The neighborhood commercial district is designed for small-scale commercial and mixed-uses designed to serve a convenience need for residents in the surrounding low-density neighborhood. Land uses consist of small and moderate sized retail, service, office, multi-family residential uses or similar. This district may be applied where it is appropriate to reduce reliance on the automobile for the provision of routine retail and service amenities, and to promote walking and bicycling within comfortable distances of adjacent residential infill neighborhoods, such as within the Park Place and South End Concept Plan areas. Approval of a site plan and design review application pursuant to OCMC 17.62 is required.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 13-1017, § 1(Exh. 1), 4-16-2014; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following uses are permitted within the neighborhood commercial district:

A.

Any use permitted in the mixed-use corridor, provided the maximum footprint for a stand-alone building with a single store or multiple buildings with the same business does not exceed ten thousand square feet, unless otherwise restricted in this chapter;

B.

Grocery stores, provided the maximum footprint for a stand-alone building with a single store or multiple buildings with the same business does not exceed forty thousand square feet;

C.

Live/work dwellings;

D.

Outdoor sales that are ancillary to a permitted use on the same or abutting property under the same ownership.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 13-1017, § 1(Exh. 1), 4-16-2014; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following conditional uses may be permitted when approved in accordance with the process and standards contained in OCMC 17.56:

A.

Any use permitted in the neighborhood commercial district that has a building footprint in excess of ten thousand square feet;

B.

Emergency and ambulance services;

C.

Drive-through facilities;

D.

Outdoor markets that are operated before six p.m. on weekdays;

E.

Public utilities and services such as pump stations and sub-stations;

F.

Religious institutions;

G.

Public and or private educational or training facilities;

H.

Gas stations;

I.

Hotels and motels, commercial lodging;

J.

Veterinary clinic or pet hospital.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 13-1017, § 1(Exh. 1), 4-16-2014; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following uses are prohibited in the NC District:

A.

Distributing, wholesaling and warehousing;

B.

Outdoor storage;

C.

Outdoor sales that are not ancillary to a permitted use on the same or abutting property under the same ownership;

D.

Hospitals;

E.

Kennels;

F.

Motor vehicle sales and incidental service;

G.

Motor vehicle repair and service;

H.

Self-service storage facilities;

I.

Heavy equipment service, repair, sales, storage or rental (including but not limited to construction equipment and machinery and farming equipment);

J.

Marijuana production, processing, wholesaling, research, testing, and laboratories;

K.

Mobile food units or vendors, except with a special event permit;

L.

Residential use that exceeds fifty percent of the total building square footage on-site.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 13-1017, § 1(Exh. 1), 4-16-2014; Ord. No. 16-1008, § 1(Exh. A), 10-19-2016, ballot 11-8-2016; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

Dimensional standards in the NC district are:

A.

Maximum building height: Forty feet or three stories, whichever is less.

B.

Maximum building footprint: Ten thousand square feet.

C.

Minimum required setbacks if not abutting a residential zone: None.

D.

Minimum required interior and rear yard setbacks if abutting a residential zone: Ten feet plus one-foot additional yard setback for every one foot of building height over thirty-five feet.

E.

Maximum Allowed Setback.

1.

Front yard setback: Five feet.

2.

Interior yard setback: None.

3.

Corner side yard setback abutting a street: Thirty feet.

4.

Rear yard setback: None.

Public utility easements may supersede the minimum setback. Maximum setback may be increased per OCMC 17.62.055.D.

F.

Standards for residential uses: Residential uses shall meet the minimum net density standards for the R-3.5 district, except that no minimum net density shall apply to residential uses proposed above nonresidential uses in a mixed-use configuration or to live/work dwellings. Any new lots proposed for exclusive residential use shall meet the minimum lot size and setbacks for the R-3.5 zone for the proposed residential use type.

G.

Minimum required landscaping (including landscaping within a parking lot): Fifteen percent.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019; Ord. No. 21-1007, § 1(Exh. A), 4-21-2021)

A.

Applicability. This section applies to all development in the NC district within the Thimble Creek Concept Plan Area.

B.

Relationship of Standards. These standards apply in addition to and supersede the standards of the NC zone within the Thimble Creek Concept Plan Area. In the event of a conflict, the standards of this section control.

C.

Uses.

1.

All uses permitted per OCMC 17.24.020.A and B, are limited to a maximum footprint for a stand-alone building with a single store or multiple buildings with the same business not to exceed ten thousand square feet, unless otherwise restricted in this chapter.

2.

Residential uses, excluding live/work, that do not exceed fifty percent of the total building square footage within the Thimble Creek Concept Plan Neighborhood Commercial Zoning District.

3.

Artisan and specialty goods production is permitted, constituting small-scale businesses that manufacture artisan goods or specialty foods and makes them available for purchase and/or consumption on-site, with an emphasis on direct sales rather than the wholesale market. Examples include: Candy, fruit and vegetable preserving and specialty foods, bakeries and tortilla manufacturing; artisan leather, glass, cutlery, hand tools, wood, paper, ceramic, textile and yarn products; microbreweries, microdistilleries, and wineries. All uses shall provide either:

a.

A public viewing area that includes windows or glass doors covering at least twenty-five percent of the front of the building face abutting the street or indoor wall, allowing direct views of manufacturing; or

b.

A customer service space that includes a showroom, tasting room, restaurant, or retail space.

4.

Drive-throughs are prohibited.

5.

Gas stations are prohibited.

D.

Dimensional Standards.

1.

Maximum building height shall be sixty feet or five stories, whichever is less.

2.

Minimum building height shall be twenty-five feet or two stories, whichever is less, except for accessory structures or buildings under one thousand square feet.

3.

Maximum corner side yard setback abutting a street shall be five feet.

4.

Minimum floor area ratio (FAR) shall be 0.5.

a.

Required minimum FARs shall be calculated on a project-by-project basis and may include multiple contiguous blocks. In mixed-use developments, residential floor space will be included in the calculations of floor area ratio to determine conformance with minimum FAR.

b.

An individual phase of a project shall be permitted to develop below the required minimum FAR provided the applicant demonstrates, through covenants applied to the remainder of the site or project or through other binding legal mechanism that the required FAR for the project will be achieved at project build-out.

5.

Minimum required landscaping: Ten percent. Required landscaping areas may include:

a.

Landscaping within a parking lot.

b.

Planter boxes.

c.

Eco roofs.

d.

Paved courtyard or plaza with at least twenty-five percent of the area used for landscaping, planter boxes, and/or water features including shade trees planted at the ratio of one tree for every five hundred square feet of urban plaza area.

E.

Residential Uses. Residential uses, excluding live/work dwellings, shall be subject to the following additional standards:

1.

All ground-floor residential uses, with the exception of entrances for upper-story residential uses, shall be set back a minimum of one hundred fifty feet from the property line along Glen Oak Road.

2.

Ground-floor residential building square footage shall not exceed fifty percent of the ground-floor nonresidential building square footage on-site.

3.

Ground-floor residential uses shall achieve a minimum net density of 17.4 units per acre, with no maximum net density.

4.

Any new lots proposed for exclusive residential use shall meet the minimum lot size and setbacks for the R-2 zone for the proposed residential use type.

5.

Upper-story residential uses are permitted with no limitations.

F.

Site Design Standards.

1.

In lieu of complying with OCMC 17.62.050.B.1, parking areas shall be located behind the building façade that is closest to the street or below buildings and shall not be located on the sides of buildings or between the street and the building façade that is closest to the street.

(Ord. No. 21-1006, § 1(Exh. A), 7-1-2020)