§ 18.94

Multi-family residential development appears in a variety of forms throughout the city. Although many of the design guidelines for single-family residential apply, multi-family projects offer a wide range of issues and opportunities unique to themselves. Multi-family developments, if not properly designed, can dominate their surroundings, increase neighborhood parking and circulation problems, and decrease common and private open space. The guidelines distinguish between small projects (two to four units), and large developments (five or more units), but present common goals that encourage the highest level of design quality while allowing maximum flexibility in the design of multi-family residential development that will:

A.

Create livable neighborhoods and residential areas as well as safe and attractive streets by encouraging high-quality architecture, landscape, design and open space; and

B.

Emphasize design compatibility within existing neighborhoods, both in site planning and architectural design.

(Ord. 2786 Exh. A (part), 2001)

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

The design of multi-family residential development projects in the city should:

A.

Respect the scale, proportion and character of the surrounding area;

B.

Provide pedestrian-friendly design solutions to adverse traffic patterns;

C.

Establish attractive, inviting, imaginative and functional site design;

D.

Provide adequate open space, parking and privacy;

E.

Create visual interest and variety;

F.

Maintain a sense of harmony and proportion along street frontages and other portions of the project exposed to public view;

G.

Preserve and incorporate natural amenities unique to the site such as hillside views, topography, and mature trees; and

H.

Preserve and incorporate historically, culturally, or architecturally significant building into the project development proposal.

(Ord. 2786 Exh. A (part), 2001)

A.

Grading. Grading should be minimized where possible to preserve the natural character of the land. When grading is unavoidable, incorporate the following guidelines:

1.

Follow the natural contours as much as possible.

2.

Slopes should be rounded and contoured to blend with the existing terrain.

3.

Emphasize and accentuate scenic vistas.

4.

Avoid large, manufactured slopes in favor of several smaller slopes.

Retain and incorporate significant natural vegetation into the project.

6.

When grading is unavoidable, minimize raising the grade significantly above the grade of adjacent properties, especially near interior property lines. When such grading is unavoidable, compensate by planning for reduced building heights within the raised grades.

7.

Implement slope-stabilizing landscaping and irrigation on manufactured slopes.

B.

Compatibility. New units should be built in scale with the existing neighborhood. Therefore, in addition to the minimum code requirements for yards, height, lot coverage and floor area; the predominant setback, yards, size and height of the existing neighborhood should be considered in determining the overall size and situation of the buildings.

1.

The arrangement of structures, circulation and open spaces should recognize the particular characteristics of the site.

2.

Project design should relate to the surrounding built environment in pattern, function, scale, character and materials.

3.

Infill structures and new projects should meet or exceed the standards of quality which have been set by surrounding development.

4.

Structures that are distinctive due to their age, cultural significance, or unique architectural style should be preserved and incorporated in the project proposal.

5.

Residential units should be buffered from incompatible development through increased setbacks, intensified landscaping, and appropriate building orientation.

C.

Building Siting.

Primary Building.

a.

Two to Four Units. Multi-family development projects consisting of two to four units should be designed to appear single-family in character. Ways to achieve this at the site plan level include:

i.

The front-most units should be oriented to face the street and incorporate single-family home features, including a prominent entry, a front porch of proportionate size and a second-floor setback of at least ten feet.

ii.

The units should incorporate architectural features that help individually distinguish them, such as wall breaks, projections, distinct color schemes and individual roof treatments.

iii.

Attached side-by-side units are permitted, if a single-family architectural appearance is maintained.

iv.

For corner lots, units should front onto street side and front property lines.

v.

Units should be staggered to avoid a driveway corridor effect.

vi.

Side-facing units should face the most distant side property line from the unit.

vii.

Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break.

b.

Five or More Units. Multi-family development projects consisting of five or more units should be designed to address the street and to create pedestrian connections to adjacent, complementary uses as well as public sidewalks and facilities. The site plan should address the following guidelines:

i.

Units should front onto, in order of consideration: public streets and sidewalks, common open spaces, and interior pedestrian paths.

ii.

Buildings constructed on corner lots should incorporate a well-defined architectural focal element addressing the corner. The corner element should complement existing corner elements on other buildings adjacent to the intersection, in size, scale and composition, and should be proportionate in size to the street intersection it addresses.

Acceptable treatments include: a) a rounded or angled facet on the corner, maximum eight feet wide on the diagonal. b) a pilaster on the corner. c) location of the building entrance at the corner. and d) an "embedded" corner tower (formed with architectural trim and ornament, not with volume protrusion).

iii.

Special Sites. For sites at a major or "gateway" intersection, important community spaces or at unique corners where sites create acute or obtuse angles, a prominent architectural corner treatment of the building mass is encouraged. Such treatments may include: a) creation of a prominent entry at the corner b) a special architectural "turning" of the corner with a major facade change. c) creation of a corner tower with a landmark roof form, d) use of symmetrical designs at the two flanking facades e) special attention at building facades, including fenestration over at least 25 percent of the facade's surface.

iv.

Units facing interior property lines should face the most distant interior property line from the unit. If this is not practical, the front wall of each unit should be set back at least ten feet from the interior property line and screened from the view of adjacent properties by tall screening landscaping.

v.

If possible, the buildings should be situated to avoid a driveway corridor effect to prevent the entire length of a driveway from direct view of the public.

vi.

Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break.

2.

Garage. Spaces within a garage or carport may be provided in tandem, subject to the provisions of Chapter 18.48.

a.

Two to Four Units.

i.

Alley access is required where available. To maximize open space, garages should face onto the alley and be located no further from the alley than is required for adequate vehicle access.

ii.

The front unit garage should be located behind the unit.

iii.

If the garage door is located within the front or side wall of any unit, the garage door should be recessed at least two feet into the wall of the unit in which it is located.

iv.

Detached garages should be located at the rear of the property or along the interior side lot lines behind the front unit.

v.

The garage should not constitute greater than seventy percent of the front or side wall of any unit.

b.

Five or More Units.

i.

Alley access is required where available and where feasible to accommodate the number of vehicle trips expected. Garages and carports should face onto the alley and be located no further from the alley than is required for adequate vehicle access.

ii.

The garage door should be recessed at least two feet into the wall of the unit in which it is located.

iii.

The combined width of garage doors should not constitute greater than seventy percent of the front or side wall of any unit in which they are located.

iv.

Garages and carports should not be located along street property lines.

D.

Driveways and Guest Parking Areas.

1.

Five or More Units.

a.

Main driveways should incorporate no more than one lane in each direction, separated by a four-foot-wide net, curbed, planted divider within the required street setback area.

b.

Guest parking facilities may be located directly off the main driveway, outside the required street setback area, provided they are screened from view from the street by a forty-two-inch-high wall. Guest parking facilities should be shaded by a wood or wire trellis structure planted with appropriate landscaping.

c.

All driveways should incorporate an enhanced paving strip consisting of unit pavers or textured/scored concrete at the entrance and at one hundred foot-intervals thereafter, of at least ten feet in width.

2.

Design guidelines for attached and detached garages, as well as accessory structures, are found later in this document.

E.

Setback. The structures should be set back from the front property line either the distance required by the zoning code or the average of existing setbacks on the street, whichever is greater.

F.

Open Space.

1.

Two to Four Units.

a.

All open space should be fenced for the private use of the occupants of the unit it is intended to serve.

b.

Ground-level open space should be bounded only by garden walls, garage walls, and/or the walls of the unit the open space is intended to serve.

c.

Ground-level open space should be located adjacent to required side and rear yards to maximize their useable area.

d.

Above-ground open space (i.e., decks and balconies) should be set back at least ten feet from interior property lines.

e.

Required common and private open space shall not include required setback areas

f.

Private open space shall not be less than eight feet in any dimension and shall have a minimum area of not less than one hundred square feet except for balconies, which shall have a minimum dimension of six feet by ten feet.

2.

Five or More Units.

a.

Common open spaces should be connected and coordinated with public landscape and hardscape improvements, where existing. Common open space should be enhanced with paths, plazas, gardens, benches, shade structure, or water elements. These improvements should be consistent with the architectural style of the building. Open space amenities may include a barbecue, tot lot, dog play area, dog bathing station or other resident serving features.

b.

All private open space should be fenced for the private use of the occupants of the unit it is intended to serve.

c.

Ground-level private open space should be bounded only by garden walls, garage walls and/or the walls of the unit the open space is intended to serve.

d.

Ground-level private open space should be located adjacent to required side and rear yards to maximize their useable area.

e.

Above-ground private open space (i.e., decks and balconies) should be set back at least ten feet from interior property lines.

f.

An interconnected path system should be provided and should be integrated with the public sidewalk, where available. The path system should serve the guest parking areas.

g.

Mechanical equipment should not be placed within the private open space.

h.

Required common and private open space shall not include required setback areas

i.

Private open space shall not be less than eight feet in any dimension and shall have a minimum area of not less than one hundred square feet except for balconies, which shall have a minimum dimension of six feet by ten feet.

G.

Landscaping.

1.

Two to Four Units.

a.

Three, twenty-four-inch box size trees should be provided for each unit. The trees should be planted where they will provide significant shade for open space areas, including ground level open areas, porches and second-floor balconies; where they will shade units to reduce air conditioning demand in summer months; and where they will enhance privacy between units as well as protect the privacy of abutting lots.

b.

Planting areas throughout the property should be enhanced with shrubs and flower beds.

2.

Five or More Units.

a.

One and a half, thirty-six-inch box size trees should be provided for each unit. The trees should be planted where they will provide significant shade for open space areas, including ground level open areas, porches and second-floor balconies; where they will shade units to reduce air conditioning demand in summer months; and where they will enhance privacy between units as well as protect the privacy of abutting lots.

b.

Planting areas throughout the property should be enhanced with shrubs and flower beds.

c.

Adjacent to non-residential projects, an eight-foot tall attractive screen fence or wall should be provided (outside the required front and street side yard) to screen buildings, service areas, and parking areas. A minimum five-foot landscape area, planted with trees at a minimum spacing of twenty feet on center, shall be established adjacent to the outside face of fences, walls, and along building walls. The final design shall be approved by the director of community development.

H.

Utilities. Transformers, post-indicator valves, backflow-preventers and similar apparatus shall either be undergrounded or located in inconspicuous areas and screened with landscaping.

I.

Walls and Fences.

1.

The following guidelines are common to all multi-family residential development:

a.

Fences and walls should be built with attractive, durable materials, including, but not limited to, wood, wrought iron, textured concrete block, or formed concrete with reveals. A protective coating should be applied to all wood and iron fences.

b.

Chain-link fencing, corrugated metal fencing, fiberglass fencing, and "tennis windscreens" are not permitted within the front yard or street side, side yard areas.

c.

Fences or walls should be compatible with materials and designs used on the dwelling and accessory buildings.

d.

Walls may not exceed a height of six feet within required yard areas, except as provided in this Title, and should not exceed forty-two inches within the required front and street yard areas.

e.

At the street, avoid long expanses of uninterrupted fences and walls, including those fences between the side of the front unit and the interior property line, which are visible from the street. Use an opening, planter box, material change, pilasters or posts, or a three-foot stagger at least every forty feet. When adjacent to the front corner of the front unit, set back fence or wall at least one foot behind the unit so that the wall or fence is not in line with front plane of the unit.

f.

Walls, including columns, shall be finished with a trim cap.

g.

Walls along interior property lines, within the front yard, should be stepped down at least two times and each step should be marked by a column, that is wider than the wall.

2.

Provide an opening to fences and walls to connect walkways to the street. These pedestrian "gateways" should be announced by pilasters, special landscaping, or other special features.

J.

Drainage. Residential development should integrate water runoff best management practices consistent with the National Pollution Discharge Elimination System (NPDES) into the site design.

(Ord. 2839 § 20, 2004: Ord. 2838 § 20, 2004: Ord. 2786 Exh. A (part), 2001)

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

18.94.040 - Architectural design guidelines.

A.

Two to Four Units.

1.

The architectural style chosen should reflect a design that characterizes or complements the predominant neighborhood pattern, and which is characteristic of single-family homes.

2.

In neighborhoods defined by a single architectural style, new units should be built to reflect that style.

3.

The architectural style should be consistent across all units, however, each unit should have a distinct color scheme, as well as a unique exterior design based on a consistent style.

B.

Five or More Units.

1.

The architectural style chosen should reflect a design that characterizes or complements the predominant neighborhood pattern.

2.

The architectural style should be consistent or compatible across all unit, however, variation in color schemes and design details should be evident.

3.

Some commonly found styles in the city are described below, along with their defining elements.

a.

Craftsman. Heavy exposed beams and porch columns; full-width front porches; use of natural materials such as river stone and brick for base treatments; low-pitched roofs with wide eve overhangs; wood or stucco siding; darker earthtone exterior colors; double- or single-hung windows;

b.

Mediterranean. Low-pitch, tile or flat roofs with parapet; arched windows and entries, sometimes recessed; trowelled stucco finish; cream or light earthtone color; front porches accented with decorative columns or pilasters; if two-story, upper windows smaller and less ornate than lower windows;

c.

Queen Anne Victorian. Asymmetrical design with off-set cutaway bay windows; front entry and wraparound porches; irregularly-shaped roofs with dominant front-facing gable; double- or single-hung windows; steeply-pitched roofs; patterned shingle-siding within gables and between stories; lap-siding; decorative spindlework and brackets; bright colors;

d.

Tudor. Steeply-pitched, usually side-gabled roof with prominent, front-facing cross-gable; decorative halftimbering; arched entry; tall, narrow windows; large chimneys with decorative chimney pots; variety of siding, including stucco, brick, wood or stone cladding;

e.

Ranch. Low-pitched, hipped roof with wood or wood-look shingles and wide eves; wide windows; variety of siding with base treatment, including stucco, lap, board-and-baton, brick or stone cladding.

C.

Scale and Massing.

1.

Two to Four Units. The scale and massing of the house should reflect the existing neighborhood pattern. At a minimum, the following guidelines should be implemented (note that exceptions to these requirements are permissible, if the style of the house dictates otherwise):

a.

The front wall mass of each unit should be broken up into two or three planes, with one deep break of at least three feet. No required plane should be less than twenty-five percent of the length of the front wall.

b.

All front, rear, and interior facing wall planes should be proportionately fenestrated, including garage side walls and dormers.

c.

The roof design should follow the wall planes.

d.

The steepness of the roof pitch should follow the existing neighborhood pattern.

e.

Second stories should be set back at least five feet from the front wall of the first story and should comprise no more than eighty percent of the combined width of all front walls.

f.

Attached Garages:

i.

Street-facing, single garage doors should be no wider than nine feet and should be separated from adjacent garage doors by a structural column no less than one foot wide.

ii.

Garage doors should be located singularly or in pairs.

iii.

Front or side-facing pairs of garage doors should not be located closer than ten feet to each other.

2.

Five or More Units. At a minimum, the following guidelines should be implemented. Exceptions to these requirements are permissible, if the architectural style dictates otherwise.

a.

Attached units should incorporate plan elements which provide distinction to individual units or small groups of units, such as wall breaks, projections, individual roof treatments, porches and decks.

b.

The front wall mass of each unit should be broken up into two or three planes, with a break depth of at least three feet. No required plane should be less than twenty-five percent of the length of the front wall.

c.

Street-facing buildings should incorporate one architectural focal element for every one hundred feet of individual building length, such as a tall projecting gable element. Avoid spacing focal points at regular intervals. Instead, create a distinct appearance by locating elements asymmetrically, side by side, at varying heights, or near a corner element for added corner emphasis.

d.

Street-facing units should incorporate a deep wall break or setback for each one hundred feet of combined building length. The overall length of the breaks/setbacks should be at least forty percent of the total combined length of the street-facing buildings. The depth of the breaks or setbacks should be at least ten percent for each one hundred feet of the combined building lengths.

e.

Units adjacent to property lines should incorporate a third-floor setback of at least ten feet from lower-story walls facing the property line. Units adjacent to pedestrian paths and common open spaces should incorporate a third-floor setback of at least five feet from the wall facing the path or common open space.

f.

All front, rear and interior facing wall planes should be proportionately fenestrated, including garage side walls and dormers.

g.

The roof design should follow the wall planes.

h.

The steepness of the roof pitch should be consistent with the architectural style.

3.

Garages.

a.

For multiple-car garages, no single garage door should exceed nine feet in width and intervening posts should be at least one foot in width.

b.

Garage and carport structures should be limited to accommodating eight to twelve cars, in order to maintain proportion with the dwelling unit buildings.

c.

Integrate substantial design elements (i.e., columns, beams, roof design) into carport structures to convey a more permanent concept. Prefabricated metal carports are not permitted.

D.

Entries and Windows.

1.

Two to Four Units. Main entries should be given prominent treatment and should be oriented to address the street or the side property line furthest from the front of the unit. Main entries should incorporate the

following elements:

a.

A proportionately-sized front porch, but in no case with dimensions less than six feet by eight feet. At least fifty percent of the front porch should be covered and integrated with the roof design. The porch should be defined by a low wall or railing with balustrades no higher than four feet. The porch size may be modified based on the architectural style.

b.

Front door surround treatment, such as decorative trim appropriate to the style, a recess, or sidelights.

c.

A decoratively-paved walkway leading to the sidewalk.

d.

A decorative, shaded porch light appropriate to the architectural style.

e.

Windows should be arranged to avoid direct views into the windows of neighboring units.

f.

Windows should not be placed in the path of vehicle headlights.

2.

Five or More Units. Main entries should be given prominent treatment, by incorporating the following elements:

a.

A proportionately sized front porch, but in no case with dimensions less than six feet by eight feet. At least fifty percent of the front porch should be covered, integrated with the roof design. The porch should be defined by a low wall or railing with balustrades no higher than four feet. The porch size may be modified based on the architectural style.

b

For higher-density projects, an enclosed landing or stoop is acceptable in lieu of a porch, with minimum dimensions of six feet by eight feet, and with a path or stairs leading down to the sidewalk.

c.

Front door surround treatment, including a cover for weather protection, utilizing decorative trim appropriate to the style, a recess, or sidelights.

d.

A decoratively-paved walkway leading to the sidewalk.

e.

A decorative, shaded porch light appropriate to the architectural style.

f.

Windows should be arranged to avoid direct views into the windows of neighboring units.

g.

Windows should not be placed in the path of vehicle headlights.

3.

General Comments. A change in grade from street level to the entrance is recommended to protect the privacy of residential units. The privacy threshold may be further increased by using landscaped slopes or changes in grade, low walls, or gates to separate private front yards from the public sidewalk.

a.

Stoops, open porches, and entrance vestibules should face the street at varied intervals which correspond to the vertical modules of attached building units. These should be wide enough for people to sit on and make entries inviting.

b.

At least two of the following three items shall be incorporated at each entry point: address sign, doorbell, and mailbox.

i.

Open porches should have attractive bulkheads or balustrade railings and a roof that complements the pitch and materials of the main roof.

ii.

Low hedges, fences and/or entry gates may be used to define the edge between the public street and private property. Chain link fences are prohibited.

c.

Units with a landscaped front yard shall provide at minimum, a twenty-four-inch box tree.

E.

Architectural Trim and Finish Materials. The following elements are common to all multi-family development and should be incorporated into the design of the house/unit, unless the style dictates otherwise:

1.

All windows, doors and garage doors should be trimmed or otherwise distinctly emphasized. Ways to accomplish this include a wood surround or stucco "pop-out," a recess, or a bay window design. Awnings may also be used, if appropriate to the style. The window trim color should be compatible with the colors used on the main dwelling.

2.

A base treatment of at least four feet in height and the incorporation of at least a one-inch projection from the wall surface above. The base treatment should be of a darker color and/or material than the wall surface above, as appropriate to the style, and should incorporate a cap course or capping element.

3.

Gable/attic vents should incorporate an integrated, decorative design appropriate to the style.

4.

Chimneys should be sided with natural stone, masonry, or stucco, as is visually appropriate to their function.

5.

Pitched roofs should be shingled or tiled as appropriate to the architectural style of the house. Shingles should have a dimensional quality.

6.

Rain gutters and downspouts should be inconspicuously located and painted to match the building color.

7.

Architectural details and trim, including siding, should be carried onto all sides of the dwelling. Rear units should not be afforded significantly less architectural detail than front units.

8.

The wall and trim colors should be appropriate to the architectural style of the units, as described above.

9.

All finish materials should be of high quality. Faux materials are not encouraged but are permissible if a high-quality imitation is selected, especially if using faux river stone or brick.

10.

In all cases, outside corner material changes are not permitted. Additionally, foam may not be used for trim or details except on upper stories.

F.

Additions and Accessory Buildings. Additions should be constructed as an integral part of the structure to which they are attached. Detached garages for all multi-family development should reflect the architectural style of the primary building to which they relate by incorporating the following guidelines:

1.

The existing siding should be carried onto the addition or building.

2.

The windows should be of the same style as the main house, including opening mechanisms and trim.

3.

The existing roof line should be carried onto the addition. Shed-roof additions are not permitted, unless integral to the style of the house. For detached structures, the roof style should be the same as that of the main building.

4.

Overall proportion should be maintained.

5.

Integrate substantial design elements (i.e., columns, beams, roof design) into carport structures to convey a more permanent concept.

6.

Prefabricated metal carports are not permitted.

G.

Exterior Lighting.

1.

Two to Four Units.

a.

Lighting should be provided by a combination of porch lights, bollards, and/or a ground-level decorative landscape and path lighting system.

b.

Where flood lighting is deemed essential, lighting should be provided by shaded fixtures which are complementary to the architectural style of the units. "Wallpack" style, high intensity security lights produce unnecessary "light pollution" in the form of glare and are not permitted.

c.

Targeted uplighting for building facades, roofs, and landscape areas is recommended, particularly for areas visible from the main street.

2.

Five or More Units.

a.

Lighting should be provided by a combination of porch lights, bollards, and/or a ground-level decorative landscape and path lighting system. Proportionately-sized light standards are acceptable for large area lighting in larger projects.

b.

Where flood lighting is deemed essential, lighting should be provided by shaded fixtures which are complementary to the architectural style of the units. "Wall pack" style, high intensity security lights produce unnecessary light pollution in the form of glare and are not acceptable.

c.

Targeted uplighting or downlighting for building facades, roofs, and landscape areas is recommended, particularly for areas visible from the main street.

H.

Live Work.

1.

Subject to director's approval, each live/work unit shall maintain separate living and commercial spaces. The "work" component shall be clearly identified as separate from the residential living unit and is subject to the applicable building and fire code requirements.

(Ord. 2786 Exh. A (part), 2001)

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Chapter 18.96 - COMMERCIAL DESIGN GUIDELINES