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Sevier County Unincorporated
City Zoning Code

CONDITIONAL USES

§ 154.130 PURPOSE.

   Uses designated in the land use matrix found in § 154.141 are conditional uses that require special consideration by the land use authority designated. The purpose of this subchapter is to allow the applicable level of land use authority to evaluate the appropriateness of the use on a case-by-case situation. The conditional use permit process allows the Zoning Administrator (ZA), the Planning Commission (PC) or County Commission (CC) to approve, conditionally approve or deny requests for a conditional use permit. All permits shall begin at Zoning Administrator, and progress to the level listed in the land use matrix found in § 154.073 before the permit is issued.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.131 REQUIRED PERMIT.

   No person or entity shall conduct a use designated as a conditional use within the applicable zone without first obtaining a permit from the county and paying the conditional use permit fee.
(Ord. 2024-5-3, passed 5-13-2024) Penalty, see § 154.999

§ 154.132 APPLICATION - REQUIRED DOCUMENTS.

   (A)   The conditional use permit application shall include, as applicable:
      (1)   Location;
      (2)   Proof of land ownership;
      (3)   A site plan;
      (4)   A vicinity plan; and
      (5)   A written narrative, including, but not limited to:
         (a)   Type of use proposed;
         (b)   Days and times of operation;
         (c)   Square footage of the building(s) proposed;
         (d)   Square footage used by the conditional use;
         (e)   Expected hardship on surrounding uses;
         (f)   Number of users or employees; and
         (g)   Other information the land use authority deems necessary to fulfill the purpose of this subchapter may be requested prior to approval.
   (B)   The applicant shall also pay the appropriate fee outlined in the fee schedule before the county may review the application.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.133 APPLICATION - REVIEW PROCESS.

   (A)   Submit completed application and all required documents to the Zoning Administrator.
   (B)   The Zoning Administrator shall then review the documents to ensure compliance with the county’s General Plan, ordinances, resolutions and policies.
   (C)   (1)   If the application complies, then the Zoning Administrator may approve the conditional use permit or when required forward all documents to the Planning Commission for its review based on the criteria outlined in § 154.135.
      (2)   The Planning Commission may then:
         (a)   Approve;
         (b)   Approve with conditions; or
         (c)   Denial of an application shall only be considered if there are no conditions that can be imposed to mitigate the reasonably anticipated detrimental effects.
      (4)   When applicable, forward the application with recommendations to the County Commission for review.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.134 STANDARDS OF REVIEW.

   Decisions of approval, approval with conditions or denial of the conditional use permit application is based on the following criteria:
   (A)   The safety of people and property:
      (1)   Size and location of the use;
      (2)   Prevent or minimize flood water damage where necessary;
      (3)   Relocation, covering or fencing of irrigation ditches, and drainage channels;
      (4)   Location, dimensions of truck loading and unloading facilities; and
      (5)   Hazardous conditions to the public health or safety.
   (B)   Traffic considerations, including:
      (1)   Capacity of existing streets;
      (2)   Location and off-street parking; and
      (3)   Internal traffic circulation.
   (C)   Health and sanitation:
      (1)   Emergency vehicle access; and
      (2)   Screening of trash pick-up or waste storage areas.
   (D)   Environmental concerns:
      (1)   Utility capacity;
      (2)   Usable and permanent open space considerations;
      (3)   Signage and lighting;
      (4)   Noise, vibration, pollution, odors, stream or other factors that might affect people and property off-site; and
      (5)   Potential discharge into the air, ground water, surface and subsurface water or soil.
   (E)   The General Plan and permitted zoning conditions:
      (1)   Fencing, screening and landscaping to separate from adjoining uses;
      (2)   Design, architectural detail, building mass, bulk and orientation to conform to the surrounding area; and
      (3)   Removal of structures, debris or plant materials incompatible with characteristics of the underlying zone.
   (G)   Issuance of a conditional use permit for an electricity generating plant, whose primary fuel source is coal, shall require approval of a majority of registered voters within the county voting at a regularly scheduled election.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.135 MODIFICATION - REVOCATION.

   (A)   The land use authority may hold a public meeting regarding modification or revocation of the conditional use permit.
   (B)   The conditional use permit may be modified or revoked if any of the conditions set forth apply:
      (1)   The use is determined to no longer comply with the criteria set in § 154.133 or other provisions in this chapter;
      (2)   The permit was obtained by an inaccurate representation or in a fraudulent manner;
      (3)   Any of the conditions set in the permit are not being complied with;
      (4)   The conditional use has ceased or is no longer necessary; and
      (5)   The conditional use permit was issued after application for an initiative petition had been filed with the County Clerk and before the vote required.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.136 VIOLATION.

   Any person or entity that continues the use after the permit has been revoked shall comply with §§ 154.265 through 154.272.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.137 BUILDING PERMIT.

   Following receipt of the conditional use permit, the applicant shall take such permit to the County Building Inspector to review the permit and conditions attached. Based on this review and compliance with any other items that might develop in performance of the Building Inspectors duties, the Building Inspector may approve a building permit and ensure compliance with the conditional use permit.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.138 APPEAL.

   The decision of the land use authority may be appealed to the Board of Adjustments by filing such appeal with the County Clerk within 15 days after the date of the decision. The Board of Adjustments may uphold or reverse the decision of the land use authority.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.139 EXPIRATION - EXTENSIONS.

   The land use authority may set the expiration date or the date of renewal if necessary for enforcement on all conditional use permits. If no action on a conditional use permit is taken within a period of one year of the date it was issued, the conditional use permit shall expire. The land use authority may grant further extensions for a period of no longer than six months after proof of extraordinary circumstances.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.140 RECORDING OF CONDITIONAL USE PERMITS.

   If the conditional use is of a permanent nature, the permit shall be recorded with the property deed in the Office of the County Recorder, and all associated fees shall be paid by the applicant.
(Ord. 2024-5-3, passed 5-13-2024)

§ 154.141 TABLE OF USES.

   Uses designated in the land use matrix as Zoning Administrator (ZA), Planning Commission (PC) and County Commissioners (CC) are conditional uses that require special consideration by the land use authority. The purpose of this subchapter is to allow the most appropriate level of land use authority to evaluate the reasonable conditions to mitigate potential negative effects of the proposed use on a case-by-case situation. The conditional use permit process allows the Zoning Administrator (ZA), the Planning Commission (PC) or the County Commission (CC) to approve, conditionally approve or deny requests for a conditional use permit. All permits shall begin with the Zoning Administrator (ZA), and progress to the level listed below before the permit is issued. If a use is permitted (P) within a certain zone, no approval is needed from the county to carry out that use, excluding potential building inspection or Health Department approvals and the like. Uses which are not specifically permitted within a zone are prohibited (N).
Table of Uses
Uses
Zone Districts
RA
A
GRF- 20S
GRF- 20R
C
I
IA
Table of Uses
Uses
Zone Districts
RA
A
GRF- 20S
GRF- 20R
C
I
IA
Accessory dwelling and structures
ZA
ZA
ZA
ZA
ZA
ZA
ZA
Adult-oriented businesses
N
N
N
N
N
CC
N
AG packaging and warehouse
N
P
ZA
ZA
N
P
ZA
Agriculture processing
N
ZA
N
ZA
N
P
ZA
Airports/airstrips/heliport
CC
CC
CC
P
N
P
ZA
Animal hospitals
N
PC
PC
CC
P
PC
PC
Asphalt mixing/batching plants (temporary)
N
PC
PC
PC
N
P
PC
Athletic clubs
N
N
N
N
P
PC
N
Auction yards
N
N
N
PC
CC
P
N
Auto/motorcycle/BMX/race tracks
N
N
PC
N
PC
P
PC
Auto salvage/wrecking yards and allied operations
N
N
N
N
PC
ZA
N
Auto/truck repair and services (home-based)
N
PC
N
PC
P
P
N
Auto/truck repair, sales and services
N
N
N
N
P
P
N
Barns and other AG related structures
P
P
P
P
P
P
P
Bed and breakfast
PC
PC
PC
PC
N
N
PC
Billboards
N
PC
N
CC
P
P
N
Bowling alley
N
N
N
N
PC
PC
N
Broadcast studios
N
ZA
P
P
P
P
P
Car wash
N
N
N
N
P
P
N
Carpenter and cabinet shop
N
PC
PC
PC
PC
P
PC
Cemeteries
N
N
PC
PC
N
PC
PC
Churches
P
P
P
P
P
P
P
Clinics, medical or dental
N
N
N
N
P
P
N
Coal yards
N
PC
PC
PC
P
P
PC
Commercial dog kennels
N
ZA
ZA
ZA
P
P
ZA
Commercial feedlot (not including mink or swine operations)
N
PC
PC
PC
N
PC
PC
Construction equipment yard
N
ZA
ZA
ZA
P
P
ZA
Corrals
N
P
P
P
P
P
P
Crematoriums
N
N
N
N
CC
CC
N
Dairies
N
PC
PC
PC
N
PC
PC
Day care center (non-commercial)
P
P
N
P
N
N
N
Department store
N
N
CC
CC
P
P
CC
Domestic livestock (within AU limits)
P
P
P
P
P
P
P
Drilling oil/shaft mining
N
ZA
ZA
ZA
PC
PC
ZA
Drug store
N
N
N
N
P
P
N
Dry cleaners
N
N
N
N
P
P
N
Educational institution
CC
CC
CC
CC
CC
N
CC
Fabrication/welding
ZA
ZA
ZA
ZA
P
P
ZA
Farm labor dwellings
ZA
ZA
ZA
ZA
ZA
ZA
ZA
Farming and ranching
P
P
P
P
P
P
P
Forest industries
N
P
P
P
P
P
P
Forest production development
N
P
P
P
P
P
P
Fruit and vegetable stands
ZA
P
P
P
P
P
P
Funeral homes and chapels
PC
PC
N
PC
CC
N
N
Golf courses/country clubs/riding clubs
P
P
P
P
P
P
P
Gravel pits, rock crushers, clay pits and rock quarries asphalt mixing/batching plants/borrow pits
N
N
N
N
N
P
ZA
Greenhouse and nursery
ZA
ZA
P
P
PC
P
P
Grocery store
N
N
N
N
P
CC
N
Hardware store
N
N
N
N
P
P
N
Home occupations
P
P
P
P
PC
PC
P
Hospitals
PC
PC
N
N
P
N
N
Hotel/motel
N
N
N
N
P
PC
N
Indoor recreation
N
N
N
N
P
P
N
Manufactured homes detached which satisfy the Department standards which are placed upon a permanent foundation of reinforced concrete in accordance with IBC, International Building Code, standards
P
P
P
P
P
P
P
Mining/mineral extraction
N
CC
CC
CC
CC
CC
CC
Mink/swine operations, 300 or more animals
N
N
N
N
N
N
CC
Mixed uses
N
N
N
N
P
CC
N
Outdoor recreational vehicle storage (less than 15)
N
PC
N
PC
P
P
N
Outdoor recreational vehicle storage (more than 15)
N
N
N
N
P
P
N
Outdoor shooting ranges/archery
N
PC
PC
PC
N
N
PC
Post office
N
N
N
N
P
P
N
Professional office
N
N
N
N
P
P
N
Radio/television/cellular towers
ZA
ZA
ZA
ZA
ZA
ZA
ZA
Railroad/terminal
N
CC
CC
CC
CC
CC
CC
Raising and keeping of limited animals (those not defined in AUs)
P
P
P
P
P
P
P
Recreational vehicle park
N
CC
CC
CC
CC
CC
CC
Recycle centers
N
N
N
N
PC
P
N
Regional camps/resorts
N
PC
PC
PC
PC
PC
PC
Restaurants
N
N
N
N
P
PC
N
Schools
P
P
N
P
P
N
N
Short-term rental
ZA
ZA
ZA
ZA
ZA
ZA
ZA
Solar power plant
N
N
N
N
N
CC
N
Single-family dwelling
P
P
P
P
P
P
P
Storage units
N
N
N
N
PC
P
N
Slaughterhouses
N
PC
PC
PC
PC
P
PC
Sporting good stores
N
N
N
N
P
PC
N
Theater
N
N
N
N
P
PC
N
Truck wash
N
N
N
N
P
P
N
Trucking operation, parking, storage or maintenance
N
ZA
ZA
ZA
P
P
ZA
Trucking operation, parking, storage, owner/operator, limit to 1 truck
P
P
P
P
P
P
P
Utility distribution facilities (major) water, sewer, electric
N
CC
CC
CC
CC
CC
CC
Utility station (minor)
P
P
P
P
P
P
P
Warehouse
N
N
N
N
PC
P
N
 
(Ord. 2024-5-3, passed 5-13-2024) Penalty, see § 154.999