Rockingham County Unincorporated
City Zoning Code
City Zoning Code
ARTICLE VIII
AREA, SETBACK, AND HEIGHT STANDARDS
Sec. 17-801.- Applicability.
The following area, setback, and height standards shall apply to all zoning districts set forth in article III, districts, conventional, and article IV, districts, planned, of this chapter.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-802. - Density.
When calculating the maximum allowable density for any lot, any fractional dwelling count shall be rounded down to the nearest whole number.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.01. - Front setback.
(a)
The front setback shall be measured at a right angle to the centerline of the road or property line, whichever is closer to the primary structure. In the case of a curved right-of-way line or centerline, the depth shall be measured on the applicable radial line.
(b)
In the A-1, A-2, and RV zoning districts and in cluster developments in the R-1, R-2, and R-3 zoning districts, where a lot does not achieve the minimum lot width at the road frontage, the setback shall be measured at a right angle from the point where the minimum lot width is achieved.
(c)
In all other districts, minimum lot width shall be met at road frontage.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.02. - Side setback.
The required width of a side yard shall be measured at right angles to the adjacent side lot line.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.03. - Rear setback.
The depth of a rear yard shall be measured at a right angle to the rear property line.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.04. - Corner-lot setback.
(a)
On lots which adjoin more than one (1) street, the direction in which the primary structure faces shall be determined to be the front yard.
(b)
In all conventional zoning districts, primary and accessory structures shall meet front setbacks from any lot line adjoining a street.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.05. - Through-lot setbacks.
(a)
Front setbacks shall be met on both frontages.
(b)
In the A-1 and A-2 zoning districts, primary and accessory buildings shall meet front setbacks on both street frontages.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-803.06. - Structural encroachments in setbacks.
Setbacks shall be unoccupied and unobstructed. However, ordinary roof projections such as eaves, gutters, and ornamental features, and chimneys, may encroach no more than two (2) feet into the required setback. Any other feature attached to a building or structure is part of the main building or structure for setback purposes. Foundation surveys shall show all setback encroachments.
(P.C. Ord. No. 14-03, 9-24-14; P.C. Ord. No. 14-11, 12-10-14)
Sec. 17-803.07. - Modification of setback requirements.
In any subdivision lot platted prior to October 14, 1969, front setbacks shall not be less than the average of the front setbacks on the existing developed lots on the same street.
(P.C. Ord. No. 14-03, 9-24-14)
Sec. 17-804. - Height exemption.
(a)
Height limitations, unless otherwise limited by this chapter, shall not apply to water storage tanks, wind energy towers, wireless telecommunication towers, conveyors, farm buildings, steeples, flagpoles, antennae, smokestacks, and public monuments.
(b)
Structures may exceed the maximum height only by special use permit.
(P.C. Ord. No. 14-03, 9-24-14; P.C. Ord. No. 19-08, 4-24-19)
Sec. 17-805. - Accessory structures.
(a)
In the A-1, A-2, and RV zoning districts, accessory structures may be taller than the primary structure. In all other zoning districts, accessory structures shall be no taller than the primary structure to which it is accessory.
(b)
In the A-1, A-2, and RV zoning districts, accessory structures shall be permitted where the lot width has not achieved the minimum. All accessory structures shall meet the front setback.
(P.C. Ord. No. 14-03, 9-24-14)
_____
Sec. 17-806. - Area, setback, and height standards tables.
The following tables provide the area, setbacks, and building heights permitted in each zoning district.
| Table 17-806.01. Area, Setback, and Height—Conventional | ||||||
|---|---|---|---|---|---|---|
| Structures or Uses by Zoning Districts | Minimum Lot Size | Minimum Lot Width | Minimum Front Setback | Minimum Side Setback | Minimum Rear Setback | Maximum Building Height |
| Conventional Districts | ||||||
| A-1, Prime Agricultural | ||||||
| Primary structures |
1 acre
20,000 sq. ft. if on public sewer | 100 feet | See footnote.* | 15 feet | 25 feet | 45 feet |
| Accessory dwellings | — | — | See footnote*. | 15 feet | 25 feet | Height shall not exceed height of primary structure |
| Accessory structures, which are 580 square feet or less of floor area | — | — | See footnote.* | 5 feet | 5 feet | 45 feet |
| Accessory structures, which are more than 580 square feet of floor area | — | — | See footnote.* | 15 feet | 25 feet | 45 feet |
| A-2, General Agricultural | ||||||
| Primary structures |
1 acre
20,000 sq. ft. if on public sewer | 100 feet | See footnote.* | 15 feet | 25 feet | 45 |
| Accessory dwellings | — | — | See footnote*. | 15 feet | 25 feet | Height shall not exceed height of primary structure |
| Accessory structures, which are 580 square feet or less of floor area | — | — | See footnote.* | 5 feet | 5 feet | 45 feet |
| Accessory structures, which are more than 580 square feet of floor area | — | — | See footnote.* | 15 feet | 25 feet | 45 feet |
| BX, Business Interchange | ||||||
| Primary structures | — | 50 feet | 25 feet ◊ | If abutting agricultural zoning: 25 feet. | If abutting agricultural zoning: 25 feet. | 45 feet. |
| Accessory structures which are no greater square footage than primary structure | —- | 50 feet | 25 feet ◊ | If abutting agricultural zoning: 25 feet. | If abutting agricultural zoning: 25 feet. | 45 feet. |
| RV, Rural Village | ||||||
| Primary structures | 20,000 sq. ft. | 100 feet | See footnote.*** | 10 feet | 20 feet | 45 feet |
| Accessory dwellings | — | — | See footnote*. | 10 feet | 20 feet | Height shall not exceed height of primary structure |
| Accessory structures, which are 580 square feet or less of floor area | — | — | No closer than primary structures | 5 feet | 5 feet | 45 feet |
| Accessory structures, which are more than 580 square feet of floor area | — | — | No closer than primary structures | 10 feet | 20 feet | 45 feet |
| RR-1, Residential or Recreational | ||||||
|
Single-family detached dwellings.
Manufactured homes | 5 acres | 100 feet | See footnote.* | 15 feet | 25 feet | 35 feet |
| Accessory structures, which are 580 square feet or less of floor area | —- | —- | See footnote.* | 5 feet | 5 feet | 35 feet |
| Accessory structures, which are more than 580 square feet of floor area | —- | —- | See footnote.* | 15 feet | 25 feet | 35 feet |
| R-1, Low Density Residential | ||||||
| Single-family detached dwellings | 15,000 square feet | 100 feet | See footnote.** | 10 feet | 25 feet | 35 feet |
| Accessory structures, which are 580 square feet or less of floor area | — | — | No closer than primary structure except by special use. | 5 feet | 5 feet | No higher than primary structure |
| Accessory structures, which are more than 580 square feet of floor area | — | — |
No closer than primary structure except by special use.
See footnote.** | 10 feet | 25 feet | No higher than primary structure |
| R-2, Medium Density Residential | ||||||
| Single-family detached dwellings | 12,000 square feet | 90 feet | See footnote.** | 10 feet | 25 feet | 35 feet |
| Duplex dwellings | 6,000 square feet per unit | 45 feet | See footnote.** | 10 feet on side not adjoining other duplex dwelling | 25 feet | 35 feet |
| Accessory structures, which are 580 square feet or less of floor area | — | — | No closer than primary structure except by special use on single-family detached dwelling lots. | 5 feet | 5 feet | No higher than primary structure |
| Accessory structures, which are more than 580 square feet of floor area | — | — | No closer than primary structure except by special use on single-family detached dwelling lots. See footnote.** | 10 feet | 25 feet | No higher than primary structure |
| R-3, General Residential | ||||||
|
Single-family detached
dwellings |
10,000 sq.
ft. | 80 feet | See footnote** | 10 feet | 25 feet | 35 feet |
| Duplex dwellings | 5,000 sq. ft. per unit | 40 square feet | See footnote** | 10 feet | 25 feet | 35 feet |
| Rowhouses | 1,800 sq. ft. per unit |
10 feet;
end lot 30 feet | See footnote** | 10 feet for end lots | 20 feet | 45 feet |
| Apartment structures |
14,000 sq.
ft. for 3 units; add 1,000 sq. ft. for each additional unit over 3 units | 80 feet | See footnote.** | 10 feet on side not adjoining other apartment building | 25 feet | 45 feet |
| Accessory structures, which are 580 square feet or less of floor area | — | — | No closer than primary structure. | 5 feet | 5 feet | No higher than primary structure |
| Accessory structures, which are more than 580 square feet of floor area | — | — |
No closer than primary structure./
See footnote.** | 10 feet | 25 feet | No higher than primary structure |
| MH-1, Mixed Home District | ||||||
| Primary structures | 6,000 square feet | 50 feet | 35 feet | 10 feet to lot lines; 25 feet to project perimeter | 10 feet to lot line; 25 feet to project perimeter | — |
| Accessory structures | — | — | 35 feet | 5 feet | 5 feet | No higher than primary structure |
| B-1, General Business | ||||||
| Primary structures | —- | —- |
See footnotes
*** and ◊ . | If abutting agricultural or residential zoning: 15 feet. | If abutting agricultural or residential zoning: 15 feet. | 45 feet outside the Urban Growth Area or Urban Development Area; 60 feet within the Urban Growth Area or Urban Development Area. |
| Accessory structures, which are no greater square footage than primary structure | —- | —- |
See footnotes
*** and ◊ . | If abutting agricultural or residential zoning: 15 feet. | If abutting agricultural or residential zoning: 15 feet. | 45 feet outside the Urban Growth Area or Urban Development Area; 60 feet within the Urban Growth Area or Urban Development Area, but no higher than primary structure, whichever is less. |
| B-2, Neighborhood Business | ||||||
| Primary structures | —- | —- |
See footnotes
*** and ◊. | If abutting agricultural or residential zoning: 15 feet. | If abutting agricultural or residential zoning: 15 feet. | 45 feet outside the Urban Growth Area or Urban Development Area; 60 feet within the Urban Growth Area or Urban Development Area. |
| Accessory structures, which are no greater square footage than primary structure | —- | —- |
See footnotes
*** and ◊. . | If abutting agricultural or residential zoning: 15 feet. | If abutting agricultural or residential zoning: 15 feet. | 45 feet outside the Urban Growth Area or Urban Development Area; 60 feet within the Urban Growth Area or Urban Development Area, but no higher than primary structure, whichever is less. |
| I-1, Industrial | ||||||
| Primary structures | —- | —- | See footnote*. | If abutting agricultural or residential zoning: 30 feet. | If abutting agricultural or residential zoning: 30 feet. | 60 feet. |
| Accessory structures, which are no greater square footage than primary structure | —- | —- | See footnote*. | If abutting agricultural or residential zoning: 30 feet. | If abutting agricultural or residential zoning: 30 feet. | 60 feet. |
| S-1, Public Service | ||||||
| All structures or uses | Shall meet all regulatory agency requirements | — | Shall meet all regulatory agency requirements | Shall meet all regulatory agency requirements | Shall meet all regulatory agency requirements | Shall meet all regulatory agency requirements |
| Planned District | ||||||
| R-PG, Planned Growth | ||||||
| Single-family detached | 40,000 square feet | 100 feet | See footnote.* | 15 feet | 35 feet | 45 feet |
| Accessory structures | —- | —- | No closer than primary structure | 5 feet | 15 feet | No higher than primary structure |
* Minimum front setback requirements consist of two (2) distances:
Thirty-five (35) feet is the required distance from the road right-of-way if the right-of-way
is fifty (50) feet or greater; or
Sixty (60) feet is the required distance from the centerline of the road if the right-of-way
is less than fifty (50) feet.
** In R-1, R-2 and R-3, minimum front setback requirements consist of two (2) distances:
Twenty-five (25) feet is the required distance from the road right-of-way if the right-of-way
is fifty (50) feet or greater; or
fifty (50) feet is the required distance from the centerline of the road if the right-of-way
is less than fifty (50) feet.
*** In B-1 and B-2, minimum front setback requirements consist of two (2) distances:
Ten (10) feet is the required distance from the road right-of-way if the right-of-way
is fifty (50) feet or greater; or
Thirty-five (35) feet is the required distance from the centerline of the road if
the right-of-way is less than fifty (50) feet.
◊ In B-X, B-1 and B-2, for private roads, there shall be no front setback requirements except that no structures shall be located within sidewalk easements or any other easement.
| Table 17-806.02. Area, Setback, and Height—Planned | ||||
|---|---|---|---|---|
| Structures by Zoning Districts | Maximum Density per Gross Acre | Minimum Setbacks from Interior Lot Lines | Minimum Setbacks from Project Perimeter | Maximum Building Height (feet) |
| PSF, Planned Single-Family Residential | ||||
|
Single-family
detached and duplexes | 12 units | 5 feet | 15 feet | 45 feet |
|
Accessory
dwelling | 1 unit/lot | 5 feet and not in front yard | No closer than primary dwelling and not in front yard | 45 feet or no higher than primary structure, whichever is less |
|
Accessory
structures | —- | 5 feet and not in front yard | 15 feet and not in front yard | No higher than primary structure |
| PMF, Planned Multifamily Residential | ||||
| Duplexes | 12 units | 5 feet* | 15 feet | 45 feet |
| Rowhouses | 16 units | 10 feet* | 15 feet | 45 feet |
|
Apartment
structures | 32 units | 10 feet; and 10 feet between buildings* | 15 feet | 75 feet |
|
Accessory
structures | —- | 5 feet | 15 feet and not in front yard* | No higher than primary structure |
| R-4, Planned Resort | ||||
| "A" area | 10 units | —- | —- | 45 feet |
| "B" area | 20 units | —- | —- | 45 feet |
| "C" area | 32 units | —- | —- | 45 feet for single-family detached, duplexes, rowhouses; 75 feet for apartment structures |
| "D" area | 40 units | —- | —- | 45 feet for single-family detached, duplexes, rowhouses; 75 feet for apartment structures |
| "Village center" area | No limit | —- | —- | 75 feet |
|
Accessory
structures | —- | —- | —- | No higher than primary structure* |
| R-5, Planned Neighborhood | ||||
| "A" area | 10 units | —- | —- | 45 feet |
| "B" area | 20 units | —- | —- | 45 feet |
| "C" area | 32 units | —- | —- | 45 feet for single-family detached, duplexes, rowhouses; 75 feet for apartment buildings |
| "D" area | 40 units | —- | —- | 45 feet for single-family detached, duplexes, rowhouses; 75 feet for apartment structures |
| "Neighborhood center" area | No limit | —- | —- | 75 feet |
|
Accessory
structures | —- | —- | —- | No higher than primary structure, whichever is less |
| MHP, Planned Manufactured Home Park | ||||
| Manufactured homes and accessory structures | 20 units | Front: 35 feet; side and rear: 10 feet. See [subsection] 17-406.01.(d) | Front: 35 feet; side and rear: 25 feet | —- |
|
Accessory
structures, which are no more than 200 sq ft and no more than one per lot | 5 feet and not in front yard | 25 feet and not in front yard | No higher than manufactured home | |
| MXU, Mixed Use | ||||
| Within Mixed Use Core: | ||||
| Rowhouses | 32 units | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | 45 feet |
| Duplexes | 20 units | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | 35 feet |
|
Apartment
structures | 50 units | Front: 20 feet maximum; Fronting a plaza, green, or park: none; Side and Rear: none | Front: 20 feet maximum; Fronting a plaza, green, or park: none; Side and Rear: none | Maximum height: 60 feet; Minimum height: 28 feet |
|
Commercial
structures | —- | Front: 20 feet maximum; Fronting a plaza, green, or park: none; Side and Rear: none | Front: 20 feet maximum; Fronting a plaza, green, or park: none; Side and Rear: none | Maximum height: 60 feet; Minimum height: 28 feet |
|
Accessory
structures | —- | Side: none; Rear: 20 feet | Side: none; Rear: 20 feet | 20 feet, when accessory to commercial or apartment structures; 16 feet, when accessory to duplexes, rowhouses |
| Within Residential Neighborhood: | ||||
|
Single-family
detached dwellings | 10 units | Front: 10 feet minimum; 20 feet maximum, or not more than 20% of the depth of the lot, whichever is greater; Side: 5 feet; Rear: 20 feet | Front: 10 feet minimum; 20 feet maximum, or not more than 20% of the depth of the lot, whichever is greater; Side: 10 feet; Rear: 20 feet | 35 feet |
| Accessory dwelling | 1 unit/lot | 5 feet and not in front yard | Not in front yard; Side: 10 feet; Rear: 20 feet | 45 feet or no higher than primary structure, whichever is less |
| Duplex dwellings | 20 units | Front: 10 feet minimum; 20 feet maximum, or not more than 20% of the depth of the lot, whichever is greater; Side: 5 feet; Rear: 20 feet | Front: 10 feet minimum; 20 feet maximum, or not more than 20% of the depth of the lot, whichever is greater; Side: 10 feet; Rear: 20 feet | 35 feet |
| Rowhouses | 32 units | Front: 8 feet minimum; 20 feet maximum; Side no minimum; Rear: 20 feet | Front: 8 feet minimum; 20 feet maximum; Side no minimum; Rear: 20 feet | 45 feet |
|
Accessory
structures | —- | Front: at least 20 feet more than the primary structure; Side: 5 feet; Garages: no minimum side setback; Rear: 5 feet | Front: at least 20 feet more than the primary structure; Side: 5 feet; Garages: no minimum side setback; Rear: 20 feet | 20 feet |
| PCD-Planned Commercial District | ||||
| Rowhouses | 32 | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting agricultural or residential zoning: 30 feet. | Rowhouses: 45 feet |
|
Apartment
structures | 50 | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting agricultural or residential zoning: 30 feet. | Apartment structures: 75 feet |
|
Commercial
primary structures | —- | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting agricultural or residential zoning: 30 feet. | 75 feet |
| Accessory structures, which are no greater square footage than primary structure | —- | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting agricultural or residential zoning: 30 feet. | 45 feet |
| PMR, Planned Medical and Research | ||||
|
Single-family
detached dwellings | 10 units | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | 45 feet |
| Duplex dwellings | 20 units | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | 45 feet |
| Rowhouses | 18 units | Front: 20 feet maximum; Side and Rear: none | Front: 20 feet maximum; Side and Rear: none | 45 feet |
|
Apartment
structures | 50 units | Front: 20 feet maximum; Side and Rear: none | Front: 20 feet maximum; Side and Rear: none | 75 feet |
| Accessory dwelling | 1 unit/lot | 5 feet and not in front yard of primary dwelling | Not in front yard of primary dwelling; Side: no minimum; Rear: 20 feet | 45 feet, or no higher than primary structure, whichever is less |
|
Commercial
primary structures | —- | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting business or industrial zoning: 15 feet. If abutting agricultural or residential zoning: 30 feet. | 180 feet |
|
Accessory
structures, which are no greater square footage than primary structure | —- | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting business or industrial zoning: 15 feet. If abutting agricultural or residential zoning: 30 feet. | 45 feet |
| PID-Planned Industrial District | ||||
| Primary structures | — | Front: 20 feet maximum, 4 feet minimum. Side: no minimum; Rear: 20 feet | If abutting agricultural or residential zoning: 30 feet. | None, except as shown on approved master plan |
| Accessory structures, which are no greater square footage than primary structure | — | 10 feet and in rear yard only | If abutting agricultural or residential zoning: 30 feet. | None, except as shown on approved master plan |
* Setbacks do not apply to units that adjoin.
(P.C. Ord. No. 14-03, 9-24-14; P.C. Ord. No. 15-06, 1-28-15; P.C. Ord. No. 15-09, 2-25-15; P.C. Ord. No. 15-10, 2-25-15; P.C. Ord. No. 15-12, 2-25-15; P.C. Ord. No. 15-19, 4-22-15; P.C. Ord. No. 16-24, 8-24-16; P.C. Ord. No. 16-30, 10-26-16; P.C. Ord. No. 17-27, 9-27-17; P.C. Ord. No. 18-03, 2-28-18; P.C. Ord. No. 18-05, 4-11-18; P.C. Ord. No. 19-07, 4-24-19; P.C. Ord. No. 19-17, 7-17-19; P.C. Ord. No. 20-03, 6-24-20; P.C. Ord. No. 21-10, 9-22-21; P.C. Ord. No. 21-11, 9-22-21; P.C. Ord. No. 22-23, 6-27-22; P.C. Ord. No. 22-28, 9-28-22; P.C. Ord. No. 24-00, 1-10-24; P.C. Ord. No. 24-09, 12-11-24; P.C. Ord. No. 25-00, 12-11-24)