ROCK SPRINGS – Changes to the Rock Springs Zoning Ordinances went through second reading without any discussion. On Tuesday at the Rock Springs City Council meeting, these changes will go through third and final reading, after which the council will take action on the changes.

These changes include several amendments throughout the city’s zoning ordinances and will also allow for accessory dwelling units to be in R-2 zonings throughout the city. Even though the public hearing has been completed on the changes, residents who may have concerns or questions can still address the council during the public comment portion of the meeting.

While there were no questions or concerns from the public during the public hearing at the meeting on Sept. 2, Rock Springs Councilman Rob Zotti did ask Rock Springs City Planner Jennifer Shields to explain a little about the changes. He requested Shields to especially discuss the accessory housing units being added to the R-2 zoning. Shields explained the zoning ordinances for the city were written in 1982. During the recent Master Plan for Rock Springs, one of the tasks brought forward was for the planning and zoning department to look at these zoning ordinances and give them an “overhaul.”

Shields explained the changes are to make the ordinances more user friendly while also making them more efficient to developers. While most of the changes were minor, Shields said the biggest changes was adding accessory dwellings to the R-2 zoning.

The city of Rock Springs has over 200 accessory dwellings in the city right now and Shields said by adding these into the R-2 zoning it would make them conforming to city standards.

It was explained to the council not every home in an R-2 zone would be able to build an accessory dwelling because there are still setbacks and other standards that would have to be met. There was also a lot of discussion with the council about how grandfathering current accessory dwellings would work if these new zoning ordinances were passed.

While the council has the ability to amend the ordinances if concerns arise, there were no changes made during the first reading.

The changes also went through the public hearing process at the Rock Springs Planning and Zoning Commission Meeting Stage.

Proposed Changes

Some of the minor amendments being proposed include:

• :• In R-E zoning districts, change the listed accessory use from “animals accessory to residential use” to “horses” for clarification.

• :• Eliminate the requirement for R-E zoning districts to have two sides adjoining the city limits boundary line to allow for flexibility in development.
• !• Eliminate the requirement for R-E zoning districts to be a Planned Unit Development to allow for simplification in regulation and flexibility in development (PUD still optional if desired).
• :• Allow public parks in R-5 and R-6 zoning districts – while not likely to be proposed since these zones typically provide their own outdoor recreational space, staff does not see a reason to prohibit public parks in any residential zoning district.
• :• Add setbacks for other uses in R-6 zoning districts for clarity.
• :• Eliminate text requiring R-6 zoning districts to have a minimum district size of 5 acres –inconsistent with the R-6 minimum zoning district size of 9 acres listed in §13-902.G.
• :• Eliminate crematory as a permitted use in B-R Zoning Districts – staff does not feel this type of use would be compatible next to residential uses.
• :• Eliminate design specific requirements for adult day care centers accessory to a church in B-1 Zoning Districts.

Accessory Dwellings

The addition of accessory dwellings to the list of permitted uses in the R-2 (Low Density Residential) zoning district is the most notable of all the proposed amendments. The following text is taken directly from the city of Rock Springs 2012 Master Plan.

“Multiple Dwelling Units. Another way for the City to increase the affordability of its housing stock is to change its ordinances pertaining to accessory dwelling units, duplexes and other existing, non-conforming housing types typically located in older neighborhoods. While an exact number is not available, a representative sample of three of the City’s subdivisions platted prior to 1950 indicates 19.2 percent of the lots with residential uses contain two or more dwelling units while single-family detached housing – one house per lot – predominates, there are a significant number of lots that contain accessory dwelling units (13.4 percent). If this percentage is applied to the total number of dwelling units constructed prior to 1950, planning staff estimates that there may be as many as 281 accessory dwelling units in the City.

In some cases, there is a larger unit situated at the front of the property with a smaller unit in the rear. However, there are many properties that have a larger rear unit and some where both units are approximately the same size. The primary zoning for these lots is R-2 (single-family}, however, some such lots are zoned B-3 (Central Business) and a handful are zoned B-R (Business Residential). Only the B-R zone would allow for more than one unit on a lot. Because most of these units are considered non-conforming, they cannot be expanded. And, by ordinance, if the secondary unit is not occupied for a period of one year, it can no longer be used for housing.

There are also some lots that contain houses that have been converted to apartments, duplex housing and other housing types with 2 or more units per lot. These existing multi-unit properties make a valuable contribution toward fulfilling affordable housing needs of the city. Therefore, this plan calls for revising the zoning ordinance to recognize existing units as conforming, wherever feasible. In addition, Implementation Plan Project recommends adopting regulations allowing for additional, accessory dwelling units where setbacks, lot coverage and off-street parking requirements can be met.”

Accessory Dwellings may also be known as secondary dwelling units, granny flats, elder cottages, garden suites or guest houses and, as a conservative approach, are only proposed for the R-2 (Low Density Residential) zoning district at this time. These zones are primarily the older areas of Rock Springs where secondary units already exist, so the amendments would potentially bring a majority of them into conformance with the Zoning Ordinance.

Staff said there are several benefits to allowing accessory dwellings. They allow more efficient use of existing housing stock and infrastructure. They also preserve neighborhood character and promote stability for established neighborhoods. These dwellings provide a broader range of accessible and more affordable housing while also providing a mix of housing that responds to changing family needs and household sizes.

Staff added they provide a means for residents, particularly the elderly, single parents and couples with grown children to remain in their homes and neighborhoods and also provide supplemental income, security, companionship and assistance. Finally, they increase the housing stock of existing neighborhoods in a manner that is less intense than alternatives.