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Commission begins work session on SR 174 rules for antiquated subdivisions and owner‑builder accommodations
Summary
Staff presented options for a zoning text amendment to allow accessory structures (including larger structures) to be built before or exceed the size of a principal residence in qualifying antiquated subdivisions, with the commission requesting further refinements and definitions before a June vote.
The commission held a work session on possible changes to the SR 174 zoning district (and related RU‑4 interactions) to address recurring requests in antiquated subdivisions such as SunSites. Staff described the background: many SunSites parcels predate current subdivision and zoning regulations, are often tax‑liened or undeveloped, and some applicants seek RU‑4 rezoning so they can build accessory structures before a dwelling or use manufactured homes — outcomes SR 174 was intended to restrict.
Staff presented three options: 1) retain the current rules, 2) amend the regulations to allow accessory structures to be constructed before a principal residence and to allow those structures to exceed the size of the residence on qualifying antiquated subdivision lots that meet a minimum contiguous acreage (e.g., 4 acres), or 3) the same as option 2 but limited to identified antiquated subdivisions rather than county‑wide. Staff recommended adding a clear definition of "antiquated subdivision" and tailoring any changes to discourage speculative development while enabling owner‑builders with consolidated parcels to proceed.
Commissioners debated whether to specify measurable limits (for example square footage or height caps) or to use broader language and rely on permit review. Some commissioners preferred case‑by‑case review, arguing a fixed square‑foot cap could be arbitrary; others urged clearer standards to reduce appeals and unpredictability. Staff agreed to draft specific language that would define qualifying antiquated subdivisions and either replace the vague term "size" with measurable metrics (square footage and/or height) or leave the term and rely on permit review. The commission asked staff to return a redline text for formal consideration at the next meeting in June.
