Riverton City Zoning Code
CHAPTER 18
75 NEIGHBORHOOD COMMERCIAL C-N ZONE
§ 18.75.010 Purpose.
The commercial neighborhood (C-N) zone is established to provide an area in which the primary use of the land is for commercial and service uses that will accommodate the daily convenience needs of the surrounding residential neighborhoods. The zone is intended to be located within, and integrated into, the residential neighborhoods in a manner that will create a minimum of detriment, hazard, or inconvenience to surrounding residential areas. Each commercial neighborhood use shall be within convenient walking distance from the surrounding residential area and shall encourage and accommodate for pedestrian access.
The intent of the C-N zone is to encourage compatible neighborhood market uses to be incorporated within a neighborhood so as to discourage residents from having to drive into the commercial centers for day-to-day necessities. Permitted and conditional uses within this zone are identified under RCC § 18.90.010.
(Code 1997 § 12-270-005; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1; amended during 2011 recodification; Ord. 23-08 § 1 (Exh. A))
§ 18.75.020 Conditional uses.
Uses which are conditional in the C-N zone; provided, that the regulations and intent of this zone and all other applicable ordinances are adhered to, are shown in RCC § 18.90.010, Table of commercial uses.
(Code 1997 § 12-270-010; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 21-10 § 1 (Exh. A); Ord. 23-08 § 1 (Exh. A))
§ 18.75.030 Setback requirements.
(1)
Front Yard Setbacks. Provided that all parking is located in back of the building, the setback from the front property line shall be no less than 30 feet.
(2)
Side Yard Setbacks.
(a)
Compatible Land Uses. Setbacks between buildings of compatible land use may have a zero setback if both buildings are constructed with a one-hour fire wall. Otherwise, the setbacks shall be a minimum of 15 feet for adequate access. Also, building spans shall have separations for rear access every 300 linear feet unless it can be shown that safety vehicles can adequately service the buildings.
(b)
Noncompatible Land Uses. When located adjacent to a residential district (excepting recognizable holding zones for future commercial development), side yard setbacks shall be a minimum of 20 feet.
(3)
Rear Yard Setbacks. Where adjacent to residential zones, the minimum rear yard setback shall be one foot for every one foot in building height. However, there shall be a minimum setback of 15 feet, unless an access lane is planned, in which case, a minimum of 22 feet is required.
(4)
Setbacks shall be measured to the foundation.
(Code 1997 § 12-270-015; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 9-2-03-2 § 1)
§ 18.75.040 Lot coverage.
(1)
Building Pad Coverage. Commercial lots in the C-N zone shall have a maximum building pad coverage of 35 percent.
(2)
Open Space. Each commercial site in the C-N zone shall contain a minimum of 20 percent landscaped open space within property boundaries.
(Code 1997 § 12-270-020; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1)
§ 18.75.050 Architectural standards.
The following standards are applicable to all new or amended development in the C-N zone including but not limited to primary and accessory structures, accent features, and architectural art:
(1)
Four-Sided Architecture. All sides of a building that are open to public view (including views from adjacent residential dwellings or potential location of residential dwellings) shall receive consistent architectural design consideration.
(2)
Building Height. Buildings shall not exceed 35 feet in height. Height is measured from the primary finished floor to the highest point of any roof peak, parapet wall or to the top of any architectural feature. Rooftop mechanical equipment, screens, safety railings, and other mechanical elements are not included in building height.
(3)
Bulk. Commercial buildings shall be designed with horizontal architectural wall variations at least every 20 feet in linear width. A horizontal architectural wall variation may include the following:
(4)
Roofline. Commercial buildings shall be designed with vertical height variations of the roofline at least every 50 feet. A vertical height variation of the roofline may include the following:
(5)
Exterior Building Materials and Colors.
(a)
Exterior building materials shall be considered any materials that make up the exterior of the building and shall be limited to no more than five and no less than two types of materials per building.
(i)
For properties/projects located from 1830 West to 1300 West, and between 12500 South and 12930 South, brick, with color and type approved by the city, shall be one of the required building materials.
(b)
Color of exterior building materials (excluding accent colors) shall be limited to no more than five and no less than two major colors per development.
(c)
Bright colors, such as neon or fluorescent colors, bright orange or yellow, and primary colors, are only permitted as accent colors as determined by the land use authority.
(d)
No more than 75 percent of any building side shall consist of one material or color.
(e)
The roof shall not be considered a material or color.
(f)
Glass is considered an exterior building material, but not a color. Glass used in windows may be excluded from the limitation on number of exterior materials as found in subsection (5)(a) of this section at the discretion of the city.
(g)
Architectural metal such as corrugated metal or similar material, and "rusted" or otherwise distressed look metal, may be used on exterior building elevations, as an accent not to exceed more than 20 percent of any building side.
(6)
Prohibited Materials.
(a)
Patterned stucco as a masonry substitute.
(b)
Wood as a primary exterior finish material.
(c)
Vinyl or aluminum siding.
(d)
Uncolored and/or unfinished CMU block except as an accent material.
(e)
Precast cement walls for developments are only acceptable if covered by brick, brick veneer, approved stone/rock or an approved masonry component. Such types of walls are also acceptable where allowed/required masonry patterns are integrated into the exterior side of the wall. Exceptions to this may be allowed by the city on side or rear walls in the commercial regional, planned commercial center, and light industrial zones.
(f)
Wood, including wood shingles, is not allowed as a roofing material.
(7)
Cohesion/Consistency.
(a)
New or renovated commercial buildings shall include elements of cohesion and consistency with the adjacent and surrounding commercial buildings as determined by the land use authority. A review by the land use authority may include a review of the approvals and requirements of the original commercial building or original commercial center.
(i)
In an existing center or development for which a site plan was previously approved, a new or renovated commercial building plan shall include and identify at least two major elements of consistency with the surrounding approved center, including primary materials and architectural features.
(ii)
New or renovated standalone buildings (not previously part of an approved center or development) shall include and identify at least one major element of consistency with adjacent and surrounding commercial buildings.
(8)
Mechanical Equipment.
(a)
All mechanical equipment shall be located or screened so as to shield visibility of such equipment. Screening methods and materials must be approved by the land use authority as part of site plan approval.
(b)
Wing walls, screens, or other enclosures shall be integrated into the building and landscaping of the site, whether located on the ground or roof.
(c)
Rooftops of buildings shall be free of any mechanical equipment unless completely screened from all horizontal points of view, as seen from six feet high at the property lines, or as otherwise determined by the land use authority.
(d)
Screening materials shall conform to the color scheme and materials of the primary building.
All attached exterior utility boxes and equipment, roof drains, conduits and piping, maintenance stairs and ladders, and other similar elements shall be painted or otherwise treated to be consistent with underlying/adjacent material colors.
(Code 1997 § 12-270-025; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 17-08 § 1 (Exh. A); Ord. 20-20 § 1 (Exh. A); Ord. 25-12 § 1 (Exh. A))
§ 18.75.060 Development standards.
(1)
Minimum Lot Size. Development within the C-N zone shall not be less than one-half acre in size and be of sufficient size to assure compliance with the city's off-street parking, landscaping, and site plan requirements.
The city may deny a commercial use on property where insufficient lot size or lot shape is such that it creates an illogical traffic circulation, or is not conducive to the intent of this title. The city will encourage the consolidation of lots for commercial uses where odd-shaped and insufficient-sized lots exist.
(2)
Streetscape. The public right-of-way, which includes the back of curb, park strip, and sidewalk, shall be designed with a straight sidewalk in the C-N zone. Within the park strip, one-and-one-half-inch caliper trees shall be planted every 25 feet on center according to the streetscape master plan. Behind the sidewalk, the landscaping plan is encouraged to include berms that rise one foot over every three feet in width for a maximum height of three feet.
(3)
Buffering Between Noncompatible Land Uses. Between noncompatible land uses, a minimum of six-foot solid masonry wall and seven feet of landscaping shall be installed.
Businesses with rear loading docks shall have an eight-foot masonry wall plus 10 feet of landscaping. Special considerations may be made when the rear yard is adjacent to compatible or future commercial holding zones. The landscaped strip shall include a combination of trees and shrubs, that, along with the fence, shall maintain proper screening from adjacent residential uses. Unless otherwise specified by the city council as part of site plan approval, no land disturbance or construction not associated with placement and installation of fencing shall be allowed prior to installation of fencing required by ordinance or by action of the city council.
(4)
Dumpster Enclosures and Outdoor Storage Areas. Any garbage dumpster, garbage can, or recycling bin shall be enclosed by a solid wall or fence constructed with durable materials that are designed consistent with the building as approved by the land use authority. The enclosure must surround all four sides and be accessed by a gate. The enclosure wall and gate shall be a minimum of 12 inches higher than the trash receptacle bin. These areas shall be oriented away from public view and shall be well maintained. Where a garbage dumpster is used, the enclosure shall be a solid masonry wall and the gate shall be painted or powder coated metal. The land use authority may approve an enclosure with a solid wood or solid vinyl fence and gate for an enclosure that is exclusively for residential style garbage cans or recycle bins that will be rolled to the street for pick up.
(Code 1997 § 12-270-030; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 09-07 § 1; Ord. 25-22 § 1 (Exh. A))
§ 18.75.070 Parking areas.
(1)
Arrangement. Parking shall be arranged for convenient access, secured visibility, but also contained by buildings and landscaping. The site plan shall be designed to encourage parking locations to be on the side and/or rear of the buildings, but parking located in the front is permitted. Parking and building arrangements shall avoid a strip mall design. The site plan may be required to group parking lots into courts in order to break up the expanse of parking.
(2)
Pedestrian Access. Parking lots containing more than 150 spaces must install safe, unobstructed pedestrian paths leading to the store frontage.
(3)
Shade. Parking lots shall have a minimum shade canopy of 20 percent at point of mature tree growth. Planters for trees shall be a minimum of five feet by five feet. Planter areas may be counted toward the required open space.
(4)
Landscaping. Landscaping medians and borders shall be used to direct circulation flow.
(5)
Building Protection. A store front and store access shall not be blocked by parked cars. A minimum of 10 feet shall be required to separate any exterior building wall from parking areas.
(Code 1997 § 12-270-035; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1)
§ 18.75.080 Hours of operation.
Any commercial use within 250 feet of a residentially zoned district shall conduct regular hours of operation between 6:00 a.m. and 10:00 p.m.
(Code 1997 § 12-270-040; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 11-7-01-3 § 1)