19.08.040 Design standards for townhouses and duplexes.
A. Applicability. The design standards in this section apply to the two- to four-unit townhouse or duplex housing types in the R-S, R-1, R-2 and R-2(A) zones.
B. Site Design.
1. Design sites to have both an external orientation to the streetscape and an internal orientation to the residential environment with unifying open space and pedestrian pathways.
2. Design emphasis should be given to the pedestrian, rather than the auto environment, through placement of parking in a less prominent location.
3. Vehicular access and parking must be from an alley if one is available.
4. No more than one street access point for every two units is allowed, unless on a corner lot.
C. Facades, Separation, Roofs and Transparency.
1. Facades.
a. Facades of attached residences within the same project should be distinct and even different, but also should maintain unifying compositional elements such as a common window header or sill line, and/or aligned vertical centerlines of windows and doors between upper and lower floors. See Figure 8-2.
b. Facades for each dwelling unit must include at least two of the following architectural elements: (1) horizontal modulation (upper level step-backs of at least two feet), (2) bay, bow, or garden windows, (3) building ornamentation such as a frieze, or (4) other architectural element the planning director determines accomplishes the intent. See Figure 8-3.
c. Attached dwelling units need to employ one of the following methods of vertical modulation:
(1) Setback variation between dwelling units, with no more than two adjacent dwelling units having the same setback. The setback between units needs to be at least one foot. (See Figure 8-4.)
(2) Vertical modulation within each dwelling unit. (See Figure 8-5.)
Figure 8-2: Facades of Units Distinct
Figure 8-3: Facade Architectural Elements
Figure 8-4: Example of Setback Variation Between Units
Figure 8-5: Example of Vertical Modulation Within Unit
2. Roofs.
a. Roof forms should complement neighboring properties. For example, if gables with pitches greater than 3:12 are the most prominent local roof form, then the proposed building should include a gable roof form with similar slope, unless there is a compelling reason (e.g., a green roof) to the contrary.
b. Roofs must incorporate architectural elements in roof forms, such as vertical or horizontal changes in rooflines; varied roof forms; dormers; deep roof overhangs (more than twenty-four inches); rafter tails, brackets, corbels, or other decorative supports; and/or prominent cornice, soffit, or fascia details.
c. For two-unit buildings, the predominant roof pitch must be the same, with roof eaves projecting the same distance from the building wall for each dwelling unit.
3. Building Separation. Where the density of the zone allows more than one building to be developed on a lot, a minimum separation of ten feet, not including eaves or other building appurtenances, is required between buildings.
4. Exterior Stairs. Fire escapes and exterior stairs providing access to an upper floor are not allowed on any facade that faces a street.
5. Transparency. At least fifteen percent of the area of each street-facing facade must be windows or main entrance doors. Windows used to meet this standard must allow views from the building to the street. Glass block does not meet this standard. Windows in garage doors do not count toward meeting this standard.
D. On-Site Open Space.
1. General Requirements.
a. The amount of open space required per unit is shown in Table 8-1 in EMC 19.08.030(B).
b. On-site open space may be private or common open space.
c. Required front and side street (corner) setbacks and driveways shall not be included in the open space calculation.
d. Common open space may include:
(1) Interior side setback areas which are contiguous with other on-site common open space areas;
(2) Rear setback areas which are contiguous with other on-site common open space areas and which are not part of a street side setback area on corner lots.
e. Required landscaping or critical area buffers without common access links such as pedestrian trails, do not count toward required open space.
f. Open space areas shall not be used for or occupied by driveways, parking, service areas, or any other vehicular use.
g. Plans for open space shall be approved by the city.
2. Minimum Size Standards.
a. Private open space shall be a minimum of ten feet in any direction, no less than one hundred square feet in area. A rear or side yard, which is part of a required setback area, may be counted toward this requirement if it meets the minimum dimensions.
b. Common open space shall be a minimum of twenty feet in any direction, no less than four hundred square feet in area.
3. Where Located.
a. Private open space on the ground shall be located to the rear of the unit.
b. Each unit should have direct access to on-site open space without travel through parking areas or other open space areas of other units.
c. A private deck, porch, balcony, patio, or roof garden may be counted towards the open space requirement provided it has a minimum dimension of six feet in any direction.
4. Design Standards.
a. Open space areas shall be developed with lawn, landscaping, usable active or passive recreation areas, courtyards, seating and walkways.
b. Bark or gravel covering of required common open space areas shall not exceed ten percent.
c. Pavement covering of open space areas shall be limited to active recreation surfaces, walkways, and courtyard areas.
E. Landscaping/Screening.
1. See Chapter 19.35 EMC for landscaping and street tree requirements.
2. Screening of waste containers from view of neighboring properties is required. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)