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2020/12/17 Planning Commission Resolution (3)PLANNING COMMMISSION RESOLUTION NO. 2020-025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK RECOMMENDING APPROVAL OF AMENDEMENTS TO CHAPTER 17.06 ARTICLE XV.A THE FORM-BASED CODES FOR SPECIAL AREAS AND THE SV P-D ZONING DISTRICT RESPECTIVELY, OF THE CITY OF ROHNERT PARK MUNICIPAL CODE, IN CONNECTION WITH THE SOMO VILLAGE LOCATED SOUTH OF CAMINO COLEGIO, WEST OF THE SOUTHEAST SPECIFIC PLAN, EAST OF THE SMART RAIL AND NORTH OF E. RAILROAD AVENUE (APNS 46-051-040, 46-051-042, AND 46-051-045) WHEREAS, the applicant, SOMO Village LLC, filed Planning Applications proposing a Supplemental Environmental Impact Report (PLEN20-0001), amendments to the General Plan (PLGP19-0004), an Amended and Restated Development Agreement (PLDA19-0003), a revised Final Development Plan (PLFD2016-0001), an amendment to the Zoning Code (PLMC20-0004) and a Tentative Map (PLSD19-0002), for the SOMO Village (“Project”) located south of Camino Colegio, west of the Southeast Specific Plan, east of the SMART rail and north of E. Railroad Avenue (APNs 46-051-040, 46-051-042, AND 46-051-045), in accordance with the City of Rohnert Park Municipal Code (“RPMC”); and WHEREAS, the applicant, SOMO Village LLC is proposing to amend the Rohnert Park Municipal Code (“RPMC”) by establishing new provisions for the use of the form-based codes within Chapter 17.06 XV.A, for the Project; WHEREAS, the proposed additions to RPMC include a new regulating plan, a new transect zone, minor revisions to the design review process, and minor modifications to the structure of the SOMO design review board (DRB); WHEREAS, the proposed additions comprising Article XV.A, SOMO Village Planned Development Zoning District, of Chapter 17.07 are attached hereto as Exhibit A; WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the community voice; and WHEREAS, on December 17, 2020, the Planning Commission reviewed Planning Application No. PLMC20-0004 during a scheduled public hearing at which time interested persons had an opportunity to testify either in support or opposition to the project. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Environmental Review: The Planning Commission recommended and City Council approved and certified the a Final EIR for this Project on July 22, 2010, which included adoption of associated CEQA findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in Planning Commission Resolution No. 2010-19 and City Council Resolution 2010-101. 2 Reso 2020-025 A supplement to the original EIR (SEIR) to reflect the proposed amendments has been duly prepared and circulated and the Planning Commission has recommended that the City Council certify the Final SEIR and adopt findings and a Statement of Overriding Considerations as part of the project entitlements. Section 3. Factors considered. The Planning Commission, in recommending approval of Planning Application No. PLMC20-0004 makes the following findings: 1. That the proposed zoning is consistent with the General Plan Criteria Satisfied: The amendments of the SV P-D Zoning District are proposed concurrently with an amendment to the General Plan. As described in the SV P-D Zoning district and staff report, the SV P-D is consistent with the General Plan, as amended, because it permits a wide range of residential, commercial, and other land uses which are mutually-supportive and compatible with existing and proposed development on surrounding properties. The proposed amendments will not radically alter the SV P-D Zoning District and will maintain the original goals and policies in the General Plan. 2. That the proposed zoning and/or amendment will be beneficial to and not detrimental to the public health, safety, or welfare. Criteria Satisfied: The proposed changes would establish a new regulating plan that facilitates development consistent with environmental constraints and the California Tiger Salamander Conservation Strategy, which is beneficial to public welfare. The proposed changes would establish a new transect zone that more clearly describes the intended use of the existing campus, which will ensure that public health, safety and welfare are maintained. The proposed changes would establish a new mechanism to implement land use and zoning controls over property in the City using design-review. Such measures are regulatory tools, which would apply to future projects to ensure public health, safety, and welfare is maintained. As such, the proposed amendment will be beneficial to the public health, safety, and welfare. 3. That with the proposed zoning, adequate and available sites remain to mitigate the loss of residential density on the subject property to accommodate the city’s “fair share” regional housing needs used by the State Department of Housing and Development in determining compliance with Housing Element Law pursuant to Government Code Section 65863(b). Criteria Satisfied: The SV P-D Zoning District will allow for construction of residential units and density in compliance with the City’s fair share allocation. The new transect zone is only applicable to existing structures within SOMO Village. Thus, all remaining zoning will enable residential housing to be developed on the site, resulting in no change to the adequacy of sites available for residential development. Section 4. The Planning Commission does hereby recommend that the City Council adopt the findings stated hereinabove and adopt the amendments to RPMC Article XV.A of Chapter 17.06, SOMO Village P-D Zoning District for properties centered at Valley House Drive and Bodway Parkway (APN’s 46-051-040, 46-051-042, and 46-051-045), in the form provided at Exhibit A. D U L Y A N D RE G U L A R L Y A D O P T E D on this 17th day of December 2020 by the City of Rohnert Park Planning Commission by the following vote: AYES:~NOES:4 ABSENT:.1/)_ ABSTAIN:L BLANQUIE~ BORBA~ HAYDON&t-ORLOFF 4 on, Rohnert Park Planning Commission Attachments: Exhibits A - Amendments to RPMC Article XV.A of Chapter 17.06, SOMO Village P-D Zoning District .., .) Reso 2020-025 Page 1 of 75 Public Hearing Draft 12/17/2020 Article XV.A SOMO Village Planned Development Zoning District 17.06.810 GENERAL PROVISIONS ......................................................................................... 3 A.AUTHORITY ............................................................................................................................................... 3 B. PURPOSE .................................................................................................................................................. 3 17.06.820 ADMINISTRATION .................................................................................................. 4 A. APPLICABILITY .......................................................................................................................................... 4 B.RESPONSIBILITY FOR ADMINISTRATION .............................................................................................. 5 C.INTERPRETATION ..................................................................................................................................... 5 D.APPROVAL REQUIREMENTS ................................................................................................................... 5 E.DESIGN REVIEW ....................................................................................................................................... 7 17.06.830 ZONING AND REGULATING PLAN .......................................................................14 A.TRANSECT ZONES ................................................................................................................................. 14 B.REGULATING PLAN MAP ........................................................................................................................ 15 17.06.840 PERMITTED LAND USES ......................................................................................17 A. APPLICATION .......................................................................................................................................... 17 B.APPROVAL OF USES NOT LISTED ........................................................................................................ 17 C.MULTIPLE USES ON SINGLE LOT ......................................................................................................... 18 D.LAND USE TABLE .................................................................................................................................... 18 17.06.850 TRANSECT ZONES ...............................................................................................24 A.SPECIFIC REQUIREMENTS FOR T3 – SUBURBAN ZONE ................................................................... 24 B.SPECIFIC REQUIREMENTS FOR T4 – GENERAL URBAN ZONE......................................................... 24 C.SPECIFIC REQUIREMENTS FOR T5 – URBAN CENTER ZONE ........................................................... 29 D.SPECIFIC REQUIREMENTS FOR T6 – URBAN CORE ZONE ............................................................... 32 E.SPECIFIC REQUIREMENTS FOR CS – CIVIC SPACE ZONE ................................................................ 36 F.SPECIFIC REQUIREMENTS FOR CP – CIVIC PARKING ZONE ............................................................ 36 G.SPECIFIC REQUIREMENTS FOR CB – CIVIC BUILDING ZONE ........................................................... 36 G.SPECIFIC REQUIREMENTS FOR T7 – COMMERCIAL/LIMITED INDUSTRIAL ZONE .......................... 36 H.OVERLAY DISTRICTS ............................................................................................................................. 37 17.06.860 DEVELOPMENT STANDARDS ..............................................................................38 A. APPLICATION .......................................................................................................................................... 38 B.BICYCLE PARKING REQUIREMENTS .................................................................................................... 38 C.VEHICLE PARKING REQUIREMENTS .................................................................................................... 38 D.SIGNAGE .................................................................................................................................................. 41 E.EXTERIOR LIGHTING .............................................................................................................................. 41 F.WASTE ..................................................................................................................................................... 41 17.06.870 STREETS AND PUBLIC FRONTAGES ..................................................................42 A.STREET AND ALLEY PLAN ..................................................................................................................... 42 B.STREET TYPES ....................................................................................................................................... 44 C.SIDEWALKS ............................................................................................................................................. 52 D.PLANTER STRIPS.................................................................................................................................... 52 E.STREET LIGHTING .................................................................................................................................. 52 F.STREET TREES ....................................................................................................................................... 52 GLOSSARY ..............................................................................................................................54 A. PURPOSE ................................................................................................................................................ 54 B.DEFINITIONS OF SPECIALIZED TERMS AND PHRASES ..................................................................... 54 Exhibit A to Resolution Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 2 of 75 Public Hearing Draft 12/17/2020 TABLES TABLE 1. LAND USES .............................................................................................................19 TABLE 2. REQUIRED VEHICLE PARKING ..............................................................................39 TABLE 3. SHARED PARKING FACTOR ..................................................................................40 TABLE 4. ALLOWED STREET TREE SPECIES .......................................................................53 FIGURES FIGURE 1. ILLUSTRATED DEFINITION OF MIXED-USE TRANSECTS ..................................14 FIGURE 2. SVPD ZONING AND REGULATING PLAN ............................................................16 FIGURE 3. EXAMPLE PARKING CALCULATION SCENARIO .................................................41 FIGURE 4. SVPD STREET AND ALLEY PLAN……………………………………………………..43 FIGURE 5A. STREET TYPES - ALLEY ‘A’…………………………………………………………..44 FIGURE 5B. STREET TYPES - ALLEY ‘A' PLAN VIEW……………………………………………45 FIGURE 5A. STREET TYPES - ALLEY ‘B’…………………………………………...………….…..46 FIGURE 5B. STREET TYPES - ALLEY ‘B' PLAN VIEW……………………………………………47 FIGURE 6. NEIGHBORHOOD STREET………………………………………………..………….…48 FIGURE 7. MAIN STREET………………………………………………………………….…….……49 FIGURE 8. MINOR STREET………………………………………………………………..……….…50 FIGURE 9. ONE-WAY STREET……………………………………………………………………….51 Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 3 of 75 Public Hearing Draft 12/17/2020 17.06.810 GENERAL PROVISIONS A. AUTHORITY The adoption of the SOMO Village Planned Development Zoning District (SVPD) is authorized under the Zoning Ordinance of the City of Rohnert Park (Rohnert Park Municipal Code Title 17, the “Zoning Ordinance”). Specifically, the SVPD is adopted pursuant to the regulations set forth in Chapter 17.06, Article VII and Chapter 17.06 Article XV, to provide the “specific development standards designed for that particular district, including minimum lot sizes, setbacks and open space requirements, architectural and landscaping guidelines, and maximum building heights and lot coverage.” The SVPD is based on the authority vested in the City of Rohnert Park by the State of California, including but not limited to: the California Constitution (Article XI, Section 7, et seq.); the Planning and Zoning Law (California Government Code Sections 65000, et seq.); and the California Environmental Quality Act (California Public Resources Code Section 21000, et seq.; California Code of Regulations Title 14, Section 15000, et seq.). B. PURPOSE The development code serving the SVPD is intended to create a well-designed, pedestrian-oriented, economically viable neighborhood, and to achieve the related goals below. The development code describes the required urban and architectural design patterns, while also regulating the uses of the buildings and lots within the SV Planned Development area. The development code specifies the permitted residential densities and intensity of the development that may be achieved under the Planned Development. It also describes and regulates the design of the public space network that provides the framework and infrastructure for the SOMO Village property, focusing on a circulation network that balances the use of all travel modes, including automobiles, pedestrians, bicycles and public transit. The development code in the SVPD is designed to be used both as a guide for builders, to allow them to understand from the outset the parameters that the community has set for development, and also as a regulating framework for the City as it plans its investment in capital projects and evaluates the design of proposed building projects. This will improve the quality of design proposals that the City receives, the speed and quality of the design review process, and the value of the City’s cumulative reinvestment in the public realm. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 4 of 75 Public Hearing Draft 12/17/2020 17.06.820 ADMINISTRATION A. APPLICABILITY 1. APPLICABLE AREA All property within the boundaries of the SV Planned Development shall be subject to the provisions of this Chapter 17.06 Article XV.A. SV Planned Development boundaries comply with Section 17.02.070.C.2. of the Zoning Ordinance. 2. APPLICABILITY OF ZONING ORDINANCE AND MUNICIPAL CODE In conformance with Zoning Ordinance Section 17.06.210.B, the applicable general standards of the Zoning Ordinance shall apply to all portions of this Article for which no specific standards are proposed. Moreover, unless expressly addressed in this Article, provisions of the Municipal Code shall apply within SVPD boundaries. 3. APPLICABILITY OF DEVELOPMENT CODE The SVPD applies to all land uses, subdivisions, and development within the SV Planned Development area, as follows: a. New land uses or structures and/or changes to land uses or structures. It shall be unlawful, and a violation of this development code for any person to establish, construct, reconstruct, enlarge, alter, or replace any use of land or structure, except in compliance with the Transect Zones and Development Standards in Sections 17.06.850 and 17.06.860, respectively. No Building Permit or Grading Permit shall be issued by the City unless the proposed construction complies with all applicable provisions of this development code. b. Minimum and exclusive standards. The requirements of this development code are minimum standards for the promotion of the public health, safety, and general welfare and may be made more restrictive through City review and entitlement processes, including Administrative Permits, Use Permits or subdivision review in accordance with Title 17 of the Municipal Code. c. Conflicting Requirements 1. Uniform Building Code. If a conflict occurs between a provision of the Uniform Building Code, as may be amended by the City, and a requirement of this development code, the Building Code shall control. 2. California Fire Code. If a conflict occurs between a provision of the California Fire Code, as may be amended by the City, and a requirement of this development code, the California Fire Code shall control. 3. Development Agreements. If conflicts occur between the requirements of this development code and standards adopted as part of any Development Agreement, the requirements of the Development Agreement shall apply. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 5 of 75 Public Hearing Draft 12/17/2020 d. Other requirements may apply. Nothing in this development code eliminates the need for obtaining any other permits required by the City, or any permit, approval or entitlement required by any other local, State or Federal agency. B. RESPONSIBILITY FOR ADMINISTRATION The SVPD regulations shall be administered by the Development Services Director, referred as the "Director," and the other decision-making authorities as identified in the Municipal Code. All findings, approvals, determinations, or other exercises of discretionary judgment, including without limitation any delegation of authority by the Director or other decision-making authorities, shall be carried out in a manner consistent with the purposes of the SVPD, the Zoning Ordinance, the City's General Plan, and the orderly development of the City. C. INTERPRETATION In addition to the provisions governing interpretation of zoning districts provided at Section 17.02.040 of the Zoning Ordinance, the standards, requirements, densities, land use designations and other contents of this Article XV.A shall be interpreted in conformance with: a. The City of Rohnert Park General Plan (pursuant to Zoning Ordinance Section 17.06.230); b. The Zoning Ordinance, including all provisions applicable to Planned Development Zoning Districts (Chapter 17.06, Article VII), Form-Based Codes (Chapter 17.06, Article XV), and all other applicable provisions; and c. The Purpose described at Section 17.06.810 (B), above. To the extent any standard, requirement, density, land use designation, or other content of this Article XV.A is ambiguous or may conflict with the Zoning Ordinance, the standard, requirement, density, land use designation, or other content of this Article shall prevail. D. APPROVAL REQUIREMENTS Each structure and land use shall be established, constructed, reconstructed, enlarged, altered, moved or replaced in compliance with the following requirements: 1. ALLOWABLE USE OR FUNCTION The land use or function must be allowed by the standards in the zone where the site is located. 2. ENTITLEMENTS AND APPROVALS Any and all entitlements or other approvals required by this development code shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 6 of 75 Public Hearing Draft 12/17/2020 3. 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 provided in Sections 17.06.850 and 17.06.860, (including all Tables referenced therein). 4. DESIGN REVIEW For a project requiring Design Review, prior to processing an application subject to the SVPD, an applicant must obtain written approval from the SOMO Village Design Review Board (SV DRB) that the project meets the requirements of the SV Design Standards. Design Review shall be required for all original construction within the SV Planned Development area and written approval of such construction by the SV DRB shall be provided with applications to the City. Applications for building permits, grading permits and any other land use entitlements submitted to the City shall be accompanied by a form(s) completed by the SV DRB providing at a minimum: detailed property and use information, transect zone use and development standard compliance, including Floor Area Ratios (FARs), densities, building disposition, setbacks, lot coverage, heights, parking, frontages, landscaping, fences, lighting, street widths and types. No application submitted to the City will be accepted without a completed SV DRB approval form. 5. PERMITTED USES The regulation of permitted, conditionally-permitted, administratively-permitted, or otherwise limited or prohibited land uses are provided at Section 17.06.840 and are consistent with the land use requirements of SV’s Final Development Plan. Applications for conditional use permits, administrative permits and any other type of land use permit shall be processed in accordance with Chapter 17.25 of the Municipal Code, Administrative and Enforcement Procedures. 6. ZONING COMPLIANCE A Certificate of Zoning Compliance shall be required for all development within SVPD boundaries, as provided at Chapter 17.25, Article VI, of the Municipal Code (commencing with Section 17.25.060). Applications shall be processed in accordance with relevant provisions of the Municipal Code, including without limitation, Sections 17.25.062, 17.25.063, 17.25.102 and 17.25.103. 7. EXEMPTION FROM SITE PLAN AND ARCHITECTUR AL REVIEW Site plan and architectural review are addressed in this Article XV.A, or the SV Design Standards. The provisions at Chapter 17.25, Article III, of the Municipal Code (commencing with Section 17.25.030) shall not apply to projects that are located entirely within SVPD boundaries. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 7 of 75 Public Hearing Draft 12/17/2020 E. DESIGN REVIEW 1. PURPOSES AND APPLICATION a. The SV DRB shall ensure compliance with the SV Design Guidelines; produce a harmonious, pleasing and desirable appearance of sites, structures and signs through the review of the site and building design in the SVPD area including, but not limited to, materials, textures, colors and such other elements of construction which affect the exterior appearance of structures; and encourage originality in site design, building design, and construction in a manner which will enhance the physical appearance and attractiveness of the community. b. Site and architectural design review provisions shall apply to any permitted, conditionally permitted, administratively permitted or use listed within the SVPD. 2. DESIGN REVIEW BOARD The SV DRB shall consist of a total of three members, appointed as follows: a. One member selected by the City Manager to represent city interests. This representative could be a design professional or a city staff person with design expertise; b. One member selected by the planning commission from its membership. c. One member selected by SOMO Village, LLC or its successor-in-interest. 3. DESIGN REVIEW REQUIREMENTS a. Some projects may qualify for Minor Design Review, a more expedited process for smaller buildings and minor remodels. See section F (Minor Design Review). b. Design review is required for the following: 1. Any new building 2. Any new use or existing use or building for which exterior remodeling is proposed, including without limitation exterior surface improvement, such as painting, sand blasting, veneer and stucco surface; c. The establishment or remodeling of any on-premise sign or other advertising structures, shall be regulated under Chapter 17.27 of the Municipal Code. d. Architectural design parameters in the SV Design Standards shall consist of the following: 1. Architecture and design principles related to building design, particularly in terms of scale, bulk, mass, color, texture and form; 2. Review of proposed development in the context of the surrounding land use and structures. e. Site design standards shall consist of the following: Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 8 of 75 Public Hearing Draft 12/17/2020 1. SV development standards for circulation, parking, setbacks and landscape design issues; 2. Site planning principles 4. EXEMPTIONS. The following structures and improvements are exempt from design review. However, such structures may require additional permits, such as a use permit or building permit, to ensure compliance with adopted building code standards and applicable zoning code provisions. 1. Projects that qualify for Minor Design Review according to section F below. 2. An addition to a single-family residential home that is consistent with existing zoning. 5. Accessory structures consistent with relevant provisions of the Rohnert Park Municipal Code. 6. Repairs and maintenance of site improvements or structures that do not add to, enlarge, or expand the area occupied by the land use or the floor area of the structure and do not significantly alter the appearance of site improvements or structures. 7. Changes to site plan elements that are not specifically required by this code (e.g., decorative elements and landscaping that are not specifically required by code). 8. Public art programs, projects, and improvements to existing sites, structures, utilities, and infrastructure authorized by City Council or designee. 9. Changes to site plan elements that are specifically required by this code but do not significantly alter the design or function of the site plan. 10. Interior alterations that do not increase the gross floor area within the structure or change/expand the permitted use of the structure. 11. Accessory dwelling units subject to California Government Code Section 65583.1. 12. Construction, alteration, or maintenance by a public utility or public agency of underground or overhead utilities intended to service existing or nearby approved developments (e.g., water, gas, electric, or telecommunication supply or disposal systems, including wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants, water tanks, and similar facilities and equipment). 5. DRAWINGS TO BE SUBMITTED a. Drawings shall be submitted to the SV DRB with an application for any site plan review, conditional use permit, planned unit development, tentative subdivision map, tentative parcel map, or administrative approval permit. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 9 of 75 Public Hearing Draft 12/17/2020 1. 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 shall be specified. 2. Scale drawings of all signs by point of compass that are subject to architectural design review, showing size, location, material, colors and any proposed illumination. 3. The SV DRB may require additional information of the applicant if necessary to carry out the purposes of this section. 6. REFERRAL AND ACTION a. The SV DRB shall act to approve, deny or require modifications of the drawings submitted for DRB review within thirty (30) days of the determination by the SV DRB that the application for Design Review is deemed complete as specified in the SV Design Standards. b. The authority of the SV DRB with respect to site and building design shall extend to reviewing the plans and making recommendations to the appropriate City permitting authority or for all other discretionary entitlements. Any appeal of the SV DRB recommendations shall be in accordance with Chapter 17.25, Article XII. F. MINOR DESIGN REVIEW 1. PURPOSE The purpose of the minor design review process is to establish expedited limited discretionary review of development projects that require additional site and design considerations beyond the minimum standards of the zoning code. 2. APPLICABILITY a. Permit Required. Minor design review is required for the following, and applies to all modifications to site plans, building plans, facade changes, etc., when the visual appearance of site or building elements is altered: 1. New construction or expansions of existing nonresidential buildings or structures equal to or less than 1,500 square feet in all Transect Zones. 2. Nonresidential facade renovations that involve less than 200 linear feet of facade frontage of an existing building. 3. The exterior remodel of multifamily residential buildings or structures. 3. APPROVAL AUTHORITY A minor design review permit shall be issued based on a limited discretion decision by the Development Services Director. 4. APPROVAL FINDINGS. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 10 of 75 Public Hearing Draft 12/17/2020 The approval authority shall approve or conditionally approve an application for a minor design review permit after finding all of the following: a. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Specific Plan provisions, and special planning area provisions, and is consistent with the applicable design guidelines. b. The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community. c. The architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of existing or anticipated buildings on adjoining and nearby properties. d. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation. If the approval authority does not make all of the above findings, the minor design review shall not be approved. 5. CONDITIONS OF APPROVAL The Development Services Director may require modifications to plans in whole or in part and may condition the design review application to ensure specific design features, construction materials, and conformance with all applicable provisions of this chapter. 6. APPEALS Appeals of a minor design review permit may be filed in accordance with procedures of the Development Services Division. 7. PERMIT EXPIRATION Minor design review permits shall expire three years from the date of approval, unless: a. Substantial construction of the permitted use has commenced and is diligently pursued to completion; clear documentation is provided to establish that the permit holder has made a good faith effort to commence work upon the use; the permitted use has clearly been established; actual occupancy of an existing building or land occurs under the terms of the permitted use. b. An extension is filed for and approved in accordance with procedures of the Development Services Division. Notice of expiration of a minor design review permit shall be issued to permit holder in writing at least 10 days prior to the expiration becoming final. The permit holder may make a written request for a hearing before the director to challenge the expiration. Such hearing must be held prior to the final expiration date, unless an extension is granted by the director. Director decisions following the hearing are final. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 11 of 75 Public Hearing Draft 12/17/2020 G. ADMINISTRATIVE USE PERMIT An applicant seeking an administrative use permit will follow the procedures set forth in the City of Rohnert Park’s Zoning Code, Chapter 17.25, Administrative and Enforcement Procedures, Article V, Administrative Permit. H. MINOR MODIFICATIONS 1. Purpose. The purpose of a minor modification is to enable the Department Director to approve minor deviations from the SMVPD standards when requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the SMVPD. 2. Applicability a. This Subsection is applicable to all development standards of the SMVPD. 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 below in Table A (Minor Modifications). Table A: Minor Modifications Type of Minor Modification Allowed Maximum Modification Increase in block length requirements 5% Decrease/increase in frontage requirements (e.g. front setback and/or build-to line) 10% Decrease/increase in required rear or side setback 10% Increase in allowed building height 10% Increase in driveway width (or impervious surface maximums) 10% 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 Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 12 of 75 Public Hearing Draft 12/17/2020 Table A: Minor Modifications Type of Minor Modification Allowed Maximum Modification Reduction in civic space requirements 10% 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. 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 SMV P-D 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 SMVPD; 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 11th day following the day the decision is rendered. c. A decision on a minor modification may be appealed pursuant to Chapter 17.25, Article XII (Appeals). 6. Lapse of Approval Extension and Renewal a. A minor modification shall lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless: Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 13 of 75 Public Hearing Draft 12/17/2020 i. A building permit has been issued and construction has diligently commenced; ii. A certificate of occupancy has been issued; iii. The use is established; or 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). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 14 of 75 Public Hearing Draft 12/17/2020 17.06.830 ZONING AND REGULATING PLAN The SV Zoning and Regulating Plan shows the zoning using “Transects,” a term explained below. The Regulating Plan also shows zones for parks and other civic spaces, and the locations where shop fronts are permitted and required. A. TRANSECT ZONES The term “Transect” is used in mixed-use planned developments to define zones in which a wide variety of uses may occur, but which have distinctly different levels of density, lighting, noise and development regulation. FIGURE 1 shows the progression of increasing density from left to right. The intensity increases from low in the T1 Natural Zone to high in T6 Urban Core. In addition to regulating such factors as building height, setbacks and road types, transects are also used to regulate allowed uses. For example, a detached single family home is allowed in the lower density T3 and T4 but not in the higher density T5 or T6, and a grocery store is allowed in T5 and T6 but not in T3 or T4. The SVPD contains five of the seven transect zones depicted below: T3, T4, T5, T6 and T7. FIGURE 1. ILLUSTRATED DEFINITION OF MIXED-USE TRANSECTS In addition to the transects described above, the SVPD has three additional zones for civic spaces, CB for civic buildings, CS for civic spaces (parks and recreational fields), and CP for civic parking (structured parking). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 15 of 75 Public Hearing Draft 12/17/2020 B. REGULATING PLAN MAP The Zoning and Regulating Plan map is on the following page. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 16 of 75 Public Hearing Draft 12/17/2020 FIGURE 2. SVPD ZONING AND REGULATING PLAN Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 17 of 75 Public Hearing Draft 6/11/2020 17.06.840 PERMITTED LAND USES Pursuant to Section 17.06.220 of the Municipal Code, this section describes the permitted uses in each transect and/or other zone within the SVPD and the circumstances under which such uses are allowed. A. APPLICATION The uses listed in TABLE 1 shall be permitted by right, conditionally permitted, administratively permitted, or otherwise limited or prohibited as indicated therein. It is recognized that in the preparation of the development code, ambiguity may arise concerning the appropriate classification or permission of an unlisted particular use in each of the various transects. Uses that are not specifically listed on TABLE 1 or which are not otherwise designated as permitted, conditionally permitted or administratively permitted, are prohibited unless determined by the Planning Commission to be a similar and/or compatible use in accordance with Section 17.06.840 (B) below. B. APPROVAL OF USES NOT LISTED a. Planning Commission Findings. The City’s Planning Commission shall be responsible for determining whether an unlisted use is similar and/or compatible to a listed use and thus allowed within a particular transect. Similar and/or compatible uses which are not listed in TABLE 1 may be allowed if the applicant obtains written approval from the SV DRB and the Planning Commission is able to make all of the following findings: 1. The characteristics of and activities associated with the proposed use is similar to one or more of the listed uses within the applicable transect; 2. The proposed use will not involve a greater intensity than the use(s) listed in the applicable transect; 3. The proposed use is consistent and compatible with the purposes of the applicable transect; 4. The proposed use is consistent with the goals of the SVPD Article XV.A, the City of Rohnert Park General Plan, and all other applicable regulations; 5. The proposed use will not cause substantial injury to the health, safety or welfare of the occupants or their property with the applicable transect. b. Applicable standards and permit requirements. When the Planning Commission determines that a proposed use is similar and/or compatible to a listed use, the proposed use will be treated in the same manner as the listed use in determining where the use is allowed, what permits are required, and what other standards and requirements of this development code apply. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 18 of 75 Public Hearing Draft 12/17/2020 c. Appeal. A similar and/or compatible use determination by the Planning Commission may be appealed to the City Council as set forth in Chapter 17.25, Article XII, of the Municipal Code (commencing with Section 17.25.120). C. MULTIPLE USES ON SINGLE LOT Where a single lot is proposed to be simultaneously occupied by two or more uses listed TABLE 1, the overall project shall be subject to the most stringent permit level required for any individual use. (For example, a lot proposed for development or occupancy with a use listed as P (permitted), and also a use listed as CUP (conditionally permitted) shall require Conditional Use Permit approval for all development and uses.) D. LAND USE TABLE The follow terms are used in the Land Uses table. Note that an asterisk indicates that the use is subject to the applicable provisions of Chapter 17.07 of the Municipal Code. a. Permitted Uses (“P”). The use shall be permitted by right. b. Conditionally Permitted Uses (“CUP”). The use shall be permitted, subject to the issuance of a Conditional Use Permit pursuant to Chapter 17.25, Article I, of the Municipal Code (commencing with Section 17.25.010). c. Administratively Permitted Uses (“A”). The use shall be permitted, subject to the issuance of an Administrative Permit pursuant to Chapter 17.25, Article V, of the Municipal Code (commencing with Section 17.25.050). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 19 of 75 Public Hearing Draft 12/17/2020 Table 1. Land Uses A. RESIDENTIAL T3 T4 T5 T6 CS CP CB T7 Accessory Building P P P Dwelling, Multifamily P P1 P1 Dwelling, Single Family P P Guest House P P Home Occupancy A A A A Large Family Daycare (9-14) P P P P P Live-Work Unit P P P P Manufactured/Mobile Home A CUP Recreational Courts* P P Row House P P2 P1,2 Small Family Daycare Home (8 or Less) P P P P Temporary Use see Section 17.06.030 for all transects Water Storage Cisterns P P P P P P P B. LODGING T3 T4 T5 T6 CS CP CB T7 Bed & Breakfast Inn (up to 5 rooms) P P P Hotel (no room limit) P P Inn (up to 12 rooms) P P School Dormitory P P P C. OFFICE T3 T4 T5 T6 CS CP CB T7 Office2 CUP P P P P 1 Only allowed on the ground floor where shop front or gallery is not required. 2 For Live-work units, see the Residential category. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 20 of 75 Public Hearing Draft 12/17/2020 D. RETAIL, GENERAL T3 T4 T5 T6 CS CP CB T7 Alcoholic Beverage Establishment* CUP CUP CUP Cinema CUP P CUP Commercial Recreation - Indoor* A P P CUP Bar/Tavern/Night Club* CUP CUP CUP Farmer’s Market (daily or weekly, year-round) A A A A A A Groceries, Specialty Foods A P P P Kiosk A A A A A A Liquor Store* CUP CUP CUP CUP Live-Work Unit P P P P CUP Mobile Home, RV and Boat Sales Market Hall 3 P P P P Outdoor and Sidewalk Cafes* A P P P A Paraphernalia Store CUP 4 CUP5 Plant Nursery CUP A P Push Cart P P P P A Restaurant, Café, Coffee Shop A P P CUP A Retail, General A P P CUP A Smoking/Tobacco Store CUP 5 CUP7 CUP Theater/Performing Arts (for Movies, see “Cinema”) CUP P P P CUP E. CIVIC T3 T4 T5 T6 CS CP CB T7 Art, Public (fountains, statues, kinetic, participatory) P P P P P P P P Amphitheater (outdoor) CUP CUP CUP P/CUP 6 CUP CUP Club, Lodge, Private Meeting Hall P P P CUP Auditorium (indoor) A P P P CUP Library, Museum, Art Gallery A P P P P Parking, Surface Lot P P P P P P P Parking, Structured A P P P P Parks P P P P P P P Recycling Facility A* A* A* A Religious Assembly A A P P P CUP Temporary Use/Event A A A A A A A 3 A single story building with a taller story of up to 25 feet is allowed for this use. 4 Paraphernalia stores are subject to Municipal Code 8.33. 5 Smoking / tobacco stores are subject to Municipal Code 8.32. 6 Permitted at Village Center Civic Space only. Requires CUP elsewhere. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 21 of 75 Public Hearing Draft 12/17/2020 F. AGRICULTURE, FOOD & ANIMALS T3 T4 T5 T6 CS CP CB T7 Beekeeping – Commercial Roof (up to 10 hives)7 P P P P P Beekeeping – Residential Yard (up to 2 hives) P P Chickens (up to 2 hens; no roosters) P P A P Crop Production, Horticulture, Orchard, Vineyard P A A Domestic Animals P P P P Domestic Animal Daycare A P P Animal Rescue CUP CUP Garden, Private or Community (less than 2 acres) P P P P P P P Garden, Private or Community (more than 2 acres) A A A A A Goats (up to 2 females; no males) P P A Green Roof /Green Balcony P P P P P P P P Greenhouse 8 (commercial) CUP CUP CUP CUP CUP CUP CUP Kennel CUP CUP Plant Nursery CUP A P P Slaughterhouse not allowed in any transect Trees – Fruit or Nut P P P P P P P P Vertical Garden / Green Wall P P P P P P G. RENEWABLE ENERGY SYSTEMS T3 T4 T5 T6 CS CP CB T7 Solar Photovoltaic System (pole mounted) A P P P P Solar Photovoltaic System (roof mounted) P P P P P P P P Solar Water Heater (roof, wall or ground mounted) P P P P P P P Wind Farm CUP Windmill (horizontal axis – propeller type) P P P P Windmill (vertical axis – cylindrical type) P P P P P P P P 7 Minimum 20 feet away from property line. 8 For residential greenhouse, see Accessory Building under Residential. Note that the minimum 2-story requirement does not apply to the greenhouse use. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 22 of 75 Public Hearing Draft 12/17/2020 H. SERVICES T3 T4 T5 T6 CS CP CB T7 Adult Day Program A P P CUP P Automated Teller Machine (ATM) – no drive-thru P P P P P Bank, Financial Services P A P P P Business Support Services P P P P P Catering P P P P Child Day Care Facility A P P CUP Health Care Facility P A P P P CUP Incinerator (waste, medical waste, cremation) not allowed in any transect Laboratory – Animal Testing not allowed in any transect Laboratory – Medical, Analytical and Research A A P P Laundry, Coin-Operated P A Laundry, Dry Cleaning Plant A A P Maintenance Repair Service – Client Site Services P P P Maintenance Repair Service – Equipment, Appliances P P P Meals Assembly P P P P P Media Production A P P P Medical Service – Major P P CUP CUP Medical Service – Minor CUP P P P P Mortuary, Funeral Home A A A Office – Business, Service, Government P P P P P Office – Professional, Administrative, Processing A P P P Personal Services P A P P P Personal Services – Restricted A P P A Printing and Publishing P P P P P Seasonal Services CUP A Storage – Outdoor Storage Yard CUP CUP A P Storage – Warehouse/Indoor A P P Studio – Art, Dance, Martial Arts, Music, etc. P P P P CUP Veterinary Clinic, Animal Hospital CUP P P CUP I. AUTOMOTIVE T3 T4 T5 T6 CS CP CB T7 Auto Vehicle Sales & Rental CUP Carshare/Bicycleshare Stations P P P P P P Electric Vehicle Charging Stations P P P P P P Fueling Station (including alternative fuels) CUP CUP Vehicle Services CUP CUP J. CIVIL SUPPORT T3 T4 T5 T6 CS CP CB T7 Cemetery CUP Public Safety Facility A A A A P CUP Residential Care Facilities for the Elderly (RCFE) A A A CUP Residential Care Facilities for the Chronically Ill (RCFCI) A A A CUP Homeless Shelter* CUP CUP P Telecommunication Facility CUP CUP CUP CUP CUP CUP Transitional Housing CUP CUP CUP Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 23 of 75 Public Hearing Draft 12/17/2020 K. EDUCATION T3 T4 T5 T6 CS CP CB T7 College CUP CUP CUP Elementary School – Private CUP CUP CUP CUP Elementary School - Public P P P P Junior High and High School – Private CUP CUP CUP CUP Junior High and High School – Public P P P P Childcare Center A A A A P A Research and Development (R&D) A P P P School – Specialized Education and Training A A P P P P L. INDUSTRY, MANUFACTURING AND WHOLESALE T3 T4 T5 T6 CS CP CB T7 Commercial Food Processing CUP CUP CUP Furniture/Fixtures Manufacturing, Cabinet Shop P P P Manufacturing/Processing – Light CUP CUP CUP P Manufacturing/Processing – Heavy CUP CUP Wholesale Operations A A P P PERMITTED CUP CONDITIONAL USE PERMIT REQUIRED A ADMINISTRATIVE USE PERMIT REQUIRED * USES MARKED WITH AN ASTERISK ARE SUBJECT TO THE APPLICABLE PROVISIONS OF ROHNERT PARK MUNICIPAL COD CHAPTER 17.07. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 24 of 75 Public Hearing Draft 12/17/2020 17.06.850 TRANSECT ZONES The SVPD zones are referred to as “Transect zones” or “T zones” as defined in Section 17.06.800 (B). Pursuant to Section 17.06.210.B. of the Municipal Code, the following sections describe the specific development standards for each of the transect zones within the SVPD. A. SPECIFIC REQUIREMENTS FOR T3 – SUBURBAN ZONE T3 Sub-Urban Zone consists of low density residential areas, adjacent to higher density zones with limited mixed use. Home occupations and accessory buildings are allowed. Planting is naturalistic and setbacks are relatively deep. The standards in this section shall apply only to properties located in areas designated T3 on the Zoning and Regulating Plan. See the Land Uses table for details on the allowed uses. 1. DENSITY AND BLOCK SIZE a. The residential density may range from 2 to 9 units per gross acre. b. The maximum block perimeter is 1,700 feet, measured at the Lot Line. 2. BUILDING DISPOSITION a. Lots may be 60 to 120 feet wide at the Principal Frontage. b. Allowed lot configurations: 1. Edge Yard. 2. Courtyard. c. The front of the Principal Building shall be at least 50% as wide as the Principal Frontage. d. Buildings shall be set back from the frontages and centerline of the alley as shown. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 25 of 75 Public Hearing Draft 12/17/2020 e. Accessory buildings must be set back a minimum of 40 feet from the Principal Frontage. f. Encroachments: 1. Stoops, bay windows and open porches may encroach on these setbacks up to 50%; a minimum of 3 feet clear must be maintained on three sides. 2. Encroachments of up to 3 feet are allowed at the rear between garage driveways so long as 20 foot clear is maintained in the alley. 3. BUILDING HEIGHT a. The maximum building height is 1 story for the principal building and for an accessory building. b. The one story shall not exceed 14 feet clear, floor to ceiling. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 26 of 75 Public Hearing Draft 12/17/2020 4. ALLOWED PRIVATE FRONTAGES a. Common Yard. b. Porch and Fence. 5. FENCES a. Fences must be setback from the Principal Frontage at least 10 feet more than the front Façade, and may occupy no more than 30% of the Lot width on the Principal Frontage and no more than 50% of the Lot width on the Secondary Frontage. 6. LANDSCAPING a. A minimum of one tree shall be planted within the setback from the Principal Frontage. b. Food gardens are allowed in Private Frontages, private yards, and Public Frontages. c. Turf area is limited to 30% of the landscaped area within the Principal and Secondary Frontages. d. Streets trees are required. See Section 17.06.870 (F) for details. B. SPECIFIC REQUIREMENTS FOR T4 – GENERAL URBAN ZONE T4 General Urban Zone consists primarily of medium density residential. It has a diversity of building types including single family detached homes and townhomes. The standards in this section shall apply only to properties located in areas designated T4 on the Zoning and Regulating Plan. 1. DENSITY AND BLOCK SIZE a. The residential density may range from 6 to 30 units per gross acre. b. The maximum block perimeter is 1,700 feet, measured at the Lot Line. 2. BUILDING DISPOSITION a. Lots may be 18 to 90 feet wide at the Principal Frontage b. Allowed lot configurations: 1. Edge Yard 2. Zero Lot Line 3. Rear Yard 4. Courtyard Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 27 of 75 Public Hearing Draft 12/17/2020 c. The front of the Principal Building shall be at least 60% as wide as the Principal Frontage. d. Buildings shall be set back from the frontages and centerline of the alley as shown. e. Accessory buildings must be set back a minimum of 30 feet from the Principal Frontage. f. Encroachments: 1. Stoops may encroach 100% of the depth of a setback. 2. Open porches and awnings may encroach up to 50% of the depth of the setback. 3. Balconies and bay windows may encroach up to 25% of the depth of the setback. 4. Encroachments of up to 3 feet are allowed at the rear between garage driveways so long as 20 foot clear is maintained in the alley. 3. BUILDING HEIGHT a. The maximum building height is 3 stories for the principal building and 2 stories for an accessory building. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 28 of 75 Public Hearing Draft 12/17/2020 b. The minimum building height is 1 story. c. Each story shall not exceed 14 feet clear, floor to ceiling. d. For fire access, any building having a clear street width of less than 26 feet shall be limited to two stories or shall have other such provisions as to accommodate fire access to the roof. Roof access could be provided with a ladder access point at a maximum height of 21 feet or a continuous connection to an adjacent accessible roof. 4. ALLOWED PRIVATE FRONTAGES a. Porch and Fence b. Terrace c. Forecourt d. Stoop e. Shopfront and Awning f. Gallery 5. FENCES a. Fences must be setback from the Principal Frontage at least 5 feet more than the front Façade, and may occupy no more than 30% of the Lot width on the Principal Frontage and no more than 50% of the Lot width on the Secondary Frontage. 6. LANDSCAPING a. A minimum of one tree shall be planted within the setback from the Principal Frontage. b. Food gardens are allowed in Private Frontages, private yards, and Public Frontages. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 29 of 75 Public Hearing Draft 12/17/2020 c. Turf area is limited to 30% of the landscaped area within the Principal and Secondary Frontages. d. Streets trees are required. See Section 17.06.870 (F) for details. C. SPECIFIC REQUIREMENTS FOR T5 – URBAN CENTER ZONE T5 Urban Center Zone consists of higher density buildings that accommodate a mix of uses. Allowable uses include retail, office, townhomes and apartments. It has a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the sidewalks. The standards in this section shall apply only to properties located in areas designated T5 on the Zoning and Regulating Plan. 1. DENSITY AND BLOCK SIZE a. The residential density may range from 15 to 45 units per gross acre. b. The maximum block perimeter is 2,100 feet, measured at the Lot Line. 2. BUILDING DISPOSITION a. Lots may be 18 to 250 feet wide at the Principal Frontage. b. First story commercial is permitted throughout and is required at mandatory shop fronts per the Zoning and Regulating Plan. c. Allowed lot configurations: 1. Zero Lot Line 2. Rear Yard 3. Courtyard d. The front of the Principal Building shall be at least 80% as wide as the Principal Frontage. e. Buildings shall be set back from the frontages and centerline of the alley as shown. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 30 of 75 Public Hearing Draft 12/17/2020 f. Accessory buildings must be set back a minimum of 30 feet from the Principal Frontage. g. Encroachments: 1. Stoops may encroach 100% of the depth of a setback. 2. Open porches may encroach up to 50% of the depth of the setback. 3. Awnings may encroach up to 100% of the depth of the setback, and may overhang the public sidewalk by up to 6 feet. 4. Balconies and bay windows may encroach up to 25% of the depth of the setback. 5. Encroachments of up to 3 feet are allowed at the rear between garage driveways so long as 20 foot clear is maintained in the alley. 3. BUILDING HEIGHT a. The maximum building height is 5 stories for the principal building and 2 stories for an accessory building. b. The minimum building height is 2 stories for a residential principal building and 2 stories for a mixed-use or non-residential building except for special uses noted in TABLE 1. LAND USES. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 31 of 75 Public Hearing Draft 12/17/2020 c. Each story above the ground floor shall not exceed 14 feet clear, floor to ceiling. All renovations to buildings constructed prior to January 1, 2010 are exempt from this ceiling height limit. d. For fire access, any building having a clear street width of less than 26 feet shall be limited to two stories or shall have other such provisions as to accommodate fire access to the roof. Roof access could be provided with a ladder access point at a maximum height of 21 feet or a continuous connection to an adjacent accessible roof. e. First floor residential or lodging shall be raised a minimum of 2 feet and a maximum of 4 feet above the average sidewalk grade. 4. EXPRESSION LINE a. The street level facade of any building with a shopfront shall be distinguished from the remainder of the building with a horizontal expression line on the façade located between the highest point of the second floor and the bottom edge of the third floor windows. The purpose of this architectural feature is to create a comfortable and cohesive public space. b. The expression line shall be incorporated into the façade as a permanent design element and shall be created by a change in building material, architectural design, setback, recess, projection, cornices, belt courses, corbelling, molding, stringcourses or other sculptured design element. Where city staff determines that a consistent expression line has been established on adjacent buildings, it shall be continued on any new construction or expansion, or a transitional design element (such as columns, piers, bays or changes in façade materials) between the existing and proposed expression lines may be required. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 32 of 75 Public Hearing Draft 12/17/2020 5. ALLOWED PRIVATE FRONTAGES a. Terrace b. Forecourt c. Stoop d. Shopfront and Awning e. Gallery 6. FENCES a. Fences are generally not allowed in the T5 transect zone on the Principal and Secondary Frontages, however, they may be approved in special circumstances. 7. LANDSCAPING a. Trees are allowed but not required in the Private Frontage. b. Streets trees are required. See Section 17.06.870 (F) for details. c. Food gardens are allowed in Private Frontages, private yards, and Public Frontages. d. Turf area is limited to 30% of the landscaped area within the Principal and Secondary Frontages. D. SPECIFIC REQUIREMENTS FOR T6 – URBAN CORE ZONE T6 Urban Core Zone consists of the highest density and height, with the greatest variety of uses. It may have larger blocks; streets have steady street tree planting and buildings set Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 33 of 75 Public Hearing Draft 12/17/2020 close to the wide sidewalks. The standards in this section shall apply only to properties located in areas designated T6 on the Zoning and Regulating Plan. 1. DENSITY AND BLOCK SIZE a. The residential density may range from 25 to 70 units per gross acre. b. The maximum block perimeter is 1,800 feet, measured at the Lot Line. 2. BUILDING DISPOSITION a. Lots may be 18 to 250 feet wide at the Principal Frontage. b. First story commercial is permitted throughout and is required at mandatory shop fronts per the Zoning and Regulating Plan. c. Allowed lot configurations: 1. Rear Yard – which includes buildings at the lot line on frontages and between buildings. 2. Courtyard 3. Zero Lot Line d. The front of the Principal Building shall be at least 80% as wide as the Principal Frontage. e. Buildings shall be set back from the frontages and centerline of the alley as shown. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 34 of 75 Public Hearing Draft 12/17/2020 f. Accessory buildings must be set back a minimum of 30 feet from the Principal Frontage. g. Encroachments: 1. Stoops may encroach 100% of the depth of a setback. 2. Awnings may encroach up to 100% of the depth of the setback, and may overhang the public sidewalk by up to 10 feet. 3. Balconies and bay windows may encroach up to 25% of the depth of the setback. 4. Encroachments of up to 3 feet are allowed at the rear between garage driveways so long as 20 foot clear is maintained in the alley. 3. BUILDING HEIGHT a. The maximum building height is 7 stories for the principal building and 2 stories for an accessory building. b. The minimum height is 3 stories except for special uses noted in TABLE 1. LAND USES. c. Each story above the ground floor shall not exceed 14 feet clear, floor to ceiling. All renovations to buildings constructed prior to January 1, 2010 are exempt from this ceiling height limit. d. For fire access, any building having a clear street width of less than 26 feet shall be limited to two stories or shall have other such provisions as to accommodate fire access to the roof. Roof access could be provided with a ladder access point Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 35 of 75 Public Hearing Draft 12/17/2020 at a maximum height of 21 feet or a continuous connection to an adjacent accessible roof. e. Residential and Office Uses. 1. Residential and office uses are not allowed on the ground floor. 2. Entryways to residential and office uses may be located on the ground floor, and are limited to 8 feet of width at the Principal Frontage. 4. EXPRESSION LINE a. The street level facade of any building with a shopfront shall be distinguished from the remainder of the building with a horizontal expression line on the façade located between the highest point of the second floor and the bottom edge of the third floor windows. The purpose of this architectural feature is to create a comfortable and cohesive public space. b. The expression line shall be incorporated into the façade as a permanent design element and shall be created by a change in building material, architectural design, setback, recess, projection, cornices, belt courses, corbelling, molding, stringcourses or other sculptured design element. Where city staff determines that a consistent expression line has been established on adjacent buildings, it shall be continued on any new construction or expansion, or a transitional design element (such as columns, piers, bays or changes in façade materials) between the existing and proposed expression lines may be required. 5. ALLOWED PRIVATE FRONTAGES a. Forecourt b. Stoop Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 36 of 75 Public Hearing Draft 12/17/2020 c. Shopfront and Awning d. Gallery 6. FENCES a. Fences are generally not allowed in the T6 transect zone on the Principal and Secondary Frontages, however they may be approved in special circumstances. 7. LANDSCAPING a. Trees are allowed but not required in the Private Frontage. b. Streets trees are required. See Section 17.06.870 (F) for details. c. Food gardens are allowed in Private Frontages, private yards, and Public Frontages. d. Turf is not allowed in T6. E. SPECIFIC REQUIREMENTS FOR CS – CIVIC SPACE ZONE CS Civic Space Zone consists of parks, playgrounds, concert venues, recreational fields and similar uses. The standards in this section shall apply only to properties located in areas designated Civic Space Zone (CS). 1. ABSENCE OF DEVELOPMENT REQUIREMENTS The CS Transect is intended for open space, parkland, and/or habitat preservation only. Thus, no specific design, architectural, or development requirements shall apply to properties located in areas designated Civic Space Zone (CS). F. SPECIFIC REQUIREMENTS FOR CB – CIVIC BUILDING ZONE CB Civic Building Zone consists of civic buildings appropriate to the location. The standards in this section shall apply only to properties located in areas designated Civic Building Zone (CB). 1. ABSENCE OF DEVELOPMENT REQUIREMENTS a. The CB Transect is intended for development of city buildings and/or civic or public spaces of the City of Rohnert Park and/or other public agencies only. b. Control over the design, architectural, and development features in such areas is therefore left to City of Rohnert Park and/or such agencies. Thus, no specific design, architectural, or development requirements shall apply to properties located in areas designated Civic Building Zone (CB). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 37 of 75 Public Hearing Draft 12/17/2020 G. SPECIFIC REQUIREMENTS FOR T7 – COMMERCIAL/ LIMITED INDUSTRIAL USE T7 Commercial/ Limited Industrial Use consists of commercial/ industrial buildings for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial type use. Retail activities are generally limited to those that support the aforementioned uses. T7 zone also encompasses pedestrian walkways, open spaces and parking areas adjacent to commercial/ industrial buildings. The standards in this section shall apply only to properties located in areas designated Commercial/ Limited Industrial Use Zone (T7). 1. ABSENCE OF DEVELOPMENT REQUIREMENTS a. The T7 Zone is intended for commercial and limited industrial use consistent with historical and present uses of buildings at the SV Planned Development. b. Control over the design, architectural, and development features in the T7 Zone shall be governed by the development standards set forth in Chapter 17.10 for the C-O, C-N, C-R and I-L as most applicable for a proposed use within the T7 Zone, as reasonably determined by the City of Rohnert Park based. Thus, no separate design, architectural, or development requirements shall apply to buildings located in areas designated Commercial/ Limited Industrial Use Zone (T7) except to the extent set forth in Chapter 17.10. H. OVERLAY DISTRICTS 1. AUTHORITY a. The Planning Commission has the authority to establish overlay districts for the purpose of accommodating uses which support the goals of the SVPD but which may not meet the specific criteria of a particular transect zone. b. An overlay district may be combined with any other transect zone, which allows compatible densities, by a change in district to include the overlay in accordance with the provisions of Chapter 17.25, Article VII (commencing with Section 17.25.070). 2. PROCESS a. Define the specific locations on the SVPD Zoning Map. b. Define the allowed uses for the overlay zone. c. Define special criteria which differ from the underlying transect zone for parking requirements, building disposition, building heights and other elements as needed. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 38 of 75 Public Hearing Draft 12/17/2020 17.06.860 DEVELOPMENT STANDARDS A. APPLICATION The standards in this section shall apply to all transects within SVPD boundaries. B. BICYCLE PARKING REQUIREMENTS 1. GENERAL REQUIREMENTS a. All the requirements of Municipal Code Section 17.16.140 apply within SVPD boundaries except for the numbers of required spaces which are given below in Section 17.06.860 (B) (2). 2. REQUIRED SPACES: a. All transect zones. One publicly accessible bicycle parking space for every four multifamily dwelling units. b. T4 General Urban Zone. On block faces having an entry to a non-residential use, a minimum of one bicycle parking space is required in a highly visible location in the public or private frontage. c. T5 Urban Center Zone. On block faces having an entry to a non-residential use, a minimum of two bicycle parking spaces are required in highly visible locations in the public or private frontages. d. T6 Urban Core Zone. A minimum of two bicycle parking spaces are required per block face in highly visible locations in the public or private frontages. e. T7 Light Industrial Zone. A minimum of two bicycle parking spaces are required per block face in highly visible locations in the public or private frontages. f. CS Civic Space Zone. Any civic space of at least 0.25 acres must have a minimum of two bicycle parking spaces. Spaces designed for active play, such as sports fields and jogging tracks, require an additional four bicycle parking spaces per acre. g. Civic Building Zone. Provide a minimum of one bicycle parking space for every 10 employees plus two for visitors in a highly visible location in the public or private frontage. C. VEHICLE PARKING REQUIREMENTS The off-street parking requirements contained in this section are intended to ensure that off- street parking facilities are provided for new land uses and for enlargements of existing uses. Off-street parking facilities may be designed for efficiency by utilizing shared parking criteria as set forth herein. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 39 of 75 Public Hearing Draft 12/17/2020 1. GENERAL REQUIREMENTS a. On-street parking along the frontage lines of a lot shall be counted toward fulfilling the parking requirements. b. When the required number of parking spaces cannot be provided on-site or along the frontage lines of the lot, parking spaces may be provided within one- quarter mile of the lot. In such situations, the property owner of the lot requiring the parking shall enter into a written agreement with the property owner of the off-site location (if different from the property owner of the lot requiring parking). The agreement shall provide for the required number of parking spaces to serve the lot. The terms of any such agreement shall be approved by the Development Services Director or his or her designee. c. The standard on-street parallel parking space shall be 23 feet long by the width as shown as the Parking Lane on the Street and Alley Plan (Section 17.06.870). d. All surface parking shall be in the rear half of a lot. e. Parking lots shall be screened from the frontage by a building or street screen. f. The vehicle entrance of a parking lot or garage on a frontage shall be no wider than 30 feet. Pedestrian entrances to parking lots and garages shall be directly at a frontage and shall not require a pedestrian to pass through a building or enter through an alley. g. Loading docks and service areas are not permitted on the Principal or Secondary Frontages. 2. REQUIRED VEHICLE SPACES a. Required Parking: The minimum parking required for a use is given in TABLE 2 when parking is not shared with another use. TABLE 1. REQUIRED VEHICLE PARKING T3 T4 T5 and T6 CB T7 RESIDENTIAL 2.0 / dwelling 1.5 / dwelling 1.0 / dwelling not applicable not applicable LODGING 1.0 / bedroom 1.0 / bedroom 1.0 / bedroom not applicable not applicable WAREHOUSE & DISTRIB. 2.0 / 1000 sq. ft. 2.0 / 1000 sq. ft. 1.0 / 1000 sq. ft. 1.0 / 1000 sq. ft. 1.0 / 1000 sq. ft. MANUF. & PROCESSING 2.5 / 1000 sq. ft. 2.5 / 1000 sq. ft. 1.5 /1000 sq. ft. 1.5 /1000 sq. ft. 1.5 / 1000 sq. ft. OFFICE & LT. INDUSTRIAL 3.0 / 1000 sq. ft. 3.0 / 1000 sq. ft. 2.0 / 1000 sq. ft. 2.0 / 1000 sq. ft. 2.0 / 1000 sq. ft RETAIL 4.0 / 1000 sq. ft. 4.0 / 1000 sq. ft. 3.0 / 1000 sq. ft. not applicable 3.0 / 1000 sq. ft. CIVIC CUP CUP CUP CUP CUP OTHER CUP CUP CUP CUP CUP b. Shared Parking: When adjacent uses share parking, the required number of spaces is reduced by following this procedure: Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 40 of 75 Public Hearing Draft 12/17/2020 1. Base Parking. Add up the base required parking from TABLE 2. 2. Look up the Shared Parking Factor from TABLE 3. If parking is shared between more than two uses, then select the largest Shared Parking Factor. 3. Multiply the Base Parking with the Shared Parking Factor to get the actual required parking. 4. The Shared Parking Factor for Civic and Other uses may be established by the Development Services Director or his or her designee. TABLE 2. SHARED PARKING FACTOR RE S I D E N T I A L LO D G I N G WA R E H O U S E & D I S T R I B . MA N U F . & P R O C E S S I N G OF F I C E & L T . I N D U S T R I A L RE T A I L RESIDENTIAL 1.0 0.9 0.7 0.7 0.7 0.8 LODGING 0.9 1.0 0.6 0.6 0.6 0.8 WAREHOUSE & DISTRIB. 0.7 0.6 1.0 0.9 0.9 0.8 MANUF. & PROCESSING 0.7 0.6 0.9 1.0 0.9 0.8 OFFICE & LT. INDUSTRIAL 0.7 0.6 0.9 0.9 1.0 0.8 RETAIL 0.8 0.8 0.8 0.8 0.8 1.0 3. EXAMPLE VEHICLE PARKING CALCULATION To illustrate how parking requirements are calculated, consider the situation in FIGURE 3. The block has a 12,000 square foot retail use at A, and 15 apartments at B. Parking for the block is located around its perimeter and also at the interior of the block. The block is located in transect zone T5. Step 1. Find the Base Required Parking From TABLE 2, the base parking requirements are: For Use A: (3.0/1,000 square feet) x 12,000 square feet = 36 spaces For Use B: (1.0/dwelling) x 15 units = 15 spaces Total of A + B = 51 spaces. Step 2. Find the Shared Parking Factor From TABLE 3, the Shared Parking Factor is 0.8 for residential sharing parking with retail. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 41 of 75 Public Hearing Draft 12/17/2020 Step 3. Multiply to Obtain the Actual Required Parking The total actual required parking is then 51 spaces x 0.8 = 41 spaces. These spaces may be located anywhere allowed by Section C, but would generally be located in areas similar to those shown in FIGURE 3. FIGURE 3. EXAMPLE PARKING CALCULATION SCENARIO D. SIGNAGE Signage requirements for size, type, location, lighting and materials are contained in the SV DRB Design Standards. E. EXTERIOR LIGHTING a. Street lighting requirements are in Section 17.06.870 (E). b. All other exterior lighting requirements are found in the SV-DRB Design Standards. F. WASTE a. Containers for recycling of green waste, compost and landfill shall be stored in the rear half of the lot and accessed from the alley. b. Provision must be made for recycling of at least aluminum, cardboard, mixed consumer container metals, mixed consumer container plastics, paper and green waste. c. If curbside food waste collection is available, containers must be provided. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 42 of 75 Public Hearing Draft 12/17/2020 17.06.870 STREETS AND PUBLIC FRONTAGES A. STREET AND ALLEY PLAN Street types and accompanying public amenities are identified on FIGURE 4 in this section. The color-coded map uses private alleys shown in grey and four street types: Neighborhood Streets, Minor Streets, Main Streets and Modified Main Streets. The details for these street types and the requirements for bicycle lanes, parking lanes, planter strips, sidewalks and street lights are detailed in. Details on the one-way streets and angled parking will be provided during preparation of Tentative Maps and will be included in the SVPD through the zoning amendment process as set forth in Chapter 17.25 Article VII (commencing at 17.25.070). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 43 of 75 Public Hearing Draft 6/11/2020 FIGURE 4. SVPD STREET AND ALLEY PLAN Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 44 of 75 Public Hearing Draft 6/11/2020 B. STREET TYPES FIGURE 5A. STREET TYPES - ALLEY ‘A’ Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 45 of 75 Public Hearing Draft 12/17/2020 FIGURE 5B. STREET TYPES - ALLEY ‘A’ PLAN VIEW Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 46 of 75 Public Hearing Draft 12/17/2020 FIGURE 5C. STREET TYPES - “ALLEY B” Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 47 of 75 Public Hearing Draft 12/17/2020 FIGURE 5D. ALLEY ‘B’ PLAN VIEW Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 48 of 75 Public Hearing Draft 12/17/2020 FIGURE 6. NEIGHBORHOOD STREET Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 49 of 75 Public Hearing Draft 12/17/2020 FIGURE 7. MAIN STREET Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 50 of 75 Public Hearing Draft 12/17/2020 FIGURE 8. MINOR STREET Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 51 of 75 Public Hearing Draft 12/17/2020 FIGURE 9. ONE-WAY STREET Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 52 of 75 Public Hearing Draft 12/17/2020 C. SIDEWALKS a. In the Public Frontage, a continuous level sidewalk is required around every block. b. The same sidewalk standards as defined in FIGURE 4shall be applied on each side of the street within a block. c. The required width of a sidewalk is defined by the Street Type in FIGURE4. d. Sidewalks shall not have railings, and therefore the site grading must be made to address proper drainage without the need for unusually elevated sidewalks. e. Sidewalks must comply with all relevant state and federal law. D. PLANTER STRIPS a. Planter strips are required where indicated in FIGURE 4. E. STREET LIGHTING a. All public streets shall use the City’s Street Lighting Design Standards. b. Lighting for private alleys and streets shall use the SVPD Street Lighting Design Standards and shall comply with the SV DRB Design Standards. c. Gallery frontage types preclude the use of typical street lighting. Therefore, decorative surface mounted lights are required on gallery soffits. This lighting needs to provide an appropriate amount of lighting for the sidewalk and adjacent parking lane, as determined by the current Illuminating Engineering Society (IES) Guidelines. The City may require these lights to be controlled by photocells and/or timers to assure appropriate lighting of the public way. Gallery lights are not intended to provide roadway lighting and must be coordinated with adjacent street lights to ensure safety. F. STREET TREES TABLE 5 gives the allowed species of street trees in the SVPD. Any tree which meets the following criteria may be proposed as an alternate and must be approved by the Director of Development Services or his or her designee: • non-invasive • has low potential for causing damage to adjacent sidewalks, curbs and roadway • fruit does not cause damage to cars, clog storm drains or attract rats • tree is hearty and disease resistant • appropriate for clay-rich soil and seasonal rainfall. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 53 of 75 Public Hearing Draft 12/17/2020 TABLE 3. ALLOWED STREET TREE SPECIES Botanic Name Common Name Acer bueregerianum Trident Maple Acer freemanii Autumn Blaze Maple Acer rubrum 'Bowhall' Red Maple Arbutus unedo 'Marina' Strawberry Tree Carpinus betulus European Hornbeam Celtis australis European Hackberry Celtis occidentalis Common Hackberry Ceratonia siliqua Carob Cercis canandensis Eastern Redbud Cercis reniformis Oklahoma Redbud Chilopsis linearis Desert Willow Ginkgo biloba 'Princeton Sentry’ Gingko Gymnocladus dioica Kentucky Coffee Tree Koelreuteria bipinnata Chinese Flame Tree Koelreuteria paniculata Flamegold Tree Lagerstroemia indica 'Natchez' Crape Myrtle Lagerstroemia indica x L. fauri clones Crape Myrtle Laurus Nobilis Grecian Laurel Liriodendron tulipfera Tulip Tree Magnolia grandiflora Southern Magnolia Malus arnoldiana Anold Crabapple Olea europaea Fruitless Olive Pistacia chinensis Chinese Pistache Prunus ceraifera Cascade Snow Pyrus calleryana 'Aristocrat’ Flowering Pear Quercus agrifola* Coast Live Oak* Quercus buckleyi Texas Red Oak Quercus douglasii* Blue Oak* Quercus lobata* Valley Oak* Quercus rubra Red Oak Quercus suber* Cork Oak* Quercus wislizenii* Interior Live Oak* Tilia cordata Littleleaf Linden Zelkova serrata Sawleaf Zelkova Zelkova serrata* Green Vase* *Tree having an asterisk require a minimum of 10-foot radius without concrete or asphalt a. Street tree spacing shall be an average of 30 feet on center for Principal and Secondary Frontages. b. Tree wells and root barriers are required for all street trees in T5 and T6 which are within 5 feet of publicly-maintained concrete or asphalt. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 54 of 75 Public Hearing Draft 12/17/2020 GLOSSARY A. PURPOSE The glossary of terms and phrases used in the SVPD are technical or specialized and may not reflect common usage. If a definition in this section conflicts with a definition in another provision of the Municipal Code, the definitions in this section shall control. If a word is not defined in this section, refer to Chapter 17.04 of the Zoning Ordinance. The Development Services Director shall determine the meaning of terms when a definition is ambiguous or when a term is not defined in accordance with Section 17.02.090 of the Municipal Code. B. DEFINITIONS OF SPECIALIZED TERMS AND PHRASES The definitions provided in the Municipal Code shall apply to Article XV.A. If there is a conflict between the definitions in the Municipal Code and the definitions provided in the Article, the definitions in this Article shall control. Abut. Adjoin or border on. This term is used in several of the other definitions. Administrative Use Permit: a use permit which is granted by the City’s Planning department without requiring the approval of the Planning Commission. Adult Day Program. Any community-based facility or program that provides care to persons 18 years of age or older in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of these individuals on less than a 24-hour basis. Alcoholic Beverage Establishment. A commercial and non-commercial establishment wherein alcoholic beverages are sold, served, or given away for consumption on the premises, excluding full-service restaurants. Typical alcoholic beverage establishments include but are not limited to the following recognized types of establishments: bars, cocktail lounges, ballrooms, dance bars, piano bars, billiard or game parlors, bowling alleys and nightclubs. Alley. A public or private way which affords only secondary access to abutting property. Amphitheater. An outdoor venue for concerts, storytelling, plays and other related events with seating, a stage and which may include minor lighting of up to 5,000 watts total, a concessions kiosk, ticket sales booth, storage, restrooms and other similar facilities. The venue may have raised seating, a sunken stage or both. Sunshades and wind screens are allowed, but the facility must have a general open quality without major roofs or enclosed spaces. Animal Rescue. A facility for taking in animals for placement in homes and shelters which may provide minor medical services and boarding facilities for up to one week. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 55 of 75 Public Hearing Draft 12/17/2020 Auto and Vehicle Sales and Rental. A retail or wholesale establishment selling and/or renting automobiles, trucks and vans, trailers and motorcycles (bicycle sales are included under "General Retail"). May also include repair shops and the sales of parts and accessories, incidental to vehicle dealerships. Does not include: the sale of auto parts/accessories separate from a vehicle dealership (see "Auto Parts Sales"); mobile home, recreational vehicle, or watercraft sales (see "Mobile Home, RV and Boat Sales"); tire recapping establishments (see "Vehicle Services"); businesses dealing exclusively in used parts, (see "Recycling - Scrap and Dismantling Yards"); or "Gas Stations," which are separately defined. Automated Teller Machine (ATM). Computerized, self-service machines used by banking customers for financial transactions, including deposits, withdrawals and fund transfers, without face-to-face contact with financial institution personnel. The machines may be located at or within banks, or in other locations. Balcony, French: a shallow balcony, almost flush with a facade, accessed by a single pair of inward-swinging doors. French balconies do not dematerialize the spatially-defining character of facades as does the “egg-crate” of conventional deep balconies. French balconies virtually transform the adjacent interior room into an outdoor space and are encouraged. Balcony: a partially enclosed, habitable structure, usually cantilevered from a façade or an elevation, providing private outdoor space to an apartment. Balconies in great numbers with significant depth tend to dematerialize the vertical plane of a façade, interfering with its role of spatial definition. A better alternative to avoid this is to use a French balcony and the loggia. Bank, Financial Services. Financial institutions including: banks and trust companies, other investment companies, credit agencies, securities/commodity contract brokers and dealers, holding (but not primarily operating) companies, security and commodity exchanges, lending and thrift institutions, vehicle finance (equity) leasing agencies. See also, "Automated Teller Machine." Bar/Tavern/Night Club. A business where alcoholic beverages are sold for on-site consumption, which are not part of a larger restaurant. Includes bars, taverns, pubs, night clubs, live music and/or dancing, comedy and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May also include beer brewing as part of a microbrewery. Requires compliance with Section 8.34. Bed & Breakfast Inn (B&B). A residential structure with one household in permanent residence, with one or up to five bedrooms rented for overnight lodging, where meals may be provided subject to applicable Health Department regulations. Does not include room rental, which is separately defined (see “Rooming, Lodging, or Boarding House”). Bedroom. Any space in the conditioned area of a dwelling unit or accessory structure located along an exterior wall, but not including the following: hall; bathroom; kitchen; living room, dining room, family room, laundry room, closet/dressing room opening off of a bedroom. If a home office, library or similar room is proposed, it may be exempted from being considered a bedroom if there is no closet and at least one of the following is present: a) a minimum 4 foot opening, without doors, into another room; or b) a half wall (4 foot maximum height) between the room and another room. A detached building which contains only a half bath will not routinely be considered as having a bedroom unless it is specifically identified and permitted as a guest house. Block Face: the aggregate of all the building facades on one side of a block. The Block Face provides the context for establishing architectural harmony. Block. The properties abutting on one side of a street and lying between the two nearest intersecting or intercepting streets, or nearest intersecting or intercepting street and railroad right-of-way, unsubdivided land, or watercourse. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 56 of 75 Public Hearing Draft 12/17/2020 Building Configuration: the form of a building, based on its massing, private frontage, and height. Building Disposition: the placement of a building on its lot. See Lot Configuration. Building Height. The vertical extent of a building is measured by number of stories, not including an inhabited attic. Heights are measured from the average finish grade of the frontage line to the eave of a pitched roof or to the surface of a flat roof. The maximum building height is determined by the clear street width at the Principal or Secondary Frontage. Building Identification Sign. Any sign containing the name or address of a building and may include hours of operation and emergency information, such sign being located on the same site as the structure. Building and Landscape Materials Sales-Indoor. See “General Retail” Building and Landscape Materials Sales-Outdoor. See “Storage-Yard, Outdoor” Building. See “Structure” Business Support Service. An establishment within a building that provides services to other businesses. Examples of these services include: Blueprinting, film processing and photo finishing (retail), computer related services (rental, repair), protective services, copying and quick printing services, and security systems service. Carshare/Bicycleshare Stations. An established location where cars, vans, scooters, bicycles or other vehicles are provided for use through a club or rental service, generally not staffed. Catering. A business that prepares and delivers food for consumption on the premises of a client. Does not include mobile food vendors. Cemetery. A park established for the purpose of providing a location for grieving, remembering and religious ceremony. Either human (cemetery) or animal (pet cemetery) remains are permanently stored on site. Tombstones, urns and other markers may be placed within designated burial and ash storage areas. A cemetery may be enclosed with a see-through iron fence, but must leave its gates open during daylight hours and allow unrestricted access without charge. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 57 of 75 Public Hearing Draft 12/17/2020 Child Day Care. Facilities that provide care, protection and supervision of children, in the care giver’s home or a separate commercial business, for periods of less than 24 hours per day, while the parents or authorized guardians are away. These facilities include the following, all of which are required to be licensed by the State of California Department of Social Services. (1) Large Family. A home that provides family child care for up to 12 children. These capacities include children under age 10 who live in the licensee’s home and the assistant provider’s children under age 10. A large family day care home is required to comply with the requirements of Section 7.060. (2) Small Family. A home that provides family child care for up to six children, or for up to eight children. These capacities include children under age 10 who live in the licensee’s home. Childcare Center. Commercial child care facility for children ages 0 to 13 years in a commercial building or the commercial portion of a mixed-use building. Allowed as an accessory use. Cinema. For live performances, see Theater. A movie theater containing at least one and no more than 10 screens. A window for selling tickets may open directly onto the Public Frontage. The building may include food, candy and drink concessions, and may also include a café or restaurant. In addition to showing films and serving food, the facility may host public lectures, meetings, educational courses and other similar functions. Parking is generally shared with another use in a public or private garage. Civic Building. A building designed specifically for a civic use such as a not-for-profit organization dedicated to arts, culture, education, recreation, government, transit, or for a use approved by the City of Rohnert Park or the County of Sonoma. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 58 of 75 Public Hearing Draft 12/17/2020 Civic Space. Parks, Squares and other civic spaces are illustrated below. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 59 of 75 Public Hearing Draft 12/17/2020 Club, Lodge, Private Meeting Hall. Permanent, headquarters-type and meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, including facilities for: business associations, political organizations, civic, social, and fraternal organizations, professional membership organizations, labor unions and similar organizations, other membership organizations. Commercial Recreation - Indoor. Establishments providing indoor amusement and entertainment services for a fee or admission charge, including: bowling alleys, electronic game arcades (video games, pinball, etc.), coin- operated amusement arcades, ice skating and roller skating, dance halls, clubs and ballrooms, pool and billiard rooms as primary uses. This use does not include adult oriented businesses, which are separately defined. Four or more electronic games or coin-operated amusements in any establishment, or a premise where 50 percent or more of the floor area is occupied by amusement devices, are considered an electronic game arcade as described above; three or fewer machines are not considered a land use separate from the primary use of the site. Commercial Recreation - Outdoor. Facilities for various outdoor recreational activities, where a fee is charged for use. Examples include: amusement and theme parks, miniature golf courses, go-cart tracks, water slides, golf driving ranges. May also include commercial facilities customarily associated with the above outdoor commercial recreational uses, including bars and restaurants, video game arcades, etc. Commercial. the term collectively defining workplace, Office, Retail, and Lodging Functions. Conference/Convention Facility. One or more structures accommodating multiple assembly, meeting, and/or exhibit rooms, and related support facilities (e.g., kitchens, offices, etc.). Coverage. The percent of the total site area covered by structures, open or enclosed, excluding uncovered steps, patios and terraces. Crop Production, Horticulture, Orchard, Vineyard. Commercial agricultural production field and orchard uses, including the production of the following, primarily in the soil on the site and not in containers, other than for initial propagation prior to planting in the soil on the site: flowers and seeds, ornamental crops, tree nuts, field crops, trees and sod, melons, vegetables, grains, wine and table grapes, fruits. Also includes associated crop preparation services and harvesting activities: mechanical soil preparation; irrigation system construction; composting. Chemical sprays are not allowed. May also include the sale of products grown on site. See also Greenhouse (commercial). Disposition. See Building Disposition. Driveway, Residential. A vehicular lane within a Lot, often leading to a garage. Dwelling, Accessory/Second Unit. An attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons with permanent provisions for living, sleeping, eating, cooking and sanitation on the same parcel as the single household dwelling. Dwelling, Attached. A building containing a single dwelling unit and having one or more walls in common with another such unit with each unit located on a separate lot. Dwelling, Detached. A building designed for and/or occupied exclusively by one household that has no walls in common with any other structure or dwelling unit. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 60 of 75 Public Hearing Draft 12/17/2020 Dwelling, Multifamily. A building which includes residential use including two or more separate dwelling units, and which may include other uses as well. This definition includes but is not limited to duplexes, triplexes, apartments, and condominiums under a common ownership. Dwelling, Single Family. A freestanding building designed for and/or occupied by one household. Expression Line. The street level facade of any building with a shopfront shall be distinguished from the remainder of the building with a horizontal expression line on the façade located between the highest point of the second floor and the bottom edge of the third floor windows. The purpose of this architectural feature is to create a comfortable and cohesive public space. The expression line shall be incorporated into the façade as a permanent design element and shall be created by a change in building material, architectural design, setback, recess, projection, cornices, belt courses, corbelling, molding, stringcourses or other sculptured design element. Where city staff determines that a consistent expression line has been established on adjacent buildings, it shall be continued on any new construction or expansion, or a transitional design element (such as columns, piers, bays or changes in façade materials) between the existing and proposed expression lines may be required. Farmer’s Market. A market held in a Town Square, public park, or prominent building with highly visible entries from a Town Square or public park. The vendors may sell any items they have assembled, manufactured, grown or processed that are otherwise allowed by law, including but not limited to vegetables, fruits, jams, nuts, fish, meats, eggs, cheeses, juices, honey, soap, clothing, furniture, tools, seeds, plants and art. A minimum of one- third of all vendors must sell primarily food. Fence. A device or portion thereof designed to separate or screen property areas and not to carry any structural loads. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 61 of 75 Public Hearing Draft 12/17/2020 Frontage, Line and related terms. Frontage Line. The portion of the property line along the Principal and Secondary Frontages. Lot Line. The portion of the property line between adjacent Lots. Facade. The faces of buildings which are visible from the Principal and Secondary Frontages. Elevation. The faces of a building which is visible from the rear of the Lot or from an adjacent Lot. FRONTAGE, Principle and Secondary. Principal Frontage. The main point of access for pedestrians into a building. On corner Lots, the Private Frontage designated to bear the address and Principal Entrance to the building, and the measure of minimum Lot width. Secondary Frontage. The Private Frontage which does not have the main point of access for pedestrians into a building. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 62 of 75 Public Hearing Draft 12/17/2020 FRONTAGE, Private and Public. Private Frontage. the privately owned area between the Frontage Line and the Principal Building Facade. See Types of Private Frontages, below and the Land Use table for where each type is allowed. Public Frontage. the area between the Curb of the vehicular lanes and the Frontage Line. Types of Private Frontages. The following figures illustrate the types of Private Frontages. See the Land Use table for information about where each type is allowed. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 63 of 75 Public Hearing Draft 12/17/2020 Frontage. Types of Private Frontages, continued -- *An easement or encroachment permit for private use of the right-of-way is usually required. Alternatively, the City of Rohnert Park may require that the full width of the gallery be private with a public easement. Decorative surface mounted lights are required on soffit of gallery. This lighting needs to provide an appropriate amount of lighting for the sidewalk and adjacent parking lane. The City of Rohnert Park may require these lights to be controlled by photocells and/or timers to assure appropriate lighting of public way. The coordination of the gallery lights with the streetlights is required. Fueling Station. A retail business selling gasoline, petrodiesel, biodiesel, ethanol and/or other motor vehicle fuels, and related products. A gas station may also include a convenience store of less than 400 square feet. Function. The use or uses accommodated by a building and its Lot, categorized as Permitted, Administratively Permitted or Conditionally Permitted. Furniture/Fixtures Manufacturing, Cabinet Shop. Manufacturers producing: wood and metal household furniture and appliances; bedsprings and mattresses; all types of office furniture and public building furniture and partitions, shelving, lockers and store furniture; and miscellaneous drapery hardware, window blinds and shades. Includes furniture re-upholstering businesses, wood and cabinet shops, but not sawmills or planing mills, which are instead included under "Manufacturing - Heavy." Gallery. See Frontage Types. Garage or Carport. Parking space and shelter for automobiles or other vehicles, where the size of the parking space complies with the provisions of Section 11.070(I) (Parking Stall Size). 1. A garage is a completely enclosed attached or detached accessory structure with an operational door 2. A carport is an attached or detached accessory structure enclosed on no more than two sides. A garage or carport complies with the requirements of this Zoning Code for "covered" parking spaces. Garage Sale. A sale of articles belonging to one or more households, held for a period not to exceed three consecutive days, at a frequency not to exceed once every two months at any single location. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 64 of 75 Public Hearing Draft 12/17/2020 General Retail. Stores and shops selling many lines of merchandise. Examples of these stores and lines of merchandise include: antique stores, drug stores and pharmacies, art galleries, retail, furniture, furnishings, and appliances, artists’ supplies, hobby materials, auction rooms, jewelry, auto parts sales, luggage and leather goods, bicycles, musical instruments, parts and accessories, books, magazines, and newspapers, orthopedic supplies, building and landscape materials indoor, religious goods, cameras and photographic supplies, second hand stores, clothing, shoes, and accessories, small wares, collectibles (cards, coins, comics, stamps, etc., specialty shops, convenience stores, sporting goods and equipment, department stores, stationery. Groceries, Specialty Foods. A retail business where the majority of the floor area open to the public is occupied by food products packaged for preparation and consumption away from the store. Guest House. A detached living quarters of permanent construction, without kitchen or cooking facilities, clearly subordinate and incidental to the main building on the same lot, and intended for use by occasional guests of the occupants of the main building. Health Care Facility. A facility which treats patients during normal office hours, offering advice, tests or minor medical procedures which do not require hospital support. Pharmacy services and the sale of medical equipment may be provided as an accessory use. Health Club. A public or private club providing fitness facilities and training. May include fitness machines, running tracks, swimming pools, spas, saunas, free weights, fitness classes, diet and nutrition counseling, stress relief/relaxation counseling and classes, showers and locker area, and other similar health and fitness services. The sale of drinks and food, fitness equipment or clothing is allowed as an accessory use. Home Occupation. A commercial activity conducted in a dwelling located in a Residential, Mixed Use, or Commercial zoning district, which is clearly incidental and secondary to the use of the dwelling for residential purposes and in accordance with the provisions of Section 7.050. Hotel. A facility with guest rooms or suites, with or without kitchen facilities, rented to the general public for transient lodging. Hotels typically include a variety of services in addition to lodging; for example, restaurants, meeting facilities, personal services, etc. Also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc. Household. A person or group of people who live together in a single dwelling unit, but not including the renting of rooms. Inn. A facility with up to 12 guest rooms or suites, with or without kitchen facilities, rented to the general public for transient lodging. Inns may include a variety of minor uses in addition to lodging; for example, a small restaurant, a swimming pool or spa, or a garden. Kennel, Animal Boarding. A commercial facility for the grooming, keeping, boarding or maintaining of four or more dogs (four months of age or older), or four dogs or cats for sale in pet shops or patients in animal hospitals. See also "Veterinary Clinic, Animal Hospital." Kiosk. A structure of 250 square feet or less in which information is provided or concessions are sold. May include such uses as flower sales, coffee, ice cream, bicycle rentals, transit or rideshare information. Laboratory – Animal Testing. A facility for testing and research which uses live animals. Such facilities are prohibited. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 65 of 75 Public Hearing Draft 12/17/2020 Laboratory - Medical, Analytical and Research. A facility for testing, analysis, and/or research. Examples of this use include medical labs, soils and materials testing labs, and forensic labs. Laundry, Coin-Operated. A self-service laundry facility of between five and twenty washers and dryers. May include ancillary equipment such as a laundry centrifuge and vending for soaps and other laundry items. Laundry, Dry Cleaning Plant. A service establishment engaged primarily in high volume laundry and garment services, including: carpet and upholstery cleaners; diaper services; dry cleaning and garment pressing; commercial laundries; linen supply. These facilities may include accessory customer pick-up facilities. These facilities do not include coin-operated laundries or dry cleaning pick-up stores without dry cleaning equipment; see "Personal Services." Library, Museum, Art Gallery. A public or quasi-public facility, examples of which include: aquariums, arboretums, art galleries and exhibitions, botanical gardens, exhibits, libraries, museums and planetariums. May also include accessory retail uses such as a gift/book shop, restaurant, etc. Liquor Store. A retail establishment for the sale of alcoholic beverages, including specialty stores for wine or beer, and general sales of wine, beer and spirits. The SVPD is subject to Section 17.07.020 Footnotes with the following two exceptions: 1. Section 17.07.020 R1. Because the SVPD is zoned Mixed Use, and because certain Residential uses are allowed in each transect, a Liquor Store may be operated within a Mixed Use district in the T4, T5 or T6 transect. 2. Section 17.07.020 R2a. Because the SVPD is programmed with small blocks and small businesses, the required minimum store size is reduced in this section so that the location limitations of Section 17.07.020 R2 do not apply for retail markets having a minimum of one thousand square feet of floor area which devote no more than five percent of such floor area to the sale, display and storage of alcoholic beverages. Live/Work Sign. A sign that identifies the location of a live/work unit within the SV-PD. A live work unit consists of a Mixed Use unit of Commercial and Residential Function. The Commercial Function may be anywhere in the unit. It is intended to be occupied by a business operator who lives in the same structure that contains the Commercial activity or industry. Lot Area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated street rights of way. Net lot area is the gross area of the lot, exclusive of: (1) Easements for streets or driveways that are not for the exclusive use of the lot on which the easement is located; (2)The access strip required to serve a flag lot. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 66 of 75 Public Hearing Draft 12/17/2020 Lot Configuration. Buildings may be situated on a Lot in different ways depending on the configurations allowed in the Land Use table. These illustrations approximate the location of the structure relative to the boundaries of each individual lot, establishing suitable basic building types for each Transect zone. Lot Frontage. The property line of a site abutting a street, other than the street side line of a corner lot. Lot Line or Property Line. Any recorded boundary of a lot. The types of lot lines are as follows: (1) Front Lot Line. On an interior lot, the property line separating the parcel from the street. The front line on a corner lot is the line with the shortest frontage. If the street fronting lot lines of a corner lot are equal in length, the front lot line shall be determined by the Development Services Director or his or her designee. On a double frontage lot, both lot lines are front lot lines and the lot is considered to have no rear lot line. (2) Interior Lot Line. Any lot line not abutting a street that is not a rear lot line. (3) Rear Lot Line. A property line that does not intersect the front lot line, which is most distant from and most closely parallel to the front lot line. (4) Side Lot Line. Any lot line that is not a front or a rear lot line. (5) Street Side Lot Line. On a corner lot, the lot line with the longest frontage. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 67 of 75 Public Hearing Draft 12/17/2020 Lot or Parcel. A recorded lot or parcel of real property lawfully created as required by applicable Subdivision Map Act and City ordinance requirements, including this Zoning Ordinance. Types of lots include the following: (1) Corner Lot. A lot located at the intersection of two or more streets, where they intersect at an interior angle of not more than 135 degrees. If the intersection angle is more than 135 degrees, the lot is an interior lot. (2) Flag Lot. A lot having access from the building site to a public street by means of private right-of-way strip. (3) Interior Lot. A lot abutting only one street. (4) Reverse Corner Lot. A corner lot the side line of which is substantially a continuation of the front property line of the first lot to its rear. (5) Double Frontage Lot. An interior lot with frontage on two generally parallel streets. Lot, Depth. The average linear (or mean horizontal) distance between the front and rear lot line lines or between the front lot line and the intersection of the two side lot lines if there is no rear not line. Lot, Width. The horizontal distance between the side lot lines. Lot. A parcel of land accommodating a building or buildings of unified design. The size of a Lot is controlled by its width in order to determine urban sensibility of the Block Face. Maintenance/Repair Service - Client Site Services. Base facilities for various businesses that provide services on the premises of their clients. Includes gardening, janitorial, pest control, water and smoke damage recovery, and similar services; and maintenance/repair services for appliances, computers, electronics, elevators, equipment, HVAC, instrument, where the service is provided on the client site. Maintenance/Repair Service - Equipment, Appliances. A business that provides repair and/or maintenance services for appliances, computers, electronics, and other types of non-vehicular related equipment that is brought to the facility by the client. These businesses do not operate on the same site as a retail establishment that sells the product being maintained or repaired. When these services operate from a retail establishment that sells the products being maintained or repaired, they are instead considered part of the retail use. Manufactured/Mobile Home. A structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, water heating, and electrical systems contained therein; except that such term shall include any structure which meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification and complies with the standards established under this part. California Health and Safety Code Section 18007. Manufacturing/Processing - Heavy. A facility accommodating processes that involve and/or produce basic metals, chemicals, hot-processed metals, glazing fabrication, paper products, machinery, textiles, and/or transportation equipment where the intensity and/or scale of operations may cause significant impacts on surrounding land uses or the community. Manufacturing/Processing - Light. A facility accommodating manufacturing processes and establishments engaged in the assembly, fabrication, and conversion of already processed raw materials into products, where the operational characteristics of the manufacturing processes and the materials used are unlikely to cause significant impacts on surrounding land uses or the community. Examples of light manufacturing uses include the following: clothing and fabric product manufacturing, metal products fabrication including of building materials, machine and welding shops, electronics, equipment, and appliance manufacturing, paper product manufacturing, food and beverage product manufacturing, photo/film processing lab (Does not include small-scale photo, handcraft industries, small-scale manufacturing, processing machines accessory to other retail businesses). Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 68 of 75 Public Hearing Draft 12/17/2020 Market Hall. An open hall that contains a minimum of three retail enterprises (no maximum) all sharing one large open area. Meals Assembly. A facility that provides a location for clients to assemble meals from ingredients and take them offsite for cooking and consumption. Meals may also be assembled onsite for clients to pickup at the facility. No eating facilities are provided. Media Production. Facilities for motion picture, television, video, sound, computer, and other communications media production. Medical Service - Health Care Facility. A facility, place, or building that is maintained and operated to provide medical care. Includes nursing homes, intermediate care facilities, medical clinics, and home health agencies, all of which are licensed by the California State Department of Health Services, and defined in Health and Safety Code Section 1200 et seq. Medical Service - Major. Hospitals and similar facilities engaged primarily in providing diagnostic services, and extensive medical treatment, including surgical and other hospital services. These establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care. May include on-site accessory clinics and laboratories, accessory retail uses and emergency heliports (see the separate definition of "Accessory Retail Uses"). Medical Service - Minor. A facility other than a hospital where medical, dental, mental health, surgical, and/or other personal health care services are provided on an outpatient basis. Includes medical offices (for example offices for chiropractors, dentists, medical doctors, optometrists, prescription opticians, psychologists, etc.), outpatient facilities which may include surgery, urgent care facilities, dental laboratories, and medical laboratories. Counseling services by other than medical doctors or psychologists are included under "Offices - Professional." Mixed Use. Multiple Functions within the same building through superimposition or adjacency, or in multiple buildings by adjacency. Mobile Home, RV, and Boat Sales. Retail establishments selling mobile home dwelling units and/or various vehicles and watercraft for recreational uses. Includes the sales of boats, campers and camper shells, jet skis, mobile homes, motor homes, and travel trailers. Monument Sign. A ground sign having a horizontal dimension greater than its vertical dimension. This sign type is not allowed. Mortuary, Funeral Home. Funeral homes and parlors, where deceased are prepared for burial or cremation, funeral services may be conducted. Multifamily. See Dwelling, Multiple. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 69 of 75 Public Hearing Draft 12/17/2020 Office. This Code distinguishes between the following types of offices. These do not include medical offices (see "Medical Service - Minor"). (1) Accessory. An office facility incidental and accessory to another business or sales activity that is the primary use. These are permitted accessory to any other use allowed in all zones established by this code. (2) Business/Service. An establishment providing direct services to customers. Examples of these uses include employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices, etc. This use does not include "Bank, Financial Services," which is separately defined. (3) Government. An administrative, clerical, or public contact and/or service office of a local, state, or federal government agency. Includes post offices, but not bulk mailing distribution centers. (4) Processing. An office-type facility characterized by high employee densities, and occupied by businesses engaged in information processing, and other computer-dependent and/or telecommunications-based activities. Examples of these uses include: reservation centers for airlines or rental cars, computer software and hardware design and development, consumer credit reporting, data processing services, health management organization (HMO) offices where no medical services are provided, insurance claim processing, mail order and electronic commerce transaction processing, telecommunications facility design and management, telemarketing. (5) Professional/Administrative. An office-type facility occupied by businesses that provide professional services and/or is engaged in the production of intellectual property. Examples of these uses include: accounting, auditing and bookkeeping services, financial management and investment counseling, advertising agencies, literary and talent agencies, attorneys, management and public relations services, commercial art and design services, media production services, construction contractors (office facilities only), news services, counseling services, photographers and photography studios, court reporting services, psychologists, detective agencies and similar services, secretarial, stenographic, word processing, and design services including architecture, engineering, temporary clerical employee services, landscape architecture, urban planning, security and commodity brokers, educational, scientific and research organizations, writers’ and artists’ offices. Park. City owned land whose primary purpose is recreation, includes, but is not limited to, playfields and courts, swimming pools, recreational facilities, community gardens, playgrounds, trails, and nature preserves. Parking, Structured. Includes both day-use and long-term public and private commercial garages and structures. Parking, Surface Lot. Surface parking lots are allowed only in the rear half of a lot, except in Transect Civic Parking where it is allowed throughout the lot but must be screened from all Frontages. Personal Services - Restricted. Personal services that may tend to have a potentially offensive effect upon surrounding areas and which may need to be dispersed to minimize their adverse impacts. Examples of these uses include: check cashing stores, soup kitchens, fortune tellers, spas and hot tubs for hourly rental, palm and card readers, tattoo and body piercing services, psychics. Personal Services. Establishments providing non-medical services to individuals as a primary use. Examples of these uses include: barber and beauty shops, massage (licensed, therapeutic, non-sexual), clothing rental, pet grooming with no boarding, dry cleaning pick-up stores with limited equipment, shoe repair shops, home electronics and small appliance repair, tailors, laundromats (self service laundries), tanning salons, locksmiths. These uses may also include accessory retail sales of products related to the services provided. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 70 of 75 Public Hearing Draft 12/17/2020 Plant Nursery. A commercial agricultural establishment engaged in the production of ornamental plants and other nursery products, grown under cover either in containers or in the soil on the site, or outdoors in containers. The outdoor production of ornamental plants in the soil on the site is instead included under "Crop Production, Horticulture, Orchard, Vineyard." Also includes establishments engaged in the sale of these products (e.g., wholesale and retail nurseries) and commercial-scale greenhouses. The sale of house plants or other nursery products entirely within a building is also included under "General Retail." Principal Frontage. See Frontage. Printing and Publishing. A small scale establishment engaged in printing by letterpress, lithography, gravure, screen, offset, or electrostatic (xerographic) copying; and other establishments serving the printing trade such as bookbinding, typesetting, engraving, photoengraving and electrotyping. This use also includes establishments that publish newspapers, books and periodicals; establishments manufacturing business forms and binding devices. "Quick printing" services are included in the definition of "Business Support Services." Private Frontage. See Frontage. Public Frontage. See Frontage. Public Safety Facility. A facility operated by a public agency including fire stations, other fire prevention and fire fighting facilities, police and sheriff substations and headquarters, including interim incarceration facilities. Push Cart. A non-motorized mobile vending cart on wheels no larger than 10 feet by five feet which may be used for the purpose of selling food, clothing, jewelry, artwork, tools, and for providing services, including watch repair, shoe shine and repair, and bicycle maintenance. Rear Lane or Alley. A vehicular way located to the rear of Lots providing access to service areas, parking, and outbuildings. Recreational Facility (Indoor). A fitness center, gymnasium, health and athletic club, which may include any of the following: sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, archery ranges and other indoor sports activities. Does not include adult entertainment businesses. Recycling Facility. This land use type includes a variety of facilities involved with the collection, sorting and processing of recyclable materials. Recyclable materials include reusable domestic containers and other materials which can be reconstituted, re-manufactured, or reused in an altered form, including glass, metals, paper and plastic. Recyclable material does not include refuse or hazardous materials. Religious Assembly. A permanent facility operated by a religious organization exclusively for worship, or the promotion of religious activities, including accessory uses on the same site. Examples of these types of facilities include churches, mosques, synagogues, and temples. Examples of allowable accessory uses on the same site include living quarters for ministers and staff, facilities for child day care and religious instruction operated at the same time as religious services (where authorized by the same type of land use permit required for the religious facility itself). May also include fund-raising sales, bazaars, dinners, parties, or other indoor and outdoor events on the same site. Other facilities maintained by religious organizations, including full-time day care centers, full-time educational institutions, hospitals and other potentially related operations (for example, a recreational camp) are defined in this Article according to their respective activities. Does not include the temporary use of an approved public assembly facility (for example, a private meeting hall, community center, theater, or auditorium) by a congregation for religious meetings, which is instead defined under the type of meeting facility hosting the congregation. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 71 of 75 Public Hearing Draft 12/17/2020 Research and Development (R&D). A facility for scientific research, and the design, development and testing components in advance of product manufacturing, and the assembly of related products from parts produced off- site, where the manufacturing activity is secondary to the research and development activities. Uses which may involve chemicals or processes listed by Greenseal Standards 11, 34, 36 and 47 or listed as a candidate chemical of High Concern by the EU Commission on Registration, Authorization and Evaluation of Chemicals (REACH) are designated as Laboratory – Medical, Analytical and Research. Residential Care Facilities for the Chronically Ill (RCFCI). Facilities with a maximum licensed capacity of 25. Care and supervision is provided to adults who have Acquired Immune Deficiency Syndrome (AIDS), the Human Immunodeficiency Virus (HIV) and other similar chronic illnesses. Residential Care Facilities for the Elderly (RCFE). Provide care, supervision and assistance with activities of daily living, such as bathing and grooming. They may also provide incidental medical services under special care plans. The facilities provide services to persons 60 years of age and over and persons under 60 with compatible needs. RCFEs may also be known as assisted living facilities, retirement homes and board and care homes. The facilities can range in size from six beds or less to over 100 beds. The residents in these facilities require varying levels of personal care and protective supervision. Because of the wide range of services offered by RCFEs, consumers should look closely at the programs of each facility to see if the services will meet their needs. Residential: Characterizing premises available for long-term human dwelling. Restaurant, Café, Coffee Shop. A retail business selling ready-to-eat food and/or beverages for on- or off- premise consumption. These include eating establishments where customers are served from an ordering counter for either on- or off-premise consumption (“counter service”); establishments where customers are served food at their tables for on-premise consumption (“table service”), which may also provide food for take-out; and exclusively pedestrian-oriented facilities that serve from a walk-up ordering counter. This use does not include a mobile food vendor. Retail, General. This use category includes all retail establishments which are not otherwise listed in TABLE 1. LAND USES or restricted elsewhere in the code. General retail includes establishments selling clothing, furniture, gifts, skin and hair products, tools, books, etc. School – Specialized Education and Training. A private academic educational institution, providing specialized education/training. Examples include the following: art school, establishments providing courses by mail, ballet and other dance school, language school, business, secretarial and vocational, music school, computers and electronics school, professional school (law, medicine, etc.), drama school, seminaries/religious ministry training facility, driver education school. Also includes facilities, institutions and conference centers that offer specialized programs in personal growth and development, such as fitness, environmental awareness, arts, communications, and management. Does not include pre-schools and child day care facilities (see "Child Day Care Facilities"). See also the definition of "Studios - Art, Dance, Martial Arts, Music, etc." for smaller-scale facilities offering specialized instruction. Secondary Frontage. See Frontage. Setback, Front. The required area extending across the full width of a site measured from the front property line, street plan line, or access easement to the primary structure. The depth of the front setback is measured as the minimum horizontal distance between the front property line, street plan line, or access easement and a line parallel thereto with the required minimum distance determined by the development standards for the applicable zoning district. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 72 of 75 Public Hearing Draft 12/17/2020 Setback, Rear. The required area extending across the full width of a site measured from the rear lot line and a structure. The depth of a rear setback is measured as the minimum horizontal distance between the rear property line and a line parallel thereto with the required minimum distance determined by the development standards for the applicable zoning district. Setback, Side. The required area extending from the front property line, street plan line, or access easement to the rear property line. The width of a side setback is the minimum horizontal distance between an interior side property line and a line parallel thereto with the required minimum distance determined by the development standards for the applicable zoning district. Setback, Street Side. The required area extending from the front property line, street plan line, or access easement to the rear property line. The width of a street side setback is the minimum horizontal distance between the street side property line and a line parallel thereto with the required minimum distance determined by the development standards for the applicable zoning district for a corner or reverse corner lot. Setback. The area of a Lot measured from the Lot line to a building Facade or Elevation that is maintained clear of permanent structures, with the exception of encroachments. Shopfront: See Storefront/Shopfront. Special Event Sign. A sign authorized through the SV-PD Design Review Board for the purposes of a special event or activity. Sports and Entertainment Assembly Facility. A large-scale indoor or outdoor facility accommodating spectator-oriented sports, concerts, and other entertainment activities. Examples of this land use include amphitheaters, race tracks, stadiums and coliseums. May also include commercial facilities customarily associated with the above uses, including bars and restaurants, gift shops, video game arcades, etc. Stoop: a Private Frontage wherein the Facade is aligned close to the Frontage Line with the first Story elevated from the Sidewalk for privacy, with an exterior stair and landing at the entrance. Storage- Outdoor Storage Yard. The open storage of various materials outside of a structure other then fencing, either as an accessory or principal use. Storage- Warehouse, Indoor Storage. Facilities for the storage of commercial goods of any nature. Includes cold storage. Does not include storage or mini-storage facilities offered for rent or lease to the general public. (see also “Wholesaling and Distribution” and “Truck or Freight Terminal”). Storefront/Shopfront. A Private Frontage for Retail use, with no less than 70% of the width of the façade glazed in clear glass, having an awning overhanging the sidewalk, and wherein the Facade is aligned close to the Frontage Line with the building entrance at Sidewalk grade. The first floor shall be confined to Retail use through the first 30 feet in depth. Story: A habitable level within a building, excluding an Attic or raised basement. Street. A public or private right-of-way which provides a public means of access to abutting property. The term “street” shall include avenue, drive, circle, road, parkway, boulevard, highway, thoroughfare, or any other similar term, but not alley. The term shall include the total width of the dedicated right-of-way. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 73 of 75 Public Hearing Draft 12/17/2020 Street screen. An artistic wall with plants, murals or other decorative artwork, and is used to improve the quality of pedestrian life by partially obscuring a parking lot in the rear. Structure, Accessory Detached. An accessory building or structure with a minimum separation from a primary structure or building of at least three feet. For purposes of measurement, roof eaves and overhangs, bays, balconies, and other projections shall be considered points of reference. For the purposes of this code, any structure not meeting the separation requirement is considered attached to the primary structure and is subject to the development standards for the primary structure. Structure, Accessory. A building or structure normally subordinate, and the use of which is incidental, to the primary use of the site. Structure. Anything constructed or erected which requires location on the ground or which is attached to something having location on the ground, excluding vehicles designed and used only for the transportation of people or goods, a swimming pool or spa, a fence, or a wall used as a fence. Studio - Art, Dance, Martial Arts, Music, etc. Small scale facilities, typically accommodating one group of students at a time, in no more than one instructional space. Larger facilities are included under the definition of "Schools - Specialized education and training." Examples of these facilities include: individual and group instruction and training in the arts; production rehearsal; photography, and the processing of photographs produced only by users of the studio facilities; martial arts training studios; gymnastics, yoga and similar instruction; and aerobics and gymnastics studios with no other fitness facilities or equipment. Swimming Pool. A pool, pond, land, or open tank intended for swimming or recreational bathing that contains water over 18 inches deep. “Swimming pool” includes in-ground and above ground pools, hot tubs and spas and portable spas, non-portable wading pools and interactive spray parks. Telecommunication Facility. A facility that transmits and/or receives electromagnetic signals. Includes antennas, microwave dishes, horns, and other types of equipment for the transmission or receipt of such signals, telecommunication towers or similar structures supporting said equipment, equipment buildings, parking area, and other accessory development. Private, residential telecommunication equipment is not a part of this use. Theater. See also Cinema. An indoor facility for public assembly and group entertainment, other than sporting events. Examples of these facilities include: civic theaters, and facilities for live theater and concerts, similar public assembly facilities. Thoroughfare: An assembly of sidewalks, planters, parking lanes, bicycle lanes, and driving lanes. See Section 5. Townhome: A single family dwelling of 2 or 3 stories which is attached to at least two other similar dwellings in a row. Transect Zone: One of several areas on a Zoning Map within the SVPD. Transect Zones are administratively similar to the land use zones in conventional codes, except that in addition to the usual building use, density, height, and setback requirements, other elements of the intended habitat are integrated, including those of the private lot and building and public frontage. Transitional Housing. A facility for residence and care of people moving out of Homeless Shelters or other care facilities who are not yet able to live on their own. May include minor accessory uses of related services such as counseling, job placement and training. Usual tenure is less than three years. Further restrictions in locating Transition Housing may be made on the basis of proximity to schools, daycare, playgrounds and other sensitive uses. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 74 of 75 Public Hearing Draft 12/17/2020 Use, Accessory. A use customarily incidental to, related and clearly subordinate to a primary use on the same parcel, which does not alter the primary use nor serve property other than the parcel where the primary use is located. See also "Primary Use." Use, Conditional. A use of a site for which application for and approval of a Conditional Use Permit is required. Use, Permitted. For the purpose of this ordinance, a permitted use in any district shall include any use listed as a Permitted Principal Use or Accessory Use. Use, Primary. The main purpose for which a site is developed or occupied, including the activities that are conducted on the site a majority of the hours during which the activities occur. Vehicle Services. The repair, servicing, alteration, restoration, towing, or cleaning of personal vehicles no greater than 18 feet in length as a primary use, including the incidental wholesale and retail sale of vehicle parts as an accessory use. Painting and finishing is prohibited except for minor applications of touch-up paint. This use is limited to minor maintenance and repair such as car stereo and alarm installers and detailing services, and specifically excludes painting (except for minor application of touch-up paint), finishing, tires, car wash structures, collision repair and other body work, quick-lube services or dismantling. Veterinary Clinic, Animal Hospital. Office and indoor medical treatment facilities used by veterinarians, including large and small animal veterinary clinics, and animal hospitals. Wall Sign. Any sign attached to or painted on the wall of a building or structure in a plane parallel or approximately parallel to the plane of said wall. Water Cistern. A container storing rainwater collected from a building’s roof or containing fully treated greywater. A Water Cistern must be placed within 10 feet of a building. It may be up to 20 feet tall, but in no case may it exceed the height of the adjacent building. Structural support for the slab it sits on and to ensure seismic safety will be reviewed and approved by engineering on a case-by-case basis. Wayfinding/Directional Sign. Sign that is designed and erected for the sole purpose of directing vehicular, bicycle and/or pedestrian traffic within a project. Wholesaling and Distribution. Establishments engaged in selling merchandise to retailers; to contractors, industrial, commercial, institutional, farm, or professional business users; to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. Examples of these include: agents, merchandise or commodity brokers, and commission merchants, assemblers, buyers and associations engaged in the cooperative marketing of farm products, merchant wholesalers, stores primarily selling electrical, plumbing, heating and air conditioning supplies and equipment. Yard. An open space on the same site as a structure, unoccupied and unobstructed from the ground upward. Zoning District. Any of the residential, commercial, public, or overlay districts established by this Zoning Code (Zoning Districts, Allowable Land Uses and Permit Requirements), within which certain land uses are allowed or prohibited, and certain site planning and development standards are established (e.g., setbacks, height limits, site coverage requirements, etc.). Zoning. The act of regulating the use of land and the size of and location of buildings on the land, such regulations are designed to assure the health, safety and general welfare of a community. Chapter 17.06 Article XV.A SOMO Village Planned Development Zoning District Page 75 of 75 Public Hearing Draft 12/17/2020 Zoning/Regulating Plan. The official map or maps that are part of the zoning ordinance and delineate the boundaries of individual zones and districts. See FIGURE 2. SVPD ZONING AND REGULATING PLAN.