SCALE, BULK, AND CHARACTER: Well-designed homes with appropriate scale, bulk, and character influence how people perceive and interact with their environment, impacting the overall sense of community and privacy, as well as the livability of the neighborhood. Variety in the home design also helps to minimize visual monotony and helps foster a uniqueness of place.

Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character.

Standards:

All zones

All design features, including porches, principal dormers, or other significant features, shall be proportional to the primary building form and shall not dominate in a manner inconsistent with the building’ s architectural character.

Additionally, all of the following are required for detached dwellings:

1.

A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used;

2.

Abutting, adjacent, and diagonal dwellings shall have differing architectural

elevations; and

3.

No more than two (2) of the same model and elevation shall be built on the same block frontage, or within the same cluster (when applicable).

COLOR PALETTES: The use of a variety in color palettes contributes to a sense of diversity of housing stock in the community.

Guidelines: A diverse palette of colors shall be used on homes throughout the community to reduce monotony of color or tone.

Standards:

All zones

All of the following are required:

1.

Color palettes for all new buildings, coded to the building elevations, shall be submitted for approval;

2.

For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal homes shall be of differing color;

3.

To differentiate same models and elevations within a development, different colors shall be used;

4.

Multiple colors on buildings shall be provided; and

5.

Gutters and downspouts shall be integrated into the color scheme of the building and be painted to match the trim color, or an integral color of the home.

BUILDING MATERIALS: The use of a variety of building materials contributes to the visual appeal of a home and the community.

Guidelines: A diversity of building materials, appropriate to the architectural character of the home, shall be used to add visual interest and reduce monotony.

Standards:

All zones

All of the following are required:

1.

Buildings shall incorporate a minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) on street-facing facades. One (1) alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade;

2.

Material transitions or changes shall not occur at an exterior corner, but shall wrap the corner no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition, such as aligning with a window edge or chimney;

3.

Acceptable exterior wall materials include: wood, cement fiberboard, stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and

4.

Simulated stone, wood, or brick may be used only for detailing and not for the primary form of the building.

PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Prominent porches at the front entry provide opportunities for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking up the facade.

Guidelines: Entrances to homes shall be a prominent focal point and allow space for social interaction. Front doors shall face a street or common open area. Homes located on corner lots shall engage the street on both sides using design features such as wraparound porches or other similar design elements.

Standards:

All zones

All of the following are required:

1.

All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'), unless the dwelling units are accessed entirely from an internal common corridor, in which case the shared entry shall feature a covered porch with a minimum depth of five feet (5');

2.

Entries shall be a minimum height of twelve inches (12") above grade;

3.

Entries shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space; and

4.

Ground-related units that front two (2) streets shall engage both streets utilizing design features that wrap the corner of the building, such as a wraparound porch or pergola.

FACADE MODULATION: Building facades shall be modulated to break up long blank walls, add visual interest, and enhance the character of the home. Facade modulation or articulation should contribute to a sense of scale that is compatible with the neighborhood.

Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages. The articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element.

Standards:

All zones

One (1) of the following is required:

1.

Building facades that front a shared driveway, public street, park, common green, pocket park, pedestrian easement, or open space shall provide at least one (1) articulation or change in plane of at least two feet (2') in depth, with a width no less than ten feet (10’); or

2.

Detached ADUs with a total building area of 800 sq. ft. or less may substitute a more prominent primary entry in lieu of facade modulation; provided, that the entry features a covered porch with a square footage no less than ten percent (10%) of the total building area.

WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the building facade, they amplify the sense that the community is oriented to people.

Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Garage doors shall not contribute towards the minimum twenty-five percent (25%) window and door coverage on facades facing the street frontage or public spaces; however, windows within the garage doors may be included.

Standards:

All zones

All of the following are required:

1.

Windows and doors shall constitute a minimum of twenty-five percent (25%) of the primary front facade;

2.

Windows and doors shall constitute a minimum of twenty percent (20%) of the secondary front facade when the home is located on a corner lot; and

3.

Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement.

ROOFS: Roof forms and profiles are an important component in the architectural character of homes and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for homes of the same model.

Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood.

Standards:

All zones

Both of the following are required:

1.

A variety of roofing colors shall be used within a development and all roof material shall be fire retardant; and

2.

Single-family residential subdivisions and cottage house developments shall use a variety of roof forms, appropriate to the style of the home.

EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes.

Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.

Standards:

All zones

Both of the following are required:

1.

Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves; and

2.

Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials.

ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps foster the perception of quality design and helps reduce the apparent scale of the home as seen from the street.

Guidelines: Architectural detailing shall be provided in a manner appropriate to the architectural character of the home. Detailing, such as trim, columns, and/or corner boards, shall reflect the architectural character of the home.

Standards:

All zones

All of the following are required:

1.

Three and one-half inches (3 1/2") minimum trim surrounding all windows and detailing all doors;

2.

If only one (1) siding material is used on any building facade that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story;

3.

At least one (1) of the following architectural details shall be provided on each home: dormers, shutters, knee braces, flower boxes, or columns;

4.

Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted; and

5.

If columns are used, they shall be round, fluted, or strongly related to the home’s architectural style. Posts (6" x 6") may be allowed if chamfered and/or banded. Exposed posts (6" x 6" or smaller) are prohibited.

GARAGES: The minimization of the visual impact of garages contributes to communities that are oriented to people and pedestrians, as opposed to automobiles.

Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is preferred, where feasible.

Standards:

All zones

All of the following are required:

1.

If an attached garage is wider than twenty-six feet (26'), at least one (1) garage door shall be recessed a minimum of four feet (4') from the other garage door;

2.

For corner lots, attached garages shall not be located on the building corner that fronts two streets (public street, private street, or shared driveway);

3.

Garage doors shall contain a minimum of thirty percent (30%) glazing and/or architectural detailing (e.g., trim and hardware); and

4.

For cottage house developments, private garages are prohibited on individual unit lots.

All zones

One (1) of the following is required for all dwelling units, except ADUs:

1.

The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide;

2.

The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area;

3.

The garage door does not face a public and/or private street or an access easement;

4.

The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level; or

5.

The garage is detached.

LOT CONFIGURATION: Variety in the configuration of lots enhances the perception of variety of housing stock and helps minimize perceptions of monotony.

Guidelines: Developments shall create pedestrian-oriented environments and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of residents. Lots shall be configured to encourage variety within the development. To the maximum extent practicable, as defined by the Surface Water Design Manual, soils with good infiltration potential shall be preserved.

Standards:

All zones

New lots shall be configured to achieve both of the following:

1.

The location of stormwater infiltrating LID facilities shall be optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities; and

2.

Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable, as defined by the Surface Water Design Manual.

R-6 and R-8

One (1) of the following is required of preliminary plat applications:

1.

One (1) out of every four (4) abutting lots on a street frontage shall provide a lot width variation of at least ten feet (10') minimum;

2.

Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots; or

3.

A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots.

R-10 and R-14

All of the following are required:

1.

Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters.

2.

Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way), and do not abut front or back yards.

3.

Lots accessed by easements or pipestems shall be prohibited.

LOT CONFIGURATION (COTTAGE HOUSE DEVELOPMENT: The parent site and unit lot configuration should be designed to encourage neighbor-to-neighbor interaction, community building, and balance the need for privacy.

Guidelines: Developments shall create pedestrian-oriented environments and amplify the mutual relationship between housing units, open space, and pedestrian amenities, while also protecting the privacy of individuals.

Standards:

All zones

Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a street.

OPEN SPACE: Open space is a significant element in the development of livable communities and creates opportunities for good health.

Guidelines: All open space shall be designed in conformance with RMC 4-4-070, Landscaping, and 4-4-130, Tree Retention and Land Clearing Regulations. Where possible, existing native trees and shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the open space landscaping. Except for Native Growth Protection Areas, all common open space areas shall be designed to accommodate both active and passive recreational opportunities and be visible and open to the street. Pocket parks shall be designed to serve four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees, planting beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards. See RMC 4-1-240, Common Open Space Substitutions, for common open space or park substitutions.

Standards for Parks:

R-10 and R-14

Developments less than ten (10) net acres: Parks are allowed, but not required.

Developments greater than ten (10) net acres: A park comprising a minimum of one-half (.5) acre is required, in addition to the common open space requirement.

Standards for Private Yards:

R-10 and R-14

Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in size. Backyard patios and reciprocal use easements may be included in the calculation of private yard.

Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width.

An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related.

Standards for Common Open Space:

R-10 and R-14

Developments of three (3) or fewer dwelling units: Not required to provide common open space.

Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement.

1.

For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided.

2.

Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate.

3.

Open space shall be located in a highly visible area and be easily accessible to the neighborhood.

4.

Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one (1) acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one (1) acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met.

5.

A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided.

6.

Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs.

7.

Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements.

8.

Common open space areas shall have a maximum slope of five percent (5%).

9.

Obstructions, such as retaining walls and fences, shall not be placed in common open spaces.

Sidewalks, Pathways, and Pedestrian Easements:

R-10 and R-14

All of the following are required:

1.

Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual.

2.

Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4').

3.

Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes.

4.

Pedestrian Easement Plantings: shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty-six inches (36") on center.

5.

For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.

OPEN SPACE (COTTAGE HOUSE DEVELOPMENT): Open space is a significant element in the design and livability of a cottage house development and should create opportunities for social interaction, community building, good physical health, and personal reflection. Common open areas and semi-private space are favored and prioritized over purely private space. All open space shall be designed in conformance with RMC 4-4-070, Landscaping, and 4-4-130, Tree Retention and Land Clearing Regulations.

Community Buildings:

All zones

Developments with twenty-four (24) or more cottages are required to provide at least one (1) community building for indoor gatherings. Design elements, such as roof pitch, architecture, materials, and colors, shall be similar to that of the cottages within the development.

Standards for Private Yards:

All zones

Each individual cottage shall have a private yard that is at minimum two hundred and fifty (250) square feet in size with no dimension less than eight feet (8') in width. Front yard porches and backyard patios and reciprocal use easements may be included in the calculation of private yard.

Standards for Common Open Space:

All zones

Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement.

Developments shall provide common open space as follows:

1.

For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided.

2.

Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball.

3.

Open space(s) shall be accessible to all cottages. For sites one (1) acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one (1) acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met.

4.

Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements.

5.

Common open space areas shall have a maximum slope of five percent (5%).

6.

Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space.

Sidewalks and Pedestrian Easements:

All zones

All of the following are required:

1.

Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development.

2.

Front yards shall have entry walks that are a minimum width of four feet (4').

3.

Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages.

MAILBOXES

Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes.

All zones

All of the following are required:

1.

Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents;

2.

Mailboxes shall be lockable consistent with USPS standard; and

3.

Mailboxes shall be architecturally enhanced with materials and details that reflect the home’s architecture and character.

HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT

Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors.

All zones

Both of the following are required:

1.

Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining properties. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing; and

2.

Mechanical equipment shall only be located in the rear and side yards.

UTILITIES

All zones

Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms.

DUMPSTER/TRASH/RECYCLING COLLECTION AREA

All zones

Both of the following are required:

1.

Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and

2.

A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards.

SHARED PARKING: Minimizing the visual impact of shared surface parking and parking structures contributes to a more cohesive and aesthetically pleasing residential streetscape by softening the visibility of parking areas and integrating them more seamlessly into the surrounding environment. Furthermore, buffering the visual impact of parking on adjacent properties improves a sense of privacy in residential neighborhoods, and promotes a more pedestrian-friendly environment by making parking areas less prominent.

Guidelines: The visual impact of parking areas and parking structures shall be minimized. All forms of parking shall be located in a manner that minimizes the presence of the parking area, and associated structures, and shall not be located at the end of view corridors unless appropriately screened. Alley access is preferred, where feasible. Shared parking structures shall be within an acceptable walking distance to the housing unit it is intended to serve. Shared surface parking and parking structures shall comply with the regulations of RMC 4-4-080, Parking, Loading and Driveway Regulations.

General Standards:

All zones

Both of the following are required:

1.

Each unit shall have a parking space assigned to it; and

2.

For cottage house developments, parking shall be provided in designated areas within the parent site, but not on individual unit lots.

Shared Parking Location Standards:

All zones

All of the following are required:

1.

Shared parking shall be located no further than one hundred and sixty feet (160') from any of the housing units to which it is assigned;

2.

Shared parking structures and surface parking shall not be located between any common open space and dwelling units; and

3.

Shared parking structures and surface parking shall maintain a six-foot (6') separation from any private yard space, and an eight-foot (8') separation from any dwellings.

Shared Surface Parking Standards:

All zones

Surface parking of five (5) or more spaces that are visible from a public right-of-way (not including alleys) or adjacent to single-family uses shall be screened.

Shared Parking Structure Design Standards:

All zones

All of the following are required for shared parking structures:

1.

Shared parking structures shall not exceed forty-eight feet (48') in width;

2.

Shared parking structures shall include architectural details that are consistent with the architectural character of the community, including but not limited to trim, columns, and/or corner boards; and

3.

If sides of the shared parking structure (enclosed) are visible from streets, sidewalks, pathways, or trails, or other homes, architectural details shall be incorporated in the design.