Dona Ana County Unincorporated
City Zoning Code
City Zoning Code
ARTICLE III
Sector Plan and Community Types
§ 350-301 Sector plan adopted.
The BOCC has adopted the Sector Plan in support of Plan 2040, The Comprehensive Plan for Doña Ana County ("Comprehensive Plan"). The Sector Plan describes the community types that are recommended in each Sector (See § 350-301A, Sectors, and Table 3.1., Community Types by Sector). The Sector Plan considers the various development scenarios in the Comprehensive Plan and considers the physical attributes of the land and its current patterns of development, including proximity to existing infrastructure.
A.
Sectors. Each sector, as characterized by the Comprehensive Plan, is used as a guide to express whether or not a particular area is intended for growth and what type of growth is expected: controlled, intended or targeted; and each sector is used for the following purposes:
(1)
The O1 Sector consists of lands protected from development.
(2)
The O2 Sector consists of lands of rural character, such as a small village, in which development shall be limited to not overburden resources or natural systems.
(3)
The G1 Sector consists of lands of primarily rural character, such as small villages and villages, in which development shall be limited to not overburden resources or natural systems.
(4)
The G2 Sector consists of lands that can support substantial growth by virtue of proximity to existing infrastructure and safety from flooding, with the intent to be developed as small villages, villages, towns, neighborhoods and urban centers.
(5)
The G3 Sector consists of land already developed and with the intent to further develop to match or intensify the surrounding community types with the intent to be developed as villages, towns, neighborhoods and urban centers.
Table 3.1 Community Types by Sector | |||||
|---|---|---|---|---|---|
Community Types→ | Small Village | Village | Town | Neighborhood | Urban Center |
Sectors↓ | |||||
O1 | |||||
O2 | R | ||||
G1 | R | R | |||
G2 | R | R | R | R | R |
G3 | R | R | R | R | |
Legend: R — Recommended |
§ 350-302 Community types.
A.
A community type is a regulatory category that defines the physical form, density, character, and extent of a new development or community, which can be used to develop a new community on any parcel 10 acres or greater, regardless of the underlying zoning, except Industrial and R5L Zones, providing they meet the decisional criteria in Article II and comply with the standards below. Proposed community types include small villages, villages, towns, neighborhoods, and urban centers and are mixed-use communities per § 350-302D through I.
(1)
Small villages that are structured by a standard pedestrian shed oriented toward a common destination that consists of civic space, and in the form of a small, isolated settlement;
(2)
Villages that are structured by a standard pedestrian shed oriented toward a common destination that consists of a mixed-use center or corridor, and in the form of an isolated medium-sized settlement near a transportation route;
(3)
Towns refer to an agglomeration of community units, chiefly where they are isolated from adjacent mixed-use community units;
(4)
Neighborhoods that are structured by a standard pedestrian shed oriented towards a common destination primarily urban oriented with other mixed-use community units; and
(5)
Urban centers that are structured by a standard pedestrian shed oriented toward a common destination consisting of large mixed-use center or corridor and in a form of a commercial core upon major transportation routes.
B.
General.
(2)
Characteristics of each community type are listed below, and should be allocated to the sectors indicated in § 350-301A, Sectors, and Table 3.1 Community Types by Sector.
(3)
Each community type shall have wastewater services and be located per Table 3.2, Community Types, Criteria.
(4)
No construction pursuant to an approved community type may commence until a preliminary plat has been approved.
(5)
Each community type shall have the characteristics required by Table 3.3, Community Types, Areas and Civic Space, and in this section:
(a)
The land to be dedicated as main civic space shall be assigned to an appropriate development intensity per Table 4.3, Civic Space Types and Table 3.5 Land Use Classification Matrix: Development Intensities.
Table 3.2 Community Types, Criteria | |||
|---|---|---|---|
Criteria→ | Wastewater Service | Transportation Adjacency | Community Adjacency |
Community Types↓ | |||
Small Village | Optional | Not applicable | Not applicable |
Village | Optional | Within 1/2 mile of a collector or arterial | Not applicable |
Town | Required | Within 1/2 mile of an arterial | Within 1/4 mile of existing residential or commercial development |
Neighborhood | Required | Within 1/2 mile of a collector | Within 1/4 mile of existing residential or commercial development |
Urban Center | Required | Adjacent to arterial | Surrounded by existing or proposed residential and commercial development |
C.
Development intensities.
(1)
Land uses in new community types shall be mapped as development intensities according to the percentages allocated in Table 3.3, Community Types, Areas, and Civic Space.
(2)
Development intensities for the mapping of a new community type shall include the following categories:
(a)
N (Natural) is land preserved from development.
(b)
R (Rural) Development Intensity consists of sparsely settled lands in open or cultivated conditions. These include bosque, agricultural land, and grazing land. Typical buildings include farmhouses and agricultural buildings. Thoroughfares are rural in character and have no pedestrian facilities. The landscape is agriculture or that which occurs naturally.
(c)
L (Low Intensity) Development Intensity consists of low-density single-family residential dwelling areas, with some mix of uses, home occupations and outbuildings. Parkways within thoroughfares and yard plantings shall be naturalistic and building setbacks shall be relatively deep. Blocks are large and thoroughfare networks irregular.
(d)
M (Medium Intensity) Development Intensity consists of a mix of uses but is primarily mixed-density residential. It contains a wide range of building types: houses, compounds, townhouses, duplexes, small apartment buildings, and live-work units. Setbacks and landscaping are variable. Thoroughfares with sidewalks define medium-sized blocks.
(e)
H (High Intensity) Development Intensity consists of higher-density mixed-use buildings that accommodate retail, offices, townhouses and apartments. It shall have a tight network of thoroughfares with wide sidewalks, regularly spaced street tree planting and buildings set close to the sidewalks.
Table 3.3 Community Types, Areas, and Civic Space | ||||
|---|---|---|---|---|
Standards→ | Size | Type of Main Civic Space (select Development Intensity to suit) | Civic Space (percent of Community Type area) | |
Community Types↓ | ||||
Small Village | 10 to 40 acres | Plaza, square or green | 5% minimum | |
Village | 40 to 100 acres | Plaza, square or green | 5% to 20% | |
Town | 100+ acres | Plaza, square or green | 5% to 20% | |
Neighborhood | 40 to 200 acres | Plaza, square or green | 5% to 20% | |
Urban Center | Varies | Plaza or square | 5% to 15% | |
Standards→ See Table 3.5, Development Intensities | R (percent of Community Type area) | L (percent of Community Type area) | M (percent of Community Type area) | H (percent of Community Type area) |
|---|---|---|---|---|
Community Types↓ | ||||
Small Village | 0% minimum | 10% to 40% | 20% to 60% | 0% to 10% |
Village | 0% minimum | 0% to 30% | 30% to 60% | 0% to 15% |
Town | 0% minimum | 0% to 20% | 40% to 70% | 5% to 25% |
Neighborhood | 0% minimum | 0% to 30% | 30% to 60% | 0% to 15% |
Urban Center | 0% minimum | 0% to 20% | 40% to 70% | 10% to 25% |
D.
Mixed-use community types, design. Mixed-use communities include neighborhoods at various scales that include residential, commercial, institutional and civic space. Small villages, villages, towns, neighborhoods, and urban centers are mixed-use community types. They shall be designed according to the following parameters:
(1)
Structure of a mixed-use community type. The land for each mixed-use community type shall be allocated according to the percentages of land area in Table 3.3, Community Types, Areas and Civic Space, except that a town shall be aggregated from two to three community types per Table 3.3, Community Types, Areas and Civic Space.
(2)
Structure and placement of a pedestrian shed. A pedestrian shed is a notional circle with a radius of 1/4 mile. Each pedestrian shed is located on the site of a new community type according to existing conditions, such as traffic intersections, adjacent developments, transit stations, and natural features.
(a)
Adjustment. Each pedestrian shed shall be adjusted to include the land falling outside it or between itself and other pedestrian sheds under the same application, and shall not exceed the size limitations in Table 3.3, Community Types, Areas and Civic Space. The adjusted pedestrian shed(s) shall then become the boundary of its community type.
(3)
Development intensities. Development intensities shall be allocated to the community type in the percentages specified in Table 3.3, Community Types, Areas and Civic Space.
(4)
Civic space is the combination of certain physical constants including the relationships among their intended use, size, landscaping and fronting buildings.
(a)
Main civic space shall be assigned to each mixed-use community type per Table 3.3, Community Types, Areas and Civic Space.
(b)
Remaining acreage of the community type required to be assigned as civic space shall be computed per the percentage indicated in Table 3.3, Community Types, Areas and Civic Space.
(c)
Remaining acreage shall then be assigned to one or more of the civic spaces of Table 4.3, Civic Space Types.
(d)
Land on which civic space(s) are to be located shall be assigned to corresponding development intensity(s) within the mixed-use community type per Table 4.3, Civic Space Types, and Table 3.5, Land Use Classification Matrix: Development Intensities.
(e)
Where a civic space is permitted in more than one development intensity, the development intensity may be assigned from any of the development intensities in which the civic space is permitted.
E.
Small village.
(1)
Mixed-use community type.
(2)
Shall be structured by one pedestrian shed.
(3)
Shall have the wastewater services, civic spaces, and the percentages of land allocated to civic space and development intensities specified in Table 3.2, Community Types, Criteria and Table 3.3 Community Types, Areas and Civic Space.
(4)
Shall have a common destination such as a general store, meeting hall, schoolhouse, park, and/or place of worship.
F.
Village.
(1)
Mixed-use community type.
(2)
Shall be structured by one or two pedestrian shed(s).
(3)
Shall have wastewater services, civic spaces, and percentages of land allocated to civic spaces and development intensities specified in Table 3.2, Community Types, Criteria, and Table 3.3, Community Types, Areas and Civic Space.
(4)
Shall have a common destination such as a general store, cafe, coffee shop, meeting hall, schoolhouse, park, and/or place of worship.
(5)
Shall be assigned to areas primarily residential or rural in character.
G.
Town.
(1)
Mixed-use community type.
(2)
Shall be comprised of a total of two to three community types including any combination of the following that, upon completion, match the criteria for individual community types in Table 3.2, Community Types, Criteria: 1-3 Villages, 1-3 Neighborhoods, and 0-1 Urban Center.
(3)
Each community type within a town shall have wastewater services, civic spaces, and percentages of land allocated to civic space and development intensities specified in Table 3.2, Community Types, Criteria and Table 3.3, Community Types, Areas and Civic Space.
H.
Neighborhood.
(1)
Mixed-use community type.
(2)
Shall be structured by one pedestrian shed.
(3)
Shall have wastewater services, civic spaces, and percentages of land allocated to civic space, and development intensities specified in Table 3.2, Community Types, Criteria, and Table 3.3, Community Types, Areas and Civic Space. Percentages of land in civic space and development intensities may be modified to match the intensity of existing adjacent development.
I.
Urban center.
(1)
Mixed-use community type.
(2)
Shall be structured by one pedestrian shed.
(3)
Shall have wastewater services, civic spaces, and the percentages of land allocated to civic space and development intensities specified in Table 3.2, Community Types, Criteria, and Table 3.3, Community Types, Areas and Civic Space. Percentages of land in civic space and development intensities may be modified to exceed the intensity of existing adjacent development.
§ 350-303 Community type uses matrix.
Development intensities are for new development as a community type for predominantly mixed and compact land uses. The land uses that are listed in the matrix in Table 3.5, Land Use Classification Matrix: Development Intensities, are permissible by right for a community type as designated by "P," Permitted. If a "C" is listed in the matrix, specific conditions are applied to that land use, per § 350-303A and Table 3.4. The purpose of the matrix is to assist the user of this chapter in identifying the specific land uses permitted within a community type. Where the same primary use of land is listed in more than one category, different development standards may apply depending on the requirements of Table 3.5, Land Use Classification Matrix: Development Intensities, and the site development standards; see Tables 3.7 through 3.11. Where a land use is listed under only one classification, it is only allowed in that classification.
A.
Conditions for development intensities. Conditional uses listed in Table 3.5, Land Use Classification Matrix: Development Intensities, shall be limited for size or intensity per Table 3.4, Conditions for Specific Development Intensities below.
Table 3.4 Conditions for Specific Development Intensities | ||
|---|---|---|
Use | Low Intensity (L) | Medium Intensity (M) |
Lodging | 6 rooms maximum | 12 rooms/RV spaces maximum. |
Office | NP | 6,000 square feet floor plate maximum. |
Retail and service | NP | 12,000 square feet floor plate maximum. Alcohol and food services shall seat no more than 40. |
Institutional | NP | Building size shall be limited by parking. Parking shall have no more than 30 spaces. |
Agricultural | NP | Building size shall be limited by parking. Parking shall have no more than 20 spaces. |
Automotive | NP | Accessory to residential only. No exterior storage permitted. |
Civil support | NP | Parking shall have no more than 30 spaces. |
Education | NP | Childcare facilities shall have no more than 4 parking spaces. Elementary schools shall have sites no greater than five acres unless playground has 24-hour access. |
Industrial | NP | Building size shall be limited by parking. Parking shall have no more than 20 spaces. |
Legend: NP — Not Permitted |
Table 3.5 Land Use Classification Matrix: Development Intensities | ||||
|---|---|---|---|---|
Land Uses for Community Types | R | L | M | H |
Civic Space (See Table 4.3) | ||||
Park | P | P | P | |
Green | P | P | P | |
Square | P | P | ||
Plaza | P | P | ||
Neighborhood multipurpose field | P | P | ||
Playground | P | P | P | P |
Community garden, small | P | P | P | P |
Community garden, medium | P | P | P | |
Community garden, large | P | P | ||
Residential | ||||
Apartment or condominium complexes | P | P | ||
Duplex | P | P | ||
Accessory dwelling | P | P | P | P |
Fourplexes | P | P | ||
Home occupations | P | P | P | P |
Live-work unit | P | P | ||
Single-family dwelling, mobile home | P | |||
Single-family dwelling, site-built | P | P | P | |
Townhouse | P | P | ||
Triplex | P | P | ||
Lodging | ||||
Bed-and-breakfast | C | P | P | |
Hotels and motels | C | P | ||
Inn | C | P | ||
Recreational vehicle park | C | |||
Office | ||||
Laboratory and scientific offices and services | P | |||
Office, general | C | P | ||
Office, small | P | P | ||
Retail and Service | ||||
Commercial laundry | C | P | ||
Commercial uses not elsewhere classified | C | P | ||
Display gallery | C | P | ||
Kiosk | P | P | ||
Large format facilities, under 50,000 square feet | P | |||
Open market building | S | P | P | |
Personal service | S | C | P | |
Bar, pub, tavern | C | P | ||
Restaurant, bakery, catering service | S | C | P | |
Food truck/push cart | P | P | P | |
Retail building | C | P | ||
Institutional | ||||
Community buildings, public or private | P | P | P | |
Cultural centers | C | P | ||
Entertainment facilities, not adult entertainment | P | |||
Exhibition center | P | |||
Institutional uses such as libraries, educational or cultural | C | P | ||
Museums | C | P | ||
Off-site parking areas for commercial and industrial uses | P | |||
Recreation and sports facilities, private | P | |||
Recreation and sports facilities, public | P | P | ||
Religious institutions | S | P | P | |
Theaters and like places of assembly | C | P | ||
Sports stadium | P | |||
Agriculture | ||||
Agricultural packaging and warehousing | ||||
Agricultural processing facilities | ||||
Agriculture | P | A | A | A |
Aquaculture | P | |||
Auction yard | ||||
Farming and ranching | P | |||
Grain storage | P | |||
Greenhouses and nurseries, commercial | C | |||
Livestock pen | S | |||
Poultry raising, commercial | ||||
Stable, private | P | S | ||
Stable, public, commercial | ||||
Wine tasting room | P | C | P | |
Automotive | ||||
Automobile, SUV repair, sales or service | P | |||
Automobile garages, painting or auto body work | ||||
Auto-related repair and service, but not auto painting or body work | C | P | ||
Civil support | ||||
Animal hospitals, veterinary clinics, and kennels | C | |||
Cemetery | C | |||
Health services, public or private | C | P | ||
Education | ||||
Child and adult care, commercially operated | S | C | P | |
Childcare, home occupation | P | P | P | |
College or university | P | |||
Elementary school | S | C | P | |
High school, jr. high school, middle school | S | P | ||
Trade school | P | |||
Industrial | ||||
Borrow pits, batching plants, and asphaltic mix plants | ||||
Wireless communication facilities | S | S | S | |
Food and fiber processing | ||||
Laboratory facility | C | P | ||
Light manufacturing | C | P | ||
Major facilities for distribution of electric, natural gas, water, sewer, cable | P | |||
Mini-storage units | ||||
Recycling centers | ||||
Renewable energy facility | ||||
Utility buildings, wastewater lift stations and substations, minor, private or public | S | S | P | P |
Wrecking services | ||||
Legend | |
P | Permitted |
C | Conditional use; see Table 3.4. |
S | Special use permit; see Article II |
U | Unlimited number of dwelling units |
R | Rural |
L | Low Intensity |
M | Medium Intensity |
H | High Intensity |
A | Permitted if assessed as agriculture for on-farm operations |
*N | Development prohibited except for structures to support BLM |
§ 350-304 Regulations specific to community types.
This section provides development standards in a continuum of intensity within the L, M, and H Development Intensities, but does not pertain to the R Development Intensities unless explicitly specified herein. The purpose of the development intensities in the continuum of intensity is to vary the density, intensity of land use, variety of land uses, scale and size of buildings, and other factors according to the specific development intensity. The purpose of regulating frontages and height, facades, and fences is to encourage the definition of the public realm and regulation of adjacent development intensities in a manner that ensures their mutual compatibility for community types.
A.
Subdivision and development construction standards. Article IV standards shall govern pursuant to subdivision applications and Article VI standards shall govern pursuant to development and construction standards. Development intensity areas follow the same subdivision and construction standards of transect zones as depicted on Table 3.6, Standard Equivalencies.
Table 3.6. Standard Equivalencies | |
|---|---|
Development Intensity | Transect Zone |
Natural (N) | T1 |
Rural (R) | T2 |
Low Intensity (L) | T3 |
Medium Intensity (M) | T4 |
High Intensity (H) | T5 |
B.
Civic spaces. Civic spaces shall be designed per Table 4.3, Civic Space Types, for the type of civic space permitted per Table 3.5, Land Use Classification Matrix: Development Intensities.
C.
Site standards. Lots in all development intensities shall conform to Table 3.7 through Table 3.11.
Table 3.7. Facades, Elevations, and Lot Lines Illustrated | |||
|---|---|---|---|
Facades, Elevations, and Lot Lines | Terms | ||
 | 1-4 | Lot line | |
1 | Primary frontage line | ||
2 | Secondary frontage line | ||
3 | Side lot line | ||
4 | Rear lot line | ||
5-6 | Facade | ||
5 | Primary facade | ||
6 | Secondary facade | ||
7-8 | Elevations | ||
7 | Side elevation | ||
8 | Rear elevation | ||
Table 3.8. Site Standards: R Development Intensity | ||
|---|---|---|
Rural Development Intensity (R) | ||
Lot Standards | ||
 | Legend: | |
 | Property line | |
 | Setback line | |
1. Lot Size and Density | ||
A | Lot width: not applicable | |
B | Lot depth: not applicable | |
1.1 | Lot Area: 10 Acres (minimum) | |
2. Other Lot Standards | ||
Accessory dwelling: R-1 Accessory dwelling limited to 1,250 square feet permitted for every 5 acres of lot area. | ||
Building Form | ||
 | 3. Building Height | |
C | Principal building height: 2 stories (maximum) | |
D | Accessory building height: 2 stories (maximum) | |
4. Private Frontage | ||
4.1 | Private frontage type: Common Yard or fenced/walled yard | |
4.2 | Frontage buildout: not applicable | |
Building Setbacks, General | ||
 | Legend: | |
| Property line | |
| Setback line | |
 | Buildable area | |
 | Accessory building area | |
5. Principal Building | ||
E | Primary frontage: 25 feet (minimum) | |
F | Secondary frontage: 12 feet (minimum) | |
G | Side setback: 5 feet (minimum) | |
H | Rear: 5 feet (minimum) | |
6. Accessory Buildings | ||
I | Primary frontage: 20 feet behind front facade (minimum) | |
J | Secondary frontage: 12 feet (minimum) | |
K | Side setback: 5 feet minimum | |
L | Rear setback: 5 feet minimum | |
7. Lot Coverage and Encroachments | ||
7.1 Lot coverage: 5% (maximum) | ||
7.2 Portal: 16% of setback (maximum), but no more than 8 feet | ||
7.3 Balcony or bay window: 8% of setback (maximum), but no more than 4 feet | ||
Parking and Storage Setbacks | ||
 | Legend: | |
| Property line | |
| Setback line | |
 | Available for parking/storage | |
8. Principal Building | ||
M | Primary frontage: 20 feet behind front facade | |
N | Secondary frontage: 24 feet (minimum) | |
O | Side: 24 feet (minimum) | |
P | Rear: 24 feet (minimum) | |
Q | Access driveway width in frontage: 10 feet (minimum) | |
Table 3.9. Site Standards: L Development Intensity | ||
|---|---|---|
Low Intensity Development Intensity (L) | ||
Lot Standards | ||
 | Legend: | |
| Property line | |
| Setback line | |
1. Lot Size and Density | ||
A | Lot width: 60 feet (minimum) | |
B | Lot depth: not applicable | |
1.1 | Lot Area: 6,000 square feet (minimum) | |
2. Other Lot Standards | ||
Accessory dwelling: 1 Accessory dwelling permitted per lot limited to 800 square feet | ||
Building Form | ||
 | 3. Building Height | |
C | Principal building height: 2 stories (maximum) | |
D | Accessory building height: 2 stories (maximum) | |
4. Private frontage | ||
4.1 | Private frontage type: Common yard or fenced/walled yard | |
4.2 | Frontage buildout: not applicable | |
Building Setbacks, General | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Buildable area | |
| Accessory building area | |
5. Principal Building | ||
E | Primary frontage: 15 feet (minimum) | |
F | Secondary frontage: 5 feet (minimum) | |
G | Side setback: 5 feet (minimum) | |
H | Rear: 5 feet (minimum) | |
6. Accessory Buildings | ||
I | Primary frontage: 20 feet behind primary facade (minimum) | |
J | Secondary frontage: 5 feet (minimum) | |
K | Side setback: 5 feet (minimum) | |
L | Rear setback: 3 feet (minimum) | |
7. Lot Coverage and Encroachments | ||
7.1 Lot coverage: 40% (maximum) | ||
7.2 Portal, patio: 40% of setback (maximum), but no more than 8-foot encroachment | ||
7.3 Balcony or bay window: 20% of setback (maximum), but no more than 4-foot encroachment | ||
Parking and Storage Setbacks | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Available for parking/storage | |
8. Principal Building | ||
M | Primary frontage: 15 feet behind front facade | |
N | Secondary frontage: 24 feet (minimum) | |
O | Side: 5 feet (minimum) | |
P | Rear: 5 feet (minimum) | |
Q | Access driveway width in frontage: 10 feet (minimum) | |
Table 3.10. Site Standards: M Development Intensity | ||
|---|---|---|
Medium Intensity Development Intensity (M) | ||
Lot Standards | ||
 | Legend: | |
| Property line | |
| Setback line | |
1. Lot Size and Density | ||
A | Lot width: 20-100 feet | |
B | Lot depth: 70 feet (minimum) | |
1.1 | Lot Area: 4,000 square feet (minimum) | |
2. Other Lot Standards | ||
Accessory dwelling: 1 Accessory dwelling permitted per lot. | ||
Building Form | ||
 | 3. Building Height | |
C | Principal building height: 2 stories (maximum) | |
D | Accessory building height: 2 stories (maximum) | |
4. Private Frontage | ||
4.1 | Private frontage type: common yard, fenced/walled yard, terrace, shopfront, and common entry | |
4.2 | Frontage buildout: 50% (minimum) | |
Building Setbacks, General | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Buildable area | |
| Accessory building area | |
 | Facade area | |
5. Principal Building | ||
E | Primary frontage: 15 feet (minimum) | |
F | Secondary frontage: 5-12 feet | |
G | Side setback: either 5 feet (minimum) or 0 feet | |
H | Rear: 5 feet (minimum) | |
6. Accessory Buildings | ||
I | Primary frontage: 20 feet behind front facade (minimum) | |
J | Secondary frontage: 5 feet (minimum) | |
K | Side setback: either 5 feet (minimum) or 0 feet | |
L | Rear setback: 3 feet (minimum) | |
7. Lot coverage and Encroachments | ||
7.1 Lot coverage: 65% (maximum) | ||
7.2 Portal, patio: 80% of setback (maximum), but no encroachment within 2 feet of the curb | ||
7.3 Awnings: 100% of setback (maximum), but no encroachment within 2 feet of the curb | ||
Parking and Storage Setbacks | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Available for parking/storage | |
8. Principal Building | ||
M | Primary frontage: 20 feet behind front facade | |
N | Secondary frontage: 5 feet (minimum) | |
O | Side: 3 feet (minimum) | |
P | Rear: 3 feet (minimum) | |
Q | Access driveway width in frontage: 10 feet (minimum) | |
Table 3.11. Site Standards: H Development Intensity | ||
|---|---|---|
High Intensity Development Intensity (H) | ||
Lot Standards | ||
 | Legend: | |
| Property line | |
| Setback line | |
1. Lot Size and Density | ||
A | Lot width: 20-250 feet | |
B | Lot depth: 50 feet (minimum) | |
1.1 | Lot area: 3,000 square feet (minimum) | |
2. Other Lot Standards | ||
Accessory dwelling: 1 Accessory dwelling permitted per lot. | ||
Building Form | ||
 | 3. Building Height | |
C | Principal building height: 3 stories (maximum) | |
D | Accessory building height: 2 stories (maximum) | |
4. Private Frontage | ||
4.1 | Common yard, fenced/walled yard, terrace, shopfront, common entry, and forecourt | |
4.2 | Frontage buildout: 50% (minimum) | |
Building Setbacks, General | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Buildable area | |
| Accessory building area | |
| Facade area | |
5. Principal Building | ||
E. | Primary frontage: 12 feet (maximum) | |
F | Secondary frontage: 6 feet (maximum) | |
G | Side setback: either 5 feet (minimum) or 0 feet | |
H | Rear: 3 feet (minimum) | |
6. Accessory Buildings | ||
I | Primary frontage: 20 feet behind front facade (minimum) | |
J | Secondary frontage: 6 feet (minimum) | |
K | Side setback: either 5 feet (minimum) or 0 feet | |
L | Rear setback: 3 feet (minimum) | |
7. Lot Coverage and Encroachments | ||
7.1 Lot coverage: 80% (maximum) and for a nonresidential building 30,000 square feet (maximum) | ||
7.2 Portal: 90% of setback (maximum), but no encroachment within 2 feet of the curb | ||
7.3 Awnings: 90% of setback (maximum), but no encroachment within 2 feet of the curb | ||
Parking and Storage Setbacks | ||
 | Legend: | |
| Property line | |
| Setback line | |
| Available for parking/storage | |
8. Principal Building | ||
M | Primary frontage: 20 feet behind front facade | |
N | Secondary frontage: 5 feet (minimum) | |
O | Side: 3 feet (minimum) | |
P | Rear: 3 feet (minimum) | |
Q | Access driveway width in frontage: 12 feet (minimum for each direction of travel) | |
D.
Lots and driveways.
(1)
Flag lots shall only be permitted in the R Development Intensity areas.
(2)
Driveways. Except as specifically permitted in Table 3.8 through Table 3.11, driveways shall be a minimum of 10 feet wide in the private frontage for one-way travel and 20 feet wide for two-way travel, measured perpendicular to the direction of travel.
(3)
Lot coverage. The lot coverage shall be per Table 3.8 through Table 3.11.
E.
Setbacks and building height. The required building placement, setbacks and building heights shall conform to Table 3.8 through Table 3.11.
(1)
Setbacks, administrative adjustment. Setbacks may be adjusted by up to 20% by the DRC or the Zoning Administrator to accommodate specific site conditions.
(2)
Frontage buildout. The principal building shall occupy at least the percentage of the lot width specified in Table 3.8 through Table 3.11, measured at the minimum setback.
(3)
Facade area. The facade shall be located entirely within the facade area indicated in Table 3.8 through Table 3.11.
(4)
Setbacks, railroad. Rear yard or side yard setbacks abutting railroad tracks shall be a minimum of 40 feet, unless an earthen berm or other sound barrier is provided along the property line adjacent to the railroad tracks.
(5)
Building separations. There shall be no less than six feet between detached buildings on the same lot, measured eave to eave.
(6)
Easement encroachments. There shall be no permanent structures or obstructions located on or over easements without written approval of the Zoning Administrator and the entity/party for which the easement is provided.
F.
Building arrangement.
(1)
Outdoor equipment. All outdoor electrical, plumbing, and mechanical equipment shall be located behind the facade or facades, or concealed from frontage view with a screen or wall. These facilities shall not encroach into the private frontage.
(2)
Accessory dwelling, habitable area. The habitable area of an accessory dwelling within the principal building or of an accessory building shall not exceed 1,250 square feet or 30% of a principal dwelling, excluding the parking area, whichever is greater.
G.
Parking location standards. Except where specified otherwise, the following apply to parking within a lot in all development intensities:
H.
Private frontage.
(1)
The private frontage buildings shall conform to Table 3.12, Private Frontages, and shall be permitted where indicated in Table 3.8 through Table 3.11.
(2)
The main entrance to the principal building shall be accessed via the primary frontage, and shall be located in the primary facade. (See Table 3.7.)
Table 3.12. Private Frontages | ||||
|---|---|---|---|---|
1. Common Yard  |  | |||
Permitted elements: Porch | ||||
Surface treatments: Landscaping, including produce gardens and a path leading to building entries. | ||||
Special requirements: Not applicable | ||||
2. Fenced/Walled Yard  |  | |||
Permitted elements: Porch, stoop, fence, hedge, wall | ||||
Surface treatments: Landscaping, including produce gardens and a path leading to building entries | ||||
Special requirements: Not applicable | ||||
3. Terrace  |  | |||
Permitted elements: Stoop, shopfront, awning, wall | ||||
Surface treatments: Paved or landscaped | ||||
Special requirements: Raised 8 inches minimum above average sidewalk grade | ||||
4. Courtyard  |  | |||
Permitted elements: Hedges, walls | ||||
Surface treatments: Paved in coordination with parkway | ||||
Special requirements: May recess 20 feet maximum for pedestrian entries or 30 feet maximum for vehicular access. Shall provide access to the main building entrance. Driveways within forecourts are limited to 20 feet in width. Portions of the driveway in the parkway shall be limited to 12 feet in width | ||||
5. Stoop  |  | |||
Permitted elements: Hedges, walls | ||||
Surface treatments: Paved in coordination with parkway | ||||
Special requirements: May be recessed into the building facade | ||||
6. Common Entry  |  | |||
Permitted elements: Awning, planter, wall | ||||
Surface treatments: Any area not with the planter shall be paved | ||||
Special requirements: Not applicable | ||||
7. Shopfront  |  | |||
Permitted elements: Awning, display windows | ||||
Surface treatments: Paved | ||||
Special requirements: Facade shall be glazed with clear glass no less than 50% of the ground floor frontage, calculated separately for each facade | ||||
8. Portal  |  | |||
Permitted elements: Shopfronts | ||||
Surface treatments: Paved | ||||
Special requirements: Must be compliant with shopfront regulations | ||||
I.
Building heights. Building heights shall be measured in stories:
(1)
Stories may not exceed 14 feet in height from finished floor to finished ceiling, except that a commercial use on the first floor shall have a minimum height of 10 feet and the maximum height of 25 feet. A single floor level exceeding these heights shall be considered to be two or more stories.
(2)
Mezzanine extending 33% beyond the floor area shall be counted as an additional story.
(3)
Height limits do not apply to attics or raised basements, masts, belfries, clock towers, chimney flues, water tanks, or elevator bulkheads.
(4)
Each level of a parking garage above ground counts as a single story regardless of relationship to habitable stories.
J.
Frontages and facades. The following shall pertain to facades and frontages in all development intensities:
(1)
All facades shall be glazed no less than 15% of each story with clear glass. Shopfronts shall be glazed on no less than 50% of that story.
(2)
No portion of the private frontage may encroach on the sidewalk. Where a sidewalk exists on the lot, the edge of the sidewalk shall be deemed the edge of the frontage for the purposes of regulating frontages.
K.
Frontages, masking of parking, and fences.
(1)
Open parking areas. Open parking areas shall be masked from the frontage by a building or streetscreen, except that the DRC may review and the Zoning Administrator may grant an administrative variance for excessive cost or practical difficulty. The DRC and Zoning Administrator shall consider the relative importance of the frontage to walkability in the vicinity of the lot; see Article II for processes.
(2)
Streetscreen. In the absence of the building facade along any part of frontage line in the H Development Intensity, a streetscreen shall be built parallel with the facade.
(3)
Streetscreens, design. Streetscreens shall be between 3.5 and six feet in height. The streetscreen may be replaced by hedge or fence if the DRC reviews an administrative variance (see § 350-207C). Streetscreens shall have no opening larger than necessary to allow automobiles and pedestrian access.
(4)
Fences. Fences shall be located in development intensities per Table 5.23, Wall or Fence Type, Zones.
L.
Regulations specific to N Development Intensity. All development shall be prohibited in the N Development Intensity, except for structures erected for the support of the Bureau of Land Management, for parks and park services, and other structures approved by the Planning and Zoning Commission (P&Z), except where the P&Z has no jurisdiction to approve.
M.
Regulations specific to R Development Intensity. The following regulations shall apply to development in the R Development Intensity:
(1)
Office use, area and location. Building area available for office use on each lot is restricted to 600 square feet within the first story of the principal building or accessory building.
(2)
Retail use, type and size. Retail use is limited to roadside stands, not to exceed 600 square feet, and may be open-air.
(3)
Institutional, manufacturing, and industrial uses. Institutional, manufacturing, and industrial uses are prohibited, unless they are accessory to agricultural use, per Table 3.5, Land Use Classification Matrix: Development Intensities.
(4)
Agricultural use. Agricultural use is permitted by right per the definition of "agriculture."
(5)
Agriculture-related buildings. Agriculture-related buildings, barns, workshops, and sheds shall be a minimum of 50 feet from all adjacent front and rear property lines and 20 feet from all side property lines, or 100 feet from a public right-of-way, whichever is greater. Such buildings shall not exceed 40 feet in height.
(6)
Accessory buildings. One accessory building may be used as a dwelling. Additional accessory buildings cannot be used as living quarters.
N.
Regulations specific to L Development Intensity.
(1)
Office use, area and location. Building area available for office use on each lot is restricted to 600 square feet within the principal or the accessory building.
(2)
Retail use, area. Building area available for retail use is restricted to buildings at corner locations and may not exceed 2,000 square feet.
(3)
Retail use, food service. Food service is limited to no more than 600 square feet of seating area.
(4)
Institutional, manufacturing, and industrial uses. Institutional, manufacturing, and industrial uses are prohibited, unless they are accessory to agricultural use.
(5)
Agricultural use. Agricultural use is limited to the specific uses in Table 3.5, Land Use Classification Matrix: Development Intensities.
O.
Regulations specific to M Development Intensity.
(1)
Retail, office and agricultural uses are limited to the specific uses in Table 3.5, Land Use Classification Matrix: Development Intensities, and Table 3.4, Conditions for Specific Development Intensities.
P.
Regulations specific to H Development Intensity.
Q.
Parking and loading location and design. This regulation ensures parking and loading are located and regulated safely and in a manner that supports economic opportunity and pedestrian activity. This is accomplished by ensuring off-street parking and loading do not interfere with the spatial enclosure and harmony of the public realm, and that on-street loading is located and timed for convenience and compatibility with adjacent uses.
(1)
Conformance. Parking shall comply with Americans with Disabilities Standards for Accessible Design (ADA SAD), the Federal Highway Administration (FHA) and the engineering standards of this chapter.
(2)
Parking access and location. The development intensity shall regulate the location and access. (See Table 3.8 through Table 3.11.)
(3)
Loading location. Off-street loading space shall be provided and maintained for every building or part thereof occupied by any use requiring the movement of large volumes to or from vehicles.
(a)
One space is required for each whole increment of 10,000 square feet occupied by the use.
(b)
Each loading space shall be at least 12 feet wide and 45 feet long, with a minimum overhead clearance of 14 feet from the pavement surface.
(c)
Loading and unloading areas shall be located to allow vehicles to maneuver safely and conveniently to and from the public right-of-way or any parking space or parking lot aisle. Except when located on a thoroughfare, loading and unloading areas shall be screened from view from primary and secondary frontages. Loading docks with raised platforms shall be screened from view from primary and secondary frontages.
(d)
Access to loading and unloading areas shall be restricted to the hours between 7:00 a.m. and 10:00 p.m., except when otherwise designated by the Zoning Administrator.
S.
Environmental performance standards. Development intensities shall comply with environmental performance standards per § 350-506.
T.
Landscaping, fencing, and buffering. Development intensities shall comply with landscaping, fences, and buffering standards per § 350-507 and Table 3.6.
V.
Mobile homes, mobile home parks, and mobile home subdivisions. Development intensities shall comply with mobile home standards per § 350-509.