Chapter 84.16 — MULTI-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS

The purpose of this Chapter is to provide development standards for the establishment of new multi-family residential projects. The standards are intended to:

(a) Enhance the quality of housing for County residents by regulating a residential environment within a highdensity context;

(b) Protect surrounding properties and their values by requiring proper design and maintenance of the multi-family project; and

(c) Ensure compatibility with other development in the immediate area through the use of complementary building arrangements, buffers, and avoidance of overwhelming building scale and visual obstructions. (Ord. 4043, passed - -2008)

The development standards in this Chapter shall apply to multi-family residential projects in land use zoning districts where they are allowed in compliance with Division 2 (Land Use Zoning Districts and Allowed Land Uses). Multi-family residential projects shall include projects in which two or more attached or detached dwelling units are located. Multi-family residential projects may include apartments or condominiums. The road dedication and street improvement standards provided in this Chapter do not apply to: (1) the alteration or enlargement of an existing building or structure on a lot or parcel of land if the total square footage of such alteration or enlargement, and all other alterations or enlargements completed three years prior to the date of the application for a permit for such alteration or enlargement, does not exceed one-half of the original square footage of all buildings and structures on such lot or parcel of land, or (2) the erection of one or more accessory structures (not including accessory dwellings) as defined in § 810.01.030(g) of the County Code. For purposes of this section, “original square footage” means the square footage of all buildings and structures that existed on such lot or parcel of land three years prior to the date of the application for such permit.

(Ord. 4043, passed - -2008; Am. Ord. 4181, passed - -2012)

(a) Multi-Family Projects - 19 Units or Fewer. A building permit for a proposed multi-family development of 19 units or fewer shall be issued by the Building Official with an approved building plan if the project complies with the requirements in this Chapter. Upon receipt of an application for a proposed multi-family development of 19 units or fewer, the Building Official may refer the application to the Director for review. If referred, the Director shall review each application to verify compliance with the applicable standards in this Chapter.

(b) Multi-Family Projects - 20 to 49 Units. An application for a minor use permit for a multi-family development of 20 to 49 units may be approved in compliance with Chapter 85.06 (Conditional Use Permit/Minor Use Permit) in the following instances:

(1) If a finding can be made that the proposed development complies with the standards in this Chapter; or

(2) If a variance has been approved in compliance with Chapter 85.17 (Variances).

(c) Multi-Family Projects - 50 Units or More. An application for a Conditional Use Permit for a multi-family

development of 50 units or more may be approved in compliance with Chapter 85.06 (Conditional Use Permit/Minor

Use Permit) in the following instances:

• (1) If a finding can be made that the proposed development complies with the standards in this Chapter; or

• (2) If a variance has been approved in compliance with Chapter 85.17 (Variances).

• (d) Pre-Application Conference. An applicant may request a pre-application conference with the Director to determine the consistency of a proposed multi-family project with the requirements of this Chapter.

• (Ord. 4043, passed - -2008)

The standards in this Section shall apply to all multi-family development projects.

• (a) Site Planning Standards.

• (1) Location of Structures. All multi-family structures shall be oriented so that:

• (A) The structure and open space areas take advantage of the site’s topography and natural features.

• (B) Natural amenities (e.g., views, mature trees, creeks, riparian corridors, etc.) are preserved.

(2) Location of Accessory Structures. Accessory structures or uses (e.g., swimming pools, improved recreational/open spaces, storage structures, etc.) shall not be located between an adjacent public right-of-way and a multi-family structure, or between a property line abutting a single-family land use zone and a multi-family structure. The accessory structures and uses shall be located within the interior of the site, screened from view by the multifamily structure(s), unless adjacent to parcels zoned for multi-family or non-residential uses.

(3) Minimum Separation Between Structures. The separation distances identified in Table 84-9 (Minimum Separation Between Multi-Family Structures) shall apply to parcels containing two or more dwelling units that are in separate detached structures. The separation shall be between opposite exterior walls. Walls shall be considered opposite if a perpendicular line drawn in a horizontal plane from one structure intersects another structure’s wall. The front side of a unit is the side containing the primary entrance to the dwelling unit. See Figure 84-2 (Minimum Separation Between Multi-Family Structures).

t are in separate detached structures. The separation shall be between opposite exterior walls. Walls shall be considered opposite if a perpendicular line drawn in a horizontal plane from one structure intersects another structure’s wall. The front side of a unit is the side containing the primary entrance to the dwelling unit. See Figure 84-2 (Minimum Separation Between Multi-Family Structures).

Figure 84-2 Minimum Separation Between Multi-Family Structures

(4) Setbacks. Setbacks shall be as provided in Division 2 (Land Use Zoning Districts and Allowed Land Uses), except as modified by the minimum setback standards in Table 84-10 (Minimum Setbacks for Multi-Family Structures):

(b) Design.

(1) Entries. Building entrances and individual dwelling unit entries shall be accentuated by architectural elements, lighting, and/or landscaping to further emphasize their private nature.

(2) Disabled Accessibility. Where appropriate, handicapped accessibility shall be integrated into the design concept.

(3) Length/Width of Structure. A multi-family structure shall not exceed 100 feet in length/width.

(4) Visibility. Open spaces, courtyards, circulation corridors, and individual dwelling unit entrances shall be visible from as many dwelling units as possible.

(c) Typical Dwelling Unit Sizes. Dwelling units shall be the minimum sizes indicated in Table 84-11 (Minimum Dwelling Unit Sizes in Multi-Family Development):

Table 84-11

(d) Density and Unit Type Mix. A variety of unit types is encouraged (i.e., efficiency, one-bedroom, two bedroom, etc.) to provide a range of options for owners or renters in different income, age, and family structure categories.

(e) Fencing. A solid six-foot high fence of wood and/or masonry shall be installed along the property lines but shall not encroach into the front or street side setbacks. Additional fencing in compliance with Chapter 83.06 (Fences, Hedges, and Walls) may be installed.

(f) Landscaping. Landscaping shall comply with the provisions of Chapter 83.10 (Landscaping Standards). In addition, the property owner shall maintain all landscaping in a sustained healthy condition.

(g) Lighting. Lighting shall comply with the provisions of Chapter 83.07 (Glare and Outdoor Lighting).

(h) Parking. Parking areas, parking stalls, and driveways shall comply with the provisions of Chapter 83.11 (Parking and Loading Standards). Storage of boats, campers, trailers and other recreational vehicles shall be prohibited

on-site unless oversize parking areas are provided and designated. These areas shall be screened from adjacent streets and residences. Recreational vehicle parking may not be used to meet the standard parking requirements.

(i) Infrastructure Requirements. A building permit shall not be issued for the construction of multi-family

residential dwelling(s) unless all of the following infrastructure requirements are satisfied for an existing lot of record:

(1) Proof of legal and physical access.

(2) Infrastructure as determined by the Land Development Division of the Land Use Services Department

depending on the location of the parcel to be developed. This may include, but not limited to, any of the following: paved access, curbs and gutters, sidewalk, streetlights, and/or appropriate drainage improvements. These requirements may be waived or modified by the Director if at least 70 percent of the parcels in the same block have been developed without full street improvements.

• (3) Water.

(A) Water Purveyor. Required when in the service area of a water purveyor and the purveyor can supply the water.

(B) Substantiated Well Water. If the subject parcel is not within the service area of a water purveyor, well water may be allowed if all required setbacks are met.

(4) Sanitation.

(A) Sewer. Required when in the service area of a sewer provider and the subject parcel is within 200 feet of the sewer line.

(B) Septic Systems/Holding Tanks. Allowed in compliance with the local Regional Water Quality Control Board regulations.

(5) Fireflow. Adequate fireflow in compliance the Uniform Fire Code and with § 23.0108 (Amendments to the Uniform Fire Code) of the County Code.

(Ord. 4043, passed - -2008; Am. Ord. 4334, passed - -2017; Am. Ord. 4360, passed - -2019)

The standards in this Section apply to all multi-family development projects that contain between four and 19 dwelling units. The units may be either attached or detached. These standards are in addition to the standards in § 84.16.040 (Development Standards Applicable to All Multi-Family Projects) and § 84.16.070 (Common Amenities and Facilities - Four or More Units), below.

(a) Location of Structures. All multi-family structures shall be oriented so that:

(1) The front facade is generally parallel to the street with varying setbacks to provide visual interest and varying shadow patterns. On corner parcels, both street-facing facades are generally parallel to the intersecting streets. See Figure 84-1 (Siting of Multi-Family Structure(s) Parallel to Public Right-of-Way). On curvilinear streets, the front facade of a structure is generally parallel to the tangent of the midpoint of the arc of the street.

• (2) Living spaces do not face the living spaces of another multi-family structure.

(3) Courtyards and open space areas are immediately adjacent to all the surrounding units.

(4) Sight lines from windows and entries maximize natural surveillance of the site and the parking areas.

Figure 84-1 Siting of Multi-Family Structure(s) Parallel to Public Right-of-Way

(b) Hierarchy of Space. Development design shall use a “hierarchy of space” to define territory for public space (e.g., streets), community space (e.g., common open space, play areas, communal laundry, community center, etc.), and private space (e.g., individual units and private open space). The use of design elements to define the public/private edge (e.g., special paving, change in building materials, grade separations, etc.) or physical barriers

(e.g., landscaping, fences, low retaining walls, walls, screens, building enclosures, etc.) are encouraged. See Figure 84-3 (Design Elements Establish Hierarchy of Space).

Figure 84-3 Design Elements Establish Hierarchy of Space

(c) Lighting. Lighting shall comply with the provisions of Chapter 83.07 (Glare and Outdoor Lighting).

(1) Security. Lighting levels shall vary depending on the specific use and conditions, but the overall consideration shall be to provide lighting levels sufficient that intruders cannot lurk in shadows, steps and other grade changes are apparent, residents can easily unlock their door or identify visitors on their doorstep, and opportunities for theft and vandalism are reduced or eliminated.

(2) Street Lighting. Street lighting shall be installed along the internal circulation streets. Lighting shall be designed to shine downward and eliminate skyward glare in compliance with Chapter 83.07 (Glare and Outdoor Lighting). Light standards shall be residential/pedestrian in scale and be spaced appropriately for the fixture, type of illumination, and pole height.

(3) Parking Area Lighting. Lighting in parking areas shall be arranged to prevent direct glare into adjacent dwelling units and onto neighboring uses/properties in compliance with Chapter 83.07 (Glare and Outdoor Lighting). (4) Pedestrian Lighting. Pedestrian-scaled lighting shall be located along all walkways within the development. Light standards shall be a maximum of 12 feet in height to allow proper illumination, discourage vandalism, and have a pedestrian scale.

(5) Site Lighting. Site lighting may be located on a multi-family structure to illuminate site areas not covered by individual light standards.

(d) Parking.

(1) Parking Standards. Parking areas, parking stalls, and driveways shall comply with the provisions of Chapter 83.11 (Parking and Loading Standards).

(2) Distance Between Parking Area and Dwelling Units. Parking areas shall be located no further than 200 feet from the dwelling units to be served as measured from the midpoint of the parking areas to the closest entrance doors of the dwelling unit to be served.

(3) Pedestrian Accessway. Parking areas shall be designed so that an unobstructed pedestrian accessway at least four feet in width is provided between the public right-of-way and the parking area.

(4) Carports And/or Garages. At least one of the parking spaces required for each dwelling unit in Table 83-15 (Parking Required by Land Use) shall be covered (i.e., carport or garage)

(A) Design.

(I) Detached carports and garages shall be designed to reflect the architecture of the dwelling units by using similar forms, scale, colors, materials, and roof pitches.

(II) Roofs composed of rock material shall be prohibited.

(III) The side of a detached garage that faces a street shall have a pitched roof with windows or other architectural details that mimic the features of the multi-family structure(s).

• (B) Distribution and Location.

(I) Carports and/or garages shall be distributed evenly throughout the project in groupings of no more than six covered spaces.

(II) Carport and garage entries shall not be located between a multi-family structure and a required street frontage, but shall instead be located in groups on the interior of a parcel so that they are not visible from adjacent streets.

(III) No more than six garage doors shall appear on any elevation of a multi-family structure. The plane of each garage door shall be offset at least two feet from the plane of the garage door adjacent to it.

(C) Storage. Carports and garages shall be utilized for vehicle parking and not for household storage. Storage shall be provided as required by Subdivision (g) (Storage), below.

(e) Security.

(1) Doors to Community Facilities. Doors to community facilities (e.g., communal laundry, community center, etc.) shall contain some transparency and be key-controlled by residents. Courtyard gates and shared building entrances that access individual units shall automatically lock when closed.

(2) Doors for Dwelling Units. Front doors for individual dwelling units shall have a peephole or other feature to allow residents to see who is at the door before opening it. To prevent break-ins, doorknobs shall be at least 40 inches from any windowpane. Single cylinder dead bolt locks shall be installed on the exterior doors of all individual dwelling units. Sliding glass doors shall have one permanent door on the outside and the inside moving door shall have a locking device and a pin.

(f) Solid Waste/Recyclable Material Storage Areas. Solid waste/recyclable material storage areas shall be clearly designated on the plot plan. The areas shall be clearly accessible for pickup and shall be effectively screened from public view in compliance with Chapter 84.24 (Solid Waste/Recyclable Materials Storage). Waste disposal pickup bins (dumpsters) shall not occupy required parking spaces nor intrude into required access driveways.

(g) Storage.

(1) Private Storage Space. Each dwelling unit shall be provided a minimum of 150 cubic feet of private enclosed storage space in addition to the parking area located within the garage, if provided, or immediately adjacent to the dwelling unit. Private enclosed storage space shall be prohibited in carports.

(2) Bicycle/Motorcycle Storage Area. All multi-family projects shall provide covered, enclosed, and secure storage areas for bicycles and motorcycles. Motorcycle spaces shall be at least four feet by eight feet.

(3) Design. Storage and other accessory structures shall be designed with materials and/or architectural elements that are similar to the multi-family structure(s).

(h) Open Space - Common.

(1) Minimum Size and Dimensions. A minimum 900 square feet of usable common open space shall be provided for active or passive outdoor activity. For every dwelling unit above nine, an additional 100 square feet of usable common open space shall be provided. Usable common open space is defined as an open area or recreational amenity or facility that is designed and intended to be used for outdoor living and/or recreation. Usable open space shall have a minimum dimension of 30 feet in any direction. A multi-family development shall not be located adjacent to an IR (Regional Industrial) land use zoning district, AG (Agriculture) land use zoning district, or mining operations unless the common open space constitutes 60 percent or more of the parcel and is designed to buffer the industrial, agricultural or mining uses.

(2) Calculation of Area. Required front, rear, and side setback areas along streets, driveways, parking areas, and walkways shall not be used to satisfy any part of the common open space requirement.

(3) Amenities. The common open space area shall include amenities indicated in § 84.16.050 (Common Amenities and Facilities).

(i) Open Space - Private. A minimum of 100 square feet of private open space (e.g., patios, balcony, decks, etc.), a minimum of six feet in width, shall be provided for each dwelling unit. Required private open space areas shall not be used to satisfy any part of the common open space requirement. Enclosure of private open space shall not prevent common open space surveillance by the residents.

(j) On-Site Manager. A full-time resident manager shall be required for multi-family projects with 15 or more dwelling units.

(k) Common Amenities and Facilities. Common open space amenities and laundry facilities shall be provided in compliance with § 84.16.070 (Common Amenities and Facilities).

(Ord. 4043, passed - -2008; Am. Ord. 4098, passed - -2010)

The standards in this Section apply to multi-family development projects that contain 20 or more dwelling units. These standards are in addition to the standards in § 84.16.040 (Development Standards Applicable to All MultiFamily Projects) and the guidelines in § 84.16.080 (Design Guidelines for Multi-Family Projects - 20 or More Units). (a) Open Space - Common.

(1) Minimum Size and Dimensions. In lieu of the provisions of § 84.16.050(h)(1), the following shall apply for common open space for multi-family projects with 20 or more units: A minimum 900 square feet of usable common open space shall be provided for active or passive outdoor activity. For every dwelling unit above seven, an additional 125 square feet of usable common open space shall be provided. Usable common open space is defined as an open area or recreational amenity or facility that is designed and intended to be used for outdoor living and/or recreation. Usable open space shall have a minimum dimension of 30 feet in any direction. A multi-family development shall not be located adjacent to an IR (Regional Industrial) land use zoning district, AG (Agriculture) land use zoning district, or mining operations unless the common open space constitutes 60 percent or more of the parcel and is designed to buffer the industrial, agricultural or mining uses.

(2) Calculation of area. Required front, rear, and side setback areas along streets, driveways, parking areas, and walkways shall not be used to satisfy any part of the common open space requirement.

(3) Amenities. The common open space area shall include amenities indicated in § 84.16.050 (Common Amenities and Facilities).

(b) Open Space - Private. A minimum of 125 square feet of private open space (e.g., patios, balcony, decks, etc.), a minimum of six feet in width, shall be provided for each dwelling unit. Required private open space areas shall not be used to satisfy any part of the common open space requirement. Enclosure of private open space shall not prevent common open space surveillance by the residents.

(c) On-site Manager. A full-time resident manager shall be required for all multi-family projects with 20 or more dwelling units.

(d) Management Office. A separate management office shall be required for all multi-family projects of 20 or more dwelling units. If applicable, the management office shall be located in a central, visible location. See Figure 84-5 (Management Office in Central Location.).

Figure 84-5 Management Office in Central Location

(e) Signs.

(1) Clear legible entry signs shall be provided to identify the development. Internal circulation signs and visitor parking areas shall also be clearly indicated. A directory that shows the location of structures and individual dwelling units within the development shall be provided. Professionally designed, creative signs are strongly encouraged

(2) Structure numbers and individual unit numbers shall be readily visible, in a consistent location, well lit at night, and compatible with the overall design of the residential project. (Ord. 4043, passed - -2008)

(a) Types of Required Amenities. All multi-family projects shall provide the amenities indicated in Table 84-12 (OnSite Recreation Amenities for Multi-Family Projects). The developer shall select the amenities to be provided. Recreational amenities shall be designed to serve the anticipated inhabitants of the residential project.

(b) Minimum Type/Number of Amenities. The required minimum type and/or number of recreational amenities shall be based on the total number of dwelling units within a multi-family project as follows and in compliance with Table

84-12 (Minimum On-Site Recreation Amenities for Multi-Family Projects):

• (1) Five to nine units: A minimum of two amenity points from any category.

• (2) Ten to 19 dwelling units: A minimum of three amenity points from any category, with a maximum of one amenity allowed from the one-point category.

• (3) Twenty to 49 dwelling units: A minimum of five amenity points from any category, with a maximum of one amenity allowed from the one-point category.

• (4) Fifty to 99 dwelling units: A minimum of seven amenity points, including at least one amenity from the fourpoint category.

(5) One hundred or more dwelling units: A minimum of ten amenity points, including at least two amenities from the four-point category, plus one additional amenity from the two-point, three-point, or four-point categories for each 50 dwelling units beyond 100.

Table 84-12

(c) Thresholds for Allowable Densities. The maximum density of a multi-family project shall be calculated based upon the total number of points accumulated for the amenities provided as indicated in Table 84-13 (On-Site Recreational Amenities - Thresholds for Allowable Densities).

(d) Location of Amenities. Common open space amenities shall be provided immediately adjacent to the dwelling units for purposes of enjoyment and security.

(e) Community Room or Structure. A multi-family project shall provide a community room or structure in compliance with Table 84-14 (Minimum Size of Community Room or Structure).

(f) Similar Amenities. The applicable review authority (i.e., Building Official or Commission, as applicable) may approve a proposed amenity not listed in Table 84-12 (Minimum On-Site Recreation Amenities for Multi-Family Projects) if the proposed amenity meets the needs of the project residents at a similar level.

(g) Common Laundry Room Facilities.

(1) Laundry Room Facility Required. All multi-family projects shall provide a common laundry room facility equipped with washers and dryers at the ratio of one washer and one dryer for every five dwelling units. The fractional/decimal results of calculations of the required number of washers and dryers shall be rounded up to the next highest whole number.

(2) Reduction in Number of Required Washers and Dryers. If a multi-family project provides washer and dryer hook-ups within one or more dwelling units, the total number of required washers and dryers in a common laundry facility shall be reduced. The amount of the reduction shall be calculated at the ratio of one washer and one dryer for every five dwelling units that are equipped with their own washer and dryer hook-ups.

(3) Location and Features. A common laundry room facility shall be located adjacent to a children’s play area to facilitate supervision. Doors and walls shall have windows to allow natural surveillance both into the laundry room and outside to the surrounding area. See Figure 84-4 (Laundry Room Location and Features).

Figure 84-4 Laundry Room Location and Features

(Ord. 4043, passed - -2008)

(a) Purpose. Appropriate design of multi-family residential structures and outdoor spaces can contribute to a dynamic, visually rich environment that promotes social interaction, fosters community pride, and instills feelings of safety and security. These design guidelines are intended to achieve the following objectives:

(1) Establish multi-family residential architectural designs that complement various neighborhood characteristics and that support high quality development.

(2) Identify landscape materials and designs that enhance the appearance of multi-family residential

developments and contribute to the overall quality of the community.

(3) Provide for amenities appropriate to the demographics of multi-family residential projects within an area.

(4) Apply the principles of Crime Prevention Through Environmental Design (CPTED) to enhance safety and security within multi-family residential development projects.

(5) Establish criteria to ensure quality property management.

• (b) Site Planning.

(1) Context. Multi-family residential development successfully contributes to the overall community when relationships with the existing and planned land uses, development patterns, and context are considered.

(A) New multi-family projects should respect the context of the existing neighborhood, reflect its best design features, and generally be compatible with the character of existing high quality development while still fulfilling the intent of the standards identified within this Chapter.

(B) Existing site amenities (e.g., views, mature trees, and similar natural features unique to the site) should be preserved and incorporated into residential projects whenever possible.

(C) New multi-family residential projects should be compatible with residential development in the immediate area through the use of complementary structure arrangements, buffers, and avoidance of overwhelming structure scale and visual obstructions.

(D) Where appropriate, new landscaping should complement existing landscape materials, location, and massing on adjacent developments.

(E) Developments should relate directly to the adjacent street, present an attractive and interesting facade to passersby, and appear inviting. Developments that ignore the street and create an isolated enclave are strongly discouraged. See Figure 84-6 (Dwelling Unit Oriented to Street).

Figure 84-6 Dwelling Unit Oriented to Street

(2) Siting. Appropriate structure siting can reduce the perceived density of multi-family projects, maximize open space areas, provide “eyes on the street” surveillance, and enhance neighborliness by creating community gathering spaces.

(A) A multi-family structure should be oriented to a street in compliance with § 84.16.060(a)(1)(A) (Site planning standards).

(B) In addition to a street orientation, the clustering of multi-family dwelling units should be a consistent site planning element of the plan. Whenever possible, structures should be configured around courtyards, gathering areas, and open spaces. See Figure 84-7 (Clustering of Multi-Family Dwelling Units).

Figure 84-7 Clustering of Multi-Family Dwelling Units

(C) Portions of the project that are not oriented to the street should be well integrated into the project’s overall site design. As with the street-oriented area of the project, the same design considerations should be given to siting, appearance, circulation, landscaping, and safety issues.

(D) Structures should be oriented to provide some privacy yet still relate to the street and the existing community. Doors should be visible from the street and windows should allow residents to have “eyes on the street” for natural surveillance. See Figure 84-8 (“Eyes on the Street”).

Figure 84-8 “Eyes on the Street”

(E) Energy efficiency and energy conservation should be considered in structure siting. Structures should be oriented to take advantage of prevailing breezes for cross ventilation of individual dwelling units, reduce the need for mechanical air conditioning, and to enhance the functionality of ceiling fans.

(3) Open Space.

(A) Residents should have access to useable open space for recreation and social activities. Open spaces should be conveniently located. See Figure 84-9 (“Access to Open Space”)

Figure 84-9 Access to Open Space

(B) Open space areas should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. Open space siting should take advantage of prevailing breezes and sun orientation in order to provide a comfortable environment.

(C) Open space areas should have well-defined edges (e.g., walkways, structures, or landscaping).

(D) A series of connected open space areas of varying shape, appearance, and usage are encouraged. Smaller areas may directly relate to a cluster of units, while the larger areas may serve several clusters as common open space. See Figure 84-10 (Connected Open Spaces).

Figure 84-10 Connected Open Spaces

(4) Outdoor Play Areas.

(A) Hard surface areas for activities (e.g., bicycle riding, skating, rope jumping, hopscotch, etc.) should be provided. These active play areas should be safely separated from vehicular use areas.

(B) The physical capabilities and play behavior of various age groups (i.e., tots, older children, and teens) are different. In large developments, separate, but not necessarily segregated, play areas or informal outdoor spaces should be provided for each group for safety reasons. Small developments may combine these play areas (i.e., tot lot incorporated into the larger activity area for older children). See Figure 84-11 (Play Areas for Different Ages).

Figure 84-11 Play Areas for Different Ages

(C) Seating areas should be provided where adults can supervise children’s play and also where school-age children can sit. Seating location should consider comfort factors (e.g., sun orientation, shade, wind, etc.).

(c) Architecture.

(1) Overall Character.

(A) Where the neighborhood has a recognizable architectural theme, style, or character, it should be considered for incorporation into the project’s design.

(B) To create a unified appearance, all support structures in the project (e.g., laundry facilities, recreation structures, carports, garages, and the management office) should be compatible in architectural design with the rest of the development.

(2) Structure Scale and Height.

(A) Structures should incorporate smaller-scale architectural forms (e.g., bays, recessed or projecting balconies, and dormers) in order to visually reduce the height and scale of the structure and emphasize the definition of individual units. Architectural elements (e.g., bay windows, porches, projecting eaves, awnings, and similar elements) that add visual interest to the development are strongly encouraged.

(B) In order to “scale down” facades that face the street, common open space, and adjacent residential structures, it may be desirable to set back portions of the upper floors of new multi-family residential structures.

(C) Varied structure heights are encouraged, both to provide visual interest and give the appearance of a collection of smaller structures. Structure heights at the development’s edge should be considered within the context of the project’s surroundings, the adjacent uses, and the distance from adjacent structures. The development’s structure height should create a transition from the heights of adjacent existing residential development, rather than form abrupt height changes. See Figure 84-12 (Height Transition).

Figure 84-12 Height Transition

(3) Facade Modulation. Boxy and monotonous facades that lack human scale dimensions and have large expanses of flat wall planes should be prohibited. Architectural treatments (e.g., recessed windows, moldings, decorative trim, and wood frames) should be used to add visual interest to the facade. Windows of varied shape, size, and placement are strongly encouraged. See Figure 84-13 (Examples of Window Styles).

Figure 84-13 Examples of Window Styles

(4) Roofs.

(A) Roof pitches and materials should appear residential in character and should consider the prevailing roof types in the neighborhood (e.g., hipped roofs, gabled roofs, mansard roofs etc.). The roof pitch for a porch may be slightly lower than the roof pitch of the main structure. See Figure 84-14 (Typical Roof Types).

(B) Roof lines should be broken up and varied within the overall horizontal plane. Combinations of roof heights that create variation and visual interest are strongly encouraged.

(C) Carport roofs visible from structures should incorporate the roof pitch and materials of adjacent structures. Figure 84-14 Typical Roof Types

• (5) Mechanical Equipment and Vents.

• (A) Roof-mounted mechanical equipment visible from structures or a public street should be screened in a manner consistent with the appearance of the structure, including materials and color.

(B) Mechanical equipment on the ground should be screened from view. Utility meters and equipment should be placed in locations that are not exposed to view from the street or they should be suitably screened, including the use of landscape materials. Screening devices should be compatible with the architecture and color of the adjacent structures.

(C) Roof flashing and vents exposed to public view should be painted to match adjacent surfaces or concealed in a manner consistent with the structure’s appearance.

(D) Screening of mechanical equipment should comply with § 83.02.060 (Screening and Buffering).

• (d) Site Elements.

• (1) Site Furniture.

(A) The design, selection, and placement of site furnishings (e.g., tables, benches, and solid waste receptacles) should be compatible with the overall site design and architectural character of the residential project.

(B) Seating opportunities should be provided in both sunny and shaded areas. Seating in areas that offer opportunities for social interaction and informal surveillance (e.g., a bench near the mail box area or benches near tot lot areas and laundry rooms) are strongly encouraged. A variety of sitting area designs, from formal arrangements (e.g., benches) to informal arrangements (e.g., low walls or steps) is strongly encouraged. In general, benches should be located in areas that have some provision for shade.

(2) Mailboxes.

(A) Mailboxes should be located in highly visible, heavy use areas for convenience, to allow for casual social interaction, and to promote safety. A bench or seating area in close proximity to the mailbox location is strongly encouraged, and a solid waste receptacle(s) should be located adjacent to the mailboxes. See Figure 84-15 (Mailboxes).

(B) Incorporation of design features (e.g., built frame consistent with the project’s architectural style) is strongly encouraged.

Figure 84-15 Mailboxes

(Ord. 4043, passed - -2008)