Douglas County Unincorporated
City Zoning Code

To provide areas for a wide range of farming, ranching, or tree farming activities and the preservation of such land for its open rural character providing a physical and visual separation between urban centers.

Urban development within this district is strongly discouraged. Agricultural land use can be an efficient means of conserving natural resources, constituting an important physical, environmental, social, aesthetic, and economic asset to both the urban and rural residents of the County. Expansion of urban development into rural areas is a matter of public concern because of the potential of unnecessary increases in service costs, conflicts between agricultural and urban activities, and the loss of open space and the natural landscape. Development consideration may be given where it would serve to preserve agricultural land or open space and promote a design that is sensitive to the natural land features in accordance with the intent of the Douglas County Comprehensive Master Plan, as amended.

The A-1 zone district is characterized by large-acreage farms, ranches, open areas, farm houses, units for agricultural workers and their families, and other uses allowed which enhance and promote the openness and general rural nature characteristic of the County. Development or use of land in this district is permitted only in accordance with the provisions herein. Land disturbance activities may require permit(s).

Agricultural recreational activities.

Agriculture.

Animals (refer to Part 24).

Community Uses

Construction office – temporary.

Event center on a parcel of 80 acres or greater (Site Improvement Plan required per Part 27, unless conducted as an accessory use to an agricultural use on a parcel 160 acres or greater) (refer to § 1-324).

Greenhouse – a maximum of one acre (43,560 sq. ft.) total area including warehouse and shipping facilities.

Hay sales (Site Improvement Plan required per Part 27).

Residence.

Residential sales office – temporary (refer to Part 22).

Training of non-owned horses, or riders not related to the landowner or lessee, limited to 14 lessons per week.

Utility service facility (Site Improvement Plan required per Part 27).

Veterinary clinic or hospital, equine and livestock (Site Improvement Plan required per Part 27).

Accessory Dwelling Unit (ADU) – one per lot, except as restricted by a rural site plan, subdivision plat, or other similar land use approval. A second ADU may be allowed subject to § 1-325, Second Accessory Dwelling Unit (ADU).

Accessory uses and buildings.

Day-care home – small.

Entertainment event (refer to Part 22B).

Event center on a parcel of 160 acres or greater with a principal agricultural use.

Farmers market (refer to Part 22A).

Garage – private:

Home Occupation – Class 1 and Class 2 (refer to Part 23).

In-home elder care.

Sale of agricultural products and value-added agricultural products produced or raised on site.

Satellite receiving dish accessory to a residence.

Value-added agricultural processing – limited to a maximum of 1,500 square feet devoted to this use.

Animals – non domestic, exotic.

Campground.

Cemetery.

Church – greater than 350 seating capacity.

Cultural facility.

Day-care center/preschool, or day-care home – large.

Dude ranch.

Event center on a parcel of less than 80 acres.

Feedlot/confinement center.

Firing range.

Golf course legally established as a use by special review prior to June 22, 2005.

Greenhouse – greater than one acre total area including warehouse and shipping facilities.

Hunting/fishing club.

Home occupation pursuant to § 1-2310, herein.

Horse boarding or training facility that exceeds the maximum number of horses permitted by right or by administrative review in Part 24. Exempt from Part 18A, Water Supply Overlay District.

Horse rental stable.

Kennel.

Landfill – public/private.

Landing field – private.

Mining, quarry, sand/gravel operation, or similar extractive land use.

Motorsports facility, private.

Oil or gas drilling operation.

Recreation facility – community.

Religious retreat.

Residence.

Satellite earth station.

Septic waste and domestic sludge application.

Telecommunication facility.

Utility – major facility.

Veterinary clinic or hospital.

Wind energy conversion system.

Agricultural worker unit – one dwelling with one to four bedrooms, or one to four attached efficiency units/apartments in one footprint) as follows:

Applications for agricultural worker housing shall be reviewed in accordance with the thresholds contained in this section, and the criteria and process set forth in §§ 1-316 through 1-323.

The Director shall determine threshold criteria for uses, or combinations of uses, not specifically listed.

Minimum lot area: 35 acres. (Note: The minimum lot area may be decreased with a clustered design through the exemption process.)

Lots less than 35 acres in area shall be limited to the uses allowed in the agricultural or residential zone district to which the lot conforms in area.

A cornice, canopy, eave, fireplace, wing wall or similar architectural feature may extend three feet into a required setback.

A covered or uncovered deck or porch may extend six feet into a required setback, except for a side setback.

Foundation anchoring and foundation repair systems may be located within a required setback.

A building permit shall not be issued for any structure which is to be located within an easement unless written approval by the easement holder(s) is provided.

Utility distribution lines and related equipment commonly located along property lines may be located within a required setback. A neighborhood substation or gas regulator/meter station shall meet the required setbacks.

Maximum building height: 35 feet.

The maximum building height shall not apply to belfries, cupolas, penthouses, or domes not used for human occupancy, roof-mounted church spires, chimneys, skylights, ventilators, water tanks, silos, parapet walls, cornices, antennas, utility poles, and necessary mechanical appurtenances usually carried above the roof level.

Public streets shall be constructed in accordance with the Douglas County Roadway Design and Construction Standards. Private streets shall be constructed either in accordance with Appendix 58 of the International Building Code, as amended and adopted by Douglas County, or the Douglas County Roadway Design and Construction Standards.

Both public and private streets shall be constructed in accordance with the provisions of the Douglas County Storm Drainage Design and Technical Criteria manual and the County's clearing, grading, and land disturbance regulations.

Refer to Part 28 for non-residential parking standards.

The minimum off-street parking spaces required: eight spaces per lot in accordance with the Douglas County Roadway Design and Construction Standards.

Fences, walls, or hedges shall not be erected in the public right-of-way, but shall be allowed within the setback, on private land.

Fences, walls, or hedges shall be erected and maintained in a manner which does not obstruct the vision of automobile traffic on the adjacent streets, rights-of-way, or driveways in accordance with the Douglas County Roadway Design and Construction Standards manual.

A building permit is required for any retaining wall greater than four feet in height or any fence or wall greater than six feet in height, or as required by the Building Code, as amended and adopted by Douglas County.

Fences, walls or hedges shall be maintained in good structural or living condition. The landowner is responsible for the repair or removal of a fence, wall or hedge, which constitutes a safety hazard, by reason of inadequate maintenance, dilapidation, obsolescence or abandonment, or which constitutes a zoning violation.

Barbed wire or electrically charged fences shall be allowed. Any electrically charged fence shall be clearly and conspicuously posted to warn those outside the fence that it is electrically charged. Concertina or razor wire is prohibited.

Swimming pools shall be enclosed by a fence or wall that meets or exceeds the requirements of the Building Code, as amended and adopted by Douglas County.

Whether the proposed use is in harmony and compatible with the character of the surrounding area;

Whether the proposed use will not result in an over-intensive use of the land;

Whether the proposed use will not require a level of community facilities and services greater than that which is available;

Whether the proposed use will not cause undue traffic congestion or traffic hazards;

Whether the proposed use will not cause significant air, water or noise pollution:

Whether the proposed use is adequately landscaped, buffered, or screened;

Whether the proposed use will not be otherwise detrimental to the health, safety or welfare of the neighboring landowners.

Following the pre-submittal meeting, the applicant shall submit to the Planning Division a copy of the documents required per § 1-321. The submittal shall be reviewed for completeness and the applicant notified of any inadequacies.

Once determined complete, the staff will notify the applicant of the number of copies of the plan and narrative required to be submitted for distribution to referral agencies. Referral packets shall be provided by the applicant in unsealed manila envelopes, addressed to the appropriate referral agency. The staff shall mail the referral packets. Referral agencies shall comment within 21 days.

Written Notice.

The staff planner will review the referral comments, discuss the concerns with the applicant, and prepare a staff report and present it to the Director for a decision.

An appeal of the Director's decision regarding an administrative review request may be submitted to the Board of Adjustment pursuant to Part 26A of this chapter.

A completed application form, including a copy of the completed pre-submittal form (available from the Planning Office).

Application fee (fee schedule available from the Planning Office).

Proof of ownership by copy of deed or title insurance commitment no more than 30 days old; or in the case of a lessee, a copy of the lease.

A narrative (per § 1-320 contained herein).

A plan exhibit (per § 1-321 contained herein).

A notarized letter or authorization from the landowner permitting a lessee or representative to process the application, when applicable.

The type and description of the residential unit proposed.

The maximum number of individuals to be accommodated.

A detailed description of the agricultural activities of the subject site focusing on the intensity of the operations, and on those work elements necessitating on-site agricultural labor including the following:

A description of the sanitary service to be provided and evidence that the system is in accordance with County Health Department regulations.

A description of the water service to be provided and evidence of the ability of the water to be used in the manner proposed.

A description of the increase or reduction in traffic anticipated in trips per day as a result of the housing units.

A description of community services or facilities (libraries, medical facilities, schools, etc.) that may be required or accessed by the occupants of the unit.

A vicinity map showing the site and the relationship to adjacent properties and major roads;

The total acreage owned or leased by the applicant;

The zoning and use of the contiguous parcels owned, and the zoning and use of adjacent land;

The location of the proposed agricultural worker unit with dimensions to the nearest property lines, and dimensions of the proposed unit;

A sketch of the floor plan for all units proposed, along with a notation restricting the residential use of the units to agricultural workers as defined and approved;

The location and dimensions of all property lines, existing and proposed structures, existing and proposed wells, septic systems, and leach fields noting separation distances as necessary;

Access to proposed units, delineating public and private roads, dimensions, and note surface material; and

All drainageways affecting the site and designation of any 100-year floodplain on or adjacent to the site.

Where event centers are permitted with approval of a use by special review, the standards within Part 21 shall apply.

Where event centers are permitted with approval of a Site Improvement Plan, the following standards shall apply:

Where event centers are permitted as accessory uses, the following standards shall apply:

Review Process.

Submittal Requirements.

Approval Standards.