(a)

The purpose of the design standards set forth in this Article is to promote high quality development and growth within the City of Dacono. The design standards in this Article are intended to promote orderly community growth, which will both protect and enhance property values for the community as a whole.

(b)

These residential design standards establish standards for new residential construction that regulate site design, residential building materials, and building designs. They are intended to provide design professionals, property owners, developers, homebuilders, staff, and residents with a clear and common understanding of the City's expectations for the planning, design, and review of development proposals in Dacono, and to increase the community's awareness and appreciation of design considerations. Supplemental graphics that provide visual images depicting the design standards contained in this Article are available on the City's web site. In the case of any conflict or inconsistency between these supplemental graphics and the provisions of this Article, the provisions of this Article shall control.

(c)

Creative designs are encouraged, but care must be taken to maintain design integrity and compatibility with surrounding structures. The City does not advocate a particular architectural style or styles, and will consider all applications on their own merit. All projects will be reviewed against the design standards set forth in this Article. These design standards will promote:

(1)

High quality architectural and site design that are both visually interesting and create neighborhoods with a unique sense of place.

(2)

Harmonious arrangement of residential units, site landscaping, open space, driveways, access, parking, and development amenities.

(3)

Protection and improvement of property values.

(4)

A strong community identity that will enhance the quality of the residential built environment.

(5)

Housing design that is based on a consistent, compatible, and aesthetic architecture.

(6)

New housing that is designed with sensitivity to the site, as well as at a pedestrian scale, and that reflects a strong residential character for the neighborhood and community.

(7)

The use of durable materials to promote value to future owners and reduce undue maintenance.

(8)

Safe pedestrian, transit, bicycle and vehicular circulation.

(9)

The scale, context and texture of existing neighborhoods.

(10)

Infill development that is sensitive to the character and history of the surrounding neighborhood.

(Ord. No. 963, §1, 2024)

(a)

The residential design standards set forth in this Article apply to all new residential developments requiring planned unit development, site plan, and special use review approval, as outlined in this Chapter. These residential design standards shall also apply to all accessory structures that may be developed on a particular site. It is intended that the residential design standards continue to be an integral part of the design review process in Dacono. Compliance with the residential design standards is required in addition to the underlying zoning regulations set forth in this Article.

(b)

Existing built developments that do not comply with the requirements of these design standards shall not be required to be brought into full compliance with the design standards at the time these design standards are adopted. Future vacant filings or phases of an existing development, however, shall be required to comply with the applicable provisions of these residential design standards.

(c)

These design standards provide performance and design standards for the development and redevelopment of properties. They balance individual expense and limitations on preference with community benefits that are derived from safe, functional and aesthetically pleasing site improvements.

(d)

For individual new developments up to nine (9) single-family residential lots, the provisions in Section 16-811 shall not apply.

(e)

The Community Development Director is authorized to issue a written waiver of any requirement set forth in this Article if he or she finds that compliance with such requirement is impracticable, or compliance would not further the purpose and intent of this Article.

(Ord. No. 963, §1, 2024)

(a)

If, in the course of administration of this Article, a question arises as to the meaning of any phrase, section or chapter of these residential design standards, the interpretation thereof shall be given by the Community Development Director.

(b)

Any appeal of a decision of the Director shall be filed with the Board of Adjustment pursuant to Section 16-403 of this Code within thirty (30) days following the date of the Director's decision.

(c)

In the event any provision of these residential design standards is inconsistent with any other regulations adopted by the Dacono City Council, or any state law, the more restrictive provision shall apply.

These design standards shall be interpreted and applied to help achieve the following specific goals identified in the Comprehensive Plan:

(1)

"New development and redevelopment will meet Dacono's expectations for excellence in design and the creation of places consistent with long-term economic viability."

(2)

"Today's neighborhoods remain vital and desirable places that meet the needs of existing residents and also appeal to future residents."

(Ord. No. 963, §1, 2024)

For the purpose of this Article, the following terms shall have the following meanings:

Architectural character. The composite or aggregate of the characteristics of structure, form, materials, and function of a building, group of buildings, or other architectural composition.

Architectural feature. A prominent or significant part or element of a building, structure, or site.

Architectural style. The characteristic form and detail of a building, structure, or site, as of buildings of a particular historic period.

Articulation. Variation in depth of the building plane, roof fine, materials and/or height of a structure that breaks up a plain, monotonous area and creates patterns of light.

Architectural or building elevation. The perimeter vertical surface of a building.

Buffer. The act of softening or mitigating the effects of one (1) use on another. Usually achieved by a combination of distance, landscaping or physical barriers.

Community Development Director or Director means the Community Development Director of the City or their designee.

Compatible. A relative term that requires the analysis of site, building, and landscape design in relationship to adjacent or nearby development. Compatibility is established when there are consistent design and functional relationships.

Depth. The depth of a building is the distance measured between the front and rear facades. Maintaining a consistent building depth along a block can provide opportunities for shared parking lots, plazas, courtyards and other seating areas. A consistent building depth can also facilitate the provision of consistent and logical secondary entrances.

Dormer. A dormer is a roofed structure, often containing a window that projects vertically beyond the plane of a pitched roof.

Duplex. A building designed and constructed to contain two (2) dwelling units, on one (1) lot or parcel, separated by a fire-resistant common wall in a side-by-side, front-to-back, or a stacked configuration, each with its own separate exterior entrance.

Earth tone. Earth tone colors are considered to be various shades of reddish-brown, brown, tan, ochre, umber, flat gold, sand, and flat greens. The following are not ordinarily considered earth tone colors: bright primary colors, blue, canary yellow, red, orange, violet, magenta, bright green, silver, gray, or metallic finishes.

Eaves. The edge of a roof. Eaves usually project beyond the side of the building, serving both a decorative and practical function.

Inside corner and outside corner. The inside corner of a structure is the exterior edge where two (2) perpendicular walls intersect at an angle of less than one hundred eighty degrees (180º) and the seam between the two (2) is hidden from view. The outside corner of a structure is the exterior edge where two perpendicular walls intersect at an angle of greater than one hundred eighty degrees (180º) and the seam is exposed to view.

Facade. That portion of any exterior elevation on the building extending from grade to top of the parapet, wall, or to the eaves and the entire width of the building elevation.

Form. The form of a building is made up of a combination of elements including mass, scale, height, width, depth, rhythm and spacing.

Four-sided architecture. Incorporating design elements on all sides of a building are compatible with the front elevation. All elevations must have equal attention to massing, articulation, materials, colors, and detailing. Architectural elements such as, but not limited to, window mullions, shutters, exterior masonry veneers, cornice detailing and window casing should demonstrate consistency on all four (4) sides of the structure. For example, a side wall of a house with limited detailing and/or use of windows shall be considered as not meeting this standard.

Gable (roof). The triangular portion of a wall defined by the sloping edges of the roof and a horizontal line between the eave line. Can also be a gabled dormer.

Harmony. A combination of balance, proportion and symmetry.

Height. New development and redevelopment should respect the vertical height of existing or approved adjacent buildings and contribute to a pedestrian scale. The apparent height of a building or development can be influenced and augmented by a combination of wall stepbacks, varying building heights and horizontal features such as colonnades, canopies, awnings, cornice lines, string courses, and wide windows. Height shall be calculated for an individual building as the average distance from the finished grade to the highest peak of a roof or roof parapet wall of a structure, excluding rooftop appurtenances, such as chimneys, roof vents, and antennas.

Mass. The architectural relationship of the height, width, and depth of a building. Mass can be augmented and influenced by design features such as columns, awnings, arcades, recessed bays, doors, and windows, which can reduce or increase the apparent mass of a building.

Multifamily. Multifamily dwelling means a building used by three (3) or more separate dwelling units for at least thirty (30) consecutive days on a single parcel of land, but does not include hotels, motels or resorts.

Parapets. The parapet is a low protective wall or railing along the edge of a raised structure such as a roof or balcony.

Rhythm. The flow of design elements in one (1) building or the relationship of design elements in two (2) or more buildings through the use of width, height, windows, doors and other architectural elements. The rhythm and spacing of the architectural elements of new buildings should strongly relate to, complement, and support the existing and/or desired rhythm and spacing in an area.

Scale. Scale refers to the relative size of a building as it relates to neighboring buildings. The size and proportions of new development should be related to the scale of nearby buildings. Even if much larger than its neighbors in terms of square footage, the building should maintain the same scale and rhythm as the existing buildings. Examples of different levels of scale that can be created in a building include: human scale, the relationship of the building and its design elements to the size of a human being; the size of building elements in relation to the overall size of the building; the size of a building as a whole in relation to adjacent buildings; and the size of a project in relation to the building site.

Single-family. A detached principal building other than a mobile home designed for or used as a dwelling exclusively by one (1) family as an independent living unit.

Single-family attached. Any building containing two (2) or more living units attached but each living unit located on a separate parcel of land.

Soffits. A term for any kind of "boxed-in" horizontal area that hides structural elements, such as beams, or services.

Story. That portion of a principal building enclosed between the surface of any floor and the surface of the next floor, or if there is no floor above, the space between the floor and the ceiling next above.

Streetscape. The character or scene observed along a street and as created by natural and man-made components including: width, paving, materials, plantings, street furniture, traffic lights, and the forms of the surrounding buildings.

Stepbacks. A step-like recession in a wall.

Texture. Texture is what gives a design the feeling of a surface. It is the tactile sense of the elements in the design.

Transom. A window above a door that is usually hinged to a horizontal crosspiece over the door.

Width. The width of a building is the horizontal distance between the two (2) outer edges along the primary facade measured at the setback or build-to line. The apparent width of a building can be reduced or otherwise influenced by design features such as columns, windows, and doors. The width of a lot is the horizontal distance between the side property lines measured at the minimum front setback line of the lot, parallel to the street.

(Ord. No. 963, §1, 2024)

Site planning is one of the most important aspects of making a residential neighborhood a desirable place to live. Neighborhoods should be pedestrian scale, have a high-quality streetscape, and provide access to open space and neighborhood-serving commercial uses, where appropriate. Site planning provides distinction, transition, and separation between buildings and the public pedestrian and vehicular systems where the front yards function as usable outdoor space and also provides a clear, welcoming, and safe entry for pedestrians from the public sidewalk and streets to the residences.

(1)

Primary residential entries shall be clearly identifiable and oriented to the street frontage, or oriented to open space tracts with primary vehicular access from an alley at the rear of the property, with well-defined walkways from public pedestrian and vehicular systems to the entry.

(2)

Drainage.

a.

Finished grades shall not direct water flow onto adjacent private properties.

b.

Retaining walls are only to be constructed of masonry, stone, architectural CMU, or other durable material at the Director's discretion. Wood timbers for landscape walls are prohibited. Side yard retaining walls are required where a maximum slope of 4:1 is not achieved between the foundation slab and the side yard property line.

c.

Gutters and downspouts are required for all roof drainage. Concentrated/piped drainage shall not be directed onto adjacent private properties.

d.

Gutters and downspouts in multifamily residential shall not direct drainage across the finished surface of any sidewalks and shall be provided in a covered sidewalk chase meeting City standards.

e.

Driveways shall not exceed a slope of eight percent (8%) from the garage to the public sidewalk.

f.

House foundations should not exceed one (1) foot above finished grade of the lot, except where walkout-basements are used or as noted in Section 16-806(f) below.

(Ord. No. 963, §1, 2024)

(a)

The architectural style of all new residential development or redevelopment shall utilize four-sided architecture.

(b)

All facades (sides) of a residence shall reflect a unified architectural treatment; however, there is a hierarchy of treatment based on location, function and level of pedestrian interaction. The specific guidelines for facades are divided into front, side and back facades. Facades shall use a combination of architectural details, materials, window and door patterns and other design features to form a cohesive and visually interesting design with emphasis on the design of the front facade of a residence.

(c)

The overall design of homes and additions shall be compatible with the scale and mass of surrounding properties and complement the existing streetscape character. Architectural elements shall be designed to eliminate box-like homes.

(d)

The architectural character of buildings shall portray a high-quality image. Architecture, where adjacent to pedestrian walks and paths, must complement the pedestrian environment to create an aesthetically pleasing image and should be of human scale, show attention to detail, and materials and colors, and relate to the natural features of the region and design of the overall neighborhood.

(e)

All building components such as windows, doors, eaves, soffits and parapets shall have good proportions that relate to the facade of the building and relate well with one another.

(f)

Exposed foundations that extend above grade more than twelve (12) inches shall be covered with materials approved for the home. Walkout basements, if proposed, must be integrated into the overall architectural design.

(g)

No exterior material changes shall occur at an outside corner of two (2) perpendicular walls. Materials shall extend past an outside corner for at least two (2) feet prior to changing to a different material. Material changes may occur at interior corners. For purposes of this requirement, siding and its associated trim are considered the same material.

(h)

All sides of a building that are open to public view along public streets and open space tracts shall receive equal architectural design consideration (i.e. windows, doors, architectural treatments).

(i)

Buildings must have visually interesting architectural horizontal and vertical features and patterns that are designed to articulate mass and scale relative to their surroundings.

(j)

Long and monotonous wall and roof planes must be avoided. Large uninterrupted expanses of a single material and/or color are prohibited. Strategies to meet this requirement include:

(1)

Low-rise buildings and/or those with long facade widths should accentuate vertical elements such as entrances and columns, or by breaking up the facade plane into a greater number of smaller vertical masses.

(2)

Multi-story buildings with three (3) or more stories should utilize horizontal elements that minimize the apparent height of a building such as balconies, banding, cornice and parapet lines.

(3)

For multi-story buildings, building stories or stepbacks should be differentiated by architectural features including but not limited to coping, balustrades, cornice lines, and change in materials.

(4)

For multi-story buildings, there should be a proportional relationship between the height of a building and the number and dimensions of stepbacks used to mitigate the height of the building.

(5)

Other strategies as approved by the Director that achieve the intent of this section.

(k)

All buildings within a planned unit development shall possess a similar architectural theme with common (but not identical) architectural elements to create a unified development.

(Ord. No. 963, §1, 2024)

All subdivisions with ten (10) or more single family lots shall offer at least three (3) different home models featuring distinctly different floor plans and exterior elevations. No identical home model elevation shall be repeated more than once every four (4) lots (i.e. the first and fourth lots in a row may contain the same model elevation, but the second and third lots must contain two (2) different model elevations). No identical home model elevation shall be repeated directly across any street from itself. For subdivisions with nine (9) or fewer lots, no identical home model shall be repeated on adjacent lots.

(Ord. No. 963, §1, 2024)

(a)

Every facade of each home shall have a minimum window area of twelve (12) square feet of glass area. Garage, basement, or entry door windows shall not be used to satisfy the window requirement.

(b)

Each window that is not located in a portion of the wall clad in masonry shall have either:

(1)

A minimum four-inch nominal wide trim border.

(2)

Shutters a minimum of twelve (12) inches wide.

(c)

Window frames, other than wood, shall be either anodized, electrostatically-painted, vinyl clad or vinyl. Unpainted aluminum window frames are prohibited. Wood frames shall be painted, sealed or stained.

(d)

The front entry of any residential structure that does not have a front entry porch shall be emphasized by the use of at least one (1) of the following design strategies:

(1)

The design of the door.

(2)

The design of its surrounding elements.

(3)

The inclusion of sidelights (glazed openings to the side of the door) in the entry design.

(4)

The location of the front door in a visually prominent location.

(e)

Each door that is not located in a portion of a wall clad in masonry shall have a minimum four-inch nominal trim border.

(Ord. No. 963, §1, 2024)

A color palate for residences in a subdivision shall be established in the PUD final development plan. Colors on any particular home shall follow the anti-monotony standards above. The use of colors must relate to the overall architectural character, style, features, and design of a particular home. Color changes shall not appear to be in random or arbitrary locations of the same material.

(Ord. No. 963, §1, 2024)

(a)

Equipment for HVAC units, swamp coolers, and communication antennas shall not be placed on the street-facing portion of the roof. Equipment on roofs over three (3) stories shall be located in the center portion of the roof and/or screened to not be visible from pedestrian views at the exterior property lines for the property containing the structure.

(b)

Rooftop piping, venting, flashing, and solar panel frames are allowed on the street-facing portion of the roof when such equipment is finished to match the roof surface color or otherwise designed to blend with the roof surface.

(Ord. No. 963, §1, 2024)

Design review standards for single-family detached residential and development projects are as follows:

(1)

Facades.

a.

Each home model elevation used to satisfy the requirements in Section 16-807 shall incorporate at least three (3) of the following:

1.

Variations in the use of different materials and/or proportions of those materials on the front facade.

2.

Variations in the locations and proportions of front porches must vary substantially.

3.

Variations in the design of garage doors must vary substantially.

4.

Variations in the front plane and roofline.

5.

Use of roof dormers on different elevations of the same model.

6.

Variation of building types between models, such as ranch, two-story and/or split-level.

7.

Front facade window shapes that are substantially different between model elevations.

b.

All of the homes located on corner lots, and at least forty-five percent (45%) of the remainder of the homes on interior lots, shall meet the requirements of either subsection b.1 or b.2 below:

1.

An area equivalent to at least thirty percent (30%) of the first-floor front façade elevation (including window and door areas and related trim areas) shall be clad in brick, stone, stucco, or other approved masonry materials; or

2.

An area equivalent to at least fifteen percent (15%) of the first-floor front façade elevation (including window and door areas and related trim areas) shall be clad in brick, stone, stucco, or other approved masonry materials and:

i.

All portions of each first-floor front façade elevation which extend in front of the primary front wall plane of the home that are clad in brick, stone, stucco or an approved masonry material shall continue such materials back to the primary front wall plane of the home; and

ii.

The front façade of the home incorporates a covered front porch with roof column supports. The porch shall have a minimum depth of six (6) feet and a minimum of sixty (60) square feet of floor area.

c.

Regardless of which standard in subsection b.1 or b.2 above is met, the front facade masonry requirements shall also apply to both side facades of each home on a corner lot at least a distance of six (6) feet from the front facade along the street side and at least two (2) feet along the interior side. All homes on corner lots shall locate the driveway on the side furthest from the street corner.

d.

Where side entry garages are attached between the primary front wall plane of the house and the street abutting the principle front yard, at least twenty-five percent (25%) of the garage wall plane (including window and door areas and related trim areas) facing the street shall be clad in brick, stone, stucco, or an approved masonry material, and such wall plane shall have at least one (1) window with a minimum area of twelve (12) square feet.

e.

At least fifty percent (50%) of the single-family homes in each filing shall incorporate a covered front porch with roof column supports that is at least sixty (60) square feet in area and at least six (6) feet in depth.

(2)

Windows and doors.

a.

Windows and doors shall comply with the design requirements listed in Section 16-808.

b.

Each facade shall contain at least one (1) window that is able to be opened from inside the residence.

c.

The front door of any residential structure that does not have a front entry porch at least six (6) feet in depth and at least sixty (60) square feet in size shall be emphasized by the use of at least one (1) of the following design strategies:

1.

The design of the door.

2.

The design of its surrounding elements.

3.

The inclusion of sidelights (glazed openings to the side of the door) in the entry design.

4.

The location of the front door in a visually prominent location.

(3)

Roofs.

a.

At least ninety percent (90%) of the homes within each subdivision shall have a minimum pitch on the predominant roof planes of at least 4:12 (excluding dormers, porch roofs, and other extensions).

b.

Asphalt shingle, tile and standing seam metal roofing materials are allowed. Corrugated metal panels and wood shingles are prohibited roof materials. Where asphalt shingles are used within a subdivision, at least three (3) different roof shingle colors shall be used on lots in the subdivision.

c.

All sloped roofs shall include a minimum 12-inch overhang beyond each major wall plane of the home.

(4)

Garages and driveways.

a.

Carports are not allowed. All garages, if provided, shall be built of the same materials as the dwelling unit on the same lot.

b.

Where front-loaded, three-car garages are used, the plane of one (1) of the garage doors shall be set back at least two (2) feet further from the street than the wall plane of the other two (2) garage doors.

c.

Where front-loaded garages on lots that are less than sixty (60) feet wide at the front setback line, at least twenty percent (20%) of the first-floor front facade elevation of the house (including window and door areas and related trim areas) shall be clad in brick, stone, stucco, or other approved masonry materials. On ranch-style homes the area of the first-floor front facade elevation shall include the gable ends of the garage if it faces the primary front yard.

d.

The width of all front-facing garage doors shall not exceed fifty percent (50%) of the linear width of the front facade of the house. For example, a 40-foot-wide house shall not have front-facing garage doors totaling more than twenty (20) feet in width.

e.

All garage driveways shall not exceed a slope of eight percent (8%), and all plot plans shall provide the driveway slope at time of building permit submittal.

f.

Driveways shall not exceed twenty (20) feet in width at the back of the sidewalk for a two-car garage and shall not exceed thirty (30) feet in width at the back of the sidewalk for a three-car garage.

(5)

Rear facades. Where the rear lot line abuts a public street and any associated landscaping tract, the highest point of the rear elevation visible from the street shall not be taller than forty (40) feet above the final grade of the average elevation of the rear property line. The structure may increase in height one (1) foot for every additional foot that it is set back from the setback line.

(6)

Quality enhancements standards. In addition to the above design requirements, all residential single-family detached and duplex homes within a subdivision or filing thereof shall incorporate at least three (3) of the following into the design of the homes:

a.

At least thirty percent (30%) of the homes with front-loaded garages have a front garage wall plane that is at least two (2) feet further from the street than the primary front wall plane of the home or the leading plane of a porch.

b.

All homes have at least thirty percent (30%) masonry on the first-floor front facade elevation (excluding window and door areas and related trim areas).

c.

All homes have roofs with high profile composition shingles: such as slate, tile, shake, or dimensional asphalt shingles.

d.

All homes have cementitious siding for all areas not clad in masonry.

e.

At least seventy-five percent (75%) of the homes have a covered front porch, with column supports, that is at least six (6) feet in depth and a minimum area of sixty (60) square feet.

f.

At least fifty percent (50%) of the garages have garage doors with windows.

g.

At least fifty percent (50%) of the homes have one (1) or more dormer windows at least six (6) square feet in area.

h.

No more than twenty-five percent (25%) of the homes shall be the same model; at least seventy-five percent (75%) of the homes shall have distinctly different floor plans.

i.

At least one home model is offered for sale with a maximum of one thousand four hundred (1,400) square feet of gross livable area that meets all of the applicable residential architectural design standards.

(7)

Lighting.

a.

Lumens. The number of lumens should be sufficient for safety but not overwhelm the residential nature of the neighborhood.

b.

Color temperature. Lighting shall be between two thousand seven hundred (2,700) and three thousand five hundred (3,500) degrees kelvin.

c.

Dark sky (downlight only, downcast and shielded) lighting fixtures are required. Fixtures must be downcast and shielded, not visible from above and shall not cast light off of the property. Flood lights, where permitted, shall be minimized, shielded, and shall not be directed away from structures above forty-five (45) degrees from the structure wall.

(8)

Materials.

a.

A material change on an outside corner of an elevation must wrap a minimum of two (2) feet, zero (0) inches on the adjoining elevation.

b.

Preferred materials:

1.

Stone or unit brick set in mortar.

2.

Cultured stone.

3.

Portland cement plaster (stucco) with three (3) coats over metal lath or wire fabric.

4.

Fiber Cement Board.

5.

Cedar or Redwood, treated engineered wood or treated dimensional lumber.

c.

Accent materials:

1.

Painted or anodized metal.

2.

Glass block.

3.

Concrete.

4.

Cor-Ten Steel.

d.

Prohibited exterior materials:

1.

Concrete block.

2.

Exterior insulation and finish system (EIFS).

3.

Vinyl siding.

4.

Reflective glass coatings, tinting, or films.

5.

Opaque glass. Non-reflective window tinting is acceptable.

6.

Plywood or engineered wood.

7.

Wood shingles.

(9)

Colors.

a.

Exterior colors shall be low reflectance, subtle, neutral or earth tone. Color changes between different houses are encouraged to provide variety within a subdivision.

b.

Metallic colors, true black, fluorescent or highly reflective colors are prohibited.

c.

Accent colors. Richer, non-earth tone colors may be used sparingly for accents, doors, limited trim details etc.

(10)

Mechanical equipment.

a.

Utility meters, equipment, air conditioning compressors, transformers, and other mechanical equipment shall not be located in front yards.

b.

Mechanical equipment and vents attached to the wall of a residential unit shall be painted to match the color of the adjacent wall.

c.

All electrical wiring services must be located underground.

(11)

Accessory buildings. Accessory buildings must be architecturally similar to the primary building in roof design, color, and material palette. Shipping containers, semi-truck trailers or vehicles are specifically prohibited as accessory structures.

(Ord. 963 §1, 2024)

Design review standards for single family attached residential development projects are as follows:

(1)

Required design standards.

a.

The facades shall be articulated to differentiate individual units.

b.

The front and side exterior wall area of each row or attached cluster of units shall be composed of one (1) of the following:

1.

At least twenty-five percent (25%) full-width brick or stone (excluding window and door areas and related trim areas) with the balance being any type of lap siding and/or stucco.

2.

At least sixty percent (60%) stucco (excluding window and door areas and related trim areas) with the balance being any type of lap siding, brick, stone, or combination thereof.

3.

All stucco, provided there are unique design features in the elevations of the buildings.

c.

Each individual single family attached unit shall provide a private outdoor patio or deck area with minimum floor area dimensions of at least six (6) feet by ten (10) feet. Such an area may be either at or above the surrounding grade, but shall be clearly demarked by patio paving, decking, a privacy screen, a three-foot wall, or landscape screening. Walls or fences surrounding a private outdoor patio or deck area located at the ground level shall be a minimum of fifteen (15) feet from any other wall or fence surrounding a private outdoor patio or deck area attached to any unit within another row or attached cluster of units.

d.

No more than eight (8) units may be attached in any single row or building cluster.

e.

Each street facing facade of each home shall have a minimum window area of twelve (12) square feet of glass area. On any elevation requiring a window, the garage, basement or entry door windows shall not be used to satisfy the window requirement.

f.

Each window that is not located in a portion of the wall clad in masonry shall have either a minimum four-inch nominal wide wood trim border or shutters a minimum of twelve (12) inches wide.

g.

Driveways shall be minimized in width appropriate to the number of garage spaces and shall not be allowed to cover the entire front yard. Live landscaping materials appropriate to the local climate shall separate all driveways in a cluster.

h.

Window frames other than wood shall be either anodized, electrostatically painted, vinyl clad or vinyl. Unpainted aluminum window frames are prohibited. Wood frames shall be painted, sealed or stained.

i.

Each door that is not located in a portion of the wall clad in masonry shall have a minimum four-inch nominal wide trim border.

j.

All rooftop equipment, including without limitation HVAC units, swamp coolers and antennas, shall not be placed on the street facing portion of the roof.

k.

Piping, venting, flashing, solar panel frames, and other rooftop appurtenances exposed to view shall be finished to match the roof surface color or otherwise designed to blend with the roof surface.

(2)

Quality enhancement standards. In addition to any other applicable standards set forth in this section, each individual unit shall incorporate at least six (6) of the following architectural features:

a.

A minimum habitable floor area (excluding unfinished garage, attic or basement space) of at least one thousand three hundred (1,300) square feet.

b.

A first-floor front facade elevation which is at least sixty percent (60%) masonry.

c.

A primary roof slope of at least 6:12.

d.

A garage door with windows.

e.

Transom windows on at least one-fourth of the windows facing public or private streets.

f.

At least one (1) bay window.

g.

A front door containing two (2) side lights or one (1) transom over the front door.

h.

An outdoor private enclosed area of at least one hundred (100) square feet.

i.

A covered front porch at least six (6) feet by eight (8) feet.

j.

A real or simulated chimney appearing on an exterior wall, faced with masonry or stucco.

k.

At least one hundred (100) square feet of patterned paving materials used in driveways or walks open to public view.

l.

At least one (1) roof dormer containing a window at least four (4) square feet in size.

m.

A unit designed so that the unit's garage door or doors and its "front entry" appear on different sides of a building. (A front entry is defined as an entry to a unit, which is directly connected to a network of sidewalks, and which opens directly into the unit's living room or family room, or to a hallway leading directly to a living room or family room. For example, an exterior door opening into a kitchen area would not be considered a "front entry.")

n.

A unit located in an attached row or attached cluster where no single elevation of the entire row or cluster contains more than four (4) garage doors.

o.

The distance between all residential structures is a minimum of thirty (30) feet.

p.

The front elevation of each building cluster contains at least three (3) distinct roof breaks.

q.

Adjacent units in a building are different elevations.

(3)

Lighting.

a.

Lumens. The number of lumens shall be sufficient for safety but not overwhelm the residential nature of the neighborhood.

b.

Color temperature. Lighting should be between two thousand seven hundred (2,700) and three thousand five hundred (3,500) degrees kelvin.

c.

Dark sky (downlight only, downcast and shielded) lighting fixtures are required. Fixtures must be downcast and shielded, not visible from above and should not cast light off of the property. Flood lights, where permitted, shall be minimized, shielded, and shall not be directed away from structures above forty-five (45) degrees from the structure wall.

d.

Common space lighting. Sensors to eliminate daytime lighting of common areas shall be installed. Strategies to reduce direct glare into dwelling units within the project and into adjacent residential development shall be employed if glare from fixtures becomes a problem after installation.

(4)

Materials.

a.

A material change on an elevation must wrap a minimum of two (2) feet, zero (0) inches on the adjoining elevation.

b.

Preferred exterior materials:

1.

Stone or unit brick set in mortar.

2.

Cultured stone.

3.

Portland cement plaster (stucco) with three (3) coats over metal lath or wire fabric.

4.

Fiber Cement Board.

5.

Cedar or Redwood, treated engineered wood or treated dimensional lumber.

c.

Accent exterior materials:

1.

Painted or anodized metal.

2.

Glass block.

3.

Concrete.

4.

Cor-Ten Steel.

d.

Prohibited exterior materials:

1.

Concrete block.

2.

Exterior insulation and finish system (EIFS).

3.

Vinyl siding.

4.

Reflective glass.

5.

Opaque glass.

6.

Plywood or engineered wood.

7.

Wood shingles.

(5)

Colors.

a.

Color palette. Exterior colors shall be low reflectance, subtle, neutral or earth tone.

b.

Metallic colors, true black, fluorescent or highly reflective colors are prohibited.

c.

Accent colors. Richer, non-earth tone colors may be used sparingly for accents, doors, limited trim details etc.

(6)

Mechanical equipment.

a.

Utility meters, equipment, air conditioning compressors, transformers, and other mechanical equipment must be visually screened (so as not to be visible from any street or common property) with shrubs and shall not be located in front yards.

b.

Mechanical equipment and vents attached to the wall of the residential unit shall be painted to match the color of the adjacent wall.

c.

All electrical wiring services must be located underground.

d.

Window and wall-mounted air conditioning units are prohibited.

(7)

Garages.

a.

Minimize street-facing garage doors.

b.

If single family attached units are in a village or group plan, provide alley access to garages.

c.

No more than two (2) garage bays are allowable per unit.

d.

Detached garages must be architecturally similar to the primary building.

e.

Carports are prohibited.

(8)

Accessory buildings must be architecturally similar to the primary building in its colors and materials. Shipping containers, semi-truck trailers or vehicles are specifically prohibited as accessory structures.

(Ord. No. 963, §1, 2024)

(a)

The multifamily design standards are intended to provide guidance to property owners, developers, and their design professionals in planning and designing new medium density multifamily residential and mixed-use residential projects. These standards ensure sensitive transitions between residential areas of different densities to ensure new multifamily residential development is compatible with the scale and character of adjacent homes and neighborhoods. Adherence to the established standards provides a greater degree of predictability and certainty about design expectations during project review.

(b)

Provide a high level of design quality through the use of high-quality, durable materials throughout new multifamily and mixed-use residential development.

(c)

Usable open spaces will be provided within multifamily residential developments as required by Section 17-252 of this Code.

(d)

Pedestrian access and orientation within and between multifamily residential developments and adjacent residential and commercial neighborhoods will be emphasized to enhance mobility and connectivity.

(e)

Variety and diversity of architectural character are required. All multifamily residential structures shall have four-sided architecture including side, rear and lower levels of residential units. All elevations must have equal attention to massing, articulation, materials, colors, and detailing.

(f)

Unity of design treatment will be required on all sides of residential buildings, not just on the front facades.

(g)

Parking and driveways will not be allowed to dominate street frontages.

(h)

The treatment of the building mass, materials, and exterior elements shall create an aesthetically pleasing building and site design that is in harmony with or an upgrade from surrounding area.

(i)

Careful attention will be given to architectural and landscape details including roof overhangs, window trim and decorative elements, porch columns and railings, trellises, and other features that add visual richness to the project and streetscape.

(j)

Exterior design elements.

(1)

Recreational amenities. Multifamily developments that contain at least ten (10) units shall incorporate a minimum of one (1) of the following recreational amenities for its residents. Multifamily developments that contain at least one hundred (100) units shall incorporate at least two (2) recreational amenities. Multifamily developments that contain at least two hundred (200) units shall incorporate at least three (3) recreational amenities.

a.

Swimming pool.

b.

Clubhouse.

c.

Two (2) tot lots.

d.

Sport court.

e.

Two (2) picnic areas with grills.

f.

Fenced off-leash pet areas.

g.

Other recreational amenity, at the Community Development Director's discretion.

(2)

Building form.

a.

All building sides are to be designed using quality materials for four-sided architecture.

b.

Horizontal off-set. Provide a minimum of two (2) feet, zero (0) inches variation in wall planes every fifty (50) feet, zero (0) inches or less. Windows and balconies do not constitute an interruption.

c.

Vertical stepbacks. All levels above the third floor shall step back a minimum of six (6) feet, zero (0) inches from the ground floor exterior wall.

d.

Fireplace flue enclosures shall continue to above the roof line.

e.

All multifamily buildings shall employ at least two (2) of the following design items applied consistently along each facade:

i.

Projections.

ii.

Recesses.

iii.

Shadow lines.

iv.

Window patterns.

v.

Overhangs.

vi.

Relief.

vii.

Changes in parapet height.

f.

Stairways shall not be located outside of the building envelope.

g.

Entries.

i.

Entries should be covered, well-lit and be significant in scale and proportion to the overall building design.

ii.

Entry lighting on stories above the first floor shall be designed to not shine off the property and prevent glare.

iii.

Entrances to apartment buildings should be identifiable by an architectural treatment such as a covered portico or a different roofline treatment.

iv.

Vestibule entries are encouraged.

(3)

Windows. All elevations on multifamily buildings shall contain windows.

(4)

Roofs.

a.

All one-story multifamily buildings shall have a pitched roof with a minimum slope of at least 4:12, unless the design style warrants it to the satisfaction of the Community Development Director.

b.

All sloped roofs shall include a minimum 24-inch overhang beyond each major wall plane of the building.

c.

On buildings where sloping roofs are the predominant roof type, each building roof shall have at least three (3) distinct roof ridgelines.

d.

On buildings where flat roofs are the predominant roof type, parapet walls shall vary in height by a minimum of two (2) feet and/or shape at least once in every fifty (50) feet of building wall length. Parapet materials must match the building architecture. Roof top mechanical shall be screened by parapet walls and by centering the equipment away from the roof edge to prevent views from surrounding property lines at grade level.

e.

Maximum length of individual ridges shall not exceed fifty (50), zero (0) inches. Provide a minimum two (2), zero (0) inches change in elevation at each transition or provider dormers at a maximum spacing of fifty (50) liner feet along the major ridge.

f.

Minimum slope to be 4:12 except for flat roofs.

(5)

Porches and balconies.

a.

Provide porches for all units with separate primary exterior entrances at grade level located outside of common hallways. Porches should be a minimum of seventy-five (75) square feet.

b.

Provide balconies for a minimum of eighty percent (80%) of all units on the second story and above. Balconies shall be a minimum of thirty-two (32) square feet.

(6)

Lighting.

a.

Color temperature. Lighting must be between 2,700- and 3,500-degrees kelvin and covered with glare reducing diffusers.

b.

Dark sky (downlight only, downcast and shielded) lighting fixtures are required. Fixtures shall be downcast and shielded, not visible from above, and not cast light off of the property. Flood lights, where permitted, shall be minimized, shielded, and not directed away from structures above forty-five (45) degrees from the structure wall.

c.

Hours. Twenty-four-hour lighting should be minimized to avoid lighting where not required per the building code.

d.

Parking lighting shall not exceed twenty (20) feet in height from finished grade, a maximum three thousand (3,000) degrees kelvin and designed to not shine off the property as demonstrated on a photometric lighting plan.

(7)

Materials.

a.

All elevations must be architecturally detailed.

b.

Provide heavier or more massive materials on the lower level(s).

c.

Preferred materials:

i.

Stone or unit brick set in mortar.

ii.

Cultured stone.

iii.

Portland cement plaster (stucco) with three (3) coats over metal lath or wire fabric.

iv.

Fiber Cement Board.

v.

Cedar or Redwood, treated engineered wood or treated dimensional lumber.

vi.

Integral color concrete block, including textured or split-faced block limited to four (4) feet, zero (0) inches above the foundation.

d.

Accent materials:

i.

Painted or anodized metal.

ii.

Glass block.

iii.

Concrete.

iv.

Cor-Ten Steel.

e.

Prohibited materials:

i.

Integral color concrete block above four (4) feet, zero (0) inches above foundation.

ii.

Exterior insulation and finish system (EIFS).

iii.

Vinyl siding.

iv.

Reflective glass.

v.

Opaque glass.

vi.

Plywood or engineered wood.

vii.

Wood shingles.

f.

Color palette.

i.

Exterior colors shall be low reflectance, subtle, neutral or earth tone.

ii.

Metallic colors, true black, fluorescent or highly reflective colors are prohibited.

g.

Accent colors. Richer non-earth tone colors may be used sparingly for accents, doors etc.

(8)

Mechanical equipment.

a.

No mechanical equipment shall be placed on sloped roofs. Utility meters shall be screened from public view with wall/fencing or landscaping. Mechanical equipment on flat roofs must be screened to the minimum height of rooftop equipment and located towards the center of the building, away from the parapet wall to minimize the view of the screen wall.

b.

Ground-level mechanical and utility equipment and lines shall be screened with year-round landscaping, or walls that match the materials and colors of the buildings.

c.

All utility meters, equipment, air conditioning compressors, transformers, etc., must be visually screened with walls/shrubs and shall not be located in front yards.

d.

All mechanical equipment and vents attached to the wall of the residential unit shall be painted to match the color of the adjacent wall.

e.

All electrical wiring services must be located underground.

f.

Window and wall-mounted HVAC units are prohibited.

(9)

Garages.

a.

Required tenant parking is preferred within the primary structure.

b.

Detached garages are to be built using the materials and colors of the main building. Walls over forty-five (45) linear feet (five (5) spaces) shall incorporate material and color changes similar to the primary residential buildings.

c.

Carports, if provided, must compliment the primary residential design and colors.

d.

Surface parking:

i.

Compact spaces are not allowed.

ii.

Landscape islands shall be provided when rows of parking exceed fifteen (15) spaces.

e.

Provide direct pedestrian access to the building entry of no more than two hundred (200) feet from each parking space.

f.

Provide designated pedestrian pathways separate from drive lanes.

(10)

Trash and recycling enclosures.

a.

Locating trash and recycling enclosures internally on the site to avoid visibility from adjacent streets and residential developments is encouraged.

b.

All exterior trash and recycling containers shall be contained within permanent, opaque, masonry enclosures that share the same architecture and colors of the residential buildings and shall have opaque metal-framed gates.

c.

All trash and recycling enclosures without roofs shall be a minimum height of six (6) feet and maximum height of eight (8) feet. The height of all contents within an enclosure shall not exceed the height of the enclosure wall.

d.

Trash and recycling enclosures must be roofed if contents are visible from residents of the multifamily building, adjacent streets or residential land uses.

e.

All trash and recycling enclosures visible from internal residents, adjacent streets, or residential developments shall be screened with landscaping.

f.

All trash and recycling enclosures and individual receptacles shall be signed and labeled clearly as appropriate for the service provided.

(11)

Accessory buildings.

a.

All appurtenant structures shall share the same architecture as the main building.

b.

Mailbox locations should be covered, well-lit and share the same architecture as the main building.

(12)

Fences should be used sparingly. Consider landscaping alternatives. Low, open fences are preferred.

(Ord. No. 963, §1, 2024)

(a)

Requirements. After the effective date of this Article, no building permit shall be issued for the construction of a residential structure until the design of each unit for which a permit is being requested has been approved as meeting the applicable residential design standards of this Article.

(b)

Application filing. Applications for design review approval shall be submitted to the Director. Such applications shall include an application form provided by the City, and one or more scale drawings of each elevation of each dwelling unit, or dwelling unit model, that is subject to design requirements pursuant to this Article. All application materials shall be in adequate detail to enable the Director to determine whether each of the required standards has been met.

(c)

Review and action. The Director shall review each application for design review approval and act to approve, approve with conditions or deny the application based on the approval criteria.

(d)

Approval criteria. The application must demonstrate that the residential structure to be constructed will comply with the applicable requirements of this Article.

(e)

Approval language.

(1)

The design review approval issued by the Director shall state that:

a.

All homes covered by the approval must be constructed as shown in the application documents except as such designs may have been amended by conditions attached to the approval; and

b.

The design review approval will be valid for a period of three (3) years from the date of design review approval.

(2)

Design review approval shall be extended up to one (1) year for a single-phase project if at least thirty percent (30%) of the building permits have been issued. Only one (1) such extension shall be granted. If design review has been approved for a phased project, the design review will be void if no building permit is applied for within the three-year period. For a multi-phase project, if one (1) phase is completed, which phase accounts for at least thirty percent (30%) of the total project, the design review approval for the remaining phases shall be valid for an additional three (3) years from the date of completion of the first phase. The issuance of a certificate of occupancy (CO) for the last building constructed in a phase shall mark the completion of that phase. Only one such extension shall be granted for multi-phased projects.

(f)

Notice of decision. Notice of the decision shall be mailed to the applicant.

(g)

Appeal. Appeals of the decision of the Director shall be to the City Council.

(h)

Variances. If specific site conditions make it impossible or clearly impractical to construct the dwelling units as shown on the design review application or as required by the design standards, the applicant may request a variance from such standard(s) pursuant to Chapter 16, Article 17 of this Code. The variance process may not be used to vary the terms of a design review approval where the site conditions supporting the variance were caused by the applicant or known to the applicant at the time of the design review application.

(i)

Amendments. Any design review approval granted pursuant to this section may be amended by filing a new application for design review, together with all supporting documents.

(j)

Violation and enforcement. It shall be unlawful for any person to construct any new single-family detached or attached dwelling unit without having first obtaining design review approval, or to file false or misleading information on a design review application. In addition to any other enforcement or remedy available to the City, with regard to any person found to have violated this Article, the City may withhold residential building permits, suspend or revoke residential building permits previously granted, or issue stop work orders until violations of this Article have been corrected.

(k)

Building permits. No building permit relating to any non-exempt residential development shall be issued until the applicant has received a design review approval pursuant to the terms of this Section. The approved building elevations shall be submitted along with a plot plan demonstrating the requirements of the approval at the time of a building permit application for each residential structure.

(Ord. No. 963, §1, 2024)