Chapter 18.75
NEIGHBORHOOD COMMERCIAL (C-N) ZONE
Sections:
18.75.030 Setback requirements.
18.75.050 Architectural standards.
18.75.060 Development standards.
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. [Ord. 23-08 § 1 (Exh. A); amended during 2011 recodification; Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-005.]
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. [Ord. 23-08 § 1 (Exh. A); Ord. 21-10 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-010.]
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. [Ord. 9-2-03-2 § 1; Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-015.]
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. [Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-020.]
18.75.050 Architectural standards.
(1) Architectural Design. All buildings and landscaping shall be compatible with and reflect the residential character of the surrounding residential districts.
(2) Turn-of-the-Century Features. The C-N zone shall incorporate a minimum of five characteristics of the “turn-of-the-century.” However, as many characteristics of the turn-of-the-century as possible should be used to create a distinct turn-of-the-century feel to the downtown. The closer to the intersection of 12600 South and Redwood Road a development is, the more elements of turn-of-the-century should be used. These design standards and guidelines are as directed and administrated by the planning commission and city council.
(a) Commercial District Master Plan. The standards and guidelines in this section are the same as those currently found in the Riverton commercial district master plan.
(b) Encouraged Features. The following are encouraged features for all commercial buildings. Large developments should be able to use all of these features. Smaller scale developments are encouraged to use as many of these features as possible. Other acceptable features not listed herein can be found in the architectural guidelines of the Riverton City commercial district master plan.
(i) High pitched roofs.
(ii) Arched doorways and windows.
(iii) Decorative block or brick quoins.
(iv) Columns, either brick, rounded wood or colonial.
(v) Clock towers and other decorative vertical features.
(vi) Keystones over doorways or windows.
(vii) Decorative wood window shutters.
(viii) Brick accent walls.
(ix) Other features as approved by the city council after recommendation by the planning commission.
(3) Building Height. Buildings shall not exceed 35 feet in height.
(4) Bulk. Commercial buildings shall be designed with architectural wall variations at least every 20 feet in linear width. Variations could imply an undulation in wall surface or additional architectural elements that break up the large surface into smaller sections.
(5) Roof.
(a) Roofline.
(i) Parapet Walls. Parapet walls may be constructed in the C-N zone. Parapet walls must be solid and conform to the building materials and architecture of the overall building.
(ii) Height Variation. Parapet walls may not span more than 50 feet without variation in height or depth.
(iii) Rooftop Mechanical Equipment. All rooftop mechanical equipment shall be screened from view at the closest edge of adjacent public rights-of-way by parapet walls or other architectural elements as approved by the planning commission.
(b) Roof Materials. Appropriate roofing materials shall be evaluated by the planning department. However, wood shingles are not permitted.
(6) Exterior Surfaces.
(a) Protected Lower Wall. The lower wall shall be at least one-third the height of the first story. This lower portion of the wall may consist of brick, tile, or decorative concrete.
(b) Upper Wall Materials. The remaining portions of the exterior building may consist of glass, brick, stucco, and treated wood. However, not more than 40 percent of the building’s exterior wall surface may be glass.
(c) Color Palette. Exterior wall surfaces shall be consistent with light earth tones and light brick tones to provide an open appearance. Rich tones may be used for accent only. [Ord. 20-20 § 1 (Exh. A); Ord. 17-08 § 1 (Exh. A); Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-025.]
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. [Ord. 09-07 § 1; Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-030.]
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. [Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-035.]
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. [Ord. 11-7-01-3 § 1; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-270-040.]