A. Conversion Of Residential Buildings To Other Than Original Designed Residential Use:
1. An existing residential building shall not be converted to add any more dwelling units than it was originally built with when it was constructed.
2. Any increase in the number of dwelling units requires the removal of the existing structure, except that homes listed on the local historic register or eligible buildings in the Central Bench national historic district shall not be removed in order to accommodate additional dwelling units but may only be converted to multiple units on approval of the planning commission following the procedures of subsection 15-6-3I of this title.
3. Replacement of a structure by new construction for use as a duplex or multi-dwelling unit is allowed only if the additional units are permitted according to the regulations of this title.
4. This section does not limit the construction of an accessory dwelling unit if authorized, approved and constructed pursuant to chapter 32 of this title.
B. Multiple-Family Developments In Residential Zones: New construction shall meet the following site plan and design requirements in addition to the requirements for lot area, yard setbacks, height, and lot coverage of the specific zone the development is located in:
1. Building types - Multiple-family dwelling buildings can be designed as:
a. A single-family rowhouse, commonly referred to as a townhome;
b. A great house designed to resemble a single-family home, but the interior arrangement has three (3) to eight (8) units;
c. A small apartment building with up to eight (8) units, no more than two (2) stories in height, and designed to have units placed above and below each other and on both sides of a common access entrance;
d. A courtyard apartment building which is a one (1) to two (2) story building, but unlike a townhome is "U" shaped around a central courtyard. The courtyard width shall be a minimum of twenty-five feet (25');
e. An apartment building taller than two (2) stories with units placed above and below each other with one (1) or two (2) shared sidewalls. Individual units are accessed by a common interior corridor.
2. Building exterior materials:
a. The exterior solid wall building materials are limited to brick, stone, wood, stucco, and fibrous cement siding that has a texture of wood, stucco or other material. Use of exterior materials with different textures, such as fibrous cement siding that resembles siding or stucco, will be considered two (2) separate materials. Precast sills, lintels, quoins and other similar architectural detail enhancements are permitted and not considered a main or secondary material.
b. A multiple-family dwelling designed as a great house, small apartments, or courtyard apartment building is limited to one (1) approved exterior material as the main building material and one (1) other allowed material as an accent for gable ends or wall projections.
c. Single-family rowhouses may use the option of one (1) main material and one (1) accent material for each dwelling unit module to differentiate each dwelling in the building, if desired.
d. An apartment building may use up to two (2) approved exterior building materials for the main building. Stucco can only be used above the ground floor level of the building. Use of a second exterior material can only occur when there are changes in the wall planes of two (2) or more feet.
3. Building windows:
a. Glass cannot be more than twenty percent (20%) reflective on any exterior window.
b. Exterior windows on a multi-story apartment building shall be positioned in line vertically with those windows situate on the ground floor, and in line horizontally with those windows located on the same level of said multi-story building. There shall be a minimum of ten percent (10%) glass surface for each floor level of the building.
4. Building orientation: The front façade of each multiple-family building type shall face the public street with the exception of a courtyard apartment building. A courtyard apartment building shall have the open end of the courtyard facing a public street, with the front of each apartment unit facing the courtyard.
a. The ground level main front entrance into the building shall be incorporated in the façade. The longest length of the building shall be parallel to the public street, except a courtyard apartment or apartment building, which may have a maximum depth of twice the width facing a street.
b. The elements of a front façade shall include a visible and parallel main pedestrian entrance into each individual unit from the public street for a single-family rowhouse.
c. A great house shall have the main pedestrian entrance to the building visible and parallel to the public street. Secondary access to other units from the side or rear of the building are permitted.
d. A courtyard apartment shall have the main pedestrian entrance to each dwelling unit facing the courtyard.
e. An apartment building shall have a main pedestrian entrance into the building that is visible and parallel to the main street that provides access to all interior units by means of interior corridors. Secondary access is also allowed which is not fronting a street.
5. Building main entrance requirements:
a. The entryway for each unit of a single-family rowhouse and courtyard apartment shall have a covered porch as part of the entry door design. The roof covering the porch shall be an extension of the roof covering the structure or use building materials of the development to create a minimum projection to provide cover over the front entrance a minimum of four feet (4') and a maximum of eight feet (8').
b. A great house, small apartment and apartment building may have an enclosed front common pedestrian entrance that leads to a common lobby and access corridors that provides interior access to the individual units or a combination of an enclosed common front pedestrian entrance and individual unit front access entrances. The common pedestrian entrance may be even with, recessed, or extended out from the front building wall. There shall be a protective roof covering projecting a minimum of four feet (4') from the wall plane above the entrance. The main pedestrian entrance shall be a minimum ten feet (10') wide and defined by an architectural feature that identifies the entryway as the main building entrance. Such options as sidelights, detailed architectural features, and approved material changes shall be used on ground floor pedestrian entrances.
6. Parking location:
a. Single-family rowhouses shall provide the required parking only to the rear of the building in either an attached garage, detached garage, or parking lot.
b. Parking for a great house, small apartment, courtyard apartment, and apartment building shall be limited the rear or side of the structure not facing a street. The area between the front of the building and the front property line shall be open green space except for sidewalks leading to front doors and driveways leading to approved parking.
7. Amenity requirements for apartment buildings: Multiple-family apartment buildings consisting of more than sixteen (16) units shall provide a combination of exterior open green space and amenity area, and an interior amenity area.
a. The required amount of interior amenity space is:
(1) A minimum of four hundred (400) square feet of interior amenity space; and
(2) An additional ten (10) square feet of interior space for every unit over forty (40) units.
b. Amenity areas are a combination of designed fixtures and functions in the open green space area and any required interior amenity space with uses described in this subsection. When interior amenity space is utilized, the combination of interior amenity space and exterior open green space and amenity space shall meet the percent of open green space required by the zone.
c. Open green space area requirements shall include at least three (3) of the following amenity features in the open green space:
(1) Playground with a three hundred (300) square foot minimum area;
(2) Gas fire pit with seating area with a minimum fifteen foot (15') radius paved area;
(3) Two (2) or more tables with chairs;
(4) Permanent game area with equipment such as shuffleboard, or chess/checkers tables;
(5) Community garden and shed area of at least thirty (30) square feet per twenty (20) units;
(6) Outdoor grill at one grill per forty (40) units or portion thereof;
(7) Fenced dog park with a two hundred (200) square foot minimum area;
(8) Recreational field or court; or
(9) Outdoor swimming pool.
d. Interior amenity space requirements may be made up of one (1) or more of the following designated spaces, provided the square footage meets the minimum requirements:
(1) Fitness center;
(2) Spa;
(3) Hot tub;
(4) Cooking and dining facilities for group gatherings;
(5) Library/study;
(6) Clubhouse;
(7) Lounge; or
(8) Game room.
(Ord. 2000-71, 1-16-2001, eff. 1-18-2001; amd. Ord. 2008-57, 10-28-2008; Ord. 2022-55, 11-15-2022; Ord. 2023-45, 7-18-2023)