1. FR zone. The purpose of forestry recreation zones is to permit development of canyon and hillside areas for forestry, recreation, and other uses to the extent such development is compatible with protection of the natural and scenic resources of these areas for the continued benefit of future generations. Development in forestry recreation zones is intended to:
   1. Allow sensitive and creative development that permits continued enjoyment and protection of such natural areas vital to the attractiveness and economic viability of the city;
   2. Support low-density, single-family residential for year-round and seasonal occupancy;
   3. Protect and create recreational opportunities open to the public; and
   4. Reflect the natural setting and respect unique site constraints.
2. RC zone. The purpose of the resort community zone is to permit development of areas for resort, recreation, and other uses to the extent such development is compatible with protection of natural and scenic resources of these areas for the continued benefit of future generations. Development in the resort community zone is intended to:
   1. Encourage flexible and creative development in order to offer a unique experience in a high quality, visitor friendly setting that contains a complementary mixture of land uses that enhance the experience of the place;
   2. Support destination facilities and venues that encourage use by tourists and visitors from outside the city, including commercial and recreational uses;
   3. Promote and enhance usable open spaces, recreation sites, outdoor areas, and pedestrian walkability; and
   4. Unite varied uses with a consistent theme, appearance, and operations that take advantage of natural assets for public use and recreational potential, yet respect site constraints such as limited access and protection of sensitive and scenic landscapes.

(Code 2023, § 10-11-1; Ord. No. 2017-54, 12-13-2017)

The provisions of this chapter shall apply to real property located in a recreational zone as shown on the official zoning map.

(Code 2023, § 10-11-2; Ord. No. 2017-54, 12-13-2017)

Certain words and phrases in this chapter, including uses, are defined in HCC chapter 10-3.

(Code 2023, § 10-11-3; Ord. No. 2017-54, 12-13-2017)

1. Permitted and conditional uses. Permitted and conditional uses allowed in recreational zones shall be as set forth on the table of uses in HCC chapter 10-16. Permitted and conditional uses are indicated by "P" or "C," respectively. Uses not permitted are indicated by an empty box.
2. Accessory uses. Permitted and conditional uses set forth in HCC chapter 10-16 on the table of uses shall be deemed to include accessory uses and activities customarily associated with and incidental and subordinate to a permitted or conditional use, subject to applicable provisions of this title.
3. Prohibited uses. Any use not shown on the table of uses shall be prohibited unless the community development director determines the use is substantially the same as a permitted or conditional use as provided in HCC 10-5-9.

(Code 2023, § 10-11-4; Ord. No. 2017-54, 12-13-2017)

1. Generally. The use and development of land located in recreational zones shall be approved according to applicable administration and development review procedures set forth in HCC chapter 10-5.
2. Minimum zone area. All areas to be zoned to the Forestry Residential (FR) Zone or Resort Community (RC) Zone shall be at least 15 acres.
3. Site plan approval. Any development in recreational zones shall be subject to approval of a site plan as provided in HCC 10-5-11.
   1. Site plans shall be prepared by a professionally competent designer or team of designers.
   2. Site plans for development in the RC zone shall address each of the requirements set forth in HCC 10-11-6(C) in addition to the requirements set forth in HCC 10-5-11.
4. Approval by other agencies. Prior to site plan approval of any use in forestry recreational and resort community zones, regardless of size or number of units, the applicant shall provide written evidence from the culinary water authority and the sanitary sewer authority certifying that water and sewer system requirements have been satisfied. The city may also request written evidence of approval from any agency having jurisdiction over the property proposed to be developed.
5. Public support requirements. The needs of residents in forestry recreation and resort community zones and the challenges of servicing unique sites may require specialized support of various public services. At the discretion of the city, special service districts may be created or required to service these needs. Property owners in forestry recreation zones may therefore be required, to the extent lawfully authorized, to make property available for public facilities and public support operations to service proposed development as follows:
   1. Fire/emergency medical services substation;
   2. Police substation;
   3. Utility substation;
   4. Special service districts for water, sewer or public utilities;
   5. Road maintenance and erosion control; and
   6. Municipal services in general.

(Code 2023, § 10-11-5; Ord. No. 2017-54, 12-13-2017)

1. Generally. The use and development of land located in recreational zones shall conform to the standards set forth in this section and in HCC 10-11-8, chart 10-11, except as may be authorized by another provision of this title.
2. Accessory structures. The front of any accessory structure and any additional portion of the structure viewable from a public street shall have materials and color similar to the primary dwelling or structure. Buildings used for agricultural purposes, such as barns or other such buildings to house animals, shall not be subject to this requirement.
3. Design criteria. The following standards shall apply to development in the recreation community zone:
   1. Intent. The intent of these standards is to:
      1. Provide for protection of the natural environment and surrounding areas from potentially adverse effects;
      2. Provide for and protect the unique character, livability and scenic quality of the city and site developed;
      3. Provide for fire safety and protection of all structures;
      4. Protect the privacy and quality of life of residents and visitors;
      5. Ensure consistency in the scale and design of structures; and
      6. Provide for adequate open space within the development.
   2. Effect on adjacent properties. Structures and open spaces within the resort community developments shall be arranged, as necessary, to ensure that adjacent properties will not be adversely affected and that adjacent properties do not have an adverse effect on the resort community.
   3. Preservation of open spaces. In keeping with the goal of creating a unique outdoor environment and experience, open space and natural areas should be protected to the maximum extent possible.
      1. At least 20 percent of the land within a resort community zone shall be preserved as permanent natural open space or provided for otherwise.
         1. One-half of this permanent open space required shall be maintained in one contiguous lot.
         2. Developed recreation amenities, such as pools, courts, or arenas and developed public spaces, such as plazas and courtyards, do not count as open space.
         3. Amenities that utilize natural open space, such as trails and golf courses, do count as open space.
      2. A method that is acceptable and approved by the city to maintain open space shall be established prior to sale of any lots. Preservation, maintenance, and ownership of required open spaces within the development shall be accomplished by:
         1. Dedication of land as a public park or parkway system;
         2. Granting a permanent open space easement on or over the private open spaces to the city, another government agency or a nongovernmental organization charged with protecting important landscapes. This is intended to guarantee that the open space remains perpetually in recreational and/or open space use, with ownership and maintenance being the responsibility of the owner or an owners' association established with articles of association and bylaws, which are satisfactory to the city; or
         3. Compliance with the provisions of the Utah Condominium Ownership Act, U.C.A. 1953, § 57-8-1 et seq., which provides for payment of common expenses for the upkeep of the common areas and facilities.
   4. Limits of disturbance. Plans shall delineate a "limits of disturbance" line to indicate the area within which all disturbance and construction shall be contained. The limits should include the principal structure, accessory structures, utilities, services, drainage facilities, and septic tank. Areas required for driveways and leach fields are not included. In drawing this line, the intention is to minimize visual impacts, prevent erosion, conserve water, and preserve natural vegetation, features, and topography.
   5. Access to recreation and public land. For the benefit of residents and visitors, the city shall protect access to existing and future recreation areas, such as public lands and trails. The city may request easements through areas proposed for development as needed to permit access.
   6. Sensitive lands and natural hazards. Construction of permanent structures shall not occur in sensitive land areas. Sensitive land areas include:
      1. Areas with special flood hazard, as provided in HCC title 12;
      2. Wetlands, springs or stream corridors;
      3. Natural hazard special study areas, as provided in HCC chapter 10-18; and
      4. Steep slopes, as provided in subsection (C)(7) of this section.
   7. Steep slopes.
      1. No development, including clearing, excavation and grading, is permitted where the slope exceeds 30 percent except trails. All areas with slopes greater than 30 percent shall remain in natural private or public open space, except as expressly allowed in this chapter.
      2. Roads and other vehicular routes shall not cross slopes greater than 30 percent, unless, after review by the planning commission, it is determined that:
         1. Appropriate engineering measures can be taken to minimize the impact of the cuts and fills, consistent with the purpose of this chapter; and
         2. The environment and aesthetics of the area will not be significantly affected.
      3. In no case shall roads cross slopes over 50 percent.
   8. Grading and drainage. Grading shall be minimized to protect existing vegetation and natural drainage patterns, reduce erosion and dust during construction, and to minimize visual impacts.
      1. Natural drainage patterns shall be maintained to the greatest extent possible. The amount of water runoff currently moving from the project site to adjacent areas shall not exceed preconstruction levels. Alternative stormwater retention is encouraged to minimize runoff.
      2. Buildings shall be designed to integrate into natural slopes. Mass grading to create a flat building pad is discouraged.
      3. All cut and fill surfaces shall be regraded to match the surrounding topography as closely as possible.
      4. All cut and fill surfaces shall be replanted with native plants similar in type to plants that were destroyed.
   9. Ridgeline preservation. Ridgelines should be retained in a natural state and development near ridgelines should blend with the natural contour of these features. Development near designated ridgelines as designated on the official zoning map should be sited and constructed to avoid creating a silhouette against the sky or backdrop when viewed from three designated vantage points:
      1. 5600 West and 13400 South;
      2. 6400 West and 13400 South; and
      3. 7000 West and Rose Canyon Road.
   10. Landscaping and native vegetation. Existing vegetation shall be protected in its natural state to the greatest extent possible.
       1. All trees over six inches in caliper or plants over ten feet tall shall be noted on plans and marked in the field for the duration of construction.
       2. All clearing of existing vegetation shall be a conditional use, subject to planning commission approval. Clearing outside the limits of disturbance is discouraged.
       3. Native compatible trees and vegetation shall be utilized in new landscaping.
       4. New landscaping shall be designed to minimize the threat of wildfire to built structures.
   11. Wildlife habitat. Protecting wildlife and their natural habitat is important for maintaining the natural ecosystem and for the enjoyment of residents and visitors.
       1. Proposals in the resort community zone shall note important natural features and vegetation that serve as habitat, and identify wildlife that may be present in different seasons.
       2. Site plans should minimize the impact of development by:
          1. Siting buildings, structures, roads, trails, and other construction to avoid significant natural features and to maintain a sufficient buffer between these important natural areas and human activity;
          2. Facilitate wildlife movement by designing natural corridors between natural areas and by minimizing fences and road crossings;
          3. Maintaining the natural structure of the site, different layers of vegetation; and
          4. Revegetating degraded areas with native plants and selecting plants that benefit wildlife for new landscaped areas.
   12. Signage. Signage in the resort community zone should help unify the development and provide a positive image.
       1. Signage shall be kept to the minimum necessary to identify destinations and direct people through the development.
       2. Signage shall be designed as a coordinated signage system for the entire project and should be sensitive to the needs of visitors.
       3. Signage for the purpose of advertising shall be used to the minimum extent possible and shall be regulated in the development's covenants, conditions, and restrictions.
       4. Natural materials such as wood, stone, rock and metal should be used.
       5. Signs shall be illuminated with external, directed lighting.
   13. Building design.
       1. Buildings shall follow a consistent design theme across the development to unify the resort community.
       2. Proposed structures shall be complementary to the surrounding landscape in terms of scale, massing, roof shape and exterior materials.
       3. Buildings shall not create large bulky masses, but should be scaled down into groupings of smaller attached structures.
       4. Buildings shall be placed on the site and designed to minimize adverse effects on adjacent properties.
       5. Buildings should be sited so as not to visually break the ridgeline as set forth in subsection (C)(9) of this section.
       6. Buildings shall be sited and constructed to resist wildfire. Applicants may be asked to complete a technical analysis for the Unified Fire Authority in order to evaluate the safety of a proposal and mitigate safety impacts.
       7. Except as otherwise specifically provided in this title, all buildings and structures shall meet the following height standards:
          1. Building heights shall not exceed 35 feet from the lowest finished grade touching the building to the top of the roofline. Where the grade slopes, this dimension shall not be exceeded at any point along the slope.
          2. No single-family dwelling structure shall have less than one story above ground.
   14. Building materials. Buildings shall be designed to complement the natural beauty of the surrounding landscape.
       1. Buildings and accessory structures shall follow a consistent theme, focused on natural materials and colors to blend with the surrounding landscape.
       2. Wood and stone and other harmonious materials shall be used. The use of bland, unpainted concrete blocks and unpainted metal is prohibited on exterior surfaces.
       3. Materials, colors and surfaces shall have little or no reflectivity.
   15. Access and circulation. Circulation networks shall be designed to consider all forms of travel, including, but not limited to, vehicles, bicycles, pedestrians and equestrian use.
       1. A traffic impact study shall be required to project auto and truck traffic generated by the uses proposed.
       2. Street widths, materials and configurations should vary depending on the proposed traffic level and need for emergency access.
       3. Continuous pedestrian and bicycle access shall be provided with minimal barriers to handicapped or elderly persons.
   16. Street design. Streets, roads, private access roads, driveways, and other vehicular routes shall be designed to minimize the amount of disturbance while allowing safe access.
       1. Vehicular routes shall not cross slopes greater than 50 percent.
       2. Vehicular routes shall follow natural contour lines to the greatest extent feasible to minimize cut and fill and disturbance to existing vegetation.
       3. Driveways shall have a maximum grade of 12 percent.
   17. Parking and loading. Parking and loading areas shall be designed to accommodate the diverse uses of the resort community zone.
       1. Parking spaces for residents shall be provided on site to minimize road widths.
       2. Parking for guest properties shall be provided primarily off street and shall be sufficient to serve those properties.
       3. Cluster type and shared parking is recommended where feasible.
       4. Parking areas shall be broken into smaller lots to avoid large expanses of paving.
       5. Parking lots shall include ample landscaping to buffer them from neighboring properties.
       6. Areas for loading/unloading of business supplies shall be provided in unobtrusive locations that do not conflict with primary circulation routes.
       7. Areas for the loading/unloading of vehicles used for recreation, such as trailers, shall be provided as needed.
   18. Fences. Fences should be used to the minimum extent possible to limit their visual impact and allow access to public areas, as needed. Fences shall conform to the standards set forth in city engineering standards.
       1. No fence shall be constructed unless shown on an approved site plan.
       2. No fence in excess of 42 inches in height shall be constructed or installed outside the designated limits of disturbance, except as required by the city for uses such as corrals for permitted animals.
       3. Fences in front yards and along roadways shall not exceed 42 inches in height.
       4. Fences shall not inhibit the movement of wildlife along known travel corridors.
   19. Lighting. Lighting shall be limited to promoting safety and visibility, as necessary. Lighting may vary from city standards in this zone, but any variations shall be submitted on a lighting plan for the approval of the city engineer.
       1. Outdoor lighting shall be shielded or hooded to prevent glare onto adjacent properties and minimize the amount of light directed toward the sky.
       2. Selective lighting of signs shall be allowed to assist in visibility only.
       3. A greater number of smaller light fixtures shall be used instead of large, high-intensity fixtures.
       4. Incandescent lights should be used in smaller pedestrian spaces where quality light is especially important.
   20. Utilities. All utilities shall be buried underground for protection from natural elements and to be visually unobtrusive. Utility location and service shall be coordinated with the city as needed, as set forth in HCC 10-11-5(E).

(Code 2023, § 10-11-6; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-46, 12-14-2022)

1. Prior development. Planned developments in forestry residential zones approved prior to April 2, 2015, which have been constructed pursuant to such approvals are considered legally conforming.
2. New development. New planned developments shall be prohibited in forestry residential zones.

(Code 2023, § 10-11-7; Ord. No. 2017-54, 12-13-2017)

To the extent that use and development of land located in recreational zones includes any matter governed by other applicable regulations set forth in this title, such regulations shall apply in addition to the requirements of this chapter.

CHART 10-11. RECREATIONAL ZONE DEVELOPMENT STANDARDS

1. Minimum lot area and width.
   
   

   Zone	Lot Area	Lot Width
   FR-1	1 acre	150 feet, at 40 feet from front lot line
   FR-2.5	2.5 acres	250 feet, at 40 feet from front lot line
   FR-5	5 acres	250 feet, at 50 feet from front lot line
   FR-10	10 acres	250 feet, at 50 feet from front lot line
   FR-20	20 acres	250 feet, at 50 feet from front lot line
   RC	None	None

2. Minimum yard for residential buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   		1 side yard: 25 feet	Single-family dwelling: 40 feet
   FR-1 and FR-2.5	40 feet	Both side yards: 50 feet	Any portion of uncovered or covered patio or deck: 40 feet
   		Corner lot: 35 feet from street
   		1 side yard: 30 feet
   FR-5	50 feet	Both side yards: 60 feet	Same as above
   FR-10
   FR-20
   		Corner lot: 40 feet from street
   RC	None	None	None

3. Minimum yard for buildings other than residential and accessory buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   All FR zones	50 feet	30 feet	40 feet
   RC	None	None	None

4. Maximum building height.
   
   

   Zone	Main Building
   All FR zones	35 feet
   RC	See HCC 10-11-6(C)(13)

5. Lot coverage of all buildings, paved surfaces, and graded areas.
   
   

   Zone	Maximum Coverage
   FR-1	20%
   FR-2.5	15%
   FR-5	10%
   FR-10 and FR-20	5%
   RC	None

6. Development density.
   
   

   Zone	Maximum
   FR-1	1 unit per acre
   FR-2.5	1 unit per 2.5 acres
   FR-5	1 unit per 5 acres
   FR-10	1 unit per 10 acres
   FR-20	1 unit per 20 acres
   RC	1 unit per 2.5 acres

(Code 2023, § 10-11-8; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-03, 2-23-2022; Ord. No. 2023-14, exh. A(10-11-8), 7-12-2023)