1104.06 (CCD) COMMUNITY CROSSROADS DISTRICT.
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(a) Intent. The Community Crossroads District is intended to create a high-density mixed-use area, that is highly walkable, and integrated into the regional transit system. New development on sites should be arranged around a grid pattern of streets, with parking located internal to sites to prioritize the pedestrian experience and quality urban form.
The Community Crossroads District is intended to be more of an urban, mixed-use district or Transit oriented Development (TOD) that centers around a transportation hub or multi-modal transportation station and leverages the location along East Main Street. Height and massing of buildings can be substantial and utilize larger sites in the district to accommodate a variety of uses integrated vertically. Uses could include significant residential, office, restaurant, convenience retail and service. Creating an adaptable form regarding the scale and size of the development will reduce dependence on specific uses though focused long-term densification of the corridor. Redevelopment should incorporate open space through public squares, plazas, and other gathering places.
(b) Permitted Building Types. The building types permitted in the CCD District are limited to the following, which shall be placed on lots with minimum dimensions sufficient to accommodate the minimum building type and setback dimensions. See Section 1107.01 (Building Typologies) for detailed design standards.
1. PERMITTED BUILDING TYPES | REFERENCE |
Multi-Unit Complex | 1107.01(e) |
Large Flex Retail Building | 1107.01(h) |
Institutional Flex Building | 1107.01(i) |
School and Institutional Building | 1107.01(k) |
Office Building | 1107.01(n) |
Office-Corporate Building | 1107.01(o) |
Retail Large Format Building | 1107.01(p) |
Assembly Use Building | 1107.01(s) |
(c) Building Placement.
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2. LOT COVERAGE | ||
Lot Coverage | N/A | |
Open Space (Min.) - Excluding paved areas | 10% |
3. SITE | ||
Lot Ftontage | N/A | |
Size | N/A | |
NOTES | ||
Buildings should generally have a zero foot setback. Consideration of larger setbacks should be based on the incorporation of public spaces, placement of adjacent buildings, and/or unique geometry. | ||
Buildings should be generally parallel to and facing the street, with an entrance door(s) connected to the public sidewalk. | ||
Buildings on corner lots should be oriented to the corner and to the street fronts | ||
Dumpsters must be fully screened and located between the primary structure and the rear property line. | ||
For commercial or mixed uses abutting a residential district, a 6' tall opaque fence will be constructed and a row of evergreen trees at a minimum of 12' in height will be planted along the shared property line for screening purposes, except in portions where visibility for safe vehicular or pedestrian movement is impacted. | ||
(d) Building Form.
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Each proposed building in the CCD District shall comply with the following building form standards.
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2. REQUIRED FRONTAGE TYPES | ||||
FRONTAGE TYPE | PRIMARY STREET | SECONDARY STREET | REFERENCE | |
Shopfront | Permitted | Permitted | 1107.03(a) | |
Patio | Permitted | Permitted | 1107.03(b) | |
Gallery | Permitted | Permitted | 1107.03(c) | |
Arcade | Permitted | Permitted | 1107.03(d) | |
NOTES | ||||
Any buildings over 75' in width must be articulated with a demising line or designed to read as a series of buildings no wider than 75' each. | ||||
No mechanical systems shall be visible from any street. Any building mechanical equipment must be fully shielded by shrubs, a wall, or a wood, metal or composite fence. No mechanical or utility equipment may be located within 40 feet of the front façade or corner. Unit exhaust and louvers are not permitted on facades; systems shall route through roof. | ||||
Lighting shall be aimed downward at the building such that no light projects above the fixture. Building lighting should be mounted at 8 feet or higher. | ||||
Ground level facades must have glazing on a minimum of 40% of all walls that face primary or secondary streets. Where there is a residential use on the first floor, windows shall comprise no less than 20% of the first floor facade. | ||||
(e) Parking Placement.
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Off-street parking shall be located in compliance with the following setback standards:
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2. PARKING LOCATION | ||
Rear Yard | ||
3. PARKING DESIGN | ||
For any limited parking areas adjacent to a primary right-of way, full screening is required with an integrated architectural feature or a combination of solid wall and landscaping. | ||
Parking along a secondary right-of way or alley should be screened by a combination of a wall, fence and landscaping. |
(f) Signage. The signage types permitted in the CCD District are limited to the following in the table below. See Chapter 1112 Signs for detailed standards.
(g) Permitted Open Space Types. The open space types permitted in the CCD District are limited to the following, which shall be placed on lots with minimum dimensions sufficient to accommodate the minimum open space type and setback dimensions. See Section 1107.02 (Open Space Typologies) for detailed standards.
1. PERMITTED OPEN SPACE TYPES | REFERENCE |
Greenway/Trail | 1107.02(a) |
Plaza | 1107.02(b) |
Square | 1107.02(c) |
Green | 1107.02(d) |
Passage | 1107.02(e) |
Pocket Plaza | 1107.02(f) |
Green Infrastructure | 1107.02(h) |
2. STREETSCAPE | |
Development shall connect to the public sidewalk, bikeway network, adjacent parks, and multi-use trail network. Sidewalks shall be provided as part of new development at a minimum of 10' in width on primary streets and 6' in width on secondary streets. In instances where there are documented, practical challenges to providing the sidewalk based on the site configuration, or there is an existing sidewalk meeting the standards, an administrative waiver may be granted to provide relief from this provision | |
Street trees shall be provided as part of all new developments. One street tree must be planted for every 40 lineal feet of frontage along a primary or secondary street. In instances where there are documented, practical challenges to providing the street trees based on the site configuration, an administrative waiver may be granted to provide relief from street tree provision. | |
(h) Permitted Land Uses and Permit Requirements. Land uses in the following table are defined in Chapter 1128 Defined Terms (A-Z).
TABLE 1104.06 PERMITTED LAND USES & PERMIT REQUIREMENTS | ||
LAND USE TYPE | PERMIT REQUIRED BY DISTRICT CCD | SPECIFIC USE REGULATIONS |
Accessory Uses (Any use permitted within the district shall be permitted as an accessory use so long as it is subordinate to the primary use in total GFA devoted to the accessory use) | ![]() | |
RESIDENTIAL | ||
Accessory Dwelling Units | N/A | |
Short-Term Rental | ![]() | |
Dwelling, Single-Unit Detached, Attached, Duplex | N/A | |
Dwelling, Three- and Seven-Unit | N/A | |
Dwelling, Multi-Unit (Eight and Above) | ![]() | |
Live/Work Units | N/A | |
Group Care Facility | N/A | |
Group Home | N/A | |
Nursing Home | N/A | |
Senior Independent Living Facility | N/A | |
Senior Assisted Living Facility | N/A | |
Skilled Care Facility | ![]() | |
Transitional Dwelling | ![]() | |
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TABLE 1104.06: PERMITTED LAND USES & PERMIT REQUIREMENTS | ||
LAND USE TYPE | PERMIT REQUIRED BY DISTRICT CCD | SPECIFIC USE REGULATIONS |
COMMERCIAL | ||
Personal Service | ![]() | |
Retail Sales < 5,000 sf | ![]() | |
Retail Sales 5,000 sf to 25,000 sf | ![]() | |
Retail Sales > 25,000 sf | ![]() | |
Commercial Retail Sales and Services | ![]() | |
Business and Professional Offices | ![]() | |
Brewery/Distillery | N/A | |
Microbrewery/Microdistillery | ![]() | |
Drive-in Windows and Drive-Through Facilities | ![]() | |
Eating and Drinking Establishments | ![]() | |
Off-Street Public Parking Lots and Garages | ![]() | |
Nursery and Garden Supply Stores | N/A | |
Instructional Spaces and Studios | ![]() | |
Gyms and Physical Fitness Facilities | ![]() | |
Gasoline Stations | N/A | |
Small Vehicle Sales | N/A | |
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TABLE 1104.06: PERMITTED LAND USES & PERMIT REQUIREMENTS | ||
LAND USE TYPE | PERMIT REQUIRED BY DISTRICT CCD | SPECIFIC USE REGULATIONS |
COMMERCIAL | ||
Recreational Vehicle Sales | N/A | |
Bed & Breakfast | N/A | |
Hotels, Motels or Tourist Homes | ![]() | |
Vehicle and Large Equipment Repair | N/A | |
Car Wash Establishments | N/A | |
Funeral Home and Services, Excluding Crematories | N/A | |
Crematories | N/A | |
Sexually Oriented Business | N/A | |
Commercial Outdoor Recreation | N/A | |
Commercial Indoor Recreation | N/A | |
Veterinarian, Animal Boarding and Services | N/A | |
Art, Museum, or Cultural Facility | N/A | |
Non-Industrial Food Production and Catering | ![]() | |
Food Trucks | ![]() | |
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TABLE 1104.06: PERMITTED LAND USES & PERMIT REQUIREMENTS | ||
LAND USE TYPE | PERMIT REQUIRED BY DISTRICT CCD | SPECIFIC USE REGULATIONS |
PUBLIC FACILITIES, INSTITUTIONS AND TRANSPORTATION | ||
Passenger Transportation Agencies and Terminals | ![]() | |
Day Care, Type A | N/A | |
Day Care, Type B | N/A | |
Day Care Facility | ![]() | |
Small-Scale Assembly | N/A | |
Large-Scale Assembly | N/A | |
Civic, Social, Cultural Organizations or Clubs | N/A | |
Public Utility Rights-of-Way, and Pertinent Structures and Telecommunication Towers | N/A | |
Solar Facilities | ![]() | |
Educational Institution | ![]() | |
Parks and Trails | ![]() | |
Governmentally Owned and/or Operated Buildings and Facilities | ![]() | |
MEDICAL | ||
Medical and Health Care Offices | ![]() | |
Urgent Care or Clinic | ![]() | |
Hospital | ![]() | |
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TABLE 1104.06: PERMITTED LAND USES & PERMIT REQUIREMENTS | ||
LAND USE TYPE | PERMIT REQUIRED BY DISTRICT CCD | SPECIFIC USE REGULATIONS |
INDUSTRIAL | ||
Artisan Manufacturing | N/A | |
Research and Development Facilities | ![]() | |
Warehousing, Wholesaling and Transportation Services | N/A | |
Storage/Mini Storage | N/A | |
Maker Space | ![]() | |
Small Light Industrial | N/A | |
Large Light Industrial | N/A | |
Heavy Industrial | N/A | |
Industrial, Commercial or Construction Services | N/A | |
Building Material Dealers and Sales | N/A | |
Drilling or Extractive Activities | N/A | |
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(Ord. 081-2023. Passed 10-3-23.)