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The following hardcover items shall be included in proposed hardcover calculations regardless of whether the <br /> noted features are proposed to be constructed at the time of a building permit application: <br /> (1) Proof of a two-car garage(detached or attached); <br /> (2) A driveway for all garages,a minimum of 12 feet in width, subject to the standards in section 78-1681; <br /> (3) A 24-inch wide sidewalk connecting the front door to the driveway; <br /> (4) The minimum stairway or landing at all exterior doors as required by the building code;and <br /> (5) Existing hardcover which encroaches(legally or illegally)onto an adjacent parcel or parcels. <br /> a. In such cases of encroachment, the square footage of all encroaching hardcover shall be added to <br /> the overall hardcover on the subject lot; <br /> b. No credit shall be given towards the overall lot size of the subject lot. <br /> (Ord. No.94 3rd series, § 11, 9-24-2012) <br /> Sec.78-1684.-Standard hardcover exclusions. <br /> Landscaping with permeable lining shall not be considered hardcover. Additionally, the following hardcover <br /> items shall be excluded from hardcover calculations: <br /> (1) Roads,trails,sidewalks, utilities and other hardcover encroachments intended for the public's benefit; <br /> (2) Hardcover encroachments created by improvements on adjacent property not owned by the subject <br /> landowner; <br /> a. In such cases of encroachment,the square footage of all encroaching hardcover shall not be added <br /> to the overall hardcover counting against the subject lot; <br /> b. The land area upon which the encroachment rests shall count towards the overall lot area for the <br /> subject lot. <br /> (3) Retaining walls; <br /> (4) Handicapped ramps with a pervious surface below;and <br /> (5) The first 100 square feet of pervious paver patios/walkways or the first 100 square feet of deck with a <br /> minimum one-fourth-inch spacing between boards and a pervious surface below the decking. <br /> (Ord. No.94 3rd series, § 11,9-24-2012) <br /> Sec. 78-1685. -Massing standards. <br /> (1) Non-industrial zoning districts. Except for parcels zoned industrial, all lots in the stormwater quality overlay <br /> district that have a gross acreage of less than two acres shall comply with the following massing standards for <br /> structures. <br /> a. Maximum total footprints allowed. <br /> 1. On lots equal to or greater than 10,000 square feet in area, the total combined footprints of all <br /> principal and accessory structures shall not exceed 15 percent of the gross lot area. <br /> 2. On lots of less than 10,000 square feet in area, the total combined footprints of all principal and <br /> accessory structures shall not exceed 1,500 square feet. <br /> b. Calculation of massing. The following shall be included in the calculation of the total combined footprints <br /> by structures: <br /> 1. All roofed structures more than six feet above grade level. <br /> Page 12 <br />