17-7-15.4 Residential development standards

17-7-15.4 Residential development standards.

A. The following development standards apply to new single family attached, single family detached, and multifamily development in the residential land use area.

1. Setbacks. New development shall comply with the following setbacks:

i. There is no minimum front yard setback except as follows:

(A) The minimum front yard setback is twenty feet if off-street parking is to occur in the driveway; and

(B) The minimum landscaped setback from the edge of a public right-of-way shall be twenty feet except as provided by the general landscaping standards of the State Street overlay zone. No maximum setback or build-to line is required except that all of the area between the right-of-way and the building shall be landscaped or used as active open space.

(C) The setback from the edge of the State Street right-of-way shall be at least eight feet from the right-of-way. No maximum setback or build-to line is required except that all of the area between the right-of-way and the building shall be landscaped or used as active open space. The setback shall include an eight-foot sidewalk and landscaping for any part of the setback that exceeds eight feet. A park strip, located within the right-of-way, shall be provided that is at least five feet wide that may consist of street trees, live ground cover plants or turf or hardscape if tree wells are provided.

ii. Exceptions. The following exceptions to front yard setbacks apply to all new development in the zone:

(A) Driveway and Sidewalks. A driveway width of up to twenty feet and a sidewalk width of up to six feet may occupy the front yard.

b. Side. The minimum side yard setback shall be regulated by the building code. In situations where a multifamily development side yard abuts a single family residential, attached or detached, development the side setback shall be a minimum of twenty feet.

c. Rear. The minimum rear yard setback shall be regulated by the building code. In situations where a multifamily development rear yard abuts a single family residential, attached or detached, development the rear setback shall be a minimum of twenty-five feet.

i. Each unit shall have access to a common area of at least three hundred square feet in size for each unit adjacent to said space, or a private yard of at least three hundred square feet in size shall be provided at the rear of each structure.

2. Height. The maximum height for residential structures and residential portions of mixed-use structures in the State Street overlay zone is five stories. If a structure is constructed within seventy-five feet of a single family structure located within a single family residential zoning district, the maximum height shall be thirty-five feet to the midpoint for sloped roofs and thirty-two feet to the cornice for flat roofs. See Section 17-7-15.8(C) for the surface parking exception.

a. Floor and Deck Height. The following floor and deck heights apply to all structures:

i. Main Floor. The main floor of all residential units shall be no less than two and one-half feet above finished exterior grade.

ii. Basement Floor. The basement floor of all residential units shall be no closer than four feet to finished exterior grade.

3. Stories. All building types must be from one to five stories. See Section 17-7-15.8(C) for the surface parking exception.

4. Proximity. There shall be a minimum separation of twenty feet between all habitable structures. Building separation may be reduced as follows if building code requirements are met: ten feet between one-story structures; fourteen feet between two-story structures; and eighteen feet between three-story structures.

The following development standards apply to multifamily development in the zone. Single family and duplex dwellings are subject to the following requirements if one of the following is met:

a. The property is located in a historic district established before January 1, 2021; or

b. The property contains a structure listed in the State and National Register; or

c. The property is subject to a development agreement with design standards; or

d. The property is located in a residential area developed before 1950; or

e. The property is located in a planned unit development plat or overlay zone granted for increased density or other benefit not available under the zone.

1. Residential Architectural Standards. All new residential development must present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians. All new residential development shall comply with the general architectural standards for the State Street overlay zone and with each of the following architectural standards:

a. Walls. All exterior walls of all structures shall be constructed in compliance with the following:

i. Building/Retaining Walls. No more than three materials shall be used for the primary wall surfaces on a building. Exterior finish shall be of traditional, time- and weather-tested techniques. Retaining walls shall be of materials complementary to the building’s materials.

ii. Color Scheme. Wall colors may range from earth tones to colors with some white and gray. Trim around openings may be accent colors. No other wall colors are allowed. The use of a single color scheme, minimal detailing, or blank (or largely blank) walls is not permitted. The use of exterior staircases is discouraged.

iii. Minimum Percentage of Brick or Stone Facades. All single family detached, attached, or other multifamily residential unit combinations shall include a substantial use of brick, cultured brick, natural or cultured stone, wood or synthetic wood products and limited amounts of stucco. Vinyl and aluminum siding products are prohibited as wall materials. Bay windows and other architectural elements protruding from the facades may be clad in other materials.

iv. Building Massing. Buildings that are uniformly three stories or more must step the roof form or interrupt it with other roof elements. The building mass of the elevation can be reduced by offsetting dwelling units, and varying building setbacks and heights.

b. Residential Roof Form. Roof forms shall be designed in ways, and/or used in combinations, to break up large, continuous building forms, particularly for cluster and multiple dwelling structures. Where flat roofs are used, other techniques to provide scale and interest shall be used to refine large, continuous building forms. Long unbroken ridgelines are prohibited.

i. Generally, for structures lower than forty feet high, gable or hip roofs are preferred for the primary roof form. The primary gable roof slope shall not be less than 5:12 and not less than 6:12 for single family and two family residences.

ii. Secondary roof structures such as porch roofs, roofs over bay extensions, bay windows, etc., may include other roof forms such as shed roofs, and hip roofs in combination with gable roofs. However, the secondary roofs shall be consistent or complementary with the primary roof form. Secondary roofs that slope should not be less than 4:12. Flat roofs may be also appropriate for small areas.

c. Openings. The following standards apply to openings of all structures:

i. Entry Doors. Entry doors must face the front yard or, if located on the building side, must be placed within three feet of the front facade. Entry doors must be covered by a roof and must be a primary element of the front of the structure.

ii. Front Entry Feature. All dwelling units or residential buildings shall have an exterior entry that is a prominent, architectural focal point directing people into the unit or building. This feature shall relate to the architecture of the structure and may include porches, stoops, roofs, etc.

iii. Windows. Bay windows shall have from three to five sides.

d. Garages. Garage doors must be set back a minimum of twenty feet from the property line or sidewalk, whichever is greater, if off-street parking is to occur in the driveway. In all cases where garage doors face a street, the garage door shall be recessed a minimum of two feet behind the front line of the building living area (porches, bay windows, and similar projections not included).

e. See Section 17-7-15.6 for general architectural standards.

a. Minimum Number of Models for Single Family Detached, Attached, or Other Multifamily Residential Unit Combinations That Appear to Be a Single Large House. Any development of fifty or more units in any of the above listed configurations shall have at least three different types of housing models. Any development of fewer than fifty units of the above listed configurations shall have at least two different types of housing models.

b. Minimum Model Characteristics for Single Family Detached, Attached, or Other Multifamily Residential Unit Combinations That Appear to Be a Single Large House. Each housing model shall have at least three characteristics, which clearly and obviously distinguish it from the other housing models, such as different floor plans, exterior materials and colors, roof shapes, garage placement, window size/proportion/pattern, placement of the footprint on the lot, and/or overall building facade design. Only a maximum of fifty percent of street-accessed garages shall have garage doors facing the street with the balance being alternative side- or rear-loaded and/or detached rear yard garages, etc., except that all opposing block faces shall duplicate the opposite side of the street; only front driveway block faces will face each other, only alley-loaded block faces will face each other. Each such alternatively loaded garage plan will constitute a distinct model for the purposes here.

c. Single Family Attached (Townhouse). The development of contiguous townhouses is limited to fifty units (i.e., in any single location) and in groupings no larger than eight units each. Any additional development over fifty row-houses may be developed so long as one-third of the total approved units are located on uncontiguous lots, a minimum of one hundred fifty feet or three lots apart in all directions and in groupings no larger than eight units each. Any townhouse development larger than eight units shall provide at least two different unit models. Each unit model shall have at least three characteristics that clearly distinguish it from the other townhouse models.

3. Required Residential Open Space and Landscaping. All required landscaping shall be installed as a condition precedent to receiving a certificate of occupancy unless seasonal conditions make installation unfeasible, in which case the applicant shall provide cash security or its approved alternative, for all landscaping, which landscaping shall be installed by the following May 31st. The following open space, landscaping and recreational amenities standards are not mutually exclusive and shall apply to all new residential development in the zone:

a. Minimum Open Space. Active, improved open space is required to meet whichever of the two following standards requires the greatest amount of open space:

i. The applicant shall dedicate not less than thirty-five percent of the interior of the proposed development area as open space; or

ii. The applicant shall develop as open space not less than twice as much of the site area as is utilized for surface parking, including the parking stalls, aisles and associated hardscape but not including required parking lot landscaping or private driveways. Surface parking stalls include any dedicated parking spaces not located in the enclosed levels of a parking structure, underneath living spaces, or in a structure attached to a dwelling unit.

b. Minimum Landscaped Area. The applicant shall landscape twenty-five percent of the interior of the proposed development area. The required open space may be landscaped to comply with this requirement. Landscaped areas shall not be less than five feet wide. Building foundation landscaping is not interior landscaping. The applicant must landscape a minimum of ten feet between the side yard and the abutting property line when the side or rear yards are in public view.

c. Minimum Improved, Common Recreational Amenities. A minimum of fifteen percent of the land area shall be developed as active, improved common area to include such uses as mini parks, picnic areas, playgrounds, recreation areas and structures such as club houses, pavilions, swimming pools, etc. Improved, common recreational amenities shall be concentrated into larger, more functional areas as much as possible while continuing to provide each dwelling unit with an amenity within reasonable walking distance.

d. See Section 17-7-15.7 for further landscaping standards.

C. The following landscaping standards apply to the front and side yards of all single family and duplex dwellings that are not subject to subsection (B) of this section:

1. Landscaping Required. Yard and setback areas visible from street access, including park strips, that are not utilized as approved parking or access for vehicles, trailers, etc., shall be landscaped. Landscaping shall include the treatment of the ground surface with live materials such as, but not limited to, sod, grass, ground cover, trees, shrubs, vines and other growing horticultural plant material. In addition, a combination of xeriscape plantings and designs that may include other decorative surfacing such as bark chips, crushed stone, mulch materials, decorative concrete or pavers shall also meet landscaping requirements. Structural features such as fountains, pools, statues, and benches shall also be considered part of the landscaping, but such objects alone shall not meet the requirements of landscaping.

2. Installation Time Frame Requirements. Landscape materials must be installed within six months of occupancy/notice of violation. This shall apply to all new or existing residential structures that are in a blighted condition which do not comply with this chapter. This time frame will allow the owner to plant trees and other landscaping to ensure the survival of the plant material. Typically, installation of landscaping occurs in the spring or fall.

3. Maintenance. Individual(s) whether as the owner, lessee, tenant, occupant or otherwise shall be responsible for the continued proper maintenance of all landscaping materials. Landscaping shall be maintained in good condition so as to present a healthy, neat, and orderly appearance at all times. Landscaping shall be mowed, groomed, trimmed, pruned and watered according to water-wise conservation guidelines to maintain healthy growing conditions and not detract from the appearance of the immediate neighborhood. Landscaping shall be kept visually free of insects and disease, and shall be kept free from weeds and other volunteer plants. Irrigation systems shall be maintained so as to eliminate water loss due to damaged, missing, or improperly operating sprinkler system components. All unhealthy or dead plant material shall be removed or replaced within six months, or the next planting period (spring or fall), whichever comes first, while other defective landscaping features shall be removed, replaced or repaired within three months. Permanent, semi-permanent, and regular parking on landscaped areas is prohibited.

4. Hazards. Landscaping shall be maintained to minimize property damage and public safety hazards, including the removal/replacement of dead or decaying plant material, removal of low-hanging branches and those obstructing street lighting, sidewalks and traffic sight distance requirements. Trees planted in the public right-of-way must be selected from the city’s street tree selection guide. In the event a tree, shrub, or other plant causes damage to streets, sidewalks, trails, or other public improvements, the community development director and/or public works director or designee may order the removal of the offending vegetation and/or other landscape features.

5. Vegetation Protection. Development plans must show all significant vegetation within twenty feet of any proposed new development. The applicant must protect all significant vegetation during any new development activity.

6. Enforcement. Follow-up inspections and enforcement activities will be through the city’s code enforcement ACE program.

D. External Accessory Dwelling Unit Standards. An external accessory dwelling unit shall meet the following development standards:

1. Proximity. An EADU must be located at least six feet from the main building.

2. Location. An EADU must be located in either the rear or side yard.

3. Setbacks. An EADU, including eaves, must be a minimum of two feet from the rear and side lot lines. All construction must be done in accordance with the building code.

4. Height. An EADU may not exceed twenty feet to the midpoint for a sloped roof and sixteen feet to the cornice for a flat roof.

5. Stories. An EADU may range from one to one and one-half stories.

6. Building Area. The maximum cumulative building area of all unoccupied accessory structures and an EADU is the larger of nine hundred square feet or thirteen percent of the lot area.

7. Utilities. An EADU may not have a separate electrical service, gas service, sewer service or water service.

8. Maintenance. It is the responsibility of the property owner to ensure the setback area between an EADU and the property line remains free of weeds, junk and debris. (Ord. 2022-03A § 1 (Att. I); Ord. 2021-19 § 1 (Att. A); Ord. 6/6/2006O-6 § 1 (part))