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Chapter 20.25 Overlay Districts 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay M I S S O U L A Z O N I N G O R D I N A N C E Page 20.25-11 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay A. Purpose The /NC-SR, Southside Riverfront Neighborhood Character Overlay district is intended to accommodate the commercial and residential needs of the Southside Riverfront commercial neighborhoods by permitting a mixture of residential and neighborhood- serving commercial uses. This district allows existing uses to remain while encouraging a mix of residential and commercial uses. The overlay district classifies existing parcels and existing uses as permitted. New development and new uses must address all design standards contained within the /NC-SR overlay district when development is proposed. The /NC-SR overlay district further defines allowed uses in the B2, C1, C2 and M1R districts, and establishes additional design standards. B. Applicability 1. The /NC-SR overlay district regulations apply only to areas within underlying base zoning of B2, C1, C2 or M1R. 2. Rezoning to accommodate development of a neighborhood commercial use when not part of a neighborhood or community-wide planning process should be done through a /PUD rezoning rather than the /NC-SR district. 3. The /NC-SR overlay district does not apply to areas within the designated 100-year floodplain. C. Location A map of the /NC-SR Overlay follows: ---PAGE BREAK--- Chapter 20.25 Overlay Districts 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay M I S S O U L A Z O N I N G O R D I N A N C E Page 20.25-12 Note: A full-size map is available for viewing in the Office of Planning and Grants. D. Parcel and Building Standards 1. Parcel Area The minimum parcel area is 3,500 square feet, except that this minimum parcel area requirement does not apply to parcels in lawful existence on March 27, 2000. 2. Setbacks a. The minimum setback requirements of the underlying zoning district apply, except that a minimum rear setback of 10 feet is required for C2-zoned parcels. ---PAGE BREAK--- Chapter 20.25 Overlay Districts 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay M I S S O U L A Z O N I N G O R D I N A N C E Page 20.25-13 b. Front setbacks may not exceed 60 feet in depth. 3. Impervious Coverage No parcel used for commercial or mixed-use purposes may be more than 85% covered with impervious surfaces. 4. Height Buildings may not exceed the maximum height limit of the underlying zoning district or 45 feet, whichever is less. E. Allowed Uses 1. The following uses are allowed in the /NC-SR overlay district: a. uses allowed by the underlying zoning; and b. uses in lawful existence on March 27, 2000. c. Commercial and industrial uses in lawful existence on March 27, 2000 are considered permitted uses at their existing intensity, density and location, regardless of changes in ownership or tenancy. Such uses may be reestablished to their pre-existing density and intensity in the event of natural damage or destruction. They may be expanded on their existing parcel if all applicable base district and overlay district standards are met. 2. Commercial and industrial uses in lawful existence on March 27, 2000 may be replaced by a use of similar or less intensity, as determined by the zoning officer. If a less intensive commercial or industrial use is established, the use may not later revert back to the previous intensity. F. Prohibited Uses The following uses may not be established in the /NC-SR district: 1. drive-in and drive-through restaurants 2. gasoline and fuel sales 3. general motor vehicle repair 4. taxidermy shops 5. pawnshops 6. non-accessory parking 7. light and heavy equipment sales/rentals 8. residential storage warehouse G. Parking 1. Location a. For multi-dwelling and nonresidential uses, off-street parking and vehicular use areas must be located behind the building or within or under the building. b. When the depth of the parcel is insufficient to permit required nonresidential or multi-dwelling parking to the rear of the building, parking may be located to the side of the building, provided that it does not occupy more than 50% of the street frontage and it is separated from the sidewalk by perimeter parking lot ---PAGE BREAK--- Chapter 20.25 Overlay Districts 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay M I S S O U L A Z O N I N G O R D I N A N C E Page 20.25-14 landscaping in accordance with 20.65.050. If the parking lot perimeter landscaping requirements of 20.65.050 do not apply, the parking must be separated from the sidewalk by a solid wall between 36 and 42 inches in height. c. On a corner parcel, parking may not be located within 50 feet of the intersection of the front and street side property lines. 2. Special Parking Requirements for B2-Zoned Parcels a. On B2-zoned parcels, off-street parking space requirements are reduced from the minimums established in Chapter 20.60 if the parcel has frontage on and direct access to a street improved to city specifications that provides on-street parking along the entire block face. In such cases, the minimum parking requirements are as follows: Minimum parking spaces permitted for commercial uses: 50% of the minimum parking ratios established in Chapter 20.60. Maximum parking spaces permitted for commercial uses: 75% of the minimum parking ratios established in Chapter 20.60. b. The parking reductions authorized in 20.25.060G.2.a do not apply to situations in which programmed street improvements or modifications included in adopted planning documents would eliminate the requisite on-street parking, as determined by the zoning officer in consultation with the city engineer. H. Building Design 1. Principal to detached houses must be clearly visible from a public street or right-of-way, other than an alley. ---PAGE BREAK--- Chapter 20.25 Overlay Districts 20.25.060 /NC-SR, Southside Riverfront Neighborhood Character Overlay M I S S O U L A Z O N I N G O R D I N A N C E Page 20.25-15 2. Glazed Area Commercial and vertical mixed-use buildings must include windows or other glazed area on at least 20% of all street-facing ground floor building walls. Darkly tinted, mirrored or highly reflective glazing may not be counted toward minimum glazed area requirements. In the event that these minimum glazed area requirements conflict with city building (energy) code requirements, the building (energy) code governs. 3. Exterior Walls Exterior walls on commercial and residential buildings may not have a flat, monolithic uninterrupted façade of more than 30 linear feet. This standard may be met by providing at least one of the following options: a. offsetting planes of at least one foot; b. bay windows; c. indented or recessed windows and entries; d. porches and balconies; e. overhanging awnings and space frames; or f. other architectural form that causes at least one foot of relief in the façade. 4. Exceptions The Design Review Board is authorized to approve exceptions to the building design standards of 20.25.060H in accordance with the design review procedures of 20.85.080. I. Signs B2-zoned properties are limited to one wall sign per business per street frontage, with a maximum sign area of 12 square feet. In the case of multiple businesses within one building using a common entrance, one wall sign per commercial structure per street frontage is allowed with a maximum sign area of 18 square feet. Only indirect illumination is allowed for signs in the B2 district. J. Hours of Operation All uses in the B2 district are limited to hours of operation between 7:00 a.m. and 10:00 p.m., with the exception of residential uses, lodging uses and property approved for use as a casino, tavern or