Planning and Zoning Commission Meeting

Planning & Zoning Commission Study Session Agenda Pursuant to A.R.S. § 38-431.02 notice is hereby given to the public that the Sahuarita Planning & Zoning Commission will hold a meeting at the date and time specified below at the Sahuarita Council Chambers, 375 West Sahuarita Center Way, Sahuarita, AZ. To better serve our community, the Sahuarita Council Chambers is wheelchair accessible. Persons with a disability may request a reasonable accommodation, such as a sign language interpreter, by contacting the Town Clerk’s Office at 520-822-8801. Requests should be made no later than three (3) working days prior to the meeting to arrange the accommodation. PLANNING & ZONING COMMISSION REGULAR MEETING AGENDA MONDAY, SEPTEMBER 26, 2022, at or after 6:00 PM 1. CALL TO ORDER 2. ROLL CALL Chair John D Backer Vice Chair Mickey Miramontes Commissioner Nathan Barrett Commissioner Michael Hernandez Commissioner Cathy Maghran Commissioner Daniel Millet Commissioner -Vacant 3. JOINT STUDY SESSION WITH SAHUARITA TOWN COUNCIL REGARDING A RESIDENTIAL ZONES TEXT AMENDMENT. (CASE NO. SA8-22-00002) 4. ADJOURNMENT Study Session September 26, 2022 Page 1 of 1  PLANNING & BUILDING 375 W. Sahuarita Center Way Sahuarita, AZ 85629 sahuaritaAZ.gov Planning & Zoning Commission Staff Report Case No. SA8-22-00002 Commission Meeting Date: September 26, 2022 Agenda Item No. 6 PREPARED BY: Dylan Parry, AICP, Senior Planner REVIEWED BY: Anna Casadei, AICP, Planning and Building Director RECOMMENDATION: No recommendation. Study Session SUBJECT: Study Session for Residential Zones Text Amendment LOCATION: Town wide APPLICANT: Town of Sahuarita See attached Council Report for more information on the request. ATTACHMENTS: 1. Town Council Report Case No. SA8-22-00002 September 26, 2022 Page 1 of 1 Town Council Staff Report TO: Honorable Mayor and Council FROM: Anna Casadei, Planning and Building Director Dylan Parry, Planner MEETING DATE: September 26, 2022 SUBJECT: Presentation and discussion regarding a Residential Zones Code Amendment (Case No. SA8-22-00002). SUGGESTED MOTION Pleasure of the Council. EXECUTIVE SUMMARY Planning and Zoning has been working on an amendment to the Residential Zones with three main goals: to simplify the code, make it better reflect the Town’s character, and provide for newer trends in residential development. The amendment also serves to implement specific action items from the housing strategy. The purpose of this study session is to kick off community outreach for the project, inform the Council, Commission, and public of upcoming events, and to collect input from the Council and Commission. Input from the study session and from the community outreach process will be used to shape the draft amendment prior to the public hearing process, which is anticipated to begin in January. STRATEGIC PLAN  Economic Expansion & Placemaking ☐ Outreach & Communication ☐ Infrastructure ☐ Highly Performing Organization ☐ Community Well-being ☐ Other GOALS/OTHER: FINANCIAL / BUDGET SUMMARY DISCUSSION BACKGROUND: The Town adopted the Pima County Zoning Code when it incorporated in 1994. The rural and residential zone chapters of the zoning code have remained largely untouched since the code was adopted. Planning and Zoning has been working on an amendment to the Residential Zones with three main  Town Council Agenda Communication goals: to simplify the code, make it better reflect the Town’s character, and provide for newer trends in residential development. The purpose of this study session is to kick off community outreach for the project, inform the Council, Commission, and public of upcoming events, and to collect input from the Council and Commission. Ample opportunity for public comment will be provided through November. Input from the study session and from the community outreach process will be used to shape the draft amendment prior to the public hearing process, which is anticipated to begin in January. THE PROPOSED AMENDMENT: This amendment impacts 16 different chapters of the zoning code, including the 13 rural and residential zones, the General Residential and Rural Zoning Provisions, General Definitions, and General Regulations and Exceptions. To address the first goal of simplifying the code for the user, staff is recommending several changes to the code. The major changes are listed below: · It combines the 13 rural and residential zone chapters into one chapter. · It creates one table of uses for all residential zones. This table lists where uses are permitted outright, as conditional uses, or not permitted. In the current code, the permitted and conditional uses are listed separately in each zone chapter. · Three zones that were listed in the zoning code but did not exist anywhere in the Town have been eliminated from the code: the Suburban Ranch Estate Zone (SR-2), Manufactured and Mobile Home-1 Zone (MH-1) and the Manufactured and Mobile Home 2 Zone (MH-2). · It creates a new Manufactured Home Zone (MH), replacing the Trailer Homesite zone (TH). · This amendment creates a Development Standard table for main buildings, multi-family structures and accessory structures. These tables provide information such as setbacks, maximum building height, etc. The current code lists the information for each zone separately within that individual section of the code. · It creates a uniform standard for lot coverages for accessory structures. The current code has different methods for measuring lot coverage for accessory structures, depending on the zoning of the property, with some methods being more difficult to calculate. In the new code all the residential zones will use a percentage of the overall lot size. · Accessory Dwelling Unit (ADU) and Casita replace guest houses, secondary dwellings, and rear dwellings. In the current code, the three different options all have different regulations and are only allowed in certain residential zones. Secondary dwellings are allowed in only RH and GR-1, and guest houses are allowed in any residential zone if the lot size exceeds 16,000 square feet. These different options create confusion for homeowners who are looking to build an accessory dwelling unit or casita on their property. Under the new code, ADU and Casita are differentiated by the presence of a kitchen - an ADU is allowed to have a kitchen while a casita is not. To address the second goal of better reflecting the Town’s character, this amendment eliminates some  Town Council Agenda Communication permitted uses that are not compatible with Sahuarita’s character as a growing suburban community. Because the Town code was originally adopted from Pima County, there are some permitted uses that are better suited for rural areas as opposed to the more suburban character of Sahuarita. Staff has removed uses that are incompatible with the Town of Sahuarita, including hog ranch, animal racetrack, airstrips, and commercial feedlots. The third goal of the amendment is to provide for newer trends in residential development, including housing products that are more likely to support workforce housing. The Town conducted a housing study in 2020 which identified a need to increase workforce and affordable housing. A housing strategy was developed in 2021 with a goal of encouraging workforce housing. To help meet those goals, staff has identified some new trends that are better suited to allow for that need to be addressed. The new trends include small lot subdivisions, accessory dwelling units, single family build-for-rent communities, and tiny homes. Highlights of the proposed changes are provided below. Single-family build-for-rent communities · The definition of multi-family dwelling was changed to include communities of detached homes on a single, large property. These communities are run very similarly to an apartment complex. These communities are referred to as single-family build-for-rent or horizontal multi-family. Small lot subdivisions · To allow small lot subdivisions to be built in the Town, the minimum lot size for single-family homes in the R-4 and R-5 zones was reduced to match the current density allowed for duplex and multi-family homes. This change does not increase the density allowed in the zones because those same densities could be achieved through multi-family housing under the current code. It would, however, allow for small lot residential homes that currently could not be built with the minimum lot sizes. Because residential construction that has more than three attached units must be built to commercial building standards rather than residential building code standards, townhomes can be very costly to build. Small, detached homes on small lots can help fill a critical niche for households who fall into the workforce housing bracket. R-4 R-5 Current Proposed Current Proposed Min. Lot Size for single detached unit (Sq. ft) 7000 3500 6000 2000  Town Council Agenda Communication Avg. area per home: Multi-family (Sq. ft) 3500 3500 2000 2000 Accessory Dwelling Units (ADUs) and Casitas · ADUs: The zoning code currently allows for Guest Houses, Secondary Dwellings and Rear Dwellings. Attachment 2 is a table comparing the uses currently allowed with what is proposed for ADUs. Guest houses are the most used of the currently allowed types because they are allowed in any residential zone where the lot size exceeds 16,000 square feet. There are several restrictions that apply to the guest houses including limiting them to 45% of the size of the main house and restricting them from having full kitchens except in the case of an ill or elderly relative. The new ADU regulations would allow them to be up to 60% of the size of the main dwelling unit and would allow for full kitchens. These regulations would allow for the ADUs as a source of workforce or multi-generational housing while also providing homeowners with a supplemental source of income. Under the proposed code, ADUs are restricted to one per lot, which is the same as the current guest house regulations. · Casitas: Casitas are allowed in any residential zone. Casitas can be attached or detached and cannot have a full kitchen. Tiny Homes · Regulations for tiny homes have been added to the code. The new code distinguishes tiny homes based on type of construction and whether they are serving as a main home or an ADU. The code identifies 3 distinct types of construction: stick-built, pre-manufactured where the wheels are removed, and pre-manufactured tiny homes on wheels. o Main homes: Under the new code, stick-built tiny homes are permitted in any residential zone when serving as the main house. The other two categories are permitted as main homes in the zones where manufactured homes are permitted. If the tiny home is to be on wheels, there is a 100’ setback from any property line. o ADUs: Tiny homes are permitted as ADU’S in any of the zone where ADU’s are permitted. In the R-1 and R-2 zones tiny homes on wheels will require an approved Type I Conditional Use permit and must be located in the rear of the main house behind an opaque wall. The current zoning code does not address tiny homes. They are not prohibited by zoning and would be handled based on their type of construction; however, the residential building code does not currently allow for tiny homes. The tiny home appendix to the International Residential Code would have to be adopted before tiny homes could be built in Sahuarita. This adoption is on the Building Safety work plan for this fiscal year.  Town Council Agenda Communication Outreach and comment: Staff prepared a four-phase Public Engagement Plan for this project (attached). The outreach plan provides a timeline and an outline of materials that will be prepared for the outreach process; industry outreach; community outreach; and public hearings. Industry outreach began in August with presentations to the Better Together Steering Committee and the Metropolitan Pima Alliance. Staff will also be presenting at the SAHBA Tech Committee Meeting on September 20th. Information on the amendment was included in the MPA (Metropolitan Pima Alliance) newsletter, and staff emailed the amendment to contacts in the development industry giving them an opportunity to review the draft. The feedback we have received so far has been positive. This joint study session kicks off our community outreach. Both virtual and in-person public meetings are scheduled for mid-October. Staff will use the feedback to amend the draft and plans on having the draft finalized prior to having a second study session, which is tentatively scheduled for December 12, 2022. The goal is to bring the amendment before the Planning and Zoning Commission and Town Council early next year for public hearings. The full draft amendment is available online at <https://sahuaritaaz.gov/1046/Residential-Zones-Text- Amendment> ATTACHMENTS 1. Sahuarita Residential Zones Amendment Council Powerpoint 2. Public Engagement Plan - Residential Zones Code Amendment 2022-2023 3. Accessory Dwelling Unit Comparison Table 4. Draft Amendment - Rural and Residential Zones Residential Zones Code Text Amendment Study Session September 26th, 2022 Study Session Purpose • Study Session kicks off the community outreach for this amendment • Inform the Commission, Council and Public of the project and project schedule • Collect input from the Commission and Council to help shape the draft Amendment Goals • To simplify the Residential Zones • To better reflect the character of Sahuarita • Pima County code adopted in 1994 – residential zones largely untouched • Provide for newer trends in Residential Development • Implement action items from Sahuarita’s Workforce Housing Strategy Simplifying the Code • Creates one residential zones chapter • Creates one table of uses • Eliminates unused zones (SR- 2, MH-1 and MH-2) • Creates a new MH zone while eliminating the TH Zone Simplifying the code, continued • Creates Development Standards tables for main buildings, multi- family structures, and accessory structures • Uniform standards for lot coverage for accessory structures • Replaces guest houses and secondary dwellings with Accessory Dwelling Units  Better reflect Sahuarita’s character • Some uses are better suited for more rural areas • Eliminates incompatible uses that are currently allowed: • Hog Ranch • Animal Racetrack • Airstrips • Commercial Feedlot Housing Strategy and Newer Housing Trends • Town Commissioned a housing study in 2020 and prepared a Housing Strategy in 2021, which was presented to the Town Council. • The housing study report identified a need to increase workforce and affordable housing in the Town. • Providing for additional housing types would meet the goals identified in the Town’s Housing Strategy. • Some new trends in residential development are more conducive to workforce housing Clarify ADUs and Allow in Larger Lot Zones The Current code has 3 types of accessory dwellings. This amendment replaces Secondary Dwelling, Rear Dwelling, and Guest House with Accessory Dwelling Unit and Casita. Casitas are permitted in all residential zones Second dwelling unit allowed in multi-family zoning: • R-4 lots 3,500 sq. ft. and up • R-5 lots 2,000 sq. ft. and up How do ADU’s compare with current regulations? • Guest Houses • allowed in any residential zone with a lot size larger than 16,000 square feet. • No full Kitchen. • Limited to 1 per lot • ADUs • Are permitted by-right in zones with a minimum lot size of 36,000 square feet or greater and with a Type I CUP in the R-2 and R-3 zones. • Full Kitchen is allowed. • Limited to 1 per lot  Allow for Single Family rental community Changed multi-family definition to allow multiple single-family homes on one lot (aka horizontal multi-family or build-for-rent) Provide Rules for Tiny Homes Tiny Home Regulations • Stick Built Tiny Homes – permitted in any residential zone as a main house. • Pre-manufactured – permitted where manufactured homes are permitted. • Tiny homes on wheels – permitted where manufactured homes are permitted with a 100’ setback from any property line. Allow small lot detached home subdivisions Small lot detached homes Reduced the Minimum Lot size for single detached units in the R-4 and R-5 zones. R-4 R-5 Current Proposed Current Proposed Min lot size for 7000 3500 6000 2000 single detached unit Average area 3500 3500 2000 2000 per home: Duplex or Multi-family What areas of Town would this impact • The Amendment does not apply to Rancho Sahuarita. • Only applies to other Specific Planned Communities where the Specific Plan is silent or refers back to the current zoning code. • Applies to all other areas of Town. Timeline • Started industry outreach in August • Presentations to Better Together Committee, MPA, and SAHBA. • A project page was established on the Planning and Building Website. • Sent out draft to members of the Development Community. • Project page will be included in MPA Newsletter • Virtual public meeting to be scheduled week of October 10th • An in person public meeting is scheduled for October 19th • A second study session is planned for December to close out the public outreach process • Public hearings anticipated in January and February Questions / Discussion Staff is looking for your feedback. • Do you support the following housing types as included in the draft? • Tiny homes • Accessory Dwelling Units • Single-family rental communities • Small-lot detached home subdivisions • Any feedback on the project timeline and outreach process? • Other questions / feedback?  PLANNING & BUILDING Public Engagement Plan: Residential Zones Code Amendment Project Lead: Dylan Parry Timeline: August 2022-March 2023 Recommended Public Involvement Level: Involve Collaborate •Intense controversy •Mobilized groups with Involve competing views •Complex issues •Multiple jurisdictions •Strong need for dialog Inform and Consult •Need for input from •Routine or fairly routine different groups matter •Most issues have been heard/addressed through earlier processes •Fairly simple set of interests Bottom Line Question: Does the amendment to the residential zones: 1) meet the community’s need for a clear, easy-to-use code; 2) maintain and/or enhance neighborhood livability; and 3) incorporate Town Council goals for increasing the potential for workforce housing? Key Stakeholders: • Affected Sahuarita residents (the amendment has only limited impact on residents of Specific Plan communities such as Rancho Sahuarita) • Homeowners’ Associations, to include Green Valley RV Resort and Los Arboles Mobile Home Park • Residential developers • Homebuilders and Southern Arizona Homebuilders’ Association (SAHBA) • Metropolitan Pima Alliance (MPA) • Sahuarita/Green Valley Chamber of Commerce • Users of the code – engineers and planning professionals • Planning and Zoning Commission and Town Council  PLANNING & BUILDING Phase 1: Prepare Outreach Materials Timeline: August 2022 Key Messages: • Describe what the amendment does and doesn’t do • Describe who will be affected by the changes • Describe when and how stakeholders will have an opportunity to learn more and provide input Tools and Techniques: • Prepare a 1-page flyer describing the project timeline • Prepare a 1-page flyer describing the major highlights of the changes • Prepare PowerPoint presentations – geared towards industry stakeholders and general public stakeholders • Consider timing and content of social media postings • Prepare a media release Phase 2: Industry Outreach Timeline: August – September 2022 Key Messages: • Between now and March 2023, Town staff will be engaging stakeholders to learn about, review, and provide input on the proposed changes to the residential zones. • Industry feedback will be used to shape the amendment that will be made available to the general public for review and input • Feedback will be used to make changes to the draft amendment prior to the public hearing process. Tools and Techniques: • Attend and present at standing meetings with key industry stakeholders o MPA Public Policy Committee meeting o SAHBA Technical Committee meeting o Green Valley/Sahuarita Chamber of Commerce • Provide the draft amendment and a synopsis to local engineers and planning professionals for their review and comment • Offer individual or focus group meetings by request • Publish a project webpage  PLANNING & BUILDING Phase 3: Community Outreach Timeline: September 2022-November 2022 Key Messages: • The residential zones are being revised. • Multiple opportunities will be offered for residents to learn about the changes and to provide their input on what is being proposed. • Public input will be used to shape the draft that is presented to the Planning and Zoning Commission and Town Council at public hearings. Tools and Techniques: • Flyers will be made available on or prior to September 26, 2022, describing in easy-to- understand terms what the amendment does and doesn’t do, the project timeline, and the opportunities for learning and input. • Kick off public outreach with a joint Planning and Zoning Commission / Town Council study session on September 26, 2022 • Send out media release after the study session • Include a link to the project flyer in the Town website carousel widget • Update the project webpage with relevant information • Send targeted information to homeowners’ association contacts on file • Host one in-person meeting mid- October. Target a late afternoon meeting time for individuals who prefer not to drive after dark. • Host one virtual meeting mid- to late-October. Target an after-5:30pm meeting time. • Allow continued opportunities for input via email or an online form throughout November. • Offer individual or focus group meetings by request • Use social media to inform • Collect and analyze all input. Edit draft amendment as necessary • Close out public outreach process with a follow-up joint Planning and Zoning Commission / Town Council study session on December 12 Phase 4: Public Hearings Timeline: January - February 2023 Key Messages: • Inform public of upcoming public hearing schedules and opportunities to provide comment Tools and Techniques: • Provide legally required notice for public hearings • Update media release with public hearing dates • Update project webpage with public hearing dates • New social media postings with public hearing dates  RH GR-1 SR R-1 R-2 R-3 R-4 R-5 Minimum Lot Size (sqft.) in current code 180,000 36,000 144,000 36,000 16,000 8,000 7,000 6,000 Current Code – Proposed for Removal: Yes Yes Secondary Dwelling • Requires special permit – good for three years • 300’ neighbor notification and protest process • Kitchen allowed Current Code – Proposed for Removal: Yes Yes Yes Yes Yes Yes Rear Dwelling • Lot size must be at least double the minimum required Current Code – Proposed for Removal: Yes Yes Yes Yes Yes Yes Yes Yes Guest House • Allowed for any lot >16k sqft. • Size limited to 45% of the main dwelling • Kitchen allowed only if elderly, ill or handicapped, person in residence New Code: Accessory Dwelling Unit Yes Yes Yes Yes Type 1 Type 1 • Size limited to 60% of the main CUP CUP dwelling but not required to be under 600 sqft. (does not apply in RH and GR-1 zones) • Maximum height 12’ (does not apply in RH and GR-1 zones) • Kitchen allowed New Code: Casita Yes Yes Yes Yes Yes Yes Yes Yes • Kitchen not allowed  18.12 Rural and Residential Zones Sections: 18.12.010 Purpose. 18.12.020 Table of permitted uses. 18.12.030 Performance standards. 18.12.040 Development standards. 18.12.010 Purpose. A. General purpose of rural zones. The purpose of the rural zones is to: 1. Preserve the character and encourage the orderly growth of rural and semirural areas in the town. 2. Provide for agricultural uses and a limited variety of non-residential uses where appropriate. B. General purpose of residential zones. The general purpose of the residential zones is to: 1. Allow for and encourage a wide range of housing types and densities; 2. Preserve the character and encourage the orderly growth of residential areas in the town; and 3. Provide for limited non-residential development where appropriate. 18.12.020 Table of permitted uses. A. The table of permitted uses in this section sets forth the uses permitted within each residential zone. B. Uses Permitted by Right. A “P” indicates that a use is permitted as a matter-of-right within the respective zone. C. Conditional Uses. A “C” indicates that a use is allowed only if reviewed and approved in accordance with the procedures and standards of Chapter 18.97 STC, Conditional Use Procedures. 1. “C1” indicates that a use is subject to a Type 1 conditional use permit per STC 18.97. 2. “C2” indicates that a use is subject to a Type 2 conditional use permit per STC 18.97. 3. “C3” indicates that a use is subject to a Type 3 conditional use permit per STC 18.97. 1 August 2022 draft D. Uses Permitted with Specific Performance Standards. A “PS” indicates that a use is permitted subject to specific performance standards. The performance standards are numbered in the table and each applicable standard is identified in STC 18.12.030. E. Accessory Uses. An “A” indicates that the use is allowed as accessory to a primary use allowed in the zone. F. Prohibited Uses. A “–” indicates that a use is not allowed in the respective zone unless it is expressly allowed by other regulations of this code. G. Nonexpressed Uses. Uses not expressly listed but which are determined by the planning director to be similar to the uses expressly permitted, shall be permitted with the same restrictions as the most similar expressed use as determined by the planning director. 2 August 2022 draft Table 18.12.20-1 – Table of Uses Rural Zones Residential Zones Zone RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Additional Use Regulations Land Use Residential Use Classifications Household Living One-family Dwelling – P P P P P P P P - One house per Detached lot One-family Dwelling – - - - - - - P P - Attached or Duplex Multiple-family - - - - - - P P - Dwelling Accessory Dwelling P P P P C1 C1 - - - STC 18.12.030(C) Unit Mobile or P P - - - - - - - STC 18.38 manufactured home on an individual lot Manufactured Home - - - - - - - - P STC 18.12.030(S) Park or Subdivision Casita P P P P P P P P - Tiny Homes (Main House) P P P P P P P P P STC 18.12.030(W) Group Living Assisted Living Facility C1 C1 - - - - - - - Group Care Home P P P P P P P P P STC 18.09.020.E Residential Substance C3 C3 C3 - - - - - - STC 18.12.030(Q) Abuse Diagnostic and Treatment Center Public and Semi-Public Use Classifications Cemetery or C2 C2 - - - - - - - Minimum 100’ Crematorium setback for cemetery, 200’ for crematorium Clinic P P - - - - - - - 18.12.030(V) Community Center P P P P P P P P P Government Services P P P P P P P P P Membership C2 C2 C2 C2* C2* C2* - - - 18.12.030(U) Organization Museum C2 - - - - - - - - Minimum 100’ setback Nature Reserve P P P P P P P P P Parks and Recreation P P P P P P P P P Athletic fields, Facilities, Public or sports courts, Private public 3 August 2022 draft  Rural Zones Residential Zones Zone RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Additional Use Regulations Land Use playgrounds 100 feet setback from property line. Public Safety Facility P P P P - - - - - Religious Use P P P P P P P P P Minimum 40’ setback except in RH. Educational Uses, Public or Private K-12 Education, P P P P P P P P P Public and Charter K-12 Education, C2 C2 C2 - - - - - - 18.12.030(T) Private College or University C2 - C2 - - - - - - Minimum site area of 10 acres Instructional Schools C1 C1 C1 - - - - - - (dance, music, etc.) Pre-school or Child P P C1 C1 C1 C1 C1 C1 C1 Care Associated with an Educational Use Vocational/Tech C2 C2 - - - - - - - Schools Lodging Minor Resort - - C2 - - - - - - Bed and Breakfast P C2 C2 C2 - - - - - Campground or RV - - - - - - - - P Park Commercial Uses Artists Workshop C2 - C2 - - - - - - Maximum Floor area 2000 square feet. Automobile repair or C2 C2 - - - - - - - STC 18.12.030(J) parts store Child Care Center P P C1 C1 C1 C1 C1 C1 C1 Contractor’s Yard C2 C2 - - - - - - - STC 18.12.030(L) Restaurant C2 C2 - - - - - - - Maximum floor area 2000 square ft Skeet, Trap, or Rifle C2 - - - - - - - - Minimum 100’ Range setback from any property line Bar/Tavern C2 C2 - - - - - - - 18.12.030(K) 4 August 2022 draft  Rural Zones Residential Zones Zone RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Additional Use Regulations Land Use Swimming School C1 - C1 - - - - - - 18.12.030(P) Agriculture and Animal-Related General Agriculture P - P - - - - - - Agricultural C2 STC 18.12.030(H) Processing Facility Community Garden P P P P P P P P P Commercial P P C2 - - - - - - greenhouse/ Plant Nursery Equestrian Facility P C2 C2 C2 C2 - - - - STC 18.12.030(B) Veterinary Services P P C1 - - - - - - STC 18.12.030(E) Commercial Kennel C1 C1 C2 - - - - - - STC 18.12.030(N) Wildlife Sanctuary P STC 18.12.030(X) Zoo and other animal C2 STC 18.12.030(R) exhibits Medical Marijuana P P P P P P P P P STC 18.09.020.1.f Qualifying Patient Cultivation Medical Marijuana P P P P P P P P P STC Designated Caregiver 18.09.020.1.e Cultivation STC 18.12.030(G) Medical Marijuana P - - - - - - - - STC Dispensary Off-Site 18.42.030(A)(10) Cultivation and (13) Retail Sales Feed Store C2 C2 - - - - - - - STC 18.12.030(I) Grocery or C2 C2 - - - - - - - Maximum floor Convenience Store area 4,000 sq. ft. Retail or Repair Shop - C2 - - - - - - - Maximum 2,000 sq. ft. Personal Services - C2 - - - - - - - Maximum 2,000 sq. ft. Professional and - C1 - - - - - - - Maximum 2,000 Semi-Professional sq. ft. Services Accessory Uses Uses Accessory to a Residential Use Classification Home-Based Business P P P P P P P P P STC 18.09.030 Poultry and Small P P P P P P P P - STC 18.12.030(M) Animals 5 August 2022 draft  Rural Zones Residential Zones Zone RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Additional Use Regulations Land Use Farm Animals P P P P - - - - - STC 18.12.030(O) Hog raising P P P - - - - - - STC 18.12.030(A) Beekeeping P P P P P P P P P STC 18.07.030(E) Farm Products Stand P P P - - - - - - STC 18.12.030(D) Temporary Uses Temporary Dwelling, P P P P P - - - - manufactured home or R.V. for up to 18 months during construction of residence on same property Temporary Real P P P P P P P P P STC 18.12.030(F) Estate Office 18.12.030 Use-Specific Standards. The following use-specific standards shall be applied to uses as indicated in table STC 18.12-1. A. Hog Raising. All of the following apply: 1. No more than five hogs over six months of age are permitted in the RH zone, and no more than one hog over six months of age per acre in the GR-1 and SR zones; 2. The keeping of hogs shall be in compliance with all health department regulations; and 3. Hog raising projects which exceed the permitted number of hogs and which are sponsored by the 4-H club, Future Farmers of America, or similar organizations are permitted, provided, however, that a letter of authorization from the sponsoring organization is submitted to the Planning Department describing its sponsorship, the length of time of the project, and describing the project. B. Equestrian Facility. All of the following apply: 1. Minimum site area: 10 acres 2. Minimum setbacks: 100 feet from any property line for buildings, 50 feet from any property line for corrals. 3. A maximum of one equine per 10,000 square feet of land area may be kept. 4. There shall be no outdoor amplification on site except as may be approved through a Type 1 Conditional Use Permit procedure. C. Accessory Dwelling Unit. All of the following apply. 1. Only one accessory dwelling per lot shall be allowed. 2. Accessory dwellings shall meet minimum setbacks and other dimensional standards for main structures. 3. Shall be detached from the primary dwelling unit. 6 August 2022 draft  4. The accessory dwelling unit shall be a maximum of 60% of the size of the primary dwelling unit; however, in no case shall an accessory dwelling unit be required to be smaller than 600 square feet. This provision does not apply in the RH and GR-1 zones. 5. The maximum height for an accessory Dwelling unit is 12 feet. This provision does not apply in the RH and GR-1 zones. 6. The accessory dwelling unit may be a manufactured home, a tiny home on wheels or a tiny home that was premanufactured on wheels, where the wheels have been removed and it has been attached to a foundation in zones where mobile and manufactured homes are a permitted use. 7. A tiny home on wheels is permitted as an Accessory Dwelling Unit in the R-1 and R-2 zones with an approved Type I Conditional Use if they are located in the rear of the main house and behind an opaque wall. 8. The accessory dwelling shall use the same vehicular access which serves the main dwelling. 9. An additional on-site parking space shall be provided for the accessory dwelling. D. Farm Products Stand. All of the following apply: 1. The stand does not exceed 750 square feet in the RH zone and 300 square feet in the GR-1 and SR zones; 2. There is a minimum 20-footstreet side setback and minimum 30-foot setback from any other property line; 3. There is a minimum 300-foot setback from any roadway intersection; 4. A designated parking area is provided and is set back a minimum of 45 feet from the property line; 5. A designated driveway, no wider than 30 feet, be provided; and 6. The parking and driveway areas shall be maintained to control dust. E. Veterinary services. All of the following apply: 1. No structure, shelter, animal run, or fenced area to be within 100 feet of any abutting property in a rural or residential zone, and all animal runs shall be indoor and enclosed. 2. In the SR zone, minimum site area is five acres. 3. Maximum site coverage 30 percent. F. Temporary Real Estate Office. All of the following apply: 1. Any real estate broker licensed in the state of Arizona may apply for a temporary and revocable permit for a real estate office from the zoning administrator, 2. Such use shall be terminated at the end of one year from the date of the issuance of the permit for said office, 3. The zoning administrator may allow additional 12-month extensions as long as sales activity is continued and 10 percent or more of the lots remain unsold, 4. It is located on a full size lot and meets all zoning requirements applicable to the lot, 5. Sale of lots be only for the subdivision not separated by more than one street or alley, 6. The zoning administrator may require appropriate deed restrictions to ensure that these conditions are complied with, 7. On or before the date of expiration of the permit period or any extension the real estate office shall be removed from the premises, 8. This structure may continue to be used for the following purposes: 7 August 2022 draft  a. A water company office servicing that subdivision, provided there is no outside storage of material or equipment, b. An office for a functioning nonprofit homeowners’ association, or c. Community activities center under the homeowners’ association. [Ord. 2011-048 § 1; Ord. 1995-06 § 2.] G. Medical marijuana Designated Caregiver. In the RH zone, a designated caregiver may cultivate for up to five qualified patients subject to the provisions of STC 18.42.030(A)(10) and (11). H. Agricultural Processing Facility All of the following apply: 1. Conditional Use Procedure Type 2 2. Minimum setback: 300 feet from any property line 3. Notification area: 600 feet I. Feed Store. All of the following apply: 1. Conditional Use Procedure Type 2 2. Access shall be onto a paved road with collector classification or higher 3. Notification area: 600 feet J. Automobile Repair or Parts Store. All of the following apply: 1. Conditional Use Procedure Type 2 2. Maximum floor area: 2,000 square feet 3. Paint spray operations prohibited K. Bar/Tavern. All of the following apply: 1. Conditional Use Procedure Type 2 2. Maximum floor area: 2,000 square feet 3. Notification area: 600 feet L. Contractor’s yard. All of the following apply: 1. Minimum setback: 100 feet from any property line 2. Yard to be completely enclosed by screening a minimum of six feet in height M. Poultry and Small Animals. All of the following apply: 1. The keeping of small animals such as rabbits and chickens, not for commercial purposes, is permitted as an accessory use to a home. 2. Cockerels shall only be permitted in RH and GR-1 zones. 3. The number of poultry or small animals shall be limited to a maximum of one per 1,000 square feet of lot area. In Residential zones, the total number shall not exceed 24. 4. Structures used to house animals shall be set back a minimum of 25 feet from any property line. N. Commercial Kennel. All of the following apply: 1. Minimum setback: 100 feet from any property line 2. Minimum site area: 5 acres for GR-1 zone, 10 acres for SR 3. In the SR zone, dog runs shall be within enclosed kennels. O. Farm Animals. All of the following apply: 1. The keeping of farm animals, not for commercial purposes, is permitted as an accessory use to a Household Living residential use classification. 8 August 2022 draft  2. The number of farm animals over six months of age shall be limited to one per 10,000 square feet of lot area. P. Swimming School. All of the following apply: 1. Conditional Use Procedure Type 1 2. Minimum setback to any property line from edge of pool: 50 feet 3. No more than 12 students shall be in attendance at any one time. Q. Residential Substance abuse diagnostic and treatment facility. All of the following apply: 1. Minimum site area: 10 acres 2. Minimum setback 100 feet from any property line 3. Maximum height: One story or 18 feet 4. Maximum lot coverage: 15 percent 5. Maximum number of patient rooms: 75 R. Zoo. All of the following apply: 1. Minimum setback: 100 feet from any property line 2. Notification area: 1,000 feet S. Mobile or Manufactured Home Park or Subdivision. All of the following apply: 1. Accessory uses including food market, recreational facilities, restaurant, personal services, and gasoline service station, are allowed provided: a. A Type 1 Conditional Use procedure is required b. They are operated primarily for the convenience of the residents of the park or subdivision c. The accessory uses are located a minimum of 100 feet from the boundary of the park or subdivision 2. A dwelling unit for a manager or caretaker is a permitted use. T. Private School. All of the following apply 1. Minimum site area: one acre, 2. Maximum site coverage: 30 percent, 3. Minimum setback for playground or athletic field: 50 feet, 4. Screening: In accordance with Chapter 18.73 STC (Landscape, Buffering and Screening Standards), and 5. All outdoor lighting shall be arranged to eliminate glare towards streets and adjoining properties, and shall meet all conditions of the town lighting code; U. Membership Organization. All of the following apply. 1. Minimum 100’ setback from any property line, access onto a paved road with “collector” classification or higher. V. Clinic. All of the following apply: 1. Minimum 50’ setback from any property line, minimum site area of two acres, frontage on a paved road with “collector” classification or higher. W. Tiny Homes: 1. Stick built tiny homes are permitted in any residential zone. 2. Tiny homes that are built on chassis with wheels, where the wheels are removed and the tiny house is attached to a foundation are permitted as the main house in RH, GR-1 and SR. The foundation must use skirting to appear ground-set. 3. Tiny homes on wheels are permitted in RH, GR-1 and SR with a minimum 100’ setback from any property line and must use skirting to appear ground set. X. Wildlife Sanctuary. All of the following apply: 9 August 2022 draft  1. Minimum site area: 10 acres 2. Minimum setback for animal enclosures: 300 feet from any property line 3. All captive wild animals shall be secured in wildlife enclosures that promote the animals health and provides protection to the general public. 18.12.040 Development standards. Table 18.12-2 Development Standards – Main Buildings RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Minimum 2,000 Lot Area (sq. (per ft.) 180,000 36,000 144,000 36,000 16,000 8,000 3,500 2,000 dwelling ________ unit) Maximum Building 34 Height (ft.) Max. Lot Coverage - - - - - *1 *1 *1 - Minimum Setbacks Single family Single family Min. Single Detached Dwellings detached/ detached/ Bldg. Minimum Building Setbacks (feet) attached attached Setbacks RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH-1 Front and Street- 50 30 50 30 30 20 20 20 20 Facing Side 10 (20 when Interior Side 20 10 adjacent 10 10 8 5/0*2 5/0* 2 8 to street) Rear 50 40 50 40 40 25 15 10 25 Minimum distance between 20 20 20 20 20 16 main buildings _________ Additional Min. Min. lot Minimum Requiremen lot width: 80 lot width: ts width: ft. 60 ft. 100 ft. 1 Buildable Area: Not to exceed 40 percent of the lot, including all structures, except swimming pools. 2 Minimum distance between attached single family homes. 10 August 2022 draft  Table 18.12-3 Development Standards Multifamily R-4 R-5 Minimum site Area (sq. ft.) 7,000 6,000 Min. Area 3,500 2,000 (sq. ft.) per dwelling unit Maximum Building Height (ft.) 34 34 Max. Lot Coverage for main buildings 50% 50% Minimum site setbacks R-4 R-5 Front 20 20 Interior Side 10 10 Rear 10 10 Minimum distance between main buildings 10* 1 10* 1 Additional Requirements 1 Minimum distance between multiple-dwelling buildings. 11 August 2022 draft  Table 18.12-3 Development Standards – Detached Accessory Structures RH GR-1 SR R-1 R-2 R-3 R-4 R-5 MH Maximum Lot 10% of 10% 10% of the 10% 10% of 10% of 10% of 10% of 25% of Coverage/ the of the total lot of the the total the the the rear total total area the total lot lot area. total lot total lot yard Permitted lot lot total area area. area. Coverage area. area. lot area Max. Bldg. 24 12 24 Height (ft) Minimum Building Setbacks (feet) Front Property 50 30 100 60 60 50 35 35 60 Line (ft.) To Main Building 0 (ft.) Interior Side: 10 10 10, not 10* 1 4 4 4 4 4 Non-Animal Uses adjacent to (ft) street 50, adjacent to street Rear: 10 10 10, not 10* 1 4 4 4 4 4 Non-Animal Uses adjacent to (ft) street 50, adjacent to street Interior Side: 50* 3 50* 3 100 50 50 20 _ _ 10 Animal Uses (ft) Rear: Animal 50* 3 50* 3 100 50 50 20 _ _ 15 Uses (ft) Add’l *2 *2 *2 requirements 1 Applies to subdivisions platted after July 1, 2022. 2 All horses, cattle, sheep, goats, or other similar animals must be confined within a stock-tight fence (no material shall be permitted not ordinarily used for a stock-tight fence) in an area of no less than 400 square feet per animal. Such fenced-in area shall be set back 10 feet from the rear where it abuts an RH, GR-1, SR, SH, R-1, or R-2 Zone and 40 feet from the rear where it abuts a zone other than GR-1, RH, SR, SH, R-1, or R-2, and 40 feet from a side property line. A setback of 10 feet shall be permitted on the side yard where the adjacent property owners have a written recorded agreement to this effect, but in no event shall a corral be closer than 50 feet to any residence or living quarters in an abutting property. 3 Corrals: 50 feet, 10 feet if written consent provided by the owner of the abutting property. 12 August 2022 draft