All development in the CC, CG, MC, M2, RM, PR, MXG, R/S and HOSP zones shall conform to the development regulations specified herein. Additionally, all multi-family residential, institutional-residential, senior housing and non-residential uses in the A-10, RB, RE, RM, R-1 and R-2 zones shall also conform to the development regulations specified herein.  (See Section 12C-1060. NORTH LOGAN CITY – CITY CENTER CODE for all other zones found in the City Center)

1. Proposal Submittal: Applicants for building permits for any commercial, industrial, institutional-residential, multi-family residential, and non-residential development shall provide with the appropriate application: site layout plans which include elevation drawings (including exterior finish plans), site plans, signage locations with detailed sign designs, including dimensions; parking, landscape plans and lighting plans; location of any existing wetlands, water courses, irrigation system elements, and flood plains; right-of-ways and easements; soil boundaries, types and descriptions as shown on Natural Resources, Conservation Service (NRCS) soil surveys; and the location of any significant features such as existing trees, open fields or meadows, fences, roads, and trails. The proposal must also show adjacent landowners and existing or anticipated uses on adjacent properties and detail any opportunities to cooperate on common-use parking, landscaping, storm-water retention, access, etc.  In addition, development which requires Planning and Zoning Commission or City Council approval; such as subdivision development, conditional use permits or other anticipated development requiring approval by either of these boards; shall submit the above listed information at least two weeks prior to the meeting in which the issue is to be discussed.  All plans submitted shall be prepared to scale and contain enough detailed information for proper evaluation.
2. Definitions:
   1. “Planner” (planning department) shall mean the City Planner as designated by the City Council.  If no such designation is made, then Planner shall refer to a member of the Planning and Zoning Commission designated by the Commission to function as the Planner or, in the absence of such appointment, Planner shall refer to the Chairperson of the Planning and Zoning Commission
   2. “Landscaping” means vegetative plantings such as grass, trees, shrubs, vines and related improvements such as pools, walkways, rock work and sculpture which is of a design that will beautify and enhance a property, control erosion and reduce glare.
   3. “Screening” means a masonry wall, fence, hedge, berm, or vegetative planting or combination thereof which is of a design (height, width, material, etc.) that will provide a visual and audible barrier between land uses having different intensities of use.  
3. Lighting - Exterior lighting for all non-residential development in all zones shall conform to the regulations in Chapter 2200 of the Design Standards Technical Manual.  All outdoor light fixtures except incandescent lights equal to or less than 100 watts shall be non-glare, concealed-source types and shielded.   Outdoor light fixtures shall be shielded and constructed so that no light rays are emitted by the installed fixtures at angles above the horizontal plane.  This means that the shield is such that it covers to a point flush or parallel with the light source or bulb.  This is normally referred to a cut-off-fixture.  This shall include any lighting for parking areas and lighting for signs.  Lighting shall be provided by the developer at all access points to streets, parking areas, building entrances and elsewhere where required for safety of vehicular or pedestrian traffic per the Design Standards and Commercial Guidelines.  
4. Architectural Style - All development in the CC, CG, MC, M2, PR, MX and HOSP zones and all institutional-residential, senior housing and non-residential uses in the R/S, A-10, RB, RE, RM, R-1 and R-2 zones shall conform to the adopted architectural Design Guidelines as interpreted and approved by the city’s Design Review Board in accordance with the following intent and procedures:
   1. Intent: North Logan City is a community of businesses involved in setting the standards for a viable economic environment that promotes the innovative and technology base of our unique business district area. The design and construction of the physical facilities of our businesses should reflect the high level of commitment to excellence and value. Each building should attempt to show a high quality and professionalism rather than a temporary or industrial appearance. Individual identities are encouraged to be creative but with a complementary innovative scheme and context.  Overall architecture character should be one of a well-designed structure of lasting quality, detailed to accommodate Cache Valley's weather extremes.
   2. Process: An "Application and Review Procedure" shall be developed by the Planning Department to provide, as a minimum, for both the Design Review Board and the prospective firms to efficiently arrive at building designs consistent with the needs of both parties. Consistent with this, the city staff requires a meeting with the owner's representative and their architect early in the design process to provide design directions consistent with the overall intent. By meeting early in the design process the North Logan City staff will be able to be supportive in encouraging quality design without arbitrarily limiting the options available to North Logan businesses.   The Planning staff shall schedule a meeting of the Design Review Board to consider the proposed design.  A majority vote of the board is required for approval of the design.
   3. Additional Review with the Design Review Board: If additional interface is desired following approval of the design, the city staff should be contacted to arrange for the appropriate members of the staff and/or the Design Review Board to be available for consultation.
   4. Appeals: Appeals of the Design Review Board’s decisions may be made in writing to the North Logan City Planning Commission, stating in a concise manner the issues to be considered.  If the Planning Commission finds it appropriate, a personal appearance may be scheduled.  The decision of this appeal to the Planning Commission shall be final.    
5. Screening: Screening shall be provided between activities having a different intensity of use and when needed to mitigate the impacts of noise and light. Screening shall be provided for storage of equipment or materials to limit visibility from the public right of way and adjacent residential uses. Loading docks, refuse collection areas and service areas shall also be screened from view from the public right of way.  Parking areas which abut residential uses shall be screened. No storage areas may be maintained within any required setback areas. The following standards apply where screening is required:
   1. Except where a greater height is required by the Planning and Zoning Commission fences and walls shall not exceed a height of six feet.
   2. Walls shall be constructed in conformance with uniform building code requirements.
   3. Fence covering shall be masonry; vinyl; wood boards of not less than one-inch width (width is defined as the larger of the two cross sectional dimensions of the board and in the plane of the fence); or chain link type fence with slats, vegetative or other durable screening.
   4. Fences or walls shall be maintained in good repair, including painting if required.  No signs or advertising thereon is allowed
   5. An earth berm may be used in combination with any of the other types of screening, but not more than two-thirds of the required height of such screening may be provided by the berm.
   6. All screening shall follow the lot line of the lot to be screened, or the inside edge of the sidewalks or shall be so arranged within the boundaries of the lot as to substantially screen, from adjoining properties, the building, facilities or activity required to be screened. Screening shall not be required along a lot line where a building wall, solid fence or freestanding wall of required height exists immediately abutting on the other side of the lot line.
   7. Screening shall be appropriately modified or not be required when screening would constitute a danger to traffic by reason of impairment of vision at a street intersection or driveway or otherwise cause an unsafe condition.  No obstruction to view in excess of two (2) feet in height shall be placed on any corner lot within a triangular area formed by the street property lines and a line connecting them at points fifty (50) feet from the intersection of the street lines, except a reasonable number of trees or shrubs pruned low enough to permit unobstructed vision to automobile drivers.
6. Curb, Gutter and Sidewalk - Curb, gutter and sidewalk shall be required along the entire frontage of the lot and shall be installed to engineering department specification. The specifications detailed for residential subdivisions will also apply for commercial areas.  Exceptions may be granted by the Planning and Zoning Commission for drainage purposes or pedestrian access. The Planning and Zoning Commission may allow curb, gutter, and/or sidewalk to be installed at some time in the future if the need for such is not existing at the time of initial development.  In such a case the developer shall either post a bond to the city in the amount of the construction costs of said curb, gutter, and/or sidewalk or the developer my enter into a binding agreement with the city for the work to be done in the future.
7. Connection of Interior Parking Lots - Private parking lots within any development, shall provide interior access to adjacent parking lots and interior private roadways.  When new developments are being constructed adjacent to existing businesses the project shall join existing drives and parking lots at property lines.  When new developments are proposed adjacent to undeveloped land or underdeveloped areas, the new developments shall construct connections which will allow the joining of future roads or parking lots.  All access between interior lots and roads shall be open to the public for customer parking and access. All private parking lot access roads and internal connections shall be paved with a surface material of asphalt or concrete composition.
8. Utilities - All service lines serving the development shall be underground.  All irrigation elements on the property, including existing ditches, which need to remain for continued service shall be replaced with underground pipes.
9. Landscaping:
   1. The purpose of the landscaping regulations including screening is to provide for the general welfare and convenience of the public by:
      1. Increasing the compatibility between different intensities of land uses, by providing visual barriers, visually interrupting the barren expanse of paved parking lots, screening undesirable views which have a blighting impact on surrounding properties; and providing a visual separation and physical buffer between varying intensities of abutting land uses;
      2. Encouraging the retention of significant existing vegetation to the extent feasible;
      3. Reducing erosion and water runoff
      4. Conserving energy
      5. Preserving and promoting wildlife habitat;
      6. Minimizing impacts of noise, light, odors and glare.
   2. Landscaping Requirements in Commercial/Industrial; and Institutional-Residential and Non-residential Development in Residential Zones:
      1. Outdoor Irrigation Requirements. Developments may be required to install a secondary water irrigation system based on their geographic location and their current or historical access to irrigation rights or shares. Developments required to install secondary water irrigation systems shall not use culinary water for outdoor irrigation purposes.
         1. Developments shall obtain or retain adequate water rights or shares and shall install a secondary water irrigation system within each lot and parcel in the development if any of the following apply:
            1. The development is located between the upper canal (Logan, Hyde Park, and Smithfield Canal) and lower canal (Hyde Park Irrigation Canal).
            2. The development is located west of the lower canal (Hyde Park Irrigation Canal) and the land being developed currently has irrigation rights or shares, or if the land being developed historically had irrigation rights at any time dating back to January 1, 2000.
            3. The development is located east of the upper canal and has any land within 660 feet of the upper canal’s eastern bank. The developer shall be responsible to obtain easements or public rights of way to gain access to the upper canal from the subdivision.
         2. Developments that do not meet any of the criteria in the subsection immediately above are not required to install a secondary water irrigation system but are subject to the requirements and restrictions of a Water Conservation Plan as detailed in Section 12D-117(B)(4).
         3. Secondary Water Infrastructure. Developments required to provide a secondary water distribution system shall stub connections to each lot and parcel within the development as follows:
            1. The developer is responsible for installing the necessary headgates, filters, headgate meter, mainlines, laterals, valves, and individual lot meters (if meters are required by the State of Utah). The developer shall ensure a minimum pressure of fifty pounds per square inch (50 PSI) is established to each lot or parcel within the development.
            2. New secondary water infrastructure must be designed to integrate seamlessly with existing secondary water infrastructure. This shall involve coordination with local water line or canal companies to ensure compatibility and proper function. When connecting to an existing line company, a new development’s secondary water ownership association shall obtain an ownership certificate from the upline company to which it is connecting and each end user in the development shall become an equally proportionate voting shareholder in the upline company.
            3. The developer shall make a reasonable effort to extend and stub the development’s secondary water distribution system into adjacent undeveloped or underdeveloped properties.
         4. Perpetual governance structure. Except for single lot developments, a governance structure shall be established to own and operate the development’s secondary water distribution system in perpetuity. The governance structure shall be formed with the following parameters:
            1. The perpetual governance structure shall consist of an owner’s association established as a non-profit corporation in compliance with the Utah State Condominium Ownership Act or Community Association Act as the case may be (Utah Codes 57-8 and 57-8a) and registered with the Utah Department of Commerce. Under this structure, the owners of lots and parcels within the development shall be made equal interest owners of the secondary water distribution system and equal interest voting members within the association. As such, each lot or parcel owner within the development shall collectively have the power and authority to perform all necessary maintenance and operation of the secondary water system for the development, and to impose assessments or dues to raise the necessary funding for the same; and
            2. The developer shall ensure that the owner’s association required under this subsection is established through a declaration of covenants recorded on title to the lots and parcels in the development. The format of said owner’s association shall ensure that each individual lot or parcel owner within the development has an equally proportionate voting right. The format of the association shall also require an affirmative vote of not less than two-thirds of the association’s membership in order to amend any part of the recorded covenants or bylaws of the association. The city shall review and approve the proposed declaration of covenants and association bylaws prior to recordation with the County Recorder’s Office. Once recorded, the developer/declarant shall not amend any sections of the declaration of covenants, or any governing document of the owner’s association without prior review and approval by the city.
         5. Allocation and retention of secondary water shares or rights. The developer shall transfer adequate secondary water shares or rights to each lot or parcel owner within the development. Allocation shall be based on the minimum applicable canal or line company’s allocation requirements for each lot or parcel’s acreage. A lot or parcel owner shall own the allocated shares or rights as a private asset and shall not be entitled to sell, convey, or transfer ownership of the share or right away from the lot or parcel within the development. Upon resell of a lot or parcel within the development, the lot or parcel owner shall be required to transfer the applicable shares or rights to the purchasing entity to ensure the lot or parcel is never stripped of adequate secondary water shares or rights for outdoor irrigation purposes.
      2. Amount of Area Required to Be Landscaped - Provisions shall be made to accommodate landscaped area within the developed lot in accordance with the following table. The amount to be landscaped as listed below includes the area within the setback area which is landscaped, medians and islands which are part of the parking areas, and any landscaping done in the city right-of-way. Trees or any plantings in movable planters do not qualify as part of this requirement. As a minimum, twenty (20) feet of the frontage setback area shall be landscaped except access driveways.
         
         

         Zone	Percent of Lot to be Landscaped
         CC	25%
         CG	10%
         PR	35%
         MX-G or MX-CC	Specific Landscaping requirements for land uses listed as M (Mixed Use) in the Zoning Matrix for the MX-G or the MX-CC Zone shall be established in the Development Plan for the proposed development. All institutional-residential, senior housing and non-residential uses listed as P (Permitted) or C (Conditional Uses) in the Zoning Matrix shall provide 20% landscaping.
         RB	35%
         HOSP	35%
         MC	10%

         
         
      3. Maximum lawn or turf:
         1. Within common area or open space landscapes, lawn or turf areas shall not exceed 20% of the total landscaped area outside of active recreation areas.
         2. Lawn or turf areas shall not be less than eight feet wide at their narrowest point.
         3. The area within the public right-of-way between the curb and gutter and the sidewalk, otherwise known as the park strip, shall not be landscaped with lawn or turf.
      4. Landscaping of Area Next to Buildings - A four-foot minimum landscaped area shall be provided along any side of the building where public/customer access is provided with the exception of where loading docks, ramps, etc. are located and except where a zero-lot line is permitted and established. The City Engineer, in consultation with the Planning and Zoning Commission, may provide for an exception to this requirement if soil types make it inadvisable to have irrigation near the building. In such a case, the required amount of landscaping shall be provided elsewhere on the property.
      5. Landscaping Within Parking Areas - A landscaped median running the length of the aisle shall be provided for at least one side of any aisle that functions as a major access through the parking area. These planted medians shall be a minimum of ten feet wide. A curb shall be provided along all interior roadways and parking areas to prevent vehicular intrusion.
      6. Required Trees - The minimum number of trees to be installed on commercial development parcels is two (2) trees per one thousand (1000) square feet of required landscape area. In addition to the minimum number of trees, tree sizes, as shall conform to the following distribution. (Larger numbers and/or sizes of trees may be substituted.)
      7. Twenty percent (20%) large trees in a combination of deciduous trees with a trunk caliper greater than two inches (2”) and evergreen trees with a height greater than six (6) feet.
      8. Fifty percent (50%) medium trees in a combination of deciduous trees with a trunk caliper from one and a half inches (1 1/2”) to two inches (2”) and evergreen trees with a height from four (4) to six (6) feet.
      9. Thirty percent (30%) small trees in a combination of deciduous trees with a trunk caliper from one inch (1”) to one and a half inches (1 1/2”) and evergreen trees with a height greater than three (3) feet.
      10. Maintenance of Landscaped Areas - All area required to be landscaped under this chapter shall be maintained in perpetuity except for normal replacement of plant stock and in good growing condition to ensure continued compliance with landscaping requirements. Maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing and regular watering. Grounds and exterior areas shall be clean, neat and properly maintained at regular intervals. Landscaped areas shall be watered by an automatic irrigation system approved by the City Engineer and designed to maximize water conservation.
      11. Undeveloped Area - All area of the parcel on which development is taking place shall be regulated by this chapter. Land which is not covered by the building(s), parking lots, roads, landscaping or otherwise improved shall, as a minimum, be restored with natural vegetation and maintained so as not to create a weed nuisance (see NLC Code, Chapter 10-400), or the area may be maintained in agricultural production.
      12. Stormwater Drainage - The developer shall provide a means for drainage of storm water from all impervious surfaces in the development. Site development and landscaping shall be used to optimize retention of water “on-site” as much as reasonably possible as determined by the Planner. Any plans for “off-site” transfer of stormwater run-off must be approved by written agreement with the entity accepting the run-off.
      13. Time for Completion of Landscaping - Landscaping and site development in accordance with the plans submitted shall be installed within thirty days following occupancy of the building. If occupancy occurs such that the thirty days for completion is during the dormancy season (October through March), landscape completion may be postponed until the following Spring, the last day of April. If the completion is impossible due to adverse weather conditions a mutually agreed upon completion date shall be determined by the planner and applicant, but in no case shall the completion date be more than one hundred twenty days from the date of occupancy. In such a case where the time for landscaping completion date is extended beyond thirty days a bond or other surety shall be required to ensure compliance. The required bond shall be equal to 125% of the estimated cost to complete the required landscaping as shown by an already hired contractor’s contract or by the lowest of three independent bids obtained by the developer.
      14. Landscaping in Public Right-of-way - The area within the public right of way between the curb and sidewalk shall be landscaped by the developer. The landscaping shall be according to approved development plan specifications. The public right-of way area must remain accessible to utilities and may not be paved over except for access roads. Maintenance of this area shall be the responsibility of the abutting property owners.
      15. Use of Landscaping for Screening
          1. Vegetative screening may include an evergreen hedge and/or a mix of evergreen shrubs and trees of a type, density and spacing so that sight and illumination will be obscured year-round through the screening within three years of planting.
          2. Vegetative screening shall be maintained at a height of not less than six feet.
      16. Misc. Landscaping Requirements -
          1. Vegetative materials shall be selected from among those known to be suitable to the climate of the city. In order to foster water conservation programs the use of native plants or other plant material proven to require minimal watering shall be permitted and encouraged.
          2. Within overhead utility line easements, trees shall be of a type that customarily grows to a height not exceeding fifteen feet.
             
      17. A minimum of one (1) tree per 40 feet of frontage on any public street shall be required to be located adjacent to the public street frontage. These trees shall be included in the total number of required trees.
          
      18. Enforcement - Failure to maintain required landscaping, including screening, shall constitute a violation of the zoning ordinance and enforcement shall be pursuant thereto.
10. Site Development Requirements for all Parcels Adjacent to U.S. 91 - All development in any parcel located adjacent to U.S. 91 shall be required to make the following improvements within the required twenty (20) foot required landscape in the frontage setback area.
    1. A meandering sidewalk a minimum of six (6) feet wide, no closer than four (4) feet from the back of curb, and no further than sixteen (16) feet from the back of curb shall be installed along the entire frontage of Main Street. The sidewalk shall be designed to connect and cooperate with adjacent existing and future development. Design shall be installed to standards in the design standards technical manual. No lawn or turf is permitted to be installed in the area between the curb and gutter and the sidewalk, otherwise known as the park strip.
    2. One (1) tree per 30 feet of frontage shall be required to be located adjacent to U.S. 91. These trees shall be included in the total number of trees and follow size and type requirements found in 12C-1101(1)(7)(d). No evergreen trees are permitted within the twenty (20) foot required landscape area. Species and placement is to be reviewed and approved by the Design Review Committee. Ten (10) shrubs, five (5) gallon container size, per 30 feet of frontage in the landscape frontage setback area shall be installed. Two (2) perennial or ornamental grasses, one (1) gallon container size minimum, shall equal one (1) required shrub.
    3. Parking lot frontage along U.S. 91 shall be screened with one or a combination of the following methods, and shall be appropriately modified or not be required when screening would constitute a danger to traffic.
       1. Evergreen shrubs spaced a maximum of three (3) feet apart with a minimum height of two (2) feet at full size.
       2. A concrete or masonry wall, designed with similar character, color, and materials as the structure, a minimum of two (2) feet and maximum of three (3) feet above the adjacent parking surface installed directly adjacent to the edge of the parking lot.