March 2020
Community Development Quarterly Bulletin
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Transition to Fully Digital Processes & Permitting!
The Community Development Department is transitioning to fully digital processes and permitting over 2020. The Planning & Zoning and Building Divisions are already accepting permits through the online portal (https://co-coconino-az.smartgovcommunity.com/Public/Home), and Engineering, Environmental Quality, Sustainable Building, and Code Enforcement will soon follow. The department understands that transitions and change can be difficult for both staff and customers alike, and we ask for patience as we navigate the new digital systems that are being set up to better serve the public.
The online portal is intended to be very simple for customers to use – just register and log in, then you can apply for a new permit, inspection, or other request (such as a pre-application meeting), view the status of existing permits, as well as pay for permits online. Paper plans and printed application forms have been replaced with a digital application through the portal and the ability to upload electronic or scanned documents as applicable. A small scanner is available at the front counter of the department for those customers that do not have access to a scanner or cell phone scanning app. Paper up to 8.5”x11” (letter-size) will be accepted at the counter, and for pages larger than letter-size there is a larger scanner option (with staff assistance) for a fee starting July 1st. There is a computer set up at the front counter for public use, and staff are available to assist customers with scanning and using the online portal to initiate permits and other requests.
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As the department prepares for moving to a new building in the next few years, the goal is to eliminate the creation and maintenance of paper files and move fully into the 21st century with digital processes. This not only saves staff time and the County money, but is also more environmentally-friendly and creates a more accessible application process for the customer. It will also allow staff and customers to have access to updated information instantaneously, rather than having to take time searching for information in filing cabinets.
The Building division is continuing to experiment with digital inspections. This provides the ability for customers to record a short video showing the portion of their project to be inspected, and then uploading the video file via the online portal. More information on this will be coming soon.
The department will continue to offer a website application option (pdf or e-file), however starting July 1st the department will begin the transition to full online portal usage. By 2021, the online portal will be the sole option for digital permit applications and service requests. Customers are encouraged to begin using the online portal now. Staff are available to assist with any questions, and feedback is welcome on the new portal system as there will always be ways that it can be improved. For questions or comments about the online portal, please contact Rachel Davis, Planner at rdavis@coconino.az.gov or Robert Hernandez, Plans Examiner at rohernandez@coconino.az.gov
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The Building Division has successfully adopted and transitioned to the 2018 Code Cycle and the 2019-10 Building Code Ordinance. Contractor Update classes have also continued and been very successful. The transition to 100% digital plan submittal and permit application has begun and is proving to be
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a very beneficial transition. A Video Inspection program has also been initiated, but not enough time has passed to evaluate its success. A heavy emphasis on training took place this past year. Several Building Inspectors and Plans Reviewers were able to attend mission critical trainings that have increased our ability to perform. A stronger relationship with the Sustainable Building Group has been fostered. A cooperative group identified as the Alternative Technology Advisory Group, ATAG, has been formed to assist the Building Official in the adoption of non-prescriptive methods and materials. There has been no turnover in the Building Department in over one calendar year.
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Permit Data: Through February 2020
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Click image for a larger size
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Code Enforcement
5 Quick and Important Points on Vacation Rentals in Coconino County
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Coconino County is a unique tourist destination. The Grand Canyon National Park alone gets approximately 6 million visitors a year. Lake Powell gets 3 million visitors per year, and Coconino National Forests estimate 4.6 million visitors annually. This does not include National Monument tourism, people here for winter sports, and summer visitors here to enjoy the cool weather. This is a huge amount of people who need lodging.
Whether you love them or hate them, Vacation Rentals are here to stay and only increasing in number. In my capacity as Zoning Inspector, I thought I would take this opportunity to discuss how we can better protect human health and safety by clarifying some of the standards for Vacation Rentals.
So here are 5 Quick points on how to make a safer stay for your guests, and avoid having me show up at your doorstep due to a violation of the Zoning Ordinance or Building Codes.
- Fire and Carbon Monoxide Detectors:
If you don’t read anything else in this article, please install a Smoke Detector and a Carbon Monoxide Detector in your rental. Please test the Smoke and Carbon Monoxide detectors and make sure they are working. Please consider your Guest’s safety first.
- What You Can Rent as a Vacation Rental:
Arizona State Law defines a Vacation Rental as the following:
“One-to-four-family house or dwelling unit or any unit or group of units in a condominium, cooperative or timeshare, that is also a transient public lodging establishment or owner-occupied residential home…”
A dwelling unit, according to the International Residential Code has permanent provisions for living, sleeping, cooking, and sanitation.
- What You Can’t Rent as Short-Term Vacation Rentals:
Teepees, tents, vehicles without sanitation or that do not meet the definition a dwelling unit, or simply any accommodation that does not meet the definition of a dwelling unit, are prohibited as vacation rentals in residential areas.
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Many people ask me what the problem is with camping in a tent on their property. My answer is that Residential neighborhoods were not designed to be commercial campgrounds. The buckets you see in this picture are the sanitation system. This is a clear violation.
If you would like to set up a commercial campground you can contact our Planning and Zoning Division at 928-679-8895.
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Note: This was a commercial campground on a residential lot, in violation of the Zoning Ordinance. RVs, teepees and sheds were all rented with only chemical toilets for sanitation.
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Can I Rent My Recreational Vehicles? The answer to this question is that it depends on what zone you live in and if you have a primary dwelling on your property.
- Yes, you can camp in your Recreational Vehicle if:
- There is not a primary dwelling already on your parcel.
- You have a current Temporary Use Permit (TUP) or an Administrative permit.
2. No, you can’t camp in your Recreational Vehicle if:
- You already have a home on your property.
- You have no permit to camp.
- Your TUP permit is good for 120 consecutive days per year and that time has elapsed.
Can I Rent Out My Place for Weddings?
According to State Law ARS-11-269-17
“Vacation rental and short-term rental do not include a unit that is used for any nonresidential use, including retail, restaurant, banquet space, event center or another similar use.”
This means no weddings, no receptions, no Events, no food service, no business beyond a short-term rental for spending the night.
If you have any questions, please call me before you buy a property or invest money into a situation that may not be allowed by County and State Laws.You can reach me at:
Elizabeth Richardson
928-679-8856
erichardson@coconino.az.gov
References:
11-269.17. Limits on regulation of vacation rentals and short-term rentals; state preemption; definitions
International Residential Code 2018. Chapter 2. Definitions. Dwelling Unit.
https://codes.iccsafe.org/content/IRC2015/chapter-2-definitions
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Engineering
At-Risk Grading Permit:
An At-Risk Grading permit allows for rough grading to be done before a grading permit is issued. Issuance of this At-Risk permit is provided as a convenience to the developer; the County is not obligated to approve an At-Risk Grading application. As the permit name implies, there is some risk in proceeding with rough grading before a final grading and drainage permit is issued as there may be redline corrections that impact the final approved grading plan.
A first review of the Grading and Drainage permit submittal for the project must be completed and all major comments must be addressed prior to any consideration of an At-Risk Grading and Drainage application. The Professional Engineer shall work earnestly toward completing the full Grading and Drainage plan approval while the At-Risk Grading and Drainage plans are in use. The permit may be revoked if timely progress is not made toward final Grading and Drainage plan approval.
Trenching or fine grading is not allowed as part of the At-Risk Grading and Drainage plan approval.
The At-Risk Grading permit application is processed in the same manner as a regular grading permit application with the associated fees. As such, the applicant must follow all the requirements of a regular grading permit in addition to the As-Built Grading Permit requirements noted in section 3.4.3 of Engineering Design and Construction Manual.
The At-Risk Grading permit application can be found online at: https://www.coconino.az.gov/DocumentCenter/View/27624/At-Risk-Grading-Permit?bidId=
Email the Completed At-Risk Grading Permit Application to plansubmittals@coconino.az.gov.
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Update from Environmental Engineering Supervisor
The EQ backlog is under 3 weeks on initial submittals and 1 week on resubmittals.
Substantive policy EN-2020-01 Erosion Control Setback Reduction has been issued by the Engineering Division to clarify the submittal of erosion control for the reduction of the EQ setback to a wash. There may be other design issues beyond the adequacy of the erosion control that will be addressed by EQ division in their review.
A number of notifications have been sent to the designers, engineers, contractors and service providers on the EQ Resource list. The subjects addressed include:
- A312G Alternative Request revisions.
- Building Division will not schedule final inspection if EQ has not signed off on their permit.
- Clarification on distribution of approved plans by mail.
Let us know if you would like to be included on the resource list.
EQ is continuing to work with the Sustainable Building Division 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@coconion.az.gov so that they are uploaded into the queue for review. CCCD permit technicians are still scanning paper submittals at no charge to the applicant. On June 1 charges for scanning will be implemented such that it will be less expensive to have submittals scanned at a local business. EQ is attempting to have all submittals go through the online portal sometime this year.
If you have specific concerns about the program please feel free to call, write or visit.
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Sustainable Building Program
Gray Water Permitting
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The Sustainable Building Program has been working with the Environmental Quality Division on resources for customers who would like to reuse gray water for irrigation on their property. Gray water is used water from baths, showers, wash basins, clothes washing machines and hand wash sinks. Gray water makes up 50-80% of the water used in a home.
Arizona has one of the least restrictive codes for gray water reuse in the country. Homeowners are allowed to irrigate with gray water as long as 13 conditions are met, with no permit application. This gets a bit more complicated when the gray water system is a part of an on-site wastewater system, as is typically the case in Coconino County. When that is the case, there are other requirements that must be met. A Residential Gray Water Permitting brochure has been developed to help applicants for an on-site wastewater permit navigate the process when they also want to reuse their gray water.
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Requirements that must be met for All Gray Water Systems:
- The system must meet all of ADEQ’s permit conditions, including a Minimum Vertical Separation of at least 5’ feet from the point of gray water application to the top of the seasonally high groundwater table. This prohibits the reuse of gray water discharge in areas of the County with high groundwater tables.
- Dual plumbing must be shown on building plans; gray water pipe must be purple.
- A 3-way diverter valve to allow for gray water diversion to the wastewater system is required; it must be shown on building plans and will be inspected by the Building Division.
When an alternative on-site system is being installed, the alternative system manufacturer must give written approval for diversion of the gray water flows from the wastewater system before approval will be given for a gray water system.
See the brochure for further details and requirements.
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Common Gray Water Permitting Misconceptions:
Often times when homeowners are permitting a wastewater system, and plan to reuse their gray water, they think the wastewater system size can be reduced. The ADEQ rule is clear that gray water is only to be used for irrigating plants or watering compost and must be diverted to the wastewater system when not used for these purposes, when it contains infectious or toxic substances or when the system is plugged or backed up. Therefore, wastewater systems must be sized to accommodate both the gray and black water flows from a home.
Also, when a composting toilet system is installed, while there is no black water from toilets, there is still kitchen sink black water that necessitates a wastewater system. Again, that system must also be sized to accommodate gray water flows for any day or days when the gray water system is not operational.
Feel free to contact the Sustainable Building Program at 679-8882 if you have questions.
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We are currently in the hiring process for a Hydrologist. The application process closes March 20th. Further information about the position can be found here.
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We're happy to share with you the following additions to our team!
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Marty Johnson - Sustainability Aide
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I’m super excited to join Coconino County’s Sustainability team. I transitioned from Coconino Community College where I advised students, assisted them with career readiness and helped them with internships and other work-based learning opportunities. I am an alumnus of NAU’s Master in Sustainable Communities program and I wrote my master’s thesis on off-grid neighborhoods in the surrounding Flagstaff area. My work experience is quite varied: before moving back to Flagstaff in 2016, I worked for an environmental non-profit in Summit County Colorado for 3 years, I’ve been a
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wildland firefighter for both the Kaibab and Coconino, slung coffee for Late for the Train, and I’ve even worked previously for the County in the Maternal and Child Health unit. I’m happy to be back at the County after so many years, working to reduce our environmental footprint. In my free time, I enjoy spending time with my husband and our 11 month old daughter. We try to get outdoors as much as we can, whether it’s skiing, hiking, running or mountain biking.
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Jessica Simmons - Urban Wildlife Planner
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I received my bachelor's degree in Biology from Carleton College in Minnesota and then worked for NOAA Fisheries in Seattle for a couple years before completing my master's in Wildlife Science at New Mexico State University. Following graduation from that program, I did environmental consulting work for Tetra Tech in Seattle for 5 years. I stayed home with my kids for 7 years, and now I'm back working since my youngest has started kindergarten. I'm loving the job so far!
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