17.07.090 - Urban-Style Multi-Family Building Form.

The urban-style Multi-Family Building form requires Dwelling Units arranged in a stacked configuration where units are located side-by-side and one atop another and all units are accessed via internal hallways, staircases, or elevators. In addition to the design standards contained in 17.07.050 and 17.07.060 the following design standards apply to all urban-style Multi-Family Buildings.

A.

Façades.

1.

All Façades shall include at least three (3) of the following design features:

a.

Projections or recesses in the Façade plane every 30 feet (30'). Projections or recesses shall have a minimum depth of two feet (2');

b.

At least two (2) different exterior Building materials or colors;

c.

Decorative textures on exterior finish (e.g., scales/shingles, wainscoting, ornamentation, and similar features);

d.

One or more dormer windows, or box or bay windows with a minimum twelve-inch (12") projection from the Façade plane;

e.

Eaves with exposed rafters or a minimum twelve-inch (12") projection from the Façade plane;

f.

A parapet wall with an articulated design with design variation rather than a simple rectilinear form; or

g.

Windows with a minimum four-inch (4') wide trim.

2.

Dwelling Units located on the ground floor that face a public Right-of-way or park shall have an additional, separate entrance to the Dwelling Unit from the exterior of the Building.

B.

Building Height. The maximum Building Height is sixty-five feet (65') measured from Grade to the peak of the roof or, for flat-roofed Buildings, Grade to the top of the parapet. All Buildings shall have a first-floor minimum ceiling height of twelve feet (12') measured from floor deck to floor deck.

C.

Primary Materials. Additional permitted Primary Materials shall include:

1.

Wood clapboard;

2.

Wood board and batten; or

3.

Wood siding.

D.

Identifiable Transition. All Buildings shall provide an identifiable transition between the lower and upper floors. An identifiable transition shall consist of:

1.

A change in material, with the heavier or more massive material on the lower floor(s); or

2.

A change in Façade articulation.

E.

Windows and Doors. All Façades shall provide windows or doors in the following amounts:

1.

At least 40 percent (40%) of the Primary Façade and any Façade that faces a Street or Open Space; and

2.

At least 25 percent (25%) of the side and rear Façades.

F.

Garages.

1.

Individual garages or Carports shall be located within interior Parking Lots of the Development.

2.

Shared garages shall include Façade treatments at Street level to enhance the pedestrian environment and obscure the view of parked cars, such as:

a.

Artwork;

b.

Decorative grilles;

c.

Unique material treatments; or

d.

Projections or recesses in the Façade plane every 30 feet.

3.

Shared garages shall incorporate openings with grillwork or other treatments that resemble windows at the Street level.

4.

No Tandem parking is allowed.

G.

Off-Street Parking. An off-Street Parking Lot, including access and Drive Aisles, shall not occupy any portion of the Building's Public Street Frontage.

I.

Roofs. Roofs shall comply with the following standards:

1.

Pitched roofs covering the main body of the Building shall have a minimum pitch of 6:12 and shall be hip style, mono-pitch or shed style, or shall have symmetrical gables.

2.

Roof forms shall be designed to emphasize individual Dwelling Units and to correspond and denote Building elements and functions such as primary entrances and arcades.

3.

All roofs shall be clad in asphalt shingles, wood shingles, standing seam metal, or other material of similar quality and durability.

4.

Flat Roofs. All flat roofs shall have a minimum two-foot (2') parapet along the entire length of roofline.

5.

Equipment. All roof mounted vents, pipes, Antennae, satellite dishes, and other roof penetrations and equipment, except chimneys, shall be fully screened from view and shall be painted the same color as the roof.

J.

Porches, Balconies, and Private Patios.

1.

At least seventy percent (70%) of the Dwelling Units on each Façade of every Building shall have either a Porch, a balcony, or a private patio.

2.

Porches, balconies, or private patios shall have a minimum area of 60 square feet and a minimum depth of five feet (5').

3.

Porches, balconies, and private patios shall:

a.

Be configured to avoid views into rear yards of Lots or Parcels containing Single-Family Dwellings to the maximum extent practicable; and

b.

Have railings consisting of materials other than vinyl, such as powder coated steel, or other material of similar quality and durability.

K.

Stairways and Corridors. All stairways and corridors that provide access to Dwelling Units in any Buildings shall be enclosed and climate controlled.

L.

Open Space. All Developments shall provide large landscape Buffers between Buildings that shall contain some of the required amenities as specified in this Chapter. All Developments shall designate at least 20 percent (20%) of the Development site as Usable Open Space. At least 15 percent (15%) of the required Usable Open Space shall consist of improved exterior recreational amenities. Indoor recreation or community club houses may be included in the calculation of Usable Open Space.

M.

Pedestrian Circulation.

1.

Sidewalks. All Buildings shall provide full pedestrian access around the exterior of the Building in the form of sidewalk that shall be at least five feet (5') wide.

2.

Crosswalks. Crosswalks used as part of an internal pedestrian circulation system, or across driveways accessing Public Streets, shall be constructed using a contrasting paving material, such as stamped concrete, stenciled graphics, colored or varying paint applications, or similar design.

N.

Meter and Equipment Placement. Wall-mounted and ground-based meters, HVAC, and utility equipment shall:

1.

Be fully screened from view, or located to the sides or rear of the Building they serve; and

2.

Be placed in close proximity to one another.

O.

Accessory Structures. Accessory Structures shall be constructed in the same architectural style and roofline and similar materials as the Primary Building.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-08, § I(Exh. A), 4-13-2022; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2022-08 , § I(Exh. A), 4-13-2022)

Editor's note— Ord. No 2022-16, § 1(Exh. A), adopted September 14, 2022, repealed former § 17.07.090, which pertained to garden style multi-family building form and derived from Ord. No. 2020-02, § IV(Exh. C), adopted January 8, 2020. Subsequently, §§ 17.07.100—17.07.190 were renumbered as §§ 17.07.090—17.07.180 .

____________