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19.24.080 Condominium/Townhouse design standards

            (1)        The condominium/townhouse zoning district serves to buffer low-density residential neighborhoods from adjacent high-density residential, high traffic arterial streets (major corridors), and commercial developments.  Height, setback, and massing standards promote development that fits well architecturally near existing single-family houses, while allowing densities that promote transit use, shared open space amenities, and a pedestrian orientation in a vibrant urban environment.

            (2)        The following design standards shall be applied to townhouse development in conjunction with all other applicable multi-family standards identified in this Chapter.

            (3)        Bulk and dimensional standards.

                        (a)        Height.  Residential buildings shall have a maximum height of thirty-five feet (35').  An additional five feet (5') of height may be allowed if sub-grade or underground parking is provided for at least fifty percent (50%) of the units.

                        (b)        Setbacks.  The setbacks identified shall be dictated by the overall design of the project.

                        (c)        Density.  Condominium/townhouse density shall not exceed twelve (12) dwelling units per acre in a side-by-side configuration and not exceed sixteen (16) dwelling units per acre for other configurations specifically approved by the Planning Commission and City Council.

            (4)        General design standards.

                        (a)        Roof line variation.

                                    (i)         Roof pitch of at least six feet (6') of height for each twelve (12) linear feet of roof shall be required for all townhouse development.

                                    (ii)        Additionally, at least two (2) of the following types of roof line variation shall be required for all condominium/townhouse development:

                                                (a)        Vertical offset in ridge line;

                                                (b)        Gables;

                                                (c)        False facades;

                                                (d)        Exaggerated cornices;

                                                (e)        Dormers;

                                                (f)        Vegetated terraces; or

                                                (g)        Other architectural features such as trellises, cornices, portals or porches.

                                    (iii)       The maximum roof line length without variation shall not exceed thirty feet (30').

                                    (iv)       The minimum roof line variation length shall be four feet (4') for dormers and eight feet (8') for all other types of variations.

            (5)        Open space.  Open space shall be provided in all condominium/townhouse projects according to the following standards:

                        (a)        Two hundred (200) square feet of private open space shall be provided for each dwelling unit or thirty-five percent (35%) open space for the entire project.

            (6)        Off-street parking is encouraged to be provided in the rear of each unit via an alleyway or drive separate from the street.

            (7)        Specific design standards.

            The following design standards shall be required for projects in order to create a cohesive appearance that is pedestrian friendly and which encourages travel by public transportation, bicycling, van pooling, and car pooling.

                        (a)        Trash storage areas, mechanical equipment, transformers, meters, and similar devices are not permitted to be visible from the street.  Where site constraints would otherwise force these uses into visible locations, they shall be screened by decorative walls, earthen berms, landscaping, or architectural treatments capable of screening views from streets and sidewalks.  If in rooftop locations, mechanical equipment shall be screened by roof components, parapets, cornices, or other architectural features.

                        (b)        All uses located in the zoning district shall be conducted entirely within a fully-enclosed building.  There shall be no outside storage of materials or equipment, other than motor vehicles licensed for street use.

                        (c)        All new utility transmission lines shall be placed underground.

            (8)        Pedestrian and vehicle circulation.

                        (a)        The public right of way in front of a project shall be encouraged to accommodate bike lanes and sidewalks for multiple modes of non-vehicular transportation.

            (9)        Landscaping.

                        (a)        Street trees shall be provided on all street frontages at a maximum spacing of thirty feet (30') on center.

                        (b)        Street trees shall be planted within a landscape strip between the roadway and sidewalk where feasible.

                        (c)        Street trees shall be planted no closer than twenty feet (20') to light standards.

                        (d)        All areas of a developed site not occupied by buildings, required parking, driveways, walkways, or service areas shall be landscaped according to an approved landscaping plan.  These areas may also incorporate hardscape for patios, plazas, and courtyards.

                        (e)        Parking areas shall be shaded by large broadleaf-canopied trees placed at a rate of one (1) tree for each twelve (12) parking spaces.  Parking shall be adequately screened and buffered from adjacent uses.  Parking shall be provided in accordance with Chapter 19.12 of this Title.

Ord. No. 06-57, Enacted 12/21/2006Ord. No. 07-19, Amended, 6/21/2007