Chapter 2
ZONING DISTRICTS, DEVELOPMENT POTENTIAL AND REQUIREMENTSlinklink

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10-2-1: DISTRICTS ESTABLISHED:
10-2-2: ZONE DISTRICT MAP:
10-2-3: EXISTING ENTITLEMENTS:
10-2-4: RURAL RESIDENTIAL (RR) ZONE:
10-2-5: HILLSIDE STEWARDSHIP (HS) ZONE:
10-2-6: MOUNTAIN REMOTE (MR) ZONE:
10-2-7: COMMUNITY COMMERCIAL (CC) ZONE:
10-2-8: SERVICE COMMERCIAL/LIGHT INDUSTRIAL (SC) ZONE:
10-2-9: NEIGHBORHOOD COMMERCIAL (NC) ZONE:
10-2-10: USE TABLE:
10-2-11: INCENTIVE DENSITY:
10-2-12: DEVELOPMENT WITHIN A TOWN CENTER OR RESORT CENTER ZONE DISTRICT:
10-2-13: RIDGELINE OVERLAY (RO) ZONE:
10-2-14: ANNEXATION DECLARATION AREA OVERLAY (ADA) ZONE:
10-2-15: RULES FOR INTERPRETATION OF BOUNDARIES AND USES:
10-2-16: CONFORMITY OF ZONE DISTRICT WITH GENERAL PLAN:

10-2-1: DISTRICTS ESTABLISHED:linklink


In accordance with the requirements of the Utah code, as amended, that zoning regulations be by districts, the Snyderville Basin is hereby divided into the following zoning districts, which shall be governed by all of the uniform use and area requirements of this title:

Rural residential (RR)
Hillside stewardship (HS)
Mountain remote (MR)
Community commercial (CC)
Service commercial/light industrial (SC)
Neighborhood commercial (NC)
Town center (TC)
Resort center (RC)
Ridgeline overlay (RO)
Annexation declaration area overlay (ADA)

The base density and development standards are listed in this chapter for each zone district. Allowed, low impact and conditional uses are set forth in the table of uses. Some properties may be entitled to other densities and uses as a result of unexpired vested development permits, consent agreements, specially planned areas, and development agreements that existed prior to the adoption of this title. (Ord. 708, 12-10-2008)
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10-2-2: ZONE DISTRICT MAP:linklink

The above mentioned zoning districts are depicted on the adopted Snyderville Basin zone district map. (Ord. 708, 12-10-2008)
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10-2-3: EXISTING ENTITLEMENTS:linklink

Because of the variety of systems used for land use regulation in the Snyderville Basin, there are unexpired vested development permits, consent agreements, specially planned areas, and development agreements that existed prior to the adoption of this title ("preexisting approvals"). Specific development parameters for the properties identified are governed by the express provisions of the preexisting approvals. In the event the preexisting approvals do not contain express development parameters, the standards and guidelines contained herein shall be applied to the development of the properties. (Ord. 730, 12-2-2009)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991233
10-2-4: RURAL RESIDENTIAL (RR) ZONE:linklink


A. Intent: The purpose of the rural residential (RR) zone district is to allow existing residential uses to remain, allow the construction of new single-family dwelling units to be constructed upon legally platted lots, to allow expansion of such uses in accordance with limitations and regulations defined in the low impact permit process, and permit residential uses to be developed in accordance with the specific provisions of such previously approved agreements.


B. Density: In areas that are not already platted, or otherwise entitled, the base density shall be one unit per twenty (20) acres on developable lands and one unit per forty (40) acres on sensitive lands.


C. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. In general, low density residential uses and home based businesses are considered appropriate.


D. Height:

1. The maximum building or structure height shall be thirty two feet (32') unless otherwise stated in section 10-4-3 of this title. Height shall be measured according to section 10-4-22 of this title.


E. Setbacks: Unless otherwise indicated below, on a recorded plat or an approved site plan the minimum setback shall be:

Front setback   30 feet  
Side setback   12 feet  
Rear setback   12 feet  

1. On a corner lot, one minimum front setback and one minimum side setback is required with the following provisions:

a. Any frontage with a driveway leading to a garage or parking space shall have a front setback.

b. The county engineering department shall review the application to ensure that no obstruction shall be placed in the sight triangle as defined by the American Association Of State Highway And Transportation Officials (AASHTO) intersection control definitions.

2. The minimum setback from Highways 224, 40, 248 and Interstate 80 rights of way shall be one hundred feet (100').

3. The minimum setback from Kilby Road, Rasmussen Road, Bitner Road, North Pace Lane, the U.S. 40 Frontage Road, and other frontage roads rights of way shall be sixty feet (60').

4. The minimum setback from any wetland shall be forty feet (40').

5. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

6. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

7. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.


F. Front Setback Exceptions: The front shall be open and free of any structure except:

1. Fences and retaining walls not more than four feet (4') in height or as permitted in subsection 10-4-18I of this title. On corner lots fences more than three feet (3') in height are prohibited within twenty five feet (25') of the intersection, at the property line.

2. Uncovered steps provided the steps are not more than four feet (4') in height from finished grade, not including any handrail.

3. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade.

4. Decks, porches or bay windows not more than ten feet (10') wide projecting not more than three feet (3') into the front setback.

5. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

6. Driveways leading to a garage or parking space. No portion of a front setback area except for patios, driveways, allowed parking spaces and sidewalks may be hard surfaced.

7. Bridges and culverts associated with a driveway.

8. Underground/overhead utilities.

9. Mailboxes that are no more than five feet (5') in height with a base of no more than six (6) square feet. Mailboxes shall be at least five feet (5') from a fire hydrant.

10. Ornamental objects or statuary may be displayed in the front yard provided they are constructed of high grade, durable materials, and do not exceed ten feet (10') in height and no more than five feet (5') in width and/or depth.


G. Side Setback Exceptions: The side shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the side setback.

2. Window wells and light wells that project not more than four feet (4') into the side.

3. Roof overhangs, eaves or cornices that do not extend into the side setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the side property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3') measured from the front face of the lower step to the front face of the upper step.

6. Screened mechanical equipment, air conditioners and similar structures located a minimum of five feet (5') from the side lot line.

7. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

8. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the side property line.


H. Rear Exceptions: The rear shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the setback.

2. Window wells and light wells that project not more than four feet (4') into the setback.

3. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the rear property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3').

6. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

7. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the rear property line.


I. In Fill Provisions: The purpose of this provision is to permit an appropriate level of development on properties that are less than ten (10) acres in size and which existed on or before November 12, 1996, the date on which Summit County formally began consideration of the pending ordinance adopting this title, and which are surrounded within three hundred feet (300') on at least three (3) sides by existing residential development that exceeds one unit per one acre which could include a roadway carrying high traffic volumes. The minimum land area for each dwelling unit for density purposes shall be consistent with the average of the gross parcel densities on the immediately adjacent properties, up to a maximum density of one unit per one acre. A significant density incentive will be granted for transferring densities from designated viewshed to more appropriate locations. (Ord. 830, 10-1-2014)

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10-2-5: HILLSIDE STEWARDSHIP (HS) ZONE:linklink


A. Intent: The purpose of the hillside stewardship (HS) zone district is to identify lands in reasonable proximity to community infrastructure and services and which contain slopes generally between fifteen (15) and twenty five percent (25%). These areas are more susceptible to erosion and development in these areas may negatively affect water quality. They are also areas that, due to their location and physical characteristics, may be subject to increased wildland fire hazards. The areas may also be identified and considered important viewsheds where development should be limited to minimize visual impact.


B. Density: In areas that are not already platted, or otherwise entitled, the base density shall be one unit per thirty (30) acres on developable lands and one unit per forty (40) acres on critical lands.


C. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. In general, low density residential uses and agricultural and grazing uses are considered appropriate.


D. Height: The maximum building or structure height shall be thirty two feet (32') unless otherwise stated in section 10-4-3 of this title. Height shall be measured according to section 10-4-22 of this title.


E. Setbacks: Unless otherwise indicated below, on a recorded plat or an approved site plan the minimum setback shall be:

Front setback   30 feet  
Side setback   12 feet  
Rear setback   12 feet  

1. On a corner lot, one minimum front setback and one minimum side setback is required with the following provisions:

a. Any frontage with a driveway leading to a garage or parking space shall have a front setback.

b. The county engineering department shall review the application to ensure that no obstruction shall be placed in the sight triangle as defined by the American Association Of State Highway And Transportation Officials (AASHTO) intersection control definitions.

2. The minimum setback from Highways 224, 40, 248 and Interstate 80 rights of way shall be one hundred feet (100').

3. The minimum setback for Kilby Road, Rasmussen Road, Bitner Road, North Pace Lane, the U.S. 40 Frontage Road, and other frontage roads rights of way shall be sixty feet (60').

4. The minimum setback from any wetland shall be forty feet (40').

5. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

6. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

7. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.

8. With the above exceptions, the minimum front yard setback shall be thirty feet (30'), unless otherwise indicated on a recorded plat or an approved site plan. In cases where the property lines extend to the center of the road, the minimum setback from the centerline of the road shall be fifty five feet (55'). The front setback in Summit Park shall be fifteen feet (15') from the front property line.

9. The front setback in Summit Park shall be fifteen feet (15') from the front property line, except in the following circumstance:

a. If more than fifty percent (50%) of the "lot frontage", defined as that property that abuts the front property line, exceeds thirty percent (30%) slope, measured for a distance of fifteen feet (15') back from the front property line, the front setback shall be measured as fifteen feet (15') from the edge of the road pavement. However, all structures and improvements, excluding driveways, are to be fully contained on the lot.


F. Front Setback Exceptions: The front shall be open and free of any structure except:

1. Fences and retaining walls not more than four feet (4') in height or as permitted in subsection 10-4-18I of this title. On corner lots fences more than three feet (3') in height are prohibited within twenty five feet (25') of the intersection, at the property line.

2. Uncovered steps provided the steps are not more than four feet (4') in height from finished grade, not including any handrail.

3. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade.

4. Decks, porches or bay windows not more than ten feet (10') wide projecting not more than three feet (3') into the front setback.

5. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

6. Driveways leading to a garage or parking space. No portion of a front setback area except for patios, driveways, allowed parking spaces and sidewalks may be hard surfaced.

7. Bridges and culverts associated with a driveway.

8. Underground/overhead utilities.

9. Mailboxes that are no more than five feet (5') in height with a base of no more than six (6) square feet. Mailboxes shall be at least five feet (5') from a fire hydrant.

10. Ornamental objects or statuary may be displayed in the front yard provided they are constructed of high grade, durable materials, and do not exceed ten feet (10') in height and no more than five feet (5') in width and/or depth.


G. Side Setback Exceptions: The side shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the side setback.

2. Window wells and light wells that project not more than four feet (4') into the side.

3. Roof overhangs, eaves or cornices that do not extend into the side setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the side property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3') measured from the front face of the lower step to the front face of the upper step.

6. Screened mechanical equipment, air conditioners and similar structures located a minimum of five feet (5') from the side lot line.

7. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

8. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the side property line.


H. Rear Exceptions: The rear shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the setback.

2. Window wells and light wells that project not more than four feet (4') into the setback.

3. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the rear property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3').

6. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

7. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the rear property line. (Ord. 830, 10-1-2014)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991235
10-2-6: MOUNTAIN REMOTE (MR) ZONE:linklink


A. Intent: The purpose of the mountain remote (MR) zone district is to identify lands that, because of their location, accessibility, terrain, or other similar features, are not easily serviced by local service providers. Development shall be limited in these areas to minimize disturbance to the natural environment, lessen the fire danger, protect water supplies, protect wildlife, protect natural resources and viewsheds, and protect and promote open space values of the Snyderville Basin.


B. Density: In areas that are not already platted, or otherwise entitled, the base density shall be one unit per one hundred twenty (120) acres on both developable lands and critical lands.


C. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. In general, low density residential, recreational and agricultural and grazing uses are considered appropriate.


D. Height: The maximum building or structure height shall be thirty two feet (32') unless otherwise stated in section 10-4-3 of this title. Height shall be measured according to section 10-4-22 of this title.


E. Setbacks: Unless otherwise indicated below, on a recorded plat or an approved site plan the minimum setback shall be:

Front setback   30 feet  
Side setback   12 feet  
Rear setback   12 feet  

1. On a corner lot, one minimum front setback and one minimum side setback is required with the following provisions:

a. Any frontage with a driveway leading to a garage or parking space shall have a front setback.

b. The county engineering department shall review the application to ensure that no obstruction shall be placed in the sight triangle as defined by the American Association Of State Highway And Transportation Officials (AASHTO) intersection control definitions.

2. The minimum setback from Highways 224, 40, 248, and Interstate 80 rights of way shall be one hundred feet (100').

3. The minimum setback from any frontage road right of way shall be sixty feet (60').

4. The minimum setback from any wetland shall be forty feet (40').

5. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

6. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

7. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.

8. In cases where the property lines extend to the center of the road the minimum front setback from the centerline of the road shall be fifty five feet (55').


F. Front Setback Exceptions: The front shall be open and free of any structure except:

1. Fences and retaining walls not more than four feet (4') in height or as permitted in subsection 10-4-18I of this title. On corner lots fences more than three feet (3') in height are prohibited within twenty five feet (25') of the intersection, at the property line.

2. Uncovered steps provided the steps are not more than four feet (4') in height from finished grade, not including any handrail.

3. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade.

4. Decks, porches or bay windows not more than ten feet (10') wide projecting not more than three feet (3') into the front setback.

5. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

6. Driveways leading to a garage or parking space. No portion of a front setback area except for patios, driveways, allowed parking spaces and sidewalks may be hard surfaced.

7. Bridges and culverts associated with a driveway.

8. Underground/overhead utilities.

9. Mailboxes that are no more than five feet (5') in height with a base of no more than six (6) square feet. Mailboxes shall be at least five feet (5') from a fire hydrant.

10. Ornamental objects or statuary may be displayed in the front yard provided they are constructed of high grade, durable materials, and do not exceed ten feet (10') in height and no more than five feet (5') in width and/or depth.


G. Side Setback Exceptions: The side shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the side setback.

2. Window wells and light wells that project not more than four feet (4') into the side.

3. Roof overhangs, eaves or cornices that do not extend into the side setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the side property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3') measured from the front face of the lower step to the front face of the upper step.

6. Screened mechanical equipment, air conditioners and similar structures located a minimum of five feet (5') from the side lot line.

7. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

8. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the side property line.


H. Rear Exceptions: The rear shall be open and free of any structure except:

1. Bay windows not more than ten feet (10') wide that project not more than two feet (2') into the setback.

2. Window wells and light wells that project not more than four feet (4') into the setback.

3. Roof overhangs, eaves or cornices that do not extend into the setback more than three feet (3').

4. Uncovered decks or porches that do not exceed one foot (1') in height, measured from the top of the deck to finished grade located a minimum of three feet (3') from the rear property line.

5. Fences, walls and retaining walls not more than six feet (6') in height or as permitted in subsection 10-4-18I of this title. A retaining wall may have multiple steps provided each step does not exceed six feet (6') in height, and the horizontal distance separating each step is at least three feet (3').

6. Chimneys not more than five feet (5') wide projecting not more than two feet (2') into the setback.

7. An accessory building, not more than two hundred (200) square feet in size, no more than twelve feet (12') in height that is located a minimum of two feet (2') from the rear property line. (Ord. 830, 10-1-2014)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991236
10-2-7: COMMUNITY COMMERCIAL (CC) ZONE:linklink


A. Intent: The purpose of the community commercial (CC) zone district is to allow existing commercial uses to remain, to allow expansion of such uses and to allow new specialty retail and office uses that serve the Snyderville Basin residential and resort community. General retail and office uses are more appropriately located within a town center.


B. Density: Density shall be determined by the ability of the proposed development to meet all required development and performance standards and criteria set forth in this title.


C. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. Permitted and conditional uses are primarily oriented toward construction services, professional and business offices, light manufacturing, distribution and warehousing, and specialty retail. When a permitted use, or use that qualifies for a low impact permit, has an associated outdoor storage yard, the use shall be considered a conditional use.


D. Setback And Bulk Regulations:

1. The minimum setback from Highways 224, 40, 248, and Interstate 80 rights of way shall be one hundred feet (100').

2. The minimum setback from any frontage road right of way shall be eighty feet (80').

3. The minimum setback from any wetland shall be forty feet (40').

4. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

5. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

6. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.

7. With the above exceptions, the minimum front yard setback shall be thirty feet (30') unless otherwise indicated on the recorded plat or an approved site plan. In cases where the property lines extend to the center of the road, the minimum setback from the centerline of the road shall be fifty five feet (55'). The front setback in Summit Park shall be fifteen feet (15') from the front property line.

8. With the above exceptions, the minimum side yard shall be twelve feet (12'), unless otherwise indicated on the recorded plat or an approved site plan.

9. With the above exceptions, the minimum rear yard shall be twelve feet (12'), unless otherwise indicated on the recorded plat or an approved site plan.

10. Maximum building or structure height shall be thirty two feet (32') unless otherwise stated in section 10-4-3 of this title. Height shall be measured according to section 10-4-22 of this title.


E. Performance Standards: In addition to compliance with all standards for approval outlined in chapter 4 of this title, the following special performance standards will apply in this zone:

1. Limitation On Direct Retail Sales: No single retail use within a building may exceed twenty thousand (20,000) square feet in floor area.

2. Industrial Uses: Industrial uses shall not create glare, heat, odor, smoke, noise or physical vibration of the building.

3. Parking: Parking shall comply with section 10-4-9 of this title. Additionally, on site parking is required for all visitors, customers and employees expected to occupy the building for any given shift.

4. Mechanical Equipment: All exterior mechanical equipment shall be screened to minimize noise infiltration to adjoining properties and to minimize the view of the equipment from nearby properties and from public roadways.

5. Delivery And Loading Areas: The loading and unloading of goods shall take place entirely on site and shall not interfere with emergency access, vehicular access or pedestrian access. Loading areas shall be screened from general public view as much as possible. (Ord. 708, 12-10-2008)

6. Refuse Storage And Disposal: In addition to complying with section 10-4-13 of this title, all garbage, refuse and recycling functions associated with uses in this zone shall be required to be screened. (Ord. 731, 12-2-2009)

7. Outdoor Storage Yards: Outdoor storage yards may be appropriate in connection with a primary use on a property in this zone. Outdoor storage yards shall be reviewed by the planning commission as a conditional use. Conditions of the approval shall address methods to maximize the screening of the outdoor storage area to minimize its negative impacts on adjacent properties and on views from public roadways.

8. Open Space: All development in this zone shall provide a minimum of twenty five percent (25%) open space. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991237
10-2-8: SERVICE COMMERCIAL/LIGHT INDUSTRIAL (SC) ZONE:linklink


A. Intent: The purpose of the service commercial/light industrial (SC) zone district is to provide appropriate locations within the Snyderville Basin for service commercial and light industrial uses, recognizing that such uses provide vital support functions for the basin's resort and residential economy.


B. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. Permitted and conditional uses shall be primarily oriented toward light and custom manufacturing, repair, storage and support services for the resort and residential components of the Snyderville Basin community. A permitted use will be processed as a low impact permit, and shall meet the development standards and performance criteria outlined in this section.


C. Density: Density shall be determined by the ability of the proposed development to meet all required development standards and performance criteria set forth in this title.


D. Setback And Bulk Regulations:

1. The minimum setback from Highways 224, 40, 248, and Interstate 80 rights of way shall be one hundred feet (100').

2. The minimum setback from any frontage road right of way shall be eighty feet (80').

3. The minimum setback from any wetland shall be forty feet (40').

4. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

5. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

6. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.

7. With the above exceptions, the minimum front setback shall be thirty feet (30') unless otherwise indicated on the recorded plat or an approved site plan. In cases where the property lines extend to the center of the road, the minimum setback from the centerline of the road shall be fifty five feet (55'). The front setback in Summit Park shall be fifteen feet (15') from the front property line.

8. With the above exceptions, the minimum side yard shall be twelve feet (12'), unless otherwise indicated on the recorded plat or an approved site plan.

9. With the above exceptions, the minimum rear yard shall be twelve feet (12'), unless otherwise indicated on the recorded plat or an approved site plan.

10. Maximum building or structure height shall be thirty two feet (32') unless otherwise stated in section 10-4-22 of this title. An allowance for a total height of up to ninety feet (90') may be approved as part of a conditional use permit for heavy manufacturing uses as defined in chapter 11 of this title. The extra height allowance pertains only to roof structures for the housing of conveyors, stairways, tanks, ventilating fans, smokestacks, water tanks, or similar equipment required for the operation. The following threshold requirements shall be met by all applicants for the additional height allowance:

a. Submittal of a height justification report which provides evidence that the height is essential to the operation.

b. Space in excess of the thirty two foot (32') height limit shall not be used for purposes of providing additional floor space.

c. The proposed height allowance shall be mitigated to reduce impacts to surrounding properties with landscape screening, additional setbacks, open space, grading treatments and building colors and materials.

d. An on site fire and personnel safety plan shall be submitted with the requested height proposal and approved by the Park City fire service district (PCFSD).

Additional conditions may be required as part of any conditional use approval. Height shall be measured according to section 10-4-22 of this title. No wall mounted signage shall exceed the height allowed in section 10-8-2 of this title.


E. Performance Standards: In addition to compliance with all standards for approval outlined in chapter 4 of this title, the following special performance standards shall apply in this zone:

1. Limitation On Direct Retail Sales: In order to limit customer traffic volumes, no more than twenty five percent (25%) of the floor area of any use may be devoted to retail sales, including showroom or customer reception areas.

2. Industrial Uses: Industrial uses shall not create excessive glare, heat, odor, smoke, noise or physical vibration of the building.

3. Parking: Parking shall comply with section 10-4-9 of this title and on site parking will be required for all employees expected to occupy the building for any given shift.

4. Mechanical Equipment: All exterior mechanical equipment shall be screened to minimize noise infiltration to adjoining properties and to minimize the view of the equipment from nearby properties and from public roadways.

5. Delivery And Loading Areas: The loading and unloading of goods shall take place entirely on site and not interfere with emergency access. Loading areas shall be screened from general public view. (Ord. 708, 12-10-2008)

6. Refuse Storage And Disposal: In addition to complying with section 10-4-13 of this title, all garbage, refuse and recycling functions associated with uses in this zone shall be required to be screened. (Ord. 731, 12-2-2009)

7. Outdoor Storage Yards: Outdoor storage yards are generally considered appropriate in this zone. Storage yards shall be placed behind buildings and screened from public views to the maximum extent possible.

8. Outdoor Display Of Goods: Outdoor display of merchandise is prohibited in this zone.

9. Open Space: All development in this zone shall provide a minimum of twenty five percent (25%) open space. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991238
10-2-9: NEIGHBORHOOD COMMERCIAL (NC) ZONE:linklink


A. Intent: The purpose of the neighborhood commercial (NC) zone district is to allow small convenience retail establishments in primarily residential areas. Neighborhood commercial uses shall be designed to be compatible with the surrounding residential area, to minimize traffic impacts and to serve the daily or frequent trade or service needs of the surrounding residential area.


B. Density: No single structure shall contain more than five thousand (5,000) square feet in floor area.


C. Schedule Of Uses: The table of uses sets forth the appropriate uses in this zone. If a proposed permitted use has an associated outdoor storage or yards, the proposed use shall be considered as a conditional use.


D. Setback And Bulk Regulations:

1. The minimum setback from Highways 224, 40, 248, and Interstate 80 rights of way shall be one hundred feet (100').

2. The minimum setback from any frontage road right of way shall be eighty feet (80').

3. The minimum setback from any wetland shall be forty feet (40').

4. The minimum setback from the centerline of East Canyon Creek shall be one hundred fifty feet (150').

5. The minimum setback from a naturally occurring year round stream (other than East Canyon Creek) shall be one hundred feet (100') from the centerline of the stream.

6. The minimum setback from a lake, pond, or reservoir shall be one hundred feet (100') from the high water mark.

7. With the above exceptions, the minimum front yard setback shall be thirty feet (30'), unless otherwise indicated on a recorded plat or approved site plan. In cases where the property lines extend to the center of the road, the minimum setback from the centerline of the road shall be fifty five feet (55'). The front setback in Summit Park shall be fifteen feet (15') from the front property line.

8. With the above exceptions, the minimum side yard setbacks shall be twelve feet (12'), unless otherwise indicated on a recorded plat or approved site plan.

9. With the above exceptions, the minimum rear yard setback shall be twelve feet (12') unless otherwise recorded on a recorded plat or approved site plan.

10. The maximum building height shall be thirty two feet (32') unless otherwise stated in section 10-4-3 of this title. Height shall be measured according to section 10-4-22 of this title.


E. Performance Standards: In addition to compliance with all standards for approval outlined in chapter 4 of this title, the following special performance standards will apply in this zone:

1. Parking: Parking shall comply with section 10-4-9 of this title. Additionally, on site parking is required for all visitors, customers and employees expected to occupy the building for any given shift.

2. Mechanical Equipment: All exterior mechanical equipment shall be screened to minimize noise infiltration to adjoining properties and to minimize the view of the equipment from nearby properties and from public roadways.

3. Delivery And Loading Areas: The loading and unloading of goods shall take place entirely on site and shall not interfere with emergency access, vehicular access or pedestrian access. Loading areas shall be screened from general public view as much as possible. (Ord. 708, 12-10-2008)

4. Refuse Storage And Disposal: In addition to complying with section 10-4-13 of this title, all garbage, refuse and recycling functions associated with uses in this zone shall be required to be screened. (Ord. 731, 12-2-2009)

5. Outdoor Storage Yards: Outdoor storage yards are prohibited in this zone.

6. Outdoor Display Of Goods: Outdoor display of merchandise is prohibited in this zone.

7. Open Space: All development in this zone shall provide a minimum of sixty percent (60%) open space. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991239
10-2-10: USE TABLE:linklink

A use table has been established that sets forth allowed (A) uses, uses permitted with a low impact permit (L), conditional uses (C), temporary uses (T), and prohibited uses (*) for the following zone districts:

Rural residential (RR)
Hillside stewardship (HS)
Mountain remote (MR)
Community commercial (CC)
Service commercial/light industrial (SC)
Neighborhood commercial (NC)

In cases where a proposed use is not listed in the table, the community development director shall compare the nature and characteristics of the proposed use with those of the uses specifically listed and make a determination if the proposed use is similar in nature and logically fits into any of the categories listed. Where it is determined that the proposed use is consistent with an existing category or use, the proposed use shall be permitted, conditional, or prohibited as the existing use with which it has been associated. In cases where a use is similar in nature to more than one category, the more specific category shall apply. If it is determined that the proposed use is not similar in nature to any of the uses listed, the use shall be prohibited unless and until this title is amended to specifically include the use. The community development director may refer any use inquiry to the planning commission for consideration.

Uses within designated town and resort centers shall be determined by the specially planned area (SPA) process set forth in this title. (Ord. 851, 10-21-2015)

USE TABLE

Use   RR   HS   MR   CC   SC   NC   Additional
Information  
Accessory buildings under 2,000 square feet   A   A   A   A   A   A    
Accessory buildings between 2,000 square feet and 10,000 square feet   L   L   L   *   *   *    
Accessory buildings over 10,000 square feet   C   C   C   C   C   C    
Adult/sex oriented facilities and businesses   *   *   *   C   *   *   Subsection 10-3-5J of this title  
Agricultural sales and service   *   *   *   L   L   *    
Agriculture   A   A   A   A   A   A    
Auto impoundment yard and towing services   *   *   *   *   L   *    
Auto rental   *   *   *   L   *   *    
Auto repair, service and detailing   *   *   *   L   L   *    
Auto wrecking yard   *   *   *   *   *   *    
Automotive sales   *   *   *   C   *   *    
Banks and financial services   *   *   *   L   *   C    
Bars, taverns, clubs   *   *   *   L   C   C    
Bed and breakfast inn   C   C   C   *   *   *    
Building and maintenance services   *   *   *   L   L   *    
Camp   *   C   C   *   *   *    
Campground   *   C   C   C   *   *    
Car wash, commercial   *   *   *   L   *   *    
Cemetery   C   C   C   C   *   C    
Childcare center with 9 - 16 children   C   C   C   *   *   C   Section 10-8-7 of this title  
Childcare center with more than 16 children   C   *   *   L   *   C   Section 10-8-7 of this title  
Childcare, family, fewer than 9 children   L   L   L   *   *   C   Section 10-8-7 of this title  
Childcare, in home   A   A   A   *   *   A   Section 10-8-4 of this title  
Churches, schools, institutional uses   C   *   *   C   *   C    
Commercial kennels   C   C   C   L   L   C    
Construction equipment rental   *   *   *   L   C   *    
Construction equipment storage   *   *   *   C   L   *    
Construction management office   *   *   *   L   L   *    
Construction sales, wholesale   *   *   *   L   L   *    
Construction services, contract   *   *   *   L   L   *    
Cultural activity   C   *   *   L   *   C    
Dwelling unit, accessory   A   A   A   A   A   A   Section 10-8-5 of this title  
Dwelling unit, agricultural employee   L   L   L   *   *   L   Section 10-8-5 of this title  
Dwelling unit in the ridgeline overlay zone   L   L   L   L   L   L   Section 10-2-13 of this chapter  
Dwelling unit, multi-family   C   *   *   C   *   C    
Dwelling unit, single-family attached   A   L   L   C   *   C    
Dwelling unit, single-family detached on a lot of record outside of a platted or recorded subdivision   L   L   L   *   *   L    
Dwelling unit, single-family detached on a lot of record within a platted or recorded subdivision   A   A   L   *   *   A    
Dwelling unit, two-family or duplex   C   C   *   C   *   C    
Funeral services   *   *   *   L   *   *    
Gas and fuel, storage and sales   *   *   *   C   L   *    
Gasoline service station with convenience store   *   *   *   L   *   C   Section 10-8-8 of this title  
Golf courses   C   C   *   C   *   *    
Group home   C   *   *   L   *   C    
Hazardous liquids or materials transmission pipelines   C   C   C   C   C   C   Section 10-8-13 of this title  
Healthcare facilities   *   *   *   L   *   C    
Heli-skiing   *   *   *   *   *   *   Prohibited use in resort center  
Helicopter; air taxi   *   *   *   *   *   *   Prohibited use in resort center  
Helicopter; private use   *   *   *   *   *   *   Prohibited use in resort center  
Helicopter; utility/construction   L   L   L   L   L   L   Low impact permit required in resort center  
Heliport   *   *   *   *   *   *   Prohibited use in resort center  
Historically significant structures, adaptive reuse of   C   C   C   C   C   C   Section 10-8-11 of this title  
Home based businesses, Class 1   A   A   A   A   *   *   Section 10-8-4 of this title  
Home based businesses, Class 2   L   L   *   *   *   *   Section 10-8-4 of this title  
Horse boarding, commercial   C   C   C   C   *   C    
Horse boarding, private   L   L   L   L   *   L    
Horse stables and riding academy, commercial   C   C   C   C   *   C    
Hospitals   *   *   *   C   *   *    
Hotel, motel or inn with fewer than 16 rooms   *   *   C   C   *   C    
Hotel, motel or inn with 16 or more rooms   *   *   *   C   *   *    
Indoor entertainment such as bowling alleys, skating rinks, movie theater, performing arts center   *   *   *   L   *   *    
Laundromat   *   *   *   L   *   C    
Logging camp   *   C   C   *   *   *    
Manufacturing, custom   *   *   *   L   L   *    
Manufacturing, heavy   *   *   *   *   C   *    
Manufacturing, light   *   *   *   L   L   *    
Medical equipment supply   *   *   *   L   L   *    
Mining, resource extraction   *   C   C   *   *   *    
Mobile food business   *   *   *   A   A   A   Section 10-8-15 of this title  
Mobile food court   *   *   *   C   C   C   Section 10-8-16 of this title  
Nursery, retail   *   *   *   C   *   *    
Nursery, wholesale   C   C   C   C   C   C    
Nursing home   C   *   *   C   *   C    
Offices, general   *   *   *   L   L   C    
Offices, intensive   *   *   *   C   *   *    
Offices, medical and dental   *   *   *   L   *   C    
Offices, moderate   *   *   *   L   *   *    
Open recreation uses, commercial   C   C   C   C   *   C    
Open space   A   A   A   A   A   A   Section 10-4-4 of this title  
Outdoor display of merchandise, off premises   *   *   *   *   *   *    
Outdoor display of merchandise, on premises   *   *   *   C   *   *    
Park and ride   C   C   C   L   L   L    
Parking lot   C   *   *   L   L   C   Section 10-4-9 of this title  
Parking lot, commercial   *   *   *   L   L   C    
Parks   C   C   C   A   A   A    
Personal improvement services   C   *   *   L   *   C    
Personal services   *   *   *   L   *   C    
Pet services and grooming   *   *   *   L   L   C    
Property management offices/check in facilities   *   *   *   L   *   *    
Public facilities   C   C   C   C   C   C    
Recreation and athletic facilities, commercial   *   *   *   L   L   C    
Recreation and athletic facilities, private   L   L   L   C   *   L    
Recreation, public   C   C   C   C   *   L    
Recycling facilities, Class I   A   A   A   A   A   A   Section 10-4-13 of this title  
Recycling facilities, Class II   C   *   *   L   L   L   Section 10-4-13 of this title  
Rehearsal or teaching studio for creative, performing and/or martial arts with no public performances   *   *   *   L   *   L    
Repair services, consumer   *   *   *   L   *   C    
Residential treatment facility   C   *   *   L   *   C    
Resort lifts, new   C   C   C   *   *   C    
Resort lifts, replacement   L   L   L   *   *   L    
Resort operations   L   L   L   *   *   L    
Resort runs, new   C   C   C   *   *   C    
Resort structures under 5,000 square feet   L   L   L   *   *   L    
Resort structures 5,000 square feet and over   C   C   C   *   *   C    
Restaurant, deli or takeout intended to serve a neighborhood   *   *   *   L   L   C    
Restaurant, drive-in or drive-up window   *   *   *   C   *   *   Section 10-8-9 of this title  
Restaurant, full service   *   *   *   L   *   *    
Retail sales, associated with service commercial   *   *   *   *   L   *    
Retail sales, convenience store   *   *   *   L   *   C    
Retail sales, food   *   *   *   L   *   C    
Retail sales, general   *   *   *   L   *   C    
Retail sales, larger than 40,000, less than 60,000 square feet in size   *   *   *   C   *   *    
Retail sales, larger than 60,000 square feet in size   *   *   *   *   *   *    
Retail sales, wholesale   *   *   *   L   L   *    
Satellite dish antenna 36 inches in diameter or less   A   A   A   A   A   A    
Satellite dish antenna, more than 36 inches in diameter   L   L   L   L   A   L    
Seasonal plant and agricultural sales   T   T   T   T   T   T    
Signs   L   L   L   L   L   L   Section 10-8-2 of this title  
Ski lifts, private   C   C   C   *   *   C    
Ski runs, private   C   C   C   *   *   C    
Stockyards   *   *   *   *   *   *    
Storage, RV or boat   *   *   *   C   L   *    
Storage, self-service   *   *   *   L   L   *    
Storage, vehicle   *   *   *   C   L   *    
Structure in the Ridgeline Overlay Zone   L   L   L   L   L   L   Section 10-2-13 of this chapter  
Telecommunication facilities, collocation   A   A   A   A   A   A    
Telecommunication facilities other than collocation or stealth   C   C   C   L   L   C    
Telecommunication facilities, stealth   L   L   L   L   L   L    
Temporary facilities in association with a redevelopment application   T   T   T   T   T   T    
Temporary structures   T   T   T   T   T   T    
Trailhead parking, designated, within 300 feet of a residential parcel:   C   C   C   A   A   A    
Major (more than 10 parking stalls)   C   C   C   A   A   A    
Minor (up to 10 parking stalls)   L   L   L   A   A   A    
Trails, community wide   A   A   A   A   A   A    
Trails, neighborhood   L   L   L   L   L   L   Section 10-4-16 of this title  
Transportation services   *   *   *   L   L   *    
Truck stop   *   *   *   C   *   *    
Typesetting and printing facility   *   *   *   L   L   *    
Utility facilities, aboveground   C   C   C   L   L   L    
Utility facilities, major   C   C   C   L   L   C    
Utility facilities, underground   L   L   L   L   L   L    
Vehicle and equipment sales or rental   *   *   *   L   L   *    
Vehicle control gate   C   C   C   *   *   *   Section 10-8-12 of this title  
Veterinarian   *   *   *   L   L   C    
Warehousing and distribution, general   *   *   *   C   L   *    
Warehousing and distribution, limited   *   *   *   L   L   *    
Wholesale construction supply   *   *   *   L   L   *    

(Ord. 705, 10-15-2008; amd. Ord. 708, 12-10-2008; Ord. 722, 7-15-2009, eff. retroactive to 7-1-2009; Ord. 725, 7-29-2009; Ord. 731, 12-2-2009; Ord. 742, 5-26-2010; Ord. 746, 10-6-2010; Ord. 755, 6-15-2011; Ord. 764, 9-14-2011; Ord. 780, 8-22-2012; Ord. 827-A, 1-7-2015; Ord. 851, 10-21-2015; Ord. 858, 3-9-2016; Ord. 860, 8-31-2016; Ord. 889, 10-24-2018; Ord. 885, 11-28-2018)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991240
10-2-11: INCENTIVE DENSITY:linklink


A. Intent: The intent of this section is to allow the Planning Commission to consider development proposals that exceed the base density for the Rural Residential, the Hillside Stewardship, and the Mountain Remote Zone Districts. Development applications for projects requesting to be considered under this section that are ten (10) lots or less will be processed as minor development according to chapter 3 of this title. Developments with over ten (10) lots will be processed as major development according to chapter 3 of this title. (Ord. 708, 12-10-2008)


B. Density: The base and maximum potential densities within the RR, HS and MR Zone Districts are as stated below. Only developable lands shall be considered for incentive density. Critical lands shall only be considered at base density and cannot be counted for incentive density.

Zone District   Base Density   Incentive Density  
Rural Residential:      
  Developable lands   1 unit per 20 acres   1 unit per 10 acres  
  Critical lands   1 unit per 40 acres   n/a  
Hillside Stewardship:      
  Developable lands   1 unit per 30 acres   1 unit per 15 acres  
  Critical lands   1 unit per 40 acres   n/a  
Mountain Remote:      
  Developable lands   1 unit per 120 acres   1 unit per 60 acres  
  Critical lands   1 unit per 120 acres   n/a  

(Ord. 818, 2-26-2014)


C. Land Use Planning Principles: In order to obtain more than the base density allowed in a zone district, the following land use planning principles shall be met by the proposed development:

1. Open Space/Clustering: Units shall be clustered on the development site plan to minimize disturbance and shall preserve at least seventy five percent (75%) of the parcel as meaningful open space as described in the Snyderville Basin general plan. Accordingly, priority will be given to preserved open space that is contiguous with previously preserved land, furthers the protection of wetlands, stream corridors, important viewsheds, wildlife corridors, water source protection areas and other unique and significant natural and environmental features. Small fragments of open area while sometimes necessary for key buffers or finished landscape areas shall not be considered meaningful open space. Density should be located near previously constructed development and open space should be located adjacent to existing preserved areas.

2. Trails: Where a proposed development property contains trails or associated recreation facilities identified on the Snyderville Basin trails and recreation master plan, the applicant shall agree to place easements on the identified land and the land for these improvements will be provided for and recorded on the final plat/site plan. Where trails internal to a project can be linked to community trails, those links should be provided. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991241
10-2-12: DEVELOPMENT WITHIN A TOWN CENTER OR RESORT CENTER ZONE DISTRICT:linklink


A. Intent: The purpose of the town center (TC) or resort center (RC) designation is to allow, at the discretion of Summit County, flexibility of land use, densities, site layout, and project design. Summit County may only use the specially planned area (SPA) process to consider development within identified town and resort center zone districts. This SPA process shall be used only when it is clearly demonstrated that, in doing so, substantial benefits will be derived by the residents of the Snyderville Basin by the application of the process. The burden rests upon the applicant to demonstrate that the project proposed for consideration under the SPA process is in the best interest of the general health, safety and welfare of Snyderville Basin residents.

The purpose of a town center is to provide an economically and socially viable area that reflects the mountain character of its surroundings, promotes a sense of place and community identity supporting the residents of the Snyderville Basin, separate from, but complementary to, Park City. The town center is the appropriate location in the basin for general retail uses, such as grocery stores, and for full service restaurants. (Ord. 708, 12-10-2008)

The purpose of a resort center is to promote recreation uses and resort related facilities and amenities that are appropriate to support the recreational nature of the area, enhance county and special service district tax bases, and create jobs. General retail uses serving primary residents of the Snyderville Basin are not considered appropriate in a resort center. (Ord. 730, 12-2-2009)


B. Review Process: All SPA development applications will be reviewed as major development according to chapter 3 of this title. (Ord. 708, 12-10-2008)


C. Base Density: The base density in town and resort center zone districts is one unit per forty (40) acres on critical lands and one unit per twenty (20) acres on developable lands in all neighborhood planning areas. (Ord. 818, 2-26-2014)

Base densities shall not exceed those indicated and shall be consistent with policy 3.6 of the general plan. Development projects that comply with "base density" limits require compliance only with sound project planning principles and fundamental objectives of the Snyderville Basin general plan and this title. All development must be placed in the least environmentally and visually sensitive areas within the parcel. Development on slopes of thirty percent (30%) or greater, in jurisdictional wetlands, and within 100-year floodplains is not allowed except where "specifically" permitted in this title and when consistent with the general plan. Reference shall be made to the applicable neighborhood land use plan map, the visual sensitivity guidelines of the Snyderville Basin general plan, and field observation for assessing the visual impacts of the project. Driveways and roads also shall be placed in the least sensitive parts of the site. All development must be compatible with appropriate and applicable resort, rural, and mountain design principles.


D. Density In Excess Of Base Density: The maximum potential density on sensitive lands is one unit per forty (40) acres. The maximum potential density on developable lands is five (5) units per acre. Actual density could be less depending on the project's ability to meet incentive community benefit criteria. Density could be more if the project complies with all provisions of this section. To achieve five (5) units per one acre, Summit County will grant density increases when a development provides significant community benefits generally described in this section. Areas designated as town or resort centers are not guaranteed such higher densities. Higher densities can only be achieved through the accomplishment of the community objectives. Maximum densities can only be achieved through significant accomplishment of the community benefits listed in this section. Summit County shall make a determination as to whether a developer has reasonably complied with these criteria. Moreover, the designation of a town or resort center on a land use plan map is not intended to serve as a density windfall for an individual property owner, but require cooperation with surrounding landowners. Density will be affected by how well adjacent property owners work together to accomplish the goals of the general plan.

1. Mandatory Land Use Planning Principles: The following land use planning principles shall be met in order to achieve density in excess of base density:

* Dedication and preservation of viewshed/environmental features
* Consistency with the desired neighborhood character
* Community and neighborhood recreation facilities

a. Dedication And Preservation Of Viewshed/Environmental Features Of The Area: Preservation of viewsheds shall, when possible, include the retention of all or major portions of all meadow and hillside viewsheds, all ridgelines, and significant environmental features such as all waterways and nonjurisdictional wetlands, wildlife habitat, wildfire hazard areas, historic and cultural artifacts, and geologic features. This is to be accomplished by, among other things, minimizing the removal of vegetation from the site and the amount of over lot grading required to fit the project into the natural landscape. These important features of the predevelopment landscape shall be as identified on the applicable land use plan map or by field inspection at the time of a development application.

b. Consistency With The Desired Neighborhood Character: Development shall be compatible with the desired neighborhood development patterns and policies identified in the Snyderville Basin general plan and both the applicable neighborhood planning area plan and land use plan map. Minor development that exceeds base densities shall ensure economy of service delivery not only for Summit County and special service districts, but also to residents of the development. At least sixty percent (60%) of the total development parcel(s) that exceeds base density shall be maintained as open space in a manner that is consistent with the goals and objectives of the Snyderville Basin development code. In certain instances, development, at the option of Summit County and when requested in writing by the developer, may make a cash in lieu of open space contribution to Summit County for the purposes of acquiring open space and open use recreation facilities at another location.

c. Community And Neighborhood Recreation Facilities: Development shall provide appropriate neighborhood recreation and trail facilities, in terms of location, type, and variety that meet the specific neighborhood resident demands that will be generated by the development project. The areas designated for such uses shall not simply be left over spaces within a development. They shall be appropriate in terms of size and quality for the intended use. The specific recreation and trail facilities provided shall be adequate to satisfy the neighborhood demand. While consideration shall be given to standards established in this title, the unique characteristics of the neighborhood shall be taken into consideration in determining specific requirements. The long term care of these facilities shall be the responsibility of the developer or subsequent residents of the project. In certain instances, development with minimal units, at the option of Summit County and when requested in writing by the developer, may make a cash in lieu of facility contribution to the Snyderville Basin special recreation district to fulfill required neighborhood requirements. Written agreement approving the contribution and use of the funds shall require the consent of the Snyderville Basin special recreation district. Community contributions shall include the provision/dedication of sufficient land to accommodate public trail links/connections identified on the recreation and trails master plan. A development's contribution may occur on or off site, so long as the contribution is consistent with the intent of and serves the purpose identified in the master plan.

2. Incentive Community Benefit Criteria: The amount of additional density will be based on compliance with the following criteria:

* Environmental enhancements
* Restricted affordable housing
* Contribution to community trails and parks
* Exceeds open space requirements for project
* Tax base and economic enhancements
* Compatibility with town, resort, village design

a. Environmental Enhancements: Environmental enhancements shall include, but are not limited to, programs and improvements that will enhance existing wildlife habitat, rehabilitating wetlands disturbed by various land use practices, measures to protect air quality, establishing fisheries in local streams, and other such features. Such enhancements must be compatible with the Snyderville Basin general plan and the applicable neighborhood plan. Environmental enhancements must produce benefits for the enjoyment of all residents of the Snyderville Basin. Improvements that are provided largely for the enjoyment of residents of the development and which produce only minor benefits for the general population may receive some density credit, but only to the extent that the general public benefits from the improvement.

b. Restricted Affordable Housing: Higher densities will be permitted when restricted affordable housing is provided within the project. Restricted housing must be of a type that is compatible with the neighborhood within which it is proposed. Restrictions by deed or other desired mechanism shall include appropriate sales and resale restrictions, rental rates restrictions, and other appropriate measures. The restrictions shall ensure that the dwelling units are oriented toward persons employed within Summit County and remain affordable to those employed in Summit County in perpetuity, including sales beyond the original owner. Affordable housing types and size, together with the percentage of such units provided must be compatible with and deemed appropriate by Summit County for the neighborhood in which it is proposed and meet the housing needs of the community. Before restricted affordable housing density increases are granted, the ability of the local community to absorb the number and type of units proposed must be demonstrated. It is not the intent of Summit County to create neighborhoods comprised of restricted affordable housing only.

c. Contribution To Community Trails And Parks: Contributions for community parks and trails shall be made according to the Snyderville Basin recreation and trails master plan. Facilities "required" to meet specific neighborhood or project needs will not be considered as contributions to the communitywide system. Improvements and/or contributions must be considered appropriate and desirable by the Snyderville Basin special recreation district. The level of density incentive will relate to the value of the community benefit received from the contribution.

d. Exceeds Open Space Requirements For Project: Density incentives will be granted by Summit County when a development project provides significant and meaningful open space consistent with the requirements established in policy 5.1 of the general plan, and when the amount of open space provided exceeds the required open space for the site as established in this title.

e. Tax Base And Economic Enhancements: The potential density incentive will be partially a function of tax base and economic enhancements desired by Summit County, which may include, but are not limited to, job generation for the local labor supply; enhancements to the resort economy which may include appropriate short term accommodations and recreation amenities; significant assessed valuation increases that benefit county and special service districts; and/or significant increases in sales tax revenues to Summit County. Such projects shall be required to accommodate the unique seasonal employee housing needs of the development project in order to qualify for this measure. The development project shall be phased in a manner that ensures that tax revenues are available to Summit County and special service districts before those aspects of the project that may produce a fiscal burden on service providers are constructed. A fiscal, economic, and seasonal housing needs assessment of the project, based on assumptions approved by Summit County, will be required to demonstrate the level of enhancement generated by the project.

f. Compatibility With Town, Resort, Village Design: Higher densities may be permitted within those areas designated town or resort center on the applicable neighborhood land use plan map. However, to qualify for density increases under this provision, all development must comply with the appropriate design principles identified in policy 3.8 of the Snyderville Basin general plan. Furthermore, development shall be clustered at a minimum rate of approximately five (5) units per one acre so as to create an appropriate critical mass within the developed area.

3. Density In Excess Of Five Units Per Acre: Density in excess of five (5) units per acre shall be determined based on the level of compliance with and the degree to which the project advances the community goals established in all criteria in this section. To exceed five (5) units per acre in any designated town or resort center a proposal shall include:

a. Land Bank And Development Right Relocation: Summit County will use density incentives to encourage development right relocation from a less desirable location within the Snyderville Basin to a more desirable location within the Snyderville Basin or suitable contributions of land for land bank purposes to Summit County. The incentive shall be related to the public benefit received from the relocation, but it is recognized that significant density increases may be considered to achieve development relocation. It also is recognized that less desirable locations for development vary in degree of significance to the community. The more significant the area in which the development rights are being relocated from, the greater the incentive that will be considered. To qualify, density must be relocated from one parcel to another, not within the same parcel. Before a density incentive is granted, it must be demonstrated that the proposed density is appropriate in the area acquiring the density and that a reduction of density from the area in which the development rights are being relocated is appropriate and in the public interest.

b. Unique Public Facilities And Amenities Exceeding Project Requirements: Unique community facilities and amenities shall be considered only when it is demonstrated that the improvements or land contribution exceed the specific and identifiable impacts and/or needs of the project. The density shall be directly related to the value of the community benefit. Before a density incentive is granted, however, it also must be demonstrated that there is a need for the proposed improvements; that the improvements or land are needed or desired at the proposed location; that the land is appropriate in size and that the terrain is appropriate to accommodate the intended use; and the improvement is compatible with the surrounding neighborhood. Such benefits may include structured parking when it will result in the preservation of additional and desirable open space, school sites, trail underpass/overpass; public buildings; the provision of alternative transportation systems and facilities, or other such improvements that are determined to be desirable under the general plan. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991242
10-2-13: RIDGELINE OVERLAY (RO) ZONE:linklink


A. Intent: The purpose of the ridgeline overlay zone district is to ensure the protection of significant ridgelines from the impacts of development. Because of the importance of maintaining the mountain environment and the resort nature of the area, development on ridgelines and hilltops that allow a structure to project into the horizon line as viewed from a designated roadway, shall be prohibited in new developments and shall be avoided or impacts minimized on existing lots of record and in previously entitled developments.


B. Land Use And Density: This is an overlay zone that is not intended to impact the density or land uses that are allowed. The underlying zoning will still apply for purposes of determining appropriate land use.


C. Ridgeline Setback: Minimum setbacks from the crest of a designated ridgeline shall be one hundred feet (100') vertical distance on either side of the crest. No structure, accessory structure, satellite dish, deck, patio or removal of significant vegetation shall occur in the ridgeline setback, except as provided in section 10-4-3 of this title.


D. Applicability To Lawfully Created Lots Outside Of A Platted Or Recorded Subdivision: As a part of the low impact permit review of development on a lawfully created lot of record on which any portion of the lot falls within the ridgeline overlay zone, every effort shall be made to place all development on the most suitable portion of the lot taking into consideration the special development standards as outlined in section 10-4-3 of this title. All disturbance and development should stay out of the ridgeline setback to the maximum extent possible. If, due to the location, size and configuration of the lot, that is not possible, the special development standards outlined in section 10-4-3 of this title shall apply.


E. Applicability To Lots Within Platted And Recorded Subdivisions: If any portion of a lot in an existing subdivision falls within the ridgeline overlay zone, any development on that parcel shall be subject to the low impact permit process. As a part of the low impact permit review, every effort will be made to place all development on the most suitable portion of the lot taking into consideration the special development standards as outlined in section 10-4-3 of this title. All disturbance and development shall stay out of the ridgeline setback to the maximum extent possible. If, due to the location, size and configuration of the lot, that is not possible, the special development standards outlined in section 10-4-3 of this title shall apply.


F. Applicability To Previously Entitled Developments: Developments that have been previously entitled by a recorded document such as a development agreement will be required to comply with the special development standards outlined in section 10-4-3 of this title to the maximum extent possible.


G. Additional Criteria For Minor Or Major Development Review And Any Development In The SPA Zone District: If any portion of a piece of property being reviewed under the minor or major development review process, or under consideration for the SPA zone district, falls within the ridgeline overlay zone, the review process shall be expanded to include visual analysis and design and development standards as outlined in sections 10-3-9 and 10-3-10 of this title and subject to the special development standards required in section 10-4-3 of this title. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991243
10-2-14: ANNEXATION DECLARATION AREA OVERLAY (ADA) ZONE:linklink


A. District Purpose: The ADA overlay is intended to:

1. Ensure that development occurring in the annexation declaration area of each incorporated municipality is compatible with applicable and appropriate standards and policies of the municipality and the county;

2. Better relate residential, commercial, and industrial development with municipal facilities and infrastructure location, size, and design; and

3. Ensure that appropriate and reliable services and infrastructure are available to serve the development.


B. Applicability: The location of the ADA overlay shall be identical to the annexation declaration area of each municipality within the Snyderville Basin that has so designated such an area. The boundaries of the ADA shall automatically adjust to conform to all declared changes in annexation declaration areas by each municipality. In instances where parcels held under one ownership are divided by an annexation declaration area boundary, the entire parcel shall be considered to be located within the ADA overlay.


C. Review Procedure: Before any development can occur on property containing an ADA overlay, it shall be reviewed in accordance with the appropriate development review procedure described in chapter 3 of this title. The underlying zone shall be used as a guide for determining use and density for the property. The county may impose certain other development standards beyond those suggested in this title to ensure compliance with the standards and policies of the municipality and county for development in annexation declaration areas. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991244
10-2-15: RULES FOR INTERPRETATION OF BOUNDARIES AND USES:linklink

In the event of a dispute pertaining to the boundary or location of a property within a land use category identified on the general plan land use plan maps or a zoning district, the Summit County council shall have the authority and jurisdiction to interpret and to render a written determination of the applicable boundary of such category or district. The county council shall make a determination only after it receives a recommendation from the planning commission. The county council and planning commission shall take into consideration, to the extent applicable, the following criteria in rendering such interpretation:

The boundary of any existing commercial, industrial, or residential zone district shall follow precisely the boundary of a recorded subdivision plan, and approved site plan or the area legally defined in an approved consent or development agreement within which the use is located. (Ord. 708, 12-10-2008)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991245
10-2-16: CONFORMITY OF ZONE DISTRICT WITH GENERAL PLAN:linklink

This chapter is hereby declared to conform to the general plan pursuant to the Utah code, as amended. (Ord. 708, 12-10-2008)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30038#s991246