Downtown Commercial C-1. The downtown commercial zone C-1 is established to provide locations for a full range of convenience shopping facilities and services which are oriented to serve the city as a whole. A variety of activities is encouraged, especially those which promote both daytime and nighttime consumer activity.

In order to stabilize, improve and protect the city's commercial areas, standards are established to ensure a quality rural environment with landscaping, light and air at street level, well defined rural open spaces and compatibility of building materials, colors, and textures so that the appearance from the highway frontage does not present a poor image of the city.

Commercial Zone C. The intent of the commercial zone is to permit the establishment of a well designed complex of retail commercial facilities and associated services, which will provide goods and services for the people to be served, minimize traffic congestion of public streets in the vicinity, and which shall best fit the general environment and land use pattern of the area. The protective standards contained in the commercial zone C are intended to minimize any adverse effect of the planned commercial zone on nearby property values, by achieving maximum compatible integration of land uses, by preserving the aesthetic qualities of the area, and to provide for safe and efficient use of the commercial zone itself.

Preface. All signage within Naples City is regulated for aesthetic consistency and appropriateness. All signage must follow the Naples City sign regulations. See Chapter 17.60 NCC, Sign Regulations.

General Requirements and Prohibitions.

Downtown Commercial Signage.

Business Park Signage.

Signage Plan Submittal.

It is intended that the establishments within this zone will serve the entire city and surrounding area. This zone is located in the city in a location that will best serve the population of the area.

In an effort to give some protection to the surrounding residential zones and to promote a progressive, well-kept business area, no storage of merchandise, material or junk, except vehicles in running order, is permitted in this zone outside of enclosed buildings unless it is located within an enclosure surrounded by a solid sight-obscuring fence or wall of not less than six feet in height, of a neutral color and no material or merchandise shall be stored to a height of more than the height of the enclosing fence or wall. No trash, rubbish, weeds or other combustible material shall be allowed to remain on any lot outside of approved containers in any commercial zone. No junk, debris, abandoned or dismantled automobile or automobile parts or similar material shall be stored or allowed to remain on any lot in any commercial zone nor shall any dust, noise, odor, smoke, fumes, vibration, or intermittent glare be emitted from the premises.

In addition to the five percent landscaping required on the private lot area, all road right-of-way not utilized for pavement, curb or sidewalk shall be planted and maintained as landscaped area.

All solid waste storage facilities shall be located at the rear of the main building or else behind a sight-obscuring fence or wall which will prevent the facility from being seen from a public street.

All manufacturing shall be done within a completely enclosed building.

The design for curb and gutter in commercial subdivisions shall be high back.

It is the intent that businesses within the downtown commercial zone operate exclusively within the building of the business with no sales or service being conducted in the front or side of the building.

Conditional Uses.

Minimum lot area: none.

Minimum lot width: 20 feet.

Building Setbacks.

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

Height Restrictions.

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.

Commercial Development of Naples City. There are two types of commercial zones within Naples City: C-1, which is associated with downtown, and C, which is non-downtown commercial. Each will provide a set of uses and facilities to serve the residents of Naples and the larger region. The following tenets will guide commercial and industrial development:

Urban Design. Within commercial zones, 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:

Downtown Commercial Cores. Commercial village cores are designed to accommodate the immediate needs of both vehicles and pedestrians by providing easy access to goods and services. Commercial village cores are similar to mixed use village cores in permitted uses, differing primarily in the addition of big box retail. Appropriate uses for commercial village cores include offices, governmental functions, restaurants, retail shops, professional services and entertainment. Located at the intersections of parkways, these areas offer high visibility yet maintain a design character that is cohesive and unified with adjacent properties. The intent is to create an environment where larger buildings are stitched together by plazas, squares, courtyards, internal private streets, and pedestrian walks. The layout and size of parking lots, landscaping, signage, and entry monuments are integral in creating continuity within the commercial village cores.

Business Park.

Special Permit Uses. The planning commission approves special uses. The prospective purchaser must submit plans and a detailed description of the proposed use. Approval or disapproval shall be based in part on the effect of the proposed use on adjacent properties. Special uses must be approved in writing by the planning commission.

Conflict With Other Regulations. All development within Naples City planning area shall comply with laws of the state of Utah and the United States federal government and be compatible with the intent of the codes and regulations of the city of Naples. To the extent that in Naples City commercial and industrial design guidelines conflict with design guidelines that may be required by Naples City then the commercial and industrial design guidelines shall prevail.

Approvals. Unless otherwise explicitly provided herein to the contrary, all approvals required under Naples City design guidelines shall be in writing and may be granted or withheld at the sole discretion of the land use administrator. 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.

Concept Plan Approval and Conference. Prior to submitting a preliminary plat, an applicant shall submit an initial 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 commercial site complies with the municipality's land use ordinances, capital growth and general plans, street plans and services. Prior to the request for approval, an informal conference is held between the developer and the land use administrator. The land use administrator may invite the design review committee to assist in the conference. This conference will serve to acquaint the developer with the overall context of developing in Naples City as well as design guidelines. The land use administrator shall advise the applicant of possible problems with the proposed development 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 in lieu of the concept plan. If disapproved, the land use administrator shall express its reasons in writing to the applicant.

Suggested material for discussion at the concept plan conference includes:

Preliminary Plan Approval. 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 to the land use administration. The site plan must be submitted a minimum of 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 concept plan conference, the following information shall be submitted by the applicant:

Final Plan Approval. After preliminary approval, a final application must be submitted to the land use administration 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 and certificate of occupancy issuance.

Construction Compliance Verification.

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 land use administration shall treat such referral as a new application.

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 for requirements.

Commercial Village Core Circulation. Located only at the intersections of parkways, downtown commercial cores offer high visibility and easy access for automobiles and pedestrians. The following circulation parameters have been established to aid the success of these commercial zones:

Business Park and Satellite Commercial Circulation. Within the business park, site access and internal circulation should be designed to emphasize safety and efficiency by reducing conflicts between vehicular and pedestrian traffic. Circulation and access areas should be combined where possible and adequate maneuvering and stacking areas should be provided.

Downtown Commercial Core. Downtown commercial cores will be located at the intersections of the major parkways. These commercial areas feature a variety of goods and services ranging from small retail establishments to big box retail. To avoid the strip mall structure, the downtown commercial cores will be organized around public open space amenities and will maintain lesser setbacks and smaller parking lot configurations.

This section provides general design guidelines for the commercial village cores, which should be personal and pedestrian friendly.

Business Park and Satellite Commercial. This subsection addresses broad site planning issues for buildings, parking and utilities. Roadways and sidewalks should be organized in an axial fashion, with visual terminus in a building element, landscape element or view corridor. Buildings should be organized to relate to adjacent buildings rather than as separate pieces of the plan and should work together to create pedestrian areas.

To structure site planning in the business park the following precepts have been established:

Site Planning Requirements. This subsection delineates requirements for parking, service, loading, special equipment, utilities, communication devices, and fencing and screening for mixed use village cores, commercial village cores, and the business park.

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.

Design Professionals. Design and documentation of all buildings shall be by licensed design professional.

Guidelines – General Tenets.

Downtown Commercial Core.

Naples Retail Commercial Center.

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.

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.

Design Professionals. Design and documentation of all site layout and landscape architecture shall be by a licensed landscape design professional.

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.

Commercial Areas. The commercial zones will have complementary landscape treatments, yet each design shall be modified to reflect the scale and use intensity particular to the different areas.

Landscape Elements.

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 building official.