18.31.425 Residential amenity space | Covington Municipal Code

18.31.425 Residential amenity space.

Residential amenity area refers to spaces that are integrated into residential or mixed-use developments primarily enjoyed by on-site residents for recreational and social uses.

(a) To create usable amenity space that is suitable for leisure or recreational activities for residents.

(b) To create amenity space that contributes to the residential setting.

(2) Applicability. Residential amenity space meeting the standards of this section is required for all new:

(a) Multifamily development.

(b) Mixed-use development with residential units.

(3) Amount Required. Applicable developments shall be required to provide residential amenity space equal to a minimum of:

(a) One hundred square feet per dwelling unit for studio and one-bedroom dwellings.

(b) One hundred fifty square feet per dwelling unit for dwellings with two or more bedrooms.

(a) The following table illustrates the types of residential amenity spaces that may be used to meet the requirements in subsections (2) and (3) of this section.

Table 18.31.425. Residential Amenity Space Types
Residential Amenity Space Type	Percentage of Required Amenity Space	Cross-Reference to Applicable Design Standards
Private internal common area	Up to 100 percent	CMC 18.31.425(5)(a)
Common rooftop decks	Up to 50 percent	CMC 18.31.425(5)(b)
Private ground level open space (applicable only to adjacent dwelling units)	Up to 100 percent	CMC 18.31.425(5)(c)
Private balconies	Up to 25 percent	CMC 18.31.425(5)(d)
Shared indoor recreation areas	Up to 25 percent	CMC 18.31.425(5)(e)
Children’s play areas	Required for developments with greater than 75 units	CMC 18.31.425(5)(f)

(b) Large Multiphase Developments Under Single Ownership. Each phase of development shall meet the minimum residential amenity space requirements herein. Developments have the option to integrate a surplus of usable on-site open space in early phases and apply the surplus space towards meeting the requirements for subsequent phases, provided all applicable regulations are met.

(a) Private Internal Common Area. Private internal common area refers to spaces that are internal to a development and accessible to all tenants of a development, but may not be accessible to the general public. Exception: For mixed-use buildings with commercial and residential uses, the private internal common areas only need to be accessible to all dwelling units within the building. Private internal common areas can include landscaped courtyards or decks, terraces, entrance plazas, gardens with pathways, children’s play areas, pools, and water features. Accessible areas with native vegetation and areas used for stormwater retention, infiltration, or other multipurpose recreational and/or green spaces that meet the design criteria herein may qualify as private internal common area.

Private internal common areas shall comply with the following design standards:

(i) The space shall be accessible to all residents of the development.

(ii) The space shall be located in centralized areas that are visible from units within the development.

(iii) Required setback areas shall not count as private internal common area unless the design of the space meets the standards herein.

(iv) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity, unless otherwise noted. Wider minimum dimensions are required perpendicular to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall. Specifically:

(A) Twenty feet minimum dimension for such elevations up to three stories tall.

(B) Twenty-five feet minimum dimension for such elevations four stories tall.

Table 18.31.425(5)(a)(iv). Private Internal Common Area – Minimum Widths When Adjacent to Building Elevations Containing Windows of Dwelling Units Whose Only Solar Access Is from the Applicable Building Wall
	20 feet minimum for such elevations up to three stories tall.
	25 feet minimum for such elevations four stories tall.
	30 feet minimum for such elevations five or more stories tall.

(v) The space shall feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users.

(vi) The space shall be separated from ground level windows, streets, service areas, and parking lots with landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the private internal common area and dwelling units.

(vii) When possible, the space should be oriented to receive sunlight, face east, west or preferably south.

(viii) Stairways and service elements located within or on the edge of private internal common area shall not be included in the open space calculations.

(ix) Stormwater management elements and LID BMPs, like rain gardens, may be integrated into the design of the space and may occupy up to 25 percent of the minimum required space. Where multiple private internal common areas are included within a development, this standard applies to all such space combined, to allow flexibility in the design of individual spaces.

(x) Any children’s play areas integrated as a part of a private internal common area shall meet the standards of (5)(f) of this section.

Figure 18.31.425(5)(a)(x). Common Internal Outdoor Open Space Examples

(b) Common Rooftop Decks. Such spaces are a type of private internal common area located on the top of buildings or intermediate levels (e.g., upper floor building facade step-back areas) and are available to all residents. Examples of amenities include, but are not limited to, cooking and dining areas, seating areas, gardening areas, water features, and pet play areas. Common rooftop decks shall meet the following design standards:

(i) The space shall be accessible to all residents of the development. Rooftop decks in mixed-use buildings shall not be accessible to commercial tenants, employees, or customers (separate rooftop decks for commercial use are allowed but do not count as a residential amenity space).

(ii) The space shall feature hard surfacing and provide amenities such as weather protection elements, gas firepits, seating areas, and other features that encourage year-round use.

(iii) The space shall integrate landscaping elements that enhance the character of the space and encourage its use.

(iv) The space shall incorporate features that provide for the safety of residents, such as enclosures, railings, and appropriate lighting levels.

(v) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity, unless otherwise noted herein.

(vi) When possible, the space should be oriented to receive sunlight, face east, west or preferably south.

(vii) Stairways and service elements located within or on the edge of common rooftop decks shall not be included in the open space calculations.

(viii) Any children’s play areas integrated as a part of a common rooftop deck shall meet the standards of subsection (5)(f) of this section.

Figure 18.31.425(5)(b). Common Rooftop Deck Examples

(c) Private Ground Level Open Space. This space is adjacent and directly accessible to the subject unit. Examples include yards, stoops, and porches. Private ground level open space shall meet the following design standards:

(i) Such open spaces shall be enclosed by a fence and/or hedge at least 32 inches in height to qualify, but no higher than 42 inches when adjacent to a street, through-block connection, or publicly accessible area such as a public park or plaza.

(ii) Private unenclosed covered porches that face a street or a publicly accessible common area may qualify as amenity space, provided they are at least 54 square feet in area, with no dimensions less than six feet.

(iii) Ground-level private open space in excess of minimum requirements in subsection (5)(c)(ii) of this section shall not be used in the calculations for determining the minimum useable open space requirements for other units in the development (per subsection (3) of this section).

Figure 18.31.425(5)(c). Private Ground-Level Outdoor Space Examples

(d) Private Balconies. This space is adjacent and directly accessible to the subject unit. Design standards for private balconies are the following:

(i) Private balconies in mixed-use or multifamily developments should be at least partially recessed into the building facade, when provided, and integrated into the building design to provide protection from the weather.

(ii) Balconies shall be at least 36 square feet in area with no dimension less than six feet to qualify as amenity space.

(iii) Individual balconies in excess of minimum requirements in the preceding subsection (5)(d)(ii) of this section shall not be used in the calculations for determining the minimum useable open space requirements for other units in the development (per subsection (3) of this section).

(iv) Refer to CMC 18.31.410 for railing design requirements that apply to balconies in some situations.

Figure 18.31.425(5)(d). Private Balcony Examples

(e) Common Indoor Recreation Areas. Examples include, but are not limited to, multi-purpose entertainment space, fitness center, movie theatre, kitchen, library, workshop, conference room, or similar amenities that promote shared use and a sense of community. Design standards for common indoor recreation areas are the following:

(i) The space shall be accessible to all residents of the development.

(ii) The space shall be located in a visible area, such as near an entrance, lobby, elevator bank, or high traffic corridors.

(iii) Space shall be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space shall include amenities and design elements that will encourage use by residents.

(iv) Common indoor recreation areas may qualify as residential amenity space, provided they are at least 250 square feet in area.

Figure 18.31.425(5)(e). Common Indoor Recreation Area Examples

(f) Children’s Play Areas. Any children’s play areas integrated as a part of a private internal common area shall meet all the following standards (in addition to the design criteria listed above):

(i) Required children’s play areas shall be at least 400 square feet.

(ii) Measures necessary to protect children’s safety from vehicular traffic shall be included, such as low fencing or landscaping to provide a physical barrier around the perimeter.

(iii) Shade and rest areas for supervision shall be provided through the use of deciduous landscaping, architectural elements (including, but not limited to, pergolas or shelters), temporary structures, or other means.

(iv) Natural, creative play elements should be provided. For instance, ground slides from one level to another, tricycle tracks, swings hung from arbors or trees, paths that meander and are of varying materials and widths, water that can be manipulated, outdoor rooms made from landscape or rocks, and berms and hills.

(v) Play areas shall be designed for a variety of ages, activities, and motor skills.

(vi) Play areas shall be located in areas that are highly visible to residents. (Ord. 08-21 § 3 (Exh. B))