§ 21.66.040. Residential design standards.

A.

Pedestrian access.

1.

Intent:

a.

Orient development to the pedestrian by making pedestrian access convenient, safe, and inviting.

b.

Encourage walking and bicycling within the core of Eagle River.

c.

Enhance the character of development within the Downtown Eagle River Overlay District.

d.

Minimize impact of development on residential privacy.

2.

Requirements: An on-site pedestrian circulation system meeting the following standards shall be provided for all multi-family developments:

a.

Pathways between dwelling units and the street are required to meet the material standards in subsection A.4. Pathways between the street and dwelling units fronting on the street shall be a direct route. The planning director may allow exceptions where steep slopes prevent a direct connection, or where an indirect route would enhance the design or use of a common open space.

b.

The pedestrian circulation system shall connect all main entrances on the site. For townhouses or other residential units fronting on the street, the sidewalk may be used to meet this standard. For multiple-family developments, pedestrian connections to other areas of the site such as parking areas, recreational areas, common outdoor areas, and any pedestrian amenities are required.

c.

Elevated external walkways and external stairways which provide primary pedestrian access to dwelling units located above the bottom occupied floor are prohibited.

See Figure 21.66-3. The planning director may allow external stairways and walkways located within or facing interior courtyard areas if they do not compromise visual access from the units into the courtyard.

Figure 21.66-3. Elevated External Walkways and External Access Stairways
are Prohibited

d.

Appropriate screening or buffering shall provide a physical separation between pedestrians, vehicle access areas, and the windows of residential units. Acceptable treatments include landscaped beds that separate the pathway from a building facade by a minimum distance of six feet where the facade has windows; placement of windows to maximize privacy without obstructing surveillance capability from within the dwelling unit; raising the ground floor units above the level of the walkway; and equivalent treatments which limit pedestrian view into dwelling unit windows.

3.

Pedestrian circulation standards for multiple detached dwellings on one development site: Clear pedestrian access shall be provided between all dwelling units and the street to meet the material standards pathways included in this section.

4.

Material standards for pathways:

a.

The pedestrian circulation system shall be hard-surfaced and at least five feet wide (clear width).

b.

The pedestrian circulation system shall be clearly defined and designed so as to be separated from driveways and parking or loading areas. At least two of the following design features shall be used to accomplish this:

i.

Raised curbs,

ii.

Elevation changes,

iii.

Bollards,

iv.

Landscaping,

v.

Decorative fencing

vi.

Use of paving material other than asphaltic concrete, and

vii.

Other methods, as approved by the planning director.

c.

Striping does not meet the separation requirement for pedestrian circulation. If a raised path is used it shall be at least four inches higher than adjacent paving with a transition to the adjacent paving that will allow snow removal. Bollard spacing shall be no farther apart than ten feet on center.

d.

No portion of the building may shed snow or meltwater onto the pedestrian circulation system.

B.

Open space.

1.

Intent:

a.

Provide accessible, safe, convenient, and usable on-site open space for the enjoyment of residents of the development;

b.

Create open space that enhances the residential setting; and

c.

Maintain some (not unlimited) views for adjacent residential neighborhoods.

2.

Open space requirements for detached single-family uses: Detached single-family uses shall provide at least 300 square feet of private yard space adjacent to each unit. Areas with any dimension less than 15 feet in width shall not be counted in this total.

3.

Open space requirements for attached single-family units (townhouses or site condominiums) and duplexes: Attached single-family uses and duplexes shall meet the on-site open space requirements for multi-family buildings, except that private patios and private landscaped areas directly adjacent and accessible to the single-family unit may be used to meet 100 percent of the on-site open space requirements.

4.

Open space required for multi-family buildings: Multifamily buildings shall provide 100 square feet of on-site open space per dwelling unit. Areas with any dimension less than 15 feet in width shall not be counted in this total. Acceptable types of open space include common open space, and private open space in combination with common open space as described in these standards. Except for spaces meeting the dimensional and design requirements of these standards, setbacks and parking areas shall not count towards meeting open space requirements.

5.

Common open space: Where accessible to all residents, common open space may count for up to 100 percent of the required open space. This includes landscaped courtyards or public decks, gardens with pathways, children's play areas, or other multi-purpose recreation and green spaces meeting these standards:

a.

Common open space shall be large enough to provide functional leisure or recreational activity. Except for porches and balconies, no dimension shall be less than 15 feet in width. Alternative configurations may be considered by the planning director where the applicant can successfully demonstrate that the common open space meets the intent of these standards.

b.

Common open space shall include pedestrian amenities, with at least two of the following:

i.

Paths,

ii.

Lighting,

iii.

Seating.

c.

The requirement for pedestrian amenities is fully met by the installation of play equipment in common open space, without installation of other amenities.

d.

Common open space shall be separated from ground floor windows, streets, service areas and parking lots with landscaping, low-level fencing, or other treatments to enhance safety and privacy as may be approved by the planning director.

C.

Design standards for single- and two-family residential structures.

1.

Intent:

a.

Reduce the dominance of garages and blank facades in residential design on Eagle River streetscapes.

Figure 21.66-4. Example of Garage and Blank Facade Design that should not
Dominate Residential Design on
Eagle River Streetscapes

b.

Encourage the incorporation of pedestrian scale design details into building facades.

c.

Promote architectural variety that adds visual interest to Eagle River core neighborhoods.

2.

Requirements:

a.

Housing mix by model: Any development of five or more units shall have a mix of housing models.

i. 5—10 Units	2 Models
ii. 11—20 Units	4 Models
iii. 21—30 Units	5 Models
iv. More than 30 Units	6 Models

 

b.

Variation for adjacent lots: The development shall be arranged to avoid placing identical housing types, including mirror-image floor plans, on adjacent lots. Each housing model shall have at least two of the following variations:

i.

Noticeably different exterior elevations and massing.

ii.

Noticeably different placement of the building footprint on the lot. A four-foot setback different between the two longest planes of adjacent homes on the side of the homes facing the street will be acceptable.

iii.

Noticeably different garage placement.

iv.

Noticeably different rooflines.

b.

Garages: Garage doors facing the street shall comprise no more than 65 percent of the total length of the dwelling facade and, except for single story residences, garage doors shall not comprise more than 30 percent of the overall square footage of the dwelling facade facing the street. Garage doors that face the street and comprise more than 50 percent of the width of the dwelling facade shall be articulated forward or back from other portions of the front facade by at least four feet.

c.

Windows: Transparent windows or doors facing the street are required. Buildings shall have a minimum of 15 percent of the facade facing the street composed of transparent windows.

d.

Detail to enhance the primary facade: All residential buildings shall be enhanced with at least three of the following details on the primary facade:

i.

For double garages, provide two individual garage doors rather than a single double-wide door.

ii.

Prominent front entrance distinguished by a separate roof, double doors, focal stairs or deck, fenestration, decorative porch design, or other means as approved by the planning director.

iii.

Decorative roof line to include multiple dormers, hip roofs and multiple rooflets.

iv.

Decorative use of building material, textural variation, and color to include shingles, tile, stone, wood siding, or other materials as approved by the planning director.

v.

Decorative molding and framing details to include exposed decorative trusses, special moldings for attic and roof peak vents, balconies, and decorative or unique moldings for windows and doors.

vi.

Use of trellises, decorative retaining walls, or other elements as approved by the planning director that help to integrate the building to the site.

vii.

Other elements that meet the intent of the standards, as approved by the planning director.

Figure 21.66-5. Details that Enhance
the Primary Facade

D.

Design standards for zero-lot-line, townhouse residential development, and multi-family development.

1.

Building articulation and architectural variety:

a.

No more than six townhouse units may be attached in a single row or cluster.

b.

The building shall be given architectural and visual interest through at least three of the following methods:

i.

Repeating distinctive window patterns at intervals less than 30 feet on center.

ii.

Vertical building modulation: Building modulation is a repeated pattern of changes in plane or articulation along the length of a building facade (See Figure 21.66-6). If the vertical modulation is coordinated with a change in color, texture, or roofline, the minimum depth and width of modulation is 18 inches for depth and four feet for width, and the minimum distance between articulated elements is four feet (See Figure 21.66-7). If there is no change in color, texture, or roofline, the minimum depth is four feet, the minimum width is ten feet, and the minimum distance between articulated elements is ten feet (See Figure 21.66-8). In both circumstances, the maximum distance between modulations is 30 feet. Balconies may be counted as modulation if they are either recessed or extended from the main facade in accordance with the dimensions identified above.

Figure 21.66-6. Horizontal and
Vertical Modulation

iii.

Articulation of the building's top, middle, and bottom: This calls for a ground floor that is distinctive from the middle floors of the building and a top floor that is distinguished by changes in roofline, materials, texture, or fenestration (window placement).

iv.

Horizontal modulation: (either a step-back or extension of the building along a horizontal line), minimum horizontal modulation is four feet.

v.

Change in building material or siding style (may be coordinated with vertical or horizontal modulation). Use of different materials, such as wood siding, shingles, metal siding, Stucco or EFIS (exterior finish and insulation system), stone, tile, or other materials or texture as approved by the planning director.

vi.

Use of sloped roofs or change in roofline. To qualify, sloped roofs shall have a minimum slope of 4:12 (vertical to horizontal). The use of gables, hips and other changes in the slope are encouraged. (See Figure 21.66-9). For buildings with flat roofs, or a combination of flat and sloped roofs, the roofline shall be modified by a minimum of 1/10 th of the wall height. The change in roofline shall occur at a frequency of no greater than 30 feet as measured horizontally on the front facade. (See Figure 21.66-10).

vii.

Other methods, as approved by the planning director that reduce the scale of multi-family buildings or add visual interest.

Figure 21.66-7. Modulation Requirements for
Residences with Changes
in Color and Texture

Figure 21.66-8. Modulation Requirements for Residences Without Changes
in Color and Texture

Figure 21.66-9. Use of Sloped Roofs

USE OF SLOPED ROOFS

To qualify, use of sloped roofs must have a minimum slope of 4:12 (vertical to Horizontal). The use of gables, hips and other changes in the slope are encouraged.

Figure 21.66-10

FLAT ROOFS OR COMINATION OF FLAT & SLOPED ROOFS

For buildings with flat roofs or a combination of flat and sloped roofs, the roofline shall be modified by a minimum of1/10of the wall height. This change in roofline shall occur at a frequency of no greater than 30 feet, as measured horizontally on the front facade.

(AO No. 2009-26(S), § 1, 7-21-09)