A. PC Planned Commercial District:
1. Intent: The purpose of the PC planned commercial zoning district is to designate areas appropriate for mixed-use community shopping centers, office parks, and other similar commercial developments where excellence in site planning, building design and maintenance are important objectives.
2. Conditionally Permitted Uses: Planned commercial development, inclusive of retail, commercial, service, medical, professional office or similar business development, is characterized by an organized and concentrated grouping of retail/service outlets and establishments that are served by common streets, points of access, circulation routes and parking systems. For all uses in the PC planned commercial District, an application for a conditional use permit must be submitted pursuant to Section 3-2-18; in addition to a site plan, the application must contain a development plan describing how the use will satisfy the development standards set forth in this section.
3. Development standards:
a. Street Access Requirements: A planned commercial development shall be permitted only on a site which abuts an arterial street or highway. Curb cut requirements shall comply with Section 3-2-17.
b. Required Yards: All buildings and structures, including, but not limited to, loading docks and service areas shall be set back not less than thirty feet (30') or one and one-half (1-1/2) times the height of the building or structure, whichever is greater, from the outer most perimeter boundary of the project.
c. Required Yards: Yards shall be used only for landscaping, driveways, internal circulation, walkways, parking, signs, and other related streetscape features.
d. Landscaping:
(1) Provisions for landscaping shall be shown on the site plan and included in the development plan submitted with the conditional use permit application. Landscaping features may include screen planting, lawn areas, trees, shrubs, fences and walls. Drought tolerant, low maintenance species, in conjunction with decorative "hard surface" materials such as volcanic rock, gravel or stone are encouraged and may be utilized to fulfill landscape surface requirements.
(2) For every new construction in the PC planned commercial zoning district, a minimum landscaped area shall be provided in an amount equal to fifteen percent (15%) of the surface area of the developed portion of the property, to include property consisting of multiple parcels which form a single development. Additionally, the City may, in its discretion, require that landscaped areas be distributed throughout the development, including yard areas between buildings, structures and the adjacent street right of way line.
(3) It shall be the responsibility of the owner or developer to satisfy the landscaping requirements set forth in this section and to provide such maintenance and care as are reasonably required to maintain and obtain the aesthetic effect intended by the development plan.
e. Screening for Residential Property: In addition to other buffering requirements, when loading docks or service areas within the development are across the street from or adjoining property in a residential district, the development is subject to the screen wall requirements set forth in Subsection 3-2-3(J) and any conditions imposed by the Planning Commission or, in the event of an appeal, the City Council in accordance with Section 3-2-18.
f. Internal Traffic Circulation: For parking spaces within PC planned commercial zoning district parking lots, the City may require the use of chocks or comparable traffic control devices to prevent undesirable traffic movements, facilitate the channeling of vehicular and pedestrian movement, and protect any features of the parking lot (walls, landscape areas, signs, etc.)
g. Parking Lot Lighting: Lighting of parking lots shall be installed for safety and security purposes and shall have an illumination range of twenty-five hundredths (0.25) of a foot-candle to one foot-candle.
h. Pedestrian Walkways: A system of pedestrian walkways shall be provided so as to separate vehicle and pedestrian movements.
i. Parking Reduction: For PC planned commercial district developments which, pursuant to Section 3-2-17, require one hundred (100) or more parking spaces, the Planning Commission, upon demonstration of adequate shared or alternative parking, may grant a reduction of up to ten percent (10%) of the collective number of parking spaces that would otherwise be required.
j. Storage: Outdoor storage is prohibited in the PC planned commercial zoning district. Permanent accessory building(s) for storage are allowed.
B. C General Commercial District:
1. Principal Uses Permitted: All commercial uses customarily found in a commercial area, including, but not limited to, the following uses:
a. Entertainment (including, but not limited to, casinos, theaters, museums, and arcades).
b. Lodging.
c. Offices.
d. Restaurants.
e. Retail sales and services.
2. Conditional Uses Permitted: The following uses are permitted in the C general commercial zoning district only with a conditional use permit:
a. Banking: Stand-alone automated teller machines (ATMs).
b. Central Business District (CBD): See Subsection 3-2-10(B)(8) for conditionally permitted uses within the CBD.
c. Churches: Churches, church facility complexes and places of religious worship.
d. Commercial Zone Abutting Residential Zone: Every new development on a lot or parcel abutting a residential zoning district. All such developments are subject to the screen wall requirements set forth in Subsection 3-2-3(J) and any conditions imposed by the Planning Commission or, in the event of an appeal, the City Council in accordance with Section 3-2-18.
e. Gas Stations: Businesses where gasoline and oil are sold, including businesses with facilities for repairing or maintaining automobiles.
f. Mixed Uses: Buildings or structures containing one or more residential dwelling units in which a significant portion of the space within the building or structure includes one or more principal permitted uses.
g. Mobile Homes: One (1) mobile home or manufactured home may be used as an office on a trailer, recreational vehicle, manufactured home or mobile home sales lot, provided it is properly connected to utilities. The mobile home or manufactured home may not be used for any other purpose, such as for residential use.
h. Parking Lots and Garages: Areas and structures used for parking vehicles, except where located on the same lot as and used in conjunction with another permitted use.
i. Planned Shopping Centers: See Subsection 3-2-10(B)(5)(a) for development standards.
j. Public, Quasi-Public: All uses identified as principal permitted uses in the PQP public, quasi-public district.
k. Recreational Vehicle Parks (RVPs): The rental of space for temporary short-term, transient occupancy by two (2) or more recreational vehicles, including any accessory buildings, structures and uses customarily incidental thereto.
l. Residential Uses: Multiple-family residential developments which contain five (5) or more units located on a single lot or parcel and townhouses or condominiums or attached housing developments. Single-family residences, duplexes, triplexes and fourplexes are not permitted in the C general commercial zoning district.
m. Storage Units: Commercial storage units.
n. Other Uses: All other uses which do not meet the criteria for but are similar in function and character to any of the uses which are specifically identified as being permitted with a conditional use permit.
3. Accessory Uses Permitted:
a. Outdoor display and sales.
b. Propane or fuel filling areas.
c. Outdoor dining with proper permitting.
d. Accessory buildings.
e. Electric vehicle charging stations.
4. Development Standards:
a. Setbacks: All setbacks are zero, unless stated otherwise for specific uses.
b. Height Restrictions: All structures within the C general commercial zoning district must be in accordance with the height and other standards set forth in the current City Airport Master Plan, to the extent the plan applies to that location.
5. Development Standards for Specific Uses:
a. Planned Shopping Centers: Within the C general commercial zoning district, planned shopping centers are permitted with a conditional use permit, subject to the following standards:
(1) Street Access Requirements: The site must abut an arterial street or highway. Curb cuts shall comply with the requirements contained in Section 3-2-17.
(2) Required Yards: All buildings and structures, including, but not limited to, loading docks and service areas, shall be set back not less than thirty feet (30') or one and one-half (1-1/2) times the height of the building or structure, whichever is greater, from the outer most perimeter boundary of the project.
(3) Screening for Residential Property: In addition to other buffer requirements, when the loading docks or service areas of the development are across the street from or adjoining property in a residential district, then such development is subject to the screen wall requirements set forth in Subsection 3-2-3(J) and any conditions imposed by the Planning Commission or, in the event of an appeal, the City Council in accordance with Section 3-2-18.
(4) Internal Traffic Circulation: For parking spaces in parking lots within the C general commercial zoning district, the City may require the use of chocks or comparable traffic control devices to prevent undesirable traffic movements, facilitate the channeling of vehicular and pedestrian movement, and protect any features of the parking lot (walls, landscape areas, signs, etc.)
(5) Pedestrian Walkways: A system of pedestrian walkways shall be designed and constructed so as to separate vehicle and pedestrian movements.
b. Public, Quasi-Public: All uses identified as principal permitted uses within the PQP public, quasi-public zoning district must comply with the development standards set forth in Section 3-2-8.
d. Commercial storage units: The surface of the area accessing each storage unit shall be paved with material such as asphalt, concrete or comparable permeable hard surface materials.
e. Accessory Buildings: Accessory buildings (either permanent or non-permanent) shall meet the following requirements as applicable:
(1) Permitting: A Building Permit may be required pursuant to Chapter 2-1-4(G) of the Code.
(2) Maximum Height: Height limitations contained in the current City of Elko Airport Master Plan are, without limitation, incorporated into this Subsection 3-2-10(B)(5)(e).
(3) Placement: No accessory building shall block existing parking spaces, drive aisles or fire lanes, or be placed on any easement.
6. Landscaping:
a. For every new construction in the C general commercial zoning district which is outside of the Central Business District (CBD), minimum landscaped area shall be provided in an amount equal to fifteen percent (15%) of the surface area of the developed portion of the property for lot sizes one acre or greater and ten percent (10%) of the surface area of the developed portion of the property for lot sizes smaller than one acre, to include property consisting of multiple parcels which form a single development. Additionally, the city may, at its discretion, require that landscaped areas be distributed throughout the development, including yard areas between buildings, structures and within the adjacent street right of way. The landscaping may include screen planting, lawns, trees, shrubs, fences and walls. Drought tolerant, low maintenance species, in conjunction with decorative hard surface materials such as volcanic rock, gravel or stone, are encouraged and may, where appropriate, be utilized to fulfill landscape surface requirements.
b. It shall be the responsibility of the owner or developer to carry out the requirements of this section and to provide proper maintenance and care of the landscaping.
7. Storage: Outdoor storage within the C general commercial zoning district is permitted subject to the limitations and requirements of this subsection. Outdoor storage shall be screened by a solid (opaque) wooden fence or masonry wall, or quality material of similar opacity or of open-type construction (such as chain-link) with screening material. The screen fence or wall shall be of a height capable of screening the stored materials from view from public streets and alleys and from neighboring property. Ordinary use of parking areas for operable personal vehicles of customers and employees, and display areas for sales or rental of operable vehicles, is not considered outdoor storage. The surface of the area to be used for outdoor storage shall be paved with an all-weather material such as asphalt or concrete or, in the case of the storage of heavy equipment, covered with a material which will control fugitive dust. Shipping containers (Conex boxes) are permitted in the C general commercial zoning district subject to the standards set forth in Subsection 3-2-10(B)(5)(e), above, provided the containers are located behind a screen wall or fence, are not stacked vertically and are solely utilized for the storage of materials and goods in association with the permitted business at that location. Shipping containers approved with a temporary use permit are not required to be located behind screen wall or fence.
8. Central Business District (CBD): Within the C general commercial zoning district, the Central Business District (CBD) is intended to contain a high concentration of the community's commercial land use and activity, with the objective of having a clean, safe, aesthetic, diverse, integrated and mutually-compatible mixture of commercial activities. Generally, the CBD is bounded by the following streets: Court Street on the northwest, 12th Street on the northeast, Silver Street on the southeast, and 2nd Street on the southwest.
a. Within the CBD, commercial activities will be permitted, provided they meet the requirements applicable to both the C general commercial zoning district and the CBD, except where this chapter specifically provides otherwise.
b. Within the CBD, construction of a new structure within one hundred fifty feet (150') of any residential zoning district will only be permitted if a conditional use permit is first issued pursuant to Section 3-2-18.
c. Within the CBD, any new business or other use of land involving activities which are reasonably likely to discourage other businesses through light, noise, odors, types and levels of activity, or the creation of a nuisance, such as (without limitation) auto and truck service and repair facilities; mobile home, recreational vehicle and truck sales lots; gas service stations; ministorage facilities; bars; businesses that involve light manufacturing activities, such as printing and newspaper production, saddle manufacturing and similar uses; and other uses determined by the City to have similar impacts, must first obtain a conditional use permit pursuant to Section 3-2-18.
9. Dog Grooming Businesses: Within the C general commercial zoning district, a business may be operated and maintained for dog grooming; provided, however, there shall not be any overnight or other harboring of dogs. (Ord. 767, 2-12-2013; amd. Ord. 880, 8-8-2023)