Chapter 18.04
RESIDENTIAL DISTRICTS

Sections:

18.04.010    Purpose.

18.04.020    Land use regulations.

18.04.030    Development standards—RS districts.

18.04.040    Supplemental regulations—RS districts.

18.04.050    Development standards—RM districts.

18.04.060    Supplemental regulations—RM districts.

18.04.070    Residential development types.

18.04.010 Purpose.

The specific purposes of the residential districts are to:

A.    Preserve, protect, and enhance the character of the City’s different residential neighborhoods.

B.    Ensure adequate light, air, and open space for each dwelling.

C.    Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

D.    Provide sites for public and semi-public land uses, such as parks and public safety facilities, that will serve City residents and will complement surrounding residential development.

Additional purposes of each residential district which follow implement General Plan classifications of “Single-Family, Low Density,” “Single-Family,” “Multiple-Family, Low Density,” and “Multiple-Family, Medium Density.”

E.    RS-3 Single-Family, Low Density. This district is intended for residential densities up to three units per net acre. Dwelling types may include detached single-unit housing and second units. In addition to single-unit homes, this district provides for uses such as small family child care, park and recreation facilities, and community gardens that may be appropriate in a single-family residential neighborhood.

F.    RS-6 Single-Family. This district is intended for residential densities up to six units per net acre. Dwelling types may include detached single-unit housing, small lot single-unit development, duplexes, townhomes, and second units. This district also allows for uses such as family child care, park and recreation facilities, and civic and institutional uses such as schools and places for community assembly that may be appropriate in a single-family residential neighborhood.

G.    RM-20 Multiple-Family, Low Density. This district is intended for residential densities of up to twenty units per net acre developed at a scale and form that is appropriate to its neighborhood context and adjacent uses. Dwelling types include small lot single-unit development, bungalow courts, front or rear loaded townhomes, and multi-unit buildings. This district also allows for limited uses such as family day care, park and recreation facilities, and civic and institutional uses such as schools and places for community assembly that are appropriate in a low density multifamily residential environment.

H.    RM-59 Multiple-Family, Medium Density. This district is intended for residential development at densities up to fifty-nine units per net acre. This density range accommodates townhomes and multi-unit buildings developed at a scale and form that is appropriate to its neighborhood context and adjacent single-family residential uses and forms. Small lot single-unit and bungalow court development is allowed where site conditions exist rendering the development type equal to or better than multi-unit or townhome development. In addition to residential uses, this district allows for a limited number of public and semi-public uses such as day care centers, public safety facilities, and residential care facilities that are appropriate in a medium density multifamily residential environment. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.020 Land use regulations.

Table 18.04.020 prescribes the land use regulations for residential districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

TABLE 18.04.020: LAND USE REGULATIONS—RESIDENTIAL DISTRICTS 

Use Classification

RS-3

RS-6

RM-20

RM-59

Additional Regulations

Residential Uses

Residential Housing Types

See subclassifications below

Single-Unit Dwelling

P

P

-

-

See Section 18.04.070, Residential development types

Small Lot Single-Unit Development

-

C (1)

P

C (2)

Bungalow Court

-

C (1)

P

C (2)

Second Dwelling Unit

P

P

P

-

Duplex

-

C

P

-

Townhouse Development

-

C

P

P

Multi-Unit Residential

-

-

P

P

Elderly and Long-Term Care

-

-

-

C

 

Family Day Care

See subclassifications below

Small

P

P

P

P

See Section 18.23.090, Day care

Large

-

M

M

M

Group Residential

-

-

-

P

 

Residential Care Facilities

See subclassifications below

General

-

-

M

M

See Section 18.23.200, Residential care facilities

Limited

P

P

P

P

 

Senior

-

-

M

M

See Section 18.23.200, Residential care facilities

Single Room Occupancy

-

-

C

C

See Section 18.23.220, Single room occupancy hotels

Transitional Housing

P

P

P

P

See Section 18.23.250, Transitional and supportive housing

Supportive Housing

P

P

P

P

See Section 18.23.250, Transitional and supportive housing

Public and Semi-Public Uses

Community Assembly

-

C

-

C

See Section 18.23.080, Community assembly facilities

Community Garden

P

P

P

P

 

Cultural Institution

-

C

-

C

 

Day Care Centers

-

-

-

M

See Section 18.23.090, Day care

Park and Recreation Facilities, Public

P

P

P

P

 

Public Safety Facilities

-

C

C

C

 

Schools, Public or Private

-

C

C

C

 

Social Service Facilities

-

-

-

M

 

Commercial Uses

Eating and Drinking Establishments, Convenience

-

C(3)

-

-

See Section 18.23.140, Outdoor dining

Retail Sales, Convenience Markets

-

C(3)

-

-

 

Transportation, Communication, and Utilities Uses

Communication Facilities

See Chapter 18.24, Wireless Telecommunications Facilities

Utilities, Minor

P

P

P

P

 

Other Applicable Types

Accessory Uses and Structures

See Sections 18.15.020, Accessory buildings and structures, and 18.23.030, Accessory uses

Home Occupations

P

P

P

P

See Section 18.23.120, Home occupations

Nonconforming Use

Chapter 18.19, Nonconforming Uses, Structures, and Lots

Temporary Use

See Section 18.23.240, Temporary uses

Specific Limitations:

1.    In addition to standard use permit findings, the Planning Commission must find that the development is designed with massing and height that is sensitive to the building pattern of the area and adjacent properties.

2.    In addition to standard use permit findings, the Planning Commission must find that specific site conditions exist such that the proposed development type is equal to or better than multi-unit residential or townhouse development types with regard to design and achievable density and the project is designed with massing and height that is sensitive to the building pattern of the area and adjacent properties.

3.    Subject to the following limitations:

a.    Limited to cafes, coffee shops, delis, and neighborhood markets. Full service restaurants are not allowed.

b.    Limited to one thousand five hundred square feet of sales area.

c.    Hours of operation are limited to between seven a.m. and nine p.m.

d.    Must be located within a two-story building.

e.    Must be located on a corner lot with frontage on an arterial a minimum of one-half mile from the MU-DC and MU-D districts and other existing neighborhood-serving retail.

f.    In addition to the findings required for all use permits, the Planning Commission must find that the proposed use promotes community health, interaction, and socialization of the neighborhood; complements the residential character of the surrounding neighborhood; and will not adversely impact adjacent properties.

(Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.030 Development standards—RS districts.

Table 18.04.030 prescribes the development standards for RS districts. Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.04.030: DEVELOPMENT STANDARDS—RESIDENTIAL SINGLE-FAMILY DISTRICTS 

District

RS-3

RS-6

Additional Regulations

#

Lot and Density Standards

Maximum Density (units/net acre)

3

6

 

 

Minimum Lot Size (sq. ft.)

10,000

5,000

 

 

Corner Lots

10,000

6,000

 

 

Minimum Lot Width (ft.)

75

40

 

1

Corner Lots

75

60

 

2

Maximum Floor Area

Maximum Floor Area (MFA)

 

For lots less than or equal to 7,500 sq. ft. MFA is the greater of 1,100 sq. ft. + 35% of the lot area or 50% of the lot area; for lots greater than 7,500 sq. ft. MFA is 50% of the lot area.

See Chapter 18.03, Rules of Measurement

Building Form and Location

Maximum Height (ft.)

28 (A)

28 (A)

See Section 18.15.060, Height and height exceptions

3

Public and Semi-Public Uses

28

45

 

 

Minimum Setbacks (ft.)

Front

20

1st Story: 15 (B)

2nd Story: 19

See Section 18.15.080, Projections into yards

4

Interior Side

1st Story: 10

2nd Story: 14 (D)

1st Story: 5 (C)

2nd Story: 9 (D)

5

Street Side

1st Story: 10 (E)

2nd Story: 14 (D, E)

1st Story: 7.5 (E)

2nd Story: 11.5 (D, E)

6

Rear

20

15 (F)

 

7

Garage, from property line

20

20

 

8

Garage, from primary facade

5 (G)

5 (G)

 

9

Maximum Lot Coverage (Percent of Lot)

25 in H Overlay

35 outside H Overlay

50

See Chapter 18.03, Rules of Measurement

10

A.    Building Height, Single-Family Homes. Within the front and rear fifteen feet of the building, the maximum height shall be no more than twenty-eight feet, measured as a vertical distance from the lowest finished grade at the building face to the topmost point of the roof.

FIGURE 18.04.030-A: BUILDING HEIGHT, SINGLE-FAMILY HOMES

B.    Ground Floor Front Setback. Where twenty-five percent or more of the lots on the same block face have been improved with buildings, the minimum ground floor front setback requirement shall be the average of the actual front setback of all improved lots on such block face or fifteen feet, whichever is less.

C.    Narrow Lot Side Setback. The minimum ground floor side setback for lots with an average width of forty-five feet or less shall be a minimum of ten percent of the lot width, or three feet, whichever is greater.

D.    Second Story Projection. The upper story may align with the lower story or project a maximum of four feet into the required second story setback for up to thirty percent of the length of the lower story.

FIGURE 18.04.030-D: SECOND STORY PROJECTION

E.    Street Side Setbacks on Lots with Reversed Frontage. The exterior side setback in the rear twenty-five percent of a reversed corner lot shall not be less than the front yard required or existing, whichever is less, on the adjoining key lot.

FIGURE 18.04.030-E: STREET SIDE SETBACKS ON LOTS WITH REVERSED FRONTAGE

F.    Rear Setback. The ground floor may be located up to five feet from the rear property line if a minimum of fifteen percent of the area of the building site is provided clear and unobstructed to the rear of the dwelling.

G.    Garage Setback Exception. Exceptions to the garage setback may be granted through the design review process where the review authority finds the visual prominence of the garage has been minimized and the site is small and constrained such that locating the garage five or more feet from the primary facade is not feasible.

H.    Detached Garages. Detached garages shall be located in the rear half of the lot. The Director may approve a detached garage in the front half of the lot subject to the front setback requirements of the base district where the size, shape, topography, location, surroundings, or existing structures of the property make it infeasible to locate the garage in the rear half of the lot. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.040 Supplemental regulations—RS districts.

A.    Design of Building Additions. Roof lines, exterior materials, windows, railings, porches, and other design elements shall be designed in a manner which is compatible with the design elements of the existing buildings and surrounding neighborhood.

B.    Building Entrances. The principal entry shall be located in a visible location facing the street and shall incorporate a projection (e.g., porch) or recess, or combination of projection and recess at least forty square feet in area, with a minimum depth of five feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved through the design review process.

FIGURE 18.04.040-B: BUILDING ENTRANCES—RS DISTRICTS

C.    Window Trim or Recess. Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one sash shall achieve a two-inch recess. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

FIGURE 18.04.040-C: WINDOW TRIM OR RECESS—RS DISTRICTS

D.    Architectural Articulation. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1.    No street-facing facade shall run in a continuous plane of more than twenty-five feet without a window or a projection, offset, or recess of the building wall at least one foot in depth. Building entrances and front porches, and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises count towards this requirement.

2.    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. Alternative designs to accommodate a complete architectural style may be approved through the design review process when the review authority finds that adequate design features have been incorporated to create visual variety and avoid a bulky or monolithic appearance.

FIGURE 18.04.040-D: ARCHITECTURAL ARTICULATION—RS DISTRICTS

E.    Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of foam as trim and plywood or aluminum as siding materials is prohibited.

F.    Garage Frontage. Where an attached garage is located on the front half of the lot and garage doors face a street, garage width shall not exceed sixty-five percent of the width of the front facade of the building (sixty percent on lots wider than one hundred feet).

FIGURE 18.04.040-F: GARAGE FRONTAGE—RS DISTRICTS

G.    Paving. The maximum amount of paving in street-facing yards is fifty percent of the required yard.

H.    Driveways. Curb cuts and driveways shall be minimized.

1.    Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports and parking spaces.

2.    A maximum of one driveway up to twenty feet wide is permitted to serve a single unit. Driveways serving two or more units shall be the minimum width required by the City Engineer.

3.    All driveways must have minimum two-foot-wide planted area on each side.

I.    Alley Access. A detached garage or carport is permitted to have access to the alley if:

1.    The garage or carport entrance is set back a minimum of four feet from the rear property line;

2.    A forty-five-degree visibility triangle is provided on either side of the garage or carport;

3.    The garage door does not cross the property line when opened or closed; and

4.    The Director finds that such access will not adversely affect vehicle or pedestrian use of the street or alley.

FIGURE 18.04.040-I: ALLEY ACCESS

J.    Small Lot Subdivisions.

1.    Purpose. The purpose of this subsection is to provide opportunities to increase the supply of smaller dwelling units and rental housing units by allowing the creation of subdivisions with smaller lots and dwellings. It also is intended to establish design and development standards for these projects to ensure that they are compatible with the surrounding neighborhood, where the General Plan anticipates no change to existing neighborhood character.

2.    Location. A small lot subdivision may be proposed and approved on any site within the RS district where such development would be compatible with adjacent uses and the character of the area. A small lot subdivision shall not be allowed where the review authority determines that public utilities and services are inadequate or the landform is inappropriate for such development because of grading or impacts on views from adjacent lots.

3.    Development Types. Small lot subdivisions may be proposed and approved for small lot single-unit, bungalow court, and townhouse development developed according to Section 18.04.070, Residential development types.

4.    Lot Standards. The lot standards listed in Table 18.04.040-J, Small Lot Subdivision Lot Standards, apply to small lot subdivisions.

TABLE 18.04.040-J: SMALL LOT SUBDIVISION LOT STANDARDS

Standard

Small Lot

Bungalow Court

Townhouse

Minimum Lot Size (sq. ft.)

2,000

2,000

n/a

Minimum Lot Width (ft.)

30

30

20

5.    Permit Requirement. A proposed small lot subdivision shall require the approval of a conditional use permit in compliance with Chapter 18.30, Use Permits, and a tentative map in compliance with the Subdivision Ordinance.

6.    Required Findings. In addition to standard use permit findings, the review authority must find that the development is compatible with the neighborhood and that dwellings are proportionate to the lot size. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.050 Development standards—RM districts.

Tables 18.04.050-1 and 18.04.050-2 prescribe the development standards for RM districts. Additional regulations are denoted in a right hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.04.050-1: DEVELOPMENT STANDARDS—RESIDENTIAL MULTIFAMILY DISTRICTS 

District

RM-20

RM-59

Additional Regulations

#

Lot and Density Standards

Maximum Density (units/net acre)

20

59

 

 

Minimum Lot Size (sq. ft.)

6,000

10,000

 

 

Minimum Lot Width (ft.)

60

100

 

1

Corner Lots

70

100

 

2

Building Form and Location

Maximum Height (ft.)

35

50 (A)

See Section 18.15.060, Height and height exceptions

3

Maximum Stories

3

4 (B)

 

 

Minimum Setbacks (ft.)

Front

15 (C)

15 (C)

 

4

Interior Side

First two stories: 5, 10; thereafter (A)

See Section 18.15.080, Projections into required yards

5

Street Side

10 (D)

10 (D)

6

Rear

15

15 (A)

7

Parking, from Street-Facing Property Line

40 (E)

40 (E)

8

Maximum Lot Coverage (Percent of Lot)

65

75

See Chapter 18.03, Rules of Measurement

 

Maximum Floor Area Ratio (FAR)

0.75

2.0

 

 

Maximum Upper Story Massing (Percent of Ground Floor Footprint)

2nd Story

100

100

Not applicable on lots less than 60 feet wide

 

3rd Story and Above

80

80

 

 

TABLE 18.04.050-2: ADDITIONAL STANDARDS—RESIDENTIAL MULTIFAMILY DISTRICTS

District

RM-20

RM-59

Additional Regulations

Minimum Private Open Space (sq. ft. per unit)

150

100

(F)

Minimum Common Open Space (percent of site area)

15

15

(F)

Minimum Amount of Landscaping (percent of site)

20

15

See Chapter 18.18, Landscaping

Maximum Paving in Street-Facing Yards (percent of required yard)

50

50

 

A.    Transitional Standards. Where an RM-59 district adjoins an RS district, the following standards apply:

1.    The maximum height within forty feet of an RS district is thirty feet. The maximum height within fifty feet of an RS district is forty feet.

2.    The building setback from an RS district boundary shall be ten feet for interior side yards and twenty feet for rear yards.

3.    A landscaped planting area, a minimum of five feet in width, shall be provided along all RS district boundaries. A tree screen shall be planted in this area with trees planted at a minimum interval of fifteen feet.

FIGURE 18.04.050-A: TRANSITIONAL STANDARDS—RM DISTRICTS

B.    Upper Story Stepback. The fourth story street-facing building frontage shall be stepped back a minimum of ten feet from the stories below. Exceptions may be granted by the Director; provided, that an entry courtyard with a minimum depth of twenty-five feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided.

FIGURE 18.04.050-B: UPPER STORY SETBACK

C.    Front Setback. Where seventy-five percent or more of the lots in a block, on both sides of the street, have been improved with buildings, the minimum front setback required shall be the average of improved lots or fifteen feet, whichever is less.

D.    Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

FIGURE 18.04.050-D: STREET SIDE YARDS ON LOTS WITH REVERSED FRONTAGE—RM DISTRICTS

E.    Parking Setback. Parking may be located within forty feet of the street-facing property line in accordance with the following standards:

1.    Underground and Partially Submerged Parking. Parking completely or partially underground may match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five feet from finished grade.

2.    Surface Parking. Above-ground parking may be located within forty feet of a street-facing property line with the approval of a conditional use permit when all of the following findings can be made:

a.    The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible;

b.    The parking area is well screened with a wall, hedge, trellis, and/or landscaping; and

c.    The site is small and constrained such that underground, partially submerged, or surface parking located more than forty feet from the street frontage is not feasible.

F.    Open Space. Private and common areas shall be provided in accordance with this section. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create a welcoming entry feature are also considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

1.    Minimum Dimensions.

a.    Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than ten feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.

b.    Common Open Space. Common open space located on the ground level shall have no dimension less than fifteen by twenty feet.

FIGURE 18.04.050-F(1)(b): COMMON OPEN SPACE MINIMUM DIMENSIONS—RM DISTRICTS

2.    Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The slope shall not exceed ten percent.

3.    Accessibility.

a.    Private Open Space. The space shall be accessible to only one living unit by a doorway or doorways to a habitable room or hallway.

b.    Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.060 Supplemental regulations—RM districts.

A.    Building Entrances.

1.    Orientation. All units located along public rights-of-way must have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-family housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards.

2.    Projection or Recess. Building entrances must have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of fifty square feet. Alternative designs that create a welcoming entry feature facing the street, such as trellis or landscaped courtyard entry, may be approved by the Director.

3.    Dwelling Unit Access. Exterior entrances to units shall be in a form of individual or shared entrances at the ground floor of the building. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five or more units.

B.    Building Design. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1.    Building Length. The maximum dimension of any single building shall not exceed one hundred twenty-five feet.

2.    Roof Line. The roof line at each elevation shall demonstrate an offset of at least eighteen inches for each one to three units exposed on that elevation. Large, continuous roof planes are prohibited.

3.    Window Trim or Recess. Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one sash shall achieve a two-inch recess. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

4.    Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

5.    Facade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least four feet in depth, or two projections or recesses at least two and one-half feet in depth, for every twenty-five horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height, and may be grouped rather than evenly spaced in twenty-five-foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

6.    Facade Detailing and Materials. All visible building facades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

7.    Building Colors. Every building shall have at least two complementary colors which demonstrate a harmonious relationship.

8.    Building Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of foam for trim and plywood, vinyl or aluminum as siding materials is prohibited.

9.    Transition Areas. Where new multifamily developments are built adjacent to existing lower-scaled residential development, the facade facing the existing lower-scaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.

a.    Height. Full-height recesses, a minimum of ten feet deep, shall be provided along the facade to break the building into smaller discrete masses.

FIGURE 18.04.060-B(8)(a): MINIMUM RECESS

b.    Window and Balcony Placement. Offset windows to avoid direct sight lines into and from neighboring properties. Position balconies and other private open space so they minimize views into neighboring properties.

10.    Exceptions. Exceptions to the building design standards may be granted with approval of a conditional use permit based on the finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance.

C.    Private Storage Space. Each unit shall have at least two hundred cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet.

D.    Paving. Differentiated paving materials shall be used for garage aprons, entries, and pedestrian walkways. This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

E.    Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards:

1.    Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2.    To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3.    To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4.    To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5.    Pedestrian Walkway Design.

a.    Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

b.    Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

c.    Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

*    Code reviser’s note: Ord. 1480 added subsection (B)(3a) of this section as subsection (B)(3). It has been editorially renumbered to avoid duplication.

18.04.070 Residential development types.

This section prescribes development and supplemental standards specific to each development type allowed within the residential districts.

A.    Single-Unit Dwellings and Duplexes. Single-unit dwellings and duplexes are subject to the development standards and supplemental regulations of the RS district, Sections 18.04.030, Development standards—RS districts, and 18.04.040, Supplemental regulations—RS districts. The figures in this subsection illustrate RS district development standards and what resulting single-unit development might look like.

FIGURE 18.04.070-A: RESIDENTIAL TYPES—SINGLE-UNIT

B.    Second Dwelling Units. Second dwelling units are subject to the development standards and supplemental regulations of the RS district, Sections 18.04.030, Development standards—RS districts, and 18.04.040, Supplemental regulations—RS districts, and Section 18.23.210, Second dwelling units. The figures in this subsection illustrate second dwelling unit development standards and what resulting second dwelling unit development might look like.

FIGURE 18.04.070-B: RESIDENTIAL TYPES—SECOND DWELLING UNITS

C.    Multi-Unit Residential. Multi-unit residential development is subject to the development standards and supplemental regulations of the RM district, Sections 18.04.050, Development standards—RM districts, and 18.04.060, Supplemental regulations—RM districts. The figures in this subsection illustrate RM district development standards and what resulting development might look like.

FIGURE 18.04.070-C: RESIDENTIAL TYPES—MULTI-UNIT RESIDENTIAL

D.    Small Lot Single-Unit Development. Small lot single-unit development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-D. The figures in this subsection illustrate small lot single-unit development standards and what resulting development might look like.

TABLE 18.04.070-D: DEVELOPMENT STANDARDS—SMALL LOT SINGLE-UNIT DEVELOPMENT 

Standard

Small Lot Single-Unit

Site Standards

Minimum Project Site Width (ft.)

80

Maximum Project Site Floor Area Ratio (FAR)

.45

Maximum Project Site Lot Coverage (percent of site)

35

Building Height and Form

Maximum Number of Stories

3

Maximum Building Length (ft.)

n/a

Setbacks

Project Site

The overall project site is subject to the setback requirements of the base district.

Individual Lot (ft.)

Front

10; 7 for porch

Side

1-story portion: 4; 2-story portion: 8

Rear

15; 0 for detached garage on alley

Building Separation of Detached Units (ft.)

5

Parking and Access

Minimum Garage Setback from Primary Facade (ft.)

5

Maximum Garage Width (ft.)

25; common garages not visible from the street may accommodate up to four cars.

Access Location

Alley or side street wherever possible.

Building Orientation

Orientation

Facades shall be designed to orient towards the public street and a common courtyard, if provided.

Entrance Location

The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

Usable Open Space

Minimum Private Open Space (sq. ft. per unit)

300

Minimum Common Open Space (sq. ft. per unit)

200

Minimum Horizontal Dimensions

Ground floor, common (ft.)

20

Ground floor, private (ft.)

10

Balcony (ft.)

7

Additional Standards

Minimum Amount of Landscaping (percent of site)

35

Minimum Amount of Enclosed Personal Storage (sq. ft.)

80

FIGURE 18.04.070-D: RESIDENTIAL TYPES—SMALL LOT SINGLE-UNIT DEVELOPMENT

E.    Bungalow Court Development. Bungalow court development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-E. The figures in this subsection illustrate bungalow court development standards and what resulting development might look like.

TABLE 18.04.070-E: DEVELOPMENT STANDARDS—BUNGALOW COURT DEVELOPMENT 

Standard

Bungalow Court

Site Standards

Minimum Project Site Width (ft.)

100

Maximum Project Site Floor Area Ratio (FAR)

.45

Maximum Project Site Lot Coverage (percent of site)

35

Building Height and Form

Maximum Number of Stories

2

Maximum Building Length (ft.)

n/a

Setbacks

Project Site

The overall project site is subject to the setback requirements of the base district.

Individual Lot (ft.)

Front

10; 7 for porch

Side

1-story portion: 4; 2-story portion: 8

Rear

15; 0 for detached garage on alley

Building Separation of Detached Units (ft.)

5

Parking and Access

Minimum Garage Setback from Primary Facade (ft.)

5

Maximum Garage Width (ft.)

25; common garages not visible from the street may accommodate up to four cars.

Access Location

Alley or side street wherever possible.

Building Orientation

Orientation

Facades shall be designed to orient towards the public street and a common courtyard, if provided.

Entrance Location

The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

Usable Open Space

Minimum Private Open Space (sq. ft. per unit)

150

Minimum Common Open Space

15% of lot area provided as a central courtyard

Minimum Horizontal Dimensions

Ground floor, common (ft.)

30

Ground floor, private (ft.)

10

Balcony (ft.)

7

Additional Standards

Minimum Amount of Landscaping (percent of site)

35

Minimum Amount of Enclosed Personal Storage (sq. ft.)

80

FIGURE 18.04.070-E: RESIDENTIAL TYPES—BUNGALOW COURT

F.    Townhouse Development. Townhouse development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-F. The figures in this subsection illustrate townhouse development standards and what resulting development might look like.

TABLE 18.04.070-F: DEVELOPMENT STANDARDS—TOWNHOUSE
DEVELOPMENT 

Standard

Townhouse

Site Standards

Minimum Project Site Width (ft.)

80

Maximum Project Site Floor Area Ratio (FAR)

1.0

Maximum Project Site Lot Coverage (percent of site)

35

Building Height and Form

Maximum Number of Stories

3

Maximum Building Length (ft.)

150

Setbacks

Project Site

The overall project site is subject to the setback requirements of the base district.

Individual Lot (ft.)

Front

10; 7 for porch

Side (apply to the end of rows of attached units)

1-story portion: 4; 2-story portion: 8

Rear

15; 0 for detached garage on alley

Building Separation of Detached Units (ft.)

5

Parking and Access

Minimum Garage Setback from Primary Facade (ft.)

5

Maximum Garage Width (ft.)

25; common garages not visible from the street may accommodate up to four cars.

Access Location

Alley or side street wherever possible.

Building Orientation

Orientation

Facades shall be designed to orient towards the public street and a common courtyard, if provided.

Entrance Location

The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

Usable Open Space

Minimum Private Open Space (sq. ft. per unit)

300

Minimum Common Open Space (sq. ft. per unit)

200

Minimum Horizontal Dimensions

Ground floor, common (ft.)

20

Ground floor, private (ft.)

10

Balcony (ft.)

7

Additional Standards

Minimum Amount of Landscaping (percent of site)

35

Minimum Amount of Enclosed Personal Storage (sq. ft.)

80

FIGURE 18.04.070-F: RESIDENTIAL TYPES—TOWNHOUSE DEVELOPMENT

(Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)