Chapter 15.10 — BUILDING TYPES

(A) Within the city’s Zoning Ordinance, certain zoning classifications include a regulatory framework based upon a combination of building types, frontage types, and in some instances architectural styles, to ensure that proposed development is consistent with the city’s goals for preservation of neighborhood character, compatibility with existing development context, and integration of compatible uses.

(B) The purpose of this chapter is to establish the range of building types that correspond to the appropriate zoning classifications and to establish general standards applicable to all building types.

(C) This chapter also identifies the standards unique to each building type.

(Ord. 3229, passed - -2016)

(A) A site shall be designed utilizing one or more of the building types in Table 15.10.020(A) when identified as eligible by a zoning classification.

• (B) Building types denote the building form, not building function or use.

• (C) Development by building type shall comply with the following:

• (1) The attributes of use, density and lot size identified in Table 15.10.020(A);

• (2) The general standards for all building types in § 15.10.030; and

• (3) The unique standards for the applicable building type(s) beginning in § 15.10.040.

(4) Lot dimensions are for site design purposes only as related to selecting the corresponding building type(s) and may or may not relate to the size of the underlying parcel(s). Lot width is measured along the front property line of the lot. Lot depth is the greatest distance measured perpendicular to the front property line of the lot. These dimensions provide a guideline by building type but are not a standard. (5) The carriage house is a secondary building type for use in combination with another building type. When used for a residential use, the carriage house will count as a unit for purposes of calculating density.

(Ord. 3229, passed - -2016)

(A) Applicability. All building types are subject to the following development standards. (B) Building orientation and frontage standards. (1) Buildings shall be located in accordance with setback and orientation standards as established by the zoning classification. (2) Building frontages shall comply with the standards for frontage types contained in Chapter 15.12 and identified as eligible for the zoning classification. (3) For building types with ground floor dwelling units, these units shall be designed so that social areas, such as the living room, family room, dining room, rather than sleeping and bathing rooms are oriented toward the building frontage to the degree possible. (4) On rear elevations, pedestrian entries on the same wall as a garage door shall be either set back or recessed so as not to be flush with the garage doors.

(C) Residential adjacency standards. (1) Buildings adjacent to R-1 and R-2 zoning classifications (whether or not separated by an alley) shall maintain a building footprint scaled to the abutting residential neighborhood. (2) The height of buildings adjacent to R-1 and R-2 zoning classifications (whether or not separated by an alley) shall be required to be compatible with the allowable height of the abutting residential neighborhood.

Buildings adjacent to R-1 and R-2 zoning classifications (whether or not separated by an alley) shall maintain a building footprint scaled to the abutting residential neighborhood. (2) The height of buildings adjacent to R-1 and R-2 zoning classifications (whether or not separated by an alley) shall be required to be compatible with the allowable height of the abutting residential neighborhood.

(D) Access standards. (1) Sites shall be designed to accommodate separate on-site vehicular and pedestrian circulation systems that provide access throughout the site, connect to the public right-of-way and avoid conflicts between the modes. (2) Internal streets, drive aisles, walkways and pedestrian paseos shall be designed in compliance with standards herein and in Chapter 15.16. (3) Vehicular site access shall be designed to minimize impacts to public streets and sidewalks. Additionally, vehicular site access shall be appropriate for the building type and zoning classification. (4) In order of priority and subject to approval by the Director of Community and Economic Development and the city’s Traffic Engineer, access shall be provided from: (a) An alley, rear street or perimeter drive aisle; (b) A side street; (c) An existing or relocated access point on a front street; and (d) A new access point on a front street. (5) Vehicular access may utilize on-site internal streets and/or internal drive aisles to connect a parking area to the public street. Internal streets and internal drive aisles shall be designed according to applicable standards. (6) Clear zones are required to provide adequate line of sight for drivers, bicyclists and pedestrians at: the intersection of a driveway with a street (public or internal) or alley; the intersection of two streets (public or internal); and the intersection of a street (public or internal) and an alley. The clear zone shall consist of an isosceles right triangle with 15-foot sides beginning with a measurement point at the property line. Site and building features, including the ground floor, utilities, mechanical equipment, walls and fences, landscaping and signage taller than three feet are prohibited in the clear zone. Awning and upper floors may extend over the clear zone so long as a vertical clearance of 15 feet is maintained.

(E) Service standards.

(1) Utility meters and connections, air conditioning condensers, ducting/venting, panels, roof ladders and similar equipment shall be screened from view from the street (public and internal) and shall not be located within any required open space or setback area. Screening techniques range from the use of landscaping to placement in concealed rooms or closets for equipment on the ground. Roofs shall be of a form or height to provide screening for roof-mounted equipment. Alternatively, roof screening that is consistent with the architecture of the building may be used. Roof access should be provided from the interior of the building.

(2) No trash enclosure shall be located in any required open space or setback area, within direct view of the street (public and internal) or in traffic or pedestrian aisles.

• (3) Roof and balcony drains shall be designed as an integral part of the structure and be architecturally appropriate.

• (4) The outdoor storage of materials, products, supplies and containers shall be prohibited.

• (F) Building size and massing standards.

• (1) Buildings shall be designed with a varied massing approach using discrete building elements and components. Surface detailing shall not substitute for distinctive massing.

• (2) Building facades greater than two stories shall include one or more of the following:

• (a) Variation in roof element or form, including, but not limited to, varying the number of stories along the street frontage; and/or

• (b) Changes in material or building articulation, such as horizontal bands, reveals, trim, awnings, eaves, overhangs, upper level setbacks or other ornamentation.

(3) Individual buildings shall be massed such that individual building planes or architectural masses do not exceed 150 feet in length. Sites shall utilize walkways, internal streets, paseos and/or common open space to separate individual buildings and create suitably scaled buildings rather than a singular mass. Internal walkways shall be a minimum width of eight feet with an additional two feet of landscaping on either side. Paseo proportions shall not be less than 1:1 ratio between the width of the paseo and height of the building. Internal streets shall be consistent with the standards in Chapter 15.16 and common open space shall be based on requirements for the specific building type.

• (4) Stories and floor heights shall be in accordance with Table 15.10.030(B).

(G) Building design and materials standards.

(1) Buildings shall be composed of a cohesive design that is reflected and detailed on all elevations. While additional details may occur on the ground floor facing the street, similar and complementary massing, materials and details shall be incorporated into side and rear facades.

(2) Building materials shall convey a sense of permanence and complement a building’s architectural style. Materials shall be durable, authentic and applied with consistency. Material changes at outside corners shall be avoided, as shall any application appearing as glued on. Facade elements constructed of foam or foam molding are prohibited.

(a) Brick, natural stone, precast concrete and factory-finished metal panels (heavy gauge only) are preferred.

(b) Alternatives to stucco are preferred. When stucco is used, seams shall be incorporated to create visual interest and the aggregate mix of the stucco shall be no less than 20/30 with a sand float finish or smooth steel-trowel finish.

(c) The finish, texture and color of materials, including windows, shall be compatible with the overall architectural theme.

(d) Windows shall be of high quality and afford shadow line and depth. This may be achieved through inset windows with an integral frame or recessing the window into the exterior wall. Windows installed flush with the exterior building material are prohibited. (Ord. 3229, passed - -2016)

The house building type is comprised of a detached dwelling unit. As permitted by the applicable zoning classification, the building may also contain or be exclusively comprised of nonresidential space(s). The building is architecturally presented as a single-family house.

• (A) Building size, massing and access standards.

• (1) Building shall be composed of one- or two-story volumes in compliance with the standards for the applicable zoning classification.

• (2) Primary pedestrian access shall be taken from a street-fronting entry door.

• (3) Carriage units, where allowed, may take access from an exterior stairway.

• (B) Parking standards.

• (1) Parking shall be accessed from the rear of the building.

• (2) Parking may be accessed from the front of a building when the building frontage is the predominant feature on the site, parking is located a minimum of 20 feet behind the front of the house and where front access is predominant in the surrounding neighborhood.

• (3) Required resident parking shall be in a garage, which may be attached to or detached from the dwelling.

• (4) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

• (5) Required guest spaces, carriage unit and parking for nonresidential uses may be covered or open.

• (C) Open space standards.

(1) Private. Private open space is required for each residential unit. The private open space shall be no less than 15% of the area of the lot, located in the rear yard or side of each unit, of a regular geometry, with a minimum dimension of 15 feet in each direction and open to the sky.

(2) Images. Illustrative photos 1, 2 and 3 above depict the house building type with garages that do not constitute the primary elevation component and that are recessed or side-entry.

(Ord. 3229, passed - -2016)

The rowhouse building type is comprised of attached or detached dwelling units with a private rear yard. The dwelling units are placed side by side.

• (A) Building size, massing and access standards.

• (1) Building shall be composed of two- or three-story volumes in compliance with the standards for the applicable zoning classification.

• (2) Each unit shall have direct access to its entry door from the ground floor, regardless of the location of the unit. Primary pedestrian access shall be taken from a street-fronting entry door. Access to upper floor units may be provided by exterior stairs.

• (3) The minimum dwelling unit frontage shall be 21 feet in width.

• (B) Parking standards.

• (1) Parking shall be accessed from the side or rear of the building.

(2) Required resident parking shall be in a garage, which may be attached to or detached from the dwelling.

• (3) A garage may contain parking for more than one unit, up to parking for four cars.

• (4) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

• (5) Required guest spaces may be covered or open.

• (C) Open space standards.

(1) Private. Private open space is required for each residential unit. The private open space shall be no less than 15% of the area of the lot or portion of the lot allocated for the unit, located in the rear yard of each unit, of a regular geometry, with a minimum dimension of 15 feet in each direction and open to the sky.

(2) Images. Illustrative photos 1, 2 and 3 depict the rowhouse building type in a variety of architectural styles with a combination of the stoop and/or porch frontage type.

• (Ord. 3229, passed - -2016)

The duplex, triplex and quadplex building type is comprised of attached dwelling units. As permitted by the applicable zoning classification, the building may also contain nonresidential spaces. The building is architecturally presented as a large single-family house.

(A) Building size, massing and access standards.

• (1) Building shall be composed of one- or two-story volumes in compliance with the standards for the applicable zoning classification.

• (2) Each unit shall have direct access to its entry door from the ground floor, regardless of the location of the unit. Primary pedestrian access shall be taken from a street-fronting entry door. Access to upper floor units may be provided by exterior stairs.

(B) Parking standards.

• (1) Parking may be accessed from the front of a building when the building is the predominant feature on the site, parking is located a minimum of 20 feet behind the front of the house, and front access is predominant in the surrounding neighborhood.

• (2) Alternatively, parking shall be accessed from the side or rear of the building.

• (3) Required resident parking shall be in a garage, which may be attached to or detached from the dwelling.

• (4) A garage facing an alley or internal driveway may contain parking for more than one unit, up to parking for four cars.

• (5) A garage facing a street or parking court may contain parking for up to two cars.

• (6) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

(7) Required guest spaces/parking for nonresidential uses may be covered or open.

• (C) Open space standards.

(1) Common. One primary common open space of regular geometry is required. This area shall be equal to 15% of the lot, shall be open to the sky and may be located on the ground or on a podium. The minimum dimension for the common open space shall be 15 feet in each direction.

(2) Private. Private open space is required for each residential unit. The private open space may be provided in a balcony or patio with a minimum width of six feet. All or some of the required open space may be satisfied by the substitution for additional common open space.

(3) Images. Illustrative photos 1 and 2 depict the duplex and quadplex building type.

(Ord. 3229, passed - -2016)

The bungalow court building type is a configuration of detached dwelling units. The dwelling units are arranged around a common, shared courtyard that is wholly open to the street.

• (A) Building size, massing and access standards.

(1) Buildings shall be composed of one- or two-story volumes in compliance with the standards for the applicable zoning classification. (2) In a two-story building, a one-story dwelling unit may be stacked over a one-story dwelling unit. Pedestrian access to the ground floor unit shall be taken from a courtyard-fronting door. Upper floor pedestrian access may be taken from an exterior stairway that opens to the courtyard.

(B) Parking standards.

• (1) Parking shall be accessed from the rear of the building.

(2) Required resident parking shall be in a garage or carport, which shall be detached from the dwelling and located along the non-street facing perimeter of the site.

(3) A garage may contain parking for more than one unit, up to parking for four cars.

(4) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

(5) Required guest spaces may be covered or open.

• (C) Open space standards.

(1) Common. The common open space shall be designed as a central courtyard or partial, multiple, separated or interconnected courtyards. The common open space shall be at least 15% of the lot and must be open to the sky. Courtyard proportions shall not be less than

1:1 between the width of the courtyard and height of the building for at least two-thirds of the court’s perimeter.

(2) Private. Private open space for each unit is allowed, but not required. Private open space may not be counted toward the common open space courtyard. Where private open space is provided it may be within a balcony or private patio with a minimum width of six feet.

• (3) Images.

• (a) Illustrative photo 1 depicts attached units fronting on a common courtyard.

• (b) Illustrative photo 2 depicts a bungalow court with stacked dwellings.

• (Ord. 3229, passed - -2016)

The shopkeeper building type is comprised of attached or detached dwelling units above ground floor commercial or office uses as permitted by the applicable zoning classification. The ground floor space is separate and distinct from the residential unit on the upper floor(s) and each shall have separate and independent access, i.e., the commercial space can be operated completely independently from the residential component. The shop operator may, but is not required to, occupy the unit above and vice versa. The units are placed side by side.

• (A) Building size, massing and access standards.

• (1) Building shall be composed of two- or three-story volumes in compliance with the standards for the applicable zoning classification.

• (2) Pedestrian access to the ground floor commercial component of the unit shall be taken from a street-fronting door. Access to the upper floor residential unit may be provided by exterior stairs.

• (3) Buildings on corner lots shall be designed with two front facades.

• (4) The minimum unit frontage shall be 21 feet.

• (B) Parking standards.

• (1) Parking shall be accessed from the side or rear of the building.

• (2) Required resident parking shall be in a garage, which may be attached to or detached from the dwelling.

• (3) A garage facing an alley or internal driveway may contain parking for more than one unit, up to parking for four cars.

• (4) A garage facing a street or parking court may contain parking for up to two cars.

• (5) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

• (6) Required guest spaces/parking for nonresidential uses may be covered or open.

• (7) A secondary pedestrian entry for the nonresidential spaces from the parking area is encouraged for each unit.

• (C) Open space standards.

(1) Common. One primary common open space of regular geometry is required. This area shall be equal to 15% of the lot and shall be open to the sky. The minimum width for the common open space shall be 30 feet in each direction. Due to the commercial nature of this building type, the common open space may be provided as a public plaza, courtyard or other publicly accessible space.

(2) Private. Private open space for each unit is allowed, but not required. Private open space may not be counted toward the required common open space. Where private open space is provided it may be within a balcony or private patio with a minimum width of six feet.

(Ord. 3229, passed - -2016)

The tuck-under building type is comprised of attached or detached dwelling units with no private rear yard. The dwelling units are either placed side by side or arranged around a parking court.

• (A) Building size, massing and access standards.

(1) Building shall be composed of two- or three-story volumes in compliance with the standards for the applicable zoning classification.

(2) Each unit shall have direct access to its entry door from the ground floor, regardless of the location of the unit. Primary pedestrian access shall be taken from a street-fronting or common open space-facing entry door. Access to upper floor units may be provided by exterior stairs.

(3) The minimum dwelling unit frontage shall be 21 feet in width.

• (B) Parking standards.

• (1) Parking shall be accessed from the side or rear of the building.

• (2) Required resident parking shall be in a garage that is attached to the dwelling and is tucked under the rear of the house.

• (3) Garage doors may be one-car or two-car in width and shall be separated by planters at least two feet wide.

• (4) Required guest spaces may be covered or open.

(5) A back pedestrian entry from the alley/parking court and beside each garage is encouraged for each unit.

(C) Open space.

(1) Common. Common open space is required. The total area shall be equal to 15% of the lot and shall be open to the sky. The common open space may be provided in common courtyards, paseos or an area generally accessible to all residents. Open space proportions shall not be less than 1:1 between the width of the open space and the height of the adjacent or surrounding buildings.

(2) Private. Private open space for each unit is allowed, but not required. Private open space may not be counted toward the required common open space. Where private open space is provided it may be within a balcony or private patio with a minimum width of six feet.

• (Ord. 3229, passed - -2016)

The carriage house is a secondary building type for use in combination with another building type.

• (A) Building size, massing and access standards.

• (1) Building shall be composed of a one-story volume in compliance with the standards for the applicable zoning classification.

• (2) Building may be located on the ground or above a garage and may be attached or detached from the primary building.

• (3) Carriage units may take access from an exterior stairway.

• (B) Parking standards.

• (1) Parking access shall be provided pursuant to the standards for the primary building type.

• (2) Required parking must be in either an adjacent garage or open space on the same lot as the primary building.

• (3) Illustrative photo 1: Second-story carriage unit with uncovered parking.

• (4) Illustrative photo 2: Second-story carriage unit over garage.

• (Ord. 3229, passed - -2016)