The R-1 zone in Spring City is hereafter designated single-family residential-agricultural zone. The objective in establishing the R-1 zone is to provide a location within the city for a residential and agricultural environment where the residents may engage in significant agricultural pursuits, including the keeping of a reasonable and traditional number of animals. A minimum of vehicular traffic and quiet residential conditions favorable to family living and the rearing of children shall prevail. This zone is characterized by low density, commingling of one-family detached dwellings on individual lots, agricultural activities, parks, playgrounds, schools, and churches. This zone is also characterized by attractive landscaped lots and open spaces with lawns, shrubs, crops, and gardens. Although not mandatory, the restoration of old homestead style homes and lots in accordance with the old Mormon village pattern, as set down when the city was first established, shall be encouraged. This zone may also, on conditions, allow guesthouses (see SCMC 10-1-3, "Definitions") and bed and breakfasts (see conditions below) but no apartments shall be allowed in this zone.

The following buildings, structures, and uses of land shall be permitted upon compliance with the standards and requirements as set forth in this title as well as the accepted building codes:

A normal number of household pets, and such large animals as are permitted by Chapter 5-2 of this municipal code.

Agricultural accessory structures including barns, stables, corrals, pens, coops, and other structures for the care and keeping of domestic livestock provided, that accessory structures such as hog barns and pens, chicken coops, cow and horse sheds (not including corrals) and other like buildings for the close confinement housing of livestock shall not be located closer than approximately fifty feet (50') to an existing residential dwelling on an adjacent lot nor approximately thirty feet (30') to such residential dwelling on the same lot and shall not be a nuisance to any neighbor.

Customary residential accessory structures including uses or buildings of a nature customarily incidental and subordinate to, the principal use or building. For the purposes of this ordinance, accessory structures include both permanent and temporary structures such as garages, carports, sheds, studios, home offices, shipping containers, etc. regardless of whether said structures are unenclosed or enclosed.

Fences and walls between neighboring residences shall not be more than eight feet (8') in height and shall not be constructed of abnormal or obnoxious materials such as worn out bed springs, used tires, pallets, old garage doors, etc.. No fence, wall, shrub, or hedge shall be of a height or placement so as to obstruct traffic visibility at any intersection. Subject to the city's nuisance regulations, visibility barriers (fences, walls, shrubs, trees, etc.) may be required in some cases to hide unsightly equipment, materials, or other stuffs found on properties in this zone. Subject to the requirements of SCMC 11-3-4 Part D hazardous structures or areas may be required to be fenced.

Gardens, orchards and field crops.

Minor public facilities, parks, and playgrounds.

One-family individual dwellings of conventional construction, manufactured housing, not mobile homes (see definition of "mobile home" in SCMC 10-6 article B, "R-3, Mobile Home Park Residential Zone" and SCMC 10-1-3, "Definitions"), and restoration of old homes is encouraged.

Temporary signs, a maximum of two (2) in number, not exceeding six (6) square feet advertising the sale of the premises or other temporary event. Such signs shall be located on private property.

The raising, care, and keeping of animals and fowl in an amount not exceeding a reasonable and traditional number. (Ord. 2005-06, 9-8-2005)

The following buildings, structures, and uses of land shall be permitted upon the conditions set forth in this title and after review and approval has been given by the designated reviewing agencies. The planning and zoning commission shall review all conditional use proposals and shall approve, disapprove, or approve with conditions. Owner may appeal to the board of adjustment should he/she feel the planning and zoning commission was unfair. The following conditional uses shall not alter the residential character of the surrounding neighborhood or zone.

Bed and breakfasts. Bed and breakfast (B&B) establishments shall be allowed in this zone. A "bed and breakfast establishment" for purposes of this title shall be defined as a single residence dwelling equipped with and providing short term sleeping and meal accommodations for tourists or like traveling persons. Bed and breakfast establishments shall be allowed in accordance with the following conditions:

1. Excepting the food preparation, the limitation of area of primary residence, and other structures allowed for use of business provisions, the B&B shall comply with all required conditions for a home business use (see SCMC 3-1-13).
   
2. No B&B shall have more than ten (10) rooms available for such short term accommodations.
   
3. B&B establishments shall comply with all state and local food handling requirements as well as any ordinance governing hotels.
4. The Transient Room occupancy tax shall apply.
   
5. A home business license and state tax ID are required.
   

Short term rentals

Churches. Upon feasibility and impact studies as well as review and approval of the planning and zoning commission, churches may be allowed in this zone.

Construction. unconventional construction.

1. Construction, design, and materials shall not be obnoxious, repugnant, or completely out of harmony with the surrounding residential structures.
   
2. Must be in compliance with all building codes.

Guesthouses. For purposes of this title, a "guesthouse" shall be defined as any single-family apartment style dwelling separate from but found on the same lot as an existing residence. Such guesthouses are allowable in residential zones and, if new construction, shall not exceed a total maximum floor area of all habitable stories of 1000 square feet. If they are conversions of existing structures, they shall not exceed a total maximum floor area of all habitable stories of 1000 square feet They may be constructed with bathroom and kitchen facilities but shall not be used as rental apartments. Such guesthouses are allowed in accordance with the following requirements:

1. This conditional use is not intended to circumvent the single-family dwelling or lot size requirements as put forth in this title nor is it intended to authorize duplex housing. It is intended to allow use of existing accessory structures such as log cabins and bungalow structures, new log cabins and bungalow structures as accommodations for nonpaying guests or domestic employees (see definition in SCMC 10-1-3).
   
2. Such guesthouse may not be sold separate from the main dwelling or commercial property.
   
3. Only one guesthouse shall be allowed per residential lot or commercial building.
   
4. New construction guesthouses shall be detached (excepting breezeways) from the main residence or commercial building, and shall not exceed a total maximum floor area of all habitable stories of 1000) square feet. Structures existing at the date of this title may be converted to guesthouses but shall not exceed a total maximum floor area of all habitable stories of 1000 square feet.
   
5. Owners of guesthouses shall provide adequate off street parking for guests. Exceptions may be made if this requirement would change the historic character of the property.
   
6. Guesthouses shall be designed and constructed with materials that are comparable to and compatible with the primary residence and other residences in the vicinity.
   
7. There shall be no separate utility service to the guesthouse.
   
8. The driveway serving the primary dwelling shall also serve the guesthouse.

Home business. Home businesses in accordance with SCMC 3-1-13, "Home Businesses". Note: Although agriculture (farming) is a business that technically may be considered a home business, it does not require a home business license.

Public school. Upon conditions, public and private school buildings and grounds, not necessarily to include storage yards.

Recreational vehicles. Recreational vehicles (RVs), including camp trailers, motor homes, pickup campers, boats and/or their trailers, four-wheelers and/or their trailers, snowmobiles and/or their trailers, motorcycles and/or their trailers, flatbed trailers, and the like (see SCMC 10-1-3, "Definitions"), may be stored in this zone in accordance with the following, and may not be stored or used as living quarters within the city limits, except as provided below:

1. Notwithstanding any provisions contained herein, camper type RVs on private property only (not public rights of way) may, but only upon obtaining a zoning permit, be used:
   1. Short term (for periods no longer than thirty (30) days) as guest accommodations for family reunions, holiday visitors, and other similar uses; and
      
   2. For periods no longer than one (1) year as temporary accommodations of the owner and family while a permanent private residence is being constructed on the private property on which the RVs are being utilized. A failure to obtain a zoning permit for a permitted use as described in this subsection will result in the same fines as penalties as applicable to other failures to obtain required zoning permits.
      
2. RVs may be stored, displayed, sold, and serviced, but not used for living quarters in a sales lot in accordance with existing commercial conditions (see SCMC 10-6 Article D, "LC-1 Light Commercial Zone").
   
3. RVs may be stored and used in licensed recreational vehicle park zones (see SCMC 10-6 article G, "RVP-1 Recreational Vehicle Park Zone").
   
4. RVs may be stored in approved and licensed mobile home parks provided that they are in an area separate from that used as mobile home residences and upon review and approval of the planning and zoning commission.

The City may provide notice of non-compliance for any RVs used other than as permitted, as provided above, and may disconnect any utilities connected to any non-complying RVs, and/or citations may be issued. Violation of this Section is a Class B Misdemeanor

Storage containers. A zoning permit is required for storage containers but may be combined with a zoning permit or an accessory structure permit may be obtained, if within the allowable two hundred (200) square feet requirement for accessory structures. A maximum of two (2) storage containers are not exceeding forty-five (45) feet in length allowed on 1.06 acre or larger city lots or properties and will not exceed twenty-five percent (25%) of the property after property size available is adjusted to comply with setback and accessory building separation requirements. Lots smaller than 1.06 acres shall have no more than one (1) storage container per lot. Storage containers are not allowed in the Main Street Historic District unless it is for construction purposes. Said temporary storage containers shall have time limit of six (6) months maximum from the date of zoning permit approval. All storage containers are to be compliant with the building construction standards.

Towers. Telecommunication or cellular towers or any other like towers shall not be permitted in this or any other zone in the city if it is determined by the reviewing agencies that such tower will change the character or detract from the aesthetic appearance of the zone or any neighboring zone.

Windmills. Wind powered electric generators and pumps (windmills) shall not change the residential character of the neighborhood nor shall they detract from the aesthetic appearance of the neighborhood. (Ord. 2014-01, 5-15-2014)

1. Lot: The minimum lot area for a one-family dwelling shall be 1.06 acres or approximately forty six thousand one hundred and sixty (46,160) square feet in areaif located within the Protected Historic Zone; and 0.5 acres or approximately twenty one thousand seven hundred and eighty (21,780) square feet in area if located outside of the Protected Historic Zone, unless otherwise grandfathered or split in previous years to a lot size then permitted. Any lot splits to less than 1.06 acres must connect to the Spring City culinary and wastewater systems; if unable or unwilling to connect then the minimum lot size will be 1.06acres allowed.
   
2. Dwelling: A residential dwelling shall be constructed in compliance with the International Building Code as herein provided. (Ord. 2014-01, 5-15-2014)

Each residential lot shall abut a public street for a minimum of two hundred feet (200 feet) of frontagefor 1.06 acre lots and a minimum of one hundred feet (100 feet) for .5 acre lots, or proportional in frontage to above, except in the case of lots previously subdivided which are smaller than or equal to 1.06 acres or lots that have been previously split and are grandfathered. Residential lots that have been previously legally subdivided and are grandfathered, which are smaller than or equal to 0.45 acres are referred to herein as “Small Lots.” All residential dwellings must meet the following current permitted requirements:

1. Residential dwellings on corner lots shall have a minimum setback of thirty feet (30') from both property lines along public streets.
   
2. Residential dwellings shall have side yards of at least ten feet (10') from property lines not adjacent to public streets.
   
3. Residential dwellings and accessory structures that measure greater than two hundred (200) square feet shall have a minimum rear yard of thirty feet (30'). (Note: A deck may extend 12 feet into the rear setback.)
4. No accessory structure may be closer than thirty feet (30') of both property lines along public streets for corner lots and shall (i) not cover more than thirty percent (30%) of the rear yard, and (ii) not contain more than one (1) story unless a conditional use permit is obtained authorizing more than one (1) story; provided that, in the case of a Small Lot, no accessory structure may be closer than twenty feet (20’) of both property lines along public streets for corner lots. No structure, landscaping, or other obstruction shall obscure the view of automobile drivers on corner lots. It is preferred that accessory structures shall be in the rear yard, but they shall not be closer to the property line than the dwelling. Exceptions may be made for decorative structures such as gazebos or pergolas.
5. Accessory structures shall have a setback from all residential dwellings of twelve feet (12'), ten feet (10') from side-yard property lines and thirty feet (30') from property line corners of lots facing a public street; provided that, in the case of a Small Lot, accessory structures shall have a setback from all residential dwellings of nine feet (9'), five feet (5') from side-yard property lines and twenty feet (20') from property lines on corner lots facing a public street.
6. There shall be ten feet (10') setbacks from irrigation lines and spouts; provided that, in the case of a Small Lot, irrigation lines and spouts setbacks shall be at least five feet (5’).
7. Accessory structures that measure two hundred (200) square feet and under will require a zoning permit with no fee to ensure proper setbacks. Any structures more than two hundred (200) square feet will need to obtain a zoning permit. (Ord. 2014-01, 5-15-2014)

No residential dwelling or accessory structure may be more than forty five feet (45') high or much larger in size than other similar structures within the surrounding neighborhood provided that, in the case of a Small Lot, accessory structures taller than twelve feet (12’) must be set back from property lines at least one foot (1’) more than would otherwise be the case, for every two and one-half feet (2.5’) above twelve feet (12’) in height, up to a maximum height of twenty-five feet (25’), subject to exceptions which may be granted under a conditional use permit. (Ord. 2005-06, 9-8-2005)

All residential dwellings whose closest property line is within three hundred feet (300') of the end of a city sewer system main line pipe, must hook up with said city sewer. Those over three hundred feet (300') from the city sewer system must have a septic system permit issued through the Central Utah Public Health Department. These and other utilities shall be provided for by owner/developer in accordance with the specifications in SCMC 11-3-1. All occupied residential dwellings are required, at residents' expense, to have garbage collection services. (Ord. 2005-06, 9-8-2005)

Should any property in this zone fall within the main street historic district, before obtaining a building permit, owners/developers are required to meet with the historic preservation subcommittee with their plans to discuss the same and to obtain advice and information relative to historic guidelines that may relate to their project as well as possible historic grants. It is advisable that owners/developers meet with this subcommittee as early as possible in the initial planning stages of their project as any desired changes to save money, obtain grants, enhance historic preservation, or improve historically compatible styles may be more difficult in latter stages. Since this subcommittee is advisory only, they have no authority to approve or disapprove owners'/developers' plans but owners/developers must obtain a certificate of review slip from them to proceed through the permit to build process (see SCMC 2-1 and SCMC 10-6, article H). (Ord. 2005-06, 9-8-2005)

1. Lot Area: There shall be no more than one mobile home per lot and such lots shall be a minimum of one thousand two hundred fifty (1,250) square feet in area.
   
2. Dwelling: One-family mobile home dwelling's size shall be not less than three hundred (300) square feet. (Ord. 2005-07, 9-8-2005)

1. Each mobile resident dwelling shall have no less than twenty five feet (25') of frontage on a park road and no lot shall have frontage on a public roadway.
   
2. Mobile park lots shall have side yards of at least ten feet (10').
   
3. Mobile park lots shall have a minimum rear yard of eight feet (8'). (Ord. 2005-07, 9-8-2005)
   
4. No mobile resident dwelling shall be closer than twenty feet (20') from any property line. (Ord. 2014-01, 5-15-2014)

The following buildings, structures, and uses of land shall be permitted upon compliance with the standards and requirements as set forth in this title as well as the accepted building codes:

Customary accessory structures pertinent to multiple-unit assisted living operations.

Customary residential accessory structures.

Gardens and small orchards.

Nursing home and/or multiple-unit assisted living dwellings to a maximum of thirty (30) units in compliance with local, state, and federal specifications as well as the following provisions:

1. Owners/developers of assisted living dwellings shall provide and maintain storage space, lighting, garden area, and adequate off street parking space for its tenants, employees, and visitors.
   
2. Owners/developers of assisted living dwellings shall also provide an entertainment center where tenants may socialize. Such entertainment center shall be an interior room large enough for tenants to entertain families and other guests. It must have a piano, large TV, and game facilities.
   
3. Owners/developers shall also provide a fenced or otherwise enclosed and monitored exterior garden type area where tenants may relax in good weather.
   
4. Owners/developers of assisted living dwellings shall install and maintain attractive lawns, shrubs, trees, and other landscaping (with watering system) around the buildings, parking areas, and premises.
   

Single-family dwellings of conventional construction and manufactured housing, not mobile homes (see definition of "mobile home" in SCMC 10-6 article B, "R-3, Mobile Home Park Residential Zone"). All provisions and specifications of the R-1 zone shall apply to any single-family dwelling in this zone. (Ord. 2005-08, 9-8-2005)

The planning and zoning commission shall review all conditional use proposals and shall approve, disapprove, or approve with conditions. Owner may appeal to the board of adjustment should he/she feel the planning and zoning commission was unfair. The following conditional uses shall not alter the residential character of the surrounding neighborhood or zone:

Assisted living multiple-unit dwellings up to a maximum of thirty (30) units.

Guesthouses, apartments, and bed and breakfasts shall not be allowed in this zone.

Healthcare centers upon feasibility and impact studies as well as review and approval of the planning and zoning commission.

Homes for not more than approximately eight (8) youths (not including detention homes for delinquent teenagers, as defined in SCMC 10-1-3), foster care facilities, and orphanages upon feasibility and impact studies as well as review and approval of the planning and zoning commission. Any such usage in this or any other zone shall go through due process including a public hearing.

Single-family dwelling found in this zone shall include all conditional uses put forth in the R-1 zone. (Ord. 2005-08, 9-8-2005)

1. Single-family dwellings shall include all lot and dwelling sizes put forth in the R-1 zone.
   
2. Assisted living multiple-unit dwellings shall not be permitted on less than approximately 1.06 acres. The dwelling and its accessory buildings shall not occupy more than fifty percent (50%) of the lot allowing adequate off street parking which shall not occupy more than twenty five percent (25%) of the lot allowing for garden and landscaped areas. (Ord. 2005-08, 9-8-2005)

The R-MF zone in Spring City is hereafter designated multi-family residential zone. The objective in establishing the R-MF zone is to provide a location within the city for a variety of duplex type multi-family dwelling housing. This zone is characterized by two-family dwellings, and includes such uses as parks, playgrounds, schools, and churches. This zone includes other uses that are typically found in a multi-family residential neighborhood for the purpose of serving the neighborhood. This zone is also characterized by attractive landscaped lots and open spaces with lawns, shrubs, crops, and gardens. This zone may also, on conditions, allow guesthouses (see SCMC 10-1-3, "Definitions") and bed and breakfasts (see conditions below).

Any land use not listed in this ordinance as a permitted use or conditional use shall be considered prohibited. The following buildings, structures, and uses of land shall be permitted upon compliance with the standards and requirements as set forth in this title as well as the accepted building codes:

Single-family or two-family dwellings of conventional construction, including duplexes, or townhomes, up to four structures per 1.06-acre lot, and up to 4 units per 1.06 acre lot are permitted. For lots larger or smaller than 1.06 acres, the maximum number of units shall be adjusted in proportion to the size of the lot. For example, a lot that is 2.12 acres will qualify for up to 8 units and a lot of 0.5 acres will justify for up to 2 units. In no event shall one lot contain more than 8 units. Units may be rented or occupied by the owner of the Property. Co-ops, time shares, or other fractional ownership other than ownership of the entire property is prohibited.

A unit is considered to be dwelling units; thus a duplex is considered two units.

No multi-family dwelling will be permitted in the main street historical district as defined in SCMC 2-1-1

To limit the number of multi-family dwellings within Spring City no more than 4% of Multi- Family to Single Family homes will be permitted, i.e. if there are 400 single family homes then only a maximum of 16 multi-family homes is permitted within Spring City Municipal boundaries. Dwellings within a R-3 or R-MF Zone will not be counted as single family homes for this calculation.
A normal number of household pets are permitted. Large animals are prohibited.

Customary residential accessory structures including uses or buildings of a nature customarily incidental and subordinate to, the principal use or building are permitted. For the purposes of this ordinance, accessory structures include both permanent and temporary structures such as garages, carports, sheds, studios, home offices, shipping containers, etc. regardless of whether said structures are unenclosed or enclosed. Shipping containers and outdoor storage are prohibited.

Fences and walls between neighboring properties shall not be more than eight feet (8') in height and shall benot constructed of abnormal or obnoxious materials No fence, wall, shrub, or hedge shall be of a height or placement so as to obstruct traffic visibility at any intersection. Subject to the city's nuisance regulations, visibility barriers (fences, walls, shrubs, trees, etc.) may be required in some cases to hide unsightly equipment, materials, or other clutter found on properties in this zone. Subject to the requirements of SCMC 11-3-4 Part D hazardous structures or areas may be required to be fenced.

Gardens, orchards and field crops are permitted.

Minor public facilities, parks, and playgrounds are permitted.

Temporary signs, a maximum of two (2) in number, not exceeding six (6) square feet, advertising the sale of the premises or other temporary event are permitted. Such signs shall be located on private property only.

The following buildings, structures, and uses of land shall be permitted upon the conditions set forth in this title and after review and approval has been given by the designated reviewing authority. The planning and zoning commission shall review all conditional use proposals and shall approve, disapprove, or approve with conditions, in accordance with Utah State law. Owner may appeal to the board of adjustment should he/she feel the planning and zoning commission was incorrect. “Bed and breakfast establishments," defined as a single residence dwelling equipped with and providing short term sleeping and meal accommodations for tourists or like traveling persons, shall be allowed in accordance with the following conditions:

A. Excepting the food preparation, the limitation of area of primary residence, and other structures allowed for use of business provisions, the B&B shall comply with all required conditions for a home business use (see SCMC 3-1-13).

B. No B&B shall have more than ten (10) rooms available for such short term accommodations.

C. B&B establishments shall comply with all state and local food handling requirements as well as any ordinance governing hotels.

D. The Transient Room occupancy tax shall apply.

E. A home business license and state tax ID are required.

Condominiums developed in compliance with Utah Code Title 57, Chapter 8, the Condominium Ownership Ac, and the provisions of this Code for residential uses. Each condominium unit within a development shall be separately metered for gas, electricity and water, unless the declarations provide for the Homeowners Association to pay the cost of services and prorate those costs to unit owners on an equitable basis.

Short term rentals.

Chruches.

A. Construction, design, and materials shall not be obnoxious, repugnant, or completely out of harmony with the surrounding residential structures.

B. Must be in compliance with all building codes.

Home business. Home businesses in accordance with SCMC 3-1-13, "Home Businesses".

Public or Private school.

A. Lot: The minimum lot area for a multi-family dwelling outside of the Protected Historic Zone shall be 0.5 acres or approximately twenty one thousand seven hundred and eighty (21,780) square feet in area, in each case, unless otherwise grandfathered or split in previous years where a lot size was then allowed. Any lot splits to less than 1.06 acres must connect to the Spring City culinary and wastewater systems, if unable or unwilling to connect then the minimum lot size will be 1.06 acres. Multi-family dwellings are not allowed in the Protected Historic Zone.

B. Dwelling: All residential dwelling units shall be constructed in compliance with the International Building Code as herein provided.

All residential dwelling units shall have adequate ingress and egress from an established public roadway as specified in SCMC 11-3-6. Proportionate costs for new roadways shall be borne by the developer. Off-street parking equivalent to one point five parking stalls will be required for each residential unit.

Each residential lot shall abut a public street for a minimum of two hundred feet (200 feet) of frontage for 1.06 acre lots and a minimum of one hundred feet (100 feet) for .5 acre lots, except in the case of lots previously subdivided which are smaller than or equal to 1.06 acres or lots that have been previously split and are grandfathered. Residential lots that have been previously legally subdivided and are grandfathered, which are smaller than or equal to 0.45 acres are referred to herein as “Small Lots.” All residential dwelling units must meet the following current permitted requirements:

A. Residential dwelling units on corner lots shall have a minimum setback of thirty feet (30') from both property lines along public streets.

B. Residential dwelling units shall have side yards of at least ten feet (10') from property lines not adjacent to public streets.

C. Residential dwelling units and accessory structures that measure greater than two hundred (200) square feet shall have a minimum rear yard of twenty feet (20').

D. No accessory structure may be closer than thirty feet (30') of both property lines along public streets for corner lots and shall (i) not cover more than thirty percent (30%) of the rear yard, and (ii) not contain more than one (1) story unless a conditional use permit is obtained authorizing more than one (1) story; provided that, in the case of a Small Lot, no accessory structure may be closer than twenty feet (20’) of both property lines along public streets for corner lots. No structure, landscaping, or other obstruction shall obscure the view of automobile drivers on corner lots. It is preferred that accessory structures shall be in the rear yard, but they shall not be closer to the property line than the dwelling. Exceptions may be made for decorative structures such as gazebos or pergolas.

E. Accessory structures shall have a setback from all residential dwellings of twelve feet (12'), ten feet (10') from side-yard property lines and thirty feet (30') from property line corners of lots facing a public street; provided that, in the case of a Small Lot, accessory structures shall have a setback from all residential dwellings of nine feet (9'), ten feet (10') from side-yard property lines and twenty feet (20') from property lines on corner lots facing a public street.

F. There shall be ten feet (10') setbacks from irrigation lines and spouts; provided that, in the case of a Small Lot, irrigation lines and spouts setbacks shall be at least ten feet (10’). Accessory structures that measure two hundred (200) square feet and under will require a zoning permit with no fee to ensure proper setbacks. Any structures more than two hundred (200) square feet will need to obtain a zoning permit.

No structure within the R-MF zone may be more than forty five feet (45') high. No townhome and no duplex may have more than one story above ground.

All water generated on the premises must be disposed of on the premises or by natural drainage and all dwellings shall have a two percent (2%) grade drainage for a radius of twenty five feet (25') from each structure and shall be designed to eliminate any flooding or pollution of adjacent properties.

All residential dwelling units whose closest property line is within three hundred feet (300') of the end of a city sewer system main line pipe, must hook up with said city sewer. Those over three hundred feet (300') from the city sewer system must have a septic system permit issued through the Central Utah Public Health Department. These and other utilities shall be provided for by owner/developer in accordance with the specifications in SCMC 11-3-1. All occupied residential dwelling units are required, at residents' expense, to have garbage collection services.

This zoning designation shall not be adopted or used within the Main Street Historic District.

Each development approved in the R-MF Zone shall be encouraged to include appropriate amenities for the residents of the project and to properly maintain any such amenities. As a general rule, active recreation areas will be encouraged to include amenities such as sport courts, shuffleboard, pickle ball courts, bocce ball, horseshoe pits, swimming pools, splash pads, playgrounds, clubhouses etc., and passive recreation (lawn) areas. The amount of amenities required shall be adequate for the proposed number of units in the development.

The LC-1 zone in Spring City is hereafter designated as the light commercial zone. This zone is a mixed-use residential and light commercial zone. Any commercial business in this zone shall not create offsite impacts that exceed the offsite impacts of residential uses which are customary in this zone. The Light Commercial Zone in Spring City is hereby located from 300 North to 300 South extending to 100 West to 100 East and from 300 North to 600 North extending to 50 West and 50 East. (See the City Zoning Map) The objective in establishing the LC-1 zone is to provide a choice of locations near the city center where light commercial businesses may prosper. A commercial business license is required to operate a business within this zone. This zone is calculated to rebuild the economic core of the community and is characterized by a mixture of commercial uses such as small retail stores, restaurants, craft stores, offices, and service oriented business providing products and services to the residents of the city and the traveling public. This zone is not intended nor shall it be a heavy commercial zone with large nationally franchised retail superstores and no provision is made to have such a zone within the city as it is the majority opinion of the citizens that large commercial endeavors are not in keeping with the personality of the small, low density, rural community they wish to promote. Neither is this zone intended to be for large manufacturing or industrial uses, construction company yards, or storage units or business establishments that require exterior storage of goods. All commercial and retail activities, therefore, shall be small in scope and appearance. This zone shall be characterized by clean, well kept shops providing products and services for the community. It shall also be characterized by aesthetically pleasing landscaped walkways, historical lighting, small inviting areas with park benches where shoppers may gather to relax, a minimal amount of visible electric and phone lines or poles, and advertising signs. Although the retail aspects of permitted businesses are basic in this zone, some light manufacturing may be an integral part of such business and may therefore, upon condition, be permitted in this zone. For that part of this zone that falls within the historic district (see SCMC 2-1 and SCMC 10-6 article H, "HD Historic District"), every attempt should be made to follow the historic guidelines. Before obtaining a building permit, all owners/developers within the historic district are required to meet with the historic preservation subcommittee for advice on all matters pertaining to historical preservation, historic building styles, and possible historic grants (see SCMC 10-6E-12, "Historic District"). Although some of this LC-1 zone may fall outside of the historic district, in regards to new construction or renovation, it is the policy of Spring City to encourage good style and design compatible in motif and materials with the historic architectural theme of the city. (Ord. 2014-01, 5-15-2014)

1. Although this zone is primarily intended for retail and commercial products and services, it shall also allow for the commingling of single-family dwellings in accordance with all R-1 zone conditions and requirements. All such single-family dwellings shall be of conventional construction or manufactured housing, not mobile homes (see definition of "mobile home" in SCMC 10-6 article B, "R-3 Mobile Home Park Residential Zone").
   
2. General retail of goods and merchandising activities, and any processing or light manufacturing processes which are an integral part of and incidental to the activities of such businesses provided all such activities are customary and all storage of products are generally contained within a building. Activities that generate the following shall not be allowed in this zone:
   
   1. Any hazardous, obnoxious odors, dust, fumes, vibrations, smoke, and/or excessive noise causing ventures.
      
   2. Any use which may conceivably produce a hazard to life or property or adversely affect an adjacent conforming use.
      
   3. Pornography shops, liquor stores, or any like business shall not be permitted in this or any other zone in Spring City (note: these and other like ventures are governed by state and federal laws). Any change of zoning to allow these ventures must go through due process including a public hearing.
      
   4. Any other such activities which would be inconsistent with the use of the land for residential or light commercial areas are not permitted in this zone.
      
3. Types of business ventures and the like that are permitted are as follows:
   
   Art oriented business such as art galleries, art studios, dance studios, jewelry shops, and other forms of handcraft shops.
   Banks or financial establishments.
   Communication firms such as radio and TV stations.
   Historic crafts such as small manufacturing woodworking, glass blowing, candle making, blacksmithing, printing shops, pottery shops, period clothing shops, antique shops, souvenir shops, jewelry shops, etc.
   Personal service establishments such as barber and beauty shops, shoe repair, laundry, and similar activities.
   Professional oriented businesses providing goods and services such as accounting offices, attorney offices, optometrists, dental offices, pharmacies, architects, real estate agencies, computer software companies, and insurance companies.
   Publishing houses, printing shops, copying shops, photo shops, and video shops.
   Recreational enterprises including, but not limited to, amusement establishments, lodge and social halls, recreation centers, reception centers, live and motion picture theaters, video and film production studios, and athletic clubs.
   Restaurants, bakery, catering services, ice cream parlor, and cafes.
   Small stores and shops such as book, grocery, candy, office supply, clothing stores, computer stores, camera stores, shoe stores, furniture stores, sporting goods stores, small department stores, fabric and textile stores, pet stores, music stores, art supplies stores, appliance sales, hardware stores, locksmith, gift shops, floral shops, bicycle shops, hobby and craft shops, etc.
   
   
4. All commercial business enterprises in this LC-1 zone that are adjacent to, across the street from, or near to residential properties shall, so far as possible, face away from said residential properties and/or they may be required to install a visibility barrier (see SCMC 10-1-3, "Definitions") such as a fence, hedges, or trees between that business, other business, parks, schools, residences, or other such properties. (See SCMC 10-6E-6, "Location Requirements".)
   
5. All commercial business enterprises in this LC-1 zone shall store no trash, supplies, or any other unsightly materials where it may be easily seen by the public and all containers must be of a size, type, and quantity approved by the planning and zoning commission.
   
6. Commercial business enterprises may be required to provide off street parking for customers as well as landscaping of the same. (Ord. 2014-01, 5-15-2014)

The following buildings, structures, and uses of land shall be permitted upon compliance with the conditions and requirements as set forth in this title as well as any designated reviewing agencies. The planning and zoning commission shall review all conditional use proposals and shall approve, disapprove, or approve with conditions. Owner may appeal to the board of adjustment should he/she feel the planning and zoning commission was unfair. The following conditional uses shall not alter the residential character of the surrounding neighborhood or zones:

Any use of public right of way (sidewalks, streets, parks, etc.), in this or any other zone, for display of goods, vending of merchandise, advertising, or any other business activities, shall require a temporary use permit (see SCMC 10-1-3, "Definitions", and SCMC 10-8-2, "Temporary Uses") specifying the time limit, area to be used, and any other conditions the city council may deem appropriate to set. This clause shall apply to all residents of Spring City as well as any out of town business enterprises.

Apartments. Although it is not intended that this clause should permit apartment buildings in this or any other zone in the city, single apartment dwellings shall be allowed upon the following conditions:

1. Apartments shall be limited to no more than one unit per commercial building and shall have no more than two (2) bedrooms per unit.
   
2. Apartments shall generally be in the upper story of the building over the retail or commercial space and shall not occupy more than fifty percent (50%) of the structure.
   
3. Where practical, entrances to said apartments shall be to the rear of the building or when unpractical may be to the street but shall be unobtrusive and inconspicuous.
   
4. Apartments shall not be sold separate from the main commercial building.
   
5. Tenant parking shall be off street to the rear of the building if possible.
   
6. To facilitate parking and access to retail space and/or the apartment, owners/developers may be required to provide right of way to the rear of any such building.

Automotive, motorcycle, snowmobiles, RVs, recreational trailers, ATVs, and boat sales and service establishments (for both new and used units) upon the following conditions:

1. All repair services shall be kept within buildings.
   
2. There shall be no exterior storage of parts or equipment visible from the street and visibility barriers (see SCMC 10-1-3, "Definitions") may be required to protect neighbors from unsightly storage.
   
3. There shall be off street parking for customers.
   
4. There shall be no more than four (4) "for sale" vehicles displayed exterior in front of the premises (off street) at any given time.
   
5. No vehicles, or parts of the same, or equipment, shall be stored exterior around any part of the building or premises within sight of any street or neighboring business or residence.
   
6. No auto repair work is allowed on public rights of way.

Automotive parts and accessories supply shops.

Carpenter and cabinet shops provided such operations are small, entirely interior, and do not generate excessive noise, vibrations, dust, or other deleterious effects.

Churches. Upon feasibility and impact studies as well as review and approval of the planning and zoning commission, churches may be allowed in this zone.

Funeral homes conditioned upon a favorable majority response from neighboring residents.

Hardware stores provided all supplies and equipment are inside a building.

Hotels and bed and breakfasts per establishment upon the following conditions:

1. There shall be a maximum of ten (10) units or bedrooms in this zone.
   
2. Customer parking shall be off street and, where practical, to the rear of the structure.
   
3. There must be a favorable response from neighboring residents.
   
4. Must be in compliance with all appropriate agencies.

Private schools such as drama, art, martial arts, dance, trade, and other upon the following conditions:

1. Classes shall generally be held inside of a building.
   
2. Customer parking shall be off street and to the rear of the structure if practical.

Shipping services, pick up and deliveries shall be made to the rear or alley of the building whenever possible.

Sign manufacturing and painting provided the operations are entirely interior.

Transportation venues such as taxi, touring, ambulance, horse drawn carriages and bus services upon the following conditions:

1. Offices and depot services only. Maintenance and storage of vehicles and equipment must be located in an LI-1 zone.
   
2. There shall not be an unusual amount of traffic typical of a light commercial zone, especially through or by residential properties.
   
3. There must be a favorable response from most neighboring residents.

Veterinary clinics. (Ord. 2010-05, 10-6-2010; amd. Ord. 2014-01, 5-15-2014)

1. All single-family residential properties within this zone shall meet the same requirements as the R-1 zone, including the lot size, setbacks and dwelling size requirements, unless such properties have already been divided smaller as of the date hereof. (Ord. 2010-05, 10-6-2010)
2. Lots in this zone may be divided and sold separately for commercial use only. The owner/developer shall provide for utility access to adjacent lots and meet any other development provisions and specifications required by code and reviewing agencies such as the Planning and Zoning Commission and the City Council. Commercial lots in this zone shall generally be restricted to a minimum of approximately thirty-five feet (35') and a maximum of approximately two hundred fifteen feet (215'). All commercial enterprises shall be restricted to a minimum lot area one thousand two hundred (1200) square feet and a maximum of 1.06 acres.
3. The main building size shall not be less than three hundred (300) square feet. The maximum building size shall not be limited except as may be dictated by off street parking requirements, proper site utilization, historic preservation and harmony with surrounding residences.
4. Guesthouses shall be allowed in this zone and shall conform to the conditions set forth in this title. There shall be no more than one (1) Guesthouse per buildable lot, and shall be allowed only on properties approved for residential use. A Guesthouse, Detached and a Guesthouse, Internal shall not both be permitted on a single lot. (see SCMC 10-6A-3). (Ord. 2014-01, 5-15-2014)
   

So as not to encroach upon the neighboring residential zones, all business establishments within this zone shall have their front, access, and/or main entrance oriented so as to face (as far as is possible) the Main Street or city center (Center and Main) and not the adjacent or bordering residential zones. All business structures shall have an approximate three foot (3') setback from the sidewalk. This will allow for porches, steps and railings, landscaping planters, awnings, canopies, and overhangs which may extend over the sidewalk. All such overhangs must be nine feet (9') off the ground. Supports for such porches, steps and railings, planters, and overhangs may have zero setback from the sidewalk but must not present a hazard to foot traffic. A feasible well considered proposal for all such items must be submitted to the planning and zoning commission for review and approval. Rear and side setbacks from property lines shall comply with those specified in the R-1 Residential zone. Plan applications not complying with the R-1 zone side and rear setbacks may be reviewed and be approved by the planning and zoning commission based upon need for vehicle accesses, utilities accesses, or other justified requirements. All businesses must be ADA compliant and shall comply with State safety requirements. (Ord. 2010-05, 10-6-2010)

Plans for and placement of accessory structures shall be submitted to the city for review and approval as per the conditions and specifications of this title. Setbacks between adjacent buildings and structures, front, rear and side setbacks shall comply with those requirements in the R-1 Residential zone, unless the structures are commercial. Applications for commercial use accessory structures not in compliance wth the R01 zone setback requirements may be approved by the planning and zoning commission upon finding that:

1. The location of the proposed accessory structure is not detrimental to the adjacent properties; and
2. The location of the proposed accessory structure is reasonably necessary to support the viability of the commercial use.

(Ord. 2010-05, 10-6-2010)

The height of buildings in this zone shall be limited to two (2) normal, approximately twelve feet (12'), stories and a usable attic. No structure shall be over forty five feet (45') high. (Ord. 2010-05, 10-6-2010)

Some types of commercial enterprises such as restaurants, theaters, and some stores may be required to provide toilet facilities for their customers. All commercial establishments shall have such facilities for their employees. All buildings shall meet current building codes of the state and county for fire protection, electrical, plumbing, and heating upon building, restoration, and/or renovation. All buildings in this zone must be connected to the city sewer. All other utilities, including garbage disposal, shall be provided for by the owner/developer in accordance with the specifications in SCMC 11-3-1. (Ord. 2010-05, 10-6-2010)

Sign regulations are intended to provide standards for the installation of signs in a manner that will promote the general welfare of the community. This shall be accomplished by encouraging good, harmonious design and by establishing appropriate size and location requirements. Such signs shall allow businesses to identify themselves and the goods and/or services they offer. Signs in the LC-1 zone shall relate to the business conducted on the property and shall be subject to the following requirements:

1. No business establishment shall have more than three (3) signs facing any street and the total area for all signs shall not exceed fifteen percent (15%) of the area of the face of the building to which they are attached or displayed.
   
2. Signs may be placed directly on the building either parallel to the building or hanging perpendicular to the building. If hanging perpendicular over the sidewalk or public property, there must be a minimum of nine feet (9') from the lowest point of the sign to the ground.
   
3. Signs attached to a building shall extend no more than three inches (3") from the face of the building unless the bottom of such sign is over eight feet (8') from ground level in which case it may extend up to fifteen inches (15") from the face of the building.
   
4. If the sign is to be placed totally within the business property, a sign may be placed either parallel to or perpendicular to the building face hanging on either a single or double pylon type base. Pylons may not be larger than six inches (6") in diameter. Signs must be high enough not to cause visual obstruction for motor vehicle operation.
   
5. If the sign is to be placed hanging over the public sidewalk, a single pylon must be used, placed on property of the business, and sign must hang a minimum of nine feet (9') from the lowest point of the sign to the ground.
   
6. On buildings with porches or overhangs, the sign may be attached to the face thereof, or hang under, or be atop the overhang but shall not extend beyond the overhang. The overhang must be a minimum of nine feet (9') from the ground level where over the sidewalk and a minimum of eight feet (8') from ground level over the three foot (3') setback.
   
7. The maximum width of any single sign shall not exceed ninety percent (90%) of the width of the wall to which the sign is attached or displayed.
   
8. Freestanding or pylon signs are permitted if the building to which it relates is located more than fifteen feet (15') from the three foot (3') setback line. Such signs must be located behind the setback line and shall not exceed one square foot for each foot of building setback to a maximum of fifteen (15) square feet. Such signs shall not exceed five feet (5') in height if located on the ground and shall be at least five feet (5') and not more than ten feet (10') high if on pylons.
   
9. Signs may be lighted only by a minimal of light and no sign shall be lighted by garish or brassy colored or flashing or intermittent illumination nor shall there be any lighting on any building which flashes or blinks so as to attract attention thereto. All lighting shall be subtle, diffused, or translucent (when within the sign) or completely shielded from view of vehicular traffic using the roadways which abut such business properties. Lighting must prevent light pollution. Lighting must not be excessive or obtrusive to the night vision of stars.
   
10. Gasoline stations and similar automobile service or sales business may display the following signs which are deemed customary and necessary to their respective businesses: one freestanding or pylon sign not exceeding fifty four (54) square feet in area on each side; two (2) temporary signs not to exceed nine (9) square feet in area and shall be located inside the servicing area; small directional signs or lettering displayed over individual entrance doors or bays; customary lettering insignias which are a structural part of the gasoline pump, and a non-illuminated credit card sign.
    
11. Plans for and placement of signboards or billboards shall be reviewed by the historic preservation subcommittee and submitted to the planning and zoning commission for review and approval as per the conditions and specifications of this title.
    
12. All signs in this zone shall be erected in conformance with the sign provisions of the uniform building code.
    
13. A temporary pennant, flag, or banner on business properties may be permitted without a permit in this zone for a period of not more than twenty (20) days within any three (3) month period. Such pennants, flags, or banners shall not be more than fifteen percent (15%) in area of the face of the building upon which they are displayed and must be kept in good repair.
    
14. Club, school, and organizational banners may be draped across the roadway by permit of the city.
    
15. Exterior lighting to light the premises or entryways shall be minimal, subtle, and diffused and shall not be garish or brassy nor shall there be any lighting on any building which flashes or blinks so as to attract attention thereto. The source thereof shall be shielded from view of vehicular traffic using the roadways which abut such business properties and neighboring establishments. Lighting must prevent light pollution. Lighting must not be excessive or obtrusive to the night vision of stars. Owner may obtain from the city offices, a temporary permit to employ search type lights or other obtrusive lighting for "grand openings" and special events to advertise the same for not more than three (3) consecutive nights and no more than three (3) events in any ninety (90) day period. (Ord. 2014-01, 5-15-2014)

Should any property in this zone fall within the historic district, before obtaining a building permit, owners/developers are required to meet with the historic preservation subcommittee with their plans to discuss the same and to obtain advice and information relative to historic guidelines that may relate to their project as well as possible historic grants. It is advisable that owners/developers meet with this subcommittee as early as possible in the initial planning stages of their project as any desired changes to save money, obtain grants, enhance historic preservation, or improve historically compatible styles may be more difficult in latter stages. Since this subcommittee is advisory only, they have no authority to approve or disapprove owners'/developers' plans but owners/developers must obtain a certificate of review slip from them to proceed through the permit to build process (see SCMC 2-1 and SCMC 10-6 article I, "HD Historic District"). (Ord. 2010-05, 10-6-2010)

The following buildings, structures and uses of land shall be permitted upon compliance with the standards and requirements set forth in this title as well as the accepted building codes. All activities shall be conducted in a manner that will not be deleterious to any neighboring business or bordering or adjacent zone use. All businesses in this zone shall not be overly large in size or scope and shall be in keeping with the small rural community the citizens of Spring City wish to promote. Heavy industrial ventures such as metal and other materials recycling plants, crematoriums, chemical processing plants, automotive or other equipment dismantling or recycling (junkyards), large foundries, or any other business enterprises that, by their nature, may grow into a heavy industrial use shall not be permitted in this zone. Further, this zone shall not allow any venture that generates an excessive amount of noise, vibration, smoke, odor, dust, fumes (such as processing or manufacturing dealing with large amounts of fiberglass and resins) which may be easily discernible beyond the limits of the zone boundary or any use which may conceivably produce a hazard to life or property, pollute the environment, or adversely affect adjacent conforming uses. The following business ventures or the like are permitted:

Agricultural equipment and supply houses.
Archery shop and range provided it is completely interior.
Athletic club.
Automotive and equipment body and motor repair shops.
Automotive parts and accessories supply houses.
Car wash.
Carpenter and cabinet shop.
Carpet and upholstery sales and service shops.
Construction supplies, lumber, and materials (store and yards).
Construction type contractors and trade companies (offices and yards).
Creamery or butcher shop.
Greenhouse and nursery.
Gunsmith.
Heating and air conditioning contractors (offices and yards).
Icehouse.
Landscape companies (offices and yards).
Large appliance sales and repair shops.
Lumberyards and hardware stores.
Machine and fabrication shops.
Monument manufacturing and sales.
Recreational trailer sales (office and service shop).
Riding stables or academies.
Self-storage units.
Single-family dwellings of conventional construction and manufactured housing, not mobile homes (see definition of "mobile home" in SCMC 10-6 article B, "R-3 Mobile Home Park Residential Zone"). All provisions and specifications of R-1 shall apply to any single-family dwelling in this zone.
The light manufacturing, processing, fabrication, and warehousing of goods and materials.
Trucking terminals.
Vehicle, maintenance, and equipment shops and yards for transportation companies.
Veterinary clinics (for small and large animals).
Welding services shops, equipment and supply houses.

(Ord. 2005-10, 9-8-2005; amd. Ord. 2014-01, 5-15-2014)

The following buildings, structures, and uses of land shall be permitted upon compliance with the standards and requirements as set forth in this title as well as the accepted building codes and designated reviewing agencies:

Guesthouses, apartments, and bed and breakfasts shall not be allowed in this zone.
Manufactured housing sales offices and show yard provided no more than four (4) units are on display at any given time.
Paint shops conditioned upon compliance with state mandates including, but not limited to, paint booths with fume extractors.
Trucking and heavy equipment (offices and yards) provided no more than twenty (20) vehicles are stored at any given time. (Ord. 2005-10, 9-8-2005)

Owners/developers of any industrial property or complex shall provide and maintain driveways, inner park roads, parking lots, and inner access rights of way to its divided lots as well as adjacent lots. Such driveways, parking lots, and inner roads shall allow the structures to be built facing away from any other zones (see SCMC 10-6F-6, "Location Requirements") and give place for landscaping (see landscaping requirements in SCMC 10-6F-11). (Ord. 2005-10, 9-8-2005)

Signs in this LI-1 zone shall relate to the business conducted on the property and shall be subject to the following requirements:

1. No business establishment shall have any signs that may be easily viewed from any residential zone or street. There shall be no more than two (2) signs to the front of the business establishment and the total area for both signs shall not exceed fifteen percent (15%) of the area of the face of the building to which they are related.
   
2. All signs attached to a building shall be flat signs and must be parallel to the face of the building wall.
   
3. Signs attached to a building shall extend no more than three inches (3") from the face of the building unless the bottom of such sign is over eight feet (8') from ground level in which case it may extend up to fifteen inches (15") from the face of the building.
   
4. The maximum width of any single sign shall not exceed ninety percent (90%) of the width of the wall to which the sign is attached or displayed.
   
5. One of the two (2) allowed signs to the front of the building may be a freestanding or pylon sign and shall be located no more than fifteen feet (15') from the building to which it relates. Such signs shall not exceed five feet (5') in height if located on the ground and shall be at least five feet (5') and not more than ten feet (10') high if on pylons.
   
6. No sign in this zone may be easily seen from any residential zone.
   
7. No sign shall be lighted by garish or brassy colored or flashing or intermittent illumination nor shall there be any lighting on any building which flashes or blinks so as to attract attention thereto. All lighting shall be subtle, diffused, or translucent (when within the sign) or completely shielded from view of vehicular traffic using the roadways which abut such business properties.
   
8. Small nonilluminated directional signs or lettering displayed over individual entrance doors or bays, instructional signs unique to some businesses, and credit card signs are allowed. (Ord. 2005-10, 9-8-2005)
   
9. Plans for and placement of signboards shall be submitted to the planning and zoning commission for review and approval as per the conditions and specifications of this title. (Ord. 2014-01, 5-15-2014)
   
10. A temporary pennant, flag, or banner on business properties may be permitted without a permit in this zone for a period of not more than twenty (20) days within any three (3) month period. Such pennants, flags, or banners shall not be more than fifteen percent (15%) in area of the face of the building upon which they are displayed and must be kept in good repair. (Ord. 2005-10, 9-8-2005)

The planning and zoning commission shall review all conditional use proposals and shall approve, disapprove, or approve with conditions and owner/developer may appeal to the board of adjustment should he/she feel the planning and zoning commission was unfair. No conditional use shall alter the character of the surrounding neighborhood or zones.

Caretaker, watchman, and/or other similar employee residences as well as guesthouses and apartments may be permitted in this zone in accordance with all conditions set by the planning and zoning commission (see SCMC 10-6A-3 and SCMC 10-6F-3).
Churches, hospitals, airfields, rodeos, racetracks, or other like uses may be permitted in or near the city after feasibility, environmental, social, other impact studies and the conditions raised and set as a result of such studies are met.
Temporary construction and like offices and buildings (not more than 30 days past completion of construction). (Ord. 2005-11, 9-8-2005)

Should any property in this zone fall within the historic district city officials are required, before building, to meet with the historic preservation subcommittee with their plans to discuss the same and to obtain advice and information relative to historic guidelines that may relate to the project as well as possible historic grants. It is advisable that owners/developers meet with this subcommittee as early as possible in the initial planning stages of their project as any desired changes to save money, obtain grants, enhance historic preservation, or improve historically compatible styles may be more difficult in latter stages. Since this subcommittee is advisory only, they have no authority to approve or disapprove plans but city officials must obtain a certificate of review slip from them to proceed through the building process (see SCMC 2-1 and SCMC 10-6 article I). (Ord. 2005-11, 9-8-2005)

Multiple recreational vehicle (RV) lots with provided utilities according to the provision specified herein.

1. Lot Quantity: Without prior review and approval of the planning and zoning commission, no RV park shall have more than sixty (60) units (spaces) for rent for short term parking of RVs.
   
2. Time Limit: Without prior review and approval of the planning and zoning commission, (excepting storage below) no RV shall be permitted to stay in any RV park longer than thirty (30) days within any consecutive ninety (90) day period.
   
3. Storage: RVs of all types may be stored in RV parks in accordance with the following provisions:
   
   1. Not more than ten (10) such vehicles may be stored exterior and must be stored out of view of the public in a place separate from those RVs used for short term camping. Visibility barriers may be required for such storage place.
      
   2. No such stored vehicle may be used for living purposes, short term or otherwise.
      
   3. No such vehicle may be parked on a public right of way except for temporary purposes such as loading and unloading and in no event for more than twenty four (24) hours.
      
   4.  Such vehicle may not be stored closer than five feet (5') from any residence or other building.
      
   5. RVs may be displayed for sale only in accordance with existing commercial conditions (see LC-1 zone).
      
4. Separate Sale: No lot or lots shall be sold separately.
   
5. Flood Zone: RV parks may not be located within a flood zone.
   
6. Development: Development of any RV park shall be entirely at the expense of the owner/developer and in general, and where practical, shall be treated by the city in accordance with the subdivision regulations of this code (see SCMC Title 11, "Subdivision Regulations").
   
7. Tent Area: The owner/developer shall provide a grassy area not to exceed twenty percent (20%) of the total park area for short term tent camping which area may provide picnic tables and fire pits or like accommodations (note: all open fires must be in accordance with the open fire laws of the city, county, and state). (Ord. 2005-12, 9-8-2005)

Areas within the park shall be used according to the following:

1. All areas within the park which are not hard surfaced, including the twenty foot (20') setback space, shall be landscaped (maintained and watered with sprinkling devices) with lawns, trees, and shrubs designed to provide privacy, noise containment, and beautification.
   
2. The number of vehicle spaces shall be limited to twenty (20) units per acre. Without review and approval by the planning and zoning commission the total allotted spaces shall not exceed sixty (60).
   
3. The spaces may be clustered, provided that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development.
   
4. The remaining land not contained in individual vehicle spaces, roads, or parking shall be set aside and developed as park, playground, or service areas for the common use and enjoyment of occupants of the park and visitors thereto.
   
5. Each vehicle space shall be at least twenty feet (20') in width and at least thirty feet (30') in length for spaces planned to have the RV and towing vehicle parked side by side, and at least fifteen feet (15') in width and at least forty five feet (45') in length for spaces planned as drive-through spaces in which the towing vehicle parks in front of the RV vehicle. Drive-through spaces are recommended whenever the size and shape of the property permits this design. (Ord. 2005-12, 9-8-2005)

For information and in order to create a more uniform implementation the following guidelines are offered. (Note: Because this is not a usage zone but a historical district, it is not appropriate to deal with use ordinances or building ordinances in this article. For provisions and parameters of building permits and use zones, one must appeal to the appropriate permitting agency (city and county) and refer to the particular zone in question. The historic preservation subcommittee shall defer all such issues to the appropriate agency or official.) The historic preservation subcommittee shall review the arrangement and design of all buildings, driveways, walks, open areas, and parking areas and make recommendations and give advice concerning the exterior historical aspects of the plan. The following guidelines shall be the basis of this subcommittee's recommendations (they may also refer to the Secretary of the Interior Standards for Rehabilitation):

1. In general, every effort should be taken to retain the integrity of any structure over fifty (50) years old which contributes to the historic district. Any anticipated alteration to such structure should not permanently destroy elements of the historic nature of the structure. Some examples of acceptable alterations and alterations which might destroy the historic nature of the structure are as follows:
   
   1. Offices and depot services only. Maintenance and storage of vehicles and equipment must be located in an LI-1 zone.
      
   2. Enlarging or changing the window sizes and ratios (width to height) which require structural changes to exterior walls. Original windows should be repaired if possible. If replacement windows are required similar style and material should be retained.
      
   3. Changing original roof pitches and adding dominant dormers are normally not in keeping with the historic nature of the structure. Skylights and dormers may be acceptable when installed in a section of roof not easily seen from the street (i.e., not on the front elevation of the structure). Wood and asphalt shingles are appropriate replacement materials for most roofs in Spring City. Gutters and downspouts are recommended.
      
   4. Changes of the type of historic wall materials of a structure should be avoided. Should a change in materials be necessary, it should be made with another compatible historic material. An example would be when a deteriorated adobe wall cannot be repaired; a "historic" stucco plaster can be used. (Note: Additions most often were covered with horizontal wood lap siding. Painting brick or stone is not recommended and lime based mortars should be used rather than Portland cement based mortars when possible and practical.) Removing soffit, wood trim, and fascias and replacing them with vinyl or aluminum elements changes the historic nature of the structure. Stylistic trim features such as gingerbread should only be added to a house built in the Victorian period, approximately 1875 to 1910. (Note: Exterior shutters were not used in Spring City.)
      
   5. Additions to structures could be a detriment to the integrity of the structure if not done properly. They were very common and are acceptable but such additions should be distinguishable from the original structure in materials and should not overpower the original structure. The addition should be built from historically compatible materials and should help preserve the integrity of the original structure.
      
   6. Porches and doors should be either original or duplicated from historical photos especially on primary facades. Original doors and porches can often be key elements to defining the character of the structure and should represent the time period in which the building was built.
      
   7. Accessory outbuildings, garages and barns should be preserved wherever possible as they help interpret the entire site. These structures should be constructed of compatible historic materials and not compete with the design of the primary structure.
      
   8. Historic site features such as wood, iron, and stone fences, landscaping, trees, walkways, and driveways should be preserved wherever possible as they, along with the open spaces and large lots help give the city a unique charm and appeal.
      
   9. It is difficult to design new construction in ways that will lend itself to the historic district however the new structure does not have to look old to be compatible. Some of the features that will be harmonious are:
      
      1. Building height should be similar to the surrounding buildings.
         
      2. Building should sit on the site with similar setbacks and orientation, parallel to the street.
         
      3. The building's mass and scale should not compete with the surrounding structures.
         
      4. The form of the building and the number of window and door openings should not compete with surrounding structures. (Note: The original builders in Spring City were concerned with symmetry when designing facades.)
         
2. It would be advisable to discuss the design of any new structure with as many people as possible in order to achieve a design that will contribute to the historic district as a whole. (Ord. 2005-13, 9-8-2005)