Sahuarita City Zoning Code
CHAPTER 18
12 RURAL AND RESIDENTIAL ZONES
§ 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 nonresidential 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 nonresidential development where appropriate.
(Ord. 2023-167 § 1)
§ 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. "P" indicates that a use is permitted as a matter of right within the respective zone.
C.
Conditional Uses. "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 Chapter 18.97 STC.
2.
"C2" indicates that a use is subject to a Type 2 conditional use permit per Chapter 18.97 STC.
3.
"C3" indicates that a use is subject to a Type 3 conditional use permit per Chapter 18.97 STC.
D.
Additional Use Regulations. Indicates additional regulations that apply to the permitted use in that zone or the location where those additional regulations can be found.
E.
Accessory Uses. "A" indicates that the use is allowed as accessory to a primary use allowed in the zone.
F.
Prohibited Uses. "–" 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.
Table 18.12-1 – Table of Uses | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
Rural Zones | Residential Zones | Additional Use Regulations | ||||||||
Zone | RH | GR-1 | SR | R-1 | R-2 | R-3 | R-4 | R-5 | MH | |
Land Use | ||||||||||
Residential Use Classifications | ||||||||||
Household Living | ||||||||||
One-Family Dwelling – Detached | P | P | P | P | P | P | P | P | – | One house per lot |
One-Family Dwelling – Attached or Duplex | – | – | – | – | – | – | P | P | – | |
Multiple-Family Dwelling | – | – | – | – | – | – | P | P | – | |
Accessory Dwelling Unit | P | P | P | P | P | P | P | P | – | STC § 18.12.030(C) |
Mobile or Manufactured Home on an Individual Lot | P | P | – | – | – | – | – | – | P | Chapter 18.38 STC |
Manufactured Home, RV or Tiny Home Park | – | – | – | – | – | – | – | – | P | STC § 18.12.030(S) |
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 Abuse Diagnostic and Treatment Center | C3 | C3 | C3 | – | – | – | – | – | – | STC § 18.12.030(Q) |
Public and Semi-Public Use Classifications | ||||||||||
Cemetery or Crematorium | C2 | C2 | – | – | – | – | – | – | – | Minimum 100' 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 Organization | C2 | C2 | C2 | C2 | C2 | C2 | – | – | – | 18.12.030(U) |
Museum | C2 | C2 | – | – | – | – | – | – | – | Minimum 100' setback. |
Nature Reserve | P | P | P | P | P | P | P | P | P | |
Parks and Recreation Facilities, Public or Private | P | P | P | P | P | P | P | P | P | Athletic fields, sports courts, public playgrounds min. 100' setback from any property line. |
Public Safety Facility | P | P | P | P | C3 | C3 | C3 | C3 | C3 | |
Religious Use | P | P | P | P | P | P | P | P | P | Minimum 40' setback except in RH where the setback is 80 feet. |
Educational Uses, Public or Private | ||||||||||
K-12 Education, Public and Charter | P | P | P | P | P | P | P | P | P | |
K-12 Education, Private | C2 | C2 | C2 | – | – | – | – | – | – | 18.12.030(T) |
College or University | C2 | C2 | C2 | – | – | – | – | – | – | Minimum site area of 10 acres. |
Instructional Schools (Dance, Music, etc.) | C1 | C1 | C1 | – | – | – | – | – | – | |
Vocational/Tech Schools | C2 | C2 | C2 | – | – | – | – | – | – | |
Lodging | ||||||||||
Minor Resort | – | – | C2 | – | – | – | – | – | – | |
Bed and Breakfast | P | C2 | C2 | C2 | – | – | – | – | – | |
Campground or RV Park | P | – | – | – | – | – | – | – | P | |
Commercial Uses | ||||||||||
Artist's Workshop | C2 | C2 | C2 | – | – | – | – | – | – | Maximum floor area 2,000 square feet. |
Automobile Repair or Parts Store | C2 | C2 | – | – | – | – | – | – | – | STC § 18.12.030(J) |
Preschool or 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 2,000 square feet |
Skeet, Trap, or Rifle Range | C2 | – | – | – | – | – | – | – | – | Minimum 100' setback from any property line |
Grocery or Convenience Store | C2 | C2 | – | – | – | – | – | – | – | Maximum floor area 4,000 square feet. |
Retail or Repair Shop | – | C2 | – | – | – | – | – | – | – | Maximum 2,000 square feet. |
Personal Services | C2 | C2 | – | – | – | – | – | – | – | Maximum 2,000 square feet. |
Professional and Semi-Professional Services | C1 | C1 | – | – | – | – | – | – | – | Maximum 2,000 square feet. |
Bar/Tavern | C2 | C2 | – | – | – | – | – | – | – | 18.12.030(K) |
Swimming School | C1 | C1 | C1 | – | – | – | – | – | – | 18.12.030(P) |
Agriculture and Animal-Related | ||||||||||
General Agriculture | P | – | P | – | – | – | – | – | – | |
Agricultural Processing Facility | C2 | STC § 18.12.030(H) | ||||||||
Community Garden | P | P | P | P | P | P | P | P | P | |
Commercial Greenhouse/Plant Nursery | P | P | C2 | – | – | – | – | – | – | |
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 Exhibits | C2 | STC § 18.12.030(R) | ||||||||
Medical Marijuana Qualifying Patient Cultivation | P | P | P | P | P | P | P | P | P | STC § 18.09.020(A)(1)(f) |
Medical Marijuana Designated Caregiver Cultivation | P | P | P | P | P | P | P | P | P | STC § 18.09.020(A)(1)(e) STC § 18.12.030(G) |
Medical Marijuana Dispensary Off-Site Cultivation | P | – | – | – | – | – | – | – | – | STC § 18.42.030(A)(10) and (13) |
Retail Sales | ||||||||||
Feed Store | C2 | C2 | – | – | – | – | – | – | – | STC § 18.12.030(I) |
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 Animals | P | P | P | P | P | P | P | P | P | STC § 18.12.030(M) |
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, Manufactured Home or RV for up to 18 Months During Construction of Residence on Same Property | P | P | P | P | P | – | – | – | – | |
Temporary Real Estate Office | P | P | P | P | P | P | P | P | P | STC § 18.12.030(F) |
(Ord. 2023-167 § 1; Ord. 2024-177 § 1)
§ 18.12.030 Use-specific standards.
The following use-specific standards shall be applied to uses as indicated in Table 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 in the RH zone and as part of the Type 2 conditional use permit in the GR-1, SR, R-1 and R-2 zones.
C.
Accessory Dwelling Unit. All of the following apply:
1.
Only one accessory dwelling per lot shall be allowed.
2.
Minimum lot size is 11,000 square feet.
3.
The accessory dwelling unit shall be a maximum of 1,000 square feet.
4.
ADUs that meet the main house setbacks have the same maximum height as the main house. If an ADU extends past the main house setback but meets the ADU setback that portion of the ADU has a maximum height of 16 feet.
5.
In the RH and GR-1 zones, an accessory dwelling unit may be a manufactured home, tiny home, or a tiny home on wheels when attached to a foundation and either ground set or skirted.
6.
A manufactured home or a tiny home on wheels, when attached to a foundation and either ground set or skirted, may be permitted as an accessory dwelling unit in the SR, R-1, and R-2 zones with an approved Type I conditional use permit only if it is located in the rear of the main house, behind an opaque wall and meets the maximum size requirements. In the SR zone, the opaque wall can be substituted for another method of screening. The use of alternative methods of screening must be made by written request to the planning and building director.
7.
The accessory dwelling shall use the same vehicular access that serves the main dwelling.
8.
One parking space must be provided in addition to any parking required for the main residence. On-site parking is preferred; however, the parking space may be provided on street only where there is a legal parking space along the lot frontage and where parking is permitted on both sides of the street.
9.
The architectural character (colors, details, materials, roofs, etc.) of the ADU shall be compatible with the primary dwelling unit.
10.
Table 18.12-5 indicates the setback requirements for accessory dwelling units.
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-foot street 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.
7.
The sale of products is limited to products grown or produced on the premises.
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 if within 300 feet of an abutting property line.
2.
The 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 planning director;
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 planning director 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.
Must be located in the subdivision where lots are being sold;
6.
The planning director 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.
G.
Medical Marijuana Designated Caregiver Cultivation. 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 are 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 a masonry screen wall 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.
Roosters shall only be permitted in RH and GR-1 zones.
3.
The number of poultry or small animals in GR-1 is limited to no more than 40 per acre, while R-1 through R-5 are limited to no more than 24 per lot. In the MH zone, the number of poultry or small animals is limited to six per lot.
4.
A structure to house poultry or small animals shall be required in R1 through R-5 zones as well as in the MH zone. This structure shall be:
a.
Located in the rear or side yard of the lot.
b.
Set back a minimum of 20 feet from any property line.
c.
A maximum area of 200 square feet with a maximum height of eight feet; provided, that any enclosure on a lot less than one acre in size is shorter than the fence line of the property.
d.
Be fenced to prevent the animals from running at large.
5.
Any manure or animal waste shall be picked up and disposed of or composted at least twice weekly. Any composted manure shall be kept in a way that prevents migration of insects.
6.
Animal feed shall be stored in insect-proof and rodent-proof containers.
N.
Commercial Kennel. All of the following apply:
1.
Minimum setback: 100 feet from any property line;
2.
Minimum site area: five acres for GR-1 zone, 10 acres for SR;
3.
In the SR zone, dog runs within 300 feet of any adjacent property 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.
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 lot coverage: 25 percent;
4.
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.
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 subject to a Type 1 conditional use procedure, provided:
a.
They are operated primarily for the convenience of the residents of the park or subdivision;
b.
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: 100 feet;
4.
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-foot setback from any property line, access onto a paved road with "collector" classification or higher;
2.
Minimum site area: one acre;
3.
Maximum site coverage: 30 percent.
V.
Clinic. All of the following apply:
1.
Minimum 50-foot setback from any property line;
2.
Minimum site area: two acres;
3.
Shall have frontage on and access from 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 trailers with wheels are permitted as the main house in RH, GR-1, SR, and MH when they are attached to a foundation and either ground set or skirted.
3.
Tiny homes on wheels are permitted in the MH zone.
X.
Wildlife Sanctuary. All of the following apply:
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 provide protection to the general public.
(Ord. 2023-167 § 1; Ord. 2024-177 § 2)
§ 18.12.040 Development standards.
Table 18.12-2 Development Standards – Main Buildings – Single-Family Attached and Detached | |||||||||
|---|---|---|---|---|---|---|---|---|---|
RH | GR-1 | SR | R-1 | R-2 | R-3 | R-4 | R-5 | MH | |
Minimum Lot Area (sq. ft.) | 180,000 | 36,000 | 144,000 | 36,000 | 16,000 | 8,000 | 3,500 | 1,800 | 1,500 (per dwelling unit) |
Maximum Building Height (ft.) | 34 | ||||||||
Maximum Lot Coverage | – | – | – | – | – | 60%*1 | 70% | 75% | – |
Minimum Setbacks | |||||||||
Front and Street-Facing Side | 50 | 30 | 50 | 30 | 30 | 20 | 20 | 20 | 20 |
Interior Side | 20 | 10 | 10 | 10 | 10 | 8 | 5 foot detached/0 attached | 5 foot detached/0 attached | 8 |
Street Side | 20 | ||||||||
Rear | 50 | 40 | 50 | 40 | 40 | 25 | 15 | 10 | 25 |
Additional Requirements | Min. lot width: 100 ft. | Min. lot width: 80 ft. | Min. lot width: 60 ft. | ||||||
1 Applies to subdivisions platted after July 1, 2023. For subdivisions platted prior to July 1, 2023, the maximum lot coverage is 50 percent. |
Table 18.12-3 Development Standards – Multifamily | ||
|---|---|---|
R-4 | R-5 | |
Minimum Site Area (sq. ft.) | 7,000 | 6,000 |
Minimum Area (sq. ft.) per dwelling unit | 3,500 | 1,800 |
Maximum Building Height (ft.) | 34 | 40 |
Maximum Lot Coverage for Main Buildings | 70% | 75% |
Minimum Site Setbacks | ||
R-4 | R-5 | |
Front | 20 | 20 |
Side | 10 | 10 |
Rear | 10 | 10 |
Minimum Distance Between Main Buildings | 10 | 10 |
Table 18.12-4 Development Standards – Detached Accessory Structures | |||||||||
|---|---|---|---|---|---|---|---|---|---|
RH | GR-1 | SR | R-1 | R-2 | R-3 | R-4 | R-5 | MH | |
Maximum Lot Coverage/Permitted Coverage | 10% of the total lot area. | 25% of the rear yard | |||||||
Maximum Building Height (ft.) | 24 | 16 | 24 | ||||||
Minimum Building Setbacks (ft.) | |||||||||
Front Property Line (ft.) | 50 | 30 | 100 | 60 | 60 | 50 | 35 | 35 | 60 |
To Main Building (ft.) | 0 | ||||||||
Side: Nonanimal Uses (ft.) | 10 | 10 | 10, not adjacent to street | 10*1 | 4 | 4 | 4 | 4 | 4 |
50, adjacent to street | |||||||||
Rear: Nonanimal Uses (ft.) | 10 | 10 | 10, not adjacent to street | 10*1 | 4 | 4 | 4 | 4 | 4 |
50, adjacent to street | |||||||||
Side: Animal Uses (ft.) | 50 | 50 | 100 | 50 | 50 | 20 | – | – | 10 |
Rear: Animal Uses (ft.) | 50 | 50 | 100 | 50 | 50 | 20 | – | – | 15 |
Additional requirements | *2 | *2 | *2 | ||||||
1 Applies to subdivisions platted after July 1, 2023. For subdivisions platted prior to July 1, 2023, the setback is four feet from the side and rear property lines. |
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. |
Table 18.12-5 Development Standards for Accessory Dwelling Units | ||||||||
|---|---|---|---|---|---|---|---|---|
RH | GR-1 | SR | R-1 | R-2 | R-3 | R-4 | R-5 | |
Minimum Setbacks (feet) | ||||||||
Front | 50 | 30 | 50 | 30 | 30 | 20 | 20 | 20 |
Side | 20 | 10 | 10 | 10 | 10 | 8 | 5 | 5 |
Rear | 50 | 30 | 50 | 25 | 15 | 10 | 10 | 10 |
(Ord. 2023-167 § 1)
