21-2-2.1: GENERAL PURPOSE:

All lands located within the incorporated limits of the City of Eloy are hereby zoned and organized into a coordinated set of Residential and Non-Residential Zoning Districts and Overlay Districts. These districts are established to implement the goals, objectives and policies of the Eloy General Plan and to conserve and promote the public health, safety and general welfare. Residential Zoning Districts are primarily intended to create, maintain and promote a variety of neighborhoods that allow a range of compatible densities to accommodate the desired physical character of the City. Nonresidential Districts uses are also allowed to improve the overall quality of life by providing a convenience of services and goods for Eloy residents and provide public facilities necessary to create a healthy and safe environment in which to live.

TABLE 2.1-1 ZONING DISTRICTS ESTABLISHED
Abbreviation		Zoning District	Previous Zoning
Residential Districts:
	(RR-20)	Rural Residential; minimum 20 acres per du	Rural Residential
	(RR-5)	Rural Residential; minimum 5 acres per du	Rural Residential
	(RR-2.5)	Rural Residential; minimum 2.5 acres per du	New
	(R1-54)	Estate Residential; minimum 54,450 sq. ft. per du	New
	(R1-43)	Estate Residential; minimum 43,560 sq. ft. per du	Estate Residential
	(R1-12)	Single-Family Residential; minimum 12,000 sq. ft. per du	Low Density Residential
	(R1-6)	Single-Family Residential; minimum 6,000 sq. ft. per du	Medium Density Residential
	(R-2)	Small Lot Residential; 6 - 10 dus per acre	Medium High Density Residential
	(R-3)	Multiple-Family Residential; 10 - 24 dus per acre	High Density Residential
Commercial and Mixed-Use Districts:
	(C-1)	Neighborhood Commercial District	Neighborhood Commercial
	(C-2)	General Commercial District	Community Commercial
	(MU)	Mixed-Use	New
Business and Industrial Districts:
	(BP)	Business Park	New
	(I-1)	Light Industrial	Light Industrial
	(I-2)	General Industrial	General Industrial
Open Space Districts:
	(OSC)	Open Space Conservation District	Open Space Conservation
	(OSR)	Open Space Recreation District	Open Space Recreation
Overlay Zoning Districts:
	(PAD)	Planned Area Development	Planned Area Development
	(MHS)	Manufactured Home Overlay Subdivision	Manufactured Home
	(MHP)	Manufactured Home Park	Manufactured Home
	(RVP)	Recreational Vehicle Park	New
	(AO)	Aviation Overlay	Airport
	(DCO)	Downtown Core Overlay	Community Core
	(PF)	Public Facilities District	New
	(HP)	Historic Preservation Overlay	New

(Ord. 18-880, 7-23-2018; Res. 24-1600, 10-14-2024)

21-2-1.2: ZONING MAP ESTABLISHED:

A. The location and boundaries of the zoning districts established by this chapter shall be designated upon the official "Zoning Map of the City of Eloy". The Zoning Map, together with all data shown on the map and all amendments hereafter adopted, is by reference made a part of this chapter.

B. The Official Zoning Map of the City of Eloy, dated and signed by the Mayor and City Clerk, is hereby adopted and shall be located in the Office of the City Zoning Administrator with a copy retained on file with the City Clerk. All future changes adopted by the Eloy City Council to the Official Zoning Map of the City of Eloy shall be clearly documented by the City Zoning Administrator on the Official Zoning Map adopted on the date and year set forth herein.

1. Any changes to the Official Zoning Map shall be considered an amendment to the Official Zoning Map and filed in accordance with section 21-6-6 of this chapter.

2. The Official Zoning Map may, from time to time, be republished to delineate any change of zoning approved pursuant to section 21-6-6 of this chapter or any other amendments thereto. (Ord. 18-880, 7-23-2018)

21-2-1.3: BOUNDARY DETERMINATION:

A. Where uncertainty exists concerning the boundaries of any zoning district shown on the Official Zoning Map, the following rules shall apply:

1. Where zoning district boundaries are indicated as approximately following street or alley center lines, such center lines shall be construed to be the district boundary.

2. Where zoning district boundaries are so indicated that they approximately follow property lines, such property lines shall be construed to be the district boundary.

3. Where zoning district boundaries divide a lot or parcel, the zoning boundary shall be determined by using the scale of the Official Zoning Map, unless indicated by legal description with distance and bearing or other dimension. Such zoning district boundary shall be considered a "lot line" as defined herein. If the area created by such lot line does not comply with the designated district lot area and lot width requirements, zoning for the entire parcel shall be that which is applied to the largest portion of the property.

4. Where a public street or alley, railroad, or utility right-of- way is officially vacated or abandoned, the property that was formerly in the right-of-way will be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned right-of-way or easement.

5. Where a zoning district boundary divides a lot or parcel, the location of such boundary, unless indicated by legal description with distance and bearing or other dimension, shall be determined by scaling the Official Zoning Map by the City Zoning Administrator.

6. Where a lack of clarity or disagreement concerning the exact location of a zoning district line exists, determination shall lie with the interpretation of the City Zoning Administrator as defined under section 21-5-5 of this chapter. The determination of the Zoning Administrator may be appealed in accordance with the provisions of section 21-6-2.11, "Appeals", of this chapter. (Ord. 18-880, 7-23-2018)

21-2-2: RESIDENTIAL DISTRICTS:

21-2-2.1: GENERAL PURPOSE:

Residential Zoning Districts are primarily intended to create, maintain and promote a variety of neighborhoods that allow for a range of compatible densities to accommodate the desired physical character of the City. These districts primarily accommodate residential uses; however, some nonresidential uses are also allowed to provide other uses necessary to support a healthy, sustainable and safe environment. These uses also include associated, limited nonresidential uses that are required by law such as religious, educational and recreational facilities. The Residential Districts are described in section 21-2-2.2 of this section 21-2-2. (Ord. 18-880, 7-23-2018)

21-2-2.2: RESIDENTIAL DISTRICTS ENUMERATED:

A. Rural Residential (RR-20): The purpose of this Rural Residential Zoning District is to provide areas for large, more intense agricultural activities, ranching land uses, and their related activities, in appropriate locations with buffering to mitigate the negative impacts upon, or from, such operations. The minimum lot size is twenty (20) acres. The intent is to protect areas that exhibit productive agricultural soils and existing or desired ranching uses from incompatible land uses and urban encroachment. This district is appropriate where very low density residential development is desired, where minimal public facilities and services are programmed or anticipated, and in aviation overflight areas. The RR-20 Zoning District may also act as a holding zone to prevent the premature conversion of rural lands to suburban or urban uses and until there exists adequate public facilities and an appropriate development plan.

B. Rural Residential (RR-5): The purpose of this Rural Residential Zoning District is to provide for, and conserve, existing rural, ranch, and very low density residential uses in their present or desired character, and to foster orderly growth. The minimum lot size is five (5) acres. The intent of this district is to allow for areas where small ranching and semirural residential uses can be maintained without imposing/receiving conflicts from higher density development. This district is appropriate where low density development is desired, as a buffer for these uses from the more intense agricultural uses of the RR-20 District, and in aviation overflight areas.

C. Rural Residential (RR-2.5): The purpose of this Rural Residential Zoning District is to provide an open, low-density country residential atmosphere on large lots. Lots are typically larger than in the developed portion of the City and can include area(s) for large livestock for non-commercial purposes. The minimum lot size is two and one-half (2.5) acres. This district is compatible with the Estate Residential Districts and can also serve as a buffer and transition to the higher density Residential Districts.

D. Estate Residential (R1-54): The purpose of this Estate Residential District is to provide an appropriate zoning district for the transition of newly annexed property into the City of Eloy, so as to equitably accommodate a comparable zoning district affording similar densities and intensities of residential land uses that were prescribed under the former County zoning district designation. The minimum lot size is fifty four thousand four hundred fifty (54,450) square feet (approximately 1.25 acres). This district is compatible with Rural Residential and Estate Residential Zoning Districts, but could also be utilized as a holding district until future zoning requests that are consistent with the General Plan land use designation(s) can be established. Single-family homes in this district shall not include manufactured homes unless approved in conjunction with a separate/additional Overlay Zoning District.

E. Estate Residential (R1-43): The purpose of this Estate Residential Zoning District is to foster orderly growth in the transitional or fringe areas, whereby large lot residential uses would be most appropriate. The minimum lot size is forty three thousand five hundred sixty (43,560) square feet (1.0 acre). The intent of this district is to provide a pastoral character and home sites that create an open environment and to provide a transition land use buffer between the rural land uses and single-family residential land uses. Single-family homes in this district shall not include manufactured homes unless approved in conjunction with a separate/additional Overlay Zoning District.

F. Single-Family Residential (R1-12): The purpose of this Single- Family Residential District is to provide a transition from rural residential and/or estate development to more suburban residential neighborhoods. Development in this district is generally comprised of moderate sized-lot (minimum 12,000 square feet in area) single-family detached homes with more conventional residential amenities such as sidewalks, public utility services and other improvements. Single-family homes in this district shall not include manufactured homes unless approved in conjunction with a separate/additional Overlay Zoning District.

G. Single-Family Residential (R1-6): The purpose of this Single- Family Residential Zoning District is to provide smaller lot sizes than other single-family districts while maintaining a traditional single-family neighborhood character. Development in this district should also include non-motorized linkages to community and neighborhood services such as schools, parks and shopping areas. All public utilities and facilities must be in place at the time of first dwelling unit occupancy. Certain essential and complementary uses are permitted under residential use standards which ensure their compatibility with the character of the district. Single-family homes in this district shall not include manufactured homes unless approved in conjunction with a separate/additional Overlay Zoning District.

H. Small Lot Residential (R-2): The purpose of this Small Lot Residential Zoning District is to provide for neighborhoods consisting of a mixture of single-family detached and attached homes including small-lot residential dwellings such as duplexes, townhomes, and/or patio homes together with schools, parks, trails and other supportive public facilities. Anticipated project densities may range between 6 - 10 dwelling units per acre (gross) for single family detached units and from 6 - 12 dwelling units per acre (gross) for all other residential uses, with heights limited to two (2) stories. This district may serve as a transition between Multi-Family Residential Districts and Single-Family Residential Districts. Single-family homes in this district shall not include manufactured homes unless approved in conjunction with a separate/additional Overlay Zoning District.

I. Multiple Family Residential (R-3): The purpose of this Multiple Family Residential Zoning District is to allow for higher densities to provide a balance of housing opportunities in the community. Anticipated project densities may range between 10 - 24 dwelling units per acre (gross), with typical heights limited to three (3) stories. This district is most appropriate in the downtown area, adjacent to large shopping or employment centers, or within a large PAD. The district requires direct connection to higher volume roadways and all public utilities. The maximum density is twenty four (24) dwelling units per acre. (Ord. 18-880, 7-23-2018)

21-2-2.3: RESIDENTIAL USE STANDARDS:

Table 2.2-1, "Table Of Allowed Uses For Residential Districts", of this section, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit (CUP), or prohibited within each zoning district. The use table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are identified as follows:

A. Use Category: The "use category" is intended to provide a quick reference to organize the specific uses. Such categories are not regulatory.

B. Specific Use Type: The "specific use type" is regulatory and functions as the basis for listing the existing and future land uses that are considered in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. The definition of each specific use type is located in section 21-9-1, "Definitions", of this chapter.

C. Permitted Uses (P): A "P" in a cell indicates that the use is allowed by right in the respective zoning district.

D. Conditional Uses (C): A "C" in a cell indicates that the use is allowed with a conditional use permit in the respective zoning district. Conditional use permits must be reviewed and approved in accordance with the procedures of section 21-6-7 of this chapter.

E. Not Permitted (NP): An "NP" in a cell indicates that the use is not permitted (is prohibited) in the respective zoning district.

F. Overlay District Uses (O): An "O" designates uses that may be permitted but must exercise the use of a Zoning Overlay District used in conjunction with the underlying zoning district. Zoning Overlay Districts must be considered and approved by the Planning and Zoning Commission and City Council.

G. Use-Specific Standards: Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this chapter may also apply.

H. Non-Specified Uses: When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Zoning Administrator is authorized to determine the most similar, and thus most appropriate, specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in section 21-9-1 of this chapter. Appeal of the Zoning Administrator's decision may be filed with the Community Development Department and heard by the Board of Adjustment in conformance with the procedures of section 21-6-2.11 of this chapter.

TABLE 2.2-1
TABLE OF ALLOWED USES FOR RESIDENTIAL DISTRICTS

P = Permitted use

C = Conditional use

NP = Not permitted

O = Overlay District

Use Category And Specific Use Type

Residential Zoning Districts

RR-20

RR-5

RR-2.5

R1-54

R1-43

R1-12

R1-6

R-2

R-3

Supplemental Use Regulations

Residential:

Assisted living center

21-3-1.5

Assisted living home

Caretaker living quarters

21-3-1.9

Child care, home

21-3-1.12

Dwelling, duplex

Dwelling, manufactured home1

P/O

Dwelling, modular home

Dwelling, multi-family

Dwelling, single-family attached

Dwelling, single-family detached

Group care home

21-3-1.21

Manufactured home, park1

P/O

21-2-7.6

Nursing home

21-3-1.28

Park Models

P/O

Recreational vehicle, park1

P/O

21-2-7.10

Resident care home

21-3-1.34

Tiny houses

P/O

21-3-1.39

Tiny houses, built on trailers, suspension and axle removed, permanently attached

P/O

3.1.40

Tiny houses, built on trailers, suspension and axle not removed*

P/O

3.1.40

Tiny houses, licensed as travel trailers*

P/O

3.1.40

Tiny house park

P/O

Vacation home rentals

Public and semi public:

Assembly hall/auditorium

Campground1

P/O

21-3-1.8

Child care, center

21-3-1.11

College or university

21-3-1.13

Community playfields and parks

Community recreation center

Country club, private

Cultural facility

Fraternal or social club, nonprofit

Library

Non-profit/non-governmental organization

Public safety facility

Religious assembly

21-3-1.33

School, boarding

21-3-1.35

School, public or private, K - 8

21-3-1.35

School, public or private, 9 - 12

21-3-1.35

Social service facility

Solar generation facility

21-3-1.38

Utility facility and service yard, major

Utility facility, minor

Wireless facility (including tower and supporting facilities)

21-4-4

Agriculture:

Agriculture, general (farming and ranching; no commercial activities or CAFOs)

21-3-1.3

Arizona/Pinal County 4H Program

Caretaker living quarters

21-3-1.9

Concentrated animal feeding operation (CAFO)

21-3-1.7

Dairy farms (commercial)

21-3-1.16

Market garden

Medical marijuana cultivation

21-3-1.24

Plant nursery/greenhouse

Produce stand

Ranching, commercial

Commercial:

Animal kennel/shelter

Commercial riding stables

21-3-1.14

Detention/correctional facilities

21-3-1.17

Extractive industries

21-3-1.19

Farmers market

Feed store

Golf course, unlighted

Parking lots and parking structure

Resort

Note:

1. May be permitted in any Residential Zoning District that is also located within an existing Manufactured Home Overlay District.

(Ord. 18-880, 7-23-2018; Ord. 21-911, 7-26-2021)

21-2-2.4: RESIDENTIAL DEVELOPMENT STANDARDS:

A. The development standards identified in table 21.2-2.4.B. of this section apply to all principal uses and structures in Residential Districts, except as otherwise expressly stated in this chapter. General exceptions to these regulations and rules for measuring compliance are identified in section 21-6-9 of this chapter and section 21-2-1.3 of this article, respectively. Regulations pertaining to accessory uses and structures are identified in section 21-3-2 of this chapter.

B. The provisions of Article IV. General Development Regulations shall apply to property zoned a Residential District specified in Section 21-2-2.2.

Table 21-2-2.4.B. Residential District Development Standards
Zoning District	Density, Maximum (Dwelling Units/Gross Acre)	Lot Dimensions, Minimum		Minimum Setbacks10, 11				Separation between buildings and structures on the same lot or parcel	Lot Coverage, Maximu m	Building Height, Maximum
Zoning District	Density, Maximum (Dwelling Units/Gross Acre)	Lot Area	Lot Width1	Front	Side	Street Side	Rear		Lot Coverage, Maximu m	Building Height, Maximum
RR-20	1 du/20 acres	871,200 sq. ft.	660'	60'	60'	60	60'	Section 21-3-2.4	10%	35'
RR-5	1 du/5 acres	217,800 sq. ft.	330'	50'	30'	50	50'		15%	35'
RR-2.5	1 du/2.5 acres	108,900 sq. ft.	225'	40'	25'	50	40'		15%	35'
R1-54	1 du/1.25 acres	54,450 sq. ft.	150'	30'	20'	40	30'		20%	35'
R1-43	1 du/1 acre	43,560 sq. ft.	145'	30'	20'	40	30'		25%	35'
R1-12	1 du/12,000 sq. ft.	12,000 sq. ft.	75'	20' 2	10'	20	20'		30%	30'
R1-6	1 du/6,000 sq. ft.	6,000 sq. ft.	50'	20'	5'4	153, 5	20'		40%	30'
R-2	Single-family attached15: 12 dus/acre	2,500 sq. ft.	25'	15'3	0'12, 13	103, 4, 5	25'8		75%	36'
	Single-family detached: 10 dus/acre	3,500 sq. ft.	35'	15' 3	5' 4	103, 4	10'		50%	36'
	All other uses: 12 dus/acre	7,000 sq. ft. site7	-	10'3	10' 6	103, 4	25' 8, 9	10'14	50%	36'
R-3	Multiple family residential: 10 du minimum; 24 du maximum	7,000 sq. ft. site7	-	10'3	10' 6	103, 4	25' 8, 9	10'14	60%	40'

Notes:

1. Lot width is measured at front setback.

2. Front setback shall be fifteen (15) feet for side entry garages and/or covered front porch is allowed.

3. A setback shall be twenty (20) feet for front entry garages and carports.

4. A minimum fifteen (15) foot interior side setback shall be provided abutting a subdivision tract that is less than ten (10) feet wide where the tract abuts a right-of-way or private street tract. A five (5) foot interior side setback is allowed abutting a subdivision tract that is ten (10) feet wide or greater where the tract abuts a right-of-way or private street tract. The subdivision tract shall be owned by the homeowner association.

5. For all corner lots adjacent to a public right-of-way or private street, the minimum street side yard setback shall be twenty (20) feet between dwelling units with common walls.

6. Reserved.

7. For condominium uses within a single parcel, the minimum lot area required shall be seven hundred (700) square feet per dwelling unit.

8. A ten (10) foot minium rear yard setback is allowed when abutting a property with Small Lot Residential (R-2).

9. A ten (10) foot minimum rear yard setback is allowed when abutting a property with Multiple Family Residential (R-3).

10. The space in any required yard shall be open and unobstructed, except for the ordinary projections of chimney flues, awnings, open outside stairways and balconies, window sills, belt courses, cornices, eaves and other architectural features, provided such features shall not project farther than three (3) feet into any required yard, and provided further, that in no case shall such projections be nearer than five (5) feet to the property line or an adjacent projection from any adjacent lot.

11. Bay windows, including their cornices and eaves, may project into any required yard not more than three (3) feet, provided the sum of such projections on any wall does not exceed 1/3 the length of the wall; and provided, that in no case shall such projections be nearer than five (5) feet to the property line or an adjacent projection from any adjacent lot.

12. A five (5) foot side setback shall be provided on the end lot abutting an interior side property line. The end lot contains the last unit on either end of a roll of consecutive attached units on individual lots.

13. A minimum ten (10) foot interior side setback shall be provided abutting a subdivision tract that is less than ten (10) feet wide where the tract abuts a right-of-way or private street tract. A five (5) foot interior side setback is allowed abutting a subdivision tract that is ten (10) feet wide or greater where the tract abuts a right-of-way or private street tract. The subdivision tract shall be owned by the homeowner association.

14. The separation requirement only applies to buildings.

15. Excludes condominium developments.

(Ord. 18-880, 7-23-2018; Res. 24-1601, 10-14-2024)

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