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A. Permitted and conditional primary uses allowed in the NC zone shall be as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. Uses not included in the table are not permitted.
B. Any combination of uses may be established within the same building or on the same lot or parcel. If any of the proposed uses is a conditional use, the entire project shall be reviewed and approved by the planning commission. (Ord. 2012-15, 9-20-2012)
Permitted and conditional uses set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such uses. Uses not included in the table are not permitted. Second floor single-family residential shall be deemed as a permitted use.
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 NC zone are as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. (Ord. 2012-15, 9-20-2012)
Development standards in the commercial zones shall be as set forth in table 13.55.061 of this section.
Standard | |
Lot area | No minimum |
Lot width | No minimum |
Lot frontage | No minimum |
Front setback | Maximum 20 feet |
Side setback abutting commercial property line | 0 |
Side setback abutting residential property line | See subsection 13.55.070A of this chapter |
Rear setback abutting commercial property line | 0 |
Rear setback abutting residential property line | See subsection 13.55.070A of this chapter |
Maximum building height | See table 13.55.062 of this section |
Maximum impervious surface coverage | 90 percent |
Maximum aboveground square feet | 4,500 |
Hours of operation | 7:00 A.M. to 11:00 P.M. |
Lot Area In Square Feet | Maximum Height In Feet |
Less than 15,000 | 32 |
15,001 to 1 acre | 35 |
Over 1 acre | 40 |
(Ord. 2012-15, 9-20-2012)
The following additional development standards shall apply to all developments and redevelopments within the NC zone:
A. Buffer Standards For Development Abutting A Residential Property:
1. The minimum setback for a primary structure is twenty feet (20') from any abutting residential property line.
2. Building height shall not exceed the design envelope created by starting at a point eight feet (8') above the ground at the residential property line and then sloping along a plane at a forty five degree (45°) angle toward the center of the lot.
3. A perimeter wall as per subsection H of this section is required.
4. For developments in the NC zone a landscaped buffer shall be provided as required by chapter 13.77 of this title.
5. A primary or accessory structure with an elevation facing a residential property shall not have a single, unbroken facade longer than fifty feet (50').
6. No trash receptacle or storage area shall be located closer than fifty feet (50') from a residential dwelling unless located within a fully enclosed building. (Ord. 2013-22, 9-5-2013)
7. An outdoor dining facility shall be constructed in a manner which visually obscures the facility from abutting residential property and which protects the property from noise and light emanating from the facility. (Ord. 2015-02, 2-5-2015)
B. Parking And Access Requirements: Parking in the commercial zones shall be governed by the provisions of chapter 13.80 of this title except as otherwise provided in this chapter.
1. The number of access points along public rights of way may be minimized by sharing and linking parking areas with abutting properties. Reciprocal ingress and egress, circulation and parking agreements may facilitate the ease of vehicular movement between adjoining properties. On corner sites, access points shall be located as far from the corner as reasonably possible and in no case less than sixty feet (60') from the corner. Vehicular circulation shall be designed to preclude the intrusion of traffic directly into residential areas.
2. Secure facilities for parking bicycles shall be provided in a location near building entrances.
3. Parking shall not be located in the front yard setback or the side yard setback which faces on a street except as approved by the planning commission at site plan review.
C. Pedestrian Walkways: Pedestrian walkways, which comply with ADA standards, should be provided. Public easements for walkways, jogging paths and similar uses may be required.
D. Storage And Display Areas:
1. Storage areas including, but not limited to, areas containing vehicle storage, merchandise, or equipment, etc., shall be paved with hard surface paving (unless otherwise approved by the community development director) and screened with opaque fencing and landscaping. Each wall or fence shall be at least six feet (6') in and no more than eight feet (8') in vertical height.
2. No outside displays (either permanent or temporary) shall be permitted upon any landscaped area.
E. Screening:
1. Trash Enclosures:
a. Solid enclosures equal in vertical height to the trash dumpster to be screened shall be provided for all garbage and/or recycling containers (dumpsters), and design of said enclosure shall be consistent with the architectural design of the main structures.
b. Enclosure gates shall be opaque, constructed of solid materials designed for durability, and closed when not in use.
c. No dumpster shall be permitted in the front yard of a building nor shall it block required driveways, traffic and parking aisles, parking spaces, or sidewalks.
d. Public rights of way shall not be used directly for refuse collection.
e. Commercial garbage and rubbish collection shall only occur between eight o'clock (8:00) A.M. and six o'clock (6:00) P.M.
2. Mechanical Equipment:
a. All roof mounted mechanical equipment and vents (including swamp coolers) shall be screened so as to minimize visual impacts. This may be accomplished using one or more of the following alternatives:
(1) A separate continuous screening system,
(2) Groupings of pieces of mechanical equipment with an architecturally designed screening system that blends with the architectural design and materials of the proposed building, or
(3) Extension of the building's parapet walls to screen the equipment from public view.
b. All noise emitting equipment shall be placed so as to minimize noise impact on nearby properties.
c. All roof mounted mechanical equipment (including its height above the roof) and the proposed screening system shall be shown to scale on the building's structural plans and approved by the community development director prior to issuance of a building permit.
d. All ground mounted mechanical equipment such as heating and air conditioning units shall be completely screened from surrounding properties by a masonry wall or shall be enclosed within a building.
3. Utility Lines: All new utility lines such as electric, telephone, CATV, or other similar lines serving individual sites shall be placed underground. Utility lines necessary within the property shall be placed underground. All utility lines shall be placed underground in new construction projects that require building permits and site redesign. All junction and access boxes shall be located to the side or the rear of the building unless public safety concerns dictate otherwise. All utility pads shall be shown on the project plan. Any utility connections, meter boxes, etc., shall be integrated with the architectural elements of the project plan.
4. Loading Areas: Loading areas and docks shall be screened by landscaping and/or visual barrier from abutting properties and public rights of way.
F. Lighting: It is the intent of this subsection to encourage lighting practices and systems that minimize light pollution, glare and light trespass, conserve energy and resources, and maintain nighttime safety and utility while ensuring the enjoyment of a starry night for all members of the community. The standards in this subsection require the proposed lighting systems to be of the absolute minimum needed for safety and utility of the site, per Illumination Engineering Society standards of North America.
In addition to the general provisions of this subsection, all site lighting shall be shielded and/or directed in such a manner that it illuminates only the user's premises and does not spill over into neighboring residential areas so as to interfere with the peaceful enjoyment of residential or public properties. Foot-candles at the property line shall not exceed 0.1. Foot-candles shall not exceed 0.01 at ten feet (10') from the commercial property line as measured on the residential side. Except as provided herein, or unless otherwise explicitly approved by the planning commission, the light source shall be a full cutoff fixture, completely concealed within an opaque housing. All exterior lighting fixtures designed or placed so as to illuminate any portion of a site shall meet the following requirements:
Standard | NC |
Maximum lumens per fixture | 12,500 |
Maximum fixture height | 15 feet |
Maximum fixture height within required buffer area | 12 feet |
1. Fixtures: All fixtures (luminaries) of one thousand eight hundred (1,800) or more lumens shall be full cutoff as installed. For luminaries less than one thousand eight hundred (1,800) the bulb must be frosted glass or installed behind a translucent cover, which must be aimed no higher than forty five degrees (45°) below horizontal. No fixture shall exceed the lumens per fixture as allowed by table 13.55.081 of this section. The hood or shield must mask the direct horizontal surface of the light source. Fixtures used under gasoline canopies and other structural canopies shall be flat lens, recessed lens, or drop lens with glare shields. Use of drop lens without glare shields is prohibited. All fixtures must comply with current IECC standards.
2. Mounting Of Fixtures: Fixtures shall be mounted in such a manner that the cone of light does not cross any property line of the site. Poles shall be black, dark gray, dark brown, dark green, or earth tone. The height of the light shall not exceed the maximum height as required by table 13.55.081 of this section. For purposes of these regulations, the mounting height of a lighting fixture shall be defined as the vertical distance from the grade elevation of the surface being illuminated to the bottom of the lighting fixture (i.e., luminaire).
3. Site Illumination Plan: Project plan submittals shall be prepared by a certified lighting professional and include a site illumination plan with values indicated on a ten foot by ten foot (10' x 10') grid measured on the ground surface which includes:
a. All proposed exterior lighting in relation to existing and proposed buildings, trees, landscaping, parking areas;
b. Specifications for all proposed lighting fixtures including fixture design, type of lamp, wattage, designation as "full cutoff" fixtures, lumens or light contour study and other descriptive information on the fixtures; and
c. Proposed mounting height and placement of all exterior lighting fixtures.
4. Lighting Installations: Lighting installations shall include timers, dimmers and/or sensors to reduce overall energy consumption and eliminate unneeded lighting.
5. Temporary Seasonal Lighting: Seasonal lighting shall be exempt from the provisions of this section, provided that such seasonal lighting does not create dangerous glare on abutting rights of way or properties.
6. Architectural Feature Lighting: Architectural feature lighting including wall washers spotlights are permitted. All building entrances should be well lit to provide inviting access and safety. Building mounted lights and display window lights should contribute to lighting of walkways in pedestrian areas and shall be "cutoff" type.
7. Nonconforming Fixtures: Except where otherwise noted, all outdoor lighting fixtures existing and legally installed and operative before the effective date of this title are exempt from the requirements of this subsection. Whenever a nonconforming fixture is replaced, upgraded or moved, the replacement fixture shall meet the requirements of this title. (Ord. 2012-15, 9-20-2012)
G. Landscaping: All uses in the NC zone shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title. (Ord. 2013-22, 9-5-2013)
H. Perimeter Wall:
1. The project area shall have a decorative tinted concrete or masonry wall along all rear and side yards not fronting on a public street, but which abut a residential zone or a residential use.
2. This requirement may be waived by the planning commission upon a determination that the wall is not necessary to buffer the abutting use. Such walls shall not be located in the required setback from a public street.
3. All perimeter walls shall be a minimum of six feet (6') high unless the planning commission requires a higher wall as part of the site plan approval.
I. Public Improvements:
1. The developer of the project shall be responsible for the dedication and improvement of all off site public improvements that do not presently exist according to the width of the ultimate right of way, as called out in the roadway classification map of the Holladay City general plan, on or along the property being developed. If a property has multiple street frontages, improvements are required along all streets. Such improvements shall include, but are not limited to: curb, gutter, sidewalk, streetlights, drive approaches, waterways, road base, asphalt, striping, streetscape, storm drainage, fire hydrants, laterals, piping of irrigation ditches and flood control systems, fencing of canals, extension of water lines, appurtenances and sewer lines, removal of utility lines out of the right of way (with the exception of traditionally buried lines such as sewer, water, and natural gas transmission lines), etc.
2. All required improvements shall be designed and installed by the developer according to the Holladay City standard specifications for public works construction and approved by the city engineer and city public works director.
J. General Maintenance: Property (including all buildings, landscaping, fences, walls, drives, parking lot surfacing and striping, signs, or other structures) shall be maintained in good repair and in accordance with the approved site plan for the project. Rights of way and pavements shall be kept true to line and grade and in good repair. Drainage ditches shall be kept clean and free of any obstructions.
K. Hazardous Activities: No land or building devoted to uses authorized by this chapter shall be used or occupied in any manner so as to create noxious or objectionable fire, explosive or other hazards; noise or vibration, smoke, dust, or other form of air pollution, heat, cold, dampness, glare, electrical or other disturbance, liquid or solid refuse or waste, or other substance, condition or element in such a manner or in such an amount as to adversely affect the surrounding area or adjoining premises.
L. Signs: All signs in the NC zone shall comply with the regulations in section 13.82.200, "Holladay Village Sign Regulations", of this title. (Ord. 2012-15, 9-20-2012)
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