similar nonvisual barrier type material. Such nonvisual barrier fence shall not exceed a height of five feet, nor shall it be a sight hazard to vehicular or pedestrian traffic.

B. Where a commercial development adjoins any lot or parcel of ground in any residential zone, there shall be provided along the adjoining property line a decorative sight obscuring fence, a 10-foot-wide planting strip or any combination of fencing or landscaping, which in the opinion of the planning commission, adequately protects the adjoining residential property. The protection strip may include raised or mounded landscaping and plantings in order to provide a suitable visual barrier when required.

10.10.050.1 PURPOSE.

A. The commercial manufacturing (C-M) zone is established to provide an area in which a congruous mixture of retail commercial, warehousing, heavy commercial and light manufacturing uses may be established. The zone is to be used primarily as a transitional zone between industrial areas and residential areas and/or lighter commercial districts.

B. The uses characteristic of this zone will be warehouses, light manufacturing or assembly plants, machine shops, automobile repair facilities, furniture and appliance repair, and building materials stores and yards.

C. The C-M zone should be characterized by buildings and grounds which combine utility and attractive appearance. The utility of buildings, parking areas and loading facilities should be softened with landscaped areas along all street frontages.

10.10.050.2 ALLOWED USES.

Land and buildings in the C-M commercial manufacturing zone may be used only for the purposes listed in Table 10.10.050.A. The table identifies whether each category of use is:

A. P (Permitted Use). Allowed by right, subject to all applicable standards of this title.

B. L (Limited Use). Allowed by right if the use complies with specific limitations or design standards identified in this title.

D. X (Not Permitted). Prohibited in the C-M commercial manufacturing zone.

Use Category	C-M	Notes/Standards
Residential
Single-family residential unit	C
Retail and Consumer Services
General retail sales, including specialty shops	P	Includes hobby/craft, gift, grocery, bookstore, jewelry, florist, tobacco, toy, fabric, sports, photo, etc.
Convenience store	P
Pawnshop, payday/title loan	X
Food and Beverage
Restaurant, cafe, bakery	P	Includes delicatessen, ice cream, and candy shops.
Bottling works, winery	P
Office and Professional Services
General office, professional services	P
Medical or dental clinic, urgent care	P
Co-working/shared office	P
Automobile-Oriented and Transportation
Auto sales (cars, boats, motorcycles, trailers)	P
Auto repair (mechanical, body, paint, upholstery, rental)	P
Garage, public	P
Service station/gas station	P
Car wash	L	Subject to location and screening standards.
Industrial/Storage
Light manufacturing/assembly/fabrication	P	Includes apparel, boat building, bookbinding, cabinet shops, electronic instruments, machine shops, sign painting, novelties, toys, sheet metal products, instruments, upholstering, taxidermy, monument works.
Printing and engraving	P	Includes photoengraving.
Electric/neon sign	P
Food produce manufacturing (bakery, candy, dairy, meat)	C	Listed under conditional uses.
Planing mill	C	Listed under conditional uses.
Blacksmith/welding shop	C	Listed under conditional uses.
Warehouse, wholesale, storage	P
Outdoor storage	L	Must be fully screened per MPMC 10.10.050.7(B).
Community and Civic
Government buildings/offices	C	Nonindustrial.
Library, museum	C
Public utilities substation	C
Park, playground	P
Accessory Uses
Accessory buildings, storage, equipment	P	Must be incidental and subordinate.
Temporary construction storage/office	L	During construction and 30 days later.

10.10.050.3 DIMENSIONAL STANDARDS.

Development in the C-M commercial manufacturing zone shall comply with the dimensional standards shown in Table 10.10.050.B, unless otherwise specifically provided in this title.

Standard	Requirement
Minimum lot area	10,000 sq ft
Minimum lot width	70 ft (90 ft for single-family residential units)
Minimum lot frontage	35 ft on a public street
Minimum zone area	5 acres
Front yard setback	10 ft minimum, landscaped, residential units shall comply with MPMC 10.08.010
Side yard setback	See subsection E of this section
Rear yard setback	As required by the building code
Maximum building height	3 stories or 55 ft, whichever is higher (excluding chimneys, flagpoles, etc.)
Minimum distance between buildings	None, except as required by the building code
Maximum lot coverage	No maximum, except as may be necessitated by parking, yard requirements, or site plan approval

A. Existing Lots. Lots or parcels of land which were created prior to the application of the C-M zone shall not be denied a building permit solely for reasons of nonconformance to the parcel requirements of this section.

C. Accessory Buildings on Property Lines. Accessory buildings may be constructed on a side or rear property line if the following conditions are met:

1. No openings are permitted on any wall located on the property line.

2. The wall on the property line shall comply with the applicable fire-resistance rating requirements of the building code.

3. On-site drainage shall be provided to prevent runoff onto adjoining properties.

4. The building shall not encroach upon any recorded easement.

An accessory building that does not meet these requirements shall be located at least six feet from the respective property line.

D. Land Area and Ownership. Each C-M commercial manufacturing zone shall contain a minimum of five acres. The C-M zone may be applied to an existing commercial area which does not meet these area requirements, provided the existing commercial facilities to which the zone is being applied are in compliance with the purpose and objectives of this zone.

1. Corner Lots. Side yard contiguous to a street shall be not less than 10 feet, landscaped, and not used for parking.

2. Driveway Access. When used for access to a garage, carport, or parking area with fewer than five spaces, the side yard shall accommodate a 12-foot paved driveway. When used for access to a warehouse, loading dock, or parking area with six plus spaces, the side yard shall accommodate a 12-foot paved driveway (one way) or a 16-foot paved driveway (two way).

10.10.050.4 PARKING, LOADING, AND ACCESS.

A. Each lot or parcel of land in the C-M zone shall have on the same lot or parcel, automobile parking sufficient to meet the requirements set forth in Chapter 10.22 MPMC. All parking spaces shall be paved with asphaltic cement or concrete, and shall be provided with paved access from a public street. The spaces shall be provided with adequate drainage which shall not run across a public sidewalk.

B. Parking spaces shall not be provided within a required front yard or a side yard adjacent to a public street.

C. Loading spaces shall be provided as required by the planning commission, using as a guide a requirement of one such space per 10,000 square feet of gross building area.

10.10.050.5 SITE PLAN APPROVAL.

All development in the C-M commercial manufacturing zone shall comply with the site plan review procedures and approval standards set forth in MPMC 10.18.190, Commercial site plan.

A. Site plan approval shall be required prior to the issuance of any building permit for new construction, additions, or site development activity within the C-M zone.

B. Where standards in this section and MPMC 10.18.190 conflict, MPMC 10.18.190 shall govern.

10.10.050.6 SIGNS.

All signs erected in the C-M zone shall be in conformance with the sign provisions of Chapter 10.34 MPMC.

10.10.050.7 USES WITHIN BUILDINGS.

A. All manufacturing and retail commercial establishments in the C-M zone shall be conducted entirely within a fully enclosed building, except those uses deemed by the planning commission to be customarily and appropriately conducted in the open. Such uses may include, but would not be limited to, service stations, equipment rental, etc.

B. Open storage of materials and equipment permitted in this zone may be accomplished only when fully screened from public view by an opaque fence or wall approved by the planning commission in conjunction with the issuance of a conditional use permit for such use.

10.10.050.8 LANDSCAPING.

The following landscaping provisions shall apply in the C-M zone:

A. Front and Side Yard. The front yard area and side yard areas adjacent to a public street, except those portions devoted to driveways, shall be maintained with suitable landscaping of plants, shrubs, trees, grass and similar landscaping materials.

B. Parking Areas. All parking areas which are open to public view shall be landscaped where possible around the periphery and at the ends of parking rows in accordance with the landscaping plan approved as part of the site plan approval procedure.

10.10.050.9 TRASH STORAGE.

In the C-M zone:

A. No trash, used materials, or wrecked or abandoned vehicles or equipment shall be stored in an open area.

B. Containers for trash storage of the size, type and quantity approved by the city shall be maintained at a location approved by the planning commission in conjunction with the approval of the site development plan.

10.10.050.10 WALLS AND FENCES.

In the C-M zone:

A. Fences, walls or hedges shall comply with MPMC 10.18.110.

B. Where a commercial development adjoins any lot or parcel of ground in any residential zone, there shall be provided along the adjoining property line a decorative sight obscuring fence, a 10-foot-wide planting strip or any combination of fencing or landscaping which, in the opinion of the planning commission, adequately protects the adjoining residential property. The protection strip may include raised or mounded landscaping and plantings in order to provide a suitable visual barrier when required.