Chapter 17.120
R-4 AND R-5 MULTIFAMILY RESIDENTIAL ZONES

Sections:

17.120.010    Purpose.

17.120.030    Permitted and conditional uses.

17.120.040    Minimum lot standards.

17.120.050    Standards and guidelines.

17.120.010 Purpose.

The objective in establishing the R-4 and R-5 multifamily residential zones is to provide appropriate locations within the city for higher density residential development. These standards are intended to ensure that such development is well buffered from and compatible with adjacent property, serves the needs of the occupants, and retains long-term viability and quality. [Ord. 07-18-2017A § 3].

17.120.030 Permitted and conditional uses.

Permitted and conditional uses in the R-4 and R-5 multifamily residential zones are described in WPCC 17.25.070 (Table of land use regulations). Apartment-style projects within the R-5 zone that are permitted under this code shall have a minimum of 100 dwelling units. [Ord. 07-18-2017A § 3].

17.120.040 Minimum lot standards.

Lot standards and setbacks are set forth and described in the “Zone Regulations Chart” found in WPCC 17.25.080. [Ord. 07-18-2017A § 3].

17.120.050 Standards and guidelines.

All two-family and multifamily projects subject to the terms and conditions of this chapter with the following development standards:

A. Design and Unit Variation. Multifamily projects shall include design features that differentiate adjoining units and create identity for each unit. This goal shall be achieved through the following requirements:

1. Unit Size. Each unit in an apartment-style multifamily project shall be a minimum of 700 square feet and the average square footage of all units shall be 900 square feet.

2. Articulation. Multifamily projects shall include a variety of heights.

a. Roofline articulation shall follow the requirements described in WPCC 15.20.160(E).

b. Wall articulation shall follow the requirements described in WPCC 15.20.160(E).

3. Color. Multifamily projects shall include a variety of building colors and materials.

a. Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated.

b. A minimum of four colors per elevation is preferred.

4. Townhomes. Multifamily dwelling units, townhouse style, that are attached horizontally shall not exceed six attached units in alignment.

5. Foundation. Exposed foundation walls shall not exceed two feet above finished grade at any point.

6. Building Materials. Building materials for multifamily structures shall consist of at least 33 percent brick, stone, or synthetic stone on all sides of the structure. The planning commission may also grant a special exception from this requirement if a predominant building material exists in the project vicinity and the use of the material will uphold the existing character and style of the given neighborhood. The project developer may present the proposed building material (and color) to the planning commission to substantiate the quality and durability of the proposed dominant material. Vinyl siding is not allowed.

7. Garages. Garages shall complement the project architecture in terms of design, materials, and colors while following the standards set forth in subsections (A)(2), (3), (5), (6) and (7) of this section.

8. Balconies. It is preferred that railings on balconies should be open rail to maximize natural light penetration.

9. Stairways. All exterior stairways shall be enclosed and screened from view.

B. Architectural Theme. Where a desirable predominate architectural theme/style exists on adjacent properties or where design guidelines are established through a master plan, the proposed multifamily project shall be designed with a compatible theme/style.

C. Landscape and Open Space.

1. Landscape.

a. Parking Lot. Every parking lot with more than 10 spaces and 3,500 square feet shall contain internal landscaped areas. A minimum of one tree shall be planted per 300 square feet of overall internal landscaped area, with at least one shade tree planted in each island. The remainder of the island shall be landscaped with additional shrubs, ground cover, or turf, and shall include an appropriate irrigation system.

b. Landscaped Area. For every 800 square feet of landscape area and setback area required by this chapter, one shade tree (two-inch caliper or larger) shall be planted. Two 10-gallon ornamental trees may be substituted for every one required shade tree as long as at least half of the required number of shade trees is installed.

2. Open Space. No less than 30 percent of the gross project area shall be landscaped and designated for open space uses.

a. Open space areas shall be available to everyone residing in the boundaries of a development.

b. Open space excludes private balconies, decks, patio areas, recreation buildings, indoor amenities, vehicle parking, streets and streetscape sidewalks.

c. Open space may include pathways and outdoor amenities.

d. Open space should be clustered to create the most beneficial and efficient use of space.

D. Parking. The following standards shall apply to only apartment-style projects.

1. Parking Stalls. Parking stalls shall be calculated as minimum of one and one-half stalls for every unit.

2. Covered Parking. Covered parking shall be available for at least one covered parking stall for each unit.

3. Garages. Garages shall be constructed and available for 20 percent of the total number of units.

E. Amenities. Centrally located amenities shall be provided for apartment-style multifamily projects. Amenities shall be appropriate for the project size and location.

1. All apartment-style multifamily projects shall have the following amenities:

a. One playground with a minimum of one play structure. The size and quality of the playground shall be approved by the planning commission.

b. One indoor, centrally located, fully functional social area, no less than 1,000 square feet in gathering space.

c. One swimming pool. The size and quality of the swimming pool shall be approved by the planning commission.

2. In addition to the amenities listed above, one amenity for each additional 50 units must be provided. The size and quality of the amenities shall be approved by the planning commission. Some amenities to consider might include but not be necessarily limited to the following:

a. Tot lot/play structure.

b. Courtyard with benches.

c. Picnic tables and barbecue area with shade structures.

d. Swimming pool (indoor or outdoor).

e. Sports courts (i.e., tennis, basketball, volleyball).

f. Natural open space area with benches/viewing areas and/or trails.

g. Other active or passive recreational areas that meet the intent of this guideline. [Ord. 07-18-2017A § 3].