A.   The R-C Residential-Commercial Zone is established to provide areas in which the primary uses of land are commercial uses that serve the daily needs of the community and its residents, as well as residential uses. The purposes and intent of this zone include the following:

      1.   To promote and facilitate the development of attractive entrances to the Town;

      2.   To reduce conflict between residential and commercial uses of lands along the principal highway (Utah State Highway 36) that runs through the Town;

      3.   To encourage the orderly development of both residential and commercial uses of land in this zone;

      4.   To facilitate the orderly expansion of commercial uses within the zone, commencing at the southern end of the zone, and extending to the north along Highway 36;

      5.   To encourage the development of commercial enterprises that will serve the day to day needs of residents of the Town and will expand the tax base of the Town; and

      6.   To establish an area that serves as the core commercial area of the Town.

   B.   The R-C Zone is characterized by attractive and well maintained commercial and residential buildings surrounded by attractive landscaped entrances and yards. Commercial uses will include attractive well maintained shops, with parking and traffic flow designed in a way to facilitate the orderly passage of motor vehicle and pedestrian traffic from adjacent streets and highways. (Ord. 17-02, 3-16-2017)

The following uses shall be permitted in the R-C Zone upon compliance with the requirements set forth in this title, and otherwise as provided by Town ordinances:

Accessory uses and structures provided they are incidental to, and do not substantially alter the character of, the permitted principal use or structure.

Churches and houses of worship.

Entertainment businesses, including movie theaters, athletic clubs, recreation centers, bowling alleys and similar enterprises.

Financial services buildings, such as banks and credit unions, including drive-up facilities.

Funeral homes.

Home occupations, subject to the provisions of section 10-10-17 of this title.

Hotels and motels.

Household pets, excluding kennels.

Motor vehicle fuel sales and services, motor vehicle sales, car washes and compatible motor vehicle related businesses.

Office buildings.

Personal services, such as barber and beauty shops, shoe repair, laundry and similar establishments.

Preschools and childcare nurseries.

Restaurants, including fast food type restaurants and other food service establishments.

Retail stores, including convenience stores and other retail establishments.

Schools.

Single-family and two-family dwellings.

Storage of materials used for construction of a building, including contractor's temporary office; provided, that such use is on the building site or immediately adjacent thereto; and provided further, that such use will be permitted only while construction is actually in progress and thirty (30) days thereafter. (Ord. 17-02, 3-16-2017; amd. Ord. 2019-15, 12-12-2019)

The following uses may be allowed in the R-C Zone as a conditional use upon compliance with the reasonable requirements of the Planning Commission, as well as the requirements set forth in this title, and otherwise as provided by Town ordinances:

Combined residential and commercial uses located on the same parcel or within the same structure.

Establishments determined by the Town to be similar and compatible with the permitted uses described in this chapter.

Household pets. A fourth dog may be approved as a conditional use.

Manufacturing and processing activities that are incidental to or associated with a permitted retail or food service establishment.

Multi-family dwellings, including rental or condominium housing with three (3) or more units.

Single-family dwellings on parcels of less than three (3) contiguous and adjacent platted Town lots. (Ord. 17-02, 3-16-2017; amd. Ord. 2019-15, 12-12-2019)

   A.   Required: Every development application within the R-C Zone shall require a site plan review and approval, taking into consideration the factors described in this chapter, elsewhere in this title and otherwise as provided by Town ordinances.

   B.   Conversions: The conversion of a residential structure to a commercial use, or conversion of a commercial structure to a residential use, shall require site plan review and approval, taking into consideration the factors described in this chapter, elsewhere in this title and otherwise as provided by Town ordinances. (Ord. 17-02, 3-16-2017)

   A.   Residential Uses: Residential uses within the R-C Zone shall be subject to the lot size and density requirements of the R Residential Zone.

   B.   Combined Uses: Combined residential and commercial uses located on the same parcel or within the same structure shall be subject to the lot size and density requirements of the R Residential Zone.

   C.   Commercial Uses: For commercial uses, there shall be no minimum lot area requirements within the R-C Zone, except as required to meet requirements for off-street parking, loading and access; adequate circulation of vehicular and pedestrian traffic; setbacks; landscaping; and property site utilization. (Ord. 17-02, 3-16-2017)

   A.   Residential Frontage And Setback: Residential uses within the R-C Zone shall be subject to the frontage and setback requirements of the R Residential Zone.

   B.   Combined Frontage And Setback: Combined residential and commercial uses located on the same parcel or within the same structure shall be subject to the lot frontage and setback requirements of the R Residential Zone.

   C.   Commercial Frontage: Each commercial use shall abut a public street for a minimum distance of one hundred feet (100'); provided, however, that said distance may be reduced through the Town site plan process where a reduced frontage may be approved if deemed safe and feasible in light of factors, such as compatibility with adjacent parcels, dedicated ingress and egress from adjacent parcels, appropriate off-street parking, loading and access, adequate circulation of vehicular and pedestrian traffic, landscaping and property site utilization.

   D.   Commercial Setbacks: Each commercial use shall have minimum yard setbacks as required in the R Residential Zone; provided, however, that setbacks may be reduced through the Town site plan process where a smaller setback may be approved if deemed safe and feasible in light of factors, such as compatibility with adjacent parcels, dedicated ingress and egress from adjacent parcels, appropriate off-street parking, loading and access, adequate circulation of vehicular and pedestrian traffic, landscaping and property site utilization.

   E.   Commercial Maximum Lot Coverage: For commercial uses, there shall be no requirement for maximum lot coverage; provided, however, that the site plan makes adequate provision for off- street parking, loading and access; adequate circulation of vehicular and pedestrian traffic; setbacks; landscaping; and property site utilization. (Ord. 17-02, 3-16-2017)

   A.   Residential And Combined: The height of residential structures (and of combined residential-commercial buildings and accessory buildings) shall be consistent with the requirements of the R Residential Zone.

   B.   Commercial: The height of any commercial structure shall be at least eight feet (8') and shall not exceed the greater of thirty feet (30') or two and one-half (21/2) stories. Where the ground is uneven or sloped, the average elevation (measured from the property boundaries) thereof shall apply. Chimneys, flagpoles, television antennas and similar ancillary structures not used for human occupancy shall be excluded in determining height; provided, that no such ancillary structure shall extend to a height that exceeds fifteen feet (15') above the tallest roof point of the building, except when approved by the Planning Commission as set forth in this title. (Ord. 17-02, 3-16-2017)

All structures and uses in the R-C Zone shall be served by the Town culinary water and sanitary sewer systems. For combined commercial and residential uses, separate commercial and residential connections may be required; provided, however, that if separate connections are not feasible, a common connection may be allowed, subject to payment of higher commercial fees and charges. (Ord. 17-02, 3-16-2017)

   A.   Residential: The minimum dimensions of a residential dwelling (including the residential portion of a combined commercial-residential structure) in the R-C Zone shall be consistent with the requirements of the R Residential Zone.

   B.   Commercial: There shall be no minimum size, area or dimension requirement for commercial structures in the R-C Zone. (Ord. 17-02, 3-16-2017)

   A.   Uses Conducted Within Enclosed Building: All uses shall be conducted entirely within a fully enclosed building, except those uses that are customarily and appropriately conducted in the open, such as automobile fueling service stations, drive- in restaurants, automobile sales, garden supplies, plant nursery displays, and similar uses.

   B.   Storage Of Materials, Supplies: All materials, supplies, merchandise or other similar matter not on display for direct sale, rental or lease to patrons of a business shall be stored within a completely enclosed building within the R-C Zone, or within the confines of an approved space within a one hundred percent (100%) opaque wall or fence not less than six feet (6') high. Merchandise which is offered for sale as described above may be displayed beyond the confines of a building in the R-C Zone, but the area occupied by such outdoor display shall not constitute a greater number of square feet than ten percent (10%) of the ground floor area of the building housing the principal use.

   C.   Trash, Used Materials: No trash, garbage, used materials or wrecked, inoperable or abandoned vehicles or equipment shall be stored in an open area. All such materials shall be kept in fully enclosed buildings or approved fenced areas. Fenced areas shall be surrounded by a wall or fence constructed with one hundred percent (100%) opaque wall or fence. All structures, including fencing, built to accommodate the storage of vehicles, trash and garbage, shall be constructed using a design and materials similar to the adjacent primary structure. (Ord. 17-02, 3-16-2017)

   A.   Nonresidential Uses: For nonresidential uses, off-street vehicular parking shall be designed in a way to ensure that vehicles area that vehicular ingress and egress is accomplished by forward motion only.

   B.   Residential Uses: For residential uses abutting Highway 36 (and subject to preexisting uses as defined in this title), no off-street vehicular parking shall be permitted that requires backing onto Highway 36 to exit the property. Site plans for such residential uses shall provide for vehicular ingress and egress from Highway 36 by forward motion only.

   C.   Other Requirements: Off-street parking within the R-C Zone shall otherwise be subject to the parking requirements of this title. (Ord. 17-02, 3-16-2017)

   A.   Site Plan Review: Site plans shall be submitted to the Planning Commission and the Town Council for review and approval before any construction may begin.

   B.   Included In Site Plan: The site plan shall include grading and drainage plans, and shall show all proposed improvements on the site. Lot grading shall be kept to a minimum. Roads and development shall be designed for preservation of natural grade.

   C.   Stormwater: All drainage of stormwater from any lot must follow applicable requirements of the Town. Storm drainage shall not be allowed to flow upon adjacent lots unless an easement for such purpose has been established by past use or granted by the owner of the lot upon which the water flows. At the Town's discretion, a written acknowledgement, in recordable form, of stormwater drainage may be required as part of the site plan approval process.

   D.   Illumination: For all nonresidential commercial uses in the R-C Zone, electrical reflectors, spotlights, floodlights and other sources of illumination may be used to illuminate buildings, landscaping, signs, parking and loading areas, provided they are equipped with proper lenses or other devices concentrating the illumination upon the building, landscaping, signs, parking and loading areas, on any property, and preventing any bright, direct illumination upon adjacent residential property or any public right-of-way. No unshielded lights, reflectors or spotlights shall be so located that they are shining towards or are directly visible from the public right-of-way.

   E.   Building Facade: For all nonresidential commercial uses in the R-C Zone, the design of a building facade facing any public street must be at least equal to the quality of the front or main entrance to the building. (Ord. 17-02, 3-16-2017)