The URL can be used to link to this page

2018/10/25 Planning Commission Resolution (3)PLANNING COMMISSION RESOLUTION NO. 2018-42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONING ORDINANCE AND MAP AMENDMENTS FOR THE DOWNTOWN DISTRICT AMENITY ZONE (DDAZ) OVERLAY DISTRICTS (CHAPTER 17.06, ARTICLE XIII) WHEREAS, on March 22, 2016, in accordance with the California Environmental Quality Act (CEQA), the City Council of the City of Rohnert Park certified the Environmental Impact Report for the Central Rohnert Park Priority Development Area Plan ("PDA EIR"), adopted required Findings of Facts, a Statement of Overriding Considerations and a Mitigation Monitoring Plan (MMRP); and WHEREAS, on March 22, 2016, the City Council of the City of Rohnert Park adopted the Central Rohnert Park Priority Development Area Plan; and WHEREAS, the Central Rohnert Park Priority Development Area Plan includes design guidelines intended to support the development of a mixed use, downtown environment within a portion of the Priority Development Plan area; and WHEREAS, the applicant, City of Rohnert Park, filed Planning Application No. PLRZ2018-0001 proposing to amend the Zoning Map and the Rohnert Park Municipal Code ("RPMC") by amending Chapter 17.06 (Land Use Regulations) of the City of Rohnert Park Zoning Ordinance; and WHEREAS, the proposed map amendments and amendments to Chapter 17.06 (Land Use Regulations), implement the Central Rohnert Park, Priority Development Area (PDA) plan by establishing form based zoning code provisions consistent with the City's adopted design guidelines for a mixed-use downtown environment within the Downtown District Amenity Zone (DDAZ) established by Central Rohnert Park Priority Development Area Plan; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on October 25, 2018, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the Zoning Map and Municipal Code Amendment application for the proposal. NOW, THEREFORE, HE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed map and Municipal Code amendments; Section 1. The above recitations are true and correct. Section 2. Findings for CEOA. In accordance with the California Environmental Quality Act (CEQA), the PDA EIR was previously certified by the City Council. The Planning Page 1 of 5 Commission hereby finds that the proposed zoning code amendments apply to property within the PDA plan area, implement the approved PDA plan and are consistent with the PDA analyzed in the PDA EIR. Pursuant to Section 15162 of the CEQA Guidelines, no new environmental effects could occur as a result of the amendments and no new mitigation measures would be required. Therefore, no additional environmental review is required. Development in the PDA would be required to comply with the previously adopted MMRP. Section 3. Findings for Enactment of Amendments to "Zoning Map and Zoning Ordinance. The Planning Commission hereby makes the following findings concerning amendments to the Zoning Map and Chapters 17.06 (Land Use Regulations) and has considered the factors set forth in Section 17.25.073: That the proposed amendments to the Zoning Map and Zoning Ordinance are consistent with the General Plan 2020. Criteria Satisfied. The proposed amendments are consistent with General Plan 2020 and the Central Rohnert Park, PDA plan and slightly modify the adopted existing DDAZ overlay boundaries to more accurately reflect existing property lines. The proposed zoning amendments implement general plan goals and policies by supporting the creation of an urban mixed-use , transit oriented downtown environment, consistent with the City's adopted guidelines for the area. . 2. That the proposed amendment to the Zoning Ordinance will be beneficial to the public health, safety or welfare. Criteria Satisfied. The proposed amendments will implement the vision for a walkable, mixed-use, transit oriented development. This form of development enhances public safety and welfare by promoting, alternative modes of transportation, encouraging walking and bicycling, minimizing the need for automobile based travel and reducing the production of greenhouse gas emissions. The proposed amendments provide additional regulatory control within the DDAZ and strengthen the City's ability ensure that the public health, safety and welfare benefits of mixed-use, transit oriented development are realized. 3. That with the proposed zoning and/or amendment adequate and available sites remain (refer to the quantified housing objectives in the city's housing element of the general plan) to mitigate the loss of residential density on the subject property to accommodate the city's 'fair share" regional housing needs used by the State Department of Housing and Development in determining compliance with Housing Element Law pursuant to Government Code Section 65863(b). Criteria Satisfied. The proposed amendments implement the approved PDA and do not amend or affect the existing residential density on the subject property. Section 4. The Planning Commission does hereby recommend that the City Council adopt an ordinance amending the Zoning Map as shown in Exhibit 1 and amending Chapter 17.06, Article XIII, by deleting Article XIII and replacing it with the proposed text amendments attached hereto as Exhibit 2. DULY AND REGULARLY ADOPTED on this 25th day of October, 2018 by the City of Rohnert Park Planning Commission by the following vote: Page 2 of 5 AYES: � NOES: 0 ABSENT: v ABSTAIN: —6— ADAMS Q BLANQUIE BORBA GIUDICE FIAYDO � Susan Adams, Chairperson, Rohnert Park Planning Commission Attest: S san A edo, Recording Secretary Page 3 of 5 Exhibit 1 Amendments to Zoning Map Page 4 of 5 PC Resolution 2018-42 Exhibit 1 Exhibit 2 Amendments to Zoning Ordinance Page 5 of 5 Chapter 17.06, Article XIII: Downtown District Amenity Zone (DDAZ) Overlay Districts Table of Contents Section 17.06.700: Introduction 17.06.700.A: General Provisions 17.06.700.A.1 Purpose and Intent 17.06.700.A.2 Applicability 17.06.700.A.3 Relationship to Central Rohnert Park Priority Development Area Plan 17.06.700.A.4 Relationship to Other City Ordinances and Laws 17.06.700.A.5 How to Use the DDAZ Overlay Section 17.06.710: Walkable Neighborhood Design 17,06.710,A: General to Walkable Neighborhood Design 17.06.710A1 Purpose and Applicability 17.06.710A2 Walkable Urban Community Design 17.06.710.B: Chic Space Standards 17.06.710.13.1 Design of Civic and Open Spaces 17.06.710.B.2 Civic Space Types '17a06,710,C: Thoroughfare Standards 17.06.710.C.1 Purpose 17.06.710.C.2 Applicability 17.06.710.C.3 Movement Types and Design Speed 17.06.710.C.4 Intersections 17.06.710.C.5 Pedestrian Crossings 17.06.710.C.6 Supplemental Standards to Thoroughfares 17.06.710.C.7 Thoroughfare Types Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I i Chapter 17.06, Article XIII Section 17.06.720: Specific to Zones '17.06.720.A: Downtown District Zones 17.06.720A1 Purpose 17.06.720A2 Applicability 17,06.720A3 Zones Overview 17.06.720A.4 Regulating Plan 17.06.720A5 Downtown - Neighborhood 17.06.720A.6 Downtown - Main Street 17.06.720A7 Downtown - Core 17.06.720.B: Use Table Section 17.06.730: Supplemental to Zones 17.06.730.A: General Standards 17.06.730A1 Additional Height Regulations 17.06.730A2 Additional Parking Regulations in the DDAZ 17.06.730.B: Specific to Building Types 17.06.730.B.1 Purpose 17,06.730.B.2 Applicability 17.06.730.B.3 Building Types 17.06.730.C: Specific to Private Frontages 17.06.730.C.1 Purpose 17.06.730.C.2 Applicability 17.06,730.C.3 Frontage Types Section 17.06.740: Permits and Procedures 17.06.740.A: Purpose and Applicability 17.06.740.A.1 Purpose 17.06.740.A.2 Applicability 17.06.740.A.3 Planning Approvals and Review Authority 17.06.740.13: Application Requirements, Review, and Processing 17.06.740.6.1 Application Requirements and Review 17.06.740.6.2 Noticing Requirements Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I ii 17.06.740.C: Minor Modifications 17.06.740.C.1 Purpose 17.06.740.C.2 Applicability 17.06.740.C.3 Application Filing and Processing 17.06.740.C.4 Findings for a Decision on a Minor Modification 17.06.740.C.5 Review and Decision 17.06.740.C.6 Lapse of Approval Extension and Renewal 17.06.740.D: Design Review 17.06.740.D.1 Purpose 17.06.740.D.2 Applicability 17.06.740.D.3 Design Review Board 17.06.740.D.4 Application Filing and Processing 17.06.740.D.5 Public Hearing and Notice 17.06.740.D.6 Findings for a Decision on a Design Review 17.06.740.D.7 Decision and Appeals 17.06.740.D.8 Lapse of Approval Section 17.06.750: Definitions 17.06.750.A: Definitions 17.06.750.A.1 Definitions of Specialized Terms and Phrases Appendix (OPTIONAL) Appendix A: Structural Soil Specifications Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I iii Figure 17.06.700.A.5.a: Quick Code Guide for Downtown District Amenity zone Form -Based Code Overlay Step Instructions i I Find the zone(s) for your parcel Code Title Rohnert Park Zoning Map If the site is larger than two acres, or creates new thoroughfares and/ Walkable or significantly modifies existing right 17.06.710 Neighborhood of way, comply with the standards for Design walkable neighborhood design, including thoroughfares and civic spaces Comply with the standards specific to 17.06.720 Specific to Zones your zone(s) Comply with the supplemental 17.06.730 Supplemental to -; regulations for height and parking Zones i l EChoosemply with the standards 17.06.730.6 I Specific to r building type(s) Building Types i Choose and comply with the standards 17.06.730.0 Specific to Private specific to your frontage type(s)Frontages Review and comply with applicable Design Guidelines in the Central Rohnert Park PDA Plan and the City of Rohnert Park Design Guidelines for Commercial, Mixed-use r ;+ and Multifamily Buildings Follow the procedures and comply Permits and with the requirements for permit 17.06.740 I procedures application(s) as applicable Chapter 17,06, Article XIII: DDAZ Overlay Districts I 700.A-3 Public Hearing Draft: October 25, 2018 Section 17.06.700: Introduction 17,06.700.A.1. Purpose and Intent The Downtown District Amenity Zone Form -Based Code Overlay (DDAZ FBC Overlay) is established to implement the 2015 Central Rohnert Park Priority Development Area (PDA) Plan's vision to create an attractive and vibrant mixed-use downtown for the heart of Rohnert Park. It provides regulations that govern the form, use, and character of private development, as well as public realm elements including thoroughfares and civic spaces. This Chapter responds to the PDA Plan's guidance to support the development of a mixed-use downtown core that is attractive, vibrant, walkable, and transit -oriented. 17.06.700.A.2. Applicability a. The standards and procedures of this Chapter will be applied to any development within the boundaries of the DDAZ FBC Overlay as shown on the City of Rohnert Park Zoning Map when one or more of the following occur: (1) The project requires new or modified vehicular access to the site; (2) The project includes new construction of 2,000 sf or greater; (3) The project includes addition(s) over 10% or renovations of over 50% of existing gross floor area of the building; (4) All or part of the project site lies within the Station Center Planned Development (P -D) Zoning district. b. Notwithstanding Section 17.06.700.A.2(a) above, the standards in Section 17.06.710.A (General to Walkable Neighborhood Design) only apply to developments greater than 2 acres in size, and/or requiring new of modified thoroughfares. c. For any project site zoned with the Planned Development or Station Center Planned Development (P -D) zoning district, the standards and procedures of this Chapter must be utilized instead of the specific development standards described in 17.06.210.13 (General Provisions). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 700.A-1 17.06.700.,4.3. Relationship to Central Rohnert park Priority Development Area Pian While the Priority Development Area (PDA) Plan establishes a series of land use designations and design guidelines for the DDAZ area, this Chapter establishes a series of Zones that implement the land use goals and policies of the PDA Plan and standards and allowable land uses in these Zones as described in Section 17.06.720 (Specific to Zones.. Standards include, but are not limited to, the layout of thoroughfares, blocks, and civic spaces, the placement and mass, height, and bulk of buildings, and the design of frontages and building types. The PDA Plan provides non -regulatory guidance for community character, architectural style, lighting, paving, loading and service, building massing, materials, colors, finishes, sustainable design, common facilities, street furnishings, fencing, walls, and entry monuments. In the event of any conflict between the standards of this Chapter and the standards and guidelines in the PDA Plan, the standards in this Chapter shall govern. 17.06.700.A.4. Relationship to Other City Ordinances and Laws a. Relationship to Municipal Code. If a provision of this Chapter is inconsistent with another provision of Title .17 (Zoning) of the Rohnert Park Municipal Code, or with a provision found in other adopted codes or ordinances of the City, the more restrictive provision shall govern, unless the terms of the more restrictive provision specify otherwise. b. Relationship to Article XV (Form -Based Codes for Special Areas) As a Form -Based Code, this chapter utilizes terms found and defined in Article XV (Form - Based Codes for Special Areas), however the standards found in Article XV do not apply within the DDAZ area. c. Relationship to Design Guidelines The Rohnert Park Design Guidelines for Commercial, Mixed-use, and Multifamily Buildings apply as a supplement to the design guidance found in the PDA Plan. In the event of any conflict between the Design Guidelines and the guidelines found in the PDA Plan, the PDA Plan shall apply. 17.06.700.A.5. How to Use the DDAZ Overlay Figure 17.06.700.A.5.a provides an overview describing how to use the regulations in this Chapter. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 700.A-2 17.0 6.710. A.2 17.06.710: Walkable Neighborhood Design 17.06.710.A,. General to Walkable Neighborhood Design 17.06.710.A.1 Purpose and Applicability This Section sets forth standards for walkable neighborhood design and is applicable to development sites greater than 2 acres in size, and/or requiring new or modified thoroughfares. 17.06.710.A.2 Walkable Urban Community Design The project area shall be designed in compliance with the following process and requirements: a. Organization (1) The project area shall consist of a walkable neighborhood design that: (i) Organizes a block and thoroughfare network in compliance with the standards in Subsections b and c, using the allowed thoroughfare types in 17.06.710.0 (Thoroughfare Standards); (ii) Allocates civic spaces in compliance with the standards in 17.06.710.B.1 (Design of Civic and Open Spaces); (iii) Provides a mix of primary building types allowed by the zone(s); (iv) Provides appropriate physical transitions to the scale and character of the surrounding area; (v) Suits specific environmental, site layout, and design constraints unique to the site or its location; (vi) Identifies the proposed blocks and thoroughfares, transect zones, civic space types, and building types on a project regulating plan per 17.06.740 (Permits and Procedures); and (vii) Identifies the proposed physical character of the walkable neighborhood design on a project illustrative plan by showing the typical buildings and roofs on each block in plan view and the proposed trees and landscaping along streets and in civic spaces. b. Thoroughfares. Thoroughfares define the streets that refine large sites into walkable urban environments and provide multiple routes for vehicular circulation. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article X111: DDAZ Overlay Districts 1710.A-1 17.0 6.710. A.2 (1) Design (i) Thoroughfares shall meet the standards established in 17.06.710.0 (Thoroughfare Standards). (ii) The thoroughfare network shall be mapped on the project regulating plan and shall indicate a layout of thoroughfares and blocks in compliance with standards in this Subsection. The location of thoroughfares is flexible provided that the standards in Subsection B and Table 17.06.710.A.2.a (Block Size) are met. (2) External Connectivity (i) The arrangement of thoroughfares shall provide for the alignment and continuation of existing or proposed thoroughfares into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are developed and include opportunities for such connections. (ii) Thoroughfare rights-of-way shall be extended to or along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in Subsection c (Block Size). (iii) The project regulating plan shall identify all stubs for thoroughfares and include a notation that all stubs shall connect with future thoroughfares on adjoining undeveloped property. (iv) Dead-end streets and cul-de-sacs are not allowed. c. Block Size (1) Individual block faces and the total block perimeter shall meet the standards established in Table 17.06.710.A.2.a (Block Size). For minor modifications refer to Section 17.06.740 (Permits and Procedures) in Table 17.06.740.C.2.a (2) Blocks shall be a minimum width, to result in two tiers of developable design sites that comply with the allowed building types in the zone(s). '_ Block Perimeter � ! I Block Face Perimeter Length 2,000 ft. max. Block Face Length 600 ft. max. 710.A-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Step 1: Subdivide project area to create smaller blocks and a network of interconnected streets (See Table 17.06.710.A.2.a). PP I — 7 I t_ ,-Properrp Boun dory i Street •f Step 3: Introduce alleys to provide access to design sites and maintain a continuous streetscape without the interruption of driveways. 17.06.710. A.2 10"; Streets/Civic Space Step 2: Select from allowable thoroughfare types listed in Section 17.06.710.C. Identify at least 10% of the project area as new civic space. 10% is calcu- lated after subtracting thoroughfare R.O.W.s. Select and place civic space types per standards in Section 17.06.710.6 (Civic Space Standards). _- Srree� ej D,+ Zones Step 4: Apply DDAZ zones to implement the in- tended physical character, in compliance with Section 17.06.720.A.4 (Regulating Plan). _ �tifev treat-:_ .. Smelt . , Q Downtown Neighborhood Downtown Main Street 0 Downtown Core Public Hearing Draft: October 25, 2018 Chapter 17.06, ArticleXllI: DDAZOverlay Districts I 710.A-3 i tl _-Street _ .- I! 17.06.710. A.2 10"; Streets/Civic Space Step 2: Select from allowable thoroughfare types listed in Section 17.06.710.C. Identify at least 10% of the project area as new civic space. 10% is calcu- lated after subtracting thoroughfare R.O.W.s. Select and place civic space types per standards in Section 17.06.710.6 (Civic Space Standards). _- Srree� ej D,+ Zones Step 4: Apply DDAZ zones to implement the in- tended physical character, in compliance with Section 17.06.720.A.4 (Regulating Plan). _ �tifev treat-:_ .. Smelt . , Q Downtown Neighborhood Downtown Main Street 0 Downtown Core Public Hearing Draft: October 25, 2018 Chapter 17.06, ArticleXllI: DDAZOverlay Districts I 710.A-3 17.0 6.710. A.2 This page intentionally left blank 710.A-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.6.1 Design of Civic and Open Spaces This Section sets forth the standards applicable to existing and new civic spaces and civic buildings. These standards supplement the standards for each transect zone. Civic space is land that is improved for civic gathering purposes per one of the allowed types in this section. For each civic space type, a description, a statement of the type's intent, and design standards are provided. These standards are intended to ensure development that establishes or reinforces the intended character and scale of the DDAZ. a. Civic Space Allocation (1) The development shall set aside a minimum of 10 percent of the project area as civic space using the types allowed in DDAZ zones. The 10 percent shall be calculated after street rights-of-way are subtracted from the project area. (2) The required amount of civic space shall be distributed throughout the neighborhood. Neighborhood means the area approximately within 1,500 feet of the site that is also not separated by freeway or railroad. b. Building Frontage. The relationship along property lines of a civic space to adjacent buildings and design sites shall be regulated as follows: (1) The facades on design sites attached to or across a thoroughfare from a civic space shall be designed as a "front" on to the civic space for at least three quarters of the civic space perimeter, in compliance with the allowed frontages. c. Public Access. Public access and visibility along public parks, civic uses, and natural open spaces, including creeks and drainages, shall be maintained through the use of: (1) Single -loaded frontage streets (those with development on one side and open space on the other); (2) Houses that front directly onto a bike or pedestrian path along the natural open space (3) Other methods of frontage that provide similar access and visibility to the open space appropriate in the transect zone. Accessory Structure Standards. Accessory structures within civic spaces, including, but not limited to, restrooms, open-air pavilions, gazebos, picnic shelters and outdoor theaters, are subject to the applicable standards of the zone in Section 17.06.720 (Specific to Zones). Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.6-1 17.06.710.13.2 Civic Space Types a. This Section identifies the allowed civic space types in DDAZ zones. b. Civic Space Types. Multiple civic space types are defined in Table 17.06.710.B.2.a (Civic Space Type Overview). Two of the civic space types, Playgrounds and Community Gardens, may be incorporated into any of the other types or may stand alone. The illustration and description of each civic space type are illustrative and not regulatory. c. Location and Size. The service area, size, frontage, and disposition of standards of each civic space type are regulatory. (1) Service Area. Describes how the civic space relates to the city as a whole and the intended area to be served by the civic space. (2) Size. The overall range of allowed sizes of the civic space. The minimum size of the civic space may be adjusted per the procedures in Table 17.06.740.C.2.a (Minor Modifications). (3) Character. Civic spaces shall be designed and furnished to be consistent with the character of the zone in which they are located, Such consistency may require accessory structures to maintain building setbacks, frontage, massing, disposition and character similar to adjacent development as determined by the Director. (4) Disposition of Elements. The placement of objects within the civic space. (i) Natural. Civic spaces with natural character shall be designed in a natural manner with no formal arrangement of elements. (ii) Formal. Civic spaces with a formal character shall be designed in a more rigid layout that follows geometric forms and has trees and other elements arranged in formal patterns. (iii) Informal. Civic spaces with an informal character shall be designed to have a mix of formal and natural characteristics. d. Typical Facilities. Each type identifies the allowed types of accessory structures provided within the civic space. This list is not intended to be a complete list of structures allowed nor is it intended that every civic space contain each of the structures listed. Proposed structures larger than the indicated gross square footage (gsf) require review and approval by the Director. e. The civic spaces specified in Table 17.06.710.B.2.a (Civic Space Type Overview) are allowed as follows: (1) Allowed. Allowed if in compliance with the. standards. (2) By Director. Allow as determined by the Director (3) Not Allowed. The type is not allowed in the transect zone. 710.8-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Table 17.06.710.B.2.a Civic Space Type Overview Transect Zone D-N d-M5 7D ©-N � d-M5 d-C Civic Space Type Illustration Hinebaugh Creek Greenway Small Neighborhood Park Description A linear open space Open space available for A formal open space that may follow natural unstructured and limited available for civic corridors providing amounts of structured purposes and commercial unstructured and limited recreation, serving the activities. Plazas are amounts of structured immediate neighborhood, typically hardscaped, recreation. Appropriate civic detached, and located elements, fountains, at the intersection of benches important streets. Location and Size Location Service Area Multiple Neighborhoods Neighborhood Neighborhood Size Minimum 2 acres 4,000 sf 0.5 acre Maximum - - 2 acres Character Frontage Independent or Building Independent or Building Building Disposition of Elements Natural or Informal Formal or Informal Formal Typical Facilities Passive and Active Passive Recreation, Passive Recreation, Recreation, Accessory Accessory Structure, Accessory Structure, Structure, Drinking Drinking Fountains, Paths Drinking Fountains, Fountains, Community and Trails Community Facility < Facility < 5,000 gsf, Paths 5,000 gsf, Paths and Trails and Trails Key m Allowed By Director ® Not Allowed Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-3 Transect Zone ■:7'!■ m m lm MME M=E3 Civic Space Type Neighborhood Square Pocket Plaza Pocket Park Illustration 0 mom 0 IR �aoo EMN amm WME o Description An open space available A formal open space An, open space available for civic purposes, available for civic for informal activities unstructured and limited purposes and commercial in close proximity to amounts of structured activities. Pocket Plazas neighborhood residences. recreation. Square can be are typically hardscaped. attached. Location and Size Location Service Area Neighborhood Neighborhood Neighborhood Size Minimum 1/4 acre 1,600 sf 1,600 sf Maximum 2 acres 4,000 sf 4,000 sf Character Frontage Building Building Building Disposition of Elements Formal Formal Formal or Informal Typical Facilities Passive and Active Passive Recreation, Passive Recreation, (unstructured or Accessory Structure, Accessory Structure, structured) Recreation, Drinking Fountains, Paths Drinking Fountains, Paths Accessory Structure, and Trails and Trails Drinking Fountains, Community Facility < 5,000 gsf, Paths and Trails Key m Allowed By Director ® Not Allowed 710.13-4 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 :TableI IB.2.a Civic Space Type 1 i Transect Zone M=M mm Civic Space Type Playground Community Garden Attached Green Illustration WNM Description An open space designed An open space designed A well -landscaped corridor and equipped for the as a grouping of garden that provides a consistent recreation of children. A plots that are available landscaped frontage and Playground should be to nearby residents for trail access. Units adjacent fenced and may include an small-scale cultivation. to attached green must open shelter. Playgrounds Community Gardens may front onto green for may be included within be included within other improved safety. other civic spaces. civic spaces. Location and Size Location Service Area Neighborhood Neighborhood Neighborhood Size Minimum Maximum - Character Frontage Independent or Building Independent or Building Independent or Building Disposition of Elements Formal or Informal Formal or Informal Informal Typical Facilities Accessory Structure, Accessory Structure, Accessory Structure, Drinking Fountains, Paths Drinking Fountains, Paths Drinking Fountains, Paths and Trails and Trails and Trails Key M Allowed M By Director Not Allowed Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.6-5 17.0 6.710, B. 2.a 17.06.710.B.2.a Hinebaugh Creek Greenway MEIE,oD0'0 6D D D J d Y I srr .t tit � �� s �•�� i� +�'� it.(ws General Note: !mages on this page are illustrative, not regulatory. Linear space for strolling by nearby residents and employees. Greenways can serve an important role as a green connector between destinations. Appropriate civic elements, community facility < 5,000 G.S.F., fountains, benches, trails. Service area: Multiple Neighborhoods Informal Hardscape path Spatially defined by adjacent buildings Min. 2 acres Min. Width = 50 ft. Passive recreation Walking/Running Formal or informal seating 710.13-6 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.8.2.b 17.06.710.B.2.b Small Neighborhood Park General Note: !mages on this page are illustrative, not regulatory. Open space available for unstructured and limited amounts of structured recreation, serving the immediate neighborhood. Appropriate civic elements, fountains, benches. The is intended to be smaller than a typical neighborhood park fit within downtown. Informal or formal Primarily planted areas with paths to and between recreation areas and civic buildings Spatially defined by tree -lined streets and adjacent buildings .C. Size and Location Min. 4,000 sq. ft. Min. Depth = 60 ft. Min. Width = 60 ft. D. Typical Uses Unstructured passive and active recreation Civic uses Temporary commercial uses Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-7 17.06.71 0. B.2.c 17.06.710.B.2.c Community Plaza 59U� /. T R +i i � � '�I as '.- J111 10 Community -wide focal point primarily for civic purposes and commercial activities. Plazas are typically hardscaped with planting as accents. Commercial activities are subordinate to Civic activity. Appropriate civic elements, community facility < 5,000 G.S.F., fountains, benches. Service area: Multiple r - Neighborhoods. Plazas should be located at the intersection of important streets. B. General Character Formal, urban �--+=-M•"-"- Combination of hardscaped & planted areas in formal patterns Spatially defined by buildings and tree -lined streets f i y Detached Civic element provided 'C. Size and Locationi Min. 1 acre Max. 4 acres j Min. Depth = 80 ft. Min. Width = 150 ft. ■ D. Typical Uses Civic uses Commercial uses in support of civic uses Passive recreation General Note: Images on this page are illustrative, not regulatory, 710.B-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.0 6.710, B.2.d 17.06.710.B.2.d Neighborhood Square General Note: Images on this page are illustrative, not regulatory. Neighborhood focal point available for civic purposes, commercial activity, and passive uses. Appropriate civic elements, kiosk, pergola, community facility < 5,000 G.S.F, fountains, benches. Service area: Neighborhood. Squares include both hardscapes and softscapes. Formal, urban Combination of hardscape & planted areas in formal patterns Spatially defined by tree -lined streets and adjacent buildings Walkways and plantings at all edges, shaded seating areas Civic element provided C. Size and Location Min. 1/4 acre Max. 2 acres Min. Depth = 60 ft. Min. Width = 120 ft. D Typical Unstructured or structured recreation Commercial and civic uses Casual seating and/or outdoor dining Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.B-9 17.0 6.710. B. 2.e 17.06.710.B.2.e Pocket Plaza ..am=. Small-scale, open space available for civic purposes and commercial activity, intended as intimate spaces for seating or dining into which commercial and neighborhood activity may spill. Pocket plazas can also be used to create a formal space in front of a prominent building entrance. Appropriate civic elements, community facility < 1,000 G.S.F., fountains, benches. Service area: Neighborhood B. General Character Formal, urban 1 Wnw General Note: Images on this page are illustrative, not regulatory. 710.13-10 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Primarily hardscape with landscape accents Spatially defined by building frontages and upper story facades Trees and shrubs optional. Can be attached. I C. Size 1 Location Min. 1,600 sq. ft. Max. 4,000 sq. ft. Min. Depth = 40 ft. Min. Width = 40 ft. Civic activity Commercial in support of civic activity Casual seating and/or outdoor dining Public Hearing Draft: October 25, 2018 17.06.710.B.2.f Pocket Park 17.06.710. B.2.f 3 Small-scale open space, serving the immediate �. neighborhood, available for informal activities in close proximity to neighborhood residences. Appropriate civic elements, community facility < 200 sq. ft. Service area: Neighborhood B. General Character Formal or informal, urban Combination of planted areas and hardscape General Note: Images on this page are illustrative, not regulatory. Public Hearing Draft: October 25, 2018 Spatially defined by building frontages and adjacent street trees Walkways along edges or across space Civic element provided I C. Size and Location Min. 1,600 sq. ft. Max. 4,000 sq. ft. Min. Depth = 40 ft. Min. Width= 40 ft. Civic activity Commercial uses in support of civic activity Passive recreation, casual seating. May transform to dog park, skate park, special use Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.6-11 'T0671082.g 17.06.710.B.2.g Playground General Note: Images on this page are illustrative, not regulatory. 710..13-12 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Small-scale open space designed and equipped for the recreation of children. These spaces should serve as quiet, safe places protected from the street and typically in locations where children do not have to cross any major streets. An open shelter, play structures or interactive art and fountains may be included with landscaping between. Playgrounds may be included within all other civic space types. Service area: Neighborhood B. General Character Focused toward children Play structure, interactive art, and/or fountains Shade and seating provided Protected from traffic; fenced with minimal exits Spatially defined by decorative fencing and trees C. Size and Location Min. Depth = None Min, Width = None D. Typical Active and passive recreation Casual seating Public Hearing Draft: October 25, 2018 17.06.710.B.2.h 17.06.710.B.2.h Community Garden )W; General Note: Images on this page are illustrative, not regulatory. Small-scale open space designed as a grouping of garden plots available to nearby residents for small- scale cultivation. Community gardens may be fenced to protect edible plants from wildlife and may include a small accessory structure for storage. Community gardens may be included within all other civic space types. Service area: Neighborhood B. General Character Plant beds (in -ground or raised) Accessory structure < 2,500 sq. ft. Decorative fencing, when fencing present Spatially defined by adjacent buildings and street trees C. Size and Location Min. Depth = None Min. Width = None D. Typical Uses Food production Passive recreation Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-13 17.0 6.710. B.2. i 17.06.710.6.2.1 Attached Green General Note: Images on this page are illustrative, not regulatory. A. Description A well -landscaped corridor that provides a consistent landscaped frontage and trail access. Units adjacent to attached green must front onto green for improved safety. Continuous Planter Accessory structure < 2,500 sq. ft. Informal cluster of trees Trail, 8' wide minimum C. Size and Location Min. Depth = 10 to 40 ft. Min. Width = none D. Typical Passive Recreation Walking/Running Patio Casual Seating 710.6-14 1 Chapter 17.06, Article XIII: DDAZ Overlay, Districts Public Hearing Draft: October 25, 2018 17.0 6.710. C.2 17.06.710.0 Thoroughfare Standards 17.06.710.C.1 Purpose a. This Section sets forth the standards for streets appropriate for use within the DDAZ. b. Thoroughfares have been designed to balance the needs of pedestrians with vehicles and to establish a high-quality, pedestrian -friendly environment. 17.06.710.C.2 Applicability a- The standards of this section apply to the construction of a new thoroughfare in a transect zone and/or when an application for a site over 2 acres with new thoroughfares or modifications to existing thoroughfares is proposed. b. The standards of this section apply to existing thoroughfares as follows: (1) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk; (2) Improvement or modification to on -street parking, or lane striping; (3) Improvement or modification to right-of-way; z. The individual standards of each thoroughfare type in this section may be adjusted administratively by the City Engineer. Subject to the following considerations. The proposed adjustment: (1) Supports the intended physical character of the transect zone(s). (2) Maintains multiple modes of transportation (transit, pedestrian, bicycles, automobiles). (3) Predominantly maintains sidewalks of at least 6 feet wide, where feasible, on all residential streets and at least 10 feet on commercial streets where possible. (4) Maintains on -street parking for a majority of each block face. (5) Maintains regularly spaced street trees. d. Additional thoroughfare types may be developed, subject to City review and approval, using the components and standards listed below: Element [ode Reference Intersections 17.06.710.C.4 Pedestrian Crossings 17.06.710.C.5 ROW Public Lighting and Planting 17.06.710.C.6 Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.0-1 17.0 6.710. C.3 17.06.710.C.3 Movement Types and Design Speed Movement types are intended to assist in appropriate thoroughfare design for the necessary level of pedestrian and bicyclist safety and comfort at any given location. Design speed is the primary determinant of movement type. Anticipated movement types and design speeds (along with their assigned lane widths and curb radii) are provided for each thoroughfare type in Sub -Sections 17.06.710.C.7.a-m. a, The design criteria for Yield, Slow, and Low thoroughfares shall be commensurate with local thoroughfares. Design speeds higher than 35 mph shall not be used in areas intended to support moderate or high levels of pedestrian or bicycle activity due to concerns with pedestrian safety and comfort. 710.0-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.0 6.710, C.4 17.06.710.C.4 Intersections The following shall be applied in the design process to all thoroughfare types with the prefix "new" and to additional types that are designed. They are already integral to the thoroughfare types not containing the prefix "new". a. Street design of narrow streets and compact intersections requires designers to pay close attention to the operational needs of transit, fire and rescue, waste collection and delivery trucks. For this reason, early coordination with transit, fire and rescue, waste collection and other stakeholder groups is essential. b. More regular encroachment of turning vehicles into opposing lanes will occur at compact intersections. Therefore, frequency of access, traffic volumes and the speeds on intersecting streets at those intersections shall be considered when designing intersections. For fire and rescue, determination of the importance of that street for community access should be determined, (e.g. primary or secondary access). c. The designer shall use turning templates or software to evaluate intersections to ensure that adequate operation of vehicles can occur. Location of on -street parking around intersections may be evaluated during this analysis to identify potential• conflicts between turning vehicles and on -street parking. Bike lanes and on -street parking will increase the effective curb return radius, when curb extensions are not applied, by providing more room for the wheel -tracking of turning vehicles. d. Table 17.06.710.C.4.a. provides standards for the curb radius when improving existing intersections or designing new intersections. i. i .C.4.a: Curb Radius Effective Movement Type Design Speed Curb Radius' Curb Radius (From Subsection A of 17.06.710.C.7 Thoroughfare Types) Yield <20 mph 10, 25' HOME�� -- Slow 20-25 mph 10'- 15' 25' - 35' ` Low 30-35 mph 20'-25' 50' - 60' n i Endnotes 'This Table provides the allowed curb radius range by movement type and speed. The dimensions above require the provision of an effective curb radius that meets the needs of fire and emergency access. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article X111:DDAZOverlay Districts I 710.0-3 17.06.71 0.05 17.06.710.C.5 Pedestrian Crossings The following shall be applied in the design process for improvements to existing streets in DDAZ zones and in the design of new streets for large sites as defined in Section 17.06.710.C.2 (Applicability). Type Description Directional Curb Diagonal corner ramps are preferred when feasible. When not feasible, Ramps perpendicular corner curb ramps with a separate ramp installed in each direction shall be used. Crosswalks T Crosswalks shall be designed per the city's applicable standards and applicable State/County guidelines and standards. Medians Medians, where provided, shall provide a median refuge at T the intersection. At signalized intersections, median refuges shall not be used to stage pedestrians. Pedestrians shall be accommodated �•. to get entirely across the roadway. Mid -block Crossings Mid -block crossings, where provided, require approval of the City Engineer and shall have mid - block curb extensions and crossing signals. 710.0-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710. C.7 17.06.710.C.6 Supplemental Standards to Thoroughfares a. Tree grates are required in street tree wells and they are to match the existing tree grates on City Center Drive. b. Structural soil mix or Silva Cells are required underneath all street tree wells according to city standards. Size is to be minimum 2' depth by minimum 6' square and the top 12" edge of the pit is to be lined with a root barrier, c. Allowed street trees are listed in Table 6.2 of the PDA. d. Lighting shall be installed according to city standards or as otherwise approved by the City Engineer. 17.06.710.C.7 Thoroughfare Types Sub -Sections 17.06.710,C.7.a through 17.06.710.C.7.m illustrate allowed thoroughfares for use in the DDAZ. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XI II: DDAZ Overlay Districts I 710.0-5 17.0 6.710. C.6 17.06.710.C.7.a Commercial Street -Bikeway ' :� I ? �4 1. 7O V li � I i 0 Street Type Street Traffic Lanes 2 @ 10' Movement Type Slow Bicycle Lanes 2 @ 5' Design Speed 20 mph Parking Lanes 2 @ 8' B. Overall Widths Median/Turn Lanes none Right -of -Way (ROW) Width 70' D. Public Frontage Assembly Curb -to -Curb Width 46' Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 12'min. Curb Type Square 710.0-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.d Residential Street - Typical Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right -of -Way (ROW) Width 60' Curb -to -Curb Width 36' Traffic Lanes Bicycle Lanes 17.06.71 O.C,7 2 @ 10' (minimum) none Parking Lanes 2 @ 8' Median/Turn Lanes D. Public Frontage Assembly none Frontage Type Street Drainage Collection Type Curb and gutter Planter Type 6' planter strip Landscape Type Lighting Type Trees at 30' o.c. avg. Column Walkway Type 6' min. Curb Type Square Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 710.0-11 17.0 6.710. C.6 17.06.710.C.7.c Rohnert Park Expressway (Option 1) a _r •`'iy t - w... [ 0 I Q o Q Q h � Q I 'lnniiratic Street Type Multiway Boulevard Movement Type Center Lanes Low Slip Lanes Slow Design Speed Center Lanes 35 mph Slip Lanes 25 mph B. Overall Widths Right -of -Way (ROW) Width Varies 126'-199' Curb -to -Curb Width Varies 114'-139' Note: The City Engineer can approve deviations from the typology's dimensions and configuration of elements. . Lane Assembly -C. Traffic Lanes 4 @ 12'; 1 slip lane @ 10' Bicycle Lanes 1 @ 5with 2' buffer Parking Lanes Median/Turn Lanes D. Public Frontage Assembly 1 @ 18' (angled parking) 1 @ 17'; 1 varies 5'-30' Frontage Type Boulevard Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 8' min. Curb Type Square 710.0-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.71 O.C.7 17.06.710.C.7.c Rohnert Park Expressway (Option 2a) Street Type Movement Type Center Lanes Slip Lanes Design Speed Center Lanes Yr U �.. 14-4 D v D � D C. Lane Assembly Multiway Boulevard Traffic Lanes 4 @ 12'; 2 slip lanes @ 10' Bicycle Lanes 2 @ 5with 3' buffer Low Slow 35 mph Slip Lanes 25 mph B. Overall Widths Right -of -Way (ROW) Width Varies 126-199' Curb -to -Curb Width Varies 114'-139' Note: The City Engineer can approve deviations from the typology's dimensions and configuration of elements. Parking Lanes 2 @ 18' (angled parking) Median/Turn Lanes 1 @ 17'; 1 varies 5-30' 'D. Public Frontage Assembly Frontage Type Boulevard Drainage Collection Type Curb and gutter T Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 12' min. Curb Type Square Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XII l: DDAZOverlay Districts 1710.0-9 17.06.710.C.6 17.06.710.C.7.c Rohnert Park Expressway (Option 2b) IM L �- _ fie_• � ,Y._! �-.._ _��:�- - _71 T' I A. Application C. Lane Assembly Street Type Multiway Boulevard Traffic Lanes 4 @ 12'; 2 slip lane @ 10' Movement Type Bicycle Lanes 2 @ 5with 2'-6" and 3' Center Lanes Low buffer Slip Lanes Slow Parking Lanes 1 @ 8' (parallel parking); Design Speed 1 @ 18' (angled parking) Center Lanes 35 mph Median/Turn Lanes 1 @ 17'; 1 varies 5-30' Slip Lanes 25 mph D. Public Frontage Assembly Right -of -Way (ROW) Width Varies 126'-199' Curb -to -Curb Width Varies 114'-139' Note: The City Engineer can approve deviations from the typology's dimensions and configuration of elements. 710.0-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Frontage Type Boulevard Drainage Collection Type Curb and gutter Planter Type 4' x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column WalkwayType 12' min. Curb Type Square Public Hearing Draft: October 25, 2018 17.06.710.C.7.b Commercial Street -Typical Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right -of -Way (ROW) Width 60' Curb -to -Curb Width 36' 17.0 6.710. C. 7 Traffic Lanes 2 @ 10' Bicycle Lanes none Parking Lanes 2 @ 8' ■ Median/Turn Lanes none D. Public Frontage Assembly Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4' x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 12' min: Curb Type Square Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII:DDAZOverlay Districts I 710.0-7 17.06.710.C.6 17.06.710.C.7.e (1) State Farm Drive L. Lane ASsernoiyStreet Type Street Traffic Lanes 2 @ 12' Movement Type Low to Slow Bicycle Lanes 2 @ 6'6" Design Speed 25-30 mph Parking Lanes 2 @ 8' B. Overall Widths Median/Turn Lanes Allowed with approval Right-of-Way(ROW) Width 86' from City Engineer. Curb -to -Curb Width 65' D. Public Frontage Assembly Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg:: Lighting Type Post Walkway Type 12' min. Curb Type Square 710.0-12 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.e (2) State Farm Drive 'II 1 Street Type Street Un LwW;I l lam--saaw111Il l' Traffic Lanes 2 @ 12' 17.0 6.710. C.7 Movement Type Low to Slow Bicycle Lanes 2 @ 6'6" Design Speed 25-30 mph Parking Lanes 2 @ 8' WidthsB. Overall 12' min, Median/Turn Lanes 1 @ 14' Right-of-Way(ROW) Width 86' i Public 1Assembly Curb -to -Curb Width 79 Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Post Walkway Type 12' min, Curb Type Square Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 710,C-13 17.06.710-C.6 17.06.710.C.7.f Enterprise Drive �} I � d 44 Ya.vs• 6 r V' a- v Md. [,Li Street Type Street Movement Type Slow Design Speed 25 mph B. Overall Widths Right -of -Way (ROW) Width Existing: 49'-6" Proposed: 66' Curb -to -Curb Width 50' 8 Traffic Lanes 3 @ 10' Bicycle Lanes 2 @ 6' Parking Lanes' 1 @ 8' Median/Turn Lanes none ' On street parking can be eliminated with approval from City Engineer. I . Public Frontage Assembly Frontage Type Street Drainage Collection Type Curb and gutter Planter Type 6' planter strip Landscape Type Trees at 30' o.c. avg. Lighting Type Post? Walkway Type 6' min. Curb Type Square 710.0-14 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.g One Way Couplet - 60' ROW ka Application Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right -of -Way (ROW) Width 60' Curb -to -Curb Width 46' Traffic Lanes Bicycle Lanes Parking Lanes 17 06.710.0 7 1 @ 10' none 2 @ 18' (back -in angled parking with tree wells) Median/Turn Lanes none Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4' x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 14' min.. Curb Type Square Public Hearing Draft: October 25, 2018 Chapter17.06,ArticleXlll: DDAZOverlay Districts I 710.0-15 17.0 6.710. C.6 17.06.710.C.7.h One Way Couplet- 30' ROW ApplicationA. Street Type Movement Type Street Slow Traffic Lanes Bicycle Lanes 1 @ 10' none Design Speed 20 mph Parking Lanes 1 @ 8' B. Overall Widths Median/Turn Lanes none Right -of -Way (ROW) Width 30' D. Public Frontage Assembly Curb -to -Curb Width 18' Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4' x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column WaIkwayType 14' min. Curb Type Square 710.0-16 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.i Grand Street Street Type Street Movement Type Slow Design Speed 20 mph Right -of -Way (ROW) Width 666" Curb -to -Curb Width 48' B 17.06.710. C.7 Note: The City Engineer can approve deviations from the typology's dimensions and configuration of elements. Traffic Lanes 2 @ 10' Bicycle Lanes 2 @ 5' Parking Lanes 2 @ 7' - Median/Turn Lanes D. Public Frontage Assembly none Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Walkway Type Curb Type Column 13' min. Square Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts 1710.0-17 17.0 6.710. C.6 17.06.710.C.7.j Spirit Avenue E, E Street Type Street Movement Type Slow Design Speed 20 mph Right -of -Way (ROW) Width 60' Curb -to -Curb Width 48' R Note: This Graphic to be amended to omit the bike lane buffers. Traffic Lanes 2 @ 10' (minimum) Bicycle Lanes 2 @ 5' Parking Lanes 2 @ 7' Median/Turn Lanes none Frontage Type Residential street Drainage Collection Type Curb and gutter Planter Type 4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column WaIkwayType 6' min. Curb Type Square 710.0-18 ( Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.k Station Avenue (between State Farm Drive and Quest Street) � •, Mgr � as I , A. Application Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right-of-Way(ROW) Width 80' Curb -to -Curb Width 64' Note: This Graphic to be amended to change the dimension of the parking lanes from 20 to 18 - feet. Traffic Lanes Bicycle Lanes 2 @ 10' (minimum) none Parking Lanes 2 @ 18' (front -in angled) Median/Turn Lanes D. Public Frontage Assembly none Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4' x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 8' min. Curb Type Square Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts 1710.0-19 17.0 6.710, C.6 17.06.710.C.7.1 Plaza Street Section r, I 4Ale v� A. Application C. Lane Assembly Street Type Street Traffic Lanes 2 @ 10' (minimum) Movement Type Slow Design Speed 20 mph Right -of -Way (ROW) Width 146' Curb -to -Curb Width 136' Bicycle Lanes none Parking Lanes �2 @ 8' Median/Turn Lanes 1 @ 100' Frontage Type Commercial street Drainage. Collection Type Curb and gutter Planter Type --4'x 4' tree wells w/ grates Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 12' min. Curb Type Square 710.0-20 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.710.C.7.m New Alley a o Le 17.06.710.C.7 Movement Type Yield Traffic Lanes 1 @ 20' (minimum) Design Speed 15 mph Bicycle Lanes Sharrow B. Overall Widths Parking Lanes None Right -of -Way (ROW) Width 20' 0 Median None Pavement Width 20' (10' + 10' special) Q 5' special paving on each side (driveable) Garage doors shall be setback 5' min. from ROW Pedestrians share 20' section with vehicles and bicycles. Drainage Collection Type Valley gutter Planter Type Continuous Planter; 5' min. Landscape Type Trees at 50' o.c. avg. Lighting Type Table 17.06.090.D Walkway Type None Curb Type Rolled or flush Dead end alleys are not allowed Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 710.0-21 17.0 6.710. C.6 This page intentionally left blank 710.0-22 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Section 17.06.720: Specific to Zones 17.06.720.A: Downtown District Zones 17.06.720.A.1. Purpose This Section provides regulatory standards governing building form and land use within the Downtown District Amenity Zone overlay. 17.06.720.A.2. Applicability a. The standards of this Section shall apply to all proposed development within the Downtown District Amenity Zone overlay, and shall be considered in combination with the standards in Section 17.06.730 (Supplemental to Zones) and Section 17.06.710 (Walkable Neighborhood Design). If there is a conflict between any standards, the more restrictive standards shall apply. b. Uses not listed in Section 17.06.720.6 (Use Table) are not permitted in the zone. 17.06.720.A.3. Zones Overview a. The standards in this Section provide building form standards, use, and parking standards for each zone. Some zones have a sub -zone that allows the same built form but with either additional or limited ground floor and upper floor uses. Table 17.06.720.B.2.a provides an overview of the DDAZ Zones. b. Buildable Sites and Building Types. i. The term "Buildable Site" in this Section refers to a potential site boundary that may or may not equate to a legal parcel. Buildable sites expressed in this Section intend to accommodate one primary building type, accessory structures including one carriage house (when applicable), and private open space associated with the primary building type. c. At least one of each of the following, in compliance with the listed standards, must be selected for each Buildable Site: i. Building Type (17.06.730.6); and ii. Frontage Type (17.06.730.C) d. Accessory Buildings and Structures. I. Accessory buildings and structures are allowed and regulated in Section 17.10.060. 17.06.720.A.4. Regulating Plan a. The Zones in this section are mapped on Figure 17.06.720.A.4 (DDAZ Regulating Plan). Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 720.A-1 r------------------------------------- ! Hinebaugh Creek Tri ` I ! ! ! ! ! ! Rohnert Park Expy I �.U11111 iter ......... Rohnert Park Expy Hlnebaugh Creek Trl terprise Dr Enterprise Dr Rohnert Park Expy 1 1 t ` ToYon Ct ■ 1 a 1 1 r — — — — '• ` I'nterp`nse br — — — Regulating Plan I "=100' Downtown District Zones f -h+- Railroad P aposed Tho -,,-.hl,, --- DDAZ Boundary Proposed Civic Spaces L- Downtown Neighborhood ® L).— '. Mn"� St - Downtown Core P.—Iy Retail A— Actve Ground Floor RN -ed P—, Is Slip L— C—d-I ( I'.06.7 10.C.7.ri .#. —'—Irg Vote Figure 17.06.720.A.4 (DDAZ Regulating Plan) Rohnert Park, California Final Draft for PC Meeting: July 5, 2018 a 10 AW Use Table '17.06.720.8, Use 'Fable — - D -N _P D -MS D -C Accessory Building- - _ • --- • •- - _ P P ..._._ _. Dwelling, Multifamily P P P 2 Dwelling, Single Family f P P - Large Family Daycare (9-14) —� P P - T Small Family Daycare Home (8 or Less) P P P z Guest House P P - Home Occupancy _. A A A Live -Work Unit P P P Residential Care Facilities for the Elderly (RCFE) A A A Residential Care Facilities for the Chronically III (RCFCI) A A A Residential Mixed Use f A W P P Homeless Shelter*—� ~ ^` CUP CUP CUP Transitional Housing Bed and Breakfast Inn (up to 5 rooms) Hotel (no room limit) D -N D -MS D -C - - P Key P Permitted A Administrative Permit CUP Conditional Use Permit TUP Temporary Conditional Use Permit - Not Permitted Land Use Limitations/Notes Residential densities between 12 and 75 units per gross acre permitted.: z Permitted, only in Open sub -zone. Public Hearing Draft:October 25, 2018 Chapter 17.06, Article XI II:DDAZOverlay Districts 1720.B-1 Use Table Inn (up to 12 rooms) P P P Key P Permitted A Administrative Permit CUP Conditional Use Permit TUP Temporary Conditional Use Permit -- Not Permitted Land Use Limitations/ Notes Permitted only in Open sub -zone. z Alcohol related uses are permitted in D -MS and D -C and exempt from municipal code section 8.34.040 (D & E) and section 8.34.060 (C &D) which restrict alcohol sales proximate to parks and plazas. 720.13-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 D -N D -MS -A- - - D -C --- --A - - - ateuba- - •- - — - - - - -- -- •- ----= --- -- Commercial Recreation- Indoor* A A P Bar/Tavern/Night Club * z _ A' Y- A 24� Farmer's Market (daily or weekly, year-round) - A A Kiosk --- ----�� --- - A � A A Liquor Store * z -- - ---- --- - -- - - - -. - A z A z Live -Work Unit P P P Outdoor and Sidewalk Cafes* P P P On -Site production of items sold f A P P Restaurant, Cafe, Coffee Shop P P P Drivethrus - - - Related alcohol sales' A A A TastingFeem- A A Retail, General < 2,500 sf P' P P 2,500 sf <- 5,000 sf A P P > 5,000 sf - A P Related alcohol sales 2 A A Smoking/Tobacco Store - CUP CUP Tasting room z = T � A A Theater/Performing Arts/Cinema - P P Temporary Use TUP TUP TUP D -N D -MS D -C Amphitheater (outdoor) - CUP CUP Key P Permitted A Administrative Permit CUP Conditional Use Permit TUP Temporary Conditional Use Permit -- Not Permitted Land Use Limitations/ Notes Permitted only in Open sub -zone. z Alcohol related uses are permitted in D -MS and D -C and exempt from municipal code section 8.34.040 (D & E) and section 8.34.060 (C &D) which restrict alcohol sales proximate to parks and plazas. 720.13-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Use Table Library, Museum, Art Gallery P P P Parking, Structured - --- - A P Parks ^Public P P P Assembly A A P Food, D -N D -MS D -C Garden, Private or Community (less than 2 acres) ^ v _ P P P Garden, Private or Community (more than 2 acres) yGreen A A A Roof/Green Balcony P P P Vertical Garden/Green Wall P P P _ D -N D -MS D -C Adult Day Program A A P Bank, Financial Services P P Business Support Services - P P Catering P P Child Day Care Facility A A P Health Care Facility Major - _ P Minor - P P Laundry, Coin -Operated P P Maintenance Repair Service—Minor T - - P Media Production T - P P P Permitted A Administrative Permit CUP Conditional Use Permit TUP Temporary Conditional Use Permit - Not Permitted Land Use Limitations/Notes Permitted only in Open sub -zone. Public Hearing Draft:October25, 2018 Chapter 17.06, Article XI II:DDAZOverlay Districts 1720.8-3 Use Table Office—Business, Service, Government Personal Services Printing and Publishing Studio—Art, Dance, Martial Arts, Music, etc. Veterinary Clinic, Animal Hospital Auto Vehicle Sales and Rental Carshare/Bicycleshare Stations Electric Vehicle Charging Stations Telecommunication Facility Elementary School - Junior High and High School School—Specialized Education and Training P P P P P P P P P P P P - P P D -N D -MS -- D -C A P P P P P P D -N D -MS D -C A/CUP A/CUP A/CUP D -N D -MS D -C P P P P P P Key P Permitted A Administrative Permit CUP Conditional Use Permit TUP Temporary Conditional Use Permit - Not Permitted Land Use Limitations/Notes ' Permitted only in Open sub -zone. 720.13-4 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Section 17.06.730: Supplemental to Zones 17.06.730,A.1 Additional Height Regulations a. Introduction. This Sub -Section establishes the methodology used to measure the height of a building. The methodology applies to primary and accessory buildings and structures. (1) The DDAZ zones use several methods to regulate the building height, including regulating the overall building height, the height to the eave or parapet and the number of stories. These methods are used together to help ensure that new development is consistent in character and scale across the DDAZ. See Figure 17.06.730,A.1 .a. b. Applicability. The standards in this Sub -Section are applicable to all development within the DDAZ. The maximum height of a building or structure is established in Section 17.06.720 (Specific to Zones). c. Overall Building Height. Overall building height shall be measured vertically from the finished grade adjacent to the building exterior to the building height plane. (1) Building Height Plane. The building height plane is an imaginary plane that is used to determine the height of the building. It is determined as follows: (i) The plane shall be parallel to the natural grade of the site; and (ii) The plane shall be set vertically at the highest point of the coping of a flat roof, the top of a mansard roof, or the highest point of the highest pitched roof. d. Building Height to Eave/Parapet. Building height to eave/parapet shall be measured vertically from the finished grade adjacent to the building exterior to the eave or top of the parapet. e. Building Height by Story. A story shall be measured as follows for purposes of regulating the height of the building: (1) A story that meets the height regulations in Table 17,06.730.A.1.a (Maximum Height of a Floor) shall be counted as one story. A story that exceeds the height regulations in Table 17.06.730.A.1.a shall be counted as two or more stories. (2) Basements with an exterior exposed wall greater than four feet shall count as a story. The height of the exterior wall shall be measured from the finished grade to the finished floor of the story above. f. Half -Story. Finished attics shall be measured as a knee wall maximum height of five feet and a finished floor to finished ceiling maximum height of nine feet. g. Knee Wall. A short wall, not necessarily high enough for a person to stand up next to, that supports rafters and encloses a finished attic or the top half -story of a building. Single Story 20' max. 16' max. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-1 Multi -Story Buildings Ground Floor 20' max. 16' max. All Other Floors 12' max. 12' max. 1 All heights are measured finished floor to highest point of the finished ceiling. 'Exceptions to maximum floor height requirements may be granted through the Design Review process. ROW Line ROW Line Rohnert Park Downtown Distric Zones Building Height Measurements (not drawn to scale) Q Overall Building Height Q Ground Floor Figure 17.06.730.A.1.6 Q Height to Eave / Parapet Q Other Floors 0 Crawl Space Q Knee Wall Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-2 17,06.730.A.2 Additional Parking Regulations in the DDAZ a. Purpose. The purpose of this Sub -Section is to provide additional parking regulations for the DDAZ that supplement those found in Chapter 17.16 (Off-St(eet Parking Requirements). The Sub -Section provides options for adjusting parking requirements and providing parking alternatives. These standards ensure that the parking needs of new land uses and development are met, while being designed and located in a manner consistent with the desired character and development patterns of the DDAZ. b. Applicability. The parking standards of this Sub -Section shall apply to the following within the DDAZ area: (1) New development; (2) Changes in land use; and, (3) Changes made in intensity of buildings or structures of 15 percent or more of: (i) Gross floor area; (ii) Seating capacity; (iii) Dwelling units; (iv) Parking spaces; and/or, (v) Other units of measurement listed in Table 17.06 730.A.2.a (Number of Motor Vehicle Parking Spaces Required). (4) Should any conflict arise between the regulations found in this Sub -Section and Chapter 17.16, the standards found in this Sub -Section shall apply. (5) All parking spaces provided shall meet the location, design, landscaping and improvement requirements in this Sub -Article. c. Bicycle Parking (1) See Section 17.16.140 (Bicycle Parking' for Bicycle Parking standards. d. Off-Site/Premises Parking (1) See Section 17.16.070 (Shared Parking) e. Number of Motor Vehicle Parking Spaces Required (1) Parking Requirements. The number of required motor vehicle spaces for residential, retail, and service uses are regulated in Section 17.06.720 (Specific to Zones). For those regulated uses, the requirements of Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall not apply. For all other uses not listed in Section 17.06.720 (Specific to Zones), the requirements of Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall apply. (i) Fractional parking requirements, when applicable, shall be rounded up to the next whole number. (ii) Parking may be covered or uncovered unless specified in Section 17.06.720 (Specific to Zones). (iii) Parking requirements for uses not addressed in Section 17.06.720 or not listed in Table 17.06.730.A.2.a shall be determined at the discretion of the Department Director. (2) Maximum Number of Parking Spaces. Developments over 20,000 square feet shall not exceed the minimum number of parking spaces by more than five percent. The Department Director may allow an additional five percent increase in the number of parking spaces if an applicant can show through a parking demand study that additional parking spaces are required. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-3 Multifamily Studio or 1 Br. 1 space/unit 2 Br. 1.5 spaces/unit 3+ Br. 2 spaces/unit 2.5 spaces/1,000gsf 3 spaces/1,000gsf f. Parking Adjustments (1) Recreation, Education, and Assembly Uses. (i) Parking requirements based on gross square feet may take a reduction of 5,000 sf; or (ii) Parking requirements not based on gross square feet may take a reduction of up to 12 spaces. (iii) The Department Director may require uses under 5,000 sf to provide parking in instances where that use is likely to generate significant parking demand. (2) Senior Citizen Housing. The minimum parking requirement provided for in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall be reduced by 25% for each passenger vehicle made available permanently for use by the residents of each 75 such units or fraction thereof, provided that not less than 0.5 space shall be provided for each Residential Dwelling Unit served. (3) Transit. A parking reduction of up to 30 percent'may be approved by the Department Director for any use within one-quarter mile of an active bus stop or other transit stop. (4) On -Street Parking Spaces. Spaces adjacent to the lot may count towards the required residential guest parking, if applicable, and non-residential use parking requirements. (5) Bicycle Parking Substitution. Required vehicular parking spaces may be reduced at a rate of one vehicular parking space for every two bicycle parking spaces provided above the minimum required by Sub -Section 17.06.730.A.2.c (Bicycle Parking). Reduction in parking shall not exceed a maximum of 20 percent of the required motor vehicle parking spaces. (6) Shared Parking Simplified. For two use types, shared parking shall be calculated as follows. The sum of the required parking for the two use types shall be divided by the factor listed in the table below. If the use is not listed below, then the shared parking shall be based on Sub -Section 17.06.730.A.2.g. (Shared Parking Study), Residential 1.0 1.1 1.4 1.2 Lodging 1.1 1.0 1.7 1.3 Office 1.4 1.7 1.0 1.2 Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-4 Retail 1.2 1.3 1.2 1.0 g. Shared Parking Study. When three or more use types share parking or a use type is not listed in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required), the amount of required parking may be reduced as follows: (1) The Department Director, with a recommendation from the Planning Commission as appropriate, may grant a reduction in the parking requirements set forth in this Section in the following cases: (i) Where uses in the same or adjoining development, having different peak hour demand, seek to share parking. The applicant must submit to the Department Director an analysis and substantiated projections of peak parking demand for the entire development to justify the shared use of parking spaces for separate uses. (ii) Where the special nature of a certain development (e.g., special types of housing projects inhabited by persons with low or no automobile ownership) does not require the amount of parking listed in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) or Section 17.06.720 (Specific to Zones). (iii) Where fewer parking spaces are needed due to special designs and traffic mitigation measures incorporated in the parking lot design and circulation plan. (2) The Department Director, and Planning Commission as appropriate, shall consider the following in determining whether a reduction is warranted: (i) The likelihood that the reduced number of parking spaces can satisfy demand; (ii) The amount of time during the year when the number of spaces provided may be insufficient and the amount of resulting parking overflow; (iii) The impact of periodic overflows upon the public streets and other parking facilities; and (iv) The nature of surrounding land uses, character of surrounding road system, and nearby circulation pattern. (3) Unless requested by Department Director, the burden to demonstrate that a reduction in parking requirements is warranted shall rest with the applicant. h. Parking Spaces, Lot Design and Layout (1) Accessible Parking. All parking facilities that require accessible parking spaces shall ensure that a portion of the total number of required parking spaces shall be specifically designated, located, and reserved for use by persons with physical disabilities, in accordance with the standards in the federal American with Disabilities Act (ADA). (2) Dimensional Standards for Parking Spaces and Aisles (i) General. Standard car parking spaces and parking lot aisles shall comply with the minimum dimension standards established in Table 17.06.730,A.2.c. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-5 0 1e Park$ng Row Depth Drive Aisle Width One -Way Two -Way space Width Space Length Parallel 811 12' 20' 8'1 20' 309 459 17' 20' 11' 24' 13' 24' 9' 9' 20' 20' Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-5 602 21' 18' 24' 9' 18' Perpendicular 18' 24' 24' 9' 18' Tandem 36' 24' 24' 9' 36' 'Width of on -street parallel parking shall be determined by standards set forth in Section 17.06.710.0 (Thoroughfare Design). (ii) Vertical Clearance. All parking spaces shall have a minimum overhead clearance of seven feet. (iii) Reduction for Sidewalk and Planter Overhangs. When a parking space abuts a sidewalk or planter; the front two feet of the required parking space length may overhang the planter or sidewalk provided that wheel stops or curbing are provided and the remaining area outside of the overhang meets the minimum width requirements of the sidewalk or planter. (iv) Spaces near Obstructions (a) When the side of a parking space abuts a wall or other structure that is taller than six inches, the width of the parking space shall be increased by two feet. (b) This provision does not apply to parking spaces abutting support columns in a parking garage. (v) Dimensional Adjustments. Parking structures maybe subject to dimensional adjustments based on utilization, but in no case shall the standard parking space width be less than eight feet. Reduction in design standards shall be subject to approval by the Department Director or City Engineer. (3) Location (i) Location of required on-site parking is regulated by setbacks set forth in Section 17.06.720 (Specific to Zones), and the following: (a) Parking lots with 20 or fewer spaces: all off-street parking areas shall be separated at least five feet from buildings in order to provide a sidewalk between the building and parking area. (b) Parking lots with more than 20 spaces: all off-street parking areas shall be separated at least 10 feet from buildings in order to make room for a sidewalk, landscaping, and other planting between the building and the parking area. (c) This separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials. (ii) Required parking is not permitted in the required front yard setbacks. (iii) Required parking in the exterior side yard is allowed when the parking space is a minimum of 20 feet from the exterior side property line and the parking space is located behind the front of the building. (4) Access. The following standards are applicable to off-street parking lot access design: (i) Each required off-street parking space shall open directly onto an aisle or driveway as specified in Table 17.06.730.A.2.c (Minimum Dimensional Requirements for Off -Street Parking Spaces and Aisles). All off-street parking facilities shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic movements. (ii) Parking spaces in any parking lot or parking structure for any use other than single-family dwellings shall not be designed or located so as to permit a vehicle to enter or exit a parking space directly from a public thoroughfare and shall meet the following standards: (a) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-6 (b) Exception, parking spaces within lots of up to eight spaces may be designed or located so as to permit a vehicle to enter or exit a parking space directly from a public alley or rear lane. (iii) Driveways to the public thoroughfares shall be by forward motion of the vehicle. (iv) Driveways from a public thoroughfare to off-street parking areas in all residential zones shall meet the following: (a) Driveways shall be a minimum of 10 feet wide; and (b) If a driveway serves more than two dwelling units or is longer than 150 feet, the driveway shall have a minimum width and turnaround that comply with Fire Department requirements and applicable Engineering standards. (v) Vehicular entrances to parking structures shall be a maximum of 20 feet wide so as not to dominate the street frontage of buildings. (vi) The design and construction of all off-street parking access drives shall meet the requirements of the Engineering Standards. (5) Materials (i) All off-street parking areas and driveways shall be surfaced with materials as approved by the Engineering Division and maintained in accordance with the Engineering Standards. (ii) Driveway materials shall extend and include the area between the property line and the street. (iii) The use of pervious or semi -pervious parking area surfacing materials—including, but not limited to "grasscrete," or recycled materials such as glass, rubber, used asphalt, brick, block and concrete—may be approved by the City Engineer for required vehicular surface area on a site, provided such areas are properly maintained. Where possible, such materials should be used in areas proximate to and in combination with on-site stormwater control devices. For additional parking lot landscaping requirements refer to Section 17.16.100. (6) Tandem Parking. Tandem parking is allowed in all zones for all residential uses as follows: (i) Two tandem parking spaces may satisfy the parking requirement of one residential unit; and (ii) Tandem parking spaces shall not be for required accessible parking spaces. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1730.A-7 Building Types I 17,06.730.B.3 17.06.730.B.1 Purpose This Sub -Section sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone in which the building types are allowed. These standards are intended to provide a range of mixed-use, multifamily, and single-family prototypes that are compatible with neighboring development and with each other in creating a downtown center for Rohnert Park. 17.06.730.B.2 Applicability a. The requirements of this Sub -Section shall apply to all proposed development within the Rohnert Park Center zones, and shall be considered in combination with the standards for the applicable zone in Section 17.06.720 (Specific to Zones) and in the rest of this Sub -Section. b. Development with Civic and Agricultural land uses otherwise allowed in this Chapter shall comply with the standards for the applicable zone in Section 17.06.720 (Specific to Zones), but shall not be required to meet the standards of this Sub -Section. 17.06.730.B.3 Building Types This Sub -Section provides an overview of the allowed building types. The names of the building types are not intended to limit uses within a building type. For example, a detached house may have non-residential uses within it, such as a restaurant or office as may be allowed within the zone. Table 17.06.730.B,3.a (Building Types General) provides an overview of building types and sets forth whether such types are allowed by right, by review or are not allowed within the zones. Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXll1: DDAZOverlay Districts I 730.B-1 17.06.730.B I Building Types Table I. 1Types Building Type _ Zones I Townhouse. A small- to medium-sized typically attached® structure that consists of 2-8 Townhouses placed side-by-side. As allowed by the transect zone, this type may also occasionally D -C be detached with minimal separations between buildings. This type is typically located within medium -density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Key Syn: Rowhouse House -Scale Building <3 units; Block -Scale Building >3 units Mansion Apartment. This type is a medium-sized structure D -MS that consists of 3-6 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along D_C the front. This type has the appearance of a"medium-sized family home and is appropriately scaled to fit sparingly within primarily single-family neighborhoods or into medium -density neighborhoods. This type enables appropriately -scaled, well- designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. House -Scale Building Apartment House. The Apartment House Building Type is a ®® medium -to -large-sized structure that typically consists of 7-18 side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry. This type is appropriately scaled to fit within medium -density neighborhoods or sparingly within larger lot predominantly single-family neighborhoods. This type enables appropriately -scaled, well- designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. House -Scale Building ® By Right a By Review ,J Not Allowed 730.6-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Building Types 1 17.06.730.8.3 'TableI. IB.3.a: Building Types(continued) Building Type Zones Apartment Block. The Apartment Block Building Type is a large- sized structure that typically consists of 30-300 side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry per block face for upper story units and individual entries for ground floor units. The type is intended to occupy at least one half of and up to an entire block, with the building oriented around one or more internal courtyards and incorporating structured and/or subterranean parking facilities accessed from midblock entries. The type is appropriately scaled to fit within medium and high-density neighborhoods and districts. To establish an appropriate scale, the type incorporates frequent vertical articulations that reduce building facades down into a series of smaller forms. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. Block -Scale Building Live/Work. The Live/Work Building Type is a small to medium- sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground - floor flex space and the unit above are owned by one entity. This type is typically located within medium -density neighborhoods or in a location that transitions from a neighborhood into a neighborhood main street. It is especially appropriate for accommodating home-based businesses, incubating neighborhood -serving retail and service uses and allowing neighborhood main streets to expand as the market demands. House -Scale Building <3 units; Block -Scale Building >3 units Main Street, The Main Street Building Type is a small- to medium- sized structure, typically attached. It may be a commercial building or a vertical mixed-use building with ground -floor retail or service uses, and upper -floor service, office, or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability. Block -Scale Building 777 C1•C D -N —I)- 0 to-c � ;3-M5 17-C Key!By Right By Review aNot Allowed Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZOverlay Districts 1730.13-3 17.06.730.B I Building Types 17.06.730.113.1a Townhouse Two and one-half story Townhouses with engaged and projecting porches and gable -ended roofs Townhouses massed as a single building A row of two and one-half story Townhouses with stoops The Townhouse Building Type is a small- to medium- sized typically attached structure that consists of 2-8 Townhouses placed side-by-side. This type may also occasionally be detached with minimal separations between the buildings. This type is typically located within medium -density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Syn: Rowhouse House -Scale Building <3 units Block -Scale Building>3 units General Note: Photos on this page are illustrative, not regulatory. 730,8-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Alley No 1 � F i Front Street Otey ---- ROW / Lot Line Setback Line Shared Lot Line' Building 'Townhouses may have a shared Lot Line. Units per Townhouse 1 per floor max Townhouses Attached in a 2 min.; 8 max.. Single Building Building Types I 17.06.730.B3 Alley 1 � i i � f i ! i a Front Street Key ---- ROW/ Lot Line 1 Frontage Setback Line Private Open Space D. Allowed Porch: Projecting 17.06.730,C.3.a Porch: Engaged 17.06.730.C.3.b Stoop 17,06.730,C.3.c T Main Body Main Entrance Location Front street rD Width per Townhouse 18' min.; 36' max. lO Each unit shall have an individual entry facing a street. Townhouses attached in a single building longer than 150' must be designed to read as a series of buildings no wider than 100' each. Private Open Space Width 8' per unit min. (� Depth 8' per unit min. Area 100 sf per unit min. Required street setbacks and driveways shall not be included in the private open space area calculation. Required private open space shall be located behind the main body of the building. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZOverlay Districts I 730.B-5 17,06.730.8 I Building Types '97.06.730.113.3.1b Mansion Apartment A Mansion Apartment, scaled to a medium -density neighborhood, with all units accessed from a central entry A Mansion Apartment with shared recessed stoop A small Mansion Apartment with shared stoop The Mansion Apartment Building Type is a medium structure that consists of 3-6 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This type has the appearance of a medium-sized family home and is appropriately scaled to fit sparingly within primarily single-family neighborhoods or into medium -density neighborhoods. This type enables appropriately - scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. House -Scale Building General Note: Photos on this page are illustrative, not regulatory, 730.B-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Front Street Key ROW / Lot Line ---- Setback Line Units per Building Mansion Apartments per Lot N Building 3 min.; 6 max 1 max. Building Types I 17.06.730.B.3 Front Street Key ---- ROW/ Lot Line 1 Frontage ----- Setback Line Private Open Space D. Allowed Frontage Types Porch: Projecting 17.06.730.C.3.a Porch: Engaged 17.06.730.C.3.b Stoop 17.06.730. C. 3.c Main Body Main Entrance Location Front street Q Width - '48' max. _ Units located in the main body shall be accessed by a Depth 48' max. primary entry along the front street. Secondary Wing(s) T-�.- -- - - ` _30' Each unit may have an individual entry. Width max. '• Space Open Depth 30' max. 4D Private Open Space The footprint area of an accessory structure may not No private open space requirement`- _ exceed the footprint area of the main body of the Common Open Space building. Width -T 15' min. (� Depth 15' min. Area 400 sf min. Required street setbacks and driveways shall not be included in the common open space area calculation. Required common open space shall be located behind the main body of the building. Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXlll: DDAZOverlayDistricts 1730.B-7 6.730,8 I Building Types 17.06.730.B.3.c Apartment House An Apartment House offers denser living options while still maintaining the scale of a single-family neighborhood An Apartment House with commercial uses. The Apartment House Building Type is a medium -to - large -sized structure that typically consists of 7-18 side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry. This type is appropriately scaled to fit within medium -density neighborhoods or sparingly within larger lot predominantly single-family neighborhoods. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. House -Scale Building General Note: Photos on this page are illustrative, not An Apartment House with stacked units and a stoop entry regulatory. 730.B-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Alley I. —..—..—.. —.._..—._—:.—.. Front Street Key --•- ROW/ Lot Line Building ---- Setback Line Units per Building 7 min.; 18 max. typ.' Apartment Houses per Lot 1 max. 'Senior housing and related uses may exceed the maximum number of units. C. Building Size and Massing Main Body Width— --- - 80' max. - Depth 75' max, j3 Secondary Wing(s) --- —� - ~ Width 48'max. Depth 36' max. �. The footprint area of an accessory structure may not exceed the footprint area of the main body of the building. Building Types I 17.06,730.B.3 Allev Front Street Key - -- ROW / Lot Line ❑ Frontage ---- Setback Line Private Open Space D. Porch: Projecting 17.06.730,C.3.a Stoop 17.06730.C.3.c Main Entrance Location Front street Units located in the main body shall be accessed by a common entry along the front street. On corner lots, units in a secondary wing may enter from the side street. No open space requirement. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII:DDAZOverlay Districts 1730.B-9 17,06,730,B I Building Types 17.06.730.B.3.d Apartment Block An Apartment Block articulated to appear as a series of townhouses with stoop entries. . . . . . . . ... An Apartment Block with commercial uses. An Apartment Building articulated to appear as a series of townhouses with stoop entries. 730.B-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts The Apartment Block Building Type is a large-sized structure that typically consists of 30-300 side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry per block face for upper story units and individual entries for ground floor units. The type is intended to occupy at least one half of and up to an entire block, with the building oriented around one or more internal courtyards and incorporating structured and/or subterranean parking facilities accessed from midblock entries. The type is appropriately scaled to fit within medium and high-density neighborhoods and districts. To establish an appropriate scale, the type incorporates frequent vertical articulations that reduce building facades down into a series of smaller forms. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability- This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. Block -Scale Building General Note: Photos on this page are illustrative, not regulatory. Public Hearing Draft: October 25, 2018 Building Types I 17.06.730.B.3 Front Street Key --- ROW/ Lot Line , Building ---- Setback Line B. Number of Units Units per Building 30 min.; 300 max. typ.' Apartment Houses per Lot 1 mz: K. Senior housing and related uses may exceed the maximum number of units. Building Length 550' max. Width 350' max. T Depth 75'm ax. Facade Articulation Length 80' max. Key - - ROW / Lot Line Setback Line Forecourt ❑ Frontage Private Open Space 17.06.730.C.3.d Dooryard 17.06.730.C.3,e Shopfront l 17.06.730.C.3.f Gallery 17.06.730.C.3.g ■ Arcade 17.06.730.C.3.h Terrace 17.06.730.C.3.i E. Pedestrian () Upper floor units located in the main building (� shall be accessed by a common primary entry Q along the front street The footprint area of an accessory structure may not exceed the footprint area of the main body of the building. Ground floor units may have individual entries along the front street or side street. No open space requirement. z Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts 1730.8-11 17.06.730.8 1 Building Types 17.06.730.B.3.e Live/Work ! _ Live/Work buildings with shopfronts offer zero -commute living and working spaces T A. Descriptions Y The Live/Work Building Type is a small to medium- sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground -floor flex I space and the unit above are owned by one entity. This type is typically located within medium -density neighborhoods or in a location that transitions from a neighborhood into a neighborhood main street. It is especially appropriate for accommodating home- based businesses, incubating neighborhood -serving Generous ground floor ceiling heights provide flexibility retail and service uses and allowing neighborhood main streets to expand as the market demands. House -Scale Building <3 units Live/Work units provide space for smaller uses Block -Scale Building >3 units General Note: Photos on this page are illustrative, not regulatory. 730.B-12 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Alley Front Street Key -•— ROW/ Lot Line Building ---- Setback Line Building Types I 17.06.730.B.3 Front Street Key --- ROW / Lot Line j Frontage ---- Setback Line �. Private Open Space Units per Live/Work Building 2 max. Forecourt 17.06.730. C. 3.d Live/Work Buildings Attached 2 min.; 8 max. Dooryard 'I7.06.730.C.3.e in a Single Building Shopfront 17.06.730.0-3.f C. Building Size and Massing Gallery 17.06 730 C.3.g Main Body E. Pedestrian Access Width per Live/Work Building 18' min.; 36' max. Slain Entrance Location Front street Attached Live/Work buildings forming a single building Work space and living quarters shall have separate longer than 150' must be designed to read as a series entries. of buildings no wider than 100' each. F. Open Space Private Open Space Width Depth [B] 8' min. Q 15' min. 0 Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlayDistricts I 730.8-13 17.06,730.B j 3uilding Types 17.06.730.B.3.f Main Street A two story Main Street building with shopfront frontage with awnings Main Street building with bay windows The Main Street Building Type is a small- to medium- sized structure, typically attached. It may be a commercial building or a vertical mixed-use building with ground -floor retail or service uses, and upper - floor service, office, or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability. Block -Scale Building General Note: Photos on this page are illustrative, not Main Street building with massing that shapes corner plaza regulatory. 730.13-14 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Alley Front Street Building Types 1 17.06.730.13.3 Alley Key Key -•-- ROW/ Lot Line Building --•- ROW/ Lot Line ---- Setback Line ---- Setback Line B. Number of Units Units per Building no min./no max. Forecourt Dooryard Main Body Shopfront Width 150' max. Gallery Secondary Wing(s) Arcade Width 100' max. _ (� Terrace Depth 65' max. Frontage Private Open Space 17.06 730 C 3 d 17.06.730 C.3.e 17.06.730.C.3.f 17.06.730.0 3.g 17.06.730.C.3 h 17.06 730 C.3 i Buildings wider than 100' must be designed to read as Upper floor units located in the main building a series of buildings no wider than 75' each. shall be accessed by a common primary entry along the front street. Ground floor units may have individual entries along the front street or side street. On corner lots, units in a secondary wing/ accessory structure may enter from the side street. No open space requirement. Q Public Hearing Draft: October 25, 2018 Chapter 17.06,ArticleXIII:DDAZOverlayDistricts I 730.B-15 17.06.73 0. B This page intentionally left blank 730.B-16 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Frontage Types I 17.06.730.C.3 17.06.730.C, Specific to Private Frontages 17.06.730.C.1 Purpose This Sub -Section sets forth the standards applicable to the development of private frontages. Private frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). These standards supplement the standards for each transect zone in which the frontage types are allowed. For each frontage type, a description, a statement of the type's intent, and design standards are provided. These standards are intended to ensure development that establishes or reinforces the highly -valued character and scale of the downtown center for Rohnert Park. 17.06.730.C.2 Applicability a. The requirements of this Sub -Section shall apply to all proposed development within the Rohnert Park Center zones, and shall be considered in combination with the standards for the applicable zone in Section 17.06.720 (Specific to Zones) and in the rest of this Sub -Section. b. Development with Civic and Agricultural land uses otherwise allowed in this Chapter shall comply with the standards for the applicable zone in Section 17.06,720 (Specific to Zones), but shall not be required to meet the standards of this Sub -Section. 17.06.730.C.3 Frontage Types Table 17.06.730.C.3.a (Frontage Types General) provides an overview of the allowed frontage types. Public Hearing Draft: October 25, 2018 Chapter 17,06, ArticleXlll: DDAZOverlayDistricts 1730.0-1 Specific to Private Frontages j Frontage Types The private frontage is the area between the building facade and the lot line. Porch: Projecting. The main facade of the building has a small -to -medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line, Porch: Engaged. The main facade of the building has a small -to -medium setback from the frontage line. The resulting frontyard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open. Stoop. The main facade of the building is near the frontage line, and the elevated stoop engages the sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs or ramps from the stoop may lead directly to the sidewalk or may be side -loaded. This type is appropriate for residential uses with small setbacks. Forecourt. The main facade of the building is at or near the frontage line and a small percentage is set back, creating a small court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. Dooryard. The main facade of the building is set back a small distance and the frontage line is defined by a low wall or hedge, creating a small dooryard. The dooryard shall not provide public circulation along a ROW. The dooryard may be raised, sunken, or at grade and is intended for ground -floor residential. Section LOT/ PRIVATE FRONTAGE - < R.O.W. PLAN LOT/ PRIVATE FRONTAGE R.O.W. 730.0-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 The private frontage is the area between the building facade and the lot line. Shopfront. The main facade of the building is at or near the frontage line with an at -grade entrance along the public way. This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types. Syn: Retail Frontage, Awning. Gallery. The main facade of the building is at the frontage line and the gallery element overlaps the sidewalk. This type is intended for buildings with ground -floor commercial uses and may be one or two stories. The gallery should provide the primary circulation along a frontage and extend far enough from the building to provide adequate protection and circulation for pedestrians. Frontage Types I 17.06.730.C.3 SeEtion PLAN LOT/ LOT/ I PRIVATE PRIVATE FRONTAGE R.O.W. FRONTAGE R.O.W. r•� 'i Arcade. A covered walkway with habitable space above often encroaching into the ROW. The arcade should extend far enough from the building to t provide adequate protection and circulation for pedestrians. This type is intended for buildings with ground floor commercial uses and is common along public courtyards and paseos. Terrace. The main facade of the building is at or near the frontage line with an elevated terrace providing public circulation along the facade. This type can be used to provide at -grade access while accommodating a grade change. Frequent steps up to the terrace are necessary to avoid dead walls and maximize access. This type may also be used in historic industrial areas to mimic historic loading docks. Public Hearing Draft: October 25, 2018 Chapter 17.06, ArticleXlll: DDAZOverlay Districts I 730.0-3 Specific to Private Frontages I Frontage Types 17.06.730.C.3.a Porch: Projecting Setback/BTL ROW' Street Key - -- ROW / Lot Line Setback Line/BTL In the Porch: Projecting Frontage Type, the main facade of the building has a small -to -medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line. Width, Clear 8' min. 0 Depth, Clear 6' min. Height, Clear 8' min. Height 2 stories max. Furniture Area, Clear 4'x 6' min. G Path of Travel 3' wide min. Distance between Porch and 5' min. Sidewalk C. Miscellaneous Projecting porches must be open on three sides and have a roof. In zones where both porches and encroachments are allowed, a porch is an allowable encroaching element. Street Example of projecting porch. Example of wrap-around projecting porch on the front and side street facades 730.0-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.730.C.3.b Porch: Engaged Setback/BTL ROW Street Key - - ROW / Lot Line Setback Line/BTL A. Description In the Porch: Engaged Frontage Type, the main facade of the building has a small -to -medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open. Width, Clear 8' min. rD Depth, Clear 6' min. (j Height, Clear 8' min. Height 2 stories max - Furniture Area, Clear 4'x 6' min. G Path of Travel 3' wide min. 0 Width between Porch and 5' min. 0 Sidewalk MiscellaneousC. Up to 2/5 of the building facade may project beyond the setback line into the encroachment area for this frontage type. Engaged porches must be open on two sides and have a roof. Frontage Types I 17.06.730,C.3 Setback/BTL ROW Street Example of an engaged porch Two-story porch on a mixed-use building Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII:DDAZOverlay Districts 1730.0-5 Specific to Private Frontages I Frontage Types 17.O6.73O.C.3.c Stoop t � f Setback/BTL ROW Street Key ---- ROW/ Lot Line ---- Setback Line/BTL Description In the Stoop Frontage Type, the main facade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop is elevated above the sidewalk to provide privacy along the sidewalk -facing rooms. Stairs or ramps from the stoop may lead directly to the sidewalk or may be side - loaded. This type is appropriate for residential uses with small setbacks. Width, Clear 5' min.; 8' max, (� Depth, Clear 5' min.; 8' max. High stoop clears space for low windows along a steep street. Height, Clear 8' min, G Height 1 story max. Depth of Recessed Entries 6' max. C. Miscellaneous Stairs may be perpendicular or parallel to the building facade. Ramps shall be parallel to facade or along the side of the building. Entry doors are covered or recessed to provide shelter from the elements. Setback/BTL ROW Street Gates are not permitted. All doors face the street. Example of uniquely shaped stoop 730.0-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Frontage Types I 17.06730.C.3 17.06.730.t.3.d Forecourt Setback/BTL ROW Street Key — ROW/ Lot Line ... Setback Line/BTL In the Forecourt Frontage Type, the main facade of the building is at or near the frontage line and a small percentage is set back, creating a small court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. Width, Clear 12' min, (J Depth, Clear 12' min, G Ratio, Height to Width 2:1 max, Gi Height from sidewalk 4' max. The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort. Setback/BTLROW Street This forecourt visually extends the public realm into the lot. This residential forecourt provides an entry yard and breaks down the overall massing along the street. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XI II:DDAZOverlay Districts I 730.0-7 Specific to Private Frontages J Frontage Types 17.06.730.C.3.e Dooryard t f { Setback/BTL ROW Street Key ---- ROW/ Lot Line Setback Line/BTL In the Dooryard Frontage Type, the main facade of the building is set back a small distance, and the frontage line is defined by a low wall, fence, or hedge, creating a small dooryard. The dooryard does not provide public circulation along a public ROW. The dooryard may be raised, sunken, or at grade and is intended for ground - floor residential or commercial. Depth, Clear 8' min: Q Length 50' max. G I Setback/BTL ROW Street Distance between Glazing 4 max. >0 A series of traditional dooryards with low fences defining the Ground Floor Transparency 50% min.' private edge, and stairs engaging the sidewalk Depth of Recessed Entries 5' max. Path of Travel 3' wide min. Q Finish Level above Sidewalk 3' 6" max. Finish Level below Sidewalk 6' max. ' For live/work, retail and service uses only C. Miscellaneous For live/work, retail and service uses, these standards are to be used in conjunction with those for the ' Shopfront Frontage Type. In case of conflict between them, the Dooryard Frontage Type standards shall prevail. Shall not be used for circulation for more than one ground floor entry. An example of a series of small commercial dooryards 730.0-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.730.C.3.f Shopfront BTL, ROW Street Key --- ROW/ Lot Line Setback Line/BTL In the Shopfront Frontage Type, the main facade of the building is at or near the frontage line with at -grade entrance along the sidewalk. This type is intended for retail use, has substantial glazing between the bulkhead and the ground floor ceiling, and may include an awning that overlaps the sidewalk. The Shopfront may be used in conjunction with other frontage types. Distance between Glazing 2' max. 0 Frontage Types I 17.06.730.C.3 BTL, ROW Street Ground Floor Transparency 75% min. Depth of Recessed Entries 5' max_ Example of a shopfront with a recessed entrance. Bulkhead 8" min.; 30" max. 10 Depth 4' min.+ Setback from Curb 2' min. O Height, Clear 8' min. (� D. Residential windows shall not be used. Doors may be recessed when main facade is at BTL. Operable awnings and open-ended awnings are allowed. Rounded and hooped awnings are not allowed unless part of a historically designated building. Example of a shopfront with pilastered bays Accordion -style doors/windows or other operable windows that allow the space to open to the street are allowed. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII:DDAZOverlay Districts 1730.0-9 Specific to Private Frontages I Frontage Types 17.06.730.C.3.g Gallery "I ROW Walk Street Key --- ROVV / Lot Line Setback Line/BTL A. Description The main fa4ade of the building is at or near the frontage line and the gallery element overlaps the sidewalk of the right -of way. This Frontage Type is intended for buildings with ground -floor commercial or retail uses and may be one or two stories. Due to the overlap of the right-of-way, an easement is usually required. Alternatively the lot line shall be aligned with the edge of the gallery and curb, and a sidewalk is established within an easement under the gallery. Depth, Clear 8' min, Ground Floor Height, Clear 11' min. Upper Floor Height, Clear 9' min. 0 Height 2 stories max. 4 Setback from Curb 2' min.; Y max. Galleries must also follow all of the regulations for the Shopfront Frontage Type. Upper -story galleries facing the street must not be used to meet primary circulation requirements. Galleries must have a consistent depth along a frontage. Gallery must project over a sidewalk. BTL ROW Walk Street A two story gallery where the second floor is uncovered. A two-story gallery frontage. 730.0-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 17.06.730.C.3.h Arcade 1 BTL ROW Walk Street Key ---- ROW / Lot Line Setback Line/BTL A covered walkway with habitable space above often encroaching into the ROW. The arcade should extend far enough from the building to provide adequate protection and circulation for pedestrians. This type is intended for buildings with ground floor commercial uses and is common along public courtyards and paseos. Depth, clear 12' min. Ground floor height, clear 14' min. clear G Setback from edge of curb 1' min./2' max' Q 'Setback may be greater than 2' if Arcade is located completely outside of ROW. These standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Arcade standards shall prevail. Arcades must have a consistent depth along a frontage. Arcades with more than 2 floors of habitable space above the colonnade may not encroach onto a Public ROW, and must be located so that it abuts a public ROW. Frontage Types I 17.06.730.C.3 0 ■ _ �... 117 BTL ROW Walk Street An example of an arcade located at the back of a sidewalk, abutting the public ROW An example of an arcade encroaching the public ROW The arcade provides the only means of circulation along the ROW. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII:DDAZOverlay Districts 1730.0-11 Specific to Private Frontages l Frontage Types 17.06.730.C.3.i Terrace I Key — -- ROW / Lot Line Setback Line/BTL The main facade is at or near the frontage line with an elevated terrace providing public circulation along the facade. This type can be used to provide at -grade access while accommodating a grade change. Frequent steps up to the terrace are necessary to avoid blank sections of walls and to maximize access. This type may also be used in historic industrial areas to mimic historic loading docks. Depth, clear 8' min.. Finish Level above Sidewalk 3'6" max. (� Length of Terrace 150' max. Distance between Stairs 50' max. (+� These standards are to be used in conjunction with those for the Shopfront Frontage Type where the Form -Based Zone requires the Shopfront Type. Low walls used as seating are allowed. 0 Terrace is used to accommodate a change in grade with low walls to provide seating, One terrace spans across four residential units with individual entries separated by landscaping, 730.0-12 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Section 17.06.740: Permits and Procedures 17.06.740.A: Purpose and Applicability 17.06.740.A.1 Purpose 17.06.740.A.2 Applicability 17.06.740.A.3 Planning Approvals and Review Authority 17.06.740.13: Application Requirements, Review, and Processing 17.06.740.B.1 Application Requirements and Review 17.06.740.B.2 Noticing Requirements 17.06.740.C: Minor Modifications 17.06.740.C.1 Purpose 17.06.740.C.2 Applicability 17.06.740.C.3 Application Filing and Processing 17.06.740.C.4 Findings for a Decision on a Minor Modification 17.06.740.C.5 Review and Decision 17.06.740.C.6 Lapse of Approval Extension and Renewal 17.06.740.D: Downtown Design Review 17.06.740.D.1 Purpose 17.06.740.D.2 Applicability 17.06.740.D.3 Downtown Design Review Board 17.06.740.D.4 Application Filing and Processing 17.06.740.D.5 Public Hearing and Notice 17.06.740.D.6 Findings for a Decision on a Downtown Design Review 17.06.740.D.7 Decision and Appeals 17.06.740.D.8 Lapse of Approval Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-1 17.06.740.A: Purpose and Applicability 1. Purpose a. The purpose of this Section is to establish procedures for the preparation, filing, and processing of applications for development permits and other entitlements required by the Downtown District Amenity Zone Form -Based Code Overlay (DDAZ FBC Overlay) that are in addition to those established in Chapter 17.25 (Administrative and Enforcement Procedures). 2. Applicability The provisions of this Section are applied to any development within the DDAZ Overlay as provided in Subsection 17.06,700.A.2 (Applicability). I Planning Approvals and Review Authority a. Planning Approvals and Development Requirements. All development must be established, constructed, reconstructed, enlarged, altered, moved or replaced in compliance with the following requirements: i. Entitlements and Approvals. Any and all entitlements or other approvals required by this DDAZ FBC Overlay must be obtained before the issuance of any required grading, building, or other construction permits, and before the proposed use is established, constructed, or put into operation. Land Uses. The regulation of permitted, conditionally -permitted , temporary conditionally -permitted, and administrative uses is provided in Section 17.06.720,8 (Use Table). The proposed land use must either be permitted or obtain the required permit approval. iii. Development Standards. The regulation of lot sizes, setbacks, open space requirements, architectural and landscaping standards, maximum building height, lot coverage, and all other development standards are established in Sections 17,06,720 (Specific to Zones) and 17.06.730 (Supplemental to Zones). All development subject to the DDAZ FBC Overlay must comply with the development standards unless a Minor Modification is approved. iv. Downtown Design Review. Any application that is subject to the DDAZ FBC Overlay or any development or construction that is subject to the provisions of Section 17.06,740.D (Downtown Design Review), must obtain Downtown Design Review approval from the Downtown Design Review Board (DDRB) confirming that the application meets all the applicable requirements of the DDAZ FBC Overlay standards. v. Property zoned P -D or Station Center P -D is required to follow the application and approval procedures for Preliminary Development Plans and Final Development Plans as described in Section 17.06.250 (Procedure), except that approval of a Conditional Use Permit as required by Section 17.06.250.0 is not required. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 740-2 vi. When not in conflict with the provisions of this Section, applications for property not zoned P -D or Station Center P -D within the DDAZ FBC Overlay are subject to all of the legislative, administrative, and permit procedures as established in the Rohnert Park Municipal Code, including: a) Conditional use permits (Chapter 17,25, Article I); b) Site Plan and Architecture Review for project applications that do not meet the applicability requirements of Section 17.06.700.A.2 (Section 17.25, Article III) c) Minor Modifications (Section 17.06.740.0) d) Variances (Chapter 17.25, Article II); e) Temporary conditional use permit (Chapter 17.25, Article IV); f) Administrative permit (Chapter 17.25, Article V); g) Certificate of Zoning Compliance (Chapter 17.25, Article VI); h) Amendments (Chapter 17.25, Article VII) — also refer to Section 17,06.740.D (Design Review); i) Appeals (Chapter 17.25, Article XII); and j) Subdivisions (Title 16). b. Review Authority i. Table 17.06.740.A.3.a (Review Authority) identifies the City official or body responsible for reviewing and making decisions on each type of application required by the DDAZ FBC Overlay. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-3 Table 1. 1Authority Type of Action Applicable Director/ DDRB PC CC Code Section Zoning Administrator Interpretation 17.02.040 Zone Change 17.25, Article VII Decision -- Appeal Appeal Recommendation -- Decision Appeal Administrative 17.25, Article V Permit (A) Decision - Appeal Appeal Conditional Use 17.25, Article I Permit (CUP) Recommendation -- Decision -- Decision I Appeal Appeal Minor Modification 17.06.740.0 Appeal Downtown Design Review 17.06.740.D Recommendation Decision -- Appeal Variance 17.25, Article II Recommendation -- Decision Appeal Certificate of 17.25, Article VI Decision -- Appeal Appeal Zoning Compliance DDRB: Downtown Design Review Board PC: Planning Commission CC: City Council 17.06.740.B: Application Requirements, Review, and Processing 1. Application Requirements and Review. Applications for land use entitlements submitted to the City shall be reviewed and processed pursuant to Chapter 17.25 (Administrative and Enforcement Procedures) or as otherwise set forth in this Section. 2. Noticing Requirements. Noticing must comply with Chapter 17.25, Article XI (Notices). Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-4 17.06.740.C: Minor Modifications 1. Purpose. The purpose of a minor modification is to enable the Director to approve minor deviations from DDAZ FBC Overlay standards in special circumstances when strict application of the DDAZ FBC Overlay standards would not allow establishment of an allowed use. 2. Applicability a. This Subsection is applicable to development standards of the DDAZ FBC Overlay as specified in subsection b below. b. A minor modification may be approved as specified in Table 17.06.740.C.2.a (Minor Modifications). . • 1 1C.2.a: Minor Modifications Type of Minor Modification Allowed Maximum Modification Increase in block length requirements 5% Decrease/increase in frontage requirements (e.g. 10% front setback and/or build -to line) Decrease/increase in required rear or side setback 10% Increase in allowed building height 10% Increase in driveway width (or impervious surface 10% maximums) Decrease in minimum sidewalk width Determined on a case- by-case basis Decrease/increase in the number of parking spaces Determined on a case- by-case basis based on use and the potential for shared parking ts Determined on a case - Reduction in the landscaping requiremen by -case basis Reduction in civic space requirements 10% c. An authorization to approve a minor modification does not extend to making any changes in the uses permitted in any zone. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 740-5 3. Application Filing and Processing. An application for a minor modification shall be filed with the Director and include the information and materials as required by the Director together with the required fee as specified in the City fee schedule (see Section 17.06.450, (Fees)). The applicant is responsible for submitting documentation to support the findings required by Subsection 4 (Findings for a Decision on a Minor Modification). 4. Findings for a Decision on a Minor Modification. The Department Director may approve, or conditionally approve, a minor modification application, if each of the following findings can be made. If the findings cannot be made, the application shall be denied. a. There are special circumstances applicable to the property (e.g., size, shape, topography, location, surroundings, etc.) such that the strict application of the DDAZ FBC Overlay could deprive the property of privileges enjoyed by other property in the vicinity and under identical zoning classification; b. The special circumstances applicable to the property are not self-imposed by any person presently having an interest in the property; c. The requested minor modification will not allow the establishment of a use that is not otherwise allowed in the zone; d. Granting the minor modification will not be materially detrimental to the public health, safety, or welfare and will not impair an adequate supply of light and air to adjacent property; e. The development is consistent with the General Plan; f. The requested minor modification provides the minimal relief necessary to achieve the intent of the DDAZ FBC Overlay; and g. The development otherwise complies with all applicable standards of this Section and Chapter 17.25 (Administrative and Enforcement Procedures). 5. Review and Decision a. Each minor modification application shall be reviewed on an individual case-by- case basis. The approval of a prior minor modification is not relevant to the approval of a new minor modification. b. The decision of the Director may be made administratively without a public hearing. Unless appealed, a decision by the Department Director shall become final on the 16th day following the day the decision is rendered. c. A decision on a minor modification may be appealed pursuant to Chapter 17,25, Article XII (Appeals). 6. Lapse of Approval Extension and Renewal a. A minor modification shall lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless: i. A building permit has been issued and construction has diligently commenced; ii. A certificate of occupancy has been issued; iii. The use is established; or Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-6 iv. The minor modification is renewed in accordance with Subsection 6.b. A minor modification approval may be renewed for an additional period of one year, provided that prior to the expiration date, an application for renewal of the minor modification is filed with the Director. The Director may grant the renewal if the original findings of approval can be made. If the Department Director denies the renewal request, the applicant has 10 calendar days to appeal the decision to the Planning Commission in compliance with Chapter 17.25, Article XII (Appeals). 17.06.740.D: Downtown Design Review 1. Purpose. This Section establishes procedures for the review and approval or denial of Downtown Design Review with the intent to promote orderly development and an aesthetically and environmentally pleasing and economically viable community in compliance with the General Plan, and the standards specified in the DDAZ FBC Overlay. 2. Applicability. a. Downtown Design Review by the Downtown Design Review Board (DDRB) is required for all new buildings or structures and additions or alterations to existing structures, whether the uses are permitted or conditionally permitted. b. Prior to obtaining building permits, or grading permits , an applicant must obtain written approval from the DDRB that the project meets the requirements of the DDAZ FBC Overlay. 3. Downtown Design Review Board. The DDRB consists of a minimum of three members and a maximum of five members appointed by the Planning Commission. In lieu of creating a separate DDRB, the Planning Commission may serve as the DDRB. 4. Application Filing and Processing. An application for Downtown Design Review must be filed with the Director. The applicant is responsible for documentation to support the findings required by Subsection 6 (Findings for a Decision on a Downtown Design Review). a. Submittal Requirements The following drawings shall be submitted to the DDRB with an application for Downtown Design Review: i. Architectural drawings, drawn to scale, showing all elevations of the proposed structures by point of compass, as they will appear upon completion of construction. All exterior surfacing materials and colors must be specified. ii. Scale drawings of all signs by point of compass that are subject to Downtown Design Review, showing size, location, material, colors and any proposed illumination. iii. The DDRB may require additional information from the applicant if necessary to carry out the purpose of the DDAZ FBC Overlay. b. Regulating Plan Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-7 An application for a property that involves multiple transect zones as defined in Section 17.06.700.13 (Establishment and Designation of Zones) must submit a regulating plan as a part of the Downtown Design Review application. Properties located within only one transect zone as defined in Section 17.06.720 (Specific to Zones) do not need to submit a regulating plan as a part of the Downtown Design Review application. ii. The transect zones established in Section 17.06.720 (Specific to Zones) apple. The regulating plan for the property must include the following information: a) Project area boundaries; b) Existing and proposed blocks; c) Existing and proposed thoroughfares, including alleys; d) Existing and proposed civic space types; and e) Existing and proposed transect zone(s) conforming to the proposed blocks. iii. The Director may administratively approve a modification in the location of a transect zone boundary or the location of a proposed thoroughfare within or adjacent to property provided that the intent and purpose of the DDAZ FBC Overlay as established in Section 17.06.700.A.1 (Purpose and Intent) is maintained and supported. c. Administrative Options i. The DDRB shall approve, conditionally approve, or disapprove a Downtown Design Review application based on the findings listed in Subsection 6 (Findings for a Decision on a Downtown Design Review). d. Lapse of Submittals. If after applying for Downtown Design Review the applicant fails to provide changes or additional information requested by the City and necessary to enable the review authority to make a decision on the project, and there is no activity taking place in connection with the application for a period of six months, the application shall be deemed revoked and the applicant so informed. 5. No Public Hearing Required. Applications for Downtown Design Review are not subject to a public hearing or noticing requirements. 6. Findings for a Decision on Downtown Design Review. The review authority shall approve, or conditionally approve, a Downtown Design Review application only after the following findings are made. If the findings cannot be made, the application shall be denied. a. The proposed development is consistent with the General Plan and any applicable specific plan; Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-8 b. The proposed development is consistent with all the applicable standards of this Section and Chapter '.25 (Administrative and Enforcement Procedures) or has obtained a Minor Moocation; c. The proposed development will not be detrimental to the public health, safety, or general welfare; d. The proposed development substantially complies with the City of Rohnert Park Design Guidelines (Design Guidelines) for Commercial, Mixed -Use and Multi - Family Buildings and the Central Rohnert Park Priority Development Area Plan (PDA Plan). In the event of a conflict between the Design Guidelines and the PDA Plan, the guidelines in the PDA Plan shall apply; e. The proposed development has an appropriate relationship to land use and development of adjacent properties, including topographic and other physical characteristics of the land; and f. The proposed development has a compatible architectural style with the character of the surrounding area, both to avoid repetition of identical design where not desired, and to ensure compatibility in design where desired. 7. Decision and Appeals. The decision of the review authority is final 10 calendar days after the decision is rendered, unless appealed to the City Council pursuant to Section 17.25.034 (Decision/appeal) and Chapter 17.25, Article XII (Appeals). 8. Lapse of Approval. a. Downtown Design Review approvals will lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless: i. A building permit has been issued and construction has diligently commenced; ii. A certificate of occupancy has been issued; iii. The use is established; iv. The Downtown Design Review approval is renewed in accordance with Subsection b. below; or v. The project is a residential development that has obtained vested rights pursuant to the Subdivision Map Act, or is otherwise vested through a development agreement with the city, in which case the time -frame of the map or development agreement shall prevail. b. A Downtown Design Review approval may be renewed for an additional period of one year, provided that prior to the expiration date, an application for renewal is filed with the Director. The Director may grant the renewal if the original findings of approval remain satisfied. If the Director denies the renewal request, the applicant has 10 calendar days to appeal the decision to the Planning Commission pursuant to Chapter 17,25, Article XII (Appeals). Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-9 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 17.06.750: Definitions 17.O6.75O.A.1 Definitions of Specialized Terms and Phrases A. Definitions Accessory building. A subordinate, detached building the use of which is incidental to that of a primary building on the same lot. Examples of accessory buildings include, but are not limited to, a garage, carport, tool house, home office or work studio, greenhouse, pool house, playhouse and shed. Accessory structure. A subordinate structure the use of which is incidental to that of a primary building on the same lot. Examples of accessory structures include, but are not limited to, a pergola, trellis, open play structure, swimming pool, tennis court, play court, and deck. Active Frontage. Ground floor frontages intended for non-residential uses ranging from Shopfront, Terrace, Gallery to Arcade. Adjacent. Sharing a common lot line, or having lot lines separated only by an alley. Adjacent Buildings. Two or more buildings located upon adjacent lots. Apartment House. The Apartment House Building Type is a medium -to -large-sized structure that typically consists of 7-18 side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry. This type is appropriately scaled to fit within medium -density neighborhoods or sparingly within larger lot predominantly single-family neighborhoods. This type enables appropriately -scaled, well- designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non- residential uses as allowed by the zone. See 17,06.730.B.3.c (Apartment House). Alley. A public or private way to be used primarily for vehicular access to the back or side of a parcel of real property that abuts a street. B. Definitions Bay, Bay Window. A window that projects from the main wall of a building that may begin on the ground floor and extend to upper floors. Block Face. Dimension of one block side measured at the right-of-way or public frontage line along one side of a street, flLmpub=A micro -brewery that brews beerp imarily for on sale consum ption and includes a tastint or restaurant component. A Full commercial kitchen is not required, however If x wracks. available For purchase either thro-u hg the brewpub or a third. i aay must be mad yaRable, T s. initian ori - rily enc art�o�C�llcne types 23l'small beer manufacturer} and 75 fon sale general - brewpub)_ erewpubs-are Public Hearing Draft: October 25, 2018 Chapter 17.06, Article Xlll: DDAZ Overlay Districts I 750.A-1 17.06.750.A.1 I Definitions of Specialized Terms and Phrases ria rnarily a [eta it O_peratlon. While bEeWeries aEg! pCiMaCily a pFQdLjcdon and who Iesaling- oneration. Block Perimeter. Dimension of the complete perimeter edge of a block measured at the right-of-way or public frontage line along one side of multiple streets. Buildable Area. The area in which a building is permitted to be constructed; see "Building envelope" in 17.04.030 (Definitions of words and terms). Building Entrance. A point of pedestrian ingress and egress to a building. Building Form. The overall shape and dimensions of a building. Building Type. A structure defined by its combination of configuration, disposition and function. Build -to Line (BTL). A line parallel to a lot line or right-of-way where a building fa4ade must be placed. C. Definitions Ceiling Height, Ground Floor. Height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms such as bathrooms, closets, utility rooms and storage spaces. Ceiling Height, Upper Floor(s). Height from finished floor to finished ceiling of primary rooms on the floor(s) above the ground floor, not including secondary rooms such as bathrooms, closets, utility rooms and storage spaces. Chamfered Corner. An external wall of a building joining two perpendicular exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90 degree corner. Civic. A term defining not-for-profit organizations that are dedicated to arts, culture, education, religious activities, recreation, government, transit, and public parking facilities. Civic Building. A structure operated by governmental or not-for-profit organizations and limited to civic and related uses. Civic Space. An outdoor area dedicated for civic activities. See 17.06.710,B (Civic Space Standards). Common Areas. A portion of a residential development held in common and/or single ownership and not reserved for the exclusive use or benefit of an individual tenant or owner and is available for use by all persons who reside in a dwelling unit within the building or on the lot. Construction. The performance of any act in connection with making an improvement to a lot, building or structure. Corner Entry. An entrance located on the corner of a building. D. Definitions Depth, Ground -Floor Space -The distance from the street -facing facade to the rear interior wall of the ground -floor space available to an allowed use. Detached. Separate or unconnected. Detached House(s). Separate or disconnected building. 750.A-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Definitions of Specialized Terms and Phrases I 17.06.750,A.1 Development. See "Construction". Director. Department Director or his or her duly appointed representative, Distance Between Entries. The horizontal distance measured parallel to the fa4ade between entrances to a building or buildings. Dooryard. In the Dooryard Frontage Type, the main facade of the building is set back a small distance, and the frontage line is defined by a low wall, fence, or hedge, creating a small dooryard. The dooryard does not provide public circulation along a public ROW. The dooryard may be raised, sunken, or at grade and is intended for ground -floor residential or commercial. See 17,06.730.C.3.e (Dooryard). Driveway. A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other parking or loading area. E. Definitions Elevated Ground Floor. A ground floor situated above the grade plane at street -level. Encroachment. Any architectural feature, structure or structural element, such as a gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace or deck, that breaks the plane of a vertical or horizontal regulatory limit extending into a setback, beyond the build -to -line, into the public frontage, or above a height limit. Entry. An opening, such as a door, passage, or gate, that allows access to a building. F. Definitions Fa4ade. The vertical surface of a building. Facade Zone. The area between the minimum and maximum setback lines along the front and side street of a parcel. Facility. An improvement, structure or building that is designed and used for a particular purpose. Fence. A structure made of wire, wood, metal, masonry or other material, and typically used as a screen or enclosure for a yard or open space or as a divider along a lot line. Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the adjacent public walk. In the case of a loading dock frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Regulations for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in multi -unit buildings. Footprint. The outline of the area of ground covered by a building or structure. Footprint Area. The total square footage contained within a footprint. Forecourt. In the Forecourt Frontage Type, the main facade of the building is at or near the frontage line and a small percentage is set back, creating a small court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. See 17,06.730.C,3.d (Forecourt). Freestanding Wall. A wall that is separate from a building and supported by independent means. Frontage. See "Building Frontage" and "Frontage" in 17.04.030. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 750.A-3 Definitions of Specialized Terms and Phrases I 17,06.750.A.1 Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another. Live/Work (Building). The Live/�Nork Building Type is a small to medium-sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground - floor flex space and the unit above are owned by one entity. This type is typically located within medium -density neighborhoods or in a location that transitions from a neighborhood into a neighborhood main street. It is especially appropriate for accommodating home- based businesses, incubating neighborhood -serving retail and service uses and allowing neighborhood main streets to expand as the market demands. See 17,06.730,3.3.d (Live/ Work). M. Definitions Main Body, The primary massing of a building. Main Building. The building that serves as the focal point for all activities related to the principal use of the lot. Main Fa4ade. The front fa4ade of a Main Building. Main Street Mixed -Use Building. The Main Street Building Type is a small- to medium- sized structure, typically attached. It may be a commercial building or a vertical mixed- use building with ground -floor retail or service uses, and upper -floor service, office, or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability. See 17,06.730.B.3.e (Main Street). Mansion Apartment. This type is a medium-sized structure that consists of 3-6 side-by- side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This type has the appearance of a medium-sized family home and is appropriately scaled to fit sparingly within primarily single-family neighborhoods or into medium -density neighborhoods. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. See 17,06.730.B.3.b (Mansion Apartment). Major. Having a greater size, scope, effect, characteristic or quality relative to the other corresponding sizes, scopes, effects, characteristics or qualities; or being the greater of two or more. Massing. The overall shape or arrangement of the bulk or volume of buildings and structures. Minor. Having a lesser size, scope, effect, characteristic or quality relative to the average size, scope, effect, characteristic or qualities; or being, the lesser of two or more. Mixed -Use. Multiple functions within the same building or the same general area through superimposition or within the same area through adjacency. Movement Type. (1) Low. Drivers generally expect to travel without delay at the appropriate design speed. Thoroughfare design supports safe pedestrian movement at the higher design speed. This movement type is appropriate for thoroughfares designed to traverse longer distances to connect with higher intensity locations. Design speed is 30-35 mph. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XIII: DDAZOverlay Districts 1750.A-5 17.06.750.A.1 I Definitions of Specialized Terms and Phrases (2) Slow. Drivers generally proceed carefully with an occasional stop to allow a pedestrian to cross or another car to park. The character of the thoroughfare should make drivers uncomfortable exceeding the design speed due to the presence of parked cars, sense of spatial enclosure from buildings and street trees, tight turning radii, and other design elements. Design speed is 20-25 mph. (3) Yield. Drivers generally proceed slowly, with caution, and yield to approaching traffic when'vehicles are parked on both sides of the thoroughfare creating essentially one through lane. A Yield thoroughfare is the functional equivalent of traffic calming. In addition to Yield movement use on normal thoroughfares, this movement is used for alleys and rear lanes. For these applications, the primary purpose is access to rear loaded driveways/access for residential and commercial property, The travel lane for Rear Lanes can be configured for one-way or two- way operation. When used for two-way travel, parking is required on both sides of street in order to facilitate the Yield movement type and drivers exiting garages or driveways will need to yield to those vehicles occupying the lane; therefore, the number of properties connected to the rear lane should be considered. N. Definitions No specialized terms beginning with the letter N are defined at this time. ®. Definitions Open Space. See "Civic Space.'' Open Zone. A sub -zone within a Zone that allows for a greater range of land uses within the zone's building form standards. Overhead Doors. Doors constructed in horizontally hinged sections that are equipped with hardware that rolls the sections into an overhead position, clear of the opening. P. Definitions Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line. Parking Driveway Width. The horizontal measurement of an access driveway to a parking area, measured perpendicular to the direction of travel. Passive Recreation. See "Recreation, Passive." Path of Travel. A continuous, unobstructed way of pedestrian passage. Pedestrian Shed. An area centered on a major destination. Its size is limited by an average distance that may be traversed at an easy walking pace in a given amount of time from its center to its edge. Pedestrian sheds are used for planning walkable urban areas. Planting Strips. A landscaped or grassy area located between a street and a sidewalk, Porch. A covered shelter projecting in front of a building entrance. (1) Porch, Engaged. The main facade of the building has a small -to -medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open. See 17,06.73O.C.3.b (Porch: Engaged). 750.A-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 (2) Porch, Projecting. The main facade of the building has a small -to -medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line. See 17,06.730.C.3.a (Porch: Projecting). Public Assembly. A gathering of members of the public. Public Use. A use undertaken by a political subdivision, its agents or assigns. Q. Definitions No specialized terms beginning with the letter Q are defined at this time. R. Definitions Recessed Entry. An entrance to a building that is set back from the fa4ade of the building. Recreation, Active. Recreational pursuits usually performed with others and often requiring equipment which required physical alteration to the area in which they are performed. Such areas are intensively used, and include but are not limited to playgrounds, sport courts, baseball/softball and other field sports, and swimming pools. Recreation, Passive. Recreational pursuits involving existing natural resources which can be carried out with little alteration or disruption to the area in which they are performed. This includes, but is not limited to, such activities as walking, hiking, bicycling, bird and animal watching, and picnicking. Residential Mixed -Use. Residential uses within the same building as a commercial uses. Right -of -Way. (R.O.W.) Land, property, or an interest therein, dedicated to transportation purposes. (1) Right -of -Way, Public. A right-of-way dedicated to use by the general public. Rowhouse. See "Townhouse". S. Definitions Secondary Wings. A structure physically attached to, and secondary and incidental,to, the Main Body of a Main Building. Service Entries. Building access for service providers. Setback, Building. The mandatory clear distance between a lot line and a structure. Setback, Parking. The mandatory clear distance between a lot line and parking. Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day. Shopfront. The main facade of the building is at or near the frontage line with an at -grade entrance along the public way. This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types. See 17,06.730.C.3.f (Shopfront). Sidewalk. A paved right-of-way intended exclusively for pedestrian use and often installed between a street and lot frontages. Public Hearing Draft: October 25, 2018 Chapter 17.06, Article XI II: DDAZOverlay Districts 1750.A-7 17.06.750.A.1 I Definitions of Specialized Terms and Phrases Street, Front. Street located along the front lot line of a lot. Street, Side. Street located along a lot line of a lot that is not along the front lot line. Stoop. The main facade of the building is near the frontage line, and the elevated stoop engages the sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs or ramps from the stoop may lead directly to the sidewalk or may be side -loaded. This type is appropriate for residential uses with small setbacks. See 17,06.730.C.3.c (Stoop). Storefront. The portion of a shopfront frontage composed of the display window and/ or entrance and its components, including windows, doors, transoms and sill pane. (1) Story, Half. A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. Structure. An improvement permanently attached to real property. T. Definitions Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other. Terminated Vista: A location on the Regulating Plan at the axial conclusion of a Thoroughfare. A building located at a terminated vista is required to be designed in response to the axis. Thoroughfare. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages. See 17,06.710.0 (Thoroughfare Standards). Townhouse. The Townhouse Building Type is a small- to medium-sized typically attached structure that consists of 2-8 Townhouses placed side-by-side. This type may also occasionally be detached with minimal separations between the buildings. This type is typically located within medium -density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This type enables appropriately -scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. See 17,06.730.13.3.a (Townhouse). Transit Stop. A location where buses stop to load and unload passengers. A transit stop sometimes includes a shelter or a dedicated platform along the sidewalk. U. Definitions Unit. A discrete portion of a building. Upper Floor. A floor in a building containing habitable space that is located above the ground floor. V. Definitions No specialized terms beginning with the letter V are defined at this time. W. Definitions Walkable Urban Development Pattern. Refers to areas pedestrian -oriented in nature and that contain services, retail, or restaurants within a short walking distance, i.e. historic neighborhoods, Downtown. Walkway. A paved way located on one or more lots, used for pedestrian traffic and used exclusively by the lot owner or owners, their guests and invitees. 750.A-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Public Hearing Draft: October 25, 2018 Appendix A: Structural Soil Specifications Structural Soil Specifications from successful Downtown Cotati Installation in 2001. STRUCTURAL SOIL 02974 PART 1 GENERAL 1.01 Description of Work A. Work Includes: The work of this section consists of the furnishing of all labor, materials, and equipment necessary to install structural soil on the project site. The purpose of the structural soil mix is to provide the required engineered support for the surface hardscape while maintaining a favorable (oxygen) root environment. Soil volume of the planting area partly depends on the size of the tree species. The primary advantage of the procedure is in allowing roots to grow deeper by providing greater air movement at a greater depth. The structural soil mix can be compacted to 100% maximum bulk density while maintaining a favorable bulk density in the soil. . The preparation and installation of a structural soil entails a process which requires some flexibility, depending upon the exact materials used. Soil, rock, and organic compost are tested prior to acceptance. Additional testing is required during the process and after compaction of the structural soil mix. The testing and mixing procedures are strictly defined. Soil amendment and proportions of materials are determined through the required testing. Regular, close inspection of the material at all stages is necessary to assure uniformity and homogeneity of the mix. Visual qualities are important in assessment and detecting any errors in mixing. Failure - Absolute failure occurs when excess soil is blended with the rock, resulting in soil bulk density of 95%. This problem can occur in a small scale when rock and soil are not sufficiently homogenized. Additional blending of rock and soil is required inside the excavation, even when the materials were well blended prior to installation. In such situations where problems with the mix are noted, extra rock or soil is incorporated into the mix and blended until the rock/soil proportions are correct. Mixing and Installation of Structural Soil - Soil and rock are mixed by volume measurements. Soil and rock must be thoroughly blended, with final blending inside the planting excavation. B. Related work: Pruning and Root Excavation 02973 1.02 Submittals A. Submittals from materials test results are required at three stages in the process: before acceptance of material, during the procedure of amending and mixing and after the structural soil mix has been installed and compacted to engineering specifications. 1. PRIOR TO ACCEPTANCE OF MATERIALS a. ROCK 1. Analysis at Wallace Laboratory for salts and heavy metals. 2. Specific Gravity 3. Bulk Density 4. Percent Void Space b. SOIL - Complete Standard Analysis, Wallace Laboratories. c. COMPOST - Laboratory analysis as per specifications. Wallace Lab. 2. DURING THE PROCESS VA a. Complete Standard Analysis of five composite samples of the amended soil prior to mixing with rock. Wallace Lab. b. Maximum Dry Bulk Density of the Amended Soil (ASTM D-1557) c. Percent moisture content of amended soil. 3. AFTER INSTALLATION a. Water Infiltration Test- Using a double ring method. The water infiltration rate is to be a minimum 3/4 inch per hour. b. Soil Bulk Density Using the Neutron Probe- Requires prior commitment of installing tubes in the mix. B. Materials Testing Laboratory- Analysis and amendment recommendations are to be through Wallace Laboratories, El Segundo, CA. This laboratory is experienced with the preparation of structural soil mixes and is the manufacturer (Complete Green Co.) of the soil conditioner (P.A.M.) used in the process. Wallace Laboratories 365 Coral Circle El Segundo, Ca 90245 Phone 310-640-6815 Fax 310 640-6863 C. Testing Methods and Procedures 1.0 SOIL DRY BULK DENSITY AT 100% COMPACTION 3 a. ASTMD-1557 2.0 ROCK VOID SPACE WITHIN THE MATRIX a. Using Water Filled Void- Use a watertight container of known volume (4 cu. ft. minimum). Place the container in a level location and fill the container with rock to above the rim. Next, fill the container with water to the brim and record the volume needed. Repeat the procedure at least three times, using another random sampling of rock each time. b. Using Specific Gravity and Volume- Fill a container of known volume M and tare weight with dry rock level with the top of the container. Weigh the container of rock and record the weight (GW). Subtracting the tare weight from Gross Weight (GW) provides the Net Weight (NW). c. Calculations from Specific Gravity and Bulk Density- This is the easiest as it requires only data from the quarry. Example: Rock with a specific gravity is 2.8. Bulk Density is 1.6 tons per cubic yard. 3.0 VOLUME OF ROCK AND SOIL AFTER MIXING Terms and Abbreviations: Volume of Void Space (V) Percent Void Space (V%) Specific Gravity of Rock (SG) Volume of Container (VC) Gross Weight (GW) Net Weight of Rock (NW) Volume (V) of the Void Space within the rock matrix 4 ([(SG)X(VC)] minus (NW)) Divided by (SG) _ (V) Calculating the Percent Void Space (V%) (V) divided by (VC) equals (V%) 4.0 CALCULATING DRY BULK DENSITY OF THE STRUCTURAL SOIL MIX (pounds per cubic foot) The procedure for calculating bulk density of the mix is by the following: bulk density (pounds per cubic foot) of structural rock (maximum bulk density of the soil (lbs. per cu. ft.), X the percent soil incorporated into the mix (by volume), X the percent compaction (95-100%).) 5.0 CALCULATING ACTUAL BULK DENSITY OF THE ROCK/SOIL MIX (pounds per cubic foot) bulk density (pounds per square foot) of structural rock (dry) maximum bulk density of the soil multiplied by the percent incorporated into the mix (by volume), multiplied by the percent compaction. (maximum bulk density of soil multiplied by percent incorporated into the mix (by volume), multiplied by the percent compaction) multiplied by the percent moisture of the soil by weight. E 6.0 WATER INFILTRATION TEST Use the double ring method, Testing requires six hours of pre-soaking of the test site prior to testing. The rate of infiltration should be greater than 3/4 inch per hour. 7.0 NEUTRON PROBE TO TEST BULK DENSITY AFTER INSTALLATION — This is the most accurate method of measuring soil moisture and bulk density after the mix has been compacted. Gap graded soils are not easily augured. Use of the probe requires that aluminum tubes be in place prior to backfilling and compacting the mix. PART 2 PRODUCTS 2.01 Rock A. The volume of rock used is always 100% of the volume. The rock source is not yet determined. Quarry weight tags are used to determine the volume of the rock. Any size rock can be used, larger rock allows for larger size roots (trees). Most important is that the rock is screened to the narrowest possible size gradient to insure maximum volume within the rock matrix. B. Base rock (rock size for this specification is 3-6 inch matt) 1. Minimum Standards for Acceptance A. Chemical Analysis - Standard chemical properties involves heavy metals below phytotoxic levels, soluble salt < 300 ppm and 6 > pH <7.5; B. Screen Size: >1 % passing a 3" screen, and 100% passing 6" screen. C. Hardness - Information from quarry supplying the rock. 2. Additional Information Required for Rock Submittals R Accurate data is essential as the primary unit of measurement for the rock will be weight tags from the quarry of origin. a) Specific Gravity - Available from the quarry. Specific gravity in grams per cubic centimeter. The specific gravity can be easily checked. b) Bulk Density - Bulk density supplied by the quarry in tons per cubic yard. Bulk density of the rock will require five random tests to confirm, using a minimum four cubic foot container. c) Percent Void Space Within the Rock Matrix - This is determined through two tests, the "water filled capacity" and calculation using the specific gravity and the weight of a known volume of rock (minimum 4 cubic feet for 6" size rock). Void space can also be calculated directly from quarry data on bulk density and specific gravity. 2.02 Soil A. The textural definition of the soil is a clay loam. Soil is tested, amended and treated with a .liquid soil conditioner. After curing, soil is tested to determine the maximum dry bulk density and the moisture content. The rule is that the largest size soil particles should be no larger than 1/5 the diameter of the smallest sized rock used in the mix. B. Soil Sampling Method-- A minimum of five samples shall be taken for analysis from any potential source of homogenous soil prior to acceptance. Each sample is to be approximately two quarts in volume and a composite from 10-15 different locations. C. General - Topsoil shall be free of roots, clods, stones larger than one inch in the greatest dimension, pockets of coarse sand, noxious weeds, sticks, lumber, brush and other litter. D. Friable - Topsoil shall be friable and have sufficient structure in order to give good tilth and aeration to the soil. Total pore space content on a volume/volume basis shall be at least 15 percent when moisture is present at field capacity. Soil shall have a field capacity of at least 15 percent by weight. E. Gradation Limits - The soil shall be a sandy loam, loam -4, clay loam, or clay. The selection shall be made by the engineer/architect or else be similar to the site soil. The definition of soil texture shall be the USDA classification scheme. 7 F. Permeability Rate - Hydraulic conductivity rate shall be no less than one inch per hour nor more than 20 inches per hour when tested in accordance with the USDA Handbook Number 60, method 34b or other approved methods. G. Fertility - The range of essential elements concentration in soil shall be as follows: Ammonium Bicarbonate/DTPA Extract Parts per million (mg/kilogram) Dry weight basis Phosphorus 2-40 Potassium 40-220 Iron 2-35 Manganese 0.3-6 Zinc 0.6-8 Copper 0.1-5 Boron 0.2-1 Magnesium 50-150 Sodium 0-100 Sulfur 25-500 Molybdenum 0.1-30 H. Acidity - The soil pH range measured in the saturation extract (Method 21 a, USDA Handbook number 60) shall be 6.0 - 7.9. I. Salinity - The salinity range measured in the saturation extract, the maximum salinity shall be 4.0 dS/m. J. Chloride - The maximum concentration of soluble chloride in the saturation extract (Method 3a, USDA Handbook Number 60) shall be 150 mg/1 (parts per million). M. K. Boron - The maximum concentration of soluble boron in the saturation extract (Method 3a, USDA Handbook Number 60) shall be I mg/l (parts per million). L. Sodium Adsorption Ratio (SAR) - The maximum SAR shall be 4, measured pre Method 20b, USDA Handbook Number 60) M. Soil Organic Matter Content - Sufficient soil organic matter shall be present to impart good physical soil properties but not be excessive to cause toxicity or cause excessive reduction in the volume of soil due to decomposition of organic matter. N. Calcium Carbonate Content - Free calcium carbonate (limestone) shall not be present. O. Heavy Metals - the maximum permissible elemental concentration in the soil shall not exceed the following: Ammonium Bicarbonate/DTPA Extraction Parts pre million (mglkilogram) Dry weight basis Arsenic .......................2 Cadmium ....................2 Chromium ................10 Cobalt .........................2 Lead .........................30 Mercury ......................1 Nickel .......................... 5 Selenium ..................... 3 . Silver ........................ 0.5 Vanadium .................... 3 0 If the pH is between 6 and 7, the maximum permissible elemental concentration shall be reduced 50%. If the soil pH is less than 6.0, the maximum permissible elemental concentration shall be reduced 75%. No more than three metals shall be present at 50% or more of the above values. P. Phytotoxic constituent, herbicide, hydrocarbons etc. Germination and growth of plants shall not be restricted more than 10% compared to standard controls. Standard controls shall be both monocots and dicots. Total petroleum hydrocarbons shall not exceed 100 mg/kg dry soil measured per EPA Method No. 8002. 2.03 Organic Amendment -Organic material is be a well composted humus with the following properties: A. Humus material shall have an ash content of no less than 8% and no more than 50%. B. The pH of the material shall be between 6 and 7.5. C. The salt content shall be less than 10 millimho/cm @ 25 degrees C. (Ece less than 10) on a saturated paste extract. If the Ece exceeds 10 millimho/cm, the maximum rate of sue shall not exceed 15% by volume. If the concentration of calcium sulfate in the saturation extract is greater than 25 milliequivalents per liter, the maximum level of salinity can be increased 3 millimho/cm @ 25 degrees C. units (13 millimho/cm @ 25 degrees Q. D. Boron content of the saturated extract shall be less than 1.0 parts per million. E. Silicon content (acid-insoluable ash) shall be less than 20%. F. Calcium carbonate shall not be present if the amendment is to be applied on alkaline soils. G. Types of acceptable products are composts, manures, mushroom composts, straw, alfalfa, sludge, peat mosses etc. low in salts, low in heavy metals, free from weed seeds, free of pathogens and other deleterious materials. H. Composted wood products are conditionally acceptable [stable humus must be present]. Wood based products are not acceptable which are based on redwood or cedar. I. Sludge -based materials are not acceptable if the soil already has a high level (toxic level) of zinc, copper or other heavy metals based on soil analysis. J. Carbon:nitrogen ratio is less than 25:1. K. The compost shall be aerobic without malodorous presence of decomposition products. L. The maximum particle size shall be 0.5 inch, 80% or more shall pass a No. 4 screen. Maximum total permissible pollutant concentrations in organic amendment in parts Per million on a dry weight basis: Arsenic 20 Copper 150 Selenium 30 Cadmium 15 Lead 100 Silver 10 Chromium 100 Mercury 10 Vanadium 50 Cobalt 50 Molybdenum 60 Zinc 200 Nickel 100 Higher amounts of salinity of boron may be present if the soils are to be pre -leached to reduce the excess or if the plant species will tolerate the salinity and/or boron. 2.04 Soil Conditioner A. Polymer -'Soil Drain/ P.A.M Available: Complete Green Company 365 Coral Circle El Segundo, CA 90245 Phone (310) 640-6815 Fax (310) 640-6863 Application: P.A.M. is applied dry to the base soil with other Soil amendments at the time of screening. The polymer is then applied in a water solution and allowed to cure. Application Rate: As per Wallace Laboratory recommendations based upon soil textural qualities. 2.05 Additional Amendments which may be required: A. Fertilizer Ammonium Sulfate, Ammonium Nitrate (21-0-0) Ammonium nitrate (34-0-0) Sulfur Coated Urea (32-0-0) 22% sulfur Single Superphosphate (0-20-0) Triple super phosphate (0-45-0) Potassium Sulfate (0-0-50) Calcium carbonate (CaCO3) B. Gypsum - Agricultural Gypsum (CaSO4 — 2H20 ) 97%. C. Humate ag Humate International Inc. 500 North Ellis Road Jacksonville, Florida 32254 Phone (904) 783-6396 Fax (904) 781-6512 1 -800 -WE -GROW PART 3 EXECUTION 12 3.01 Procedures for soil amending and conditioning A. Incorporate dry amendments during initial screening- All amendments including compost and dry polymer (P.A.M.) are incorporated during screening. Amendments are applied at the rate specified by Wallace Laboratory. Soil amendments are measured on a pounds per cubic yard of soil basis. Maximum particle size after first screening is 1/2 inch. B. Measurement- The volume of a front loader bucket is used as the primary unit for bulk soil measurement. Precise measurements of the volume of the bucket as well as the average bulk density of a level bucket full are required. Fertilizer and amendments are measured in volumes appropriate for each unit (tractor bucket full). C. Preparation of Soil for Liquid Polymer Treatment - After screening, the soil is spread in a large flat area to a depth of 12 inches. A front loader is used for this operation. Best sites are large areas with good drainage. The material is spread and leveled in such a manner that the loader does not drive over or compact any of the soil. A small berm constructed at the top edge of the soil lift will help retain the liquid. D. Treatment with Liquid Polymer (P.A.M.) - Polymer is mixed with water as per instructions. Water tank with a minimum 500 gallon capacity having a discharge pump. The solution is applied to the surface of the soil and allowed to infiltrate until inspection reveals that the soil has been completely wetted with the P.A.M. solution. E. Cure Amended Soil _Soil is allowed to cure and dry for a minimum two days before disturbing. Good drainage in the treatment area will reduce soil drying time. F. Stockpile Soil-. After two days, the soil can be moved to a pile for storage until needed. The optimum working moisture level for the soil is 20%. Soil can be covered with a tarp to keep it from drying too much, or the opposite, in the event of rain. G. Screening Just Prior to Use - The amended and conditioned soil is screened again to 1/2 inch maximum particle size just prior to mixing with the structural rock. 3.02 Measurement and calibration of Equipment Material proportions are by volume. 13 A. Rock- The bulk density and weight of all units of rock. are required for calculation. The volume of rock required represents 100% of the volume of the excavation to be backfilled. Bulk density of the rock is taken to be 100% compaction. B. Percent Void- The percent void space within the rock matrix is calculated in accordance with procedures contained in Submittals. Crushed rock can vary in percent void space from about 35% to slightly above 50%. This is highly dependent upon the shape and size gradation of the rock. The projected void of the crushed rock is about 45%. C. Percent Soil- Soil is measured in volume as a percent of the rock volume which is taken at 100%. The volume of the soil is to be adjusted to an average bulk density of 65% of maximum (ASTM D-1 557). D. Calibration of Loader Bucket - Calibration of the working volume of a level bucket should be as accurate as possible. The working volume of a bucket of soil is adjusted to an average bulk density of 65% of maximum. 3.03 Procedure for measuring rock and soil All measurements for rock and soil are based upon cubic yards of material. Material is to be mixed with a front loader bucket and then with an excavator bucket in the planting trench. A. Rock- Weight tags from the quarry supplying the rock will be used as the basic units of measurement. Rock volume is calculated from bulk density and the net weight of the rock. 1. Determining the volume of the rock: Rock weight (tons)/,divided by/ Bulk Density (ton/cubic yard) = equals cubic yards 32 tons / divided by / 1.6 (ton/ cubic yard) = equals 20 cubic yards of rock. B. Soil - Unit volume measured in a level bucket of a front loading tractor. The working volume of a level loader bucket is to be calibrated to be at a bulk density of 65%. Depending upon the size of the bucket, partial bucket measurements may be required. Spray paint works. 14 Rock is always measured first and the correct volume of soil is then measured and deposited on top of the rock. 3.04 Procedure for mixing rock and soil A. Creating a good root medium depends upon proper measurement and sufficient mixing of the rock and soil. Any area of the mix having too high a proportion of soil will be unavailable to roots due to compacted soil. Rock and soil should mixed until they appear to be homogenous. 1. Variable Blending Procedure - Rock and soil can be measured and mixed at a remote site or combined at or even inside the planting site. No matter how much mixing takes place prior to depositing in the trench, further blending must take place inside the trench. The structural soil is mixed with either a backhoe of excavator bucket until well homogenized. B. Correcting Mistakes in Blending - If the mix is found to be incorrect after depositing in the planting trench, additional rock or soil can be added and blended. The blending of the structural soil mixing is complete when the supervising inspector determines it to be so. 3.05 Installation and Compaction A. Compact in lifts— The mix should be compacted by to use of a small roller. Compaction of 85% can be achieved through the use of a rubber tire tractor. A small roller is required for higher compaction. Corners and irregular areas which the roller cannot reach are to be compacted with a hand tamper. Vibrating compactors or jackhammer type compactors are not to be used. The mix is to be compacted in successive layers, called lifts. The depth of each lift of soil will be determined through engineering calculations based upon soil moisture, texture and desired level of compaction. Compaction in the root zone of existing tree which have been root pruned to be done with ENGINEER present until a satisfactory method is established. B. Scarify Soil Surface after each Compaction- After each lift has been compacted, the surface two inches must be scarified prior to installing the next lift. This can be efficiently accomplished using a tool bar with 6-8 small shanks attached to a small tractor. Larger size structural material may not require this procedure. C. Holding The Tree Planting Sites Open for new trees- Though it is not absolutely necessary, there are a number of methods to accomplish this and make the tree planting operation easier. Only base soil, not the structural mix is used for planting backfill. 15 3.06 Cleaning A. General: Remove debris and excess materials from site. Clean out drainage inlet structures. Clean paved and finished surfaces soiled as a result of work under this section, in accordance with direction of ENGINEER. END OF SECTION