Zoning districts are established as shown in Table 2.1. Zoning districts are established by the City’s adoption of the official Zoning District Map pursuant to Section 2.1.B.

The RS-70 district is intended to accommodate and preserve very low-density single-family residential development with limited community and educational uses and incidental or accessory uses. The district may also be used to transition between surrounding public lands and more urbanized areas within the City.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RS-35 district is intended to accommodate and preserve low-density single-family residential development with limited community and educational uses and incidental or accessory uses.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RS-18 district is intended to accommodate and preserve lower-density to medium-density single-family residential uses with limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between low- and medium-density residential to higher-density residential zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RS-10 district is intended to accommodate and preserve medium-density single-family residential uses with limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between low- and medium-density single-family residential to higher-density residential zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RS-6 district is intended to accommodate high-density single-family residential uses, including manufactured homes. The RS-6 district may include limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between medium-density single-family residential and multifamily zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RMH district is intended to accommodate medium- to high-density single-family residential uses, including manufactured homes. The RMH district may include limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between higher-density single-family residential and multifamily and/or mixed-use zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RM-1 district is intended to accommodate medium-density multifamily residential uses, including single-family uses and duplexes. The RM-1 district may include limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between medium- and high-density single-family districts and other multifamily and/or mixed-use zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RM-2 district is intended to accommodate medium- to high-density multifamily residential uses, including limited single-family uses and duplexes. The RM-2 district may include limited community and educational uses, and incidental or accessory uses. This district can also serve as a transition between medium- to high-density single-family and multifamily, commercial, and/or mixed-use zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The RM-3 district is intended to accommodate high-density multifamily residential uses, with limited single-family uses and duplexes. The RM-3 district may include limited community and educational uses and incidental or accessory uses. This district can also serve as a transition between other multifamily and commercial or mixed-use zoning districts.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 20 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The M1 district is intended to accommodate primarily residential uses with limited community, educational, commercial uses, and incidental or accessory uses. Residential uses in the M1 district are intended to offer a diverse mix of housing opportunities at varied densities consistent with the Sedona Community Plan and adopted CFA Plans. Commercial uses in the M1 district are typically those providing limited retail and service for the convenience of the surrounding neighborhood. Mixed-use development in the M1 district is intended to provide a walkable and active streetscape and be compatible with surrounding residential development. [Ord. 2024-04 § 1 (Exh. A), 8-13-24].

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The M2 district is intended to accommodate primarily office, supporting commercial and service uses, and limited higher-density residential uses. The M2 district also provides community, educational, and commercial uses and incidental or accessory uses. Development in the M2 district may include limited auto-oriented uses and development patterns but is primarily intended to provide a walkable and active streetscape and be compatible with surrounding residential development. [Ord. 2024-04 § 1 (Exh. A), 8-13-24].

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The M3 district is established to provide for pedestrian-friendly areas of medium- to higher-density residential development and compatible nonresidential uses such as lodging, offices, supporting commercial and service uses, other civic and community uses, and incidental or accessory uses. Development shall be at a walkable scale that is compatible with surrounding residential neighborhoods. The district is intended to allow for a greater vertical and/or horizontal mix of uses and is appropriate near primary and secondary activity centers.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The CO district is intended to accommodate general retail and other commercial and service uses, and incidental or accessory uses, where access requires good vehicular circulation. Land uses are characterized by frequent visits of customers and clients. The CO district is intended to provide attractive commercial development with adequate access to arterial streets and with efficient internal circulation and parking and that is compatible with surrounding residential areas.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The IN district is established to provide areas appropriate for heavier-intensity commercial uses and low-intensity industrial uses including light manufacturing, warehousing and distribution, auto-oriented uses and commercial services, with limited office, retail, and support services. The IN district also allows limited incidental or accessory uses.

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The L district is intended to accommodate resort and lodging uses and limited supporting commercial and service uses and incidental and accessory uses in a manner that:

Any setback from National Forest or Open Space zoning districts shall be a minimum of 10 feet (per Section 2.24.D(2)). [Ord. 2021-03 § 1, 6-8-21].

The CF district is intended primarily for the accommodation of public/semi-public uses (other than street rights-of-way). The CF district includes community uses such as public safety facilities, schools, libraries, community centers, City buildings, and public utilities as well as incidental and accessory uses.

The OS district is established to provide adequate lands for recreational use and the preservation of permanent scenic and/or open spaces. The OS district may include public and quasi-public uses and both active and passive recreation uses as well as compatible incidental and accessory uses.

The NF district is intended to prescribe permissible uses for Coconino National Forest lands currently subject to the jurisdiction of the United States Forest Service (USFS) and located within the corporate boundaries of the City.

Property development standards as prescribed by the USFS shall apply to all land and buildings permitted in the NF district.

The OC district is intended to ensure that development in the Schnebly Community Focus Area (CFA) is consistent with the CFA vision for a pedestrian‐friendly, mixed‐use area that preserves the Oak Creek riparian corridor, natural hillsides, and open fields, with a variety of modestly scaled buildings that sustain the historic context and character distinctive to this area. If the district standards do not allow for the flexibility necessary to achieve the CFA goals, additional modifications may be considered through the CFA Alternative Standards Request pursuant to Section 8.8.C.

The Planned Development district is intended to achieve the following purposes:

Planned development districts are established by the City’s approval of a PD rezoning pursuant to Section 8.6.B, Rezoning to Planned Development District. The PD procedure shall not be used when a conditional use permit, variance, minor modification, or rezoning to a base zoning district could achieve a similar result.

Development in a PD district is subject to standards included in, or referenced in, an approved PD development plan.

The purpose of this section is to provide uniform methods of measurement for interpretation and enforcement of the lot and building standards in this Code.

(1) Measurement

a. Generally

The height of a building shall be measured as the vertical distance above the natural grade to the top of a flat roof or parapet, the deck line of a mansard roof, or to the top of the ridgeline of the highest gable of a pitched roof or hip roof.

b. Previously Developed and/or Graded Sites

On previously developed and/or graded sites, the Director may require an alternative determination of the location of natural grade from which height will be measured, based on previous grading and the surrounding natural grade.

c. Buildings within a city-recognized floodplain may be measured from the regulatory floodplain elevation, as established by the city’s floodplain management study or a floodplain analysis prepared by a registered engineer.

d. Plane Requirements

Building height is measured by establishing the following:

1. Horizontal Plane

An imaginary horizontal plane, from the highest point at natural grade within the footprint of the building. No part of a building or structure shall exceed 22 feet in height for single-family uses or 25 feet for multifamily uses in RM-1 and RM-2 zoning districts, as measured from this plane, except for those authorized exceptions in Section 2.24.E(3). This plane does not apply to multifamily projects in RM-3 zoning districts, multifamily projects in commercial zoning districts, mixed-use and other nonresidential buildings. (See “1” in Figure 2-6); and

2. Parallel Plane

An imaginary plane that parallels the existing natural terrain, measured vertically from any point of the building or structure to natural grade. No part of a building or structure, exclusive of the exceptions in Section 2.24.E(3) and/or the alternate standards in Section 2.24.E(4), shall exceed 22 feet in height as measured from this plane. (See “2” in Figure 2-6.)

e. Areas of rugged terrain with a width of less than 25 feet shall not be included when establishing imaginary planes.

(2) Maximum Overall Building or Structure Height

In addition to the maximum height requirements as stated in Section 2.24.E(1)d, Plane Requirements, the maximum overall height of any building or structure shall not exceed 40 feet measured vertically from the highest parapet or roof ridge to the natural or finish grade at the lowest point adjacent to the building exterior, excluding posts and masonry piers supporting decks or patios. This maximum height limitation applies to flat, gable, and pitched roofs, but shall not apply to the other generally established exceptions set forth in Table 2.7. (See Figure 2-7.)

Example: If the maximum height is 22 feet and the applicant earns six credit points, then the eligible height increase is three feet for a total of 25 feet maximum height. The six credit points can be earned independently or in combination. An applicant could earn two credit points for a 500 square foot largest unrelieved building plane, and another four credit points for an LRV percentage of 22.

In addition to the generally applicable exceptions to the rules of measurement set forth in this section, also see Section 8.8.B, Minor Modification. All available incentives and allowances in this Code shall be used before a minor modification may be considered.