[Amended 12-11-2024 by Ord. No. 2024-522; 9-11-2019 by Ord. No. 2019-363]
In addition to the use standards for dwelling types located in Chapter 17.08, the following design standards apply to the R-3C and R-4C Districts. The standards below are applicable to construction of a new dwelling, construction of a new garage and/or carport, and/or an addition to an existing dwelling that exceeds 25% of the building footprint of the structure as it was on the effective date of this Ordinance. The R-3C and R-4C Districts are Special Purpose Districts as defined in Section
17.02.030.
A. Building massing and orientation.
1. The scale of new construction must maintain compatibility with adjacent homes and the overall character of the surrounding area.
2. Architectural elements within the design must be in proportion to the overall structure.
3. The scale of additions to existing homes must maintain compatibility with the size of the existing structure and its architectural elements, as well as with the size of adjacent homes and the overall character of the surrounding area.
4. Foundation height must maintain compatibility with adjacent homes, provided adequate drainage can be achieved.
5. Dwellings must be oriented toward the residential street and must connect to the sidewalk via walkways perpendicular to the street.
B. Facade design.
1. All facades that face a street must have articulation in the form of windows, doors, or other significant architectural features that are projected or recessed to create shadow and visual interest.
2. The number and size of facade articulations must be scaled to the size of the facade to balance a home's compatibility within the neighborhood with its own unique character.
3. Additions to existing homes must continue the architectural vocabulary established by the original home and must be informed by the overall character of the surrounding area.
4. Front porches are encouraged, to add interest and scale to the front of a home. Where provided, porches must maintain compatibility with adjacent homes.
5. The front entry to a home must be a prominent feature and must be located on the front facade.
C. Fenestration.
1. The design of a home's fenestration must reflect a consistent rhythm, repeating elements or groups of elements in a consistent manner across a home's story and between stories. Individual elements may vary in size but must relate to each other proportionally.
2. Elements of fenestration must relate to each other visually by sharing design features such as vertical or horizontal alignment, depth, or ornamentation such as muntins, mullions, sills, trim, lintels, etc.
3. Facades facing onto immediately adjacent properties must design their fenestration to respect the privacy of neighbors. This may be addressed through the height, size, or proportion of windows, the exclusion of balconies, and the use of opaque or translucent materials.
D. Roof form.
1. Roof forms must be varied through a combination of structural articulations, such as gables, hips, valleys, ridges, and saddles, that complement the roof form of adjacent homes.
2. Roof pitch should be consistent for all sloped roof faces and should maintain compatibility with adjacent homes and the overall character of the surrounding area.
3. Definition is encouraged, through integration of architectural features such as dormers, eyebrows, chimneys, and deep eaves, which create shadows across the facade of a structure and create visual interest.
E. Building materials. Building materials for new homes or additions to existing homes must maintain compatibility with adjacent homes and the overall character of the surrounding area.
1. Primary building materials. Primary building materials are the dominant component of a home's exterior walls, composing 75% to 90% of each building face.
a. No more than two primary building materials are permitted for new homes, not including foundation
b. For additions to existing homes, no more than two primary building materials are permitted, provided that the total number of primary building materials for the overall structure, including addition, is not more than two.
c. Color, texture, or finish changes within any category of materials count as separate primary building materials.
d. Permitted primary building materials include:
e. Building materials not listed above may be considered on a case-by-case basis and will be evaluated based upon such factors as durability, maintenance, architectural or design intent, and neighborhood context.
2. Accent materials. Accent materials are secondary components of a home's exterior walls, typically used to provide architectural detail or visual interest to a facade. Accent materials may not compose more than 25% of each building face.
a. For new construction and additions to existing homes, if one primary building material is used (not including a foundation), a minimum of two but no more than three accent materials are permitted for the overall structure, including any addition.
b. For new construction and additions to existing homes, if two primary building materials are used (not including a foundation), a minimum of one but no more than two accent materials are permitted for the overall structure, including any addition.
c. Color, texture, or finish changes within any category of materials count as separate accent materials.
d. Permitted accent materials include:
iii. Architectural metal cladding.
e. Accent materials not listed above may be considered on a case-by-case basis and will be evaluated based upon such factors as durability, maintenance, architectural or design intent, and neighborhood context.
3. Roofing materials.
a. Roofing materials should complement the architectural style of a home.
b. A consistent application of one roofing material is required for all roof areas visible from the right-of-way or any neighboring property.
c. Color, texture, or finish changes within any category of materials listed below count as separate roofing materials.
d. Permitted roofing materials include the following:
i. Dimensional asphalt shingles.
ii. Wood shingles and shakes.
vi. Metal tiles or standing seam.
e. Roofing materials not listed above will be considered on a case-by-case basis and will be evaluated based upon such factors as durability, maintenance, architectural or design intent, and neighborhood context.
4. Application of building materials.
a. Building materials should be consistently applied on all exterior faces of new homes. Elevations of different materials or colors are not permitted, such as brick or stone front facades with vinyl siding on side and rear elevations.
b. Visual balance should be maintained on each face of a structure. For both new construction and additions to existing homes, if multiple primary building materials are used on the overall structure, those that appear heavier, or that carry more visual weight, should be placed toward the bottom of a structure, with materials that appear lighter placed above.
c. Frequent or irrational changes in building materials should be avoided. Change of materials should occur with prominent architectural features or changes in wall plane.
d. Where materials change with a change in wall plane, the material change should occur on the inside corner, not the outside edge.
R-3C AND R-4C DISTRICT DESIGN STANDARDS |
