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The standards in this Section apply to all multi-family development projects that contain between four and 19 dwelling units. The units may be either attached or detached. These standards are in addition to the standards in § 84.16.040 (Development Standards Applicable to All Multi-Family Projects) and § 84.16.070 (Common Amenities and Facilities - Four or More Units), below.
(a) Location of Structures. All multi-family structures shall be oriented so that:
(1) The front facade is generally parallel to the street with varying setbacks to provide visual interest and varying shadow patterns. On corner parcels, both street-facing facades are generally parallel to the intersecting streets. See Figure 84-1 (Siting of Multi-Family Structure(s) Parallel to Public Right-of-Way). On curvilinear streets, the front facade of a structure is generally parallel to the tangent of the midpoint of the arc of the street.
(2) Living spaces do not face the living spaces of another multi-family structure.
(3) Courtyards and open space areas are immediately adjacent to all the surrounding units.
(4) Sight lines from windows and entries maximize natural surveillance of the site and the parking areas.
(b) Hierarchy of Space. Development design shall use a “hierarchy of space” to define territory for public space (e.g., streets), community space (e.g., common open space, play areas, communal laundry, community center, etc.), and private space (e.g., individual units and private open space). The use of design elements to define the public/private edge (e.g., special paving, change in building materials, grade separations, etc.) or physical barriers (e.g., landscaping, fences, low retaining walls, walls, screens, building enclosures, etc.) are encouraged. See Figure 84-3 (Design Elements Establish Hierarchy of Space).
(c) Lighting. Lighting shall comply with the provisions of Chapter 83.07 (Glare and Outdoor Lighting).
(1) Security. Lighting levels shall vary depending on the specific use and conditions, but the overall consideration shall be to provide lighting levels sufficient that intruders cannot lurk in shadows, steps and other grade changes are apparent, residents can easily unlock their door or identify visitors on their doorstep, and opportunities for theft and vandalism are reduced or eliminated.
(2) Street Lighting. Street lighting shall be installed along the internal circulation streets. Lighting shall be designed to shine downward and eliminate skyward glare in compliance with Chapter 83.07 (Glare and Outdoor Lighting). Light standards shall be residential/pedestrian in scale and be spaced appropriately for the fixture, type of illumination, and pole height.
(3) Parking Area Lighting. Lighting in parking areas shall be arranged to prevent direct glare into adjacent dwelling units and onto neighboring uses/properties in compliance with Chapter 83.07 (Glare and Outdoor Lighting).
(4) Pedestrian Lighting. Pedestrian-scaled lighting shall be located along all walkways within the development. Light standards shall be a maximum of 12 feet in height to allow proper illumination, discourage vandalism, and have a pedestrian scale.
(5) Site Lighting. Site lighting may be located on a multi-family structure to illuminate site areas not covered by individual light standards.
(1) Parking Standards. Parking areas, parking stalls, and driveways shall comply with the provisions of Chapter 83.11 (Parking and Loading Standards).
(2) Distance Between Parking Area and Dwelling Units. Parking areas shall be located no further than 200 feet from the dwelling units to be served as measured from the midpoint of the parking areas to the closest entrance doors of the dwelling unit to be served.
(3) Pedestrian Accessway. Parking areas shall be designed so that an unobstructed pedestrian accessway at least four feet in width is provided between the public right-of-way and the parking area.
(4) Carports And/or Garages. At least one of the parking spaces required for each dwelling unit in Table 83-15 (Parking Required by Land Use) shall be covered (i.e., carport or garage)
(I) Detached carports and garages shall be designed to reflect the architecture of the dwelling units by using similar forms, scale, colors, materials, and roof pitches.
(II) Roofs composed of rock material shall be prohibited.
(III) The side of a detached garage that faces a street shall have a pitched roof with windows or other architectural details that mimic the features of the multi-family structure(s).
(B) Distribution and Location.
(I) Carports and/or garages shall be distributed evenly throughout the project in groupings of no more than six covered spaces.
(II) Carport and garage entries shall not be located between a multi-family structure and a required street frontage, but shall instead be located in groups on the interior of a parcel so that they are not visible from adjacent streets.
(III) No more than six garage doors shall appear on any elevation of a multi-family structure. The plane of each garage door shall be offset at least two feet from the plane of the garage door adjacent to it.
(C) Storage. Carports and garages shall be utilized for vehicle parking and not for household storage. Storage shall be provided as required by Subdivision (g) (Storage), below.
(1) Doors to Community Facilities. Doors to community facilities (e.g., communal laundry, community center, etc.) shall contain some transparency and be key-controlled by residents. Courtyard gates and shared building entrances that access individual units shall automatically lock when closed.
(2) Doors for Dwelling Units. Front doors for individual dwelling units shall have a peephole or other feature to allow residents to see who is at the door before opening it. To prevent break-ins, doorknobs shall be at least 40 inches from any windowpane. Single cylinder dead bolt locks shall be installed on the exterior doors of all individual dwelling units. Sliding glass doors shall have one permanent door on the outside and the inside moving door shall have a locking device and a pin.
(f) Solid Waste/Recyclable Material Storage Areas. Solid waste/recyclable material storage areas shall be clearly designated on the plot plan. The areas shall be clearly accessible for pickup and shall be effectively screened from public view in compliance with Chapter 84.24 (Solid Waste/Recyclable Materials Storage). Waste disposal pickup bins (dumpsters) shall not occupy required parking spaces nor intrude into required access driveways.
(1) Private Storage Space. Each dwelling unit shall be provided a minimum of 150 cubic feet of private enclosed storage space in addition to the parking area located within the garage, if provided, or immediately adjacent to the dwelling unit. Private enclosed storage space shall be prohibited in carports.
(2) Bicycle/Motorcycle Storage Area. All multi-family projects shall provide covered, enclosed, and secure storage areas for bicycles and motorcycles. Motorcycle spaces shall be at least four feet by eight feet.
(3) Design. Storage and other accessory structures shall be designed with materials and/or architectural elements that are similar to the multi-family structure(s).
(h) Open Space - Common.
(1) Minimum Size and Dimensions. A minimum 900 square feet of usable common open space shall be provided for active or passive outdoor activity. For every dwelling unit above nine, an additional 100 square feet of usable common open space shall be provided. Usable common open space is defined as an open area or recreational amenity or facility that is designed and intended to be used for outdoor living and/or recreation. Usable open space shall have a minimum dimension of 30 feet in any direction. A multi-family development shall not be located adjacent to an IR (Regional Industrial) land use zoning district, AG (Agriculture) land use zoning district, or mining operations unless the common open space constitutes 60 percent or more of the parcel and is designed to buffer the industrial, agricultural or mining uses.
(2) Calculation of Area. Required front, rear, and side setback areas along streets, driveways, parking areas, and walkways shall not be used to satisfy any part of the common open space requirement.
(3) Amenities. The common open space area shall include amenities indicated in § 84.16.050 (Common Amenities and Facilities).
(i) Open Space - Private. A minimum of 100 square feet of private open space (e.g., patios, balcony, decks, etc.), a minimum of six feet in width, shall be provided for each dwelling unit. Required private open space areas shall not be used to satisfy any part of the common open space requirement. Enclosure of private open space shall not prevent common open space surveillance by the residents.
(j) On-Site Manager. A full-time resident manager shall be required for multi-family projects with 15 or more dwelling units.
(k) Common Amenities and Facilities. Common open space amenities and laundry facilities shall be provided in compliance with § 84.16.070 (Common Amenities and Facilities).
(Ord. 4043, passed - -2008; Am. Ord. 4098, passed - -2010)