A. It is intended that the Holladay Crossroads (HCR) Zone be an economically healthy, primary gateway, mixed-use district within the City. The HCR Zone is currently the second most valuable economic center in the City and sales revenues from businesses therein greatly contributes to the City’s budget. Future development in this area must not only provide economic benefits to the property and business owners but contribute to the City’s overall desirability and quality of life. Arguably positioned along the City’s most prominent gateway, the HCR redevelopment area must create a sense of “arrival” to people entering Holladay.
B. The HCR Zone offers a valuable opportunity for mixed-use and/or commercial development as reflected in the Holladay adopted Crossroads Small Area Master Plan (SAMP). The SAMP recommends future development that would result in a commercial district with a higher density residential component, or, mixed-use. The capacity of the roadways in the area can support this type of future development and traffic growth can be accommodated with the roadway enhancements proposed in the SAMP. This Zone anticipates the blending of older strip commercial development with new, compatible mixed-use development through flexible yet consistent, building design. HCR sanctioned land uses will be influenced by traffic volumes occurring in the area and design themes will be overseen by the City’s Design Review Board (DRB). (Ord. 2021-02, 3-4-2021)
A. The purpose of this chapter is to identify and enhance the HCR Zone to create a pattern for new development that is appropriately oriented and situated toward public rights of way, provide an opportunity for increased human interaction and protect and increase the economic vitality of the City. It is not the intent of the HCR Zone to impair the rights of existing businesses and property owners. Depending on individual circumstances, some uses and structures existing at the time of adoption of this chapter within the area devoted to HCR Zone may become non-conforming except as expressly stated herein. The provisions of this chapter allow lawfully established buildings and uses to continue in accordance with section 13.88 of this title.
B. It is intended that the HCR Zone becomes a place of diverse land uses within an aesthetically attractive, easily accessible, and economically healthy environment. A range and mix of commercial, service, and residential land use are encouraged and desirable. High quality architecture and energy efficiency for all new structures with attractive architectural and site features will create dramatic, visual interest in the HCR Zone. This will encourage greater bike and pedestrian access to the site and enhance the economic vitality of the entire City. It is essential that new development is compatible with abutting land uses and that potential impacts are minimized for abutting residential property owners. (Ord. 2021-02, 3-4-2021)
The provisions (including design review) of this title shall apply to any new construction or remodeling for a residential, mixed-use or nonresidential use, building, or structure located in the HCR Zone. For the purpose of this section, “remodeling” means:
A. Any proposed action that will increase the footprint of the building;
B. Any exterior remodel which includes more than fifty percent (50%) of a given facade. (Ord. 2021-02, 3-4-2021)
A. Permitted Uses: Primary uses of property that are, and shall be, allowed to be developed and/or operated within the HCR Zone shall be set forth in section 13.100, “Appendix A - Allowed Uses”, of this title.
B. Conditional Uses: Primary uses of property that may be allowed to be developed and/or operated within the HCR Zone upon issuance by the City of a Conditional Use Permit are identified in section 13.100 “Appendix A - Allowed Uses” of this title. As per section 13.88 of this title, any use legally existing as a conditional use in the HCR Zone on the effective date of this chapter, is allowed to continue and is subject to the requirements of the conditional use permit issued for such use. Except as otherwise set forth in section 13.66.060 of this chapter, each conditional use shall conform to the development standards and design guidelines of this chapter and other applicable requirements of this title.
C. Mixed Or Combined Uses: (See subsection 13.71.020B of this chapter.) Any mixture or combination of allowed primary property uses may be established within the same building or on the same lot or parcel. If any such proposed uses require conditional use approval, that use shall be reviewed by the planning commission as required by section 13.08.040 of this title.
D. Prohibited Uses: Property uses that are not allowed (i.e., are prohibited) within the HCR Zone are, and shall be, as listed in section 13.100 “Appendix A” of this title.
E. Operating Hours: Businesses within the Zone are allowed to operate between 6:00 a.m. and midnight with the exception of the following uses: Gas station/C-store, Drive-thru restaurant, Bed-N-Breakfast, 24-hour gym, and/or uses subject to control or operating hours by outside governmental agency or entity such as the State of Utah. Businesses that directly abut single family detached residential property shall close between the hours of 10:00 p.m. and 7:00 a.m. (Ord. 2021-02, 3-4-2021)
Allowable Accessory Uses: Accessory uses of property that are, and shall be, allowed to be developed and/or operated within the HCR Zone shall be as set forth in section 13.100 “Appendix A - Allowed Uses”, of this title. Furthermore:
A. Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the Zone except as otherwise expressly provided in this title.
B. No accessory use, building, or structure shall be allowed on a lot or parcel unless a primary permitted or conditional use is currently established on the parcel except as allowed by section 13.09.020 of this title.
C. Specific accessory uses allowed in the HCR Zone are set forth in chapter 13.100, “Appendix A - Allowed Uses”, of this title. (Ord. 2021-02, 3-4-2021)
Notwithstanding any contrary provision set forth in chapter 13.88 of this title, any permitted or conditionally approved use of property or operation thereon within the HCR Zone that does not conform to the development standards and design guidelines set forth in this chapter may be continued; provided, however, that any expansion of such use and/or operation which will not increase the floor area of, or the amount of setback encroachment by, a structure wherein the use is housed. Any change in use that requires a change of occupancy type under the City’s adopted building or safety code(s) shall be subject to the development standards and design guidelines set forth in this chapter. (Ord. 2021-02, 3-4-2021)
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