Residential Development Standards - Upland

Density, Dimension, and Open Space Standards for Activity Center Land-Use Districts.
	Activity Center Land-Use District
Development Standard	Village			Hamlet			Island Center
	VC	VI	VR	HC	HI	HR	IC
Front or Road Setback (feet)	10	10	10	10	10	10	10
Rear and Side Setback (feet)	0	0	10	0	0	10	0
Building Height (feet)	30	30	30	30	30	30	30
Building Coverage (%)	65	60	50	65	60	50	60
Building Envelope Size (%)	100	100	n/a	100	100	n/a	100
Minimum Required Open Space or Landscaped Area (%)	10	5	30	10	5	30	10

Setback Notes:

• Setbacks from roads in Activity Centers shall be measured from the margin line of the road right-of-way. This measurement shall be to a line parallel to and measured perpendicularly from the appropriate line. Side and rear setbacks are measured from the edge of the property in the same manner as street setbacks.
• Fences are exempt from setback requirements, except when impairing safe sight lines at intersections, as determined by the County Engineer.
• Setbacks do not apply to mail boxes, wells, pump houses,  bus shelters, septic systems and drainfields, landscaping (including berms), utility apparatus such as poles, wires, pedestals, manholes, and vaults, and other items as approved by the Administrator.
• Road right-of-way setbacks may be waived, at the discretion of the County Engineer, when the presence of shoreline setbacks, property lines, topography or other restrictions make it unreasonable to construct a structure without encroaching into the road right-of-way setback.
• In the VC, VI, HC, HI, and IC districts, the minimum side and rear setbacks shall be ten (10) feet if the site containing the proposed use is adjacent to any property in a Village Residential, Hamlet Residential, Rural, or Resource designation.

Building Height Notes:

• Chimneys, smokestacks, fire or parapet walls, ADA-required elevator shafts, flagpoles, utility lines and poles, skylights, communication sending and receiving devices, HVAC and similar equipment, and spires associated with places of worship are exempt from height requirements.
• Structures used for the storage of materials for agricultural activities are exempt for the maximum building height requirements.

Building Coverage Notes:

• Maximum building coverage is measured by the percentage of total lot area occupied by the footprints of all structures.
• In the VC, VI, HC, HI, and IC districts, maximum building coverage only applies to:
  • Buildings larger than 5,000 square feet in gross floor area in the affected Village designation.
  • Buildings larger than 3,500 square feet in gross floor area in the affected hamlet designation.
  • Buildings larger than 4,000 square feet in gross floor area in Island Center designations.

Building Envelope Note:

• Maximum building size (three-dimensional building envelope) is measured as a percentage of the largest existing structure at the date of adoption of this Code that is located within a particular activity center. Structures larger than the maximum allowed may be authorized by a conditional use permit. The purpose is to avoid new structures that are larger in visual appearance than the largest building existing within a particular activity center.

Open Space Note:

• Open space must be maintained in its natural condition, in agricultural or forestry use, or landscaped according to Section 6.14 of this Code.

Density, Dimension, and Open Space Standards for Rural, Resource, and Special Land-Use Districts.
	Land-Use District
Development Standard	Rural					Resource		Special
	RGU	RR	RFF	RI	RC	AG	FOR	C	N
Front or Road Setbacks - Existing Road for Arterial or Collector (feet from centerline)	45	45	45	45	45	45	45	45	45
Front or Road Setbacks - All Other Roads (feet from centerline)	40	40	40	40	40	40	40	40	40
Rear and Side Road Setbacks	40	40	40	40	40	40	40	40	40
Rear and Side Yard Setbacks- parcels smaller than five acres (feet)	10	10	10	10	10	10	10	10	10
Rear and Side Yard Setbacks - parcels five acres or larger, and average width ³ 80 feet (feet)	15	15	15	15	15	15	15	15	15
Building Height (feet)	35	35	35	35	35	35	35	35	35
Area of Impervious Surface (%)	10	10	15	20	15	10	10	10	10

Setback Notes:

• Setbacks from roads outside of Activity Centers are measured from the centerline of the existing road. This measurement shall be to a line parallel to and measured perpendicularly from the appropriate line. Side and rear setbacks are measured from the edge of the property in the same manner as street setbacks.
• Fences are exempt from setback requirements, except when impairing safe sight lines at intersections, as determined by the County Engineer.
• Setbacks do not apply to mail boxes, wells, pump houses,  bus shelters, septic systems and drainfields, landscaping (including berms), utility apparatus such as poles, wires, pedestals, manholes, and vaults, and other items as approved by the Administrator.
• Road right-of-way setbacks may be waived, at the discretion of the County Engineer, when the presence of shoreline setbacks, property lines, topography or other restrictions make it unreasonable to construct a structure without encroaching into the road right-of-way setback.

Building Height Notes:

• Chimneys, smokestacks, fire or parapet walls, ADA-required elevator shafts, flagpoles, utility lines and poles, skylights, communication sending and receiving devices, HVAC and similar equipment, and spires associated with places of worship are exempt from height requirements.
• Structures used for the storage of materials for agricultural activities are exempt for the maximum building height requirements.
• Approved subarea plans may establish different height requirements in Rural districts.

Impervious Surface Note:

• Impervious surface is measured by calculating the horizontal land area of all surface areas that create a barrier to or retard the entry of water into the soil in comparison with natural conditions prior to development, including but not limited to buildings, parking areas, driveways, roads, sidewalks, patios, packed earth, and oiled surfaces. Open, uncovered retention/detention facilities shall not be considered as impervious surfaces. See also Section 6.7, Storm Drainage Standards.
• This standard may be exceeded for parcels that are under 5 acres in size. However, in such cases where the total percentage of impervious surface will exceed that specified, the Administrator shall require measures to be employed to reduce the long-term stormwater runoff from the parcels, such as French drains for directing roof runoff into appropriately sized dry wells, and retention/detention measures for large parking areas.

Developable Area Notes:

• In RFF land-use districts, no more than thirty percent of the area of a parcel shall be covered by impervious surfaces, exclusive of roads and driveways.
• On all Agricultural or Forest Resource Lands (AG and FOR), the maximum area of development which is not related to agricultural or forestry uses and activities shall be limited to 20 percent of the parcel area, but not less than one acre, regardless of the assigned density. Further, in the division of a parcel by any means, the allowable area for conversion of the parent parcel to non-farm and/or non-forestry use shall not be exceeded. This shall not apply to parcels smaller than five acres.

Residential Development Standards - Shoreline

 Setbacks from the top of the bank

• 50 feet if the structure with natural screening
• 100 feet if there is no natural screening

Building Envelope Standards

• Structures within 200 feet of the shoreline may cover 50% of the lot width as measured at the seaward face of the building.
• Single Family Dwellings are limited to 28 feet in height unless the roof pitch is 6:12 or greater, in which case the height limit is 35 feet.
• Normal Appurtanent Structures (garages and guest homes) are limited to 1,000 square feet of habitable area and a height of 16 feet, except that a combined guest house/garage can be 2,000 square feet and 28 feet in height.
• No more than two 200' outbuildings are allowed in the shoreline.

Residential Development Standards - Critical Areas

Wetlands

	Buffer if delineated	Buffer if undelineated
Catagory I	150'	200'
Catagory II	75'	125'
Catagory III	50'	75'
Catagory IV	35'	60'

Geoglogic Hazard Areas

A special report from a engineer is required to build a house within a landslide hazard area.

Wildlife Habitat

A habitat management plan may be required to build a house near a nesting site or perch tree. Typically, these plans include a prohibition of construction activity during nesting seasons.

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