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Transcript of Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner...
![Page 1: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/1.jpg)
Salt Lake County – Foothills and Canyons Overlay Zone
(FCOZ) Revisited
David J. Gellner, Planner
Salt Lake County PDS
![Page 2: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/2.jpg)
FCOZ – Implemented in 1997
• FCOZ was adopted to address development in sensitive areas
• Provide for Watershed protection• Preserve the natural character of areas
critical to recreation and quality of life• Salt Lake County Planning Division won
a Utah APA Achievement Award in 1998 for Ordinance Development for FCOZ
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Salt Lake County – FCOZ Areas
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FCOZ – Southwest Areas
• Not the focus of this presentation
• Southwest areas – not the same as the Wasatch Canyons areas – different vegetation – not watershed – different mindset and development desires
• Will come back to this at end
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FCOZ – Wasatch Canyons• Main focus area of this presentation
• Primary Watershed areas for a large portion of the Salt Lake Valley
• Developed recreation – private property – public land – conflicts at times
• Area that provides an “Identity” to the Salt Lake Valley
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Wasatch Canyons – FCOZ Areas
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Where are we now?• 13 Years have passed since the initial
adoption of FCOZ • Have things changed? If so, what has?• “Rear view mirror” – How are things
working? Are there problems or issues?• Validation or a starting point for
“Where do we go from here?” OR
“We are on Track!” (Self-reflection)
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Slope Regulations – Salt Lake County
• Zoning established in 1968 for canyons
• FR and FM zones created in 1973
• Hillside Protection Zone adopted in 1985
• The Foothills and Canyons Overlay Zone (FCOZ) replaced Hillside in 1997
![Page 9: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/9.jpg)
Purpose of FCOZ
FCOZ Ordinance seeks to protect and preserve natural and sensitive areas
while also balancing private property rights and public safety.
(Lofty goal – sometimes easier said than done!)
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Basic FCOZ Restrictions• In brief FCOZ looks at streams, wetlands,
slopes and vegetation preservation• Development prohibited on slopes in excess of
30% - Waivers - Lots of Record• Variance - slope development over 40%• Stream and wetland setbacks – also subject to
Waivers and Variances• Limits of Disturbance (LOD) • Vegetation protection and replacement
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FCOZ Review Process• Land use review process – multi-agency
review process (Format may be changing.)
• Land use approval finalized
• Building and Construction phase• LOD – separate inspections from SLVHD
may be required for waste systems
• Replacement of vegetation & Bonding
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Regulatory Authority(I.E. - We’re from different branches of the Government
but we’re all here to help you!)
• Overlapping jurisdictions and regulations
• Salt Lake County – private property
• Salt Lake City – Watershed ETJ
• Salt Lake Valley Health Department
• U.S. Forest Service – own plans and rules
• Utah Division of Water Quality
• U.S. Army Corps of Engineers
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Regulatory Ground Zero
• FCOZ often seems like it is “Ground Zero” for being the intersection of regulatory restrictions, private property rights and special interest groups
• Water quality vs. environmental vs. open space vs. developed recreation vs. casual recreation vs. private property rights
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What has changed (if anything)
in the last 13 years?
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Societal Changes• More concern about watershed and
public health issues
• Realization that we are in an arid region with a rapidly growing population – water is important to our survival
• Change in development patterns
• Change in landowner desires
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So, how has it been working?
• Depends on your point of view
• Some happy – some not so much
• Question - What is the difference between an environmentalist and a would be developer/new owner?
• Balancing act between development rights, regulations and preservation.
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What are some of the issues?• Marginal Lots
• Larger Houses
• More Year-Round Houses
• Demand for Services
• Fire Service Demands
• Garbage Collection Issues
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Marginal Lots
• The “easy lots” are often gone
• Remaining have constraints – sometimes “reasons” they haven’t been developed!
• Waivers and Variances – allowed
• Sometimes seen as an “end run” to the Ordinance by public and other groups
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Marginal – Stream Setbacks
• Many older cabins were built right “on the stream” (literally)
• Required setbacks – for water quality and health considerations
• Old cabins being expanded or replaced by bigger ones – hard to move away from stream – modern setback rules apply with some exceptions for existing
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Marginal – Stream Setbacks
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Marginal – Stream Setbacks
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Marginal – Stream Setbacks
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Stream Setback Waivers Why a “Yes” Answer?
• Non-conforming rights and Waivers for existing structures
• Sometimes our “only mechanism” to get them to hook up to sewer – upgrade septic system – abandon outhouses
• Balance – allow expansion closer to stream if other things get upgraded – in best public health interest (overall)
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Larger Houses
• Can lead to other issues – size pushes into more constrained areas of site
• Putting “houses” on small lots that would accommodate “cabins”
• Old lots – often small – some “tent lots”
• Smaller dwelling could fit on lot without Ordinance deviations
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(Much) Larger HousesTear Down – Silverfork Area - BCC
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Larger HousesReplaced with a new “cabin”
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What is a Cabin?(The very name invokes warm and fuzzy feelings!)
• Definition is changing and evolving• Larger – more use year round – extended
family – coming from farther• Sometimes more of a “second home”• Certain materials make it a cabin instead
of a house• Commercial implications – possibly built
for rental purposes – current issue
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Cabins(Typical – from another era)
Cabin – Mt. Haven area Cabin – Silverfork area
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Cabins “Typical” Cabin – Forest Glen Area
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Larger HousesNewer “Cabin” – Forest Glen - BCC
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Larger HousesNew “Cabin” – Silver Lake - BCC
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Larger HousesNew “Cabin” – Silver Lake - BCC
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Larger HousesNew “Cabin” – Silver Lake - BCC
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More Year-Round HousesMore year round houses = a greater need for critical services (Emigration Canyon)
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Year Round and Other Services?• More full time residents – lifestyle
changes – work from home – physical location less relevant
• Some areas becoming more “urban” – full time residents but in the Foothills rather than city
• Future implications?• More commercial services?• Other conveniences needed?
![Page 36: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/36.jpg)
Fire Service Demands• More development necessitates better fire
protection in the canyons• New Fire Stations in Emigration Canyon
and Big Cottonwood Canyon – one built – one under construction
• Permitting for stations under FCOZ rules – some difficulty – setbacks and development standards
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Big Cottonwood Canyon Fire Station – Under Construction
![Page 38: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/38.jpg)
Emigration Canyon Fire Station
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Fire Station “Danger”(Emigration Fire Station Construction)
![Page 40: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/40.jpg)
Fire Station “Danger” Cont’d(Sometimes you just can’t win!)
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Garbage Collection Issues(Emigration Canyon – Killyons – Burrs Fork)
• Steep lots and driveways or access roads – hard to move cans up and down
• Leads to small “can farms” left down by the road all year long
• Winter – conflicts with snow removal• Cans get hit and ruined – garbage spread
out – traffic issues • Looking for a better solution
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Garbage Collection Issues(Emigration Canyon – “Garbage Can Farm”)
![Page 43: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/43.jpg)
Garbage Collection Issues(Emigration Canyon Community Container Sites)
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Garbage Collection Issues(Emigration Canyon Community Container Sites)
![Page 45: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/45.jpg)
Other Issues?• Conflicting agency restrictions – Health,
SLCPU and Salt Lake County• Sewer vs. Septic in Forest Glen
• Geothermal heat pumps – new issue – growing concern
• Led to a better dialogue and inter-agency cooperation – Watershed Coordination Mtgs.
• Trying to get on “same page” – don’t send down a “box canyon” with no way out!
• Also conflicts on vegetation and WUI with UFA and FCOZ – need some “alignment”
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Problem Cabin – Forest Glen• Proposed Cabin – Forest Glen - BCC• SLC – wouldn’t allow a sewer line to cross their
property to service the lot• SLVHD – too steep for septic system• What are my options? (in a “box” canyon)• Other platted lots in same area – also
undeveloped – same conditions - implications?• Better process & coordination in future?
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Not the Desired End Result!
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Problem Cabin – Forest Glen(Finally under construction!)
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Other Issues? – Ski Resorts
• Ski Resorts – not “pristine” wilderness – very developed areas - what standards should they be held to?
• Current standards of FCOZ are often burdensome and cumbersome for ski resorts – already subject to other plans
• Are the same development standards Fair? Reasonable? or even Realistic?
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Solitude Mountain Resort - BCCDeveloped Recreation areas – 3 ski resorts
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Other Issues? – Southwest• Different ecosystem – drier – vegetation
less developed – still fragile• Not a critical Watershed area• Different demographic/property owner• Horsing/Ranching/Open Range Mentality• How do they fit into the regulations?• Should they be considered differently?
![Page 52: Salt Lake County – Foothills and Canyons Overlay Zone (FCOZ) Revisited David J. Gellner, Planner Salt Lake County PDS.](https://reader035.fdocuments.in/reader035/viewer/2022062217/56649ca55503460f949664e4/html5/thumbnails/52.jpg)
What about the future?
I.E. - “Where do we go from here?”
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Directions/Ideas/Regrouping• Wasatch Canyons Tomorrow process –
with Envision Utah – working on new “vision” for Wasatch Canyons
• Updated “Wasatch Canyons Master Plan” to be produced by Salt Lake County in near future
• Ordinance changes – possible rewrite of FCOZ in near future
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Possible FCOZ Amendments
• Substandard lot consolidation – issues with old plats – comprehensive approach
• Grading standards – septic and other – discrepancies need to be fixed
• Tree and Vegetation – removal – replacement – WUI - other
• Trails and recreation development – what standards?
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FCOZ Amendments Cont’d• Ski resorts – elimination from FCOZ
regulations?• Stream corridor and wetlands protection
– some discrepancies to be addressed• LOD calculations – methodology and
percentage?• Back to “Self reflection” and “Next
Steps”
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Questions?Thank you for your time!
and On behalf of the Organizing Committee - Thank you for attending the Utah APA Fall
Conference!
David J. Gellner, PlannerSalt Lake County PDS