Residential design standards include the design of frontages, the relation of buildings and sites to the streetscape; design of buildings, the relation of buildings to the lot and surrounding spaces and buildings; and open space, the design of other unbuilt portions of the lot.

A.

Intent. The Residential Development Standards have the following intent.

1.

Provide housing variety within neighborhoods and among different neighborhoods, and ensure compatible transitions between different residential building types.

2.

Improve the appearance and livability of neighborhoods with good civic design.

3.

Design and locate parks, trails and other open spaces as focal points that shape neighborhood character and provide access to amenities.

4.

Design neighborhoods with slow-speed streetscapes, well-connected sidewalks and trails, and shade and enclosure provided by street trees

5.

Reinforce the distinct character of different neighborhoods based on their context:

a.

Prioritize diverse housing and walkable neighborhoods with convenient access to services and amenities near activity centers.

b.

Promote lower-density housing with access to large, contiguous open spaces and natural areas in rural locations

6.

Orient all buildings and lots to the public street or to common open spaces, and locate active social spaces along the streetscape

7.

Design buildings with human-scale details such as entry features, windows and doors, massing elements, and ornamental features, particularly where these features create compatibility among a mix of building types.

8.

Promote lasting and sustained investment in neighborhoods with quality design.

B.

Applicability.

1.

The standards in this Chapter apply to all new or substantially-improved residential development, including sites or structures; except where stated that Sections only apply to specific districts or specific situations.

2.

Modification or additions to existing structures or sites to the extent of the modification or addition, except that the Director may waive any design standards applied to modifications or additions that:

a.

Conflict with the consistent design of an existing building;

b.

Conflict with a desired and prevailing character on the block or immediate vicinity of the project; or

c.

To otherwise facilitate infill development or adaptive reuse of an existing building.

3.

The standards shall not apply to ordinary maintenance of existing buildings or sites, except that maintenance shall not occur in a manner that brings the building or site to a greater degree of nonconformance with these standards.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Building types and lot standards. The residential lot standards shall be based on the different building types permitted in each zone district, as specified in Table 18-5-1, Residential & Lot Standards. The design standards in other sections of this Chapter, or any other adopted design guidelines, may further affect the design and location of each building type in a specific application. For Table 18-5-1, the following applies:

1.

A black square, "■," means a permitted building type.

2.

An "L" means limited to locations along Collector or Arterial streets.

B.

Dimensional exceptions. The following are exceptions to lot standards established in Table 18-5-1.

1.

Row houses and side-by-side duplexes may have individual units platted on separate lots, provided the building meets the standards in Table 18-5-1, each unit meets any per-unit or proportional standards for each lot, and the dwelling meets any applicable fire code for a party wall.

2.

Side lot easements between abutting lots may be granted in association with a plat to have the effect of "zero lot line" patterns. Easements for exclusive use of the side yard may be granted to the abutting owner to meet the lot open space requirements and design standards in Section 18.05.070. Easements shall be identified on a recorded plat or in recorded agreements, and account for all access and maintenance scenarios for the lots, open space, and buildings.

3.

Lots may be configured in a courtyard pattern as provided in Section 18.05.080.

4.

Lots may be configured in a conservation pattern as provided in Section 18.05.090.

(Ord. 814-24, § 2, 2024; Ord. 804-23, § 2(Exh. A), 2023)

A.

Frontages, generally. The design of lot frontages establishes the relationship of buildings and lots to the streetscape. Frontage design includes building placement, lot access, garage extent and location, and entry features.

1.

Frontages shall be designed according to the standards in Table 18-5-4, Residential Frontage Types & Design Standards. Subsections following the table provide specific design strategies and techniques to be used to meet these standards.

2.

Where multiple frontage types are permitted, the applied frontages should be similar for all lots on the same block face or gradually transition to different building placement and frontage types on adjacent lots.

3.

The front building line of adjacent buildings shall not differ by more than five (5) feet.

B.

Residential frontage types. There are for four distinct contexts for residential frontages:

1.

Terrace frontage (T). Urban-scale density with rear access.

2.

Neighborhood frontage (N). Urban-scale density with traditional setbacks.

3.

Suburban frontage (S). Less dense, lower-count family dwellings.

4.

Buffer frontage (B). Rural-scale estates or large apartments set farther from streets.

C.

Frontage applicability. Table 18-5-2 indicates preferred frontage types for each residential zone district. The frontage of first preference shall be applied unless site constraints, such as utility location or lot size, prevent application. In this case, the frontage of second preference shall be applied. New subdivisions shall be designed for preferred frontages unless a design review has approved a second or third preference frontage.

D.

Frontage design. Frontage design determines the relationship between private development and the streetscape and affects the character of different streets, blocks, and districts. Table 18-5-3 and the following subsections provide design strategies and techniques to meet the intent and standards for nonresidential lot development.

1.

Front building line. All buildings shall establish a front building line within the build to range specified in Table 18-5-3 based on the appropriate frontage type for the specific street and block. Building frontages are required to cover the minimum distance specified along the front building line parallel to the front lot line with either of the following:

a.

Front building façade meeting the design requirements of this Section; or

b.

Landscaped areas meeting the requirements of Section 18.05.050.

2.

Front entry features. Front entry features create human-scale massing elements that relate buildings to the frontages and streetscape, and provide outdoor social spaces that activate the streetscape, meeting the intent of this Chapter. The following entry feature standards and design techniques shall be used where entry features are required by frontage types in Table 18-5-2, and are otherwise recommended to meet the standards of Table 18-5-3.

a.

Porch.

1)

Eighty (80) square feet minimum.

2)

Decorative railing or wall two and one-half (2.5) feet to four (4) feet high along at least fifty percent (50%) of the perimeter.

3)

If not roofed, a canopy, pediment, transom windows, enlarged trim and molding or other similar accents accompany the front entrance.

b.

Stoop.

1)

Fifty (50) square feet minimum.

2)

Decorative railing or walls along steps and side of stoop.

3)

Ornamental features accent the front entrance, such as a canopy, pediment, transom windows, enlarged trim and molding, or other similar accents that emphasize the door over other façade features.

c.

Entry court.

1)

Twelve (12) feet minimum width, but less than fifty percent (50%) of the front elevation.

2)

Ten (10) feet minimum depth.

3)

Recessed entry within the building footprint.

4)

Decorative wall or railing, between two and one-half (2.5) feet and six (6) feet high along at least fifty percent (50%) of the opening, or comparable vertical landscape edge.

5)

Ornamental pillars, posts, or landscape accent the pedestrian entrance and create a gateway into the entry court.

d.

General design.

1)

Entry features shall have a sidewalk or path at least four (4) feet wide directly connecting the entry feature to the public sidewalk or street. For suburban or buffer frontages this can connect via the driveway.

2)

Entry features shall be integrated into the overall building design including compatible materials, roof pitch and forms, and architectural style and details.

3)

Entry features shall be single-story, so that any roof structure and any ornamentation occur between eight (8) feet and fourteen (14) feet above the floor-level of the entry feature.

4)

Entry features meeting these standards may encroach up to ten (10) feet in front of the front building line, but not closer than five (5) feet to a public or common property line, provided they are unenclosed on all sides that project into the setback.

5)

Any building with more than one hundred fifty (150) feet of front façade, or any side greater than two hundred (200) feet and permitted within (20) feet of the street, shall have one (1) entry feature for each one hundred (100) linear feet of building frontage on the street.

3.

Front yard landscape. All new or substantially improved residential front yard landscaping shall comply with the percentages in Table 18-5-3 and shall comply with Section 18.05.050, Lot open space.

4.

Driveway limits. Driveway limits maintain active spaces along the frontage, preserve areas of streetscape landscape, and reduce curb cut width protecting sidewalks and curbside parking, meeting the intent of this Chapter. The following driveway standards apply to the following driveway limits:

a.

Front driveway access is prohibited for any lot served by an alley. The Director may waive this prohibition in cases where the alley does not provide adequate access.

b.

Driveway width limits apply to the first thirty (30) feet of the lot depth, or up to the front building line, whichever is less.

c.

Any garage meeting the location and design standards may have a driveway expanded to the width of the entry in front of the garage entry, but no closer than ten (10) feet to the front lot line.

d.

In cases where standards prohibit front-loaded driveways and garages and on a particular lot, a range of options with different access patterns and garage locations may be used, including detached garages, single-line or shared drives, and internal common lanes or alleys.

e.

All parking shall be outside of the frontage area, except detached houses or multi-unit houses may have two required parking space per building in the driveway, provided it is at least seven (7) feet by eighteen (18) feet, entirely outside of the right-of-way, and does not interfere with any pedestrian area.

5.

Front-loaded garage design. The following limits are for front-loaded garages See Table 18-5-3, Residential Frontage Design.

a.

Garage limits shall be measured by the exterior walls of the floor plan or other clearly distinguished massing element on the front façade.

b.

Any front-loaded garage permitted to project in front of the main mass of the house shall:

1)

Have a front entry feature associated with the non-garage mass of the building that projects in front of or is no more than four (4) feet behind the garage entry and is at least ten (10) feet wide; and

2)

Be limited to wall planes of no more than two hundred (200) square feet with garage entries, using off-sets and/or ornamental features such as canopies, eyebrows, or cantilevers to break up the wall plane.

E.

Design review. Alternatives to the frontage design standards established in Section 18.05.030, Frontage Design, may be authorized according to the design review process in Section 18.03.140, and based on the following applicable criteria:

1.

The context presents a clear pattern of existing buildings and lots on the same block and opposite block face with a different arrangement in terms of the front building line, driveway access patterns, and extent and placement of garages.

2.

An alternative design allows the building, garage, and access to be sited in a way that preserves topography or other natural features on the site.

3.

The specific standard is not practical due to the context and location of the lot or other similar physical conditions beyond the specific building and site not created by the landowner.

4.

The alternative preserves the streetscape landscape area and the curb areas available for on-street parking to the greatest extent practical.

5.

In all cases the deviation is the minimum necessary to address the circumstance, and there are no negative impacts to other design standards applicable to the building or site.

6.

The alternative equally or better meets the intent for the standards.

(Ord. 804-23, § 2(Exh. A), 2023)

Building design refines the scale and form of buildings. Table 18-5-6, Residential Building Design Standards provides standards for massing and façade design for residential buildings. Subsections following the table provide specific design strategies and techniques to be used to meet these standards and the design objectives.

A.

Wall and roof plane limits. Massing techniques change the building footprint, height, or use significant shifts in wall and roof planes to break down the volume of larger buildings. Wall planes that exceed the wall and roof plane limits in Table 18-5-6 shall have differentiated massing for at least twenty-five percent (25%) of the elevation using one (1) or more of the following techniques:

1.

Break the building into distinct masses (primary mass, secondary mass, and wings), where portions of the building are offset from the main mass by at least eight (8) feet or are otherwise noticeably smaller and subordinate to the main mass.

2.

Step back portions of the building footprint or upper stories by at least four (4) feet in association with meaningful outside space, such as a balcony, deck, patio, or entry court.

3.

Use cantilevers on upper stories that provide at least a two (2) feet overhang of other portions of the wall plane.

4.

Provide a single-story entry feature that project at least six (6) feet from the wall plane.

5.

Articulate rooflines by stepping the roof, using gables and dormers, dropping eaves below interior story heights, and using prominent overhangs to create offsets and projections of at least two (2) feet.

6.

Where larger buildings are next to smaller buildings, or are along a block with smaller buildings, step the height of the building or offset secondary masses to create compatible massing nearest to adjacent structures.

B.

Blank wall limits. Modulation uses materials, ornamental details, and subtle variations in the wall plane to break up blank walls. Wall planes that exceed the blank wall limits in Table 18-5-6 shall be broken up so that at least twenty percent (20%) of the façade is distinguished by modulated elements using at least one (1) or more of the following techniques:

1.

Create projections in the wall planes with bay windows, balconies, awnings, or canopies that project at least two (2) feet from the wall plane.

2.

Create voids in the wall plane with step-backs of upper stories or balconies that recess at least four (4) feet from the wall plane.

3.

Differentiate stories, roofs, or other masses with prominent trim materials and/or incorporate material changes on different modules of the building. Significant trim or ornamentation used to break up blank walls or wall planes shall project between two (2) inches and two (2) feet from the wall and be at least eight (8) inches wide.

4.

Use color changes and accent materials to emphasize distinct components of the façade. Material and color changes should wrap corners and occur at the inside corner of a massing element or occur in association with a significant trim or ornamentation to give a finished and unified appearance to the element.

5.

Break up remaining large expanses of blank walls with façade composition that considers the location and grouping of windows, doors, or architectural details.

C.

Transparency. Windows and doors provide transparency, detail, and visual rhythm on the façade; and they break up blank walls with the location, pattern, and proportions of these openings. One (1) or more of the following techniques shall be used to meet the transparency requirement of Table 18-5-6:

1.

Create relationships to outdoor spaces near buildings with the location, pattern, and proportions of windows and doors

2.

Incorporate distinct and visually significant aspects of windows and doors, such as size, orientation, and ornamentation, to emphasize key locations on the façade or to relate to important social spaces.

3.

Locate windows and doors to create a coordinated façade composition considering the entire façade as a whole, and to break up large expanses into different components with the grouping of windows and doors.

4.

Locate and design windows strategically in relation to privacy concerns in adjacent spaces and buildings but maintain consistent exterior patterns and façade composition. High-bank windows, transom windows, opaque windows, and window treatments that are adaptable and user-controlled are better may be used to deliver privacy as opposed to omitting windows.

5.

Use windows and doors with projecting trim and ornamentation to create depth, texture, and shadows on the façade; to emphasize openings; or to gang groups of openings. Openings that have projecting trim and casements that are at least one (1) inch off the façade and four (4) inches wide or openings that group widows with significant details count toward the transparency requirement.

6.

The side transparency requirement may be waived if the transparency would cause the building not to comply with applicable building code requirements.

D.

Materials. Building materials with texture and patterns create visual interest and signify quality construction and detailing. The following techniques shall be used to meet the materials requirement of Table 18-5-6:

1.

Use natural materials such as painted or natural finish wood siding (horizontal lap, tongue-and-groove, board and batten, or vertical), brick, stone, stucco, ceramic, or terra cotta tile. Synthetic alternatives to these natural materials may be used if manufacturer specifications and/or precedents for application demonstrate that it will perform equally or better than the principal materials in terms of maintenance, design, and aesthetic goals.

2.

Siding shall be continued to within eighteen (18) inches of finished grade on any side, unless the foundation is stone, stone veneer, or other ornamental finish is applied.

3.

Brick, stone, or other ornamental accent materials shall wrap the corner for at least two (2) feet on any façade, or otherwise terminate at interior corners to give a finished appearance the architectural element.

4.

Coordinate changes in color and materials in association other changes in massing and modulation of the building.

5.

Use changes in color or materials to differentiate the ground floor from upper floors and the main body of the building from the top or roof-structure, particularly on buildings three (3) stories or more.

6.

In multi-building projects, use subtle variations in building materials and colors on different buildings, within a consistent palette of materials and colors.

F.

Variation of buildings. All projects involving three (3) or more buildings shall provide variations in the elevation from the two (2) buildings on each adjacent side, and the three (3) nearest buildings on the opposite side of a facing block, with at least two (2) of the following:

1.

Variations in the front entry features as indicated in Section 18.05.030. Variations shall include combinations of at least two (2) of the following changes:

a.

Different types of entry features: such as porch, stoop, or entry court;

b.

Different roof styles associated with the entry feature: such as gable, hip, shed, flat, arched, or no roof;

c.

Different locations and extent of the same entry feature: such as centered, shifted left or right, or wrapped; projecting or embedded; and half or full lengths; and/or

d.

Different ornamentation or architectural styles that lead to distinct qualities within a similar scale or pattern.

2.

Variations in the façade composition, including massing, modulation, window types and placement, materials, and details and ornamentation, to the extent that the buildings have a distinct appearance;

3.

Variations of the roof forms considering the type of roof, orientation of gables, or use and placement of dormers; or

4.

Variations of the building type or models of the same type with distinctively different floor plans that lead to different massing. Mirror images of the same model and floor plan shall not be used to meet the variation requirement.

G.

Design review. Alternatives to the building design standards established in Section 18.05.060, Building design, may be authorized according to the design review process in Section 18.03.140, and based on the following applicable criteria:

1.

The requirement is not consistent with the particular architectural style selected for the building based on reputable resources documenting the style.

2.

The requirement would make the building less compatible with designs or characteristics of other buildings or sites adjacent to the project or that are prevalent throughout the area.

3.

Deviations from material standards and any simulated products demonstrate a proven performance in terms of maintenance and quality appearance.

4.

In all cases the deviation is the minimum necessary to address the circumstance, and there are no negative impacts to other design standards applicable to the building or site.

5.

The alternative equally or better meets the intent of the standards.

(Ord. 804-23, § 2(Exh. A), 2023)

Block and lot open spaces complement the overall civic and open space system and provide active gathering places and aesthetic enhancements to the buildings and lots.

A.

Lot open space design. Lot open space is required for each building type. Each building type shall provide the open space specified in Table 18-5-1, Residential lot standards, within the lot. Open spaces on a lot shall be arranged to create usable outdoor spaces that meet one (1) or more of the following types:

1.

Private yards and spaces, including:

a.

Front yards;

b.

Courtyards;

c.

Rear yards, provided they are at least three hundred seventy-five (375) square feet and at least fifteen (15) feet in all directions; or

d.

Uncovered decks or patios, provided they are at least one hundred twenty (120) square feet and at least ten (10) feet in all directions. This space is limited to no more than twenty-five percent (25%) of the requirement for lot.

2.

For apartment or mixed-use buildings, rooftop decks, provided they are at least three hundred (300) square feet, and at least fifteen (15) feet in all directions. This space is limited to no more than twenty-five percent (25%) of the requirement for lot.

B.

Multifamily common areas. Multifamily developments providing over twelve (12) dwelling units require common areas within each site. One (1) common area is required for every three (3) buildings or every hundred (100) units, whichever is less. Each common area shall contain at least three (3) of the following, not to include a stormwater detention pond, but may include:

a.

Seasonal planting area.

b.

Large, flowering tree.

c.

Community garden.

d.

Seating.

e.

Pedestrian-scaled lighting.

f.

Gazebos or other decorative structures.

g.

Play structure intended for children ages five (5) to twelve (12).

h.

Natural environmental features such as a creek or rock outcropping, but not weeds.

i.

Swimming pool.

j.

Dog relief area.

C.

Design review. Alternatives to the open space design standards established in this Section may be authorized according to the design review process in Section 18.03.140. The alternative shall equally or better meet the intent of this Chapter, be within the established ranges, and be justified by any of the following criteria applicable to the request:

1.

The specific standard is not practical due to the context and location of the lot and meeting the requirement would otherwise result in improper arrangement of the building or site.

2.

In instances of infill development or a context where a clear pattern of existing buildings and lots on the same block and opposite block face present a different arrangement in terms of buildings and lot open spaces.

3.

The lot has access to at least two (2) different active open spaces within one thousand (1,000) feet which meet the design and service area standards in Section 18.04.060.

4.

In all cases the deviation is the minimum necessary to address the circumstance, and there are no negative impacts to other design standards applicable to the building or site.

5.

The alternative equally or better meets the intent and design objectives of the standards.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Design objective. A courtyard pattern can integrate multi-building projects into the neighborhood pattern by connecting formal open space to the street frontage and using that space as an organizing element for buildings and lots. It is an effective infill strategy or is appropriate on deeper lots and blocks. Residential buildings and lots may be designed to front on a courtyard based on the design standards in this section.

B.

Applicability. The courtyard pattern is appropriate where:

1.

Courtyards are arranged within the block structure and designed as an extension of the public streetscape and open and civic space system for the neighborhood;

2.

Blocks and surrounding lots are deep, allowing a different configuration of buildable lots; or

3.

Other developed areas where existing lot patterns in the vicinity warrant use of this pattern to facilitate infill development and compatible building types.

C.

Eligible building types. The following building types are eligible for this pattern, subject to the limitations stated:

1.

Small apartments, up to five (5) buildings or thirty-six (36) units, whichever is less.

2.

Row houses, up to four (4) buildings or twenty-four (24) units, whichever is less.

3.

Duplex/multi-unit houses and detached houses, up to ten (10) buildings or sixteen (16) units, whichever is less.

D.

Design standards & exceptions.

1.

The minimum lot size per building may be reduced up to twenty percent (20%) from the requirement in Table 18-5-1, provided the courtyard is owned in common by all lots or otherwise established as a shared-space amenity.

2.

The courtyard shall be designed according to the standards in Chapter 18.04 and have frontage on a public street and be accessible from the streetscape by a pedestrian passage.

3.

Lots may front on the courtyard, rather than along a street. Building frontage standards shall apply on the courtyard and on the public street frontage.

4.

Any buildings fronting on the street, or the sides of any buildings adjacent to the street, shall still meet requirements for public frontages and orientation standards in this section.

5.

Vehicle access and parking for each lot shall be coordinated for all lots and buildings, be designed in a way that minimizes the impact the courtyard and lot frontages, and meet all frontage standards along the public street.

6.

Courtyards shall be properly programed and maintained to provide value and safety to the residents, and shall be located to be available to all residents.

(Ord. 804-23, § 2(Exh. A), 2023)

Residential lots and buildings may be arranged around an open space system that will preserve greater amounts of intact open and natural spaces or agricultural uses that are designed as focal point and community amenity.

A.

Applicability. The conservation pattern is appropriate in more remote areas, and specifically is eligible in the AG or R1E zone districts.

B.

Density bonus. The base density and open space required shall be based on a typical and practical layout according to the underlying zone district, AG or R1E. The following density bonus may be granted based on the amount of additional intact open space to be preserved in the plan. The "bonus" units shall not require additional open space, other than the space specified in Table 18-5-7.

1.

Preserved area means the total percentage of the project area preserved as open space meeting the natural open space, trail, or preservation of productive agriculture lands criteria in Section 18.04.060.

C.

Lot sizes and building types. The resulting density based on the plan after the density bonus is applied may be allocated in the developed portion of the project with the following building types. No combination of these building types may be used to allow more units than authorized by the density bonus. All other standards applicable to each building type in Table 5-1 shall apply within the developed portion of the plan.

1.

Detached house other than small format

2.

Duplex/multi-unit house

3.

Row house

D.

Open space. Open space shall meet the design criteria of Section 18.04.050 and Section 18.04.060 for natural open space, trail, or include prime farmland or other existing and productive agriculture lands designed to be a focal point and community amenity. All lots shall have access to the public or common open space preserved as part of the plan within one thousand (1,000) feet, measured along pedestrian or trail routes.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Intent. The intent of this section is to provide manufactured or other small-format homes in a neighborhood or community that includes common neighborhood amenities, and with site designs that limit impacts on adjacent property and promote development patterns that are compatible with the surrounding areas.

B.

Applicability. Small format home communities are allowed where permitted by Table 18-5-1, Residential Lot Standards. These standards shall not apply to:

1.

Mobile homes, trailers or similar temporary buildings used as an interim structure associated with an ongoing construction project under valid permits;

2.

Interim or temporary housing strategies to address emergencies; or

3.

Detached houses that are assembled off site and "manufactured," provided they meet all other standards of the applicable zoning district.

C.

Small format development standards. The following development standards are applicable to all small format home projects.

1.

Project size. Three (3) acre minimum with two hundred (200) feet minimum frontage an arterial or collector street.

2.

Project intensity. Fourteen (14) units per acre, maximum.

3.

Perimeter setbacks. Twenty-five (25) feet minimum from right-of-way; twenty (20) feet from any property boundary with a transition buffer. See Section 18.08.020.

4.

Home sites area. Minimum of two thousand (2,000) square feet; one thousand two hundred (1,200) square feet minimum for any project with more than thirty (30) of the project areas designed as usable open space meeting the types in Section 18.04.060.

5.

Home site width. Twenty-five (25) linear feet minimum.

6.

Frontage. On a public street, common internal street, or common open space with street access at the rear of the site.

7.

Setbacks for home sites.

a.

Front: Ten (10) feet, or fifteen (15) feet from the edge of the internal street, whichever is greater.

b.

Side: Five (5) feet with ten (10) feet between buildings.

c.

Rear: Ten (10) feet.

8.

Building height. Twenty-five (25) feet maximum.

9.

Outdoor amenity. Each home site shall have a private patio, courtyard or similar outdoor amenity of at least one hundred twenty (120) square feet.

10.

Accessory storage building. Each home site may have an accessory storage building up to one hundred twenty (120) square feet, up to eight (8) feet tall. The accessory storage building shall be set back at least forty (40) feet from any public or internal street, or behind the dwelling unit. Accessory buildings shall be separated by at least five (5) feet from any other structure.

11.

Parking. Each home site shall have at least two (2) on-site parking spaces, and at least one excess or guest space within two hundred fifty (250) feet of the unit. The excess or guest space may be "on-street" where streets are designed for parking or in a common area.

D.

Common areas. All common areas not dedicated as home sites shall be allocated to:

1.

Internal vehicle circulation for the community, laid out to provide connectivity and continuity through the community, and organize the project into blocks and lots so that all home sites and lots are served by streets. There shall be at least two (2) entrance points from public streets for each project. The internal street system shall meet applicable Engineering Standards and Specifications.

2.

Open space meeting one of the design types specified in Section 18.04.060 at a rate of at least three hundred (300) square feet per dwelling or twenty percent (20%) of the overall project, whichever is greater.

3.

A community building on at least one (1) open or civic space, which is centrally located, for recreation and meeting functions, laundry facilities, or other common amenities. The community building shall be at one thousand (1,000) square feet, or fifteen (15) square feet per dwelling unit, whichever is greater.

4.

Other internal circulation or open space such as walkways, landscape buffers or other site design amenities that improve the quality of the community and its relationship to surrounding areas. Pedestrian connections shall be accounted for on all streets or at greater intervals through a trail or path system.

5.

A storm shelter which may be included with a community building.

6.

A common storage and utility area, which shall be provided within the plan including at least one hundred (100) square feet per unit. This area may be used for storage of large equipment, recreational vehicles, maintenance or other utility functions for the community. This area shall be screened from the project and from surrounding property according to the barrier screen in Section 18.08.020.

E.

Small format building design.

1.

All dwellings shall have a front entry feature, such as a porch, stoop, or outside patio relating the home site to the lot frontage or other common open space upon which the dwelling is located.

2.

Parking spaces on a home site shall be located to the side or rear of the dwelling and may be covered with a building code compliant cover.

3.

Any non-foundational dwelling shall:

a.

Be secured to the ground by tie downs and ground anchors in accordance with the applicable building code.

b.

Be skirted within fourteen (14) days after placement in the community by enclosing the open area under the unit with a material that is compatible with the exterior finish of the mobile home and consistent with the character of the community.

c.

Be blocked at a maximum of ten (10) foot centers around the perimeter, and this blocking shall provide sixteen (16) inches bearing upon the stand.

d.

Be located on a hard surface pad with a minimum of eighteen (18) inch concrete ribbons or slabs capable of carrying the weight and of sufficient length to support all blocking points, with a proper surface between to control weeds.

F.

Landscape and parking design. The standards of Chapters 18.07 and 18.08 are applicable to the RMH-zoned developments.

G.

Utilities.

1.

A sanitary sewer system shall be provided in the plan, all waste and sewer lines discharging from buildings and home sites shall be connected, and the entire system shall be connected to the City sewer system.

2.

All service lines within the RMH zone district shall be underground.

3.

Each home site or lot shall be provided with at least a three (3) inch sewer connection, trapped below frost line, with the inlet of the line to be not less than one (1) inch above the surface of the ground. The sewer connection shall be provided with suitable fittings so that a water-tight connection and proper vent can be made between the units drain and the sewer connection. Connections shall be constructed to be airtight when closed and not linked to a unit and shall be capped immediately after being disconnected from a unit to maintain them in an odor-free condition.

4.

The water supply shall be connected to all service buildings and all home sites. The entire system shall be connected to the City water system. All internal service lines shall be a minimum of four and one-half (4.5) feet below finished grade. An individual water service connection, which is provided for the direct use by a home site, shall be constructed to prevent damage from placing housing units. Connections shall have individual valves below frost depth, with a valve box to grade.

5.

All plumbing shall comply with the Uniform Plumbing Code and health regulations of the City, of the applicable county, and of the State. Water lines shall not be installed within ten (10) feet of any sewer line.

6.

The storage, collection and disposal of refuse shall be managed to avoid health hazards, rodent harborage, insect breeding areas, accident hazards, air pollution, or other conditions which endanger health, safety, or welfare. Refuse collection containers shall be set on concrete pads and screened from adjacent property and from the common areas of the community.

H.

Small format subdivisions. Each home site may be individually platted if:

1.

All lots have public utility access as provided in Chapter 18.04, including public easements for access to each home site and all other subdivision standards and criteria are met;

2.

All dwellings are on a permanent foundation; and

3.

There are covenants, restrictions, or associations assuring that the provisions for development standards, common areas, building design and utilities and services will be maintained in perpetuity through an owners association.

(Ord. 804-23, § 2(Exh. A), 2023)