The following business districts (C-1, C-2, CBD, and I-1) are hereby established according to their purpose and the intent of the comprehensive plan. Collectively, these four districts are herein called “business districts.” The C-1, C-2, and CBD are collectively called “commercial districts.” The I-1 is collectively called “industrial district.”

(Code 1998, § 30-451; Ord. No. 474, 10-14-2024)

1. Purpose. This district encourages downtown mixed-use development that promote walkability and enhanced features.
2. Application. This district shall be applied to properties guided downtown mixed-use as shown on the current comprehensive plan.
   

(Code 1975, § 440:02; Code 1998, § 30-452; Ord. No. 216, § 6, 9-7-1995; Ord. No. 467, § 7, 11-13-2023; Ord. No. 474, 10-14-2024)

1. Purpose. This district encourages compact walkable centers for office, retail sales, and personal services that connect to and serve the adjacent neighborhoods and to preserve and protect the general character of the adjacent areas.
2. Application. This district shall be applied to properties guided commercial as shown on the current comprehensive plan.

(Code 1975, § 440:04; Code 1998, § 30-453; Ord. No. 195, § 1, 11-4-1993; Ord. No. 204, § 1, 3-9-1995; Ord. No. 216, § 6, 9-7-1995; Ord. No. 255, § 5, 7-24-1997; Ord. No. 336, § 1, 12-22-2005; Ord. No. 348, 3-22-2007; Ord. No. 359, 3-27-2008; Ord. No. 467 § 8, 11-13-2023; Ord. No. 474, 10-14-2024)

1. Purpose. This district is intended to provide a district for the development of community-scale office, retail sales, restaurant, and services functional for both pedestrians and automobiles.
2. Application. This district shall be applied to properties guided commercial as shown on the current comprehensive plan.
   

(Code 1975, § 440:03; Code 1998, § 30-454; Ord. No. 467 § 9, 11-13-2023; Ord. No. 474, 10-14-2024)

1. Purpose. This district is intended to provide areas in which to locate businesses that enhance the city's tax base, have a large employee base, involve manufacturing, warehousing, and office uses with minimal outdoor storage.
   
2. Application. This district shall be applied to properties guided flex-employment as shown on the current comprehensive plan.
   

(Code 1975, § 445:01; Code 1998, § 30-455; Ord. No. 216, § 6(440:05), 9-7-1995; Ord. No. 278, § 1, 6-10-1999; Ord. No. 350, 5-10-2007; Ord. No. 371, 1-11-2010; Ord. No. 381, § 1, 11-25-2013; Ord. No. 474, 10-14-2024)

Principal uses for the business districts are listed in the table below. Uses not listed are considered not permitted.

P = Permitted C = Conditional I = Interim N = Not Permitted

(Code 1998, § 30-456; Ord. No. 317, § 2, 3-25-2004; Ord. No. 350, 5-10-2007; Ord. No. 371, 1-11-2010; Ord. No. 474, 10-14-2024)

Accessory uses for the business districts are listed in the table below. Uses not listed are considered not permitted and that any business operating an outdoor eating area shall indemnify and defend the City from any liability arising out of the operation of the seating area.

P = Permitted C = Conditional I = Interim N = Not Permitted

(Ord. No. 474, 10-14-2024)

Bulk standards for the C-1, C-2, and I-1 Districts are listed below. The CBD does not have setbacks to facilitate pedestrian access and circulation.

(Ord. No. 474, 10-14-2024)

1. Intent. Design standards are hereby established to achieve quality business districts by requiring high quality exterior materials, employing quality architecture to achieve buildings with land uses compatible and complementary to adjacent areas.
2. All business districts are subject to the following design standards.
   1. Rooftop HVAC and other mechanical units must be screened from views from the property lines using the following means:
      1. Proper placement on the roof.
      2. An integrated screen panel that is architecturally compatible with the building.
      3. Parapet heights sufficient for screening the views.
   2. Ground-mounted mechanical units must be screened from views from the property lines using the following means:  
      1. Privacy fencing.
      2. An integrated screen panel that is architecturally compatible with the building.
      3. Landscaped berms.
   3. Loading docks and designated loading areas shall be designated for every business and cannot utilize a public roadway. Loading docks shall be screened from adjacent residential uses using the following means:
      1. Wing walls.
      2. Privacy fencing.
      3. Landscaped berms.
   4. Primary exterior materials. Minimum 40% for one or more of the following materials per building facade:
      1. Face brick and architectural concrete masonry units;
      2. Stucco or exterior insulation finishing systems (EIFS);
      3. Glass;    
      4. Natural or cementous stone;
      5. Specifically designed pre-cast concrete units whose surfaces have been integrally treated with an applied decorative material or texture;
      6. Factory fabricated fiber cement panel materials;
      7. Other materials as may be approved by the planning commission and city council given the building's use and context.
   5. Accent exterior materials. Maximum 30% for one or more of the following materials per building facade:
      1. Wood;
      2. Metals;
      3. Vinyl;
      4. Other materials as may be approved by the planning commission and city council given the building's use and context.
   6. Roofing materials.
      1. Pitched and sloped roofs. Asphalt shingles, standing seam metals, or metal shingles designed to resemble asphalt shingles.\
      2. Flat roofs. Any material commonly used for flat roofs provided the wall parapet is at least six inches above the roofline.
   7. Lighting. The purpose of this section is to provide regulations to balance lighting needs for visibility and personal and property safety with the negative impacts of off-site light spill-over.
      1. Wall lighting may be used to illuminate the pedestrian walkways, entrance areas, loading docks, and yard areas within 20 feet of the building. No wall lighting may be used exclusively to illuminate areas for motor vehicle parking or access.
      2. Architectural lighting, including LED or neon banding, must be mounted on the building or canopy. Architectural lighting directed upward onto the building façade is permitted provided no glare or light pollution are produced. LED banding must use colored tube shielding for a continuous appearance.
      3. Free-standing and wall-mounted luminaire regulations:
         1. Height maximums, including the base and support structure, are limited as follows:
            1. Farther than 200 feet from any property zoned residential: 30 feet.
            2. Within 200 feet of any property zoned residential: 15 feet.
         2. Cut-off angles must be equal to or less than 90 degrees.
         3. Ballfield, stadium, or outdoor recreation lighting is exempt from the height and cut-off angle requirements in this section though the design shall constitute the absolute minimum height necessary to light the area and must provide shielding to reduce off-field light spill.
         4. Lighting intensity must adhere to the following table:

            Required Minimum and Maximum Light Intensities (as measured in foot candles at the ground level)
            Use	Minimum Intensity	Maximum Intensity	Maximum Intensity at the Property Line
            Parking areas for non-residential uses	1	15	0.5
            Parking areas for multi-family residential uses	1	15	0.5
            Private pedestrian walkways for non-residential and multi-family residential uses	5	20	0.5
            Building entrances and exits	5	20	0.5
            Outdoor display and storage areas	0.5	15	0.5
            Vehicle sales lots	1	20	0.5
            Non-specified uses - For uses not specifically listed above, light requirements may be computed by the zoning administrator.

         5. Exterior lighting must be operational when a business is open, or employees are on site.
         6. Glare. All lighting must be arranged so as not to produce glare. All properties must be in compliance with the following:
            1. All light sources must be controlled and equipped with lenses, louvers, shields, or prismatic control devices designed to prevent off-site views of the light source.
            2. No flickering or flashing lights except those associated with public safety activities may be permitted.
            3. Light sources that are integrated into a canopy must be designed to be recessed and flush with the ceiling of the canopy and equipped with a flat lens surface.
         7. Compliance. Any new lighting installed after the effective date of this chapter must be in compliance with the requirements of this chapter. Any lighting in existence before the effective date of this chapter that does not comply with its requirements may be considered legally nonconforming and may be allowed to continue in compliance with Section 19. Lighting may be required to be upgraded, wholly or in part, due to a request for a site plan review, conditional use permit, interim use permit, variance, or plat.
         8. Seasonal decorative lighting and landscape lighting are not regulated by this section.
3. Additional standards for the CBD Central Business District. Purpose. The purpose of this section is to provide developers and business owners with the standards necessary for expansions, renovations and new development within the central business district. This section will also assist city staff and officials with the review of development proposals.
   1. Applicability. This section shall apply to all new construction of nonresidential and/or multifamily residential buildings, any renovation, expansion or exterior changes (excluding repair or replacement of existing materials) to existing nonresidential and/or multifamily residential buildings or any development or expansion of parking areas (excluding minor changes to existing lots). All new buildings and additions resulting in more than a 20 percent increase of the gross square footage of the building shall require a Design Review by the Planning Commission and City Council.
   2. Conditional use permit. The applicant may apply for a conditional use permit if the requirements of this section cannot be met. An application and public hearing process are required per the requirements of this Code.
   3. Architectural standards. New development or significant redevelopment should relate to the surrounding buildings in scale and character. No single architectural style or styles are required; however, combining of elements from disparate architectural styles or periods in a single building is discouraged.
      1. Adaptation of architectural details. Traditional buildings in the downtown district feature architectural details such as cornices, arched windows, decorative brickwork (banding, cornice) transom and display windows, porticos, and awnings over entries. The adaptation of such details to new infill buildings, and their restoration in existing buildings, is encouraged but not required.
      2. Building facades; design features and materials. All building facades visible from a public street or walkway shall employ materials and design features similar to those of the front facade.
         1. Setbacks. Property owners shall construct new development or significant redevelopment to the property line or sidewalk for front facades for at least 65 percent of the length of the front facade, the remaining 35 percent of the facade may be set back up to 12 feet to emphasize entries or create outdoor seating and gathering areas. For corner buildings, this applies to each facade that fronts a public street.
         2. Building width. Buildings more than 45 feet in width are encouraged to be divided into smaller increments through the articulation of facades. This can be achieved through combinations of the following techniques, and other methods to provide articulation:
         3. Facade modulation; stepping back or extending forward a portion of the facade.
         4. Vertical divisions using different textures or materials (although materials should be drawn from a common palette).
         5. Division into storefronts, with separate display windows and entrances.
         6. Variation in rooflines by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.
         7. Arcades, awnings, window bays, arched windows and balconies at intervals equal to the articulation interval.
         8. Providing a lighting fixture, trellis, tree, or other landscape feature with each interval.
      3. Ground level
         1. The ground level of multistory structures shall be visually distinct from the upper stories. This distinction can be achieved a number of ways including an intermediate cornice line, sign band, awning, arcade or portico, change in building materials or detailing or a change in window shape or treatment. All ground-level equipment shall be screened using fencing or vegetation.
         2. Windows and doors shall comprise at least 50 percent of the length and at least 30 percent of the area of the ground-level facade facing a public street. Reflective glass is not permitted. Windows and doors must comprise at least 10 percent of the ground level side or rear facade facing a public right-of-way, parking area or open space. Qualifying windows or doors shall be transparent, allowing views into and out of the interior, or may include display windows set into the wall. A minimum of 12 percent of upper story facades shall consist of two or more regularly spaced and architectural window openings that are consistent or compatible with those of nearby buildings.
      4. Roof design.
         1. Flat or pitched roofs, or combinations of these, may be used. Pitched roofs should have a minimum roof pitch of one foot rise to four feet of run. Flat roofs shall be defined with an ornamental parapet or cornice. Average parapet height shall not exceed 15 percent of the height of the supporting wall and maximum parapet height at any point shall not exceed one-third the height of the supporting wall.
         2. Pitched roofs on new buildings with a footprint of more than 10,000 square feet should be constructed of standing seam metal, slate or wood shingles, but not asphalt shingles.
         3. All rooftop equipment shall be screened from view from adjacent street, public rights-of-way and adjacent properties. Preferably, rooftop equipment should be screened by the building parapet, provided that the parapet does not exceed building height limits.
         4. Rooftop equipment may also be screened by a smaller accent roof or enclosure. This structure shall be set back a distance of 1½ times its height from any primary facade fronting a public street. Screens shall be of durable, permanent materials (not including wood) that are compatible with the primary building materials.
      5. Entries.
         1. The main entrance should always face the primary street, with the secondary entrances to the side or rear. In the case of a corner building or a building abutting more than one street, the planning commission will determine which street should be considered "primary" based on visibility and access patterns. The main entrance should be placed at sidewalk grade. Entries shall be designed with one or more of the following:
            1. Canopy, portico, overhang, arcade or arch above the entrance.
            2. Recesses or projections in the building facade surrounding the entrance.
            3. Peaked roof or raised parapet over the door.
            4. Display windows surrounding the entrance.
            5. Architectural detailing such as tile work or ornamental moldings.
            6. Permanent planters or window boxes for landscaping.
      6. Building materials. Building shall be constructed of high-quality materials.
         1. The following list is allowed for primary materials:
            1. Brick, unpainted.
            2. Natural stone.
            3. Precast concrete units and concrete block, provided that surfaces are molded, serrated, or treated with a textured material.
            4. Stucco.
            5. Transparent glass.
            6. Horizontal lap siding with a maintenance-free painted surface.
         2. Accent materials shall not consist of more than 30 percent of the building’s façade, and include the following:
            1. Metal, not siding.
            2. Glass block.
            3. Spandrel glass.
            4. EIFS (exterior insulating finish system).
            5. Other materials as recommended by the planning commission and approved by the city council.
         3. The following materials are prohibited:
            1. Plain or painted concrete block.
            2. Tip-up concrete panels.
            3. Prefabricated steel or sheet metal panels.
            4. Aluminum, vinyl, fiberglass, asphalt or fiberboard siding.
            5. Pole buildings.
      7. Building colors. Building colors shall consist of subtle, neutral or muted colors with low reflectance. Recommended colors include browns, grays, tans, beiges, and dark or muted green, blues and reds. No more than two principal colors shall be used on a facade. Bright, white or primary colors shall be used only as accents, occupying a maximum of ten percent of building facades.
      8. Building lighting. Exterior lighting should be the minimum necessary for safety and security. Buildings shall be lit with external lighting consistent with the style, materials and details of the building. Gooseneck-type lighting is encouraged. Overall lighting levels should be consistent with the character and intensity of the surrounding area. Light shall not shine directly onto the ground or adjacent buildings.           
      9. Streetscape elements. Any streetscape elements included within a development site, including lighting, seating, planters, trees or shrubs, trash receptacles and similar elements, shall be compatible with the city's streetscape improvements to the downtown district. City staff can provide guidance on public streetscape elements.
      10. Signs. Signs should be architecturally compatible with the style, compositions, materials, colors and details of the building.

(Ord. No. 474, 10-14-2024)