Chapter 19.15
MULTIPLE-FAMILY DEVELOPMENT STANDARDS
Sections:
19.15.020 Calculation of permitted number of dwelling units.
19.15.030 Designing for safety.
19.15.050 On-site recreation facility requirements.
19.15.100 Separation between buildings.
19.15.010 Purpose—Applicability—Multiple-family design guidelines, modification of development standards and design guidelines.
A. Purpose. The purpose of the requirements contained in this chapter is to promote a broad range of housing opportunities in the city, improve the livability of multiple-family housing, encourage development of single-family attached and multiple-family housing in Everett that enhances safety and creates an attractive environment for residents and which reinforces and enhances the desirable qualities of the city’s neighborhoods.
B. Applicability. Except as otherwise specified in this title, the development standards for multiple-family developments contained in this chapter shall apply to all multiple-family dwellings and single-family attached dwellings in the use zones in which multiple-family or single-family attached developments are allowed. These standards do not apply to residential development in the core residential area overlay zone, the UR zone, the UM zone, the ULI zone, the BMU zone, the E-1 or the MUO zone. See Chapter 19.20 for residential development standards for the core residential area overlay zone and the UR, UM and ULI zones. See Chapter 19.31A for residential development standards for the BMU zone. See Chapter 19.31B for residential development standards for the E-1 and E-1 MUO zones. The term “multiple-family” as used in this chapter shall also apply to single-family attached housing comprised of three or more dwellings in a building. These requirements supplement the standards contained in the other sections of the zoning code and are to be used to design single-family attached and multiple-family housing sites and buildings. In the event of a conflict between these requirements and the standards of other sections of the zoning code, these requirements shall control; provided, however, the requirements established as part of the creation of any historic or design overlay zone shall take precedence over any conflicting requirements in this chapter. When multiple-family housing is to be part of a mixed-use commercial development, the requirements contained herein shall apply, but may be modified by the planning director as needed to provide for the reasonable accommodation of mixed-use and commercial development encouraged by the comprehensive plan. When multiple-family housing is proposed to be added as a later phase to an existing multiple-family development which does not meet the requirements contained herein, the requirements contained herein shall apply, but may be modified by the planning director as needed to provide for continuity between the existing and proposed phases of development.
C. Multiple-Family Design Guidelines. This chapter contains standards to provide for the enhancement of safety and livability for the residents of multiple-family development. These standards require design measures to reduce the opportunity for crime, and promote compatibility with surrounding uses to preserve the stability of existing residential neighborhoods. Multiple-family developments shall be designed to incorporate the design elements listed in this chapter and with the multiple-family design guidelines adopted by city council resolution. The design guidelines contain graphic examples of design elements which satisfy the standards of this chapter. For public convenience, the planning department shall maintain photographs and illustrations of examples of developments and buildings that contain design elements consistent with the requirements of this chapter. The director shall have the authority to require changes in project design to meet these standards, and, pursuant to subsection D of this section, is authorized to deviate from certain standards of this chapter and modify the multiple-family design guidelines as they apply to individual properties if necessary to allow for the reasonable development of the site. Such design modifications shall not undermine the intent of the design guidelines.
D. Modification of Development Standards and Design Guidelines. An applicant may propose and the planning director, using the review process described in Title 15, Local Project Review Procedures, may allow an applicant to deviate from certain development standards of this chapter, as provided herein, and from the multiple-family design guidelines, provided the proposal satisfies the evaluation criteria of this subsection. This process differs from the variance procedure in that rather than approval being based upon unusual circumstances or a physical hardship such as steep slopes, it is based upon the quality of the proposed design. This alternative process is intended to promote well-designed housing which does not strictly comply with the development standards of this chapter and/or the multiple-family design guidelines, but which meets the criteria contained herein. In evaluating such a proposal, the planning director, using the criteria in subsection D.3 of this section, shall determine if the alternative design provides equivalent or superior results to that which would be required by compliance with the development standards of this chapter and the design guidelines.
1. What Can Be Modified. The following standards can be modified using this process:
a. Multiple-family design guidelines;
b. Permitted number of dwelling units may be increased by not more than ten percent;
c. Building setbacks and separation between buildings;
d. Building height;
e. Open space and on-site recreation standards of this chapter;
f. Landscaping requirements;
g. Pedestrian access requirements as provided by Section 15.080.C.
2. What Cannot Be Modified. Except for the standards identified in subsection D.1 of this section, no other standards, including the following, can be modified using this process:
a. Number of off-street parking spaces;
b. Uses permitted by the zone in which the property is located;
c. Regulations for nonconforming uses;
d. Standards of Chapter 19.37 (Critical Areas);
e. Shoreline regulations, where applicable;
f. Standards adopted as part of “H” historic or “D” design overlay zones.
3. Evaluation Criteria for Modification. Any proposal to modify development standards or design guidelines shall not undermine the intent of the standards of this chapter or the intent of the multiple-family design guidelines. The planning director shall not approve a request for modification unless the proposal provides architectural and urban design elements equivalent or superior to what would likely result from compliance with the multiple-family design guidelines and the development standards of the zoning code which are proposed to be modified. The planning director shall consider the following criteria in evaluating proposals using this process:
a. The unique characteristics of the subject property and/or its surroundings and how they will be protected or enhanced by modifying the development standards or design guidelines.
b. The positive characteristics of the proposed development and whether such characteristics could be provided by compliance with the development standards and/or design guidelines proposed to be modified.
c. The arrangement of buildings and open spaces as they relate to other buildings and/or uses on the subject property and on surrounding properties.
d. Visual impact to surrounding properties caused by parking facilities in the proposed development and whether such impacts are less than would result from compliance with the development standards and/or design guidelines proposed to be modified.
e. If the development proposes greater building height than permitted by the zone in which the property is located, does the increase in building height result in an increase in the usable open space on the property over what would be provided by meeting the development standards and design guidelines proposed to be modified?
f. If the development proposes greater building height than permitted by the zone in which the property is located, does the increase in building height impact the views or privacy of abutting residentially zoned properties?
g. Does the proposed development result in a mix of permitted residential and commercial uses allowed by the zoning in which the property is located which would not result from compliance with the development standards and/or design guidelines proposed to be modified?
h. Does the proposed design mitigate the impacts that could be caused by relaxation of the standards which are proposed to be modified?
4. Appeal of Planning Director’s Decision. An appeal of the planning director’s decision using this process shall be reviewed by the hearing examiner in accordance with Title 15, Local Project Review Procedures. Substantial weight shall be given to the decision of the planning director in considering any appeal. (Ord. 3618-18 § 11, 2018; Ord. 3617-18 § 35, 2018; Ord. 3269-12 § 11, 2012; Ord. 3099-08 § 11, 2008; Ord. 3072-08 § 5, 2008; Ord. 2538-01 § 7, 2001; Ord. 2307-98 § 2, 1998: Ord. 1671-89 (part), 1989.)
19.15.020 Calculation of permitted number of dwelling units.
The intent of this section is to implement the Everett comprehensive plan by regulating the permitted density of multiple-family housing in various zone districts.
A. Density Standards. The maximum number of multiple-family dwelling units permitted in each zone shall be as provided by the density standard listed in Table No. 15-1. The total lot area is divided by the density standard indicated below to determine the permitted maximum number of dwellings on the lot.
Compliance with other requirements of this title or other city development standards, such as environmentally sensitive area regulations or surface water requirements, may have the effect of reducing the total number of dwellings that can be built on a site. Achievable density may also be limited by site size, configuration and project design. A project applicant may not be able to achieve the full number of dwelling units that is permitted by the density standards of this section.
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TABLE NO. 15-1 PERMITTED MULTIPLE-FAMILY RESIDENTIAL DENSITY |
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|---|---|---|---|
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1. |
R-1(A) Zone |
= |
1 dwelling unit per 3,600 square feet (up to 12 DUs per acre) |
|
2. |
R-2(A) Zone |
= |
1 dwelling unit per 2,900 square feet (up to 15 DUs per acre) |
|
3. |
R-3(L) Zone |
= |
1 dwelling unit per 2,200 square feet (up to 20 DUs per acre) |
|
4. |
R-3 Zone |
= |
1 dwelling unit per 1,500 square feet (up to 29 DUs per acre) |
|
5. |
R-4 Zone |
= |
1 dwelling unit per 750 square feet (up to 58 DUs per acre) |
|
6. |
R-5 Zone |
= |
no maximum density requirement |
|
7. |
B-1 Zone |
= |
1 dwelling unit per 2,200 square feet1 (up to 20 DUs per acre) |
|
8. |
B-2 Zone |
= |
1 dwelling unit per 750 square feet2 (up to 58 DUs per acre) |
|
9. |
B-2(B) Zone |
= |
1 dwelling unit per 1,500 square feet (up to 29 DUs per acre) |
|
10. |
C-1, C-1R Zones |
= |
1 dwelling unit per 750 square feet (up to 58 DUs per acre) |
|
11. |
W-C Zone |
= |
1 dwelling unit per 750 square feet (up to 58 DUs per acre) |
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1 Multiple-family dwellings are permitted only in a mixed-use building in which at least twenty-five percent of the gross floor area is devoted to a permitted nonresidential use, or at least ninety percent of the street frontage of the ground floor is devoted to retail use. |
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2 One dwelling unit per one thousand five hundred square feet in the area located east of Interstate 5 and south of 100th Street SE. |
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B. Fractional Number of Dwelling Units. In determining the number of dwellings allowed in a single-family attached or multiple-family development, the lot area is divided by the number of square feet this title requires per dwelling unit. When this computation results in a fraction, the number is rounded down to the next whole number, except that when this computation results in a fraction which equals 0.5 or larger on lots which contain a minimum of five thousand square feet, the number is rounded up to the next whole number, provided all other requirements of this title can be met.
C. Land Dedicated for Transit Facilities. The land area dedicated for public transit bus pullouts or passenger shelters shall be included in the area of the lot from which the land was dedicated for purposes of calculating permitted number of dwelling units in multiple-family developments.
D. Senior Citizen Housing Density. The number of dwelling units allowed in multiple-family developments devoted exclusively to senior citizen housing shall be ten percent greater than the number of dwelling units allowed by the underlying zoning, as stated in subsection A of this section. (Ord. 3617-18 § 36, 2018; Ord. 3072-08 § 6, 2008: Ord. 3002-07 § 5, 2007: Ord. 2322-98 § 1, 1998: Ord. 2307-98 § 3, 1998: Ord. 1864-92 § 2, 1992; Ord. 1671-89 (part), 1989.)
19.15.030 Designing for safety.
Compliance with the multiple-family design guidelines is required for meeting the requirements of this section. All single-family attached and multiple-family developments shall be designed to provide for natural surveillance, natural access control, territorial reinforcement, and maintenance as described in detail by the design guidelines. The city is authorized to require a re-design of proposed development plans where necessary to incorporate the following elements to address safety issues.
A. Provide visibility of common areas, parking lots, and streets from dwelling units.
B. Provide lighting of parking areas, pedestrian paths, and common areas.
C. Locate children’s play facilities in central areas and orient dwellings to make play areas visible from inside dwellings.
D. Create physical separation and transition from public and semi-public to semi-private and private areas on site but still provide for natural surveillance of public and common areas.
E. The number of dwellings using an entrance to a building should be limited to not more than eight to twelve to make unwelcome persons appear more obvious and noticeable. (Ord. 2307-98 § 8, 1998.)
19.15.040 On-site open space.
The intent of this section is to provide accessible, convenient, and usable on-site open space for the enjoyment of residents of the development, and to enhance the safety of such open space areas. On-site recreation facilities required by this chapter may be located within required open space areas. Compliance with the multiple-family design guidelines is required for designing the on-site open space areas required by this section.
A. Each multiple-family development shall provide the following amount of common open space:
|
1. |
R-1(A) zone |
— |
400 square feet per dwelling unit |
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2. |
R-2(A) zone |
— |
300 square feet per dwelling unit |
|
3. |
R-3(L) zone |
— |
200 square feet per dwelling unit |
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4. |
R-3, B-1, B-2(B) zones |
— |
150 square feet per dwelling unit |
|
5. |
R-4, B-2, C-1, C-1R zones |
— |
100 square feet per dwelling unit |
B. The common open space required in subsection A of this section shall be provided in accordance with the following standards:
1. Open space areas shall be centrally located so as to be near a majority of the dwelling units, and constructed so as to be accessible to residents and visible from dwellings on site.
2. The calculation of required common open space shall not include required setback areas except:
a. Interior side setback areas which are contiguous with other on-site common open space areas.
b. Rear setback areas which are contiguous with other on-site common open space areas and which are not part of a street side setback area on corner lots.
3. The required common open space areas shall not be divided into separate areas containing less than four hundred square feet unless the number of dwelling units requires less than four hundred square feet of common open space.
4. The minimum dimension of each open space area, measured in any direction, shall not be less than twenty feet for developments containing less than twenty dwelling units, nor less than thirty feet for developments containing twenty or more dwellings.
5. Open space areas shall be developed with lawn, landscaping, usable active or passive recreation areas, courtyards, seating and walkways. Bark or gravel covering of required common open space areas shall not exceed ten percent. Pavement covering of open space areas shall be limited to active recreation surfaces, walkways, and courtyard areas. Courtyards and open space areas on rooftops or the top of parking structures shall include landscaping and comply with the multiple-family design guidelines.
6. Open space areas shall not be used for surface water quality facilities unless designed as an aesthetic amenity approved by the planning director.
7. Open space areas shall not be used for off-street parking, and parking areas shall not be credited for satisfying the open space requirements. Landscape areas located in parking areas shall not be credited for satisfying on-site open space requirements.
8. Open space areas shall be located and constructed so as to separate children from off-street parking areas, traffic, garbage disposal areas, drainage or water quality facilities or other potential hazards. (Ord. 3072-08 § 7, 2008: Ord. 2307-98 § 7, 1998: Ord. 1849-92 §§ 3, 4, 1992; Ord. 1729-90 § 7, 1990; Ord. 1671-89 (part), 1989. Formerly 15.030.)
19.15.050 On-site recreation facility requirements.
The intent of this section is to partially provide for the recreational needs of residents. Multiple-family developments in any use zone shall provide on-site recreational facilities in accordance with the standards of this section. Plans demonstrating compliance with this section shall be submitted for approval by the planning department.
A. Determination of On-Site Recreation Requirements.
1. The amount of required recreational facilities shall be determined by using the method described in this subsection. Recreational facility requirements are based upon the projected population of each multiple-family development using the following formula:
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Projected Population x .01= |
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# Acres Recreational Impact |
a. For purposes of this section, projected population will be determined using the following method:
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Dwelling Size |
Population |
|---|---|
|
Less than 2 bedrooms |
1 |
|
2 bedrooms |
2 |
|
3 or more bedrooms |
3 |
b. Any room other than a kitchen, bathroom, living room or dining room, such as a den, study, office or other similar room, shall be considered a bedroom for purposes of this section.
c. .01 is the number of acres of “recreational impact” per person.
d. Credits toward satisfying the total recreational impact of a multiple-family development can be earned by providing recreational facilities in accordance with the standards contained in the following table:
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Type of Recreational Facility |
Credits |
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|---|---|---|---|
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Min. |
Max. |
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(1) |
Tot-children’s play apparatus |
.25 acre |
.50 acre |
|
(2) |
Hard surface game court |
.25 acre |
.75 acre |
|
(3) |
Outdoor swimming pool |
.75 acre |
2.0 acres |
|
(4) |
Indoor swimming pool |
2.0 acres |
4.0 acres |
|
(5) |
Indoor sports courts |
.5 acre |
1.5 acres |
|
(6) |
Weight/fitness facility |
.25 acre |
.75 acre |
|
(7) |
Indoor recreation center |
.5 acre |
1.5 acres |
|
(8) |
Family picnic area |
.25 acre |
.50 acre |
|
(9) |
Landscaped park-like area |
.25 acre |
.75 acre |
|
(10) |
Waterfront amenities (docks, piers, benches) |
.5 acre |
2.0 acres |
|
(11) |
Spa/health facilities |
.25 acre |
.25 acre |
e. Other amenities not listed in the table may be provided and given credit for satisfying recreational impact, if approved by the planning department.
2. The planning department may approve a plan for on-site recreational facilities for a multiple-family development, which satisfies its recreation impacts, if the proposed plan for on-site recreational facilities meets the criteria outlined in this section and the standards promulgated by the planning director with recommendation from the parks department for use in determining adequate recreational facility standards. In evaluating the proposed plan, the parks department shall consider the following factors in determining the adequacy of the proposed facilities in meeting the development’s recreational impact:
a. Size of recreational facility;
b. Type and quality of recreational facility proposed;
c. Location of facility within the proposed development that will facilitate and encourage maximum use by the residents of the development;
d. Orientation of facility to prospective residents of development;
e. Linkage of facilities with other recreational facilities, either on-site or off-site;
f. Capability of facility for year-round use;
g. Proximity to other off-site recreational facilities which are available to and likely to be used by residents of the proposed development.
B. Maintenance. Failure to maintain required on-site open space and recreational facilities in a usable manner is a violation of this title.
C. Cash Contribution in Lieu of On-Site Recreational Facilities.
1. For multiple-family developments containing less than twenty dwellings, the parks department may allow the applicant to make a voluntary payment to the city in an amount comparable to the cost of acquisition and installation of the recreational facilities as would otherwise be required in lieu of providing the on-site recreation facilities required by this chapter. Acceptance of such a voluntary contribution is discretionary on the part of the city, and shall be permitted only when the size of the development site and its projected population is too small to result in quality recreational facilities, and the improvement of city park facilities in the vicinity will be of greater benefit to the residents of the proposed dwellings. Such payments shall be placed in the neighborhood park fund to be used for capital improvements in existing neighborhood parks or for the development of new parks in the vicinity of the multiple-family dwelling development. The amount of such payment shall be determined by the planning director based on a recommendation of the parks department director.
2. Multiple-family dwelling developments containing twenty or more dwelling units shall provide the on-site recreation facilities required by this chapter. Multiple-family dwelling developments which are built in phases of less than twenty dwelling units shall provide on-site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the development in the first phase of construction. (Ord. 3072-08 § 8, 2008; Ord. 2307-98 § 14, 1998: Ord. 1729-90 § 10, 1990; Ord. 1671-89 (part), 1989. Formerly 15.100.)
19.15.060 Off-street parking requirements.
Repealed by Ord. 3072-08. (Ord. 2345-98 § 1, 1998: Ord. 2322-98 § 2, 1998: Ord. 2307-98 § 12, 1998: Ord. 1864-92 § 3, 1992; Ord. 1671-89 (part), 1989. Formerly 15.080.)
19.15.070 Parking location.
Repealed by Ord. 3618-18. (Ord. 3072-08 § 10, 2008: Ord. 2307-98 § 13, 1998: Ord. 1864-92 § 4, 1992; Ord. 1849-92 §§ 7, 8, 1992; Ord. 1729-90 §§ 8, 9, 1990; Ord. 1671-89 (part), 1989. Formerly 15.090.)
19.15.080 Pedestrian access.
The intent of this section is to provide standards which place an emphasis on safe streets and sidewalks and enhance the streetscape in the neighborhood. Compliance with the multiple-family design guidelines is required for meeting the requirements of this section.
A. Pedestrian Access. On-site pedestrian access shall be provided as follows:
1. The primary entrance to a building which faces the street, or for dwelling units located on the ground floor which face the street, shall be located on the facade facing the street. Such entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk. Modifications to this requirement may be made:
a. When the building is oriented to an interior courtyard, and the courtyard has a prominent walkway connecting directly to the public sidewalk; or
b. When topography is too steep to allow for a direct pedestrian connection to the public sidewalk; or
c. In complexes with several buildings, when the building is oriented to an internal pedestrian and open space system and the pedestrian walkways have prominent connections to the public sidewalk(s).
2. Where pedestrian walkways which provide the only access to a dwelling unit are located in a required interior side setback area, the minimum building setback shall be ten feet.
3. Pedestrian entrances from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages.
4. External stairways which provide pedestrian access to dwelling units located above the ground floor shall not be placed between the building facade and any abutting street, or encroach into required setback areas.
5. On-site pedestrian walkways shall be connected to public sidewalks and provide for resident safety, convenience, and access to sidewalks, other buildings, and off-street parking areas.
6. The location and design of pedestrian access from the sidewalk shall be emphasized so as to be more prominent than the vehicular access. (Ord. 3672-19 § 6, 2019: Ord. 3618-18 § 13, 2018: Ord. 2538-01 § 8, 2001; Ord. 2307-98 § 9, 1998: Ord. 1671-89 (part), 1989. Formerly 15.040.)
19.15.090 Facade and roofline variation—Established neighborhoods—Building materials and maintenance.
The purpose of this section is to provide views to the street from dwelling units, enhance neighborhood security, create a neighborhood-friendly building facade, reduce the apparent bulk and scale of large buildings, add visual interest to multiple-family buildings, require use of durable materials which are appropriate for residential use and which reduce long term maintenance costs and depreciation, and require adequate maintenance of multiple-family buildings and grounds. The multiple-family design guidelines provide examples of methods to comply with this section.
A. Facade Variation. Building facades, especially those facing streets, shall be articulated with architectural elements such as windows, entries, porches, balconies, bays, visible trim, changes in color and/or materials, landscaping, and similar elements which break up long blank walls, add visual interest and enhance the character of the neighborhood.
B. Roofline Variation. Roofline variation methods, such as stepping back the building on upper floors, use of dormers, gables, chimneys or other architectural features shall be provided to break up the appearance of lengthy or monotonous roof forms.
C. Established Neighborhoods. In established neighborhoods, consideration should be given to using the design elements of surrounding buildings to promote compatibility and complement or enhance the character of existing neighborhoods. The multiple-family design guidelines contain suggestions and should be consulted when developing in established neighborhoods.
D. Building Materials and Maintenance. The exterior finishing and detailing of a building should be of a quality that stands the test of time and weather.
1. If such nondurable materials as T-111, fiberglass or similar materials are proposed, the applicant shall provide information on how the material will be maintained.
2. Mirrored glass shall not be allowed in multiple-family buildings.
3. Buildings shall be maintained in a safe, structurally sound condition.
4. Building surfaces shall be maintained in a clean condition and painted surfaces shall be maintained to prevent or repair peeling, blistered or cracking paint.
5. Landscaping shall be maintained to allow sight lines through the property except where this code requires Type I landscaping. (Ord. 2307-98 § 10, 1998: Ord. 1849-92 § 5, 1992; Ord. 1671-89 (part), 1989. Formerly 15.050.)
19.15.100 Separation between buildings.
Unless the city’s building regulations require a greater separation, the minimum structural separation between buildings located on the same lot shall be ten feet between the first floor of buildings, twenty feet between the second floor of buildings, and an additional ten feet for each additional floor, up to a maximum of sixty feet between portions of buildings above the sixth floor. The space between buildings can be used to satisfy the open space requirements of this section if it is designed to meet the multiple-family design guidelines and complies with Section 19.15.030 of this title. (Ord. 2307-98 § 11, 1998: Ord. 1671-89 (part), 1989. Formerly 15.070.)
19.15.110 Measurement of building height.
Repealed by Ord. 3072-08. (Ord. 2307-98 § 15, 1998.)
19.15.120 Regulations for residential accessory buildings.
Repealed by Ord. 2973-07. (Ord. 2307-98 § 16, 1998.)
19.15.130 Map number 15-1—CBD multifamily development standards.
Repealed by Ord. 3072-08. (Ord. 2345-98 (part), 1998: Ord. 2307-98 § 5, 1998.)
19.15.140 Map number 15-2—Core multiple-family area.
Repealed by Ord. 3072-08. (Ord. 2307-98 § 6, 1998.)