Section 29-17 District C-P, planned business district.
Prior to the adoption of Ord. 17667 on 05/05/2003, Section 29-17 read as follows.
Purpose. This district is intended to provide for commercial and recreational activities that
warrant special consideration due to their scale or potential impacts, or for certain sites due to
their location or environmental characteristics. The major objectives of a C-P district are:
(1) To promote flexibility in the
design and location of structures.
(2) To promote the efficient use of
land and to facilitate a more economic arrangement of
buildings, circulation systems, land uses and utilities.
(3) To ensure compatibility with surrounding
(4) To encourage a higher quality
of landscaping and sign control.
Permitted Uses. In district C-P, no building, land or premises shall be used and no building
shall be hereafter erected, constructed, reconstructed or altered, except for one or more of the
uses allowed by the ordinance placing the property in district C-P (for exceptions, see section 29-28,
Nonconforming Uses, and section 29-31, Board of Adjustment). The commission shall
recommend and the council, at the time of rezoning, shall designate the use or uses allowed for
the applicant's property from the following uses:
One or more or all of the permitted uses in district C-1.
One or more or all of the permitted uses in district C-3.
Amusement parks, commercial baseball or other athletic fields, race tracks or fairgrounds.
Commercial picnic grounds and fishing lakes.
Gun clubs and skeet, trap or target ranges.
Halfway houses for not more than fifteen (15) occupants, provided that the council
finds that the
proposed use would not be detrimental to the public interest considering the size and character of
the proposed facility and its proximity to schools, churches, mosques, synagogues, residences,
other halfway houses and halfway houses for young offenders for not more than forty (40)
occupants (property zoned C-P before March 18, 2002, the date on which this use was added to
this section, may not be used for a halfway house unless the council passes an ordinance
changing the permitted uses of the property to include halfway houses).
Halfway houses for young offenders for not more than forty (40) occupants,
provided that the
council finds that the proposed use would not be detrimental to the public interest considering
the size and character of the proposed facility and its proximity to schools, churches, mosques,
synagogues, residences, halfway houses and other halfway houses for young offenders (property
zoned C-P before March 18, 2002, the date on which this use was added to this section, may not
be used for a halfway house unless the council passes an ordinance changing the permitted uses
of the property to include halfway houses).
Outdoor stage and concert facilities.
Plumbing, heating, air-conditioning, and electrical businesses, which may include
customary activities such as contracting, retail and wholesale sales and distribution.
Research and development laboratories, provided there is minimal/insignificant use of hazardous
materials based on a risk assessment.
Temporary Shelter, subject to the following.
(1) A zoning petition for a temporary shelter shall include information
about the size and
design of the structure, population groups served, length of stay permitted, maximum design
capacity and support services provided. These items shall be used to determine if the facility
appropriate for the neighborhood.
(2) A temporary shelter shall not be located within one
thousand (1,000) feet of another
(3) The minimum lot area for a temporary shelter shall be 7,500
square feet. If a proposed
temporary shelter structure is larger than 2,500 square feet of gross floor area there shall be
provided an additional 1,500 square feet of lot area for each additional 500 square feet of gross
floor area within the structure.
(4) The shelter shall submit a semi-annual report to the protective
inspection division of the
public works department stating maximum monthly occupancy level and support services
provided by the shelter.
Travel trailer parks.
Warehousing and distribution facilities provided such facilities are ancillary to
uses in the C-P District.
The owner of property zoned C-P may apply for a change
in the permitted use or uses of the
property. Such application shall be treated as a request for rezoning.
Conditional Uses. The following uses shall be permitted in district C-P only after the
issuance of a conditional use permit pursuant to the provisions of section 29-23:
Communication antennas and towers, subject to the provisions of section 29-21.3.
Standards and Criteria. The following standards and criteria shall apply to all C-P
Lot size. No minimum requirements.
Yards. Yards shall be provided as deemed necessary, based on the characteristics of each
individual proposal, to provide compatible development.
Building height. No specific maximum; however, building height shall be compatible
with the surrounding area.
Vision clearance. On any corner lot no wall, fence, sign or other structure or no plant
growth of a type which would interfere with traffic visibility across the corner shall be permitted
or maintained higher than three (3) feet above the curb level, within fifteen (15) feet of the
intersection of the street right-of-way lines.
Parking and loading.
The provisions of section 2930, offstreet parking and loading,
shall apply, except that the Commission may recommend and the Council may approve a
different parking requirement if, after considering the proposed use, the availability of other
parking in the area (including parking on non-residential public streets) and other relevant
factors, a different requirement is deemed appropriate.
The commission may also recommend and the council may allow some of the required
parking to be deferred. This shall be done by noting such parking spaces on the plan as future
parking if needed. The future parking spaces may be placed within landscaped areas, as long
the landscaped areas are in excess of the 15% minimum of the site which is required to be in
landscaping. The property owner shall establish additional parking spaces in the future
parking area when directed to do so by the city council.
Screening. A permanent screen consisting of a masonry wall, wood fence, landscaping
material, or combination thereof, at least eight (8) feet in height and, when a fence is used, not to
exceed twelve (12) feet in height, shall be required where a lot in this district abuts residentially
zoned land. The required screening shall have an opacity of at least eighty (80) per cent year
around and, if landscaping is used, the eighty (80) per cent opacity and eight-foot minimum
height shall be achieved within four (4) full growing seasons. In the event a masonry wall or
wood fence is used, landscaping shall be placed between the wall or fence and the property line
to form an ornamental screen. The required screening and landscaping shall be maintained in
good order and not allowed to exist in a state of disrepair or death. If wood fencing is used, it
shall be durable in nature and treated to prevent rapid deterioration. Failure to maintain the
required landscaping and screening shall be considered a violation of this chapter.
The commission may recommend and the council may approve less stringent screening
requirements if, after considering topography, surrounding uses and other relevant factors, less
stringent screening requirements are deemed appropriate.
Drainage. A drainage system shall be designed to minimize the possibility of soil erosion
and flood damage.
Circulation. The traffic circulation system shall provide for the safe, convenient and
efficient movement of goods and people with a minimum of conflict between various modes of
travel. Provisions shall be made for pedestrian travel within the development and shall connect
with existing pedestrian systems or allow for future extensions to activity centers outside the
development (i.e., schools, parks, shopping areas, etc.).
Procedure for review and approval of C-P zoning and the development plan.
(1) The first step in approval process
should be a concept review to discuss and document
the proposal. The concept review is an informal discussion and review between the director of
planning and development and the developer to discuss land use and development concepts,
applicable regulations, and other concerns that may be raised.
(2) The applicant shall prepare and
submit a request for C-P zoning to the commission for its
review. The commission shall then hold a public hearing.
(3) After the public hearing, the
commission shall forward its recommendation to the
(4) The council, after a public hearing,
shall take final action on the C-P zoning request and
shall specify the uses allowed.
(5) After council approval of the
rezoning, the applicant shall submit a development plan for
review and approval by the commission. The development plan shall be processed in the same
manner as a rezoning request. Advertising costs shall be at the applicant's expense. After the
public hearing, the commission shall forward the development plan to the council with its
recommendation. The council will then conduct a public hearing and take action on the plan.
(6) The development plan submittal
shall include the following:
a. The name
of the C-P development.
b. A north
arrow, scale, small location map of the site, and the size of the site to the
nearest one-tenth (0.1) of an acre.
c. The name
and address of the record owners of the land.
d. Names of
adjacent property owners of unsubdivided land and the names of adjacent
e. The location
of the boundary lines of the site in relation to any section line or quarter-section line and any corporate
boundaries immediately adjacent.
f. The existing
topography of the site with contour intervals no greater than five (5) feet,
and the specific location of the one-hundred-year floodplain, if applicable.
g. The location
and height of all buildings. The minimum distance from buildings to
perimeter property lines shall be shown or stated on the plan.
h. The location
and number of parking spaces, drives, walkways, and the parking ratio.
i. The location
and width of existing street rights-of-way, alleys, roads, railroad rights-of-way and recorded easements;
and the proposed location, width, name and grade for any new
j. The location
and size of existing and proposed sanitary sewers, water mains, storm
sewers and natural gas mains within or adjacent to the site and any proposed easements.
k. A landscaping
plan which complies with the requirements of chapter 12A.
l. A storm
water management plan, which shall include provisions for erosion control
blocks for commission and council approvals on all exhibits considered part
of the development plan.
n. The proposed
location and general description of signs not attached to structures on the
o. The proposed
type and location of all on-site lighting.
(7) In addition to the above, an C-P
development plan submittal shall include a set of design
parameters which the director of planning and development shall use as guidance when
considering future revisions to an approved C-P development plan. The design parameters shall
be in the form of a letter and shall include the following:
a. The maximum gross square footage of
building floor area on the site.
b. The minimum distance between any building
and any adjacent property line or street
c. The maximum height of any building
on the site.
d. The minimum distance between the edge
of any driveway, parking area, loading area,
trash storage area and any adjacent property line or street right-of-way.
e. The minimum per centage of the site
to be maintained in open space.
f. The maximum number of freestanding
signs on the site, the maximum square footage of
sign surface area and maximum height of each.
g. The minimum per centage of the site
to be maintained in landscaping.
The design parameters shall become
part of the ordinance approving the C-P development
(8) Approval of the development plan
shall be deemed as satisfying the requirements of the
subdivision regulations for a preliminary plat, provided all those requirements have been met.
Any variances to the subdivision regulations, proposed as part of the development plan shall be
stated clearly on the development plan. Such variances shall be considered along with
commission and council review of the development plan.
(9) No building permit shall be issued
until the development plan is approved by the council.
(10) No building permit shall be issued
until the property has been platted.
(11) No building or footing and foundation
permit shall be issued until the site plan filed
with the application for a building permit has been reviewed by the director of planning and
development for compliance with the approved development plan.
(12) From and after two (2) years
following the date of approval of a development plan by
the council, the council, may, by a majority vote, withdraw approval of such development plan,
provided development has not commenced.
(13) Minor adjustments to a development
plan approved prior to November 18, 1996, may be
authorized by the director of planning and development at his discretion. The director of
planning and development shall notify the commission of any such changes.
(14) Changes to a development plan
approved prior to November 18, 1996, other than those
considered minor by the director of planning and development, shall be submitted to the
commission for a public hearing. The public hearing shall follow the same procedures outlined
herein for a development plan. If, after the public hearing, the change is considered to be in
substantial compliance with the approved development plan, the commission may approve the
revision. If, however, the change is considered to be a substantial deviation from the approved
development plan, the commission may recommend to the council that a revised development
plan be required. The council shall then take action on the proposed revision without a public
hearing. If the council determines that the proposed change is a substantial deviation from the
approved development plan, a revision to the development plan shall be required. This revision
shall be processed in the manner herein described for development plans. Advertising costs shall
be at the applicant's expense. The revised plan shall not be approved unless findings determined
by the council are reflected on the plan.
In determining whether or not the
change is a substantial deviation from the approved
development plan, the commission and council may use, but are not limited to, the following
a. Is there
an increase or decrease in land use intensity such as building height, size or
increase in parking area?
b. Is there
a rearrangement of or change in the number of buildings?
c. Is there
a change in public or private infrastructure?
d. Is there
a change in amenities being proposed, such as landscaping or open space?
(15) Changes to a development plan
approved after November 18, 1996, may be made to an
approved C-P development plan subject to approval by the director of planning and development,
provided that any such changes are within the limits set forth in the approved design parameters.
Any proposed changes which exceed the limits of the design parameters shall be processed as a
new C-P development plan with required public hearings before the planning and zoning
commission and city council.
(16) The applicant may submit the
development plan at the time of rezoning to C-P. Under
this option, the development plan will be considered as part of the rezoning request.
Effect of Amendments to District C-P Regulations.
(1) A developer whose preliminary
C-P plan was approved prior to December 17, 1990, may
elect to have the final C-P plan for the development reviewed under the C-P regulations (section
29-17) in effect on December 16, 1990. This election shall be available for only final C-P plans
filed with the director of planning and development prior to December 17, 1991. Final C-P plans
filed on or after December 17, 1991, shall be subject to the C-P regulations in effect at the time
(2) An approved final C-P plan shall
not be required to comply with C-P regulations adopted
after the plan was approved.
(3) Buildings constructed in accordance
with an approved final C-P plan are lawful
(4) Proposed revisions to final C-P
plans approved under regulations in effect before
December 17, 1990, shall be reviewed under the procedural provisions of this section.
(Code 1964, § 19.165; Ord. No. 9958, § 1, 10-3-83; Ord. No. 10513, §
1, 4-1-85; Ord. No. 11767,
§ 2, 2-1-88; Ord. No. 12821, § 1, 12-17-90; Ord. No. 12781, § 1, 2-18-91; Ord. No. 13058,
§ 1, 8-19-91; Ord. No. 13098, § 1, 9-3-91; Ord. No. 13543, § 1, 12-21-92; Ord. No. 15053,
§ 1, 11-18-96; Ord. No. 15448, § 1, 12-1-97; Ord. No. 15471, § 1, 1-5-98; Ord. No. 16106,
§ 1, 8-2-99; Ord.
No. 16816, § 1, 3-5-01; Ord. No. 17116, § 1, 12-17-01; Ord. No. 17229, § 1, 3-18-02;
17575, § 1, 2-3-03)