1. The residential-agricultural zone (RA-1) is established to preserve the high quality of life for the citizens of Wasatch County by allowing residential development near the incorporated areas, while maintaining the rural atmosphere of Wasatch County. The intent of the zone is to increase lot sizes as development moves away from incorporated areas as a means of facilitating a transitional development area and to maintain, as much as possible, the rural character of the County.
2. The development options provided in the residential-agricultural zone (RA-1) are to promote the protection of natural resource areas, prominent features of the site, farmland and other large areas of open land, while permitting residential development at densities appropriate for the context of the area. Specific objectives are as follows:
   1. Provide a place in the county where residential dwellings may be constructed as a transition from population centers to more rural agricultural uses.
   2. Facilitate the provision of essential services needed by the residents within urbanizing areas of the county, particularly sewage and culinary water service, through the instrumentality of a special service district.
   3. Provide services to residential development for street maintenance, fire and police protection, and health and sanitation services, and other available services.
   4. Provide a zone where residents can have farm animals in reasonable numbers and conduct agricultural activities with provisions that protect the rights of farmers and ranchers from complaints regarding noise, odors, length of working hours and general operation from surrounding non-agricultural neighbors. 
   5. To maintain and protect Wasatch County's rural character by providing development options that can preserve important elements, including those areas containing unique and environmentally sensitive natural features. Subdivision design shall preserve natural or prominent features of the site first, and laying out the lots after the portions of the site worth preserving are addressed.
      
   6. To provide the option in specified areas for the development of varied lot sizes in clustered, single-family, low density residential uses, allowing for large areas of permanently protected open space for active or passive use by residents of the development or by the public.
      

1. All uses contained herein are listed by number as designated in the Wasatch County land use classification, which is published and maintained by the planning department, and are attached as appendix 1, chapter 16.36 of this title. Classes or groupings of uses permitted in the zone are identified by a four (4) digit number in which the last one or two (2) digits are zeros, and subuses of those categories or groupings will follow that number. (For example, a particular category may be listed as 8100, and a subcategory of 8100 would be 8110 and a subcategory of 8110 would 8111.) This document, available in the planning office, is to be used by the planning office and others to assist in determining similar uses and the intent of this chapter.
2. All such classes listed herein and all specific uses contained within them in the Wasatch County land use classification will be permitted in the residential-agricultural zone (RA-1), subject to the limitations set forth herein:
   
   PERMITTED PRINCIPAL USES IN THE
   RESIDENTIAL-AGRICULTURAL ZONE (RA-1)
   
   

   Use Number	Use Classification
   1111	Single-family dwellings, detached, on 1 parcel
   1908	Internal Accessory Dwelling Unit (IADU)
   4500	Highway and street right of way
   4811	Replacement of existing above ground electric transmission right of way under 38 kV and less than 49 feet from finished grade in height.
   4821	Underground gas pipeline right of way
   4831	Underground water pipeline right of way
   4835	Irrigation distribution channels
   4841	Underground sewage pipeline right of way
   4873	Storm drain right of way
   7420	Playgrounds and athletic areas
   7600	Parks and trails
   8110	Field and seed crops
   8120	Truck crops
   8130	Orchards and vineyards
   8140	Large animals for personal use (limited to 2 per acre of ground) (except 8143)
   8150	Animal specialties for personal use
   8160	Pasture and rangeland
   8170	Horticulture specialties
   8191	Tree farms, crops trees only (Commercial farms that raise all types of young trees to be planted elsewhere or harvested. Includes the raising of Christmas trees.)
   8220	Animal husbandry services (large animals limited to 4 per acre) (except 8222, 8223, and 8224)
   9300	Water areas

3. Permitted Accessory Uses: Accessory uses and structures are permitted in the residential-agricultural zone (RA-1), provided they are incidental to, and do not substantially alter the character of, the permitted principal use or structure:
   1. Accessory buildings such as garages, carports, greenhouses, gardening sheds, recreation rooms and similar structures, which are customarily used in conjunction with and are incidental to a principal use or structure.
   2. Swimming pools and incidental bathhouses.
   3. Storage of materials used for the construction of a building, including a temporary contractor's office and/or toolshed; provided, that such uses are on the building site; and provided, further, that such use shall be for only the period of construction and thirty (30) days thereafter.
   4. Barns, corrals, machine sheds and outdoor arenas that are noncommercial. 

The following uses and structures are permitted in the residential-agricultural zone (RA-1) only after a conditional use permit has been approved, and subject to the terms and conditions thereof:

CONDITIONAL USES IN THE
RESIDENTIAL-AGRICULTURAL ZONE (RA-1)

1. Lot Area: Each lot or parcel must be a minimum of a five (5) acres and shall have no more than one (1) unit per five (5) acres except that lots may be reduced to one (1) acre in size and developed at a higher density in subdivisions where a bonus density is granted as described herein.
2. Bonus Density Eligibility Requirements: All developments in the RA-1 zone must meet the following criteria in order to be eligible for development in the RA-1 zone at a density higher than one (1) unit per five (5) acres:
   1. The bonus density granted shall be approved or denied by the County legislative body after review for compliance with the policies established by the General Plan, but in no case shall the density exceed one (1) unit for every 1.3 net developable acres.
      
   2. All lots in the proposed development must connect to a centralized sewer system, owned and operated by a county, incorporated municipality, improvement district, taxing district or other political subdivision of the state of Utah.
      
   3. All lots in the proposed development must connect to an approved water system, owned and operated by a county, incorporated municipality, improvement district, taxing district or other political subdivision of the state of Utah. Exceptions may be made for lots of four (4) acres or larger in a small scale subdivision that is not within the boundary of an SSD that may be allowed to use a new or preexisting private well to satisfy the above requirements and lots of one (1) acre or more within the boundary of an SSD that may be allowed to use a preexisting well if the following conditions are met:
      
      1. The property owner enters into a voluntary agreement prepared by the County, agreeing that the property will not be further subdivided or reduced in size in the future. This agreement will be recorded against the property.
         
      2. The water board reviews the proposal and recommends approval of the project if in compliance with their stated requirements.
         
      3. If the property is located in the service area of an SSD they must determine that it is not possible to transfer water or water rights from the private well into their water system, due to water right or source restrictions.
      4. The pre-existing well must have been on the property for (10) years or more with appropriate documentation provided by the applicant and approved by the water board.
      5. All lots in the subdivision requiring water service from a source other than a pre-existing well are provided a water line stubbed to the property line in accordance with service district requirements.
         
      6. The well must be located on the lot it is providing water for and no more than one lot can be serviced by the well.
         
      7. Due to a lack of fire flow with homes on wells, the fire district may require additional fire mitigation requirements as required in the international fire code as adopted by the State of Utah and Wasatch County.
         
      8. The properties have allowed easements for installation of sewer lines by an improvement district, taxing district, or other political subdivision of the state of Utah which provides sewer service.
         
3. Variable Lot Size Development: Variable lot size developments are a permissible development type in the RA-1 zone to provide flexibility for creative developments to incorporate usable open space in a development. If the variable lot size option is used, the following additional criteria will apply:
   1. The overall density of the development shall be limited to the density permitted by the zone, including bonus densities, if applicable.
      
   2. Lot size minimums (not density) may be adjusted in a way that does not violate the following:
      
      1. Developments on the east end of the valley between Mill Road and 2400 East may have lots as small as 1/3 acre (14,520 square feet).
         
      2. Developments between 2400 East and 3600 East may have lots a minimum of 1/2 acre (21,780 square feet).
         
      3. Developments in all other areas of the RA-1 zone shall have minimum lot sizes of 1 acre (43,560 square feet).
         
   3. The development shall include a large, undivided open space parcel totaling a minimum of five acres or 30% of the overall acreage of the development, whichever is greater, and in compliance with the requirements of 16.21.06. Alternatively, the open space parcel may be allowed, at the discretion of the County legislative body, for the donation as a civic or institutional facility if in compliance with the General Plan.
      
   4. If a large scale development is proposing clustering with variable lot sizes and open space, the county encourages the developer to have some of the open space along the collector roads to enhance the rural feel and provide a buffer for residents along the larger county roads.
      
4. Further Development: Any subdivision or development, which uses clustering, variable lot sizes or other development procedures, that creates common area parcels, or open space parcels, must include notes on the plat, conservation easements, or any other appropriate land use controls deemed necessary by the Land Use Authority to prohibit further development of any lot or parcel within the subdivision.

1. Small scale subdivision lots shall have a lot width of at least two hundred feet (200') at the required building setback. Corner lots in small scale subdivisions shall have a minimum lot width of two hundred feet (200') at the required setback on both streets. Lot widths are minimums unless more specifically approved as per section 16.27.10 of this title.
2. Large scale subdivision lots must have a minimum lot width of one hundred feet (100') if less than one acre and one hundred fifty feet (150') if more than one acre at the building setback. Corner lots, regardless of lot size, shall have one hundred fifty feet (150') at the required setback on both streets.

1. Small scale subdivision lots shall abut a public road or road built to county standards for a minimum distance of one hundred fifty feet (150') on a line parallel to the centerline of the road, unless more specifically approved as per section 16.27.10 of this title. Corner lots shall have a minimum frontage of one hundred fifty feet (150') on both roads unless more specifically approved as per section 16.27.10 of this title.
2. Large scale subdivision lots under one acre shall have a minimum frontage of one hundred feet (100'). Lots that are over one acre shall have a minimum frontage of one hundred fifty feet (150'). Corner lots shall have a minimum frontage of one hundred fifty feet (150') on both streets. All measurements shall be taken at the road right of way. 

Not more than one single-family dwelling or other principal use may be placed upon a lot or parcel of land in the residential-agricultural zone (RA-1). Notwithstanding, an accessory dwelling unit (ADU) may be permitted if in accordance with section 16.21.46 of this title. 

1. Front Setback: Each lot or parcel in the residential-agricultural zone (RA-1) shall have a front yard setback of not less than sixty feet (60') from the center of the road, or thirty feet (30') from the edge of the right of way, whichever is greater.
   
2. Side Setbacks: All structures shall be set back from the side property line a minimum of ten feet (10'). The sum of the two (2) side setbacks shall be at least twenty four feet (24').
3. Corner Lots: For corner lots, the side setback on the street side shall be the same setback as that required for the front.
4. Rear Setbacks: Structures shall be set back from the rear property line a minimum of thirty feet (30').
5. Other Setbacks: See section 16.21.07 for other setback requirements that may apply.

Height of all dwellings, accessory buildings and/or structures shall not exceed thirty five feet (35') above natural grade.

To obtain a building permit for a dwelling or any other permitted or conditional use, a site plan of sufficient detail to show compliance with this Title must be submitted to the planning department showing the location of any existing conditions, structures, topography or any environmentally sensitive lands located on the lot. 

In the residential-agricultural zone (RA-1), all buildings, including accessory buildings and structures, shall cover not more than forty percent (40%) of the area of the lot or parcel of land. 

1. Signs: In addition to the regulations found in chapter 16.26 of this title, the following regulations apply to this zone:
   1. Signs or nameplates not exceeding two (2) square feet in area and displaying only the name and address of the occupant.
   2. Home occupation signs not exceeding two (2) square feet in area.
2. Right to Farm: Developments bordering active agricultural uses shall provide an agricultural impact analysis and fencing plan in compliance with 16.21.14.
3. Sewer and Water Requirements: See section 16.27.11 of this title.
4. Compliance With Land Use Restrictions Not Guarantee Of Building Permit: All applicable requirements for issuance of a building permit from all county departments and other Special Service Districts with authority over the property must be met before a permit may be issued.
   
5. Additional Regulations: See also chapters 16.21, "Supplementary Development Standards" and 16.27, "Development Standards", of this title for additional regulations that apply to this zone. In the event of a conflict between that chapter and the regulations contained in this chapter, the regulations of this chapter would control. 
6. Roads, sidewalks and trail improvements along established roads must be stubbed into adjacent properties. Street layouts must be designed to allow connection with existing or future adjacent developments in accordance with this chapter.