The purpose of this limited commercial zone is to provide areas within the city for the establishment of a variety of commercial uses, whether or not in conjunction with office or residential uses. The development standards in this chapter are intended to promote attractive development, support and maintain a viable economic climate within the city and to encourage compatibility between existing and new development. (Ord. 2012-15, 9-20-2012)

The following zone is established:

   A.   Neighborhood Commercial Zone (NC): The purpose of the NC zone is to set standards for areas where restricted and limited, small scale, low impact commercial uses are allowed adjacent to residential areas. The implementation of the NC zone is intended to be on a very limited basis and only on properties where the existing impacts of traffic, noise or other impacts make the property marginal for continued low density residential uses.

In evaluating any application for this zone, attention shall be given to safe and inviting pedestrian access from the surrounding neighborhood, current and projected traffic impacts, parking needs, past and present use of the site, abutting uses, hours of operation, historic significance of the property, and reuse versus redevelopment of the site. (Ord. 2012-15, 9-20-2012)

All site plans for new, modified or expanded development projects in the NC zone shall be reviewed and approved by the planning commission as allowed by sections 13.08.040 and 13.08.080 of this title. (Ord. 2016-04, 4-14-2016)

   A.   Permitted and conditional primary uses allowed in the NC zone shall be as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. Uses not included in the table are not permitted.

   B.   Any combination of uses may be established within the same building or on the same lot or parcel. If any of the proposed uses is a conditional use, the entire project shall be reviewed and approved by the planning commission. (Ord. 2012-15, 9-20-2012)

Permitted and conditional uses set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such uses. Uses not included in the table are not permitted. Second floor single-family residential shall be deemed as a permitted use.

   A.   Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the zone except as otherwise expressly provided in this title.

   B.   No accessory use, building or structure shall be allowed on a lot or parcel unless a primary permitted or conditional use is currently established on the parcel, except as allowed by section 13.09.020 of this title.

   C.   Specific accessory uses allowed in the NC zone are as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. (Ord. 2012-15, 9-20-2012)

Development standards in the commercial zones shall be as set forth in table 13.55.061 of this section.

 

 

 

(Ord. 2012-15, 9-20-2012)

The following additional development standards shall apply to all developments and redevelopments within the NC zone:

   A.   Buffer Standards For Development Abutting A Residential Property:

      1.   The minimum setback for a primary structure is twenty feet (20') from any abutting residential property line.

      2.   Building height shall not exceed the design envelope created by starting at a point eight feet (8') above the ground at the residential property line and then sloping along a plane at a forty five degree (45°) angle toward the center of the lot.

      3.   A perimeter wall as per subsection H of this section is required.

      4.   For developments in the NC zone a landscaped buffer shall be provided as required by chapter 13.77 of this title.

      5.   A primary or accessory structure with an elevation facing a residential property shall not have a single, unbroken facade longer than fifty feet (50').

      6.   No trash receptacle or storage area shall be located closer than fifty feet (50') from a residential dwelling unless located within a fully enclosed building. (Ord. 2013-22, 9-5-2013)

      7.   An outdoor dining facility shall be constructed in a manner which visually obscures the facility from abutting residential property and which protects the property from noise and light emanating from the facility. (Ord. 2015-02, 2-5-2015)

   B.   Parking And Access Requirements: Parking in the commercial zones shall be governed by the provisions of chapter 13.80 of this title except as otherwise provided in this chapter.

      1.   The number of access points along public rights of way may be minimized by sharing and linking parking areas with abutting properties. Reciprocal ingress and egress, circulation and parking agreements may facilitate the ease of vehicular movement between adjoining properties. On corner sites, access points shall be located as far from the corner as reasonably possible and in no case less than sixty feet (60') from the corner. Vehicular circulation shall be designed to preclude the intrusion of traffic directly into residential areas.

      2.   Secure facilities for parking bicycles shall be provided in a location near building entrances.

      3.   Parking shall not be located in the front yard setback or the side yard setback which faces on a street except as approved by the planning commission at site plan review.

   C.   Pedestrian Walkways: Pedestrian walkways, which comply with ADA standards, should be provided. Public easements for walkways, jogging paths and similar uses may be required.

   D.   Storage And Display Areas:

      1.   Storage areas including, but not limited to, areas containing vehicle storage, merchandise, or equipment, etc., shall be paved with hard surface paving (unless otherwise approved by the community development director) and screened with opaque fencing and landscaping. Each wall or fence shall be at least six feet (6') in and no more than eight feet (8') in vertical height.

      2.   No outside displays (either permanent or temporary) shall be permitted upon any landscaped area.

   E.   Screening:

      1.   Trash Enclosures:

         a.   Solid enclosures equal in vertical height to the trash dumpster to be screened shall be provided for all garbage and/or recycling containers (dumpsters), and design of said enclosure shall be consistent with the architectural design of the main structures.

         b.   Enclosure gates shall be opaque, constructed of solid materials designed for durability, and closed when not in use.

         c.   No dumpster shall be permitted in the front yard of a building nor shall it block required driveways, traffic and parking aisles, parking spaces, or sidewalks.

         d.   Public rights of way shall not be used directly for refuse collection.

         e.   Commercial garbage and rubbish collection shall only occur between eight o'clock (8:00) A.M. and six o'clock (6:00) P.M.

      2.   Mechanical Equipment:

         a.   All roof mounted mechanical equipment and vents (including swamp coolers) shall be screened so as to minimize visual impacts. This may be accomplished using one or more of the following alternatives:

            (1)   A separate continuous screening system,

            (2)   Groupings of pieces of mechanical equipment with an architecturally designed screening system that blends with the architectural design and materials of the proposed building, or

            (3)   Extension of the building's parapet walls to screen the equipment from public view.

         b.   All noise emitting equipment shall be placed so as to minimize noise impact on nearby properties.

         c.   All roof mounted mechanical equipment (including its height above the roof) and the proposed screening system shall be shown to scale on the building's structural plans and approved by the community development director prior to issuance of a building permit.

         d.   All ground mounted mechanical equipment such as heating and air conditioning units shall be completely screened from surrounding properties by a masonry wall or shall be enclosed within a building.

      3.   Utility Lines: All new utility lines such as electric, telephone, CATV, or other similar lines serving individual sites shall be placed underground. Utility lines necessary within the property shall be placed underground. All utility lines shall be placed underground in new construction projects that require building permits and site redesign. All junction and access boxes shall be located to the side or the rear of the building unless public safety concerns dictate otherwise. All utility pads shall be shown on the project plan. Any utility connections, meter boxes, etc., shall be integrated with the architectural elements of the project plan.

      4.   Loading Areas: Loading areas and docks shall be screened by landscaping and/or visual barrier from abutting properties and public rights of way.

   F.   Lighting: It is the intent of this subsection to encourage lighting practices and systems that minimize light pollution, glare and light trespass, conserve energy and resources, and maintain nighttime safety and utility while ensuring the enjoyment of a starry night for all members of the community. The standards in this subsection require the proposed lighting systems to be of the absolute minimum needed for safety and utility of the site, per Illumination Engineering Society standards of North America.

In addition to the general provisions of this subsection, all site lighting shall be shielded and/or directed in such a manner that it illuminates only the user's premises and does not spill over into neighboring residential areas so as to interfere with the peaceful enjoyment of residential or public properties. Foot-candles at the property line shall not exceed 0.1. Foot-candles shall not exceed 0.01 at ten feet (10') from the commercial property line as measured on the residential side. Except as provided herein, or unless otherwise explicitly approved by the planning commission, the light source shall be a full cutoff fixture, completely concealed within an opaque housing. All exterior lighting fixtures designed or placed so as to illuminate any portion of a site shall meet the following requirements:

 

 

      1.   Fixtures: All fixtures (luminaries) of one thousand eight hundred (1,800) or more lumens shall be full cutoff as installed. For luminaries less than one thousand eight hundred (1,800) the bulb must be frosted glass or installed behind a translucent cover, which must be aimed no higher than forty five degrees (45°) below horizontal. No fixture shall exceed the lumens per fixture as allowed by table 13.55.081 of this section. The hood or shield must mask the direct horizontal surface of the light source. Fixtures used under gasoline canopies and other structural canopies shall be flat lens, recessed lens, or drop lens with glare shields. Use of drop lens without glare shields is prohibited. All fixtures must comply with current IECC standards.

      2.   Mounting Of Fixtures: Fixtures shall be mounted in such a manner that the cone of light does not cross any property line of the site. Poles shall be black, dark gray, dark brown, dark green, or earth tone. The height of the light shall not exceed the maximum height as required by table 13.55.081 of this section. For purposes of these regulations, the mounting height of a lighting fixture shall be defined as the vertical distance from the grade elevation of the surface being illuminated to the bottom of the lighting fixture (i.e., luminaire).

      3.   Site Illumination Plan: Project plan submittals shall be prepared by a certified lighting professional and include a site illumination plan with values indicated on a ten foot by ten foot (10' x 10') grid measured on the ground surface which includes:

         a.   All proposed exterior lighting in relation to existing and proposed buildings, trees, landscaping, parking areas;

         b.   Specifications for all proposed lighting fixtures including fixture design, type of lamp, wattage, designation as "full cutoff" fixtures, lumens or light contour study and other descriptive information on the fixtures; and

         c.   Proposed mounting height and placement of all exterior lighting fixtures.

      4.   Lighting Installations: Lighting installations shall include timers, dimmers and/or sensors to reduce overall energy consumption and eliminate unneeded lighting.

      5.   Temporary Seasonal Lighting: Seasonal lighting shall be exempt from the provisions of this section, provided that such seasonal lighting does not create dangerous glare on abutting rights of way or properties.

      6.   Architectural Feature Lighting: Architectural feature lighting including wall washers spotlights are permitted. All building entrances should be well lit to provide inviting access and safety. Building mounted lights and display window lights should contribute to lighting of walkways in pedestrian areas and shall be "cutoff" type.

      7.   Nonconforming Fixtures: Except where otherwise noted, all outdoor lighting fixtures existing and legally installed and operative before the effective date of this title are exempt from the requirements of this subsection. Whenever a nonconforming fixture is replaced, upgraded or moved, the replacement fixture shall meet the requirements of this title. (Ord. 2012-15, 9-20-2012)

   G.   Landscaping: All uses in the NC zone shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title. (Ord. 2013-22, 9-5-2013)

   H.   Perimeter Wall:

      1.   The project area shall have a decorative tinted concrete or masonry wall along all rear and side yards not fronting on a public street, but which abut a residential zone or a residential use.

      2.   This requirement may be waived by the planning commission upon a determination that the wall is not necessary to buffer the abutting use. Such walls shall not be located in the required setback from a public street.

      3.   All perimeter walls shall be a minimum of six feet (6') high unless the planning commission requires a higher wall as part of the site plan approval.

   I.   Public Improvements:

      1.   The developer of the project shall be responsible for the dedication and improvement of all off site public improvements that do not presently exist according to the width of the ultimate right of way, as called out in the roadway classification map of the Holladay City general plan, on or along the property being developed. If a property has multiple street frontages, improvements are required along all streets. Such improvements shall include, but are not limited to: curb, gutter, sidewalk, streetlights, drive approaches, waterways, road base, asphalt, striping, streetscape, storm drainage, fire hydrants, laterals, piping of irrigation ditches and flood control systems, fencing of canals, extension of water lines, appurtenances and sewer lines, removal of utility lines out of the right of way (with the exception of traditionally buried lines such as sewer, water, and natural gas transmission lines), etc.

      2.   All required improvements shall be designed and installed by the developer according to the Holladay City standard specifications for public works construction and approved by the city engineer and city public works director.

   J.   General Maintenance: Property (including all buildings, landscaping, fences, walls, drives, parking lot surfacing and striping, signs, or other structures) shall be maintained in good repair and in accordance with the approved site plan for the project. Rights of way and pavements shall be kept true to line and grade and in good repair. Drainage ditches shall be kept clean and free of any obstructions.

   K.   Hazardous Activities: No land or building devoted to uses authorized by this chapter shall be used or occupied in any manner so as to create noxious or objectionable fire, explosive or other hazards; noise or vibration, smoke, dust, or other form of air pollution, heat, cold, dampness, glare, electrical or other disturbance, liquid or solid refuse or waste, or other substance, condition or element in such a manner or in such an amount as to adversely affect the surrounding area or adjoining premises.

   L.   Signs: All signs in the NC zone shall comply with the regulations in section 13.82.200, "Holladay Village Sign Regulations", of this title. (Ord. 2012-15, 9-20-2012)

   A.   Purpose: This section establishes design guidelines intended to improve the quality and compatibility of developments throughout the NC zone. Guidelines that employ the word "should" are intended to be optional but encouraged as stated. Guidelines using the word "shall" are mandatory.

   B.   Building Mass: To avoid any large, continuous building mass of uniform height, no portion of any building shall continue for more than fifty feet (50') horizontally along any street frontage without a vertical break in the roofline. The required break in the building height shall continue for a minimum of thirty feet (30') along the horizontal plane before continuation of the original height.

      1.   Break In Roofline: A break in the roofline is defined as:

         a.   A ten foot (10') minimum step back of the vertical plane of the building on one or more stories, or all stories; or

         b.   A reduction in the number of stories of the remainder of the building.

      2.   Structural Articulation: The vertical planes of a building shall be varied so that no continuous elevation is longer than fifty feet (50') horizontally without a structural articulation which may include facade modulation, structural expressions, varied setbacks or heights, textural modulations and/or projections such as balconies, cornices, covered entrances, arcades or colonnades or other architectural element dividing the facade visually to provide relief to perceived building mass from the street elevation.

   C.   Facade Embellishment: Any building wall visible from a public right of way or from a public parking structure shall incorporate architectural design embellishments which are compatible with other publicly visible parts of the building. In addition, a contiguous building wall (longer than 50 feet) shall have a building element, dividing the facade visually which may include windows, a recessed entrance or other appropriate variations. (Ord. 2012-15, 9-20-2012)

   D.   Reinforcement Of Design: Building design should reinforce the building's location abutting the street edge. Buildings are encouraged to be sited at or near the property line and larger setbacks are discouraged unless they contribute to the pedestrian activity along the street. Buildings on corner lots should be oriented to the corner. Corner entries and/or architectural treatment should be used to emphasize the corner. At least one active entrance shall face the public right of way. (Ord. 2015-02, 2-5-2015)

   E.   Window And Door Designs: Windows and doors shall be used to define the character of buildings by giving scale to the building and providing visual interest to the composition of individual facades. Distinct window and door designs should be used to help define building styles. Articulated, transparent facades should be created along pedestrian rights of way, including display windows as a link between pedestrians and activities in the building.

Windows on the second or third level should be vertically proportioned and the design of surrounding window casing, the depth and profile of window sash element, and the material of which they are constructed should be distinctly associated with the specific building style.

   F.   Awnings And Canopies: Awnings and canopies should contribute to the architectural theme and shall be integrated within the building design. Awnings should be constructed of traditional materials and located over windows and doors. Ornamental or architectural features, such as canopies, awnings, balconies, cornices, etc., may be allowed to protrude into the right of way by permission of the planning commission and the city manager subject to a license agreement.

      1.   On multi-storefront buildings, separate awnings should be located within each storefront opening so that the building frame and details are revealed.

      2.   Retractable and fixed awnings are allowed no less than eight feet (8') above the sidewalk.

      3.   Under awning lights that are designed to specifically illuminate the sidewalk and storefront are permitted.

      4.   Backlit awnings are prohibited.

   G.   Building Materials: Building exteriors shall be constructed from high quality and durable materials. It is important that the materials and colors will weather well and need minimal maintenance.

      1.   Acceptable exterior finish materials include the following:

         a.   Painted, stained or weathered wood siding such as, 4-S shingles, board and batten and clapboard;

         b.   Artificial wood siding such as painted cementious fiberboard;

         c.   Brick or natural stone;

         d.   EIFS (synthetic stucco) (not more than 50 percent of all exterior finished surfaces);

         e.   Stucco;

         f.   Synthetic stone; and

         g.   Architectural finish or decorative faced concrete masonry units (CMUs).

      2.   Materials not listed above shall be prohibited unless determined to be part of a strong architectural design theme.

      3.   No portion of a building constructed of standard CMUs shall be visible from an existing public right of way. Exposed concrete walls should be architecturally treated. The enhancement must include joint treatments, textured concrete such as exposed aggregate, sandblasted and/or colored concrete, or other decorative finishes.

   H.   Roofs: The character of a roof is a major feature for a structure. The roof pitch, its materials, size and orientation are all distinct features that should contribute to the character of the building. Shadows created by traditional overhangs should contribute to the perception of a building's scale. Roof designs should relate to the building facade articulations.

      1.   A variety of roof types and configurations should be used to add interest and reduce perceived building bulk.

      2.   Use of sidewalk porticoes and roof overhangs is encouraged.

      3.   Roof materials should be in keeping with the character of the architectural style of the building. Recommended roof materials include slate shingles, asphalt and fiberglass shingles, metal standing seam or tiles.

      4.   Crickets or other snow guard devices should be placed in such a way that does not alter the form of the roof as seen from the street. (Ord. 2012-15, 9-20-2012)