Commission debates zoning overhaul: minimum dwelling size, ADU rules, accessory uses, height and setbacks

At the May 28 meeting the Orderville Planning and Zoning Commission spent the bulk of its time line-by-line reviewing a draft zoning ordinance and raising several points the commission asked staff to clarify or revise.

Minimum dwelling size and ADUs: The draft sets a 400-square-foot minimum for a primary dwelling across several zones; commissioners questioned whether that is too small compared with neighboring communities. Several members suggested raising the minimum (discussed options included 600 or 800 square feet) and limiting accessory dwelling units (ADUs) to no more than half the main dwelling, with the ADU cap tied to a minimum main dwelling size to avoid impractically small ADUs (SEG 1206-1310, SEG 1301-1334).

Accessory uses and conditional vs permitted categories: Commissioners recommended removing redundant accessory-use language so that customary accessory buildings (greenhouses, potting sheds, tack sheds) are permitted as incidental uses while uses that bring the public or cause potential nuisances (public stables, riding academies, rodeo arenas, large ranch buildings housing others' animals) remain conditional uses subject to review (SEG 1470-1660, SEG 1760-1890). Members cited dust, noise and nuisance concerns as reasons to keep certain large-animal or crowd-serving facilities in a conditional category.

Height and structural rules: The draft retains a 25-foot height limit in places where the community has permitted taller homes; commissioners suggested updating cross-references and adopting a 30-foot standard to match recent building practice and avoid repealing existing allowances inadvertently (SEG 1921-1952).

Chicken coops and livestock setbacks: A proposed 50-foot setback for coops and related provisions drew pushback as impractical on small lots. Suggestions ranged from a modest uniform setback (10 to 25 feet) to tiered rules (regular setbacks for flocks under a specified size; larger setbacks or conditional review for bigger flocks) (SEG 2130-2364).

Radio towers and antennas: Members asked for clearer thresholds distinguishing small personal antennas from relay towers and suggested that towers over a designated height (30 feet was discussed; some suggested a higher threshold) should require conditional-use review. Commissioners also noted that FCC and FAA rules may apply to taller structures (SEG 1996-2060).

Special events and permitting thresholds: The draft lists "special events as approved by town council" but lacks an attendance threshold. Commissioners referenced the alcohol-permit rule that requires a permit at 500 people and discussed setting a clearer numeric threshold for council approval of events on private property (SEG 2621-2676).

Parking and tour companies: Commissioners flagged recurring downtown parking shortages and discussed whether commercial tour operators should be conditional uses so the commission can review parking plans and require adequate off-street spaces during business-license review (SEG 3100-3176). One practical recommendation included exploring municipal parking (e.g., repurposing the old pool area) for overflow and event parking.

Inconsistencies and next steps: Members found inconsistent language in the draft's RRC and industrial sections that sometimes listed the same use as both permitted and prohibited in adjacent paragraphs; the commission asked staff to correct inconsistent numbering, clarify permitted/prohibited lists, and re-circulate a consolidated draft (SEG 3784-3812). Speaker 2 agreed to compile comments and have Brad Robbins (consultant referenced) resend a revised draft (SEG 1970-1976).

The commission did not finalize all text that night; it flagged specific drafting changes (minimum dwelling size, accessory-use verbiage, chicken setbacks, tower thresholds, special-event thresholds and parking rules) for staff and consultant review and requested a revised draft at a future meeting.