To allow for regional Commercial Uses on Properties not otherwise zoned for Commercial Uses. This overlay zone affords the Owner the option to apply for commercial Development and Use on lands affected by the overlay zone. In the event the Application for Commercial Use is denied, the underlying zoning governs permissible Development of the Property.

Uses in the RCO District are limited to the following:

1. ALLOWED USES.
   
   1. Secondary Living Quarters
      
   2. Lockout Unit¹ 
      
   3. Accessory Apartment² 
      
   4. Nightly Rental
      
   5. Home Occupation
      
   6. Child Care, In-Home Babysitting³ 
      
   7. Child Care, Family Group³
      
   8. Accessory Building and Use
      
   9. Conservation Activity
      
   10. Agriculture
       
   11. Parking Area or Structure with four (4) or fewer spaces
       
   12. Recreation Facility, Private¹²
       
   13. Allowed Uses in the Underlying Zoning District
       
   14. Salt Lake City 2002 Winter Olympic Games Olympic Legacy Displays⁴ 
       
   15. Food Truck Location¹¹
       
   16. Enclosed Mobile Business Location¹³
2. CONDITIONAL USES.
   
   1. Multi-Unit Dwelling⁵ 
      
   2. Group Care Facility⁵
      
   3. Child Care Center^3,5
      
   4. Public and Quasi-Public Institution, Church and School⁵
      
   5. Essential Municipal Public Utility Use, Facility, Service, and Structure⁵
      
   6. Telecommunication Antenna⁶ 
      
   7. Satellite Dish Antenna, greater than thirty-nine inches (39") in diameter⁷ 
      
   8. Plant and Nursery stock products and sales⁵
      
   9. Bed and Breakfast Inn⁵
      
   10. Boarding House, Hostel⁵
       
   11. Hotel, Minor⁵
       
   12. Hotel, Major⁵
       
   13. Private Residence Club Project and Conversion⁹
       
   14. Timeshare Sales Office, off-site⁵
       
   15. Office, General⁵
       
   16. Office, Moderate Intensive⁵
       
   17. Office, Intensive⁵
       
   18. Office and Clinic, Medical⁵
       
   19. Financial Institution, with and without drive-up window^5,8 
       
   20. Retail and Service Commercial, Minor⁵
       
   21. Retail and Service Commercial, personal improvement⁵
       
   22. Retail and Service Commercial, Major⁵
       
   23. Transportation Service⁵
       
   24. Retail Drive-Up Window⁸
       
   25. Neighborhood Convenience Commercial⁵
       
   26. Commercial, Resort Support⁵
       
   27. Service Station⁵
       
   28. Cafe, Deli⁵
       
   29. Restaurant, General⁵
       
   30. Restaurant, Outdoor Dining⁹ 
       
   31. Outdoor Event⁹
       
   32. Restaurant, Drive-up window⁸
       
   33. Bar⁵
       
   34. Hospital, Limited Care Facility⁵
       
   35. Hospital, General⁵
       
   36. Parking Area or Garage with five (5) or more spaces⁸
       
   37. Temporary Improvement⁹
       
   38. Passenger Tramway Station and Ski Base Facility⁵
       
   39. Ski tow rope, ski lift, ski run, and ski bridge⁵
       
   40. Recreation Facility, Public⁵
       
   41. Recreation Facility, Commercial⁵
       
   42. Entertainment, Indoor⁵
       
   43. Heliport⁵
       
   44. Salt Lake City 2002 Winter Olympic Games Olympic Legacy Displays¹⁰
       
3. PROHIBITED USES. Any Use not listed above as an Allowed or Conditional Use is a prohibited Use.

¹Nightly Rental of Lockout Units requires a Conditional Use permit.

²Requires an Administrative Permit. See Section 15-4-7, Accessory Apartments.

³See Section 15-4-9, Child Care and Child Care Facilities. Family Group Child Care and Child Care Center Uses require an Administrative permit or approval as part of a Master Planned Development or Affordable Master Planned Development.

⁴Olympic Legacy Displays limited to those specific Structures approved under the SLOC/Park City Municipal Corporation Olympic Services Agreement and/or Olympic Master Festival License and placed on the original Property set forth in the services agreement and/or Master Festival License.

⁵Subject to Master Planned Development approval. See Chapter 15-6.

⁶See Section 15-4-14, Telecommunication Facilities.

⁷See Section 15-4-13, Placement of Satellite Receiving Antennas.

⁸See Section 15-2.18-5 criteria for drive-up windows.

⁹Requires an administrative Conditional Use permit.

¹⁰Olympic Legacy Displays limited to those specific Structures approved under the SLOC/Park City Municipal Corporation Olympic Services Agreement and/or Olympic Master Festival License and placed in an Area other than the original location set forth in the services agreement and/or Master Festival License.

¹¹The Planning Director or their designee shall, upon finding a Food Truck Location in compliance with Municipal Code Section 4-5-6, issue the property owner a Food Truck Location administrative approval letter.

¹²See Section 15-4-22, Outdoor Pickleball Courts in Residential Areas.

¹³See Section 15-4-24, Mobile Businesses.

An Applicant may apply for the commercial Development option by submitting an application to the Planning Department. Application for the commercial Development option will be reviewed by the Planning Commission as a Master Planned Development (MPD). The Planning Commission shall consider all factors set forth in Chapter 15-6, and shall also consider the criteria listed below in Section 15-2.17-4 to determine whether implementation of the commercial Development option is warranted. 

An Application for the commercial Development option under this section must meet the following minimum standards:

1. The minimum Lot size is five (5) acres. Each proposal must include one commercial anchor, a minimum of 30,000 square feet in size, and a maximum of 65,000 square feet. 
   
2. The Planning Commission may approve, disapprove, or approve with modifications a request for an increase in the allowable Building Height of some or all of the Buildings in the Development by up to twenty-five percent (25%) of the Zone Height of the underlying zone.
   
   The City Council may grant a height exception upon recommendation from the Planning Commission. 
   
   Standards for review of any height exception Areas follows:
   
   1. The visual impacts of the Structure on existing Structures.
      
   2. Potential shadows, loss of solar Access, air circulation, view corridors, or ridge line intrusion.
      
   3. Traffic, circulation, and adjacent Open Space.
      
   4. Compatibility of the proposed Building with adjacent Buildings.
      
   5. Landscaping, buffer Areas, and other physical separations to mitigate and buffer the Building from adjacent Uses.
      
   6. The Side Yard between Building(s), adjacent Streets and alleys and their relationship to pedestrian traffic and Open Space.
      
   7. Provision of more than the required sixty percent (60%) Transferred Development Right (TDR) Open Space within the project.
      
   8. Reduction of the height of other Buildings or portions of a Building to a point that is lower than the underlying Zone Height.
      
   9. Provision of exemplary architecture, high quality materials and finishes, and in general, a superior plan and project results.
      
   10. No net increase in the allowable square footage or Building volume above Grade over what is possible under the Zone Height.
       
3. An anchor of at least 30,000 square feet is required to be built first. 
   
4. Good internal circulation with limited Access to arterial Streets. 
   
5. Buffering the Frontage Protection Zone with extensive landscaping and berms. 
   
6. Screened parking.
   
7. An extensively landscaped buffer is required between commercial Development and adjacent Residential Uses. 
   The Planning Commission may determine the size of buffer depending on proposed Uses and proposed buffer design. The Planning Commission may require the buffer be constructed and landscaped prior to the remainder of the construction. 
   
8. Compliance with all requirements of LMC Chapter 6, Master Planned Development (MPD) review process and criteria. 
   
9. Architecture that is consistent with the Park City Architectural Design Guidelines in LMC Chapter 15-5 and is Compatible with the community and neighborhood. 
   
10. Submission of a sign plan at the time of Master Planned Development Application in accordance with the City Sign Code, Title 12.
    
11. The Site plan for the Master Planned Development must take into consideration significant natural features such as existing vegetation, wetlands, Stream channels and ridge lines. Development must occur outside of these sensitive Areas. 
    
12. Submission of a lighting plan at the time of Master Planned Development Application in accordance with LMC Chapter 15-3. 
    
13. Enhanced pedestrian and bicycle circulation. 
    
14. Enhanced public plazas and Open Space Areas.
    
15. Fully Screened service and delivery areas. Fully Screened dumpster locations. No service, delivery, or dumpster activities shall occur adjacent to Residential Uses. 

To approve an application for Use of the commercial Development option, the Planning Commission must find that: 

1. The proposal is consistent with the criteria set forth in Section 15-2.17-4, and LMC Chapter 15-6 Master Planned Development.
   
2. The proposal is in the best interest of the City and is located in an appropriate location. 
   
3. The proposal adequately mitigates potential impacts on adjacent Properties and Land Uses. 
   
4. The proposal complies with all applicable criteria of the Sensitive Lands Ordinance and the Frontage Protection Zone.

Drive-up windows require a Conditional Use Permit Review to consider traffic impacts on surrounding Streets and compliance with Section 15-1-10, Conditional Use review. The Applicant must demonstrate that at periods of peak operation of the drive-up window, the Business patrons will not obstruct driveways or Streets and will not interfere with the intended traffic circulation on the Site or in the Area.

A Bed and Breakfast Inn is a Conditional Use. No Conditional Use permit may be issued unless the following criteria are met: 

1. If the Use is in a Historic Structure, the Applicant will make every attempt to rehabilitate the Historic portion of the Structure.
   
2. The Structure has at least two (2) rentable rooms. The maximum number of rooms will be determined by the Applicant's ability to mitigate neighborhood impacts.
   
3. In Historic Structures, the size and configuration of the rooms are Compatible with the Historic character of the Building and neighborhood.
   
4. The rooms are available for Nightly Rental only. 
   
5. An Owner/manager is living on-Site, or in Historic Structures there must be twenty-four (24) hour on-Site management and check-in. 
   
6. Food service is for the benefit of overnight guests only.
   
7. No Kitchen is permitted within rental rooms. 
   
8. Parking on-Site at a rate of one (1) space per rentable room. The Planning Commission may waive the parking requirement for Historic Structures if the Applicant proves that:
   
   1. no on-Site parking is possible without compromising the Historic Structure or Site, including removal of existing Significant Vegetation, and all alternatives for proximate parking have been explored and exhausted; and
      
   2. the Structure is not economically feasible to restore or maintain without the adaptive Use. 
      
9. The Use complies with Section 15-1-10, Conditional Use Review.

1. OUTDOOR DISPLAY OF GOODS PROHIBITED. Unless expressly allowed as an Allowed or Conditional Use, all goods, including food, beverage and cigarette vending machines, must be within a completely enclosed Structure. New construction of enclosures for the storage of goods shall not have windows and/or other fenestration that exceeds a wall-to-window ratio of thirty percent (30%). This section does not preclude temporary sales in conjunction with a Master Festival License, sidewalk sale, or seasonal plant sale. See Section 15-2.17-8(B)(3) for outdoor display of bicycles, kayaks, and canoes.
   
   
2. OUTDOOR USES PROHIBITED/EXCEPTIONS. The following outdoor Uses may be allowed by the Planning Department upon the issuance of an Administrative Conditional Use Permit. The Applicant must submit the required Application, pay all applicable fees, and provide all required materials and plans. Appeals of departmental actions are heard by the Planning Commission.
   
   1. OUTDOOR DINING: Outdoor dining is subject to the following criteria:
      
      1. The proposed seating Area is located on private Property or leased public Property and does not diminish parking or landscaping.
         
         
      2. The proposed seating Area does not impede pedestrian circulation.
         
         
      3. The proposed seating Area does not impede emergency Access or circulation.
         
         
      4. The proposed furniture is Compatible with the Streetscape.
         
         
      5. No music or noise is in excess of the City Noise Ordinance, Title 6.
         
         
      6. No Use after 10:00 p.m.
         
         
      7. No net increases in the Restaurant=s seating capacity without adequate mitigation of the increased parking demand.
         
   2. OUTDOOR GRILLS/BEVERAGE SERVICE STATIONS. Outdoor grills and/or beverage service stations are subject to the following criteria:
      
      1. The Use is on private Property or leased public Property, and does not diminish parking or landscaping.
         
         
      2. The Use is only for the sale of food or beverages in a form suited for immediate consumption.
         
         
      3. The Use is Compatible with the neighborhood.
         
         
      4. The proposed service station does not impede pedestrian circulation.
         
         
      5. The proposed service station does not impede emergency Access or circulation.
         
         
      6. Design of the service station is Compatible with the adjacent Buildings and Streetscape.
         
         
      7. No violation of the City Noise Ordinance, Title 6.
         
         
      8. Compliance with the City Sign Code, Title 12.
         
   3. OUTDOOR STORAGE AND DISPLAY OF BICYCLES, KAYAKS, MOTORIZED SCOOTERS, AND CANOES. Outdoor storage and display of bicycles, kayaks, motorized scooters, and canoes is subject to the following criteria: 
      
      1. The Area of the proposed bicycle, kayak, motorized scooter, and canoe storage or display is on private Property and not in Areas of required parking or landscaped planting beds.
         
         
      2. Bicycles, kayaks, and canoes may be hung on Buildings if sufficient Site Area is not available, provided the display does not impact or alter the architectural integrity or character of the Structure.
         
         
      3. No more than a total of fifteen (15) pieces of equipment may be displayed.
         
         
      4. Outdoor display is only allowed during Business hours.
         
         
      5. Additional outdoor bicycle storage Areas may be considered for rental bicycles or motorized scooters, provided there are no or only minimal impacts on landscaped Areas, Parking Spaces, and pedestrian and emergency circulation.
         
   4. OUTDOOR EVENTS AND MUSIC. Outdoor events and music require an Administrative Conditional Use Permit. The Use must also comply with Section 15-1-10, Conditional Use Review. The Applicant must submit a Site plan and written description of the event, addressing the following:
      
      1. Notification of adjacent Property Owners.
         
         
      2. No violation of the City Noise Ordinance, Title 6.
         
         
      3. Impacts on adjacent Residential Uses.
         
         
      4. Proposed plans for music, lighting, Structures, electrical, signs, etc.
         
         
      5. Parking demand and impacts on neighboring Properties.
         
         
      6. Duration and hours of operation.
         
         
      7. Impacts on emergency Access and circulation.
         
   5. DISPLAY OF MERCHANDISE. Display of outdoor merchandise is subject to the following criteria:
      
      1. The display is immediately available for purchase at the Business displaying the item.
         
         
      2. The merchandise is displayed on private Property directly in front of or appurtenant to the Business which displays it, so long as the private Area is in an alcove, recess, patio, or similar location that provides a physical separation from the public sidewalk. No item of merchandise may be displayed on publicly owned Property including any sidewalk or prescriptive Right-of-Way regardless if the Property Line extends into the public sidewalk. An item of merchandise may be displayed on commonly owned Property; however, written permission for the display of the merchandise must be obtained from the Owner’s association.
         
         
      3. The display is prohibited from being permanently affixed to any Building. Temporary fixtures may not be affixed to any Historic Building in a manner that compromises the Historic integrity or Façade Easement of the Building as determined by the Planning Director.
         
         
      4. The display does not diminish parking or landscaping.
         
         
      5. The Use does not violate the Summit County Health Code, the Fire Code, or International Building Code. The display does not impede pedestrian circulation, sidewalks, emergency Access, or circulation. At minimum, forty-four inches (44”) of clear and unobstructed Access to all fire hydrants, egress and Access points must be maintained. Merchandise may not be placed so as to block visibility of or Access to any adjacent Property.
         
         
      6. The merchandise must be removed if it becomes a hazard due to wind or weather conditions, or if it is in a state of disrepair, as determined by either the Planning Director or Building Official.

The Property Owner must protect Significant Vegetation during any Development activity. Significant Vegetation includes large trees six inches (6") in diameter or greater measured four and one-half feet (4.5') above the ground, groves of smaller trees, or clumps of oak and maple covering an Area fifty square feet (50 sq. ft.) or more measured at the drip line. 

Development plans must show all Significant Vegetation within twenty feet (20') of a proposed Development. The Property Owner must demonstrate the health and viability of all large trees through a certified arborist. The Planning Director shall determine the Limits of Disturbance and may require mitigation for loss of Significant Vegetation consistent with Landscape Criteria in Sections 15-3-3 and 15-5-5(N), and Title 14.

Signs are allowed in the RCO District as provided in the Park City Sign Code, Title 12.

• Fences and Walls. Section 15-4-2.
  
• Accessory Apartments. Section 15-4.
  
• Satellite Receiving Antenna. Section 15-4-13. 
• Telecommunication Facility. Section 15-4-14.
  
• Parking. Chapter 15-3.
  
• Landscaping. Title 14; Sections 15-3-3 and 15-5-5(N)
  
• Lighting. Sections 15-3-3 and 15-5-5(J).
  
• Historic Preservation. Chapters 15-11 and 15-13.
  
• Park City Sign Code. Title 12.
  
• Architectural Review. Chapter 15-5.
  
• Snow Storage. Section 15-3-3.
• Parking Ratio Requirements. Section 15-3-6.