This chapter establishes regulations for all uses as set forth in the applicable base and overlay zones, except where otherwise noted.

The regulations of this Chapter shall apply as follows:

1. All development shall be in accord with the regulations in HCC 10-4A. Access shall comply with the regulations of HCC 10-4A-3.
2. Applications for property boundary adjustments shall be reviewed and approved by the regulations as set forth in HCC 10-2B and the procedures in HCC 10-5.
3. Landscaping shall comply with the regulations of HCC 10-4C.
4. Off-street parking or loading facilities shall comply with the regulations of HCC 10-4D.
5. Exterior lighting shall comply with the regulations of HCC 10-4E.
6. Signs shall comply with the regulations of HCC 10-4F.

This Article provides standard regulations for the location, design, and development of new land uses and the alteration of existing land uses. This Article supplements the regulations for development in each base zone and overlay zone as set forth in Chapter 2 of this Title.

This Article shall apply to the development of all principal permitted, accessory, and conditional uses, except where specifically noted. The following regulations are the minimum standards of development. Additional standards may be applied in accord with overlay zones, specific use standards, or other regulations of this Title.

1. Development, as herein defined, shall only be approved on a property that has a property line (hereinafter referred to as frontage) along a roadway as defined in Chapter 1 of this Title.
   1. The frontage shall meet the minimum requirement of the applicable base and/or overlay zone.
   2. When a property has frontage on a cul-de-sac or a knuckle the length of the required frontage shall be measured as defined in table 10-2B-3.
2. Access shall be taken from the required frontage of each lot unless the property also has frontage on another public right-of-way.

All storage of junk must comply with the city’s nuisance ordinance set forth in Title 9 Chapter 4.

Nothing contained in this Title shall prohibit the use of any land for agricultural purposes except where such use creates a health hazard.

Architectural or design standards may be required on projects or developments which could have a significant effect on the character of the surrounding area. These standards will be developed on a case-by-case basis by the City and applicant. It is intended by this section to create a development, which will result in compatible building design and materials within the development and the respective zone. Guidelines should include consistency of roof pitch, roofing materials, exterior materials, colors, porch details, window types and similar elements. These guidelines should also be compatible with adjacent developments. Buildings should be designed to blend and harmonize with the existing environment rather than compete with it.

All atmospheric emissions (including, but not limited to, smoke, gas, dust, odor, or other atmospheric pollutants), without respect to whether the emissions are created outside the structure in which the use is conducted or within a completely enclosed structure, shall obtain a permit, if required by Utah law, the Weber-Morgan Health Department, or by the Weber Fire District.

Basements, as defined in Section 10-1A-1 associated with new construction, shall be permitted only where there is direct access to a public land drain system approved by Hooper City. In locations where this condition exits and a basement is constructed, the structure shall have a perimeter footing/foundation drain. The footing/foundation drain must flow by gravity through a land drain lateral to the main land drain piping in the street. The structure shall also have a perforated sump in the lowest floor and a sump pump installed as part of the new building construction. The sump pump shall be designed and constructed in accordance with City Standards and Specifications and must discharge outside the structure to the land drain service lateral. The sump pump shall be subject to inspection by the City’s building inspector at final inspection. Where no public land drain is available, the lowest floor slab in the new building shall be no lower than existing property grade or no lower than 1 foot below the top back of the curb (measured at the lowest point along the street frontage), whichever is higher. For buildings constructed where no curb is present, the lowest floor slab in the new building shall be no lower than existing property grade or no lower than 1 foot below the centerline elevation of the roadway, whichever is higher.

A property must be in compliance with Hooper City ordinances before it will be eligible to be issued a city permit, including, but not limited to, a building permit or an excavation permit.

Abutting parcels held in the same ownership shall be considered one property for development purposes.

New development shall contain construction debris and weeds on-site and prevent wind-blown debris and weeds from entering neighboring properties. Temporary construction fencing may be required in locations where permanent land use separation fence is not required per Subsection 17.

Unless otherwise approved by the City, no cut trees, timber, debris, earth, rocks, stones, broken concrete, soil, junk, trash, rubbish, or other waste materials of any kind shall be buried in any land, or left or deposited on any lot or street, and removal of same shall be required prior to final acceptance of the public improvements. Processed, crushed concrete or other materials may be used on site where approved by the City.

Dimensional standards and required yards are established for each base zone as set forth in Chapter 2 of this Title.

1. Minimum area and dimension requirements. No property size, yard, parking area, or other space shall be reduced in area or dimension so as to make said area or dimension less than the minimum required. If already less than the minimum required by this Title, said area or dimension shall not be further reduced.
2. Setbacks.
   1. Approved signs shall be exempt from the setback requirements of Chapter 2 of this Title.
   2. Setbacks for corner lots shall be determined as follows:
      1. The front yard setback shall be required along the property line where the driveway enters the property. The side yard setback shall be provided along the side street property line as applicable to the roadway classification.
      2. The rear yard setback shall be provided either along the interior side property line or rear property line. The side yard setback shall be provided along the remaining property line (rear or interior side) as applicable.
3. Required yards. The required front, side, and rear yards shall not be occupied by any use or structure except fencing, landscaping, off-street parking, drives, streets, signs, lighting, and/or certain architectural features as detailed below:
   1. Where the required setback is greater than 10 feet:
      1. Cornices, canopies, eaves, or other architectural features may project a distance not exceeding 2.5 feet into the required yard.
      2. Fire escapes may project a distance not exceeding 4.5 feet into the required yard.
      3. Bay windows, balconies, and chimneys may project a distance not exceeding 3 feet into the required yard, provided that such features do not occupy, in the aggregate more than one-third (1/3) of the building wall on which they are located.
   2. Where the required setback is 10 feet or less:
      1. Cornices, canopies, eaves, or other architectural features may project a distance not exceeding 1 foot into the required yard.
      2. Fire escapes may project a distance not exceeding 1 foot into the required yard.
      3. Bay windows, balconies, and chimneys may project a distance not exceeding 1 foot into the required yard, provided that such features do not occupy, in the aggregate more than one-third (1/3) of the building wall on which they are located.
4. Height limit exceptions.
   1. The maximum height limitations set forth in the applicable base zone shall not apply to the following architectural features: belfry, cupola, chimney, or smoke stack. Such architectural features shall have a maximum height limit of 50 feet, unless otherwise approved by the City.
   2. The maximum height limitations set forth in the applicable base zone shall not apply to the following: church spire or steeple, agricultural structure, amateur radio antenna, wind mill, water tower, fire and hose tower, observation tower, power line tower, radio tower, , cellular phone facility, cellular tower, television tower, bridge tower, or other approved commercial or personal tower and/or antenna structure.

The Planning Commission shall not recommend approval of any Final Plat which does not make adequate provision for storm water for both flood water runoff control and water quality control including, but not limited to channels, catch basins, drywells detention ponds, retention facilities, low impact development and surface water treatment. Plans shall be reviewed for compliance with the Hooper City Development Standards and Specifications, or other standards as may be adopted. The storm water drainage system shall be separate and independent of the sanitary sewer system, the land drain system, and any other system. Storm drains, where required, shall be designed in accordance with the criteria provided below and a copy of design computations and water quality report in accordance with the City’s Low Impact Development Handbook shall be submitted along with Construction Drawings. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than four hundred (400) feet in gutters, regardless of the calculated gutter capacity. When calculations indicate that gutter capability is exceeded, catch basins shall be used to intercept flow. Catch basin shall be used to collect and convey storm water at intersections. Surface water drainage patterns of the project site shall be shown on a Grading and Drainage Plan defined later in this chapter. In conjunction with the preparation of the Grading and Drainage Plan, the City Staff may require the applicant to meet with the Hooper City Public Works Director and others as needed in order to gain an understanding of existing upstream and downstream storm drainage, field drainage, and irrigation run-off issues so that these important considerations can be incorporated into the Plan. If the meeting is required, the Planning Commission shall not recommend Final Plat approval if this meeting has not occurred. The applicant may be required by the Planning Commission, upon the recommendation of the City Staff, to carry away by pipe or open channel (Hooper or Howard Sloughs) any spring or surface water that may exist either previously to, or as a result of the development. Such drainage facilities shall be located in the road right-of-way where feasible, or in approved perpetual unobstructed easements of appropriate width and length, and shall be constructed in accordance with the development standards and specifications. Hooper City will not maintain storm drain facilities located on private property or beyond the City’s right-of-way, including rear-lot drainage facilities, even those located within public utility easements. Underground storm drain systems shall be constructed throughout the development and be connected to an approved out-fall. No outfall will be approved which does not allow for gravity flow to a discharge point that is high enough in elevation to prevent surcharging into the development’s drainage system. In addition, the City reserves the right to dictate flowline elevations in the storm drain system that allow for an appropriate level of “freeboard” in the storm drain system or to pass “nuisance” water at a control structure. Inspection of facilities within the City’s right-of-way shall be conducted by the City. If a future connection to a public storm drain will be provided, as determined by the City Staff, the developer shall make arrangements for future storm water at the time the plat receives final approval. Provision for such connection shall be incorporated into the development plans. No development shall be approved unless adequate drainage will be provided to an approved drainage watercourse or facility as determined by the City Staff based upon approved pipeline slopes and flowline elevations

1. Accommodation of Upstream Drainage Areas Culverts or other drainage facilities shall be large enough to accommodate potential runoff from the entire upstream drainage area, whether inside or outside the development. The proposed drainage facilities shall be designed so that there is no negative impact on the upstream drainage through pipe size restrictions, abrupt grade changes, reverse grade, and so forth. The developer shall hire a qualified engineer to determine the necessary size of the facility, based on the provisions of the development standards and specifications assuming conditions of a ten-year year storm event for pipeline design and a one-hundred year storm event for detention basin design. The pipeline design shall also include capacity for other water from other sources besides storm events. The City Staff shall review and approve the design. Offsite drainage improvements, completed at the developer’s expense, may be required in order to preserve the integrity of the existing drainage system.
2. Effect on Downstream Drainage Areas To determine the effect the development will have on existing downstream drainage facilities outside the project area, the developer shall submit a storm water drainage study prepared by a qualified engineer. City and County storm drainage studies, together with the City’s Storm Drain Master Plan, may serve as a guide to determine needed improvements. Where it is anticipated that the additional runoff will overload an existing downstream drainage facility, the Planning Commission may require the applicant to improve the facility in order to serve the development or provide additional on-site drainage facilities.
3. Flood Plain and Low Elevation Areas The Planning Commission may, upon recommendation of the City Staff when determined necessary for the health, safety, or welfare of the present and future population of the area and for the conservation of water, drainage, and sanitary facilities, prohibit the development of any portion of the property which lies within the flood plain of any stream, lake or drainage course, or areas low in elevation having evidence of standing water or high groundwater. These flood plain and low-lying areas should be preserved from any and all disturbance or damage resulting from clearing, grading, or dumping of earth, waste material, or vegetative debris.
4. Dedication of Drainage Easements Where a development is traversed by a watercourse, drainage way, or channel, , there shall be provided a storm water easement or drainage right-of-way conforming substantially to the historic high water lines of such watercourse, as determined by the City Staff. Watercourses, drainageways, and channels shall be piped, with the exception of the Hooper and Howard Sloughs, it is desirable that these sloughs be maintained by an open channel with landscaped banks. Where topography or other conditions make the inclusion of drainage facilities within road rights-of-way impractical, perpetual unobstructed easements at least twenty (20) feet in width for such drainage facilities shall be provided across property outside the road right-of-way lines. This requirement applies to piped drainage channels as well, with the final width, length, access surface, and location of the easement to be approved on a case-by-case basis. Such easements shall include satisfactory access to the road. Easements shall be indicated on the Final Plat and be dedicated to Hooper City, or other applicable entity. Drainage shall be carried from the road to a natural watercourse or to other approved City drainage facilities. When a proposed drainage system will carry water across private land outside the development or to a private drainage facility, appropriate drainage easements and agreements must be secured during the Preliminary Plat phase of development and indicated on the plat. The applicant shall dedicate to the City or other appropriate agency, by drainage or conservation easement of land on both sides of existing watercourses, to a distance to be determined by the Planning Commission and City Staff.
5. Drainage Ways and Irrigation Ditches All existing drainage ditches within, abutting or adjacent to subdivisions or development, or impacted by new development, shall be piped in accordance with development standards and specifications. Notification and approval from irrigation companies for development may be required in certain circumstances as determined by the City if the development impacts irrigation works uses or access.
6. Drainage Facilities All drainage facilities as herein required shall include considerations for both flood control and water quality control.
   1. Flood control facilities shall be based upon estimates of peak and total discharges. Flood control facilities shall be designed by the Rational Method, or other methods as approved by the City Engineer. Flood control plans are to facilitate a 10-year, 1-hour storm event for pipeline design and a 100-year storm event for detention basin design. An off-site discharge rate to an approved storm drain outfall of 0.15 cfs per acre is the maximum allowed.
   2. Detention basins are flood control facilities, and the design shall incorporate “bypass” or “short circuit” control boxes in lieu of “pass through” detention basin which shall not be approved. The control box will allow design storm flows and “nuisance” water to pass and will only fill the detention basin if the design storm is exceeded. An overflow shall also be included in the control box to prevent overtopping of the detention basin. Detention basin shall be landscaped in accordance with City landscaping standards and specifications.
   3. Water quality control facilities shall be designed and constructed in accordance with the Hooper City Low Impact Development Handbook (handbook) and will consider both retention and water quality treatment methods as prescribed in the handbook.
   4. Retention facilities are water quality facilities, and the design shall include measures targeted at mimicking predevelopment hydrologic discharge conditions.
7. Grading and Drainage Plan
   1. The applicant shall submit a drainage plan to the City Staff prior to preliminary plat approval.
      1. Upon review and acceptance of the drainage plan, the City may approve the final plat.
      2. No grading, filling, clearing, or excavation of any kind shall be initiated until the City approves the drainage plan and an excavation permit, if required, is obtained from the Hooper City Public Works Director.
   2. The drainage plan shall be drawn to scale and shall include, but not be limited to, the following:
      1. Topography at 2-foot intervals. The proposed grading shall be indicated by solid-line contours superimposed on dashed-line contours of existing topography. In case of predominantly level topography throughout a development, one-foot (1’) contour intervals may be required.
      2. North arrow, road and lot layout, and development name.
      3. Location of all existing water courses, canals, ditches, land drains, springs, wells, culverts and storm drains.
      4. The flood hazard zone(s) if the development is in an area of special flood hazard.
      5. Wetlands delineation, if applicable.
      6. Essential elements, alignments, and functions of the proposed drainage system including, but not limited to, inlets, outlets, catch basins, manholes, , culverts, detention basins orifice plates, pumps, water quality features, retention and infiltration facilities necessary, outlets to off-site facilities, and off-site facilities planned to accommodate the project drainage.
      7. The drainage plan shall indicate by flow arrows, contours, spot elevations, or some other acceptable manner, where storm water will be routed for the property. It must show the location and size of any flows onto the site from outside the property boundaries as well as any discharges leaving the site. The drainage plan must be prepared in a way that prevents run-off onto adjacent properties. Rear-lot drainage facilities may be approved as an option but is rarely an acceptable alternative to grading with imported fill and/or retaining structures. The City does not maintain private rear-lot drainage facilities.
      8. When drainage courses and irrigation facilities exist on-site, the owner and/or applicant shall provide documentary evidence of consent to re-routings by all interested landowners and drainage and irrigation entities affected and having rights to, and in, such facilities; and
      9. Other supplemental data as may be required by the City Staff.
         

Any property that has 2 or more existing dwellings that were built prior to November 30, 2000, or were principal permitted dwellings approved in accord with the zoning regulations that were in effect at the time such dwellings were built, shall be deemed a nonconforming use. Each dwelling shall be subject to the standards in Section 1-1B-4 of this Title.

Any work done within the City’s right-of-way requires an Excavation Permit. The requirements and regulations of the Excavation Permit are defined in a separate excavation ordinance, set forth in Title 5 Chapter 5 of the Hooper Municipal Code

Drainage swales along existing streets provide the storm drain collection and transmission facility for that street and/or neighborhood, approved at the time of development. Drainage swales must retain and may not be altered or piped without an Excavation Permit from the City. Piping of an existing swale must comply with City standards and specifications and ensure the continual transmission of storm water runoff in accordance with historical drainage patterns, in addition to providing a means for surface water above the pipeline to collect and then be discharged into the system via an approved collection box.

Each applicant shall be required to furnish and install a permanent, city standard, 6-foot chain link or approved equal separation fence between varying land uses (LUSF). Fence shall be installed along surveyed property lines and at the approved compacted final grade of the project. If an elevation differential exists at the property line; a thickened mow strip or a retaining wall may be required in conjunction with or prior to the fencing requirement.

The City Council may waive the LUSF requirement in a minor subdivision where the same entity owns all of the adjacent property with different land uses.

The final construction drawings shall show all required LUSF, height, and material required at final City Council approval.

In addition to the land use separation fence, fences will be required when the Planning Commission determines that a hazardous condition may exist or a buffer screen is necessary for the project.

No building permits shall be issues until said fence improvements have be duly installed.

LUSF is a requirement intended to provide a physical separation between differing land uses and zoning, providing; safety, convenience and other protections to each differing land use. The fence is owned and maintained by the property owner that installs the fence. Any post-development alteration or replacement of the LUSF must be done in accordance with the intent of the ordinance. Alterations or replacements of any portion of the LUSF must not affect the structural integrity or function of the remaining fence. Alterations shall use materials and components equal to or better than the existing LUSF.

The storage of any hazardous materials, as defined by Title 40 Code of Federal Regulations Part 261, or subsequent amendments thereto, shall require a list of those materials to be submitted to the Weber County Sheriff’s Office, and the Weber Fire District, prior to issuance of hazardous materials storage permit.

Where allowed by the applicable base district, the keeping of livestock as an accessory use within the City of Hooper shall conform to the following standards.

1. Purpose. To set forth reasonable standards for the keeping and care of livestock that promote responsible animal husbandry; protect private property rights; help maintain neighborhood compatibility; and protect the health, safety, and welfare of the general public.
2. Standards for the Keeping of Livestock
   1. A minimum of 20,000 square feet is required to qualify for the keeping of livestock unless a conditional use permit is granted by the City. Any lot of 20,000 square feet or more shall be eligible for one (1) animal unit for each 10,000 square feet of property within the lot. A conditional use permit must be approved by the City in order to keep livestock on any lot less than 20,000 square feet in size. All livestock must be confined on the owner’s property.
   2. Any structure used for the keeping of livestock including, but not limited to barns, stables, sheds and corrals shall be located a minimum of 50 feet from a dwelling owned by another person.
   3. Property owners keeping livestock in accordance with the above standards must maintain such animals in a manner that does not create an unreasonable impact on neighboring properties. Potential negative impacts include, but are not limited to odors, noise, drainage, erosion and flies. Any person keeping livestock is responsible for the regular removal and disposal of animal waste, and the control of insects, erosion and odor. Failure to maintain the property in accordance with these requirements shall be considered a violation of this ordinance.
   4. Keeping of livestock in greater numbers than outlined herein may be allowed on a conditional use basis. Any livestock in excess of the limits set herein, already being kept on the date of this ordinance, will require an application for a conditional use be filed. All such applications will be acted upon as set out in Chapter 5 of this title.
   5. The offspring of animals legally kept pursuant to this section may be maintained on the property until maturity without being counted toward the animal units allowed for the property. (Maturity to be determined by qualified authority to be selected by the City Staff.)
      

When required by the City Planning Department or City Staff, a natural features analysis shall be submitted with the development application for a preliminary plat.. The following features shall be mapped, described, or noted as not applicable in the natural features analysis:

1. Hydrology. Analysis of natural drainage patterns and water resources including an analysis of streams, natural drainage swales, ponds or lakes, wetlands, floodplain areas or other areas subject to flooding, poorly drained areas, permanent high groundwater areas, and seasonal high groundwater areas throughout the site.
2. Geology. Areas of known geologic hazards or special features, such as shallow bedrock areas, unstable rock formations, landslides, and high groundwater must be mapped and described.
3. Soils. Analysis of types of soils present in the site area including delineation of prime agricultural soil areas, aquifer recharge soil areas, unstable soils most susceptible to erosion, and soils suitable for development. The analysis of soils shall be based on the Hooper City Soils Classification Map (United States Department of Agriculture, Natural Resources Conservation Service).
4. Topography. Analysis of the site’s terrain including mapping of elevations. Contour lines based on USGS datum of 1988 with intervals of not more than 2 feet. Contour lines shall extend a minimum of 100 feet beyond the proposed development boundary. If a drainage channel borders the proposed development, the contour lines shall extend the additional distance necessary to include the entire drainage facility.
5. Vegetation. Analysis of existing vegetation of the site including, but not limited to, dominant tree, plant, and ground cover species.
6. Sensitive plant and wildlife species. Analysis of sensitive plant and wildlife species of the site.
7. Historic resources. Analysis of existing historic resources.
8. Hazardous areas. Location and identification of all potential hazardous areas including, but not limited to, land that is unsuitable for development because of flood threat, poorly drained areas, high ground water, , rock formation, buried pipelines, or other similar conditions likely to be encountered.
9. The applicant shall provide a written statement explaining how the site plan, private road, and/or plat protects or mitigates impacts on the natural features of the site.

Outdoor public address systems or speakers for non-residential uses shall only be allowed within the C2 or M2 zones, or as part of an approved conditional use. Public events at City parks or rodeo grounds are exempt.

The outdoor storage of chemicals and/or fertilizers including, but not limited to, salts or other minerals, shall be prohibited.

Any parcel created by court decree that does not meet the dimensional standards of the applicable base and overlay zones in effect at the time said parcel was created (the date of the court decree) shall be recognized as a parcel for transfer of ownership; however, the parcel shall not be eligible for development including any building permits for renovation of an existing structure.

If a governmental action (such as acquisition through prescription, purchase, or other means by the City of Hooper, or other local, State, or Federal agency as approved by the City), or by a developer dedicating said property to the City, reduces an existing property below the required property size, such property shall be deemed as a conforming property for the purposes of development.

Where a development borders on or contains an existing or proposed arterial, minor arterial or collector street, the Planning Commission may require that access to such streets be limited by one of the following means:

1. The planning of lots so as to back onto the arterial, minor arterial, or collector street and front onto a parallel local street; no access shall be provided from the arterial, minor arterial, or collector street.
2. A series of cul-de-sacs, U-shaped streets or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing on the arterial, minor arterial, or collector street.
3. In either scenario above, screening and landscaping shall be provided in a strip of land along the rear property line of such lots. Screening and landscaping shall be in accordance with Section 10-4-C of this Title and Hooper City Development Standards and Specifications.

Developer shall be responsible for obtaining a UPDES Storm Water Permit for Construction and for monitoring and managing the storm water pollution prevention plan during construction of the development through the end of the warranty period or an approved Notice of Termination. In the case of a residential development, developer shall include in the development CC&R’s detailed language regarding the lot owners’ responsibilities to comply with City ordinances and permit requirements associated with storm water pollution prevention. Specific mention must be made to street cleaning, temporary curb ramps, stockpiling of earthen materials, concrete wash-out areas, and debris removal.

Minor subdivisions (defined in Section 10-6-4.1 of this Title) shall be responsible for street improvements along the frontage of the entire development, including all frontage on streets immediately adjacent to the development (corner lots). Street improvements may include, but may not be limited to, engineering, storm drainage facilities, rough grading, imported sub-grade material, imported aggregate base material, fine grading, curb and gutter, sidewalk, drive approaches, “curb match” asphalt, storm water pollution prevention BMP’s, and long-term storm water quality facilities. If circumstances exist where these improvements are not deemed immediately necessary, the City Council may, upon recommendation from the Planning Commission, elect to require cash escrow in an amount determined by the City Staff equal to an estimate of the current cost of constructing the improvements. This amount of the cash escrow is fixed at the time of the agreement and will never change. The escrow will be held for a pre-determined time for the use by the City for its intended purpose at the City’s discretion. If no project is completed within the designate time frame, the escrowed funds may be released to the developer or owner who signed the escrow agreement. As an alternative to the release of cash escrow at the end of the escrow agreement term, a signed Deferred Improvement Agreement will be required which will include a commitment to participate financially in future street improvements at whatever time the City may need to implement a project, and for the full cost of the improvements at the time of future construction.

In addition to any trails, paths, and parks shown in the City’s Parks and Trails Master Plan, the Planning Commission, in its review of each development of twenty lots or more, may require that land be reserved and improvements installed for parks, trials and paths or other recreation purposes in locations designated in the General Plan or other areas where such reservations would be appropriate and would benefit the development and its residents. Each reservation shall be of suitable size dimension, topography, and general character and have adequate access for the particular purposes envisioned by the Planning Commission. The area shall be shown on the Final Plat. The developer may also be required to install improvements to the recreation areas, which directly benefit the development. These improvements shall be built to City specifications. Trails, pedestrian paths, and bike paths shall be related appropriately to topography, require a minimum of site disturbance, permit efficient drainage, and provide safe access. Walking and hiking trails, bike paths, and horse trails shall be provided by the developer as determined by the Planning Commission. Trails should provide a link to schools, recreation facilities, commercial areas, parks, other development areas and significant natural features. Trails shall be built to City specifications and shall be dedicated to the City. Trails should be provided to allow efficient internal pedestrian and non-motorized circulation as well as provide links to adjacent trail systems on other properties. Existing trails should be maintained and incorporated into open space elements of the project. This may include trails for pedestrian, bicycle, or equestrian circulation. Construction of new trails will be required concurrently with the installation of other public improvements. Although required trails may not link to adjacent trails immediately, each trail is a vital part of an overall circulation plan.

1. Minimum Size of Park Reservations In general, land reserved for recreation purposes shall have an area of at least one acre. When the proposed area would create less than one acre, the Planning Commission may require that the recreation area be located at a suitable place on the edge of the development so that additional land may be added at the time adjacent land is being subdivided. In no case shall an area of less than one quarter (1/4) acre be reserved for recreation purposes. This smaller amount will be accepted only when it is on the edge of the development or when the City Staff determines that the reduced size will result in a functional and useable recreation site.

All wire fences, metal structures, and metal objects within 100 feet of transmission lines shall be grounded.

Following receipt of recommendations from the City Staff, if the Planning Commission or City Council finds lands unsuitable for development due to high groundwater, a history of standing surface water, flooding, improper or inadequate drainage, natural hazards, fire, geologic hazards, potentially toxic wastes, adverse earth formations or topography, wetlands, utility easements, wildlife habitats that cannot be reasonably mitigated, historical artifacts, or other natural features, which will be detrimental to the safety, health and general welfare of the present or future inhabitants of the development or surrounding areas, the land shall not be developed. These areas have currently been identified as lands falling below Elevation 4220.0, with no utilities permitted below Elevation 4215.0. Minor interior portions (10% or less) of the development which are surrounded by suitable lands may be made suitable if adequate methods are formulated by the developer and approved by the City, upon recommendation of a qualified planner or engineer hired by the developer and approved by the City, to solve or remedy the problems created by the unsuitable land conditions. The burden of the proof shall lie with the developer to establish the viability of development in these sensitive or unsuitable areas. In residential developments, each building lot must be suitable in its entirety. Unsuitable land shall be set aside or reserved for uses that will not create a danger or severe environmental impact. Additionally, considerations must be given to soil conditions, drainage patterns, and ground water existence and may include appropriate setbacks and conservation requirements.

All utilities for a new dwelling or approved use shall be installed underground unless exempted by the utility company. For the purposes of this Section, the term utilities shall include, but not be limited to, electric, natural gas, water, wastewater collection, storm drainage, telephone, and cable services. Agricultural structures as herein defined shall be exempt from this regulation.

For any dwelling or approved use, the owner or applicant shall provide and maintain sewage disposal facilities that meet the approval of Hooper City, Weber-Morgan County Health Department or the State of Utah as defined below. Options for sewage disposal facilities shall include, but not be limited to, the following methods:

1. A municipal wastewater collection and treatment system approved by Hooper City.
2. An individual sewage disposal system where each residential lot has a permanent drain field area on the lot approved by the Weber-Morgan County Health Department.
3. The City Council may require, upon recommendation from the City Staff and Planning Commission, that a “dry” sewage collection system be installed in new development in anticipation of future connection to a municipal system, even if on-site individual sewage disposal systems are required and approved.
4. The City Council may require, upon recommendation from the City Staff and Planning Commission, that a new development be required to construct a “regional” sewage collection facility such as a vacuum sewer pump station or a sewage lift station in lieu of a development-specific facility. A reimbursement agreement for “oversized” facilities that will accommodate future growth and capacity may be created between the City and the developer.

For any dwelling or approved use, the owner or applicant shall provide and maintain an adequate culinary and secondary water supply for the intended use.

1. The applicant shall provide evidence that a valid water right supply exists with the applicable culinary and secondary water purveyor.

All new development shall be required to install curb and gutter along all new and existing streets within and immediately adjacent to (bordering) the development, where lots or site plan in the development have front or side facing on said streets. Curb and gutter shall conform to the requirements of the Hooper City Development Standards and Specifications.

All new development shall be required to install sidewalks along all new and existing streets within and immediately adjacent to (bordering) the development, where lots or site plan in the development have frontage or side yards on said streets, with the exception of the following areas: In the City’s R-1 zone, sidewalk requirements may be reduced by the City Council upon recommendation from the City Staff and Planning Commission. In addition, the Planning Commission may recommend for City Council approval that new development install a reasonable amount of additional sidewalk on existing streets as deemed necessary for the safe conveyance of pedestrian traffic. Sidewalks shall conform to the requirements of the Hooper City Development Standards and Specifications. In some developments, sidewalk requirements may be reduced at the City’s discretion where trails accommodate like needs.

Unless approved for removal by the City, all existing topsoil in a new development will remain and be used within the boundaries of the development. Topsoil may be stockpiled, when necessary, and redistributed following site and rough grading as defined in Section 10-6A-4.

Postal services for all developments shall be determined by current U.S. Postal Service rules and the local postmaster. Written approval of the development’s plan for postal service is required from the postmaster prior to issuance of occupancy permits for the development.

The regulations of this Article allow for the owners of adjacent parcels that are described by either a metes and bounds description or by a recorded plat to exchange title to portions of those parcels if the exchange of title will not result in a violation of any city land use ordinance and is approved by the Mayor, acting as the land use authority.

1. These regulations apply to existing lots and existing parcels within Hooper City.

1. Application: An application and fees, as set forth in HCC 10-5, shall be submitted to the City.
2. Upon approval of the application by the Mayor, subject to any applicable conditions of approval, the applicant or owner shall have one year to complete the following tasks:
   1. Cause the property to be surveyed, and a record of survey recorded;
   2. A notice of approval executed by each owner included in the exchange and by the Mayor shall be recorded in the office of the county recorder containing a notarized acknowledgment for each party executing the notice and reciting the descriptions of both the original parcels and the parcels created by the exchange of title.
   3. Execute and record the necessary deeds to accomplish the property boundary adjustments as approved;
   4. Obtain new tax parcel numbers from the Weber County Assessor; and
   5. Provide copies of the recorded notice of approval, recorded deeds, and the new tax parcel numbers to the City.

1. A property boundary adjustment shall not reduce the property size below the minimum dimensional standards prescribed by this Title.
2. If one or more of the properties is nonconforming as to the minimum dimensional standards prescribed by this Title, the property boundary adjustment shall not increase the non-conformity.
3. A property boundary adjustment shall not increase the original number of properties.
4. A property boundary adjustment shall not change or move any public streets, private roads, easements, or publicly dedicated areas in any manner.
5. The parcel boundary adjustment shall not constitute a relocation of a property.

The purpose of this Article is to:

1. Ensure development consistent with the goals of the general plan related to community design;
2. Enhance the aesthetic appearance of streets, parking areas, and development sites and visually screen and buffer incompatible land uses;
3. Preserve existing healthy trees and rare plants;
4. Encourage the use of native species and drought-tolerant landscape materials with the intent to maintain wildlife habitat areas and conserve water;
5. Break up large areas of pavement, and provide shade in parking areas and around structures with the intent to promote energy conservation;
6. Provide pervious surface areas to minimize storm water run-off and promote groundwater recharge; and
7. Separate pedestrians from automobile fumes, noise, and dust, and reduce glare from vehicle headlights.

1. The standards in this Article shall apply to all developments within a commercial or industrial zone.
   

1. Unless exempted by the City Engineer, Developer shall be required to submit a Landscaping Plan, including planting and irrigation detail, with the Site Plan. The Landscaping Plan shall comply with the requirements of this Chapter and the City’s landscaping standards and specifications.
   

1. For the purposes of this Article, landscaping elements are all exterior enhancements of a project including, but not be limited to: deciduous trees (shade and ornamental), evergreen trees, sidewalks, paths, site furniture, trellis, fences, walls, sound walls, shrubs, flowering plants, vines, pots, vases, window boxes, raised planters, and grade work such as berms, grassy swales, and water retention features.
2. Existing trees, native vegetation, and rare plants shall be retained wherever possible.
   1. Existing native vegetation may be accepted in lieu of new plantings, provided they contribute to achieving the intent of this Article.
   2. To control erosion and soil loss, the existing vegetation shall only be removed from the current phase of the project.
3. Landscaped areas shall incorporate a hierarchy of plantings from ground covers to shrubs to trees. Shrub areas shall incorporate a vegetative ground cover wherever possible. If the site configuration or plant type prohibits the use of a ground cover in conjunction with the shrubs, bark or other mulch shall be provided.
4. The landscape plan shall include plant materials that provide seasonal color during the spring, summer, and fall.
5. Expanses of walls or solid fences that are greater than 100 feet along a roadway shall be interrupted with offsets and provided with accents to prevent monotony.
   1. For the purposes of this standard, accents shall include, but not be limited to, other landscape elements as listed in HCC 10-4C-4 paragraph A.
   2. Offsets shall be designed with pedestrian safety in mind, such as small alcoves with angled sides that provide full visibility.
6. All landscaping shall be designed to consider the microclimate of the site and surrounding properties by addressing sun, shade, and wind for increased energy efficiency.
   1. Deciduous trees shall be the preferred method of providing shade in parking lots and around structures.
   2. Evergreen trees shall be limited to windbreaks, screening, and accent purposes.
   3. If unenclosed air conditioning systems are located on the west or south side of a structure, trees shall be planted so that, at maturity, they shade the unit during the months of July, August, and September.
   4. Trees shall be planted so that, at maturity, they shade 50 percent of ground-floor window surfaces on the west and south sides of each structure during the months of July, August, and September.
7. Landscaping elements shall not violate the clear vision triangle requirements at a street intersection as defined in HCC 10-1A-1.
8. Installation of required landscaping shall be the responsibility of the property owner.
   1. All plant materials shall be planted according to industry standards, using acceptable topsoil and automatically controlled permanent irrigation systems.
   2. All proposed plant material shall be in accord with the American Association of Nurserymen standards in terms of size, character, and quality.
   3. Trees planted within a sidewalk or other pedestrian traffic areas shall be installed with protective tree grates with expandable centers. The minimum size opening within the sidewalk shall be 3 feet by 3 feet. Where needed, root barriers shall be installed to keep roots from undermining curbs and sidewalks.
   4. The following minimum plant sizes shall be required:
      Table 10-4C-1: Minimum Plant Size Standards
      
      

      Landscape Element (plants)	Minimum Size at Planting
      Shade tree	2 inch caliper
      Ornamental tree	2 inch caliper
      Evergreen tree	7.5 feet in height
      Shrub	5 gallon container
      Parking lot shrub	5 gallon container
      Perennial or ornamental grass	1 gallon container

      Note: Caliper shall refer to the trunk diameter as measured 6 inches above ground level.
   5. All landscaped areas shall be provided with a permanent and automated underground irrigation system of such design and capacity to satisfactorily serve the landscaped areas.
      
9. Maintenance and replacement of required landscaping and screening shall be the responsibility of the property owner.
   1. All plant materials shall be pruned, trimmed, watered, and otherwise maintained to create an attractive appearance and a healthy growing condition. No trees shall be severely pruned or topped.
   2. Dead, diseased, stolen, or vandalized plant materials shall be replaced by the next planting season.
   3. Property owners shall keep landscaped areas free of weeds and trash.
   4. Stolen, vandalized, or otherwise damaged fences and/or walls shall be replaced immediately. Fences and/or walls shall be maintained to create an attractive appearance.

1. Specific landscaping standards are found in the Hooper City Development Standards and Specifications.

The purpose of this Article is to provide regulations and standards for off-street parking and loading facilities with the intent to provide off-street parking areas, minimize traffic hazards and congestion, and mitigate impacts on surrounding properties.

The following standards shall apply to any new construction, alteration, or moving of a structure or any new or more intense use of property. The number of off-street parking spaces, as hereinafter set forth, shall be provided for all allowed uses in any zone. A greater number of spaces may be required in any application involving discretionary approval.

1. An off-street parking and loading plan shall be required as a component of any commercial or industrial development plan.
   1. The off-street parking and loading plan shall contain the location, size, and type of all proposed off-street parking and loading facilities. The applicant shall provide a table indicating any applicable standards and the calculations used to determine the required number of spaces.
   2. If the proposed development project shall be completed in phases, such phases shall be noted on the site plan. The applicant shall also provide documentation on the proposed uses and the number of off-street parking and loading facilities associated with each phase.
2. For residential and accessory uses that do not require discretionary approval, the regulations of this Article shall be reviewed at the time of building permit application or accessory use approval, as appropriate.
3. Off-street parking and loading shall be installed and constructed in accord with the approved off-street parking and loading plan.

1. Use of required parking spaces:
   1. Required parking spaces shall be used for vehicle parking only.
   2. Parking areas for residential use may be used for the parking of one commercial vehicle (as defined in HCC 10-1 per property, provided it is operated by the occupant and used to commute from home to work at an off-site location or used as part of an approved home occupation.
2. Joint use parking: Joint use of off-street parking spaces shall be allowed when the principal operating hours of the structures, structures, or uses are not in substantial conflict with one another.
   1. The required off-street parking shall be located not more than 300 feet from the primary entrance of the structure to the nearest entrance of the parking area, as measured along the sidewalk or pedestrian walkway.
   2. All parties involved with the joint use parking area shall submit a written agreement to the Planning Department, signed by the applicable parties involved. The agreement shall specify the following:
      1. Party or parties responsible for construction;
      2. Party or parties responsible for maintenance;
      3. Regulations for amendments to the agreement that include notice to the City; and
      4. Regulations for termination of the agreement that include notice to the City.
   3. If the City finds that the agreement complies with the regulations of this Article, the applicant or owner shall record such agreement with the Weber County Recorder prior to issuance of any permits.
   4. The joint use parking agreement may be terminated by the parties only if off-street parking is provided in conformance with this Article and approved by the City prior to the termination.

1. Design of parking areas:
   1. All parking areas shall be designed and constructed to provide the type and number of off-street parking spaces required by HCC 10-4D-6, and designed as required by this Section.
   2. All parking spaces required by this Article shall be located on the same property as the use for which parking is required, except as provided for in joint use parking in HCC 10-4D-4 paragraph B. For the purposes of this standard, all properties within a single development shall be considered the same property.
   3. Handicap accessible parking spaces shall provide reasonable accommodations to principal permitted structures and shall be located along the shortest route of travel from adjacent parking to an accessible entrance.
   4. Off-street parking spaces shall not be located in any landscape area as required by HCC 10-4C.
   5. Parking stalls and driving aisles shall be designed in accord with the standards in HCC 10-4D-1.
   6. All parking areas shall provide on-site turnarounds for all off-street parking spaces and loading facilities.
   7. The design of off-street parking areas shall not require moving any car to gain access to a required parking space. (No tandem parking.)
      
      Table 10-4D-1: Required Automobile Width and Stall Length by Parking Angle
      
      

      A	B	C	D	E	F
      Parking Angle	Stall Width	Curb Length	Stall Depth	1-way Driving Aisle	2-way Driving Aisle
      0°	9'-0"	23'-0:	9'-0"	12'-0"	25'-0"
      30°	9'-0"	18'-0"	17'-8"	11'-0"	25'-0"
      45°	9'-0"	12'-9"	20'-5"	13'-0"	25'-0"
      60°	9'-0"	10'-5"	21'-10"	16'-0"	25'-0"
      90°	9'-0"	9'-0"	20'-0"	22'-0"	25'-0"

2. Improvements:
   1. Except as otherwise provided in this Section, all off-street parking areas shall be improved with a compacted gravel base, not less than 4 inches thick, surfaced with asphaltic concrete or some comparable all-weather dustless material. This standard shall not apply to roadside produce stands, temporary uses, or temporary construction offices.
   2. Except as otherwise provided in this Section, all off street parking areas shall be provided with a substantial wheel restraint to prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions. This standard shall not apply to roadside produce stands, rural residences, temporary uses, or temporary construction offices.
   3. When a bumper overhangs onto a sidewalk or landscape area, the parking stall dimensions may be reduced 2 feet in length if 2 feet is added to the width of the sidewalk or landscaped area planted in ground cover.
   4. Parking spaces and access lanes shall be marked including handicapped symbols and signs.
   5. All lighting provided to illuminate a parking area shall comply with the lighting standards provided in this Chapter.
3. Bicycle parking facilities shall meet the following location and design standards:
   1. Bicycle parking facilities shall be located as close as possible to the building entrance(s).
   2. Bicycle parking facilities shall not obstruct pedestrian walkways, public sidewalks, or building entrances.
   3. Bicycle parking facilities shall not conflict with the Americans with Disabilities Act.
   4. Bicycle parking facilities shall support the bicycle and allow the owner to lock the frame and front wheel with one lock.

1. The minimum number of required off-street parking spaces shall be as set forth in Table 10-4D-2. Where the standards require a fractional space, the next larger whole number shall be the number of spaces required. When more than one standard is provided, the standard that results in the greatest number of required parking spaces shall apply.
2. One bicycle parking space shall be provided for every 25 proposed parking spaces. The following uses shall be exempt from providing bicycle spaces: duplex or single family attached dwelling, secondary attached or detached dwelling.
3. For mixed uses, the total requirement of off-street automobile and bicycle parking spaces shall be the sum of the requirements of the individual uses, except as provided in joint use of parking in HCC 10-4D-4 paragraph B.
4. The number and design of accessible handicap automobile parking spaces shall be in accord with the Americans with Disabilities Act.
5. Reserved off-street automobile parking spaces shall be noted on the site plan and each reserved space shall count as .8 of a required space.
6. Upon any change of use, the number of automobile and bicycle parking spaces to be provided shall be calculated according to the requirement of this Article for the new use. For the purposes of this Article, a change of use shall include, but not be limited to, an expansion, alteration, or change in occupancy resulting in a more intense use of a site, such as additional dwelling units, gross floor area, seating capacity, or other unit of measurement specified as a standard in Table 10-4D-2.
7. The minimum number of required automobile and bicycle parking spaces shall be provided and continuously maintained.
8. No parking area or space provided, as required by this Article, shall later be eliminated, reduced, or converted in any manner unless other equivalent facilities approved by the Director are provided.
9. Table 10-4D-2 notes are as follows:
   1. Gross floor area shall be the measure of total square footage of habitable space of a structure.
   2. For fixed bench seating, 1 seat shall mean 24 inches of linear length of bench.
   3. The number of employees shall be based on employees present during the largest shift.
      
      Table 10-4D-2. Required Parking Space by Use
      
      

      Use	Required Number of Automobile Spaces
      Agricultural use	1 per 2 employees
      Aircraft landing field	1 per 2 employees
      Amusement or recreation facility, indoor Bowling Movie theater	1 per 200 square feet of gross floor area 2 per lane 1 per 8 seats
      Amusement or recreation facility, outdoor structure open space Golf driving range	1 per 8 seats 4 per acre 1 per 2 driving stations
      Animal clinic, animal hospital, or veterinary office	1 per 500 square feet of gross floor area
      Asphalt or concrete ready-mix plant	1 per 2 employees
      Auction establishment, outdoor	1 per 8 seats
      Automobile or recreational vehicle sales	1 per 1,200 square feet of gross floor area
      Automobile or recreational vehicle service	1 per service bay
      Automobile, major repair	1 per service bay
      Bank	1 per 500 square feet of gross floor area
      Bar, brew-pub, or night club	1 per 200 square feet of gross floor area
      Bed and breakfast establishment	1 per 2 sleeping rooms + 1 for owner’s dwelling
      Boarding house	1 per 2 sleeping rooms
      Brewery or distillery	1 per 1,000 square feet of gross floor area
      Campground	1 per 2 campsites + 1 per 2 employees
      Car wash	1 per 2 drying stations
      Cemetery	1 per 2 employees
      Children's treatment facility	1 per 6 beds
      Church	1 per 8 seats in main sanctuary
      Clinic, medical (excluding animal or veterinary)	1 per 500 square feet of gross floor area
      Club or lodge or social hall	1 per 200 square feet of gross floor area
      Composting facility, commercial	1 per 2 employees + 1 per acre
      Contractor’s yard or shop	1 per 1,000 square feet of gross floor area
      Crematory	1 per 8 seats in chapel
      Day care facility	1 per 2 employees
      Day care home, group	1 per 2 employees
      Drug and alcohol treatment facility	1 per 2 beds + 1 per 2 employees
      Duplex or single family attached dwelling	1 per dwelling unit
      Dwelling, additional farm	1 per dwelling unit
      Dwelling, caretaker for an approved use	1 per dwelling unit
      Dwelling, secondary attached or detached	1 per dwelling
      Dwelling, single family detached	1 per dwelling unit
      Explosive manufacturing	1 per 1,000 square feet of gross floor area
      Explosive storage	1 per 2 employees
      Farm, garden, lumber, or building supply store	1 per 1,200 square feet of gross floor area
      Flammable substance storage	1 per 2 employees
      Foster home, group	1 per 2 employees
      Foundry	1 per 1,000 square feet of gross floor area
      Freight or truck terminal	1 per 1,000 square feet of gross floor area
      Golf course	2 per hole
      Golf course country club	1 per 200 square feet of gross floor area
      Grain elevator	1 per 2 employees
      Heavy equipment sales	1 per 1,200 square feet of gross floor area
      Heavy equipment service	1 per service bay
      Home occupation	1 per 2 employees other than the dwelling residents
      Hospital	1 per bed
      Hotel or motel	1 per 2 sleeping rooms
      Junk yard or automobile wrecking yard	1 per 2 employees
      Seasonal farmworker housing	1 per 2 sleeping rooms if dormitory style 1 per 2 dwelling units if campground style
      Laundromat	1 per 500 square feet of gross floor area
      Laundry or linen supply	1 per 1,000 square feet of gross floor area
      Livestock confinement facility	1 per 2 employees
      Manufacture of electronic or electrical products	1 per 1,000 square feet of gross floor area
      Manufacture or processing of hazardous chemicals or gases	1 per 1,000 square feet of gross floor area
      Manufactured home	1 per dwelling
      Manufactured home park	1 per space
      Manufactured home storage	1 per 2 employees
      Manufactured home subdivision or park in a manufactured home district	1 per dwelling
      Meat packing facility	1 per 1,000 square feet of gross floor area
      Mortuary	1 per 200 square feet of gross floor area
      Multi-family development	1 per dwelling unit
      Nursery, retail	1 per 1,200 square feet of gross floor area
      Nursery, wholesale	1 per 4,000 square feet of gross floor area
      Nursing facility, skilled	1 per 8 beds
      Office building	1 per 500 square feet of gross floor area
      Office, relating to the approved use	1 per 500 square feet of gross floor area
      Office, temporary construction	1 per 2 construction employees
      Outdoor storage	1 per 2 employees
      Package and letter deliver service	1 per 1,000 square feet of gross floor area
      Personal, business, or professional service	1 per 500 square feet of gross floor area
      Pit, mine, or quarry	1 per 2 employees
      Power plant	1 per 1,000 square feet of gross floor area
      Processing plant for agricultural or dairy products	1 per 1,000 square feet of gross floor area
      Product fabrication, assembly, or packaging	1 per 1,000 square feet of gross floor area
      Public or quasi-public use publicly owned buildings public utility and infrastructure facility public recreation facility (structure) public recreation facility (open space)	1 per 600 square feet of gross floor area 1 per 2 employees 1 per 8 fixed seats 4 per acre
      Race track, vehicle or animal	1 per 8 seats
      Radio and television broadcasting station	1 per 500 square feet of gross floor area
      Railroad switching yard	1 per 2 employees
      Recreational vehicle park	1 per space
      Recycling center	1 per 1,000 square feet of gross floor area
      Recycling plant	1 per 1,000 square feet of gross floor area
      Research and development facility	1 per 1,000 square feet of gross floor area
      Residential care facility	1 per 6 beds
      Restaurant or eating place	1 per 200 square feet of gross floor area
      Retail sales relating to an approved use	1 per 500 square feet of gross floor area
      Retail store, durable goods	1 per 1,200 square feet of gross floor area
      Retail store, other	1 per 500 square feet of gross floor area
      Roadside produce stand	1 per 200 square feet of gross floor area
      Sanitary landfill	1 per 2 employees
      Sawmill or planning mill	1 per 1,000 square feet of gross floor area
      School, public or private Elementary middle, junior high, and senior high	1 per 2 employees + 1 per 12 students 1 per 2 employees + 1 per 8 students
      School, vocational or trade	1 per 4 students
      Shooting range, indoor or outdoor	1 per target and/or shooting station
      Slaughterhouse	1 per 1,000 square feet of gross floor area
      Soil or water remediation	1 per 2 employees
      Stable or riding school, commercial	1 per 2 stable stalls
      Storage facility, self-service	1 per entrance to site
      Studio	1 per 500 square feet of gross floor area
      Tannery	1 per 1,000 square feet of gross floor area
      Temporary living quarters	1 per dwelling unit
      Transit facility	1 per 2 employees
      Truck stop	1 per 500 square feet of gross floor area
      Vehicle impound yard	1 per 2 employees + 1 per 4 acres
      Warehouse	1 per 4,000 square feet of gross floor area
      Winery	1 per 1,000 square feet of gross floor area

1. Any structure having a gross floor area of 5,000 square feet or more, to be occupied by a commercial or industrial use, shall be required to provide and maintain at least one off-street loading space. One additional off-street loading space shall be required for each subsequent 20,000 square feet of gross floor area (e.g., 25,000 square feet, 45,000 square feet, etc.)
2. Each loading space shall be not less than 10 feet in width and 30 feet in length and shall have 14 feet of vertical clearance.
3. Parking and loading areas shall be designed so vehicles shall not back out into the street.
4. No off-street loading space shall be located closer than 50 feet to an abutting rural or residential zone unless wholly enclosed within a structure. No off-street loading space shall face an abutting residential zone.
5. Any off-street loading space located within 50 feet of a residential zone shall not operate between the hours of 10:00 p.m. and 7:00 a.m.

The purpose of this Article is to provide standards on the types, construction, installation, and uses of outdoor lighting to conserve energy, regulate glare, prevent the creation of a nuisance, and enhance nighttime enjoyment of properties in Hooper City without decreasing safety, utility, or security.

The requirements of this Article shall apply to the following uses and activities:

1. Any proposed development.
2. Any stationary outdoor lighting in common areas of a subdivision.
3. Installation, change, upgrade, expansion, or enlargement of existing outdoor lighting.

The following types of lighting are exempt from the regulations of this Article:

1. Light fixtures that have a maximum output of less than 260 lumens.
2. All outdoor lighting produced by the direct combustion of natural gas or other fossil fuels such as kerosene lanterns or gas lamps.
3. Temporary holiday lighting used for 40 days or less per year.
4. Vehicular lights and all temporary emergency lighting needed for fire protection, police protection, and/or other emergency services.
5. All hazard warning lights required by Federal or State regulatory agencies.

The installation of any of the following types of lighting are prohibited:

1. Laser source light or any similar high intensity light when projected above the horizontal.
2. Changing colors, moving lights, or searchlights (for advertising purposes) are prohibited in all zones, except where approved for temporary uses.
3. Lighting, including holiday lighting, on commercial or private tower structures that exceed the zone height limit is prohibited except as required by regulations of the Federal Aviation Administration (FAA).

1. The lighting plan shall show the location, orientation, and height of all proposed exterior light fixtures, both attached and detached (including those that may be exempt from the regulations of this Article). The lighting plan shall also detail the type and extent of shielding including cut-off angles and the type of illumination including the watts, luminous area, and photometric test report for each light source.
   

1. Light fixtures that have a maximum output of 260 lumens or more shall have an opaque top to prevent up-lighting.
2. Light fixtures that have a maximum output of 1,000 lumens or more per fixture shall have an opaque top to prevent up-lighting and the bulb shall not be visible.
3. Light fixtures that have a maximum output of 1,800 lumens or more shall have a full cut-off shield as herein defined. HCC 10-1A-1.
4. Flood light fixtures shall be located in such a manner as to prevent direct glare into a roadway and to minimize impact on abutting properties.
   1. Flood light fixtures shall be set to only go on when triggered by activity on the property (sensor activated) and to go off within 5 minutes after activation has ceased.
   2. Flood light fixtures shall be installed so that they do not tilt more than 45 degrees from vertical.
5. Up-lighting shall only be allowed in cases where the fixture and any light it emits are shielded from the sky by a roof overhang or similar structural shield.
6. Display lighting shall be turned off within 30 minutes after close of business and shall remain off until sunrise or the opening of the business on the following day, whichever comes first. There are no time restrictions regarding security lighting.
7. Installed height of fixture.
   1. The height of a freestanding light fixture shall not exceed 25 feet or the height of the principal permitted structure, whichever is less. Light fixtures mounted on a wall may extend to the full height of the structure, but no further.
   2. The following standards shall apply to flood light fixtures with a maximum output of 900 lumens or more and other light fixtures that have a maximum output of 1,800 lumens or more. Street lights installed by the Hooper City Highway District or Utah Department of Transportation shall be exempt from these standards.
      1. Within a commercial or industrial base zone, the effective zone of light (as documented by the photometric test report) shall not trespass on abutting residential properties.
      2. Within a rural or residential base zone, the allowed height shall be determined by the setback from the property line as set forth in Table 10-4E-1.
         
         Table 10-4E-1: Height of Light Fixtures Based on Setback
         

         Height of pole	Setback from property line	Height of Pole	Setback from property line
         1 foot to 3 feet	0 feet	15 feet	36 feet
         4 feet	3 feet	16 feet	39 feet
         5 feet	6 feet	17 feet	42 feet
         6 feet	9 feet	18 feet	45 feet
         7 feet	12 feet	19 feet	48 feet
         8 feet	15 feet	20 feet	51 feet
         9 feet	18 feet	21 feet	54 feet
         10 feet	21 feet	22 feet	57 feet
         11 feet	24 feet	23 feet	60 feet
         12 feet	27 feet	24 feet	63 feet
         13 feet	30 feet	25 feet	66 feet
         14 feet	33 feet

         Note: Table is based on the formula H(height)=3+D(setback distance)/3.
8. Electrical feeds to outdoor light fixtures shall be underground, not overhead.
9. Neon illumination shall be prohibited in the rural base zones.

In order to approve the application, the Planning Commission and City Council shall find that the proposed lighting plan complies with the standards listed in HCC 10-4E-6.

The purpose of this Article is to control and regulate the erection and maintenance of signs in the City of Hooper, in the interest of public safety, by: providing maximum visibility along highways, assuring unobstructed view at connecting roads and intersections, and preventing undue distraction of operators of motor vehicles, preventing confusion with respect to traffic lights, signs, or signals.

The following standards shall apply to signs that are installed, constructed, painted, or altered after the effective date of this Title.

1. Signs requiring building permits.
2. Signs requiring administrative approval: Unless otherwise noted as exempt in this Article, any sign greater than 64 square feet shall require administrative approval prior to construction and/or placement.

The following types of signs, when not illuminated, do not require permits.

1. Directional or informational signs bearing no advertising message located within a parcel, and signs not exceeding 4 square feet in area erected for the convenience of the public, such as signs identifying restrooms, public telephones, walkways and similar features or facilities.
2. Memorial signs or tablets and names of buildings and dates of erection when cut into the surface or facade of the building.
3. Traffic or other City signs, signs required to be mentioned by law, railroad crossing signs, legal notices and such temporary emergency or non-advertising signs as may be authorized by the City Council.
4. Signs placed by a public utility showing the location of underground facilities.
5. Any sign which is visible only from the parcel on which it is located.

1. No sign or sign structure, other than approved County, City, and highway signs shall be placed upon any street or highway right-of-way.
2. No rotating beam, beacon, or flashing illumination resembling an emergency light shall be used in connection with any sign display.

For the purposes of this Article, the following definitions shall apply in addition to those in HCC 10-1A-1.

BILLBOARD: Any sign upon which advertising matter is posted and/or pasted thereon.

BLANKETING: The term blanket or blanketing, when applied to signs or sign structures shall mean the partial or complete shutting off of the face of one sign by another sign.

BUILDING FACE: The wall of a building fronting on a street, excluding any appurtenances, such as columns, pilasters, canopies, marquees, showcases or decorations, but including the parapet wall.

SIGN, COMBINATION: A sign incorporating any combination of the features of projecting, roof and freestanding signs.

SIGN, HOME: An accessory sign or nameplate announcing the names of the occupants or owners of the premises or the name of the home occupation conducted thereon.

SIGN, NON-ACCESSORY, OFF-PREMISE: Any sign which directs attention to the use, name, business, commodity, service or entertainment conducted, sold, or offered elsewhere than in the premises and only incidentally on the premises if at all.

SIGN, PARKING LOT: An accessory or on-premise sign erected for identifying and informing the public of parking lot areas open to the public and of operational procedures in connection therewith.

SIGN, POLITICAL: For the purpose of this ordinance, a temporary sign used in connection with a local, county, state, or national election, or referendum, or other matter requiring a public vote.

SIGN, PROJECT: An on-premise sign identifying a project proposed or under construction, and may include the nature of the project, the name of the owners, developers, contractors or other participants involved in the construction of the buildings or the development of the grounds or project.

SIGN, PROPERTY: An on-premise sign erected for the purpose of advertising the availability of the property for sale, lease or rent; or may include a private or public announcement or the announcement of danger or warning in connection with said premises.

SIGN, PUBLIC: An accessory sign erected for the purpose of identification of the buildings, or involved institutions, and may include the dissemination of information in connection with the program, policy or operation of public or semi-public institutions owning or occupying subject premises, such as schools, churches, hospitals, quasi-public bodies, clubs, lodges, clinics, professional and executive offices, or information in connection with the property of general interest to the public.

SIGN, PUBLIC GATHERING: An accessory sign erected to identify boarding houses, multi-family developments, skilled nursing facilities, and/or day care facilities.

SIGN, SUBDIVISION: An on-premise sign erected for the purpose of identifying the boundaries of the subdivision and may include promotional information relating to the proposed subdivision.

1. Permitted roof signs or sign structures that extend beyond or overhang any exterior wall of the building upon which secured shall require conditional use approval or as specified herein.
2. Where permitted, no more than one projecting sign structure shall be allowed for each grade level use on each street frontage, plus one additional projecting sign for each 150 feet of street frontage devoted to a single use.
3. No sign or sign structure shall be placed on private or public property without the written consent of the owners, or agents thereof.
4. Any sign or sign structure located on a property within a commercial base zone which is adjacent to a residential base zone, shall be set back so as to meet the side, rear, and front yard setback requirements of said adjoining residential base zone, if such residential setback requirements exceed those of the commercial zone.
   1. In any event, no sign background area facing the side or rear property line of an abutting residential base zone shall be located within 50 feet of such side or rear property line.
   2. Flashing and/or animated signs shall be prohibited within 300 feet of any property within a residential base zone.
5. If the adjacent street grade to which the sign is oriented is more than 10 feet greater than the grade elevation at the base of the sign structure, the adjacent street grade may be used in determining the permitted height. This provision shall apply to all freestanding sign structures.
6. Signs or sign structures erected or to be erected for a nonconforming use shall not be enlarged, altered, located or otherwise provided, other than permitted in this Article or by HCC 10-1B-5.
7. Signs at railroad and street intersections shall not be permitted in the clear vision triangle as herein defined.
8. For the purpose of preventing the blanketing of one sign by another, the following provisions regulating the size of a sign and its location shall govern:
   1. No projecting sign shall be erected in the same horizontal plane with other projecting signs unless the sizes are spaced as set forth in Table 10-4F-1, measured center to center:
      
      Table 10-4F-1: Overlap of Projecting Signs and Required Spacing
      
      

      Overlap of Projecting Signs	Spacing between Signs
      3 feet or less	10 feet
      Greater than 3 feet to 4 feet	20 feet
      Greater than 4 feet to 6 feet	25 feet
      Greater than 6 feet	30 feet

   2. Any projecting sign erected at a shorter distance than required above shall be erected above the top edge or below the bottom edge of the blanketed sign.
9. For the purposes of this Article, distance for the purpose of establishing location shall refer to the linear distance in either direction on the street to which the sign faces only.
10. Illumination of signs shall be subject to the regulations in HCC 10-4E.
11. Unless otherwise specified in this Article, signs shall have a minimum setback of 5 feet from any property line.
12. An application for any sign for which no regulation in this Title is applicable shall be considered by the Commission under the conditional use procedure as outlined in HCC 10-5, and such application shall be approved or denied in accord with the intent of these regulations.

1. Business with frontage on two or more streets:
   1. The proposed development shall be allowed its quota of signs on each of the streets.
   2. Where a business located on a corner is allowed a freestanding sign, it may have either one such freestanding sign designed to be read from both intersecting streets or two freestanding signs where each sign is designed to be read from only one of the intersecting streets.
2. Properties with more than a single use in a commercial or industrial base zone shall be allowed building business signs that identify the shopping center or industrial park as set forth in Table 10-4F-2 and as follows.
   
   Table 10-4F-2: Building Signs for Shopping Center or Industrial Park Sign Standards for Properties with More than a Single Use
   
   

   Building Sign Standards	C1 Base Zone	C2 and C3 Base Zone	Industrial Base Zone
   Maximum Sign area	200 square feet	315 square feet	315 square feet
   Maximum height, sign background area	35 feet	55 feet	55 feet
   Maximum height, sign structure	45 feet	70 feet	70 feet

   1. Building signs shall meet the following standards:
      1. The maximum area of animated signs shall be 20 percent of the sign area, except in the LO and C1 zone where the maximum area shall be 10 percent of the sign area.
      2. Direct, internal and/or neon illumination shall be allowed, except for roof signs where no illumination is allowed.
      3. The maximum area of projecting signs is 10 percent of the building face. The maximum height of projecting signs shall be 20 feet above grade or 4 feet above eaves or the parapet, whichever is less.
      4. Roof signs are allowed by conditional use permit only. The lower and upper edges of roof signs shall be within 4 feet and 8 feet above the eaves of the building on which it is placed.
   2. In lieu of building signs as set forth above, one freestanding sign shall be permitted on each street frontage.
      1. Maximum area shall be 50 square feet for each street frontage or 1 square-foot of sign area for each linear foot of property fronting a street, whichever is greater.
      2. Maximum height shall be 25 feet.
      3. Direct, internal, or neon illumination shall be allowed.
      4. 10 percent of the sign area may be animated.
      5. No freestanding signs shall be closer to an abutting property line than a distance equal to 20 percent of the width or length of the property upon which the sign is located.
   3. A combination of a building signs and a freestanding sign may be used, provided all signs are reduced by 50 percent in sign area.
   4. Signs in a LO or C1 base zone shall not be closer than 100 feet from any property in a residential zone.
   5. Signs in other commercial or industrial base zones shall not be closer than 200 feet from any property in a residential base zone.
3. Establishments within a property that has more than one use in a commercial or industrial base zone shall be allowed one or more building signs for each establishment as set forth below:
   1. The maximum area shall be 25 percent of the building face.
   2. Maximum height shall be 20 feet above grade or 4 feet above the eaves or parapet, whichever is less.
   3. Direct, internal, or neon illumination shall be allowed.
   4. 10 percent of the sign area may be animated. No revolving signs shall be allowed.
   5. Establishments above grade level shall be permitted to have business signs as outlined in this paragraph, except that the area for such signs shall be reduced by 50 percent.
4. Business signs for properties with a single use in a commercial or industrial base zone shall be allowed one or more building signs as set forth below:
   1. The maximum sign area shall be based on the building face to which the sign is attached.
      1. Maximum area for wall signs shall be 40 percent.
      2. Maximum area for projecting signs and canopy signs shall be 15 percent.
   2. Maximum height shall be 30 feet.
   3. Direct, internal, or neon illumination shall be allowed.
   4. Animation may not exceed 20 percent of the proposed sign area.
   5. In lieu of building signs as set forth in this paragraph, one freestanding sign is permitted on each street frontage for any property:
      1. Maximum area shall be 65 square feet for each street frontage or 1.5 square-foot of sign area for each linear foot of property fronting a street, whichever is greater.
      2. Maximum height shall be 40 feet.
      3. Direct, internal, or neon illumination shall be allowed.
      4. 20 percent of the sign area may be animated.
      5. No freestanding signs shall be closer to an abutting property line than a distance equal to 20 percent of the width or length of the property upon which the sign is located.
   6. A combination of a building sign and a freestanding sign may be used, provided all signs are reduced by 50 percent in sign area and the height to the top of the freestanding sign does not exceed 30 feet.

Accessory nameplate and home occupation signs are permitted and classified as an accessory use in all base zones and do not require a permit.

1. One accessory nameplate and home occupation sign or combination thereof is permitted for each dwelling.
2. The erection of such signs are subject to the following design standards:
   1. Each sign, including combination signs, shall not exceed 2 square feet in area and may be illuminated by internal illumination only.
   2. Home occupation signs must be attached flatly to the building not to exceed the height of the eaves line.

One or more project signs for contractors or other participants in construction of buildings or development of grounds are allowed as a temporary use during the term of construction.

1. The total area and height of all such signs shall not exceed 64 square feet in area or 12 feet in height.

Temporary information signs used for the purpose of advertising premises for sale, lease, or rent, or as a warning or danger or trespass notice pertinent to premises upon which a sign is located are allowed in all zones.

1. The maximum area shall be 64 square feet and the maximum height shall be 10 feet.

Informational signs for public and semi-public buildings including churches, clinics, clubs, hospitals, lodges, professional and executive offices and like uses are allowed for each property, in all zones.

1. Maximum area shall be 64 square feet and maximum height shall be 12 feet.
2. One directory informational sign is allowed for each property; provided, however, that such sign may not exceed 24 square feet in area.
3. Freestanding signs shall not revolve and/or flash.
4. No roof signs shall be allowed.
5. Public signs may have direct, internal, or neon illumination.

Identification and informational signs for subdivision sales offices and model homes in all residential, commercial and industrial zones are allowed as a temporary use in accord with the following standards:

1. Maximum sign area shall be 64 square feet and maximum height shall be 15 feet.
2. Signs may have internal illumination.
3. No roof signs shall be allowed.
4. All signs shall be stationary.
5. Banners, flags, pennants and similar displays are allowed as temporary signs.

1. Applicability: Non-accessory, off-premise signs shall be allowed as follows:
   1. Conditional use in the C2, M1, and M2 zones.
   2. Prohibited use in all other zones.
2. Allowed number of signs:
   1. Any property eligible for a non-accessory, off-premise sign shall be allowed a maximum of one such sign.
   2. There shall be a minimum of 600 feet between any two non-accessory, off-premise signs.
3. General standards: The following general requirements shall apply to all non-accessory, off-premise signs:
   1. Non-accessory, off-premise signs shall not project over public property.
   2. All visible portions of signs must be kept in good repair.
   3. Animated and/or revolving signs are prohibited in all other base zones.
   4. Roof signs are prohibited in all zones.
   5. Direct, internal, or neon illumination shall be allowed.
4. Construction and Location Standards:
   1. The maximum area for non-accessory, off-premise signs shall be 75 square feet and maximum height shall be 20 feet.
   2. Cutouts securely affixed to non-accessory, off-premise signs shall be allowed, but shall project not more than 8 feet above, not more than 4 feet below, and not more than 2 feet on either side of the sign to which they are attached. The display surface area of cutout projections beyond the borders of such signs shall not exceed one-third of the area of the sign to which they are attached.
   3. All freestanding signs shall be completely freestanding and without back bracing.
   4. Signs shall have a minimum setback of 15 feet from any property line.

Those signs herein designated as being temporary signs shall be completely removed by the owner of the sign or by the owner of the property upon which the sign is located at the expiration of the time for which the sign was permitted.

Nonconforming signs shall be deemed to be a nonconforming use and/or structure (as applicable) and may be continued subject to the standards set forth in HCC 10-1B.

Political and Campaign Signs shall meet the following requirements:

1. Posting on public right-of-way. Signs shall be allowed in the park strip where available and within 10 feet of the edge of the asphalt otherwise, as long as permission is obtained from the adjoining property owner.
2. Prior to posting of any campaign signs the candidate, a representative of the candidate or representative of the campaign shall provide to the City the name and number of a contact person for the candidate or campaign.
3. Posting time limits: Campaign signs may not be placed more than sixty (60) days prior to the election for which the sign is posted, and campaign signs must be removed within five (5) days after the election for which the sign was posted. If there are more than sixty five (65) days between the primary and general election campaign signs must be taken down.
4. Limitation of number of campaign signs on a lot: No limit is established.
5. Limitation of size of campaign signs: On any lot in any zone the maximum size of any one sign shall not be greater than thirty two (32) square feet. The maximum height of any part of the sign may not exceed six (6) feet. The maximum size of any sign in the public right of way as allowed in paragraph A is eighteen (18) inches by twenty-four (24) inches.

1. Removal of illegal signs: The City or its authorized agents are authorized to remove any sign found posted within the corporate limits of the City when such sign is in violation of the provisions of this article. The City or its authorized agents are empowered to take all steps necessary to remove unauthorized signs including but not limited to securing legal process to ensure that all such signs shall be expeditiously removed from any property where improperly posted.
2. Notice: Upon discovery, the City or its authorized agents shall immediately notify by telephone the entity or person responsible for the posting of any sign in violation of this article, indicating the location of the sign and that the sign must be removed immediately. If the address or phone number of the person responsible for the violating sign is not known the sign shall be removed under the provisions as set forth in paragraph A.
3. Storage and return: Any sign not removed within a reasonable time after notice has been given under paragraph B, shall be removed, and a record kept of the location from which the sign was removed. The City shall store the sign in a safe location for at least thirty (30) days or until after the election, for which the sign was posted, whichever occurs first.
4. Clear View Triangle: No sign, over two feet high, shall be located in the clear view triangle located on corner lots. Signs located within the clear view triangle may be removed under paragraph A without prior notice as required by paragraph B if determined to be a safety hazard.
5. Public Property: Privately owned, political and campaign signs shall not be placed on public property.
6. Illegal signs, public nuisance: Signs in violation of this section are hereby declared to be public nuisances, and may be abated as such by the City
   Any the provisions of this article shall be an infraction.
   

Swimming pools shall be allowed in any zone as an accessory use and must comply with the following conditions and requirements:

1. It is an accessory use to a main building and is located within the side or rear yard thereof.
2. It is intended and is to be used solely for the enjoyment of the occupants and guests of the principle use of the property on which it is located.
3. It may not be located closer than four (4) feet to any property line of the property on which it is located and not be less than fifteen (15) feet from any property line of any adjacent vacant lot.
4. It shall not be less than twenty (20) feet from any neighbors dwelling and not less than fifteen (15) feet from any neighbor’s non livable area of their dwelling which includes, but is not limited to, the garage, carport or storage areas.
5. The swimming pool, or the entire property on which it is located, shall be walled or fenced to a minimum height of six (6) feet. The fence shall be constructed to limit any individual from accessing the pool area. The fence shall comply with all building codes. All gates on said fences shall be self closing and fitted with a self-latching device located on the interior side of the gate.
6. Where a swimming pool is completely enclosed in a building, the location requirements for accessory and main buildings shall apply
7. It shall not be located within three (3) feet of a sewer line, ten (10) feet of a septic tank, and twenty five (25) feet of a sewage disposal drain field.
8. Any above ground pool lighting shall be installed and directed such that the light source or light bulb is not directly visible from any point five (5) feet high, along the neighboring property line.

A sport court shall be allowed in any zone as an accessory use and must comply with the following conditions and requirements.

1. It is an accessory use to a main building and is located within the side or rear property thereof.
2. It is intended and is to be used solely for the enjoyment of the occupants and guests of the principle use of the property of which it is located.
3. It may not be located closer than four (4) feet to any property line of the property on which it is located or twenty-five (25) feet from any property line of any adjacent vacant lot.
4. It shall not be less than thirty (30) feet from any neighbors dwelling and not less than twenty five (25) feet from any neighbor’s non livable area of their dwelling which includes, but is not limited to, the garage, carport or storage areas.
5. Any court lighting shall be installed and directed such that the light source or light bulb is not directly visible from any point five (5) feet high along the neighboring property line.