Page City Zoning Code

ZONING DISTRICTS

§ 152.025 ZONING DISTRICTS AND MAP ESTABLISHED.

(A) This chapter establishes the zoning districts applied to property within the city, determines how the zoning districts are applied on the zoning map, and identifies general permitted land uses and development standards for each zoning district.

(B) Zoning Districts established. To classify and separate the uses of land, buildings, and structures for implementing the city zoning chapter, the city is divided into the zoning and overlay districts listed below.

Table 2.1-1: Zoning Districts Established
Abbreviation	Zoning District	Legacy Zoning
Residential Districts
RE-2A	Residential- Estate/Two-Acre
RE-1A	Residential -Estate/One-Acre
R1-8	Single-Family Residential 8,000
R1-7	Single-Family Residential 7,000
R1-5	Single-Family Residential 5,000
R-2	Small-Lot Residential 2
RM	Multi-Family Residential 3
MHS	Manufactured Home
MHP	Manufactured Home Park
Commercial Districts and Mixed-Use Overlay
C-1	Neighborhood Commercial
C-2	Community Commercial
CBD	Central Business District
MU	Mixed-Use Overlay
Business and Industrial Districts
BP	Business Park
SC	Service Commercial
IP	Industrial Park

Table 2.1-1: Zoning Districts Established (Cont’d)
Abbreviation	Zoning District	Legacy Zoning
Planned Area Development District
PAD	Planned Area Development
Airport Districts
AP	Airport Property
Special Districts
FL	Federal Lands District
POS	Parks/Open Space
ARSD	Airport Residential Special District
HSRSD	Hillside Residential Special District
PQP	Public/Quasi-Public District
UNDV	Undevelopable District

(1) The location and boundaries of the zoning districts established by this code shall be designated upon the official "Zoning Map of the City of Page." The zoning map, together with all data shown on the map and all amendments hereafter adopted, is by reference made a part of this code.

(2) The official zoning map shall be located in and maintained by the Planning and Zoning Department and made available for inspection at City Hall.

(a) Any changes to the official zoning map shall be considered an amendment to the official zoning map and filed in accordance with § 152.090.

(b) The official zoning map may, from time to time, be republished to delineate any change of zoning approved pursuant to § 152.090 or any other amendments thereto.

(D) Boundary determination. Where uncertainty exists concerning the boundaries of any zoning district shown on the official zoning map, the following rules shall apply:

(1) Where zoning district boundaries are indicated as approximately following street or alley center lines, such center lines shall be construed to be the district boundary.

(2) Where zoning district boundaries are so indicated that they approximately follow property lines, such property lines shall be construed to be the district boundary.

(3) Where zoning district boundaries divide a lot or parcel, the zoning boundary shall be determined by using the scale of the zoning map, unless indicated by legal description with distance and bearing or other dimension.

(4) Where existing development has occurred across zoning lines, zoning for the entire parcel shall be that which is applied to the largest portion of the property.

(5) Where a public street, alley, open space, railroad, or utility right-of-way is officially vacated or abandoned, the property that was formerly in the right-of-way will be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned right-of-way or easement, or be considered for public use.

(6) In case of doubt or disagreement concerning the exact location of a district line, determination shall lie with the Director as defined under § 152.074. The determination of the Director may be appealed in accordance with the provisions of § 152.086(K).

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.026 RESIDENTIAL DISTRICTS.

(A) General purpose. Residential zoning districts are primarily intended to create, maintain and promote the residential character and nature of neighborhoods which are comprised of a range of compatible densities to accommodate the desired physical appearance of the city. These districts primarily accommodate residential uses, however some nonresidential uses are also allowed to provide public facilities necessary to create a healthy and safe environment to live in.

(B) Residential districts.

(1) Residential-Estate/Two-Acre (RE-2A). This district is intended to provide an open, country residential atmosphere on large lots where modular and conventional homes are allowed. Lots are typically larger than in the developed portion of the city and include keeping large livestock. Single-family detached homes in this district shall not include manufactured or mobile homes.

(2) Residential-Estate/One-Acre District (RE-1A). This district is similar in intent and purpose to the Residential-Estate/Two-Acre (RE-2A) District, except the lot sizes are smaller. In general, the intent is to allow conventional and modular single-family detached housing with large livestock. Single-family homes in this district shall not include manufactured or mobile homes.

(3) Single-Family Residential-8/8,000 Sq. Ft. (R1-8). This district is intended to promote and protect the single-family character of a neighborhood where modular and conventional homes are allowed, and to prohibit incompatible activities. Development in this district should afford non-motorized linkages to community and neighborhood services such as schools, parks and shopping areas. All public utilities and facilities must be present. Certain essential and complementary uses are permitted under conditions and standards which ensure their compatibility with the character of the district. Single-family homes in this district shall not include manufactured or mobile homes.

(4) Single-Family Residential-7/7,000 Sq. Ft. (R1-7). This district is intended to provide for a modular and conventional single-family dwelling unit environment while providing a denser urban development. Development in this district should afford non-motorized linkages to community and neighborhood services such as schools, parks and shopping areas. All public utilities and facilities must be present. Certain essential and complementary uses are permitted under conditions and standards which ensure their compatibility with the character of the district. Single-family homes in this district shall not include manufactured or mobile homes.

(5) Single-Family Residential-5/5,000 Sq. Ft. (R1-5). This district is intended to provide smaller lot sizes than other single-family districts while maintaining a single-family neighborhood character. Development in this district should afford non-motorized linkages to community and neighborhood services such as schools, parks and shopping areas. All public utilities and facilities must be present. Certain essential and complementary uses are permitted under conditions and standards which ensure their compatibility with the character of the district. Single-family homes in this district may include existing and future manufactured homes and conventional and modular homes.

(6) Small-Lot Residential-2/3,500 Sq. Ft. Single and 7,000 Sq. Ft. Duplex (R-2). The intent of this district is to provide for neighborhoods comprised of a mixture of conventional and modular single-family detached homes and small-lot residential dwellings such as duplexes, townhomes, or patio homes together with schools, parks, trails and other public facilities. This district may serve as a transition between higher-density multi-family residential districts and low-density single-family residential districts. Single-family homes in this district shall not include manufactured or mobile homes.

(7) Multiple Family Residential-3 (RM). This district allows the broadest range of multi-family residential types and is intended for locations closer to primary intensity generators, such as large commercial developments, and to serve as a buffer zone between commercial and lower density residential. The district requires direct connection to higher volume roadways and all public utilities. Provisions for various modes of travel and pedestrian linkages are also critical.

(8) Manufactured Home Subdivision (MHS). The intent of this district is to provide an alternative single-family living style for those families who choose a manufactured home environment. Development in this district consists of subdivisions where residents own individual lots. The development standards of this district are intended to be consistent with the standards for other single-family neighborhoods developed at similar densities. All public utilities and facilities must be present.

(9) Manufactured Home Park (MHP). The intent of this district is to provide an alternative single-family living style for those families who choose a manufactured home environment, but lease or rent spaces rather than own individual lots. Campgrounds/RV Parks developed in a safe and attractive manner may also be located in this district. The development standards of this district are intended to be consistent with the standards for other single-family neighborhoods developed at similar densities. All public utilities and facilities must be present.

(C) Residential use standards. Table 2.1-1. The Table of Allowed Uses for Residential Districts lists land uses permitted by right (P), permitted with approval of a conditional use permit (C) in accordance with § 152.091, or prohibited in each zoning district (NP). The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

(1) Use category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

(2) Specific use type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. Further definitions of each specific use type can be found in §§ 152.035 through 152.037.

(3) Use-specific standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this chapter may also apply.

(4) Non-specified uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Director is authorized to determine the most similar and most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in §§ 152.035 through 152.037. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under § 152.086(K).

Table 2.2-1: Table of Allowed Uses for Residential Districts
Use Category	Specific Use Type	P = Permitted Use C = Conditional Use NP = Not Permitted Residential Zoning Districts
Use Category	Specific Use Type	RE- 2A	RE- 1A	R-8	R1- 7	R1- 5	R- 2	R M	M HS	M HP	Supplemen tal Use Regulations
Residential Use Category	Assisted Living Center	NP	NP	NP	NP	NP	N P	C	NP	NP	§ 152.045(D)
	Assisted Living Home	P	P	P	P	P	P	C	NP	NP	§ 152.045(D) (1)
	Child Care, Home	P	P	P	P	P	P	P	P	P	§ 152.045(K)
	Dwelling, Duplex	NP	NP	NP	NP	NP	P	P	NP	NP
	Dwelling, Manufactured Home	NP	NP	NP	NP	P	N P	N P	P	P	§ 152.045(O)
	Dwelling, Modular Home	P	P	P	P	P	P	N P	P	C
	Dwelling, Multi-Family	NP	NP	NP	NP	NP	N P	P	NP	NP
	Dwelling, Principal & Accessory Single- Family Detached	P	P	P	P	P	P	P	P	P
	Group Care Home	P	P	P	P	P	N P	N P	NP	NP	§ 152.045(N)
	Manufactured Home, Park	NP	NP	NP	NP	NP	N P	N P	NP	P	§ 152.045(P)
	Nursing Home	NP	NP	NP	NP	NP	N P	C	NP	NP	§ 152.045(D)
	Resident Care Home	P	P	P	P	P	P	N P	NP	NP	§ 152.045(W )
	Vacation Home Rentals	P	P	P	P	P	P	P	P	P	§ 152.045(B B)
Public and Semi- Public Use Category	Assembly Hall/ Auditorium	NP	NP	NP	NP	NP	N P	C	C	C
	Campground /RV Park	NP	NP	NP	NP	NP	N P	N P	NP	C	§ 152.045(I)
	Child Care, Center	NP	NP	NP	NP	NP	C	C	NP	NP	§ 152.045(J)
	College or University	NP	NP	NP	NP	NP	N P	C	NP	NP	§ 152.045(X)
	Community Playfields and Parks	P	P	P	P	P	P	P	P	P
	Community Recreation Center	P	P	P	P	P	P	P	P	P
	Country Club, Private	P	P	P	P	P	P	P	P	P
	Fraternal or Social Club, Nonprofit	NP	NP	NP	NP	NP	C	C	NP	NP
	Library	P	P	P	P	P	P	P	NP	NP
	Public Safety Facility	P	P	P	P	P	P	P	P	P
	Religious Assembly	P	P	P	P	P	P	P	P	P	§ 152.045(V)
	School, Boarding	C	C	NP	NP	NP	N P	C	NP	NP	§ 152.045(X)
	School, Public or Private, K-8	C	C	C	C	C	C	C	NP	NP	§ 152.045(X)
	School, Public or Private, 9-12	P	P	P	P	P	P	P	P	P	§ 152.045(X)
	Social Service Facility	NP	NP	NP	NP	NP	NP	C	NP	NP
	Solar Generation Facility	C	NP	NP	NP	NP	N P	N P	NP	NP
	Utility Facility and Service Yard, Major	C	NP	NP	NP	NP	N P	N P	NP	NP
	Utility Facility, Minor	P	P	P	P	P	P	P	P	P
	Wireless Communicati on Facility (WCF) (including tower and supporting facilities)	C	C	C	C	C	C	C	C	C	§ 152.045(C C)
Agriculture Use Category	Agriculture, General	P	C	NP	NP	NP	N P	N P	NP	NP
	Market Garden	P	P	C	C	C	C	C	C	NP
	Ranching, Commercial	P	C	NP	NP	NP	N P	N P	NP	NP
Commercial Use Category	Farmers Market, Permanent	C	C	NP	NP	NP	N P	N P	NP	NP
	Feed Store	C	NP	NP	NP	NP	N P	N P	NP	NP
	Golf Course, Unlighted	C	C	C	C	C	C	C	C	C
	Parking Lots and Parking Structure	NP	NP	NP	NP	NP	N P	P	NP	NP

(D) Residential development standards. The following development standards identified in Table 2.2-2 apply to all principal uses and structures in residential districts, except as otherwise expressly stated in this code. General exceptions to these regulations and rules for measuring compliance can be found in §§ 152.035 through 152.037. Regulations governing accessory uses and structures can be found in § 152.046.

Table 2.2-2: Residential District Development Standards
Single-Family Residential	Zoning District		Density, Maxim um (dwelling units/gr oss acre)	Lot Dimensions, minimum		Setbacks			Lot Coverage, maxim um (%)	Building Height, maximu m (feet)
	Zoning District		Density, Maxim um (dwelling units/gr oss acre)	Lot size (square feet)	Lot Width (feet) [1]	Front (fee t)	Side (feet)	Rear (feet)
	RE-2A		-	87,120	200	25	25	25	20	35
	RE-1A		-	43,560	150	25	25	25	25	35
	R1-8		-	8,000	70	20[2 ]	5 w/15 aggregate [4]	10	40	30
	R1-7		-	7,000	60	20[2 ]	5 w/15 aggregate [4]	10	45	30
	R1-5		-	5,000	50	15[3 ]	5[4]	10	-	30
	MHS		10	3 Acre Site	40	15[3 ]	5[4]	10	45	30
	MHS		10	5,000 lot	40	15[3 ]	5[4]	10	45	30
Multi-Family Residential	MPH	Manufactured Home Park	10 (spaces/ gross acre)	3 Acre Site	40	15[3 ]	5[4]	10	50 (space)	30
		Manufactured Home Park	10 (spaces/ gross acre)	3,000 space	40	15[3 ]	5[4]	10	50 (space)	30
		Campground/RV Park	18 (spaces/ gross acre)	2 Acre Site	28	10	5	5	-	20
		Campground/RV Park	18 (spaces/ gross acre)	1,200 space	28	10	5	5	-	20
	R-2	Single- Family Detached	8	3,500	35	15[3 ]	5[4]	10	50	30
	R-2	All other uses	12	7,000 Site[6]	-	20	15[5]	15[5 ]	50[7]	30
	RM		12 (min)	7,000 Site[6]	-	20	15[5]	15[5 ]	50[7]	35

Table 2.2-2: Residential District Development Standards (Cont’d)

[1] Lot width is measured at front setback.

[2] Front setback shall be 15 feet for side entry garages and/or covered front porch.

[3] Front setback shall be 20 feet for front entry garages and carports.

[4] For all corner lots adjacent to a public right-of-way, the minimum street side yard setback shall be ten feet.

[5] Zero feet for dwelling units with common walls.

[6] For Single-Family Attached uses within a common site, the minimum individual lot/dwelling unit size shall be 1,500 square feet.

[7] For Single-Family Attached uses within a common site, the maximum individual lot/dwelling unit coverage shall be 95%.

(E) Single-family Residential design guidelines. The purpose of this section is to help provide a pleasant residential environment for all single-family dwelling units and subdivisions. Multi-family design guidelines are defined under § 152.027 Commercial and Mixed-Use Overlay Districts.

(1) Utilities. All on-site and off-site electric and communication utility lines shall be placed underground. To allow for future connections and extensions, all underground utilities shall be extended a minimum of two feet (2'-0") beyond the farthest property boundary, to prevent damaging existing pavement or landscaping when future utility extensions are made.

(Ord. 648-18, passed 11-28-2018; Ord. 671-20, passed 5-27-2020; Ord. 703-23, passed 3-22-2023)

§ 152.027 COMMERCIAL AND OVERLAY DISTRICTS.

(A) General purpose. The purpose of the Commercial and Mixed-Use Districts is to provide for a variety of commercial and select residential areas, each suited to specific retail, service, entertainment, and residential uses in order to maintain compatibility with adjacent uses. These districts are intended to provide attractive, well-designed developments that are appropriately located along primary roadways and pedestrian facilitates to serve large volumes of customers.

(B) Commercial and Mixed-Use Overlay Districts.

(1) Neighborhood Commercial District (C-1). This district is intended to provide convenient locations for small scale retail or service-related establishments. These locations are to provide services and goods primarily for the surrounding neighborhood and are not intended to draw customers from the entire community. The location of uses in this district are limited to the intersection of a collector street and local street or greater.

(2) Community Commercial District (C-2). This district is intended to provide a range of general commercial needs, such as: major business groupings; regional size shopping centers; retail sales and personal, professional and business services, excluding business parks, that meet the daily demands of the overall larger community and traveling public. This district may also act as a transition between high-density, centrally located commercial activities customarily found in the Central Business District, and multi-family residential districts. Businesses in this district require high visibility, maintain sufficient parking, are buffered from traditional residential neighborhoods, and are predominantly located in commercial strips or nodes located beside or at intersections of major highways and arterials. This district does allow a Mixed-Use Overlay as a Conditional Use, as shown in Table 2.3-1, and in accordance with § 152.027(B)(5).

(3) Central Business District (CBD). This district provides an office, retail and business services area that serves the entire community. Uses are allowed which complement the central downtown area and are suited to high vehicular and pedestrian traffic areas. The CBD should also be a focal point for meeting the needs of tourists visiting the community and provide a strong community identity through design standards and main street activities. This district does allow a Mixed-Use Overlay as a Conditional Use, as shown in Table 2.3-1, and in accordance with § 152.027(B)(5).

(4) Mixed-Use Overlay District (MU).

(a) This overlay district is intended to require both residential and non-residential uses, either vertically or horizontally, and to promote site and building design that accommodates multimodal travel that creates opportunities to live and work within the central downtown area.

(b) The mixed-use overlay district shall be utilized as an overlay zone. Land classified in the mixed-use overlay district shall be limited to those areas located within the CBD, C-2 and SC zoning districts. Property so classified shall be identified on the zoning map by both the underlying CBD, C-2 or SC district and the mixed-use overlay designation. The mixed-use regulations set forth in this section shall be in addition to those regulations set forth in the underlying CBD, C-2 and SC district. In the event of a conflict between the provisions of the mixed-use overlay district and the provisions of the CBD, C-2 or SC district, the provisions of the mixed-use overlay district shall prevail. If the mixed-use overlay district is silent in relation to any development standard, the development standard identified in the underlying CBD, C-2 or SC zone shall prevail.

(C) Commercial use and mixed-use overlay standards. Table 2.3-1: Table of Allowed Uses for Commercial and Mixed-Use Overlay Districts, lists land uses permitted by right (P), permitted with approval of a conditional use permit (C) in accordance with § 152.091, or prohibited in each zoning district (NP). The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

(2) Specific use type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics, such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in §§ 152.035 through 152.037.

(4) Non-specified uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Director is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in §§ 152.035 through 152.037. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under § 152.086(K).

Table 2.3-1: Table of Allowed Uses for Commercial and Mixed-Use Overlay Districts
Use Category	Specific Use Type	P = Permitted Use C = Conditional Use NP = Not Permitted
		Commercial and Mixed-Use Zoning Districts
		C-1	C-2	CBD	MU	Supplemental Use Regulations
Residential Use Category	Assisted Living Center	P	P	C	P	§ 152.045(D)
	Boarding/Shelter Care	NP	P	NP	NP
	Dwelling, Live/Work	P	P	C	P
	Mixed-Use Overlay	NP	C	C		§ 152.027(B)(5)
	Dwelling, Multi-Family	NP	C	C	P
	Nursing Home	P	P	C	P	§ 152.045(D)
	Vacation Home Rentals	NP	NP	C	P	§ 152.045(BB)
Public and Semi-Public Use Category	Arboretum or Botanical Garden	NP	P	P	P
Public and Semi-Public Use Category	Assembly Hall/Auditorium	NP	P	P	P
	Bus Terminal	NP	C	C	C
	Campground/RV Park	NP	P	NP	NP	§ 152.045(I)
	Cemetery	NP	C	NP	NP
	Child Care, Center	C	P	P	P	§ 152.045(J)
	College or University	NP	P	P	P	§ 152.045(X)
	Community Playfields and Parks	NP	P	P	P
	Community Recreation Center	P	P	P	P
	Crematorium or Funeral Parlor	NP	P	NP	NP
	Fraternal or Social Club, Nonprofit	C	P	P	P
	Government Offices and Civic Buildings	P	P	P	P
	Health Care/Medical Facility or Clinic	NP	P	P	P
	Hospitals	NP	P	P	P
	Library	P	P	P	P
	Museum, Cultural Facility	NP	P	P	P
	Public Safety Facility	P	P	P	P
	Religious Assembly	P	P	P	P	§ 152.045(V)
	School, Boarding	C	C	C	C	§ 152.045(X)
	School, Public or Private, K-8	C	C	C	C	§ 152.045(X)
	School, Public or Private, 9-12	C	C	C	C	§ 152.045(X)
	Social Service Facility	C	C	C	C
	Utility Facility and Service Yard, Major	C	C	C	C
	Utility Facility, Minor	P	P	P	P
	Wireless Communication Facility (WCF) (including Tower and Supporting Facilities)	C	C	C	C	§ 152.045(CC)
Commercial Use Category	Alcoholic Beverages, Retail Sale	NP	P	P	P
	Animal Kennel/Shelter	NP	P	NP	NP	§ 152.045(C)
	Animal, Hospital/Veterinarian	NP	C	C	NP	§ 152.045(C)
	Automobile/Boat, Rentals	NP	P	P	P	§ 152.045(G)
	Automobile/Boat, Repair Minor	NP	P	NP	NP	§ 152.045(F)
	Automobile/Boat, Sales and Leasing	NP	P	NP	NP	§ 152.045(G)
	Bar, Lounge, or Tavern	NP	P	P	P
	Business Services	C	P	P	P
	Car Wash	NP	P	NP	NP
	Coffee Shop/Cafe	P	P	P	P
	Coffee Shop/Cafe with Drive Through	NP	P	C	C	§ 152.045(M)
	Commercial Entertainment, Indoor	NP	P	C	C
	Commercial Entertainment, Outdoor	NP	C	C	C
	Convenience Store	P	P	P	P	§ 152.045(L)
	Farmers Market, Permanent	C	P	P	P
	Feed Store	C	P	NP	NP
	Financial Institution	C	P	P	P
	Financial Institution, with Drive Through	NP	P	C	P	§ 152.045(M)
	Fitness and Sports Center	C	P	P	P
	General Personal Services	P	P	P	P
	General Personal Services with Drive Through	NP	P	C	P	§ 152.045(M)
	General Recreation, Indoor	NP	P	P	P
	Hotel or Motel	NP	P	P	P
	Instructional Services or Trade Schools	NP	P	C	C
	Microbrewery, Craft Distillery or Tasting Room	NP	P	P	P	§ 152.045(R)
	Movie Theater	NP	P	P	P
	Nightclub	NP	C	C	C
	Non-Chartered Financial Institution (Check Cashing)	NP	P	C	C
	Nursery, Commercial	NP	C	NP	NP
	Office Business or Professional	C	P	P	P
	Parking Lots and Parking Structure	NP	P	P	P
	Restaurant	C	P	P	P
	Restaurant, with Drive Through	NP	P	C	C	§ 152.045(M)
	Retail, General	P	P	P	P
	Retail, General with Drive Through	NP	P	C	C	§ 152.045(M)
	Retail, Large	NP	P	C	C
	Retail, Smoke/Vape Shop	NP	P	P	P
	Self-Storage, Indoor	NP	P	NP	NP	§ 152.045(Y)
	Service Station	NP	P	P	P	§ 152.045(Z)
	Service Station with Car Wash	NP	P	C	C	§ 152.045(Z)
	Tour Services	NP	P	P	P	§ 152.045(AA)
Industrial Use Category	Building Materials Sales, Indoor Retail	NP	P	C	C
	Building Materials Sales, Outdoor or Wholesale	NP	C	NP	NP
	Heavy Rental, Outdoor	NP	C	NP	NP

(D) Commercial and mixed-use development standards. The following development standards identified in Table 2.3-2 apply to all principal uses and structures in commercial and mixed-use overlay districts, except as otherwise expressly stated in this code.

Table 2.3-2: Commercial and Mixed-Use Overlay Districts Development Standards
Zoning District		C-1	C-2	CBD	MU
Lot Dimensions, maximum	Size of Use or User (square feet)	25,000	-	-	7,000 (min)
Residential Density, minimum		X	X	w/ CUP	3 units
Setbacks, minimum	Front, (feet)	15	20[1]	15[2]	0[1]
	Side, (feet)	10[2]	15[2]	15[2]	0[1]
	Side, (feet) Adjacent to Residential	20[1]	30[1]	30[1]	30[1][3]
	Rear, (feet)	10	20	10[4]	10[4]
	Rear, (feet) Adjacent to Residential	20	30	30	30[3]
Lot Coverage, maximum (%)		35	50	-	-
Building Height, maximum (feet)		30	35	30	35[5]
[1] Front and side setback for street facing parking areas shall be a minimum of 15 feet. [2] Zero setbacks are permitted for structures if adjacent structures also have zero setbacks and regulations of the building code in force at the time of the review are met. [3] Fifteen foot setbacks are permitted if adjacent parcel is zoned RM. [4] Rear setback can be reduced to five feet if adjacent to a public alley. [5] Building height may be increased to 45 feet for development that contains vertical mixed-use with residential above ground floor commercial uses.

(E) Commercial, mixed-use and multi-family site and architectural design guidelines. The commercial, mixed-use and multi-family design guidelines contained in this section have been established to: create an attractive and functional setting along primary gateway roadway corridors; create and maintain an efficient, functional, safe and pleasant built environment for residents and visitors; and promote attractive, high quality development that will support and enhance the greater community.

(1) Applicability.

(a) These requirements shall apply to development or renovation of buildings within any Commercial, Mixed-Use Overlay, and Multi-Family Zoning District. In the case of mixed-use buildings, the standards of this section and the standards of § 152.045(E), shall both apply.

(b) These guidelines will be used as a framework for evaluating development proposals and for commenting on the design aspects of those proposed projects. The city subdivision regulations should also be referenced for additional site design standards specifically applicable to multi-family and commercial subdivision developments.

(2) Prohibited uses. The following uses are prohibited within any Commercial and Mixed-Use Overlay Zoning District that has frontage along U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, and State Route 98:

(a) Adult entertainment businesses; and

(b) Heavy rental, outdoor.

(3) Architectural guidelines.

(a) Natural materials and deep earthtone colors are preferred, and design elements should not consist primarily of metal, glass, plastic, highly reflective materials and bright colors. Such materials may have limited application in trim or accent areas but should not be predominant visual elements of the building(s) or site improvements.

(b) Large bland monolithic facades or rooflines and repetition of very simple details which become monotonous in character should be avoided. Building elevations should create a unique character which is emphasized through interesting architectural details or facade articulation in each component. For example, windows may be arched or rectangular, bayed out or recessed, have raised borders, awnings, planter boxes or shutters.

(c) All building facades should be designed with architecturally finished materials, with the following recommended primary facade building materials:

1. Modular masonry materials such as brick, block, and stone;

2. Precast concrete or aggregate panels with a decorative finish;

3. Stucco or stucco-like materials;

4. Wood, provided surfaces are finished for exterior use or wood of proven exterior durability; or

5. Other materials as determined by the Director.

(4) Site design/orientation guidelines.

(a) Buildings, structures, open space areas and other features shall be oriented to protect and/or enhance major vistas and panoramas that give special emphasis to mountains, mesas, lake views, and special man-made or natural landmarks.

(b) On-site pedestrian walks shall be provided to connect street sidewalks to primary commercial and mixed-use building entries by the most direct route practicable. Multi-building developments shall minimize auto/pedestrian conflicts and maximize convenient pedestrian access between buildings.

(c) Openings for vehicular uses, such as garage door bays used to access vehicles into and out of a building for repair or storage, must be located on facades that do not face the primary street.

(5) Circulation.

(a) The primary vehicular access into a multi-family project shall be through an entry drive rather than a parking lot drive.

(b) Developments along ADOT controlled roadways shall complete a traffic study analysis, including access needs, traffic control needs, highway expansion needs, drainage management plan, and/or a cost sharing plan. ADOT approval will be required as part of the development plan approval process.

(c) Access points along primary gateway roadways shall be placed and designed in accordance with ADOT and/or city requirements.

(6) Utilities. All on and off-site electric and communication utility lines shall be placed underground. To allow for future connections and extensions, all underground utilities shall be extended a minimum of two feet (2'-0") beyond the farthest property boundary, to prevent damaging existing pavement or landscaping when future utility extensions are made.

(F) Additional development standards.

(1) Setback and height exceptions. See §§ 152.035 through 152.037 for additional development and design regulations.

(2) Parking and loading requirements. See § 152.056 for additional development and design regulations.

(3) Landscaping and screening requirements. See § 152.057 for additional development and design regulations.

(4) Signage requirements. See § 152.058 for additional development and design regulations.

(5) Exterior lighting requirements. See § 152.059 for additional development and design regulations.

(6) Further reference, as appropriate, should be given to the city International Building Codes (IBC), Fire Codes, Subdivision Regulations, and the Floodplain Management ordinance.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.028 BUSINESS AND INDUSTRIAL DISTRICTS.

(A) General purpose. The purpose of the Business and Industrial Districts is to provide areas that promote employment opportunities while also protecting desired or established residential and commercial areas from the potential objectionable influences these uses may create.

(B) Business and Industrial Districts.

(1) Business Park District (BP). This district is intended to provide sites for a range of business research and business park uses, including office and administrative uses, designed to be conducted wholly within enclosed buildings. Light manufacturing uses conducted wholly indoors that complement the business or research park use that are free from nuisance factors may be permitted if pertinent to the primary use. This district encourages the development of attractive buildings in a campus type setting on landscaped sites which may be close to residential areas.

(2) Service Commercial District (SC). This district is intended to allow more intense outdoor light manufacturing and business uses which are compatible with the developed local economy. These uses generally require unique services such as truck delivery, outdoor storage, major motor vehicle or boat repair, or other activities or operations conducted outside an enclosed building or structure. Because of the character and intensity of these uses, this district requires public services and should be appropriately located on primary roadways or near major highways. This district does allow a Mixed-Use Overlay as a Conditional Use, as shown in Table 2.4-1, and in accordance with § 152.027(B)(5).

(3) Industrial Park District (IP). The intent of this district is to provide for heavier or more intense industrial uses in areas which do not encroach on the community's residential environment. Uses in this district generally include manufacturing and industrial activities that may generate nuisances that cannot be adequately mitigated on site. The IP district is not appropriate adjacent to any residential district.

(C) Business and industrial use standards. Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts, lists land uses permitted by right (P), permitted with approval of a conditional use permit (C) in accordance with § 152.091, or prohibited in each zoning district (NP). The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

(2) Specific use type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in §§ 152.035 through 152.037.

(4) Non-specified uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Director is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in §§ 152.035 through 152.037. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under § 152.086(K).

Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts
Use Category	Specific Use Type	P = Permitted Use C = Conditional Use NP = Not Permitted
		Business and Industrial Zoning Districts
		BP	SC	IP	Supplemental Use Regulations
Residential Use Category	Dwelling, Live/Work	NP	C	NP
Residential Use Category	Mixed-Use Overlay	NP	C	NP	§ 152.027(B)(5)
Public and Semi Public Use Category	Bus Terminal	P	P	P
	Campground/RV Park	NP	C	NP	§ 152.045(I)
	Cemetery	P	P	NP
	Crematorium or Funeral Parlor	P	P	NP
	Government Offices and Civic Buildings	P	P	P
	Hospitals	P	P	NP
	Public Safety Facility	P	P	P
	Religious Assembly	P	P	P	§ 152.045(V)
	Solar Generation Facility	P	P	P
	Utility Facility and Service Yard, Major	C	C	P
	Utility Facility, Minor	P	P	P
	Wireless Communication Facility (WCF) (including Tower and Supporting Facilities)	P	P	P	§ 152.045(CC)
Commercial Use Category	Adult Entertainment Business	NP	NP	P	§ 152.045(B)
	Animal Training	NP	P	P	§ 152.045(C)
	Animal Kennel/Shelter	NP	P	P	§ 152.045(C)
	Animal Hospital/Veterinarian	C	P	P	§ 152.045(C)
	Automobile/Boat, Rentals	P	P	NP	§ 152.045(G)
	Automobile/Boat, Repair Major	NP	P	P	§ 152.045(E)
	Automobile/Boat, Repair Minor	P	P	P	§ 152.045(F)
	Automobile/Boat, Sales and Leasing	P	P	NP	§ 152.045(G)
	Bar, Lounge, or Tavern	P	P	C
	Business Services	P	P	C
	Car Wash	P	P	NP
	Commercial Entertainment, Indoor	P	P	NP
	Commercial Entertainment, Outdoor	C	C	P
	Convenience Store	P	P	P	§ 152.045(L)
	Farmers Market, Permanent	P	P	P
	Feed Store	P	P	P
	Fitness and Sports Center	P	P	NP
	Flea Market	P	P	P
	General Personal Services	C	P	NP
	General Recreation, Indoor	P	P	C
	General Recreation, Outdoor	NP	C	P
	Hotel or Motel	NP	P	NP
	Instructional Services or Trade Schools	P	P	P
	Medical Marijuana Dispensary, Operation or Cultivation	NP	C	NP	§ 152.045(Q)
	Microbrewery or Craft Distillery	NP	P	C	§ 152.045(R)
	Non-Chartered Financial Institution (Check Cashing)	NP	P	NP
	Nursery, Commercial	NP	P	P
	Office Business or Professional	P	P	P
	Parking Lots and Parking Structure	P	P	P
	Restaurant	P	P	P
	Restaurant, with Drive Through	P	P	P	§ 152.045(M)
	Retail, General	NP	P	C
	Retail, General with Drive Through	NP	P	C	§ 152.045(M)
	Retail, Large	C	P	NP
	Retail, Smoke/Vape Shop	NP	P	NP
	Retail, Pawn Shop	NP	P	NP
	Self-Storage, Indoor	P	P	P	§ 152.045(Y)
	Service Station with Car Wash	P	P	NP	§ 152.045(Z)
	Tour Services	P	P	P	§ 152.045(AA)
	Wholesale Establishment	P	P	P
Industrial Use Category	Assembly, Light	P	P	P
	Auctions, Indoor	P	P	P
	Auto Wrecking and Salvage Yard	NP	NP	P
	Building Materials Sales, Indoor Retail	P	P	P
	Building Materials Sales, Outdoor or Wholesale	NP	P	P
	Distribution Yard, Outdoor	NP	NP	P
	Distribution/Warehousing Center, Indoor	C	NP	P
	Heavy Rental, Outdoor	NP	P	P
	Indoor Storage (Boat, RV)	P	P	P	§ 152.045(F)(3)
	Manufacturing, Heavy	NP	NP	P
	Manufacturing, Light	P	P	P
	Outside Storage (Boat, RV)	NP	C	P	§ 152.045(T)
	Recycling Center	NP	NP	P
	Research Laboratory	P	P	P
	Resource Extraction	NP	NP	C
	Truck Stop	NP	P	P
	Waste Facility, Landfill	NP	NP	C
	Waste Facility, Transfer Station	NP	NP	C
	Wholesale Establishment	P	P	P

(D) Business and industrial development standards. The following development standards identified in Table 2.4-2 apply to all principal uses and structures in Business and Industrial Districts, except as otherwise expressly stated in this code. General exceptions to these regulations and rules for measuring compliance can be found in §§ 152.035 through 152.037. Regulations governing accessory uses and structures can be found in § 152.046.

Table 2.4-2: Business and Industrial Districts Development Standards
Zoning District		BP	SC	IP
Lot Dimensions, minimum	Lot width (feet)	60	-	75
Setbacks, minimum	Front, (feet)	20[1]	20[1]	30[1]
	Side, (feet)	15[2]	15[2]	20[1][2]
	Side, (feet) Adjacent to Residential	30[1]	50[1]	NP
	Rear, (feet)	15	15	20
	Rear, (feet) Adjacent to Residential	30	50	75
Lot Coverage, maximum (%)		50	60	-
Building Height, maximum (feet)		30	40	50
[1] Front and side setback for street facing parking areas shall be a minimum of 15 feet. [2] Zero setbacks are permitted for structures if adjacent structures also have zero setbacks and regulations of the building code in force at the time of the review are met.

(E) Business and industrial site and architectural design guidelines. The business and industrial design guidelines contained in this section have been established to: recognize the unique needs and characteristics of development in business and industrial use settings; protect and promote long-term economic vitality through the promotion of high quality development; and minimize adverse impacts to existing neighborhoods and anticipated growth areas.

(1) Applicability.

(a) These requirements shall apply to development or renovation of buildings within any Business and Industrial Zoning District, unless otherwise specified within this section.

(b) These guidelines will be used as a framework for evaluating development proposals and for commenting on the design aspects of those proposed projects. The city general development and subdivision regulations should also be referenced for additional site design standards specifically applicable to industrial developments.

(2) Service Commercial (SC) Zoning District development guidelines. The Service Commercial Zoning District allows for the placement of a wide range of business and employment type uses. Given its service-related function, this district is often found in close proximity to established residential neighborhoods. For these reasons, there is a greater degree of attention given to how this district relates to adjacent uses. The following concepts shall serve as a framework to guide development within the Service Commercial Zoning District.

(a) Screening adjacent to residential. Any uses in an SC Zoning District which abuts or is across a street, alley or open space from a residential use or zone shall provide a landscape buffer at least 15 feet in width. The landscape buffer shall include a minimum of one spreading tree per 30 linear feet. A fence or wall having the opacity of a solid wall shall also be installed on the residential side of the landscape buffer along all common parcel boundaries. Cyclone or chain link fence shall not satisfy this requirement.

(3) Industrial Park (IP) Zoning District developments adjacent to a residential development or zoning district are prohibited.

(4) Properties with frontage along primary gateway roadway corridors. Development or renovation of buildings within any Business and Industrial Zoning District fronting onto U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, or State Route 98 shall adhere to these guidelines:

(a) Prohibited uses. The following uses are prohibited within any Business and Industrial Zoning District fronting onto U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, and State Route 98:

1. Adult entertainment business;

2. Auto wrecking and salvage yard; and

3. Heavy rental, outdoor.

(b) Architectural guidelines.

1. Natural materials and deep earth tone colors are preferred, and design elements should not consist primarily of metal, glass, plastic, highly reflective materials and bright colors. Such materials may have limited application in trim or accent areas but should not be predominant visual elements of the building(s) or site improvements.

2. Large bland monolithic facades or rooflines and repetition of very simple details which become monotonous in character should be avoided. Building elevations should create a unique character which is emphasized through interesting architectural details or facade articulation in each component. For example, windows may be arched or rectangular, bayed out or recessed, have raised borders, awnings, planter boxes or shutters.

3. All building facades should be designed with architecturally finished materials, with the following recommended primary facade building materials:

a. Modular masonry materials such as brick, block, and stone;

b. Precast concrete or aggregate panels with a decorative finish;

c. Stucco or stucco-like materials;

d. Wood, provided surfaces are finished for exterior use or proven for exterior durability; or

e. Other materials as determined by the Director.

1. Buildings, structures, open space areas and other features shall be oriented to protect and/or enhance major vistas and panoramas that give special emphasis to mountains, mesas, lake views, and special man-made or natural landmarks.

2. Multi-building developments shall minimize auto/pedestrian conflicts and maximize convenient pedestrian access between buildings.

3. Openings for vehicular uses, such as garage door bays used to access vehicles into and out of a building for repair or storage, must be located on facades that do not face the primary street.

(d) Circulation.

1. Developments along ADOT controlled roadways shall complete a traffic study analysis, including access needs, traffic control needs, highway expansion needs, drainage management plan, and/or a cost sharing plan. ADOT approval will be required as part of the development plan approval process.

2. Access points along primary gateway roadways shall be placed and designed in accordance with ADOT and/or city requirements.

(F) Additional development standards.

(1) Setback and height exceptions. See §§ 152.035 through 152.037 for additional development and design regulations.

(2) Parking and loading requirements. See § 152.056 for additional development and design regulations.

(3) Landscaping and screening requirements. See § 152.057 for additional development and design regulations.

(4) Signage requirements. See § 152.058 for additional development and design regulations.

(5) Exterior lighting requirements. See § 152.059 for additional development and design regulations.

(6) Utilities. All on-site and off-site electric and communication utility lines shall be placed underground. To allow for future connections and extensions, all underground utilities shall be extended a minimum of two feet (2'-0") beyond the farthest property boundary, to prevent damaging existing pavement or landscaping when future utility extensions are made.

(7) Further reference, as appropriate, should be given to the city International Building Codes (IBC), Fire Codes, Subdivision Regulations, and the Floodplain Management ordinance.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023; Ord. 713-23, passed 9-27-2023)

§ 152.029 PLANNED DEVELOPMENT (PD) DISTRICTS.

On or after April 22, 2023, any request for a Planned Development (PD) zoning district type or for modification or change in an approved PD zoning district type shall be made pursuant to § 152.030.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.030 PLANNED AREA DEVELOPMENT (PAD) DISTRICT.

(A) Any request for a Planned Area Development (PAD) zoning district or for modification or change in an approved PD zoning district shall be made pursuant to this section.

(B) General purpose. A Planned Area Development (PAD) is intended to allow an applicant maximum flexibility in exchange for a more creative approach to land planning and building design that could not be achieved through strict adherence to the terms of this code. PADs may be approved pursuant to the procedure and approval criteria in § 152.090.

(1) A PAD District shall conform to the general plan, all regulations pertaining to land development within this code, the subdivision regulations and all other rules, regulations, specifications and standards set forth in all other applicable city codes, unless specific deviations are approved by the City Council during the PAD approval process.

(2) The area for a PAD shall consist of a single parcel of land or a contiguous group of parcels with a combined minimum size of five acres.

(D) Standards eligible for modification. Unless otherwise expressly modified as part of the PAD approval process, PADs shall utilize the base zoning districts and all applicable standards established in this code to regulate all proposed uses and development. The City Council is authorized to approve PADs that deviate from strict compliance with specified standards if they determine that the resulting development satisfies the approval criteria of division (E) below. The PAD standards may be more or less restrictive than those in the code. PAD zoning may be used to:

(1) Specify the location of base zoning districts and define standards for the modification of these locations within the specified PAD area.

(2) Define which uses permitted by right or by conditional use permit within a base zoning district (as specified in Tables 2.2-1, 2.3-1, 2.4-1, and 2.5-1) will be permitted within said PAD zoning districts. PAD zoning districts may not include uses that are not permitted within a base zoning district but may modify or define standards for the operation and performance of permitted uses within PAD zoning districts.

(3) Define development standards pertaining to the size, dimensions, height, lot coverage, placement, or setback of uses. However, the total number of dwelling units in a PAD plan shall not exceed the maximum number permitted by the general plan density for the total area of the PAD designated for residential use.

(4) Specify the location, extent, and design standards for open space, landscaping, amenities, screening, buffers, and signage.

(5) Specify the location and design of public/private streets, drives, parking, pedestrian, and bikeways.

(6) Specify the timing, sequencing, and phasing of development, including coordinating the type, location, and intensity of development permitted with the construction and availability of public facilities and services.

(7) Provide for the construction of public improvements and facilities onsite or within public easements and rights-of-way abutting the site as required to serve and benefit development within the PAD area or as may be required to mitigate impacts resulting from the development on other properties and uses outside of the PAD area.

(E) Approval criteria.

(1) Before approving a preliminary PAD, the Commission will ensure that the application meets the following standards:

(a) Conformance to the general plan. The development must conform with the objectives of the general plan.

(b) Balance and integration with the neighborhood. The design shall be integrated and compatible with the neighborhood and shall strive to be in harmony with the scale and bulk of surrounding properties.

(c) Adequacy of street network. The proposed streets are suitable and adequate to carry anticipated traffic and that the density will not generate traffic in such amounts to overload the street network outside of the PAD area.

(d) Adequacy of infrastructure. The impact created by the development can be accommodated by the existing infrastructure system (police and fire protection, parks, schools, water supply, sanitary sewer, solid waste disposal, etc.)

(e) Relationship to physical features. The location of buildings and structures shall respect the natural terrain of the site and shall be functionally integrated with any natural features of the landscape to include the preservation of views and vistas.

(f) Environmental impacts. Management of environmental impacts, including drainage, soils, and archaeological.

(g) Upon approval through § 152.090, the preliminary PAD shall be placed on file in the Planning Department pending approval of the final PAD.

(2) (a) Application for final PAD approval shall follow the requirements of § 152.090 process and contain the following:

1. Final legal documents specifying control of common areas;

2. If applicable, a plat of the property as required by the general development and subdivision regulations of the city and plan of required documents; and

3. If applicable, assurance of construction and completion of required public and private improvements in the form as specified in § 413 of the General Development and Subdivision Regulations of the city.

(b) The final development plan shall include any changes, alterations, additions or deletions requested by the Planning Commission and/or City Council in its grant of Preliminary PAD approval. Except for these modifications, the final PAD shall not deviate from the approved Preliminary PAD.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.031 AIRPORT DISTRICTS.

(A) General purpose. The purpose of the airport districts is to promote and develop compatibility between airport activity and the surrounding area in the vicinity of the city municipal airport. These districts are designed to prohibit potential hazards and maintain public health and safety in the vicinity of the airport by minimizing exposure to crash hazards, electronic interference that could deleteriously affect aircraft electronics, and high noise levels generated by airport operations and to encourage future development which is compatible with the continued operations of the airport.

(B) Airport Districts and overlay zones.

(1) Airport Property District (AP). It is the intent of this district to encourage utilization patterns which promote viable and long-term growth of the city municipal airport and of airport-related business and industry. Utilization and development patterns must be amenable to regulations, purposes and directions of the city Airport Master Plan plus all applicable federal, state and local laws, ordinances and regulations.

(1) The following airport related uses shall be permitted within the AP zoning district:

(a) Airport structures and facilities that are necessary for the operation of the airport and for the control of air traffic therefrom;

(b) Fixed base operators (FBOs);

(d) Balloon and associated gondola launching, landing and base of operations; and

(e) Space-oriented operations, including research, development, launching and landing.

(2) All other uses in the AP district shall require a conditional use permit, special event permit or a temporary use permit that are consistent with the Airport Master Plan. As part of the approval process, the Planning and Zoning Commission shall give strong consideration to the recommendations and conditions forwarded to it by the Airport Manager and Economic Development Advisory Board (EDAB).

(3) Notwithstanding any other provisions of this chapter, no use may be made of land or water within any zone established by this chapter in such a manner as to create electrical interference with navigational signals or radio communication between the airport and aircraft; make it difficult for pilots to distinguish between airport lights and others; result in glare in the eyes of pilots using the airport; impair visibility in the vicinity of the airport or otherwise in any way create a hazard or endanger the landing, takeoff, or maneuvering of aircraft, intending to use the airport.

(D) Airport development standards.

(1) Site plan review and approval, as outlined in § 152.095 of this code, shall be required for all development and construction within the specific boundaries of the airport districts and zones. All development standards such as setbacks, heights, and lot coverage shall be shown on the approved site plan, unless otherwise stated herein. It is required that the Airport Manager and EDAB review all site plans and conditional use permit requests and advise the Planning and Zoning Commission of any known or potential impacts or conditions that might be caused by the proposed development or the conditional use permit.

(2) Building heights within the boundaries of the airport districts and zones shall be as set forth in the federal aviation regulations (FAR) part 77 airspace plan, the city Airport Master Plan, and the underlying zoning district, with no allowances for exceptions to the building height. The most restrictive guidelines shall apply.

(3) Except as otherwise provided in this chapter, no vegetation or tree shall be planted or allowed to grow, or be maintained in any airport district created by this chapter to a height in excess of the applicable height limit herein established.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.032 SPECIAL DISTRICTS.

(A) General purpose. The purpose of the special districts is to recognize there are unique areas within the city that require special treatment to provide for their continuance or preservation. Unlike residential, commercial or industrial zoning districts that exist to regulate development, special districts provide mechanisms for the protection of undeveloped areas, federal lands, or recreational resources that are located within the city.

(B) Special Districts.

(1) Federal Lands District (FL). The intent and purpose of the Federal Lands District is to conserve natural resources, protect scenic vistas, and provide recreational opportunities for undeveloped federal lands that are administered by the National Park Service and Bureau of Land Management. Land within this district shall preclude future development, unless a significant change in conditions occurs, and only if a change to another district is approved pursuant to the provisions of this chapter or as directed by and pursuant to applicable federal law and jurisdiction. This district shall in no way diminish, modify, amend, interfere with, or change the rights, duties and privileges of the federal land's ownership and enjoyment as property of the United States.

(2) Parks/Open Space District (POS). The intent and purpose of this district is to promote the public health, safety and general welfare of the community by protecting and preserving open space as a limited and valuable resource which conserves natural resources, protects scenic vistas, provides recreational opportunities, and contributes to the overall quality of life in the city. These properties or parcels have been set-aside and designated by the city for these purposes.

(3) Airport Residential Special District (ARSD). The intent of this special district is to allow very low density single-family residential developments, with conventional site-built homes, with attached or detached airplane hangars, next to the Page Municipal Airport, while protecting scenic vistas.

(a) Development in this district shall comply with all Federal Aviation Administration (FAA) Regulations and Standards, all development requirements listed in this code, the subdivision regulations, the International Residential Codes (IRC), and any other relevant and applicable city codes.

(b) Development in this district shall adhere to the minimum development standards assigned to the Residential Estate/One-Acre District (RE-1A), which are as follows:

1. Minimum Lot : 43,560 Sq. Ft. (1-Acre)

2. Minimum Lot Width: 150 Ft.

3. Minimum : 25 Ft. Front; 25 Ft. Sides; and 25 Ft. Rear

4. Maximum Lot Coverage: 20%

5. Maximum Building Height: 35 Ft.

(c) Due to the special nature and scenic views afforded to these properties, the approval process for any developments in the ARSD Zone shall be in accordance with the requirements defined in the Planned Area Development (PAD) zoning district § 152.030.

(d) The applicant shall secure all FAA required approvals and permits before making application with the city to begin the PAD review and approval process.

(4) Hillside Residential Special District (HSRSD). The intent of this very high-profile special district is to allow very low density single-family residential developments, with conventional site-built homes, along one of the most prominent hillsides in the city, where aesthetics is the highest priority.

(a) Development in this district shall comply with all development requirements listed in this code, the subdivision regulations, the International Residential Codes (IRC), and any other relevant and applicable city codes.

(b) Development in this district shall adhere to the minimum development standards assigned to the Residential Estate/One-Acre District (RE-1A), which are as follows:

1. Minimum Lot Size: 43,560 Sq. Ft. (1 -Acre)

2. Minimum Lot : 150 Ft.

3. Minimum Setbacks: 25 Ft. Front; 25 Ft. Sides; and 25 Ft. Rear

4. Maximum Lot Coverage: 20%

5. Maximum Building Height: 35 Ft.

(c) Due to the high visibility of this district, the architectural cartoons and features showing the home styles shall be required to accompany the development plan through the Planned Area Development approval process as defined in § 152.030, to ensure that what is planned to be built meets with the approval of the Planning and Zoning Commission and City Council.

(5) Public Quasi-Public District (PQP). The purpose and intent of this special district is to show those properties or parcels within the city limits that are owned, occupied, used, and maintained by governmental entities, to include federal, state, county or city facilities or services, such as: governmental offices, schools, recreational facilities, utilities and other such uses.

(6) Undevelopable District (UNDV). The intent of this special district is to define and show the areas of the city that are undevelopable due to steep escarpments, flood zones, or other specific areas designated by the city as undevelopable.

Table 2.5-1: Table of Allowed Uses for Parks/Open Space District
Use Category	Specific Use Type	P = Permitted Use C = Conditional Use NP = Not Permitted
		Parks/Open Space Zoning District
		POS	Supplemental Use Regulations
Public and Semi Public Use Category	Arboretum or Botanical Garden	P
Public and Semi Public Use Category	Campground/RV Park	P	§ 152.045(I)
	Cemetery	C
	Community Playfields and Parks	P
	Community Recreation Center	C
	Indoor and Outdoor Gun Club and Shooting Range	C
	Museum, Cultural Facility (Public)	C
	Nature Preserves, Trails, and Trailheads	P
	Public Safety Facility	C
	Wireless Communications Facility (WCF) (including Tower and Supporting Facilities)	C	§ 152.045(CC)
Agriculture Use Category	Agribusiness, Entertainment Farming	C
Agriculture Use Category	Agriculture, General	C
Commercial Use Category	Golf Course, Unlighted	C
Commercial Use Category	Resort, Cabins, Lodges	C

(D) Park/open space development standards.

Table 2.5-2 Park/Open Space District Development Standards
Zoning District		POS
Lot Dimensions, maximum	Size of Use or User (square feet)	-
Setbacks, minimum	Front (feet)	25
	Side (feet)	25
	Rear (feet)	25
Lot Coverage, maximum (%)		-
Building Height, maximum (feet)		40

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

§ 152.033 MEASUREMENTS AND EXCEPTIONS.

(A) General purpose. The purpose of this section is to provide uniform measures for interpretation and enforcement of this code.

(B) Setback regulations. This section establishes setback standards to ensure the provision of open areas for access to and around structures, maintain natural light and ventilation for individual properties, separation of incompatible land uses, and space for landscaping, privacy, traffic safety, and visibility.

(1) Setback requirements. All structures shall conform to the setback requirements as provided within this chapter, unless otherwise provided in division (B)(3) below.

(2) Setback measurement. Setbacks shall be measured as follows:

(a) Front setback. The front setback shall be measured at right angles from the nearest point on the front property line to the nearest wall of the structure.

(b) Side and street side setback. The side and street side setbacks shall be measured at right angles from the nearest point on the side property line to the nearest wall of the structure, establishing a setback line parallel to the side property line, that extends between the front and rear yards.

(c) Rear setback. The rear setback shall be measured at right angles from the nearest point on the rear property line to the nearest wall of the structure, establishing a setback line parallel to the rear property line that extends between the side yards.

(3) Setback encroachment. Every part of a required yard shall be unobstructed from ground level to the sky, except as follows:

(a) Setback restrictions do not apply to: slabs, uncovered patios, walks, steps, fences, hedges, or freestanding walls. Freestanding walls are subject to any sight triangle regulations; or

(b) Certain architectural features and improvements may encroach into required setbacks as follows:

1. Ordinary projections of window sills, cornices, eaves and other ornamental features may project a distance not exceeding two feet into any required yard.

2. Patio covers and ornamental features may project into any required side yard, provided such features shall be a minimum of three feet from any lot or setback line whichever is most restrictive.

3. Air conditioning units, pool pumps or similar mechanical equipment may project into any required side yard, provided such features shall be a distance of at least three feet from any lot line or setback line whichever is most restrictive. Any mechanical equipment located in a required side yard, based on the minimum requirements above, should be placed within a side yard with no gate access to front yard.

4. Vestibules, bay windows, nooks, chimneys or similar wall projections with or without footings may encroach not more than three feet into any required front or rear yard and not more than three feet into any required side yard, provided the aggregate width of all such projections adjacent to any yard does not exceed ten feet.

5. Uncovered open decks, patios and terraces less than 30 inches in height may encroach into any required yard by not more than three feet.

(C) Height regulations. This section establishes height standards to promote compatible transitions between differing land uses, ensure adequate light and air to individual properties, and to accommodate equipment height capabilities, and good design.

(1) Maximum height. All structures and appurtenances shall conform to the height requirements as provided within this chapter, unless otherwise provided in division (C)(3) below.

(2) Height measurement. The maximum allowable height shall be measured as follows:

(a) The vertical distance measured from the average finished grade at the perimeter of the base of a building and/or structure to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the highest point of the highest gable of a pitch or hip roof.

(b) For lots with slopes of 5% or more, the height of a building and/or structure is measured as the vertical distance from the bottom of the floor slab or joists to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the highest point of the highest gable of a pitch or hip roof.

(3) Height exceptions for appurtenances. Notwithstanding specific regulations provided elsewhere in this chapter, the following appurtenances are permitted to exceed the height limits within any district where the use is allowed, subject to the following requirements:

(a) Parapet walls or cornices may extend to a maximum of three feet above the building height limit;

(b) Private communication, radio and television antennas, or satellite dishes attached to principal structure may only extend five feet above the allowed maximum height of the base zoning district;

(c) Cupolas, chimneys may project up to five feet above the allowed maximum height of the underlying base zoning district or as required to meet applicable building code requirements;

(d) Heating and ventilation equipment and all other mechanical equipment may extend up to five feet above the maximum height limit provided the equipment complies with screening requirements set forth in § 152.057;

(e) Church spires or belfries may be up to 25% or ten feet greater than the maximum allowed height provided they are designed without provision for occupancy and plans receive prior approval of the city;

(f) Flagpoles and alternative energy generating systems in residential zoning districts may extend to a maximum of ten feet above the allowed maximum height of the underlying base zoning district, and in commercial and industrial zoning districts they may extend as high as permitted by the flagpole manufacturer, upon approval by the city;

(g) Wind generating systems and solar panels attached to a building may extend up to five feet above the allowed maximum height of the underlying base zoning district;

(h) Commercial telecommunication and cell tower facilities shall be developed in accordance with the provisions of § 152.045(CC), but the support structure and antennae shall not exceed 90 feet; and

(i) No appurtenances shall be constructed for the purpose of providing additional floor area in the building.

(D) Limited Modifications to Requirements. Where, in the opinion of the Director, and as approved by City Council, there exists extraordinary conditions of topography, rock outcroppings, soil conditions, land ownership, adjacent development, or other circumstances not provided for in these regulations, City Council may modify the provisions of this Code in such a manner, and to such extent as it may deem appropriate to the public interest. The burden of proof for City Council determination of a modification rests with the applicant. The written request for modification shall be made to the City and shall be submitted to the Planning and Zoning Commission and City Council after said modifications have been sufficiently reviewed by the Site Plan Review Committee. A recommendation of said modification(s) by the Planning and Zoning Commission shall then be sent to City Council for a final decision. Modifications are specific to each case and do not set a precedent due to the extraordinary and specific circumstances involved with each case.

(1) In modifying the standards and/or requirements of these provisions, as outlined above, City Council may make such additional requirements as deemed necessary to be in the best interest of the public, and without creating an undue hardship upon the applicant, to secure substantially the objectives and general intent of the standards or requirements so modified.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)

Page City Zoning Code

ZONING DISTRICTS

§ 152.025 ZONING DISTRICTS AND MAP ESTABLISHED.

Table 2.1-1: Zoning Districts Established
Abbreviation	Zoning District	Legacy Zoning
Residential Districts
RE-2A	Residential- Estate/Two-Acre
RE-1A	Residential -Estate/One-Acre
R1-8	Single-Family Residential 8,000
R1-7	Single-Family Residential 7,000
R1-5	Single-Family Residential 5,000
R-2	Small-Lot Residential 2
RM	Multi-Family Residential 3
MHS	Manufactured Home
MHP	Manufactured Home Park
Commercial Districts and Mixed-Use Overlay
C-1	Neighborhood Commercial
C-2	Community Commercial
CBD	Central Business District
MU	Mixed-Use Overlay
Business and Industrial Districts
BP	Business Park
SC	Service Commercial
IP	Industrial Park

Table 2.1-1: Zoning Districts Established (Cont’d)
Abbreviation	Zoning District	Legacy Zoning
Planned Area Development District
PAD	Planned Area Development
Airport Districts
AP	Airport Property
Special Districts
FL	Federal Lands District
POS	Parks/Open Space
ARSD	Airport Residential Special District
HSRSD	Hillside Residential Special District
PQP	Public/Quasi-Public District
UNDV	Undevelopable District