It is the intent of the Community Commercial District to encourage
the quaint character of the Village through complementary uses that
promote the Village's character and favor pedestrian activity. Properties
in this district are established to promote the environment for businesses,
protect the integrity of surrounding residential uses, and support
a healthy economy by providing a vibrant mix of uses. Careful consideration
is given to design elements that enhance the character of the Village
and encourage a sense of place in the Village. The uses established
in this district are intended to complement one another to provide
a concentration of specialty retail and service uses with cultural
and social activities that support a high level of nonmotorized activity,
but also accommodate vehicular traffic. It is the intent of the design
elements to de-emphasize the negative impacts of strip commercial
development and to strike a balance between the needs of the car and
pedestrian by creating pleasant and safe surroundings for pedestrians
and adjacent residential uses.
A.
Land, buildings and other structures in this zoning district may
only be used for the following purposes by right:
(1)
Automobile repairs, minor.
(2)
Convenience stores.
(3)
Clubs or lodges.
(4)
Financial institutions, without drive-through facilities.
(5)
Live/work.
(6)
Medical clinics.
(7)
Office buildings.
(8)
Parks and public facilities.
(9)
Personal service establishments.
(10)
Professional service establishments.
(11)
Residential above retail or offices.
(12)
Restaurants without drive-through facilities.
(13)
Retail businesses.
B.
The following special land uses may be approved by the Planning Commission subject to the applicable general and specific standards in Article XVIII:
(1)
Adult foster care congregate facilities.
(2)
Automobile wash.
(3)
Automobile gasoline stations.
(4)
Automobile repairs, major.
(5)
Assembly operations.
(6)
Bed-and-breakfast establishments.
(7)
Day care, commercial.
(8)
Funeral homes.
(9)
Financial institutions with drive-through facilities.
(10)
Hotels and motels.
(11)
Indoor recreation facilities.
(12)
Open air businesses.
(13)
Restaurants with drive-through facilities.
(14)
Senior assisted living facilities.
(15)
Short-term rentals of permitted dwelling units.
(16)
Veterinary hospitals.
(17)
Wholesale establishments and warehouses.
C.
Site and building placement standards (Figure 390-61):
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Minimum lot area
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10,000 square feet
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Minimum lot width
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75 feet
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Minimum setbacks
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Front
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25 feet
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Side
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0 feet, subject to § 390-62C(9) below
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Rear
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25 feet
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Minimum floor area
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N/A
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Maximum building height
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35 feet
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Maximum lot coverage
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75%
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A.
Sidewalk and buffer area. Immediately adjacent to the road right-of-way,
the following shall be provided (Figure 390-62A):
(1)
A five-foot-wide sidewalk placed on the outermost edge of the public
right-of-way to optimize green space between the roadway and a pedestrian,
constructed in accordance with Village standards.
(3)
Wrought iron fence with brick pier accents shall be provided along
the front lot line of any new development or substantially redeveloped
property.
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B.
Parking and access.
(1)
Only one row of parking may be provided in the front setback and
only if there is sufficient space for parking after the required landscape
buffer areas are provided.
(2)
Additional required parking shall be provided in side yards (behind
the front building line) or in the rear yard.
(3)
Driveway improvements, including but not limited to drive consolidation,
relocation, drive sharing and cross-access easements, may be required
as part of the site plan review process.
(4)
If the Village, MDOT, or a traffic study determines that traffic
calming improvements are needed, an application shall be tabled or
denied until such time the improvements can be completed.
(5)
Where property depth permits, a rear access drive shall be provided
with cross-access easements or agreements granted to adjacent properties
to facilitate movement between properties.
C.
Site and building standards. All new structures, major exterior structural
renovations, and additions to structures, shall adhere to the following
design standards (Figure 390-62C):
(1)
Existing site trees of over 10 inches in diameter shall remain on
site as much as practical. Building and parking lot placement shall
minimize tree loss. The Planning Commission may require a performance
guarantee for tree preservation and/or replacement.
(3)
Blank walls shall not face a street. For building facades exceeding
75 feet in length which face streets, rights-of-way and/or parks,
no more than 30 feet of horizontal distance of wall shall be provided
without articulation or architectural design variations to assure
that the building is not monotonous in appearance and to give buildings
the appearance of small individual storefronts.
(a)
Acceptable variations include, but are not limited to:
[1]
Recesses and projections along the building facade; variations
in depth must be a minimum of 18 inches.
[2]
Architectural details or features such as arches; changes in
vertical elements such as towers, cupolas, or changes in roof design;
contrasting bases, masonry courses, or molding; pilasters and columns;
stone accents; colonnades; or porches.
[3]
Enhanced ornamentation around building entryways; ornamentation
may include, but is not limited to, canopies, paving treatments, change
in roofline, porticos, larger door openings and display windows, accent
colors, arches, arcades, distinctive door pulls, decorative lighting
and planters.
(b)
The thirty-foot requirement may be modified by the Planning
Commission by up to five feet depending on actual building design,
entry placement, and other factors that make the thirty-foot requirement
impractical.
(4)
The adaptive reuse of existing structures is preferred over demolition
of existing structures.
(5)
Building materials for front and side elevations shall only consist
of the following:
(a)
Brick or composite mimicking brick.
(b)
Stone or composite mimicking stone.
(c)
Nonreflective glass.
(d)
Horizontal clapboard siding.
(e)
Commercial-grade horizontal vinyl siding mimicking wood (at
least 0.44-inch thickness).
(f)
High quality vertical siding materials when approved by the Planning
Commission.
[Added 6-14-2021 by Ord. No. 368]
(6)
Window awnings shall be consistent with designs depicted in the Village
Design Manual insofar as practicable. High-gloss or bubble awnings
are prohibited.
(7)
In no case shall cinder blocks or sheet metal be considered an acceptable
building cover.
[Amended 6-14-2021 by Ord. No. 368]
(8)
All sides of a building shall be finished with complimentary color
and materials as the major façade containing the principal
customer service entrance.
(9)
Zero lot line may be permitted on one side yard, provided there is
a minimum distance of 10 feet between structures. Shared walls may
be permitted with adjacent properties, provided the separation wall
is properly fire-rated.
(10)
In addition to a sidewalk, the Planning Commission may require
pedestrian ties between properties and to adjacent neighborhoods,
parks, and/or nonmotorized trails.
(11)
Sidewalk and trail accents that carry on the theme of brick
pavers or textured and contrasting materials currently found in the
district are strongly encouraged.
(12)
The Planning Commission may require, during the site plan review
process, on-site public amenities along street frontages, including
but not limited to trash receptacles, bike racks, seating areas and
similar facilities where appropriate.
(13)
Special provision is made for applying the standards of this
article to developed sites which existed prior to the adoption of
this article. Therefore, when an existing site is undergoing improvement
or expansion, the objective of this article is to gradually transition
the existing site into compliance with the minimum standards of this
article in relation to the extent of the expansion or change on the
site.
(a)
Additions to existing buildings which are 20% or less of the
existing building square footage may be permitted to continue the
existing roofline and siding materials where the existing roof and
siding materials are in very good condition and unlikely to need upgrading
or replacement in the near future.
(b)
Alterations to existing buildings, the cost of which is less
than 1/2 the value of the building, as determined by the most recent
assessment for purposes of taxation, exclusive of the market value
of the land, may be permitted to match existing exterior materials
and design, provided the structure is in good condition at the time
of the alterations.
A.
For the purpose of this section, an "exception" is defined as a modification
of one or more of the requirements of this article.
B.
Exceptions. Exceptions from the requirements of § 390-62 may be granted by the Planning Commission as part of the site plan review process if the following criteria are met:
(1)
The proposed construction is consistent with the overall intent of
these minimum design standards and requirements;
(2)
The applicant proves a practical difficulty in complying fully with
the provisions of this article, owing to conditions peculiar to the
land or structure and not the result of the action of the applicant,
would result from strict adherence to these standards and requirements;
(3)
That the exception is no more than what is necessary to relieve the
applicant's practical difficulty; and
(4)
That the site plan otherwise meets the requirements of this chapter.
