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2018/08/15 Planning Commission Agenda PacketCity of Rohnert Park SPECIAL Planning Commission Meeting AGENDA Wednesday August 15, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of the Audience Desiring to Address the Planning Commission: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of April 26, 2018 AGENDA ITEMS 8.1 STUDY SESSION - Presentation on the Station Avenue Project ITEMS FROM THE PLANNING COMMISSION ITEMS FROM THE DEVELOPMENT SERVICE STAFF ADJOURNMENT NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). Disabled Accommodation: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2236. Notification 72 hours in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III) CERTIFICATION OF POSTING OF AGENDA I, Kelsey Bracewell, Development Services Office Assistant for the City of Rohnert Park, declare that the foregoing notice and agenda for the August 15, 2018, Special Planning Commission Meeting of the City of Rohnert Park was posted and available for review on August 10, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpeity.org. Signed this 10th day of August, 2018 at Rohnert Park, California City of of Rohnert Park Planning Commission Report DATE: August 15, 2018 ITEM NO: 8.1 AGENDA TITLE: Study Session: Presentation on the Form -Based Code and the Station Avenue Project LOCATION: 6400 State Farm Drive and the entire Downtown District Amenity Zone GP / ZONING: Mixed Use / Station Center Planned Development APPLICANT: David Bouquillon, Laulima Development and the City of Rohnert Park RECOMMENDATION Receive presentation on the proposed form -based code and additional details of the Station Avenue project and provide feedback to staff. SI JMMAR V Laulima Development has applied for Final Development Plan approval as well as a tentative map for the former State Farm Campus. The City has concurrently applied for the portion of the Final Development Plan that covers the City's Corporation Yard. The plan contemplates an urban, mixed-use project spread across 32 acres that includes a central square, 460 residential units, 130,000 square feet of retail, 120,000 square feet of office, and a 156 room hotel. On a parallel track, City staff has been working with our consultant, Opticos, as well as the project applicant to develop a Form Based Code (FBC) for the larger Downtown District Amenity Zone. The FBC will make modest revisions to the Downtown District Amenity Zone borders to better fit property lines, and will codify the design guidelines adopted within the Central Rohnert Park Priority Development Plan. The FBC will create certainty for property owners and developers, streamline the approval processes for conforming development proposals, and create conditions that will enable the development over time of a high-quality, walkable urban environment. BACKGROUND In early 2016, the City adopted its Central Rohnert Park Priority Development Area Plan (PDA Plan). At approximately the same time, the Planning Commission and City Council approved the Page 1 Preliminary Development Plan for the Rohnert Crossings project proposed by SunCal for the former State Farm property. That plan called for 400 dwelling units with approximately 100,000 square feet of office and retail. In 2017, the site was purchased by Laulima Development, which has applied for a Final Development Plan, which would include a Form Based Code, and a tentative map for the project. The project description currently calls for 460 residential units (300 apartments, and 160 townhomes), 130,000 square feet of retail, 120,000 square feet of office, and a 156 room hotel, all developed around a central plaza plan the adjacent two -acre City Corporation Yard that houses the City's public works functions. July 12, 2018 Planning Commission Study Session Staff and applicant presented an overview of the project, including a brief discussion of the history of the Central Rohnert Park Priority Development Area Plan and the proposed form - based code. The Planning Commission asked staff to develop and prepare additional study session related to the form -based code and the Station Avenue project. Specific items that the Planning Commission asked for include: • Information on the design charrette and public input • The projected total number of residents of the project • More details on the proposed plaza • Economic impact of the Station Avenue project • Additional renderings and details about the Rohnert Park Expressway frontage • More discussion about transportation, traffic, parking, and circulation • Information (if available) on typical Rohnert Park homebuyers • Details about sustainable or `green' features of the project ■ Additional details about the tenant mix (office and retail) • A refresher on the PDA Environmental Impact Report from 2016 • Details on the environmental studies being completed for the project July 19, 2018 Parks & Recreation Commission Study Session At a special meeting of the Parks Commission, staff and applicant presented details about the proposed neighborhood park planned on the south side of the project as well as about additional private open space planned throughout the project. Staff discussed the project's proximity to other park and open space amenities in or close to the downtown area including City Center Plaza, the Copeland Creek Trail, the SMART multi -use path, and Santa Alicia Park. The Parks Commission had a number of comments including the need for a larger dog park (possibly breaking it into separate parks for small and large dogs), the preference for more dedicated park land, the suggestion to relocate the open space/gathering area from the triangular neighborhood park to another adjacent area, the idea or concept for a peace park or other contemplative area, and the desire for more amenities and items of `play' for adults as well as children. July 26, 2018 Planning Commission Study Session Staff presented additional information regarding the project to the Planning Commission at the second study session for the project held on July 26. Information was included on the population of the development, its economic impact, and details on the plaza/square area. Based on an average City-wide population of 2.57 persons per dwelling unit, it can be assumed that the Station Avenue development's 460 planned residential units could house up to a population of approximately 1,180 persons. Precise population figures will vary depending on final Page 2 configuration of the apartments, row homes, and dwelling units and ultimately the types of tenants that rent or purchase them. August 6, 2018 Parks & Recreation Commission Meeting Subsequent to the July 19, 2018 study session, staff worked with the applicant to revise the plans for the proposed park area. The applicant modified the FDP and the park plans to incorporate a significant portion of the Parks Commission's ideas. The area to be dedicated for parks increased to 1.1 acres and the improvements and amenities were adjusted in general accordance with the Parks Commission's direction. A series of linear parks or parkland will be established on the south side of the project adjacent to Enterprise Drive. This will allow opportunities to preserve more of the existing redwoods on the site as well as providing additional parkland for the residents of the development and people living in the various complexes on the south side of Enterprise. After a hearing, the Parks Commission forwarded the recommendation to the Planning Commission to accept the 1.1 acres of parkland, and in addition the applicant will commit to at least $700,000 in improvements/amenities for the parkland (dog park, play area, gathering space, landscaping, etc.), and the payment of approximately $880,000 in in -lieu fees to the City that can be used on park improvements citywide. August 8, 2018 Planning Commission Study Session The Planning Commission held a third study session for the Station Avenue project on August 8. Staff presented an overview of the complete Final Development Plan that incorporates revisions the applicant has made as the project has evolved over the last several months. The applicant answered numerous questions pertaining to the project on topics ranging from tenants, the number of bedrooms per residential unit, economic and fiscal impact, green features, parking, and phasing. Cathy Spence -Wells from Dudek and Zack Matley from W -Trans presented information on the PDA EIR, project specific studies undertaken for this project, and an in-depth overview of the Traffic Impact Study and street improvements for the project. DOWNTOWN DISTRICT AMENITY ZONE FORM -BASED CODE OVERLAY As the Commission will recall, a Form Based Code (FBC) differs from a standard zoning code in that urban design elements (street locations and widths, sidewalk locations and widths, building setbacks etc.) are included in the code in a prescriptive manner so that the City has more certainty about the final look of a development. The City has an FBC in place for the Sonoma Mountain Village Planned Development so the Downtown FBC would be the second FBC approved in the City. To implement the conceptual design framework from the charrette, Staff is working with the applicant and our consultant Opticos to finalize a draft FBC overlay that will regulate the form and architecture of this project and which can be used to guide future redevelopment projects in the Downtown District Amenity Zone (DDAZ). The FBC overlay would apply to the entire DDAZ, and as part of the process, the borders of the DDAZ will be adjusted so that the entire Station Avenue project site is included. The FBC will insure that over time as the rest of the downtown area develops, it will occur in an urban manner that is consistent with City's vision and compliments the Station Avenue project. The FBC is designed as an overlay so that the current underlying zoning of the individual parcels will remain. Several thresholds are included in the FBC that will trigger various aspects of the FBC as properties inside the DDAZ redevelop. The proposed modified DDAZ boundaries are included in Figure 1. Page 3 Figure 1. Downtown District Amenity Zone Components of the FBC include a regulating plan, thoroughfare plan, form standards by zone, use standards by zone, illustrations, and a review and modification process. Three zones or `transects' are included in the proposed FBC. Conceptual renderings of the three transects were developed during the charrette and are included in Figure 2. Additional details can be found within the draft FBC that is included as Attachment 2. Intent Diagram Figure 2. Concept Illustrations of the three Proposed FBC Transects Intent Diagram The form of these three transects will be achieved by insuring that for all new projects or significant expansions and renovations, the elements related to building types, frontage types, open space, thoroughfares, and uses are developed and maintained in a manner consistent with the newly created FBC. The FBC is anticipated to be an overlay zone. The FBC procedures and development standards will only be triggered when significant new development activity occurs. Page 4 �= Current. DDAZ __--- ..�..— r.. Boundary I --MM ii lM�tltilWfll7r� [r1I�Mr�jr i 1 Proposed DDAZ Boundary City Center 1 � 1 � i 1 1 r � IPA Station Ciexrt A Station �� ♦*0 Locution +[amity ciA % Cen'e�r;i+ a r 40 40 Ci-ekslda Neighbo-hand i Components of the FBC include a regulating plan, thoroughfare plan, form standards by zone, use standards by zone, illustrations, and a review and modification process. Three zones or `transects' are included in the proposed FBC. Conceptual renderings of the three transects were developed during the charrette and are included in Figure 2. Additional details can be found within the draft FBC that is included as Attachment 2. Intent Diagram Figure 2. Concept Illustrations of the three Proposed FBC Transects Intent Diagram The form of these three transects will be achieved by insuring that for all new projects or significant expansions and renovations, the elements related to building types, frontage types, open space, thoroughfares, and uses are developed and maintained in a manner consistent with the newly created FBC. The FBC is anticipated to be an overlay zone. The FBC procedures and development standards will only be triggered when significant new development activity occurs. Page 4 Staff is in the process of refining the appropriate triggers, but the following are what is currently contemplated. The design requirements of the FBC would apply with: 1) major modifications to vehicular access to a site, 2) new construction in excess of 2,000 square feet, 3) additions in excess of 10% of the existing floor area of a building, or 4) the project lies within the Station Center Planned Development. For new projects in excess of two acres only, `Walkable Neighborhood Design' standards come into play. These include tools and methods to organize the project into a framework allowing the gradual development of a downtown -wide block and thoroughfare network. Block size, streetscaping, and external connectivity to existing or future development would be required to be adhered to as part of the redevelopment. This is only intended to apply to major redevelopment initiatives, and would generally not apply to smaller projects within the DDAZ. Attachment 1 illustrates the different parcel sizes within the amended borders of the DDAZ. Most of the bank properties and other professional offices rest on parcels that are less than two acres, so unless they are incorporated into some larger development project, only the building design requirements would ever be triggered for these properties, and not the walkable neighborhood design standards that mandate significant reconfigurations of the site. A key component of any FBC is the regulation or prescription of the `form' of the allowed building types. Certain types of development are not appropriate for urban downtowns, free-standing, suburban style, single-family homes being a prime example. A large section of the Code deals with building types and specifying which transects they are allowed in. Figure 4 is an example of an allowed building type in either the Downtown Core or the Downtown Main Street transects. Figure 3. Prescriptive Setbacks and Building Massing Hller - — -- — —: — —— i Ir - -- y II •Q Key Key -- - ROW ! tot Line T,0 Building -- - ROW / LOt Line Fmm.,ge Setback Line Setback Line Private Open Space Figure 4. Building Typology Example — Main Street Building Type f Main Street. The Main Street Building Type is a small- to medium- ate' 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 Page 5 Another component of the FBC is the establishment of preferred specifications for the various streets and thoroughfares within the Downtown District Amenity Zone. These thoroughfare diagrams specify street widths, sidewalk width, landscape buffers, parking lanes, bike lanes, and travel lanes. The staff presentation will include more details of the Form -Based Code, particularly focusing on some of the adjustments and edits that have been made in response to Planning Commission and stakeholder comments. This will provide an opportunity for additional Planning Commission input and review. Staff has been meeting with individual property owners to discuss the FBC proposal with them, and will continue to offer input and feedback opportunities to property owners and stakeholders. ADDITIONAL STATION AVENUE PROJECT INFORMATION The project consists of 130,000 square feet of retail, 120,000 square feet of office, 460 residential units, and a 156 room hotel. The primary organizational features of the site are a street grid with a major axis extending from the Station Building through the plaza along the newly constructed Station Avenue to State Farm Drive. A slip -street, identified in the charrette process is incorporated to the north along Rohnert Park Expressway. A linear neighborhood park complex is included south of the townhomes on the south side of the project along Enterprise Drive. The site plan is included below as Figure 5. Figure 5. Station Avenue Site Plan . � AW VwL ILI �I FIOUM 1, DEVELOPMENT PLAN o a zoo aoo Page 6 FIOUM 1, DEVELOPMENT PLAN o a zoo aoo Page 6 Commercial and Office Component 120,000 square feet of office space is planned as part of the development. The applicant is working with multiple tenants who have expressed interest in the office space. Including office uses as part of the project will help to insure there is an active presence of people during regular weekday business hours. Office uses are planned on the second floors of the four main buildings fronting Station Avenue, and on the second through fourth floors of the station building. Parking for the office uses are planned in the commercial parking lots and the two portions of the project that include structured parking. In addition to the onsite parking provided for office uses, the applicant anticipates that a sizeable portion of the office workforce will arrive vie the SMART train. As the SMART line expands to the north and the south, the Accessibility of this site for rail commuters will expand. Office workers arriving via SMART will exit the train on the existing SMART platform and then enter the project through the Station Portal (shown below in Figure 6) on the first floor of the station building. Workers will have an opportunity to get coffee at a coffee shop or other establishment planned within the development before proceeding to their office to start their work day. At lunch they will have a variety of options to choose from, and with the 130,000 square feet of shops, restaurants, and programmed entertainment, they may elect to stay around in the evening, too. It is also quite likely that there will be a number of office workers that will elect to live in one of the apartments or townhomes on site as well. Figure 6. Station Portal Station Square Additional information regarding the proposed plaza at the center of the mixed-use component of the Station Avenue project was requested by the Planning Commission. The concept calls for a curbless plaza design that will include outdoor dining opportunities, a central landscaped lawn amenity, a fountain with rideshare drop-off area, and a stage for performances. The central event lawn space (90' x 150') allows for flexibility in usage and programming of the space. The square area could be used year round for a variety of private and community events. Conceptually, in the winter months a temporary ice skating facility could be temporarily put in place. The streets on either side of the plaza could also be closed down for large events to create a seamless pedestrian only environment that measures 160' x 380' (or 1.4 acres). Page 7 Residential Component 460 total residential units are planned as part of the project. Table 1 to the right includes a breakdown of the unit mix by bedrooms. 150 of those units are planned to be townhomes on the southern portion of the project site. There will be 380 parking spaces dedicated to the townhomes including tuck under garages. The remaining 310 units will be in the mixed-use portion of the project site and will be a mix primarily of one and two-bedroom units, with a limited number of Table 1: Residential Program Unit type/size # of units 1 bedroom apartment 137 2 bedroom apartments 140 3 bedroom row houses 33 Townhomes (ownership) 150 three bedroom units also included. Parking for the residential units in the mixed-use portion of the project will be located in lots tucked behind the building facades. Parking Approximately 1,550 parking spaces are planned in association with the project. Beyond traditional parking, the project also anticipates significant numbers of people will use SMART and ride hailing services like Uber and Lyft to get to and from the project. CENTRAL ROHNERT PARK PDA EIR The City prepared an Environmental Impact Report (EIR) in 2016 under the California Environmental Quality Act (CEQA) for the Central Rohnert Park Priority Development Area (PDA) Plan to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, and operations within the PDA plan area and to identify appropriate and feasible Mitigation Measures and alternatives that significantly entral ohnert ark Priority Development Area Plan s reduce or avoid the impacts were identified in the EIR and adopted through a Mitigation Monitoring and Reporting Program (MMRP). The full PDA, PDA EIR, MMRP, and appendices may be found online on the City's website at: httD://www.rt)citv.orL,/city half/denartments/development serviceslnlannina /development activ ice. The City has already used the PDA EIR and its Mitigation Monitoring and Reporting Program to evaluate, condition, and approve two projects within the PDA Plan Area: The Learning Center daycare and preschool and the Avram House (now Bella Creek) multifamily project adjacent to City Hall. Staff is proposing to use the same strategy for this project and has been working with the applicant and its consultant team to complete the analyses necessary to ensure that the project will fall within the scope of the PDA EIR and that appropriate mitigation measures are applied. CEQA Studies for the Project A variety of CEQA studies, outlined in Table 2, were commenced for the project proposal to assess the consistency of the project with the 2016 PDA EIR. At this time all of the studies are either in their draft or final forms and it appears that a consistency finding will be appropriate for this project. Many of the studies are still being reviewed by the City Attorney's Office. Page 8 Table 2: Environmental Studies or Reports Prepared for the Project Study or Report Traffic Impact Study Status Complete Complete Air Quality and Greenhouse Gas Emissions Analysis Noise Analysis Tree Survey and Arborist's Report Hazards Report Sewer Improvement Study Complete Complete Complete Complete Biological Resources Study Wetlands Delineation Complete Complete C NEXT STEPS The project developer is working to have the majority of the project complete and ready for occupancy in the third quarter of 2020. This completion date is driving an efficient and streamlined approval process, with entitlements to be completed by the end of this summer or in early fall. Staff and the developer's team are working closely together to achieve the schedule, outlined in Table 3 below. Table 3: Meeting History/Schedule for the Station Avenue Project Planning Commission: Study Session I Parks Commission: Study Session July 2018 Planning Commission: Study Session II Planning Commission: Study Session III Parks Commission: Park Dedication Recommendation Planning Commission: Study Session IV Planning Commission: Recommendation to City Council on Final August 2018 Development Plan, Conditional Use Permit, Tentative Map, CEQA compliance document, Development Agreement, and Form -Based Code City Council: Study Session City Council: Consideration of the Final Development Plan, Conditional Use Permit, Tentative Map, CEQA compliance document, Development September 2018 Agreement, and Form -Based Code Staff anticipates seeking the Parks and Recreation Commission's recommendation in early August and the Planning Commission's recommendation in late August, before going back to City Council in late summer or early fall for consideration of project approvals. This schedule is contingent on the results of environmental studies that are currently in their final stages of Page 9 completion. In addition, the City and the developer are negotiating a Development Agreement that will define the various responsibilities relating to this project. The Planning Commission has the responsibility of reviewing and providing recommendations on the Development Agreement. Attachments 1. DDAZ Property Summary 2. Draft Form -Based Code APPROVALS: , Planner III Date AICP, Planning Manager Dat Page 10 1 ..12 - City Center Dr I 5 6 7 I 11 17 13 14 15 o 8 9 10 16 c 17 r � I Rohnert Park expwy �wawss�rl ♦ 18 19 � I ♦ m f d i I 20 v Q 21 I 3 \** Enterprise Dr IMMMMMMMMMM M0,00Downtown District Amenities Zone L- DDAZ Property Summary City Parcel pinged: Do ie: 8/3/1019 Private 1 DAVIS COT APARTMENTS LLC 2.13 2 CENTREVILLE HOMES ASSOCIATION 2.58 3 BRUNS JAMES E TR & BRUNS NADINE A TR 0.91 4 ARBORS ROHNERT PARK APARTMENTS LP 2.35 5 DAVIS COT APARTMENTS LLC 2.84 6 EPSTEIN LEWIS C & BRIDGES DEBRA L 0.84 7 OPERATING ENGINEERS LOCAL UNION k3 BUILDING HOLD 0.98 8 DANNA INVESTMENT CO 1,50 9 SKIN PROPERTIES ET AL 1.04 10 BANK OF SONOMA COUNTY 1.62 11 BLUE APPLE DENTAL LLC 0.34 12 BLUE APPLE DENTAL LLC 0.33 13 CITY OF ROHNERT PARK 2.29 14 CITY OF ROHNERT PARK 0.67 15 CITY OF ROHNERT PARK 3.57 16 CITY OF ROHNERT PARK 0.95 17 CITY OF ROHNERT PARK 1.04 18 JPMORGAN CHASE BANK NATIONAL ASSOCIATION 0.81 19 LEWIS FAMILY INVESTORS LP 0.98 20 ARGO RP TOWNE CENTER LLC ET AL 13.18 21 LAULIMAROHNERT STATION LLC 29.77 22 CITY OF ROHNERT PARK 2.06 A YOUNG DAVID D ETAL 1.44 B SONOMA COUNTY WATER AGENCY 1.14 C CITY OF ROHNERT PARK 0.09 Total 75.47 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 17.06.710.A.1 Purpose and Applicability 17.06.710.A.2 Walkable Urban Community Design 17.06.710.6: Civic Space Standards 17.06.710.6.1 Design of Civic and Open Spaces 17.06.710.6.2 Civic Space Types 17.06.710.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 Section 17.06.720: Specific to Zones Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I i Chapter 17.06, Article XIII 17.06.720.A: Downtown District Zones 17.06.720.A.1 Purpose 17.06.720.A.2 Applicability 17.06.720.A.3 Zones Overview 17.06.720A4 Regulating Plan 17.06.720.A.5 Downtown - Neighborhood 17.06.720.A.6 Downtown - Main Street 17.06.720.A.7 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.B: 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I ii 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I iii Section 17.06.700: Introduction 17.06.700.A: General Provisions 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 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) ite;(2) The project includes new construction of 2,000 sf or greater; (3) The project includes renovation(s) or addition(s) over 10% 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. For developments greater than 2 acres in size, and/or requiring new or modified thoroughfares, the standards in Section 17.06.710.A (General to Walkable Neighborhood Design) apply. 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.B (General Provisions). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 700.A-1 17.06.700.A.3. Relationship to Central Rohnert Park Priority Development Area Plan 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. 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. 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 I 700.A-2 17.06.710.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. (1) Design Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 710.A-1 17.06.710.A.2 (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). WOCK race Perimeter Length 2,000 ft. max. Block Face Length 600 ft. max. Block Perimeter 710.A-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 O • Step 1: Subdivide project area to create smaller blocks and a network of interconnected streets (See Table 17.06.710.A.2.a). 17.06.710.A.2 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). J ----� LL � � =1J J l I j I ,r-Propertyl Boundary Step 3: Introduce alleys to provide access to design sites and maintain a continuous streetscape without the interruption of driveways. Q Step 4: Apply transect zones to implement the in- tended physical character, in compliance with Section 17.06.720.A.4 (Regulating Plan). J �J - Downtown Neighborhood 0 Downtown Main Street ® Downtown Core Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts 1710.A-3 17.06.710.A.2 This page intentionally left blank 710.A-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.6: Civic Space Standards 17.06.710.8.1 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 transect 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. d. 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). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.B-1 17.06.710.8.2 Civic Space Types a. This Section identifies the allowed civic space types in transect 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.B-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Transect Zone .®.® IID M i 15 LIIDAI =M Civic Space Type Hinebaugh Creek Greenway Small Neighborhood Park Community Plaza Illustration N I_ ®FNIo \0000 �. o: EN :01 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 m By Director T� Not Allowed Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-3 Table 17.06.710.B.2.a Civic Space1 i Transect Zone mmm mmm Civic Space Type Neighborhood Square Pocket Plaza Pocket Park Illustration 0 L 911 Im N E 0 0000 °0x000 � _I =I I- -I W I- W I FN - 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 m By Director T# Not Allowed 710.13-4 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Transect Zone m m m m m m m m m Civic Space Type Playground Community Garden Attached Green Illustration 0 L N LE 0 � N -I LII- -II-I I- _II-IFM_ 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 T Not Allowed Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-5 17.0 6.710. B. 2.a General Note: Images on this page are illustrative, not regulatory. o � i �o GOO 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. D Typical Passive recreation Walking/Running Formal or informal seating 710.B-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.0 6.710. B.2. b 17.06.710.6.2.16 Small Neighborhood Park General Note: Images 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 Unstructured passive and active recreation Civic uses Temporary commercial uses Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-7 17.0 6.710. B. 2.c VV " a■ " ■D General Note: Images on this page are illustrative, not regulatory. 710.B-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts 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 Neighborhoods. Plazas should be located at the intersection of important streets. Formal, urban Combination of hardscaped & planted areas in formal patterns Spatially defined by buildings and tree -lined streets Detached Civic element provided C. Size and Location Min. 1 acre Max. 4 acres Min. Depth= 80 ft. Min. Width= 150 ft. D. Typical Civic uses Commercial uses in support of civic uses Passive recreation Final Draft for PC Meeting: July 5, 2018 17.06.710.B.2.d 17.06.710.B.2.d Neighborhood Square U General Note: Images on this page are illustrative, not regulatory. MEW 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 710.13-9 17.06.710.B.2.e 17.06.710.B.2.e Pocket Plaza General Note: Images on this page are illustrative, not regulatory. 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 Formal, urban Primarily hardscape with landscape accents Spatially defined by building frontages and upper story facades Trees and shrubs optional. Can be attached. C. Size and Location Min. 1,600 sq. ft. Max. 4,000 sq. ft. Min. Depth = 40 ft. Min. Width = 40 ft. D. Typical Civic activity Commercial in support of civic activity Casual seating and/or outdoor dining 710.B-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.B.2.f 17.06.710.B.2.f Pocket Park General Note: Images on this page are illustrative, not regulatory. 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 Formal or informal, urban Combination of planted areas and hardscape Spatially defined by building frontages and adjacent street trees Walkways along edges or across space Civic element provided 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.B-11 17.06.710.B.2.g 17.06.710.B.2.g Playground General Note: Images on this page are illustrative, not regulatory. 710.B-12 I 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 Min. Depth = None Min. Width = None Active and passive recreation Casual seating Final Draft for PC Meeting: July 5, 2018 17.06.710.B.2.h Community Garden General Note: Images on this page are illustrative, not regulatory. 17.0 6.710. B.2. h U — F�__M] FM_V 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 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 Food production Passive recreation Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 710.B-13 17.0 6.710. B. 2.i General Note: Images on this page are illustrative, not regulatory. I FJ 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 = 30 ft. Min. Width = none D. Typical Passive Recreation Walking/Running 710.13-14 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.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; c. 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 maybe developed, subject to City review and approval, using the components and standards listed below: Element Code Reference Intersections 17.06.710.C.4 Pedestrian Crossings 17.06.710.C.5 ROW Public Lighting and Planting 17.06.710.C.6 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article X111: DDAZ Overlay Districts I 710.0-1 17.06.710.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. 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 Final Draft for PC Meeting: July 5, 2018 17.06.710. 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. 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZ Overlay Districts I 710.0-3 Effective i______________ Movement Type Design Speed Curb Radius' Curb Radius o (From Subsection A of 17.06.710.C.7 4 Thoroughfare Types) 1 Yield <20 mph 10' O I Slow 20-25 mph 10' - 15' 25'- 35' Low 30-35 mph 20'-25' 50'- 60' 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZ Overlay Districts I 710.0-3 17.06.710.C.5 17.06.710.C.5 Pedestrian Crossings The following shall be applied in the design process for improvements to existing streets in transect 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 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 the intersection. At signalized intersections, median refuges shall not be used to stage pedestrians. Pedestrians shall be accommodated to get entirely across the roadway. E c�o2 E 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 Final Draft for PC Meeting: July 5, 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZ Overlay Districts I 710.0-5 17.06.710.C.6 17.06.710.C.7.a Commercial Street -Bikeway r E.1 A. Application Street Type Movement Type Street Slow Traffic Lanes Bicycle Lanes 2 @ 10' 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 Final Draft for PC Meeting: July 5, 2018 17.06.710.C.7.b Commercial Street -Typical 60' 111 r: 17.06.710.C.7 Application C. 1 Street Type Street Traffic Lanes 2 @ 10' Movement Type Slow Bicycle Lanes none Design Speed 20 mph Parking Lanes 2 @ 8' WidthsB. Overall Median/Turn Lanes none Right -of -Way (ROW) Width 60' D. Public Frontage1 Curb -to -Curb Width 36' 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 710.0-7 17.06.710.C.6 17.06.710.C.7.c Rohnert Park Expressway �_ I I la' `s•F•` w, `yc'.I i I I s -aa I I�_l -as' Street Type Multiway Boulevard Movement Type 4 @ 12'; 1 Sharrow in slip lane @ 10' Center Lanes Low Slip Lanes Slow Design Speed Boulevard Center Lanes 35 mph Slip Lanes 25 mph B. Overall Widths Trees at 30' o.c. avg. Right -of -Way (ROW) Width Varies 126'-199' Curb -to -Curb Width Varies 114'-139' Traffic Lanes 4 @ 12'; 1 Sharrow in slip lane @ 10' Bicycle Lanes Parking Lanes 1 @ Sharrow in slip lane] @ 5' with 2' buffer 2 @ 8' Median/Turn Lanes D. Public Frontage Assembly 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 12' min. Curb Type Square 710.0-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.0 6.710. C.7 17.06.710.C.7.d Residential Street -Typical " 7 p A. Application Street Type Street Traffic Lanes 2 @ 10' Movement Type Slow Bicycle Lanes none Design Speed 20 mph Parking Lanes 2 @ 8' B. Overall Widths Median/Turn Lanes none Right -of -Way (ROW) Width 60' D. Public Frontage Assembly Curb -to -Curb Width 36' Frontage Type Street Drainage Collection Type Curb and gutter Planter Type 6' planter strip Landscape Type Trees at 30' o.c. avg. Lighting Type Column Walkway Type 6' min. Curb Type Square Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1710.0-9 17.06.710.C.6 17.06.710.C.7.e (1) State Farm Drive Street Type Movement Type Street Low to Slow Traffic Lanes Bicycle Lanes 2 @ 12' 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 710.0-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.C.7.e (2) State Farm Drive 17.0 6.710. C.7 2 I I I 1 ►► 1 II II A. Application Street Type Street Traffic Lanes Movement Type Low to Slow Design Speed 25-30 mph X. Overall Widths Right -of -Way (ROW) Width 86' Curb -to -Curb Width 79' 2@12' Bicycle Lanes 2 @ 6'6" Parking Lanes 2 @ 8' Median/Turn Lanes D. Public Frontage Assembly 1 @ 14' 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXlll:DDAZOverlay Districts I 710.0-11 17.06.710.C.6 17.06.710.C.7.f Enterprise Drive vi A. Application C. Lane AsseStreet Type Street Traffic Lanesm 141 3@10' Movement Type Slow Bicycle Lanes 2 @ 6' Design Speed 25 mph Parking Lanes' 1 @ 8' B. Overall Widths Median/Turn Lanes none Right -of -Way (ROW) Width Existing: 49'-6" ' On street parking can be eliminated with approval Proposed: 66' from City Engineer. Curb -to -Curb Width 50' D. 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 710.0-12 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.C.7 17.06.710.C.7.g One Way Couplet - 60' ROW Street Type Movement Type Street Slow Traffic Lanes Bicycle Lanes 1 @ 10' none Design Speed 20 mph Parking Lanes 2 @ 18' (back -in angled B. Overall Widths parking with tree wells) Right -of -Way (ROW) Width 60' Median/Turn Lanes none Curb -to -Curb Width 46' 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 14' min. Curb Type Square Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXl11: DDAZOverlay Districts I 710.0-13 17.06.710.C.6 17.06.710.C.7.h One Way Couplet - 30' ROW 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 Walkway Type 14' min. Curb Type Square 710.0-14 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.C.7.i Grand Street r7r� - I I A. Application Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right -of -Way (ROW) Width 66'6" Curb -to -Curb Width 48' T I�I 1_I F C. Lane Assembly Traffic Lanes 2 @ 10' 17.0 6.710. C.7 Bicycle Lanes 2 @ 5' with 2' buffer Parking Lanes 2 @ 7' Median/Turn Lanes D. 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 13' min. Curb Type Square Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXl11: DDAZOverlay Districts I 710.0-15 17.06.710.C.6 17.06.710.C.7.j Spirit Avenue I� 14" 7' S' 2' lo' �' S' �• C� 98 1 P. - IA. Application A C. Lane Assembly Street Type Street Traffic Lanes 2 @ 10' Movement Type Slow Design Speed 20 mph WidthsOverall Right -of -Way (ROW) Width 60' Curb -to -Curb Width 48' Bicycle Lanes 2 @ 5' with 2' buffer Parking Lanes 2 @ 7' Median/Turn Lanes D. Public 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 Walkway Type 6' min. Curb Type Square 710.0-16 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.710.C.7.k Station Avenue 17.0 6.710. C.7 A. Application C. 1 Street Type Street Traffic Lanes 2 @ 10' Movement Type Slow Bicycle Lanes none Design Speed 20 mph Parking Lanes 2 @ 20' (front -in angled) WidthsB. Overall Median/Turn Lanes none Right -of -Way (ROW) Width 80' D. Public Frontage1 Curb -to -Curb Width 64' 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 710.0-17 17.06.710.C.6 17.06.710.C.7.1 Plaza Street Section r }'✓'1 oo' TVf. ii3c' "--tt iiI I � i A. Application Street Type Street Movement Type Slow Design Speed 20 mph B. Overall Widths Right -of -Way (ROW) Width 146' Curb -to -Curb Width 136' C. Lane Assembly Traffic Lanes 2 @ 10' Bicycle Lanes none Parking Lanes 2 @ 8' Median/Turn Lanes D. Public Frontage Assembly 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 710.0-18 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.O6.71O.C.7.m New Alley 17.0 6.710. C.7 Movement Type Yield Traffic Lanes 1 @ 20' 0 Design Speed 15 mph Bicycle Lanes Sharrow B. Overall Widths Rolled or flush Parking Lanes None Right -of -Way (ROW) Width 20' 0 Median None Pavement Width 20'(10'+ 10' special) 0 D. Public Frontage Assembly 5' special paving on each side (driveable) Garage doors shall be setback 5' min. from ROW Pedestrians share 20' section with vehicles and bicycles. Final Draft for PC Meeting: July 5, 2018 0 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. Chapter 17.06,ArticleXIII:DDAZOverlayDistricts I 710.0-19 17.06.710.C.6 This page intentionally left blank 710.0-20 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 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 17.06.7 10 (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.B (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 Downtown District 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.B); 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). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 720.A-1 Hinebaugh Creek Trl I City Center Dr cn <Lynne Conde 3 ' 0 I0 I I , Rohnert Park Expy Rohnert Park Expy n 0 3 3 rD n m terprise Dr Enterprise Dr Lm Enterprise d- Hinebaugh Creek Trl Rohnert Park Expy 0 Toyo n Ct Regulating Plan 1911= 1001, Downtown District Zones Proposed Thoroughfare -- DDAZ Boundary Proposed Open Spaces Downtown Neighborhood ® Downtown Main Street Downtown Core ® Priority Retail Area Figure 17.06.720.A.4 (DDAZ Regulating Plan) Rohnert Park, California Final Draft for PC Meeting: July 5, 2018 0 100' 200' Use Table 17.06.720.6: Use Table Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes Permitted only in Open sub -zone. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXlll:DDAZOverlay Districts 720.13-1 D -N D -MS D -C Accessory Building P P P Dwelling, Multifamily P P P' Dwelling, Single Family P P - Large Family Daycare (9-14) P P - Small Family Daycare Home (8 or Less) P P P' 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 Homeless Shelter* CUP CUP CUP Transitional Housing t , - - - D -N D -MS D -C Bed and Breakfast Inn (up to 5 rooms) P P P Hotel (no room limit) - - P Inn (up to 12 rooms) P P P Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes Permitted only in Open sub -zone. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXlll:DDAZOverlay Districts 720.13-1 Use Table 720.13-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 D -N D -MS D -C Commercial Recreation—Indoor* A A P Bar/Tavern/Night Club * 2 - A z A z Farmer's Market (daily or weekly, year-round) - A A Kiosk A A A Liquor Store * 2 - A 2 A z Live -Work Unit P P P Outdoor and Sidewalk Cafes* P P P On -Site production of items sold A P P Restaurant, Cafe, Coffee Shop Drivethrus Tasting room P - A P - P P - P Retail, General <- 2,500 sf 2,500 sf:5 5,000 sf > 5,000 sf P A - P P A P P P Smoking/Tobacco Store - CUP CUP Theater/Performing Arts/Cinema - P P Temporary Use TUP D -N TUP D -MS TUP D -C Amphitheater (outdoor) - CUP CUP Library, Museum, Art Gallery P P P Parking, Structured - A P Parks P P P Public Assembly A A P Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes Permitted only in Open sub -zone. 2 Alcohol related uses are permitted in D -MS and D -C and exempt municipal code section 8.34.040 section 8.34.060 (C &D) which restrict alcohol sales proximate to parks and plazas. (D & E) and 720.13-2 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Use Table Food, D -N D -MS D -C Garden, Private or Community (less than 2 acres) P P P Garden, Private or Community (more than 2 acres) A A A Green 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 Minor - - - P P P Laundry, Coin -Operated - P P Maintenance Repair Service—Minor - - P Media Production - P P Office—Business, Service, Government P P P Personal Services P P P Printing and Publishing P P P Studio—Art, Dance, Martial Arts, Music, etc. P P P Veterinary Clinic, Animal Hospital - P P Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes Permitted only in Open sub -zone. * Uses marked with an asterisk are subject to the applicable provisions of Chapter 17.07. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 720.B-3 Use Table E 11mr Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes ' Permitted only in Open sub -zone. * Uses marked with an asterisk are subject to the applicable provisions of Chapter 17.07. 720.B-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 D -N D -MS D -C Auto Vehicle Sales and Rental - - A Carshare/Bicycleshare Stations P P P Electric Vehicle Charging Stations „ SupportCivil P P P D -N D -MS D -C Telecommunication Facility Education A / CUP A / CUP A / CUP D -N D -MS D -C Elementary School P P P Junior High and High School P P P School—Specialized Education and Training - - - Key P Permitted A Administrative Use Permit CUP Conditional Use Permit TUP Temporary Use Permit - Not Permitted Land Use Limitations/Notes ' Permitted only in Open sub -zone. * Uses marked with an asterisk are subject to the applicable provisions of Chapter 17.07. 720.B-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Section 17.06.730: Supplemental to Zones 17.06.730.A: General Standards 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. La 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. Multi -Story Buildings Ground Floor 20' max. 16' max. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-1 All Other Floors 12' max. 12' max. I All heights are measured finished floor to highest point of the finished ceiling. ROW Line ROW Line Rohnert Park Downtown Distric Zones Building Height Measurements (not drawn to scale) Key (� Overall Building Height { Height to Eave I Parapet 0 Crawl Space d' Ground Floor Other Floors Q Knee Wall Figure 17.06.730.A.1.a Final Draft for PC Meeting: July 5, 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 -Street 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-3 Multifamily Studio or 1 Br. 1 space/unit 2 Br. 1.5 spaces/unit 3+ Br. 2 spaces/unit efg 2.5 spaces/1,000gsf Office or Public 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 Retail 1.2 1.3 1.2 1.0 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-4 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. Parallel 8'1 12' 20' 8'1 20' 30° 17' 11' 24' 9' 20' 45° 20' 13' 24' 9' 20' 60° 21' 18' 24' 9' 18' Perpendicular 18' 24' 24' 9' 18' Tandem 36' 24' 24' 9' 36' 1 Width of on -street parallel parking shall be determined by standards set forth in Section 17.06.710.0 (Thoroughfare Design). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-5 (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. (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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-6 (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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 730.A-7 Building Types I 17.06.730.B.3 17.06.730.B: Specific to Building Types 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. Final Draft for PC Meeting: July 5, 2018 Chapter17.06,ArticleXlll: DDAZOverlay Districts 1 730.13-1 17.06.730.B I Building Types Building Type Zones Key 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 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. Syn: Rowhouse House -Scale Building <3 units; Block -Scale Building>3 units 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. 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 U By Right D -C D -C U By Review L#1 Not Allowed 730.B-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Building Types I 17.06.730.B.3 Building Type Zones 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. Key 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 U By Right D -MS D -C U By Review L Not Allowed Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts 730.13-3 17.06.730.8 I Building Types 17.06.730.B.3.a 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.B-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Building Types I 17.06.730.B.3 Alley Alley Front Street Key - - ROW / Lot Line ----- Setback Line Shared Lot Line' E Building 'Townhouses may have a shared Lot Line. Key - - ROW / Lot Line Setback LineEl Front Street ❑ Frontage Private Open Space Units per Townhouse 1 per floor max. Porch: Projecting 17.06.730.C.3.a Townhouses Attached in a 2 min.; 8 max. Porch: Engaged 17.06.730.C.3.b Single Building Stoop 17.06.730.C.3.c C. Building Size and Massing E. Pedestrian Access Main Body Main Entrance Location Front street Q Width per Townhouse 18' min.; 36' max. Q Each unit shall have an individual entry facing a street. Townhouses attached in a single building longer than F. Open Space 150' must be designed to read as a series of buildings Private Open Spate no wider than 1 00'each. Width 8' per unit min. Depth 8' per unit min. Qi 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XI H: DDAZOverlay Districts I 730.B-5 17.06.730.B I Building Types 17.06.730.B.3.b 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 Final Draft for PC Meeting: July 5, 2018 Front Street Building Types I 17.06.730.B.3 Front Street 15 n Key Key - - ROW/ Lot Line Building - - ROW / Lot Line ❑ Frontage ---- Setback Line ---- Setback Line 0 Private Open Space B. Number of Units D. Units per Building 3 min.; 6 max. Porch: Projecting 17.06.730.C.3.a Mansion Apartments per 1 max. Porch: Engaged 17.06.730.C.3.b Lot Stoop 17.06.730.C.3.c C. Building Size and Massing E. Pedestrian Access Main Body Main Entrance Location Front street Width 48' max. 0 Units located in the main body shall be accessed by a Depth 48' max. 0 primary entry along the front street. Secondary Wing(s) Each unit may have an individual entry. Width 30' max. QF. Open Space Depth 30' max. 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 15' min. O 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, ArticleXlll: DDAZOverlay Districts I 730.B-7 17.06.730.B 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. An Apartment House with stacked units and a stoop entry 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 regulatory. 730.B-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Alley ---------------------------------------------- i i iv Cn a in Building Types I 17.06.730.B.3 AllPv Front Street Front Street Key Key - - ROW/ Lot Line F] Building - - ROW/ Lot Line ❑ Frontage ---- Setback Line ---- Setback Line Private Open Space B. Number of Units D. Allowed Frontage Types Units per Building 7 min.; 18 max. typ.' Porch: Projecting 17.06.730.C.3.a Apartment Houses per Lot 1 max. Stoop 17.06.730.C.3.c Senior housing and related uses may exceed the E. Pedestrian Access maximum number of units. Main Entrance Location Front street I© C. Building Size and Massing Units located in the main body shall be accessed by a Main Body common entry along the front street. Width 80' max. On corner lots, units in a secondary wing may enter Depth 75' max. 0 from the side street. Secondary Wing(s) F. Open Space Width 48' max. 0 No open space requirement. Depth 36' max. The footprint area of an accessory structure may not exceed the footprint area of the main body of the building. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 730.B-9 17.06.730.13 1 Building Types 17.06.730.B.3.d Live/Work Live/Work buildings with shopfronts offer zero -commute living and working spaces Generous ground floor ceiling heights provide flexibility Live/Work units provide space for smaller uses 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 General Note: Photos on this page are illustrative, not regulatory. 730.13-10 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Front Street Building Types I 17.06.730.B.3 Alley 6 6 6 Front Street Key Key - - ROW/ Lot Line Building - - ROW / Lot Line ❑ Frontage ---- Setback Line ---- Setback Line ...... ..... ...... Units per Live/Work Building 2 max. jj, 17.06.730.C.3.d 6 6 6 Front Street Key Key - - ROW/ Lot Line Building - - ROW / Lot Line ❑ Frontage ---- Setback Line ---- Setback Line El Private Open Space B. Number of Units D. Units per Live/Work Building 2 max. Forecourt 17.06.730.C.3.d Live/Work Buildings Attached 2 min.; 8 max. Dooryard 17.06.730.C.3.e in a Single Building Shopfront 17.06.730.C.3.f C. Building Size and Massing IL Gallery 17.06.730.C.3.g Main Body E. Pedestrian Access Width per Live/Work Building 18' min.; 36' max. Q Main Entrance Location Front street Q 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 1 00'each. IF. Open Space Private Open Space Width 8' min. G Depth 15' min. 0' Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXIII:DDAZOverlay Districts I 730.B-11 17.06.730.13 1 Building Types 17.06.730.B.3.e 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 40 General Note: Photos on this page are illustrative, not Main Street building with massing that shapes corner plaza regulatory. 730.13-12 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Building Types I 17.06.730.B.3 Alley Alley Front Street Key Key - - ROW/ Lot Line F] Building - - ROW/ Lot Line ❑ Frontage ---- Setback Line ---- Setback Line Private Open Space B. Number of Units D. Units per Building no min./no max. Forecourt 17.06.730.C.3.d C. Building Size and Massing Dooryard 17.06.730.C.3.e Main Body Shopfront 17.06.730.C.3.f Width 150' max. 0 Gallery 17.06.730.C.3.g Secondary Wing(s) Arcade 17.06.730.C.3.h Width 100' max. 0 Terrace 17.06.730.C.3.i Depth 65' max. 0E. Pedestrian Access Buildings wider than 1 00'must be designed to read as Upper floor units located in the main building Q 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/ Q accessory structure may enter from the side street. No open space requirement. Final Draft for PC Meeting: July 5, 2018 Chapter17.06,ArticleXlll:DDAZOverlayDistricts I 730.B-13 17.06.730. 13 This page intentionally left blank 730.13-14 1 Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 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 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. 17.06.730.0.3 Frontage Types Table 17.06.730.C.3.a (Frontage Types General) provides an overview of the allowed frontage types. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZOverlay Districts I 730.0-1 Specific to Private Frontages I Frontage Types The private frontage is the area between the building facade and the lot line. Section PLAN LOT/ LOT/ > < PRIVATE > < PRIVATE FRONTAGE > < R.O.W. FRONTAGE > < R.O.W. 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 L L is located behind the setback line. I Porch: Engaged. The main facade of the building has a small -to -medium setback from the frontage I I 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. 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. ILL 1: NI. 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. KLwiiiiiiiii � 730.0-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 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. Section LOT/ ) c PRIVATE FRONTAGE , < R.O.W. Frontage Types I 17.06.730.C.3 PLAN LOT/ PRIVATE > < FRONTAGE > < R.O.W. Arcade. A covered walkway with habitable space above often encroaching into the ROW. The arcade should extend far enough from the building to y provide adequate protection and circulation for i pedestrians. This type is intended for buildings J with ground floor commercial uses and is common along public courtyards and paseos. d 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 i type can be used to provide at -grade access while i 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article X111: DDAZOverlay Districts I 730.0-3 Specific to Private Frontages I Frontage Types 17.06.730.C.3.a Porch: Projecting I i I I Setback/BTL ROW Street Key - - ROW/ Lot Line ---- Setback Line/BTL A. Description 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. Q Setback/BTL ROW Street Depth, Clear 6' min. 0 S Height, Clear 8' min. 0 Example of projecting porch. Height 2 stories max. Furniture Area, Clear 4'x 6' min. Path of Travel 3' wide min. Distance between Porch and 5' min. s , Sidewalk III {Illllll�lllllil�plN�II MiscellaneousC. 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. 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 Final Draft for PC Meeting: July 5, 2018 17.06.730.C.3.b Porch: Engaged Setback/BTL ROW Street Key - - ROW / Lot Line ---- Setback Line/BTL 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. Q Frontage Types I 17.06.730.C.3 Setback/BTL ROW Street Depth, Clear 6' min. G - of an engaged porch Height, Clear 8' min. GExample Height 2 stories max. Furniture Area, Clear 4'x 6' min. 0' Path of Travel 3' wide min. 0 ■/ Width between Porch and 5' min. 0 Sidewalk C. Miscellaneous Up to 2/5 of the building facade may project G f beyond the setback line into the encroachment - area for this frontage type. Engaged porches must be open on two sides and have a roof. Two-story porch on a mixed-use building Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 730.0-5 Specific to Private Frontages I Frontage Types 17.06.730.C.3.c Stoop i Setback/BTL ROW Street Key - - ROW/ Lot Line ---- Setback Line/BTL 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. 0 Depth, Clear 5' min.; 8' max. 0 High stoop clears space for low windows along a steep street. Height, Clear 8' min. 0 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. Gates are not permitted. Setback/BTL ROW Street All doors face the street. Example of uniquely shaped stoop 730.0-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.730.C.3.d Forecourt Frontage Types I 17.06.730.C.3 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. Q Depth, Clear 12' min. Q Ratio, Height to Width 2:1 max Height from sidewalk 4' max. The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort. h<2(w) h I w Setback/BTLROW Street %7 This forecourt visually extends the public realm into the lot. Q This residential forecourt provides an entry yard and breaks down the overall massing along the street. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article X111: DDAZOverlay Districts I 730.0-7 Specific to Private Frontages I Frontage Types 17.06.730.C.3.e Dooryard 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. 0 Length 50' max. Q Distance between Glazing 4' max. Q 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. 0' 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 An example of a series of small commercial dooryards ground floor entry. Setback/BTL RO Street 730.0-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 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 Ground Floor Transparency 75% min. Depth of Recessed Entries 5' max. Example of a shopfront with a recessed entrance. Bulkhead 8" min.; 30" max. V Depth 4' min. 0 Setback from Curb 2' min. Q Height, Clear 8' min. D. Miscellaneous 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 pExample of a shopfront with pilastered bays art of a historically designated building. Accordion -style doors/windows or other operable windows that allow the space to open to the street are allowed. Frontage Types I 17.06.730.C.3 BTL, ROW Street Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 730.0-9 Specific to Private Frontages I Frontage Types 17.06.730.C.3.g Gallery I Key - - ROW / Lot Line ---- Setback Line/BTL 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 0 A A two story gallery where the second floor is uncovered. BTL ROW Walk Street Upper Floor Height, Clear 9' min. Q Height 2 stories max. 0' Setback from Curb 2' min.; 3' max. C. Miscellaneous Q 00 Galleries must also follow all of the regulations for 0 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. A two-story gallery frontage. 730.0-10 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 17.06.730.C.3.h Arcade 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. 0 Ground floor height, clear 14' min. clear 0 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 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXIII:DDAZOverlayDistricts I 730.0-11 Specific to Private Frontages I Frontage Types 17.06.730.C.3.i Terrace I 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. 0 Finish Level above Sidewalk 3'6" max. 0 Length of Terrace 150' max. Distance between Stairs 50' max. Q 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. a 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 Final Draft for PC Meeting: July 5, 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 17.06.740.6: 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: 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 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-1 Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-2 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) and enforced by the Department Director, Planning Commission, and City Council, as applicable. 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). 3. Planning Approvals and Review Authority Planning Approvals. All development must be established, constructed, reconstructed, enlarged, altered, moved or replaced in compliance with the following requirements: i. Allowable land use. The land use must be allowed pursuant to 17.06.720.B (Use Table) and the standards in the Zone where the development is located. 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. 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). iv. Design Review. Prior to processing an application that is subject to the DDAZ FBC Overlay, pursuant to Section 17.06.740.D (Design Review) an applicant must obtain written approval from the Downtown Design Review Board (DDRB) confirming that the application meets all the applicable requirements of the DDAZ FBC Overlay standards. v. Permitted Uses. The regulation of permitted, conditionally -permitted, or administratively -permitted uses is provided in Section 17.06.720.B (Use Table). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 740-3 vi. 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. vii. 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 1); b) Minor Modifications (Section 17.06.740.C) c) Variances (Chapter 17.25, Article II); d) Temporary conditional use permit (Chapter 17.25, Article IV); e) Administrative permit (Chapter 17.25, Article V); f) Certificate of Zoning Compliance (Chapter 17.25, Article VI); g) Amendments (Chapter 17.25, Article VII) - also refer to Section 17.06.740.D (Design Review); h) Appeals (Chapter 17.25, Article XII); and i) 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. ii. All applications for property designated with the DDAZ FBC Overlay are subject to the review and approval of the review authority(s) identified in Table 17.06.740.A.3.a. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-4 Type of Action Applicable Code Section Director/ Zoning Administrator DDRB I PC I CC Interpretation 17.02.040 Decision -- Appeal Appeal Zone Change 17.25, Article VII Recommendation -- Decisio Appeal Permit (A) n Administrative 17.25, Article V Decision -- Appeal Appeal Permit (A) Conditional Use Decisio 17.25, Article I Recommendation -- Appeal Permit (CUP) n Minor 17.06.740.0 Decision -- Appeal Appeal Modification Design Review 17.06.740.D Recommendation Decision -- Appeal Variance 17.25, Article II Recommendation __ Decisio Appeal Certificate of Zoning 17.25, Article VI Decision -- Appeal Appeal Compliance 1 Unless referred to the Planning Commission pursuant to Subsection 17.04.740D.4.c (Administrative Options). 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 building permits, grading permits and any other land use entitlements submitted to the City shall be reviewed and processed pursuant to Chapter 17.25 (Administrative and Enforcement Procedures). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 740-5 2. Noticing Requirements. Noticing must comply with Chapter 17.25, Article XI (Notices). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-6 17.06.740.C: Minor Modifications Purpose. The purpose of a minor modification is to enable the Department Director to approve minor deviations from DDAZ FBC Overlay standards when requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the DDAZ FBC Overlay. 2. Applicability This Subsection is applicable to all development standards of the DDAZ FBC Overlay. b. The Department Director may approve a minor modification only after first determining that the requested modification meets the findings specified in Subsection 4 (Findings for a Decision on a Minor Modification). c. A minor modification may be approved as specified in Table 17.06.740.C.2.a (Minor Modifications). Table0. ,0Modifications 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 Reduction in the landscaping requirements Determined on a case- by-case basis Reduction in civic space requirements 10% Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-7 d. An authorization to approve a minor modification does not extend to making any changes in the uses permitted in any zone. 3. Application Filing and Processing. The application shall be filed with the Department Director and include the information and materials in the most current planning department publication for applications together with the required fee as specified in the City fee schedule (see Section 17.06.450, (Fees)). The applicant is responsible for providing evidence in support of 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, conditionally approve, or deny a minor modification application, only after each of the following findings are made: 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 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 admissible evidence for the approval of a new minor modification. b. The decision of the Department Director may be made without the need for 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). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-8 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: 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 iv. The minor modification is renewed in accordance with Subsection 6.b. 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 planning and community director. The Department Director may grant the renewal if the original findings of approval remain satisfied. 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: Design Review Purpose. This Section establishes procedures for the review and approval or denial of 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. Design Review applies to any permitted, conditionally permitted, or administratively permitted use listed in Section 17.06.720 (Specific to Zones). b. Design Review by the Downtown Design Review Board (DDRB) is required for all new buildings or structures and additions or alterations to existing structures. c. Prior to processing applications for building permits, grading permits and any other land use entitlements, an applicant must obtain written approval from the DDRB that the project meets the requirements of the DDAZ FBC Overlay. 3. 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-9 4. Application Filing and Processing. An application for Design Review must be filed with the Department Director. The applicant is responsible for providing evidence in support of the findings required by Subsection 6 (Findings for a Decision on a Design Review). a. Submittal Requirements The following drawings shall be submitted to the DDRB with an application for any site plan review, conditional use permit, planned unit development, tentative subdivision map, tentative parcel map, or administrative approval permit; 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. Scale drawings of all signs by point of compass that are subject to 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 i. An application for development on a property that involves multiple transect zones as defined in Section 17.06.700.B (Establishment and Designation of Zones) must submit a regulating plan as a part of the Design Review application. ii. Only the transect zones established in Section 17.06.720 (Specific to Zones) may be used. 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. Properties located within only one transect zone as defined in Section Section 17.06.720 (Specific to Zones) do not need to submit a regulating plan as a part of the Design Review application. iv. The Department Director may approve a modification in the location of a transect zone boundary or the location of a proposed Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 740-10 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 may approve, conditionally approve, or disapprove a Design Review application. The Department Director may refer a Design Review application to the Planning Commission with or without a recommendation when it is determined that unique or special circumstances exist. The Planning Commission shall then conduct a public hearing pursuant to Chapter 25, Article XI (Notices). iii. The review authority may approve or conditionally approve the application based on the findings listed in Subsection 6 (Findings for a Decision on a Design Review). d. Lapse of Submittals. If after applying for Design Review the applicant fails to provide changes or additional information 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 revoked and the applicant so informed. 5. Public Hearing and Notice. Applications for Design Review are not subject to a public hearing or noticing requirements unless the application is referred to the Planning Commission. 6. Findings for a Decision on Design Review. The review authority shall approve, conditionally approve, or deny a Design Review application only after the following findings are made: a. The proposed development is consistent with the General Plan and any applicable specific plan; b. The proposed development is consistent with all the applicable standards of this Section and Chapter 17.25 (Administrative and Enforcement Procedures); 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; Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-11 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 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 or Planning Commission pursuant to Section 17.25.034 (Decision/appeal) and Chapter 17.25, Article XII (Appeals). 8. Lapse of Approval. a. Design Review approval will lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless: 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 Design Review approval is renewed in accordance with Subsection b. below; or v. The project is a residential development that does not require the approval of a tentative subdivision map, or otherwise not vested through a development agreement with the city, then the approval shall expire after a 24 -month period, unless extended for special circumstances by the City Council. b. A 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 Department Director. The Department Director may grant the renewal if the original findings of approval remain satisfied. If the Department 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). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1 740-12 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 17.06.750: Definitions 17.06.750.A: Definitions 17.06.750.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. 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. 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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXlll: DDAZOverlay Districts I 750.A-1 17.06.750.A.1 I Definitions of Specialized Terms and Phrases 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 fa4ade 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. 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). 750.A-2 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 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 Fagade. The vertical surface of a building. Fagade 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. (1) Frontage, Private. The area between the building fa4ade and the property line defining the public right-of-way and defined by a Frontage Type. (2) Frontage, Public. The area between the curb of the vehicular lanes and the edge of the right-of-way. (3) Frontage, Independent. The edge of a civic space not defined by adjacent building frontage along a frontage line. (4) Frontage, Building. The edge of a civic space defined by adjacent building frontage along a frontage line. Frontage Line. The lot line(s) of a lot fronting a thoroughfare or other public way, or a civic space. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 750.A-3 17.06.750.A.1 I Definitions of Specialized Terms and Phrases Frontage Type. The private frontage is the area between the building facade and the lot line. Furniture Area. An area of space that allows for the placement of furniture without restricting the movement of pedestrians. G. Definitions Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof. Gallery. The main facade 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. See 17,06.730.C.3.g (Gallery). Garage. A structure, or part thereof, used or intended to be used for the parking and storage of motor vehicles. Glazing. Openings in a building in which glass is installed. Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not including the roof. Ground Floor. The floor of a building located nearest to the level of the ground around the building. H. Definitions No specialized terms beginning with the letter H are defined at this time. Definitions Improvement. The product of any modification to a lot, structure or building. J. Definitions No specialized terms beginning with the letter J are defined at this time. K. Definitions No specialized terms beginning with the letter K are defined at this time. L. Definitions 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/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. See 17,06.730.B.3.d (Live/ Work). M. Definitions Main Body. The primary massing of a building. 750.A-4 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 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 facade 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. (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. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article Xlll: DDAZOverlay Districts I 750.A-5 17.06.750.A.1 I Definitions of Specialized Terms and Phrases (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. O. 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 17,06.730.C.3.b (Porch: Engaged). (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. 750.A-6 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018 Definitions of Specialized Terms and Phrases I 17.06.750.A.1 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. 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. 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). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06,ArticleXlll: DDAZOverlay Districts I 750.A-7 17.06.750.A.1 I Definitions of Specialized Terms and Phrases 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. 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.B.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. X. Definitions No specialized terms beginning with the letter X are defined at this time. Y. Definitions No specialized terms beginning with the letter Y are defined at this time. Z. Definitions No specialized terms beginning with the letter Z are defined at this time. 750.A-8 I Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018