Loading...
HomeMy WebLinkAboutOrd 1655 - Comprehensive Land Use for Multi-Family Standards (Repealed by Ord 1758) ILA �V 9 it i F is i O /I t sssiii f Tulkwila C ity o Washington Ordinance No. A[ 55 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE TUKWILA ZONING CODE (TITLE 18) AND CITY OF TUKWILA COMPREHENSIVE LAND USE POLICY PLAN BASED ON THE MULTI FAMILY DESIGN STANDARDS UPDATE. WHEREAS, well designed projects provide value to the owner and the community; and WHEREAS, well designed developments foster a sense of pride and social responsibility from its residents; and WHEREAS, it was found to be in the general public interest to revise the minimum Zoning Code standards and develop new design guidelines for multi- family development, a document titled "Multi- family Design Standards Update" (Attachment A) and hereafter referred to as Multi- family Standards" (File No. 90 -3 -CA) was prepared; and WHEREAS, these development standards are intended to improve the quality of multi family development in Tukwila and provide developers with a higher level of predictability in the design quality expected when building in Tukwila; and WHEREAS, the Multi- family Standards implement the objectives and policies of the Residence Element of the City of Tukwila Comprehensive Land Use Policy Plan; and WHEREAS, the development standards and design concepts expressed in the Multi- family Standards generally reflect the minimum desired design quality for multi- family developments as stated in the Purpose and Objectives of the Board of Architectural Review (TMC 18.60.010), which must approve all multi family developments; and WHEREAS, the Planning Commission on May 28, 1992, recommended approval of the Multi- family Standards after review, and a public hearing; and WHEREAS, the City Council has been reviewing and revising the Multi family Standards since July 8,1992, including holding a public hearing; and WHEREAS, a Determination of Non significance was issued for the Multi family Standards document (File No. EPIC- 40 -90) (Attachment B) on December 1, 1992; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS: Section 1. Citv of Tukwila Comprehensive Land Use Policv Plan Amended. The new "Multi- family Design Guidelines" portion of the Multi- family Standards Update is incorporated herein and adopted as an element of the City of Tukwila Comprehensive Land Use Policy Plan. Section 2. Tukwila Zoning Code Amended. The Tukwila Zoning Code (Title 18) is amended as presented in Attachment C, with various existing provisions being replaced with proposed revisions as indicated. Section 3. Severabilitv. If any portion of this ordinance is found or rendered invalid or ineffective, all remaining provisions shall remain in full force and effect. Section 4. Penalty. The general penalties provided for in the Tukwila Municipal Code shall apply to any violations of this ordinance, and any person, firm, corporation, or association failing to comply with any of the provisions hereof shall be deemed guilty of a misdemeanor. Section 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF TIE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this c/ r day of 19' q ATTEST /AUTHENTICATED: t le E. Cantu, City Clerk APPROVED AS TO FORM OFFICE OF THE CITY ATTORNEY: mfdord W. Rants, Mayor By )414:414/ FILED WITH THE UITY CLERK: 9 2 PASSED BY THE CITY COUNCIL: �f y__//:2('‘''7,1,,, -_//:2('E PUBLISHED: 26 EFFECTIVE DATE: i 3 1 3 ORDINANCE NO.: a. CITY OF TUKWILA SUMMARY OF ORDINANCE NO. =5 5 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE TUKWILA ZONING CODE (TITLE 18) AND CITY OF TUKWILA COMPREHENSIVE LAND USE POLICY PLAN BASED ON THE MULTI- FAMILY DESIGN STANDARDS UPDATE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. O ‘t.44t G the City Council of the City of Tukwila passed Ordinance No. d /..."5 amending the Tukwila Zoning Code and City of Tukwila Comprehensive Land UkePolicy Plan by preparing the Multi family Design Standards Update, a document intended to improve the quality of multi family development in Tukwila, providing for severability, and establishing an effective date. The full text of this ordinance will be mailed without charge to anyone who submits a written request to the City Clerk of the City of Tukwila for a copy of the text. APPROVED by the City Council at its meeting of /t v3 Published Seattle Times 26 --9 3 .11- cs (fan Cantu, City Clerk 1/27/93 To: CITY CLERK Jane, Attached is the oriarnal co ected Multi family text adopted by i1 the City Counc1 Ord. 1655 I have sent a copy to Stacia for her updating. Vernor (1�B 4 haze �j� sc TMC Section Title 18.16.030(2) 18.18.030(2) 18.20.030(2) 18.46.020 18.50.020 18.50.083 18.50.085 ATTACHMENT C Amendments to the Tukwila Zoning Code (Title 18) As Specified in the Multi family Design Standards Update (10/13/92) December 1992 Definitions 18.06.010 Access Road 18.06.208 Director 18.06.207 Development Area 18.06.480 Lot Lines 18.06.710 Setbacks 18.06.765 Significant Tree 18.06.950 Yard, Front Specific Zone District Amendments R -3 District Accessory Uses R -4 District Accessory Uses RMH District Accessory Uses PRD-- Planned Residential Development, Permitted districts Height, Setback and Area Regulations Minimum Building Setbacks Maximum Building Length Maximum Percent Development Area Coverage TMC Section 18.52. 18.52.040 (2) 18.52. 1) 18.52. 18.52. 1 8 52.040(5) 18.52. 18.52. 18.52. 18.52. 18.56. 18.56.0 18.60. 18.60. 18.60. 18.60. 18.60. Title and Recreation Space Requirements Landscape district (side and rear yard width) requirements by zone Landscaping e requ irements Special landscapi Landscape architect required Coverage standards Outdoor storage areas ar area area per imeter crate p Parking for each distinctly seP Interior landscaping Irrigation Recreation space requirements Lighting Regulations Off Street Parking and Loading Rem Tandem parking spaces Compact car allowance Board of Architectural Review Purpose and objective Scope of authority requirements Application Review guidelines review guidelines Substitute multi family more to on.. ee_ —r anothe which provides acres fr o street and `jahic ac cess °m .n s aces of a driveway T provide internal Gent arks e ans that o r lots ae direct access a d a 1v1C 18.06) m property Definitions T „A roa t h a n one pr ction= to r_ V Access road access to more rima „15,0 provides tion °f dr �Vew a within akin a reas. to lot °r area th,so rovides circulation parking n ot i n sa c ti De art This shall function S SeCOn (New) 18.06.2 e n $e' lines ria hall also farad x diameter a of t he Director. The Director m ea t. f an Tint oe clui e ni D eve xhOn wen of su rfaces. the as follow`" th followin a eneral use b vehicle circulation a rea less the within at of the m n hake the urface Contain th onion tint whe of s m clear% de recreation facilities Co m ma foot ous s 08 eat lea' The im e foot DPve% a recrea tional fac 06.24 divided b New) .ortion Cih other a o a recreaationa% fa aths' a recreational faCih oGCU b sidewalks' of the f ar parkin, reas; rate bo aisles p6.48 curbUne or that include the s the distan� this a rea oo d e xc_,luded mean inches into d Cotton „s mum of 18 a tree Alder an Sets a maxi me ans 0 M� Zones this shall R141-1 Amendments Specific Zone District Am Uses• sp g -3 District Access w 181�'. e as (2) Cover d pa rking ar e clestrian R-3 R-2 ads wire •t that in d•acent'acceSs sp •dth- of an twee ea the property t n en�rG t fines" means eat whichever rov ides a reate uses must be removed from psi L lines. %'o ed e or easement t buildings or u 0 1S.06. the lot ending a s ibetw een edest 1 s a intrude ific tr the front of eaves m A si across si n iffcant ree' between side lot lines New)1� 6.765 Bove rid= e nding measured 5 t and extending means a Y roads'. s m t "Front `lard m eat to 'access r Yar Eto areas ad'a 8.06.950• alSQ include ones l lines It. and R t lines egCe t that n"alti it 1© ch is 6 inches or more in why t. It-2. R3.g 4i d of a lo 18.18.030(21 R -4 District Accessory Uses. (2) Covered parking areas, 18.20.030(21 RMH District Accessory Uses. (2) Covered parking areas, providcd at lcast thrcc sidcs of any parking struct Chanter 18.46.020. PRD PLANNED RESIDENTIAL DEVELOPMENT. Permitted districts. 18.46.020 Permitted districts. Planned residential development (PRD) may be permitted in the following districts: (1) R -1, Single family residential; (2) R -2, Two family residential when there are sensitive areas on the lot: (3) R -3, Three- and four family residential when there are sensitive areas on the lot: (4) R -4, Low apartments when there are sensitive areas on the lot: (5) RMH, Multiple- residence high density when there are sensitive areas on the lot. (Ord. 1289 4 1, 1983: Ord. 1247 2 1(part), 1982) Rear Proposed 1 story or1 25 ft. 2 stories or 3 stories or 45 f 4 stories or Side Existing osed Prop or 15 ft. 1 story or 2 5 ft. 2 stories 35 ft. 3 stories or 45 ft. 4 stories or Existing proposed 15 ft 10 feet 20 feet 1 story or 25 ft. 10 feet N.A. 2 tones s 3 stories or 35 ft. N.A. 4 stories or 45 ft. R-3 R -4 DEVELOPMENT STANDARDS g -2 and side yard building setbacks and p 18.5): Heig ht, Setback Table 1 (Fig. f rear Setbacks districts, the minimum Minimum Building zone 1850. R 3 g_4 and gMH Minimum In the R' b as shown below. Maximum Bldg.11e1 it Fron Existing 25 feet oard of Architectural R setback area• b the B lowed in the building shall be private access roads. m setbacks shall be overhang by ***Minimum 1 inch roof rd setbacks shall also apply along Whichever is less. um Buildi0 feet ng Set'eacks _3 shall be related to building height sh -15 feet------------------------------------------------------- eet----- f eet----- 45 feet -30 feet----------------------------------------------- eet t -10 feet 20 feet 25 feet 20 feet 20 feet 30 feet 10 feet 20 N.A. 20 feet N.A. feet-- 25 feet N.A. 25 feet 10 feet __20 fee t N.A. �O A et 8f 20 feet -_10 feet--------------------- eet---- 20 feet 20 feet feet 20 feet 30 feet N.A. Design Guidelines• necessary to satisfy Multi- family D eview if DEVELOPMENT STANDARDS R -2 (New) 18.50.083 Maximum Building Length: R -3 R -4 RMH Proposed: In the R -2, R -3, R -4 and RMH zones, the maximum building length shall be as follows: For all buildings except as described below: 50 feet (Fig. A) Maximum building length with bonus for modulating off -sets: For structures with a maximum building height of 2 stories or 25 ft., whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less (Fig. B): 100 feet 100 feet 150 feet 200 feet For structures with a building height over 2 stories or 25 ft., whichever is less, with a horizontal and vertical modulation of 4 ft. or an 8 ft. modulation in either direction: 100 feet 100 feet 150 feet 200 feet Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval. (New) 18.50.085 Maximum Percent Development Area Coverage Proposed In the R -2, R -3, R -4 and RMH zones the maximum percent development area coverage shall be as follows: 50% 50% 60% 60% DEVELOP NT STANDS Recreation Space R uiremen one the v in Table 2• �of their r �uire Review as follows. as shown. in up-t 20% the Board of Architectural is s hall be inc reased ones nra�..h ro yal by Zone districts j ties up a d R� s in Table 2 for the R -2 R- area t s Landscape an 15.5.2.020 Landscat?in' Re p Rea yard landscap Side E P 18.52. g 3 e 5 fee g 4 Minimum 10 foot width__--- minima dO be renumbered.) Remaining sections to a minimum o of five feet when: 2 provided ents• d side yards shall be a gNII�- Requirem rear an Table 2 in the front, transit In b Zone District. 'Table areas arils s a of the City, landscaping ed for Pedestrian ont yard landscap develop distric mum r eed fx_ e area In arrows z d landscap. w a z 3 R_4, an rile and rear yards and e of twenty-five °r xisting creased by a mi t be approved by the 2, shall be in s creen, 0 osed nts. h in Table 2, s a solid planting ty line(s) in the following rp dsca e rectuireme landscape areas, as decorati and /or rear pr i Special tan The requ ired lab construc o ji c able fron fifty percent ox y a long the app Proposed D irector, Prop planning circumstances: with a circum i (1) Twenty five percent when. of five feet t increase with (2) Fifty percent Remaining to be renumbered.) s to be renumbered) inhered) State licens d MH zones a w h the standards Existing section 4 and R a ccordan ce wired the R -2,� e laps in _Landscape p,rclandssc eoprep a the landsca- 0 A,0�„ Architect R -Y an d stam'� (New) 18.5 �ndscape ar h ect shall prepare Proposed landscap prop herein._ ST New 18.52.040 2 Propose 18.52. Propose MOS Covera. e Standards (Existing ection. to be renumbered) star Standards. All landsca ed areas i cludin shrub c.c....WSJ-a-it three ars and all areas not occu a b.uildi 1 tree cme.51,-S°1Sen veas.s„. 4 Outdoor Propose New 1S.52.040 6 Interior Propose d areas_:. T storage shall. be screened iTOTa abutting public streets ail torn adjacent aT Vtinura of eight feet high and not less than sixty percent of the ecified on. the plot plan and approved by the zones where outdoor stora shall be full with a ObSCIITill STTUCTUT al in hei SCTW:t. C(---)-)—TeljS--a‘i be e051---P--1 ted is maintained. The scr.tenir_A-sLt—ructurf,_ shall the BAR to be a t Rr3 R-4 and R zones. de ar all akin atea,s shall have a -4 achieve 40°70 horizon Outside Storage. Out o height of the material stored. Said screens shall properties. Such screens shall be a m, Planning Director. El__c.cg..0--..112 the R-2 R-3 R-4 and screened from all ublic roadways and acl'acent to the storedsts and v4_,j-1-1------1 exterior c landsa it.s11-1(0as a finished to and an e uivalent desi r_eilect bAcline architecturt,, as determined kinc landsca e stn. Th. arldn e Each Distinctly Se for each distinctl axle) dsca atate Parkin Mew. Interior landsca For areas with. un to 2,0 arlpstalls landsca 11 beds shall live eye 9 ri_touig mcludin siniace arkin areas hall riveter In R-2 is stri,p the ininium of 2, ft wi0-ave anlveracridth, In the R-2 arate oarlcin ate rovided as shown below.. no interior landsca is r uired. Tea is s uare (131 For ateas_with 21_ 40 09_,IL-161.1 the require d amount of interim- landsca FOT geas with more than 40 akin stalls er arldn area the teauir.d--g-.---m--C---)1-.mt of interior 1s015-0--V--C- area is 12 s feet for each arkin 512,11 (see Multi-Farnil Desi Guids11.11---0,- Site fOt for each Plasinins_SectIcr, t noTrnal 15_5.q-1--laxe feet to b rovided DEVE LOPMENT STANDARDS New 1 4u pr Irri 1,8.52• R, -3 e arises of -2 to break u' 100 square Standard islands is enerall ,Stan distribut plantin ar eas t= lot vlantin ectid terior lantin interior arkb feet m a n du tl minimum size a n �um of d of each interior row in -rm be at t he en �antets� laced a'�er .lant ,area• s dsca ed area f feet be the landee p or de duous than 1.0 s m of 1 ever4 minima R it au installed s stem• ation: Automatic irri a tion. R-2 R-3 R nsors such as i Moisture avin' h of the acent .arkin feet ad the er.._ no more rued by ar. e a reas s� be s e s rs shah arid In check all landsca MK es d sensor' nd zones In th 0 and S' he premises an o posed zoning structure, complex, or de according re wire �H cturrecreation P minima 064 Recreation space Proposed automatic on t sions: development shall provide e following PrOVi ment in districts, space m of -2 R-3, g -4 anrnultiple- fam?lmum mount of rec d ucturea complex In R- 2 any proposed oaupants a minimum e"`���t�ple- fam1lY s ace; for the use of the un it in the mu ltiple f amily be Provide f total recreation pdistrict shall not yelling shall feet zoning u Area. proposed d d squareb the applicable equire each Prof recreation space aired Y (A) ed s quare feet a minimum °etback are asreq two f =hundr shall prO�ndend rear Yards or d frontside, and as recreation space q ualify or C Space. ranti ace (2)Indoor Review ma-� s la e scream -Re`s r ecreatio n roved Board of Architectural Revi indoor hot tub. achined sauna- lTY1e oot of extensi�we i n m each 1uUde a full_ nge of wei would s ace for r ecreatio n feet of roveme mu m of i s ua for facili im a ma'd nrovid�, 1 is i_ o na d the 1 k-� S g2 ST DE 3-2 X2.0"10 Ll htin New 18•- Prop Rego Loading, sections I.o Off Street Parking and S.aces (Existing R ew 18.56.040 3 Ta ndem that the deter red �r Ce that unless endorsed b xecxeatr °n any directionuse as uare fee of� 3)UnCO.ered Space. e ix! ree� °�0 slo antici aced redit of 2 s» of ex- a lci lm. ace half eneou tam e2 =B ge creatiOn s cle space desi� p. o$ "Board for e a h s ue_ space �,v.�Ps which. provide ones percent of the to (4)General Re co uir u,. (4)G Multiple f chlldre than i"��7 a mai be s t but not mor located areas shall adequate recre ation spa e percent recre ation east t j abovVea d sh e o Gall air l be at 1 1 above ate subsection (,1)'he a t mo d ate the edestxian circulation aceom alc o ves ands d R zo nes, por In the R -2 li�rtin with low level saf H zone _2 R -3 R_4 and R e b a m rki parkin In t he fo e ach tang arldn S a ces. will be allowema be tandem arid all i Tab1P, 3 other a ces t he dim T ago. ect ,�arkln v based on ahan of. X11 p p act size size�� par _street P rtl s dec ar de axl facilitates an w rna xa dingy of an d s�r�oun shall x s all a r c hitectu ral o e two more bedroom o Qt of outdoor Lw ¢rout' Such under ecified and units with ear o required dt dwelling 5 -12 ace 4 r ovi ace for the total recreatio �;t ac ed in a safe to clea dcsi uiremen kwas shall he ro d lations• to be renumbered) e tandem Propo aired off a llowan ce of the total req 0 1� Com act ear ,rnunl of thirty percent 09 A x maximum. cars Propose fo 18.56. car is a eci_ e s paces where one u nits. N all two bedro ll si ne�d for of ces ermined and designated k ing stalls may be permitted 14T g 1 1 g 4 V 1 that are f the planning or deny all those stated conditions design m Ve well design the same as approve with coon 18.64.050• in the e (1) oral rules 1982)• review sha ut b o ri e to approve, uid of the c w hich have no 124 §1(P of architectural nevi theth all of the. design guidelines a iration�_ he board e board shall have roy al a m ission• on of com ou furth o_f app ign uid in Se o nstration --_to approve.., minor. clear Planning over St ns authorized BARS Directo_� ac com�� h t the Flannln� shall be e ntal All a �vlication s an e nviron r aired f building, elevatiO a wes shall be boto mon:._ N1,inor ro e •te lans• exteri ela an d�or l affect on 030 Sco o authority. 18� 1 T h e rules and.reg lan f the Tul'ila F th byla dt it�b =s pl c i d by a filing et ans su bnutte es shall be rna oz No c lang except t cts enure ro ect: ontext of_ t om r iect design, )et on he 8 an artm by the ve no si ific� to si ent. Mod F re uirern but are not limited ranted ha A licaabl tannin d ro ects ina`' be r chi' and. multi 8 an d 403A-in aired by th o minor and other 1,8.60.040 e d in tter o h matenals as. ts. E emPt�onum ster s nine. cxee re uia nlicable. and 0 (l dwelling fee as 6 nterior Farms. d P checklist ro ecnoover e limited to_, n� o f plans by the B�_ 1 §1(Fart) 1982). ha 1 in clude but granted until approval (�rd,124 proiect des _g_ on_ shall not be gran ti s permits awl -'ca Building p consideration it R-4 which guideline, or other to the following 3 any documen but not limited 18.60,053 instead pop led g idelineS in D 1 deems relevant dered m re`n r the full h review hall be c tote mu f n j ant shall tatro'r h od burl A R to request and rely er� s pecifically use th�d s hall be used L OpMEN'r STS is a uthorize d of this chapter u nits sha uideline all of EVE. BAR o bjective s multi famL.Y— the follow merit plamnodifica satisfy w Guidelin ti the purpose and o ntaining� a licatio T� osed develo m such_ Tte'vie 1 to satisfy that develop In reviewin an that the ent. (New for useful idevnes, of roof their iu all cases rota ew burden id onsl lti- a bear f the •din s re boy Section 053 Substi The a ie literal inter Policies. witr t h e nei a multi -fames ma�n�� a mods a 18.6. New in its decisive! BAR o b'ectives and piously tanGe the B ensive Pla_ °a ]s, ...1 d blend har Plan. F -x-�' ale fay use is b u lde]ineS• to and retie e' e xistm sm eview en Com rm the CO ctureS if t hLow n�ensi Resident�.al the r the shall be integrate n i it stye better d landsca in d le family otures i a teristics as en �acent sin plan. K t went charac ated with a re hensrve ossible• e plannin t a rchitect u r e •ae r elo rote Coma �rat ron• extent Bui_ ld sitm and oni in t design ante to the ma n'um and si ificant natural environm eed n od re harm ale desi i h Densi P Such harmonious shall be rese eS wetlands streams. de sc ched velo men ercia aracte� of tre This as Comm w d stand. 5 a ted deli nation ei hborhood s� n e famil able n ant trees an streetscape• ific edestrianfl e to to to sin to desirable sl leasin landsca rn. which co ntribute ited to,_ not hm t and an vehicular facilities 2 ,estheti�a ll Natural fea_tiare, but are form. an usi k 9e destrian tuxes in_ h pes to he street. P from Na O s a ve th t h e street,. deve D pedestrian aed h i�trans� 1 site a establish 1Ze drivewa�T intersections s hall be coordinated with ture men 1 minim wa t common e velop design shat and horizontal widths h t of c ircul _�°n the public ri *iers to define the Vehicular 1 dsca in .structur from be provided: inc_rbo1= d� h sled] bar h t he use of sty residents shag ._shed throe on be tween ad;acent proiects: perimete Site P transltl har..mon �r for the individual rees of privac This can be acco fictions_ Var`nn de r note necific site area yeas to i prig -residenc awes of�va to and tu �a� �eati� building t orated a Such m a n a t rvidin an a lines d landsca use landsca�.� edestxian 4 shapes. an-- h uali The site tan shalom to fac�litat bung ,and siting of hi C Th t not be h� e to the using. buildi_ng.. �mt�al sense ll include, b�, irom stxeetsea ualit`r visual foci establ?hes the desirable trans.-aim a hieh� d�ublic areas, and. building entries., J the x o ect an hicular entries shah meat to ensure on between lo�� e d DEVELOPMENT STANDARDS R -2 R -3 R -4 RMH (H) Parkins and service areas shall be located. designed. and screened to interrupt and reduce the visual imp act of large paved areas: f. The height. bulk. footprint. and scale of each building shall be in harmony with its site and adiacent long -term structures. Building Design. (A) Architectural style is not restricted. evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture. shape. lines and mass with the surrounding neighborhood: (B) Buildings shall be of appropriate height. scale. and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with. or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adiacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non- conforming structure's anticipated permanence: (C) Building components, such as windows, doors. eaves, parapets. stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adiacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure: (D) The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. (E) Monotony of design in single or multiple building projects shall be avoided. Variety of detail. form. and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation. stairs, decks, railings. and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. al Landscape and Site Treatment (A) Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place: (B) Landscape treatment shall enhance existing natural and architectural features. help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas. and break uo visual mass: (C) Walkways. parking spaces. terraces. and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street. to on -site recreation areas. and to adjacent public recreation areas shall be provided: R -3 R -4 STANDARDS R 2 R ra ernes shall be provided; aly Shall be, DEVELOP to adioinin lVlaten e transition t and landscap San structur A ro riate landscap Surroundm� l art of the archite h bun d n s and tructures: as an intc harm 4 1�llisce S design li riate colors shall be b the use of walls, fencm structures shall be accom fished p, Miscellaneo s sc�.le shall be a�� with buildin bP unsightly. shall be summer;. com S cr e e all be to scale;, venter and from view. Screening shall be ro onions shall ,and other places which tee effective in service yards s shall b screened and landscaping; n of se ons of these. Screening shall be or building un der roof! a d avert Screch n Go mbinatl on roof. groun an d full enclosed berms• or •ty hardware ed parapets etv, building. architec_ tu_ra brilliant cold_ planting other utility (i rays with saf ss an ent or consistent v� Excessive brightne C Mechanical lighting. st art of the architecture design and size Aare spill over. Q ed as an internal p ores shall be of a with no off -site designed design building_ax Exterior lighting standards ands be integral to and retrained in shall esshielded. demonstrated area. Lighting unless shall not be