Hereafter, specified permitted uses shall be permitted only when the following conditions are complied with:

Uses.

No residential uses shall be allowed in the commercial zone.

Bakery goods manufacturing.

Bath and massage establishment.

Billiard parlor.

Boxing arena.

Carpet and rug cleaner.

Contractor shop, provided work conducted within a completely enclosed building.

Dance hall.

Express and transfer service.

Farm implement sales.

Food trucks, with the following conditions:

Lumber yard.

Manufacture of goods retailed on premises.

Miniature golf.

Shooting gallery.

Temporary permits for bazaars and carnivals.

Trailer sales and service.

Travel-trailer courts.

Used car lot.

Minimum lot area: one acre.

Minimum lot width: 100 feet.

Minimum yard setbacks.

Lot Coverage. The aggregate of all buildings shall not exceed 60 percent of the entire lot area.

Preface. All signage within Naples City is regulated for aesthetic consistency and appropriateness.

General Requirements and Prohibitions.

Signage Plan Submittal.

Preface. This section defines design themes for Naples City that uphold the preservation of the natural environment and the heritage of rural and small city in Uintah County, and establishes design principles that support innovative architecture, landscape architecture, and site planning.

Design Vision: The Natural Environment Theme. The aesthetic tenor for Naples City is rooted in the heritage of rural Eastern Utah. Drawing from the area's historic agricultural land base, the design reveals the traditional uses of the region reinterpreted for today. The site was long used for agricultural farming and still displays agrarian oriented patterns on the land. Accordingly, drainage channels, horse and cattle pastures, orchards, and irrigation channels are defining forms for the new community.

The following forms are central to the vision for Naples City:

Urban Design. Buildings should relate to one another through scale, form and material, and should be appropriately scaled for pedestrian activity. Creating a relationship between the street, open space, and public amenities is critical to the overall character of Naples City. To this end, the following design precepts shall guide the development of the commercial zones:

Approvals. Unless otherwise explicitly provided herein to the contrary, all approvals required under Naples City land use ordinance shall be in writing and may be granted or withheld at the sole discretion of the city. Any approval pursuant to these design guidelines does not constitute a warranty, assurance or representation by the planning commission and the approving party should have no responsibility by virtue of such approval.

Design Review Committee Requirements.

Submittal Process. There is a five-step submittal/approval process. These are:

Application Fee. The applicant shall pay nonrefundable fees as required by the Naples City consolidated fee schedule for each step of the development process.

Design Review Conference. Prior to the formal submittal of a request for approval, an informal conference is recommended between the applicant and the planning commission. This conference will serve to acquaint the applicant with the overall context of Naples City as well as covenants and design guidelines. At the same time, the planning commission will become familiar with the applicant's development intent. Conceptual site plans and conceptual building drawings will aid in discussion at this conference; however, applicants are strongly encouraged not to prepare detailed schematic designs until after this conference.

Suggested material for discussion at the pre-application conference includes:

Concept Plan Submittal. Prior to submitting a preliminary plat, an applicant shall submit an initial written concept plan to the land use administrator including a sketch plan of the proposed development in which the proposed development is sufficiently described to enable the land use administrator to determine whether the proposed subdivision complies with the city's land use ordinances, capital growth and general plan, street plans and services. The land use administrator shall advise the applicant of possible problems with the proposed subdivision within 30 days after it has received the initial application including sketch plans. Approval of the concept plan shall not constitute approval of the "preliminary plan." This subsection is mandatory, and an applicant may not submit a preliminary plat plan in lieu of the concept plan. If disapproved, the planning commission shall express its reasons in writing to the applicant.

Preliminary Submittal. This review covers conceptual site planning, architecture, and landscape architecture for the project. Review by the planning commission will not commence until all specified information has been submitted. The material must be submitted 21 days prior to a regularly or specially scheduled planning commission meeting. The material submitted should constitute schematic level design documents for architecture and landscape architecture. The required drawings are to be prepared by licensed design professionals. Based on the results of the pre-application conference, the following information shall be submitted by the applicant:

Final Application (Construction Drawings). After preliminary approval, a final application must be submitted prior to final planning commission approval and/or issuance of a building permit. The material submitted should constitute 90 percent complete construction drawings for architecture and landscape architecture. The following information shall be submitted for the final application:

Final Approval/Building Permit. The final submittal will be reviewed by the city council and approved, conditionally approved, or disapproved. Detailed reasons for its conditional approval or disapproval will be given in writing. Final approval and infrastructure acceptance is required prior to building permit issuance.

Construction Compliance Verification. The building official shall have the right to review construction work in progress to evaluate compliance with the construction documents as approved. All design changes which affect the exterior conditions of the project shall be approved by the planning commission and will be sent to city council for final acceptance.

Modifications. If it becomes impossible or impractical to complete construction of a structure or a multiple-structure project substantially in accordance with design consistency determinations obtained pursuant to the design review process, the owner of such structure or project shall notify the land use administrator of such impossibility or impracticality and shall submit to the land use administrator an alternative design that is as close as reasonably possible to the consistent or approved design. The planning commission shall refer such proposed alternative design to the city within 30 days. The city shall treat such referral as a new application.

Preface. The circulation concept for Naples City is based on a hierarchy of roadways and pedestrian paths that connect village cores, commercial cores, and business parks, to neighborhoods and surrounding development. The primary system consists of Highway 40 and other local collection roads. This circulation network is organized to allow for the greatest number of possible routes from one location to another. The street design and pattern is geared toward reducing vehicle travel speeds and encouraging pedestrian activity. Streets, alleys, walks, and trails are interconnected to facilitate access and minimize congestion.

General Parameters.

Roadway Hierarchy. The variously sized roads within Naples City are intended to accommodate traditional and alternative forms of movement within the community.

See the Naples City Road Classification 2016.

Preface. Site planning for Naples City's commercial areas is intended to maintain visual consistency, ensure strong connections between neighborhoods and commercial area, and to create inviting and dynamic shopping zones. To this end, the site planning guidelines seek to:

Site Planning Requirements. This section delineates requirements for parking, service, loading, special equipment, utilities, communication devices, and fencing and screening.

Utilities and Communication Devices.

Fencing and Screening.

Walls.

Preface. Each site within Naples City represents a specific set of conditions that should influence the grading design applied. A grading concept that would be ideal for one site might be totally inappropriate for another. Most of the design concepts are based on the creation of more natural appearing landforms.

Guidelines. Excessive grading should not be necessary in Naples City and is not desirable. Grading should produce graceful contours, not sharp angles, and should respect the natural land forms. Contoured swales and berms will soften the impact of structures on each lot. Varying the degree of long slopes will avoid the unnatural look of broad flat surfaces. The following are general grading guidelines:

Storm Water Retention. The applicant shall design, construct and install a storm water drainage system within the lot which shall be constructed of materials and according to the specifications of the master storm drain plan and according to generally accepted engineering standards, with an engineer's seal stamped on the plat. Naples City's on-site storage plan requires retention of 125 percent of a two-hour, 100-year storm volume. The storm water retention system may consist of one or more storm water retention areas. The overflow area must be identified, and evidence shown that it will not drain onto neighboring properties or nearby structures.

If the storm water retention area and system is on the surface and not underground, the owner/developer shall set aside an area approved by the city council within the development engineered to retain the water as required by this chapter. The retention pond/area shall be established by a recorded plat with covenants that run with the land and that require the owner of the land to maintain the retention pond/area as designed and at its expense to make any repairs or improvements as needed over the years to effectuate the purpose of the water retention facility. The owner shall be required to hold the city harmless from any damage or expense related to repairs or maintenance or from damage caused by failure of the system, in perpetuity. The area shall also be identified on the plat and the recorded documents shall be approved by the city attorney as to form and effect. No modification of the retention area may be done without an amendment to the plat. If the water retention is shared between two properties, a recorded easement is required.

Preface. These guidelines address the visual image of all buildings within the commercial development. The prominence and location of commercial and institutional buildings along major roads should encourage architectural design which is highly visible and innovative, while being sympathetic to surrounding built form. Building design should address the sidewalk through elements such as entrance structures, colonnades, canopies, and awnings. Building envelopes that are well proportioned and aesthetically interesting on all visible sides are encouraged. Where substantial building setbacks are required, greater articulation of the building is required.

Design Professionals. Design and documentation of all buildings shall be by licensed architect or engineer as allowed by the Utah State Code.

Guidelines.

Purpose and Intent. The landscape guidelines are intended to establish criteria necessary for the development, preservation and enhancement of open space in Naples. A well designed and maintained landscape will enrich buildings and create a unified and visually pleasing character for the entire community.

Concept. The landscape concept for Naples City derives its character from the rural Utah landscape. This landscape possesses a rustic quality that blends with the agricultural tradition. Reflecting these two aspects, the cultivated landscape at Naples City is divided into two distinct categories: the native landscape and the agrarian landscape.

The Native Landscape. The native landscape consists of native plant materials currently present in the area and those used for revegetation after development construction. The native landscape will occur in designated open space areas within Naples City. No water other than natural rainfall and snow runoff will be applied to these landscapes. Efforts shall be made to minimize disturbance of these areas from adjacent roadways and development parcels. Native plants shall be used in groupings similar to those seen in nature to facilitate visual integration of the community with the surrounding terrain.

The Agrarian Landscape. An orchard-like landscape will be created in areas that, because of their visual prominence or intense use, are important elements in the community. These areas include village cores, the business park, formal parks, squares, commons, recreation facilities, entry gateways, and edges of major public roads. Alleys will be used in conjunction with the orchard-style planting. Trees to be used in these areas include crab apple, pear, cherry, or other ornamental orchard trees. Poplar varieties will be used to create windrows defining the orchard edges.

Conserving Resources. In addition to utilizing agricultural elements, the landscape concept incorporates several ideas that are essential to its long term viability. First, landscape development will be efficient: resources will be concentrated to areas receiving the most intense human use such as parks and recreation facilities. Second, the landscape will be designed with the objective of reducing water requirements. Third, the landscape will be designed to minimize maintenance requirements. This will be achieved by limiting areas of irrigated turf and restricting use of high maintenance elements such as clipped hedges, etc.

General Requirements.

Landscape Criteria for Development Edges. Edge zones have been identified at Naples City: buffers between land uses and at development edges; and Naples City and U.S. 40. A graduated transition between nonirrigated and irrigated landscapes is necessary for these areas.

Landscape Elements.

Landscape Requirements. The developer shall provide a site plan design of the meaningful landscape and its maintenance. The components, layout, arrangement, and size shall be approved by the planning commission.

Meaningful landscaping is grass, trees, shrubs, xeriscape, etc., in an appealing layout and size arrangement approved by the planning commission. Landscaping shall be maintained by the property owner. The minimum area requirements for landscaping are as follows:

A bond or other financial guarantee shall be required, guaranteeing landscaping and other improvements, at the planning commission's option.

The design for curb and gutter shall be either high back or modified high back but modified high back shall only be allowed where there is no sidewalk.

Preface. The lighting standard shall provide visual continuity for the development and minimize the impact of exterior lighting on adjacent residential areas. The spacing, location, height, source, fixture, and illumination level of all lighting is subject to review by the city.