§ 38-605. Site and building requirements.

(a)

Site and building design in this district is encouraged to include, but not be limited to, the following concepts:

(1)

Zero lot line development. This type of development is characterized by the location of a dwelling unit in such a manner that one (1) or more of the building's sides rests directly on the side and/or rear lot line. This shall include uses with single-family detached dwellings as well as multifamily (attached) dwellings in which the zero lot line is coterminous with the common party wall and the opposite side yard is twice the normal side yard requirement. (See Figures 1A and 1B [attached to Ordinance No. 93-11].)

(2)

Interlocking lot. Here, the location of the dwelling unit is such that the side and rear walls of the garage both rest directly on the lot line. No other exterior walls of the dwelling unit shall have a zero setback. This concept can be used with a zipper lot design or on a standard lot in which the garages of the abutting lots are connected at the side and rear while the living areas of the dwelling units are set back from the property lines. (See figures 2A and 2B [attached to Ordinance No. 93-11].)

(3)

Z-lot. The lot design is modified to create a Z shape which allows such dwelling unit to have alternating side yards. This may be employed as a standard Z-lot or as an angled Z-lot. (See figure 3 [attached to Ordinance No. 93-11].)

(b)

When these or other flexible housing designs are used with any type of zero lot line concept, all of the following standards shall apply:

(1)

Applicants shall submit a detailed site plan drawn to scale indicating the location of the proposed zero lot line dwelling unit and any existing or proposed structures on any adjacent lot.

(2)

A five-foot maintenance easement shall be recorded on the adjacent lot along the length of the zero lot line, which shall assure ready access to the lot line wall at reasonable periods of the day for normal maintenance.

(3)

The wall of any dwelling unit located on a zero lot line shall be constructed without doors.

(4)

No portion of the dwelling unit shall project over, above or under any property line, except for the eaves of the roof, window sills and similar minor appurtenances, with a maximum encroachment of two (2) feet.

(5)

Gutters shall be designed so as not to flow onto the adjacent zero lot line lot or parcel.

(c)

Development under this division shall meet the following standards:

Minimum tract size: Two (2) acres.

Minimum lot size: N/A*

Minimum lot width: N/A*

Minimum living area: N/A*

Maximum building height: Two-story/thirty-five (35) feet**

(Ord. No. 97-03, § 13, 2-25-97)

(d)

Development under this article shall meet the following minimum setbacks:

(1)

Front:

Ten (10) feet for a side entry garage***

Twenty (20) feet for a front entry garage

(2)

Rear: Fifteen (15) feet

(3)

Side: Zero to ten (10) feet****

(e)

Major street setbacks as provided in article XII shall apply.

(f)

Setbacks from every natural surface water body shall be a minimum of fifty (50) feet, measured from the normal high water elevation, or as otherwise specified in the site and building requirements of this chapter.

(g)

Central water systems, wastewater systems, utility systems, utility lines and easements shall be provided in accordance with the appropriate sections of the Orange County Subdivision Regulations, the Orange County Manual of Standards and Specifications for Wastewater and Water Main Construction, and applicable codes, ordinances, resolutions, rules and regulations.

(h)

Open space shall be provided in accordance with Orange County Code, chapter 24, article II, open space regulations.

(i)

When an R-L-D zoning district is proposed adjacent to an existing residential development, that is developed at a lesser intensity than the proposed R-L-D zoning, then one (1) of the following options must be incorporated into the proposed R-L-D development plan. On each option the P&Z and the board may place additional or more restrictive restrictions on the property to address compatibility:

(1)

Option 1:

a.

Match the lot width along the property boundary that is adjacent to the existing residential development;

b.

The minimum living area per unit for the entire R-L-D development shall be one thousand one hundred (1,100) square feet.

(2)

Option 2:

a.

Provide a lot width along the property boundary that is adjacent to the existing residential development equal to eighty-five (85) percent of the lot width of the adjacent residential development. The minimum lot width of the RLD development shall not be less than sixty (60) feet;

b.

The minimum living area per unit for the entire R-L-D development shall be one thousand one hundred (1,100) square feet;

c.

The rear yard setback for lots along the property boundary that is adjacent to the existing residential development shall be twenty-five (25) feet.

(3)

Option 3:

a.

Provide a lot width along the property boundary that is adjacent to the existing residential development equal to seventy (70) percent of the lot width of the adjacent residential development. The minimum lot width of the RLD development shall be fifty (50) feet;

b.

The minimum living area per unit for the entire R-L-D development shall be one thousand one hundred (1,100) square feet;

c.

The rear yard setback for lots along the property boundary that is adjacent to the existing residential development shall be thirty (30) feet.

(4)

Option 4:

a.

Provide a lot width along the property boundary that is adjacent to the existing residential development equal to sixty (60) percent of the lot width of the adjacent residential development. The minimum lot width of the R-L-D development shall be forty-five (45) feet;

b.

The minimum living area per unit for the entire R-L-D development shall be one thousand one hundred (1,100) square feet except for lots adjacent to the existing residential developments, in which case the minimum living area shall be one thousand three hundred (1,300) square feet (lots will be considered adjacent even if retention or buffer is provided between the proposed lots and existing residential development);

c.

The rear yard setback for lots along the property boundary that is adjacent to the existing residential development shall be thirty-five (35) feet;

d.

Provide a twenty-five-foot-wide buffer tract along the property boundary that is adjacent to the existing residential development, or a six-foot-high wall.

If retention within the R-L-D development is used as the transition between the existing adjacent residential development and the proposed R-L-D lots, then the following criteria shall be followed:

Dry retention:	If dry retention is proposed, then the retention area shall be at least fifty-five (55) feet wide adjacent to the existing residential development.
Wet retention:	If wet retention is proposed, then the retention area shall be at least one hundred (100) feet wide adjacent to the existing residential development.

 

(Ord. No. 97-03, § 13, 2-25-97)

*     Minimum lot size, minimum lot width and minimum living area have not been established for this district. The developer is given the flexibility to design and arrange lots in a manner consistent with the low-density residential future land use designation.

**    The maximum height of any structure shall be two (2) stories or thirty-five (35) feet; provided, that no structure (exclusive of single-family and two-family dwellings) shall exceed one (1) story in height within one hundred (100) feet of the side or rear lot line of any existing single-family residential district.

***   A ten-foot front setback may also be permitted for the dwelling unit when a front entry garage is set back at least twenty (20) feet from the front property line.

****  Minimum side building separation is ten (10) feet. The side setback may be any combination to achieve this separation. However, if the side setback is less than five (5) feet, the standards in section 38-605(b) of this district shall apply.

(Ord. No. 93-11, § 9, 4-27-93)