The purpose of the Community Transition (CT) District is to:

1. Encourage low-Density public, quasi-public, and/or institutional Uses relating to community open space, recreation, sports training and Development, tourism, and community health;
   
2. Encourage low Density Development designed in a manner so as to cluster Uses in the least visually sensitive Areas and maximizes open space;
   
3. Enhance and expand public open space and recreation Uses Compatible with the adjacent public deed-restricted open space;
   
4. Prohibit highway service commercial, regional-commercial, and limit residential land Uses; 
   
5. Require Building and Site design solutions that minimize the visual impacts of parking and parking lot lighting from the entry corridor and adjacent neighborhoods and land Uses;
   
6. Preserve and enhance environmentally Sensitive Lands such as wetlands, Steep Slopes, ridgelines, wooded Areas, and Stream Corridors;
   
7. Preserve Park City’s scenic entry corridor by providing significant open space and landscape buffers between Development and the highway corridor; 
   
8. Encourage transit-oriented Development and Uses;
   
9. Promote significant linkages to the broader community open space and trail network; 
   
10. Encourage the Development of high quality public places such as parks, trails, and recreation facilities;
    
11. Encourage Development which preserves the natural setting to the greatest extent possible; and
    
12. Minimize curb cuts, driveways, and Access points to the highway.
    
13. Encourage sustainability, conservation, and renewable energy.

Uses in the Community Transition District are limited to the following:

1. ALLOWED USES. 
   
   1. Conservation Activities 
      
   2. Home Occupation
      
   3. In-Home Babysitting
      
   4. Child Care, Family Group⁵
      
   5. Child Care Center⁵
   6. Secondary Living Quarters
      
   7. Agriculture
      
   8. Food Truck Location²
      
   9. Accessory Apartments³
2. ADMINISTRATIVE CONDITIONAL USES.
   
   1. Trails and trailhead improvements
      
   2. Outdoor Recreation Equipment
      
   3. Essential public utility Use, service, or Structure less than 600 sq. ft.
      
   4. Accessory Buildings less than 600 sq. ft.
      
   5. Parking Areas with four (4) or fewer spaces
      
   6. Outdoor Events and Outdoor Music, see Section 15-4
      
   7. Temporary Improvement
      
   8. Outdoor dining and support retail associated with support Uses with an MPD
      
   9. Fences and walls, see Section 15-4-2
      
   10. Anemometer and Anemometer Towers
       
3. CONDITIONAL USES.
   
   1. Public, Quasi-Public, civic, municipal Uses
      
   2. General acute Hospital 
      
   3. Alternative professional health-related services
      
   4. Athletic training and testing Offices and facilities
      
   5. Athletic program administrative Offices
      
   6. Support short-term athlete housing or lodging associated with an approved Recreation Facility (within an approved MPD)
   7. Accredited physician Office space
      
   8. Accredited Medical and dental clinics
      
   9. Medical Heliport
      
   10. Group Care Facility
       
   11. Ancillary Support Commercial (within an approved MPD)
       
       1. Gift shop
          
       2. Dispensing pharmacy
          
       3. Medical supply
          
       4. Restaurant
          
       5. Deli
          
       6. Outdoor grills/ beverage service stations
   12. Recreation Facility, Public
   13. Recreation Facility, Private⁴
       
   14. Recreation Facility, Commercial
       
   15. Park and ride Lot
       
   16. Municipal/institutional Accessory Building and Use
       
   17. Parking Lot, Public
       
   18. Public utility or essential services
       
   19. Single Family Dwelling (with an approved MPD¹)
       
   20. Duplex Dwelling (with an approved MPD¹)
       
   21. Multi-Unit Dwelling (with an approved MPD¹)
       
   22. Telecommunication Antenna
       
   23. Transit facilities
       
   24. Parking Areas, Lots, and Structures with more than five (5) Parking Spaces
       
   25. Raising, grazing of horses
       
   26. Commercial Riding Stable(s)
       
   27. Small Energy Wind Systems
4. PROHIBITED USES. Any Use not listed above as an Allowed or Conditional Use is a prohibited Use.

¹Residential Uses cannot exceed one (1) unit/acre.

²The 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.

³Requires an Administrative Permit. See Section 15-4-7, Accessory Apartments.

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

⁵See Section 15-4-9, Child Care and Child Care Facilities. Family Group Child Care and Child Care Center Uses require an Administrative Conditional Use permit.

Except as may otherwise be provided in this Code, no Building Permit will be issued for a Lot unless such Lot has the Area, width, and depth as required, and Frontage on a Street shown as a private or Public Street on the Streets Master Plan, or on private easement connecting the Lot to a Street shown on the Streets Master Plan. All Development must comply with the following:

1. LOT SIZE. There is no minimum Lot size in the CT District. 
   
2. FRONT, REAR AND SIDE SETBACKS. The minimum Front, Side, and Rear Setbacks for all Structures is twenty-five feet (25’). The Planning Commission may vary required Setbacks in Subdivisions and Master Planned Developments. In no case shall the Planning Commission reduce Side Setbacks to allow less than ten feet (10’) between Structures. Setbacks may be further restricted by Frontage Protection Overlay (FPZ) standards and/or Master Planned Development conditions of approval.
   1. A Side Setback between connected Structures is not required where Structures are designed with a common wall on a Property Line, each Structure is located on an individual Lot, the Lots are burdened with a party wall agreement in a form approved by the City Attorney and Chief Building Official, all applicable Building and Fire Code requirements are met, and the Use is an Allowed or Conditional Use in the Zoning District.
      
   2. Exterior Side Setbacks shall be based on the required minimum Side Setback for each Lot; however the Planning Commission may consider increasing exterior Side Setbacks during Conditional Use Permit review to mitigate potential impacts on adjacent Property. Side Setback exceptions continue to apply.
      
3. FRONT, SIDE, AND REAR SETBACK EXCEPTIONS. Fences, walls, stairs, paths, trails, sidewalks, patios, driveways, Ancillary Structures, and approved Parking Areas are allowed as exceptions in the Front, Side, and Rear Setbacks. Screened mechanical and utility equipment, hot tubs, and decks are allowed as exceptions in the Side and Rear Setbacks provided that a minimum five feet (5’) Setback is maintained.
4. CLEAR VIEW OF INTERSECTION. No visual obstruction in excess of two feet (2’) in height above Road Grade shall be placed on any Corner Lot within the Site Distance Triangle. A reasonable number of trees may be allowed, if pruned high enough to permit automobile drivers an unobstructed view. This provision must not require changes in the Natural Grade on the Site.

The base Density of the CT District is one (1) unit per twenty (20) acres. Residential Uses cannot exceed one (1) unit/acre.

1. DENSITY BONUS – ONE (1) UNIT/ACRE. The base Density of the CT District may increase up to one (1) unit per acre provided the following standards are incorporated through a Master Planned Development:
   
   1. OPEN SPACE. The Master Planned Development shall provide seventy percent (70%) open space on the project Site.
      
   2. FRONTAGE PROTECTION ZONE NO-BUILD SETBACK. The Master Planned Development shall include a two hundred foot (200’) Frontage Protection Zone no-build Setback measured from the closest edge of the highway Right-of-Way.
      
   3. PARKING. Parking for the Master Planned Development is subject to the requirements set forth in Section 15-3. A minimum of forty percent (40%) of the Master Planned Development’s required project parking shall be in structured/tiered parking so as to limit the visibility of Parking Areas and parking lot lighting. The Planning Commission may consider reducing the forty percent (40%) minimum structured/ tiered parking requirement based on existing Site topography in locating exterior surface parking to achieve maximum screening of parking from entry corridor Areas and/or to achieve optimum Site circulation and/or shared parking. 
      
   4. PUBLIC TRANSIT FACILITIES. The Master Planned Development shall include the Development of a public transit hub facility within the Development Area. The Planning Commission may consider waiving this requirement if a Developer/ Applicant contributes funding for an existing or proposed transit hub that is located within a close walking distance from a proposed Development.
      
   5. ENHANCED PUBLIC BENEFIT DEDICATION. The Master Planned Development shall provide the inclusion of public recreation facilities and/or land for public and/or quasi-public institutional Uses reasonably related to the General Plan goals for the Area, and impacts of the Development activity.
      
   6. PUBLIC TRAILS AND PEDESTRIAN IMPROVEMENTS. The Master Planned Development shall provide public dedicated pedestrian improvements and enhanced trail connections to adjacent open space and/or public ways.
      
   7. SENSITIVE LANDS OVERLAY STANDARDS. The Master Planned Development shall comply with the Development standards set forth in Section 15-2.21 Sensitive Lands Overlay. Density is determined by compliance with the criteria in Section 15-2.23-4.
      
   8. AFFORDABLE HOUSING. The Master Planned Development shall provide an additional five percent (5%) Affordable Housing commitment beyond that required by the City’s Affordable Housing Resolution in effect at the time of Application. The Planning Commission may consider alternative housing Uses for the additional five percent (5%) Affordable Housing commitment.
      
   9. SUSTAINABLE-GREEN DEVELOPMENT DESIGN. All Development within the proposed Master Planned Development shall implement City-approved sustainable green Building practices and Site design practices in effect at the time of Application.
      
2. DENSITY BONUS – THREE (3) UNITS/ACRE. The base Density of the CT District may increase up to three (3) units per acre for non-residential Uses provided that all Density bonus requirements set forth in Section 15-2.23-4(A) Density Bonus – One (1) Unit/Acre are met and the following additional standards are incorporated into the Master Planned Development.
   1. OPEN SPACE. The Master Planned Development shall provide eighty percent (80%) open space on the project Site.
      
   2. FRONTAGE PROTECTION ZONE NO-BUILD SETBACK. The Master Planned Development shall include a three hundred foot (300’) Frontage Protection Zone no-build Setback measured from the closest edge of the highway Right-of-Way. The Planning Commission may consider allowing encroachments into the three hundred foot (300’) Frontage Protection Zone requirement based on existing Site topography in locating roads and other infrastructure in order to achieve optimum Site circulation.
   3. PARKING. Parking for the Master Planned Development is subject to the requirements set forth in Section 15-3. A minimum of sixty percent (60%) of the Master Planned Development’s required project parking shall in structured/tiered parking so as to limit the visibility of Parking Areas and parking lot lighting. The Planning Commission may consider reducing the sixty percent (60%) minimum structured/ tiered parking requirement based on existing Site topography in locating exterior surface parking to achieve maximum screening of parking from entry corridor Areas and/or to achieve optimum Site circulation and/or shared parking.
   4. ADDITIONAL ENHANCED PUBLIC BENEFIT DEDICATION. The Master Planned Development shall provide the inclusion of public recreation facilities and/or land for public and/or quasi-public institutional Uses reasonably related to the General Plan goals for the Area, and impacts of the Development beyond that provided to achieve a project Density of up to one (1) unit per acre by a factor reasonably related to the Density increase sought.
   5. AFFORDABLE HOUSING. The Master Planned Development shall provide an additional five percent (5%) Affordable Housing commitment beyond that required by the City’s Affordable Housing Resolution in effect at the time of Application. This is in addition to that provided in Section 15-2.23-4(A)(8). Total is 110% of base requirement.

The maximum zone Building height is twenty eight feet (28’) from Existing Grade.

1. MAXIMUM BUILDING HEIGHT EXCEPTIONS. The following exceptions apply:
   
   1. Gable, hip, Barrel, or similar pitched roofs may extend up to five feet (5’) above the Zone Height, if the roof pitch is 4:12 or greater. 
      
   2. Antennas, chimneys, flues, vents, or similar Structures may extend up to five feet (5’) above the highest point of the Building to comply with International Building Code (IBC) requirements.
      
   3. Water towers, mechanical equipment, and associated Screening, when enclosed or Screened, may extend up to five feet (5’) above the height of the Building.
      
   4. An Elevator Penthouse may extend up to eight feet (8’) above the Zone Height.
      
   5. Anemometers and Anemometer Towers used to measure wind energy potential may extent above the maximum Zone Height subject to a visual analysis and Conditional Use approval by the Planning Commission.
      
   6. Wind turbines may extend above the maximum Zone Height subject to a visual analysis and Conditional Use approval by the Planning Commission of a Small Wind Energy System. Height is measured from Natural Grade to the tip of the rotor blade at its highest point or top of tower, whichever is greater.

1. REVIEW. Prior to issuance of a Building Permit for any Conditional or Allowed Use, the Planning Department must review the proposed plans for compliance with the Architectural Review standards, Chapter 15-5 and compliance with any additional architectural design guidelines approved by the Planning Commission as part of the Master Planned Development.

Off-Street parking shall be provided per the LMC parking standards set forth in Chapter 15-3. 

All exterior mechanical equipment must be Screened to minimize noise infiltration to adjoining Properties and to mitigate visual impacts on nearby Properties, including those Properties located above the roof tops of Structures in the adjacent district, and general public view.

All mechanical equipment must be shown on the plans prepared for Conditional Use Permit and/or architectural review.

All Structures must provide a means of storing refuse generated by the Structure’s occupants. The refuse storage facilities must be on-Site and accessible from a Public Street. All refuse storage facilities must be shown on the plans prepared for Conditional Use Permit and/or architectural review. Refuse storage must be Screened, enclosed and properly ventilated. Public trash receptacles set in the Right-of-Way by the City for Use by the public are exempt from this regulation.

The loading and unloading  of goods must take place entirely on the Site. Loading areas must be Screened from general public view. All loading areas shall be shown on the plans prepared for Conditional Use Permit and/or architectural review.

1. OUTDOOR DISPLAY OF GOODS PROHIBITED. Unless expressly allowed as an Allowed or Conditional Use, or allowed with an Administrative Permit, 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, which exceeds a wall-to-window ratio of thirty percent (30%). See Section 15-2.6-12(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 or an Administrative Permit as described herein. 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 requires an Administrative Conditional Use permit and 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.
         
      6. No Use after 10:00 p.m.
         
      7. Review of the Restaurant’s seating capacity to determine appropriate mitigation measures in the event of increased parking demand.
   2. OUTDOOR GRILLS/BEVERAGE SERVICE STATIONS. Outdoor grills and/or beverage service stations require an Administrative Permit and 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.
         
      8. Compliance with the City Sign Code, Title 12.
         
   3. OUTDOOR EVENTS AND MUSIC. Outdoor events and music require an Administrative 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.
         
      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.

Anemometers and Anemometer Towers require an Administrative Conditional Use permit for temporary installation, for up to three (3) years, to measure wind energy potential for a Site. The Use must comply with Section 15-1-10, Conditional Use Review. The Applicant must submit a Site plan, Limits of Disturbance plan for all construction, including Access roads, a description and photos of the tower, manufacturers cut sheet and certification information for the Anemometer, an Application for and all other submittal requirements for Administrative Conditional Use permits and a narrative addressing the following:

1. No violation of the City noise ordinance.
   
2. Notification of adjacent Property Owners.
   
3. Compliance with Setbacks and height requirements, see Height Exceptions. Setbacks may be decreased if a signed encroachment agreement with the affected Property Owner is provided, and public Rights-of-Way and power lines are not impacted by the location.
   
4. Compliance with FAA regulations.
   
5. Compliance with the International Building Code.
   
6. At the time of Application for an Administrative Conditional Use permit, standard engineering drawings for the tower, base, and footings shall be submitted.
   
7. BUILDING PERMIT. Prior to issuance of a Building Permit, the plans shall comply with all applicable sections of the International Building Code, including electric codes and all requirements and criteria of this section. 
8. Requests for temporary Anemometer Towers that exceed the Zone Height by more than five feet (5’) shall provide a visual analysis from all applicable LMC Vantage Points described in Section 15-15.1 to determine visual impacts on Ridge Line Areas and entry corridors.
   
9. REMOVAL AND DECOMMISSIONING. Anemometers and Anemometer Towers shall be removed after the temporary period has expired or if the Use is abandoned. A Use shall be considered abandoned when it fails to operate for a period of one (1) year or more.
   
   

   In no case shall the temporary Use continue beyond the permitted time frame to be identified during review of the Administrative CUP, unless an extension is requested. Upon a notice of abandonment from the Building Department, the system Owner shall have sixty (60) days to provide sufficient evidence that the system has not been abandoned, or the City shall have the authority to enter the Property and remove the system at the Owner’s expense.

   The Owner is responsible for reclaiming the land using natural vegetation. To the greatest extent possible, the land shall be fully returned to its natural state within three (3) years of the removal of the installation.

Small Wind Energy Systems (system) require a Conditional Use Permit. The Use must comply with Section 15-1-10, Conditional Use Review, and the following review criteria. The Applicant must submit a Site plan; Limits of Disturbance plan for all construction, including all Access roads and installation details, such as Grading and erosion control; a description and photos of the tower and turbine; manufacturers cut sheets and certification information for the tower and turbines; Property survey showing size of Property and location of Structures, utilities, easements, Streets and Rights-of-Way on the Property and on adjacent Properties within a horizontal distance equivalent to 110% of the proposed height; an Application for and all other submittal requirements for Conditional Use Permits; and a narrative addressing the following review criteria:

1. LOCATION. Location on the Property and associated wind data shall indicate the optimum citing location for highest wind energy potential and lowest air turbulence from the ground and surrounding objects; measured distances to adjacent habitable Structures, Property lines, power lines, and public and private Streets and Right-of-Ways; and trails. Systems shall not be installed in known migratory bird flyways, unless a wildlife study indicates that the proposed system due to the configuration, location, height, and other characteristics, will not negatively impact the flyway.
   
2. SETBACKS AND HEIGHT. See Section 15-2.23-5, Height Exceptions. Small Wind Energy Systems shall not exceed the Setback requirements of the zone and shall be set back a minimum distance equal to 110% of the total height of the system. EXCEPTION: Setbacks may be decreased if a signed encroachment agreement with the affected Property Owner is provided, and the public Rights-of-Way and power lines are not impacted by the location.
3. LOT SIZE. Small Wind Energy Systems that are greater than eighty feet (80’) in height shall be located on a Lot size of one (1) acre or more.
4. DESIGN. Wind Energy Systems shall be a neutral color that blends with the environment. Gray, beige, and white are recommended and all paint and finishes shall be non-reflective.
5. LIGHTING. Small Wind Energy Systems shall be lighted only if required by the FAA and shall comply with all applicable FAA regulations.
6. NOISE. No violation of the City noise ordinance.
7. SIGNS. Signs shall be restricted to reasonable identification of the manufacturer, operator of the system, utility, and safety signs. All signs shall comply with the Park City Sign Code.
8. BUILDING PERMIT. Prior to issuance of a Building Permit the system shall comply with all applicable sections of the International Building Code, including electric codes and all requirements and criteria of this section.
9. VISUAL ANALYSIS. A visual analysis from all applicable LMC Vantage Points as described in Section 15-15.1 for all Small Wind Energy Systems is required to determine visual impacts on Ridge Line Areas and entry corridors.
10. SYSTEM CONDITIONS. The Applicant/system Owner shall maintain the system in good condition. Maintenance shall include, but not be limited to, painting, mechanical and electrical repairs, structural repairs, and security measures.
11. REMOVAL AND DECOMMISSIONING. Any Small Wind Energy System, that has reached the end of its useful life or has been abandoned, shall be removed. A system shall be considered abandoned when it fails to operate for a period of one (1) year or more.Upon a notice of abandonment from the Building Department, the system Owner shall have sixty (60) days to provide sufficient evidence that the system has not been abandoned and request an extension, or the City shall have the authority to enter the Property and remove the system at the Owner’s expense.The Owner is responsible for reclaiming the land using natural vegetation and to the greatest extent possible the land shall be fully returned to its natural state within five (5) years of the removal and decommissioning of the system.
12. REPLACEMENT. Replacement of an already permitted turbine with a similar size and height will not require a permit modification.

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 (4½’) above the ground, groves of small 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, Building, and Engineering Departments 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.

The raising and grazing of horses may be approved as a Conditional Use by the Planning Department. In making a determination whether the raising and grazing of horses is appropriate, the Planning Commission shall consider the following criteria:

1. Any barn must be located a minimum of seventy-five feet (75’) from the nearest Dwelling Unit.
   
2. There shall be a maximum of two (2) horses per acre.
   
3. Terrain and Slope of the Property must be suitable for horses.
   
4. The Applicant must submit an Animal Management Plan outlining the following:
   
   1. waste removal/odors;
      
   2. drainage and runoff;
      
   3. bedding materials;
      
   4. flies; and
      
   5. feed/hay.

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

• Fences and Walls. Section 15-4-2.
  
• Accessory Apartments. Section 15-4-7.
  
• Satellite Receiving Antenna. Section 15-4-13.
  
• 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).
  
• Park City Sign Code. Title 12.
  
• Architectural Review. Chapter 15-5.
  
• Snow Storage. Section 15-3-3.
  
• Parking Ratio Requirements. Section 15-3-6.