Chapter 18.60

The development standards of this chapter are designed to effect the goals and policies of the Comprehensive Plan, and apply to all development subject to this code and within all land use districts except as specified below. (Ord. 2-1998 Exh. B § 6.1)

18.60.020 Water supplies.

A. All development must conform to the standards set by SJCC Title 8, Health and Safety, and must satisfy the policies of Element 4 of the Comprehensive Plan (Water Resources) regarding the availability and adequacy of the water resource, the protection of water quality, and the control or avoidance of pollution, and conservation of water.

B. Each new use of land that requires potable or nonpotable water or any major new use of water unrelated to new land use (the collection of rainwater for nonpotable use is exempt from this requirement) and for which the County has approval authority, shall:

1. Provide documented evidence of available and adequate water quantity and quality for the intended use. Water supply is available and adequate when:

a. Data are developed which show that the source meets the source approval requirements of the water wells and water systems code (Chapter 8.06 SJCC);

b. A water facility provider makes a concurrency determination (see SJCC 18.60.200) that it has sufficient capacity to provide the needs of the new use without lowering LOS standards below the minimum adequate level.

A determination by a non-County concurrency facility and service provider that there is adequate capacity available (see SJCC 18.60.200) does not necessarily reserve that capacity or guarantee that water will be delivered. Such reservations and guarantees may require the purchase of a membership or other action as defined by the service provider.

Short and long subdivisions must demonstrate actual connections and guarantees of service before final approval.

2. Meet standards for water system design and employ all County-wide water conservation measures. Applications shall indicate all structural or operational measures included for the conservation of water. (Ord. 12-2001 § 6; Ord. 2-1998 Exh. B § 6.2)

18.60.030 Sewage disposal.

All development must conform to the standards set by SJCC Title 8, Health and Safety. Applicants for subdivision and binding site plan approvals shall demonstrate conformance for both the preliminary and final approvals.

A determination by a non-County concurrency facility and service provider that there is adequate capacity available (see SJCC 18.60.200) does not necessarily reserve that capacity or guarantee that sewage disposal service will be provided. Such reservations and guarantees may require the purchase of a membership or other action as defined by the service provider. Short and long subdivisions must demonstrate actual connections and guarantees of

service before final approval.

Maintenance and operation of on-site sewage disposal systems are governed by SJCC 8.16.060, as amended. Repair of failing systems is addressed by SJCC 8.16.170, as amended. (Ord. 15-2005 § 3; Ord. 12-2001 § 6; Ord. 2-1998 Exh. B § 6.3)

18.60.040 Transfer of development rights.

[Reserved.] (Ord. 2-1998 Exh. B § 6.4)

18.60.050 Density, dimension, and open space standards.

A. Purpose. This section establishes (1) residential density requirements, (2) bulk, area, and dimensional standards, and (3) specific rules for all uses. These standards and rules are intended to provide flexibility in project design and to maintain privacy between adjacent uses.

B. Development Standards.

1. This section and Tables 6.1 and 6.2 contain general residential density and dimensional standards for four general land use categories:

a. Activity center land use districts;

b. Rural land use districts;

c. Resource land use districts; and

d. Special land use districts.

Limitations specific to a particular district are also specified.

2. Additional rules and exceptions are set forth in SJCC 18.60.060 through 18.60.210.

C. Measurement Methods. The following methods will be used to determine compliance with this code:

1. The "maximum density" for a parcel is calculated by dividing the parcel area by the total number of residential dwelling units allowed according to the density designation. Only whole density units may be used. (See SJCC 18.70.010(D).

2. "Parcel area" or "lot area" is the total horizontal land area contained within the boundaries of a parcel.

3. Setbacks from roads in activity centers or urban growth areas shall be measured from the margin line of the road right-of-way. Setbacks outside of activity centers or urban growth areas are measured from the centerline of the existing road. In each case, 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.

4. "Maximum lot coverage" is measured by the percentage of total surface area of a lot or lots within a single development occupied by all structures, excluding roof overhangs and covered porches not used for sales, storage or service, in a particular activity center.

5. The largest three-dimensional "building envelope size" is established by measuring the largest existing building in a particular activity center as of the date of adoption of this code. The purpose is to avoid new structures that are larger in visual appearance than the largest building existing within a particular activity center.

6. "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 SJCC 18.60.070, Storm drainage standards.

7. "Minimum required open space or landscaped area" is a horizontal measurement of open space required as a percentage of total lot area.

D. Open Space. Open space must be maintained in its natural condition, in agricultural or forestry use, or landscaped according to SJCC 18.60.160.

Table 6.1. Density, Dimension, and Open Space Standards for Activity Center Land Use Districts.


Development Standard	Activity Center Land Use District(1)
	Village			Hamlet			Island Center	Master Planned Resort
	VC	VI	VR	HC	HI	HR	IC	MPR
Maximum Density (parcel area/total number of dwelling units)	[Please refer to the Comprehensive Plan official maps.]							M.P.(2)
Minimum Lot Area	See SJCC 18.70.010(E)							M.P.
Minimum Setbacks(3, 4, 5, 6)
Front or Road (feet)	010	010	010	0 10	010	010	0 10	M.P.
Rear and Side (feet)	000(7)	00(7)	010	0 00(7)	000(7)	010	0 00(7)	M.P.
Maximum Building Dimensions
Building height (feet)(8, 9)	030	030	030	0 30	030	30	0 30	M.P.
Lot coverage (%)(10)	065(11)	060(11)	050	065(11)	060(11)	050	0 60(11)	M.P.
Building envelope size (%)(12)	100	100	N.A.(13)	100	100	N.A.(13)	100	M.P.
Minimum Required Open Space or Landscaped Area (%)(14)	010	005	030	0 10	005	030	0 10	M.P.

Notes:

1. Activity center land use districts:

VC = Village Commercial HC = Hamlet Commercial IC = Island Center

VI = Village Industrial HI = Hamlet Industrial MPR = Master Planned Resort

VR = Village Residential HR = Hamlet Residential

2. "M.P." = Master Plan. All density, dimensional, and open-space standards in Table 6.1 for a master planned resort are established in the specific master plan. The maximum density within an MPR may be modified as part of the master plan to allow flexibility within the MPR as long as the total development is consistent with the general provisions of the Comprehensive Plan; see also SJCC 18.30.060, 18.60.190 and 18.90.060.

3. 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.

4. Fences are exempt from setback requirements, except when impairing safe sight lines at intersections, as determined by the County engineer.

5. 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.

6. 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.

7. The minimum side and rear setbacks shall be 10 feet if the site containing the proposed use is adjacent to any property in a village residential, hamlet residential, rural, or resource designation, or a residential activity center.

8. 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.

9. Structures used for the storage of materials for agricultural activities are exempt for the maximum building height requirements.

10. Maximum lot coverage is measured by the percentage of total surface area of a lot or lots within a single development occupied by all structures, excluding roof overhangs and covered porches not used for sales, storage, or service.

11. Maximum lot coverage only applies to:

a. Buildings larger than 5,000 square feet in gross floor area in the affected village designation.

b. Buildings larger than 3,500 square feet in gross floor area in the affected hamlet designation or residential activity center designation.

c. Buildings larger than 4,000 square feet in gross floor area in island center designations.

12. 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.

13. "N.A." = Not Applicable.

14. Open space must be maintained in its natural condition, in agricultural or forestry use, or landscaped according to SJCC 18.60.160.

Table 6.2. Density, Dimension, and Open Space Standards for Rural, Resource, and Special Land Use Districts.


Development Standard	Land Use District(1)
	Rural					Resource		Special
	RGU	RR	RFF	RI	RC	AG	FOR	C	N
Maximum Density (parcel area/total number of dwelling units)	[Please refer to the Comprehensive Plan official maps.]								See Note 2
Minimum Lot Area	See SJCC 18.70.010(E)								See Note 2
Minimum Front or Road Setbacks(4, 5, 6, 16)
Existing road for collector (feet from centerline)	45	45	45	45	45	45	45	45	45
All other roads (feet from centerline)	40	40	40	40	40	40	40	40	40
Minimum Rear and Side Setbacks(4, 5, 6, 16)
Parcels smaller than five acres (feet)	10	10	10	10	10	10	10	10	10
Parcels five acres or larger, and average width ≥ 80 feet (feet)	15	15	15	15	15	15	15	15	15
Maximum Dimensions
Building height (feet)(7, 8)	35(9)	35(9)	35(9)	35(9)	35(9)	35	35	35	35
Area of impervious surface (%)(10, 15, 16)	10	10	15(13)	20	10	10	10	10	10
Set-Aside Requirements
Minimum required open space or landscaped area (%)(11, 1

Chapter 18.60 DEVELOPMENT STANDARDS

18.60.010 Applicability.

18.60.020 Water supplies.

18.60.030 Sewage disposal.

18.60.040 Transfer of development rights.

18.60.050 Density, dimension, and open space standards.

Chapter 18.60
DEVELOPMENT STANDARDS