50.06.001 BUILDING DESIGN
1. APPLICABILITY
This section is applicable as follows:
(Ord. 2599, Amended, 12/18/2012; Ord. 2579, Repealed and Replaced, 03/20/2012)
2. STRUCTURE DESIGN – RESIDENTIAL ZONES
a. Applicability
i. In the R-0, R-2, R-3, and R-5 zones, this subsection applies only to the following types of development:
(1) Detached single-family dwellings;
(2) Zero lot line dwellings;
(3) Duplexes; and
(4) Structures that are accessory to these development types listed above.
ii. This subsection is applicable to all structures in any other base residential districts, except R-W and R-DD.
b. Street Front Setback Plane
Except as set forth in LOC 50.06.001.2.d and for flag lots in the R-6 zone, the profile of a structure that fronts on a street shall fit behind a plane that starts at the setback line (front yard or side yard abutting a street) and extends upward to 20 ft. in height, then slopes toward the center of the lot up to the maximum base height of the zone, as illustrated below in Figure 50.06.001-A: Street Front and Street Side Setback Plane:
Figure 50.06.001-A: Street Front and Street Side Setback Plane
The slope of the street front setback plane is dependent upon whether it applies to a front yard or side yard abutting a street, as follows:
i. Front yard – 6:12 slope, or
ii. Side yard abutting a street – 12:12 slope.
c. Street Front Setback Plane Exceptions
i. Roof Form
Any individual roof form may penetrate the street front setback plane if it is less than one-third of the structure width, as illustrated in Figure 50.06.001-B: Exceptions to Street Front Setback Plane. Two or more separate and distinct roof forms, such as dormers, may project into the street front setback plane if they are less than one-half of the structure width.
Figure 50.06.001-B: Exceptions to Street Front Setback Plane
ii. Projections
Any eaves, bay windows, chimneys and other decorative features, front porch, cornices, eaves, gutters, belt courses, leaders, sills, pilasters, lintels, ornamental features, and other architectural features, canopies, sunshades, chimneys, and flues that are allowed to project into the front yard setback shall fit below the extension of the street front setback plane, as illustrated in Figure 50.06.001-C.
Figure 50.06.001-C: Extension of Street Front Setback Plane
d. Street Front Setback Plane on Steeply Sloped Lots
i. Down Slope
On steeply sloped lots where the average elevation of the ground surface at the setback line fronting a street is below the average elevation of the centerline of the street, the elevation at which the street front setback plane height is measured shall be the average elevation of the centerline of the street, as illustrated in Figure 50.06.001-D: Street Front Setback Plane on Steeply Sloped Down Slope Lot, below.
Figure 50.06.001-D: Street Front Setback Plane on Steeply Sloped Down Slope Lot
For this measurement, the average elevation of the street centerline shall be measured at points along the street centerline where a perpendicular line extended from the centerline would intersect the abutting property corners, as illustrated in Figure 50.06.001-E: Measurement Locations, below.
Figure 50.06.001-E: Measurement Locations
ii. Upslope
The front profile of a structure shall fit behind a plane that starts at the setback line fronting a street and extends upward, to 24 ft. in height, then slopes toward the center of the lot at a slope equal to the slope measured from the lot line abutting a street to the most distant point of the structure for a horizontal distance of ten ft., at which point the structure may rise to the maximum allowed height for the zone. The standard is illustrated in Figure 50.06.001-F: Front Setback Plane on Upslope Lots, below.
Figure 50.06.001-F: Front Setback Plane on Upslope Lots
e. Side Yard Setback Plane – Interior Yards
Except as set forth in subsection 2.e.ii of this section, the side profile of a structure shall fit behind a plane that starts at the side property line and extends upward to 12 ft. and slopes toward the center of the lot at a slope of 12:12 up to the maximum allowed height at the peak as illustrated in Figure 50.06.001-G: Side Yard Setback Plane, below.
Figure 50.06.001-G: Side Yard Setback Plane
i. Roof forms may penetrate into the side yard setback plane required under (e), above, as follows:
(1) Any individual roof form may penetrate the side setback plane if it is less than one-third of the structure length at 12 ft. in height. Two or more separate and distinct roof forms such as dormers or gables may project into the side setback plane if they are less than one-half of the structure length at 12 ft. in height.
(2) Building projections allowed under LOC 50.04.003.8, General Exceptions for Building Projections, Decks, and Walkways and Pathways to Setbacks, may project up to two ft. into the side yard setback plane. Chimneys are exempt from the setback plane requirement.
ii. On steeply sloped lots that are upslope from the abutting street, no side yard plane is required.
f. Side Yard Appearance and Screening
At least one of the following design treatments shall be applied along side yards or side elevations. This section is applicable to both interior side yards and side yards that abut streets.
i. Treatment 1 – Maximum Side Yard Plane
(1) When the side elevation of a primary structure is more than 500 sq. ft. in area in an R-0, R-2, R-3, R-5, or R-6 zone ("Group 1") or more than 750 sq. ft. in area in an R-7.5, R-10, or R-15 zone ("Group 2"), the elevation must be divided into distinct planes of 500 sq. ft. or less for Group 1or 750 sq. ft. or less for Group 2. For the purpose of this standard, areas of side yard wall planes that are entirely separated from other wall planes are those that result in a change in plane, such as a recessed or projecting section of the structure that projects or recedes at least two ft. from the adjacent plane, for a length of at least six ft.
(2) Except in the R-0, R-2, R-3, and R-5 zones, the maximum side yard plane may be increased by 10% on a side for every additional five ft. of side yard setback provided beyond the minimum required by the zone, on the side property line.
ii. Treatment 2 – Side Yard Features
(1) The side elevation of a structure shall consist of two or more planes that are offset by a minimum of 16 in. The wall planes shall be a minimum of four ft. in width, and shall result in a change in a wall plane for one full story.
Exception: Window bays may be utilized to satisfy the requirement for offsets. Such windows shall extend a minimum of 12 in. outward from the main wall of a building and shall form a functional bay or alcove in an interior room. Bay windows used to meet this requirement shall not be exempt from setback requirements.
(2) Walls shall include a roof eave overhang of 16 in. or greater, and
(3) Windows and/or doors shall occupy a minimum of 15% of the side elevation facing the street, and all windows shall have a window trim that is a minimum of four in. in width.
iii. Treatment 3 – Screening
The applicant shall provide screening and buffering of the wall plane with a minimum of one standard plant unit for every 50 linear ft. of side property line or fraction thereof. Planting shall occur within an area that is defined by the length of the side elevation plus 20 ft. beyond the width of the building at either end, and outward 20 ft. from the side elevation of the building, towards the side lot line, as shown in Figure 50.06.001-H: Screening and Buffering.
Figure 50.06.001-H: Screening and Buffering
Standard Plant Units are defined in Table 50.06.001-2. All landscape plants shall be grouped and clustered within the side yard to visually break up wall planes into smaller segments.
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TABLE 50.06.001-2: STANDARD PLANT UNITS |
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Standard Plant Unit Alternative |
Quantity – Minimum Size and Type of Plants Required |
Illustration |
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Standard Unit A |
1 – 3" caliper canopy tree 2 – 1-1/2" caliper under story tree 13 – 3' high shrubs |
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Standard Unit B* |
1 – 3" caliper canopy tree 1 – 1-1/2" caliper under story tree 1 – 6' high evergreen tree 11 – 3' high shrubs |
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Standard Unit C* |
2 – 1-1/2" caliper under story tree 3 – 6' high evergreen trees 7 – 3' high shrubs |
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Standard Unit D** |
2 – 3" caliper canopy tree 3 – 3' high shrubs |
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Standard Unit E* |
Minimum 10' long trellis, arbor, or pergola (minimum 6' tall) 1 – 1-1/2" caliper under story tree 10 – climbing plants (native) |
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*Preferred for year around screen. **May be required where vision clearance is required for safe automobile operation. Existing landscaping may be used to meet the screening requirement provided the landscaping meets the minimum size requirements set forth above or if multiple plants exist, the caliper, dimensions, and sizes of plants cumulatively meet the cumulative minimum sizes required. |
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(1) To use the screening option, the following standards must exist or be provided:
(a) A minimum distance of 15 ft. between dwellings,
(b) Columnar tree species shall be used when the setback is less than ten ft., and
(c) Root barrier techniques shall be used to avoid root growth damage to foundations.
iv. Corner Lots – Side Yards That Abut Streets
As an alternative to the treatments set forth in this subsection 2.f, Side Yard Appearance and Screening, on a corner lot, either of the following treatments can be used for the side elevation that abuts a street:
(1) Corner Treatment 1 – Covered Side Porch
The side yard elevation shall include a covered porch. The porch shall be a minimum of 80 sq. ft. in area, a minimum of five ft. deep, and shall extend along a minimum of 25% of the side elevation that faces the street. The porch must meet setbacks.
(2) Corner Treatment 2 – Balcony
The side yard elevation shall include a second floor balcony. The balcony shall be a minimum 30 sq. ft. in area, and a minimum of three ft. deep. The balcony may encroach four ft. into the setback.
v. Long Wall Planes
To break up building mass and provide greater privacy on narrow lots, on a lot that has greater than 2.5:1 ratio of lot depth to the average of the lengths of the front and rear setback lines, no portion of a residential structure shall exceed 18 ft. high for a cumulative length greater than 60 ft., unless the excess portion of the residential structure more than 18 ft. high beyond the 60 ft. cumulative length is set back not less than 20 ft. from the side lot lines. This is illustrated in Figure 50.06.001-I: Changes to Wall Planes, below.
Figure 50.06.001-I: Changes to Wall Planes
g. Rooftop Decks
Rooftop decks are prohibited on the pitched portion of any roof exceeding 2% slope. Decks on flat roofs shall not extend above the coping of the roof.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
3. R-6 RESIDENTIAL ZONE ADDITIONAL REQUIREMENTS
a. Roof Design
i. The minimum roof pitch for primary roof forms of a single-family dwelling shall be 6:12. Shed type and flat roofs are not permitted as primary roof forms on single-family dwellings. Secondary roof forms, such as sunrooms, balconies, dormers, porticos, or bays, may be flat or shed roof types. See Figure 50.06.001-J: Identification of Primary and Secondary Roofs.
Figure 50.06.001-J: Identification of Primary and Secondary Roofs
ii. Roof pitch on an accessory structure shall either match the pitch of the primary structure or be a minimum pitch of 6:12.
b. Front Porch Required
i. All new dwellings shall include a covered front porch a minimum depth of six ft. and a minimum width of either 50% of the building width, as measured within 40 ft. of the front lot line, or 15 ft., whichever is greater. See Figure 50.06.001-K: Minimum Front Porch Width.
ii. Porch supports shall be provided and shall be wood or masonry or a solid material with the appearance of wood or masonry.
Figure 50.06.001-K: Minimum Front Porch Width
c. Alleys
Alleys shall be surfaced in the following manner:
i. Alleys that serve single-family residences only shall be paved with gravel or permeable material.
ii. Alleys that serve commercial, multi-family dwelling, townhouse, rowhouse, or duplex development, major public facilities structures, or institutional uses shall be paved with asphalt or concrete.
d. Street Trees
Two street trees for every 50 ft. of street frontage are required as a condition of approval of a new structure. Existing street trees can be counted in order to comply with this requirement, as long as the type, location and viability of the existing trees are sufficient to provide a full streetscape of trees.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
4. GARAGE APPEARANCE AND LOCATION
a. R-0, R-2, R-3, R-5, R-7.5, R-10, and R-15 Residential Zones
The following standards for garage appearance and location shall be applicable:
i. Applicability Limited to Dwelling Type in the R-0, R-2, R-3 and R-5 Zones.
The garage appearance and location standards of this section shall apply to the following types of development:
(1) Detached single-family dwellings;
(2) Zero lot line dwellings; and
(3) Duplexes.
ii. Garage Wall Facing Street
When a garage has wall(s) facing a street, these wall(s) shall have more than one plane or shall include fenestration equal to at least 10% of the garage wall.
iii. Garage Design Requirements Due to Location
The standards in subsection 4.a.iv of this section shall not apply in any one of the following circumstances:
(1) The garage is 20 ft. or more back from:
(a) The point of the dwelling closest to the front lot line, and
(b) If applicable, the point of the dwelling closest to the street side yard line;
(2) The garage is side-loading;
(3) The garage is rear-loading;
(4) The lot is a steeply sloped lot;
(5) The width of a parcel is less than 50 ft.; or
(6) The garage is proposed to be set back at least 60 ft. from the public right-of-way.
Figure 50.06.001-L: Garage Design Requirements
iv. Garage Location Standards
The garage shall comply with subsections 4.a.iv(1) through (3) of this section:
(1) Dwelling Shall Be Closer to the Street
The garage shall not be located closer to the street than the dwelling. For the purpose of meeting this subsection, the exterior wall of at least one room of habitable space, other than any habitable space above the garage, shall be located closer to the street than the garage door. Habitable space above a garage shall be considered an acceptable method of meeting this standard for remodeling projects involving homes built prior to August 2004 in the R-5, R-7.5, R-10, and R-15 zones, and July 1, 2010, in the R-0, R-2, and R-3 zones.
(2) Garage Width
(a) The garage elevation shall not occupy more than 60% of the width of the combined facade of the dwelling and garage; or
(b) For duplexes and zero lot line dwellings, garages may occupy up to 75% of the width of the front facade of the dwelling and garage when the following criteria are satisfied:
(i) The lot width of the lot upon which the duplex is located or the combined total lot width for the two lots upon which the zero lot line dwellings are located is less than 88 ft.; and
(ii) The total combined width of all garage doors does not exceed 36 ft.; and
(iii) Living area is provided above the garage. The front facade of the living area must have fenestration that is not less than 20% of the facade; and
(iv) One or more of the following is provided:
1. Pergolas or trellises are provided across the entire front of the garage; or
2. A covered porch occupies at least 25% of the facade; or
3. An enclosed outdoor living space is located between the front of the house, the garage, and the public right-of-way. The enclosure shall consist of wood, wrought iron, brick, stucco, stone, or other masonry fencing (excluding concrete block) and include an operable entryway gate as shown in Figure 50.06.001-L: Garage Design Requirements; and
(c) If the garages for the units are adjacent to one another, the horizontal planes of the garage doors shall be offset no less than two ft.
(3) Garage Appearance
Garages shall comply with at least two of the following standards, to minimize the appearance of the garage:
(a) Set the garage an additional two ft. further from the front property line than the facade of the dwelling;
(b) Provide individual garage doors, not to exceed 75 sq. ft. each, for each parking stall;
(c) Provide individual garage doors that do not exceed 50% of the width of the combined facade of the dwellings and garages, or in the case of duplexes and zero lot line dwellings, 50% of the width of the combined facade of the dwellings and garages. Any garage opening width beyond 50% of the dwelling and garage width must be set back at least two ft. further from the front property line than the facade of the other garage opening;
(d) Provide a decorative trellis or other feature that will provide a shadow line giving the perception that the garage opening is recessed. The feature shall be provided across the top and along the width of the garage door(s) and shall be at least 12 in. deep and six ft. tall.
v. Multiple Garage Opening Setbacks
In any instance where a garage or a set of adjacent garages is designed to park three or more vehicles, only the garage openings for the first two vehicles may occupy the same building plane. Each additional building plane with a garage opening shall be set back by a minimum of two ft. from the previous garage building plane.
b. R-6 Residential Zones
In addition to compliance with the accessory structure setback requirements in LOC 50.04.001.2, a garage shall comply with the following requirements:
i. Access
(1) Garages shall be accessed from an alley, if available.
(2) If a property is located on a corner lot, garages may also be accessed from the street that abuts the side of the primary dwelling when the following criteria are met:
(a) The garage is located between the primary structure and the alley, if an alley abuts the lot;
(b) The garage is set back a minimum of 15 ft. from the side street property line; and
(c) The garage is set back a minimum of two ft. from a line extended from the side elevation of the primary dwelling to the rear lot line, and behind the primary structure. See Figure 50.06.001-M: Front Porch and Garage Measurements.
Figure 50.06.001-M: Front Porch and Garage Measurements
ii. Location
(1) For interior lots, garages shall be located so that the garage is set back a minimum of 15 ft. behind the front yard setback line of the house (excluding a porch). See Figure 50.06.001-M: Front Porch and Garage Measurements.
(2) Where no alley access is available, the garage shall either:
(a) Occupy up to 60% of the width of the combined facade of the dwelling and garage, or
(b) For zero lot line dwellings, garages may either comply with subsection 4.b.ii(1) of this section or may occupy up to 75% of the width of the combined front facade of the dwelling and garage when the following criteria are satisfied:
(i) The combined total lot width for the two lots upon which the zero lot line dwellings are located is less than 88 ft.; and
(ii) The total combined width of all garage doors does not exceed 36 ft.; and
(iii) Living area is provided above the garage. The front facade of the living area must have fenestration that is not less than 20% of the facade; and
(iv) One or more of the following is provided:
(A) Pergolas or trellises are provided across the entire front of the garage, or
(B) A covered porch that occupies at least 25% of the facade.
(c) If the garages for the units are adjacent to one another, the horizontal planes of the garage doors shall be offset no less than two ft.
iii. Garage Wall Facing Street
When a garage has wall(s) facing a street, these wall(s) shall have more than one plane or shall include fenestration equal to at least 10% of the garage wall.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
5. COMMERCIAL, INDUSTRIAL, AND MULTI-FAMILY DEVELOPMENT NOT LOCATED IN THE FMU ZONE, AND MINOR DEVELOPMENT IN THE R-DD ZONE STANDARDS FOR APPROVAL
a. Applicability
This standard is applicable in all zones except the FMU zone to:
i. Ministerial development: development involving mechanical equipment, limited to LOC 50.06.001.5.b.viii (mechanical equipment screening); and
ii. Minor and major development: development involving a structure for commercial, industrial, institutional, public use (including major public facilities and minor public facilities), multi-family residential, attached single-family (three or more units) residential development, and to all minor development within the R-DD zone. This standard is also applicable to exterior modifications of a structure which does not qualify as a ministerial development pursuant to LOC 50.07.003.13.a.ii(3).
b. Design Standards
Buildings shall be designed and located to complement and preserve existing buildings, streets and paths, bridges and other elements of the built environment, and to assure accessibility for bicyclists, pedestrians, and users of other transportation modes.
i. Design buildings to be complementary in appearance to adjacent structures of good design with regard to:
(1) Materials;
(2) Setbacks (for retail/commercial part specifically);
(3) Rooflines;
(4) Height; and
(5) Overall proportions.
ii. Where existing buildings are to remain on site, new development shall be designed to:
(1) Integrate the remaining buildings into the overall design; or
(2) Provide separate landscaping, remodeling or other treatment which establishes a distinct character and function for the remaining buildings.
Where a residential building is to remain, a lot meeting the zone requirements must be provided.
iii. Design bus shelters, drinking fountains, benches, mailboxes, etc., to be complementary in appearance to buildings.
iv. Design those elements listed below to be complementary in appearance to those buildings or structures upon which they are associated:
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Awnings |
Signs |
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Chimneys |
Stairs |
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Decks and railings |
Utility connections and meters |
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Doors |
Vents |
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Downspouts |
Windows |
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Foundations |
Weather vanes, aerials, and other appendages attached to the roof or projecting above the roofline |
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Lights |
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Mailboxes |
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Mechanical equipment |
v. Design awnings, signs, and lights to define the first floor or retail cornice height.
vi. Use trees and other natural elements to help define building proportion relationships and to provide scale to the structure as a whole.
vii. Limit the variety of styles of building elements.
viii. Screen mechanical equipment from view, or place in locations where they will generally not be visible.
c. Buildings shall be designed and located to complement and preserve existing natural land forms, trees, shrubs and other natural vegetation.
i. Consider land forms and trees as design elements which must relate to building elevations to determine scale and proportion.
ii. Design foundations to match the scale of the building being supported. Berming, resiting, or sheathing the foundation structure with wall siding are examples of methods which accomplish this purpose.
iii. Use decks, railings, and stairs to relate a building to the contours of the land.
d. Building shall be designed and constructed to reduce noise impacts on interior occupied spaces and adjacent property.
i. Use solid barriers such as fences, berms, natural land forms and structures to reduce sound levels. The effectiveness of the barrier increases as barrier height increases and as it is moved closer to either the source or the receiver.
ii. Minimize the window surface on sides facing adverse sound sources, where possible.
iii. Mechanical equipment, including heat pumps and air conditioning equipment, shall meet the required setbacks of the zone and be located so that operating noise does not affect use of living areas such as bedrooms, outdoor decks or patio areas and adjacent property.
e. Buildings shall be designed and constructed with roof angles, overhangs, flashings, and gutters to direct water away from the structure.
f. Buildings shall incorporate features such as arcades, roofs, alcoves, porticos and awnings to protect pedestrians from the elements. These projections shall maintain a minimum vertical clearance of 13 ft. six in. where over fire lanes.
g. Building orientation shall be designed to encourage pedestrian access from public streets and make the street pedestrian friendly.
i. Applicability
(1) This subsection shall apply to:
(a) New construction, including removal of existing structure and construction of new structure within existing footprint; and
(b) Modifications of existing buildings that are not removed and reconstructed, and that expand the building footprint by more than 50% as measured cumulatively from the footprint existing on December 6, 2005.
(2) This subsection is not applicable to construction or modifications of structures within parks.
ii. Building orientation shall include:
(1) Locating buildings within 30 ft. of a public street except where prevented by topographic constraints, existing natural resources, or where, in multi-building complexes, the configuration of the lot prevents locating all buildings within 30 ft. of a public street.
(2) Buildings located on sites with multiple frontages on public and/or transit streets shall provide at least one public entrance within 30 ft. of the transit street.
(3) Buildings located on sites adjacent to a transit street shall have at least one public entrance within 30 ft. of the transit street.
(4) Buildings that are within 30 ft. of a public street shall have a public entrance directly from the street.
[Cross-Reference: Parking garages, see LOC 50.06.002 – Parking.]
h. Rooftop Decks
Rooftop decks are prohibited on the pitched portion of any roof exceeding 2% slope. Decks on flat roofs shall not extend above the coping of the roof.
(Ord. 2599, Amended, 12/18/2012; Ord. 2526, Amended, 12/18/2012; Ord. 2579, Repealed and Replaced, 03/20/2012)
6. DEVELOPMENT IN THE FMU ZONE STANDARDS FOR APPROVAL
a. Applicability
This standard is applicable to all development involving mechanical equipment and development involving structures in the FMU zone, including new development and exterior modifications.
b. Design Standards
Structures shall be designed and located in accordance with the FMU Building Design Standards, LOC 50.11.007, Appendix G.
(Ord. 2599, Added, 12/18/2012)