The regulations set forth in this division detail each of the zone districts and describe the various uses, both permitted and conditional allowed in each zone. Uses not expressly allowed as a permitted or conditional use are not allowed in the zone.

Any applicant desiring a use not expressly allowed must complete the provisions for a code amendment in accordance with Chapter 18.140 FCC. Additionally, if a determination of whether or not a particular use is allowed in a zone, the applicant will apply for a written determination from the City Council. The Council will discuss the use at the next Council meeting with adequate time to fully discuss the proposed use and will provide the applicant with a written determination. In no case shall the City Council approve a use which is clearly not allowed in that zone without following the correct amendment procedure found in Chapter 18.140 FCC.

Lots or parcels of land which legally existed or were created by a preliminary or final plat approval prior to the adoption of this title and FCC Title 17 shall not be denied a building permit solely for reason of nonconformance with the parcel or density requirements of this chapter and are declared a nonconforming use under this title and FCC Title 17.

Not more than one primary single-family dwelling may be placed upon a lot or parcel of land in a residential zone.

The AG-2 agricultural two acre zone is established to provide areas where single-family residential development and associated uses may be harmoniously integrated with agricultural pursuits. This zone is intended to allow the keeping of farm animals in conjunction with single-family dwelling units, yet retain land in parcels large enough to provide efficient and attractive development or as clustered developments to encourage natural or agricultural open spaces. The AG-2 zone is also intended to accommodate equestrian-oriented residential developments, allowing a design which could contain stables, training areas and equestrian or pedestrian trails as an integral part of the development.

Any use not listed in this table shall be strictly prohibited.

The minimum lot size in the AG-2 zone shall be two acres.

The minimum lot frontage in the AG-2 zone shall be 150 feet; lots on a cul-de-sac shall abut the right-of-way for a minimum of 35 feet at the property line.

The following yard setback requirements shall apply on all lots in the AG-2 zone:

The following yard setback requirements for accessory buildings shall apply on lots in the AG-2 zone:

The AG-1 agricultural zone is established to provide areas where single-family residential development and associated uses may be harmoniously integrated with agricultural pursuits. The zone is intended to allow the keeping of farm animals in conjunction with single-family dwelling units, yet retain land in parcels large enough to provide efficient and attractive development to encourage natural or agricultural open spaces. The AG-1 zone is also intended to accommodate equestrian-oriented residential developments, allowing a design which could contain stables, training areas and equestrian or pedestrian trails as an integral part of the development.

Any use not listed in this table shall be strictly prohibited.

The minimum lot size in the AG-1 zone shall be one acre.

The minimum lot frontage in the AG-1 zone shall be 150 feet; lots on a cul-de-sac shall abut the right-of-way for a minimum of 35 feet at the property line.

The following yard setback requirements for dwellings and main buildings shall apply on all lots in the AG-1 zone:

The following yard setback requirements for accessory buildings shall apply on lots in the AG-1 zone:

The R-H residential half acre zone is established to provide a residential environment within the City which is characterized by attractively landscaped single-family residential lots and open space. The R-H zone is not intended to be an agricultural zone although limited animal rights are preserved and development is intended to occur at relatively low densities.

Any use not listed in this table shall be strictly prohibited.

The minimum lot size in the R-H zone shall be one-half acre.

Each lot or parcel of land located in the R-H zone shall abut along the right-of-way line of a public or private street for a minimum distance of 100 feet; lots on a cul-de-sac shall abut the right-of-way for a minimum of 35 feet at the property line.

The following yard setback requirements shall apply on all lots in residential zones:

An accessory building allowed by this title and FCC Title 17 shall be located no closer than five feet from the side and rear property lines. Accessory buildings shall not be permitted in the required front or side street yard areas required for main buildings. Roof drainage shall be required to be retained on site for all accessory buildings.

Accessory buildings used for the housing or shelter of animals shall be located a minimum distance of 40 feet from any dwelling.

The R-C residential cottage zone is established to provide a residential environment within the City which is characterized by attractively landscaped single-family residential lots, cottage-type homes, and open space. The R-C zone is not intended to be an agricultural zone and development is intended to occur at medium densities.

Any use not listed in this table shall be strictly prohibited.

The minimum lot size in the R-C zone shall be 7,000 square feet.

Each lot or parcel of land located in the R-C zone shall abut along the right-of-way of a public or private street for a minimum distance of 70 feet; lots on a cul-de-sac shall abut the right-of-way for a minimum distance of 25 feet at the property line.

The following yard setback requirements shall apply on all lots in the R-C zone:

The commercial zone, hereinafter also referred to as the C-1 zone, is established to encourage commercial and retail development. Businesses that provide services directly to the residents of Francis will be highly encouraged. Transportation and other concerns may limit the types of businesses approved in the C-1 zone. The provisions contained herein should be used to encourage greater integrity and aesthetic improvements as these areas are developed and improved. Integrated and coordinated landscaping, parking, ingress, egress, signing and building design should be encouraged. New construction should be in harmony with the characteristics of the surrounding developed commercial and residential areas.

Special approval procedures, landscaping requirements, buffering, and design guidelines are applicable in the C-1 zone. These regulations can be found in Chapter 18.115 FCC.

Any use not listed in this table shall be strictly prohibited. Any business with any hours of operation between 11:00 p.m. and 5:00 a.m. shall be considered a Tier 1 impact.

Accessory uses and structures are permitted in the C-1 zone provided they are incidental to, and do not alter, the character of the permitted principal use or structure. Such permitted uses and structures include, but are not limited to, the following:

There shall be no minimum lot area requirements in the C-1 zone except as may be dictated by off-street parking requirements, adequate circulation, and property site utilization. Lot area requirements shall be determined by the Planning Commission and City Council.

There shall be no requirements for lot width, provided all requirements of necessary parking regulations can be satisfied.

Each lot or parcel of land in the C-1 zone shall have frontage on a public or private street for a minimum distance of 35 feet.

The following setback requirements shall apply in the C-1 zone:

Buildings in the C-1 zone shall not exceed 40 feet in height, unless an express exception in FCC § 18.15.100 applies, nor exceed the recommendation of the South Summit Fire District.

All signs erected in the C-1 zone shall be in conformance with the sign provisions of Chapter 18.105 FCC.

The treatment of building mass, materials and exterior appurtenances shall create an aesthetically pleasing building and site that is in character with other surrounding developments. Proposed developments shall be designed with either an agricultural or mountain rustic theme that reflects the heritage and community of Francis City. Themes shall be reviewed by the Planning Commission and approved by the City Council. Requirements applicable to all buildings are stated below:

Parking areas must meet the requirements of Chapter 18.100 FCC, Off-Street Parking.

All parking spaces and driveways shall be paved with asphaltic cement or concrete, and shall be provided with adequate drainage which shall not run across a public sidewalk. Parking spaces shall not be provided within a required front or side setback.

Parking areas shall be considered as structures since they present a three-dimensional appearance when occupied.

The public facilities (P-F) zone is established to provide areas for the location and establishment of facilities which are maintained for public or quasi-public use. The P-F zone should be created in areas which are suitable and compatible with neighboring zones, possibly providing "buffer" areas where appropriate.

The minimum area of a lot or parcel in the P-F zone shall be determined by the uses and structures intended and the requirements of this chapter pertaining to setbacks, access, parking and landscaping.

Each lot or parcel of land in the P-F zone shall have, at the front setback line, a minimum width of 100 feet.

Each lot or parcel of land in the P-F zone shall abut along the right-of-way line of a public or private street a minimum distance of 50 feet.

The following setback requirements shall apply in the P-F zone:

All buildings in the P-F zone shall have a minimum separation of 20 feet.

Each lot or parcel of land in the P-F zone shall have sufficient, marked parking spaces to meet requirements of this section as well as the parking regulations of Chapter 18.100 FCC. Parking spaces and accesses to public streets shall be paved with concreted or asphaltic cement. Notwithstanding minimum landscaping and yard requirements of FCC § 18.50.090, parking areas and accesses located in front and street side setback areas shall be accented with landscaped islands in appropriate locations to mitigate the negative effects of large paved surfaces and to control traffic circulation. Planting of shade trees is encouraged in parking areas to reduce heat, wind, noise and glare. Concrete curb walls may be used around parking areas and driveways. All public street accesses shall be located a minimum of 50 feet from other driveways or streets. One-way driveways shall have a minimum width of 12 feet. Two-way driveways and all driveways on developments of one acre or larger in size shall have a minimum width of 20 feet. Concrete or masonry walkways shall be required for access to buildings and parking areas.

Unpaved front and side yard areas of lots in the P-F zone shall be landscaped using water-wise landscaping where appropriate. No landscape materials shall exceed three feet in height in a clear vision zone. In addition to any required front or side yard landscaping, at least 2% of each lot or parcel in the P-F zone shall be landscaped with berms, trees, shrubs, ground cover or other landscape elements. All landscaping in the P-F zone shall be installed and properly maintained according to an approved landscape plan.

All submitted landscape plans shall be designed to encourage water conservation as a primary consideration. Lawn shall not be installed in park strips, paths, or on slopes greater than 25% or 4:1 grade. Lawn areas shall not exceed 20% of the total landscaped area, outside of areas of the landscape dedicated to active play where lawn may be used as the playing surface (e.g., sports fields and play areas).

Developments in the P-F zone shall be designed according to the requirements of this chapter. A site plan shall be submitted for review by the Planning Commission prior to the issuance of a building permit. All signs, fences, walls, lighting, parking, access, architecture and landscaping will be reviewed by the Planning Commission at the time of site plan review.

If a building permit has not been issued and construction commenced within one year of the establishment of the P-F zone on a project that required rezoning to the P-F zone, the City Council, by resolution, may at any time thereafter direct the City Planner to initiate a rezoning action to revert the P-F zone to its original zone or any other appropriate zone. For purposes of this section, commencement of construction shall be deemed to be the installation of footings and foundation of one main building as set forth on the approved site plan for the proposed development.

The light industrial (LI-1) zone is established to provide areas for the location and establishment of mining sites and light industrial operations which, because of their nature of operation, are not appropriate near residential areas.

There shall be no minimum lot area requirements in the LI-1 zone except as may be dictated by off-street parking requirements, adequate circulation, and property site utilization. Lot area requirements shall be determined by City Planner.

There shall be no minimum requirements for lot width, provided all requirements of necessary parking regulations can be satisfied.

Each lot or parcel of land in the LI-1 zone shall have frontage on a public or private street for a minimum distance of 35 feet.

The following setback requirements shall apply in the LI-1 zone:

Buildings in the LI-1 zone shall not exceed 40 feet. Any building or structure design of over 40 feet in height shall be a conditional use to ensure adequate fire protection. No building in the LI-1 zone shall exceed 50 feet from the natural grade to the tallest portion of the building.

All parking spaces shall be paved with asphaltic cement or concrete, and shall be provided with adequate drainage which shall not run across a public sidewalk. Parking spaces shall not be provided within a required front or side setback.

All signs erected in the LI-1 zone shall be in conformance with the sign provisions of Chapter 18.105 FCC.

Individual storage units shall not be accessed directly from a public street but shall have their own parking and access within the storage unit development. Internal streets should be constructed at a width sufficient to allow movement of all anticipated vehicles, including fire and other emergency vehicles. Each development of this type shall be reviewed and approved by the South Summit Fire District. It is the responsibility of the applicant to demonstrate that adequate traffic flow can be accomplished. Provisions should be made which allow authorized access for public safety employees into these developments for public and personal safety. This includes access to entrance codes, electronic opening devices, lock combinations, and the like.

All storage and warehouse developments shall be fenced in a manner which will provide adequate security and a deterrent from public access. These fences should be kept in good repair. The rear sides of buildings which provide adequate security may satisfy this requirement.

No unit or area in any storage development shall be used as a residence or habitation for any length of time or for conducting of any commercial or business activities other than storage.

No trash, used materials, wrecked or nonoperational or abandoned vehicles or equipment shall be stored in an open area or yard. All such materials must be screened from public streets and adjacent property located within the LI-1 zone with a sight-obscuring fence or wall, or must be stored within an enclosed building. All trash storage areas shall be screened and hidden from the public street or adjoining residential areas view by appropriate fencing or landscaping features and placed in a rear area of the main building or use if possible. No hazardous materials, chemicals or oils/solvents shall be stored in areas that do not meet health department regulations or are accessible to the public. Trash storage plans must be presented to the Planning Commission for approval, prior to issuance of a building permit.

Landscaping guidelines are established to maintain the site qualities that exist in the LI-1 zone area and minimize alteration, removal, or degradation of landscaping that currently exists in the area.

Drainage from any lot must follow current Francis City requirements. Drainage shall not be allowed to flow upon adjoining lots unless an easement for such purpose has been granted by the owner of the lot upon which the water flows.

A site plan with grading, drainage, and clearing plans must be approved by the Planning Commission and City Council before any such activities may begin. Lot grading shall be kept to a minimum. Where possible, roads and development shall be designed for preservation of natural grade.

All utility lines shall be underground in designated easements. No pipe, conduit, cable, line for water, gas, sewage, drainage, steam, electricity or any other energy or service shall be installed or maintained upon any lot (outside of any building) above the surface of the ground except for hoses, movable pipes used for irrigation or other purpose during construction.

The treatment of building mass, materials and exterior appurtenances shall create an aesthetically pleasing building and site that is in character with the proportions of other surrounding developments. Proposed developments shall be designed with a common theme that reflects the heritage and community of Francis City. Themes shall be reviewed and approved by the Planning Commission and City Council and may include but are not limited to agricultural or mountain tourism. Requirements applicable to all buildings are stated below:

The intent in having special buffer, fence, and wall requirements is to provide quality separation between incompatible commercial uses, and to provide physical and visual protection between commercial and residential uses.

Landscape buffers are preferred over fences and walls where a separation is desirable. A visually open look should be encouraged between similar uses. Visual screening is often more important than a physical separation and the Planning Commission or City Council may, at its own option, require special treatment of such areas.

Buffer treatment may be required whenever a change occurs between residential and nonresidential uses. Additional landscaping and screening may be required at the discretion of the Planning Commission and City Council within the setback which separates the uses. Fences or walls will be reviewed for their effectiveness in screening a view, and for their color and texture in relationship to building materials.

Where differing uses are to be developed adjacent to existing residential areas, special consideration shall be made to protect the privacy of residents and requirements shall be the discretion of the Planning Commission and City Council. As a minimum, the negative effects of noise and artificial lighting shall be minimized to protect existing residents.

Service areas shall be properly screened. Outdoor lighting shall be designed to prevent exposure of light source to the view of residents. Facilities that require late-night customers and activities at any time between the hours of 11:00 p.m. and 5:00 a.m. shall be located at least 500 feet from existing residential adjoining property lines to reasonably prevent disruption of privacy.

Parking areas shall be considered as structures since they present a three-dimensional appearance when occupied.

Loading and refuse collections areas shall not be permitted between buildings and streets, and must be screened from view of public and private streets. Streets shall not be used directly for loading, unloading, or refuse collection. Building and improvements upon lots must be designed to properly accommodate loading, unloading and refuse collection. Loading and refuse collection areas shall be properly screened meeting standards stated herein.

Outdoor lighting must meet the requirements of Chapter 18.118 FCC, Commercial Outdoor Lighting. For parking lot lighting, pole-mounted fixtures are recommended. Lighting of all pedestrian pathways is recommended. Lighting of a building and site identification signs are permitted as allowed by this title.

Lighting will be judged as to how adequately it meets its intended purpose. Design and location of standards and fixtures shall be specified on the site development drawings. Intensities shall be controlled so that neighboring areas will not be adversely affected by glare or excessive direct light. All streetlights shall be shoe box design type fixtures and installed as required by the street lighting policy.

An overall maintenance schedule shall be implemented by property owners in maintaining all buildings, landscaping, fences, walls, drives, parking lots (including surfacing and striping, signs, or other structures). The above shall be maintained in good and sufficient repair in a safe and aesthetically pleasing manner. Roads and pavements shall be kept true to line and grade and in good repair. Drainage ditches shall be kept clean and free of any obstacles.

All access from state roads shall be in accordance with the master street plan for Francis City. Access for this zone shall be made from a properly designed and landscaped frontage road or as otherwise approved by Francis City and UDOT.

The city center zone, hereinafter also referred to as the CC zone, is established to:

Any use not listed in this table shall be strictly prohibited. Any business with any hours of operation between 11:00 p.m. and 5:00 a.m. shall be considered a Tier 1 impact.

Accessory uses and structures are permitted in the C-1 zone provided they are incidental to, and do not alter, the character of the permitted principal use or structure. Such permitted uses and structures include, but are not limited to, the following:

There shall be no minimum lot area requirements in the CC zone except as may be dictated by off-street parking requirements, adequate circulation, and property site utilization. Lot area requirements shall be determined by the Planning Commission and City Council.

There shall be no requirements for lot width, provided all requirements of necessary parking regulations can be satisfied.

Each lot or parcel of land in the CC zone shall have frontage on a public or private street for a minimum distance of 35 feet.

The following setback requirements shall apply in the CC zone:

Parking areas must meet the requirements of Chapter 18.100 FCC, Off-Street Parking.

All parking spaces and driveways shall be paved with asphaltic cement or concrete, and shall be provided with adequate drainage which shall not run across a public sidewalk. Parking spaces shall not be provided within a required front or side setback.

Parking areas shall be considered as structures since they present a three-dimensional appearance when occupied.

The treatment of building mass, materials and exterior appurtenances shall create an aesthetically pleasing building and site that is in character with other surrounding developments. Proposed developments shall be designed with a mountain rustic theme that reflects the heritage and community of Francis City. The design shall be reviewed by the Planning Commission and approved by the City Council. Requirements applicable to all buildings are stated below:

Residential mixed use development is encouraged in the CC zone. The following standards regulate mixed use development:

Buildings in the CC zone shall not exceed 45 feet in height, unless an express exception in FCC § 18.15.100 applies, nor exceed the recommendation of the South Summit Fire District.

All signs erected in the CC zone shall be in conformance with the sign provisions of Chapter 18.105 FCC.

The R-M residential multifamily zone is established to provide a residential environment within the City which is characterized by attractively landscaped multifamily dwellings as defined in FCC § 18.10.040 and open space. The explicit purpose of the multifamily zone is to obtain affordable housing within the community. The R-M zone is not intended to be an agricultural zone and development is intended to occur at medium densities. Only lots previously zoned AG-1, R-H, or R-C may be eligible for a zone change to the R-M zone.

Any use not listed in the table below shall be prohibited.

The following standards must be met for each development within the R-M zone:

The purpose of the planned development overlay zone (PD) is to encourage high-quality, innovative, and creative development in the City. It allows for flexibility in the consideration and approval of development plans, which serve public interests more fully than development permitted under conventional zoning regulations. A planned development is not a means to skirt the rules. Instead, its function is to elevate and encourage better design, better use of land, and improved engagement with the Planning Commission. The City shall only use this overlay when it is clearly demonstrated that in doing so the existing residents of Francis City will derive substantial benefit.

For a development to qualify for planned development zoning, the applicant must demonstrate the potential for achievement of the following objectives throughout the planning, design, and development stages:

The petition process for a planned development overlay zone shall follow the procedure for a zone map amendment as outlined in this title, with the following additions to the process and application:

Uses allowed in a planned development shall be limited to those permitted or conditional uses set forth in the zone with which the planned development overlay zone is combined and the uses set forth in this section. Any conditional use shall be subject to the issuance of a conditional use permit as set forth in this title.

Exceptions from applicable development standards of an underlying zone and FCC Title 17 and this title may be approved by City Council after receiving a Planning Commission recommendation as part of the planned development overlay zone approval; provided, that such exceptions are explicitly noted in the ordinance granting planned development overlay zone approval; and provided, that the applicant demonstrates that:

Proposed developments shall undergo an architectural review by the Planning Commission. The review will determine if the developer has effectively incorporated the architectural heritage and history of the valley into the development design. Manufactured homes are prohibited in a planned development. Permanent structures including panelized or prefabricated homes are allowable. All structures must be placed upon a permanent foundation of reinforced concrete in accordance with International Building Code standards.