Hildale City Zoning Code

In order to accomplish the purposes of the Hildale general plan and this chapter, the following zones, along with their accompanying abbreviations, are hereby established as follows:

1. Agricultural zones: Agricultural 40 A-40 Agricultural 20 A-20 Agricultural 10 A-10 Agricultural 5 A-5
2. Residential agriculture zones: Residential-agricultural 1 RA-1 Residential-agricultural .5 RA-.5
   
3. Residential zones: Single-family residential 15 R1-15 Single-family residential 10 R1-10 Single-family residential 8 R1-8 Single-family residential 6 R1-6 Multiple-family residential 1 RM-1 Multiple-family residential 2 RM-2 Multiple-family residential 3 RM-3 Mobile home/RV park MH/RV
   
4. Commercial zones: Neighborhood commercial NC General commercial GC Highway commercial HC Planned commercial PC Pedestrian-oriented commercial POC Mixed-Used MU
   
5. Business and industrial zones: Business/manufacturing park BMP Professional office PO Light industrial M-1 Heavy industrial M-2
   
6. Open space and public facility zones: Open space OS Public facilities PF
7. Special purpose and overlay zones: Agriculture protection overlay APO Historic district overlay HDO Planned development overlay PDO Sensitive lands overlay SLO Runway protection RPZ Recreation resort RR Extraction industries overlay
   

In addition to the general purposes of this chapter as set forth in section 152-1-3 of this chapter, the various zones each serve more specific purposes as set forth below:

1. Agricultural Zones:
   Agricultural zones preserve and protect agricultural lands and related activities, permit activities normally and necessarily related to agricultural production, and prohibit land uses that may undermine continued agricultural activity.
2. Residential Agriculture Zones:
   Residential agriculture zones allow a mix of agricultural and residential uses on large lots. Limited agriculture activities, the keeping of limited numbers of animals, and the enjoyment of a "gentleman farmer" type neighborhood are the purpose of these zones.
   1. The purpose of the RA-1 and RA-.5 zones is to foster very low and low density development with little impact on its surroundings and municipal services; to preserve the character of the city's semi-rural areas; and to promote and preserve conditions favorable to large-lot family life, including the keeping of limited numbers of farm animals and fowl. The predominant use in these zones is intended to be large lot neighborhoods with detached single-family dwellings, protected from encroachment by commercial and industrial uses. Other major uses in these zones are small farms, hobby farms and agricultural developments. Ancillary uses include churches, schools, and parks to serve neighborhood areas.
3. Residential Zones:
   Residential zones allow a wide range of residential land uses at various densities. These zones protect the stability of neighborhoods and encourage, collectively, diverse types of desirable new residential development and protect existing residential uses.
   1. The purpose of the R1-15, R1-10, R1-8 and R1-6 zones is to permit development of detached single-family homes on individual lots at medium to high densities. Ancillary uses include churches, schools, and parks to serve neighborhood areas.
   2. The purpose of the RM-1, RM-2, and RM-3 zones is to permit well designed apartments, townhomes, twin homes, and condominiums at medium to high density that are appropriately buffered from and compatible with surrounding land uses. Ancillary uses include churches, schools, and parks to serve neighborhood areas.
   3. The purpose of the MH/RV zone is to provide locations where neighborhoods consisting of manufactured/mobile homes and recreational vehicle parks and subdivisions may be created, maintained, and preserved. Ancillary uses include churches, schools, and parks to serve neighborhood areas.
4. Commercial Zones:
   Commercial zones provide areas where a combination of business, commercial, entertainment, office, and related activities may be established, maintained and protected. Commercial zones are intended to provide a suitable environment for those commercial and service uses vital to the economic base of the city.
   1. The purpose of the NC zone is to provide areas where convenience buying outlets, having small trade areas, may be established to serve surrounding residential neighborhoods. This zone is intended to promote a combination of retail and service facilities that meet day to day needs of nearby residents and which are compatible in character and scale with adjacent development.
   2. The purpose of the GC zone is to accommodate a wide range of commercial uses developed without an overall plan or design scheme. Use of the GC zone for new commercial development should be avoided unless integrated shopping center development in another zone is not practical or desirable because of difficult size, shape, topography, or similar problems related to land otherwise deemed appropriate for commercial use. Typical uses in this zone may include offices, retail stores, personal services, heavy commercial, and institutional uses.
   3. The purpose of the HC zone is to provide commercial areas with visibility and access from SR-59 and major arterial roads for the convenience of commuters and the traveling public. Typical uses include lodging facilities, personal services, travel plazas, restaurants and fast food facilities, and commuter parking.
   4. The purpose of the PC zone is to provide areas where a combination of destination oriented business, retail commercial, entertainment, and related uses may be established, maintained and protected to serve both residents and nonresidents of the city. Typical uses in this zone include large scale, master planned commercial centers with outlying commercial pads, big box stores, offices, and various types of high density residential uses.
   5. The purpose of the POC zone is to provide walkable commercial areas which are generally oriented toward local residents rather than out of town patrons. Uses typical of this zone include planned retail and office development and limited medium to high density residential uses that can be harmoniously mixed with commercial development.
5. Business And Industrial Zones:
   Business and industrial zones provide areas for conducting business, manufacturing and industrial activities.
   1. The purpose of the BMP zone is to provide aesthetically attractive planned developments having a mix of office, research and development, light manufacturing, and limited retail uses. Typical uses in this zone include offices, clean indoor manufacturing facilities, service retail, restaurants, athletic clubs, personal service shops, medical offices, office/warehouse buildings, and research facilities.
   2. The purpose of the PO zone is to provide locations primarily along arterial or major collector streets which will accommodate offices or laboratories for professional persons and other related uses. The zone is intended to provide availability of professional services conveniently to all neighborhoods in the city. Typical uses in this zone include offices for doctors, dentists, accountants, and other similar professions, medical and dental laboratories, and pharmacies.
   3. The purpose of the M-1 zone is to provide areas for uses involving processing and assembly of manufactured goods, warehousing, and material storage. Uses which generate excessive noise, vibration, odor, dust, and fumes are excluded from this zone.
   4. The purpose of the M-2 zone is to provide areas where uses involving industrial processes and natural resource extraction may be permitted without negatively impacting other areas of the city, especially when undertaken on a large scale.
6. Open Space And Public Facility Zones:
   Open space and public facility zones allow public or quasi-public uses.
   1. The purpose of the OS zone is to recognize on the official zoning map areas which are open and generally undevelopable due to government ownership, their sensitive environmental nature and/or the unavailability of adequate public facilities, such as conservation areas and national park land.
   2. The purpose of the PF zone is to provide areas for facilities owned by public and quasi-public entities and which utilize relatively large areas of land. This zone is intended to provide immediate recognition of such areas on the official zoning map. Typical uses in this zone are cemeteries, hospitals, open air theaters, public parks, public schools, and public utility facilities.
7. Special Purpose And Overlay Zones:
   Special purpose zones are intended to accomplish objectives unique to the particular zone. Overlay zones implement supplemental regulations that apply geographically, regardless of the underlying base zone. Whenever the regulations of a base zone and an overlay zone conflict, overlay zone regulations apply.
   1. The purpose of the APO zone is to protect and preserve existing agricultural areas from encroachment of development and to allow ongoing agricultural operations to continue without unreasonable regulations, except for those needed to protect public health and safety.
   2. The purpose of the HDO zone is to implement regulations designed to promote the preservation of structures and sites having historical, cultural, or architectural significance, and to foster economic development consistent with historic preservation plans adopted by the city.
   3. The purpose of the PDO zone is to permit a compatible, master planned mix of various uses in combination with open space components on land that has unique or unusual characteristics that warrant customized development requirements. Although development size may vary from location to location, each development is intended to consist of well designed, architecturally integrated structures which are appropriately landscaped and buffered from surrounding land uses.
   4. The SLO zone provides regulations to protect sensitive land areas such as hillsides, floodplains, and river parkway areas.
   5. The RPZ zone provides regulations to promote and protect the Hildale City airport.
   6. The recreation resort zone is established to designate certain areas within the city of Hildale where it is desirable and beneficial to the area economy to allow for a mix of limited commercial, public, and residential uses. Specifically, to authorize recreation and resort developments in which residential dwelling units may be occupied by the owners thereof on a full or part time basis, to authorize the rental of residential units on an overnight or short term basis by owners who reside elsewhere; and to authorize limited commercial and public uses that are incidental to and compatible with resort developments.
   7. The general purpose of the extraction industries overlay zone is to provide for the operation of extraction industries in Hildale City, while regulating the operation of such industrial uses particularly on properties in close proximity to residential districts and to provide regulatory standards and procedures to ensure the reclamation of the extraction industry sites upon completion of the extraction processes.

1. Zones:
   The location and boundaries of the zones described in this chapter, including subsequent amendments, shall be shown on an official zoning map, entitled the Hildale City official zoning map, as provided in this section.
   1. The zones established by this chapter are intended to further the goals and policies of the Hildale general plan. Accordingly, not every zone established by this chapter need be included on the official zoning map unless and until the Hildale City council, in the exercise of its legislative discretion, determines that placing a particular property in a particular zone will further the goals and policies of the general plan.
   2. Each lot within the city shall be subject to the requirements of the zone, or zones, in which the lot is located as shown on the official zoning map.
   3. The official zoning map, including all boundaries, notations, and other data shown thereon, is hereby adopted by this reference.
2. Amendments:
   Amendments to the boundaries of a specific zone shown on the official zoning map shall be accomplished in accordance with the provisions set forth in section 152-7-7 of this chapter.
3. Map Updates:
   The zoning administrator shall update the official zoning map as soon as possible after amendments are adopted by the city council. Upon entering any such amendment on the map, the zoning administrator shall note on the map the date of the revision.
4. Filing Of Ordinance And Map:
   The ordinance codified herein and official zoning map shall be filed in the custody of the city recorder/clerk and may be examined by the public subject to any reasonable regulations established by the city council.

1. Applicability:
   Where uncertainty exists as to the boundary of any zone shown on the official zoning map, the provisions of this section shall apply to determine the location of such Boundary.
2. Centerlines And Property Lines:
   When a zone boundary is indicated as being approximately upon the centerline of a street, alley or block, or along a property line, then, unless otherwise definitely indicated on the official zoning map, the centerline of such street, alley or block or such property line, shall be construed to be the boundary of such zone.
3. Waterways, Park And Public Land:
   When a zone boundary is indicated as being approximately at the line of any river, irrigation canal or other waterway, public park or other public land, or any section line, then the center of the stream, canal or waterway, or the railroad right of way, or the boundary line of the public land or section line shall be deemed to be the boundary of the zone.
4. Lot, Block, And Tract Lines:
   Zone boundaries indicated as approximately following platted lot lines, or block or parcel tract boundaries shall be interpreted as following such lines.
5. Street Vacations:
   When a public road, street, or alley is officially vacated, such property shall have the same zoning as the adjacent property. In the event vacated property is adjacent to two (2) zones, each zone shall extend to the centerline of the vacated right of way.
6. Uncertainties:
   When a physical or cultural feature existing on the ground is at variance with one shown on the official zoning map, or in case any other uncertainty exists with respect to a zone boundary, the zoning administrator shall determine the boundary location, subject to appeal in accordance with the provisions of section 152-7-19 of this chapter.
7. Zoning Administrator To Make Determination:
   The zoning administrator shall have the authority to make all zone boundary clarifications and determinations subject to the rules above and appeal in accordance with the provisions of section 152-7-19 of this chapter .

1. Ambiguous Zone:
   Any property which is not clearly zoned on the city's official zoning map shall be deemed to be in the most restrictive adjacent zone.
2. Ambiguous Use:
   1. If ambiguity arises concerning the classification of a particular use within the meaning and intent of this chapter, the zoning administrator shall determine the proper use or development standard. The zoning administrator may refer the matter to the planning commission for a final determination, if the zoning administrator deems the use unusual enough to require special consideration. The planning commission's determination shall be final and is subject to appeal in accordance with the provisions of section 152-7-19 of this chapter.
   2. If a particular use does not appear in the permitted and conditional uses table for a given zone, the use shall be deemed not permitted in that zone.

Territory which is annexed shall be deemed to be zoned A-20 immediately upon annexation or as otherwise expressly provided in an annexation agreement. This zoning shall be considered a holding zone and no zone change will be considered until a plan for development is presented.