Chapter 18.85
REGIONAL COMMERCIAL (C-R) ZONE

Sections:

18.85.010    Purpose.

18.85.020    Permitted uses.

18.85.030    Conditional uses.

18.85.040    Setbacks requirements.

18.85.050    Lot coverage.

18.85.060    Architectural standards.

18.85.070    Development standards.

18.85.080    Parking areas.

18.85.090    Check cashing regulations.

18.85.100    Tobacco retailer regulations.

18.85.010 Purpose.

The regional commercial (C-R) zone is established to stimulate economic development by allowing for a diversity of land uses in areas of Riverton City that are accessible to regional transportation facilities and developed within planned commercial centers.

Every effort shall be made to consolidate properties to encourage conformity and organized developments. [Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-005.]

18.85.020 Permitted uses.

The following uses are permitted and allowed in the C-R zone; provided, that the regulations and intent of this zone are adhered to:

(1) Automotive dealership (new), sales and service center.

(2) Department stores.

(3) Hotels and motels.

(4) Grocery and retail stores combination.

(5) Home furnishings, retail sales (furniture manufacturing prohibited).

(6) Home improvement retail.

(7) Theater, motion picture.

(8) Professional office.

(9) Restaurant.

(10) Public or private parks.

(11) Drug store or pharmacy.

(12) Convenience store with gasoline (except when two or more like uses exist within 1,000 feet).

(13) Other uses as per RCC 18.90.010, Table of commercial uses. [Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-010.]

18.85.030 Conditional uses.

The following are conditional uses which must be proven to not deteriorate the purpose and intent of the regional commercial (C-R) zone:

(1) Hospital or medical center.

(2) Regional medical facility.

(3) Other medical-related staffing offices and support.

(4) Storage units.

(5) Electrical and repair services.

(6) Wholesale products.

(7) Churches and related educational services.

(8) Check cashing, subject to additional regulations found in RCC 18.85.090.

(9) Other uses as per RCC 18.90.010, Table of commercial uses. [Ord. 10-02 § 2 (Exh. B); Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-015.]

18.85.040 Setbacks requirements.

(1) Adjacent to Public Street. All buildings shall be set back at least 30 feet from the back of curb. Buildings over two stories and/or 35 feet in height, and/or greater than 30,000 square feet in area, shall be set back a minimum of 40 feet from the property line. On “irregular lots,” defined as a lot of such a shape or configuration that technically meets the area, frontage, and width/depth requirements of this title but is unusual in elongations, angles, curvilinear lines unrelated to topography or other natural features, including triangle, gore, or pie-shaped lots, where determined by the city that alternative building orientations are not feasible and/or desirable to the city, the city council may approve adjusted building setbacks below the minimums listed in this subsection provided the average setback remains at or greater than the required setback; provided, however, that no portion of a building shall feature less than a 10-foot setback in relation to any property line.

(2) Side Yard Setbacks.

(a) Compatible Land Uses. Setbacks from the property line or between buildings of compatible land use shall be a minimum of 20 feet. 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. Zero lot lines, or structures constructed with no setback from the side property lines, may be allowed where the structure(s) are being incorporated in perimeter fencing or enclosure of some or all of the site. However, zero lot lines will not be permitted adjacent to a residential zone. A conditional use permit in conjunction with site plan approval is required for zero lot line development.

(b) Noncompatible Land Uses. When located adjacent to a residential district (excepting recognizable holding zones for future commercial development established under the Riverton City general plan), side yard setbacks shall be a minimum of 40 feet from the property line.

(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, the setback shall be a minimum 40 feet. When adjacent to commercial zones, the setback shall be a minimum of 20 feet.

(4) Setbacks shall be measured to the foundation. [Ord. 11-18 § 1; Amended during 2011 recodification; Ord. 08-13 § 1; Ord. 08-07 § 1; Ord. 10-4-05-1 § 1; Ord. 9-2-03-2 § 1; Ord. 5-20-03; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-020.]

18.85.050 Lot coverage.

(1) Building Pad Coverage. Commercial lots in the C-R zone shall have a maximum building pad coverage of 40 percent.

(2) Open Space. Each commercial site in the C-R zone shall contain a minimum of 20 percent landscaped open space. [Ord. 5-20-03; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-025.]

18.85.060 Architectural standards.

(1) Architectural Design – Turn-of-the-Century Features. The C-R 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.

(2) Building Height. Buildings shall not exceed four stories or 80 feet in height, whichever is less.

(3) Bulk. Commercial buildings shall be encouraged to be designed with architectural wall variations at least every 70 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.

(4) Roof.

(a) Roofline.

(i) Parapet Walls. Parapet walls may be constructed in the C-R 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.

(5) Exterior Surfaces.

(a) Lower Wall. The lower one-third of the wall may consist of brick, tile, stone, glass or decorative concrete. Glass may only be used where the wall is a minimum of 20 feet from any parking area or drive aisle. Entries and entryway features that extend to the floor may be excluded from this distance requirement as approved by the planning commission and city council. Approved entries or entryway features that extend to the floor may not constitute more than 20 percent of the length of the elevation.

(b) Upper Wall Materials. The remaining portions of the exterior building may consist of glass, brick, stucco, and stone. Fiber-cement siding, metal accents, and wood and simulated wood products may be utilized where appropriate to the use and the surrounding development.

(c) Color Palette. Exterior wall surfaces shall not include fluorescent colors. [Ord. 17-08 § 1 (Exh. A); Ord. 14-21 § 1; Ord. 11-18 § 1; Ord. 5-20-03; Ord. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-030.]

18.85.070 Development standards.

(1) Planned Commercial Centers. All site plans shall be designed to be integrated into a larger overall site. Driveways, landscaping and all other elements of the site plan shall be planned so that it will fit into a larger shopping center when adjacent parcels are developed.

Development within the C-R zone shall not be less than two acres in size, unless it is a pad site included as part of a larger development. Each parcel shall 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 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 meandering sidewalk in the C-R 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.

(3) Buffering Between Noncompatible Land Uses. Between noncompatible land uses, eight-foot masonry wall plus 10 feet of landscaping. Special considerations may be made when the rear or side 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. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-035.]

18.85.080 Parking areas.

(1) Arrangement. Parking shall be arranged for convenient access, secured visibility, but also contained by buildings and landscaping. 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. 8-17-99-1 § 1 (Exh. A). Code 1997 § 12-280-040.]

18.85.090 Check cashing regulations.

(1) The Riverton City council finds that the regulation of title lending businesses and check cashing businesses is a serious matter which affects the prosperity and welfare of the residents of Riverton City. The council further finds that the regulation of title lending businesses and check cashing businesses is appropriately the responsibility of the governments of the United States and of the state of Utah. The council also finds that current regulation and control over title lending businesses and check cashing businesses by the federal and state governments is inadequate to protect the welfare of the citizens of Riverton City, in that state and federal regulations do not place limitations on the locations wherein title lending businesses and check cashing businesses can be found, and further do not limit the number of eligible title lending businesses and check cashing businesses within a community.

(2) Limitations.

(a) The total number of title lending businesses and check cashing businesses in Riverton City shall not exceed one check cashing business or title lending businesses (each) per 10,000 population of Riverton City, including a check cashing business or title lending business which operates as a legal nonconforming use within the municipal territory of Riverton City. A check cashing business which also offers title lending loan services, or vice versa, shall count as a title lending business and a check cashing business for purposes of counting the number of permitted businesses located within Riverton City, and for the purpose of determining restrictions found under subsections (2)(c) and (d) of this section.

(b) Check cashing businesses and title lending businesses must provide to patrons a complete written description of the services provided by the business, which description is approved by the Utah State Department of Financial Institutions.

(c) No check cashing business shall be located within one mile of any other check cashing business. Distance requirements defined in this section shall be measured in a straight line, without regard to intervening structures of zoning districts, from the entry door of each business.

(d) No title lending business shall be located within one mile of any other title lending business. Distance requirements defined in this section shall be measured in a straight line, without regard to intervening structures of zoning districts, from the entry door of each business. [Ord. 14-18 § 1 (Exh. A); Ord. 10-02 § 3 (Exh. C). Code 1997 § 12-280-045.]

18.85.100 Tobacco retailer regulations.

(1) The Riverton City council finds that the regulation of tobacco retail businesses is a serious matter which affects the health, safety, and welfare of the residents of Riverton City. The purpose of this section is to regulate the placement and number of tobacco retail businesses in Riverton City, and to establish criteria under which such businesses may locate and operate in Riverton City.

(2) Limitations.

(a) The total number of tobacco retailer businesses in Riverton City shall not exceed one business per 10,000 population of Riverton City, including a tobacco retailer business which operates as a legal nonconforming use within the municipal territory of Riverton City.

(b) No tobacco retailer business shall be located within 500 feet of any other tobacco retailer business, measured from public entryway of each business or proposed business.

(c) Distance requirements defined in this section shall be measured in a straight line, without regard to intervening structures or zoning districts. [Ord. 11-17 § 1 (Exh. A). Code 1997 § 12-280-050.]