Commission backs recommendation to allow caretaker ADUs in Jordanelle Basin overlay with conditions; staff to refine building-envelope language

The Planning Commission on Jan. 9 voted to forward a code amendment to the County Commission that would permit caretaker accessory dwelling units (ADUs) as a conditional use in the Jordanelle Basin Overlay Zone (JBOZ), subject to revised language limiting them to lots with adequate contiguous, buildable envelopes and without steep slopes.

Planning staff explained the amendment would add caretaker ADUs to the overlay zones permitted/conditional-use table and modify existing caretaker ADU requirements (county code section 16.21.27). Staff proposed that a caretaker ADU be allowed only on parcels that meet the underlying zone minimum size or a minimum of 10 acres, and contain a contiguous generally rectangular building envelope of at least 1 acre that does not violate the countys physical-constraint analysis (16.27.25) and contains no natural or man-made slopes over 25% in the proposed envelope.

Staff said the change responds to an applicant request (Victory Ranch) and that the proposed language is intended to allow caretaker ADUs on large lots while preventing placement on very steep or constrained building areas. "This is the requirements that are specific for a caretaker ADU...the lot must meet the minimum size requirements of the underlying zone, or a minimum of 10 acres, whichever is larger," staff summarized.

Several commissioners objected to the phrase "generally rectangular" as too prescriptive; one commissioner said the phrasing would generate needless disputes about envelope shape. The applicants representative, Jeff Graham, said the amendment as drafted would not affect Victory Ranch lots but supported adding flexible language to allow other reasonably buildable envelope shapes. Commissioners therefore moved and approved a recommendation to the County Commission with a stipulation that county planning staff propose alternative language to allow more flexibility in the allowable building-envelope shape while preserving the 1-acre buildable-envelope requirement.

Motion and vote: the commission "gave a positive recommendation to the County Commissioners" for the code change and added a stipulation directing staff to recommend alternative language to allow greater flexibility in building-envelope shape. The motion passed by voice vote.

Staff and applicants noted the amendment would keep caretaker ADUs as conditional uses (requiring a conditional-use permit) and would exclude very steep, constrained lots from eligibility. Commissioners asked about interactions with state ADU legislation; staff said the code is consistent with state requirements that primarily require internal ADUs in certain zones but that caretaker ADUs are a distinct category tied to agricultural and caretaker needs.