BOUNTIFUL CITY Tuesday, March 5, 2019  PLANNING COMMISSION AGENDA  6:30 p.m.  NOTICE IS HEREBY GIVEN that the Bountiful City Planning Commission will hold a meeting in the Conference Room at City Hall, 790 South 100 East, Bountiful, Utah, at the time and on the date given above. The public is invited. Persons who are disabled as defined by the American with Disabilities Act may request an accommodation by contacting the Bountiful Planning Office at 298-6190. Notification at least 24 hours prior to the meeting would be  appreciated.  1. Welcome and Introductions.  2. Approval oft the minutes for February 19, 2019.  3. CONTINUED - PUBLIC HEARING - Consider a request for a variance to the front yard setback standards of Section 14-5-105 to allow installation of carports for Orchard Gardens Apartments. The property is located at 2720 Orchard Dr, Becki Scymczak, 4. PUBLIC HEARING - Consider a request for a variance to the standards of the Bountiful City Land Use Ordinance to allow for encroachments on slopes greater than 30% located at 1269 Canyon Creek Dr, Chad and Jen Nielsen, applicant. 5. PUBLIC HEARING - Consider a proposal to change the zoning designation of approximately 19.66 acres of Bountiful City owned property which is currently zoned R- 3 and R-4 Single Family Residential to Open Space. The properties in the proposed amendment are the Tolman Memorial and Hannah Holbrook Parks, Bountiful City, 6. Planning Director's report, review of pending applications and miscellaneous business.  applicant.  applicant.  AME Chad Wilkinson, City Planner    Bountiful City Planning Commission Minutes February 19,2019 6:30 P.M.  Present: Excused:  Chair- - Sean Monson; Planning Commission Members - Jesse Bell, Jim Clark, Von Hill, Tom Smith and Sharon Spratley; City Council Representation - Richard Higginson; City Planner = Chad Wilkinson; City Attorney - Clint Drake; and Recording Secretary - Darlene Baetz  City Engineer - Lloyd Cheney  1. Welcome and Introductions.  Chair Monson opened the meeting at 6:30j pm and welcomed all those present.  2. Approval of the minutes for February 5, 2018.  Sharon Spratley made a motion to approve the minutes for February 5 with one correction on page 2 ofa duplicate sentence. Von Hill seconded the motion. Voting passed 7-0 with Commission members 3. Consider preliminary site plan approval for Kurtz Townhomes a 11 townhome development at  Bell, Clark, Higginson, Hill, Monson, Spratley and Smith voting aye. approximately 393 W: 200 North, Brad Kurtz, applicant.  Brad Kurtz and Brian Zaitz were present. Chad Wilkinson presented the staff report.  The applicant, Brad Kurtz, is requesting preliminary site plan approval for construction of 11 new multifamily units in combination with an existing 12 apartment units. The property consists of multiple parcels addressed from 393 to 441 W.200 North in the RM-13 zoning district. The proposed development site consists of four separate properties which will be consolidated into one in order to construct an additional 11 multifamily units. The properties currently contain 12 multifamily units along with a couple of single family residential units which will be removed as a part of the development. The property is zoned RM-13 and is almost completely surrounded by multifamily residential zoning and use with the exception of one single family residence located to the center/north The development is located on four existing parcels totaling approximately 1.8 acres. Prior to issuance ofbuilding permit, these four parcels will need to be consolidated to avoid structures crossing property lines. A number of easements cross the property which will need to be released in order to build the proposed structures. This easement release will have to be approved by the City Council prior to final Access to the project will be via two driveways on 200 North. The first access is an existing drive approach at the east entrance to the property and the second is a new driveway on the west of the property. The proposed access to the existing building on the south west portion oft the development will need to be revised to meet the 20 foot minimum of paved width required by Code. The development meets the minimum parking standards based on all oft the units being two bedroom units. Itis understood that four of the existing units are 3 bedroom units which require an additional half space per unit. However the applicant has provided enough spaces to cover the additional parking needed for these units. The plan also provides at least one covered parking space for each unit as  oft the property which is not aj part oft this development.  approval for the development.  Bountiful City Planning Commission Minutes - February 19, 2018  Page Iof3    and match the older building's façade. Mr. Higginson asked for clarification about the fire truck access for the southwest area. Mr. Smith asked about the grass detention areas at the rear side and also stated that he would like to see: more windows on the street facing side oft the building. Mr. Bell stated that it may be worth it to use more grass for play area for the residents in thel landscape areas. Mr. Wilkinson stated that there will be no displacement of existing tenants and the Fire Marshall has Mr. Monson asked that condition 2al have some additional language be added. "Consolidate the parcels and obtain approval of an easement release from the City Council and any other third parties as Ms. Spratley discussed the separate individual sidewalk that was shown on the plans and the additional Mr. Wilkinson discussed the code requirements for this RM-13 zone. The RM-13 zone has Von Hill made a motion to recommend approve to the City Council for preliminary site plan for Kurtz Townhomes a 11 townhome development at approximately 393 W 200 North with the conditions outlined by staff and the addition of condition 2a as described by Mr. Monson and 1ci "The proposed building on the north west portion oft the site shall be revised to. show a separate sidewalk connection leading to thej front entrance and an additional window on the. street, facing (north) side. " Sharon Spratley seconded the motion. Voting passed 7-0 with Commission members Bell, Clark,  reviewed and approved the plans as theyl have been submitted for this meeting.  applicable.  windows on the north side oft the street side building.  requirements for brick on the façade.  Higginson, Hill, Monson, Smith and Spratley voting aye.  6. Planning Director's report, review of pending applications and miscellaneous business.  1. The Planning Commission addressed Legislative issues. 2. Next Planning Commission meeting will be March 5, 2019.  Chair Monson ascertained there were no other items to discuss. The meeting was adjourned at  7:17p.m.  Chad Wilkinson, Bountiful City Planner  Bountiful City Planning Commission Minutes - February 19, 2018  Page 3of3    Item #3  Commission Staff Report  Item:  PUBLIC HEARING - Continued-Request fora variance in order to allow for paving a corner lot not providing direct access to a garage or carport. Chad' Wilkinson, Planning Director  BOUNTIFUL EST.1892  Address: 2720 S. Orchard Drive  Author: Date:  March 5, 2019  Description of Request  The applicant, Orchard Drive Associates LLC, has requested a variance to Section 14-5-105 related toi minimum setbacks from public streets for proposed carports tol be constructed at Orchard Gardens Apartments. The applicant proposes to: reduce the required setback from 25 feet to 5 feet. The property for which the variance is requested is located at approximately 2720 Orchard Drive. Note: The item was continued from the January 19, 2019 meeting in order to give the applicant opportunity to address concerns expressed by the Commission. The applicant has indicated they will come prepared to address the concerns expressed at the previous meeting, but as ofthe date of this report they have not submitted any additional information for review. The following staff report isi identical to the previous staffi report and is included for your convenience.  Authority  Section 14-2-111 authorizes the Planning Commission as the review body for variance  requests related to setbacks. Appeal Procedure  Bountiful City Land Use Ordinance section 14-2-108 states that an applicant, board or officer of the City, or any person adversely affected by a Land Use. Authority's decision administering ori interpreting a land use ordinance or ruling on a request for a variance may, within fourteen calendar days of the written decision, appeal that decision to the Appeal Authority. No other appeals may be made to the. Appeal Authority. The appeal must be in writing and specifically allege that there is an errori in an order, requirement, decision or determination by thel Land Use Authority. The appellant shall  state every theory of relieft that it can raise in District Court.  Background and Analysis:  The applicant has requested a variance to allow for construction of carports over existing parking spaces within the Orchard Gardens Apartment development. The requested setback variance would allow for a reduction in the required structural setback from 25 feet to 5 feet. The Orchard Garden Apartments were constructed in the mid 1970's while    the property was. located in unincorporated Davis County. Because the property was originally developed in the County, iti is considered to bel legal nonconforming related to parking lot setback standards. Current code standards would require that all parking along aj public street be setback a minimum of 25 feet from the street-side property line. The original approval oft the development included a widening of Orchard Drive which is not present in other: sections oft the roadway. This "bump-out" reduces the landscapingand places the parking closer to the street than in other areas oft the City, although this may have met the standard in the County at the time ofdevelopment. Another unique circumstance on the property is related to the difference in grade between the street and thej parking area. The parking area sits between four and six feet below the adjacent street and is screened by a landscape area located between the side walk and parking area. At the time of development in the County, none oft the units were provided with covered parking. Current Bountiful Code requires atl least one covered parking space per unit. Because the provision of covered parking on site is desirable, this presents an interesting challenge in a  case where parking setbacks do not: meet current standards.  Variance Findings  Utah Code 10-9a-702 establishes the criteria for review of a variance request. In order to () Literal enforcement oft the ordinance would cause an unreasonable hardship for the applicant that is not necessary to carry out the general purpose ofthe land use  grant a variance each oft the following criteria must be met:  ordinances;  Staff Response: The development was constructed around 1975 and as a requirement of development a portion of Orchard Drive was widened. Iti is unclear ift the purpose was to provide for on-street parking or for future widening oft the street. Buti in any case the resulting parking lot: setback is less than the current code standard of25 feet. At the time of the development oft thej property, no covered parking was provided for any oft the units. The applicant will be providing other covered parking throughout the site but there is no good opportunity for providing convenient covered parking for the units along Orchard Drive without the approval of a variance. Thej parking location and configuration has not been changed since the original approval by the County and changing the configuration to meet the Code would require a total redesign of an existing site. Since the application involves covering existing legal nonconforming parking spaces, a variance in this case is appropriate and would avoid an unreasonable hardship of not being able to provide covered parking (Ni) There are special circumstances attached to the property that do not generally apply  for the development.  to other properties in the. same zone;  Staff Response:  Besides the unique conditions related to the widening of Orchard  Drive, the proposed carports cover parking spaces that are: several feet below the grade of the adjacent street, especially on the north east side oft the parking lot. The grade difference varies from approximately four feet to almost six feet. This will create a situation where the    structures will be partially obscured by the retaining wall and vegetation along Orchard Drive. There may be a need toi include some additional vegetation toj provide for better screening of the parking structures, but this difference in grade and thea ability to screen the  parking with additional vegetation constitutes a unique circumstance.  (iii) Granting the variance is essential to the enjoyment ofas substantial propertyright Staff Response: The proposed variance will allow for the residents oft the development tol have conveniently located covered parking which is a property right provided by current (iv) The variance will notsubstantially affect the general plan and will not be contrary to Staff Response: Because the development was legally constructed in the County, the nonconformity is not a self-imposed violation oft the current ordinance. Providing the carports will support the public interest of providing covered parking for individuals residing in (v) The. spirit of the land use ordinance is observed and substantial justice done  possessed by other property in the. same. zone;  code standards.  the public interest;  multifamily developments.  Staff Response:  While a structural setback is an important component oft the land use  ordinance, the need for conveniently located covered parking and other amenities is alsoa concern and is outlined in several places in the multifamily ordinance, and is a requirement ofc current Code. Allowing construction of carports within the front yard to cover existing parking spaces will allow for the spirit oft the ordinance to be observed for the residents of  this development. Department Review  This request has been reviewed by the City Planner, City Engineer, and City Attorney. Staff recommends approval oft the requested variance related to minimum setbacks from public streets for proposed carports to be constructed for the Orchard Gardens Apartments subject 1.Any dead and dying trees and/ /or shrubs along the frontage on Orchard Drive shall be 2. Constructed carports near the drive approach onto Orchard Drive shall meet the  Recommended Action to the following condition:  replaced in order to provide screening for thej proposed carports.  clear-view standards oft the Code    Attachments 1. Aerial Photo 2. Applicant's Narrative    Aerial Photo  GoogleEarth    PROPERTYI LINE 265-0"  3NTTAIN340.d  93  "E TWELVESTALLS  SEVENS  D m  0 A>    Commission Staff Report  Item #4  Item: Author: Date:  PUBLICI HEARING - Request fora a variance to allow for encroachments on slopes exceeding 30 percent Chad Wilkinson, Planning Director  Address: 1269 E Canyon Creek Drive  BOUNTIFUL EST.1892  March 5, 2019  Description of Request  The applicants, Chad and Jen Nielsen, have requested a variance to allow for encroachments on slopes greater than 30 percent for the property located at 1269 E. Canyon Creek Drive in the R-F (Residential Foothill) zone. The proposed variance would  allow for construction ofa new home on the site.  Authority  Section 14-2-111a authorizes the Planning Commission as the review body for variance requests within thel R-Fzone related to disturbance of slopes exceeding 30 percent and  retaining walls and cuts and fills exceeding 10 feeti in height.  Background and Analysis:  The application for variance is submitted in conjunction with a proposal for a new: single family residence. The loti is 1.36 acres in size and the proposed development is located predominantly on slopes that are less than 30 percent. The applicant has modified development plans in order to minimize the encroachments on 30 percent slopes. Some of these modifications include sliding the home to the front of the lot as much as possible and obtaining access from an easement across the adjacent property in order to reduce  driveway slopes. Variance Findings  Utah Code 10-9a-702 establishes the criteria for review ofa a variance request. In order to () Literal enforcement of the ordinance would cause an unreasonable hardship for the applicant that is not necessary to carry out the general purpose ofthe land use  grant a variance each oft the following criteria must be met:  ordinances;  Staff Response: The Purposes and Objectives" section oft the Residential Foothill standards recognizes the need fors some flexibility in administering the hillside protection standards oft the Code. The Code also states that the encroachments should be the minimum necessary to allow for reasonable development oft the property. The proposed design does a good job ofl keeping thel home and improvements out oft the steepest areas of the loti in favor ofareas of less than 30 percent slope. The small encroachments in 30    percent areas have been kept to ai minimum. The design has also made every effort to limit (i) There are. special circumstances attached to the property that do notg generally apply Staff Response: The property is similar to other lots in the R-F Zone with areas of slope greater than 30 percent. However, the applicant has made a special effort toj preserve the vegetation and slopes along the roadway by obtaining an easement for access across the property to the east. The applicant has kept the encroachments on 30 percent slopes on other parts of the property to the minimum necessary toj provide for reasonable  cuts and fills and retaining walls tol less than 10 feet in height.  to other properties in the same. zone;  development.  (i) Granting the variance is essential to the enjoyment ofa substantial property right Staff Response: Almost alll lots in the R-F: zone require some type of variance in order to develop. Ini recognition oft this, the standards oft the R-Fzone include guidance for granting exceptions. The Code indicates that disturbances should be the minimum required to allow for reasonable development oft the property. In this case, the applicant has designed their home to minimize encroachments into 30 percent. The requested variance will allow the  possessed. by other property in the same zone;  owners to build a reasonably sized home on the site.  (iv) The variance will nots substantially affect the general plan and will not be contrary to Staff Response: The public interest is preserved by retaining as much vegetation as possible on the front oft the lot and minimizing the disturbance on the upper portions oft the (v) The spirit ofthe land use ordinance is observed and. substantial justice done Staff Response: Again, the standards oft the ordinance recognize that many lots in the R-F zone will require a variance in order to construct al home. The applicant has made an effort to place the home in al location that will minimize disturbance to slope areas and vegetation and has obtained an easement from an adjacent property owner for access to avoid a driveway that exceeds 15 percent slope. These items are in keeping with the spirt  the public interest;  lot.  oft the land use ordinance. Department Review City Planner, City Engineer Recommended Action  Based on analysis oft the required review criteria from State law included in the findings    above and the materials submitted by the applicant, staff recommends that the Planning  Commission approve the variance with the following condition:  1. The disturbance of the property shall be limited to areas noted on the approved site plan in order to retain as much native vegetation as  possible and to minimize impacts on slope areas.  Attachments 1. Aerial Photo 2. Applicant's Narrative 3. Proposed Plan    Aerial Photo-1269 E Canyon Creek Drive  Googl    To whom it may concern,  As property owners of the parcel of land located at 1269 Canyon Creek Drive in Bountiful Utah, we are requesting a variance. A very small portion of our home (to be built) encroaches The original plat of this development was recorded nearly 40 years ago, in which time, homes and yards have long been established in the neighborhood. As we worked towards purchasing the lot, we worked carefully through scenarios with the property owner to the east (seller of the lot) who has granted a legal easement for a driveway to our lot. This tedious effort allows the existing grade of the front yard with it's existing natural scrub oak to remain undisturbed. This 30' wide easement has allowed for a more recently adopted code requirement to provide a drive access of no greater than 15% slope and a minimum of 20' Ina addition to meeting this requirement, our design efforts centered around the driveway access and careful siting of a home that would be in harmony with the grade of the hillside. The orientation of the home would follow the natural curvature of the hillside contours with a footprint that respects the existing slopes exceeding 30% as much as possible while still protecting a good portion of natrually growing scrub oak. Our intent is to strike a balance between the usable area of the site, provide a code compliant driveway and consider the requirement to enhance the visual and environmental quality of the site without excessive excavation and terracing. Please also consider as part of your deliberations the following statement from the city guidelines. "The encouragement of a variety of a development designs and concepts which are compatible with the natural terrain of the foothill areas and which will preserve open space and natural landscape and that allow a reasonable use of the We respectfully submit our request for a variance Ordinance 14-4-101 B. 3., 5., and 7.  on an area of the property that is greater than 30% grade.  wide.  land".  Sincerely,  Chad and Jennifer Nielsen    To whom it may concern,  As property owners of the parcel ofl land located at 1269 Canyon Creek Drive in Bountiful Utah, A small portion of our home (to be built) encroaches on an area of the property that is 30%  we are requesting a variance city ordinance 14-4-104.  grade. (See plan) 2(a) (i)  Literal enforcement of the ordinance would cause an unreasonable hardship. for the applicant that is not necessary to carry out the general purpose of the land use Ordinance 14-4-101 B. 3., 5., and 7. stress the importance of preservation of natural features, wildlife habitat and open space.... visual and environmental quality by use ofn natural vegetation and preservation of open space and natural landscape". In an effort to meet these requirements and preserve the natural vegetation we are asking that thel home be allowed to sit ini the space that requires the least amount of (ii) There are special circumstances attached to the property that do not generally apply Driveway access within the 15% slope could not be achieved on the purchased property. Therefore, the property was bought with an easement that allowed us to use the neighboring property tot the east to build a shared driveway. This would allow us to comply with the slope ordinance related to driveways. This requires the home to placed further up the mountain to allow for a gradual incline of the (ii) Granting the variance is essential to the enjoyment of a substantial property right  ordinances.  removal of natural vegetation and excavation. to other properties in the same zone.  driveway.  possessed by other property in the same zone  The design oft this house is thoughtfully planned and placed to enhance the natural (iv) The variance will not substantially affect the general plan and will not be contrary to Granting this variance will allow an existing screen of natural landscape to remain (v) The spirit of the land use ordinance is observed and substantial justice done. All other requirements outlined ini the single-family residential ordinances are  surroundings. the public interest.  between the street view and neighboring homes.  followed.    NIELSEN RESIDENCE LOTI7CREEK WOODOD ICANSRNGPIATE 2HFECANIONICREKE DEBOJAFIL DAVECOUNTY. UTAHB4010    Commission Staff Report  Item #5  Item:  PUBLIC HEARING - Zoning Map Amendment from R-3 and R-4 Single-Family Residential zones to OS Open  Space zone.  Address: 1300 East Center Street and 950 East 200 North  BOUNTIFUL EST.1892  Author: Date:  Curtis W. Poole, Assistant Planner February 25, 2019  Background  The proposal is to amend the: zoning map designation of two parcels owned by Bountiful City with current residential zoning designations which total approximately 19.66 acres combined. The proposed zoning map amendment will be from R-3 and R-4 Single-Family Residential to OS Open Space. On November 17,2015, City Council directed staff to begin the process of creating a new Open Space zoning designation as a result ofaj proposed land swap between the U.S. Forest Service and aj private land owner. This proposal is a continuation of thej process to amend the zoning ofi identified open space areas in the City. The two parcels in this proposal are surrounded by R-3 and R-4 Single-Family Residential  zoned neighborhoods. Review Authority  The Planning Commission has authority to review requests foramendments to the zoning map and forward its recommendation tot the City Council for final action. The Commission shall review the request according to the provisions contained within the Administrative chapter oft the Bountiful City Land Use Ordinance particularly, 14-2-205.  Analysis  Designated open spaces provide opportunities for hiking, biking and other forms of recreation. In addition, Bountiful City maintains a network of parks, trails and recreation areas, such as Bountiful Ridge Golf Course, which provide facilities fors sports, recreation, relaxation, and venues for public gatherings and events. The 2009 Bountiful City General Plan explains the City's commitment to improving the quality of life for its residents by providing diverse recreational opportunities throughout the City. Identification and preservation of these open spaces will allow the City to achieve this goal. The adopted Open Space Zoning standards restrict development on open space properties toj public and recreational facilities. Public facilities would include items such as trail head parking lots and restrooms, utility buildings and utility lines. The zoning standards are written to be restrictive ini nature and do not allow for residential or commercial development. As locations along the foothills of Bountiful are ideal for placement of wireless telecommunication facilities, it should be noted these uses have been included as    permitted and conditional uses.  The current proposal for amendments to the zoning map includes two properties owned by Bountiful City. The first is 1300 East Center Street, or' Tolman Memorial Park (Rocket Park), which is approximately 15.13 acres. The second is 950 East 750 North, or Hannah Holbrook Park; which is to the west of] Holbrook Elementary andi is the site ofa a buried water tank maintained by the City, and is approximately 3.21 acres. As thel Planning Commission has discussed the potential for the Open Space zone, a desire was expressed to extend the designation not only to undeveloped parcels, but also public parks and public recreational facilities. Therefore, the proposed zoning map amendmentincludes: these properties. The location and characteristics oft these properties are ideal fori inclusion into As mentioned in a previous Planning Commission meeting, it was anticipated additional future zoning map amendments would be brought forward in stages which would eventually rezone all public parks, the golf course and similar City owned properties. This will provide focused citizen discussions ofindividual properties and allow for effective The proposal to add these properties to the Open Space Zone will have a positive impact on residents of Bountiful by preserving open space areas for the use and enjoyment by the  the Open Spacezone.  management of public noticing.  publicas a whole. Department Review  This item has been reviewed by the City Planner, City Engineer, and City Attorney.  Recommendation  Based upon the above analysis, Staff recommends the Planning Commission forward a recommendation of approval to the City Council for the properties located at 1300 East Center Street (Tolman Memorial Park) and 950 East 750 North (Hannah Holbrook Park) to be rezoned from R-3 and R-4 Single-Family Residential to the OS Open Space zone.  Attachments 1. Aerial Map 2. Current Zoning Map 3. Proposed Zoning Map 4. Legal Descriptions ofA Affected Parcels 5. Open Space Zoning Standards    Aerial Map  Proposed Properties  omanMemerta!: Park  annanholbroo:  Current Zoning  Current Zoning RM-13 C-G  OS  R-4  R-3  DN  R-F  H  C-G RM-13 RM-19  OS R-F  OS  A    Proposed Zoning Map  Zoning Amendment RM-13  OS  C-G  R-4  OS  OS  DN C-G RM-13 RM-19  R-3  H  R-F  OS R-F  OS  Legal Descriptions of Affected Parcels  Tolman Memorial Park and Hannah Holbrook Park: *Note that both properties share thes same parcel ID number  Parcel #04-004-0003  BEGAT NE COR OF SE 1/4 SEC 20-T2N-R1E, SLM; THS8 899.48FTTHSE 89/42' W 777.71 FT; THN6-01'E439.74 FT;TH N 9416' W 410.28 FT; THI N 89/45' W 551 FT; THS 9/36' E 59.73 FT;TH S 80/24'W 25F FT;THSS 9/36'B E832 FT,N M/L, TO PT: S 89+30' W OF APT 1705.5 FTI NO 0/59' E ALG SECI LINE FR: SE COR SD SEC: 20; THS 89430'W6 65 FT,N M/L, TOAF PTNO459' E1 1705.5FT& S 89+30'W 1288.34F FTI FR SE COR SEC SD: 20; THS8 83-28W2706FTTH N6432" W 16.5F FT; TH: S 83/28' W 497.17 FT, M/L, TO SE COR OF PPTY CONVI IN 115-266; THI NO-20'E740.6FT TH: S 81/05' W 373.94 FT; TH: S 7/35' E TO NI LINE OF PPTY CONV IN: 204-176; THS S 88/39" W: 300.04 FT, M/L,TO SE CORI LOT 61, MOUNTAINI PARK D; TH N 9440' W: 307.72 FT; THI N5 5A07' W 113.48 FT ALG REMAINS OF OLD FENCE TO SI LINE OF TURKEY SHOOT DRIVE; THI N 82/38'30" E ALG SI LINE SD STR TOAPT1 1661.8FTW&S 3433'W OF BEG; THI N 3/33' ETO THE LINE OF THE SE 1/4; THE E 1661.8 FTTO THE POB. LESS TO277-313&  LESS TO: 308-493 CONT. 19.666 ACRES    Chapter 14 OPEN SPACE DISTRICT O-S  14-23-101 PURPOSE AND OBJECTIVES  To establish areas in open and generally underdeveloped lands where only developments compatible with open space character would be permitted in order to preserve, maintain and protect open space resources; and to encourage development of a comprenensive network of permanent, multifunctional publicly and privately owned open spaces in the city. Regulations of this district are prohibitive and designed to protect these open spaces from encroachment of  residential, commercial and industrial uses.  14-23-102 PERMITTED, CONDITIONAL, AND PROHIBITED USES  Subject to the provisions and restrictions of this Title, the following principal uses and structures, and no others, are allowed either as a permitted use (P) orb by Conditional Use Permit (C)int the Open Space zone. Some uses may be expressly prohibited (N) in this zone. Any use not listed herein is also expressly prohibited.  Table 14-23-102a Use  Municipal Facility Public or Private Cemetery Public or Private Utility Facility trails, golf course, gun range) Telecommunication Facility not on City Property Telecommunication Facility on City property Utility Lines and Rights-of-Way  P C P P C P P  Public Recreational Facility (including for example parks, trailheads,  14-23-103 YARD AND SETBACK REQUIREMENTS  A.  Minimum width of any side yard for main or accessory buildings shall be ten feet (10') and the total width of the two (2) required side yards shall be not less than twenty five feet (25). On corner lots, the side yard facing a street shall be not less than twenty feet (20') for any building. Minimum depth of the front yard for all buildings shall be twenty five feet (25'). All accessory buildings shall be located at the rear of and at least six Minimum rear yard for all main buildings shall be twenty five feet (25'), and  B. C.  feet (6') from the main building. for all accessory buildings ten feet (10').