Hurricane council adopts revised R14 zoning rules aimed at smaller single-family homes

HURRICANE — The City Council on an unanimous vote approved Ordinance 2025-25 on a revised R14 single-family residential zoning category intended to produce smaller, less-dense homes.

The ordinance removes a previous adjacency prohibition that barred R14 zones from being located next to another R14 and eased where the zone could be applied. It also raises the minimum lot width from 50 feet to 63 feet, allows covered front and rear patios to extend up to 5 feet into setback areas (no wider than half the house façade), permits a single room to project up to 2 feet into setback areas, and requires shoulder (on-street) parking in R14 subdivisions.

Why it matters: Supporters said the changes are designed to create a “missing middle” product — modest single-family homes that can be more affordable than typical new construction while keeping a traditional neighborhood feel. Opponents at the Planning Commission and on the council worried that, without clear caps, builders could still deliver large or vertically stacked homes that undermine the zone’s affordability goals.

Staff presentation and evidence: City staff told the council the Planning Commission held a public hearing on Dec. 11 and recommended the code update by a 5–2 vote; Commissioners Ralph Ballard and Kelby Iverson voted against removing the proximity restriction. Staff said there had been one written comment urging retention of a buffer requirement.

Key policy limits added: During debate council members proposed and approved amendments to limit building bulk. The council moved to limit the maximum footprint to 1,500 square feet for the main floor and to cap second-floor area so that any second floor may not exceed 50% of the main-floor footprint (garages/carports are treated consistent with footprint rules). One council member also proposed a 25-foot maximum finished-grade height; the adopted package emphasizes footprint and second-floor limits as the path to prevent overly tall or oversized dwellings.

Quotes from the hearing: Kevin (staff presenter) described the intent: “The R14 zone is specifically designed to be the answer to the missing middle type of housing. It’s in between our traditional zoning for single-family homes and multi-housing developments.” He said a 63-foot lot width forces horizontal, smaller plans and allows room for on-street parking so neighborhoods won’t feel like high-density corridors.

Council discussion: Council members pressed staff on whether the zone could be used for infill and whether deed restrictions or development agreements would be needed to secure permanently affordable units. Staff and several council members acknowledged the city cannot legally mandate a sales price or buyer qualification but can use zone-change conditions or seek voluntary developer commitments. One council member warned investors could buy units and rent them, a concern described during the meeting as unresolved without deed restrictions or voluntary seller requirements.

Vote and next steps: After adding the amendments, Councilman Elliman moved to adopt Ordinance 2025-25; Councilman Thomas seconded. The ordinance passed by roll call with the council voting in favor. The changes now become part of Title 10 (Chapters 7, 11 and 13) of the Hurricane municipal code; landowners will still need to apply for zone changes and site plans for specific developments.

What remains uncertain: Staff and council members said the practical impact on sale prices depends on market forces and developer choices. The ordinance gives the city a tool to encourage smaller homes, but whether that translates into lower purchase prices will depend on whether developers or sellers use deed restrictions or other mechanisms to preserve affordability.