A.
In the Central Commercial Zone (C-2), no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used except for one or more of the following
uses and complying with the requirements so indicated.
B.
Purpose. The purpose of the C-2 Zone is to provide for commercial
uses that primarily provide local goods and services, as well as supporting
residential uses within the Central Commercial Zone. This zone is
located in the central areas of the City where moderate- and high-density
mixed-use development patterns are generally established and desired,
and where building reuse and infill to create higher densities are
encouraged. The zone is designed to create lively, safe, human-scaled
gathering places for the community through building design and orientation
and by encouraging a mix of uses. This zone is also intended to ensure
an attractive, inviting pedestrian-oriented setting through supplementary
appearance, parking, and sign regulations.
C.
Permitted uses.
(1)
All commercial uses permitted in the Neighborhood Commercial Zone
(C-1), provided that all C-1 regulations are complied with.
(2)
Residential dwellings on the second floor.
(3)
Restaurant establishments serving food or beverages to the general
public, such as, but not limited to, breweries, restaurants, cafes,
taprooms, taverns, retail bakers, and confectionery or ice cream shops,
including walk-up windows and outdoor dining.
(4)
Entertainment establishments such as theaters for motion pictures
and stage plays.
(5)
Financial institutions, consisting of a bank or savings-and-loan
association.
(6)
Professional offices, such as, but not limited to, those for the
practice of medicine or other health services, or for law, engineering,
architecture, design-related, accounting, or veterinarian offices.
(7)
Business offices, such as, but not limited to, real estate sales,
insurance sales, advertising, or retail copying and printing services.
(8)
Institutional uses, such as government administration, post offices,
community centers, public libraries, museums, and offices for public
utilities.
(9)
Public parks, plazas, squares, courtyards, urban gardens, and public
recreation areas.
(10)
Art and cultural uses, such as, but not limited to, galleries
and museums and studios for dance, music, fitness, art, or photography.
(11)
Bed-and-breakfast establishments.
(12)
Health care and clinics.
(13)
Educational institutions, such as tutoring businesses, learning
centers, universities, and colleges.
(14)
Religious institutions and their ancillary uses.
(15)
Private membership clubs and fraternal organizations.
(16)
Fitness/wellness centers.
(17)
Professional day-care centers.
(18)
Drive-through facilities are prohibited, except for financial
or governmental institutions.
D.
Residential uses. Residences are permitted in the C-2 Zone, upon
recommendation by the Planning Commission with final approval by the
City Council.
A.
This article shall apply to all new buildings and projects, excluding
single-family residential dwellings, in the C-2 Zone.
B.
This article shall apply to all renovations and redevelopment, including
applicable additions of an existing building, site, or project in
the C-2 Zone, where the cost of such addition, renovation, or redevelopment
exceeds 50% of the assessed value of the existing structure(s), or
would exceed 25% of the square footage of the gross area of the existing
structures. "Renovation" is not intended to apply to routine repairs
and maintenance of an existing building.
C.
Deviations. Deviation(s) from the provisions of this article may
be approved by the City Manager for renovations of existing buildings
where special or unique circumstances or factors exist which make
compliance with this article unfeasible.
A.
Dimensional and density standards.
(1)
Lot area: 2,500 square feet, minimum.
(2)
Maximum building area: The maximum building footprint for nonresidential
buildings is 10,000 square feet.
(3)
Minimum lot width at front building line: 25 feet.
(4)
Minimum lot depth: 100 feet.
(5)
(8)
Maximum impervious coverage: 85%.
(9)
(10)
Mixed use. Mixed-use buildings may include first floor retail,
personal service, or office uses, as described herein, and residential
apartments or condominiums or office uses on the upper floors. Residential
density of upper floor apartments or condominiums in a mixed-use building
shall not exceed eight units per acre. Each apartment or condominium
shall have a private access separate from that of the commercial uses.
B.
Accessory buildings and structures. See § 440-140, Accessory uses, buildings, and structures, Table 13.1, Dimensional Standards for Accessory Buildings and Structures for Residential Uses and C-1, C-2, C-3, and TND Zones.
C.
Projections into required yards. See § 440-144, Projections into required yards, Table 13.4, Permitted Projections into Required Yards.
D.
Building design standards. New construction for nonresidential and
mixed-use developments shall meet the following requirements:
(1)
Building orientation and entrances.
(a)
Buildings must have a primary entrance door oriented towards
a public street and sidewalk.
(b)
Entrances at building corners may be used to satisfy this requirement.
(c)
All primary building entrances should be accentuated. Entrance
accentuations permitted include recessed, protruding, canopy, portico,
or overhang. Entrances at building corners shall be articulated with
a chamfered corner, turret, canopy, or other similar building feature.
(2)
Building character. New development shall generally employ building
types that are compatible to the existing architecture of the area
in their massing and external treatment. Typical elements of architecture
in the area include pitched roofs, gables, masonry walls, and punched
or separate inset windows.
(3)
Windows.
(a)
The ground floor front facades of retail buildings shall include
a minimum of 50% windows that allow views of indoor nonresidential
space or product display areas. See Figure 8.2.
(b)
Upper story windows shall be generally aligned with windows
and doors on the first floor.
(c)
Upper story windows of front facades shall include a minimum
of 30% and a maximum of 60% window area in the facade above the ground
floor.
(d)
Smoked, light reflective, opaque, or black glass in windows
viewable from a public street shall not exceed 50% of the window area.
(4)
Roofs.
(a)
Architectural embellishments that add visual interest to roofs,
such as dormers, masonry chimneys, cupolas, towers, and other similar
elements, shall be included in the design of buildings.
(b)
Flat roofs are allowed on buildings of two stories or more,
provided that all visibly exposed walls have an articulated cornice
that projects horizontally from the vertical building wall plane.
(c)
Pitched roofs shall have a minimum slope of 4:12 and a maximum
slope of 12:12.
(d)
The roof shall be articulated above the building entrance.
(5)
Facade articulation.
(a)
"Facade" is defined as the exterior walls of a building facing
a public street.
(b)
Facades shall have horizontal articulation elements such as
window sills, window lintels, protruding horizontal courses on each
floor of the building, and cornices. See Figure 8.3.
(c)
The top level shall be treated with a distinct outline with
elements such as projecting parapet, cornice, or other projection.
(d)
Facades fronting on sidewalks of any structure shall be of a
primary building material comprising at least 75% of the facade, excluding
glass and doors with architectural details such as storefront bulkheads,
quoin, cornices, pilasters, sills, lintels, stringcourse, and columns
of different materials.
(e)
Facades should have a distinct base course of at least one foot
in height at ground level using materials that are different from
the main facade, such as stone, masonry, or decorative concrete.
(f)
Facades should have vertical articulation at a maximum distance
of every 20 feet of continuous facade. Vertical articulation should
be created through changes in plane or building material for a minimum
of one foot wide and protruding a minimum of two inches.
(g)
To further articulate the building facade and increase architectural
interest while facilitating all-weather comfort of pedestrians, continuous
awnings (both permanent and retractable), canopies, and building overhangs,
including arcade structures with occupied space above, are encouraged
along the street frontages.
(6)
Design guidelines for improvements to and reuse of existing buildings.
Where an applicant is improving or changing an existing structure
to accommodate a change in use, the applicant is encouraged to integrate
any of the following design standards that are relevant to the improvements
being completed. The applicant should illustrate how a new use within
an existing structure attempts to accommodate the following standards:
(a)
Locate primary building entrances toward the street.
(b)
Provide more than 25% transparent or translucent materials on
each story below the roofline.
(c)
Locate parking to the side or rear of the principal building.
(d)
Utilize pedestrian scale facade articulation and changes in
plane on all facades to distinguish each building story and imply
regularly spaced storefronts between 20 to 40 feet.
E.
Buffer and screening standards. See buffer and screening requirements in Article XIII, General Regulations.
F.
Exterior lighting.
(1)
Pedestrian pathways need to be clearly marked and well lit. Lighting
should be sufficient for security and identification without allowing
light to trespass onto adjacent sites.
(2)
Pedestrian-oriented lighting shall be provided between the curb and
the sidewalk at a maximum spacing of 60 feet. A minimum footcandle
of 0.5 shall be required for safety.
(3)
Light standard heights.
(a)
Pedestrian lighting for sidewalks and walkways shall be a maximum
of 12 feet in height measured from the ground to the top of the light
fixture.
(b)
Other lighting for streets and parking areas shall be a minimum
of 15 feet and a maximum of 18 feet in height measured from the ground
to the top of the light fixture.
(c)
Lighting fixtures shall not exceed the height of the principal
building on the site.
G.
Outdoor dining. Outdoor furnishings are limited to tables, chairs,
and umbrellas. Planters, posts with ropes, or other removable enclosures,
as well as a reservation podium, are encouraged and shall be used
as a way of defining the area occupied by the cafe. Refuse facilities
shall be provided. Outdoor dining cannot impede pedestrian traffic
flow. A minimum pathway of at least four feet free of obstacles shall
be maintained.
H.
Pedestrian amenities. Vegetation planters, urban gardens, water features,
special pavement treatments, all-weather street furniture (e.g., benches,
trash receptacles, bicycle racks), public art (e.g. sculpture or artist-designed
street furniture), and other pedestrian amenities should be considered
along sidewalks and in public plazas, squares, and courtyards.
I.
Fences. Chain-link and barbed-wire fences are prohibited.
All developments in the C-2 District shall be required to provide
the following improvements along the entire length of all public streets
on which they obtain frontage:
A.
Sidewalks.
(1)
Sidewalks within the C-2 District shall conform to the requirements of Article XIII, General Regulations.
(2)
Sidewalks are required to connect the street frontage to all building
entrances, parking areas, open space, and any other destination that
generates pedestrian traffic.
(3)
Sidewalks shall connect to existing sidewalks on abutting parcels
and other nearby pedestrian destination points and transit stops.
(4)
Sidewalks shall be stamped concrete and shall be designed to be consistent
with adjoining properties.
(5)
The sidewalk material across driveways shall conform to City of Harrington
specifications.
(6)
All sidewalks, walkways and curb ramps shall meet Americans with
Disabilities Act (ADA) requirements.
(7)
Concrete, stamped concrete, brick pavement, and/or a planting bed
shall extend from the sidewalk edge to the building.
B.
Street trees.
(1)
Street trees shall be planted along all public rights-of-way, provided
that a minimum width of four feet of unobstructed sidewalk at the
tree well location can be provided.
(2)
Spacing. Street trees shall be spaced 40 feet apart. In spacing trees,
consideration shall be made for driveways, streetlights, utility poles,
underground utilities, traffic light poles, and other obstructions,
as well as existing and future placement of trees in front of adjacent
properties.
(3)
Trees shall be a minimum of three inches in caliper. Types of trees
shall be approved by the City Engineer. See Appendix 1, Approved Trees.[1]
[1]
Editor's Note: Appendix 1 is included as an attachment to this chapter.
(4)
Street trees shall be planted in tree wells located between the curb
and the sidewalk or in the sidewalk. Tree wells shall be a minimum
of three feet long by three feet wide by 3 1/2 feet deep below
the ground surface and shall be covered with tree grates or decorative
concrete unit pavers.
(5)
Trees located under wires shall not be of a species that is expected
to grow into the utility lines.
(6)
If street trees cannot be planted, every effort shall be made by
the property owner to add planters or other landscaping. Planters
shall not obstruct the sight triangles. Planters shall not encroach
into the sidewalk so that less than four feet of sidewalk is available
for pedestrians.
Additional regulations may apply, including, but not limited
to: