C1 Commercial–Office, Light Retail and Neighborhood
Services. The C1 District is established to provide for small/moderate
neighborhood commercial nodes. This district is intended to meet the
day-to-day convenience shopping, office and service needs of persons
residing in the City of Bells. C1 District designations are located
within close proximity to residential neighborhoods and are intended
to serve the immediate vicinity so as not to draw additional traffic
from other areas of the City of Bells. In order to promote business
development compatible with nearby residential, the size and scale
of uses is limited and uses that would create hazards, loud noises,
odors, truck traffic or late hours of operation are not allowed.
C2 General Commercial District. The C2 General
Commercial District is established to serve a larger population than
is serviced by a C1 District. The district is generally characterized
by an integrated cluster of establishments serviced by a common parking
area and generating a large volume of vehicular and pedestrian traffic.
The intent of this district is also to encourage the concentration
of regional business areas to the mutual advantage of both the consumers
and merchants and thereby to promote the best use of land at certain
strategic locations and avoid encouraging marginal strip business
development along major streets.
(Ordinance 99-0928-A adopted 10/12/21)
Use and development of land and buildings shall only be for
the following specified uses, unless otherwise provided for in this
Ordinance. All applicable ICC codes adopted by the City of Bells shall
also be enforced when developing structures. Uses are grouped into
major categories and only those uses listed under each category are
permitted. Land and/or buildings in the districts indicated at the
top of the Table may be used for the purposes denoted by the following
abbreviations:
P: Permitted Use. Land and/or buildings in this
District may be used for the purposes listed by right.
S: Special Use. Land and/or buildings in this District may be used for this purpose by obtaining Special use approval when all applicable standards cited in Article 14 [are met].
–: Not Permitted. The use is not permitted
in the district. Uses not listed in the table are also not permitted.
Uses that are not listed in any district of the zoning ordinance,
as shown, may be allowed based upon a similar/comparable use determination
from the City of Bells Planning and Zoning Commission.
|
Table 7.1. Schedule of Uses
| |||
|---|---|---|---|
|
Use
|
C1
|
C2
|
Use Requirements
|
|
Residential limited to the following:
|
|
|
|
|
Multiple-family dwellings
|
P
|
–
|
|
|
Dwellings in mixed-use buildings
|
P
|
–
|
|
|
Dwelling units for watchmen and operating personnel and their
families
|
P
|
P
|
|
|
Fraternity, sorority or student cooperatives
|
S
|
S
|
|
|
Halfway Houses
|
S
|
S
|
|
|
Animal-related uses limited to the following:
|
|
|
|
|
Kennels
|
–
|
|
|
|
Plant nursery and commercial greenhouses
|
|
|
|
|
Roadside stands
|
|
|
Section 14.01(c)
|
|
Veterinary hospital for large animals
|
|
|
|
|
Veterinary hospital for small animals
|
|
|
|
|
Retail trade limited to the following:
|
|
|
|
|
Retail uses up to 40,000 square feet gross floor area, except
where otherwise listed
|
P
|
P
|
Section 14.02(a)
|
|
Any retail use between 40,000 and 60,000 square feet gross floor
area
|
S
|
P
|
Section 14.02(a)
|
|
Any retail use over 60,000 square feet gross floor area
|
–
|
P
|
Section 14.02(a)
|
|
Retail uses with accessory drive-through service
|
S
|
P
|
Section 14.02(b)
|
|
Art and school supply stores
|
P
|
P
|
|
|
Bait shops
|
P
|
P
|
|
|
Bakeries, retail sales only
|
P
|
P
|
|
|
Business machine sales and service
|
P
|
P
|
|
|
Computer sales
|
P
|
P
|
|
|
Convenience stores
|
P
|
P
|
|
|
Convenience stores with gasoline sales
|
–
|
S
|
|
|
Feed stores
|
–
|
P
|
|
|
Grocery stores/supermarkets
|
P
|
P
|
|
|
Furnace/air conditioner sales/service
|
–
|
P
|
|
|
Lawn and garden supply, greenhouse, and retail nurseries without
outdoor sales
|
–
|
P
|
|
|
Lawn and garden supply, greenhouse, and retail nurseries with
outdoor sales
|
–
|
P
|
|
|
Gift, souvenir handicraft stores
|
P
|
P
|
|
|
Glass sales and service
|
–
|
P
|
|
|
Hardware, electrical, plumbing, paint and floor covering sales
without open storage
|
P
|
P
|
|
|
Home improvement, building material sales and lumber with open
storage
|
–
|
S
|
|
|
Lawn mower sales/service
|
P
|
P
|
|
|
Liquor stores
|
P
|
P
|
|
|
Machinery and equipment sales
|
–
|
S
|
|
|
Mail order business
|
–
|
P
|
|
|
Marine accessory shops
|
–
|
P
|
|
|
Mobile homes and trailer sales/rental
|
–
|
S
|
|
|
Monument establishments–including accessory open sales
lots
|
–
|
P
|
|
|
Newsstands
|
P
|
P
|
|
|
Office supply stores
|
P
|
P
|
|
|
Open air markets and outdoor sales
|
–
|
S
|
|
|
Pet shops, dog grooming and day care (not including overnight
boarding)
|
P
|
P
|
|
|
Petroleum products sales
|
–
|
S
|
|
|
Pharmacies
|
P
|
P
|
|
|
Produce markets
|
P
|
P
|
|
|
Secondhand stores and rummage shops
|
–
|
P
|
|
|
Services limited to the following:
|
|
|
|
|
Barber/beauty shops
|
P
|
P
|
|
|
Cleaning services
|
–
|
P
|
|
|
Dry cleaners, pick-up
|
P
|
P
|
|
|
Dry cleaning plants/commercial laundries
|
–
|
S
|
|
|
Interior decorating shops
|
P
|
P
|
|
|
Laundries
|
P
|
P
|
|
|
Locksmith shops
|
P
|
P
|
|
|
Pawnshops
|
–
|
S
|
Section 14.03(a)
|
|
Pest control services
|
–
|
S
|
|
|
Photographic studios
|
P
|
P
|
|
|
Repair shops, nonautomotive
|
–
|
P
|
|
|
Shoe repair shops
|
P
|
P
|
|
|
Tailor shops
|
P
|
P
|
|
|
Tattoo establishment
|
–
|
S
|
Section 14.03(b)
|
|
Taxidermists
|
P
|
P
|
|
|
Tool and equipment rental
|
–
|
P
|
|
|
Video rental store
|
P
|
P
|
|
|
Motor vehicle dealers and service limited to the
following:
|
|
|
|
|
Tire sales/storage
|
–
|
S
|
Section 14.15
|
|
Automobile rental
|
S
|
P
|
|
|
Automobile sales (new/used)
|
–
|
S
|
|
|
Automobile washes
|
–
|
S
|
Section 14.04(b)
|
|
Minor automobile service and repair
|
–
|
S
|
Section 14.04(a)
|
|
Major automobile service, body repair and painting
|
–
|
S
|
Section 14.04(a)
|
|
Motorcycle, snowmobile and ATV sales/service
|
–
|
P
|
|
|
Parts stores
|
S
|
P
|
|
|
Truck rental
|
–
|
S
|
|
|
Truck sales (new/used)
|
–
|
S
|
|
|
Truck stops
|
–
|
–
|
Section 14.04(c)
|
|
Vehicle service stations
|
–
|
S
|
Section 14.04(c)
|
|
Vehicle auctions
|
–
|
S
|
|
|
Towing and recovery services
|
–
|
–
|
|
|
Accommodation and food services limited to the
following:
|
|
|
|
|
Banquet Halls
|
P
|
P
|
|
|
Bed and Breakfasts
|
P
|
P
|
Section 14.05(a)
|
|
Cafeterias (as an accessory use)
|
P
|
P
|
|
|
Candy and Ice Cream Shops
|
P
|
P
|
|
|
Catering Services
|
P
|
P
|
|
|
Delicatessens
|
P
|
P
|
|
|
Exhibition Halls
|
–
|
P
|
|
|
Food Truck Park
|
P
|
P
|
Section 14.05(d)
|
|
Mobile Food Units
|
P
|
P
|
Section 14.05(d)
|
|
Hotel-miniums
|
–
|
–
|
|
|
Hotels/Motels
|
–
|
P
|
|
|
Restaurants, carryout
|
P
|
P
|
|
|
Restaurants, standard not including drive-through/in
|
P
|
P
|
|
|
Restaurant, drive-through/in
|
–
|
S
|
Section 14.05(b)
|
|
Restaurant and taverns with outdoor seating
|
S
|
P
|
|
|
Taverns and bars
|
P
|
P
|
|
|
Finance, insurance, real estate, professional, scientific,
and technical limited to the following:
|
|
|
|
|
Banks and financial institutions
|
P
|
P
|
Section 14.06(a)
|
|
Blueprinting and graphic art establishments
|
–
|
P
|
|
|
Newspaper offices including printing
|
P
|
P
|
|
|
Offices, general and professional with accessory research and
testing
|
P
|
P
|
|
|
Printing and publishing establishments
|
P
|
P
|
|
|
Radio, television and recording studios
|
–
|
P
|
|
|
Research and development laboratories
|
–
|
–
|
|
|
Travel agencies
|
P
|
P
|
|
|
Health care and social assistance limited to the
following:
|
|
|
|
|
Day-care centers, commercial/preschools
|
P
|
P
|
Section 14.07(a)
|
|
Day-care homes, residential
|
P
|
P
|
Section 14.07(a)
|
|
Foster care homes
|
–
|
–
|
|
|
Funeral homes/mortuaries
|
P
|
P
|
Section 14.07(b)
|
|
Hospital-related uses
|
–
|
P
|
|
|
Hospitals
|
–
|
S
|
|
|
Medical and dental clinics
|
P
|
P
|
|
|
Medical laboratories
|
–
|
P
|
|
|
Group Homes
|
S
|
S
|
Section 14.07(c)
|
|
Optical sales
|
P
|
P
|
|
|
Orthopedic and medical appliance sales
|
P
|
P
|
|
|
Philanthropic and eleemosynary institutions
|
–
|
S
|
|
|
Entertainment and recreation limited to the following:
|
|
|
|
|
Amusement/arcade establishments
|
–
|
S
|
|
|
Amusement parks
|
–
|
S
|
|
|
Boat sales, including service
|
–
|
S
|
|
|
Bowling alleys
|
–
|
P
|
|
|
Canoe rental
|
–
|
P
|
|
|
Commercial outdoor recreation facilities such as batting cages,
driving ranges and putt-putt golf
|
–
|
S
|
Section 14.08(c) [14.08(b)]
|
|
Campgrounds
|
–
|
S
|
|
|
Dance schools
|
P
|
P
|
|
|
Forestry/wildlife preserve
|
P
|
P
|
|
|
Golf course and country clubs
|
P
|
P
|
Section 14.08(c) [sic]
|
|
Health and athletic clubs
|
P
|
P
|
|
|
Ice skating rinks
|
–
|
P
|
|
|
Massage establishments
|
S
|
S
|
|
|
Parks/playgrounds
|
P
|
P
|
|
|
Racetracks and go-cart tracks
|
–
|
–
|
|
|
Shooting ranges, indoors
|
–
|
P
|
|
|
Stadiums/arenas
|
–
|
S
|
|
|
Theaters
|
–
|
S
|
|
|
Civic, religious, social assistance organizations limited to the following:
|
|
|
|
|
Cemeteries
|
–
|
P
|
|
|
Community centers–government owned
|
P
|
P
|
|
|
Conference and convention halls
|
–
|
P
|
|
|
Educational services limited to the following:
|
|
|
|
|
Colleges, universities, and accessory uses, including housing
for students
|
P
|
P
|
|
|
Driving schools
|
–
|
P
|
|
|
Libraries
|
P
|
P
|
|
|
Schools, commercial and trade
|
P
|
P
|
|
|
Schools, elementary, middle and high
|
P
|
P
|
|
|
Training centers, engineering or sales
|
–
|
P
|
|
|
Public administration limited to the following:
|
|
|
|
|
Government buildings excluding correctional facilities
|
P
|
P
|
|
|
Museums, civic buildings and landmarks preserved for public
inspection
|
P
|
P
|
|
|
Transportation and warehousing limited to the following:
|
|
|
|
|
Bus and passenger rail terminals
|
P
|
P
|
|
|
Parking structures as a principal use
|
P
|
P
|
|
|
Self-storage facilities, indoor
|
–
|
S
|
Section 14.10(2) [sic]
|
|
Taxicab dispatching
|
–
|
P
|
|
|
Utilities limited to the following:
|
|
|
|
|
Telephone exchange buildings
|
P
|
P
|
|
|
Transmission lines for gas, oil and electricity
|
P
|
P
|
|
|
Utility substations
|
P
|
P
|
|
|
Single accessory wind energy conversion systems
|
S
|
S
|
|
|
Wireless communication facility - collocation
|
P
|
P
|
Section 14.11(b) [(c)]
|
|
Wireless communication facility tower
|
S
|
S
|
Section 14.11(c)
|
|
Wireless communication facility on institutional site
|
S
|
S
|
Section 14.11(c)f [14.11(c)]
|
|
Construction limited to the following:
|
|
|
|
|
Contractors’ offices and shops (excluding outdoor storage)
|
–
|
P
|
Section 14.12(a)
|
|
Landscaping services
|
–
|
S
|
|
|
Mining limited to the following:
|
|
|
|
|
Mineral extraction and general mining operations
|
–
|
S
|
Section 14.14(a)
|
|
Alcoholic Beverages limited to the following:
|
|
|
|
|
Alcoholic beverage establishment
|
–
|
S
|
Section 14.16
|
|
Alcoholic beverage store
|
P
|
P
|
Section 14.16
|
|
Brewpub
|
S
|
P
|
Section 14.16
|
|
Distillery
|
S
|
S
|
Section 14.16
|
|
Winery
|
S
|
P
|
Section 14.16
|
|
Convenience store
|
P
|
P
|
Section 14.16
|
|
Food store; grocery store
|
P
|
P
|
Section 14.16
|
|
General merchandise store
|
S
|
P
|
Section 14.16
|
|
Retail shops and stores other than listed
|
P
|
P
|
Section 14.16
|
|
Restaurant without drive-in or drive-through service
|
P
|
P
|
Section 14.16
|
|
Restaurant with drive-in service
|
P
|
P
|
Section 14.16
|
|
Restaurant with drive-through service
|
P
|
P
|
Section 14.16
|
|
Private Club
|
–
|
–
|
Section 14.16
|
(Ordinance 99-0928-A adopted 10/12/21)
All lots shall meet the following minimum area and width requirements.
No new lots shall be created or altered in a manner that does not
comply with the following requirements.
|
Table 7.2. Lot Area and Width Requirements
| ||
|---|---|---|
|
District
|
Regulations
| |
|
Max. Height
(ft.)
|
Lot Width
(ft.) (c)
| |
|
C1 - Neighborhood Commercial
|
45
|
**
|
|
C2 - General Commercial
|
50
|
**
|
|
** Setbacks and Maximum Lot Coverage: None required except where
nonresidential use abuts a residential lot in which case the requirements
shall be the same as the adjoining residential zone and shall comply
with visibility and parking requirements as provided within this ordinance.
|
(a)
Lot
Size Reduction.
The lot area and lot width may be reduced below the amounts indicated in Table 7.2 where driveway spacing requirements of Section 11.04 can be met and the lot has a recorded easement for a shared driveway, and cross circulation with parking lots on all adjacent lots zoned or planned for business use, meeting the requirements of Section 7.03.
(b)
Lot
Area Calculation.
Lot area is calculated based upon the
net area of the lot, measured in the horizontal plane, exclusive of
any area that is part of a public road right-of-way, private road
easement or submerged land beneath the ordinary high-water mark of
a lake, river or stream.
(c)
Lot
Width and Frontage.
Lot width shall be measured as a
straight line between the side lot lines at the minimum front yard
setback of the district. All lots shall have frontage along a public
road or street. The width along the road shall be sufficient to meet
the lot width requirement at the minimum front yard setback. This
requirement shall not apply to individual lots that have access by
a shared service drive system within a shopping center or shared access
with adjacent uses.
(d)
Dominant
Parcel.
The dominant tract or parcel from which any newly
created lot has been divided from must also maintain the required
lot width.
(Ordinance 99-0928-A adopted 10/12/21)
All structures shall be subject to the dimensional regulations
of the following table.
|
District
|
Max. Building Height
| |
|---|---|---|
|
Height
(ft.) (b)
|
Height
(St.) (b)
| |
|
C1 - Neighborhood Commercial
|
45
|
2
|
|
C2 - General Commercial
|
50
|
3
|
(a)
Accessory
Structures.
Accessory structures shall be regulated under the requirements of Section 13.01.
(b)
Height
Exceptions.
No structure shall exceed the maximum height of the district except for the allowable exceptions to the height limits contained in Section 2.09.
(c)
Projections
into Yards.
All required yard spaces shall remain as landscaped open space, except for pavement, accessory structures and architectural features that are allowed to extend or project into required setbacks under Section 2.10.
(d)
Outdoor
Storage.
Outdoor storage shall be screened in accordance with Section 10.02. Storage areas shall meet the applicable building setback requirements from each lot line.
(e)
Corner
Lots.
Corner lots shall provide the minimum front yard
setback from both road frontages.
(f)
Double
Frontage Lots.
In all zoning districts, where a double
frontage lot backs up to a roadway, the minimum required front or
roadside setback shall be required from both road rights-of-way.
(g)
Loading
Areas.
All loading and unloading shall be provided off-street in the rear yard or interior side yard and shall in no instance be permitted in a front yard. Where an alley exists or is provided at the rear of buildings, the rear building setback and loading requirements may be computed from the center of the alley. Loading and unloading areas located in a side yard shall be fully screened from view from a public street. No overhead doors shall be permitted in the front elevation of the building. All residential districts and uses must be screened from truck loading and unloading activities in accordance with Section 11.03.
(Ordinance 99-0928-A adopted 10/12/21)
