The purpose of this chapter is to provide clear and objective standards for courtyard unit development. Optional alternative standards are also provided for courtyard unit development. Courtyard unit development has the following characteristics:
A. 
The development consists of attached dwelling units of limited size and height;
B. 
The buildings containing the dwelling units are arranged around a courtyard that provides shared open space among the units;
C. 
The courtyard opens to the street and provides a visual and physical connection to the interior of the development and the entrance-bearing facades of the dwelling units;
D. 
Internal pathways connect the units to the shared site elements and to the adjacent sidewalk;
E. 
Off-street parking areas are efficiently designed and screened; and
F. 
The overall design emphasizes sustainable development patterns and climate resiliency.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 20-01 §1; Ord. 22-06 §2)
The standards of this chapter apply to courtyard unit development wherever this housing type is allowed as provided in the use and housing type tables in Chapter 18.110, Residential Zones and Chapter 18.120, Commercial Zones. Additional standards apply in the River Terrace Plan District, as provided in Chapter 18.640, River Terrace Plan District.
(Ord. 18-23 §2; Ord. 19-09 §1; Ord. 22-06 §2)
Courtyard unit developments require review through one of the following:
A. 
A courtyard unit development that complies with all of the clear and objective standards of Section 18.250.050 requires development permits.
B. 
A courtyard unit development that does not comply with all of the clear and objective standards of Section 18.250.050 requires a site development review application, as provided in Paragraph 18.780.040, subject to the alternative standards of Section 18.240.060 and any other applicable standards in this title.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 19-09 §1; Ord. 22-06 §2)
A. 
Unit count. The required number of dwelling units in courtyard unit development is determined as follows:
1. 
A courtyard unit development must contain a minimum of five dwelling units and a maximum of 12 dwelling units.
2. 
A minimum of one dwelling unit is required for every 2,000 square feet of gross lot area. Any designated sensitive lands on the lot are included in the gross lot area. Any dedications for public improvements or public access are not included in the lot area.
B. 
Minimum lot width. The minimum lot width is 75 feet.
C. 
Setbacks. Setbacks apply only to the perimeter of the courtyard unit development.
1. 
The minimum front and side setbacks are 10 feet.
2. 
The minimum rear setback is 15 feet.
3. 
The maximum setback from a front street property line is 20 feet.
D. 
Common courtyard. A single common courtyard must be provided. This common courtyard is not required to be rectangular; however, a single rectangle meeting size and location standards must be entirely contained within the common courtyard as shown in Figure 18.250.1. The rectangle is a portion of the common courtyard used to demonstrate compliance with all of the standards listed below.
1. 
The minimum size of the rectangle is 15% of the gross lot area;
2. 
The rectangle must abut a minimum of 15% of the length of a single street property line;
3. 
The rectangle must not abut more than 40% of the length of a single street property line;
4. 
The rectangle must be a minimum of 15 feet wide along its entire length.
5. 
Each building must have all points along the courtyard-facing facade located entirely within 10 feet of the rectangle.
6. 
Dwelling units and parking and maneuvering areas are prohibited within the rectangle.
Figure 18.250.1 Common Courtyard Relationship to Required Rectangle
Figure 18.250.2 Required Courtyard Frontage for Courtyard Units
E. 
Configuration of dwelling units. Dwelling units must be attached, except that the dwelling units may be provided in two detached buildings of at least three dwelling units each. See Figure 18.250.2.
F. 
Location of dwelling units. The dwelling units must be arranged around the common courtyard. If dwelling units are provided in two detached buildings, the buildings must face each other across the common courtyard. See Figure 18.250.2.
Figure 18.250.2 Possible Configurations and Locations of Dwelling Units
G. 
Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and Loading, apply. The following additional standards also apply:
1. 
Number of spaces. A maximum of 1.2 off-street parking spaces are allowed for each dwelling unit. Fractional parking space maxima are rounded down to the nearest whole number.
2. 
Grouping. Off-street parking must be provided in groups of two to four parking spaces where all spaces in a group must be contiguous. See Figure 18.250.3.
3. 
Location.
a. 
Off-street parking spaces must be located a minimum of 20 feet from any street property line, except that parking spaces may be provided within five feet of a property line along an alley.
b. 
Off-street parking spaces must be located a minimum of 10 feet from any property line that does not abut a street, alley, or public right-of-way.
c. 
Off-street parking spaces must be located a minimum of five feet from any public access easement.
d. 
Off-street parking space groups must be separated by a minimum of five feet on all sides from all other parking space groups and dwelling units on the site. If this separation area is 10 feet or less in width, it must be landscaped to meet the L-2 standard, as provided in Table 18.420.1, except that trees are not required.
4. 
Garages and carports. Garages and carports are prohibited.
5. 
Screening. Off-street parking spaces must meet the following:
a. 
They must be screened from the street to the S-4 standard if located within 100 feet of a street property line.
b. 
They must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2.
Figure 18.250.3 Parking Grouping and Separation
H. 
Pedestrian access. An accessible path a minimum of five feet in width must be provided that connects the main entrance of each dwelling unit to the following areas:
1. 
At least one parking areas on the lot,
2. 
The common courtyard, and
3. 
Sidewalks in all adjacent rights-of-way, including at least one connection through the required courtyard rectangle. See Figure 18.250.4.
Figure 18.250.4 Pedestrian Connection Along Required Common Rectangle
I. 
Landscaping. The standards and provisions of Section 18.420.030 apply, except for Paragraphs 18.420.030.A.2 and 18.420.030.A.3. The following additional standards also apply:
1. 
Common courtyards must meet the L-1 standard, as provided in Table 18.420.1.
2. 
A minimum of 33% tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule.
3. 
The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees.
a. 
Street trees must be planted within the right-of-way in accordance with all standards of the city's UFM.
b. 
An existing tree may be used to meet the street tree standards provided that:
i. 
The tree is located in the public right-of-way, and
ii. 
The tree meets the UFM standards for street trees.
J. 
Fencing.
1. 
A fence at least six feet in height must be provided at the perimeter of the site, within three feet of rear and side property lines, except that a fence is not required in the front setback.
2. 
Fences located within the required front setback must not exceed three feet in height even when the lot abuts a collector or arterial street.
3. 
Fences located anywhere other than within three feet of a side or rear lot line not exceed three feet in height, except for fences used to meet the screening requirements of Paragraphs 18.250.050.G.5 and 18.250.050.K.
K. 
Service areas. Service areas including but not limited to waste collection areas and utility cabinets must not be located in required setbacks or in the required courtyard rectangle, and must be screened to the S-1 standard as provided in Table 18.420.2.
L. 
Floor area.
1. 
The maximum floor area of each individual dwelling unit in a courtyard unit development is 1,100 square feet.
2. 
The average floor area of all dwelling units in a courtyard unit development must not exceed 900 square feet.
M. 
Height. The maximum height of a courtyard unit building is 18 feet.
N. 
Entrances. A minimum of 75% of the dwelling units must have main entrances that are either parallel or offset no more than 45 degrees from the closest edge of the required courtyard rectangle. Dwelling units within 20 feet of a street property line with their entrances either parallel or offset no more than 45 degrees from the street property line may count toward this standard.
O. 
Facade length.
1. 
Front facades within the required front setback must not exceed 40 feet in length. See Figure 18.250.5.
2. 
The total length of front facades within the required front setbacks must not exceed 80 feet in length. See Figure 18.250.5.
3. 
Street-facing side facades on corner lots may be any length.
Figure 18.250.5 Facade Length Within Required Front Setbacks
P. 
Windows. The minimum total area of all windows and doors on building facades is 12%. Window area is the aggregate area of the glass within each window, including any interior grids, mullions, or transoms. Door area is the portion of a door, other than a garage door, that moves and does not include the frame.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 20-01 §1; Ord. 22-06 §2; Ord. 22-10 §2)
A. 
Unit count. The required number of units in a courtyard unit development is determined as follows:
1. 
A courtyard unit development must contain a minimum of five dwelling units; and
2. 
A minimum of one dwelling unit is required for every 1,500 square feet of gross lot area. Any designated sensitive lands on the lot are included in the gross lot area. Any dedications for public improvements or public access are not included in the lot area.
B. 
Minimum lot width. The minimum lot width is 75 feet.
C. 
Setbacks. Setbacks apply only to the perimeter of the courtyard unit development.
1. 
The minimum front and side setbacks are 10 feet.
2. 
The minimum rear setback is 15 feet.
3. 
The maximum setback from any street property line is 20 feet.
D. 
Common courtyards.
1. 
Number. A common courtyard must be provided for every 12 courtyard units, or portion thereof. The maximum number of courtyards in a courtyard unit development is determined by dividing the total number of dwelling units in the development by 12. When this calculation results in a fraction, the result will be rounded up to the nearest consecutive whole number. A minimum of one courtyard must meet the primary courtyard standards.
2. 
Size.
a. 
The minimum total area of all required common courtyards is 15% of the total gross area of the development site.
b. 
The minimum area of the primary courtyard is 10% of the total gross area of the development site.
c. 
The maximum area that may count toward meeting the courtyard area standard is as shown in Figure 18.240.6. This area includes the area of the shape created by:
i. 
The courtyard-facing facade of each building containing dwelling units,
ii. 
A series of imaginary straight lines drawn between the corners of buildings facing each other across the courtyard, as measured at ground level, and
iii. 
For primary courtyards, the edge of the courtyard along the street property line and a perpendicular line extending from the street property line to the edge of each courtyard-facing facade.
3. 
Design.
a. 
Parking and maneuvering areas are prohibited within all common courtyards.
b. 
At least one side of the primary courtyard must abut a single street property line for a minimum of 15% and a maximum of 40% of the length of that street property line. See Figure 18.240.7.
c. 
The courtyard must be at least 15 feet wide along any imaginary line drawn perpendicular to its edges, as defined in Subparagraph 18.250.060.D.2.c above.
d. 
Sight-obstructing structures or shrubs more than three feet in height must not be located in the primary common courtyard within 50 feet of any street property line.
Figure 18.250.6 Common Courtyard Measurement
Figure 18.240.7 Common Courtyard Width at Street Property Line
E. 
Configuration of dwelling units. Dwelling units must be attached, except that the dwelling units may be provided in two detached buildings of at least three dwelling units each. See Figure 18.250.6.
F. 
Location of dwelling units. The dwelling units must be arranged around the common courtyard. If dwelling units are provided in two detached buildings, the buildings must face each other across the common courtyard. If a development includes more than 12 dwelling units, then each building containing dwelling units must be arranged adjacent to or around at least one courtyard. See Figure 18.250.8.
Figure 18.250.8 Possible Configurations and Locations of Dwelling Units
G. 
Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and Loading, apply. The following additional standards also apply:
1. 
Number of spaces. A maximum of 1.2 off-street parking spaces are allowed for each dwelling unit. Fractional parking space maxima are rounded down to the nearest whole number.
2. 
Grouping. Off-street parking must be provided in groups of two to four parking spaces where all spaces in a group must be contiguous. See Figure 18.250.9.
3. 
Location.
a. 
Off-street parking spaces must be located a minimum of 20 feet from any street property line, except that parking spaces may be located a minimum of five feet from property line along an alley.
b. 
Off-street parking spaces must be located a minimum of 10 feet from any property line that does not abut a street, alley, or other public right-of-way.
c. 
Off-street parking spaces must be located a minimum of five feet from any public access easement.
d. 
Off-street parking space groups, including those provided in garages or carports, must be separated by a minimum of five feet on all sides from all other parking space groups, garages or carports, and dwelling units on the site. If this separation area is 10 feet or less in width, it must be landscaped to meet the L-2 standard, as provided in Table 18.420.1, except that trees are not required. Separation areas between garages are exempt from the landscaping requirement. See Figure 18.250.9.
4. 
Garages and carports.
a. 
The maximum size for any detached garage or carport is 750 square feet and the maximum height is 15 feet. The square footage of a carport is the total area covered by a roof.
b. 
Each detached garage or carport must not contain more than four vehicle parking spaces.
5. 
Screening. Off-street parking spaces provided on paved surfaces or in carports must meet the following:
a. 
They must be screened from the street to the S-4 standard if located within 100 feet of a street property line.
b. 
They must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2.
Figure 18.250.9 Parking Grouping and Separation
H. 
Pedestrian access. An accessible path a minimum of five feet in width must be provided that connects the main entrance of each dwelling unit to the following areas:
1. 
At least one parking space group on the lot,
2. 
At least one common courtyard, and
3. 
Sidewalks in all adjacent rights-of-way, including at least one connection to a sidewalk along the required primary common courtyard.
I. 
Landscaping. The standards and provisions of Section 18.420.030 apply, except for Paragraphs 18.420.030.A.2 and 18.420.030.A.3. The following additional standards also apply:
1. 
Common courtyards must meet the L-1 standard, as provided in Table 18.420.1.
2. 
A minimum of 33% tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule.
3. 
The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees.
a. 
Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of six feet from the right-of-way in an easement when planting within the right-of-way is not practicable as determined by the City Engineer.
b. 
An existing tree may be used to meet the street tree standards provided that:
i. 
The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; and
ii. 
The tree would be permitted as a street tree in compliance with Urban Forestry Manual street tree planting and soil volume standards if it were newly planted.
J. 
Fencing.
1. 
A fence at least six feet in height must be provided at the perimeter of the site, within three feet of rear and side property lines, except that a fence is not required in the front setback.
2. 
Fences located within the required front setback must not exceed three feet in height even when the lot abuts a collector or arterial street.
3. 
Fences located anywhere other than within three feet of a side or rear lot line not exceed three feet in height, except for fences used to meet the screening requirements of Paragraphs 18.250.060.G.5 and 18.250.060.K.
K. 
Service areas.
1. 
Waste collection areas must be located to minimize noise and odor impacts to adjoining residentially-zoned property to the degree practicable.
2. 
Service areas, including but not limited to waste collection areas and utility cabinets, must not be located in required setbacks or in a required common courtyard, and must be screened to the S-1 standard as provided in Table 18.420.2.
L. 
Floor area.
1. 
The maximum floor area of each individual dwelling unit in a courtyard unit development is 1,200 square feet.
2. 
The average floor area of all dwelling units in a courtyard unit development must not exceed 1,000 square feet.
M. 
Height. The maximum height of a courtyard unit building is 25 feet.
N. 
Entrances. A minimum of 75% of the dwelling units must have main entrances that are either parallel to or offset no more than 45 degrees from the closest edge of the required common courtyard. Dwelling units within 20 feet of a street property line with their entrances either parallel to or offset no more than 45 degrees from the street property line may count toward this standard.
O. 
Facade length.
1. 
Front facades within the required front setback must not exceed 50 feet in length. See Figure 18.250.8.
2. 
The total length of front facades within the required front setbacks must not exceed 100 feet in length. See Figure 18.250.10.
3. 
Street-facing side facades on corner lots may be any length.
Figure 18.250.10 Facade Length Within Required Front Setbacks
P. 
Windows. The minimum total area of all windows and doors on street-facing facades is 12%. The minimum total area of all windows and doors on all other facades is 10%. Window area is the aggregate area of the glass within each window, including any interior grids, mullions, or transoms. Door area is the portion of a door, other than a garage door, that moves and does not include the frame.
(Ord. 22-06 §2; Ord. 22-10 §2)
Accessory structures are allowed subject to the following:
A. 
The total maximum floor area of all accessory structures on a lot is 528 square feet. The floor area of garages or carports does not count toward this maximum. Courtyard unit developments with more than 12 dwelling units on a lot are allowed an additional 500 square feet of accessory structure floor area, provided that no individual accessory structure exceeds 528 square feet in floor area.
B. 
The maximum height of accessory structures is 15 feet.
C. 
Accessory structures are prohibited within the required front setback.
D. 
Accessory structures may be located within a required side or rear setback provided they are located a minimum of five feet from the side and rear property lines.
(Ord. 18-23 §2; Ord. 19-09 §1; Ord. 22-06 §2; Ord. 22-10 §2)