The purpose of the F-1-21 zone is to provide residential development opportunities for property owners within areas of steep slopes and hillsides in the city while providing preservation of the natural landscape of hillsides.

Permitted uses within the F-1-21 zone are as follows:

1. Single-family detached dwellings; and
2. Accessory buildings incidental to a permitted use.

Conditional uses in the F-1-21 zone are as follows:

1. Agricultural uses, as allowed by the applicable accessory regulations in Chapter 19.76 “Supplementary and Qualifying Regulations”;
2. Churches;
3. Planned unit development;
4. Public and quasi-public use;
5. Radio and/or television tower;
6. Temporary structures, as allowed by the applicable accessory regulations in Chapter 19.76, “Supplementary and Qualifying Regulations”;
7. Water pumping plant and reservoir;
8. Wireless telecommunication tower;
9. Utility stations and lines, as allowed by the applicable accessory regulations in Chapter 19.76, “Supplementary and Qualifying Regulations”; and
10. Home occupations.

1. Health department approval required. Prior to issuance of a conditional use permit or site plan approval for all uses in the F-1-21 zone, regardless of size or number of units, the applicant shall receive the written approval of the health department certifying that all water quality and health requirements have been satisfied and that the proposed construction will not damage the natural watershed.
2. Developments of more than nine lots/units. Developments of more than nine lots or units shall receive the written approval of the state Department of Environmental Quality certifying that the culinary water system and the sewerage system meet all state water quality and health requirements. All approvals shall be in accordance with the regulations of the state Department of Environmental Quality relating to culinary water supply and wastewater disposal.
3. Applicable state regulations and standards. The applicable state regulations for individual wastewater disposal systems can be found in the Utah Administrative Code, as amended from time to time. The applicable state regulations for culinary water supply can be found in Utah Administrative Code, as amended from time to time.
4. Subsequent changes in site plan. If after health department or state Department of Environmental Quality review and action pursuant to this section, a site plan is modified such that the original limits of disturbance change, the applicant must submit the modified site plan to the appropriate health agency for retesting and a new determination whether all state wastewater and culinary water standards have been met. Evidence of such retesting must be submitted prior to final approval of the site plan.

The minimum lot size for any use in the F-1-21 zone is 21,780 square feet.

The minimum lot width in the F-1-21 zone is 100 feet, measured at the front setback of the home.

Because of the unique nature of development and general concern for preservation of hillsides, individual setbacks for each lot developed in the F-1-21 zone will be evaluated and determined on a case-by-case basis by the director. If the director wishes, in certain cases he may refer the matter to the planning commission for decision. All setbacks shall be subject to the provisions of Chapter 19.72, “Sensitive Lands.”

Site development plans for all development in the F-1-21 zone, including single-family dwellings, shall be approved prior to issuance of any building permits pursuant to the site development plan approval requirements set forth in Chapter 19.72, “Sensitive Lands.”

1. For uses where the slope of the original ground surface is greater than 15%, or if a slope stability hazard is present on site, the maximum structure height shall be 30 feet.
2. All other properties shall maintain a maximum structure height of 35 feet.
3. No accessory structure shall exceed 20 feet in height. For each foot of height over 14 feet, accessory structures shall be set back from property lines an additional foot from the minimum setback to allow a maximum height of 20 feet.

The maximum lot coverage in the F-1-21 zone is 30%, which includes all structures. For those portions of properties also located in the Sensitive Lands Overlay Zone, all impervious surfaces shall also be included in the percentage calculation.

The minimum open space requirement for developments over five acres in the F-1-21 zone is 10% for standard subdivisions. For PUD’s, the minimum open space shall be determined by the planning commission, but shall not be less than 20% per project.

Removal of trees or natural vegetation shall not be permitted except in conformance with the standards and requirements set forth in Chapter 19.72, “Sensitive Lands.”