Article I — Architectural Design and Site Development Standards

For purposes of site plan and design review, and whenever design review is otherwise required under this title, the design guidelines applicable to a development project are as follows:

• A. Citywide design guidelines. Subject to subsections B, C, D, and E of this section,

1. The Single-Unit Dwelling and Duplex Dwelling Design Guidelines, as adopted by resolution of the City Council, applies to single-unit dwelling and duplex dwelling development;

2. The Citywide Infill Housing Design Standards, as adopted by resolution of the City Council, applies to all housing development projects with two or more dwelling units, including a single-unit dwelling with an attached accessory dwelling unit, that are either residential-only project or part of a mixed-use development in which the residential use constitutes at least two-thirds of the total gross building square footage;

3. The Multi-Unit Dwelling Design Guidelines, as adopted by resolution of the City Council, applies to multi-unit dwelling and mixed-use development;

4. The Citywide Commercial Design Guidelines, as adopted by resolution of the City Council, applies to nonresidential development; and

5. The Industrial and Business Park Design Guidelines, as adopted by resolution of the City Council, applies to industrial development.

• B. Design review districts. The design guidelines applicable to a design review district apply to development located in that district.

C. Historic districts and landmarks. The Secretary of the Interior's Standards for the Treatment of Historic Properties and the applicable provisions of the historic district plan, if any, apply to development in that historic district or involving a landmark.

• D. Planned unit developments. The guidelines and schematic plan adopted for a planned unit development apply to development in that planned unit development.

• E. Special planning districts. The guidelines identified for a special planning district in division IV or, if none are specified, the guidelines under subsection A, apply to development in that special planning district. (Ord. 2020-0031 § 2; Ord. 2019-0022 § 2; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The architectural standards in this section apply to single-unit dwellings.

A. Main entrance. The primary dwelling entrance shall be accessed from the front yard or street side yard and shall be oriented to and visible from a street. If the dwelling has steps leading to an entry visible from any street, the steps and any enclosure surrounding the steps shall be attached to a permanent foundation and designed and constructed as an integral part of the exterior of the dwelling.

• B. Foundation; exterior appearance of foundation.

1. The dwelling shall have a solid or perimeter foundation. Alternatively, if the dwelling has a pier foundation, interior foundation, or other type of foundation that is not a solid or perimeter foundation, the dwelling shall have a solid perimeter curb or skirt made of concrete, masonry, or other solid nonmetal, all-weather material.

2. The covering material used on a substantial portion of each exterior perimeter wall of the dwelling shall touch or overlap the foundation or the solid perimeter curb or skirt.

C. Roofing overhang. The dwelling shall have eave and gable overhangs of not less than one foot measured from the vertical exterior side of the structure, unless the overhangs would be incompatible with the overall architectural style of the structure, as determined by the design director.

D. Roofing material. No dwelling shall have a roof covered with continuous rolled metal.

E. Exterior siding. No dwelling shall have exterior perimeter walls covered with corrugated or reflective metal siding.

• F. Windows on front façade required. The dwelling shall have windows on the front façade with views from active use areas such as living rooms, dining rooms, bedrooms, and kitchens.

G. Minimum width and depth. The dwelling shall have a minimum width and depth of 20 feet in the R-1 and R-2 zones.

H. Garages and carports.

1. A garage or carport may be attached to or detached from the dwelling. The roofing material on a garage or carport shall be the same as the roofing material used on the dwelling. The exterior covering material used on a garage or carport shall be the same as an exterior covering material used on a substantial portion of the dwelling.

2. Garages and carports shall be set back from the front property line farther than, or equal to, the front façade of the dwelling. An enclosed garage or carport shall meet the residential accessory building and use regulations in chapter 17.624.

I. Mobilehomes not permitted in central city. A mobilehome used as a single-unit dwelling is not permitted within the central city. (Ord. 2019-0022 § 3; Ord. 2017-0061 § 71; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The architectural standards in this section apply to duplex dwellings in the R-1 and R-1B zones.

• A. Main entrance.

1. Except as provided in subsection A.2 below, a duplex dwelling on a corner lot shall have the main entrance and driveway of each dwelling unit on different streets.

2. When a corner lot fronts on an arterial or collector street on one side and a local street on another side, the driveways and dwelling unit entrances may be located on the local street.

B. Minimum setbacks for duplex dwellings. The minimum setback requirements of the applicable zone apply to the duplex dwelling, and not to the individual dwelling units.

C. Open space in the R-1B zone only. In the R-1B zone, each dwelling unit in a newly constructed building shall have a minimum of 150 square feet of private open space beyond the minimum required front-yard, rear-yard, and side-yard setbacks.

D. Garages and carports. A garage or carport may be attached to or detached from each dwelling unit. The roofing material on a garage or carport shall be the same as the roofing material used on the dwelling. The exterior covering material used on a garage or carport shall be the same as an exterior covering material used on a substantial portion of the dwelling. Garages and carports shall be set back from the front property line farther than, or equal to, the front façade of the dwelling. An enclosed garage or carport shall meet the residential accessory building and use regulations in chapter 17.624.

E. Exceptions for subdivided duplex dwelling. The requirements of subsections A, B, C, and D do not apply to an existing duplex dwelling being subdivided to create a separate lot for each dwelling unit, where the existing dwelling units do not meet one or more of these requirements. (Ord. 2024-0017 § 54; Ord. 2019-0022 § 4; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Single-unit and duplex dwellings. For single-unit or duplex dwellings located on a corner lot, the rear yard may be relocated to the interior side yard of the lot. The minimum rear-yard setback and area standards apply to a relocated rear yard; provided that the rear-yard setback of a relocated rear yard may be less than 15 feet at some locations if the setback is at least five feet along the entire interior side lot boundary.

B. Other uses. For all uses other than single-unit and duplex dwellings located on a corner lot, the planning and design commission may, in approving site plan and design review, allow a relocated rear yard in accordance with subsection A of this section; provided, that the relocated rear yard meets the rear-yard setback and area requirements of subsection A. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. If a through-lot has a depth of less than 125 feet, one street frontage may be considered the front of the lot and the other street frontage may be considered the rear of the lot.

B. If a through-lot has a depth of 125 feet or more, each street frontage shall be considered a front yard. For through lots zoned R-1, the lot may have two dwellings constructed on the lot subject to the following requirements:

1. For purposes of applying development standards, the lot will be treated as two lots (deemed lots), with a common rear lot line approximately equally distant from the front lot lines;

2. Each deemed lot shall have an area of not less than 2,500 square feet;

3. The setback requirements of the R-1 zone shall apply; and

4. Each street frontage shall have public access approved by the public works department. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

Every part of a required setback shall be open and unobstructed from its lowest point to the sky, except as permitted in this section.

• A. Chimneys and eaves may project into any required setback up to a maximum of two feet.

• B. A bay window may project:

1. Two feet into the required interior side-yard setback, provided that it is at least three feet from the interior side lot line; and

2. Two feet six inches into the required front-yard, street side-yard, or rear-yard setback, provided that it is at least

• 3 feet from the front, street-side, or rear lot line; but

3. Not into any vehicle parking, access, or maneuvering areas, unless the bay window is located at or above the second level of the building.

C. The following structures may project into a required front-yard or street side-yard setback up to 20% of the required depth of the setback if the projection does not encroach into any public utility easement or other public easement of record.

1. An uncovered porch.

2. A covered porch not exceeding a height of 10 feet, measured from the surface of the porch floor to the plate line of the porch roof.

3. An ornamental feature of the main building not exceeding 6 feet in height.

4. A projection on the street-front side of the building that does not exceed 20% of the building width on the street-front side.

• D. Any floor above the first story of a building may project into a required front-yard or street-side yard setback up to a maximum of 2 feet if the projection does not extend into a public right-of-way.

• E. Unenclosed stairs and ramps may project into any required setback.

• F. Necessary landings may project into any required setback up to a maximum of 4 feet.

• G. Fire escapes, solar energy systems, and other structures or mechanical systems may project into any required front-yard, rear-yard, or street side-yard setback up to a maximum of 4 feet.

H. Side-yard setbacks for additions to existing single-unit dwellings. Where an existing single-unit or duplex dwelling has been built with less than a 5-foot interior side-yard setback or 12-foot, 6-inch street side-yard setback, the side-yard setback requirement for additions may follow existing building lines, provided that the side-yard setback

shall not be reduced below 3 feet. (Ord. 2025-0007 § 30; Ord. 2019-0022 § 5; Ord. 20170061 § 72; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

If the maximum required setback is less than the required minimum driveway length, the dwelling may be set back to the minimum required driveway length. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. A combination of private and common open space shall be provided for new multi-unit dwellings at a ratio of 100 square feet of open space per dwelling unit beyond the minimum required front-yard, side-yard, and rear-yard setbacks.

B. Private open space shall have a minimum depth of three feet. Common open space shall have a minimum width or depth of 20 feet.

• C. Common open space, when provided, shall be:

1. Improved with trees, shrubs, living ground cover, decorative paving, seating, trash receptacles, and pedestrianoriented lighting;

2. Located outdoors and open to the sky, though accessory structures or other architectural features such as eaves, balconies, pergolas, gazebos, arcades, and other shade structures may be used for shading; and

3. Located where there is regular foot traffic, in view of entrances and windows of adjacent buildings, and designed with landscaping and structures arranged to avoid creating hiding areas.

D. Common open space, where provided, may be located on a common lot, provided adequate provisions have been made for the permanent maintenance of the open space areas by a homeowners association or similar mechanism approved by the director.

E. Open space may include fountains, public art, children's playgrounds, and outdoor recreation facilities. (Ord. 2021-0024 § 32; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Except in the C-3 zone, open space shall be provided for new office development at a ratio of one square foot of open space for every 15 square feet of office space.

• B. Open space shall be:

1. In the form of courtyards or plazas improved with trees, shrubs, living ground cover, decorative paving, seating, waste bins, and pedestrian-oriented lighting;

2. Located outdoors and open to the sky, except that up to 10% of the open space may be covered by structures such as eaves, balconies, pergolas, gazebos, arcades, or other shade structures;

3. Located on the same development site as the building it serves;

4. Accessible to the public by being located at street level and with security gates, if any, open from dawn to dusk; and

5. Located where there is regular foot traffic, in view of entrances and windows of adjacent buildings, and designed with landscaping and structures arranged to avoid creating hiding areas.

C. Open space may include fountains, public art, children's playgrounds, and outdoor recreation facilities. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Penthouses not exceeding 50% of the roof area, parapets, spires, elevator towers, flag poles, and solar energy systems and other mechanical appurtenances may be erected on top of a building and exceed the maximum height allowed in the zone by up to 20%.

B. A building with a pitched roof may exceed the maximum height allowed in the zone by up to 20% of the maximum, provided that the plate line of the building does not exceed the maximum height allowed in the zone. C. This section does not apply to antennas and telecommunication facilities, which are subject to the land use regulations in Division II. This section does apply to accessory antennas. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Vertical chase requirements for mixed-use projects. To eliminate the need for future installation of ducts, pipes, and conduit on the exterior of a building, provisions shall be made at a maximum of 60 feet on center for one-hour rated vertical chases through residential floors to accommodate commercial utilities that must circuit to the roof. The chases shall have an interior clear dimension of 24 inches by 24 inches to accommodate a Class A exhaust hood for restaurant uses.

B. The building design of all new residential mixed use structures shall incorporate the following construction standards in order to reduce interior noise levels:

1. All penetrations of exterior walls shall include ½-inch airspace. This space shall be filled loosely with fiberglass insulation. The space shall then be sealed airtight on both sides of the wall with a resilient, non-hardening caulking or mastic;

2. The roof shall be finished with a minimum 7/16th-inch OSB or plyboard of equivalent surface weight, minimum 30 lb, felt paper and minimum 240 lb/square foot composition shingles or equivalent;

3. Skylights shall not be used unless they have an STC rating of 29 or better;

4. Windows shall have a minimum STC rating of 28;

5. Windows shall have an air filtration rate of less than or equal to 0.15 CFM/lin. ft, when tested with a 25 mile per hour wind per ASTM standards;

6. Sliding glass doors shall have a minimum STC rating of 29;

7. An HVAC system shall be installed which will provide minimum air circulation and fresh air supply requirements as specified in the Uniform Building Code (UBC); and

8. Gravity vent openings in attic space shall not exceed code minimum in size and number.

C. Alternative methods and materials may be used to achieve an interior noise level of 45 dB Ldn or less, subject to the approval by the planning director. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. Application of required setbacks to lots of peculiar shape or location is determined as follows:

1. Through the site plan and design review process if site plan and design review is otherwise required by this title; or

2. If site plan and design review is not required, by the Zoning Administrator.

B. A lot that was legally created, but that does not meet current minimum dimension and area requirements, may be developed and used subject to the applicable use regulations and development standards of the zone, and to any deviations to the development standards that may be approved through the site plan and design review process. (Ord. 2024-0051 § 25; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The following standards apply to new development within ¼ mile of a light rail station:

• A. The development shall provide pedestrian amenities such as lighting, benches, tree shading, and landscaping;

• B. The ground level of the building shall avoid areas of blank walls that are viewable from the street;

• C. The site design shall provide continuous, direct, convenient transit and pedestrian linkages, including walkways between principal entrances of buildings and adjacent lots;

• D. Vehicle parking shall be located to the rear or interior side of the building and not in front of the building; and

• E. The building's primary entrance shall have direct access to public streets and sidewalks. (Ord. 2020-0006 § 10; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. All mechanical equipment shall be completely screened from view from adjacent streets and public areas.

• B. Roof-mounted equipment shall be concealed behind parapets or architecturally integrated screens.

• C. Ground-mounted equipment shall be screened by fences, walls, or landscaping. (Ord. 2013-0020 § 1; Ord. 20130007 § 1)

Notwithstanding any other provision of this title, the minimum lot size for estate lots within the central city is 12,000 square feet. (Ord. 2017-0061 § 73)