Martin County Panel Boosts RS2 Home Coverage Limit to 30%

What began as a fix for three homes built too large in a single Martin County subdivision could rewrite building rules across every RS2 zoning district in the county.

The Martin County Planning & Zoning Commission voted unanimously Tuesday to approve a text amendment raising the maximum building coverage limit in RS2 residential districts from 20 percent to 30 percent — a change that would allow significantly larger home footprints on qualifying lots throughout unincorporated Martin County.

The amendment traces directly to Noble Oaks Estates LLC and its principal, Robert Dudley, whose subdivision contains three homes that exceeded the previous 20 percent coverage cap because of a permitting error during construction. Rather than seek individual variances, Dudley pursued a broader code change. The amendment would apply countywide to all RS2 districts, not solely to Noble Oaks, according to staff planner Chris Crow.

For homeowners and developers, the practical effect is real: a single-story ranch house could now legally cover the same ground-floor area as a two-story home built to the old rules. The change directly responds to demand from an aging population that prefers single-level living, a demographic that represents a substantial share of Martin County's growth, staff noted.

The expanded coverage comes with three conditions. Developments must be served by central water and sewer — ruling out properties relying on wells or septic systems. Streets must be privately maintained by the developer, keeping maintenance costs off county taxpayers. A master stormwater management system must be in place to handle increased runoff from larger impervious surfaces. Those requirements are designed to offset the environmental and infrastructure strain that higher lot coverage can produce.

The commission's vote was not without friction. Commissioner O'Dell raised concern that a developer-driven amendment for one subdivision was being broadened into countywide policy, a tension staff did not fully resolve beyond noting that similar amendments have passed before — including a 2020 change to AR1 zoning districts that doubled coverage from 10 percent to 20 percent. Commissioner Lowndes flagged potential impacts on rural character, though staff said the amendment's infrastructure prerequisites should limit its reach into undeveloped areas.

The amendment now advances to the Martin County Board of County Commissioners for a final vote. No date for that hearing was announced.

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