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HomeMy WebLinkAboutRMC 4-2-115_RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS_COMPLETE4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS: A. PURPOSE: 1. These Residential Design and Open Space Standards are conceived to implement policies established in the Land Use Element of the Comprehensive Plan, in order to enhance quality of life by encouraging new residential development to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse impacts of density for the neighborhood and the surrounding community. These standards are divided into three (3) areasthe following categories: a. Site DesignBuilding Design: Key characteristics of attractive neighborhoods include a variety of architectural styles, enhanced by a diverse selection of exterior materials, colors, and architectural detailing. Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and by homes which vary in scale and massing, each with a prominent entry and generous fenestration facing the street. Garages, while a necessity to today’s lifestyles, should not visually dominate the streetscape. b. Lot Configuration: Quality neighborhoods are characterized by well landscaped, safe, and pedestrian-oriented streets fronted by a variety of housing styles. These qualities are enhanced by lots in a variety of sizes and widths, which contributes to the construction of homes that vary in scale and massing. Furthermore, variety in lot configuration also contributes to the overall image of diverse housing stock and helps minimize the perception of monotony. bc. Open Space: In order to provide residents with a livable community, private and public open space shall be provided. Public open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the neighborhood is created. cd. Site Amenities, Equipment, and UtilitiesResidential Design: Site amenities, equipment, and utilities shall be located in a manner that is easily accessible to residents and mitigates adverse impacts to neighbors. Furthermore, they shall be designed in a manner that is architecturally compatible with the homes, or screened from visibility where appropriate.Key characteristics of attractive neighborhoods include variety of housing architectural styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing. e. Shared Parking: In order to contribute to the creation of communities that are oriented to people and pedestrians as opposed to automobiles, shared parking areas, such as surface parking and parking structures, shall be visually minimized through site placement or screening, or architecturally enhanced to complement the community. 2. This Section lists elements that are required to be included in all residential development in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards are provided for predictability. These standards specify a prescriptive manner in which the requirement can be met. Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to meet the required element in a manner that is different from the standards. a. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Community and Economic Development Administrator when no other permit or approval requires Hearing Examiner review. b. When it has been determined that the proposed manner of meeting the design requirement through guidelines is sufficient, the applicant shall have satisfied that design requirement. B. APPLICABILITY: 1. General Applicability: This Section shall apply to all new primary and attached dwelling units in the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14), and unit lot subdivisions within the RMF, RFM-2, and CV zones. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. The standards of the Residential Design subsection are required to be addressed at the time of application for building permits. The standards of Residential Design are required to be addressed for the building for which the building permit is being issued. Applications subject to the Residential Design and Open Space Standards shall demonstrate compliance with the applicable standards at the time of subdivision application, site plan review, or building permit application if no subdivision or site plan review is proposed. 2. Additions and Expansions: Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection E1 of this Section. 3. Existing Structures: When new dwelling units are created in the Residential Ten Dwelling Units per Acre (R-10) and Residential Fourteen Dwelling Units per Acre (R-14) zones, any retained dwelling units included in the development shall comply with the standards of this Section. For all cottage house developments, when an existing dwelling on the parent site is proposed to be retained, it shall be brought into conformance with the standards of this Section. 4. For cottage house developments in the R-4, R-6, R-8, R-10, and R-14 zones, the project is required to demonstrate compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application. When there is an existing dwelling on the parent site that is proposed to remain in the cottage development, it shall be required to comply with the standards of this Section. C. EXEMPTIONS: 1. Interior Remodels: The design regulations shall not apply to interior remodels of existing buildings or structures provided the alterations do not modify the building facadeexterior. Formatted: Font: Bold Formatted: Font: Formatted: Font: (Default) Aptos, 11 pt Formatted: Font: Formatted: Font: (Default) Aptos, 11 pt Formatted: Font: (Default) Aptos, 11 pt Formatted: Font: (Default) Aptos, 11 pt Formatted: Font: (Default) Aptos, 11 pt Formatted: Font: Bold Formatted: Font: Bold Formatted: Font: Bold 2. Permit Ready ADU (PRADU): ADUs built using the city-produced PRADU base plans are exempt from subsection E1 of this Section. Cottage house developments that utilize the city-produced PRADU base plans for cottages are exempt from all but the garage standards of subsection E1 of this Section. D. ADMINISTRATION: 1. Review Process: Applications subject to these design regulations shall be processed as a component of the governing land use process. 2. Authority: The Administrator shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of these design regulations when no other permit or approval requires Hearing Examiner review. Proposals will be considered on the basis of individual merit, the overall intent of the standards and guidelines, and creative design alternatives will be encouraged in order to achieve the purposes of the design regulations. E. REQUIREMENTS: 1. Site Building Design: 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 in 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). Formatted: Font: Bold Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Not Bold 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 of facade texture. 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 alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing façade; 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. Formatted: Font: Not Bold Standards: All Zzones One of the following are 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 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 façade 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 façade; 2. Windows and doors shall constitute a minimum of twenty percent (20%) of the secondary front façade 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. Formatted: Not Highlight Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. Standards: All Zzones 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 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 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 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 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 image 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 individuals. Lots shall be configured to encourage variety within the development. To the maximum extent practicable as defined by the Surface Water Design Manual, retain soils with potential for infiltration. Standards: RC, R-1, and R-4 n/a R-6 and R- 8 One of the following is required of preliminary plat applications: 1. Lot width variation of ten feet (10') minimum of one per four (4) abutting street-fronting lots, or 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. All zones Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltrating LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Formatted: Space After: 0 pt R-10 and R-14 Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. 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. Lots accessed by easements or pipestems shall be prohibited. GARAGES: The minimization of the visual impact of garages contributes to creating 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 encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Standards: RC and R- 1 n/a R-4, R-6, and R-8 If an attached garage is wider than twenty six feet (26'), at least one garage door shall be recessed a minimum of four feet (4') from the other garage door. Additionally, one of the following is required: 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, or 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, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g., trim and hardware), and are recessed from the front facade a minimum of five feet (5'), and from the front porch a minimum of seven feet (7'). R-10 and R-14 Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required: 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, or 2. The garage is detached and set back from the front of the house and/or porch at least six feet (6'). Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and 3. The garage shall not exceed forty four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings. 2. Open SpaceLot Configuration: 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 Formatted: Space Before: 12 pt 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 of the following is required of preliminary plat applications: 1. One 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 to preserve existing trees particularly native conifers, native deciduous trees, and other native vegetation consistent with RMC 4-4-070, 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. Landscaping: R-10 and R-14 See RMC 4-4-070, Landscaping. Standards for Parks: R-10 and R-14 For developments that are less than ten (10) net acres: No park is required, but is allowed. For developments that are greater than ten (10) net acres: A minimum of one one-half (.5) acre park, in addition to the common open space requirement, is required. Standards for Common Open Space: R-10 and R-14 Developments of three (3) or fewer dwelling units: No requirement 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 acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one 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. 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. Common Open Space or Park Substitutions: R-10 and R-14 See RMC 4-1-240. 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. 3. Residential DesignOpen Space: 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. Formatted: Font: Not Bold 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one 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 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 acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one 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. 4. Site Amenities, Equipment, and Utilities: 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. 5. Shared Parking: 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. PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity 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 focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Standards: RC and R- 1 n/a R-4, R-6, and R-8 The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. R-10 and R-14 Both of the following are required: 1 . The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2 . The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. 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: RC and R- 1 n/a R-4, R-6, and R-8 One of the following is required: 1 . An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2 . At least two feet (2') offset of second story from first story on one street-facing facade. R-10 and R-14 Both of the following are required: 1 . The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2 . A minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and when they incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a home, 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. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. 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. Standards: RC and R- 1 n/a R-4, R-6, and R-8 Windows and doors shall constitute twenty five percent (25%) of all facades facing street frontage or public spaces. R-10 and R-14 All of the following are required: 1 . Primary windows shall be proportioned vertically, rather than horizontally, and 2 . Vertical windows may be combined together to create a larger window area, and 3 . All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and 4 . Screen doors are permitted, and 5 . Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6 . Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of homes helps to minimize visual monotony while helping to foster a perception of 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. Neighborhoods shall have a variety of home sizes and character. Standards: RC and R- 1 n/a R-4, R-6, and R-8 A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1 . A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2 . Abutting, adjacent, and diagonal houses must have differing architectural elevations. R-10 and R-14 All of the following are required: 1 . The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2 . Primary porch plate heights shall be one story. Stacked porches are allowed, and 3 . To differentiate the same models and elevations, different colors shall be used, and 4 . For single family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting, adjacent, or diagonal. 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. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Standards: RC and R- 1 n/a R-4, R-6, and R-8 A variety of roof forms appropriate to the style of the home shall be used. R-10 and R-14 Both of the following are required: 1 . A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2 . Single family residential subdivisions 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: RC and R- 1 n/a R-4, R-6, and R-8 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. R-10 and R-14 The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Standards: RC and R- 1 n/a R-4, R-6, and R-8 If one siding material is used on any side of the dwelling 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. Additionally, one of the following is required: 1 . Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2 . A combination of shutters and three and one-half inches (3 1/2") minimum trim details all windows, and three and one-half inches (3 1/2") minimum trim details all doors. R-10 and R-14 All of the following are required: 1 . Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and 2 . At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3 . 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. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4 . If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the community. Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Standards: RC and R- 1 n/a R-4, R-6, and R-8 For subdivisions and short plats, abutting, adjacent, and diagonal homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty four inches (24"), measured horizontally from the corner of the structure. Additionally, one of the following is required: 1 . A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2 . A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade. R-10 and R-14 All of the following are required: 1 . Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2 . When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners 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. Material transition shall not occur at an exterior corner, and 3 . Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval, and 4 . Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. MAIL AND NEWSPAPERS Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. R-10 and R-14 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; 3 . Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and 4 . Newspaper boxes shall be of a design that reflects the character of the home. HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. R-10 and R-14 Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. UTILITIES R-10 and R-14 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 R-10 and R-14 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. F. COTTAGE HOUSE REQUIREMENTS: 1. Site Design: UNIT LOT CONFIGURATION: 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 right-of-way. Formatted: Space Before: 10.2 pt Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) PARKING AND GARAGES: The minimization of the visual impact of parking and garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of parking areas and garages 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. When possible, alley access is encouraged. All zones All of the following apply: 1. Parking shall be provided in designated areas within the parent site but not at individual unit lots; 2. Shared garages on the parent site are allowed, provided the regulations of RMC 4-4-080 are met; 3. Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); 4. Shared garages and carports shall not exceed forty four feet (44') in width, and shall maintain an eight-foot (8') separation from any cottages; 5. Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; 6. Architectural detail that is consistent with the architectural character of the cottage house development shall be incorporated in the garage design, including but not limited to trim, columns, and/or corner boards; 7. Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) 8. When shared garages are proposed, each unit must have garage space assigned to it; 9. Surface parking of more than two (2) spaces, visible from a public right-of-way (not including alleys) or adjacent to single-family uses or zones, shall be screened; and 10 . Parking structures and surface parking shall not be located between the common open space and the cottage units. 2. Open Space: OPEN SPACE: 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. Landscaping: All zones See RMC 4-4-070, Landscaping. Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front 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. Required to 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. Formatted: Space Before: 10.2 pt Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) 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 acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one 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; and 5. Common open space areas shall have a maximum slope of five percent (5%); and 6. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Standards for Private Yards: All zones Each individual cottage shall have a private yard that is at minimum two hundred 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. Community Buildings: Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) All zones Developments with twenty four (24) or more cottages are required to provide at least one 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. 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'); and 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. 3. Residential Design: PRIMARY ENTRY: Cottages with a visually prominent front entry, including architectural character and landscape design, foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity 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 cottages shall be a focal point and allow space for social interaction. Front doors shall face the common open area or a street and be on the facade closest to the street. Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Standards: All zones All of the following are required: 1. The primary front entry should be abutting and oriented toward a common open space; when not achievable, the cottage shall have a primary entry and covered porch oriented toward a right-of-way; 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade; and 3. Unit lots should be oriented toward common open space area; when not achievable, unit lots should be oriented toward a right-of-way. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: Buildings shall not have monotonous facades along public areas. Cottages 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. All zones Both of the following are required: 1. The primary building elevation oriented toward common open space or right-of-way shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or common open spaces. Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a cottage and when they incorporate architectural elements of the cottage and they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a cottage, they amplify the sense that the community is oriented to people. Guidelines: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and be in scale with the home. All doors shall be of the same character as the home. Standards: All zones All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally; 2. Vertical windows may be combined to create a larger window area; 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door; 4. Screen doors shall be allowed in combination with any door type listed above are above; 5. Primary entry doors shall face a common open area or street, and shall be paneled or have inset windows; and 6. Sliding glass doors shall not be permitted along a frontage elevation or an elevation facing a pedestrian easement. Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) SCALE, BULK, AND CHARACTER: Residential communities are intended for people and cottages that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of cottages helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. All zones All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate; 2. Primary porch plate heights shall be one story. Stacked porches are allowed; and 3. To differentiate the same models and elevations, different colors shall be used; and 4. No more than two (2) of the same model and elevation shall be built within the same cluster and the same model and elevation shall not be abutting, adjacent, or diagonal. ROOFS: Roof forms and profiles are an important component in the architectural character of cottages and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for cottages 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. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Standards: Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) All zones Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Cottage 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 shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. 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 cottage and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not limited to detailing like trim, columns, and/or corner boards. Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Standards: All zones All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors; 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns; 3. 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. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them; 4. If columns are used, they shall be round, fluted, or strongly related to the home’s architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited; and 5. If one siding material is used on any side of the cottage that is at least two (2) stories, a horizontal band that measures at least eight inches (8") is required between the first and second story. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the cottage community. Guidelines: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. All zones All of the following are required: Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail cottages; 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners 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. Material transition shall not occur at an exterior corner; 3. Multiple colors on buildings shall be provided. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval; 4. Abutting, adjacent, and diagonal cottages shall be of differing color. Color palettes for all new cottages, coded to the home elevations, shall be submitted for approval; and 5. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. MAIL AND NEWSPAPERS: Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages. 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; Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) 2. Mailboxes shall be lockable consistent with USPS standards; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home’s architecture. MECHANICAL EQUIPMENT: Guidelines: Mechanical equipment shall be placed so as to not negatively impact neighbors. All zones Mechanical equipment shall only be located in the rear and side yards. UTILITIES: All zones All surface and roof-top equipment shall be screened or enclosed from public view. 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. In addition, see RMC 4-4-090, Refuse and Recyclables Standards, for additional requirements. Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1) Formatted: Space Before: 10.2 pt, After: 10.2 pt,Pattern: Clear (Background 1)