Zoning and Overlay Designations

The development sites have a mix of H-1 and R-5 zoning and overlay designations of C-T (Commercial Tourist) and MUD-2 (Multi Use Development)

Possible Zone Change

It is our opinion that a zone changes from R-5 to the H-1 conforming zone would be look upon by the planning department favorably.

Multi-Use Development

The MUD-2 overlay allows for additional building height, and commercial space. A mix of commercial and residential is encouraged and rewarded by increased density

Residential Density

Both R-5 and H-1 express density as dwelling units which is different than Guest Rooms that are allowed with the H-1 designation. Guest Rooms would be in addition to Dwelling Units. Dwelling Units are allowed in both H-1 and R-5.

CT - Commercial Tourist

The commercial Tourist Category designates areas for commercial establishments that primarily cater to tourists.
The predominant land uses include casinos, resorts, hotels, motels (greater than 3-stories), recreational vehicle parks, time shared condominiums, amusement or theme parks. Planed hotel/resort gaming establishments are restricted to the Gaming Enterprise Overlay District as defined by Title 30 (Unified Development Code). Public facility uses are also allow in this Category. The category includes the following zoning districts:
ct table

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H-1 Limited Resort and Apartment District

The purpose of the H-1 Limited Resort and Apartment District is to provide for the development of compatible commercial, and mixed commercial and residential uses that includes dwelling units and hotel guest rooms, and to prohibit the development of incompatible uses. This district is established to provide for the development of high-density apartment and hotel guest room residential use and to prohibit the development of incompatible uses that are detrimental to high-density residential use. Residential use includes dwelling units and hotel guest rooms.
The zoning permits 50 residential dwelling units per acre and if in a MUD-2 overlay area incentive are available to increase residential dwelling density to 100 units per acre plus the ability to incorporate additional mixed-use space such as retail, offices and hotel guest rooms.
The mix of uses is part of the developer’s design.
Gamming is permitted in an H-1 zone however the development sites are within 500 feet of residential uses so gamming is prohibited

R-5 Apartment Residential District

The zoning permits 50 residential units per acre and if in a MUD-2 overlay area incentive are available to increase residential density to 100 units per acre plus the ability to incorporate additional mixed-use accessory space.
The zoning permits 50 residential units per acre and if in a MUD-2 overlay area incentive are available to increase residential density to 100 units per acre.

Multi Use Development (MUD)

MUD has four Categories MUD-1, MUD-2, MUD-3, MUD-4. The offered development sites have a MUD-2 designation although there are parcels on Sierra Vista that Have a MUD-1 designation
Mixed Use Development” means the combination of commercial and residential development (the commercial component of which exceeds the limits of “accessory commercial use”, within a single integrated development where the combined land uses are planned as a unified complementary whole to accommodate the functional integration of shared vehicular, parking, transit, and pedestrian areas. . Commercial components of mixed-use development shall be open and accessible to the general public.
MUD is an overlay to existing zoning. The offered development sites are in a MUD-2 District. The purpose of the Mixed-Use Overlay District (Overlay) is to encourage a diversity of compatible land uses, including a mixture of residential with at least one or more of the following: commercial, office, educational, institutional, and other appropriate urban uses. The MUD overlay has the ability to change land use called for in the Land Use Plan. That change cannot be denied by the Board of County Commissioners, i.e., commercial land become high density housing with little or no public input and review. Mixed use in the MUD districts is encouraged by Incentives of increased density by your project having the right mix of uses.

MUD-2

Most intense suburban form. Designed to allow nodal developments having a concentration of low, mid-rise buildings with heights to 200 feet and densities of up to 50 residential dwelling units or more with incentives. Retail and office space are in addition to and there are incentives that can increase the density to 100 residential units per acre. For example, adding a 7,000 square foot Grocery Store to your project allows you to increase density by 20% resulting in 60 residential units per acre.