Sun Valley City Zoning Code

For the purposes of this title, the city is hereby divided into the following zoning districts:

 

(Ord. 382, 10-25-2006)

   A.   Map: The areas assigned to these zoning districts, the designation of same, and boundaries of said districts shall be shown upon a map which is made a part of this title by reference, said map being designated as the "official Sun Valley zoning map". Said map and its proper notations, references and other information shown thereon hereby establishes the boundaries of said districts and shall be a part of this title, subject to amendment in the same manner as other parts of this title.

   B.   Copy On File: A copy of the official zoning map, identified by the signatures of the mayor and the city clerk, together with ordinance 121, and amendments thereto, and its effective date, shall be kept in the office of the city clerk, and be available for reference upon request. (Ord. 455, 12-6-2012)

In addition to any other procedure which may be applicable under the laws of the state regarding the establishment of zoning districts upon annexation of unincorporated area, the zoning districts applicable to said territory at the time of incorporation into the city shall be established as follows: a) prior to the annexation of any lands, the commission may undertake upon its own initiative or shall undertake upon the direction of the council, the study and consideration of the extension of the comprehensive plan to the territory specifically involved and such further areas as may be reasonably related thereto, and b) shall use said plan as a basis for providing recommendations to the council on appropriate zoning districts for the territory involved. (Ord. 382, 10-25-2006)

   A.   RA Rural Estate And Ranch District: This district provides for low density, residential estate houses and uses incidental thereto, with provisions for planned unit developments.

   B.   RS-1 Single-Family Residential District: This district provides for low density, residential estate houses and uses incidental thereto, with provisions for planned unit developments.

   C.   RS-2 Cluster Single-Family Residential: This district is established in the city where appropriate location and natural topography are amenable to grouping single-family dwelling units in an effort to achieve special open space character.

   D.   RM-1 Multiple-Family Residential: This district provides for medium density, residential apartment, condominium and/or townhouse dwellings, and incidental uses.

   E.   RM-2 Multiple-Family Dwelling: This district provides for high density, residential apartment, condominium and/or townhouse dwellings, and incidental uses. (Ord. 382, 10-25-2006)

Table 9-2A-1 of this section lists allowed uses as permitted (P), conditional (C), or prohibited (-) uses.

   A.   All permitted and conditional uses shall be reviewed in accord with chapter 3 of this title.

   B.   Conditional uses shall be approved in accord with the procedures for conditional uses set forth in chapter 5 of this title.

   C.   Any use not explicitly listed in table 9-2A-1 of this section is prohibited in all residential districts. (Ord. 382, 10-25-2006)

TABLE 9-2A-1
ALLOWED USES IN THE RESIDENTIAL ZONING DISTRICT

 

Note:

   1.    Home occupations that do not meet the conditions set forth in section 9-3G-9 of this title shall be subject to a conditional use permit.

(Ord. 382, 10-25-2006; amd. Ord. 413, 7-17-2008, eff. 7-23-2008; Ord. 544, 2-6-2020)

   A.   Table Of Standards: Table 9-2A-2 of this section is a summary only of the dimensional standards for development in residential districts. The table should be read in conjunction with the detailed requirements and explanations set forth in subsections B through I of this section.

TABLE 9-2A-2
SUMMARY DIMENSIONAL STANDARDS IN THE RESIDENTIAL ZONING DISTRICTS

 

(Ord. 427, 1-5-2010)

   B.   Density:

      1.   The maximum density requirement shall be based on the gross acres of the development parcel.

      2.   Creation of lots within a development parcel which are designated with more than the maximum density will require submittal of a master plan agreement at the time of subdivision. (Ord. 455, 12-6-2012)

   C.   Lot And Development Parcel Size:

      1.   The minimum lot and development parcel size shall be based on gross acres. (Ord. 382, 10-25-2006)

      2.   (Rep. by Ord. 413, 7-17-2008, eff. 7-23-2008)

      3.   The minimum area of a townhouse sublot shall be the minimum of the perimeter of an individual townhouse unit measured at the foundation and along the common party wall, if applicable.

   D.   Lot Dimensions:

      1.   The required dimensions for both width and depth of the lot or development parcel shall be computed as an average of the length of the property lines.

      2.   Access to flag lots shall not be included in computing the average width or depth of the lot. (Ord. 382, 10-25-2006)

   E.   Setbacks:

      1.   All buildings, structures, decks, or porches exceeding thirty inches (30") in height above record grade shall meet the minimum setback requirement.

      2.   Eaves, roofs, awnings, or canopies may encroach into a required setback a maximum of four feet (4').

      3.   Nonconforming lots with a size less than twenty thousand (20,000) square feet in the RS-1 district shall be given an exception from the setback requirements as set forth in chapter 1, article B of this title. All buildings, structures, decks, or porches exceeding thirty inches (30") in height above record grade shall be set back a minimum of ten feet (10') from all property lines; and eaves, roofs, awnings, or canopies may encroach into a required setback a maximum of three feet (3').

      4.   Interior setbacks of a development parcel shall be determined by the approved site plan and subdivision. (Ord. 455, 12-6-2012)

   F.   Open Site Area:

      1.   The minimum required open site area shall be a percentage of the total development parcel.

      2.   Required open site areas shall exclude buildings, private decks or patios, parking areas, driveways, cul-de-sacs and streets.

   G.   Height For Buildings And Structures In RA, RS-1 And RS-2 Districts:

      1.   No more than one-third (1/3) of any building's or structure's total roof area in the plan shall exceed thirty feet (30') in height above record grade; no portion of any building or structure shall exceed thirty five feet (35') in height above record grade (excluding chimneys, lightning rods, weather vanes, and stacks). Exposed vertical surfaces of buildings shall not exceed thirty five feet (35').

      2.   Buildings on natural topography greater than twenty percent (20%) slope shall be designed in a manner to reduce visibility by using stepped building forms, natural colors and materials, sloped roofs, and landscaping, and shall use a combination of these techniques such that the building does not skyline.

   H.   Height For Buildings And Structures In RM-1 And RM-2 Districts:

      1.   No portion of any building or structure shall exceed forty four feet (44') in height, measured vertically at any point directly to natural or approved grade (record grade) existing prior to any site preparation, grading or filling. This provision shall not apply to chimneys, lightning rods, weather vanes, or stacks.

      2.   Buildings on natural topography greater than fifteen percent (15%) slope shall be designed in a manner to reduce visibility by using stepped building forms, natural colors and materials, sloped roofs, and landscaping, and shall use a combination of these techniques such that the building does not skyline. (Ord. 382, 10-25-2006)

   I.   Building Footprints In Envelopes:

      1.   Building Envelope:

         a.   On all property in the RA, RS-1 or RS-2 districts for which building envelopes have been established and approved by the commission and the council, not less than two-thirds (2/3) of the footprint for single-family residential dwellings or multiple- family dwellings, including additions and alterations thereto, shall be located within said envelopes. For lots one acre or greater in lot area in the RA, RS-1 or RS-2 districts, accessory structures and accessory dwelling units are not subject to or part of the minimum calculation for the two-thirds (2/3) footprint within and one-third (1/3) out of the building envelope requirement for single-family residential dwellings or multiple- family dwellings.

         b.   For purposes of determining the portion of a building footprint situated within an established envelope, the envelope may be rotated around its centroid to a position maximizing the portion of the building footprint situated within the envelope. The allowable building footprint and envelope size shall be calculated according to the formula contained in subsection I2 of this section and an equilateral outward expansion of the recorded building envelope from its surveyed centroid is permitted up to the maximum allowed. Any portion of a building envelope extending into a required setback area can not be built upon except for the exceptions in subsection E, "Setbacks", of this section.

      2.   Building Envelope And Lot Coverage Area: For each lot in an RA or RS-1 district, the maximum total area of the lot which the building envelope and building footprint may occupy shall be calculated using the following formulas:

         a.   For lots of 0.25 acre/ten thousand eight hundred ninety (10,890) square feet or less, an envelope and footprint of up to two thousand five hundred (2,500) square feet is allowed.

         b.   For lots with areas greater than ten thousand eight hundred ninety (10,890) square feet, an envelope and footprint of up to two thousand five hundred (2,500) square feet plus one square foot for each additional twelve (12) square feet of lot area over ten thousand eight hundred ninety (10,890) square feet is allowed.

 

 

         c.   For lots with areas greater than eighty three thousand two hundred one (83,201) square feet, the maximum allowable envelope and footprint shall be twelve percent (12%) of the lot area.

         d.   An additional five hundred (500) square feet of area may be added to the allowable envelope and footprint subject to the following criteria:

            (1)   Lot must adjoin an REC or OS (or zoning map OR-1) zoning district, or another public agency's open space zone such as the United States forest service, bureau of land management and land within Blaine County that is deed restricted open space; and

            (2)   Lot area must be a minimum of twenty thousand (20,000) square feet; and

            (3)   The width of the REC or OS (or zoning map OR-1) zoning district, or another public agency's open space zone measured perpendicular to the boundary line of the lot must be greater than one hundred fifty feet (150').

For purposes of this subsection, a lot shall be considered as adjoining an REC and OS (or zoning map OR-1) zoning district, or another public agency's open space even though there is a public street or right of way between the lot and the REC or OS (or zoning map OR-1) zoning district or another public agency's open space zone.

      3.   RA District Additional Area: For lots within the RA district, an additional area equal up to fifty percent (50%) of the total footprint allowable, as calculated under subsection I2 of this section, may be applied for on any single-family dwelling subject to the following qualifications:

         a.   No portion of any building (excluding chimneys, flagpoles, lightning rods, weather vanes, stacks or private antennas) may exceed eighteen feet (18') above record grade.

         b.   No building shall contain basements unless the top of the stem wall of the basement is constructed no more than eighteen inches (18") above finished grade.

      4.   Lots On Slopes: For lots existing prior to the date of adoption hereof on slopes of fifteen percent (15%) to twenty five percent (25%), an additional area equal up to thirty percent (30%) of the footprint allowable may be added to the total footprint subject to the following qualifications:

         a.   No portion of any building (excluding chimneys, flagpoles, lightning rods, weather vanes, stacks or private antennas) may exceed eighteen feet (18') above record grade.

         b.   No building shall contain basements unless the top of the stem wall of the basement is constructed no more than eighteen inches (18") above finished grade. (Ord. 455, 12-6-2012)

   A.   SC Service Commercial District: The Service Commercial (SC) District shall be established to accommodate limited, low intensity commercial activity in areas outside of and subordinate to the Commercial Center (CC) Districts (the established Village centers). The intention of the Service Commercial (SC) District is to recognize the need for supplementary commercial areas to serve tourist needs and to provide areas for office space and other limited commercial uses.

   B.   CC Commercial Center District: The Commercial Center (CC) District shall be established to accommodate a mixture of residential and commercial uses appropriate to a resort development, and to serve the business needs of the community. Commercial uses should provide for cultural and recreational amenities, retail sales, transit needs and storage and maintenance facilities. Residential uses should provide a mix of housing that includes permanent year round residences, work force housing, visitor lodging and seasonal multi-family residential units. The established Village centers designated as Commercial Center Districts are the Sun Valley Village and the Elkhorn Village. New development within Sun Valley Village and Elkhorn Village shall be built in a manner which is context sensitive, conforms to a human scale, respects the traditional character and scale of existing buildings in the surrounding area and maximizes open site areas through the clustering of buildings. (Ord. 390, 4-19-2007)

Table 9-2B-1, in subsection C of this section, lists applicable land uses as permitted (P), conditional (C), or prohibited (-).

   A.   All permitted and conditional uses shall be reviewed in accord with chapter 3, "Design And Development Regulations", of this title.

   B.   Conditional uses shall be reviewed in accord with the procedures for conditional uses set forth in chapter 5, "Administration", of this title.

   C.   Any use not explicitly listed in table 9-2B-1 of this subsection is prohibited in all commercial districts.

TABLE 9-2B-1

ALLOWED USES IN THE COMMERCIAL ZONING DISTRICTS

 

   Notes:

      1.   Involving no structures and not including skeet, trap, pistol and rifle ranges.

(Ord. 390, 4-19-2007; amd. Ord. 512, 6-1-2017; Ord. 513, 6-1-2017)

   A.   Table Of Standards: Table 9-2B-2 of this subsection is a summary only of the dimensional standards for development in commercial districts. The table should be read in conjunction with the detailed requirements and explanations set forth in subsections B through K of this section. (Ord. 393, 7-5-2007)

TABLE 9-2B-2

SUMMARY DIMENSIONAL STANDARDS IN THE COMMERCIAL ZONING DISTRICTS

 

Notes:

1.   Refer to section 9-2B-4, "Alternative Compliance", of this article, for specific regulations for appurtenances that may exceed the maximum height limits.

2.   For buildings which provide retail space on 100 percent of the ground floor, the maximum allowable building height shall be 50 feet. Retail store uses may include associated uses such as incidental storage, incidental offices, kitchenettes, bathrooms and other associated accessory uses (as determined by the Director). Limited entrance lobbies, museums, covered parking, as well as vanpool and transit to serve the retail use may be allowed as determined by the Director for direct access to an upper story residential or hotel use.

3.   The maximum height for hotels or a performing arts/symphony center may be increased up to 70 feet through the alternative compliance process detailed in section 9-2B-4 of this article.

(Ord. 393, 7-5-2007; amd. Ord. 413, 7-17-2008, eff. 7-23-2008)

   B.   Density:

      1.   The maximum and minimum density requirement shall be based on the gross acres of the development parcel or development site. Maximum density standards are not by right, but only possible when the development meets all applicable objectives of the Comprehensive Plan and design standards of this title.

   C.   Floor Area:

      1.   Multiple-Family Dwellings And Hotels: In the CC District, multiple-family dwellings and hotels shall provide a minimum of three percent (3%) of the total floor area (excluding garages) for net usable floor space devoted to retail or service businesses.

      2.   Required Retail Or Service Floor Space: Required retail or service floor space shall not include space existing at the time of application, but may be within the subject development parcel, development site, or on another parcel within the same CC District as the subject development parcel (either Sun Valley Village or Elkhorn Village) so long as such alternative parcel or development site is constructed simultaneously, clearly restricted, recorded, and designated to provide the amount of retail and service floor space required in this subsection.

      3.   Work Force Housing Requirement:

         a.   Commercial And Residential Uses: The following commercial and residential uses shall provide work force housing acceptable to the City of Sun Valley. A minimum of five percent (5%) of the total floor area for the following uses shall be provided within the subject development parcel or development site:

Accessory uses.

Art galleries and studios.

Childcare facilities.

Convention center.

Drinking establishments.

Dwellings, multiple-family.

Dwellings, townhouse.

Helistop facility.

Hotel.

Outdoor sales and storage.

Parking lots and structures, commercial.

Personal and professional services.

Public service uses.

Recreation uses, indoor.

Recreation uses, outdoor.

Restaurants.

Retail stores.

Retail stores, limited.

Schools.

Timeshare.

Utilities (includes floor area used for administrative offices only).

A minimum of three percent (3%) of the total floor area for the following public amenity uses shall be provided within the subject development parcel or development site. For the purposes of determining the floor area for the following public uses, only the floor area used for administrative offices or similar shall be included in calculating the work force housing requirement:

Art, art/cultural education, and entertainment uses.

Performing arts/symphony center.

Public mass transit (including, but not limited to, gondola).

         b.   Mixed Use Structures: A mixed use structure shall provide work force housing units based on the total floor area calculations for each use as described in subsection C3a of this section. All floor area calculations shall include, but not be limited to, associated interior space such as hallways, incidental storage, lobbies. Parking that is attributable to an allowed use shall be excluded for floor area calculations. (Ord. 390, 4-19-2007)

         c.   Relationship To Work Force Housing Linkage And Inclusionary Requirements: (Rep. by Ord. 413, 7-17-2008, eff. 7-23-2008)

         d.   SC And CC District Work Force Housing Plan:

            (1)   The applicant shall submit a work force housing plan that meets the requirements of this section and is subject to the approval of the decision making body.

            (2)   An occupancy agreement detailing the priority and eligibility for occupancy may be requested by the applicant as part of a work force housing plan. Where such priority is established, the City or its designee may periodically inspect the work force housing units to ensure occupancy. The occupancy agreement shall set forth the procedures for inspection and management of the units.

            (3)   Work force housing is intended to be provided on site, or on other lands within the City deemed appropriate by the City Council for work force housing uses, to ensure that employees are located near employment. Work force housing units may be located outside of the City provided that the total work force housing requirement shall be increased by an additional fifty percent (50%). For example, if the work force housing requirement is four (4) total units on the site, the provision of work force units off site would require six (6) total units. The work force housing plan may also specify alternatives to, and a justification for, providing on site and off site development of the work force housing requirements set forth in subsection C3a of this section. Alternatives may include, but are not limited to, in lieu fees, conveyance of land, or a real estate transfer assessment and are subject to approval by city council.

            (4)   Parking standards for developments that include on site work force housing units may be reduced pursuant to the parking reduction standards set forth in section 9-3E-5 of this title.

   D.   Lot Size:

      1.   The minimum lot and development parcel size shall be based on gross acre. No minimum size is established for development sites. The development site boundary shall be defined by the applicant, and approved by the director, and shall, at a minimum, encompass the entire development area, including directly associated uses and improvements, parking, landscaping, buffer areas, infrastructure, service and circulation areas setbacks, easements, streets and other rights of way.

      2.   The minimum area of a townhouse sublot shall be the minimum of the perimeter of an individual townhouse unit measured at the foundation and along the common party wall, if applicable.

   E.   Lot Dimensions:

      1.   The required dimensions for both width and depth of the lot shall be computed as an average of the length of the property lines.

      2.   The one exception to the required lot dimension requirements is for flag lots and townhouses which shall have a minimum lot width and depth measured at the foundation and along the common party wall, if applicable.

      3.   Access to flag lots shall not be included in computing the average width or depth of the lot.

   F.   Setbacks In The SC District:

      1.   All buildings, decks, or porches up to twenty five feet (25') in height above record grade shall be set back a minimum of twenty five feet (25') where a property line abuts a public or private right of way or any RA or RS-1 zoning district. For each additional foot in height greater than twenty five feet (25') for any portion of a building adjacent to any RA or RS-1 zoning district boundary or any public or private right of way, the setback shall increase one additional foot such that no portion of a building shall extend above a forty five degree (45°) angle plane drawn from a point twenty five feet (25') above the minimum setback line.

      2.   Interior setbacks of a multiple-family or townhouse development shall be determined by the approved site development plan.

      3.   Eaves, roofs, awnings, or canopies may encroach into a required setback a maximum of four feet (4').

   G.   Setbacks In The CC District: Setbacks within and between the CC districts and between the CC and SC zoning districts have been created to encourage creation of light and air between properties and/or developments. Setbacks for structures within the CC district adjacent to residential zoning districts have been created to minimize the effect of new construction on adjacent properties as well as allow solar access and privacy to adjacent residential parcels.

      1.   There shall be a minimum structural setback of fifteen feet (15') from any property line, development site boundary, or edge of right of way/edge of access easement, adjacent to another CC or SC district.

      2.   There shall be a minimum landscaped setback of thirty five feet (35') from any RA or RS-1 zoning district boundary, in addition to the width of any public or private right of way or access easement, for any parking lot or any building wall up to thirty feet (30') in height. For each additional foot in height greater than thirty feet (30') for any portion of a building adjacent to any RA or RS-1 zoning district boundary, the setback shall increase one additional foot such that no portion of a building shall extend above a forty five degree (45°) angle plane drawn from a point thirty feet (30') above the minimum setback line.

      3.   There shall be a minimum landscaped setback extending twenty five feet (25') from any RS-2, RM-1 or RM-2 zoning district boundary, in addition to the width of any public or private right of way or access easement, for any building wall up to twenty five feet (25') in height. For each additional foot in height greater than twenty five feet (25') for any portion of a building, the setback shall increase one additional foot such that no portion of a building shall extend above a forty five degree (45°) angle plane drawn from a point twenty five feet (25') above the minimum setback line.

   H.   Distance Between Buildings:

      1.   The minimum distance between buildings in the CC districts shall be fifteen feet (15') within a development parcel or development site. The greater minimum distance between buildings may be required for public safety purposes. The minimum distance between buildings may be decreased pursuant to the applicable criteria contained in section 9-2B-4, "Alternative Compliance", of this article.

   I.   Open Site Area:

      1.   The minimum required open site area shall be a percentage of the total development parcel or development site. Open site area shall be included in all development site proposals or demonstrated that the provision of cumulative open site area is met through an approved master plan or planned unit development. Developers of large parcels are encouraged to aggregate open site area or explore opportunities to locate open site area in such a way that the purpose is maximized.

      2.   Required open site area calculations for the commercial districts shall exclude structures, private decks or patios, parking areas, driveways, cul-de-sacs and streets, but may include landscaping and walkways.

   J.   Building Mass And Scale: Buildings in the CC district shall be designed in a manner such that the apparent mass of the building is minimized and is compatible with the adjacent properties. Sun Valley has a tradition of building design in which structures are low in scale and fit within the landscape. Most buildings also convey a human scale and provide visual interest through varied massing and architectural details.

      1.   Height:

         a.   Building height shall be measured from record grade.

         b.   Buildings on natural topography greater than fifteen percent (15%) slope shall be designed in a manner to reduce visibility by using stepped building forms, natural colors and materials, sloped roofs, and landscaping, and shall use a combination of these techniques such that the building does not skyline.

         c.   No portion of any building or structure shall exceed the maximum height above record grade established in subsection A of this section. Appurtenances and screening of mechanical and exhaust systems shall be included within this maximum height. However, appurtenances may exceed the maximum height by up to four feet (4') through the provisions of section 9-2B-4, "Alternative Compliance", of this article.

         d.   Buildings in the CC district shall be compatible and appear in scale with the traditional development of the area.

         e.   When multiple buildings are proposed, variation in height and roofline shall be required. When a single building exceeds forty four feet (44') in height, variation in height and roofline shall be required.

      2.   Dormers: In the CC zoning districts, in order to minimize the impact of larger buildings on neighboring properties, the following standards shall apply:

         a.   Dormers may be integrated as part of principal or accessory structures.

         b.   A dormer is permitted to penetrate a bulk plane.

         c.   A dormer ridge or roofline shall not extend above the primary roof ridge.

         d.   A dormer face shall not exceed fifteen feet (15'), or more than fifty percent (50%) of the wall plane length, whichever is less.

         e.   More than one dormer is acceptable on a wall plane length, but the total combined dormer face width shall not exceed fifty percent (50%) of the wall plane length.

         f.   The space between dormers shall not be less than one-half (1/2) the width of the adjoining dormer or the average of the two (2) if they are different sizes, whichever is greater.

         g.   A dormer shall be located a minimum of three feet (3') from the wall plane that runs perpendicular to the dormer face.

      3.   Building Length/Wall Articulation: Variety in building length serves to provide visual variety in massing, enhance view opportunities, and create visual interest. Variations in materials and architectural ornament and detail should serve to reduce the perceived mass of a building.

         a.   New structures within the CC district shall be designed to incorporate wall lengths that minimize overall bulk and mass visual impacts.

         b.   Wall articulation is a traditional building characteristic seen in the CC district that shall be continued to the greatest extent practicable in new structures. New structures proposed in the CC district shall demonstrate vertical and horizontal wall articulation to minimize bulk and mass visual impacts.

         c.   Structural design shall incorporate variations in wall plane setbacks, changes in materials, and architectural ornament and detail to break up the mass of new buildings.

         d.   Large buildings shall be designed to break up the perceived mass of the structure and the facade by using subordinate elements around a central mass.

         e.   Buildings should be stepped down in height at the edges to minimize visual impacts and reduce apparent height on adjacent properties, buildings and walkways.

         f.   One- and two-story building elements that project out from a primary rectangular building form shall be employed when applicable to reduce the appearance of building height, mass and scale.

   K.   Sustainable Energy And Water Use: The demolition, construction and maintenance of buildings and structures should be completed in a manner which minimizes the use of nonrenewable energy sources, reduces greenhouse gas emissions, and promotes environmental sustainability. To provide for safe, orderly and healthful development of the city and its environs, construction of energy and water efficient buildings and landscaping and the use of materials that are renewable and biodegradable are encouraged. Applicants for development within the CC district should meet with the director during the project design phase to explore construction methods which meet these objectives prior to filing an application.

      1.   Sustainable Energy And Water Use Statement: The city encourages the applicant to consider building and site design practices which reduce pollutants and provide for the use of alternative, renewable energy sources. To ensure awareness and consideration of such practices, the applicant shall prepare a statement which summarizes efforts to meet the objectives of this section. The applicant is encouraged to consider all or some of the following building and site design practices. The deciding body shall not approve or deny an application based upon the sustainable energy and water use statement.

         a.   Site Design:

            (1)   Orient new construction and landscaping to maximize the site's solar access, daylight, heat and airflow opportunities. Nonresidential buildings should seek to collect sufficient solar energy such that fifty percent (50%) of the HVAC energy demands are provided through passive and/or active solar systems.

            (2)   Cluster development to minimize pavement and utilities to preserve open site area.

         b.   Building Materials And Recycling:

            (1)   Use recycled and salvaged building materials for at least five percent (5%) of the total building materials. Establish a construction and demolition recycling program on site.

            (2)   Purchase at least twenty percent (20%) of the total building materials within five hundred (500) miles of the development site to reduce emissions in transport.

            (3)   Use energy efficient and recycled content building materials such as double low-E glazed windows; high R-value insulation materials; and nontoxic paints, stains, carpets, tiles and wood.

         c.   Transit And Reduced Vehicular Use:

            (1)   Provide bus pullouts, bus shelters, secure bicycle storage, and preferred parking spaces for carpools to reduce automobile use.

            (2)   Provide eighteen (18) hour transportation services and long term visitor parking for all overnight accommodations including timeshares and hotels.

            (3)   Reduce the minimum amount of required parking in the CC district as set forth in section 9-3E-4 of this title. Alternatives to providing on site parking, as set forth in section 9-3E-5 of this title are highly encouraged.

         d.   Energy Efficient Appliances And Renewable Energy Sources:

            (1)   Use energy efficient equipment such as Energy Star HVAC systems and appliances, reduced demand lighting sources such as compact fluorescent and LED lighting, and occupant controls for airflow, temperature and lighting.

            (2)   Heat and power all snowmelt systems, outdoor pools, spas, fountains, outdoor lighting and other similar features with renewable energy sources.

         e.   Landscaping And Irrigation:

            (1)   Use high efficiency irrigation technology, such as drip irrigation and moisture sensors, and recycled site water for a portion of the irrigation provided.

            (2)   Select native landscaping that is drought resistant, requires minimal or no irrigation, and does not require pesticides for maintenance.

         f.   Carbon Emission Offset: Carbon emission offset. (Ord. 390, 4-19-2007)

   A.   Alternative Compliance:

      1.   Alternative compliance measures provide for minor flexibility for the following massing standards and may be allowed by the deciding body when it is determined that the measures proposed substantially meet the intent of the standards set forth in chapter 3, article A, "Design Review Regulations", of this title and section 9-3A-3, "Evaluation Standards", of this title.

Alternatives to the following building massing standards may be considered:

         a.   Maximum height of a hotel or a performing arts/symphony center may be increased to a maximum height of seventy feet (70') for a portion of the structure if compatible with the natural terrain and land uses on adjacent properties, development sites, and zoning districts. This maximum height flexibility may be granted if the deciding body finds that the structure's design has substantial variation in heights, adequate horizontal and vertical articulation, and respects adjacent structures. Structures adjacent to the Sun Valley Lodge shall respect the height, massing, and historical context of the lodge. (Ord. 393, 7-5-2007)

         b.   Minimum setback distance for structures within the SC and CC zoning districts, as required in subsections 9-2B-3F and G of this article, may be decreased in cases where the applicant can show that such reductions increase the overall perception of open space character and/or light and air for adjacent properties and when public safety needs are met.

         c.   "Appurtenances", defined as architectural elements added to a building design and typically including chimneys, vents, solar panels, or similar, may exceed the maximum height limitations by up to four feet (4') when the deciding body finds that the appurtenance adds vertical and/or horizontal articulation to the structure's design, the main roofline(s) of the structure vary in height and form, and only portions of the structure's roof ridge are designed at the maximum height limit. Increases in height shall not be granted for the screening for air conditioning and mechanical units.

         d.   Minimum distance between buildings, required in subsection 9-2B-3 H1 of this article, may be decreased in cases where the applicant shows, subject to approval by the deciding body, that such reductions provide for a more viable and lively commercial center or result in a larger aggregate of landscape area. In all cases, the minimum distance between buildings can be reduced through alternative compliance measures only when it can be shown that all applicable public safety standards are still met. (Ord. 390, 4-19-2007)

   A.   REC Recreation District: Recreation district shall be established as the principal district in which large scale outdoor and certain indoor recreation occurs. It is the intent of this article to promote the purposes of the comprehensive plan related to the preservation and enhancement of the recreational quality and character of the community. The REC zoning district is consistent with the recreational land use designation identified in the comprehensive plan and consists of areas appropriate for recreational purposes, generally those lands that are open in nature where development may be limited. The REC district includes areas for ski areas, golf courses, riding stables, developed campgrounds, developed picnic sites, recreational day lodges, and other similar recreational uses.

   B.   PI Public/Institution District: Public/institution district shall be established to identify lands on which public service uses are conducted. This district is also intended to be the location for uses requiring large public spaces or community gathering places. The PI district is consistent with the public/quasi-public land use designation identified in the comprehensive plan.

   C.   OS Open Space District: Open space district shall be established to identify lands which are environmentally sensitive or are identified by the comprehensive plan as having significant open space value to be preserved and/or used for limited, passive recreational uses. The intent of the OS district is to protect and ensure stewardship over important natural open land areas of citywide or regional importance. The OS district is consistent with the open space land use designation identified in the comprehensive plan, consisting of open natural area which is primarily undeveloped, having generally native vegetation, and may include environmentally sensitive areas that are precluded from development other than that which is specifically needed or related to open space use such as trails, trailheads with tables and benches. This designation includes areas where the encroachment of development would compromise the intrinsic value of environmentally sensitive lands (such as steep hillsides, avalanche areas, critical wildlife areas, watersheds, lakes, ponds, river and stream corridors, wetlands, parks, forested and grazing areas, view sheds and view corridors) and lands acquired specifically for preservation and conservation of permanent open space. Transit corridors and utilities may be permitted where appropriate. (Ord. 382, 10-25-2006)

Table 9-2C-1, in subsection C of this section, lists allowed uses as permitted (P), conditional (C), or prohibited (–) uses.

   A.   All permitted and conditional uses shall be reviewed in accord with chapter 3 of this title.

   B.   Conditional uses shall be approved in accord with the procedures for conditional uses set forth in chapter 5 of this title.

   C.   Any use not explicitly listed in table 9-2C-1 of this section is prohibited in all recreation-open space-public district.

TABLE 9-2C-1

ALLOWED USES IN THE RECREATION-OPEN SPACE-PUBLIC ZONING DISTRICTS

 

(Ord. 382, 10-25-2006)

   A.   Table Of Standards: Table 9-2C-2 of this subsection is a summary only of the dimensional standards for development in the recreation-open space-public districts. The table should be read in conjunction with the detailed requirements and explanations set forth in subsections B through E of this section. Maximum dimensional standards may be reduced and minimum dimensional standards may be increased if the development does not fully comply with the design criteria as set forth in chapter 3, including articles A through K of this title.

TABLE 9-2C-2

SUMMARY DIMENSIONAL STANDARDS IN THE RECREATION-OPEN SPACE-PUBLIC ZONING DISTRICTS

 

   B.   Lot Dimensions:

      1.   The required dimensions for both width and depth of the lot shall be computed as an average of the length of the property lines.

      2.   Access to flag lots shall not be included in computing the average width or depth of the lot.

   C.   Setbacks In REC District: In addition to the minimum setback requirement, one foot (1') in setback for each foot in structure height greater than thirty five feet (35') is required.

   D.   Building Height:

      1.   In the REC district, the height restriction does not apply to chimneys, lightning rods, weather vanes, stacks, or ski lift towers.

      2.   In the PI district, the height restriction does not apply to chimneys, flagpoles, lightning rods, weather vanes, stacks, antennas, steeples or other similar, unoccupied up to twenty five percent (25%) of the roof area of the structure.

      3.   In the OS district, any building or other structures that height regulations regulate are not permitted. Any utility structure or building in the OS district shall be subject to height requirements determined through the conditional use permit process.

      4.   Buildings on natural topography greater than fifteen percent (15%) slope shall be designed in a manner to reduce visibility by using stepped building forms, natural colors and materials, sloped roofs, and landscaping, and shall use a combination of these techniques such that the building does not skyline.

   E.   Development Emphasis: Development in the open space (OS) district pursuant to the permitted and conditional uses listed in table 9-2C-1 of this article should emphasize and be consistent with the natural dynamic state of the land and avoid or minimize disruption of existing natural conditions. (Ord. 382, 10-25-2006)