Zoning, Building Permits, Accessory Structures, and Storage
In response to questions regarding county regulations that impact property owners on Four Hills Ranch, the following information was compiled to highlight sections that seem to be of interest to our POA members. This is not intended to be a comprehensive list and more complete information can be found at the Community Development section of the Coconino County website.
Per the Unsubdivided Lands Public Report for Four Hills Ranch, dated 11/3/2000, the FHR is zoned “G” (considered a “Residential” zone) for purposes of the Zoning Ordinance.
Even though RVs and Travel Trailers are allowed as permanent residences in Zone G per the Zoning Ordinance, they are NOT allowed as permanent residences in Four Hills Ranch as stated in section 5.C of the Association’s CC&Rs.
Section 1.11.A.a.1: “A Building Permit, as required by the Building Code, shall be obtained prior to the construction, reconstruction, alteration, relocation or change in use of any Building or other Structure.”
ACCESSORY STRUCTURES (Sheds, Garages, etc)
Section 2.1.B.44: “Accessory Structures (are allowed) on the same site as a permitted Use”
Section 2.1.E.6.A: “In the General, Agricultural Residential, and Rural Residential Zones all Accessory Structures (excluding Guest Houses/Accessory Living Quarters) shall be subject to the following restrictions:
- Bathroom facilities shall be limited to one (1) sink and one (1) toilet.
- No kitchen facilities or wet bars shall be permitted.
- The use of Mobile Homes, semi-trailers, railroad cars, Travel Trailers, camper shells or similar units as Accessory Structures is prohibited. Metal Storage Containers may be permitted, refer to Section 3.10.
- Accessory Structures may be established prior to the Dwelling Unit or primary Structure subject to the provisions outlined above.
Note: Per the Coconino County regulations, an Accessory Structure no larger than 400 sqft does not require a building permit; any Accessory Structure larger than 400 sqft does require a building permit.
Section 2.1.B.53: “Storage of one (1) unoccupied Mobile or Manufactured home per Lot or parcel for a period not to exceed sixty (60) days through the issuance of a Temporary Use Permit.”
Section 3.10.c.1.A: “Upon the issuance of an Administrative Permit, two 160 square foot Metal Storage Containers may be established with a no-fee temporary use permit. A temporary use permit is required prior to the storage containers being located on site and may be issued for up to 18 months at a time. Temporary use permits may be renewed so long as Building Permit remains in active status.
Section 3.15.C.4: “Outdoor storage shall not be permitted on any parcel unless there is a Dwelling on the parcel”
Note: Outdoor storage is defined in the ordinance as “unlicensed or inoperable vehicles, vehicle parts, auto parts, tires, secondhand building material, pipe, drums, appliances, household furniture, household refuse, unlicensed Travel Trailers or utility trailers, etc.” Dwelling is defined as a permitted residential structure.
The following codes are used by the Coconino County Building Division:
- 2012 International Residential Code
- 2012 International Building Code
- 2012 International Mechanical Code
- 2012 International Fuel Gas Code
- 2012 International Plumbing Code
- 2012 International Energy Conservation Code
- 2012 International Existing Building Code
- 2011 National Electrical Code (Coconino County Building Ordinance 2014-07)
Section A.1: “All construction shall be reviewed by the Environmental Quality Division before a building permit will be issued”
Note: All residential structures must have a septic permit approved before a building permit will be issued
Any questions or comments can be sent to President@4hrpoa.org.