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Cave Creek planners consider allowing ADUs in R18/R35 zones; staff suggests 1,200 sq ft or 30% cap to balance housing and character
Summary
At a June workshop, staff outlined options to permit accessory living quarters in R18 and R35 desert-rule zones, noting sewer/septic constraints and proposing either 50% gross floor area (existing desert-rule standard) or a lower 30%/1,200 sq ft cap; commission signaled preference to bring the 30%/1,200-sq-ft option to public hearing.
Planning staff presented two options for accessory living quarters (ADUs) in Cave Creek's R18 and R35 zones at the commission workshop: carry over the desert-rule standard (allow ADUs up to 50% of the primary dwelling's gross floor area) or adopt a smaller ratio (30% of the primary dwelling). Commissioners and staff discussed a hybrid cap to prevent very large ADUs on very large lotsfor example, a numerical cap of 1,200 square feet or 30% of the primary dwelling, whichever is less.
Staff said the town's inventory includes about 600 parcels in the R18/R35 districts, with roughly 57 vacant parcels (about 90% built out). Constraints such as lot coverage, setbacks, hillside designation and septic versus sewer service limit where ADUs would be feasible. Staff noted House Bill 2720 (a state law affecting larger municipalities) and compared local rules to neighboring jurisdictions, which vary in gross-floor-area allowances and setback treatments.
Commissioners raised practical concerns: septic-tie-in costs and fixture counts can make ADUs infeasible on many lots; garages and attached unconditioned space count toward Gross Floor Area, which can produce unintended consequences (for instance, an attached garage could push an ADU above a GFA cap). Commissioners discussed possible exemptions (detached garages, covered patios) and advised staff to prepare exhibits showing typical lot layouts.
Outcome and next steps: staff said the likely recommendation to carry to public hearing would be Option B with a cap framed as "1,200 square feet or 30% of the primary dwelling, whichever is less." The commission requested illustrative exhibits, examples of how GFA would be measured, and consideration of whether to exempt detached garages or count only livable area.
The workshop produced no vote; staff will return with draft ordinance text and exhibits for the public hearing.
