Chapter 18.155
STANDARDS FOR SMALL LOT AND MEDIUM DENSITY DEVELOPMENT
Sections:
18.155.030 Use permit required.
18.155.040 Lot sizes and dimensions.
18.155.060 Design criteria for small lot single-family subdivisions.
18.155.070 Design criteria for townhome development.
18.155.080 Special criteria for courtyard home development.
18.155.010 Purpose.
The purpose of this chapter is to provide development standards for single-family detached and attached housing units on small lots (less than 6,000 square feet). The intent of these standards is to:
A. Ensure that small lot development blends with the surrounding community, is sensitive to its context, and incorporates appropriate amenities and high quality design.
B. Recognize small lot and medium density development as a more efficient form of land use than lower density development, a means of reducing the environmental impacts of housing development, and a way to create more walkable neighborhoods.
C. Guide new development while accommodating creativity, innovation, and flexibility in housing design.
D. Reduce the need for lengthy and cumbersome permitting procedures for small lot development.
E. Implement Concord housing element policies which encourage greater housing diversity and affordability in Concord. [Ord. 12-4. DC 2012 § 122-331].
18.155.020 Applicability.
A. The provisions of this chapter are intended for use in the RS, RL, RM, CMX, and CO zoning districts. They are principally intended for single-family homes, townhomes, patio homes, courtyard homes, duets, and similar single-family detached and attached housing types. The provisions are generally not applicable in the RH, DP, and DMX districts since these districts are subject to a minimum density requirement of 33 units per net acre, which typically corresponds to multifamily or vertical mixed-use product types. These standards generally do not apply to apartments, condominiums, vertical mixed-use development and other projects in which multiple units are contained in a single building.
B. Standards at CDC 18.155.040 and 18.155.050 apply to all single-family attached and detached residential development on lots smaller than 6,000 square feet. Standards in CDC 18.155.060 apply specifically to small lot subdivisions. Standards in CDC 18.155.070 apply specifically to townhomes. Standards in CDC 18.155.080 apply specifically to courtyard development.
C. Modifications to homes in small lot developments already existing on the effective date of the ordinance codified in this title shall be exempt from these standards. Such modifications shall be subject to the provisions of Division VIII of this title for previously created nonconforming planned districts (PDs).
D. At the discretion of the review authority, alternate standards to those contained in this chapter may be considered if such standards would:
1. Result in a project which is more compatible with the surrounding neighborhood;
2. Provide for improved privacy and less visual intrusion for adjoining properties;
3. Enable superior architectural design, landscape features, and amenities on the site;
4. Improve the quality and usability of open space, or enable greater protection of natural features such as trees, hillsides, or creeks;
5. Lead to a better designed project and improved orientation of structures, given the unique size, shape and dimensions of the parcel being subdivided; and
6. Meet the findings required for issuance of a planned development use permit, where applicable. [Ord. 12-5; Ord. 12-4. DC 2012 § 122-332].
18.155.030 Use permit required.
Small lot, single-family detached and attached subdivisions shall first obtain a planned development use permit (PDUP), pursuant to Chapter 18.440 CDC (Planned Development Use Permit). All PDUP applications shall be reviewed and approved or disapproved by the planning commission at a public hearing conducted in compliance with Division VIII of this title (Administration). [Ord. 12-4. DC 2012 § 122-333].
18.155.040 Lot sizes and dimensions.
A. Minimum lot sizes and dimensions for small lots are shown in Table 18.155.040(A).
|
Standard |
Zoning District |
||
|---|---|---|---|
|
RL and RS |
RM |
CMX and CO |
|
|
Minimum Lot Size (sq. ft.) |
1,920(1) |
1,440 |
1,440 |
|
Minimum Lot Width |
24 feet |
24 feet (detached) 18 feet (attached) |
24 feet (detached) 18 feet (attached) |
|
Minimum Lot Depth |
80 feet |
80 feet (detached)(2) 60 feet (attached) |
80 feet (detached)(2) 60 feet (attached) |
Notes:
(1) Small lot subdivisions in RL and RS areas are subject to a maximum density of 10 units per net acre. Thus, the minimum lot size of 1,920 square feet can only be achieved if the average lot size is 4,356 square feet or higher, or if substantial areas within the subdivision are set aside as common open space such that the maximum density is not exceeded.
(2) Lot depth for detached homes may be reduced to 60 feet for lots less than 3,000 square feet where at least 15 percent of the net developable site area is retained as a single, contiguous common open space.
B. In addition to the standards set by Table 18.155.040(A), lot dimensions, coverage limits, and setback standards shall vary based on lot size. Table 18.155.040(B) indicates additional dimensional standards and setback requirements for lots smaller than 6,000 square feet.
|
|
Lot Area (Square Feet) |
||||
|---|---|---|---|---|---|
|
1,440 – 1,920 |
1,920 – 2,999 |
3,000 – 3,999 |
4,000 – 4,999 |
5,000 – 5,999 |
|
|
Lot Width (min) |
24 feet (detached) 18 feet (attached) |
24 feet |
30 feet |
40 feet |
50 feet |
|
Lot Depth (min) |
80 feet(2) (detached) 60 feet (attached) |
80 feet(2) (detached) 60 feet (attached) |
80 feet |
100 feet |
100 feet |
|
Lot Coverage (max)(3) |
60 percent (detached) 80 percent (attached) |
55 percent |
50 percent |
45 percent (2+story) 50 percent (1 story) |
40 percent (2+story) 50 percent (1 story) |
|
Height (max) |
40 feet |
35 feet |
30 feet |
30 feet |
30 feet |
|
Front Setback |
N/A |
N/A |
10 feet(4) |
15 feet(4) |
20 feet(4) |
|
Interior Side Setback |
N/A(5) |
N/A(5) |
3 feet/3 feet (5, 6) |
4 feet/4 feet (6, 7) |
5 feet/5 feet (7, 8) |
|
N/A |
5 feet |
6 feet |
8 feet |
10 feet |
|
|
Rear Setback |
N/A(5) |
N/A(5) |
10 feet |
15 feet |
15 feet |
Notes:
(1) Standards are for individual lots and not for the subdivision as a whole.
(2) Can be reduced to 60 feet if at least 15 percent of the net developable area on the site is set aside as a single, contiguous common open space.
(3) These lot coverage limits apply to individual, subdivided parcels. Development in the RL and RS zoning districts is also subject to an aggregate lot coverage limit for the entire subdivision. See CDC 18.155.050(A).
(4) Additional requirements apply for street-facing garages. See CDC 18.155.060(H)(8).
(5) Additional requirements may apply where the yard abuts an RS or RL zone. See CDC 18.155.050(B). Additionally, side yard setbacks for detached housing units without alleys shall be sufficient width on one side of the house to accommodate side yard trash enclosures and allow for easy maneuvering of waste receptacles in and out of such enclosures.
(6) A reduced setback (as low as zero) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least six feet and one setback is at least four feet.
(7) A reduced setback (as low as zero) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least eight feet.
(8) A reduced setback (as low as zero) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least 10 feet.
N/A = No applicable standard.
[Ord. 12-4. DC 2012 § 122-334].
18.155.050 Standards applicable to all small lot single-family detached and attached housing development.
A. Aggregate Lot Coverage. For projects in the RS and RL zones, the sum total coverage of all proposed buildings and structures shall not exceed 40 percent of the gross land area of the subdivision.
B. Transitional Standards. When a small lot subdivision, courtyard subdivision, townhome development, or similar medium density development is located in an RS district, or adjacent to an RS or RR district, the following transitional standards shall apply. These standards shall supersede those in CDC 18.150.180 (Transitional requirements) in the event of a conflict:
1. The building setback from the adjacent RS or RR district properties shall be eight feet for interior side yards.
2. The building setback from the adjacent RS or RR district properties shall be 20 feet for rear yards for lots 3,000 to 5,999 square feet, and 15 feet for rear yards for lots 1,440 to 2,999 square feet.
3. The building height at the above-mentioned setback lines may not exceed 30 feet. On lots where heights greater than 30 feet are allowed (see Table 18.155.040(B)), the height may increase at a rate of one foot of vertical rise for every one foot of linear distance away from the setback line, to the maximum indicated in Table 18.155.040(B).
4. A landscaped planter strip of at least five feet in width shall be provided along the abutting property line between a small lot subdivision or townhome development and any adjoining RS and RR zoning district boundaries. Trees shall be planted within this area to provide screening between the small lot subdivision and the adjacent lower density uses.
C. Open space. The following open space provisions are intended to supplement those in CDC 18.150.100 (Open space and recreational facilities for residential development) and apply specifically to small lot, courtyard, and townhome developments, and other new developments with similar housing types. The standards recognize that small lot subdivisions may have greater common open space needs than conventional single-family development due to their smaller yard areas. In the event of a conflict between the standards in Chapter 18.150 CDC and the standards below, the standards below shall apply.
1. Private Open Space. Each lot must include a private open space area, such as a private yard, porch, balcony, roof garden, or patio. Private open space must be contiguous to the unit it serves and accessible and visible from the living area of the unit. Other standards for private open space listed in CDC 18.150.100(F) (Private Open Space) shall also apply.
2. Common Open Space. Developments which have either: (a) average lot size of smaller than 4,356 square feet (e.g., density of more than 10 units per net acre) or (b) 15 units or more, are required to provide common open space for the enjoyment of the development’s residents. Table 18.155.050 indicates the open space requirements, which vary based on lot size. Such common open space shall be visible from internal or external streets and shall be designed for informal surveillance from private residences to enhance neighborhood security. Common open space shall have a minimum usable width of 15 feet and a minimum area of 500 square feet, a slope of no more than 10 percent, accessibility to all units, and be open to the sky. It may contain amenities which enhance usability, such as swimming pools, play equipment, benches and tables, and barbecues. Parking, loading, and service areas may not be counted as open space.
|
|
Average Lot Area (square feet) |
|||
|---|---|---|---|---|
|
1,440 – 1,920 |
1,920 – 2,999 |
3,000 – 4,356 |
4,357 – 5,999 |
|
|
Private Open Space Per Lot (square feet) |
60 feet |
150 feet |
300 feet |
See CDC 18.150.100 |
|
Common Open Space Per Lot (square feet)(1, 2) |
140 feet |
150 feet |
175 feet |
|
(*) These requirements supersede the 200 square foot/unit standard established by Chapter 18.150 CDC.
Notes:
(1) For projects with fewer than 10 lots, wider planting strips may be substituted for common open space areas.
(2) All subdivisions are also subject to the park land dedication requirements in Chapter 19.20 CMC. Partial credit for common open space may be provided, pursuant to the allowances set by that chapter.
3. Relationship Between Common Open Space Requirements and Park Land Dedication Requirements. Common open space provided within a small lot subdivision or townhome development may be counted toward the park land dedication (or in-lieu fee) requirements established by Chapters 19.15 and 19.20 CMC. The credit for common open space shall not exceed 25 percent of the park land dedication requirement and shall comply with the provisions of CMC 19.15.080 (Credit for private park land).
4. Consistency with Stormwater Provisions. The location and design of open space shall be consistent with all provisions of this code for stormwater management.
5. Exceptions. A reduction in required common open space may be considered if the project site is within 500 feet of a public park of at least one acre in size, and a sidewalk or trail connection to that park is provided. The review authority may make additional modifications to the open space and recreational facility requirements based on a finding that the site is physically constrained or that the quality of life accommodated by the project will not be compromised, or that the residents will benefit from other amenities that are located in close proximity to the project site.
D. Fences and Walls. The design of walls and fences in a small lot or medium density development shall be consistent with the overall design of the development, with materials and colors that are compatible with the development and with adjacent properties, as follows:
1. Fences and walls visible from streets shall be architecturally compatible with buildings in order to create a coherent streetscape.
2. Fences and walls shall contribute to the integration of the subdivision with surrounding properties, and shall not create the impression that the subdivision is “walled off” from the nearby neighborhood.
3. Fences and walls shall incorporate varied designs, including a cap and complementary decorative materials.
4. Fences and walls shall include openings for pedestrian and bicycle access and should encourage connectivity to surrounding streets and neighborhoods.
5. A planter strip at least five feet wide shall be provided on the street-facing side of all walls fronting public or private roads.
6. The visual impact of long, continuous walls shall be softened by landscaped berms, variations in design, and other features such as columns.
E. Landscaping. Landscaping in small lot single-family and medium density developments shall be designed to diminish the impact of the denser development and provide a softer appearance as follows:
1. No more than 50 percent of any required front or street-facing side yard may be covered with a paved or impervious surface.
2. A sufficient number and type of trees shall be provided to shade the sidewalks. Planting should be done at the time public improvements are constructed rather than with the development of each lot.
3. Planter strips in between sidewalks and the curb are permitted but not required. Where planter strips are provided, they shall be consistent with any applicable stormwater quality programs and standards.
4. Landscaping shall incorporate a variety of planting palettes and should reinforce and complement other design elements of homes using features such as trellises, hedges, or low fences and walls.
5. Entry areas shall be designed with additional landscape setbacks, street trees, and accent trees.
F. Neighborhood Compatibility. Homes should enhance the appearance of the surrounding neighborhood and be well integrated with existing homes nearby. Separation caused by high, solid walls and blank building faces shall be avoided. Abrupt transitions in height, mass, and prevailing setback patterns are strongly discouraged.
G. Orientation. All units located along public streets must have the primary entrance facing the street right-of-way. Exceptions to this requirement may be approved for projects which are located on four-lane streets carrying high traffic volumes, and streets that do not allow on-street parking. In such cases, the project may be oriented around private streets or courtyards.
H. Roof-Mounted Equipment. Any roof-mounted mechanical equipment shall be incorporated into the roof design in such a way that it becomes an integral part of the architecture or is concealed from view. [Ord. 12-4. DC 2012 § 122-335].
18.155.060 Design criteria for small lot single-family subdivisions.
A. Applicability. The standards in this section apply to small lot single-family subdivisions. They are not applicable to townhome developments and other development where the predominant unit type is attached housing.
B. Unit Types. Units in small lot subdivisions may include single-family detached homes and “duets” which share a common wall on one side. Accessory dwelling units are permitted in small lot subdivisions, consistent with the provisions of CDC 18.200.180 (Accessory dwelling units).
C. Lot Patterns. Lot patterns shall be varied to avoid monotonous streetscapes and should include:
1. A variety of lot widths, depths, shapes, and sizes, such that there is a perceptible difference between lot sizes on a block. Lots should be designed to accommodate a variety of home styles, setbacks, and garage placements.
2. Larger lots on corners.
3. Smaller lots surrounding common open space areas.
4. Blocks no longer than 600 linear feet.
D. Floor Plans and Front Elevations. The excessive repetition of identical floor plans and elevations should be avoided. In subdivisions with fewer than 20 lots, at least three unique front elevations and floor plans shall be provided. In subdivisions with 20 lots or greater, at least four unique front elevations and floor plans shall be provided. Location of identical models on adjacent lots, including “back to back” lots, shall be avoided.
E. Four-Sided Design. Facades facing the side and rear yard should include details which are compatible with those on the front facade, with similar types and treatments of roofs, windows, shutters, planter boxes, and other architectural elements.
F. Front Setbacks. Front yard setbacks should be varied (see Figure 18.155.060(A)). Generally, at least 50 percent of the homes should have front yard setbacks which are greater than the minimum required (excluding porches and nonhabitable space). This component may be implemented by recording “build to” lines on the final subdivision map.
Figure 18.155.060(A)
Variable Front Yard Setbacks
Figure 18.155.060(B)
Roof Massing
G. Rear Setbacks. A variety of rear setbacks should be provided in order to avoid the appearance of long, monotonous walls from adjacent properties along the rear lot lines.
H. Building Size and Design. A variety of unit types and sizes, sited to provide compatibility with nearby neighborhoods, shall be provided. Buildings shall incorporate the following design features:
1. A variety of roof forms and pitches (see Figure 18.155.060(B)). Rooflines along the longer axis of the building should be broken with varied pitches at the skyline level. Features such as turrets, dormers, and other variations which add architectural interest and distinction are encouraged.
2. A variety of building heights, potentially including single story, two-story, three-story, split level units, and units with partial second floors. For projects in the RS zone, no more than 25 percent of the units may be three stories tall. Units abutting lower density development on the perimeter of the subdivision shall generally be lower in height, or split level in design to enhance compatibility.
3. Recessed Upper Stories. As appropriate, the second and third stories should be recessed relative to the first story to reduce the appearance of building mass, avoid tall sheer walls, and preserve the privacy of adjacent properties.
4. Unifying Street-Facing Architectural Features on Multiple Residences. This is intended to create visual continuity and a sense of community identity.
5. Primary entrances to homes shall be in a prominent and visible location facing the street. Primary entrances shall not face the side yard setback or a deep recess of the building.
6. Usable Porches, Wherever Feasible. Porches shall have a minimum depth of five feet and a minimum width of eight feet, preferably extending a minimum of 50 percent of the width of the front facade, excluding the garage. Porches shall also incorporate different architectural features, such as railings, short walls, trellises, and varied roof elements to provide architectural detail, character, and visual interest.
7. Variable locations of garage entries, such as front-facing attached garages, detached garages, and garages which are side-facing or accessed via a rear alley.
8. Recessed Garages. Garage faces shall be recessed a minimum of five feet from the primary facade of the residence (where they face the street and not a rear alley), in order to minimize the impact of the garage on the streetscape. On no residential unit shall the garage comprise more than 50 percent of the front building facade (see Figure 18.155.060(C)). Driveways should facilitate tandem parking where feasible.
9. Provisions to Maximize Privacy. Dwellings should be arranged to maximize privacy for each residence and for adjacent properties, including the privacy of existing homes outside the development.
Figure 18.155.060(C):
Standards for Street-Facing Attached Garages in Small Lot Subdivisions
I. Driveways. Driveways shall be designed to reduce the amount of pavement within the subdivision to the greatest extent possible, as follows:
1. Maximum driveway width shall be 20 feet.
2. Shared driveways, such that there is a single curb cut providing access to two houses, should be encouraged in order to reduce the number of curb cuts along a street.
3. Driveways (and related curb cuts) shall be sited to maximize opportunities for on-street parking.
4. Side driveways to rear garages are encouraged to create opportunities for off-street tandem parking in the side yard.
J. Parking. Parking requirements shall conform to the standards set in Chapter 18.160 CDC (Parking, Loading, and Access), except as otherwise indicated below.
1. Two covered parking spaces shall be required for each housing unit.
2. Two additional parking spaces for each unit shall be available for the use of residents and guests. These spaces may include a combination of driveway parking (including tandem parking), alley parking, on-street parking in front of the residence, and designated guest parking areas.
3. Storage of recreational vehicles, boats, and similar vehicles shall be in conformance with Chapter 18.160 CDC (Parking, Loading, and Access).
K. Screening. Mechanical equipment and trash enclosures shall be screened as follows:
1. Screening of air conditioners, heaters, utility equipment, meters, and similar equipment shall comply with Chapter 18.150 CDC (General Development Standards).
2. Fencing, landscaping, or view-obscuring structures shall be provided to screen trash cans or other refuse containers from view from public rights-of-way while still providing easy access to trash receptacles (see Figure 18.155.060(D)).
3. A gate wide enough to allow for passage of city standard trash and recycling receptacles shall be provided.
4. Trash/recycling container storage areas shall have a smooth solid surface such as concrete or pavers.
5. The location of trash and recycling container storage areas shall be shown on plans submitted for planning and building permits.
Figure 18.155.060(D)
Standards for Trash Storage and Screening in Small Lot Subdivisions
L. Street Design. Streets shall incorporate pedestrian-friendly design features that integrate public and private spaces and promote connectivity to nearby neighborhoods, schools, parks, shopping, transit routes, and other destinations. The design of private streets shall conform to all applicable city standards, as established elsewhere in the development code, subdivision regulations, or Concord Municipal Code.
1. Streets shall provide multiple ingress and egress points within and into subdivisions wherever feasible; cul-de-sac and dead-end streets shall be discouraged.
2. Streets shall be designed to achieve connectivity to adjacent uses wherever feasible.
3. Design measures which slow traffic and encourage walking and bicycling should be incorporated. Typical features could include curb bulbs, street trees, raised crosswalks, and roundabouts.
4. Decorative or accent paving should be used at neighborhood entries, crosswalks, and major pedestrian areas within the development.
5. Rolled curbs are prohibited.
6. Street lights shall be designed and scaled at a pedestrian scale. Tall “cobra head” type street lights shall be prohibited. Other exterior lighting should be consistent with the standards for outdoor lighting provided in CDC 18.150.110 (Outdoor lighting).
7. Bike lanes and pedestrian walkways shall be incorporated wherever feasible, connecting to existing bicycle and pedestrian facilities on the perimeter of the development. The design and dimensions of bike lanes and pedestrian walkways shall conform to all applicable provisions of the Concord Municipal Code.
8. Sidewalks shall be provided on any street, driveway, or courtyard which serves six or more units. Sidewalks which are located on one side of the street only are acceptable on streets within developments of fewer than 25 homes, provided they are at least four feet in width.
M. Alley Design. Rear lot alleys are strongly encouraged for service vehicles and access to garages. Where they are used, alleys shall be designed as follows:
1. Alleys shall be configured to provide good visibility, enabling activities in the alley to be easily observed from adjoining properties.
2. Alleys shall incorporate special paving treatment, accenting entries and walkways.
3. Alleys shall incorporate landscaping, including planters for trees.
4. Building or pedestal lighting shall be provided on each lot as feasible, in order to illuminate the alley.
5. If dead-end alleys are necessary, they shall be no more than 100 feet in length and shall be at least 24 feet wide, or meet other design standards as determined by the fire district.
N. Homeowners’ Association. A homeowners’ association (HOA) shall be required to provide ongoing maintenance for private streets and utilities, alleys, private open space and recreational facilities, stormwater drainage facilities, common landscaping, lighting, and other common areas, utilities, and facilities. [Ord. 17-2 § 2 (Exh. N); amended during 2014 recodification; Ord. 12-4. DC 2012 § 122-336].
18.155.070 Design criteria for townhome development.
A. Applicability. This section applies specifically to townhome developments. For the purposes of this section, a townhome shall be defined as a series of three or more adjacent one-family dwelling units, each on an independent parcel, which are connected by common walls along the side property lines. In some cases, a three-story townhome may include an independent unit on the ground floor or basement level, or on the upper floor. Townhomes include row houses, but do not include duplexes or duets. Interior unit townhomes typically have zero side yard setbacks on both sides, while end unit townhomes have a zero side yard setback on one side.
B. Facade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least four feet in depth, or two projections at least two and one-half feet in depth, for every 25 horizontal feet of wall. The articulated elements must be greater than one story in height and may be grouped rather than evenly spaced in 25-foot modules. Front porches, stoops, fireplaces, overhangs, trellises, and similar projections into the front yard may count toward this requirement.
C. Variable Roof Forms. Variable roof forms shall be incorporated into the building design, and no more than two side by side units may be covered by one unarticulated roof. Articulations may be accomplished by changing roof height, offsets, and direction of slope, and by introducing elements such as dormers, towers, and parapets. Alternative design approaches may be approved, provided they achieve the goal of breaking down large building masses into smaller units.
D. Garage Location. Designs in which the garage is located to the rear of the townhome and accessed via an alley or shared driveway are preferred to designs with garages facing a public or private street.
E. Facade Detailing and Materials. All visible building facades shall incorporate details, such as window trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way, courtyard, or common open space shall be designed with a complementary level of detailing and quality of materials.
F. Projections and Recesses. Facades should incorporate balconies, bay windows, porches, and similar projections and recesses in a pattern that creates architectural interest across the length of the facade of a row of townhomes. Roofed projections or recesses should be provided for all building entrances.
G. End Units. The side-facing facades at the end of a row of townhouses (or rowhouses) should be consistent in design quality, materials, and massing with the street-facing building facades. End unit facades should be designed to create a strong relationship with the street, with elements such as wrap around porches and bay windows facing the street or side yard area.
H. Entry Elevation. The ground floor elevation of a townhome shall be no more than 30 inches above the finished grade immediately adjacent to the entry.
I. Walkways. Walkways shall be provided to link the townhomes to recreational and other internal facilities as well as the other residential units and nearby public streets. Paseos, or pedestrian walks through common open space areas, are strongly encouraged. [Ord. 12-4. DC 2012 § 122-337].
18.155.080 Special criteria for courtyard home development.
A. Applicability. This section shall specifically apply to courtyard home development. For the purposes of this section, courtyard homes are defined as individual homes on small lots arranged around a common driveway. Courtyard homes are intended to lessen the impact of curb cuts and garages on the streetscape and enable homes to be oriented to a public street or open space rather than a driveway and street-facing garage. These design criteria shall be considered in addition to the previous small lot design standards and shall supersede those in CDC 18.155.050 and 18.155.060 where there is any apparent conflict.
B. Units Per Courtyard. No more than six units shall be accessed from a single courtyard.
C. Orientation. Homes adjacent to the street to which the courtyard connects shall face that street (rather than the courtyard) whenever feasible.
D. Courtyard Design and Pavement. The portion of the courtyard used for vehicle circulation shall be finished with decorative pavement and shall be at least 16 feet wide, with a minimum width of 20 feet at its entrance to the adjacent street. Courtyards shall not exceed 100 feet in length.
E. Vistas. Terminating vistas of the courtyard from nearby streets shall not be dominated by garages.
F. Garage Aprons. Paved areas in front of garage doors shall have a minimum backout dimension of 24 feet. To avoid obstruction of the courtyard, garage aprons shall be either less than six feet deep or more than 18 feet deep. Aprons shall be limited to the rear units on a courtyard so that the parking aprons are not visible from the adjacent public or private streets.
G. Recessing of Garages. Garages shall be recessed behind the main dwelling unit by at least two feet.
H. Architectural Unity. All units on a court shall share a common architectural theme, although variations in building types and elevations on end units are encouraged.
I. Windows. Windows shall be sited and designed to maximize privacy and should be set back from the property line to the maximum extent feasible. Second floor windows overlooking private open space areas of adjacent units shall be avoided wherever feasible. [Ord. 12-4. DC 2012 § 122-338].