3.2.9 CORPORATE BUSINESS (CB)
Intent: The Corporate Business district is established to provide for large business or light industrial uses and parks which are already in place and for new business or light industrial uses or parks which, because of the scale of the buildings or the nature of the use, cannot be fully integrated into the fabric of the community. The predominant use is that of the workplace. The corporate business district, unlike town districts, is buffered from neighboring properties; nonetheless, buildings in the corporate business district that front a town street shall relate to the street as prescribed by building type. Individual workplace buildings oriented to the street and scaled for compatibility with the surrounding environment are also permitted in the Highway Commercial district and, on a smaller scale, in the Town Center, Neighborhood Center, and TND Districts. Such workplaces should not be reclassified to the Corporate Business District. The corporate district is reserved for uses which require very large buildings and/or large parking and loading facilities such as warehouse/distribution operations.
“Any serious move by a local economic development organization goes hand in hand with an effort to identify and describe the characteristics of that locality which set it apart and give it a distinct identity.”
Daniel Kemmis
Community and the Politics of Place (88)
a) Permitted Uses
Uses permitted by right
· office
· distributive businesses
· inns
· laboratories and research facilities
· manufacturing and assembly, excluding heavy manufacturing
· government buildings
· warehouses, except mini-warehouse storage
· wholesale sales
· vocational and technical schools
Uses Permitted With Conditions
· Day Care Center, (9.11)
· commercial communication tower, (9.9)
· essential services 1 and 2, (9.14)
· hotels and motels spaced 250' or more from residential or mixed use zones, (9.45)
· parks, (9.29)
· transit-oriented parking lots as a principal use, (9.49)
· transit shelters, (9.39)
Uses permitted with special use permit:
· hotels and motels spaced less than 250' from residential or mixed use zones, (9.45)
b) Permitted Building and Lot Types
· apartment
· attached house
· civic building
· highway commercial, up to 65,000 SF of first floor area
· mixed use, up to 6000 SF of first floor area[1]
· shopfront, as accessory to workplace
· workplace
1. The mixed use building duplicates the shopfront building type and has at least two occupiable stories; at least 50% of the habitable area of the building shall be in residential use, the remainder shall be in commercial use. However, when an exsisting residential building is redeveloped to a mixed-use, at least 40% fo the haitable area shall be in residential use.
c) Permitted Accessory Uses
- attached single family and multi-family homes intended for use by personnel employed for security or maintenance
- Attached single family and multi family homes in a corporate business development of 400 acres or more, with an approved vested plan so long as:
(a). the gross land area of the attached single family and/or multi family housing development(s) does not exceed 8 percent of the gross land area in the corporate business development; and (b). the number of attached single family and/or multi family housing developments within the corporate business developemtn is limited to 2.
- helistop, (9.18)
- outdoor storage, excluding the storage of construction equipment, (9.26)
- retail, restaurant, personal services, branch banks, conference facilities, clinics, indoor recreation and similar workplace support uses up to 10 percent of gross floor area within the business or light industrial park or 70,000 SF, whichever is less
- accessory uses permitted in all districts, (8.11)
d) General Requirements
1) Along existing streets, new buildings shall respect the general spacing of structures, building mass and scale, and street frontage relationships of existing buildings.
· New buildings which adhere to the scale, massing, volume, spacing, and setback of existing buildings along fronting streets exhibit demonstrable compatibility.
· New buildings which exceed the scale and volume of existing buildings may demonstrate compatibility by varying the massing of buildings to reduce perceived scale and volume. The definition of massing in Article 12 illustrates the application of design techniques to reduce the visual perception of size and integrate larger buildings with pre-existing smaller buildings.
· Buffer standards included in Article 7, Part A shall apply.
2) On new streets, allowable building and lot types will establish the development pattern.
3) Rezonings to the CB district shall only include one or more tracts of land or development sites that total fifteen acres or more in size except that proposals for less than fifteen acres adjoining an existing CB district may be considered.
4) The interior of new business and light industrial parks shall be laid out along a street pattern and shall maintain well defined open space to give prominence to important structures and allow for assembly and pedestrian circulation; quadrangles are recommended.
5) Every building lot shall have frontage upon a public street, square, or quadrangle; buildings fronting on quadrangles shall provide for vehicular access from a rear alley or street.
6) The arrangement of multiple buildings on a single lot shall have building facades established generally parallel to the frontage property lines along existing streets and proposed interior streets.