154.111  FRANCIS COVE RURAL DISTRICT (FC-RD).

(A) Vision/Goals.  The Francis Cove Rural District (FC-RD) is an area that will remain as a very sparsely developed area.  Few urban services are available in this area to support dense development and the topography poses a limitation on development as well.  Agricultural and residential uses will be the predominant future land use.  Maintaining the rural character of this area will be an important focus.  Clustering future development in small areas while leaving large areas undeveloped will be critical in achieving this goal. 

(B) Development Standards

(1) Density/Lot Size Standards.
•  The maximum density in the FC-RD District shall be six (6) units per acre.
•  The minimum lot size in the FC-RD District shall be twenty-one thousand, seven hundred and eighty (21,780) square feet (1/2 acre).
•  See also standards for hillside development set forth in Sec. 154.403.

(2) Lot Width Standards.
•  Lots in the FC-RD District shall have a minimum width of sixty (60) feet.

(3) Yard Standards. 
•  The following yards shall be required in the FC-RD District.

Front: 30 feet minimum
   
Side:   15 feet minimum.

Street: 20 feet minimum. 

Rear: 20 feet minimum.

•  Building codes and/or buffering standards may require additional yard provision; if so, the most restrictive requirement shall apply.
•  See Sec. 154.305 for yard standards for monument buildings and Sec. 154.300 for yard standards for accessory uses/structures.

(4) Landscaping/Buffering Standards. 
•  Street trees shall be provided for all major residential developments involving construction of new streets.  See Sec.  154.303(B) for standards.
•  No parking space shall be farther than twenty (20) feet from a shade tree.  See Sec. 154.303(E) for tree specifications for parking areas.
•  Parking and vehicular use areas abutting other properties must be completely buffered from the abutting property.
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which is different than that required for the land development district in which the property is located, shall be as set forth in Article VI.

(5) Parking/Loading Standards. 

(a) Parking. 
•  Parking shall be provided as set forth in Sec. 15.306 including standards for remote and shared parking which are strongly encouraged.
•  Parking and vehicular use areas, excluding driveways generally perpendicular to the front building line, must be located to the side or rear of the principal structure located on the property, behind the front line of the principal structure projected to side lot lines.
•  Parking and vehicular use areas abutting a public street must utilize a street wall.  Street wall standards are set forth in Sec. 154.303(C).

(b) Loading.  There are no loading requirements in the FC-RD.
 
(c) Pedestrian Access.
•  Pedestrian pathways shall be provided throughout parking areas.  See Sec. 154. 307(D) for standards.

(6) Access and Connectivity Standards.

(a) Sidewalks. 
•  Sidewalks or trails are required for all major developments.  See Sec. 154.307 for sidewalk requirements.
•  Where sidewalks or trails are not required, an easement is required for sidewalks or trails.

(b) Streets.  
•  New streets shall be subject to the requirements set forth in Sec. 154.309.

(c) Driveway Access.  (See also Sec. 154.302).
•  A minimum separation between driveways of one hundred (100) feet is required in the FC-RD along Highway 276.  The separation in other parts of the district shall be forty (40) feet minimum.
•  A minimum separation of one hundred fifty (150) feet is required between driveways and intersecting streets in the FC-RD along Highway 276. The separation in other parts of the district shall be forty (40) feet minimum.
•  Two-way driveways shall be a minimum of eighteen (18) feet in width and a maximum of twenty-four (24) feet in width.
•  One-way drives shall be a minimum of twelve (12) feet in width and a maximum of eighteen (18) feet in width.

 (d)  Connections to Greenways and Parks.
•  In major residential developments, accessways shall be provided by the developer to greenways, parks or community centers located on abutting property or within the development.  See Sec. 154.307(C) for connectivity standards.

(1) Recreational/Open Space/Impervious Surface Standards. 
•  Lots on which new development occurs shall contain a minimum of forty (40) percent pervious surface.

(8) Design and Operation Standards. 

(a) Building Height, Massing and Articulation.
•  No fabric building shall be greater than forty (40) feet in height. 
•  Where a building is located at an elevation of 2,900 feet or greater above sea level, no portion of that building may have a height greater than fifty (50) feet from the lowest adjacent grade nor shall any portion of the building be higher than the nearest ridgeline.
•  Monument buildings shall meet the standards set forth in Sec. 154.305.
•  All duplexes, multi-family dwellings, single-family attached dwellings and non-residential buildings are subject to the following requirements:
    °All principal building entryways must be elevated a minimum of eighteen (18) inches above the sidewalk grade.

    ° Buildings shall be built at a residential scale. 

(b) Location. 
•  All "Business, Professional and Personal Services" uses and "Retail Trade and Food Service" uses permitted in the FC-RD (as listed in Sec. 154.111(C)) shall be located within two hundred (200) feet of Highway 276 between Crymes Cove and Racoon Roads or within two hundred (200) feet of Highway 276 on lots located at the intersection of 276 and Raccoon or Crymes Cove Roads.

(c) Other Site Design Standards.

1. Outdoor Storage. 
•  Outdoor storage for nonresidential uses must be completely buffered from all surrounding properties. 

2. Entryway Transition.
•  All principal multi-family and commercial buildings in the FC-RD District must incorporate an entryway transition element between the building and the street on which they front.

3. Roofing. 
•  Flat roofs are prohibited.

4. Accessory Structures.
•  Accessory structures shall meet the standards set forth in Sec. 154.300.

5. Lighting. 
•  All lighting shall meet the standards set forth in Sec. 154.304, except the average foot-candle reading on any property shall not exceed four (4) foot candles. 

6. Utilities.
•   See Sec. 154.311 for requirements for major developments.

7.  Other Design Elements.  No specific standards.

(d) Operation Standards.  No specific standards.

(9) Sign Standards. (See additional standards set forth in Sec. 154.308).

(a) Home Occupations. 
•  Home occupations shall be permitted one attached sign which shall not exceed two (2) square feet per face, with no more than two (2) faces per sign. 
•  Home occupation signs shall not be illuminated.

(b) Other Uses. 
•  Uses, other than those listed above, shall be permitted one (1) permanent sign per premises. 
•  The permitted sign may be attached or may be a monument sign.
•  Permitted signs shall be a maximum of sixteen (16) square feet per face, two (2) faces per sign.
•  The maximum height for monument signs is four (4) feet.
•  Signs must be "top-lit" illuminated only.

(C) Permitted Uses. (See also location standards set forth in Sec. 154.111(B)(8)(b)).
•  Note that all developments over 100,000 square feet or more than 20 dwelling units are a conditional use.

(1) Agricultural Uses.
•  Animal Production Support Services.
•  Crop Production.
•  Crop Production Support Services.
•  Forest Nurseries.
•  Forestry Support Services.
•  Produce Stands, In Conjunction with Crop Production. 
•  Veterinary Services (Livestock).

 (2) Residential Uses.
•  Child and Adult Day Care Homes, Family.
•  Common Area Recreation and Service Facilities.
•  Dwellings, Single-Family Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.

(3) Institutional and Civic Uses. 
•  Government Buildings and Facilities, Not Otherwise Listed.
•  Libraries.
•  Museums and Galleries.
•  Religious Institutions.
•  Schools, Fine Arts Instruction.

(4) Recreational Uses. 
•  Botanical Gardens/Nature Preserves.
•  Public or Private Parks, Passive.

(5) Business, Professional and Personal Services.  (See location requirements set forth in Sec 154.111(B)(8)(b)).
•  Landscape and Horticultural Services. 
•  Medical/Health Care Offices.
•  Veterinary Services (Non-Livestock, May Include Totally Enclosed Kennel Operated in Connection with Veterinary Services).

(6) Retail Trade and Food Services.  (See location requirements set forth in Sec. 154.111(B)(8)(b)).
•  Baked Goods/Snack Shops.
•  Fruit and Vegetable Markets.
•  Garden Centers or Retail Nurseries.

(7) Wholesale Trade.  None.

(8) Transportaton, Information, Warehousing, Waste Management and Utilities.
•  Utility Lines and Related Appurtenances.

(9) Manufacturing, Mining and Industrial Uses.  None.

(D) Permitted Uses with Special Requirements.
•  Accessory Dwellings.
•  Animal Production.
•  Athletic Fields, Public or Private.
•  Bed and Breakfast Homes.
•  Boarding Houses.
•  Cemeteries, Crematories, Columbariums and Mausoleums.
•  Country Clubs.
•  Dwellings, Manufactured Homes on Individual Lots.
•  Dwellings, Multi-Family.
•  Dwellings, Single-Family, Attached.
•  Golf Courses.
•  Home Occupations.
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Macro Wireless Communications Facilities.
•  Public or Private Parks, Active.
•  Public Recreation Facilities.
•  Riding Stables.
•  Swim and Tennis Clubs.

(E) Conditional Uses.
•  Cluster Developments.
•  Continued Care Retirement Communities.
•  Developments Over 100,000 Sq. Ft. (GFA) or Twenty (5) Dwelling Units.
•  Hillside Conservation Development.
•  Inns.
•  Nursing and Convalescent Homes. 
•  Schools, Elementary and Secondary.