154.112   HALL TOP RURAL DISTRICT (HT-RD).

Vision/Goals.  The Hall Top Rural District is a rural district characterized by steep terrain and narrow winding roads.  Despite the difficulty of developing in this district and the limited provision of services, the proximity to the Russ Avenue and Dellwood/Junaluska Town Centers makes the location an attractive one for the variety of residential developments permitted in this area.  Large lot development is the standard with cluster development respecting the terrain encouraged so as to leave as much open space as possible.   Road design will also consider the terrain with narrow road widths permitted and sidewalks not required.  Linking developments with trails is encouraged.

(B) Development Standards.

(1) Density/Lot Size Standards. 
•  The maximum density in the HT-RD District shall be four (4) units per acre. 
•  The minimum lot size in the HT-RD District shall be twenty-one thousand seven hundred and eight square feet (one half acre).
•  See also standards for hillside development set forth in Sec. 154.403.

(2) Lot Width Standards.  None.

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

Front: 20 feet minimum.

Side:   15 feet minimum.

  Street:   20 feet minimum.

  Rear:   20 feet minimum.

•  Building codes and/or buffering requirements 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 new developments except for individual single-family homes on individual lots (subdivisions shall be required to provide street trees).  Owners of individual single-family homes are encouraged to plant street trees in accordance with these standards.  See standards for street trees at Sec. 154.303(B).
•  No parking space shall be further 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. 154.306 including standards for remote and shared parking which are strongly encouraged.
•  Parking and other vehicular use areas, excluding driveways generally perpendicular to the front building line, abutting a public street 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 other 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.  No special requirements.

(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 are required for all major developments.  See Sec. 154.307 for sidewalk specifications.
•  Where sidewalks are not required, easements are required.

(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 forty (40) feet is required. 
•  A minimum separation of forty (40)  feet is required between driveways and intersecting streets.
•  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 greenway, park or community center areas located on abutting properties or within the development.  See Sec. 154.307(C) for connectivity standards.

(7) Recreational/Open Space/Impervious Surface Standards.
•  Lots on which new development occurs shall contain a minimum of fifty (50%) 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.
•  Monument buildings shall be subject to the standards set forth in Sec. 154.305.
•  All multi-family dwellings and non-residential buildings shall be subject to the following requirements.
•  Buildings must be built at a residential scale.
•  Articulation of the facades of buildings facing public streets must be built at the scale of the pedestrian. 

(b) Location. No specific standards.

(c) Other Site Design Standards.

1. Outdoor Storage. No specific standards.

2. Entryway Transition.
•  All principal buildings in the HT-RD District must incorporate an entryway transition element between the building and the street on which they front.  Such elements may take the form of a canopy, porch, arcade, patio, recess/projection or similar transition space. 
•  All principal building entryways must be elevated a minimum of eighteen (18) inches above the sidewalk grade. 
•  Single-family dwellings are exempt from this requirement.

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 for 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 freestanding monument sign.
•  Permitted signs shall be located outside of the street right-of-way, behind sidewalk areas and outside of the site triangle. 
•  Permitted signs shall be a maximum of sixteen (16) square feet per face, two (2) faces per sign.
•  The maximum height for freestanding signs is four (4) feet.
•  Signs may be "top-lit" illuminated only.

(C) Permitted Uses. 
•  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.
•  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 Attached.
•  Dwellings, Single-Family Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.

(3) Institutional and Civic Uses.
•  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.  None.

(6) Retail Trade and Food Services.
•  Garden Centers or Retail Nurseries.

(7) Wholesale Trade.  None.

(8) Transportation, 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.
•  Bed and Breakfast Homes.
•  Cemeteries, Columbariums and Mausoleums.
•  Country Clubs.
•  Dwellings, Manufactured Homes on Individual Lots.
•  Golf Courses.
•  Home Occupations.
•  Macro Wireless Communications Facilities.
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Public or Private Parks, Active.
•  Public Recreation Facilities.
•  Riding Stables.
•  Swim and Tennis Clubs.
•  Theaters, Live Performance, Outdoor.

(E) Conditional Uses.
•  Cluster Developments.
•  Developments Over 100,000 Sq. Ft. (GFA) or Twenty (5) Dwelling Units. 
•  Inns.
•  Monopole Wireless Communications Towers.
•  Residential Care Facilities.