September 2019
Community Development Quarterly Bulletin
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The Building Division has created a substantive policy regarding the unpermitted construction of greenhouses. Over the past several years, the community has been asking for an easier method to build private greenhouses without the added cost of building permits and the time required for plan review
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and building inspections. These requirements seemed a little overbearing, restrictive and just plain unnecessary. Many greenhouses are designed and constructed to have take down walls, alternative foundations to support the growing of food, and are made of materials that simply can not be considered for structural ability. For years, the Building Division has had an unwritten policy of allowing greenhouses, but the public has been widely unaware.
Through cooperation with the Sustainable Building Program, the Building Division has drafted a substantive policy for the construction of greenhouses. This policy is now available to the public and guidelines allowing for the unpermitted construction of greenhouses are clearly defined:
1. Must meet all Planning and Zoning, Engineering, and Environmental Quality requirements.
2. May only be constructed of “Light Framing” materials and methods.
3. May not exceed 400 square feet in area.
4. Wall heights may not exceed 8 feet with a maximum roof peak height of 15 feet.
5. No electric, mechanical, or plumbing system shall be installed or attached to the greenhouse. If an electric, plumbing, or mechanical systems is installed, a plan review, permit, and building inspections shall be required.
Exception: A water line may be installed as a stand-alone “standpipe” within the building.
6. Greenhouses may be skid set with approved tie-downs at each corner.
7. Foundations may be used. If a poured concrete or block stem wall foundation is constructed, it shall be at least 12 inches below grade and 12 inches in width.
All of us in the Building Division wish all of you a blessed holiday season. Now go grow something.
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Permit Data: Through Month of November
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Click image for a larger size
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Engineering
Update from Engineering Supervisor
Rio de Flag Watershed Planning Project Background
The Rio de Flag (Rio) is an important ephemeral river and riparian corridor connecting the Flagstaff area community through a multitude of environmental, social, cultural and economic benefits. Friends of the Rio de Flag (Friends) recently received a Bureau of Reclamation WaterSMART grant to develop a watershed group and plan conceptual improvement projects for the Rio de Flag watershed. The watershed starts at the drainage above Leroux Springs to where the Rio joins San Francisco Wash, which drains into the Little Colorado River. Neighborhoods and communities to the east and west of Flagstaff are included in the watershed, such as Baderville to the northeast, Doney Park/Timberline/Townsend-Winona to the east, and Ft. Tuthill/Airport to the south.
This watershed planning effort is collaboratively led by the Friends of the Rio de Flag, City of Flagstaff, Coconino County, and Southwest Decision Resources. The leading partners are working to facilitate the formation of a watershed working group that will inform the development of the watershed plan in addition to supporting public engagement throughout the process. If you would like to be a part of this important project, please contact Carrie Eberly with Southwest Decision Resources at carrie@swdresources.com.
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Update from Environmental Engineering Supervisor
The EQ backlog has been slipping up to 4 weeks on initial submittals. We are working to get back to a 3 week backlog.
Substantive policies have been issued to address specific issues and document the interpretation of the rules. 2019-01 Wash and Intermittent Streams defines streams and washes for the application of the setbacks. 2019-03 Shallow Groundwater describes the design of onsite wastewater systems in areas of shallow seasonal saturation and drainage runoff that can be associated with it. Both of the policies apply throughout the county, but they are meant to address the design problems in the Fort Valley area.
A number of notifications have been sent to the designers, engineers, contractors and service providers on the EQ Resource list. Pressure distribution was clarified as it applies to alternative system permit fees. Some designers had identified problems in the processing of permits which have been addressed in internal procedures. I have also made a “fake” submittal from home so that I can experience the submittal process as the customer experiences it. CCCD EQ has reviewed the ADEQ rules carefully in regard to service contracts and will no longer be requiring a service contract be part of the Request for Discharge Submittal process. (Some contractors and/or suppliers may provide services as part of their sales program or a certification process which is between them and their customer.)
EQ is working with the Sustainable Building Program to develop information on gray water use. The purpose is to address large acreage, off grid, residences that are not only willing but want to take a more active part of water and wastewater needs on their property. One future goal is a “reference design” submittal to ADEQ that could be used by some of these properties.
Digital submittals must be sent to plansubmittals@coconino.az.gov so that they are uploaded into the queue for review. At the end of this year all Community Development submittals will be required to be digital.
If you have specific concerns about the program please feel free to call, write or visit.
David M. Monihan Jr., PE, RLS
(928) 679-8772
dmonihan@coconino.az.gov
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Planning & Zoning
Recreational Vehicles as a Permanent Residence
The Coconino County Zoning Ordinance has undergone an update process and was recently approved by the Board of Supervisors. Effective December 11, 2019, there are numerous changes to the code, including some conditional uses becoming permitted by-right with performance standards, as well as the addition of new uses in certain zones.
One such change is the ability for travel trailers and RVs to be utilized as a permanent residence in the General (G) or Manufactured Home Park (MHP) zones with an administrative permit. The intention behind this change is to allow additional residential living options for dwelling within large residential zoning districts. The following performance standards apply:
- One Recreational Vehicle or Travel Trailer may be used as a permanent residence and must comply with all development standards of the applicable zoning district.
- A permit or other method that demonstrates appropriate wastewater disposal shall be required prior to establishing the use on site.
- Building permits are required for solid fuel-burning appliances, such as wood and pellet stoves, Installed as a heating source within the vehicle.
- Equipment, machinery, and building materials stored on site must be screened with fencing.
- Impact to neighbors from noise shall be minimal. Noise from generators must be mitigated with sound-buffering materials such as rigid insulation or other solid materials, and shall not exceed 50 decibels at the property line.
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A conditional use permit (CUP) is still required to live long-term in an RV in the Agricultural Residential (AR) zone or on legal non-conforming G zone parcels under 10 acres in size. For short-term use, a Temporary Use Permit may be applied for that allows living in an RV for 120 days per calendar year, or while building a home with an active building permit.
For questions about this use and associated performance standards, or any other changes to the Zoning Ordinance, please contact staff planners at 928-679-8850. The Community Development Department has also produced a brochure on best practices for living off-grid in an RV.
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Sustainable Building Program
New Alternative Technology Advisory Group (ATAG)
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In the last Community Development newsletter, we highlighted the Innovative Materials and Systems Pilot Program, a program that allows owner-builders of small innovative dwellings on rural parcels the option of an exemption from some aspects of building code. Projects participating in this program are not required to apply for a traditional building permit or undergo plan review or building inspections. The purpose of the program is to support community members who are interested in utilizing sustainable and innovative building methods, materials and systems that are outside the scope of prescriptive building codes.
We are now working with the Building Division to develop a process that will make it easier to obtain a building permit for a project that utilizes alternative or innovative technology. This process will give projects not meeting the requirements of the Pilot Program, or those who want the oversight of the traditional permitting process, a clear way forward when building with alternatives.
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While building codes don’t prohibit the use of any method or material, approaches that fall outside the scope of the building code can be challenging for code officials to evaluate for safety. To address the need for further evaluation of these methods and materials, we are developing an Alternative Technology Advisory Group (ATAG). ATAG will be structured like Portland Oregon’s similar committee; it will be comprised of building professionals who are interested in alternative methods and technologies who can help evaluate these materials for safety and code compliance. After reviewing existing research and codes on a selected alternative, the group will make recommendations to the Building Division. The Chief Building Official will then be able to refer to the group’s recommendation report in making determinations on individual projects utilizing the material or method. The reports will be made available to the public online. See more information about ATAG here and the bylaws for the group here.
If you are interested in applying to serve on ATAG, you can download an application form here. We will be accepting applications for the 2019-2021 year group until December 31, 2019.
Please contact Nina Schmidt at (928) 679-8882 or nschmidt@coconino.az.gov for further information.
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Recruitment:
We're happy to share with you the following additions to our team!
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Adam Hicks - Interim Chief Building Official
We are pleased to announce that Adam Hicks, our former Lead Building Inspector, has accepted the position of Interim Chief Building Official. Congratulations Adam!
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Dale Buck - Building Inspector
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My name is Dale Buck and I joined Coconino County as a building inspector this past November. I am excited to be part of the Community Development team. I was born and raised in Mesa, Arizona and have been working in the construction industry my entire life. I live in Munds Park and enjoy the peace and quiet of the mountains. I enjoy hunting, camping, and spending time outdoors with my wife, Marie.
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