The purpose of this chapter is to:

   A.   Promote the livability, neighborhood compatibility and public safety of multi-family housing in the community; and

   B.   Promote higher residential densities in the suburban areas of the County that will utilize existing infrastructure and improve the efficiency of public services and facilities. (Ord. 603, 11-1-2018)

In all Residential Districts where permitted, including MFR, RMU, CMU-S, CMU-H, HMU-S, and EMU, multi-family residential development shall comply with the design standards of this chapter. In cases where the standards of this chapter conflict with other standards in this title, the standards of this chapter shall prevail. (Ord. 603, 11-1-2018)

All multi-family residential developments shall be subject to the design review procedures as specified in chapter 235 of this title. (Ord. 603, 11-1-2018)

All of the following design standards shall be met by all multi- family residential developments:

   A.   Building Orientation: Multi-family residential developments, when abutting a private street, local, collector, or arterial street that has existing or planned on-street parking, shall have the building oriented to the street along a minimum of fifty percent (50%) of the site's frontage (see figure 15.348-2 of this subsection).

The "orientation" standard is met when all of the following criteria are met:

      1.   Primary building entrances shall face the street;

      2.   The front of the buildings shall be within twenty five feet (25') of the front lot/parcel line,

Exception: Open, courtyard space in excess of twenty five feet (25') may be placed in front of building entrances. Open courtyard space is defined as usable, hard-surfaced space with pedestrian amenities including benches, seating walls or similar furnishings.

      3.   Off-street parking or vehicular circulation shall not be placed between buildings and streets used to comply with this standard;

   B.   Building Form: New multi-family construction shall comply with the following building form standards (see figure 15.348-3 of this subsection).

      1.   Structures shall not have continuous horizontal distance exceeding one hundred feet (100') (measured from end wall to end wall).

      2.   A minimum of fifteen percent (15%) of the front facade (area measurement) shall contain windows or doors. All windows and doors shall be trimmed or be recessed (i.e., into the front facade) to provide shadowing.

      3.   Garages attached to living units and accessed from the street (front setback) shall be recessed at least four feet (4') behind the front facade of a dwelling structure; and

      4.   Exterior building elevations shall incorporate design features including offsets, balconies, projections, window reveals, or similar elements to preclude large expansions of uninterrupted building surfaces. Along the vertical face of a structure, the features shall occur at a minimum of every thirty feet (30'), and on each floor shall contain a minimum of two (2) of the following features:

         a.   Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum depth of three feet (3');

         b.   Extensions (e.g., floor area, deck, patio, entrance) that have a minimum depth of two feet (2') and minimum length of four feet (4'); and/or

         c.   Offsets or breaks in roof elevation of two feet (2') or greater in height.

   C.   Roof Form: New multi-family residential structure(s) shall comply with the following building form standards

      1.   Roof Architecture:

         a.   General Design Principles:

            (A)   No specific architectural style is required; however, within a development, buildings shall incorporate complementary forms, materials, colors, and rooflines that result in a cohesive and integrated design.

            (B)   Roof massing shall avoid box-like or monotonous appearances. Articulation shall be achieved through variations in roof planes, changes in materials, and the integration of architectural elements.

            (C)   Architectural detailing and materials shall be consistently applied on all building elevations to retain a cohesive design.

      2.   Roof Form And Massing:

         a.   Roof Design And Variation:

            (A)   Roof forms shall be used to break up long horizontal massing, reflect internal building organization, and emphasize entries, corners, or unit modules.

            (B)   Roofs shall have variations in plane accomplished by changes in plane or by the use of traditional roof forms such as dormers (pitched, shed-roof or eyebrow), gables, hipped roofs and variations in pitch.

            (C)   Flat roofs may be permitted if fully concealed behind architectural facade roof elements that simulate sloped rooflines through construction of false or partial roof forms integrated into the building's exterior. These elements shall be constructed along all exterior elevations of the building and shall maintain a minimum height consistent with a 3:12 roof pitch measured from the top of the primary roof surface to the peak of the facade roof. The facade roof shall be continuous around the entire perimeter of the building to ensure a consistent and integrated architectural appearance, which shall be compatible with and complimentary to the architectural character of the surrounding development.

         b.   Roof Function And Expression:

            (A)   Roof forms shall be aligned with and reinforce the layout of the building, highlighting entrances, corners, and unit configurations.

            (B)   Applied or purely decorative roof features that are not structurally or visually integrated into the building are discouraged.

      3.   Rooftop Mechanical Equipment Screening:

         a.   All rooftop mechanical equipment shall be fully screened from view from public streets, adjacent residential uses, and publicly accessible locations (e.g. sidewalks, parks, or other ground level areas open to the public). Required screening shall be designed to ensure that rooftop mechanical equipment is not visible when viewed from any adjacent public street, adjacent residential use, or publicly accessible location located at or below the elevation of the top of the highest occupied floor of the building. 

         b.   Screening shall be accomplished through one or more of the following:

            (A)   Locating equipment within recessed roof wells below the height of facade roof elements;

            (B)   Enclosing equipment within a rooftop structure designed and finished in a manner architecturally consistent with the primary building; or

            (C)   Using facade roof forms that are of sufficient height and design to fully conceal equipment from all public views.

         c.   Mechanical equipment shall not extend above the visible roofline or roof screen.

      4.   Alternative Compliance: The Community Development Director may approve deviations from the standards set forth in this section through the minor variance process if the applicant demonstrates that the proposed design:

         a.   Meets or exceeds the overall intent of these design standards;

         b.   Provides an equal or greater level of architectural quality and visual interest; and

         c.   Maintains compatibility with surrounding development patterns.

(Ord. 603, 11-1-2018; amd. Ord. 639, 6-18-2025)

Multi-family residential developments adjacent to properties zoned Residential shall comply with the transition area and compatibility standards listed below, unless it can be demonstrated that adjacent residential property is committed to a non-residential use (e.g., church) (see figures 15.348-4 and 15.348-5 of this section).

   A.   When a single-family residence is within twenty five feet (25') of a proposed multi-family residential development site and the residence is on the same side of the street and same block, a setback similar to that of the nearest single-family residence shall be used for the front yard. "Similar" means the multifamily development setback is within five feet (5') of the setback provided by the nearest single-family residence. For example, if the single-family residence setback is twenty feet (20'), then the multi-family building shall be set back by fifteen feet (15') to twenty five feet (25'). The minimum front yard setback shall be twenty feet (20'), as specified in chapter 312 of this title.

   B.   Site obscuring buffers shall be required. The County may require retention of existing vegetation; installation of a six foot (6') minimum height, site- obscuring fence with shade trees planted a maximum of thirty feet (30') on center (2-inch caliper diameter at breast height ("dbh")) at planting; other landscaping to provide visual buffering; and/or other sight obscuring barriers to provide visual buffering. In addition, the County may require acoustical barriers when parking is proposed to be located adjacent to the shared property line.

   C.   Buildings, or portions of buildings adjacent to single family residential property shall not exceed a building height greater than one foot (1') for each foot distance from the property line. For example, a building or portion of a building thirty feet (30') in height shall be thirty feet (30') from the single-family residential property line. This standard applies up to a distance of fifty feet (50') from the property line.

   D.   Light standards shall be twelve feet (12') or less in height and shielded so that light does not allow direct illumination onto adjacent single family residential property or into dwelling units.

   E.   Mechanical equipment shall be screened from view (i.e., as viewed from adjacent properties and street), and shall be buffered so that noise does not exceed sixty five (65) dBA as measured at the property line. The County may require a noise study certified by a licensed acoustical engineer.

   F.   All rooftop equipment other than solar installations shall be hidden behind parapets or other structures designed into the building. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

Multi-family residential development shall provide space for and install trash receptacles, storage and equipment as specified in the following standards (see subsection 15.348.04A, figure 15.348-2 of this chapter):

   A.   Adequate, accessible and secure storage space shall be provided for each dwelling. A minimum of one hundred twelve (112) cubic feet of enclosed storage is required separate from the living unit. Garages and storage units adjoining a dwelling (e.g., attached to decks and patios) shall qualify as storage space;

   B.   Trash receptacles shall be screened from view by placement of a solid wood fence, masonry wall, or similar sight-obscuring, gated enclosure, from five feet (5') to six feet (6') in height. Obscuring landscaping shall be planted a minimum twenty four inches (24") in height around all exposed sides of the wall or fence, unless breaks are provided for gates.

   C.   No trash receptacles shall be located in any front yard setback, or within twenty five feet (25') of property lines abutting Residentially zoned property; and

   D.   Ground-mounted equipment, including exterior transformers, utility pads, cable television and telephone boxes and similar utility services, shall be placed underground, where practicable. When placed above ground, equipment shall be placed to minimize visual impact; or screened with a wall or landscaping. When walls are used they shall be tall enough to completely screen the equipment at the time of the equipment installation. Landscaping shall be planted tall enough to attain fifty percent (50%) coverage after two (2) years and one hundred percent (100%) coverage within four (4) years. (Ord. 603, 11-1-2018)

Multi-family residential developments shall provide both common open space and private open space as specified in the following standards (see figures 15.348-1 and 15.348-6 of this section):

   A.   General: Inclusive of required yards, a minimum of fifteen percent (15%) of the gross site area shall be designated and permanently reserved as open space. The total required open space is the sum of setbacks, common open space, and private open space.

      1.   Multi-family developments in mixed-use buildings are exempt from these standards.

      2.   Multi-family developments at densities exceeding twelve (12) units per gross acre shall include a minimum of twenty percent (20%) of the gross site as open space, which may be any combination of yards, common open space and private open space.

   B.   Common Open Space: Common open space shall be provided in all newly constructed multi-family residential development as specified in the following standards:

      1.   Multi-family residential developments shall designate within common open space a minimum of five hundred (500) square feet of active recreation area (including, but not limited to: children's play areas, play fields, swimming pools, sports courts) for every ten (10) units or increment thereof. For example, a sixty (60) unit development shall provide a minimum area of three thousand (3,000) square feet for active recreation. No horizontal dimension shall be less than fifteen feet (15').

Exception: As determined by the Director, qualified senior housing developments may be excluded from this requirement; however, all other common open space requirements apply.

      2.   Placement of children's play areas shall not be allowed in any required yard setback or transition area.

      3.   Landscaping and/or natural vegetation shall occupy a minimum of fifty percent (50%) of required common open space. On-site natural resources and historic features which are accessible to residents (including, but not limited to: by trails, boardwalks) may be used to partially or fully satisfy this requirement.

      4.   Indoor or covered recreational space (including, but not limited to: swimming pools, sports courts, weight rooms) shall not exceed thirty percent (30%) of the required common open space area (even if more than the required common open space is provided).

      5.   Reduction of up to a maximum of twenty five percent (25%) to the common open space standard may be granted for multi-family residential developments of up to sixty (60) units (or for the first 60 units of a larger project) when the developments are within one-fourth (1/4) mile (measured walking distance) to a public park; and there is a direct, improved, permanent, public, Americans With Disabilities Act (ADA)-accessible, lighted, maintained pedestrian trail or sidewalk between the site and the park. An exemption shall be granted only when the nearby park provides active recreation area.

      6.   Phasing shall not be used to circumvent common open space standards.

   C.   Private Open Space: Private open space shall be provided in all newly constructed multi-family residential developments, to comply with the following standards:

      1.   All private open space shall be directly accessible from the dwelling unit through a doorway. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

Multi-family residential developments shall provide landscaping as specified in chapter 402 of this title and the following standards (see section 15.348.07, figure 15.348-6 of this chapter):

   A.   A minimum of fifteen percent (15%) of the site shall be landscaped. Xeriscape techniques are encouraged. All landscaping should include a mix of vegetative ground cover, shrubbery and trees. Trees, a minimum two inches (2") caliper size in diameter at breast height ("dbh"), and shrubbery, a minimum of twenty four inches (24") in height, shall be planted. Mulch, decomposed granite, rocks and similar inert material may be used to complement the cover requirement, but shall not be considered a sole substitute for the vegetative ground cover requirement.

   B.   Planter strips shall be required for all multi-family residential developments. Planter strips shall be a minimum of 4.5 feet wide, placed between the back of curb and the sidewalk, along public or private streets.

   C.   Street trees, a minimum two inches (2") caliper size dbh, shall be placed within the planter strips between the curb and the sidewalk. Street trees shall be planted one per every thirty (30) linear feet (minimum) of street frontage.

   D.   Fences in front yards and along any frontage used to comply with the building orientation standard shall be limited to three feet (3') in height. Fences in other yards shall comply with the fence standards contained in the Lyon County Design Criteria and Improvement Standards and Specifications, appendix B on file in the County.

   E.   The use of native and/or low water-consumptive drought- tolerant landscaping is encouraged. All landscaping shall be irrigated with a permanent irrigation system unless a licensed landscape architect submits written verification that the proposed plant materials do not require permanent irrigation. If the proposed plant materials do not require permanent irrigation, then temporary irrigation shall be installed to allow the living plant materials to become established. Once the living plant materials are deemed to be established by the Director, then the temporary irrigation shall be removed. The property owner shall maintain all landscaping. (Ord. 603, 11-1-2018)

Multi-family residential developments with more than ten (10) units shall provide pedestrian circulation as specified in the following standards (see figure 15.348-7 of this section):

   FIGURE 15.348-7

   CIRCULATION AND PARKING

   A.   Continuous internal sidewalks shall be provided throughout the site. Discontinuous internal sidewalks shall be permitted only where stubbed to a future internal sidewalk on abutting properties, future phases on the subject property, or abutting recreation areas and pedestrian trails;

   B.   Internal sidewalks shall be separated a minimum of five feet (5') from dwellings, measured from the sidewalk edge closest to any dwelling unit;

   C.   The internal sidewalk system shall connect all abutting streets to primary building entrances;

   D.   The internal sidewalk system shall connect all buildings on the site and shall connect the dwelling units to the parking areas, bicycle parking, storage areas, all recreational facilities and common areas, and abutting public sidewalks and pedestrian trails;

   E.   Surface treatment of internal sidewalks shall be concrete or masonry pavers, at least five feet (5') wide. Multi-use accessways (e.g., for bicycles, pedestrians and emergency vehicles) shall be of the same materials, at least ten feet (10') wide. Where emergency vehicle access is required, there shall be an additional five feet (5') on either side of the accessway (15 feet total). The additional five foot (5') area may be turf- block, grass-crete or similar permeable material on a base of gravel capable of supporting fire equipment weighing eighty thousand (80,000) pounds;

   F.   Where internal sidewalks cross a vehicular circulation area or parking aisle, they shall be clearly marked with contrasting paving materials, elevation changes, speed humps, or striping. Speed humps shall be subject to review and approval by the Lyon County Sheriff's Department, and the applicable Fire Protection District. Internal sidewalk design shall comply with Americans With Disabilities Act (ADA) requirements;

   G.   Where the internal sidewalks are parallel and abutting to a vehicular circulation area, the sidewalk shall be raised or be separated from the vehicular circulation area by a raised curb, bollards, landscaping or other physical barrier. If a raised sidewalk is used, the ends of the raised portions shall be equipped with curb ramps; and

   H.   All on-site internal sidewalks shall be lighted to a minimum of two (2) foot-candles. (Ord. 603, 11-1-2018)

Multi-family residential developments shall provide parking designed in conformance with the provisions of chapter 401 of this title, and as specified in the following standards:

   A.   Parking lots and facilities shall be placed to the side or rear of buildings as specified in the building orientation standards. Parking shall not be placed along that portion of the street where building frontages are used to comply with the building orientation standard;

   B.   Lighting shall be provided for safety purposes, and focused/shielded to avoid glare on adjacent properties or dwellings as specified in chapter 405 of this title and the Lyon County Design Criteria and Improvement Standards and specifications, appendix B on file in the County;

   C.   There shall be one planter island for every eight (8) parking spaces. Planter islands shall be a minimum of six feet (6') wide, exclusive of the curb, the full length of a parking space containing one shade tree (a minimum 2 inches diameter at breast height [dbh] in caliper at planting) and vegetative ground cover. Trees shall be specimens capable of attaining thirty five feet (35') or more in height at maturity and shall not produce excessive fruit, nuts, or sap, and resistant to pest damage. Bark and rock mulch is an acceptable substitute for vegetative ground cover in the planter island. Low impact development stormwater features shall be incorporated into planter islands whenever possible. Landscape areas shall be evenly distributed throughout the perimeter of interior parking areas, where practicable;

   D.   A minimum six foot (6') wide planter area shall separate and visually screen parking from living area windows. The planter area shall include a mix of inert or vegetative ground cover, shrubbery, and trees with appropriate growth habit (i.e., for narrow planters and any height limitations including balconies, overhangs, and eaves). Shrubbery in this planter area shall be at least twenty four inches (24") in height at the time of planting, and trees a minimum of two inches (2") (dbh) in caliper at the time of planting;

   E.   Parking lots shall be connected to all building entrances by means of internal sidewalks;

   F.   All parking stalls fronting a sidewalk, or landscaped area shall be provided with a secure wheel bumper not less than six inches (6") in height and set back from the front a minimum of two feet (2') to allow for vehicle encroachment. Wheel bumpers, if used, shall be a minimum of six feet (6') in length. As an option, the sidewalk or planter may be widened two feet (2') beyond the minimum dimension required to allow for vehicle encroachment. The sidewalks and planters shall be protected by a curb not less than six inches (6") in height;

   G.   On corner lots/parcels, parking areas shall not be located within five feet (5') of an intersection, as measured from the center of the curb return to the edge of the parking area (curb or wheel stop);

   H.   All parking, maneuvering and loading areas abutting a property line or right-of-way shall provide perimeter lot/parcel landscaping. A minimum five foot (5') wide planting strip shall be planted with a mixture of shade trees, a minimum two inches (2") dbh, and evergreen trees, a minimum of six feet (6') in height, shrubbery and a mix of inert or vegetative ground cover, and a low level (e.g., 30 inches to 40 inches) evergreen hedge. Low impact development stormwater features shall be incorporated wherever possible;

   I.   Decorative walls may be used in place of the hedge in subsection H of this section. The decorative wall shall be a minimum of thirty inches (30") in height and no more than forty inches (40") in height, and shall comply with the vision clearance standards specified in the Lyon County Design Criteria and Improvement Standards and specifications, appendix B on file in the County. Decorative walls shall be constructed of textured concrete masonry (CMU) or similar quality material, and include a cap. The wall may be partially see-through (up to 40 percent) as appropriate for security purposes. The area between the wall and property line shall be landscaped with shade trees;

   J.   Parking area landscaping shall be designed to reduce stormwater runoff (e.g., through infiltration swales and other measures), as practicable; and

   K.   Bicycle parking shall be provided and may be incorporated into the landscaping design. (Ord. 603, 11-1-2018)

Multi-family residential developments shall provide vehicular circulation as specified in the following standards (see subsection 15.401.04B of this title):

   A.   The on-site driveway (or private street) system shall connect with public streets abutting the site;

   B.   Shared driveways shall be provided whenever practicable to minimize cross turning movements on adjacent streets. On-site driveways and private streets shall be stubbed to abutting high density residential and commercial properties, at locations determined during site plan review process to facilitate development of shared driveways;

   C.   Parking areas shall also be accessible from alleys when properties abut an alley, or an alley can be reasonably extended to serve the development. (Ord. 603, 11-1-2018)