(A) Description of district. The C-S Office /transitional district is intended to provide land and structures used primarily to provide office space for services to local residents some residential type structures, for both permanent and transient occupancy and including institutions, are permitted. Commercial uses which conform to the pattern of the district are also permitted. This district is characterized by large homes suitable for use as offices or parcels of land economically desirable for the construction of new office facilities. The uses permitted are characterized by a low volume of traffic, and limited outdoor advertising, so as to protect the abutting and surrounding residential districts. This district is normally small in size and is often located as a buffer between residential and commercial areas.
(B) Uses permitted. No land shall be used or occupied and no building, structure or premises shall be erected, altered, enlarged, occupied or used, except as otherwise provided in this chapter for other than one or more of the following specified uses:
(1) Retail businesses, which supply commodities on the premises, limited to:
(a) Drug store.
(b) Gift shop.
(c) Office supplies.
(d) Restaurants, excluding drive-in and drive-through establishments.
(2) Business service establishments, which perform services on the premises, such as but not limited to:
(a) Better business bureau.
(b) Business and management consultant.
(c) Business office, in which chattels or goods, wares or merchandise are not displayed or sold on the premises.
(d) Chamber of commerce.
(e) Charitable organization.
(f) Civic association.
(g) Credit agency.
(h) Detective agency and/or security police.
(i) Insurance carrier.
(j) Insurance office.
(k) Investment company.
(l) Labor union and organization.
(m) Mail order house.
(n) Merchants association.
(o) Political organization.
(p) Professional membership association.
(q) Real estate board.
(r) Real estate office.
(s) Social and fraternal associations.
(t) Trade association.
(3) Professional office establishments, such as but not limited to:
(a) Accounting, auditing and bookkeeping.
(b) Artist and industrial designer.
(c) Attorney and law office.
(d) Chiropodist's office.
(e) Chiropractor's office.
(f) Dentist's office.
(h) Engineering and architectural services.
(i) Landscape architect.
(j) Land surveyor.
(k) Medical and dental clinics.
(l) Minister.
(m) Optician's office.
(n) Osteopath's office.
(4) Public, quasi-public, and governmental buildings and facilities permitted in the C-2 district.
(5) Residential use, such as but not limited to:
(a) Apartment hotel.
(b) Convalescent, nursing home, rest home or sanatorium.
(c) Dormitory, fraternity and club.
(d) Single family home.
(1) Similar and compatible uses to those allowed as permitted uses in this District.
(2) Antique shop.
(4) Planned unit development.
(5) Home occupation.
(D) Temporary permit uses permitted. The following uses may be operated as temporary uses, provided compliance with § 156.201 of this Chapter: C-1 temporary permit uses.
(E) Accessory uses permitted. Accessory uses, buildings, or other structures and devices customarily incidental to and commonly associated with a permitted use or special use may be permitted, provided that they are operated and maintained under the same ownership, on the same parcel, and do not include structures or features inconsistent with the permitted use or special use.
(F) Prohibited uses. All uses not expressly authorized in divisions (B), (C), (D) and (E) of this section, including but not limited to:
(1) Barber shop.
(2) Beauty shop.
(3) Health and reducing studios.
(4) Pay day loan store.
(5) Drive-in and drive-through establishments.
(6) Air-inflated and air-supported structures, excluding temporary inflatable playground structures.
(7) Sexually oriented businesses, as defined in Chapter 115.
(G) Site and structure requirements.
(1) Minimum lot area. None required, except that each residential use shall have a ground area of not less than 7,500 square feet.
(2) Front yard. All structures shall be set back at least 30 feet from the front lot line.
(3) Side yard. None required, however, if a yard is provided, it shall be not less than ten feet. Adjoining a residential district, a side yard of not less than ten feet shall be provided.
(4) Rear yard. All structures shall be set back at least 20 feet from the rear lot line.
(5) Maximum height. No structure or portion thereof shall exceed a height of 2-1/2 stories, or 35 feet.
(6) Floor area ratio. Not to exceed 1.5.
(7) Design requirements. All buildings constructed in commercial zoning districts shall have continuous concrete foundations from below the frost line to above grade.
(a) Adjacent to minor streets.
1. All sides of such buildings facing or fronting a minor street shall be completely covered to the top of the eve with one or more of the following materials: brick, masonry, glass, stone, wood, stucco or other siding with similar materials and appearances, as may be approved by the Planning and Zoning Commission pursuant to its site plan review authority.
2. Each sidewall (wall not facing or fronting a street) shall have at least 10% covered with one or more of the above mentioned materials as approved by the Planning and Zoning Commission.
(b) Adjacent to secondary or collector thoroughfares.
1. All sides of such buildings facing or fronting a secondary or collector thorough-fare shall be completely covered to the top of the eve with one or more of the following materials: masonry, brick, stone, decorative concrete block (excluding plain concrete block), architectural steel and glass, precast panels, EIFS or natural materials.
2. Aluminum or vinyl siding shall not be allowed.
3. Each sidewall visible from a street shall have at least 50% covered with one or more of the above mentioned materials.
4. Each sidewall not facing or visible from a street shall have at least 10% covered with one or more of the above mentioned materials as approved by the Planning and Zoning Commission.
(c) Adjacent to major thoroughfares.
1. All sides of such buildings adjacent to a major thoroughfare shall be constructed of masonry, brick, stone, decorative concrete block (excluding plain concrete block), architectural steel and glass, precast panels, EIFS or natural materials.
a. Building facades, parapet walls and roofs shall not be colored in a manner that attracts attention to the building.
b. Screening of all heating, ventilating and air conditioning equipment shall be provided on all sides of the building that are exposed to public view.
c. Roof screens shall be allowed, provided they are designed to blend with the architectural style and color of the building.
d. Flues, goosenecks or other equipment mounted on the roof shall also be screened when heights exceed four feet.
e. All structures and pavement, with the exception of ingress or egress isles, shall be setback at least 20 feet from the front lot line.
f. Landscaping shall be in accordance with Chapter 158: Landscape Ordinance.
2. Aluminum or vinyl siding shall not be allowed.
(H) Special provisions.
(1) Enclosure of operations. All business, servicing or processing shall be conducted within completely enclosed buildings, except:
(a) Off-street parking or loading.
(b) Accessory uses when allowed by the special exception procedure.
(2) Parking requirements. In accordance with the applicable regulations set forth in §§ 156.150 and 156.151. In addition, the parking of trucks when accessory to the conduct of a permitted use, shall be limited to vehicles having not over three quarter ton capacity, except for pick-up and delivery services.
(4) Performance standards. All activities shall conform with the performance standards established for the I-1 Limited Manufacturing District.
(5) Scope of operations. All business establishments shall be retail trade or service establishments dealing directly with consumers, and all goods produced on the premises shall be sold on the premises where produced.
(6) Screening. Where a commercial use abuts or is across the street from a residential district, adequate screening shall be provided.
(Ord. 95, passed 4-5-71; Am. Ord. 636, passed 3-4-91; Am. Ord. 1238, passed 6-17-02; Am. Ord. 1451, passed 12-18-06; Am. Ord. 1477, passed 3-19-07; Am. Ord. 1501, passed 8-20-07; Am. Ord. 1530, passed 4-7-08; Am. Ord. 1570, passed 1-19-09; Am. Ord. 2018, passed 7-6-20)