Chapter 4
STANDARDS FOR APPROVAL OF DEVELOPMENT PERMITSlinklink

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10-4-1: ESTABLISHMENT OF DEVELOPMENT STANDARDS:
10-4-2: ENVIRONMENTAL CRITERIA:
10-4-3: CRITICAL LANDS:
10-4-4: OPEN SPACE:
10-4-5: WATER AND WATER SUPPLY:
10-4-6: SANITARY SEWER:
10-4-7: FIRE PROTECTION:
10-4-8: LOADING AND UNLOADING:
10-4-9: PARKING REQUIREMENTS:
10-4-10: TRANSPORTATION INFRASTRUCTURE AND ACCESS DESIGN:
10-4-11: PUBLIC UTILITIES:
10-4-12: MAIL DELIVERY:
10-4-13: SOLID WASTE AND RECYCLING:
10-4-14: SNOW REMOVAL AND STORAGE:
10-4-15: POLICE AND SECURITY:
10-4-16: PARKS, TRAILS, AND TRAILHEADS:
10-4-17: ADA ACCESS:
10-4-18: SPECIAL SITE DESIGN REQUIREMENTS:
10-4-19: ARCHITECTURAL REGULATIONS FOR ALL STRUCTURES:
10-4-20: LANDSCAPE REGULATIONS:
10-4-21: LIGHTING REGULATIONS:
10-4-22: HEIGHT REGULATIONS:

10-4-1: ESTABLISHMENT OF DEVELOPMENT STANDARDS:linklink


A. Purpose: The purpose of these development standards is to protect the general health, safety and welfare of the citizens of the county, and to implement the general plan by controlling the type, location, density, intensity and other characteristics of development within the Snyderville Basin, ensuring that appropriate infrastructure and services are available to support the development, and reviewing and approving the design and infrastructure features of permitted and conditional uses within any designated zone district.


B. Compliance Required: All development permits shall comply with the provisions of this chapter, the standards contained herein and the policies of the Snyderville Basin general plan.


C. Public Facilities And Services: No development shall be approved by the county unless there are available and adequate public facilities and services consistent with the county's adopted level of service standards, except as otherwise permitted in this chapter. Prior to the issuance of any development permit, the applicant shall demonstrate that all necessary public facilities and services are or will be available and adequate, as measured by the level of service standard herein:

1. Level Of Service Standard: Compliance with level of service standards shall be measured in accordance with the adopted level of service standards, as the same may be amended from time to time, which are incorporated by reference as if set forth in its entirety herein.

2. Availability Of Public Facilities: Public facilities shall be deemed to be available if they meet the following standards:

a. The public facilities are currently in place or will be in place when the development permit is issued and the development permit is conditioned on the availability of public facilities prior to approval of a final subdivision plat, final site plan or a low impact permit; or

b. The provision of the public facilities is a condition of the development permit and are guaranteed to be provided at or before the issuance of a building permit for proposed development on the subject property; or

c. The public facilities are under construction; or

d. There is an enforceable development agreement guaranteeing that the facilities will be in place at the time that the impacts of the development will occur; or

e. The county manager determines that there are significant overriding public policy considerations or public health, safety and welfare concerns which warrant the approval of the application in the absence of evidence that all public facilities and services are adequate and available.

3. Adequacy Of Public Facilities: The available capacity for public facilities and services shall be determined in accordance with the following calculation methodology:

a. Adding together the total capacity of existing and planned capital improvements for a public facility;

b. Calculate available capacity by subtracting from the total capacity of subsection C3a of this section the sum of:

(1) The demand for each public facility created by existing development; and

(2) The demand for each public facility created by the anticipated completion of committed development; and

(3) The demand for each public facility created by the anticipated completion of the proposed development under consideration for concurrency determination. (Ord. 708, 12-10-2008)

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10-4-2: ENVIRONMENTAL CRITERIA:linklink


A. Air Quality: Developments which produce emissions to the air shall, at a minimum, demonstrate compliance with all state air quality standards, as evidenced by the issuance of any permits required for their emissions by the state.

1. Solid Fuel Burning Devices Prohibited: The installation of a solid fuel burning device in any development within the Snyderville Basin planning district is prohibited.

2. Burning Of Certain Materials Prohibited: The burning of the following materials within the Snyderville Basin planning district is prohibited:

a. Garbage,

b. Treated wood,

c. Plastic products,

d. Rubber products,

e. Waste petroleum products,

f. Paints and paint solvents,

g. Coal, or

h. Any other material not intended by a manufacturer for use as fuel in a wood burning fireplace, wood burning heater, or outdoor wood burning device.

i. Open burning of building materials, rubbish or garbage, except ordinary yard waste when permitted by the fire district.

3. Exceptions To Solid Fuel Burning Device Prohibition: The prohibition set forth in subsection A1 of this section does not apply to:

a. The installation of a solid fuel burning device where the device acts as the sole source of heat for a structure, and said device meets the applicable minimum EPA requirements for clean burning devices as set forth in title 40, part 60, subpart AAA of the code of federal regulations, as amended, "Standards Of Performance For New Residential Wood Heaters", which regulations are incorporated herein by this reference ("EPA standard"); or

b. The installation of a solid fuel burning device where natural gas or propane service is unavailable, and said device meets the EPA standard.

4. Upgrades To Existing Solid Fuel Burning Devices: Existing solid fuel burning devices which do not meet the EPA standard may be upgraded to a device that does meet the EPA standard without violating this subsection A.

5. Wood Fired Pizza Ovens: A wood fired pizza oven utilized in a restaurant which receives an approval to operate from the Summit County health department is exempt from this subsection A.

6. Home Heating Rebate Program; There is hereby granted a carbon footprint rebate ("rebate") of up to one hundred dollars ($100.00) toward any Summit County building permit fee for each development activity which results in the elimination of an existing solid fuel burning device; or the replacement of such device with an electric or gas fueled fixture, or with an approved solid fuel burning device meeting the EPA standard as set forth in subsection A4 of this section. Such rebate shall be granted upon approval of the building permit or permits for the remodeling activity resulting in the elimination or replacement of the existing solid fuel burning device. (Ord. 847, 8-5-2015)


B. Water Quality: Developments which produce any point source discharge to any watercourse shall demonstrate compliance with all state water quality standards, as evidenced by the issuance of any permits required for their discharge by the state. Developments which produce any nonpoint source discharge to any watercourse or which may potentially affect water quality through nonpoint discharges (including sediment, herbicides, pesticides and hydrocarbons) shall demonstrate that their construction and occupancy will not result in any degradation of present water quality.


C. Watershed Protection: In all developments, no use or structure shall be permitted within one thousand five hundred feet (1,500') above and one hundred feet (100') below each spring used for culinary use or public water supply where such use or structure could possibly pollute such water source. No structure shall be located within forty feet (40') of a wetland. No structure shall be located within one hundred feet (100') of a year round naturally occurring stream, a reservoir, lake or pond unless specifically stated in chapter 2 of this title, where greater setbacks may be required. No septic system shall be located within two hundred feet (200') of a wetland, naturally occurring stream, a reservoir, lake or pond. (Ord. 708, 12-10-2008)


D. Obstructions In Watercourses: Site design shall avoid, to the extent practicable, the placement of obstructions in watercourses. Any pool of standing water which is formed in any watercourse within the county on account of any unauthorized obstruction shall be deemed to be a public nuisance. (Ord. 818, 2-26-2014)


E. Sewage Disposal:

1. Connection to the facilities of the Snyderville Basin water reclamation district is required for all developments, except as otherwise permitted in section 10-4-6 of this chapter. The water reclamation district's written approval of a line extension agreement shall confirm that the proposed development can be physically connected to the district's system, although this approval shall not serve as a guarantee of sewer capacity until appropriate sewer capacity fees have been paid to the district, or that the development complies with the provisions of section 10-4-6 of this chapter. Applicable sewer capacity fees may be paid at any time by an applicant following district procedures, but in all instances such fees shall be paid before a building permit is issued for any structure.

2. Individual sewage disposal systems shall be sited and constructed in accordance with state and county health regulations and standards, as evidenced by issuance of the permits necessary to construct any such system by the appropriate authority. Whenever individual sewage disposal systems are permitted, there shall either be a plat note required or a recordable "memorandum of understanding" signed by the property owner that gives notice of the difficulties of individual sewage disposal systems, the potential for failure of such systems, correction of failed systems and connection to the public system shall be at the property owner's expense and a waiver of any liability on the part of the Snyderville Basin water reclamation district or the county to correct such individual systems in the event of failure. Easements shall also be granted as required in section 10-4-6 of this chapter. (Ord. 708, 12-10-2008; amd. Ord. 818, 2-26-2014)


F. Revegetation; Erosion Protection; Runoff Control: Development plans shall preserve significant existing vegetation to the extent possible; shall provide for appropriate, prompt revegetation or erosion protection measures; and shall provide for surface water runoff control in accordance with county engineering standards.

1. No development permit shall be issued unless it is first determined that adequate facilities shall be made available to ensure that the developments shall not cause an increase in predevelopment condition runoff.

2. No development shall be approved which results in soil loss exceeding the site's soil loss tolerance. Developers may use a variety of conservation techniques to limit soil loss to tolerable levels. Where such techniques are proposed they shall be presented in a professionally prepared grading and conservation plan which is attached to the application for a permit.

3. All developments shall minimize the area disturbed by construction activities at any given time, particularly cuts and fills associated with road construction. Phased site grading and stabilization or revegetation shall be part of the grading and conservation plan.

4. Buildings shall not be located on soils with severe limitations for any of the proposed uses, unless fully mitigated by appropriate design and construction techniques. Limitations on development may be due to any of a number of factors, including the depth to bedrock or a water table, soil permeability, the soil's propensity to shrink and swell and other factors, as determined by the soil conservation service (USDA).

5. All cut and fill slopes in excess of three to one (3:1) shall be properly stabilized and revegetated, as evidenced in a professionally prepared grading and conservation plan attached to the application for a permit.

6. Over lot grading, or the significant removal of soil material on the uphill side of a site and filling on the downhill side, when natural slope conditions exceed ten percent (10%) of the site to create a large, flat development pad is not permitted. All development shall generally conform to the existing contours of the land.


G. Wildlife Habitat And Fisheries:

1. Any development which has the potential of adversely affecting critical wildlife habitat, including critical winter range, migration corridors, and birthing areas, or class 2 fisheries, as evidenced by written testimony of the state division of wildlife resources or other authoritative source, shall take all reasonable steps to minimize such impacts, which may require the clustering of development in the least sensitive parts of the development parcel.

2. Developments shall preserve critical wildlife habitat areas or floodplain corridors along streams supporting fisheries. (Ord. 731, 12-2-2009; amd. Ord. 818, 2-26-2014)

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10-4-3: CRITICAL LANDS:linklink


A. Development Within Critical Lands Prohibited: Development within "critical lands", as defined in this title, is prohibited. Except as may be provided for in subsection B of this section, all structures, buildings, impervious surfaces and other development on a lot or unsubdivided parcel shall be clustered, to the greatest extent possible, on areas of the lot or parcel that do not contain critical lands.


B. Exceptions Allowing Development Within Critical Lands:

1. In the event a legally defined parcel or access to a legal lot of record consists of critical lands and there are not permissible locations to develop on the parcel, then the property owner will be allowed to locate development on the parcel in the most sensitive manner for both access and structure location.

2. Road and driveway crossings shall bridge over all floodplains. The installation of culverts for such purposes shall be minimized and is generally not appropriate.

3. Development may occur in jurisdictional wetlands only if the applicant obtains from the U.S. army corps of engineers a permit for such development, which shall be delivered to the county for review prior to final approval of a development permit.

4. Development upon lands containing geologic hazards may be allowed by approval of the county manager in cases where the developer demonstrates that the geologic hazard is fully mitigated by appropriate design and construction techniques.


C. Ridgelines: Structures located on ridgelines as viewed from Interstate 80, SR-224, SR-248, and U.S.-40 shall be prohibited. Development shall be prohibited within one hundred (100) vertical feet of any ridgeline that is identified by the ridgeline overlay zone district, except for existing lots of records, previously entitled developments, and resort lifts and runs as provided for in this section.

1. Applicability To Lots Of Record And Previously Entitled Developments: Development on lots of record or previously entitled developments in the ridgeline overlay zone or on ridgelines and hilltops which allow a structure to project into the horizon line as viewed from a designated roadway are subject to low impact permit review and the special development standards in subsection C1a of this section. (Ord. 818, 2-26-2014)

a. Special Development Standards For Development In The Ridgeline Overlay Zone District Or Development Affecting Ridgelines:

(1) Site Planning And Structure Height: All new construction and associated disturbance shall occur outside of the ridgeline setback. Where that is not possible due to the size and configuration of the lot, or where to locate a structure outside of the ridgeline setback would result in a building site that is not suitable for development based on other development standards, an analysis will be done to locate new construction in the most suitable location on a site. The director may require structures to be built in the most suitable portion of the lot, designate building pads, limit building height, and/or mandate other design standards to minimize the visual impact of the development.

Every effort shall be made to site new construction in such a manner that it will not project into the horizon line or project into a mountain backdrop as viewed from the designated roadways. If this is not possible, and structures will project into the horizon line as viewed from the designated roadways, building height shall be limited to twenty six feet (26').

(2) Architectural Standards: The architectural regulations outlined in section 10-4-19 of this chapter will apply. The following special standards will also be applied for any development subject to the ridgeline overlay zone:

(A) Massing And Stepping: Structures shall be built in stepped levels to conform to the slope of the hill and keep a low profile.

(B) Building Material And Color: All buildings shall be constructed of material of a muted earth tone color that is compatible with the dominant color of the surrounding vegetation. Reflective materials shall be generally avoided, and where used (flashings, roof vents and equipment), shall be painted to match the building.

(C) Windows And Other Glass: Glass areas shall be reviewed to avoid highly reflective surfaces from designated roadways. Mirrored glazing is prohibited on any building, except that solar absorption glazing is an acceptable material. Walls or excessive expanses of glass are prohibited. The visibility of nighttime lights from designated roadways will be a consideration in determining the amount of transparency allowed.

(D) Roof Pitch, Orientation, And Color: The pitch of any roof shall be generally parallel to the slope upon which the building is located. Roofs shall be of a dark, muted earth tone color in a shade of gray or brown that reflects the dominant color of the surrounding vegetation. In some cases, larger roof overhangs may be an effective tool for deepening the shadow effect and minimizing the apparent mass of a building.

(3) Grading Limitations: Site grading shall be designed to create visual interest by combining terraced retaining walls, landscape pockets with screen plantings, landscaping and variations in the texture and pattern of wall materials. The director may alter standards to ensure adequate fire protection.

(A) Site grading shall be minimized and shall not exceed the following limit of disturbance area (including all portions of the driveway and construction activity):

(i) Lots less than one acre: The limit of disturbance area shall be determined by the director.

(ii) Lots between one acre and five (5) acres: The limit of disturbance area shall not exceed fifteen thousand (15,000) square feet.

(iii) Lots greater than five (5) acres: The limit of disturbance area shall not exceed twenty thousand (20,000) square feet.

(B) Terraced retaining walls shall be constructed when the vertical height of any cut or fill required for the construction of driveways or structures exceeds six (6) vertical feet. Each terrace of the retaining walls shall not exceed four feet (4') in height and shall be stepped back at four foot (4') intervals.

(4) Landscape Requirements: Removal of and disturbance of existing vegetation shall be minimized. Native vegetation shall be used to reduce the impact of development on steep slopes and ridgelines. The director may alter standards to ensure adequate fire protection.

(A) A limit of disturbance area no greater than twenty feet (20') from the building footprint shall be shown on site plans submitted for building permit review. All construction shall be contained within the limit of disturbance area. If decks are incorporated into the structure, the limit of disturbance area shall be twenty feet (20') from the deck in that location only. A fence (separate from an erosion control fence) clearly demarking the limit of disturbance area shall be erected before any grading or construction begins and shall remain in place until construction is complete. The fence shall be at least five feet (5') in height above grade and shall be a substantially built protective fence which prohibits vehicular and pedestrian access. Existing vegetation to be saved shall be unmistakably delineated from the vegetation to be removed.

(B) Landscape elements incorporated into development shall maintain a vegetative backdrop and be indigenous to the particular environment. The vegetation at maturity shall screen structures to the maximum extent possible and preserve the appearance of the natural skyline. To minimize grading of large flat areas and encourage water conservation techniques, large expanses of turf and low growing grass is prohibited.

b. Special Development Standards For Resort Lifts And Resort Runs In The Ridgeline Overlay Zone:

(1) Site Planning: New construction and associated disturbance shall occur outside of the ridgeline setback. Where that is not possible due to the required alignment of a lift or run, an analysis will be done to locate development in the most suitable location. Every effort shall be made to site new lift towers and terminals in such a manner that it will not project into the horizon line as viewed from the designated roadways.

(2) Architectural Standards: Lift towers and terminals shall be designed to mimic natural visual conditions and blend into the surrounding landscape.

(A) Nonreflective materials shall be used and shall be painted or treated to minimize visibility from designated roadways.

(B) Glass on lift towers is prohibited. Glass on lift terminals is only permitted as required by the lift manufacturer for safety. Mirrored glazing is prohibited, except for solar absorption glazing.

(3) Grading Limitations And Revegetation: Runs as viewed from designated roadways shall blend into the existing vegetation. Run edges, terrain, and lift lines shall be designed to minimize a linear appearance and shall be varied to blend with the natural terrain through the use of tree thinning to feather the linear effect. Widespread clear cutting of timber is prohibited. New roads are only permitted for the installation and maintenance of lift terminals. Disturbed areas shall be revegetated with native vegetation as soon as weather permits.

c. New Development In The Ridgeline Overlay Zone District Or Development Affecting Identified Ridgelines:

(1) Any development subject to the minor development review process in which any portion of the subject property falls within the ridgeline overlay zone is required to conduct a visual analysis from the designated roadways. No structure will be permitted to break the ridgeline from the designated roadways. In order to keep all proposed development from breaking the ridgeline from a designated roadway, the project may be required to designate specific building pads, limit building height to twenty six feet (26'), and mandate other design standards to minimize the visual impact of the project.

(2) Any development subject to the major development review process in which the property is located within five (5) miles of designated roadways is required to conduct a visual analysis from the designated roadways. No structure will be permitted to break the ridgeline from the designated roadways. The project will be designed to keep development out of all ridgeline setback areas. In order to keep all proposed development from breaking the ridgeline from a designated roadway, the project may be required to designate specific building pads, limit building height to twenty six feet (26'), and mandate other design standards to minimize the visual impact of the project. (Ord. 708, 12-10-2008; amd. Ord. 818, 2-26-2014)

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10-4-4: OPEN SPACE:linklink


A. Required Open Space: In order to ensure compatibility with the mountain environment, development shall meet the following minimum requirements:

1. There shall be no open space requirement for those developments that comply with the "base zoned densities" identified in chapter 2 of this title.

2. For any type of residential development exceeding base density in the RR, HS, and MR zone districts, a minimum of seventy five percent (75%) of a parcel, inclusive of developable lands and critical lands, must be preserved for open space.

3. For any type of development in the NC zone district, a minimum of sixty percent (60%) of a parcel must be preserved as open space.

4. Open space located in a designated town or resort center shall be determined through an approved SPA plan.

5. Open space should be contiguous within a development site and, if possible, connect with open space on adjacent parcels.


B. Inclusions And Exclusions In Open Space Calculation: Open space may include setback areas, easements within which no aboveground structures are located, open space conservation easements, and other such areas. Open space shall not include any portion of a parcel on which any structure, parking lot or other such feature is located on or above the surface of the ground. Parking lot landscaping shall not be included in the required open space calculation. Lands that have been previously dedicated as part of a development approval shall not be considered in the open space calculation.


C. Method Of Owning/Maintaining Open Space:

1. Within all developments that comply with the base zone densities, open space is a function of the large lot zoning and setback requirements. In these instances, ownership and maintenance responsibilities shall remain with the owner of each lot or parcel.

2. The landowner/developer for all other development shall determine how the open space will be held for ownership purposes. Open space can be held passively, owned by the landowner, or it can be held as active open space, open for public use, and owned by the landowner, the county, or third party, or preserved through a conservation easement. In certain instances, the county may choose not to accept ownership of open space that is not compatible with the county and Snyderville Basin special recreation district objectives. Whenever incentive density increases are granted in exchange for the preservation of open space, such open space shall be legally established and protected in perpetuity by the placement of a conservation easement upon such open spaces at the time of development approval.


D. Cash In Lieu Of Open Space: The county may, at its sole discretion, accept cash in lieu of open space where such funds can be more appropriately used to purchase development rights or open space at a more appropriate or significant location. Cash in lieu will not be accepted until that applicant delivers to the county an appraisal, form and substance acceptable to the county, in the county's sole discretion, identifying the increase in value of the land based on the use which would be permitted if the open space requirement is removed, which increase in value determines that amount of cash in lieu which shall be offered. (Ord. 818, 2-26-2014)

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10-4-5: WATER AND WATER SUPPLY:linklink


A. Site Plan Required: The developer shall submit a site plan prepared by a professional engineer showing the property boundary with topography, possible home locations, and the proposed roads and driveways. A construction cost opinion to serve the proposed development with a community water system serving all lots, and a cost opinion of individual water systems will be prepared and submitted to the county for review.


B. Clustering; Central System: Clustering of homes should be considered and may be beneficial in rural and lower density developments. Clustering allows for reduced infrastructure of roads, driveways and water and sanitary sewer systems when compared with sprawl developments. Clustering may promote the visual integrity of development as viewed from within the development. The construction of a central community water system is encouraged to provide more effective water resources in case of wildfire. If clustering of homes is not achievable in rural developments, individual wells, storage tanks and fire suppression systems for each individual lot will be reviewed and considered by the fire district. Consideration should be given to tying into a neighboring community water system if one exists. Water supply and water infrastructure shall be in place and serviceable prior to any combustible construction taking place.


C. Community System To Serve All Lots With Centralized System:

1. Water Distribution Lines: The minimum size of main lines for any system will be eight inches (8") in diameter and will be sized larger if flows and velocities dictate.

2. Water Storage:

a. Residential Indoor Storage: Water storage shall have a capacity of four hundred (400) gallons per equivalent residential connection for indoor use.

b. Irrigation Storage: Most of the Snyderville Basin falls within zone 2, irrigation crop consumptive use zone. This zone requires one thousand eight hundred thirteen (1,813) gallons of storage for each irrigated acre.

3. Water Source Delivery Capacity:

a. Indoor Sources: Sources must be capable of providing eight hundred (800) gpd/equivalent residential connection for indoor use. The water supplier must possess, and provide to the county, documentation which grants the legal right to the required amount of water.

b. Irrigation Source: Within the irrigated crop consumptive use - zone 2, the source must be capable of providing 2.80 gallons per minute per irrigated acre. Where an engineer, developer or water supplier claims that there will be no outside use of water (e.g., in a summer home development) documentation, typically a copy of the restrictive covenants and a note on the recorded plat, must be provided to prove the legal means exist to restrict outside use.

c. Source Protection: Concentrated sources of pollution should be located as far as possible from all culinary well sources. To ensure that protection is available, the water supplier must either own the protection zone and agree not to locate or permit concentrated sources of pollution within it or, if the water supplier does not own the land in question, he must obtain a land use agreement with the owner of the land by which the landowner agrees not to locate or permit "concentrated sources of pollution" within the protection zone.

d. Binding Restriction: In both of these above situations, the restriction must be binding on all heirs, successors and assigns. The land use restriction must be recorded with the property description in the county recorder's office. Copies of this recording must be submitted to the division of drinking water for review.

e. Publicly Owned Lands: Publicly owned lands containing protection zones need not be recorded in the recorder's office. However, a written statement must be obtained from the administrator of the land in question. This statement must meet all other requirements with respect to the establishing of a protection zone as described in this section.

4. Water Line Burial: Water lines shall be buried a minimum of six feet (6') deep unless elevation dictates deeper burial.


D. Individual Water Systems On Each Lot:

1. Water Source:

a. Source Identification: Prior to preliminary approval by the county, a source, or sources, of water to the proposed project must be identified. The developer must submit information concerning site geology, area hydrogeology, site topography, soil types and the proven wet water by the drilling of one or more test wells as determined by a qualified geotechnical engineer. Well logs will be submitted to the county identifying the depth and yield of the well. The source must be consistently available at sufficient quantities to supply domestic and irrigation needs according to state regulations. In all cases a well, or wells, of sufficient capacity at each proposed building location will be required prior to building permit issuance. Language shall be included on the final recordation plat and within the project's CC&Rs that identifies the process for obtaining a building permit as it is related to water rights and well drilling confirmation. A water right and associated well permit will remain with the lot and is not transferable.

b. Source Protection: Concentrated sources of pollution should be located as far as possible from all culinary well sources. To ensure that protection is available, the water supplier must either own the protection zone and agree not to locate or permit concentrated sources of pollution within it or, if the water supplier does not own the land in question, he must obtain a land use agreement with the owner of the land by which the landowner agrees not to locate or permit "concentrated sources of pollution" within the protection zone.

c. Binding Restriction: In both of these above situations, the restriction must be binding on all heirs, successors and assigns. The land use restriction must be recorded with the property description in the county recorder's office. Copies of this recording must be submitted to the division of drinking water for review.

d. Publicly Owned Lands: Publicly owned lands containing protection zones need not be recorded in the recorder's office. However, a written statement must be obtained from the administrator of the land in question. This statement must meet all other requirements with respect to the establishing of a protection zone as described in this section. (Ord. 861, 10-26-2016)


E. Concurrency Management:

1. Requirements: All water systems shall meet the availability, distribution and delivery system, capacity, storage, design and construction requirements of the state division of drinking water and such approval shall be provided before final subdivision plat, final site plan, conditional use, or low impact permit approval.

2. Rights Certified In Writing: Legal rights to the proposed water source shall be certified in writing by the state division of water rights and shall be provided before final subdivision plat, final site plan, conditional use, or low impact permit approval. The county shall not accept an application or certificate that has lapsed, expired or been revoked by the state engineer. (Ord. 708, 12-10-2008)

3. Willing To Serve Letter Required Prior To Development Permit Approval: Prior to approval of a development permit, a water supplier shall issue a willing to serve letter in a form prescribed by the Summit County board of health to the applicant of a development permit, indicating the water supplier's willingness to provide water service to the development and stating that in accordance with the code of health it either presently has or it will have, available water rights, source capacity, reserve capacity, system capacity and storage capacity required to provide the service at the pressure, volume and quality required by the division of drinking water regulations and the code of health in time to meet the projected demand.

4. Commitment Of Service Letter Required For Building Permit: Applicants must obtain a commitment of service letter as prescribed by the Summit County code of health from the water supplier providing drinking water service as a precondition to issuance of a building permit. The commitment of service letter shall be issued in consideration of and within five (5) working days of the applicant's payment of the water supplier's impact fees or connection fees.

5. Location: Individual water systems, which may be permitted by the county, shall only be permitted in mountain/remote areas designated on the land use plan map and in areas where there are appropriately sized lots for which a community system is not feasible. (Ord. 861, 10-26-2016)

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10-4-6: SANITARY SEWER:linklink


A. Public System: A connection to a public sewer system will be required for all subdivisions, developments and structures that are less than three hundred feet (300') from an existing or proposed SBWRD sewer line or less than three hundred feet (300') from the boundaries of a platted or existing subdivision or development which is served by the SBWRD. Such systems will be in full compliance with all SBWRD standards and regulations.

1. Notice of adequate capacity to serve the proposed development shall be provided in writing by the Snyderville Basin water reclamation district. A notice of ability to serve shall not contractually or otherwise bind the sewer district to reserve actual system capacity for that purpose.

2. A line extension agreement must be accepted by the Snyderville Basin water reclamation district for the development before any final site plan, final subdivision plat, low impact permit, or conditional use permit is approved. Line extension agreements may be approved in phases, so long as no subsequent phase shall be approved until an applicable line extension agreement is approved. The submission and acceptance of a line extension agreement by the SBWRD for one phase shall not guarantee approval of subsequent phases of the development.

3. Capacity fees shall be paid to the SBWRD at any time before a building permit is issued. The SBWRD shall not be required to reserve sewer capacity for the development until such time as the full capacity fees are paid.


B. Individual Systems: Proposed projects that request approval to utilize individual sewage disposal systems shall perform an economic and planning analysis with the SBWRD and submit a subdivision and development feasibility review in accordance with Utah administrative code, sections R317-501 through R317-513, or subsequent regulations. Consideration will be given to individual systems if the entire property is master planned and there are no concentrations of dwelling units beyond single-family detached dwellings on individual lots, together with associated barns and guest units and/or only isolated commercial uses. (Such developments are encouraged to investigate and connect to the public system whenever possible.)

1. The developer shall submit a plan with supplemental information prepared by a professional engineer showing the entire property with topography, possible dwelling locations, possible access roads, and driveways. A preliminary sewer alignment for a sanitary sewer system serving all lots within the rural development and connecting said lots to the public sewer system shall be provided and approved by SBWRD. A sanitary sewer easement that follows the preliminary alignment shall be reserved in favor of SBWRD.

2. Prior to final subdivision plat, final site plan, a conditional use or a low impact permit, the county health department shall ensure that sufficient percolation tests are undertaken within the buildable area of each lot within the subdivision to verify that soils are capable of percolating on all proposed lots at projected wastewater flow rates. Individual septic systems shall be developed in compliance with county and state requirements (reference Utah administrative code, sections R317-501 through R317-513, as it may be amended). The developer must submit such other data and information concerning utilization of individual sewage systems to allow an evaluation of the impact of the private systems on water quality.

3. In those instances in which private sewage disposal systems are approved, a note shall be included on the recorded final subdivision plat or final site plan. In the case of a conditional use permit or low impact permit, a recordable memorandum of understanding shall be signed before the permit is issued that shall state:

    Purchasers of this property are hereby notified that at the request of the developer of the property, Summit County allowed emplacement of individual disposal systems (septic tanks) on this property. The developer did not request that this property be connected to a Sewer Improvement District sewer line. The purchaser of the property is hereby put on notice that septic systems can fail. All costs associated with the correction of a failed septic system, including sewer connection from the property to existing SBWRD sewer lines, shall be at the sole expense of the property owner. SBWRD and Summit County shall in no way be responsible for these or any related costs associated with septic system failure. In the event public sewer becomes reasonably available according to the Snyderville Basin Development Code or International Plumbing Code, connection to the facilities of the SBWRD shall be required. SBWRD shall not be responsible for this or any related cost associated with connection.


C. Easements, Rights Of Way: Easements or rights of way required for sewer service by the Snyderville Basin water reclamation district shall be provided by all developments before final subdivision plat or final site plan approval. The required acknowledgment from the sewer district may be either a letter indicating signed easements have been submitted, or the district's signature on the final subdivision plat or final site plan.


D. Larger Main Lines: Where the Snyderville Basin water reclamation district master plan calls for sewer main sizes through a development that are larger than necessary to serve the development, the larger main shall be installed in accordance with district policy. (Ord. 708, 12-10-2008)

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10-4-7: FIRE PROTECTION:linklink


A. Required: Ability to serve a development in accordance with this title and the general plan to provide fire protection shall be provided in writing, for all developments, by the Park City fire service district (PCFSD). Where buildings are to be used for industrial, commercial, multi-family, or mixed commercial/residential purposes, building and site plans must be approved by the Park City fire service district prior to issuance of the building permit.


B. Park City Fire Service District Level Of Service Standards:

1. The PCFSD has established the acceptable emergency response time as ten (10) minutes or less within the district. An acceptable response time to larger scale town or resort center development may actually be less, as determined by the PCFSD. (It must be realized that prevailing weather conditions, general topography, geographical diversities and unusual traffic conditions may inhibit district response times at any time of year.)

2. In order to comply with an acceptable level of service standard, a developer may be required to provide appropriate fire protection infrastructure, including facilities, apparatus and equipment for the PCFSD to comply with the appropriate level of service standard. In addition, approved fire sprinkler and suppression systems may be required by the district in conjunction with other appropriate mitigation measures, which must be approved by the district, to comply with the required level of service standard.

3. Should the PCFSD determine that a desired level of service cannot be provided to a proposed development; the developer shall prepare and submit a fire protection mitigation plan to the district for its review and approval. This plan shall address the measures that will be used to comply with the intent of the level of service standard, and the timing/phasing in which such improvements will be required. An acceptable mitigation plan shall be approved by the PCFSD before an SPA plan, final subdivision plan or final site approval is granted. Failure of a developer to provide an acceptable plan may be cause for denial of a development application by the county.


C. Development In Wildfire Hazard Areas:

1. Development Without Year Round Access Or Located Within Wildland Fire Urban Interface Zone: All development, including a single-family dwelling on an individual lot or parcel, which does not have year round access or is located within the wildland fire urban interface zone, is subject to the fire protection measures as required by the 2006 Utah wildland fire urban interface code and the respective fire district and/or fire warden. The fire protection measures are further identified in this chapter.

All applicants for new development shall, at the time of application, acknowledge that they have reviewed the "Summit County Living With Fire" information pamphlet and consulted with the building department, insurance companies, builders and fire districts/fire warden regarding fire protection.

2. New Subdivisions Within Mountain Remote Zone: All proposed new subdivisions within the area zoned mountain remote as designated on the zoning map within the Snyderville Basin will be analyzed and rated on its wildfire risk using the fire hazard severity scale developed by the state division of lands and forestry. All of these factors can vary from development to development. The composite score will categorize the hazard level of the proposed development as moderate, high or extreme. Once a proposed subdivision has been classified as to its hazard level, development standards for each level can be used by the county and the Park City fire district for fire protection and wildfire prevention measures. Once the rating has been approved by the Park City fire district, it shall then be submitted to the county. This rating will be submitted to the county with the sketch plan or in conjunction with a specially planned area plan application, as required by the CDD or designated planning staff member or as otherwise required in the processing of development permits for any proposed development.

3. Fuel Breaks/Vegetation Manipulation:

a. Hazardous fuels in the form of native vegetation will be cleared around structures and around the perimeter of the development to assist in wildfire prevention measures. This fuel break is not intended as a complete vegetation clearing firebreak. Fuel breaks must be in place prior to occupancy of the structure.

b. The definition of a "fuel break" by the state division of lands and forestry is "a change in fuel continuity, type of fuel, or degree of flammability of fuel in a strategically located parcel or strip of land to reduce or hinder the rate of fire spread".

c. Fuel breaks consist of the following:

(1) Annual grasses within thirty feet (30') of structures shall be mowed to four inches (4") or less.

(2) Removal of ground litter annually.

(3) Over mature, dead and dying trees shall be evaluated as to their potential to ignite and to carry fire and possibly will be removed.

(4) Fuel breaks may contain individual tree specimens, ornamental plants, or other similar vegetation used as ground cover, provided they will not provide a means of transmitting wildfire from native vegetation to structures.

(5) Fire resistive vegetation will be planted in the fuel breaks to prevent undue soil erosion.

d. In steep terrain, cleared or leveled slopes will be stabilized immediately following construction. Developers and lot owners will construct retaining walls, water bars, check dams, terraces, or other forms of physical means of soil erosion control. As part of the recordation plat, a maintained fuel break easement will be dedicated for the benefit of the area forester and will be shown around the perimeter of the development. Fuel breaks must be maintained by the landowners and shall be a part of the CC&Rs and monitored by the respective homeowners' association and/or area forester. The CC&Rs for the development will include enforcing language for the homeowners' association to budget for and provide fuel break maintenance services around the perimeter of the development boundary.

e. The following chart identifies fuel break clearing limits around structures and development perimeters based on the wildfire hazard rating:

Type   Moderate   High   Extreme  
Structures   30 feet   50 feet   100 feet  
Development perimeters   None   75 feet   100 feet  


D. Central Or Community Water Systems: Central or community water systems shall be capable of generating adequate flows to meet the insurance service office fire system grading standards, including the following:

1. Fire Hydrants: Fire hydrants will be installed in accordance with fire district requirements. Fire hydrant spacing will be a maximum of five hundred feet (500') between hydrants, except in minor developments where the restriction shall be a maximum of one hundred fifty feet (150') from any dwelling, but no less than fifty feet (50') from the dwelling unless otherwise approved by PCFSD.

2. Fire Flow Requirements: The fire flow requirement for rural residential development of five (5) or more building lots or dwellings will be a minimum of one thousand (1,000) gallons per minute.

3. Water Storage For Firefighting Use: Water storage will be provided to support the required minimum fire flow of one thousand (1,000) gallons per minute for a duration of two (2) hours.

4. Water Supply To Lots: The house water service line shall be at least one and one-half inches (11/2") in diameter or larger to provide adequate flow and pressure meeting fire sprinkler demands.


E. Individual Water Systems On Each Lot:

1. Water Storage: Dwellings in areas without a central or community water system will require a water storage system for firefighting purposes. Water storage is to be within a tank(s) as required by NFPA 22, standard for water tanks for private fire protection, as water reserves, exclusive of storage for domestic, irrigation, and fire sprinkler use. The amount of required water storage is based upon usable floor area of the dwelling, including attached garages. The amount of required water storage is five thousand (5,000) gallons of water storage for every five thousand (5,000) square feet of usable floor area, or fraction thereof.

2. Dry Hydrant/Draft Site: The dry hydrant/draft site will be provided at all individual water systems intended for fire protection use. The design, construction, location, access and access maintenance of the dry hydrant/draft site must be approved by the Park City fire service district. The dry hydrant/draft site must have emergency vehicle access designed and constructed in accordance with subsection 10-4-10G, "Road Base Specifications", of this chapter. The dry hydrant/draft site must be clearly identified in a manner approved by the Park City fire service district to identify the location and to prevent obstruction by parking and other obstructions.


F. Certification Of Compliance: Certification of compliance with adopted service levels and standards of the Park City fire service district, including the payment of impact fees, shall occur prior to final site plan approval, or in the case of single-family dwelling units or any use approved as a conditional use or a low impact permit, before a building permit is issued for such development.


G. Standards: Fire hydrants, water line sizes, water storage for fire protection, and minimum flow for fire protection shall be determined by using the standards of the insurance services office which are known as the fire system grading standards. In no case shall minimum fire flow be less than one thousand (1,000) gallons per minute for a period of two (2) hours, unless otherwise permitted herein.


H. Evidence Required For Maintenance: The developer shall furnish written evidence to the county and the Park City fire service district verifying that either a new or existing water company or association shall be responsible for the perpetual and continual maintenance of all fire protection appurtenances, including annual flagging of all hydrants, prior to November 1 of each year.


I. Plat Note Required: Each final subdivision plat for a development in an area zoned mountain remote on the zoning map shall include the following note on the plat. A conditional use or low impact permit issued for development in these areas shall include, as a condition of approval, the requirement that the applicant acknowledge in writing (titled a "memorandum of understanding") the following:

    The property owner acknowledges that he/she is building in a location that is far removed from the primary Summit County service areas. As such, the property is on notice that there is limited access, infrastructure, and public services in the area. Some services, which include, but are not limited to, garbage pick up and school bus service, may not be provided. Emergency response time will be longer than it is in more accessible areas, and access by emergency vehicles may be impossible at times due to snow and road conditions. The owner understands and acknowledges that there may be infrastructure in these remote locations that does not meet adopted County Infrastructure Standards. It is the intent of Summit County to attempt to continue to provide the existing variety, scale, and frequency of public services and infrastructure for all existing and new development in these remote areas of the Snyderville Basin. It is not the intent of Summit County to increase the variety, scale and frequency of public services and infrastructure, or to provide urban levels of service and infrastructure in these areas. By this notice, the property owner assumes the risk of occupancy as outlined above, and is hereby put on notice that there are no anticipated changes in the levels of service or infrastructure by either Summit County or the appropriate special service district, nor does the property owner expect changes beyond those identified herein.


J. Fire Ratings For Roof Materials:

1. Roofing Materials: Roof materials on residential dwelling units within the wildland fire urban interface area shall be constructed with the minimum of UL listed class A fire rated roofing materials. Examples may include asphalt shingles, metal roofing material, sheet iron, and other appropriate materials; however, wood shake shingles are not permitted. Subdivision CC&Rs will reflect the type of building materials required for use and specify materials that are prohibited.

2. Screening: In areas designated mountain remote or in any area with a high or extreme wildfire hazard rating, the exterior openings from the roof, attic, eaves and floor areas will be screened to reduce the chance of flying embers entering a structure.

3. Chimneys And Stovepipes: Any solid or liquid fuel burning appliance must have spark arresters or screens equipped on stovepipes and chimney outlets. (Ord. 736, 3-17-2010)

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10-4-8: LOADING AND UNLOADING:linklink


A. Availability Of Space: An applicant shall demonstrate that adequate loading and unloading space is available within commercial and industrial developments before approval of a final site plan, final subdivision plat, a conditional use permit, or low impact permit.


B. Location Of Required Loading And Unloading Spaces: The required loading and unloading spaces shall be on the same lot or in appropriate proximity as the use they are intended to serve. In no case shall required loading and unloading spaces be part of the area used to satisfy the parking requirement.


C. Collective Action Relative To Loading And Unloading: This provision shall not be construed to prevent the joint use of loading and unloading spaces for two (2) or more buildings or uses. (Ord. 708, 12-10-2008)

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10-4-9: PARKING REQUIREMENTS:linklink


A. Scope: Parking spaces shall be provided as set forth herein. Every effort shall be made to minimize the amount of impervious surface that is created for parking purposes.


B. Parking Required: The objective is to provide only the amount of parking that is actually needed for a particular use or type of use approved in the development. It shall be the responsibility of the applicant to demonstrate the amount of parking needed. The following parking standards shall be used by the county as guidelines for development. Parking that exceeds the amount indicated may be permitted only after the applicant submits a parking study for comparable uses which demonstrates that a higher demand can be anticipated. If a specific use is not indicated herein, the applicant shall provide a parking study in conjunction with the applicable development application to demonstrate the amount of parking required.

1. The specific amount of parking required within an area designated as an SPA shall be established by the adopted SPA plan.

2. Expansion of existing commercial, office and industrial uses within the NC, CC, and SC zone districts shall provide additional parking commensurate with the present on site parking ratio, unless it can be demonstrated by the developer or the director that a different parking standard or no additional parking is appropriate.

3. There shall be one parking space per studio/efficiency dwelling unit, plus one guest parking space for every five (5) units provided.

4. There shall be one space per bedroom, or a minimum of two (2) parking spaces per single-family, two-family or multi-family dwelling unit.

5. There shall be a maximum of three and one-half (3.5) off street parking spaces per each one thousand (1,000) square feet of retail commercial space; provided, however, structured parking can exceed this amount.

6. There shall be a maximum of three and one-half (3.5) off street parking spaces per each one thousand (1,000) square feet of office space; provided, however, structured parking can exceed this amount.

7. There shall be a maximum of one parking space per sleeping unit in a hotel or lodge, plus one space for each employee working during nighttime hours, except in a town or resort center where joint parking opportunities shall be taken into consideration.


C. Parking Lot Design And Location: The following design standards shall be complied with within any zone district in which parking is being provided for other than one single-family detached dwelling unit on a lot of record: (Ord. 708, 12-10-2008)

1. Design; Location: All parking lots shall be designed and located in accordance with the regulations provided herein. In situations where parking is required and it will be visible from a public roadway, the parking shall be divided into smaller parking lots and screened to the maximum extent possible. (Ord. 818, 2-26-2014)

2. On Street Parking; Parking Along Principal Circulation Roads: On street parking and parking along the principal circulation roads within a private development shall either be parallel to the curb or with a parking angle of up to but not to exceed sixty degrees (60°). Perpendicular parking along such areas shall be prohibited.

3. Paving: The proposed development must provide paving in any parking area by one of the following methods:

a. Asphaltic concrete.

b. Cement concrete.

c. Penetration treatment of bituminous material and a seal coat of bituminous and mineral aggregate.

d. The equivalent of the above as recommended by the county engineer.

4. Circulation Pattern: Parking areas shall be designed with a through circulation pattern if they include more than ten (10) parking spaces, unless there is suitable turnaround space at the end of the parking lot. While in certain instances on street parking will be permitted, public roads shall not be used as part of a parking lot circulation pattern.

5. Grade: Parking areas shall have a minimum grade (in any direction) of one percent (1%), a maximum grade of five percent (5%), and an average grade of two percent (2%).

6. Ingress And Egress: Parking spaces and driveways shall be so arranged as to require ingress and egress from the lot to a road by forward motion of the vehicle. Access to parking spaces shall be from private roadways and not from public streets.

7. Screening: Adjacent to any zoning district in which residential uses are permitted, automobile parking shall be screened, except when separated by a public road.

8. Lighting: Any lights used to illuminate parking spaces shall fully comply with the lighting regulations outlined in section 10-4-21 of this chapter.

9. Curb, Bumper Guard: Except where a wall is required, a minimum six inch (6") high curb or bumper guard shall be utilized or employed so that no part of the vehicle shall extend over or beyond any property line.

10. Markings: Required parking spaces shall be adequately marked or defined. At least one clearly marked and appropriately situated handicapped parking space shall be provided for each commercial, institutional and public parking area.

11. Snow Storage Areas: Uncovered parking lots shall provide snow storage areas equal to ten percent (10%) of the uncovered parking lot surface area, unless otherwise approved by the county manager.

12. Landscaping: At least fifteen percent (15%) of the internal portion of a parking lot shall be landscaped. Such landscaping must be in accord with section 10-4-20 of this chapter.

13. Parking Stall Size: Each off street parking stall shall be at least nine feet by eighteen feet (9' x 18') for diagonal or ninety degree (90°) spaces, or eight feet by twenty feet (8' x 20') for parallel spaces, exclusive of access drives or aisles. Parking stalls adjacent to a column or wall must have an additional two feet (2') of width to accommodate ingress/egress from the vehicle.

14. Parking Aisle Width: The minimum aisle width for diagonal parking is eighteen feet (18') and the minimum width for ninety degree (90°) parking is twenty four feet (24'). The minimum aisle width may be increased at the discretion of the Park City fire district. (Ord. 708, 12-10-2008)

15. Parking Area Setbacks: All parking areas with fifteen (15) or more spaces shall be subject to the regulations below:

a. Parking areas shall be set back at least the following distances in order to provide a buffer:

(1) Thirty feet (30') from road rights of way, except for a property access driveway;

(2) Thirty feet (30') from side and rear property lines;

(3) Ten feet (10') from the facade of a structure.

16. ADA Requirements: All parking lots shall comply with federal ADA requirements. (Ord. 730, 12-2-2009)


D. Phased Parking Plan: In instances where the amount of parking required by a project cannot be clearly demonstrated, the county may require the implementation of a phased parking plan to avoid unnecessarily large parking lots. The additional parking will be permitted by the county as the need is demonstrated.


E. Designated Resort And Town Centers: Within designated resort and town centers, efforts shall be made to minimize the amount of dedicated surface parking by such considerations as, but not necessarily limited to, structured parking where appropriate, on street parking on appropriate streets, and joint use of parking facilities.


F. Stacking Of Spaces: The stacking of parking spaces is not permitted, except in one-family and two-family dwellings, and single-family attached dwelling units where a parking space may be provided on the parking apron directly outside of the garage. Only one such space shall be permitted outside of each garage space. Stacking of two (2) or more spaces outside of the garage shall not be permitted.


G. Vehicle Storage Prohibited: On and off street parking shall not be used for the extended storage of motor homes, trailers, construction related equipment, tractor-trailer trucks and other such vehicles. On and off site parking shall not be used for the purposes of sale, repair or dismantling or servicing of vehicles, equipment, materials or supplies.


H. Collective Action Relative To Parking: The joint use of parking spaces for two (2) or more buildings or uses is encouraged, and in some instances may be required through a SPA plan when it can be shown that the peak use periods of each of the buildings is different. (Ord. 708, 12-10-2008)

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10-4-10: TRANSPORTATION INFRASTRUCTURE AND ACCESS DESIGN:linklink


A. Access:

1. Access To Existing Roads: All points of access to existing public roads or highways shall meet the standards set forth in "A Policy Of Geometric Design Of Highways And Streets", 1990, as published by the American Association of State Highway and Transportation Officials (AASHTO), which is hereby incorporated by reference as if set forth in its entirety herein; and subsections A through D of this section or, in the case of state highways, as approved by the state department of transportation. The design and construction of turn lanes, merging lanes, traffic signs or signals and other improvements required to make access points conform to county or UDOT standards shall be the responsibility of the developer.

2. Number Required: A minimum of two (2) access roads for separate ingress and egress will be provided. At least one access road will be considered the main access to be dedicated with a right of way easement as part of the final plat. In situations where dual access is not available within the initial development, one or more easements extending to the perimeter of the proposed development and evidence that existing vehicular access through adjacent properties to public roads must be provided by the developer. At a minimum, the second access, which may not comply with this section, may be permitted, so long as it is a passable access road and maintained for emergency services as approved by the PCFSD.

3. Spacing: Except as otherwise provided herein, access drives shall be spaced according to the following table:


Road Classification  
Minimum Spacing   Minimum Distance From Intersection  
Local   35 feet apart   50 feet  
Collector   50 feet apart   75 feet  
Arterials   Access points shall
be minimized  
 


B. Intersections:

1. Grade: The grade within one hundred feet (100') of any intersection shall not exceed three percent (3%).

2. Hazards: Intersections shall not create hazardous driving conditions. The site design shall avoid curves in the roadway and the crests of hills at intersection locations.

3. Alignment: Roadways shall be within ten percent (10%) of a perpendicular alignment within one hundred feet (100') of any intersection, unless otherwise approved by the county manager.

4. Intersection Offsets/Spacing: Intersection offsets shall be based upon the roadway classification, and shall be measured as follows unless otherwise approved by the county manager:

Road Classification   Offset  
Local   125 feet  
Collector   330 feet  
Arterials   600 feet  


C. Road Grades:

1. The maximum grade of all roads, with the following exceptions, shall be eight percent (8%). Rural collector, rural local, and rural minor roads shall require grades of ten percent (10%) or less. However, these rural roads may contain grades in excess of ten percent (10%), up to a maximum of twelve and one-half percent (12.5%) for short distances only when, at the discretion of the county, it is determined that the steeper road grade is in the best interest of the county for purposes of environmental protection and it is further determined that the steeper grade will not adversely affect public safety. Roads having grades in excess of eight percent (8%) shall be privately owned and maintained.

a. "Short distances" are measured along roadway centerline and are defined as less than or equal to five hundred feet (500') over a continual distance of one thousand feet (1,000').

b. Main through roads (nonstop sign roads) can remain at a constant grade of less than eight percent (8%) through the intersection.

c. Retaining walls shall be used when cuts or fills exceed ten feet (10') as measured vertically at the edge of the road shoulder. Cut and fill slopes shall be as specified by a qualified engineer to achieve a stable embankment. Cut and fill areas shall be contoured to two feet (2') horizontal to one foot (1') vertical slopes or flatter unless stability at a steeper slope is determined by a qualified engineer.

2. In all instances, the minimum road grade shall be 0.3 percent.

3. The following conditions shall be used for grades in excess of ten percent (10%); provided, that all applicable emergency and service providers review, at time of subdivision plat and site plan review, such road design and grades to adequately address the public health, safety and welfare:

a. Revegetation of all disturbed soils meeting county construction standards will be required on all roads.


D. Road Infrastructure Design:

1. The design and construction of all roads in the Snyderville Basin shall be in accordance with the specifications adopted by the county, the American Association of State Highway and Transportation Officials ("A Policy Of Geometric Design Of Highways And Streets"), and those set forth herein.

2. Roads on soils having low bearing strengths, high shrink/swell potentials or high frost heave hazards may be required, upon recommendation of the county engineer, to be constructed to specifications more demanding than those required on others. All roads and driveways will have unobstructed vertical clearance of thirteen feet six inches (13'6").

3. Homeowners may not grant additional vehicular rights of way and road easements across their property in addition to those vehicular rights of way and road easements that are already of record at the date of the plat recordation.

4. In town and resort centers, public roads shall generally meet the following design guideline. The county engineer may require adjustments in this guideline based on site specific conditions and development characteristics.




















TABLE 1
RURAL ROAD DESIGN STANDARDS
FOR DEVELOPMENT WITH LOT SIZES OF 5 ACRES OR MORE

  Rural Collector   Rural Local   Rural Minor  
Function   Provides a primary access to and through development from other arterial or collectors and is intended to serve as a primary trafficway   Provides supplemental access to adjoining properties and is secondary to a rural collector; provides limited continuity   Provides supplemental access to adjoining properties and is secondary to a rural local road; provides little continuity  
Rights of way   50 feet   50 feet   50 feet  
Pavement width   24 feet   20_24 feet   18_20 feet  
Shoulder width   2_4 feet   2 feet   2 feet  
Drainage   Open swale or ditch   Open swale or ditch   Open swale or ditch  
Design speed   40 mph   25 mph   20 mph  
The minimum width of a road surface that will be considered for a public dedication is 24 feet.  
The minimum width of a road right of way that will be considered for public dedication shall be 60 feet.  
All dimensions noted above represent minimum standards. Required dimensions may be greater depending on specific conditions.  
TABLE 2
MODERATE DENSITY ROAD DESIGN STANDARDS FOR DEVELOPMENT WITH LOT SIZES LESS THAN
5 ACRES, DEPENDING ON DEVELOPMENT INTENSITY, AT THE DISCRETION OF THE COUNTY

  Arterial   Collector   Residential Street  
Function   Traffic movement with limited access for adjacent uses   Traffic movement with limited access for adjacent uses   Access to adjacent moderate to high density uses  
Rights of way   60_120 feet   50_60 feet   50_60 feet  
Pavement width   24_60 feet   24_32 feet   20_24 feet  
Shoulder width   n/a   n/a   n/a  
Drainage   Curb/gutter or open swale or ditch depending on development intensity   Curb/gutter or open swale or ditch depending on development intensity   Curb/gutter or open swale or ditch depending on development intensity  
Sidewalks   Possibly, depending on development intensity   Possibly, depending on development intensity   Possibly, depending on development intensity  
Parking lanes   No   Not required   Possibly, depending on development intensity  
Design speed   45 mph   35 mph   25 mph  
The minimum width of a road surface that will be considered for public dedication is 24 feet.  
All dimensions noted above represent minimum standards. Required dimensions may be greater depending on specific conditions.  
TABLE 3
TOWN AND RESORT CENTER ROAD DESIGN STANDARDS

  Arterial   Collector   Commercial Street   Residential Street   Road   Alley  
Function   Traffic movement with limited access for adjacent uses   Traffic movement with limited access for adjacent uses   Access to adjacent high density uses   Access to adjacent moderate to high density uses   Access to adjacent low density uses   Access to adjacent uses; not intended for traffic movement  
Rights of way   60_120 feet   50_60 feet   65_96 feet   42_60 feet   44_48 feet   12_20 feet  
Pavement width   24_60 feet   24_44 feet   20_36 feet   20_24 feet   20_24 feet   12_20 feet  
Shoulder width   Per AASHTO   Per AASHTO   Per AASHTO   Per AASHTO   2 feet   Per AASHTO  
Drainage   Curb/gutter or open swale or ditch depending on development intensity   Curb/gutter or open swale or ditch depending on development intensity   Curb/gutter   Curb/gutter   Curb/gutter or open swale or ditch depending on development intensity   n/a  
Sidewalks   Required   Required   Required   Required   Required   n/a  
Parking lanes   No   Possibly   Yes   Yes   Possibly   No  
Design speed   45 mph   35 mph   25 mph   25 mph   25 mph   15 mph  
The minimum width of a road surface that will be considered for public dedication is 24 feet.  
All dimensions noted above represent minimum standards. Required dimensions may be greater depending on specific conditions.  
AASHTO = American Association of State and Highway Transportation Officials.  
E. Driveway Access:

1. All individual driveway access locations shall be designed to function well with the existing conditions and layout of each residential building. Care shall be taken in locating driveways to allow for the least amount of site and vegetation disturbance. The maximum grade of any driveway shall not exceed ten percent (10%). The minimum width of any driveway shall be twelve feet (12'). Twelve percent (12%) grades may be allowed for short distances not to exceed two hundred fifty feet (250') when approved by PCFSD. Where possible, driveways shall parallel the slope to lessen site impact. Driveways must also conform to the requirements of title 7, chapter 1 of this code.

2. A driveway may provide access to one or more dwelling units, but not more than five (5) dwellings. Driveways serving three (3) or more dwellings must be a minimum of twenty feet (20') in width.

3. Retaining walls shall be used with cuts in excess of ten feet (10'). Cut slopes shall be as specified by a qualified engineer to achieve a stable embankment. Fill areas shall be contoured to two feet (2') horizontal to one foot (1') vertical slopes or flatter as directed by a qualified engineer. If the disturbed areas fail to match existing grade within ten (10) vertical feet, a retaining wall shall be used. Driveway access for all lots may not be from any street or road other than interior roads within the subdivision.

4. All driveways, whether or not locked, must provide a PCFSD approved turnaround for emergency vehicles where the driveway meets the building pad, and every two hundred feet (200') when longer driveways occur.

5. Driveways in excess of two hundred feet (200') and less than twenty feet (20') wide must be provided with turnouts. Driveway turnouts must be an all weather road surface, ten feet (10') wide and thirty feet (30') long. Driveway turnouts to be located as required by PCFSD.


F. Cul-De-Sacs:

1. The maximum length of a cul-de-sac on any nonrural designated road, as defined in subsection D of this section, shall be six hundred feet (600').

2. The maximum length of a cul-de-sac on a rural designated road, as defined in subsection D of this section, shall be as follows, unless other lengths are agreed to by PCFSD. The length of these cul-de-sacs shall be based on the wildfire hazard rating of the surrounding area.

Wildfire Hazard Rating   Maximum Length  
   
Moderate   1,200 feet  
High   900 feet  
Extreme   500 feet  

3. The cul-de-sac shall not be less than sixty feet (60') in diameter, or as required by the Park City fire service district and county engineer. Public roads having a cul-de-sac shall not be less than ninety feet (90') in diameter, unless otherwise approved by the county manager.

4. A hammerhead cul-de-sac design may be allowed in certain instances.

5. All cul-de-sacs must include signage indicating that the road is a dead end road within fifty feet (50') of the outlet. In addition, two (2) signs will be placed on the connecting road indicating that the "next turn is a dead end road".

6. Project designs including cul-de-sacs within developments where local roads are dedicated for public maintenance are discouraged.


G. Road Base Specifications:

1. All roads shall be designed by a qualified engineer. A geotechnical report supporting pavement design shall be required.

2. All roads shall have a base capable of supporting a gross vehicle weight of at least forty thousand (40,000) pounds. The county engineer may require additional support base depending on the specific function and traffic volumes anticipated on the roadway.

3. All roads shall include compacted road base, covered with either concrete or asphalt material, with the exception of emergency access roads, which may be compacted gravel or road base. Roads must meet all applicable county design standards. (Ord. 708, 12-10-2008)

4. All road surfaces must be capable of providing all weather, year round access, with the exception of emergency access roads in mountain remote areas and areas that contain critical lands, where emergency access roads must provide only summer access.


H. Bridges And Culverts: Bridges and culverts shall be constructed to support a gross vehicle weight of forty thousand (40,000) pounds; vehicle load limits will be posted. Permanent culverts shall be installed at all intermittent and perennial stream crossings. Specifications for bridges, culverts and other stream crossing devices shall take into account at least the 25-year frequency storm and upstream debris hazard. If the development is within the 100-year floodplain, then 100-year frequency storm shall be used in drainage design. Bridges and culverts shall be reviewed by the CDD or designated planning staff member. Bridges and culverts deemed to be visible from a public roadway shall include materials such as natural stone, wood, or steel. (Ord. 818, 2-26-2014)


I. Traffic Control And Street Signage:

1. All roads will be designated with road names, and signs will be installed at each major road intersection. All lots and/or homesites will be visibly signed with street addresses and numbered as such or at the beginning of the driveway. Emergency access road shall be clearly identified.

2. All roads shall be named or numbered in accord with the county's addressing system and road identification signs in accordance with county standards and specifications. All permitted structures for residential, commercial and industrial uses shall post addresses prior to occupancy.

3. A developer shall be responsible for the expense of constructing and placing traffic control signs, as follows:

a. Stop signs shall be placed at all intersections of arterials; of collectors and arterials; and when appropriate, as determined by the county engineer, local streets/roads and collectors.

b. Yield signs shall be required at the intersection of all other streets and roads when determined appropriate by the county engineer.


J. Road Maintenance:

1. Snow Removal And Road Maintenance: Snow removal and road maintenance on private roads will be the responsibility of the respective homeowners' association and/or homeowners and will be noted as such on the recorded plat.

2. Maintenance Cost: Roads intended to be owned and maintained by the county will not be accepted by the county for such purposes until adequate tax revenues accrue to the county from the development to pay the cost of all related road maintenance services for the roadway, in addition to other applicable county services for the development, or unless the county determines that there are compelling reasons to accept responsibility for the road in the absence of adequate tax revenues. Road maintenance and snow removal services shall be provided in accordance with the appropriate county ordinances.


K. Level Of Service Standards:

1. No development application may be approved which causes a reduction in the level of service for any road below the adopted level of service as set forth in this title and the general plan, as such may be amended from time to time.

2. The operational character that shall be maintained for roadways and intersections in the Snyderville Basin shall be a level of service C for county roads and intersections and a level of service D for state roads. "Level of service" is as defined by the transportation research board, highway capacity manual (special report 209, 1985).

3. The applicant shall make an offer of dedication of any rights of way which are within but will not serve a development, and which are necessary to effectively link the proposed development with future major roads or future developments, or to prevent the "landlocking" of adjoining properties or to provide the best possible long term circulation pattern prior to approval of a final subdivision plat or final site plan.

4. The dedication of the wider rights of way necessary to facilitate road improvements called for in the county transportation plan in response to a request from the county council or commission, is required.


L. Sidewalks:

1. Sidewalks, pedestrian walkways or nonmotorized trails necessary (as recommended by the county engineer) for adequate internal circulation within a development shall be provided. Sidewalks shall be provided in appropriate locations as specified in tables 1 through 3 of this section.

2. Sidewalks, walkways and trails shall be designed and constructed to the specifications provided by the county engineer. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929257
10-4-11: PUBLIC UTILITIES:linklink


A. Evidentiary Letters Required: A letter shall be obtained from each public utility company that will provide service to the development stating its ability and commitment to provide service to the proposed development before SPA plan, final subdivision plan or final site plan approval will be granted by the county. Evidentiary letters shall include a statement that the utility presently has both adequate capacity and, based on plans submitted by the developer, adequate rights of way or easements to provide services.


B. Underground Utilities: All utilities shall be placed underground unless it is determined by the county, with input from the service provider, that special conditions, other than cost, exist which should permit the utility to be installed aboveground.


C. Gas Service: Natural gas service may be installed at the developer's option. Propane use must conform to all applicable provisions of the international fire code.


D. Rights Of Way, Easements: Rights of way or easements shall be provided as required by the utilities serving the proposed development.


E. Installation Prior To Road Surfacing: Underground utility services shall be installed to the property line of each lot before roads are surfaced. (Ord. 708, 12-10-2008)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929258
10-4-12: MAIL DELIVERY:linklink

Locations for proposed mail delivery should be shown on the final subdivision plat/site plan. The U.S. postmaster must provide written approval of the proposed locations. In some cases, central mail delivery within a postmaster kiosk may be located outside of the development boundaries on a paved road. (Ord. 708, 12-10-2008)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929259
10-4-13: SOLID WASTE AND RECYCLING:linklink


A. Landfill And/Or Collection Capacity Unavailable: Developments for which landfill and/or solid waste collection capacity are unavailable are prohibited.


B. Open Burning: Open burning of building materials, rubbish or garbage will be prohibited, except ordinary yard waste when permitted by the fire district.


C. Recycling Program: No final site plan for a commercial development or multi-family residential development shall be approved unless there is a mandatory recycling program put into effect including class I recycling facilities for the project and are identified on the final site plan to accommodate for materials generated by the tenants, residents, users, operators, or owners of such project. Such recycling shall include, but not necessarily be limited to, glass, paper, plastic, cans, cardboard or other household or commercially generated recyclable scrap materials.


D. Location Of Containers: Locations for proposed centralized garbage and recycling collection containers shall be shown on the site plan drawings. Written approval of the proposed locations shall be obtained by the county waste manager. In some cases, centralized garbage and recycling collection areas may be located outside of the development boundaries on a road.


E. Container Enclosure: Centralized garbage and recycling collection containers shall be located in a completely enclosed structure, designed with materials that are compatible with the principal building(s) in the development, including a door on the structure. The structures shall be large enough to accommodate a garbage container and at least two (2) recycling containers to provide for the option of dual stream recycling. A conceptual design of the structure shall be submitted with the site plan drawings.


F. Plat Or Site Plan Note Required: Each final subdivision plat or final site plan for a development in an area zoned mountain remote designated on the zoning map shall include the following note on the plat. A conditional use or low impact permit issued for development in these areas shall include, as a condition of approval, the requirement that the applicant acknowledge in writing (titled a "memorandum of understanding") the following:

    The property owner acknowledges that he/she is building in a location that is far removed from the primary Summit County service areas. As such, the property owner is on notice that there is limited access, infrastructure, and public services in the area. Some services, which include, but are not limited to, garbage pick up and school bus service, may not be provided. Emergency response time will be longer than it is in more accessible areas, and access by emergency vehicles may be impossible at times due to snow and road conditions. The owner understands and acknowledges that there may be infrastructure in these remote locations that does not meet adopted County Infrastructure Standards. It is the intent of Summit County to attempt to continue to provide the existing variety, scale, and frequency of public services and infrastructure for all existing and new development in these remote areas of the Snyderville Basin. It is not the intent of Summit County to increase the variety, scale and frequency of public services and infrastructure, or to provide urban levels of service and infrastructure in these areas. By this notice, the property owner assumes the risk of occupancy as outlined above, and is hereby put on notice that there are no anticipated changes in the levels of service or infrastructure by either Summit County or the appropriate special service district, nor does the property owner expect changes beyond those identified herein.


G. Recycling Facilities: Recycling facilities are allowed in all zone districts, in compliance with the use chart contained in section 10-2-10 of this title. Class I recycling facilities are allowed in the TC and RC zone districts and class II recycling facilities shall be processed as an LIP in the TC and RC zone districts.


H. Recycling Facility Development Standards: All recycling facilities are subject to the following standards:

1. All drop off locations shall be maintained in a clean and litter free condition on a daily basis.

2. All storage of material shall take place within the recycling containers; no storage of such material outside of a recycling container is permitted. Any materials left outside, including abandoned materials, must be removed by the responsible party or parties identified on the container. A notice must be posted on collection containers or structure stating that no materials are to be left outside of the containers.

3. All recycling containers shall be constructed of durable waterproof materials.

4. All recycling containers shall be clearly marked to identify the type of material which may be deposited and identify the name and telephone number of the operator, where the responsible party can be reached in the event of misuse, lack of capacity, or other problems with the recycling container or area.

5. No recycling container shall occupy required landscape areas, nor obstruct pedestrian, vehicular, or emergency vehicle access.

6. Containers for the twenty four (24) hour donation of materials shall be at least one hundred feet (100') away from any residence.

7. Recycling container and/or site improvements may be required to ensure compatibility, including, but not limited to, landscaping, screening, and parking lot improvements.

8. Design and colors of the containers shall be compatible with other structures or containers on the site.

9. All recycling containers located in the community, service, and neighborhood commercial zones are subject to the performance standards in each zone, which require that recycling functions be screened from public view. All recycling containers located at a civic or public facility, commercial business lot or part of a business park shall also be screened. (Ord. 731, 12-2-2009)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929260
10-4-14: SNOW REMOVAL AND STORAGE:linklink


A. Adequate Area Required: Developments shall provide adequate area for snow removal and storage.


B. Plat Note And Memorandum Of Understanding Required: The plat note or memorandum of understanding described in subsection 10-4-13F of this chapter shall be required. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929261
10-4-15: POLICE AND SECURITY:linklink


A. Access Required: Developments shall provide adequate access for law enforcement purposes. Prior to submitting an application for development approval, the applicant shall obtain certification as to compliance with this standard by the county sheriff's department.


B. Plat Note And Memorandum Of Understanding Required: The plat note or memorandum of understanding described in subsection 10-4-13F of this chapter shall be required. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929262
10-4-16: PARKS, TRAILS, AND TRAILHEADS:linklink


A. Required: All development shall provide neighborhood park facilities in a manner that is sufficient to meet the specific recreational demands that will be generated by a development. In certain instances, cash in lieu of land and facilities may be permitted.


B. Compliance With Standards: Neighborhood recreational land (parks), facilities and trails, when provided, shall be in compliance with applicable standards of the Snyderville Basin special recreation district.


C. Maintenance: The long term care of neighborhood recreation lands (parks) and facilities shall be the responsibility of the developer or a homeowners'/property owners' association.


D. Impacts Mitigated: A development shall mitigate its impacts on the community park and trail system of the Snyderville Basin in a manner consistent with this title and the general plan.


E. Trailheads: The specific amount of parking required within "trailhead parking, designated", shall be established by the adopted conditional use permit or low impact permit and subject to the following standards:

1. Trailhead parking setbacks:

a. Ten feet (10') from the edge of a public or private right of way.

b. Side and rear setbacks: Ten feet (10') from the side and rear property lines.

c. Ten feet (10') from the facade of a structure.

d. Adjacent to preserved open space: No setbacks required.

2. If trailhead parking is provided for twenty (20) vehicles or less, a through circulation pattern shall not be required.

3. At least fifteen percent (15%) of the internal portion of the trailhead shall be landscaped using natural landscape elements, unless the trailhead is adjacent to preserved open space, in which case the landscape requirement shall be waived.

4. Parking in the road right of way may be permitted with approval from the Summit County engineering department, in which case the setbacks and landscaping requirements would not be applicable. Parking may be designed parallel to the curb or with a parking angle of up to ninety degrees (90°).

a. Parking surfaces may be pervious or impervious as specified on the site plan and approved by the Summit County engineering department.

b. Concrete blocks, boulders, wood posts and rope or other appropriate fencing shall be installed to ensure that no part of a vehicle shall extend over or beyond a property line or into preserved open space.

c. If fencing is found to be appropriate to enclose the boundaries of the established trailhead, it shall be compatible with the surrounding environment.

d. All trailhead, designated, major parking shall be designed with a through circulation pattern, unless there is suitable turnaround space at the end of the parking area. While in certain instances on street parking will be permitted, public roads shall not be used as part of a parking lot circulation pattern or require ingress and egress from the lot to a road by forward motion of the vehicle.


F. Pedestrian Nonmotorized Trail Systems:

1. Pedestrian walkways or nonmotorized trails shall be provided within a development as recommended by the Snyderville Basin special recreation district and/or Summit County engineering department to serve the needs generated by the development.

2. In the event a community wide trail as identified on the master trails plan adopted by the Snyderville Basin special recreation district, is located on a development parcel, the county may pursuant to the provisions of Utah Code Annotated section 17-27a-507, require as part of the development approval that the proportional share of the community wide trail system running through their site be provided by the developer as a condition of approval. The proportional share may be provided by deed, easements or rights of way for the community wide public trail system managed by the Snyderville Basin special recreation district. When new development applications require community benefits in exchange for increased density as a condition of approval, trail dedication and/or construction will qualify in the criteria to be considered. Trail construction shall be consistent with the design guidelines of the Snyderville Basin recreation district and the Snyderville Basin trails master plan and community wide trail system development standards.

3. Developments shall connect an internal trail system to community wide trail systems where possible. The space dedicated in trails may be included in the calculation of the open space, as otherwise provided in this title. (Ord. 780, 8-22-2012)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929263
10-4-17: ADA ACCESS:linklink

All buildings intended for public use shall be accessible to the disabled, as per the requirements of the international building code and the Americans with disabilities act, as amended. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929264
10-4-18: SPECIAL SITE DESIGN REQUIREMENTS:linklink

The criteria in this section serve the public interest by requiring that the design of developments in the Snyderville Basin be compatible with the natural, rural characteristics of their setting and with the image of the area which helps to support its resort economy. The design policies also help to reduce the potential for land use conflicts by encouraging the protection of privacy and of scenic views.


A. Integration Of Development: Development in the Snyderville Basin shall be integrated in a manner that is consistent with the general plan to promote more complete and functional neighborhood, community and resort areas. Integration shall be accomplished through, among other things, pedestrian and vehicular circulation, visual, open space, and other linkages and design techniques. A piecemeal approach to planning and development, where individual development parcels are designed and constructed without adequate integration opportunities with surrounding areas, will not be permitted.


B. Existing Uses: Developments shall not limit the viability of existing agricultural, industrial or mining uses. Limits to the viability of existing uses could include, without being limited to, potential nuisance or liability suits, adverse impacts on existing irrigation ditches, predation on stock by domestic dogs, and traffic conflicts with farm machinery or mining equipment.


C. Privacy: Developments shall protect on site privacy and the privacy of those occupying adjacent sites. Privacy may be protected through setbacks, buffering, screening or structural elements, and other design tactics.


D. Building Site Plan: Building site plans for single-family detached residential development shall provide the locations for the proposed building envelopes and associated driveways when there are sensitive areas on the individual lots. In certain instances, the recordation plat for the development may show multiple approved building envelope locations for each lot. At the time of building permit issuance, the lot owner shall choose one of the building envelopes and lose the other alternatives. The practice of selecting one and removing the remaining building envelopes for further development consideration shall be described on the plat.


E. Number Of Single-Family Detached Dwellings On A Lot: One single-family detached dwelling only will be permitted on a "lot" as defined in this title, except where specifically allowed in an approved SPA plan or when permitted accessory residential structures are allowed by this title.


F. Intersecting Streets And Clear Visibility: On any corner lot, a clear view area must be maintained. This is a triangular area formed by the property lines abutting the street and a line connecting them at points twenty five feet (25') from the intersection of the street lines. No obstruction to view in excess of two feet (2') in height shall be placed in the clear view area, including walls, fences, structures, signs, trees, shrubs, or hedges. When topography presents a clear view, the area shall be graded to provide visual clearance. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)


G. Front, Side And Rear Yards: Every part of the required front, side or rear yard shall be open and unobstructed by any above grade object or portion of the structure, excluding uncovered stairs, roof eaves that do not extend into the setback more than three feet (3'), and decks that do not exceed one foot (1') in height, measured from the top of the deck to the grade directly below, in accordance with chapter 11 of this title, and fences and retaining walls in accordance with subsection I of this section. (Ord. 730, 12-2-2009)


H. Single-Family Detached Dwelling Design Elements: Developments comprised of single-family detached dwelling units may provide for individual dwelling design review through restrictive covenants for compatibility of building materials, size, color and style, and other architectural standards required herein. The CC&Rs shall include provisions that ensure general design compatibility with the applicable provisions of section 10-4-19 of this chapter. Summit County will only ensure that the individual buildings comply with the CC&Rs or design guidelines for a specific development if it is so specified in a development agreement, consent agreement, settlement agreement, or by a note on a recorded plat.


I. Fences And Retaining Walls:

1. Front Setback: Fences and retaining walls enclosing all or part of the front yard setback adjacent to a street shall not be constructed or maintained at a height greater than four feet (4'). Fences and retaining walls shall be set back at least one foot (1') from the front property line. In the case of a corner lot, fences and retaining walls shall comply with subsection G of this section.

2. Side/Rear Setback: Fences and retaining walls may be constructed upon the property line separating the lot from adjacent properties.

3. Building Permit Required: Any fence or retaining wall greater than six feet (6') in height requires a building permit. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929265
10-4-19: ARCHITECTURAL REGULATIONS FOR ALL STRUCTURES:linklink

These regulations are intended to guide the architectural character of all buildings. They are intended to ensure unity in "function", the relationship of the spaces that meet specific needs, "structure", including the method used to enclose the space, and "beauty" or the artistic character. They are intended to allow and promote creativity in design within the context of a mountain character that is desired in the Snyderville Basin. Variety, interest and elegance in architectural designs shall be incorporated into all designs. All designs shall also be compatible with the desired mountain design character as indicated in these standards and described in the general plan.


A. Prohibited Architectural Styles And Motifs: The following architectural styles and motifs are not permitted. Any style that is determined to represent an extreme statement of the architectural style or period is not appropriate.

1. A-frame structures.

2. Geodesic dome structures.

3. Mediterranean motifs.

4. Tudor or mock Tudor styles.

5. Swiss chalet or Tyrolean motifs.

6. "Ornate" Victorian.

7. Colonial.

8. Quonset style.

9. Yurts over two thousand (2,000) square feet.

10. Standard prefabricated corporate/business structures, such as, but not limited to, metal, corporate colored gasoline island canopies and building facades, typically found in other areas unless specifically found to be compatible with these requirements.

11. The use of same template or repetitive architecture within the same large scale building and/or the mere copying of adjacent building architecture or form.

12. Other overstated historical or period design motifs, such as the egregious use of mining or barn style architecture, or that have a strong connection or association with other regions or that are not representative of an alpine environment.


B. Siding Materials:

1. The siding materials considered most typical of the mountain environment are wood siding, log, heavy timber and glu-lam materials, native stone and lichen rock, and stucco. These principal materials shall be incorporated in each building design in a manner that is consistent with the design objectives herein. Appropriate use of other materials not identified in subsection B5 of this section will be considered by the county. Concrete products that replicate angular native stone are discouraged but may be permitted only if approved through the review process.

2. No single wall shall contain a single or predominant treatment, but shall include an appropriate balance of the desired principal materials identified in subsection B1 of this section.

3. Colored, textured, or split faced concrete block is strongly discouraged. If it is permitted, there must be an appropriate balance of siding materials described in subsection B1 of this section incorporated in the design and only when the principal design materials described in subsection B1 of this section are included on those portions of all buildings seen from roadways and other public areas. At any rate, the use of colored, textured, or split faced concrete shall be minimized. Special consideration will be given to industrial buildings only, so long as supplemental materials and sufficient landscape materials are used to break up the uniform look of the architectural block.

4. The application of a stone wainscot on the lower base of the building as the only stone application is discouraged. The design may include such wainscot applications only when applied in other areas of the buildings, such as at entry points, prominent walls, and other similar applications.

5. The following materials have proved to be unsuitable for use in this area due to the extreme climate, incompatibility with the mountain environment, or because their appearance is such that the values of adjoining or abutting properties are adversely affected. These materials are to be limited in use or prohibited. Materials labeled as discouraged may only be used if specifically approved by the county manager:

a. Slump block, weeping mortar - prohibited.

b. Plastic or vinyl siding - discouraged.

c. Plain concrete block - prohibited.

d. Colored or architectural concrete block - discouraged.

e. Fish scale cut shingles - discouraged.

f. Matchstick wood or other inlays - discouraged.

g. Lava rocks, clinkers - prohibited.

h. Half timbered stucco - discouraged.

i. Asphalt or hardboard siding - prohibited.

j. Plywood siding - prohibited.

k. Aluminum siding - discouraged.

l. Tension membrane - prohibited.


C. Exterior Wall Architecture: Some buildings are visible from more than one public area, such as a roadway, a public parking lot, a park, or residential area. In these instances, the wall treatment on all such sides of a building shall be of a character and quality as the image presented on the front side of the building.


D. Exterior Wall Appurtenances:

1. Features such as awnings, flower boxes, balconies, exterior decks, and other similar enhancements shall be considered. However, the color, use of logos and words, and number of such features will not be allowed to over decorate the wall. Exterior decks, when incorporated on an exterior wall, shall be of sufficient size to suggest depth and shall be scaled appropriately to the overall size of the building.

2. The mass of the balusters and the railings, when used, should be a substantial visual element of the building's design. Balusters and railings should be designed in a simple, straight forward manner. Ornate balusters and railings suggesting Swiss or historic motifs are prohibited.

3. Balconies shall be designed to prevent snow accumulation, interior leaks and icicle buildup. They shall be located so that neither snow nor ice falling on or from them can endanger passersby.


E. Color Palette And Texture:

1. The predominant tones shall be colors selected from warm earthy tones or a muted natural color and light to dark shades of wood. The colors found in the mountain forest canopy, the meadow grasses, and hillside vegetation is appropriate.

2. A uniform color and texture for walls is not acceptable. While color and texture changes shall be accomplished through the use of various principal materials described in subsection B1 of this section, accent colors should be used. Such colors shall be compatible with the predominant color tones of the building and shall not be used as attention getting (advertising) devices.

3. Primary and closely related colors are strongly discouraged.


F. Roof Materials:

1. Complementary Materials: The materials used on a pitched roof shall complement the building design and encourage compatibility with the surrounding environment. The color of materials on a flat roof shall blend with the color of surrounding vegetation. Primary and closely related colors are not permitted.

2. Prohibited Materials: The following materials are prohibited on any roof:

a. Reflective materials (the color and slope of metal roofs shall be carefully considered since steeper slopes may increase reflectivity).

b. Any bright colored or highly visible material.


G. Roof Shapes:

1. In immediately adjacent buildings, groups or clusters, particularly in a town or resort center, a general roof shape should predominate, but not constitute the only shape in the group. The predominant roof shape should be set by existing adjacent buildings. Subsequent adjacent developments are expected to adhere to their precedents unless there are compelling reasons not to follow this example. Such an instance is where smaller commercial structures will be constructed adjacent to a larger scale, flat roof building. In this instance, the smaller buildings shall consider an appropriately pitched roof, or a mix of flat and pitched styles.

2. Where a pitched roof is provided on larger multiple-family, commercial or industrial structures, overhangs of at least thirty six inches (36") shall be provided. Overhangs of greater size may be required to ensure that they are appropriately scaled to the size of the building.

3. Large unbroken expanses of roof area shall not be permitted.

4. Roof design techniques may be required on two- and three-story buildings that help to minimize the scale of the building (i.e., extending the eaves line below the ceiling level of the upper story). The basis for using such techniques will depend on the visibility of the building from public roadways and pedestrian areas.

5. The following roof shapes are prohibited:

a. Geodesic domes.

b. Conical roofs.

c. Onion dome roofs.

d. A-frame or modified A-frame roofs.

e. Semicircular arching roofs, except for yurts under two thousand (2,000) square feet. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)


H. Mechanical Equipment On Roofs: Mechanical equipment shall be hidden with a visual barrier so it is not readily visible from adjacent properties or public roadways, parks or other public spaces. All rooftop mechanical equipment shall be painted or coated with an appropriate color to blend with other rooftop materials and minimize visual impacts. (Ord. 818, 2-26-2014)


I. Roof Appurtenances: Features including, but not limited to, shed dormers, gable dormers, hip dormers and/or articulation of the roof shall be considered on pitched roofs to add visual interest and character. Such features may be required on large pitched roofs as a means to minimize the massiveness of the roof. When provided, dormers shall be in scale with the roof on which they are located. However, dormers and other similar features shall not be allowed to over decorate the exterior appearance.


J. Window And Door Treatments:

1. Architecturally significant window treatment is encouraged, particularly where there is an associated pedestrian streetscape in town and resort centers. Such treatment is also encouraged in other buildings and complexes of buildings to minimize the repetitive nature of a uniform window treatment.

2. Untreated aluminum or metal window frames are prohibited. Windows shall be adequately trimmed on the exterior and the size of the trim shall be in scale with the building facade. In most instances larger trim will be required as the scale of the building facade increases.

3. An area containing a large amount of window surface shall not be flush with the plane of the principal facade. The amount of offset shall be commensurate with the amount of window surface (the more window surface the greater the offset).

4. Careful consideration should be given to the ratio of solid wall area to window area. Inappropriate ratios will not be permitted. In certain instances, larger and smaller windows should be used on a facade. Window selection and placement shall avoid the monotony of many identical windows or the confusion of too much variation in the windows.

5. Treatments which obscure the visual distinction between windows and walls are not permitted.

6. Smoky or tinted windows are permitted, while mirrored glass is not permitted.


K. Facade Length And Variations:

1. All walls described in subsection C of this section that are greater than sixty feet (60') in length, but less than one hundred feet (100') in length, must exhibit a prominent shift in the facade of the structure so that no greater than seventy five percent (75%) of the length of the facade appears linear. The shift shall be in the form of at least a ten foot (10') change in facade alignment. A series of shifts may be appropriate; provided, that the cumulative offset is at least ten feet (10'). A combination of both a roofline and facade change is encouraged, particularly when they occur at the same point.

2. All walls described in subsection C of this section that exceed one hundred feet (100') in length shall provide a prominent shift in the mass of the structure so that no greater than seventy five percent (75%) of the length of the facade appears unbroken. The shift or series of shifts in height and/or alignment that reflect a change in function and scale is required. A shift shall be in the form of at least a fifteen foot (15') change in facade alignment. A combination of both a roofline and facade change is encouraged, particularly when they occur at the same point on the facade. A series of shifts may be appropriate; provided, that the cumulative offset is at least fifteen feet (15').

3. The required shift in facade alignment shall not be created by add on features such a porticos, porte cocheres, exterior vestibules, decks, and other similar features.

4. Any long horizontal building shall include vertical design elements to break up the building mass. The number and scale of such elements shall be commensurate with the length of the facade.

5. Required vertical and horizontal elements shall not be created by using paint schemes on the siding material.

6. Commercial structures comprised of various tenant spaces shall emphasize the individuality of units by variation in rooflines and/or walls or other appropriate design techniques.


L. Prototypical Structures: While prototype designs may be used in a development consisting of a number of structures, it may be necessary to include an appropriate number of such designs to provide appropriate variety and vitality within a development project, particularly in residential development. Simply using various color schemes or changes in materials selections will not be adequate. Changes in prototype designs shall include, among other things, a variety of roof, facade and window treatments, together with changes in color schemes and materials.


M. Interpretation Of Standards: The above architectural requirements shall be promoted in all applicable building designs. These standards are not meant to encourage the overuse of an existing architectural style or feature. In fact, such practices will be discouraged. These regulations are intended to establish restrictions on a limited number of architectural approaches that are not considered desirable and provide guidance only. Appropriate latitude shall be allowed and creativity promoted to achieve interest and vitality throughout the Snyderville Basin. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

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10-4-20: LANDSCAPE REGULATIONS:linklink


A. Purpose: The purpose of the landscape regulations is to ensure the quality and character of the landscape in the Snyderville Basin reflects the high desert nature of the area by utilizing drought tolerant plants and water conservation techniques. Landscapes should protect and enhance the community's environmental, economic, recreational, and aesthetic resources by promoting efficient use of water, reducing water waste, and establishing a structure for the design, installation, and maintenance of water efficient landscapes.


B. Applicability: This section shall apply to all new and renovated landscaping for public agency projects, private development projects, and developer installed landscaping in residential projects which require review by the county. Such review includes specially planned areas, site plan review, conditional use review, low impact review, temporary use review, and building permits issued for exterior modifications to commercial, industrial, and multi-family buildings. This section also applies to renovations in excess of twenty percent (20%) of the existing landscape.

This section does not apply to homeowner provided landscape at single-family projects, with the exception of the standards described in subsections E9 and F8 of this section, and historic sites which are processed according to section 10-8-11 of this title. In addition, landscapes that are irrigated exclusively with nonpotable water, sports fields, turf play areas in public parks, schoolyards, and golf courses are exempt from subsection E1 of this section; however, all other portions of these regulations are applicable.

Exceptions to these standards may be granted at the director's discretion if it is demonstrated that site specific constraints or conditions exist which require innovative design solutions.


C. Submission Requirements: A landscape plan shall be submitted to and approved by the community development department prior to the issuance of any permit.

1. Conceptual Planting Plan: At the time of development application, the application shall include a conceptual planting plan including existing conditions, general plant sizes and locations, plant massing, water conservation standards, trees to be preserved or removed, and proposed plant species.

2. Landscape Plan: Prior to building permit issuance, a complete landscape plan shall be submitted to and approved by the director. The landscape plan shall be prepared by a state of Utah registered landscape architect or a landscape designer certified by the Utah Nursery and Landscape Association. The irrigation plan included with the landscape plan shall be prepared by an irrigation designer certified by the Irrigation Association or a landscape architect. The landscape plan shall include the following:

a. Project Data Sheet: The project data sheet shall contain the following:

(1) Project name and address;

(2) Applicant or applicant's agent's name, address, phone, e-mail, and fax number;

(3) Landscape designer/landscape architect's name, license number, address, phone, e-mail, and fax number; and

(4) Landscape contractor's name, address, phone, e-mail, and fax number, if available at the time.

The above information may be incorporated into other portions of the landscape plan if necessary.

b. Planting Plan: A detailed planting plan shall be drawn at a scale that clearly identifies the following:

(1) Locations of all plants, a legend with botanical and common names, and size of plants;

(2) Property lines and street names;

(3) Existing and proposed buildings, walls, fences, utilities, easements, impervious surfaces, and other site improvements;

(4) Existing plants to be removed or retained;

(5) Details and specifications for tree and shrub planting, soil preparation, and other planting work; and

(6) Where applicable, specifications for stockpiling and reapplying site topsoil and/or imported topsoil.

c. Irrigation Plan: A detailed irrigation plan shall be drawn at a scale that clearly identifies the following:

(1) Layout of irrigation system and a legend summarizing the type and size of all components of the system, including manufacturer name and model numbers;

(2) Static water pressure in pounds per square inch (psi) at the point of connection to the public water supply;

(3) Flow rate in gallons per minute and design operating pressure in psi for each valve and precipitation rate in inches per hour for each valve with sprinklers; and

(4) Installation details for irrigation components.

d. Grading Plan: A grading plan shall be drawn at the same scale as the planting plan and shall contain the following:

(1) Property lines and street names, existing and proposed buildings, walls, fences, utilities, easements, impervious surfaces, and other site improvements, and

(2) Existing and finished contour lines and spot elevations as necessary for the proposed site improvements.

e. Soils Report: A soils report shall be required when landscape areas exceed two thousand five hundred (2,500) square feet or thirty three percent (33%) of the overall disturbed area of a site. The soils report shall be prepared by a qualified soils laboratory and shall describe the depth, composition, and bulk density of the topsoil and subsoil at the site. The report shall include recommendations for soil amendments which shall be incorporated into the planting plan.

f. Landscape Cost Estimate And Security: A landscape cost estimate shall be submitted along with a security in the form of a bond or escrow account for one hundred twenty percent (120%) of the total cost of the estimate. The security is to ensure the proper installation and maintenance of the landscape and irrigation system. The bond or escrow may be reduced by an amount deemed appropriate when the director determines the landscape has been adequately installed. The remaining amount shall not be released for at least two (2) years or until the director determines the landscape is established. The landscape cost estimate and security may be submitted in conjunction with a development improvement agreement between the applicant or owner and the county council.

3. Irrigation Schedule: A monthly irrigation schedule shall be prepared that covers the initial ninety (90) day plant establishment period and the typical long term period. The schedule shall consist of a table with the following information for each valve:

a. Plant type (for example, trees, shrubs, native grass, turf);

b. Irrigation type (for example, sprinklers, drip, bubblers);

c. Flow rate in gallons per minute;

d. Precipitation rate in inches per hour (sprinklers only);

e. Run times in minutes per day;

f. Number of water days per week; and

g. Cycle time to avoid runoff.

4. Certificate Of Substantial Completion: Prior to a certificate of occupancy issuance, the landscape, including the irrigation system, shall be deemed complete by the director and a certificate of substantial completion shall be submitted. The certificate of substantial completion shall be completed by the contractor or landscape designer/landscape architect designer who prepared the plan and shall indicate that the landscape was installed correctly with healthy plants.


D. General Requirements:

1. All areas on a site which are not covered with impervious surfaces or structures shall be landscaped. A landscape area shall be the area as designated on the landscape plan which is not covered with impervious surfaces or structures.

2. Hardscape such as stones, benches, arbors, picnic tables, and signs are permitted in a landscape area. Motorized vehicles and merchandise are not permitted in a landscape area.

3. Artificial plants, artificial grass, and other artificial materials are discouraged as a means of achieving a water efficient landscape.


E. Landscape Design Standards:

1. Plant Species And Size: All disturbed areas shall be amended according to the soils report and revegetated according to the approved planting plan.

a. Plants selected for landscape areas shall consist of plants that are well suited to the microclimate and soil conditions at the project site. Native plants which existed on the site prior to development and those in a similar plant community are most appropriate. Turf areas shall be very limited. It is more appropriate to maintain such areas in a natural setting and to use drought tolerant plants.

b. Plants chosen for snow storage areas shall be able to tolerate salt and shall be of the type which can accommodate the weight of snow piles.

c. Plants designated as a county noxious weed are not permitted. Plants and seeds shall be clean and reasonably free of weeds and noxious insects and pests.

d. Existing vegetation in critical areas, as defined in section 10-4-3 of this chapter, shall be disturbed only at the director's discretion. If slopes greater than thirty percent (30%) are disturbed, the area shall be landscaped with deep rooting, water conserving plants for erosion control and soil stabilization.

e. Projects which are located at the interface between urban areas and nonirrigated areas shall use extra drought tolerant plants which will blend with the native vegetation and are fire resistant or fire retardant. Plants with low fuel volume or high moisture content shall be emphasized. Plants that tend to accumulate excessive amounts of dead wood or debris shall not be permitted.

f. Areas to be seeded shall be sown at no less than four (4) pounds to each one thousand (1,000) square feet of area. The seed shall be a mix approved by the director. All seed shall have been tested for germination within one year of the date of seeding, and the date of testing shall be on the label containing the seed analysis.

g. Plant size at installation shall be a minimum of two inches (2") in caliper for deciduous trees and a minimum of six feet (6') in height for conifers. Shrubs at installation shall be at least five (5) gallon containers and perennials shall be at least four inch (4") pot containers. Plant sizes may be reduced for native vegetation which is unavailable at the minimum size.

2. Landscape Design: Plants with similar water needs shall be grouped together. Careful consideration shall be given to proper planting techniques ensuring that vegetation is planted in proper locations based on microclimate conditions (i.e., sun exposure, wind, water, etc.).

a. If vegetation is cleared from a site, the clearing created shall maintain a nonlinear edge, with the disturbed portions of the site blending effectively with the undisturbed vegetation.

b. Boulders over twelve inches (12") in diameter and berms over six inches (6") shall be prohibited in the right of way and shall be at least ten feet (10') from the top back of the curb. Trees, shrubs over two feet (2'), turf, and irrigation system parts shall be placed so that they do not interfere with snow removal or storage. Trees shall not be planted in utility easements without the consent of affected utilities.

c. Plants shall be placed so that at maturity they do not interfere with utility lines or road or parking illumination and do not obstruct the sightline from roads and pedestrian trails.

d. Berms shall only be provided to serve as a screen or buffer. Berms shall not exceed six feet (6') in height or thirty percent (30%) slope. Berms shall not obstruct the sightline from roads and pedestrian trails. Berms shall be designed with sufficient grade changes and plants to provide visual relief.

e. Water bodies for ornamental purposes are not permitted except for water bodies which do not drain into the watershed and have a nonpotable water source.

f. No trees shall be planted in areas less than two feet (2') in any dimension.

g. Areas designed to screen shall include clustered planting areas appropriately distributed to provide an effective screen at maturity.

h. The landscape shall be in harmony with the scale and scope of the surrounding architecture and shall be designed to complement and enhance the character of the surrounding area.

i. The landscape shall enhance natural features, drainageways, and environmental resources.

j. Landscapes adjacent to meadowlands shall provide periphery landscape to soften the transition between the development and flat, grassy open lands. Plant selection in this area shall be consistent with subsection E1d of this section.

k. The landscape shall preserve and frame views both in and out of the development.

l. Trees planted in parking strips should provide summer shade and prevent winter shade.

m. Trees installed along roads which are anticipated to be widened in the future shall take into account plans for future road widening so that established trees will not be disturbed during construction.

3. Mulch: After completion of all planting, all irrigated nonturf areas shall be covered with a minimum four inch (4") layer of mulch to retain water, moderate soil temperature, and inhibit weed growth. Nonporous material shall not be placed under the mulch. Extensive use of mulch solely as a decorative element is not permitted. Mulched areas exceeding one hundred (100) square feet shall be planted with appropriate plants to provide coverage within three (3) years. White rocks, painted rocks, and dyed mulches are prohibited.

4. Soil Preparation: Soil preparation shall be suitable to provide healthy growing conditions for the plants and to encourage water infiltration and penetration. Soil preparation shall include scarifying the soil to a minimum depth of six inches (6") and amending the soil per specific recommendations of the landscape designer/landscape architect based upon the soils report.

5. Weed Control: All landscape development which disturbs an area greater than one-fourth (1/4) acre which proposes to disturb existing soils and/or import soils, or any development which proposes to export more than ten (10) cubic yards of soil shall comply with the Summit County noxious weed act, title 4, chapter 4 of this code.

6. Construction Mitigation: Existing, healthy vegetation shall be preserved whenever possible. Site disturbance shall be limited in order to maintain existing vegetation.

a. All vegetation to be preserved shall be unmistakably delineated from the vegetation to be removed and shall be protected by barriers to at least the drip line of the vegetation. Equipment, material, and debris shall not be placed within the drip line. No attachment or wires of any kind, other than those of a protective nature, shall be attached to vegetation.

b. A limit of disturbance area shall be shown on site plans submitted for building permit review. All construction shall be contained within the limits of disturbance area. A fence, separate from an erosion control fence, clearly demarking the area shall be erected before any grading or construction begins and shall remain in place until construction is complete. The fence shall be at least four feet (4') in height and shall be a substantially built protective fence which prohibits vehicular and pedestrian access.

c. Topsoil shall only be removed from the site when it is an amount that is in excess of what can be redistributed on site after construction. Topsoil shall not be used as spoil, but shall be redistributed so as to provide at least six inches (6") of cover in landscaped areas and at least four inches (4") of cover between the sidewalks and curbs, and shall be stabilized by seeding and planting. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

7. Parking Area Landscaping:

a. Internal landscape shall equal at least fifteen percent (15%) of the total parking area.

b. Landscape islands shall be a minimum of nine feet (9') in width and shall be landscaped with plants no more than four feet (4') in height or high canopy trees so as to not block sight distance.

c. Internal landscape shall be located so that pedestrians are not required to cross landscaped areas without pathways to reach building entrances from parked cars. This should be achieved through proper orientation of islands and spaces.

d. Bioretention systems or other sustainable natural drainage systems which reduce the stormwater runoff created by the development and which promote infiltration of the generated stormwater into the subsurface are encouraged. Such systems include: stormwater planter strips, infiltration swales or trenches, stormwater curb extensions, rain gardens, etc. Exceptions to the standards in these landscape regulations may be granted in order to accommodate the design of such systems. (Ord. 730, 12-2-2009)

8. Golf Courses: All golf courses shall participate in the Audubon International's signature program or be designed and managed according to the Audubon signature program or a similar certification process. Wastewater reuse is strongly encouraged as allowed by the Utah code, as amended.

9. Prohibited Watering Practices: Washing sidewalks, driveways, parking areas, roads, or other paved areas, except to alleviate immediate fire, health, or safety hazards, is prohibited. The excessive use, loss, or escape of water through breaks, leaks, or malfunctions in the water user's plumbing for forty eight (48) hours after the water user has discovered the break, leak, or malfunction is prohibited.

10. Lights: Lights used to enhance the landscape at night are prohibited.


F. Irrigation Design Standards: All landscape areas shall be provided with adequate irrigation systems. Native grass and wildflower areas may be provided with a temporary irrigation system only.

1. Pressure Regulation: A pressure regulating valve shall be installed and maintained by the consumer if the static service pressure exceeds eighty (80) pounds per square inch (psi). The pressure regulating valve shall be located between the meter and the first point of water use, or first point of diversion in the pipe, and shall be set at the manufacturer's recommended pressure for the sprinklers.

2. Automatic Controller: All irrigation systems shall include an electric automatic controller with multiple program and multiple repeat cycles capabilities and a flexible calendar program. All controllers shall be equipped with an automatic rain shutoff device.

3. Slopes: On slopes exceeding thirty percent (30%), the irrigation system shall consist of drip emitters, bubblers, or sprinklers with a maximum precipitation rate of 0.85 inch per hour.

4. Valves: Each valve shall irrigate a landscape with similar watering needs and similar site, slope, and soil conditions. Turf and nonturf areas shall be irrigated on separate valves. Drip emitters and sprinklers shall be placed on separate valves.

5. Trees And Large Shrubs: Drip emitters or a bubbler shall be provided for each tree and large shrub. Bubbler shall not exceed 1.5 gallons per minute per device. Bubblers for trees shall be placed on a separate valve unless specifically exempted by the director due to the limited number of trees on the project site.

6. Check Valves: Check valves shall be required where elevation differences will cause low head drainage. Pressure compensating valves and sprinklers shall be required where a significant variation in water pressure will occur within the irrigation system due to elevation differences.

7. Drip Irrigation Lines: Drip irrigation lines shall be underground, except for emitters and where approved as a temporary installation. Filters and end flush valves shall be provided as necessary.

8. Spray Or Stream Sprinklers: Valves with spray or stream sprinklers shall be scheduled to operate between six o'clock (6:00) P.M. and ten o'clock (10:00) A.M. to reduce water loss from wind and evaporation.

9. Valve Programming: Program valves for multiple repeat cycles where necessary to reduce runoff, particularly on slopes and soils with slow infiltration rates.


G. Maintenance: The owner, tenant, and/or their agent, if any, shall be jointly and severally responsible for the maintenance of all landscape. All landscape shall be properly maintained at all times. This includes, but is not limited to, mowing turf areas of six inches (6") or higher, edging, pruning, fertilizing, watering, weeding, and other such activities common to landscape maintenance. Landscaped areas shall be kept free of trash, litter, weeds, and other such material or plants not part of the landscape. All plants shall be maintained in a healthy condition as is appropriate for the season of the year. Plants which die shall be replaced with plants of a similar variety and size within ninety (90) days. Replacement plantings shall comply with the approved planting plan or alternative plantings as approved by the director.


H. Penalty: Any violation of any provisions of these regulations shall be a class C misdemeanor, subject to penalty as provided for in section 1-4-1 of this code. Each day a violation of these regulations continues shall constitute a separate offense, unless otherwise prohibited. The county attorney reserves the right to enforce these regulations using any of the remedies provided for in the Utah code, as amended. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

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10-4-21: LIGHTING REGULATIONS:linklink


A. Purpose: The purpose of this section is to regulate the use of outdoor artificial illuminating devices emitting undesirable light rays into the night sky, or onto private properties which have a detrimental effect on the rural mountain environment. Standards for controlling lighting and glare are set forth to reduce the annoyance and inconvenience to property owners and traffic hazards to motorists. These standards are intended to allow reasonable enjoyment of adjacent and nearby property by their owners and occupants, while requiring adequate levels of lighting of parking areas.


B. Conformance Required: All outdoor artificial illuminating devices shall be installed in conformance with these regulations.


C. Approved Materials And Methods Of Installation: The standards provided herein are intended to prevent the use of any materials or method of installation not specifically prescribed hereunder. Alternatives will be considered by the director, who may approve such alternatives if they are found to generally comply with the intent of the regulations herein.

1. High pressure sodium is the lamp source that will be utilized throughout the Snyderville Basin for all roadway, pathway, area and building facade illumination. Sport facility lighting is the only application where a metal halide lamp source may by used, subject to the limitations herein.

2. Any materials or methods of installation not specifically prescribed herein will be evaluated by the director, as permitted above, for approval. Approval shall be based on providing equivalence to the applicable standards herein and otherwise complying with the intent of these regulations.

3. No floodlighting shall be permitted.


D. Nonconforming Lighting Schemes:

1. Any development permit that invokes an amendment to an approved SPA plan, a significant change to an approved site plan, or a certificate of occupancy shall specify and require that any nonconforming area lighting located within the boundaries of the development site authorized in the original permit shall be brought into conformance with these regulations.

2. Nonconforming area lighting may be maintained. However, any change to fixtures and poles, beyond simple replacement of expired parts, shall require that the lighting be brought into conformance with the provisions of these regulations.


E. Violation And Enforcement: It shall be unlawful to install or operate an outdoor light fixture in violation of these regulations. Enforcement of any violation of these regulations shall be pursuant to the provisions of this title.


F. Specific Requirements For Lighting Applications And Fixtures:

1. Area Lighting: The following shall apply to area lighting applications such as, but not limited to, parking lots:

a. Wall Mounted Area Lighting:

(1) All wall mounted or building mounted fixtures shall not be mounted above twelve feet (12'), as measured from grade directly below the light fixture to the top of the fixture or a horizontal plane being lit by the fixture. The exception shall be those instances where there is second story access directly from the outdoors.

(2) The fixture shall house a high pressure sodium lamp that shall not exceed one hundred fifty (150) watts.

(3) The fixture shall be a "full cutoff" variety, where no more than ten percent (10%) of the total lumen output of the fixture will come out at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(4) The fixture must shield the lamp in such a way that there will be total cutoff when viewed from sixty feet (60') or more from the light source.

(5) All light must be directed downward. The washing of the side of the building shall be minimized to the maximum extent possible.

(6) Timers and motion sensor devices shall be used wherever practical to minimize light pollution within the Snyderville Basin.

b. Pole Top Area Symmetrical Lighting:

(1) Pole top mounted symmetrical distribution fixtures shall not be mounted more than sixteen feet (16') above grade, as measured to the top of the fixture or a horizontal plane being lit by the fixture. More fixtures mounted at lower heights are preferred to fewer fixtures mounted high in the air.

(2) The fixture shall house a high pressure sodium lamp, with no more than four hundred (400) watts per pole.

(3) These fixtures shall be used in interior parking/site installations only, and a full cutoff variety shall be used. No more than ten percent (10%) of the total lumen output of the fixture will come out at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(4) The fixtures shall be appropriately spaced so that the foot-candles produced on the ground shall not exceed the following:

Average foot-candles = 2.15 to 3

Maximum foot-candles = 9 or less

Minimum foot-candles = 1.15 or more

Maximum/minimum foot-candles = 7.85 or less

(5) These fixtures shall shield the lamp in such a way that there will be total cutoff when viewed from seventy feet (70') or more from the light source.

(6) Timers and motion sensor devices shall be used wherever practical to minimize light pollution within the Snyderville Basin.

c. Pole Top Area Asymmetrical Lighting:

(1) Pole top mounted asymmetrical distribution fixtures shall not be mounted more than sixteen feet (16') above grade, as measured to the top of the fixture or a horizontal plane being lit by the fixture.

(2) The fixture shall house a high pressure sodium lamp, with no more than four hundred (400) watts per pole.

(3) These fixtures shall be used in interior parking/site installations only, and a full cutoff variety shall be used. No more than ten percent (10%) of the total lumen output of the fixture will come out at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(4) The fixtures shall be appropriately spaced so that the foot-candles produced on the ground shall not exceed the following:

Average foot-candles = 2.15 to 3

Maximum foot-candles = 9 or less

Minimum foot-candles = 1.15 or more

Maximum/minimum foot-candles = 7.85 or less

(5) These fixtures shall shield the lamp in such a way that there will be total cutoff when viewed from seventy feet (70') or more from the light source.

d. Area Lighting; Maximum Levels:

(1) The maximum point shall not exceed fifteen (15) foot-candles within the circulation area being lit.

(2) The average light level shall not exceed four (4) foot-candles within the circulation area being lit.

(3) No more than one foot-candle will be allowed outside of twenty feet (20') beyond the circulation area being lit.

(4) No more than 0.01 foot-candle shall be allowed to spill beyond the property line of the property within which the area lighting is provided.

e. Walkway/Pathway Symmetrical Lighting:

(1) All pathway pole top symmetric distribution fixtures shall not be mounted more than ten feet (10') above grade directly below the fixture, as measured to the top of the fixture or a horizontal plane being lit by the fixture.

(2) The fixture shall house a high pressure sodium lamp, not to exceed one hundred fifty (150) watts per pole. These fixtures can be used down a pathway, at an intersection of the pathway, or at the termination of a pathway. A full cutoff variety shall be used. No more than ten percent (10%) of the total lumen output of the fixture shall be emitted at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(3) The fixtures shall be appropriately spaced so that the foot-candles produced on the ground shall not exceed the following:

Average foot-candles = 1.35 to 2

Maximum foot-candles = 5 or less

Minimum foot-candles = 0.55 or more

Maximum/minimum foot-candles = 8.5 or less

(4) These fixtures shall shield the lamp in such a way that there will be total cutoff when viewed from seventy feet (70') or more from the light source.

f. Walkway/Pathway Asymmetrical Lighting:

(1) All pathway pole top asymmetric distribution fixtures shall not be mounted more than ten feet (10') above grade directly below the fixture, as measured to the top of the fixture or a horizontal plane being lit by the fixture.

(2) The fixture shall house a high pressure sodium lamp, not to exceed more than one hundred (100) watts per pole. These fixtures can be used down a pathway, at an intersection of the pathway, or at the termination of a pathway. A full cutoff variety shall be used. No more than ten percent (10%) of the total lumen output of the fixture will come out at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(3) The fixture should have a die cast aluminum housing, and shall be a type III distribution pattern.

(4) These fixtures shall be located an appropriate distance from property boundary in order to ensure light does not inappropriately spill onto adjacent properties. The applicant shall provide a lighting plan to ensure appropriate placement.

(5) The fixtures shall be appropriately spaced so that the foot-candles produced on the ground shall not exceed the following:

Average foot-candles = 2

Maximum foot-candles = 10 or less

Maximum foot-candles outside of 20 feet of the area being lit = 1 or less

Maximum foot-candles beyond the property line = 0.05 or less; 0.01 or less when the adjacent property is residential.

(6) These fixtures shall shield the lamp in such a way as so there will be total cutoff when viewed from fifty feet (50') or more from the light source.

g. Walkway Lighting; Maximum Levels:

(1) The maximum point shall not exceed ten (10) foot-candles within the circulation area being lit.

(2) The average light level shall not exceed two (2) foot-candles within the circulation area being lit.

(3) No more than one foot-candle will be allowed outside of twenty feet (20') beyond the circulation area being lit.

(4) No more than 0.05 foot-candle shall be allowed to spill beyond the property line of the property within which the area lighting is provided, or no more than 0.01 foot-candle when the adjacent property is residential.

h. Roadway Lighting:

(1) Roadway pole fixtures shall not exceed twenty five feet (25') in height.

(2) The fixture should house a high pressure sodium lamp, not to exceed one hundred fifty (150) watts per pole. A full cutoff variety shall be used. No more than ten percent (10%) of the total lumen output of the fixture shall be omitted ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(3) The fixture should have photometrics so that when used on a fifty foot (50') wide road, and placed on opposing one hundred foot (100') spacings, mounted on a twenty five foot (25') pole with a type III distribution, and one hundred fifty (150) watt high pressure sodium lamp, the following foot-candles should be produced on the roadway:

Average foot-candles = 1.23 or more

Maintained minimum = 0.16 or more

Maximum/minimum uniformity = 30 or less

(4) At forty feet (40') away from the pole, the roadway should not have less than 0.1 horizontal foot-candle minimum maintained at any point on the road, and one vertical foot-candle as measured from ground level to six feet (6') above grade in the middle of the road.

(5) The fixture should have die cast aluminum housing, and shall be a type II, III or IV distribution pattern.

(6) Decorative roadway pole mounted fixtures:

(A) Shall not be mounted above fourteen feet (14') above grade.

(B) Shall house a high pressure sodium lamp, with no more than one hundred fifty (150) watts per pole.

(C) Decorative roadway application fixtures shall utilize highly refractive globes, which have a minimum of eighty five (85) horizontal and three hundred forty five (345) vertical prisms, to evenly direct the light and evenly diffuse the light source. The fixture should have the ability to have internal light directing reflectors which can be field installed after fixture installation to accommodate customization of the lighting output and/or to redirect unwanted light to the traffic area.

(D) The fixture should have photometrics so that when used on a forty foot (40') wide road, and placed on opposing one hundred twenty five foot (125') spacings, mounted on a fourteen foot (14') pole with a type III distribution, and one hundred fifty (150) watt high pressure sodium lamp, the following foot-candles should be produced on the roadway:

Average foot-candles = 1 or more

Maintained minimum = 0.4 or more

Maximum/minimum uniformity = 4.45 or less

(E) The roadway should not have less than 0.1 horizontal foot-candle minimum maintained at any point on the road, and 1.5 vertical foot-candle as measured from ground level to six feet (6') above grade at forty feet (40') away from the pole in the middle of the road.

i. Building Canopy/Soffit Lighting:

(1) If lighting an area with fixtures mounted on a canopy, or off of a soffit of a building, the fixture cannot be mounted above twenty feet (20'), as measured from the top of the fixture to the adjacent grade or the horizontal plane being lit by the fixture. Such lighting shall be minimized to the extent possible.

(2) The fixture should house a high pressure sodium lamp, of no more than one hundred fifty (150) watts.

(3) The fixtures must be a cutoff variety, whereas no more than ten percent (10%) of the total lumen output of the fixture will come out at ninety degrees (90°) above the horizontal plane of the fixture from nadir.

(4) Canopy/soffit mounted fixtures should be mounted a minimum distance of seventy feet (70') from the circulation area, or other critical light cutoff boundaries.

(5) The fixture must shield the lamp in such a way so that if a person is standing seventy feet (70') away from the fixture, there will be total visual cutoff of the lamp.

(6) The maximum point should not exceed twenty (20) foot-candles within the circulation area being lit.

(7) The average light level should not exceed ten (10) foot-candles within the circulation area being lit.

(8) No more than one foot-candle will be allowed outside of twenty feet (20') around the circulation area being lit.

(9) No more than 0.05 foot-candle will be allowed outside the property lines of the property being lit.

(10) No more than 0.01 foot-candle should be allowed to spill on any residential property as a result of another party lighting their own property.

(11) The only exception to above maximums would be in the case of a gas station canopy, whereas the maximum point should not exceed sixty (60) foot-candles, and the average light level should not exceed thirty (30) foot-candles within the boundaries of underneath the canopy. All other restrictions apply.

j. Sports Lighting Applications:

(1) Sports lighting fixtures should not be mounted above seventy feet (70'), as measured from the top of the fixture to the adjacent grade or the horizontal plane being lit by the fixture.

(2) The fixture should house a lamp that should not exceed one thousand five hundred (1,500) watts.

(3) The fixture should be an IES cutoff variety, whereas when aimed at a point that is at a distance of two (2) times their mounted height, the candlepower per one thousand (1,000) lamp lumens does not numerically exceed twenty five (25) (2.5 percent) at an angle of ninety degrees (90°) above nadir (horizontal), and one hundred (100) (10 percent) at a vertical angle of eighty degrees (80°) above nadir. This applies to any lateral angle around the luminaire. The fixture should have a redirecting reflector which reflects high angle rays back into the beam achieving high beam utilization. It should be made of die cast aluminum, and the lamp should be able to be changed without removal or dismantling of the fixture lens. The ballast should be totally encapsulated in a solid polyester resin compound.

(4) Lighting for sports fields should be shut off no later than eleven o'clock (11:00) P.M.

(5) Specific application of sport lighting may be modified by the director.

k. Building Facade Lighting: Any proposal for building facade lighting must be approved by the director. As a general rule it will not be allowed. It may be considered if the following apply:

(1) The building surface being lit is not in the line of sight of any residential living unit.

(2) The average vertical foot-candles on the surface being lit does not exceed the average horizontal foot-candles of the adjoining circulation areas by more than three (3) times, and the maximum point does not exceed twenty (20) foot-candles.

(3) The facade lighting shall be turned off by ten o'clock (10:00) P.M. each night, and not turned on until dusk the following day.

l. Applications:

(1) Any person applying for a building or electrical permit to install outdoor lighting fixtures shall as part of said application submit evidence that the proposed work will comply with this section.

(2) The application shall contain, but not be limited to, the following:

(A) Plans indicating the location on the premises, and the type of illuminating devices, fixtures, lamp supports, and other devices. This description may include, but is not limited to, manufacturers' specifications and drawings, including sections where required.

(B) Description of the illuminating devices, fixtures, lamp supports, and other devices. This description may include, but is not limited to, manufacturers' specifications and drawings, including sections where required.

(C) Photometry data such as that furnished by manufacturers, or similar, showing the angle of cutoff of light emissions for the proposed luminaire.

(D) Computer generated point to point calculation on a scaled site plan indicating conformance with this section.

(E) Such other information as the community development director may determine is necessary to ensure compliance with this section.

m. Exemptions:

(1) Lighting necessary for construction or emergencies is exempt from the provisions herein, provided said lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency necessitating said lighting.

(2) Fossil fuel light produced directly or indirectly by the combustion of natural gas or other utility type fossil fuels is exempt. (Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929268
10-4-22: HEIGHT REGULATIONS:linklink


A. Height Maximum: Building height maximum shall be as stated in chapter 2 of this title.


B. Height Measurement: Height of the perimeter of a structure shall be measured from existing grade or finished grade, whichever measurement is greater. Roof ridges in the center of a structure shall be measured from the roof ridge to the existing grade directly below that point. A facade shall shift at least ten feet (10') from the perimeter of the structure to qualify for existing grade measurement. Roof vents, chimneys, furnace vents, plumbing vents, and antennas are exempt from the height regulations. Window wells, basement stairwells, and patios that do not project more than five feet (5') horizontally from the foundation walls are exempt from the height regulations; in some cases more than five feet (5') may be warranted for egress.


C. Height Submission Requirements: The following information shall be shown on plans submitted for building permit consideration:

1. Site plans shall show a bench mark elevation that is a fixed point, i.e., manhole cover, top back of curb at property line, or storm grate opening in curb.

2. Site plans for residential buildings shall show the height of top of foundation at four (4) separate locations along with garage floor, main living level, and roof ridge elevations in relationship to the bench mark elevation. Site plans for commercial buildings shall show height of top of foundation of at least four (4) corners of the building.

3. Site plans shall show existing and finished grades. Existing grade lines shall be depicted by dashed lines. Finished grade lines shall be depicted by solid lines.

4. Elevation drawings shall show finished and existing grades. Grade lines shall show how existing and finished grades would strike the building.

5. The director may request more information as needed.


D. Certificate Of Elevation: A certificate of elevation prepared by a licensed land surveyor shall be submitted after the foundation has been poured and before framing. The certificate of elevation shall show the same foundation height as shown on the submitted site plan.





(Ord. 708, 12-10-2008; amd. Ord. 730, 12-2-2009)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=30040#s929269