As depicted in the city general plan, the area in which the C-3 2700 North regional commercial zone shall be permitted is the area east of I-15 and north of 2550 North extending to the city's east boundary line and to the city's north boundary line. (Ord. 13-10)

All permitted uses require site plan and architectural approval through the planning commission. Permitted uses are:

Banks, financial institutions, financial services.

Food sales, restaurant and fast food.

Gasoline sales.

Home improvement retailing.

Hotels, motels.

Medical, dental, health services and retailing.

Offices, business and professional.

Personal services, daycare, fitness centers.

Residential - townhouses, apartments.

Retail sales.

Theaters, amusement and recreation facilities.

(Ord. 2024-13: Ord. 13-10; Ord. 23-01)

Permits for conditional uses shall be authorized only after approval thereof has been given by the city council upon recommendation by the planning commission. Conditional uses in the C-3 2700 North regional commercial zone may require the addition of conditions to improve their compatibility within the zone.

The planning commission's review of a conditional use shall be made with the general purpose of guiding and accomplishing a coordinated, compatible and harmonious development in accordance with existing and future needs. In making a recommendation to the city council, the planning commission shall consider and address in their recommendation the existing zoning and use of the surrounding property, site design, the present and future requirements for streets, sidewalks, park strips, street trees, off street parking, ingress and egress, dumpster location and design, building design, building materials, pedestrian and vehicular traffic circulation, lighting, signs, landscaping, transitions to adjacent uses, availability of water and other utilities, and other public requirements. The city council shall consider the recommendation from the planning commission and may by its own motion impose reasonable conditions as are necessary to achieve the vision and needs of the city, protect the rights of surrounding property owners and tenants, and to carry out the purposes of this chapter and characteristics of this zone.

Only the following conditional uses are allowed:

Automobile bodywork except within one thousand feet (1,000') on either side of the ROW line of 2700 North.

Construction services with no outdoor storage.

Construction services with outdoor storage except within one thousand feet (1,000') on either side of the ROW line of 2700 North.

Dry cleaning and laundry facilities.

Hospital.

Light indoor manufacturing with retail sales except within one thousand feet (1,000') on either side of the ROW line of 2700 North.

Major automobile service/repair.

Motor vehicle and recreational vehicle sales and associated services.

Office/warehousing with at least twenty five percent (25%) office use except within one thousand feet (1,000') on either side of the ROW line of 2700 North.

Public and quasi-public uses.

Wireless telecommunication facilities (subject to chapter 17.50 of this title). (Ord. 13-10)

Pawnshops.

Personal storage facilities.

Sexually oriented businesses.

Tattoo businesses.

Tavern or an establishment that primarily sells alcoholic beverages.

Title loan and check cashing businesses.

Tobacco specialty store. (Ord. 13-10)

   A.   Front setback and side setback from a public dedicated street: Twenty feet (20'). A minimum of ten feet (10') on a private street.

   B.   Side yard setback, adjacent to commercially zoned property: No requirement except as required in the building code.

   C.   Rear yard setback, adjacent to commercially zoned property: No requirements except as required in the building code.

   D.   Side yard setback, adjacent to residentially zoned property: Ten feet (10').

   E.   Rear yard setback, adjacent to residentially zoned property: Ten feet (10').

   F.   Lot area and width: One acre with a minimum of two hundred feet (200') of frontage for commercial. Such requirements may be waived if the development is part of an overall plan for a commercial complex that is ten (10) acres or larger and is shown on the site plan.

   G.   Maximum height: No requirement except when adjacent to residentially zoned property then maximum of thirty feet (30') in height is allowed.

   H.   Minimum height: Ten feet (10') or one story, whichever is greater.

   I.   Parking requirements: See supplementary regulations (section 17.44.150 of this title).

   J.   Reasonable transitions between uses may be required. The city may require fencing, screening, setbacks, height transitions, landscaping and other buffers based on the use.

   K.   Residential use shall not constitute more than fifty percent (50%) of the gross acreage of the entire project.

   L.   Residential - Townhouses:

      1.   Front setback twenty feet (20').

      2.   Side setback fifteen feet (15').

      3.   Rear setback fifteen feet (15').

      4.   No more than four (4) units shall be attached.

      5.   Separation between non-attached units sixteen feet (16').

      6.   Height shall not exceed two levels above grade level and a maximum height of thirty-five feet (35').

      7.   Each residential unit shall have a two-car garage designed for parking side by side.

      8.   Parking Requirements: Visitor parking shall be provided at a rate of 0.5 stalls per residential unit in addition to required parking per unit.

   M.   Residential - Apartments:

      1.   Apartments may not occupy more than thirty-five percent (35%) of the gross acreage.

      2.   The development agreement will define housing density not to exceed thirty-five (35) units per acre.

      3.   Buildings are not to exceed three (3) stories in height.

      4.   Front setback twenty feet (20').

      5.   Side setback twenty feet (20').

      6.   Rear setback twenty feet (20').

      7.   The development must satisfy at least one strategy of the Moderate-Income Housing requirements as defined in the Farr West City General Plan. (Ord. 2024-13: Ord. 23-01: Ord. 13-10)

   A.   All uses proposed may only be established in conformance with development review procedures of the city. Applicants shall follow the procedures and requirements of city codes regarding development review in the preparation and review of development proposals. Site plan approval shall be required.

   B.   All uses shall be conducted according to the approved plan or plat and any conditions of approval. Plans or plats shall not be altered without prior approval of the city.

   C.   Development agreements may be required and included in the development approvals.

   D.   Shared boundaries with neighboring municipality: When a development proposal crosses a boundary with Pleasant View, a mutual process of approval shall be required. (Ord. 13-10)

   A.   Area requirements: An area of not less than ten percent (10%) of the site as depicted on the site plan shall be landscaped. Detention basins shall not be included as part of the landscaped area.

   B.   Screening; Visual/Noise: Landscaping prescribed by the Planning Commission to accomplish other requirements of this title, as in visual screening, noise abatement or other needs based on site conditions may be required as part of, or in addition to, the ten percent (10%) landscaping requirement.

   C.   Location: Front setbacks, side setbacks facing a street, and other areas visible to the public are required to be landscaped.

   D.   Ground Cover: All landscaped area shall be covered with a minimum three-inch layer of decorative rock to allow water to infiltrate the ground and inhibit weed growth.

   E.   Detention basins shall also be lined with rock.

   F.   Plant Materials: The landscaped area shall be planted with plants that are well-suited to conditions at the project site and may include native and locally adapted shrubs, trees, or ornamental grasses and perennials compatible with a xeriscape environment. (Xeriscape is a landscaping method developed especially for arid and semiarid climates that utilizes water-conserving technique.)

   G.   Watering: The landscape plan shall include a secondary water supply. Culinary water shall not be used. The irrigation systems shall be designed to minimize water consumption by using an underground drip or bubbler system with an automatic controller. Overhead spraying shall not be allowed.

   H.   Maintenance: The preservation and maintenance of the landscaping and park strip areas are the responsibility of the site property owner/tenant. The landscaping shall be maintained in a healthy, neat, and orderly condition, free of weeds and litter. Diseased or dead plant material shall be removed and replaced in by June 1 if due to winter kill or October 1 if the plant material dies during the summer months.

   I.   Completion Requirements: Landscaping shall be completed prior to the issuance of a certificate of occupancy for the building or structure with which it is associated. In the case of inclement weather that prevents the installation of the required landscaping, the time completion may be extended, in writing, upon approval of the Building Official. (Ord. 2023-06; Ord. 13-10)

The following provisions shall apply:

   A.   Grading And Drainage: All developments shall be graded according to city engineering and building requirements to provide adequate drainage on and off the property. Buildings shall be equipped with facilities for the discharge of all roof drainage onto the subject lot or parcel in a manner acceptable to the city. Unless specifically determined otherwise by the city, land drain systems shall be included. On site retention of runoff is encouraged with filtration systems such as porous paving, rain gardens, slotted curbs, bioengineered swales, and the like.

   B.   Maintenance: All developments shall be properly maintained by the owners including buildings, signs, landscaping, hard surfaces, and infrastructure as per approved plans.

   C.   Phasing Plan: A project phasing plan shall be submitted for review at the time of preliminary plat or site plan approval. Development shall be in accordance with the phasing plan unless a revised phasing plan is approved by the city. (Ord. 13-10)

Uses may be conducted only in accordance with the following regulations:

   A.   Regulations: Only those uses listed as permitted, conditional or accessory uses as set forth in this chapter may be conducted.

   B.   Uses Within Enclosed Buildings; Exceptions: All uses shall be conducted within completely enclosed buildings, except those customarily associated with outside use such as auto sales or unless otherwise allowed in this chapter, or those temporary uses customarily conducted in the outdoors, including Christmas tree lots, fireworks stands and parking lot sales associated with an approved use on the property. Parking lot sales may be conducted up to thirty (30) days per year.

   C.   Accessory Uses And Buildings: Accessory uses and buildings may be conducted or used only in conjunction with allowed permitted and conditional uses. Accessory uses or buildings include, but are not limited to, parking lots and terraces, properly screened utility and loading areas and other buildings and activities which are customarily incidental and subordinate to the principal permitted or conditional use on the premises.

   D.   Storage: There shall be no open storage of trash or debris nor any used, wrecked or neglected materials, equipment or vehicles. No commercial materials, goods or inventory may be stored in open areas, except for temporary display items which may be located only on private property no closer than ten feet (10') from any public right of way. Outdoor storage of inventory or products such as firewood, water softener salt, garden supplies and building materials is permitted only in specific areas approved on the site plan for such purpose.

   E.   Parked Vehicles: No vehicle, boat or trailer, or parts thereof, which is in a wrecked, junked, dismantled, inoperative or abandoned condition, attended or not, may be parked or stored for longer than twenty four (24) hours unless stored within a completely enclosed building.

   F.   Commercial Vehicles: No commercial vehicles such as earthmoving or material handling equipment, semitrucks or trailers or any commercial truck, trailer or vehicle may be stored for longer than twenty four (24) hours, except in conjunction with an approved use, or approved development or construction activities on the property.

   G.   Vehicle Storage: Utility trailers and recreation vehicles such as motor homes, travel trailers, watercraft, campers and all- terrain vehicles, may not be stored in any area unless part of an approved business, and must be in accordance with city requirements.

   H.   Access And Street Location: Access to public streets and roads and the placement of such roads shall adhere to the following:

      1.   UDOT approval shall be required for all access to 2700 North.

      2.   Existing street intersections connecting to 2700 North shall have no curb cuts closer than one hundred feet (100') to that intersection. Corner lots on all other streets shall have no curb cuts closer than sixty feet (60') to the intersection. The city may require greater distances as conditions and UDOT may dictate. (Ord. 13-10)