§ 8.14.1. Development design standards.

The following design standards apply to all applications for land division, except rural land plans (unless noted below):

Lot Standards:

A.

All land divisions must create lots that can be developed consistent with this code and other adopted county standards and regulations;

B.

The development must be designed to avoid, eliminate or mitigate potential effects of natural hazards and other hazardous site conditions. New building sites and building envelopes cannot be placed on land with a slope of 30 percent or greater, with geologic hazards rated 5, 6 or 7 on geologic hazard maps adopted by the county commissioners or in a designated floodplain, unless the Federal Emergency Management Agency approved a letter of map amendment or a conditional letter of map revision (see the technical supplement for amendments and revisions to National Flood Insurance Program maps);

C.

Lots must be laid out to provide positive drainage away from all building sites, and the overlot grading must be designed and maintained consistent with the general storm drainage pattern for the area;

D.

Lot area, width, depth, shape, location and orientation must conform to this code;

E.

Corner lots must have adequate width and depth to meet applicable setbacks from and orientation to all roads.

F.

Side lot lines must be substantially at right angles or radial to road right-of-way lines;

G.

Irregular or wedge-shaped lots must have sufficient width at the front setback line to permit construction of a building that meets side setback requirements;

H.

Lots can not exceed a depth-to-width ratio of 3-to-1. Lots can not exceed a width-to-depth ratio of 1.5-to-1;

I.

Lots can not be divided by a municipal or county boundary line, road, alley or another lot;

J.

Outlots. All parcels that are to be used only for drainage easements, rights-of-way or other uses that do not need any buildings must be labeled "Outlot" followed by consecutive letter designations beginning with "A";

K.

Residual lots. All parcels in conservation developments and rural land plans that are considered to be residual land must be labeled "Residual Lot" followed by consecutive letter designations beginning with "A". Residual lots must be further identified by one of the following applicable designations that must be placed in parentheses after the residual lot label:

1.

"Buildable/residence(s)" for those residual lots that may be occupied by one or more single-family dwellings;

2.

"Buildable/support buildings only" for those residual lots that may be occupied by buildings that are accessory to the use of the residual lot;

3.

"Nonbuildable" for those residual lots that are not intended to be occupied by any buildings.

L.

Common area lots. All parcels in subdivisions, conservation developments, rural land plans, planned land divisions and minor land divisions that are common open space for the development must be labeled "Common Area Lot" followed by a consecutive letter designation beginning with "A". Common area lots must be further identified by one of the following applicable designations that must be placed in parentheses after the common area lot label:

1.

"Buildable/support buildings only" for those common area lots that may be occupied by buildings or structures that are intended for use by the lot owners in the development;

2.

"Nonbuildable" for those common area lots that are not intended to be occupied by any buildings or structures.

Access Standards:

M.

All roads within the boundaries of land divisions, in both urban and rural areas, must be a public right-of-way. In order for the county commissioners to approve an appeal to allow a private road within a land division, the county commissioners must find that both of the following criteria are met:

1.

There would be no foreseeable public purpose or benefit in having a public right-of-way; and

2.

The county commissioners find that road connectivity to adjacent parcels is not needed or practical and have granted an appeal to Section 8.14.1.R (connectivity).

If an appeal to this subsection is granted, the following standards shall apply to the private road:

a.

There is an easement, agreement, covenant or other appropriate document to be recorded in the county records that grants the right of access for emergency and service vehicles and that defines the persons/entities entitled to use the road easements, including the installation and maintenance of street name signs within the easement, the purpose for and manner in which the roads may be used, any limitations on the use of the roads, the persons/entities authorized to enforce the terms of the easement and penalties for violation of the terms of the easement.

b.

The design and construction of the private road will meet applicable county road or street standards;

c.

Provisions acceptable to the county commissioners have been made for maintenance of the private roads; and

d.

County requirements for road naming, road name signs and addressing have been or will be met prior to the issuance of any building permit.

N.

Gated public roads are prohibited.

O.

Gated private roads are prohibited unless the county commissioners approve an appeal allowing private gated roads. In order for the county commissioners to approve gated private roads, the county commissioners must find that all the following criteria are met:

1.

The subject road is a private road and all owners of property having a legally established right to access via the private road have approved gating the road;

2.

The standards for private roads in Subsection 8.14.2.M are met;

3.

The appeal request has been referred to the applicable fire protection entity and the sheriff's department, emergency services for their review and comment, and such comments have been duly considered; and

4.

The design provides for adequate vehicle stacking distance and turn around.

P.

Dead end length.

1.

The maximum length of a dead-end access shall be no greater than 660 feet in a Growth Management Area or other designated urban area.

2.

Dead-end road systems outside of a GMA are not limited in length but shall provide a secondary/emergency access if the principal access is:

a.

Crossed by drainage channels which have culverts that cannot pass the 50-year design frequency storm with no more than one foot of flow across the road; or if the principal access is located in an area subject to a wildfire fire hazard where trees cannot be readily restricted from that area adjacent to the road by a distance of at least the mature height of said trees; or any other identifiable or geologic hazards that have the potential to block the access.

b.

In all cases dead end roads shall be provided with inter-visible turn outs of at least ten feet in width and 30 feet in length, no less than 500 feet apart.

3.

Land divisions that cannot meet this standard must provide a second point of access. The second access must be either a dedicated, public right-of-way or an easement specifically granted for emergency access purposes.

Q.

Reserve strips to prevent access to roads are prohibited;

R.

Connectivity. All land divisions must be designed to permit the continuation of streets, roads, trails, pedestrian access, utilities and drainage facilities into adjacent property. The connection must provide a logical, safe and convenient circulation link for vehicular, bicycle and/or pedestrian traffic with existing or planned circulation routes to allow a neighborhood traffic circulation system and to improve emergency and service access. Particular attention must be given to access to destinations such as schools, parks and business or commercial centers.

Where future connectivity is required to adjacent undeveloped parcels, a road must be constructed to the property line meeting applicable County Road or Street Standards. When such a road is constructed, a sign stating "Future Road Connection" shall be erected and maintained in a conspicuous location along such road.

(Res. No. 03302004R001, § 3, 3-15-2004; Res. No. 02222005R002, Exh. A, 2-22-2005; Res. No. 04102007R008, Exh. A, 4-10-2007; Res. No. 04282009R001, Exh. A, 4-28-2009; Res. No. 08102010R001, Exh. A, 8-10-2010; Res. No. 02152011R002, Exh. A, 2-15-2011; Res. No. 05292012R004, Exh. A, 5-29-2012)