The PO-1 professional office zone is established to provide areas within the city for hospitals and other medical services, office buildings and other professional services. The PO-1 zone is intended to have limited commercial and retail services directly related to the primary use of the zone. Rezoning to the PO-1 zone should be carefully reviewed to ensure compatibility with existing development and neighborhoods. (Ord. 10-24-00-1, 10-24-2000)

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the PO-1 zone are set forth in section 11-35-2 of this title.
2. Accessory Uses: Accessory uses allowed within the PO-1 zone are set forth in section 11-35-2 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2014-18, 12-17-2014)
   

The minimum parcel size allowed in the PO-1 zone shall be one-half (1/2) acre and shall be in single ownership or single control. (Ord. 10-24-00-1, 10-24-2000)

Each parcel in the PO-1 zone shall maintain a width no less than one hundred feet (100') in the required front setback area. (Ord. 10-24-00-1, 10-24-2000)

Each parcel in the PO-1 zone shall abut a public street, or private street if approved by the city council, for a minimum distance of one hundred feet (100'). (Ord. 10-24-00-1, 10-24-2000)

The following minimum setback requirements shall apply in the PO-1 zone. Each setback is measured from the property line of the lot or parcel.

1. Front Setback: Each lot or parcel in the PO-1 zone shall have a minimum front setback of thirty five feet (35').
2. Side Setback; Corner Lot; Driveway Access; Accessory Buildings:
   1. Each lot or parcel in the PO-1 zone, unless otherwise noted below, shall have a minimum side setback of twenty feet (20').
   2. Each corner lot or parcel in the PO-1 zone shall have a minimum setback on all areas of road frontage of twenty five feet (25').
   3. Each side setback, when used for access to a garage, carport or parking area, shall have a minimum setback of twenty feet (20') and shall be hard surfaced.
   4. The side setback for any permitted accessory building shall have a minimum side setback of fifteen feet (15').
3. Rear Setback; Accessory Building:
   1. Each lot or parcel in the PO-1 zone shall have a minimum rear setback of twenty feet (20').
   2. An accessory building may be located within fifteen feet (15') of the rear property line. (Ord. 10-24-00-1, 10-24-2000)
      

1. Permitted: The following structures may be erected on or projected into any required setback:
   1. Fences and walls in conformance with all applicable city ordinances and resolutions.
   2. Appropriate landscaping.
   3. Necessary appurtenances for utility service.
2. Setback Areas: The following structures may be erected on or projected into any required front or rear setback not more than four feet (4'), and into a side setback not more than two feet (2'):
   1. Cornices, eaves, sills, buttresses or other similar architectural features.
   2. Awnings, decks and planter boxes. (Ord. 10-24-00-1, 10-24-2000)
      

A primary building or structure may not exceed thirty five feet (35') in height, nor be lower than ten feet (10') in height, unless reviewed and approved by the fire chief and the city council. (Ord. 10-24-00-1, 10-24-2000)

The distance between any building or structure and any other building shall not be less than twenty feet (20'), unless the accessory building is attached to the building or structure. (Ord. 10-24-00-1, 10-24-2000)

The sum total of all buildings and structures on any parcel in the PO-1 zone shall not be greater than sixty percent (60%) of the total area of the parcel. (Ord. 10-24-00-1, 10-24-2000)

Each project in the PO-1 Zone shall satisfy the off street parking requirements found in chapter 12 of this title. The spaces shall be hard surfaced with asphalt or concrete and be accessed from a public road by a hard surfaced, composed of asphalt or concrete, drive approach. (Ord. 10-24-00-1, 10-24-2000)

Any request for project plan approval in the PO-1 Zone is subject to any and all applicable City resolutions and ordinances, including the subdivision ordinance, design guidelines and standard specifications, and the City General Plan. (Ord. 10-24-00-1, 10-24-2000)

The following requirements are in addition to the requirements found in this title or any other applicable resolution or ordinance:

1. Signs: Signs are allowed in the PO-1 Zone in accordance with chapter 22 of this title. (Ord. 10-24-00-1, 10-24-2000)
2. Landscaping: Each lot or parcel shall be completely landscaped except those areas used for buildings or parking. A minimum of twenty percent (20%) of the total area of the lot or parcel shall be landscaped. Individual lots or parcels located in a development consisting of a landscaped common area may contain less than twenty percent (20%) landscaping so long as twenty percent (20%) of the total developed project area is landscaped. All landscaping shall comply with the landscaping requirements in section 11-15-5 of this title. (Ord. 2015-04, 4-22-2015)
3. Trash, Junk And Other Debris: No trash, used materials, unsightly storage of any kind, or nonlicensed or abandoned vehicles shall be stored in an open area. All such materials shall be enclosed in a building or, if deemed appropriate by the City, by a sight obscuring fence.
4. Design Guidelines: The City Council may require specific design guidelines be employed in the project if it can be reasonably shown that the materials, colors or elevations of the buildings could have a significant impact on the existing or future atmosphere of the area, and to improve compatibility. The design guidelines may include, but are not limited to, architectural controls, colors, materials, building mass, innovative design of buildings and access, and any other features deemed appropriate by the City Council.
5. Pollution: No dust, odor, smoke, vibration, intermittent light, glare or noise shall be emitted which is discernible beyond the premises, except for normal traffic movements. (Ord. 10-24-00-1, 10-24-2000)
   

The GC-1 general commercial zone is established to provide areas within the city where general retail and service issues can be established. The zone allows for a variety of commercial and retail uses and limited residential uses. Rezoning to the GC-1 zone should be carefully reviewed to ensure protection of the existing zone and business district. (Ord. 10-24-00-1, 10-24-2000)

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the GC-1 zone are set forth in section 11-35-2 of this title.
2. Accessory Uses: Accessory uses allowed within the GC-1 zone are set forth in section 11-35-2 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2014-18, 12-17-2014)
   

There is no minimum lot area requirements in the GC-1 zone. (Ord. 10-24-00-1, 10-24-2000)

There shall be no minimum width requirement in the GC-1 zone. (Ord. 10-24-00-1, 10-24-2000)

There shall be no minimum frontage requirement in the GC-1 zone. (Ord. 10-24-00-1, 10-24-2000)

The following minimum setback and build-to requirements shall apply in the GC-1 zone. Each setback is measured from the property line of the lot or parcel.

1. Front Setback: Each lot or parcel in the GC-1 zone shall have a minimum front setback of ten feet (10').
2. Side Setback; Corner Lot; Driveway Access; Accessory Buildings:
   1. There is no side setback in the GC-1 zone; provided, that each building satisfies the building code in effect at the time of approval and issuance of a certificate of occupancy, except those structures constructed adjacent to residentially zoned areas. The side setback for structures constructed adjacent to residentially zoned areas shall be a minimum of twenty feet (20') unless approved in accordance with section 11-16-24 of this title.
   2. Each corner lot or parcel in the GC-1 Zone shall have a minimum setback on all areas of road frontage of twenty feet (20').
   3. Each side setback, when used for access to a garage, carport or parking area shall have a minimum setback of twenty feet (20') and shall be hard surfaced.
   4. The side setback for any permitted accessory building shall have a minimum side setback of fifteen feet (15'). (Ord. 2014-04, 2-25-2014)
3. Rear Setback; Accessory Buildings:
   1. Each lot or parcel in the GC-1 Zone shall have a minimum rear setback of twenty feet (20') unless it can be clearly demonstrated that a structure could be placed nearer the property line without causing a negative impact on adjacent property owners.
   2. An accessory building may be located within fifteen feet (15') of the rear property line. (Ord. 10-24-00-1, 10-24-2000)
      

1. Permitted: The following structures may be erected on or projected into any required setback:
   1. Fences and walls in conformance with all applicable City ordinances and resolutions.
   2. Appropriate landscaping.
   3. Necessary appurtenances for utility service.
2. Setback Areas: The following structures may be erected on or projected into any required front or rear setback not more than four feet (4'), and into a side setback not more than two feet (2'):
   1. Cornices, eaves, sills, buttresses or other similar architectural features.
   2. Awnings, decks and planter boxes.
3. No projections are allowed into a required land use buffer. (Ord. 10-24-00-1, 10-24-2000)
   

A primary building or structure may not exceed thirty five feet (35') in height, nor be lower than ten feet (10') in height. (Ord. 10-24-00-1, 10-24-2000)

The distance between any building or structure shall satisfy the requirements of the Building Code in place at the time of approval and certificate of occupancy. This is in no way meant to eliminate the use of zero lot line development. (Ord. 10-24-00-1, 10-24-2000)

The sum total of all buildings, structures and parking on any parcel in the GC-1 Zone shall not be greater than eighty percent (80%) of the total area of the parcel unless greater coverage is approved in accordance with section 11-16-24 of this title. (Ord. 2014-04, 2-25-2014)

1. Requirements: Each project in the GC-1 Zone shall satisfy the off street parking requirements found in chapter 12 of this title. The spaces shall be hard surfaced with asphalt or concrete and be accessed from a public road by a hard surfaced, composed of asphalt or concrete, drive approach.
2. Loading And Unloading Area: Loading and unloading areas shall be located in an area that can be secured from public access. Further, loading and unloading shall not occur on a public street. (Ord. 10-24-00-1, 10-24-2000)
   

1. Any request for site plan approval in the GC-1 Zone is subject to all applicable City codes and adopted standards. (Ord. 10-24-00-1, 10-24-2000)

The following additional requirements apply to development in the GC-1 zone:

1. Landscaping: Each lot or parcel shall be completely landscaped, except those areas used for buildings or parking. A minimum of twenty percent (20%) of the total area of the lot or parcel shall be landscaped. Individual lots or parcels located in a development consisting of a landscaped common area may contain less than twenty percent (20%) landscaping so long as twenty percent (20%) of the total developed project area is landscaped at any time during the phasing of development pursuant to an approved phasing plan. All landscaping shall comply with the landscaping and design requirements in section 11.150.050 of this title. (Ord. 2015-04, 4-22-2015)
2. Trash, Junk And Other Debris: No trash, used materials, stored construction materials, excess inventory, unsightly storage of any kind, or non-licensed or abandoned vehicles shall be stored in an open area. All such materials shall be enclosed in a building.
3. 1. Buildings fronting directly on 2700 West, 14000 South, and Redwood Road - including corner lots - shall not exceed 25 feet in height. Ornamental features, such as decorative roof elements, arches, or entry features may be allowed up to 30 feet in height in these areas.
      1. Second stories may be allowed - up to the maximum height allowed in the zone - when the second story is developed into office space, general retail, or restaurant use as a full story.
   2. Buildings on parcels which do not have any frontage on 2700 West, 14000 South, and Redwood Road may utilize the full maximum height allowance in the GC-1 zone.
   3. The maximum building size for buildings directly fronting along 2700 West, 14000 South, and Redwood Road is 20,000 square feet, except that single user retail buildings, which are not subdivided into smaller condominium units or leasable spaces, such as stand-alone grocery stores, pharmacies, hardware stores, clothing stores, or substantially similar single user retail buildings, may be allowed up to 40,000 square feet.
   4. In addition to City design requirements for windows, transparency and glazing found in Chapter 11.150 of the BCC, primary building elevations along 2700 West, 14000 South, 13900 South, and Redwood Road shall have a minimum of forty percent (40%) transparency or window glazing within the first nine (9) feet of the structure; above that, the remaining facade area shall have a minimum of 15% windows or glazing. Other facades in the GC-1 zone shall have a minimum fifteen percent (15%) window requirement, which can include the use of clerestory windows where high ceilings exist. Mirrored glass shall not be allowed on the ground floor. Spandrel glass or faux windows may be utilized to meet this requirement where not feasible due to building structural design limitations to be transparent. Where spandrel glass or faux windows are not feasible due to architectural or structural limitations, an applicant may apply for a deviation from strict compliance pursuant to BCC 11.150.060(E).
      1. Glass garage doors, including opaque glass, may be used to calculate and qualify for this requirement.
      2. Where a facade is not visible from any public street or highway, based on a site specific visual analysis of before and post construction conditions, submitted by the applicant and reviewed by Staff, no minimum window percentage is required. However, provision of natural light into the building is strongly encouraged.
         
   5. The term brick, when used in this Title and Chapter, is as defined as brick in 11.20 of the BCC, which is a kiln-fired product. Brick shall not be painted.
   6. Brick shall be utilized as a primary visible exterior material in building construction which fronts 2700 West and Redwood Road and the street sides of corner lots on 13900 South, 14000 South, and Porter Rockwell Boulevard. Brick or thin brick veneers applied may qualify, and shall be constructed with a minimum of fifty percent (50%) brick on each street facing façade in these areas, including canopy supports for gas station pump islands. Windows shall be excluded from the calculation of exterior building material requirements. Manufactured (not kiln-fired), Nichiha patterned brick composite material, or imprinted dry-vit, eifs, or similar stucco type, patterned or stenciled as brick do not meet the definition of brick.
   7. Along 14000 South, on buildings which are not located on corner lots on 2700 West, and in other areas and facades within the GC-1 zone not specifically identified in this section, brick materials shall make up a minimum of 25% of each facade. Brick shall be utilized as wainscot, window lintels and sills, quoins, columns, decorative features, and/or emphasizing building entrances.
      1. When utilized as an exterior material, concrete masonry units (CMU) must be colored and feature decorative or architectural finishes such as honed, scored, offset, split faced, or exposed aggregate. Gray CMU block is not an acceptable finished material and shall not be permitted on any finished building elevation with the exception of minimal foundation exposure. CMU shall not be painted.
      2. When CMU is utilized as the primary exterior material, brick may be reduced to a secondary material required to be placed on 10% of the exterior surfaces of the facades.
      3. Pre-engineered metal buildings shall meet all general design requirements found in section 11.150 of this Title along with all requirements of this section in the GC-1 zone.
      4. Where a facade is not visible from any public street or highway, based on a site specific visual analysis of before and post construction conditions, submitted by the applicant and reviewed by Staff, no minimum brick percentage is required on that facade.
         
   8. Additional secondary building materials may include: brick, stone, fiber/cement composite siding, architectural metal panels with reveals, CMU, exposed and patterned concrete, wood or similar material in composition and of a complementary hue and shade to the brick. A maximum of two (2) accent colors may be allowed for secondary materials. Stucco/EIFS/Dry-Vit type systems may be used to accent building design and for wall signage areas in a percentage not to exceed 10% of any one building façade.
   9. Primary color tones shall be complimentary in hue and shade to the brick or CMU included in the primary or secondary façade material and shall generally be subtle, subdued, low reflectance, neutral, or earth tones. White is not allowed as a primary building color.
   10. Brick, rock, CMU, and stone elements of a building shall not be painted to create compliance with the color palette of the site.
   11. Four-sided architectural design is required. The design of a building shall be considered on all sides of the building with each facade being required to meet the terms of this section and Title.
   12. Overhead and garage doors, truck bays, loading areas, and truck bays shall not face 2700 West, 13900 South, 14000 South, Redwood Road, Porter Rockwell Boulevard, or Bangerter Highway and shall have architectural treatment or painting which includes colors complimentary to the building design (not white) and which include glass and windows. Overhead and garage doors and truck bays shall be substantially screened from view from public streets and adjacent residential areas through the use of architectural concrete block walls, concrete panel walls, sight obscuring landscaped berms, and enhanced landscaping materials and plant types, such as clustered plantings, additional evergreen trees, and installation of materials of larger stature.
   13. Architectural variations and relief in building walls and rooflines is required every 50 feet. Variations should imply an undulation in wall surface or additional architectural elements that break up the large surface into smaller sections.
   14. Buildings shall have a pronounced relationship to the public street and any public spaces.
   15. Building entrances shall orient toward the streets and shall be accessed from a public sidewalk. Where a public sidewalk is not adjacent, the site plan shall clearly delineate a safe pedestrian walkway from the closest public sidewalk to the building entrance. The entrance shall be designed to be clearly visible, and functional.
   16. Building Placement: Building placement is integral to the site design and the overall effect any development has on surrounding properties. Building placement shall be carefully considered as part of the overall development review.
       1. All buildings shall be located with the main facade facing the principal street to which it has frontage, except that tandem buildings with an internal street layout and parking may be constructed perpendicular to 2700 West. In this case, the building facade on 2700 West and the internal street shall be considered primary facades.
       2. Buildings located on corner lots shall orient main facades to each street and give architectural treatment to each consistent with this Chapter.
       3. Buildings located on corner lots should include a prominent architectural feature of greater height or emphasis at the corner where the two (2) public streets meet.
       4. Buildings should be located as close to the front property line as possible considering site, use, parking, landscaping requirements, and other constraints or requirements.
       5. Main entrances shall be oriented toward the street rather than parking where feasible.
          
   17. The following are encouraged brick features for all commercial buildings identified in this section:
       1. Decorative brick quoins
       2. Brick columns
       3. Brick accent walls or wainscot
   18. Design shall encourage comfortable and safe pedestrian use, including landscaping, seating areas, walkways, and lighting.
   19. Street trees with an emphasis on deciduous shade providing species, rather than ornamental, shall be placed in all parkstrips by developer in spacing recommended for the individual species. Where parkstrips do not exist, shade tree species shall be placed as close to the sidewalk as practicable to provide a street tree appearance.
   20. Lighting should be designed to minimize the number of poles used within the parking area with preferred methods being building mounted lights or bollard type lighting. Pedestrian pathways shall be illuminated using bollard lighting, when lit separately from other approved site or building lighting.
   21. Outdoor amenities are required for every development on a site with a combined building floor area totaling thirty thousand (30,000) square feet or greater. Outdoor amenities, which can be designed within required landscaping plans are designed for employees and customers. Amenities shall at least create outside seating areas, and may include plazas or other focal points that are inviting to site patrons. These amenities shall be located near focal points and areas where employees may congregate within the development where they will be convenient and comfortable for users.Design Guidelines for Community Gateways: In addition to the general design guidelines for all site plans and buildings found in Chapter 11.150 of the BCC, the following additional requirements apply to all GC-1 zoned properties located adjacent to 2700 West, 13900 S, 14000 South, and Redwood Road as follows: 
4. Large Buildings: Any building larger than forty thousand (40,000) square feet in the GC-1 Zone shall be designed to have main entrances on at least two (2) prominently visible sides of the building, preferably front and back.
5. Pollution: No dust, odor, smoke, vibration, intermittent light, glare or noise shall be emitted which is discernible beyond the premises, except for normal traffic movements. (Ord. 10-24-00-1, 10-24-2000)
   

The HC heavy commercial zone is established to provide areas within the city for various uses that under the right circumstances are compatible with each other. The zone allows for a variety of commercial and service uses. (Ord. 10-24-00-1, 10-24-2000; amd. Ord. 2005-15, 7-12-2005) (Ord. 2023-23, 10-11-2023)

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the HC zone are set forth in section 11.350.020 of this title.
2. Accessory Uses: Accessory uses allowed within the HC zone are set forth in section 11.350.020 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2014-18, 12-17-2014) (Ord. 2023-23, 10-11-2023)
   

There is no required minimum lot area requirement in the HC zone. (Ord. 2015-04, 4-22-2015) (Ord. 2023-23, 10-11-2023)

There is no minimum width requirement in the HC zone. (Ord. 2015-04, 4-22-2015) (Ord. 2023-23, 10-11-23)

All parcels in the HC zone shall abut a public street or approved private street or right of way or have acceptable access to a public or private street through cross access or private right of way easements provided through an adjacent lot or parcel. (Ord. 2015-04, 4-22-2015) (Ord. 2023-23, 10-11-2023)

The following minimum setback requirements shall apply in the HC zone. Each setback is measured from the property or right of way line of the lot or parcel, whichever is greater.

1. Setbacks for lots or parcels abutting a public or private street:
   1. Front Setback: Each lot or parcel shall have a minimum front setback of fifteen feet (15').
   2. Side And Rear Setbacks: Each lot or parcel shall have a minimum side and rear setback of ten feet (10').Side and rear setbacks may be reduced to zero if it does not violate existing easements or required land use buffers.
2. Internal setbacks for lots or parcels within an approved development or subdivision which do not abut a private or public street or right of way shall be determined at the time of site plan approval. (Ord. 2015-04, 4-22-2015) (Ord. 2023-23, 10-11-2023)

1. Permitted: The following structures may be erected on or projected into any required setback:
   1. Fences and walls in conformance with all applicable City ordinances and resolutions.
   2. Appropriate landscaping.
   3. Necessary appurtenances for utility service.
2. Setback Areas: The following structures may be erected on or projected into any required front or rear setback not more than four feet (4'), and into a side setback not more than two feet (2'):
   1. Cornices, eaves, sills, buttresses or other similar architectural features
      
   2. Awnings, decks and planter boxes. (Ord. 10-24-00-1, 10-24-2000)

A primary building or structure may not exceed forty five feet (45') in height, nor be lower than ten feet (10') in height. A hotel may not exceed one hundred ten feet (110') in height. All buildings and structures must adhere to adopted Building and Fire Codes. (Ord. 2017-01, 1-11-2017)

The distance between any building or structure and any other building or structure shall satisfy the Building and Fire Codes in place at the time of site plan approval. (Ord. 2015-04, 4-22-2015)

The sum total of all buildings, structures and parking on any parcel or project in the HC Zone shall not exceed eighty five percent (85%) of the total area of the parcel or project. (Ord. 2015-04, 4-22-2015)

1. Requirements: Each project in the HC Zone shall satisfy the off street parking requirements found in chapter 12 of this title. The spaces shall be hard surfaced with asphalt or concrete and be accessed from a public road by a hard surfaced, composed of asphalt or concrete, drive approach.
2. Loading And Unloading Area: Loading and unloading areas shall be located in an area that can be secured from public access. Further, loading and unloading shall not occur on a public street. (Ord. 10-24-00-1, 10-24-2000)
   

1. Site plan approval is required in the HC Zone and is subject to any and all applicable City ordinances and adopted standards.(Ord. 10-24-00-1, 10-24-2000) (Ord. 2023-23, 10-11-2023)

The following requirements are in addition to the requirements found in this title or any other applicable resolution or ordinance:

1. Signs: Signs are allowed in the HC Zone in accordance with chapter 11.220 of this title. (Ord. 10-24-00-1, 10-24-2000)
2. Landscaping: Each lot or parcel shall be completely landscaped except those areas used for buildings or parking. A minimum of fifteen percent (15%) of the total area of the lot or parcel shall be landscaped. Individual lots or parcels located in a development consisting of a landscaped common area may contain less than fifteen percent (15%) landscaping so long as fifteen percent (15%) of the total developed project area is landscaped. All landscaping shall comply with the landscaping requirements in section 11.150.050 of this title. (Ord. 2015-04, 4-22-2015)
3. Trash, Junk, Storage And Other Debris: No trash, used materials, unsightly storage of any kind, or nonlicensed or abandoned vehicles shall be stored in an open area. All such materials shall be enclosed in a building or by a sight obscuring fence.
4. Design Guidelines: Development shall adhere to all design guidelines found in Chapter 11.150 of the Bluffdale City Code and all other applicable requirements or development agreements.
5. Public Utility Easements: The width and location of public utility easements may be modified as approved by the City Engineer. (Ord. 10-24-00-1, 10-24-2000) (Ord. 2023-23, 1-11-2023)
   

The purposes of the regional commercial (RC) zone are to allow for the establishment of a variety of retail and service commercial uses not only required to meet the needs of the city, but also meet the needs of a larger regional area. (Ord. 2003-09, 5-27-2003)

The provisions of this article shall apply to any real property located in the regional commercial (RC) zone as shown on the city zoning districts map. (Ord. 2003-09, 5-27-2003)

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the RC zone are set forth in section 11-35-2 of this title.
2. Accessory Uses: Accessory uses allowed within the RC zone are set forth in section 11-35-2 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2014-18, 12-17-2014)
   

1. Purpose: The purpose of this section is to promote the achievement of the purposes of this article. All proposed uses and activities shall only be approved if such uses and activities comply fully with the following standards, in addition to all other applicable requirements of this article.
2. Table: Development standards within the regional commercial (RC) zone shall be as set forth in section 11-9D-6, table 1 of this chapter. (Ord. 2014-18, 12-17-2014)
   

Applications for development approvals for property located in a regional commercial (RC) zone shall be submitted, processed and considered in accordance with the requirements and procedures set forth in the land use ordinance and/or subdivision ordinance, as applicable, including, but not limited to, submission and approval of concept, preliminary and final plats, site plans, and any additional procedural requirements set forth in this chapter. (Ord. 2003-09, 5-27-2003)

TABLE 1

REGIONAL COMMERCIAL (RC) ZONE

DEVELOPMENT REQUIREMENTS AND STANDARDS

(Ord. 2014-18, 12-17-2014; amd. Ord.2015-04 4-22-2015)

1. The NC neighborhood commercial zone is established to provide an area in which the primary use of the land is for commercial and service uses that will accommodate the daily convenience needs of the surrounding residential neighborhoods. The zone is intended to be located within, and integrated into, the residential neighborhoods in a manner that will create a minimum of detriment, hazard or inconvenience to surrounding residential areas. Each commercial neighborhood use shall be within convenient walking distance from the surrounding residential area and shall encourage and accommodate for pedestrian access.
2. The intent of the NC zone is to encourage compatible neighborhood market uses to be incorporated within a neighborhood so as to discourage residents from having to drive into the commercial centers for day to day necessities. General uses prohibited in the NC zone include normal intensity retail, assembly, warehousing, marketing or other similar uses. (Ord. 2008-09, 6-10-2008)
   

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the NC zone are set forth in section 11-35-2 of this title.
2. Accessory Uses: Accessory uses allowed within the NC zone are set forth in section 11-35-2 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2014-18, 12-17-2014)
   

External activities which may result in excessive noise (including deliveries, cleanup and other activities) may only be conducted within the hours of six o'clock (6:00) A.M. to ten o'clock (10:00) P.M., local time. (Ord. 2008-09, 6-10-2008)

1. There is no minimum lot area requirement in the NC zone. However, the lot must be of sufficient size to assure compliance with the off street parking standards in chapter 12 of this title.
2. The city may deny a commercial use on property where insufficient lot size or lot shape is such that it creates an illogical traffic circulation, or is not conducive to the intent of this article. The city will encourage the consolidation of lots for commercial uses where odd shaped and insufficiently sized lots exist. (Ord. 2008-09, 6-10-2008)
   

There shall be no minimum width requirement in the NC zone, subject to the requirements of section 11-9E-4 of this article. (Ord. 2008-09, 6-10-2008)

There shall be no frontage requirement in the NC zone, subject to the requirements of section 11-9E-4 of this article. (Ord. 2008-09, 6-10-2008)

The following minimum setback and build-to requirements shall apply in the NC zone. Each setback is measured from the property line of the lot or parcel.

1. Front Setback: Each lot or parcel in the NC zone shall have a minimum front setback of twenty feet (20').
2. Side Setback: When located adjacent to compatible commercial zones, there shall be no side setback; provided, that each building satisfies the building code in effect at the time of approval and issuance of a certificate of occupancy, except those structures constructed adjacent to residentially zoned areas. The side setback for structures constructed adjacent to residentially zoned areas shall be a minimum of twenty feet (20').
   1. Corner Lot: Each corner lot or parcel in the NC zone shall have a minimum setback on all areas of road frontage of twenty feet (20').
   2. Driveway: Each side setback, when used for access to a garage, carport or parking area shall have a minimum setback of twenty feet (20') and shall be hard surfaced.
   3. Accessory Building: The side setback for any permitted accessory building shall have a minimum side setback of fifteen feet (15').
3. Rear Setback: Each lot or parcel in the NC zone shall have a minimum rear setback of twenty feet (20') unless it can be clearly demonstrated that a structure could be placed nearer the property line without causing a negative impact on adjacent property owners. An accessory building may be located within fifteen feet (15') of the rear property line. (Ord. 2008-09, 6-10-2008)
   

1. Permitted: The following structures may be erected on or projected into any required setback:
   1. Fences and walls in conformance with all applicable city ordinances and resolutions.
   2. Appropriate landscaping.
   3. Necessary appurtenances for utility service.
2. Setback Areas: The following structures may be erected on or projected into any required front or rear setback not more than four feet (4'), and into a side setback not more than two feet (2'):
   1. Cornices, eaves, sills, buttresses or other similar architectural features.
   2. Awnings, decks and planter boxes. (Ord. 2008-09, 6-10-2008)
      

A primary building or structure may not exceed thirty five feet (35') in height, nor be lower than ten feet (10') in height, unless reviewed and approved by the fire chief and the city council. (Ord. 2008-09, 6-10-2008)

The sum total of all buildings and structures on any parcel in the NC zone shall not be greater than fifty percent (50%) of the total area of the parcel. (Ord. 2008-09, 6-10-2008)

1. Each project in the NC zone shall satisfy the off street parking requirements found in chapter 12 of this title. The spaces shall be hard surfaced with asphalt or concrete and be accessed from a public road by a hard surfaced, composed of asphalt or concrete, drive approach.
2. Loading and unloading areas shall be located in an area that can be secured from public access. Further, loading and unloading shall not occur on a public street. (Ord. 2008-09, 6-10-2008)
   

1. Subject Approval: Any request for project plan approval in the NC zone is subject to any and all applicable city resolutions and ordinances, including the subdivision ordinance, design guidelines and standard specifications, and the city general plan.
2. Review And Approval Procedure: Projects in the NC zone will be reviewed and approved in accordance with chapter 15, "Site Plans", of this title.
3. Compatibility With Residential Character: Projects in the NC zone, including all buildings and landscaping, shall be compatible with and reflect the residential character of the surrounding residential districts. To achieve this goal, commercial buildings shall be designed with at least four (4) architectural features from the list below:
   1. High pitched roofs (with a pitch of 1:2 or steeper);
   2. Arched doorways and windows;
   3. Decorative block or brick quoins;
   4. Columns, either brick, rounded wood, or colonial;
   5. Clock towers and other decorative vertical features;
   6. Keystones over doorways or windows;
   7. Decorative wood window shutters;
   8. Brick accent walls;
   9. Other features as approved by the City.
4. Exterior Surfaces:
   1. The lower wall shall be at least one-third (1/3) the height of the first story. This lower portion of the wall shall consist of brick, stone, masonry, faux stone, tile or decorative concrete.
   2. The remaining portions of the exterior building shall consist of masonry, glass, brick, stucco, or treated wood (or woodlike products).
5. Design Guidelines: The City Council may require specific design guidelines be employed in the project if it can be reasonably shown that the materials, colors or elevations of the buildings could have a significant impact on the existing or future atmosphere of the area, and to improve compatibility. The design guidelines may include, but are not limited to, architectural controls, colors, materials, building mass, innovative design of buildings and access, and any other features deemed appropriate by the City Council. (Ord. 2008-09, 6-10-2008)
   

The following requirements are in addition to the requirements found in this article, the general provisions or supplementary provisions of this title, or any other applicable resolution or ordinance:

1. Signs: Signs are allowed in the NC Zone in accordance with chapter 22 of this title. (Ord. 2008-09, 6-10-2008)
2. Landscaping: Each lot or parcel shall be completely landscaped except those areas used for buildings or parking. A minimum of twenty percent (20%) of the total area of the lot or parcel shall be landscaped. Individual lots or parcels located in a development consisting of a landscaped common area may contain less than twenty percent (20%) landscaping so long as twenty percent (20%) of the total developed project area is landscaped. All landscaping shall comply with the landscaping requirements in section 11-15-5 of this title. (Ord. 2015-04, 4-22-2015)
3. Trash, Junk And Other Debris: No trash, used materials, unsightly storage of any kind or unlicensed or abandoned vehicles may be stored in an open area. All such materials shall be enclosed in a building or, if deemed appropriate by the City, by a sight obscuring fence. Dumpsters shall be located within a solid wall enclosure with a sight obscuring fence, and dumpsters shall have closed and lockable lids.
4. Pollution: No dust, noxious odor, smoke, vibration, intermittent light, glare or noise shall be emitted which is discernible beyond the premises, except for normal traffic movements. (Ord. 2008-09, 6-10-2008)
   

This district is composed of certain land with excellent transportation access and locations identified with a primarily retail focus. Allowed uses are limited to general retail, restaurant, lodging, office, service uses, and indoor recreation and entertainment. The intent is to create and support commercial retail activity in specific areas without more intensive heavy commercial, manufacturing, contracting, warehousing, distribution, open outside storage, and similar uses allowed. High quality commercial design standards are required to increase overall attractiveness and property values. (Ord. 2018-24, 9-26-2018)

1. Permitted And Conditional Uses: Permitted and conditional uses allowed within the DR Zone are set forth in section 11.90.060.110 of this title.
2. Accessory Uses: Accessory uses allowed within the DR Zone are set forth in section 11.90.060.110 of this title. Any accessory use must be clearly incidental to a permitted or conditional use of the property. Accessory uses shall not be allowed on a lot or parcel without the establishment of an approved permitted or conditional use. (Ord. 2018-24, 9-26-2018)
   

There is no minimum lot area required in the DR Zone. (Ord. 2018-24, 9-26-2018)

There is no minimum lot width required in the DR Zone. (Ord. 2018-24, 9-26-2018)

All parcels in the DR Zone shall abut a public street or approved private street or right-of-way or have acceptable access to a public street through cross access or private right-of-way provided through an adjacent lot or parcel. (Ord. 2018-24, 9-26-2018)

Setbacks shall be determined during site plan review, based on required site design requirements and adopted Building Codes. The width and location of public utility easements may be modified as approved by the City Engineer. (Ord. 2018-24, 9-26-2018)

A primary building or structure may not exceed forty five feet (45') in height, nor be lower than ten feet (10') in height. A hotel may not exceed one hundred ten feet (110') in height. All buildings and structures must adhere to adopted Building and Fire Codes. (Ord. 2018-24, 9-26-2018)

The distance between any building or structure and any other building or structure shall satisfy the Building and Fire Codes in place at the time of site plan approval. (Ord. 2018-24, 9-26-2018)

The sum total of all buildings, structures and parking on any parcel or project in the DR Zone shall not exceed eighty five percent (85%) of the total area of the parcel or project. (Ord. 2018-24, 9-26-2018)

1. Requirements: Each project in the DR Zone shall satisfy the off street parking requirements found in chapter 12 of this title. The spaces shall be hard surfaced with asphalt or concrete and be accessed from a public road by a hard surfaced, composed of asphalt or concrete, drive approach.
2. Loading And Unloading Area: Loading and unloading areas shall be located in an area that can be secured from public access and screened from view. Further, loading and unloading shall not occur on a public street. (Ord. 2018-24, 9-26-2018)
   

The following exhibit created two distinct areas within the DR zone (A and B) with specific land uses allowed in each area. Exhibit 1 depicts areas A and B: Exhibit 1. DR Zone Land Use Areas:

Table 1 shows the permitted uses in each land use area. Uses not listed below are not permitted within the DR zone. "N" = not permitted; "P" = permitted use.

Table 1.

The following requirements are in addition to the requirements found in this title or any other applicable resolution or ordinance:

1. Signs: Signs are allowed in the DR Zone in accordance with chapter 22 of this title.
2. Landscaping: Each lot or parcel shall be completely landscaped except those areas used for buildings or parking. A minimum of fifteen percent (15%) of the total area of the lot or parcel shall be landscaped. Individual lots or parcels located in a development consisting of a landscaped common area may contain less than fifteen percent (15%) landscaping so long as fifteen percent (15%) of the total developed project area is landscaped. All landscaping shall comply with the landscaping requirements in section 11.150.050 of this title.
3. Trash, Junk, Storage And Other Debris: No trash, used materials, unsightly storage of any kind, or nonlicensed or abandoned vehicles shall be stored in an open area. All such materials shall be enclosed in a building or, if deemed appropriate by the City, by a sight obscuring fence.
4. Design Guidelines: All development shall comply with the City's Design Standards found in Chapter 11.050.060 of this title as well as the standards found in this Chapter.
5. 
   
   1. In addition to City design requirements for windows, transparency and glazing found in Chapter 11.150 of the BCC, primary building elevations along Redwood Road and 1780 West shall have a minimum of forty percent (40%) transparency or window glazing within the first nine (9) feet of the structure; above that, the remaining facade area shall have a minimum of 15% windows or glazing. Other facades in the DR zone shall have a minimum fifteen percent (15%) window requirement, which can include the use of clerestory windows where high ceilings exist. Mirrored glass shall not be allowed on the ground floor. Spandrel glass or faux windows may be utilized to meet this requirement where not feasible due to building structural design limitations to be transparent. Where spandrel glass or faux windows are not feasible due to architectural or structural limitations, an applicant may apply for a deviation from strict compliance pursuant to BCC 11.150.060(E).
      1. Glass garage doors, including opaque glass, may be used to calculate and qualify for this requirement.
      2. Where a facade is not visible from any public street or highway, based on a site specific visual analysis of before and post construction conditions, submitted by the applicant and reviewed by Staff, no minimum window percentage is required. However, provision of natural light into the building is strongly encouraged.
   2. The term brick, when used in this Title and Chapter, is as defined as brick in 11.20 of the BCC, which is a kiln-fired product. Brick shall not be painted.
   3. Brick shall be utilized as a primary visible exterior material in building construction within the DR zone. Brick or thin brick veneers applied may qualify, and shall be constructed with a minimum of fifty percent (50%) brick on each street facing façade in these areas. Windows shall be excluded from the calculation of exterior building material requirements. Manufactured (not kiln-fired), Nichiha patterned brick composite material, or imprinted dry-vit, eifs, or similar stucco type, patterned or stenciled as brick do not meet the definition of brick.
   4. Other facades within the DR zone not specifically identified in this section, brick materials shall make up a minimum of 25% of each facade. Brick shall be utilized as wainscot, window lintels and sills, quoins, columns, decorative features, and/or emphasizing building entrances.
      1. When utilized as an exterior material, concrete masonry units (CMU) must be colored and feature decorative or architectural finishes such as honed, scored, offset, split faced, or exposed aggregate. Gray CMU block is not an acceptable finished material and shall not be permitted on any finished building elevation with the exception of minimal foundation exposure. CMU shall not be painted.
      2. When CMU is utilized as the primary exterior material, brick may be reduced to a secondary material required to be placed on 10% of the exterior surfaces of the facades.
      3. Pre-engineered metal buildings shall meet all general design requirements found in section 11.150 of this Title along with all requirements of this section in the DR zone.
      4. Where a facade is not visible from any public street or highway, based on a site specific visual analysis of before and post construction conditions, submitted by the applicant and reviewed by Staff, no minimum brick percentage is required on that facade.
   5. Additional secondary building materials may include: brick, stone, fiber/cement composite siding, architectural metal panels with reveals, CMU, exposed and patterned concrete, wood or similar material in composition and of a complementary hue and shade to the brick. A maximum of two (2) accent colors may be allowed for secondary materials. Stucco/EIFS/Dry-Vit type systems may be used to accent building design and for wall signage areas in a percentage not to exceed 10% of any one building façade.
   6. Primary color tones shall be complimentary in hue and shade to the brick or CMU included in the primary or secondary façade material and shall generally be subtle, subdued, low reflectance, neutral, or earth tones. White is not allowed as a primary building color.
   7. Brick, rock, CMU, and stone elements of a building shall not be painted to create compliance with the color palette of the site.
   8. Four-sided architectural design is required. The design of a building shall be considered on all sides of the building with each facade being required to meet the terms of this section and Title.
   9. Overhead and garage doors, truck bays, loading areas, and truck bays shall not face Redwood Road,1780 West, or Bangerter Highway and shall have architectural treatment or painting which includes colors complimentary to the building design (not white) and which include glass and windows. Overhead and garage doors and truck bays shall be substantially screened from view from public streets and adjacent residential areas through the use of architectural concrete block walls, concrete panel walls, sight obscuring landscaped berms, and enhanced landscaping materials and plant types, such as clustered plantings, additional evergreen trees, and installation of materials of larger stature.
   10. Architectural variations and relief in building walls and rooflines is required every 50 feet. Variations should imply an undulation in wall surface or additional architectural elements that break up the large surface into smaller sections.
   11. Buildings shall have a pronounced relationship to the public street and any public spaces.
   12. Building entrances shall orient toward the streets and shall be accessed from a public sidewalk. Where a public sidewalk is not adjacent, the site plan shall clearly delineate a safe pedestrian walkway from the closest public sidewalk to the building entrance. The entrance shall be designed to be clearly visible, and functional.
   13. Building Placement: Building placement is integral to the site design and the overall effect any development has on surrounding properties. Building placement shall be carefully considered as part of the overall development review.
       1. All buildings shall be located with the main facade facing the principal street to which it has access.
       2. Buildings located on corner lots shall orient main facades to each street and give architectural treatment to each consistent with this Chapter.
       3. Buildings located on corner lots should include a prominent architectural feature of greater height or emphasis at the corner where the two (2) public streets meet.
       4. Buildings should be located as close to the front property line as possible considering site, use, parking, landscaping requirements, and other constraints or requirements.
       5. Main entrances shall be oriented toward the street rather than parking where feasible.
   14. The following are encouraged brick features for all commercial buildings identified in this section:
       1. Decorative brick quoins
       2. Brick columns
       3. Brick accent walls or wainscot
   15. Design shall encourage comfortable and safe pedestrian use, including landscaping, seating areas, walkways, and lighting.
   16. Street trees with an emphasis on deciduous shade providing species, rather than ornamental, shall be placed in all parkstrips by developer in spacing recommended for the individual species. Where parkstrips do not exist, shade tree species shall be placed as close to the sidewalk as practicable to provide a street tree appearance.
   17. Lighting should be designed to minimize the number of poles used within the parking area with preferred methods being building mounted lights or bollard type lighting. Pedestrian pathways shall be illuminated using bollard lighting, when lit separately from other approved site or building lighting.
   18. Outdoor amenities are required for every development on a site with a combined building floor area totaling thirty thousand (30,000) square feet or greater. Outdoor amenities, which can be designed within required landscaping plans are designed for employees and customers. Amenities shall at least create outside seating areas, and may include plazas or other focal points that are inviting to site patrons. These amenities shall be located near focal points and areas where employees may congregate within the development where they will be convenient and comfortable for users.
6. Large Buildings: Any building larger than forty thousand (40,000) square feet in the DR Zone shall be designed to have main entrances on at least two (2) prominently visible sides of the building, preferably front and back. (Ord. 2018-24, 9-26-2018)