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Lina Velasco, Director of Community Development
residents. In January 2022, the City adopted an original sewer Moratorium in consultation with HCD. Now, the City seeks to re-adopt the Moratorium that will begin with a 45-day initial period and will be extended for up to 22 months and 15 days, pursuant to Government Code section 65858, subdivision (a).
The proposed Moratorium, established under Ordinance No. 02-23 N.S., would prohibit new sewer connections for any development contributing to KBSS. In the meantime, any housing project approval delayed by the Moratorium will be automatically extended for the duration of the Moratorium. The City has also confirmed that no sites included in the City’s adopted 6
th Cycle Housing Element site inventory are served by KBSS. As a result, no such sites are subject to the proposed Moratorium.
Local Moratorium Regulations Under the Housing Crisis Act (HCA)
Pursuant to Government Code section 66300, subdivision (b)(1)(B)(ii), the affected City cannot enforce a moratorium that would limit housing development until it has submitted the ordinance to and received approval from HCD. Conditions for imposing a moratorium, or similar restrictions on housing development, must demonstrate “an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area subject to the moratorium” (Gov. Cod, § 66300, subd. (b)(1)(B)(i)).
HCD acknowledges the severity of KBSS condition and the potential harm to public health and safety, and the environment, and anticipates that the Moratorium will need to be extended beyond the 45-day period, pursuant to Government Code 65858, subdivision (a). HCD hereby approves the re-adoption and enforcement of Ordinance No. 02-23 N.S. and its planned extension for up to 22 months and 15 days, by the City of Richmond.
Conclusion
In summary, HCD approves the re-adoption and enforcement of the moratorium and hopes for a speedy resolution of this matter.
If you have any questions regarding the content of this letter or would like additional technical assistance, please contact Mehrsa Imani, of our staff, at [email protected].
Sincerely,
Shannan West
Housing Accountability Unit Chief
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April 4, 2023
Community Development
DATE: April 4, 2023
TO: Mayor Martinez and Members of the City Council
FROM:
Lina Velasco, Director of Community Development
Hector Rojas, Planning Manager
Roberta Feliciano, Senior Planner
Subject:
Zoning Text and Map Amendments to codify the
Richmond Livable Corridors Form-Based Code (FBC) as
new Series 15.04.400 in the Richmond Municipal Code
(RMC), and other related consistency amendments
FINANCIAL IMPACT: There is no cost to the General Fund associated with adopting this Ordinance. The rezoning effort was funded by an SB 2 grant from the California Department of
Housing and Community Development (HCD), which
provides funding and technical assistance to local
governments in California to help cities and counties
prepare, adopt, and implement plans and process
improvements that streamline housing approvals and
accelerate housing production.
PREVIOUS COUNCIL
ACTION:
On September 20, 2016, the City Council adopted a
resolution directing City staff to integrate the Richmond Livable Corridors Form-Based Code (FBC) into the
Zoning and Subdivision Regulations.
STATEMENT OF THE
ISSUE:
As part of the Zoning Update, completed in 2016, the City reserved Series 400 in Article 15, Zoning & Subdivisions of the Richmond Municipal Code to establish new Form-
Based Code Zoning Districts. The proposed Zoning Text
Amendments would add a new Chapter 15.04.400 Form-
Based Code to the Richmond Municipal Code to
establish new transect zones that comply with the land
AGENDA
REPORT
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April 4, 2023
use classifications established in the General Plan 2030, amend the Zoning Map to rezone certain properties using the Form-Based Code transect zones, and establish new
architectural and development standards for these
transect zones. Related Amendments to Series 100 and
800 are also included to reflect the new Series 400 within Article 15 of the RMC. The project includes adoption of an Addendum to the General Plan 2030 Environmental
Impact Report (EIR).
RECOMMENDED ACTION:
HOLD a public hearing; and INTRODUCE an ordinance
(first reading) adopting the proposed Zoning Text and
Map Amendments adding a new Series 15.04.400 Form-
Based Code Zoning Districts in the Richmond Municipal
Code (RMC), and associated amendments to Series 100
and 800 of the RMC – Community Development (Lina
Velasco/ Hector Rojas 510-621-1220/ Roberta Feliciano
510-620-6662).
BACKGROUND:
In November 2019, the City Council adopted Resolution No. 109-19 authorizing City staff to submit an SB2 application to the Form-Based Code adoption. In 2020, the City received the SB 2 Planning Grant from the California Department of Housing and Community Development (HCD) to update and integrate the previously prepared Form- Based Code (“FBC”) into the Zoning Ordinance. The grant program provides funding and technical assistance to all local governments in California to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production consistent with the State’s Planning Priorities. This work builds upon the draft FBC that was developed in 2015 with funding from a Sustainable Communities Planning Grant from the California Strategic Growth Council. The work was delayed at the time to integrate the form-based code into the Zoning Update that was underway to align with the General Plan 2030.
The City Council at the time approved Resolution No. 91-16 directing City staff to integrate portions of the draft FBC into the Richmond Municipal Code (RMC).
The proposed zoning amendments adopting the form-based zoning districts and standards would replace the existing zoning and associated development standards supporting a more walkable urban environment and creation of ‘complete neighborhoods’ as envisioned by the General Plan 2030. The City opted to do a FBC because it reinforces walkable, sustainable, mixed-use environments and development, and builds upon the character of a place. As noted by the Form-Based Codes Institute, “form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the 495
April 4, 2023
code. They are regulations, not mere guidelines, adopted into city or county law. Form- based codes offer a powerful alternative to conventional zoning.”
An extensive outreach process was undertaken to gather community input in the development of the 2015 draft FBC as summarized in the Richmond Livable Corridors Charrette Summary Report (2012). As part of this work to update the FBC for integration into the RMC, the City hosted additional virtual community meetings, including one on November 4, 2020, to gather input and address questions. In addition, on June 24, 2021, a special presentation was also made to the Richmond Heights Neighborhood Council. Comments during the neighborhood council presentation were positive and residents were excited to learn about the types of development envisioned along San Pablo Avenue.
DISCUSSION:
As noted in the introduction of the FBC, “the [FBC] reflects the community vision for implementing the intent of the General Plan to create walkable mixed-use neighborhoods. [The] Form-Based Code standards are intended to ensure that proposed development is compatible with existing and future development on neighboring properties, and produces an environment of desirable character, consistent with the General Plan. The FBC is based on initial documentation and analysis of the existing conditions at the macro (citywide) and micro (street and block) scales. The results of this analysis helped to classify the different types of places in Richmond and calibrate their subsequent standards. [The] Form-Based Code is also based on the input received by the community throughout the process to ensure that the standards in [the] Code reflect the community's vision for the future of their community as documented in the General Plan 2030 (2012), 23rd Street Corridor Charrette Summary Report (2009), and Richmond Livable Corridors Charrette Summary Report (2012).
Summary of Proposed Zoning Text and Map Amendments
Series 15.04.400 Form-Based Code Zoning Districts (see Exhibit A to Attachment 1) would be a new chapter under Article 15, Zoning and Subdivisions, that would supersede the existing zoning regulation for the sites proposed to be rezoned using the new form-based code zoning district (a.k.a. transect zones), except where the Zoning Ordinance is specifically referenced. The proposed zoning text amendments will also make corresponding amendments to Articles 15.04.100 and 15.04.800 to include references to new Series 15.04.400 addressing new zones, definitions, and procedures.
New Series 15.04.400 Form-Based Code Zoning Districts is divided into the following components:
1. The Preamble Article provides the overall intent of this Form-Based Code as it is applied within the City and provides an overview of the standards contained within.
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April 4, 2023
2. The Transect Zones Article provides regulatory standards governing building form and land use within the transect zones. The standards in this Article are a reflection of the community's vision for implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and vibrant mixed-use corridors. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character.
3. The Building Types Article sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone that the building types are allowed within. These standards are intended to ensure development that reinforces walkability, relationships within the built environment, and the highly-valued existing character and scale of Richmond’s historic neighborhoods and downtown. Additionally, these standards are intended to allow creation of new developments that create new walkable neighborhoods.
4. The Frontage Types Article sets forth the standards applicable to the development of private frontages. Private frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). These standards supplement the standards for each transect zone that the frontage types are allowed within. For each frontage type, a description, a statement of the type’s intent, and design standards are provided. These standards are intended to ensure development that reinforces the highly-valued existing character and scale of Richmond’s neighborhoods and downtown.
5. The Architectural Standards Article sets forth objective design standards that support the transect zone standards to further refine the intended building form and physical character.
6. The General to Large Sites Article sets forth standards that generate a walkable environment through the establishment of new blocks and thoroughfares and that provide a set of civic space types and their associated standards to use within the transect zones.
It is not the intent of this ordinance to affect the rights to build out a project under the prior land use and zoning regulations for property owners and/or applicants who have approved design review, use permits, tentative maps and parcel maps or other entitlements, or have obtained the necessary building permits prior to the effective date of this ordinance. Applications consistent with the General Plan and deemed complete by the Zoning Administrator prior to the effective date of this ordinance may continue to be processed under the zoning in effect on the “deemed complete” date or have the option to conform with the new FBC. This will ensure projects that are current under review would not have to adjust their applications mid-process.
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April 4, 2023
Architectural Standards
The Architectural Standards are a critical component of the Form-Based Code. It allows the City to develop objective design standards that all new development is required to meet. The Architectural Standards establish objective standards to streamline project review.
The Architectural Standards provide an overview of some of the architectural styles that are endemic to the City of Richmond, the Bay Area, and the Northern California region.
Each style is described, listing some of its typical characteristics and providing photographic examples for each. These descriptions represent a broad sampling of each architectural style and are not intended to be inclusive.
Styles included in the Architectural Standards are:
• Contemporary
• Main Street
• Victorian
• Spanish Revival
• Art Deco
• Industrial
The Architectural Standards identify the key characteristics of the above architectural styles to enable building design that is rooted in the unique aspects of Richmond. They also give reviewers of projects a tool to assist with: 1) Reviewing proposed projects in an objective manner; and 2) Providing a foundation to create clear feedback and comments based on content of the Architectural Standards. This is paramount given the many changes to State housing laws.
The designer of a building would use Architectural Standards by picking one of the architectural styles, study its elements, and use the standards to direct them in designing an appropriate building for their project and specific site.
Study Sessions
In addition to the community input sessions, staff also held several publicly noticed study sessions with the Design Review Board and Planning Commission to receive input on the draft zoning text amendments. On December 8, 2021, the Design Review Board (DRB) held a study session to provide feedback and comments on the draft FBC and related transect zoning map. The Board Members requested that the FBC return to a future board meeting dedicated to discussing this item only. A Special DRB Meeting to discuss the FBC was held on March 4, 2022. On August 10, 2022, the Design Review Board held another study session to review the final draft Zoning Text and Map Amendments. The general feedback was positive with a request to allow up to fifty percent of frontages in the T5C transect zone to be residential, and this has been integrated into the proposed zoning text amendments.
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April 4, 2023
On March 31, 2022, the DRB and PC met during a FBC working session to finalize comments on the draft FBC. Feedback from the DRB and PC has been incorporated to include residential uses on the ground floor, entrances along street frontages, and additional clarification architectural standards.
Planning Commission Recommendation
On January 6, 2022, the Planning Commission (PC) held a study session to provide feedback and comments on the draft FBC, architectural standards and transect zoning map.
Pursuant to RMC Article 15.04.814, Amendments to Zoning Amendments Map and Text, amendments must be considered by the City Council with a recommendation from the Planning Commission. At the September 1, 2022, Planning Commission meeting, the Planning Commission made a recommendation to the City Council to adopt the recommended amendments to Article 15 and related Zoning Map amendments.
ENVIRONMENTAL REVIEW:
The City of Richmond (City), acting as Lead Agency, certified an Environmental Impact Report (EIR) (State Clearinghouse # 2008022018), as part of General Plan Update in 2012. The City has prepared an Addendum to the 2012 EIR (see Exhibit C to Ordinance), which describes the proposed project and compares its impacts to those identified in the 2012 General Plan EIR. The analysis demonstrates that the proposed project does not require the preparation of a subsequent or supplemental EIR per the requirements of the California Environmental Quality Act (CEQA) statutes (Public Resources Code [PRC] Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations 15000 et seq.).
The 2012 EIR analyzed the impacts associated with implementation of the General Plan. The Form Based Code Project would not result in substantial changes or involve new information not already analyzed in the 2012 EIR because the level of development under the Form Based Code is within the development assumptions analyzed in the 2012 EIR. The Proposed Project would not cause new significant impacts not previously identified in the 2012 EIR or result in a substantial increase in the severity of previously identified significant impacts. No new mitigation measures would be necessary to reduce significant impacts. The City is not aware of any substantial changes in the circumstances that would cause a new significant impact or substantially increase the severity of a previously identified significant impact requiring major revisions to the General Plan EIR. New significant environmental impacts or a substantial increase in the severity of previously identified significant effects would not occur, and there is no substantial evidence in the record that shows that the Proposed Project would cause any significant environmental impacts. Therefore, no supplemental environmental review is required in accordance with Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 through 15164.
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Based on the foregoing and the detailed analyses and conclusions set forth in this document, the analysis, findings, and conclusions of the 2012 EIR included the potential environmental effects associated with the Proposed Project and none of the criteria calling for preparation of a subsequent EIR or negative declaration under Sections 15162 have occurred. The information and analysis presented in this environmental review document supports the determination that the Proposed Project meets all requirements under CEQA Guidelines Sections 15164 and that the CEQA review required for the Proposed Project is an Addendum to the 2012 EIR. Therefore, this CEQA analysis makes findings of consistency with Sections 15164. Accordingly, no supplemental environmental review is required in accordance with CEQA Guidelines Sections 15164.
CONCLUSION:
City staff recommends that the City Council hold a public hearing and introduce (first reading) an ordinance to adopt proposed Zoning Text and Map Amendments to add a new Series 15.04.400 Form Based Code Zoning Districts, including Articles 15.04.401 to 15.04.406 in the Richmond Municipal Code, and related consistency amendments.
DOCUMENTS ATTACHED:
ATTACHMENT 1: Draft Ordinance
EXHIBIT A: Proposed Zoning Text Amendments to add Series 15.04.400 Form-Based Zoning District and related zoning text amendments
EXHIBIT B: Proposed Rezone Map for new FBC Transect Map EXHIBIT C: EIR Addendum (click link)
CC: Richmond Neighborhood Coordinating Council (RNCC)
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1 Attachment 1
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RICHMOND
AMENDING THE ZONING MAP AND RICHMOND MUNICIPAL CODE (RMC)
15.04 (ZONING AND SUBDIVISION REGULATIONS) TO ADD NEW SERIES
15.04.400 FORM BASED CODE ZONING DISTRICTS, CONSISTING OF ARTICLES 14.04.401 TO 15.04.406, AND RELATED CONSISTENCY
AMENDMENTS
WHEREAS, the general plan is the City’s constitution for futu re development and any decision by a City affecting land use and development must be consistent with the general plan; and
WHEREAS, Chapter 15.04 of the Richmond Municipal Code provides that “the zoning ordinance whose purpose is to regulate existing uses and uses contemplated in the future shall be made consistent with the general plan as required by State Law; and
WHEREAS, on November 15, 2016, the City Council adopted the Z oning and S ubdivision regulations which were updated under comprehensive review and revision in order to ensure that such regulations are consistent with the adopted General Plan 2030 and state and federal laws; and
WHEREAS, proposed Zoning Text and Map Ame ndments to codify the Richmond Livable Corridors Form Based Code (FBC) as new Series 15.04.400 in the Richmond Municipal Code (RMC), including transect zones, building types, frontage types, architectural standards, and general to large site standards; and
WHEREAS, proposed Zoning Text and Map Ame ndments to codify the Richmond Livable Corridors Form Based Code (FBC) include amendments to RMC Sections 1 5.04.101, 15.04.104, 15.04.801, and 15.04.807, incorporated herein by reference as Exhibits A and B; and
WHEREAS, upon completion of an Addendum prepared by Rincon Consultants, Inc., dated May 2022 (Exhibit C), the proposed project is found to be in conformance with the analysis and conclusions o f the General Plan FEIR (State Clearinghouse No. 2008 022018). The Addendum to the General Plan FEIR found that the FEIR adequately anticipated and described the impacts of the proposed project. Consistent with the mandate in the State CEQA Guidelines Sections 15162 and 15168, no further environmental review is required based on the following findings:
501
2 1. There are no substantial changes in the proposed project that will require major revisions of the General Plan 2030 FEIR;
2. There are no substantial changes with respect to the circumstances under which the project will be undertaken that require majo r revisions of the General Plan FEIR;
3. There is no new information of substantial importance, that was not known and could not have been known, that shows a new or more severe impact than analyzed in the General Plan FEIR, and
4. There are no mitigatio n measures or alternatives that would substantially reduce project impacts, but that the project proponent declines to adopt.; and
WHEREAS, on September 1, 2022, the Planning Commission adopted Resolution No. 22-09 recommending adoption of the proposed Zoning Text and Map Amendments to the Richmond Municipal Code to the City Council and the related EIR Addendum; and
WHEREAS, on April 4, 2023 , the City Counc il held a duly and properly noticed public hearin g to consider the proposed Z oning Text and Map Amendments; and
WHEREAS, the City Council has considered the agenda report , all public comments, the EIR Add endum and the proposed Z oning Text and Map amendments as set forth in this ordinance and the applicable provisions of the Richmond Municipal Code (“the Record”).
WHEREAS, on the ba sis of the applicatio n, plans, materials, and testimony at or be fore the public hearing, the City Council adopts the followin g findings and statements of fact in approving the proposed amendments:
A. The proposed amendment is consistent with the General Plan.
Statement of Fact: Criterion Satisfied. The zoning text and map amendments are consistent with several policies and goals set forth in the Ge neral Plan, such as Variety of Housing Types, Design Guidelines for Quality Housing , Pedestrian and Trans it-Oriented Urban Environment, A Revitalized Downto wn, and An Improved Urban Environment. The zoning text and map amendments are consistent with the land use classifications within the General Plan.
B. The proposed amendment is neces sary for public health , safety, and general welfare or will be of benefit to the public.
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3 Statement of Fact: Criterion Satisfied. The proposed zo ning t ext and map amendments include specific architectural standards and development standards that reflect the vision of the Ric hmond General Plan 2030 to create vibrant and walkable urban env ironments. The Architectural Standards are a critical component of t he Form-Based Code that include allowed building types and frontage types . These proposed amendments also develop objective design standards that all new development within the transect zones is required to meet.
These specific objective design standards are a benefit to th e public as t hey would result in a more predictable built environment.
C. The proposed ame ndment has bee n reviewed in compliance with the requirements of the California Environmental Quality Act.
Statement of Fact: Criterion Satisfied. The City of Ric hmond (City), acting as Lead Agency, certified an E nvironmental Impact Report (EIR) (State Clearinghouse # 2008022018), as part of General Plan Update in 2012. The City has prepared an Addendum to the 2012 EIR, incorporated herein by reference as Exhibit C , which describes the propos ed project and comp ares its impa cts to those identified in the 2012 Ge neral Plan EIR. The analysis demonstrates that the pro posed project does not require the preparation of a subsequent o r supplemental EIR per the requirements of the California Environmen tal Quality Act (CEQA) statutes (Public Resources Code [PRC] Section 2 1000 et seq.) and the CEQA Guidelines (California Code of Regulations 15000 et seq.).
D. For a change to the Zoning M aps, that the s ubject property is suitable for the us es permitted in the proposed zone in terms of a ccess, size of parcel, relationship to similar or related uses, and other relevant considerations, and that the proposed change of zoning district is not detrimental to the use of adjacent properties.
Statement of Fact: Criterion Satisfied. The proposed zoning map amendments would assign new transect zones designations replacing the current base zoning designation for properties within the FBC area. The proposed transect zones are consistent w ith the land use classificat ions within the Gen eral Plan . Th ese transect zones are also consistent with the current zoning districts and will not be detrimental to the use of adjacent properties.
NOW, THEREFORE, the Council of the City of Richmond, California does hereby ordain as follows:
SECTION I. Municipal Code Amendments.
The City Council of the City of Richmond does ordain as follows:
Sections 15.04.101, 15.04.104, 15.04.400, 15.04.801, and 15.04.807 of the City of Ric hmond Municipal Code are hereby amended as shown in Exhibit A 503
4 (strikeout text indicates deletion; underline text indicates insertion) per and the Zoning Map is amended as shown in Exhibit B, Rezone Map.
SECTION I I. Severability. If any section, subsectio n, paragraph, sentence, clause or phrase of this Ordinance is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid, the remaining portions of this Ordinance shall remain in full force and effect. The City Council here by declares that it would have pa ssed each section, subsection, paragraph, sentence, clause or phrase of this Ordinance irrespective of the unconstitutionality or invalidity of any section, subsection, paragraph, sentence, clause or phrase.
SECTION III. Effective Date. This Ordinance becomes effectiv e thirty (30) days after its final passage and adoption.
Exhibit A: Zoning Text Amendments
Exhibit B: Rezone Map
Exhibit C: EIR Addendum
----------
First introduced at a regular meeting of the City Council of the City of Richmond held April 4, 2023 , and finally pas sed and adopted at a regular meeting held _________________, 2023 by the following vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
_____________________________
CLERK OF THE CITY OF RICHMOND
(SEAL)
Approved:
______________________
Mayor
Approved as to form:
______________________
City Attorney
504
I ntroductory Provisions
Sections:
Title and Authority
Purpose
Structure of Zoning and Subdivision Regulations
Applicability
Interpretation – No Civil Liability
Zoning Districts Established
Official Zoning Map and District Boundaries
T itle and Authority
Chapter 15.04 of Article XV of the Municipal Code shall be known and cited as the “Zoning and Subdivision Regulations,” “Regulations,” or the “Zoning Article. ” (The two main parts also may be referred to as the “Zoning Ordinance” and the “Subdivision Ordinance.”) The Zoning and Subdivision Regulations are adopted pursuant to the authority contained in Section 65850 of the California Government Code and The Subdivision Map Act (Title 7, Division 2, of the California Government Code, as amended).
P urpose
The purpose of the Zoning and Subdivision Regulations is to implement the City’s General Plan. More specifically, these Regulations are adopted to achieve the following objectives:
A. To provide a precise guide for the physical development of the City in a manner as to progressively achieve the arrangem ent of land uses depicted in the Richmond General Plan, consistent with the goals and policies of the General Plan.
B. To foster harmonious, convenient and workable relationships between land uses and ensure compatible infill development, consistent with the General Plan.
C. To support economic development and job creation and provide for the housing needs of all economic segments of the community.
D. To promote high quality architecture, landscape architecture and urban design, consistent with the General Plan.
E. To promote the stability of existing land uses that conform to the General Plan, protecting them from inharmonious influences and harmful intrusions, and protect and enhance real property values.
F. To facilitate the appropriate location of community facilities, institutions, parks, and recreational areas.
S tructure of Zoning and Subdivision Regulations
A. Organization of Regulations. The Zoning and Subdivision Regulations consist of eight series:
Exhibit A
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100 Series – Introductory Provisions
200 Series – Base Zoning Districts
300 Series – Overlay Zoning Districts
400 Series – Form-Based Zoning Districts (reserved for Council-adopted code) 500 Series – Specific Plans (general authority for specific plans; individual plans such as the Richmond Bay Specific Plan will be published in a separate volume) 600 Series – Additional Use and Development Regulations 700 Series – Land Divisions, Dedications and Improvements 800 Series – Administration and Permits
B. Types of Regulations. The Zoning and Subdivision Regulations include f our types of regulations that control the use and development of property:
1. Land Use Regulations. These regulations specify the land uses permitted, conditionally permitted, and prohibited in each zoning district. These regulations also provide any special requirements that are applicable to specific uses. Land use regulations for base zoning districts and for overlay districts are located in the 200 and 300 Series. Additional land use regulations that apply citywide or to only some of the zoning districts, such as those pertaining to nonconforming uses and specific uses (e.g., alcoholic beverage sales, emergency shelters, live -work, residential care facilities, and second units), are located in the 600 Series. Performance standards that govern special uses are also located in the 600 Series.
2. Development Regulations. These regulations control the height, bulk, density/intensity, location and appearance of structures on development sites.
Development regulations for base zoning districts and for overlay districts are located in the 200 and 300 Series. Design standards for public improvements for subdivisions are located in the 700 Series. Regulations for Form-based Zoning Districts are located in the 400 Series. Development regulations, applicable to some or all zoning districts, are located in the 600 Series; these include regulations for accessory buildings, fences, landscaping, lighting , nonconforming uses and structures, off -street parking and loading, sign s, and wireless communications facilities. Design standards for public improvements in subdivisions are in the 700 Series.
3. Administrative Regulations. These regulations contain detailed procedures for the administration of these regulations and include common procedures, processes and standards for discretionary entitlement applications and other permits. Specific procedures for processing maps related to subdivisions, approving improvement agreements, and other approvals related to land divisions are located in the 700 Series.
Authority for adopting and implementing Specific Plans is located in the 500 Series.
Administrative regulations are located in 800 Series.
4. General Terms and Use Classifications. The 100 Series provides a list of terms and definitions of the terms used in the Zoning and Subdivision Regulations. 506
Applicability
A. General Rules for Applicability.
1. Applicability to Property . The Zoning and Subdivision Regulations apply, to the extent permitted by law, to all property within the corporate limits of the City and to property for which appl ications for annexation and/or subdivisions have been submitted to the City, including all uses, structures and land owned by any private person, firm, corporation or organization, or the City or other local, State or federal agencies. Any governmental age ncy is exempt from these Regulations only to the extent that such property may not be lawfully regulated by the City.
2. Compliance with Regulations. Land must be used, and structure s must be constructed, occupied, enlarged, altered, demolished and moved in a ccordance with the provisions of the Regulations.
B. Relation to Other Regulations.
1. General. The Zoning and Subdivision Regulations and the requirements or conditions imposed by them do not supersede any other regulations or requirements adopted or imposed by the City Council, the State of California, or any federal agency that has jurisdiction over uses and development authorized by these Regulations. All uses and development authorized by these Regulations shall comply with all other such regulations and requirements. Where conflict occurs between the provisions of these Regulations and any other provision of the Municipal Code, City ordinance, resolution, guideline or regulation, the more restrictive provisions control, unless otherwise specified.
2. Permit Streamlining Act. It is the intent of th e Zoning and Subdivision Regulations that all solely adjudicatory actions taken by the decision -making body pursuant to these Regulations be within a time frame consistent with the provisions of Government Code Section 65920 et seq. (California Permit Streamlining Act). These Regulations may not be interpreted as imposing time limits on a decision- making body’s legislative actions or quasi-legislative judgments.
3. Relation to Private Agreements . The Zoning and Subdivision Regulations shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect, provided that where these Regulations impose a greater restriction than imposed by an easement, covenant, or agreement, these Regulations control.
4. Application During Local Emergency. The City Council may authorize a deviation from a provision of the Zoning and Subdivision Regulations during a local emergency that has been proclaimed and ratified under the Municipal Code. The City Council may authorize a deviation by resolution without notice or public hearing.
C. Consistency with the General Plan. Any permit, license or approval issued pursuant to these Regulations must be consistent with the General Plan and all applicable specific plans. Where there is a conflict between this the Zoning and Subdivision Regulations and the General Plan, the General Plan prevails.
D. Effect on Previously Approved Projects and Projects in Progress. Any building, structure or use of land for which conditional use permits, variances, or design approval have been granted must be completed in accordance with the zoning, plans, specifications and permits 507
on which these approval were granted within two years of such granting, except if a later expiration date is stated in the approval. Any building. structure, or use of land for which a Building Permit or its functional equivalent has been issued and where substantial work has been performed and substantial liabilities incurred in good faith reliance thereon, may be completed and used in accordance with the plans, specifications and permits on which these permits or approvals were granted. No extensions of time, except as provided for in the Building Code, shall be granted for commencement of construction, unless the applicant has secured a permit extension from the Department of Planning and Building Services. This provision does not apply to projects with an approved vesting tentative map or development agreement.
1. Applications Filed Prior to and Approved After the Effective Date of the Zoning and Subdivision Regulations.
a. Applications for Design Review and Use Permits Submitted Prior to and Approved After the Effective Date of these Regulations. Complete appl ications filed prior to the effective date of the ordinance codifying these Zoning and Subdivisions Regulations may be approved under the current provisions of Article XV upon request of the applicant. For a four month period after the effective date of the ordinance codifying these Regulations applicants may elect to develop under the provisions of the prior Zoning Ordinance and the Interim Zoning Regulations, but in that case shall comply with all provisions of the prior Zoning Ordinance and Interim Zoning Regulations. If a Building Permit application is not filed within one year of the date of approval of Design Review or Use Permit, the approval shall expire unless otherwise specified in the conditions of approval.
i. A one-year time extension may be permit ted upon submission of a completed application fee, and documentation showing conditions have not substantially changed since the approval was granted. ii. All requests for extensions shall be reviewed for compliance to the applicable development standards . Where the pre -existing Zoning Ordinance or Interim Regulations is silent on any specific aspect of land use regulations and development standards , these R egulations control. Extension requests may be denied or approved by the Zoning Administrator. The Zoning Administrator shall approve the extension request if the delay in obtaining a building permit was not caused by the applicant and has discretion to approve or deny the extension if the applicant failed to take steps towards obtaining a building permit.
This decision is appealable to the Planning Commission, which may deny, approve, or approve with new conditions the extension request. b. Applications for T entative Subdivision Maps and Parcel Map Submitted Prior to and Approved After the Effective Date of this Zoning Code. Complete applications filed prior to the effective date of the ordinance codifying these Regulations may be approved under the current provisions of Article XV. Applicants may elect to develop under the provisions of the prior Subdivision Regulations and the Interim Zoning Regulations, but in that case shall comply with all provisions of the prior Subdivision Regulations. If the final subdi vision map and 508
associated improvement plans are not filed within two years of the date of the Tentative Map approval, the approval shall expire.
i. If a final map application is not filed prior to the date of tentative map expiration, the tentative map approv al shall expire, unless a time extension is requested and approved. A time extension may be permitted upon submission of a completed application and the required fee.
ii. All requests for extensions shall be reviewed for compliance to the existing development standards of the applicable zoning districts and overlay districts and these Regulations where the pre -existing Subdivision Regulations are silent as to land use regulations, improvement standards, design and development standards.
Extension requests may b e denied, approved, or approved with new or modified conditions (if not a vesting tentative map) by the original Approving Authority. When making its decision, the Approving Authority shall consider whether the delay in obtaining a final map was caused by the applicant.
c. Applications for Rezoning Filed Prior to and Approved After the Effective Date of this Zoning Code
. Rezoning applications filed prior to the effective date of this Zoning Code shall be governed by the provisions, standards and conditions of approval
established in these Regulations or, at the applicant’s request, the prior Interim Zoning Regulations and shall follow the applicable procedures identified in the 800 Series, Administration and Permits, of these Regulations.
In the event an applicant requests compliance to any provisions of these Regulations, all provisions of these Regulations shall apply to the Zoning Map Amendment request.
i. In the case of an application for rezoning, if the applicant elects to comply with these Zoning Regulations, the parcel shall be rezoned to one or more Zoning Districts established in these Regulations. ii. In the case of an application for an Amendment to a pre -existing Planned Area District, if an applicant elects to comply with these Regulations, the Amendment procedure shall follow the applicable provisions in the 800 Series.
2. Applications Filed After the Effective Date of these Regulations and Not Covered by Pre -Existing Planned Area or Development Agreement. All new applications for Rezoning, Use Permits, Planned Area (PA) Zoning, and Tentative Subdivision Maps and Parcel Maps filed after the effective date of these Regul ations, including modifications and amendments to those new applications, shall conform to the current provisions of Article XV.
Interpretation – No Civil Liability
None of the provisions in these Zoning and Subdivision Regulations or in any other ordinanc e or resolution of the City or in any rule or regulation promulgated pursuant thereto, whether pre-existing, existing or in the future, are intended to create or to be construed to create an imposition of civil 509
liability on the City, its Council, commissioners, officers or employees while acting in accordance with such provisions.
Zoning Districts Established
The City is divided into zoning districts, which are also referred to as zoning districts or districts. The designation and regulation of zoning districts are set forth in these Regulations and as follows.
A. Base Zoning Districts. Base zoning districts into which the City is divided and their corresponding General Plan land use designations are shown in Table 15.04.101.060-A, Base Zoning Districts.
TABLE 15.04.101.060-A: BASE ZONING DISTRICTS
Short Name/
Map Symbol Full Name General Plan Land Use Designation(s) Residential Districts
RH Single Family Hillside Residential Hillside Residential RL1 Single Family Very Low Density
Residential
Hillside Residential
RL2 Single Family Low Density Residential Low Density Residential RM1 Multifamily Residential Medium Density Residential
RM2 Multifamily High Density Residential Medium Density Residential Mixed-Use Districts
CM-1 Commercial Mixed-Use, Residential Medium Intensity Mixed-Use, (Residential Emphasis)
CM-2 Commercial Mixed-Use, Neighborhood Neighborhood Mixed-Use CM-3 Commercial Mixed-Use, Commercial
Emphasis
Medium Intensity Mixed-Use,
(Commercial Emphasis)
CM-4 Commercial Mixed-Use,
Gateway/Node
Medium Intensity Mixed-Use
(Community Nodes and Gateways)
CM-5 Commercial Mixed-Use, Activity
Center
High-Intensity Mixed-Use (Major Activity
Center)
LW Live-Work Live-Work
Commercial Districts
CG General Commercial Medium Intensity Mixed-Use,
(Commercial Emphasis)
CR Regional Commercial Regional Commercial Mixed-Use
CC Coastal Commercial Marine and Waterfront Commercial
Industrial Districts
IB Industrial, Business Business/Light Industrial; Industrial ILL Industrial, Limited Light Low-Intensity Business/Light Industrial; Business/Light Industrial
IL Industrial, Light Business/Light Industrial; Industrial IG Industrial, General Industrial
IW Industrial, Water-Related Port
Public and Semi-Public Districts
PCI Public, Cultural, and Institutional Public, Cultural, and Institutional PR Parks and Recreation Parks and Recreation
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TABLE 15.04.101.060-A: BASE ZONING DISTRICTS
Short Name/
Map Symbol Full Name General Plan Land Use Designation(s) OS Open Space Open Space
OS-H Hillside Open Space Hillside Open Space
AG Agriculture Agriculture
B. Overlay Zoning Districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as shown in Table 15.04.101.060- B, Overlay Zoning Districts.
TABLE 15.04.101.060-B: OVERLAY ZONING DISTRICTS
Short Name/Map Symbol Full Name
CP Creek Protection
IS Interim Study
H; L Historic Districts and Landmarks
NC Neighborhood Conservation
S Shoreline
C. Form-Based Zoning Districts. Form -Based Zoning Districts are established as shown in Table 15.04.101.060-C, Form-Based Zoning Districts.
TABLE 15.04.101.060-C: FORM-BASED ZONING
DISTRICTS
Short Name/Map Symbol Full Name
T4N-30 T4 Neighborhood-30
T4N-35 T4 Neighborhood-35
T4N-O T4 Neighborhood-Open
T4MS T4 Main Street
T4MS-O T4 Main Street-Open
T5N-55 T5 Neighborhood-55
T5N-135 T5 Neighborhood-135
T5MS T5 Main Street
T5MS-O T5 Main Street-Open
T5C T5 Core
T5C-O T5 Core-Open
C.D. References to Classes of Base Zoning Districts. Throughout the Zoning and Subdivision Regulations, the following references apply:
1. “RL district” or “Residential -Single Family district” means one or more of the following districts: Single Family, Very Low Density Residential (RL1); and Single Family Low Density Residential (RL2).
511
2. “RM district” or “Multifamily Residential district” means one or both of the following districts: Multifamily Residential (RM1) and Multifamily High Density Residential (RM2).
3. “R district” or “Residential district” means one or more of the following districts :
Hillside Residential (HR); Single Family, Very Low Density Residential (RL1); Single Family Low Density Residential (RL2); Multifamily Residential (RM1); and Multifamily High Density Residential (RM2).
4. “Non-residential district” means any base zoning dis trict that is not a Residential district.
5. “CM district” or “ Commercial Mixed-Use district” means one or more of the following districts: Commercial Mixed-Use, Residential (CM-1); Commercial Mixed - Use, Neighborhood (CM-2); Commercial Mixed-Use, Commercial Emphasis (CM-3); Commercial Mixed -Use, Gateway/Node (CM -4); and Commercial Mixed -Use, Activity Center (CM-5); and Live-Work (LW).
6. “C district” or “Commercial district” means one or more of the following districts:
General Commercial (CG); Regional Commercial (CR); and Coastal Commercial (CC).
7. “I district” or “Industrial district” means one or more of the following: Industrial, Business (IB); Industrial, Limited Light (ILL); Industrial, Light (IL); Industrial, General (IG); and Industrial, Water-Related (IW).
8. “OS district” means the Open Space (OS) district, and “AG district” means the Agricultural district.
9. “P district” means one or both of the following: Public, Cultural, and Institutional (PCI) and Parks and Recreation (PR).
Official Zoning Map and District Boundaries
The boundaries of the zoning districts established by these are shown on the Official Zoning Map maintained by the City Clerk. The Official Zoning Map, together with all legends, symbols, notations, references, zoning district boundaries, map s ymbols, and other information on the maps, have been adopted by the Council and are hereby incorporated into the Zoning and Subdivision Regulations by reference, together with any amendments previously or hereafter adopted, as though they were fully included here.
A. Application of Pre -Annexation Zoning. The City may apply pre -annexation zoning to unincorporated property located within the Planning Area Boundary shown in the General Plan. The pre -annexation zoning process shall comply with the Pre -zoning and Annexation Procedures in the 800 Series. The zoning provisions and requirements so established shall become applicable at the same time that the annexation of such territory becomes effective.
B. Uncertainty of Boundaries. If in the context of a development application, permit revocation, or enforcement action, an uncertainty exists as to the boundaries of any district shown on the Official Zoning Map, the following rules shall apply:
1. Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams or railroads shall be construed to follow such centerlines.
2. Boundaries indicated as approximately following lot lines, city limits, or extraterritorial boundary lines shall be construed as following such lines, limits or boundaries. 512
3. In the case of unsubdivided property or where a district boundary divides a lot and no dimensions are indicated, the following shall apply.
a. Lots Greater than One Acre. The location of such boundary shall be determined by the use of the scale appearing on the Official Zoning Map. b. Lots Less than One Acre. The lot shall be deemed to be included within the more restrictive zoning district.
4. In the case of any remaining uncertainty, the Director shall determine the location of boundaries and shall notify the property owners of his/her determination. The Director’s determination may be appealed under the provisions of Section
15.04.803.130.
5. Where any public street or alley is officially vacated or abandoned, the regulatio ns applicable to each parcel of abutting property shall apply to that portion of such street or alley added to the parcel by virtue of the street or alley being vacated or abandoned.
6. Where any private right-of-way or easement of any railroad, railway, transportation, or public utility company is vacated or abandoned, pursuant to federal or state law, if that property is not shown with a zoning designation on the Zoning Map, then that property shall be automatically classified as being in the Public , Cultura l, and Institutional (PCI) District.
513
Key Terms and Definitions
Sections:
Key Terms
Definitions
Key Terms
Abutting or Adjoining
Access
Active Play Area
ADA
Adjacent
Administrative Review
Adult Businesses
Affordable-Housing Related Terms
Accessible
Affordable Housing Units
Affordable Housing Cost
Density Bonus
Housing Unit
Inclusionary Unit
Initial Subsidy
In-lieu Fee
Proportionate Share of Appreciation
Resale Control
Senior Citizen
Senior Citizen Housing Development
Agent
Agricultural Production and Services
Alley
Allowed Use
Alteration
Amendment
Animals, Domestic (Household Pets)
Animal Husbandry
Animal Keeping
Animal Sales and Services
Boarding Kennel
Clinic/Hospital
Grooming
Retail Sales (Pet Shops)
Riding Schools and Stables
Veterinary Services
Applicant
Approval Authority
Area
Architectural Feature
Arterial Street
Artisan/Small-Scale Manufacturing
Artist’s Studio
Studio-Light
Studio-Heavy
Auto/Vehicle Sales and Services
Alternative Fuels and Recharging Facility
Automobile Rental
Automobile Storage Parcel
Automobile/Vehicle Sales and Leasing,
New and Used
Automobile/Vehicle Repair, Major
Automobile/Vehicle Service and Repair,
Minor
Automobile/Vehicle Washing
Large Vehicle and Equipment Sales, Service
and Rental
Service Station
Towing and Impound
Awning
Balcony
Banks and Financial Institutions
Bank and Savings and Loan
Nontraditional Financial Institutions
Basement
Bathroom
Bay Window
Bedroom
Bicycle-Parking Related Terms
Abandoned Bicycle
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Bicycle
Bicycle Locker
Bicycle Parking Space
Bicycle Path
Class 1 Bicycle Parking Space(s)
Class 2 Bicycle Parking Space(s)
Fixed
Long-Term Bicycle Parking
Publicly Accessible
Rack Element
Secured Bicycle Parking
Short-Term Bicycle Parking
Tandem
Bikeway
Bikeway Classes
Class I Bikeway (Bike Path)
Class II Bikeway (Bike Lane)
Class III Bikeway (Bike Route)
Class IV Bikeway (separated bikeway)
Block
Block Face
Bluff
Breweries
Brewery, Production
Brewery, Brew-On Premises
Micro-brewery
Buffer
Build-to Line
Building
Building, Accessory
Building, Principal
Building Code
Building Face
Building Site
Business Services
Canopy
Carport
Catering Service
CDHP
Centerline of Street
Change of Use
Civil Code
College and Trade School
Commercial Entertainment and
Recreation
Cinema
Theater
Large-scale Facility
Small-scale Facility
Commercial Kitchen
Commissary
Communications Facilities
Antennas and Transmission Towers
Equipment within Buildings
Community Assembly
Community Garden
Condition of Approval
Conditional Use
Condominium Related Terms
Association
Common Area
Community Apartment
Community Apartment Project
Condominium
Consumer Price Index, Rental Component
Conversion
Cooperative, Stock
Developer
Open Space––Common
Open Space––Private
Open Space––Recreational
Owner
Residential Condominium
Tenant
Unit
Construction
Construction and Material Yard
CPUC; PUC
Creek-Related Terms
Brush Layering
Brush Matting
Creek
Cribwalls
Culverted
Daylighting
Fascines
Gabions
Restoration
Retention Basins
Riprap
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Cul De Sac
Cultural Facility
Day Care
Day Care Home, Large
Days
De novo
Decision-making Body
Deck
Demolition
Density
Design
Design Review Board
Design Site
Detached Structure
Development
Development Agreement
Director
Drive-Through Facilities
Driveway
Drug Paraphernalia
Duplex
Dwelling Unit
Easement
Eating and Drinking Establishments
Bars/Night Clubs/Lounges
Brewpub
Restaurant, Full Service
Restaurant, Limited Service
Restaurant with Drive Through
Effective Date
Efficiency Unit
Elderly and Long-Term Care
Emergency
Emergency Shelter
Environmental Impact Report (EIR)
Environmental Review
Erect
Et seq
Exterior Storage
FAA
Façade
Family
Family Day Care
Small
Large
Farmers Market
FCC
Feasible
FEMA
Fence-Related Terms
Fence
Opacity
Final Map
Finance, Insurance and Real Estate
Services
Fire Chief
Floor Area
Food and Beverage Sales
Convenience Market
Farmers Market
General Market
Liquor Store
Food Membership Distribution Site
Footprint
Freight/Truck Terminal and Warehouse
Frontage, Street
Funeral and Interment Service
Garage
Glare
Government Code
Government Buildings
Grade
Adjacent Grade
Average Grade
Existing Grade
Finished Grade
Group Residential
Congregate Housing
Senior Group Residential
Habitable Room
Hazardous Waste Terms
Hazardous Materials
Hazardous Waste Facility
Health and Safety Code
Heat
Height
Home Occupation
Hospitals and Clinics
Hospital
Clinic
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Skilled Nursing Facility
Hours of Operation
Household
Household Income Types
Extremely Low Income Household
Low Income Household
Moderate Income Household
Very Low Income Household
Household Pets
Housing Authority
Illegal use
Improvement
Improvement Agreement
Improvement Plan
Indoor Agriculture
Industrial, General
Industrial Limited
Instructional Services
Intensity of Use
Intersection, Street
ITE
Kitchen
Land Use
Landscape-Related Terms
Applied Water
Automatic Irrigation Controller
Backflow Prevention Device
Certified Irrigation Designer
Check Valve or Anti-Drain Valve
Compost
Drip Irrigation
Effective Precipitation or “Usable Rainfall”
(Eppt)
Emitter
Established Landscape
Establishment Period
Estimated Total Water Use (ETWU)
ET Adjustment Factor
Evapotranspiration Rate
Flow Rate
Flow Sensor
Graywater
Hydrozone
Infiltration Rate
Invasive Plant Species
Irrigation Efficiency
Irrigation Survey
Irrigation Water Use Analysis
Landscape Area
Landscape Contractor
Landscape Water Meter
Landscaping
Lateral Line
Low Volume Irrigation
Maximum Applied Water Allowance
Microclimate
Mulch
Operating Pressure
Overhead Sprinkler Irrigation Systems
Pervious
Plant Factor or “Plant Water Use Factor”
Precipitation Rate
Rain Sensor
Recycled Water
Reference Evapotranspiration (ETo)
Runoff
Soil Moisture Sensing Device
Special Landscape Area
Sprinkler Head
Station
Swing Joint A
Turf
Valve
Water Conserving Plant Species
Water Feature
Watering Window
WUCOLS
Ldn
Light Fleet-Based Service
Lighting-Related Terms
Color Rendition
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Display Lot or Area
Flood Lamp
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Series 100: General Provisions
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Fully Shielded Light Fixture
Glare
Illuminance
Light Trespass
Lumen
Luminaire
Lux
Opaque
Outdoor Light Fixture
Searchlight
Spot Lamp
Live-Work
Living Accommodations
Living Room
Lot
Abutting Lot
Corner Lot
Flag Lot
Interior Lot
Through Lot
Lot Area
Lot Area, Net
Lot Coverage
Lot Line
Lot Line Adjustment
Lot Line Types
Front Lot Line
Front Lot Line, Corner Lot
Interior Lot Line
Rear Lot Line
Side Lot Line
Street Side Lot Line
Maintenance and Repair
Maintenance and Repair Service
Major Subdivision
Major Transit Stop
Mansard
Marijuana-Related Terms
Attending Physician
Bureau of Medical Marijuana Regulations
Cannabis
Collective
Commercial Cannabis Activity
Cultivation
Delivery
Dispensary
Distributor
Edible Marijuana Product
Management Member
Manufacturer
Marijuana
Marijuana Cultivation Facility
Marijuana Product Manufacturer
Medical Marijuana
Medical Marijuana Business
Medical Marijuana Regulation and Safety
Act (MMRSA)
Person
Primary Caregiver
Qualified Patient
Testing Laboratory
Transporter
Marinas
Media Production
Master Fee Schedule
Merger
Mezzanine
Mixed-Use Building
Mixed-Use Development
Mobile Vending Unit
Multi-Use Path
Multiple-Unit Dwelling
Municipal Code
Neighborhood Council
Noise-Related Terms
Ambient Noise Level
Cumulative Period
Decibel (dB)
Noise Level
Nonconforming Lot
Nonconforming Structure
Nonconforming Use
Nursery and Garden Center
NPDES
Off-Site Use
Offices
Medical and Dental
Walk-In Clientele
On-Site Use
Open Space Types
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Open Space, Common
Open Space, Private
Open Space, Useable
Opposite
Ordinary Maintenance
OSHA
Outdoor Agriculture
Outdoor Storage
Outdoor Vendor
Overlay District
Owner
Parapet Wall
Parcel
Parcel Map
Park and Recreation Facility
Parking Area
Parking Facilities, Commercial
Path
Peak Hour
Pedestrian Way
Permit
Permitted Use
Person
Personal Services
General Personal Services
Massage Establishment
Health/Fitness Facility
Tattoo or Body Modification Parlor
Persons with Disabilities
Petroleum Refining
Planned Development
Planned Residential Group
Planning Division
Planting Strip
Pre-existing
Principal Structure
Printing & Publishing
Project
Property Line
Public Resources Code
Public Safety Facility
Qualified Applicant
Reasonable Accommodation
Research and Development
Residential Care, General
Residential Facility
Residential Care, General
Residential Care, Limited
Residential Care, Senior
Hospice, General
Hospice, Limited
Retail Sales
Building Materials and Services
General Retail Sales, Small-Scale
General Retail Sales, Large-Scale
Pawn Shop; Secondhand Store
With Drive-Through
Reversion to Acreage Map
Right-of-Way
Salvage and Wrecking
Sanitary Waste and Recycling Facilities
Recycling Collection Facilities
Recycling Processing Facilities
Waste Hauling and Transfer Facilities
School
Screening
Seaport
Second Dwelling Unit
Setback
Front Setback
Side Setback
Side Street Setback
Rear Setback
Shoreline
Sidewalk
Sight Distance Triangle
Sight Triangle
Single Unit Dwelling, Attached
Single Unit Dwelling, Detached
Site
Social Service Center
Solar Reflective Index
Specific Plan
Story
Street
First Story
Half Story
Street Line
Structural Alterations
Structure
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Structure, Accessory
Structure, Primary (Structure, Main)
Structure, Temporary
Subdivider
Subdivision
Subdivision Map Act
Supportive Housing
Swimming Pool
TDM
Tenant
Tentative Map
Tentative Parcel Map
TMA
Transient Lodging
Bed and Breakfast
Hotel and Motel
Transitional Housing
Transportation Passenger Terminals
Urban Agriculture
Use
Accessory Use
Incidental Use
Primary Use
Use Classification
Use Permit
Use Type
Utilities
Utilities, Major
Utilities, Minor
Variance
Vehicle
Vesting Tentative Map
Visible
Wall
Warehousing, Storage, and Distribution
Chemical, Mineral, and Explosives Storage
Indoor Warehousing and Storage
Outdoor Storage
Mini-Storage
Wireless Communications-Related Terms
Accessory Equipment
Antenna
Antenna, Amateur Radio
Antenna, Ground-Mounted
Antenna, Panel
Antenna, Satellite Earth Station
Antenna Array
Antenna Structure
Antenna Structure, Freestanding
Approved Radio Frequency Expert
Base Station
Camouflaged Facility
Co-Location
Eligible Support Structure
Equipment Shelter
FAA
FCC
Feasible
Mast
Microcell Facility
Monopole
PUC
Readily Visible
Radio Frequency
Related Equipment
Satellite Dish
Service Provider
Shot Clock
Substantial Change
Tolling
Tower
Wireless Communications Facility
Yard
Front Yard
Interior Side Yard
Street Side Yard
Rear Yard
Zoning Administrator
Zoning Map
Zoning Ordinance; Zoning Regulations
Definitions
Abutting or Adjoining. Having a common boundary.
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Access. The place or way through which pedestrians and/or vehicles must have safe, adequate, and usable ingress and egress to a property or use.
Active Play Area. An indoor or outdoor space in a school that is designed or adapted to active recreational activity and student play du ring recess. Excluded from this definition are areas for “mental games” such as a computer lab or library reading room.
ADA. Americans with Disabilities Act.
Adjacent. Directly abutting, having a boundary or lot property line(s) in common or bordering directly, or contiguous to.
Administrative Review. The process for permit/project review and design approval or disapproval by the Director or Zoning Administrator.
Adult Businesses. A ny commercial activity, whether conducted intermittently or f ull time, which primarily involves the sale, display, exhibition or viewing of books, magazines, films, videos, photographs or other materials, distinguished or characterized by an emphasis on matter depicting, describing or relating to human sex acts, or by an emphasis on male or female genitals, buttocks or female breasts. Such activity includes adult book stores, adult arcades, adult movie theaters, sexual encounter establishments, adult cabarets, massage parlors (excluding those in compliance with Chapter 9.38 of the Municipal Code), and adult theaters, which exclude minors by virtue of age.
Affordable-Housing Related Terms.
Accessible. Usable by persons with disabilities and compliant with the building standards published in the California Building Stan dards Code relating to access for persons with disabilities and the other regulations adopted pursuant to Government Code Section 4450 that are in effect on the date of application for a building permit.
Affordable Housing Units. Housing units affordable t o moderate, low, very or extremely low income persons.
Affordable Housing Cost. Affordable housing cost means the cost defined in California Health and Safety Code Section 50052.5 for owner -occupied housing and Section 50053 for rental housing.
Density Bo nus. A density increase over the otherwise maximum allowable residential density under the applicable zoning district.
Housing Unit. A dwelling unit.
Inclusionary Unit. A housing unit intended for sale or rental, with a purchase price or rent that is affordable for a specified household income group. 521
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Initial Subsidy. The initial subsidy is equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any down payment assistance or mortgage assistance.
In-lieu Fee. A fee paid as an alternative to the provision of inclusionary units.
Proportionate Share of Appreciation . The proportionate share of appreciation is equal to the ratio of the initial subsidy to the fair market value of the home at the time of initial sale.
Resale Control. A mechanism by which affordable housing units will be retained in the extremely low, very low, low or moderate -income housing stock for a specified term.
Senior Citizen. A qualifying resident 62 years of age or older, or 55 years of age or older in a senior citizen housing development.
Senior Citizen Housing Development. A residential development developed, substantially rehabilitated, or substantially renovated for senior citizens that has at least 35 dwelling units.
Agent. A person who has been given written authorization by the property owner to represent and act for a property owner in contacts with the City.
Agricultural Production and Services. Any establishment primari ly engaged in either the keeping, grazing, feeding of livestock and for sale of livestock or livestock products; production of crops, plants, vines, and trees (excluding forestry operations); or performing services; crop services; veterinary services; othe r animal services; and landscape and horticultural services; for another on a contract or fee basis.
Alley. A public way permanently reserved primarily for secondary vehicular service access to the rear or side of properties otherwise abutting on a street.
Allowed Use. A use of land as a permitted or conditional use that may be established with zoning compliance review (for an “as -of-right” or permitted use) or a use permit for a conditionally permitted use and, where applicable, design review and/or building permit approval, subject to compliance with all applicable provisions of Article XV and the Municipal Code.
Alteration. Any change, addition, or modification that changes the exterior architectural appearance or materials of a structure or object. Alteration includes changes in exterior surfaces, changes in materials, additions, remodels, demolitions, and relocation of buildings or structures, but excludes ordinary maintenance and repairs.
Amendment. A change in the wording, context or substance of the zoning ordinance, or a change in the district boundaries on the Zoning Map.
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Animals, Domestic (Household Pets). Small pets suc h as cat s, dogs, and birds. This definition excludes large animals, such as horses, goats, swine and similar size animals, and farm animals, such as chickens, ducks, and rabbits.
Animal Husbandry. Breeding and raising of small domesticated animals for sale, or in order to use or sell products such as meat, honey, milk, eggs, and fibers.
Animal Keeping. The keeping of animals, such as household pets, for personal use and enjoyment.
Animal Sales and Services. Sales and service activities related to the care and treatment of domestic animals.
Boarding Kennel. An establishment licensed to operate a facility providing shelter and care for domestic animals (e.g. cats and dogs) on a commercial basis for a period in excess of 48 hours. This classification includes activities such as feeding, exercising, grooming, and incidental medical care for domestic animals.
Clinic/Hospital. Establishments where domestic animals receive medical and surgical treatment. This classification includes only facilities that are enclosed, soundproofed, and air-conditioned. Grooming and temporary (up to 30 days) boarding of domestic animals is included if incidental to the hospital use.
Grooming. Provision of bathing and trimming services for domestic animals on a commercial basis. This classification includes boarding of domestic animals for a maximum period of 48 hours.
Retail Sales (Pet Shops). Retail sales and boarding of domestic animals, provided such activities take place within an entirely enclosed building. This classification includes grooming if incidental to the retail use.
Riding Schools and Stables. A stable is a place where horses are kept in individual box stalls or in groups in large rooms. The interior of a stable usually consists of two rows of box stalls, tie stalls, and large rooms along the outer walls and a central passage running lengthwise. A horse stable may also contain other facilities, such as a riding school, a feed room, a dressing room, a harness room, a staff area, watering place, and a room for animal care services. A riding school generally operates on the basis of hiring out horses or ponies on a pay per hour basis. Typically students go out together on a ride accompanied by a member of staff, and rang e from small establishments in converted farm buildings, to much larger premises with purpose -built stables, indoor or outdoor schools and, sometimes, cross-country courses.
Veterinary Services. Medical and health se rvices for animals. Typical uses include veterinary offices, pet clinics and animal hospitals. This use type excludes kennels. 523
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Applicant. Any entity or person who applies for a discretionary permit, certificate, zoning approval or other entitlement.
Approval Authority. The decision- making body or official responsible for approving, approving with conditions or denying application. As an illustration, the Planning Commission is the Approval Authority over an application for a conditional use permit, and the Zoning Administrator is the Approval Authority over an application for an administrative use permit.
Area. Any geographical area, for example a portion of a block, a block, or a larger district.
Architectural Feature. An exterior building feature, including a roof, walls, windows, doors, porches, posts, pillars, recesses or projections, and exterior articulation or walls, and other building surfaces.
Arterial Street. A street classified as a Major Arterial or Minor Arterial in the Transportation Element of the General Plan.
Artisan/Small-Scale Manufacturing. The artisan/small-scale manufacturing use type refers to establishments primarily engaged in on-site production of goods by hand manufacturing or artistic endeavor, which involves only the use of hands tools or domestic mechanical equipment not exceeding f ive horsepower or kilns not exceeding 25 kilowatts, and the incidental direct sale to consumers of only those goods produced on site. Typical uses include ceramic studios, candle making shops, and custom jewelry manufacturers.
Artist’s Studio. Work space for an artist or artisan, including individuals practicing one of the fine arts or performing arts, or an applied art or craft. This use may include incidental display and retail sales of items produced on the premises and instructional space for small groups of students. It does not include joint living and working units (See Live-Work).
Studio -Light. Small-scale art production that is generally of a low impact. Typical uses include painting, photography, jewelry, glass, textile, and pottery studios.
Stud io-Heavy. Art production on a medium or large scale generally using heavy equipment. Typical uses include large-scale metal and woodworking studios.
Auto/Vehicle Sales and Services. Retail or wholesale businesses that sell, rent, and/or repair automobiles, boats, recreational vehicles, trucks, vans, trailers, and motorcycles, including the following:
Alternative Fuels and Recharging Facility. A facility offering motor vehicle fuels not customarily offered by commercial refueling stations (e.g., LPG) as well as equipment to recharge electric-powered vehicles.
Automobile Rental. Rental of automobiles. Typical uses include car rental agencies. 524
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Automobile Storage Parcel. Any property used for short - or long-term parking of vehicles for sale or lease at an auto mobile dealership or rental agency on a separate parcel from such agency or dealership.
Automobile/Vehicle Sales and Leasing. Sale or lease, retail or wholesale, of new or used automobiles, light trucks, motorcycles, motor homes, and trailers, together wit h associated minor repair services and parts sales for vehicles sold or leased by the dealership. This classification includes on-site facilities for maintaining an inventory of vehicles for sale or lease but excludes buildings and property on a separate site that are used for storing vehicles.
• New. Sales and leasing of new cars, recreational vehicles, and trucks by new car dealers, including sales of previously-owned automobiles and trucks, and sales of parts and accessories, storage, and incidental maintenance and repair. • Used. Sales and leasing of previously owned automobiles, recreational vehicles and trucks by car dealers not affiliated with a new car manufacturer.
Automobile/Vehicle Repair, Major. Repair of automobiles, trucks, motorcycles, motor homes, boats and recreational vehicles, including the incidental sale, installation, and servicing of related equipment and parts. This classification includes auto repair shops, body and fender shops, transmission shops, wheel and brake shops, auto glass services, vehicle painting, tire sales and installation, and installation of car alarms, sound, telecommunications, and navigation systems, but excludes vehicle dismantling or salvaging and tire retreading or recapping.
Automobile/Vehicle Service and Repair, Minor. The service and repair of automobiles, light-duty trucks, boats, and motorcycles, including the incidental sale, installation, and servicing of related equipment and parts. This classification includes the replacement of small automotive parts and liquids as an accessory use to a gasoline sales station or automotive accessories and supply store, as well as smog check quick- service oil, tune -up and brake and muffler shops where repairs are made or service provided in enclosed bays and no vehicles are stored overnight.
Automobile/Vehicle Washing. Washing, waxing, or cleaning of automobiles or similar light vehicles, including self-serve washing facilities that are the principal use of a building, structure, or site.
Large Vehicle and Equipment Sales, Service and Rental. Sales, servicing, rental, fueling, and washing of large trucks, trailers, tractors, and other equipment used for construction, moving, agricultural, or landscape gardening activities. Includes large vehicle operation training facilities.
Service Station. Establishments primarily engaged in retailing automotive fuels or retailing these fuels in combination with activities, such as providing minor 525
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automobile/vehicle repair services; conducting state inspections (e.g. “smog checks”), selling automotive oils, replacement parts, and accessories; and/or providing incidental food and retail services.
Towing and Impound. Establishments primarily engaged in towing light or heavy motor vehicles, both local and long distance. These establishments may provide incidental services, such as vehicle storage and emergency road repair services.
Awning. An architectural projection that provides weather protection, identity, or decoration, and is wholly supported by the building to which it is attached. An awning is typically constructed of non-rigid materials on a supporting framework which projects from and is supported by the exterior wall of a building. The awning may be fixed in place or retractable.
Balcony. A platform that projects from the wall of a building 30 inches or more above grade that is accessible from the building’s interior, is not accessible from the ground, and is not enclosed by walls on more than two sides (see also Deck).
Banks and Financial Institutions.
Bank and Savings and Loan. A financial institution, including a credit union office, that provides retail banking services to individuals and businesses. This classification includes only those institutions engaged in the on-site circulation of cash money.
Nontraditional Financial Institutions. Establishments engaged in short- term lending and buy-back activities in which customers typically take part in one- time or infrequent transactions and do not open long- term accounts or deposit funds. Typical uses include check cashing services, pay day lenders (also known as deferred deposit originators), pawnbrokers, cash for gold dealers, and similar activities.
Basement. A non-habitable space beneath the first or ground floor of a building, the ceiling of which does not extend more than four feet above finished grade. When used as a dwelling or portion thereof, the basement shall not be counted as a story for the purposes of height measurement based on allowed number of stories.
Bathroom. A room containing toilet, sink, and bathing facilities.
Bay Window. An architectural projection from the building cantilevered from the facade, consisting of one or more stories in height, containing at least 60 percent glass area.A window or a series of windows forming a bay in a room and projecting outward from the exterior wall.
Bedroom. Any room having the potential of being a bedroom and meeting the standards of the Building Code as a sleeping room.
Bicycle-Parking Related Terms.
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Abandoned Bicycle. A bicycle that has been parked continuously in one place for at least two weeks in short -term parking or at least one month in long -term parking, excluding seasonal bicycle storage as agreed upon between the property owner and the bicycle owner.
Bicycle. A device propelled by human power upon which a person may ride, having two wheels one behind the other, at least one wheel being at least 13 inches in diameter.
Bicycle Locker. An enclosure that can be locked for the safe keeping of a bicycle, made of thef t-resistant material, with a lockable door that opens the full width and height of the locker, with no exposed fittings or connectors.
Bicycle Parking Space. A paved, level, drained, lighted area for the parking of one bicycle.
Bicycle Path . A way designed for primary use by bicycles and excluding motorized vehicles.
Class 1 Bicycle Parking Space(s). Spaces in secure, weather protected facilities intended for use as long-term, overnight, and work-day bicycle storage by dwelling unit residents, non-residential occupants, and Employees.
Class 2 Bicycle Parking Space(s). Bicycle racks located in a publicly-accessible, highly visible location intended for transient or short-term use by visitors, guests, and patrons to the building or use.
Fixed. Mounted so the rack element cannot be stolen; anchored in the pavement or a structure with vandal -resistant fasteners such as, but not limited to, embedded mounting in poured-in-place concrete, recessed bolt heads or grouted-in anchoring.
Long -Term Bicycle Parking . B icycle parking intended for the primary use of residents, employees and others who park bicycles for four hours or more.
Publicly Accessible. In an area that is visible from a right -of-way and open to the general public.
Rack Element. A fixed object that supports one or two bicycles upright by their frames in a stable position and enables the frame and at least one wheel to be locked.
Secured Bicycle Parking. An enclosed, covered, locked area, surrounded by a fence or wall, restricted to bicycle parking users.
Short-Term Bicycle Parking. Bicycle parking intended for the primary use of customers, messengers, guests and others who park bicycles for less than four hours. 527
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Tandem. Arranged so a bicycle must be removed to access another bicyc le parking space.
Bikeway. A right-of-way either on or off a street that is used as a travel route for bicycles either independently or jointly with other means of transportation, and as identified in the City’s Bicycle Master Plan.
Bikeway Classes.
Class I Bikeway (Bike Path). Provides a completely separated right of way for the exclusive use of bicycles and pedestrians with crossflow by motorists minimized.
Class II Bikeway (Bike Lane). Provides a striped lane for one -way bike travel on a street or highway.
Class III Bikeway (Bike Route). Provide a right ‐of‐way designated by signs or pavement markings for shared use with pedestrians or motor vehicles. While a basic Class III route may simply have signs and markings, a Bicycle Boulevard is a special type of shared route that optimizes bicycle travel. Bike boulevards can have a variety of traffic calming elements to improve safety and comfort for bicyclists.
Class IV Bikeway (separated bikeway). On-street bikeway for the exclusive use of bicycles and includ es a separation required between the separated bikeway and the through vehicular traffic. The separation may include, but is not limited to, grade separation, flexible.
Block. Property bounded on all sides by a public right-of-way.
Block Face. All property between two intersections that fronts upon a street or abuts a public right-of-way
Bluff. A scarp or steep face of rock, decomposed rock, sediment, or soil resulting from erosion, folding, or excavation of the land mass, having a vertical relief of 10 or more feet measured from the top edge to the toe of the steep face, and located along or adjacent to the ocean. The bluff may be a simple planar or curved surface, or it may be step-like in section.
Breweries. Facilities that produce beer and similar beverage onsite.
Brewery, Production. An establishment that produces annually 15,000 barrels or more of ales, beers, meads, hard ciders and/or similar beverages onsite. Production breweries may also serve beverages onsite, and sell beverages for offsite consumption pursuant to the regulations of the California Department of Alcohol Beverage Control and the federal Bureau of Alcohol, Tobacco, and Firearms.
Brewery, Brew -on-Premises. A do- it-yourself brewery where c ustomers produce craft style beer or wine on the premises of a brewery or microbrewery. Customers also 528
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may purchase the ingredients, rent the equipment, time and space, and be provided assistance by an on-site brewmasters.
Micro -brewery. An establishment that produces annua lly less than 15,000 barrels of ales, beers, meads, hard ciders and/or similar beverages onsite. Micro -breweries may also serve beverages onsite, and sell beverages for offsite consumption pursuant to the regulations of the California Department of Alcohol Beverage Control and the federal Bureau of Alcohol, Tobacco, and Firearms.
Buffer. An open area or barrier used to separate potentially incompatible activities and/or development features; for example, a required setback to separate an area of development from environmentally sensitive habitat, to reduce or eliminate the effects of the development on the habitat.
Build-to Line. A line parallel to the lot line where the façade of the building is required to be located.
Building. Any structure having a roof supported by columns or walls and intended for the shelter, housing or enclosure of any individual, animal, process, equipment, goods or materials.
Building, Accessory . A detached building located on the same parcel as the principal building, which is incidental and subordinate to the principal building in terms of both size and use. A building will be considered part of the principal building if connected to it by common roof line or fully enclosed space.
Building, Principal . A building in which the principal use of the parcel on which it is located is conducted.
Building Code. Any regulations of the City governing the type and method of construction of buildings and structures, including sign structures.
Building Face. The general outer surface of the structure or walls of a building. Where bay windows or pillars project beyond the walls, the outer surface of the windows or pillars is considered to be the face of the building. For areas where transect zones have been applied as part of a form-based code (Series 400) pillars and bay windows shall be considered architectural elements which may encroach into the setback per transect zone standards.
Building Site. A lot or parcel of land occupied or to be occupied by a main building and accessory buildings together with such open spaces as are required by the terms of this title and having its principal frontage on a street, road, highway, or waterway.
Business Services. The business services use type refers to establishments primarily engaged in the provisions of services of a clerical, employment, protective or minor processing nature to firms, rather than individuals, and where the storage of goods other than samples is prohibited. Typical uses include secretarial services, quick -printing services, and blueprint services.
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Canopy. A roofed shelter projecting over a sidewalk, driveway, entry, window, or similar area that may be wholly supported by a building or may be wholly or partially supported by columns, poles, or braces extending from the ground.
Carport. An accessible and usable covered space enclosed on not more than two sides, designed, constructed, and maintained for the parking or storage of one or more motor vehicles.
Catering Service. A business that prepares food for consumption on the premises of a client or at any other location separate from where the food was prepared.
CDHP. California Department of Public Health.
Centerline of Street. The geographic center of a public or private road right-of-way.
Change of Use. The replacement of an existing use on a site, or any portion of a site, by a new use, or a change in the type of an existing use; does not include a change of ownership, tenancy, or management associated with a use for which the previous type of use will remain substantially unchanged.
Civil Code. The Civil Code of the State of California.
College and Trade School. Institutions of higher education providing curricula of a general, religious or professional nature, typically granting recognized degrees, including conference centers and academic retreats associated with such institutions. This classification includes junior colleges, business and computer schools, management training, technical and trade schools, but excludes personal instructional services such as music lessons.
Commercial Entertainment and Recreation. Provision of participant or spectator entertainment to the general public. This classification may include restaurants, snack bars, and other incidental food and beverage services to patrons.
Cinema. Facilities for indoor display of films and motion pictures.
Theater. Facilities designed and used for entertainment, including plays, comedy, and music, which typically contain a stage upon which movable scenery and theatrical appliances or musical instruments and equipment are used.
Large -scale Facility. This classification includes large outdoor facilities such as amusement and theme parks, sports stadiums and arenas, racetracks, amphitheaters, drive-in theaters, driving ranges, golf courses. It also includes indoor and facilities with more than 5,000 square feet in building area such as fitness centers, gy mnasiums, handball, racquetball, or large tennis club facilities; ice or roller skating rinks; swimming or wave pools; miniature golf courses; bowling alleys; archery or indoor shooting ranges; and riding stables.
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Small -scale Facility. This classification includes small, generally indoor facilities that occupy less than 5,000 square feet of building area, such as billiard parlors, card rooms, game arcades, health clubs, yoga studios, dance halls, small tennis club facilities, poolrooms, and amusement arcades.
Commercial Kitchen. Kitchens used for the preparation of food to be delivered and consumed off-site. Typical uses include catering facilities. This classification does not include businesses involved in the processing or manufacturing of wholesale food products (See Industry, Limited).
Commissary. A food establishment in which food, containers, equipment, or supplies are stored or handled for use in mobile food facilities, mobile food preparation units, stationary mobile food preparation units, or vending machines.
Communications Facilities. Broadcasting and other information relay services.
Antennas and Transmission Towers. Broadcasting and other communication services accomplished through electronic or telephonic mechanisms, as well as structures designed to support reception or transmission systems. Typical uses include wireless telecommunication towers and facilities, radio towers, television towers, telephone exchange/microwave relay towers, and cellular telephone transmission/personal communications systems towers.
Equipment within Buildings. Indoor facilities containing primarily communication equipment and storage devices such as computer servers.
Community Assembly. A facility for public or private meetings, including community centers, banquet centers, religious assembly facilities, civic and private auditoriums, union halls, meeting halls for clubs, and other membership organizations. This classification includes functionally related facilities for the use of members and attendees such as kitchens, multi- purpose rooms, classrooms and storage. It does not include gymnasiums or other sports facilities uses that represent more than 20 percent of overall square footage, convention centers, or facilities, such as day care centers and schools that are separately classified and regulated.
Community Garden. An area of land managed and maintained by a public or non- profit organization or a group of individuals to grow and harvest food or medicinal crops, excluding marijuana, and/or ornamental crops, such as flowers, for personal or group use, consumption, or donation. Community gardens may be divided into separate plots for cultivation by one or more individuals or may be farmed collectively by members of the group and may include common areas maintained and used by group members. This use type includes the accessory sale of goods produced on-site, but excludes marijuana cultivation.
Condition of Approval. A performance standard, required change in a project, environmental mitigation measure, or other requirement imposed by the decision-making 531
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body to alter or modify a project in any manner from the description in the application originally submitted for City approval.
Conditional Use. A use that is generally compatible with other uses permitted in a zoning district, but that requires individual review of its location, design, configuration, and intensity and density of use and structures, and may require the imposition of conditions pe rtinent thereto to ensure the appropriateness of the use at that particular location.
Condominium-related Terms. The following terms are related to residential condominium conversions and new condominium construction.
Association. An organization composed of persons who own a condominium unit(s) or right of exclusive occupancy in a community apartment, and who are organized to operate and maintain common areas for condominiums.
Common Area. The area that is available to the common use of unit owners in an entire project, excepting the individual units therein.
Community Apartment. One residential unit within a community apartment project.
For the purposes of this Ordinance, "community apartm ent" shall mean the same thing and shall be treated in the same manner as a “unit,” as defined herein.
Community Apartment Project. A development of real property in which an undivided interest in the land is coupled with the right of exclusive occupancy of a designated residential unit located thereon or therein as defined in Section 4105 of the Civil Code. For the purposes of this Ordinance, "community apartment project" shall mean the same thing and shall be treated in the same way as a residential condominium.
Condominium. An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential building such as an apartment. A condominium may include, i n addition, a separate interest in other portions of such real property. For purposes of this Ordinance, the term "condominium" shall be deemed to include a “stock cooperative” or “planned development.”
Consumer Price Index, Rental Component. A statistical measure of change over time in the price of residential rent, as reported periodically by the U.S. Department of Labor. For purposes of this Ordinance, the index for the San Francisco-Oakland area, for the 12-month period most recently reported, shall be applicable.
Conversion. A change in the type of ownership of a parcel or parcels of real property, together with the existing attached structures, to that defined as a condominium project or a community apartment project, regardless of the present or prior use of such land and structures and whether substantial improvements have been made or are to be made to such structures.
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Cooperative, Stock. A corporation holding title to improved real property in which shareholders receive rights to exclusive occupancy of portions of the real property, which rights of occupancy are transferable concurrently with transfer of the shares.
The term "stock cooperative" does not include a limited equity housing cooperative.
Developer. The applicant, owner or subdivider of rea l property with a controlling proprietary interest in the proposed condominium conversion project.
Open Space ––Common. Landscaped area within the project that is designed for leisure use by all residents. Accessory structures within Common Open Space may include but are not limited to benches, tables and BBQ structures.
Open Space ––Private. Area within the project that is available only for use by an individual homeowner, and is separate and distinct from common open space. Private open space may include but not necessarily be limited to decks, balconies, porches, patios and enclosed yards.
Open Space ––Recreational. Area within the project that is designed for active use by all residents, and may include but is not limited to game courts, recreational rooms, swimming pools, garden roofs, sauna baths, putting greens, and play lots.
Owner. The person(s) named on a Deed of Trust of a residential condominium unit.
Residential Condominium. A condominium for residential purposes.
Tenant. The person(s) in actual pos session, or entitled to immediate possession, of the unit pursuant to a written or oral rental agreement, lease, or sublease. A person who sublets a unit to another, who does not live in the unit himself, is not a tenant.
Unit. The element of a residential condominium project which is not owned in common with the owners of other condominiums in the project or is an apartment in a community apartment project to which an owner of an undivided interest in common in a community apartment project has a right of exclusive occupancy.
Construction. Construction, erection, enlargement, alteration, conversion, or movement of any building, structures, or land, together with any scientific surveys associated therewith.
Construction and Material Yard. Storage of construction materials or equipment on a site other than a construction site.
Corner Build Area. A triangular area within a specified distance of a street corner where certain development standards for a zoning district may apply CPUC or PUC. California Public Utilities Commission.
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Creek-Related Terms.
Brush Layering. The use of live branches or cuttings which are inserted into the streambanks perpendicular to the slope so that the rooting occurs back into the slope.
Brush Matting. The use of dead or live cuttings from riparian vegetation stacked and secured against streambanks to check erosion and revegetate banks.
Creek. A watercourse that carries water from either a permanent or natural source, either intermitte ntly or continuously, in a defined channel, continuous swale or depression, or in a culvert that was placed in the general historic location and the water either merges with a larger watercourse or body of water or is diverted into an engineered structure that does not follow the general historic course of a creek. A "creek" does not include any part of an engineered structure developed for collection of storm or flood waters (e.g. a storm drainpipe) that does not follow the gener al historic course of a creek.
Cribwalls. A rectangular framework of logs which is filled with soil and/or rocks and planted with cuttings.
Culverted. The placement or construction of a pipe or box-shaped conduit in a creek bed allowing water to be conducted.
Daylighting. The unearthing of a culverted creek or natural watercourse and the design of a new open channel to re-create the original stream channel and environment.
Fascines. Bundles of cuttings from riparian plants used to revegetate banks ; also known as “wattles”.
Gabions. Wire baskets filled with rocks and soil and planted with seeds, cuttings and rooted plants. Gabions can be used to rebuild streambanks.
Restoration. The rehabilitation and improvement of a culverted or engineered creek to re-create a natural system by the use of erosion control technology, revegetation, vegetation management, and/or selective channel clearing.
Retention Basins. Open spaces that hold overbank stream flows and can be used as parks and other open space uses in drier seasons.
Riprap. Cobbles, rock, concrete pieces, or other non-vegetative debris used to protect streambanks from erosion.
Cul De Sac. A street or system of streets that connects to other streets only at one end. A means for turning around is generally provided at each dead end. 534
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Cultural Facility. Facilities engaged in activities to serve and promote aesthetic and educational interest in the community that are open to the public on a regular basis. This classification includes performing arts centers for theater, music, dance, and events; spaces for display or preservation of objects of interest in the arts or sciences; libraries; museums; historical sites; aquariums; art galleries; and zoos and botanical gardens. It does not include schools or institutions of higher education providing curricula of a general nature.
Day Care. Establishments providing non- medical care for persons on a less -than-24-hour basis other than Family Day Care (Small and Large). This classification includes commercial and nonprofit nursery schools, preschools, day care facilities for children or adults, and any other day care facility licensed by the State of California.
Day Care Home, Large. A home which is authorized, certified or licensed by the State of California which regularly provides care, protection and supervision between seven and 14 children in the provider's own home, for periods of less than 24 hours per day. The number of children shall include children under the age of 10 who reside at the provider's home.
Days. Calendar days, unless indicated otherwise.
De novo. A legal term meaning starting over, as in an appeal hearing that is de novo and can consider the whole project applica tion and all relevant materials, not just the specific issue appealed. The appeal body is hearing the matter again, de novo.
Decision-making Body. See Approval Authority.
Deck. A platform, either freestanding or attached to a building that is supported by pillars or posts. See also Balcony.
Demolition. The intentional destruction and removal of 50 percent or more of the enclosing exterior walls and 50 percent of the roof of any structure.
Density. The number of dwelling units per acre of land.
Design. Design means:
1. Street alignments, grades and widths;
2. Drainage and sanitary facilities and utilities, including alignments and grades thereof;
3. Location and size of all required easements and rights-of-way;
4. Fire roads and firebreaks;
5. Lot size and configuration;
6. Traffic access;
7. Grading;
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8. Land to be dedicated for park and recreational purposes; and
9. Such other specific physical requirements in the plan and configuration of the entire subdivision as may be necessary to ensure consistency with, or implementation of, the General Plan or any applicable specific plan.
Design Review Board. The Design Review Board of the City of Richmond.
Design Site. A portion of land delineated from others to accommodate no more than one building type. The main purpose of a design site is to allow a parcel large enough to contain more than one building type to contain multiple building types while not requiring the legal subdivision of the parcel into additional parcels.
Detached Structure. A structure, no part of which is attached by any means to any other structure.
Development. The placement or erection of any solid material or structure on land, in, or under water; discharge or disposal of any materials; grading, removing, dredging, mining, or extraction of any materials; change in the density or intensity of use of land, including, without limitation, subdivision pursuant to the Government Code 66410, and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreation use; and change in the intensity of use of water, or of access thereto; construction, reconstruction, demolition, or alteration of the size of any structure, including any facility of any private, public, or municipal utility; and the removal or harvesting of major vegetation.
Development Agreement. An agreement between the City and any person having a legal or equitable interest in real property for the development of such property and which complies with the applicable provisions of the Government Code for such development agreements.
Director. The Director of Planning and Building Services of the City of Richmond or his/her designee.
Drive-Through Facilities. Facilities designed to enable persons to receive a service or purchase or consume goods while remaining within a motor vehicle, typically associated with banks, eating and drinking establishments, pharmacies, and other commercial uses.
Driveway. An accessway that provides vehicular access between a street and the parking or loading facilities located on an adjacent property.
Drug Paraphernalia. All equipment, products and materials of any kind that are used, intended for use, or designed for use, in planting, propagating, cultivating, growing, harvesting, manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, containing, concealing, injecting, ingesting, inhaling, or otherwise introducing into the human body a controlled substance in violation of the 536
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California Uniform Controlled Substances Act (commencing with California Heal th and Safety Code Section 11000).
Duplex. A single building that contains two dwelling units or two single unit dwellings on a single parcel. This use is distinguished from a Second Dwelling Unit, which is an accessory residential unit as defined by State law.
Dwelling Unit. One or more rooms designed, occupied, or intended for occupancy as separate living quarters, with or without full cooking, sleeping, and bathroom facilities for the exclusive use of a single household.
Easement. A portion of land created by grant or agreement for specific purpose; an easement is the right, privilege, or interest which one party has in the land of another.
Eating and Drinking Establishments. Businesses primarily engaged in serving prepared food and/or beverages for consumption on or off the premises.
Bars/Night Clubs/Lounges. Businesses serving beverages for consumption on the premises as a primary use and including on-sale service of alcohol including beer, wine, and mixed drinks. This use includes karaoke bars and micro -breweries where alcoholic beverages are sold and consumed on site and any food service is subordinate to the sale of alcoholic beverages.
Brewpub. A full -service or limited -service restaurant with a micro -brewery as an accessory use. A brewpub may sell other supplier's beer, including other hand-crafted or micro-brewed beers as well as wine to patrons for consumption on its premises Restaurant, Full Service. Restaurants providing food and beverage services to patrons who order and are served while seated and pay after eating. Take-out service may also be provided.
Restaurant, Limited Service. Establishments where food and beverages are consumed on the premises, taken out, or delivered, but where limited table service is provided.
This classification includes cafes, cafeterias, coffee shops, delicatessens, fast-food restaurants, sandwich shops, limited-service pizza parlors, self-service restaurants, and snack bars with indoor or outdoor seating for customers. This classification includes bakeries that have tables for on-site consumption of products.
Restaurant with Drive Through. A restaurant where food or coffee-type beverages are purchased by motorists who remain in their vehicles during the sales transaction.
Effective Date. The date on which a permit or other approval becomes enforceable or otherwise takes effect, rather than the date it was signed or circulated.
Efficiency Unit. A dwelling unit in a multi -family building with less than 500 square feet of space, meeting all Building Code requirements for such units. 537
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Elderly and Long-Term Care. Establishments that provide 24-hour medical, convalescent or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are unable to care for themselves, and is licensed as a skilled nursing facility by the State of California, including but not limited to, rest homes, nursing homes, and convalescent hospitals, but not Residential Care, Hospitals, or Clinics.
Emergency. A sudden unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property, or essential public services.
Emergency Shelter. A temporary, short -term residence providing housing with minimal supportive services for homeless families or individual persons where occupancy is limited to six months or less, as defined in Section 50801 of the California Health and Safety Code.
Medical assistance, counseling, and meals may be provided.
Environmental Impact Report (EIR). An Environmental Impact Report is a report that may be required under the California Environmental Quality Act.
Environmental Review. An evaluation process conducted pursuant to the California Environmental Quality Act to determine whether a proposed project may have a significant impact on the environment.
Erect. To build, construct, attach, hang, place, suspend or affix to or upon any surface. Such term shall also include the painting of wall signs.
Et seq. An abbreviation for the Latin phrase et sequences, meaning “and the following.” Exterior Storage. The outdoor placement or keeping of materials in an area not fully enclosed by a storage structure.
FAA. Federal Aviation Administration.
Façade. The exterior wall of a building exposed to public view or that wall viewed by persons not within the building. The portion of any exterior elevation of a building extending vertically from the grade to the top of a parapet wall or eave, and horizontally across the entire width of the building elevation.
Family. One or more persons, related or unrelated, living together as a single housekeeping unit.
Family Day Care. A day-care facility licensed by the State of California that is located in a dwelling unit where a resident of the dwelling provides care and supervision for children under the age of 18 for periods of less than 24 hours a day.
Small. A facility that provides care fo r up to six children or eight children including children who reside at the home and are under the age of 10. 538
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Large. A facility that provides care for seven to 14 children, including children who reside at the home and are under the age of 10.
Farmers Market. An event that occurs on a regular basis in the same location and the majority of vendors are farmers, ranchers and other agricultural producers selling food, plants, flowers, and added-value products.
FCC. Federal Communications Commission.
Feasible. Capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.
FEMA. Federal Emergency Management Agency.
Fence-Related Terms.
Fence. A horizontal or vertical barrier that functions as a means of protection or confinement or obscures sight to provide privacy, including a wall, hedge, or structure made of metal, wood or similar material.
Opacity. The proportion of a fence construction that is opaque, including pilasters and pickets.
Final Map. A map showing a subdivision for which a tentative and final map are required by the Subdivision Map Act or this Ordinance, prepared in accordance with the provisions of this Ordinance and the Subdivision Map Act and designed to be recorded in the Contra Costa County Clerk-Recorder’s Office, County Recorder Division.
Finance, Insurance and Real Estate Services. The finance, insurance and real estate service use type refers to establishments primarily engaged in the provision of financial, insurance, real estate or securities brokerage services. Typical uses include banks, insurance agencies or real estate firms.
Fire Chief. The Fire Chief of the City of Richmond.
Floor Area. The total horizontal enclosed area of all the floors below the roof and within the outer surface of the walls of a building or structure, including basements, mezzanines, interior balconies, and upper stories or levels in a multistory building unless otherwise stipulated.
Food and Beverage Sales. Retail sales of food and beverages for off -site preparation and consumption. Typical uses include food markets, groceries, and liquor stores.
Conven ience Market. Retail establishments that sell a limited line of groceries, prepackaged food items, tobacco, magazines, and other household goods, primarily for off-premises consumption. These establishments typically have long or late hours of operation and occupy a relatively small building. This classification includes small 539
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retail stores located on the same parcel as or operated in conjunction with a Service Station but does not include delicatessens or specialty food shops.
Farmers Market. A location where the primary activity is the sale of agricultural products by produces and certified producers. Sales of ancillary products may occur at the location. An open air farmers market may only be operated by a local government agency.
General Market. Retail food markets of food and grocery items primarily for offsite preparation and consumption. Typical uses include supermarkets and specialty food stores such as retail bakeries; commissaries, candy, nuts and confectionary stores; meat or produce markets; vitamin and health food stores; cheese stores; and delicatessens.
This classification may include small-scale specialty food production with retail sales.
Liquor Store. Establishments primarily engaged in selling packaged alcoholic beverages for off-site consumption.
Food Membership Distribution Site. A site where pre-ordered food is delivered and picked up as part of a food buying club or community supported agriculture organization.
Footprint. The horizontal area, as seen in plain view, of a building or structure, measured from the outside of exterior walls and supporting columns, and excluding eaves.
Freight/Truck Terminal and Warehouse. Facilities for freight, courier, and postal services by truck or rail. This classification does not include local messenger and local delivery services (see Light Fleet-Based Services).
Frontage, Street. (Synonym: Private Frontage) That portion of a lot or parcel of land that borders a public street. "Street frontage" will be measured along the common lot line separating said lot or parcel of land from the public street, highway, or parkway.
Funeral and Interment Service. Establishment primarily engaged in services involving the care, preparation or disposition of human dead other than in a cemetery. Typical uses include crematory, columbarium, or mortuary.
Garage. A building or portion thereof, containing accessible and usable enclosed space designed, constructed, and maintained for the parking or storage of one or more motor vehicles.
Glare. The effect produced by a light source within the visual field that is sufficiently brighter than the level to which the eyes are adapted, such as to cause annoyance, discomfort, or loss of visual performance and ability.
Government Code. The Government Code of the State of California. 540
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Government Buildings. Administrative, clerical, or public contact offices of a government agency, including postal facilities and courts, together with incidental storage and maintenance of vehicles. This classification excludes corporation yards, equipment service centers, and similar facilities that primarily provide maintenance and repair services and storage facilities for vehicles and equipment (see Utilities, Major).
Grade. The location of the ground surface.
Adjacent Grade . The lowest elevation of ground surface within five feet of the building exterior wall.
Average Grade . A horizontal line approximating the ground elevation through each building on a site used for calculating the exterior volume of a building. Average grade is calculated separately for each building.
Existing Grade . On vacant parcels before any land development activities are undertaken, the elevation of the ground at any point on a lot as shown on the required survey submitted in conjunction with an application for a building permit or grading permit. Existing grade also may be referred to as natural grade.
Finished Grade . The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the lot line, or when the lot line is more than five feet from the building, between the building and a line five feet from the building.
Group Residential. Shared living quarters without separate kitchen or bathroom facilities for each room or unit, offered for rent for permanent or semi -transient residents on a weekly or longer basis. This c lassification includes rooming and boarding houses, dormitories, fraternities, convents, monasteries, and other types of organizational housing, and private residential clubs, but excludes extended stay hotels intended for long -term occupancy (see Hotel and Motel) and Residential Facilities.
Congregate Housing. A residential facility with shared kitchen facilities, deed - restricted or restricted by an agreement approved by the City for occupancy by low - or moderate-income households, designed for occupancy for periods of six months or longer, providing services that may include meals, housekeeping and personal care assistance as well as common areas for residents of the facility.
Senior Group Residential. A residential facility that provides residence for a group of senior citizens (persons 62 years of age or older) with a central kitchen and dining facilities and a separate bedroom or private living quarters.
Habitable Room. A space intended for living, sleeping, eating, or cooking, including living rooms, dining rooms, bedrooms, kitchens, dens, family rooms, recreation rooms, and enclosed porches suitable for year-round use. Specifically excluded are balconies, bathrooms, foyers, garages, hallways, laundries, open porches, pantries, storage closets, utility 541
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rooms, unfinished attics and basements, other unfinished spaces used for storage, and water closets.
Hazardous Waste Terms.
Hazardous Materials. Any material, including any substance, waste, or combination thereof, which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause, or significantly contribute to, a substantial present or potential hazard to human health, safety, property, or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.
Hazardous Waste Facility. All contiguous land and structures, other appurtenances, and improvements on the land used for the treatment, transfer, storage, resource recovery, disposal, or recycling of hazardou s waste. A hazardous waste facility may consist of one or more treatment, transfer, storage, resource recovery, disposal, or recycling hazardous waste recycling management units, or combinations of these units.
Health and Safety Code. The Health and Safety Code of the State of California.
Heat. Thermal energy of a radioactive, conductive, or convective nature.
Height. The vertical distance from a point on the ground below a structure to a point directly above.
Home Occupation. A business enterprise conducted in a dwelling unit, garage or accessory building in a residential district that is incidental to the principal residential use and which is consistent with the criteria below.
Hospitals and Clinics. State-licensed public, private, and non- profit facilities providing medical, surgical, mental health, or emergency medical services. This classification includes facilities for inpatient or outpatient treatment, including substance-abuse programs, as well as training, research, and administrative services for patients and employees. This classification excludes veterinaries and animal hospitals (see Animal Care, Sales, and Services).
Hospital. A facility providing medical, surgical, mental health, or services primarily on an in- patient basis, and including ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, administration, and services to patients, employees, or visitors.
Clinic. A facility providing medical, mental health, or surgical services exclusively on an out -patient basis, including emergency treatment, diagnostic services, administration, and related services to patients who are not lodged overnight. Services may be available without a prior appointment. This classification includes licensed facilities offering substance abuse treatment, blood banks, plasma, dialysis centers, and emergency medical services offered exclusively on an out -patient basis. This 542
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classification does not include private medical and dental offices that typically require appointments and are usually smaller scale.
Skilled Nursing Facility. A facility or a distinct part of a hospital that provides continuous skilled nursing care and supportive care to patients whose primary need is for the availability of skilled nursing care on an extended basis. It provides 24- hour inpatient care and, as a minimum, includes physician, nursing, dietary, pharmaceutical services and an activity program. Intermediate care programs that provide skilled nursing and supportive care for patients on a less-than-continuous basis are classified as skilled nursing facilities.
Hours of Operation. Refers to the time from when a busiess opens and serves customers or patrons to the time when it closes and the last customer or patron departs.
Household. See Family.
Household Income Types.
Extremely Low Income Household. A household of extremely low income as defined in Section 50106 of the Health and Safety Code.
Low Income Household . Households of lower income as defined in Section 50079.5 of the Health and Safety Code.
Moderate Income Household . Households of moderate income as defined in Section 50093 of the Health and Safety Code.
V ery Low Income Household . Households of very low income as defined in Section 50105 of the Health and Safety Code.
Household Pets. Animals that are customarily kept within a dwelling or a yard for the personal use or enjoyment of the residents.
Housing Authority. The Housing Authority of the City of Richmond.
Illegal use. Any use of land or building that does not have the currently required permits, and was originally constructed and/or established without permits or approvals required for the use at the time it was brought into existence.
Improvement. Improvement refers to:
1. Any street work and utilities to be installed, or agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, ways and easements, as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs as a condition precedent to the approval and acceptance of the final map; and
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2. Any other specific infrastructure, such as streets and sidewalks, trails, drainage, utilizes, or other types of physical improvements, the installation of which, either by the subdivider, public agencies, private utilities, any other entity approved by the City, or a combination thereof, is necessary to ensure consistency with or implementation of the General Plan or any applicable specific plan.
Improvement Agreement. A legal document defining responsibilities for installation and maintenance of improvements in a subdivision and guaranteeing construction of these improvements.
Improvement Plan. One or more city standard engineered drawings, done according to the city's standard, that show in detail the improvements that are to be installed in any particular development, including but not limited to plan and profile views of streets, sewers, storm drains, and associated facilities.
Indoor Agriculture. Indoor areas used for the cultivation of plants, excluding marijuana. This use type includes the accessory sale of goods produced on- site, but excludes marijuana cultivation.
Industrial, General. The general industrial use type refers to in dustrial plants primarily engaged in the manufacturing, compounding, processing, assembling, packaging, treatment or fabrication of materials and products. This classification includes operations such as agriculture processing; biomass energy conversion; p roduction apparel manufacturing; photographic processing plants; leather and allied product manufacturing; wood product manufacturing; paper manufacturing; chemical manufacturing; plastics and rubber products manufacturing; nonmetallic mineral product manufacturing; primary metal manufacturing; fabricated metal product manufacturing; and automotive and heavy equipment manufacturing.
Industrial, Limited. Establishments engaged in light industrial activities taking place primarily within enclosed buildings and producing minimal impacts on nearby properties. This classification includes the manufacturing of finished parts or products primarily from previously prepared materials; commercial laundries and dry cleaning plants; monument works; printing, engraving, and publishing; sign painting shops; machine and electrical shops; computer and electronic product manufacturing; furniture and related product manufacturing; perishable commodity services and handling with cold storage; and industrial services. It also includes the preparation, manufacturing, and/or packaging of food for off-site consumption.
Typical food manufacturing uses include canners, roasters, production breweries, wholesale bakeries, and frozen food manufacturers.
Instructional Services. Services for the purpose of personal enrichment. Typical uses include classes or instruction in music, health, athletics, art, or academics. Instructional Services includes rehearsal studios as an accessory use.
Intensity of Use. The extent to which a particular use or the use in combination with other uses affects the natural and built environment in which it is located, the demand for services, and persons who live, work, and visit the area. Measures of intensity include but are not limited 544
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to requirements for water, gas, electricity, or public services; number of automobile trips generated by a use; parking demand; number of employees on a site; hours of operation; the amount of noise, light or glare generated; the number of persons attracted to the site, or, in eating establishments, the number of seats.
Intersection, Street. The area common to two or more intersecting streets.
ITE. Institute of Transportation Engineers.
Kitchen. Any room or space within a building intended to be used for the cooking or preparation of food.
Land Use. The purpose for which land or a structure is designed, arranged, intended, occupied, or maintained, including residential, commercial, industrial, etc.
Landscape-Related Terms.
Applied Water. The portion of water supplied by the irrigation system to the landscape.
Automatic Irrigation Controller. An automatic timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers schedule irrigation events using either evapotranspiration (weather -based) or soil moisture data.
Backflow Prevention Device. A safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.
Certified Irrigation Designer. A person certified to design irrigation systems by an accredited academic institution, a professional trade organization, or other certification program.
Check Valve or Anti -Drain Valve. A valve located under a sprinkler h ead, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.
Compost. The safe and stable product of controlled biologic decomposition of organic materials that is beneficial to plant growth.
Drip Irrigation. Any non- spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Drip irrigation systems are specifically designed to apply small volumes of water slowly at or near t he root zone of plants.
Effective Precipitation or “Usable Rainfall” (Eppt). The portion of total precipitation which becomes available for plant growth. 545
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Emitter. A drip irrigation emission device that delivers water slowly from the system to the soil.
Established Landscape. The point at which plants in the landscape have developed significant root growth into the soil. Typically, most plants are established after one or two years of growth.
Establishment Period. The first year after installing the plant in the landscape or the first two years if irrigation will be terminated after establishment.
Estimated Total Water Use (ETWU) . The total water used for the landscape.
ET Adjustment Factor. A factor of 0.55 for residential areas and 0.45 for non- residential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape.
Evapotranspiration Rate. The quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time.
Flow Rate. The rate at which water flows through pipes, valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.
Flow Sensor. An inline device installed at the supply point of the irrigation system that produces a repeatable signal proportional to flow rate.
Graywater. Untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wasters. “Graywater” includes, but is not limited to, wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not include wastewater from kitchen sinks or dishwashers.
Hydrozone. A portion of the landscaped area having plants with similar water needs.
A hydrozone may be irrigated or non-irrigated.
Infiltration Rate. The rate of water entry into the soil expressed as a depth of water per unit of time (e.g., inches per hour).
Invasive Plant Species. Species of plants not historically found in California that spread outside cultivated areas and can damage environmental or economic resources.
Irrigation Efficiency. The measurement of the amount of water beneficially used divided by the amount of water applied.
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Irrigation Survey. An evaluation of an irrigation system that is less detailed than an irrigation audit. An irrigation survey includes, but is not limited to: inspection, system test, and written recommendations to improve performance of the irrigation system.
Irrigation Wa ter Use Analysis. An analysis of water use data based on meter readings and billing data.
Landscape Area. All the planting areas, turf areas, and water features in a landscape design plan. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non- pervious hardscapes, and other non- irrigated areas designated for non - development (e.g., open spaces and existing native vegetation).
Landscape Contrac tor. A person licensed by the state of California to construct, maintain, repair, install, or subcontract the development of landscape systems.
Landscape Water Meter. An inline device installed at the irrigation supply point that measures the flow of water into the irrigation system and is connected to a totalizer to record water use.
Landscaping. The planting, configuration and maintenance of trees, ground cover, shrubbery and other plant material, decorative natural and structural features (walls, fences and hedges), earth patterning and bedding materials, and other like site improvements, for an aesthetic or functional purpose.
Lateral Line. The water delivery pipeline that supplies water to the emitters or sprinklers from the valve.
Low Volume Irrigatio n. The application of irrigation water at low pressure through a system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers.
Maximum Applied Water Allowance. The upper limit of annual applied water for the established landscaped area.
Microclimate. The climate of a small, specific area that ma y contrast with the climate of the overall landscape area due to factors such as wind, sun exposure, plant density, or proximity to reflective surfaces.
Mulch. Any organic material such as leaves, bark, straw, compost, or inorganic mineral materials such as rocks, gravel, and decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature, and preventing soil erosion.
Operating Pressure. The pressure at which the parts of an irrigation system are designed by the manufacturer to operate.
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Overhead Sprinkler Irrigation Systems. Systems that deliver water through the air (e.g., spray heads and rotors).
Pervious. Any surface or material that allows the passage of water through the material and into the underlying soil.
Plant Factor or “Plant Water Use Factor”. A factor that estimate s the amount of water needed by plants. Plant factors are de rived from the University of California publication “Water Use Classification of Landscape Species” known as (WUCOLS).
Plant factors may also be obtained from horticultural researchers from academic institutions or professional associations.
Precipitation Rate. The rate of application of water measured in inches per hour.
Rain Sensor. A component of an irrigation system that automatically suspends an irrigation event when it rains.
Recycled Water. Treated or recycled waste water of a quality suitable for nonpotable uses such as landscape irrigation and water features.
Reference Evapotranspiration (ETo ). A standard measurement of environmental parameters that affect the water use of plants. ETo is expressed in inches per day, month, or year, and is an estimate of the evapotranspiration of a large field of four- to seven-inch tall, cool-season grass that is well watered.
Runoff. Water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape area. For example, runoff may result from water that is applied at too great a rate (application rate exceeds infiltration rate) or when there is a slope.
Soil Moisture Sensing Device. A device that measures the amount of water in the soil.
The device may also suspend or initiate an irrigation event.
Special Landscape Area. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.
Sprinkler Head. A device that delivers water through a nozzle.
Station. An area served by one valve or by a set of valves that operate simultaneously.
Swing Joint. An irrigation component that provides a flexible, leak -free connection between the emission device and lateral pipeline to allow movement in any direction and to prevent equipment damage.
Turf. A ground cover surface of mowed grass.
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Valve. A device used to control the flow of water in the irrigation system.
Water Conserving Plant Species. A plant species identified as having a very low or low plant factor.
Water Feature. A design element where open water performs an aesthetic or recreational function. Water features include ponds, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). Constructed wetlands used for on-site wastewater treatment or stormwater retention that are not irrigated are not water features.
Watering Window. The time of day irrigation is allowed.
WUCOLS. The Water Use Classification of Landscape Species published by the University of California Cooperative Extension, the Department of Water Resources and the Bureau of Reclamation, 2000.
Ldn. The day-night average sound level (also referred to as DNL) is the average noise level over a 24-hour period. The noise between the hours of 10pm and 7am is artificially increased by 10 dB to take into account the decrease in community background noise of 10 dB during this time period.
Light Fleet-Based Service. Passenger transportation services, local delivery services, medical transport, and other businesses that rely on fleets of three or more vehicles with rated capacities less than 10,000 lbs. This classification includes parking, dispatching, and offices for taxicab and limousine operations, ambulance services, non-emergency medical transport, local messenger and document delivery services, home cleaning services, and similar businesses.
This classification does not include towing operations (see Automobile/Vehicle Sales and Service, Towing and Impound) or taxi or delivery services with two or fewer fleet vehicles on- site.
Lighting-Related Terms.
Color Rendition. Ability of a light source to show true colors as seen outdoors in sunlight.
Display Lot or Area. Outdoor areas where active nighttime sales activity occurs and where accurate color perception of merchandise by customers is required. Includes display areas for automobile sales, boat sales, tractor sales, building supply sales, gardening or nursery sales, and swap meets.
Flood Lamp. A specific form of lamp designed to direct its output in a specific direction (a beam) with a reflector formed from the glass envelope of the lamp itself, and with a diffusing glass envelope.
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Fully Shielded Lig ht Fixture. A lighting fixture constructed in such a manner that all light emitted by the fixture, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal.
Glare. The sensation produced by a bright source within the visual field that is sufficiently brighter than the level to which the eyes are adapted to cause annoyance, discomfort, or loss in visual performance and visibility; blinding light.
Illuminance. The amount of light falling onto a unit area of surface - measured in lumens per square foot (footcandles).
Light Trespass. Light falling where it is not wanted or needed, typically across property boundaries.
Lumen. Unit used to measure the amount of light emitted by lamps.
Luminaire. The complete lighting assembly (including the lamp, housing, reflectors, lenses and shields), less the support assembly (pole or mounting bracket); a light fixture.
Lux. A unit of illuminance. One lux equals approximately 0.1 footcandles.
Opaque. Opaque means that a material does not transmit light from an internal illumination source.
Outdoor Light Fixture. An outdoor illuminating device, outdoor lighting or reflective surface, luminous tube, lamp or similar device, permanently installed or portable, used for illumination, decoration, or advertisement.
Searchlight. A lighting assembly designed to direct the output of a contained lamp in a specific tightly focused direction (a beam) with a reflector located external to the lamp, and with a swiveled or gimbaled mount to allow the assembly to be easily redirected.
Spot Lamp. A specific form of lamp designed to direct its output in a specific direction (a beam) with a reflector formed from the glass envelope of the lamp itself, and with a clear or nearly clear glass envelope.
Live -Work. A unit that combines a work space and incidental residential occupancy occupied and used by a single household in a structure that has been constructed for such use or converted from commercial or industrial use and structurally modified to accommodate residential occupancy and work activity in compliance with the Building Code. The working space is reserved for and regularly used by one or more occupants of the unit.
Living Accommodations . Shared living quarters with or without separate kitchen or bathroom facilities for each room or unit.
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Living Room. The principal room in a dwelling unit designed for general living purposes rather than for sleeping.
Lot. A parcel, tract, or area of land whose boundaries have been established by a legal instrument, such as a deed or map recorded with Contra Costa County, and is recognized as a separate legal entity for purposes of transfer of title, except public easements or rights-of- way. Lot types include the following:
Abutting Lot . A lot having a common property line or separated by a public path or lane, private street, or easement to the subject lot.
Corner Lot . A lot or parcel bounded on two or more sides by street lines that have an angle intersection that is not more than 135 degrees.
Flag Lot. A lot so shaped that the main portion of the lot area does not have access to a street other than by means of a corridor having less than 20 feet of width. Also called a “panhandle” lot.
Interior Lot . A lot bounded on one side by a street line and on all other sides by lot lines between adjacent lots, or that is bounded by more than one street with an intersection greater than 135 degrees.
Through Lot . A lot having frontage on two parallel or approximately parallel streets. 551
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FIGURE 15.04.104.020: LOT AND YARD TYPES
Lot Area. The area of a lot measured horizontally between bounding lot lines.
Lot Area, Net. The lot area minus any public rights-of-way, public easements, floodplains, environmentally sensitive areas, and areas with archaeological or cultural resources.
Lot Coverage . The portion of a lot that is covered by structures, including principal and accessory buildings, garages, carports, patios with covers that are 50 percent or less open to the sky, and roofed porches, but not including unenclosed and unroofed decks, landings, or balconies.
Lot Line. The boundary between a lot and other property or the public right-of-way.
Lot Line Adjustment. A shift or rotation of an existing lot line of four or fewer existing, adjoining parcels, where the land is taken from one parcel and added to an adjoining parcel, and where a greater number of parcels than originally existed is not created.
Lot Line Types.
Front Lot Line . (Synonym: Front Design Site Line) On an interior lot, that portion abutting a public or private street. On a flag or panhandle lot, the interior lot line most parallel to and nearest the street or lane from which access is obtained. 552
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Front Lot Line, Corner Lot. (Synonym: Front Site Line, Corner Lot) The narrowest lot line abutting a public or private street or lane.
Interior Lot Line. (Synonym: Interior Design Site Line) Any lot line that is not adjacent to a street.
Rear Lot Line . (Synonym: Rear Design Site Line) The lot line that is opposite and most distant from the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard.
Side Lot Line . Any lot line that is not a front or rear lot line.
Street Side Lot Line. A side lot line of a corner lot that is adjacent to a street.
Maintenance and Repair. The repair or replacement of nonbearing walls, fixtures, wiring, roof, or plumbing that restores the character, scope, size, or design of a structure to its previously existing, authorized, and undamaged condition.
Maintenance and Repair Service. Establishments engaged in the maintenance or repair of office machines, household appliances, furniture, and similar items. This classification excludes maintenance and repair of motor vehicles or boats (see Automotive/Vehicle Sales and Services) and personal apparel (see Personal Services).
Major Subdivision. A subdivision of five or more parcels, five or more condominiums as defined in Section 783 of the State Civil Code, or a community apartment project containing five or more parcels. Also, the conversion of a dwelling to a stock cooperative containing five or more dwelling units.
Major Transit Stop. A site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 m inutes or less during the morning and afternoon peak commute periods.
Mansard. A wall which has a slope equal to or greater than two vertical feet for each horizontal foot and has been designed to look like a roof.
Marijuana-Related Terms
Attending Physician. An individual who possesses a license in good standing to practice medicine or osteopathy issued by the Medical Board of California or the Osteopathic Medical Board of California and who has taken responsibility for an aspect of the medical care, treatment, diagnosis, counseling, or referral of a patient and who has conducted a medical examination of that patient before recording in the 553
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patient's medical record the physician's assessment of whether the patient has a serious medical condition and whether the medical use of cannabis is appropriate.
Bureau of Medical Marijuana Regulation s. The bureau with the California Department of Consumer Affairs created to develop, administer and enforce comprehensive rules for the marijuana industry in California, from licensing marijuana growers to crafting environmental protections.
Cannabis . See Marijuana.
Collective. See Dispensary.
Commercial Cannabis Activity. Includes cultivation, possession, manufacture, processing, storing, laboratory testing, labeling, transporting, distribution, delivery, or sale of medical cannabis or a medical cannabis product, except as set forth in Section 19319 of the Business and Professions Code, related to qualifying patients and primary caregivers.
Cultivation. Any activity involving the planting, growing, harvesting, drying, curing, grading, or trimming of medical cannabis.
Delivery. The commercial transfer of medical marijuana or medical marijuana products from a dispensary, up to an amount determined by the Bureau to a primary caregiver or qualified patient as defined in Section 11362.7 of the California Health and Safety Code. Delivery also includes the use by a dispensary or an y technology platform owned by and controlled by a dispensary or independently licensed under State law whereby qualified patients or primary caregivers arrange for or facilitate the commercial transfer by a licensed dispensary of medical cannabis or medical cannabis products.
Dispensary. A premises where medical cannabis, medical cannabis products, edible cannabis products, or devices for the use of medical cannabis or medical cannabis products are offered, either individually or in any combination, for retail sale, including an establishment that delivers, pursuant to Section 19340 of the California Business and Professions Code, medical cannabis and medical cannabis products as part of a retail sale.
Distributor. A person licensed by the City to engage i n the business of purchasing medical cannabis from a licensed cultivator, or medical cannabis products from a licensed manufacturer, for sale to a licensed dispensary.
Edible Marijuana Product. Manufactured cannabis that is intended to be used, in whole or in part, for human consumption, including, but not limited to, chewing gum, but excluding products set forth in Division 15 (commencing with Section 32501) of the California Food and Agricultural Code.
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Management Member. A person with responsibility for the establishment, organization, registration, supervision, or oversight of the operation of a medical marijuana business, including but not limited to persons who perform the functions of president, vice president, director, operating officer, financial o fficer, secretary, treasurer, or manager of the business. Any person or entity having a financial interest in the medical marijuana business.
Manufacturer. A person that conducts the production, preparation, propagation, or compounding of manufactured medical cannabis, or medical cannabis products either directly or indirectly or by extraction methods, or independently by means of chemical synthesis at a fixed location that packages or repackages medical cannabis or medical cannabis products or labels or relabels its container.
Marijuana. All parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis, whether growing or not; the seeds thereof; the crude or purified resin extracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its seeds or resin. It does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of germination. See also “marijuana.”
Marijuana Cultivation Facility. Any building in which medical cannabis is planted, grown, harvested, dried, cured, graded, or trimmed, or that does all or any combination of these activities using artificial lighting in whole or in part.
Marijuana Product Manufacturer. A manufacturer of a medical marijuana product.
Medical Marijuana . A product containing cannabis, including, but not limited to, concentrates and extractions, intended to be sold for use by medical cannabis patients in California pursuant to the Compassionate Use Act of 1996 (Proposition 215), found at Section 11362.5 of the California Health and Safety Code. For the purposes of these zoning regulations, "medical cannabis" does not include "industrial hemp" as defined by Section 81000 of the California Food and Agricultural Code or Section 11018.5 of the California Health and Safety Code.
Medical Marijuana Business. Establishments, properties, parcels, and/or structures involved in any commercial cannabis activity.
Medical Marijuana Regulation and Safety Act (MMRSA) . Article 6 (commencing with Section 19331) Chapter 3.5 of Division 8 of the California Business and Professions Code, as amended.
Person. An individual, firm, partnership, joint venture, association, corporation, limited liability company, estate, trust, business trust, receiver, syndicate, or any other 555
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group or combination acting as a unit and includes the plural as well as the singular number.
Primary Caregiver. The individual, designated by a qualified patient or by a person with an identification card i ssued pursuant to California Health and Safety Code Section 11362.7, who has consistently assumed responsibility for the housing, health, or safety of that patient or person. The primary caregiver may be a licensed clinic, residential care facility, hospice, or home health agency.
Qualified Patient. A person who is entitled to the protections of California Health and Safety Code Section 11362.5 for patients who obtain and use cannabis for medical purposes upon the recommendation of an attending physician, whether or not that person applied for and received a valid identification card issued pursuant to State Law.
Testing Laboratory. The premises where tests are performed on medical cannabis or medical cannabis products and that holds a valid certificate of accreditation.
Transporter. A person who holds a license by the Bureau to transport medical cannabis or medical cannabis products in an amount above a threshold determined by the Bureau between licensees that have been issued a license pursuant to the MMRSA.
Marinas. Facilities for the docking of boats and related accessory uses, including boat rentals, boat repairs, boat fueling facilities, retail sales and rentals of marine supplies and equipment, and a harbor masters office.
Master Fee Schedule. The s chedule of fees and servi ce charges established by the City manager pursuant to Section 2.34.040 to recover a portion or all of the costs reasonably necessary to provide the listed regulation, products or services.
Media Production. Facilities for motion p icture, television, video, sound, computer, and other communications media production.
Merger. The joining of two or more contiguous parcels of land under one ownership and into one parcel.
Mezzanine. An intermediate floor within a building interior without complete enclosing interior walls or partitions that is not separated from the floor or level below by a wall, and has a floor area that is no greater than one third of the total floor area of the floor below.
Mixed-Use Building. A building with multiple uses, such as retail, office, and residential.
Mixed-Use Development. A development that combines both residential and non- residential uses on the same lot.
Mobile Vending Unit. A vehicle (e.g., truck, trailer, wagon) or structure not permanently fixed to a permanent foundation that may be moved under its own power, moved by hand, 556
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towed by a motor vehicle or carried upon or in a motor vehicle or trailer. A mobile vending unit does not include news racks or vending machines but does include mobile vending food preparation units and vehicles, such as “taco trucks”.
Multi-Use Path. A completely separated right -of-way for exclusive non-motorized use with cross flow minimized to the extent possible.
Multiple-Unit Dwelling. Three or more dwelling units within a single building or within two or more buildings on a site or parcel. Types of multiple -unit dwellings include garden apartments, senior housing developments, and multi -story apartm ent buildings. This classification includes transitional housing in a multiple -unit format and Single -Room Occupancy (SRO) housing units that may have kitchen and/or bathroom facilities and are guest rooms or efficiency apartments as defined by the State H ealth and Safety Code. The classification is distinguished from Group Residential.
Municipal Code. The City of Richmond Municipal Code.
Neighborhood Council. A neighborhood organization identified by the City Council, which represents the interests of local residents.
Noise-Related Terms.
Ambient Noise Level. The all -encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made.
Cumulative Period. An additive period of time composed of individual time segments which may be continuous or interrupted.
Decibel (dB). A unit of noise measurement indicating the loudness of sound, based on logarithmic (base 10) scale.
Noise Level. The "A" weighted sound pressure level in decibels obtained by using a sound level meter. The "A" weighted discriminates against the lower and higher frequencies according to a relationship with the sensitivity of the human ear. The unit of measurement is designated as dB(A).
Nonconforming Lot. A legally created parcel of land having less area, frontage, or dimensions than the zoning regulations require for the zoning district in which it is located.
Nonconforming Structure. A nonconforming structure is a structure that complied with zoning and development regulations at the time it was built but which, because of subsequent changes to the Zoning Regulations, no longer conforms to the specific regulations applicable to the zoning district where the structure is located.
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Nonconforming Use. The use of a building, structure, or site, or portion thereof, that was lawfully established and maintained, but, because of subsequent changes in the Zoning Regulations, no longer conforms to the specific regulations applicable to the zoning district where the use is located.
Nursery and Garden Center. Establishments primarily engaged in retailing nursery and garden products—such as trees, shrubs, plants, seeds, bulbs, and sod—that are predominantly grown elsewhere. Fertilizer and soil products are stored and sold in packaged form only.
NPDES. The National Pollutant Discharge Elimination System created by the 1972 federal Clean Water Act.
Off-Site Use. An activity or accessory use that is related to a specific primary use, but is not located on the same lot as the primary use
Offices. Offices of firms, organizations, or public agencies providing professional, executive, management, administrative or design services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, investment, insurance, and legal offices, excluding banks and savings and loan associations with retail banking services (see Banks and Financial Institutions). This classification also includes offices where medical and dental services are provided by physicians, dentists, chiropractors, acupuncturists, optometrists, and similar medical professionals, including medical/dental laboratories within medical office buildings, but excludes clinics or independent research laboratory facilities (see Research and Development) and hospitals.
Medical and Dental. Offices providing consultation, diagnosis, therapeutic, preventive, or corrective personal-treatment services by doctors and dentists; medical and dental laboratories that see patients; and similar practitioners of medical and healing arts for humans licensed for such practice by the State of California.
Incidental medical and/or dental research within the office is considered part of the office use.
Walk -In Clientele. Offices providing direct services to patrons or clients without prior appointments. This use classification includes employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices, and offices for elected officials. It does not include banks or check-cashing facilities, which are separately classified and regulated (see Banks and Financial Institutions).
On-Site Use. An activity or accessory use that is related to a specific primary use which is located on the same lot as the primary use.
Open Space Types.
Open Space, Common . Areas for outdoor living and recreation that are intended for the use of residents and guests of more than one dwelling unit. Common areas typically consist of landscaped areas, walks, patios, swimming pools, playgrounds, 558
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turf, or other such improvements as are appropriate to enhance the outdoor environment of the development.
Open Space, Private . Open areas for outdoor living and recreation that are adjacent and directly accessible to a single dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests. Private areas typically consist of courtyards, balconies, decks, patios, fenced yards, and other similar areas.
Open Space, Useable . Outdoor areas that provide for outdoor living and/or recreation for the use of residents.
Opposite. Across from or across the street from.
Ordinary Maintenance. Repair and maintenance activities that are periodic and that do not involve a change to the architectural or historic value, style or general design of the building, structure, or object. In- kind replacement or repair is included in this definition of ordinary maintenance.
Outdoor Agriculture. Outdoor areas used for the cultivation of plants, excluding marijuana.
This use type includes the accessory sale of goods produced on- site, but excludes marijuana cultivation.
Outdoor Storage. The keeping, in an unroofed area, of any goods, junk, material, merchandise, or vehicles in the same place for more than 24 hours, except for the keeping of building materials reasonably required for construction work Outdoor Vendor. A person who sells or displays for sale any type of goods or services on private property, but not within a structure constructed on a permanent foundati on. Persons engaged in a business conducted from a structure constructed on a permanent foundation that involves outdoor display, sale, or storage of the same type of goods sold as part of the primary business activity on those premises shall not be considered outdoor vendors.
Overlay District. A zoning designation specifically delineated on the Zoning Map establishing land use requirements that govern in addition to the standards set forth in the underlying base district.
Owner. A person or persons holding single or unified beneficial title to the property, including but not limited to the settlor of a grantor trust, a general partner, firm or corporation.
Parapet Wall. That part of a wall that extends above the roof line.
Parcel. A legally subdivided plot of land shown on a map of record. Also referred to as “lot.” Parcel Map. A map showing a division of land of four or fewer parcels as required by this Ordinance, prepared in accordance with the provisions of this Ordinance and the Subdivision Map Act.
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Park and Recreation Facility. Parks, playgrounds, recreation facilities, trails, wildlife preserves, and related open spaces, which are open to the general public. This classification also includes playing fields, courts, gymn asiums, swimming pools, picnic facilities, tennis courts, and golf courses, botanical gardens, as well as related food concessions or community centers within the facilities and restrooms within a primary structure or in an accessory structure on the same site.
Parking Area. An area of a lot, structure, or any other area, including driveways, which is designed for and the primary purpose of which is to provide for the temporary storage of operable motor vehicles.
Parking Facilities, Commercial. Surface lots and structures offering paring to the public for a fee when such use is not incidental to another activity. These facilities may be publicly or privately-owned.
Path. A way designed for use by pedestrians, animals, and bicyclists and that is not for use by motor vehicles.
Peak Hour. The hour when the greatest daily traffic volume occurs ; this generally occurs during morning and afternoon commute times. Traffic counts are obtained during AM and PM peak periods, and the volume from the heaviest hour of AM or PM traffic is used to define the peak hour for those time periods.
Pedestrian Way. A right-of-way designed for use by pedestrians and bicyclists that is not designed for or used by automotive vehicles and is not located within a street right-of-way.
Permit. Any Zoning Clearance, conditional use permit, administrative use permit, temporary use permit, Building Permit, license, certificate, approval, or other entitlement for development and/or use of property as required by any public agency.
Permitted Use. Any use or structure that is allowed in a zoning district without a requirement for approval of a use permit, but subject to any restrictions applicable to that zoning district.
Person. Any individual, firm, association, organization, partnership, business trust, company, or corporation.
Personal Services.
General Personal Services. Provision of recurrently needed services of a personal nature. This classification includes barber shops and beauty salon s, seamstresses, tailors, dry cleaning agents (excluding large -scale bulk cleaning plants), shoe repair shops, self-service laundries, video rental stores, photocopying and photo finishing services, and travel agencies mainly intended for the consumer. It does not include gyms, exercise clubs, or studios offering performing arts, martial arts, physical exercise, or yoga training and similar types of instruction.
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Massage Establishment. Any establishment having a fixed place of business where any individual , firm, association, partnership, corporation, joint venture or combination of individuals conducts, carries on or permits to be engaged in, conducted or carried on, for consideration or compensation, massages, baths or health treatments involving therapeu tic massages or baths as regular functions. Exempted from this definition are massage therapists operating in conjunction with and on the same premises as a physician, surgeon, chiropractor, osteopath, nurse or any physical therapist (State -licensed profes sions or vocations) who are duly State -licensed to practice their respective professions in the State of California.
Health/Fitness Facility. A fitness center, gym, exercise club, health and athletic club, or studio offering martial arts, physical exercis e, yoga training and similar types of instruction to classes and groups of more than five persons. The facility may include exercise machines, weight training equipment, group exercise rooms, sauna, spa or hot tub facilities, indoor tennis, handball, racquetball, and other indoor sports activities, indoor or outdoor pools.
Tattoo or Body Modification Parlor. An establishment whose principal business activity is one or more of the following: 1) using ink or other substances that result in the permanent coloration of the skin through the use of needles or other instruments designed to contact or puncture the skin; or 2) piercing of the body of a person for the purpose of inserting jewelry or other decoration.
Persons with Disabilities. Persons who have a medical, physical, or mental condition, disorder or disability as defined in Government Code Section 12926 or the Americans With Disabilities Act, that limits one or more major life activities.
Petroleum Refining. An industrial use facility that refines crude oil into petroleum products, such as diesel, gasoline and heating oils. This uses includes the accessory facitiiles need for management, testing, transport and storage Petroleum refineries (oil refineries) essentially serve as the second stage in the production process following the actual extraction by oil rigs.
Planned Development. A development that has common areas owned by an association or owners and has the power to enforce obligations of owners by imposing assessments as more particularly defined in Civil Code Section 4175.
Planned Residential Group.
Two or more grouped dwellings that may deviate from standard area, yard, height, parking or fencing requirements whose design and site layout have been approved through a conditional use permit process by the Planning Commission under pursuant to the Zoning Ordinance.
Planning Division. The Planning Division of the Planning and Building Services Department of the City of Richmond.
Planting Strip. The area between the curb, or in the case where there is no curb the edge of the roadway, and the abutting property line , that is not improved by surfacing intended for 561
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the use of pedestrians, is designed to separate the sidewalk from the roadway or to prevent access to abutting properties, and is intended to be planted with trees or otherwise landscaped.
Grates or other coverings of said areas shall not be considered as surfacing i ntended for the use of pedestrians.
Pre-existing. In existence before the effective date of the ordinance updating Article XV.
Principal Structure. A structure in which the principal use of its lot is conducted. In any residential or agricultural zoning district, a dwelling is deemed to be the principal structure on the lot on which it is situated.
Printing & Publishing. An 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 Business Services use type.
Project. Any proposal for a new or changed use or for new construction, alteration, or enlargement of any structu re, that is subject to the provisions of this ordinance. This term includes, but is not limited to, any action that qualifies as a “project” as defined by the California Environmental Quality Act.
Property Line. The recorded boundary of a lot or parcel of land.
Public Resources Code. The Public Resources Code of the State of California.
Public Safety Facility. Facilities providing public -safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training and maintenance facilities.
Qualified Applicant. The property owner, the owner’s agent, or any person, corporation, partnership or other legal entity that has a legal or equitable title to land that is the subject of a development proposal or is the holder of an option or contract to purchase such land or otherwise has an enforceable proprietary interest in such land.
Reasonable Accommodation. Any deviation requested and/or granted from the strict application of the City’s zoning and land use laws, rules, policies, practices and/or procedures under provisions of federal or California law to make housing or other facilities readily accessible to and usable by persons with disabilities and thus enjoy equal employment or housing opportunities or other benefits guaranteed by law.
Research and Development. The research and development use type refers to establishments primarily engaged in the research, development, and controlled production of high-technology electronic, industrial or scientific products or commodities for sale, but excludes uses which in the opinion of the planning commission, may be objectionable by 562
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reason of production of offensive odor, dust, noise, bright lights, vibration or the storage of hazardous material or products, or uses which in the opinion of the commission threaten public safety. Typical uses include biotechnology firms.
Residential Care, General. Facilities that are licensed by the State of California to provide living accommodations and 24-hour, primarily non-medical care and supervision for more than six persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living.
Residential Facility. Facilities that provide permanent living accommodations and 24 -hour primarily non- medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not -for-profit institutions, including group homes for minors, persons with disabilities, people in recovery from alcohol or drug additions, and hospice facilities.
Residential Care, General. A Residential Facility licensed by the State of California and providing care for more than six persons.
Residential Care, Limited. A Residential Facility licensed by the State of California providing care for six or fewer persons.
Residential Care, Senior. A housing arrangement chosen voluntarily by the resident, the resident's guardian, conservator or other responsible person, where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at the time of admission or as determined necessary at subsequent times of reappraisal. This classification includes continuing care retirement communities and life care communities licensed for residential care by the State of California.
Hospice, General. A facility that provides residential living quarters for more than six terminally ill persons.
Hospice, L imited. A facility that provides residential living quarters for up to six terminally ill persons.
Retail Sales.
Building Materials and Services. Retail sales or rental of building supplies or equipment. This classification includes lumberyards, tool and equipment sales or rental establishments, and includes establishments devoted principally to taxable retail sales to individuals for their own use. This definition does not include Construction and Material Yards, hardware stores less than 10,000 square feet or establishments engaged in the business of selling, leasing, or otherwise transferring any firearm or ammunitions. 563
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General Retail Sales, Small -Scale. The retail sale or rental of merchandise not specifically listed under another use classification. T his classification includes retail establishments with 25,000 square feet or less of sales area; including department stores, clothing stores, furniture stores, pet supply stores, small hardware and garden supply/nurseries stores (with 10,000 square feet or less of floor area), and businesses retailing goods including, but not limited to, the following: toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), medical supplies and equipment, pharmacies, electronic equipment, sporting goods, kitchen utensils, hardware, appliances, antiques, art galleries, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, video rental , and new automotive parts and accessories (excluding vehicle service and installation). Retail sales may be combined with other services such as office machine, computer, electronics, and similar small-item repairs.
General Retail Sales, Large -Scale. Retail establishments with over 25,000 square feet of sales area that sell merchandise and bulk goods for individual consumption, including membership warehouse clubs, where sales of grocery items do not occupy more than 25 percent of the floor area.
Pawn Shop; Secondhand Store. Establishments engaged in the buying, selling, trading, accepting for consignment, accepting for auctioning, or auctioning of new or secondhand merchandise and offering loans in exchange for personal property. This classification includes stores that buy and sell second hand articles, as defined and regulated in Chapter 7.60 of the Municipal Code, but excludes close-out sales as defined and regulated by Chapter 7.34 of the Municipal Code. It also does not include any business owned and operated by a charitable, nonprofit entity.
With Drive -Through. A retail establishment with drive-through facilities Reversion to Acreage Map. A map filed for the purpose of reverting to acreage land previously placed on record with the County Recorder by means of a subdivision or parcel map.
Right-of-Way. A strip of land acquired by reservation, dedication, prescription, or condemnation, and intended to be occupied or occupied by a road, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer, or other similar use.
Salvage and Wrecking. Storage, dismantling and recycling of vehicles, equipment, metals, tires, or other used materials for sale as parts or raw materials, including but not limited to, the collection, storage, exchange or sale of goods, used building materials, used containers or drums, and similar articles or property.
Sanitary Waste and Rec ycling Facilities. Collection or processing or recyclable materials or items.
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Recycling Collection Facilities. A drop- off/collection and sorting point for recyclable materials such as paper, metal, plastic, and glass.
Recycling Processing Facilities. An industrial facility where recycled materials are processed into new materials or products.
Waste Hauling and Transfer Facilities. Facilities operated by private companies doing waste hauling and transfer, including storing, sorting and/or processing of solid and liquid waste and recyclable materials.
School. Facilities for primary or secondary education, including public schools, charter schools, and private and parochial schools.
Screening. Screening refers to a wall, fence, hedge, informal planting, or berm, provided for the purpose of buffering a building or activity from neighboring areas or from the street.
Seaport. Facilities for freight service and operations by ship. This classification includes piers, marine terminals, container and break -bulk storage areas, related inter -modal facilities, and support services such as port and harbor operations and navigational services.
Second Dwelling Unit. An attached or detached accessory dwelling unit, as defined by State law providing complete i ndependent living facilities for one or more persons that is located on a parcel with another primary, single-unit dwelling. A second unit may be within the same structure as the primary unit, in an attached structure, or in a separate structure on the sam e parcel. This use is distinguished from a duplex.
Setback. The area between a property line and a building, or structure, or parking area that must be kept clear or open.
Front Setback . An area extending across the full width of the lot or design site between the front design site line and the primary structure or parking area.
Side Setback . An area between a side lot line or design site line and the primary structure or a parking area, extending between the front and rear setback.
Side Street Setback . On corner lots, the area between a lot line adjacent to a side street or a design site line adjacent to a side street and the principal structure or a parking area, extending between the front and rear setback.
Rear Setback . An area extending the full width of the lot or design site between a rear design site line and the primary structure or a parking area.
Shoreline. In open water areas, the shoreline is the mean high tide line (often called the mean high water line), and in marshes, the shoreline is the higher of the mean high tide line or a line five feet above mean sea level.
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Sidewalk. A paved, surfaced, or leveled area, paralleling and usually separated from the street, used as a pedestrian walkway.
Sight Distance Triangle. A minimum area of unobstructed view that occurs at street intersections.
Sight Triangle. The area enclosed by a triangle formed by the intersecting property lines of a corner lot at a street intersection that defines a driver's view of approaching, merging or intersecting traffic.
Single Unit Dwelling, Attached. A dwelling unit that is designed for occupancy by one household located on a single parcel that does not contain any other unit (except a second dwelling unit, where permitted), and is attached through common vertical walls to one or more dwellings on abutting parcel. An attached single -unit dwelling is sometimes called a “townhouse” or “zero-parcel line” development.
Single Unit Dwelling, Detached. A dwelling unit that is designed for occupancy by one household, located on a single parcel that does not contain any other dwelling unit (except a second dwelling unit, where permitted), and not attached to another dwelling unit on an abutting parcel. This classification includes individual manufactured housing units installed on a foundation system pursuant to Section 18551 of the California Health and Safety Code.
Site. A lot, or group of contiguous lots, that is proposed for development and is in a single ownership or under unified control.
Social Service Center. Facilities providing a variety of supportive services for disabled and homeless individuals and other targeted groups on a less -than-24-hour basis. Examples of services provided are co unseling, meal programs, personal storage lockers, showers, instructional programs, television rooms, and meeting spaces. This classification is distinguished from licensed day care centers (See Day Care Center), clinics (see Clinic), and emergency shelters providing 24-hour or overnight care (See Emergency Shelter).
Solar Reflective Index. A measure of a surface’s ability to reflect solar heat, combining reflectance and emittance into one number. It is defined so that a standard black (reflectance
0.05, emittance 0.90) is zero and a standard white (reflectance 0.80, emittance 0.90) is one hundred.
Specific Plan. A plan for all or part of the area covered by the General Plan that is prepared to be consistent with and to implement the General Plan pursuant to the provisions of Government Code, Section 65450 et seq.
Story. That portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story is that portion of a building included between the upper surface of the topmost floor and the upper surface of the roof above
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First Story. (Synonym: Ground Floor) The lowest story or the ground story of any building, the floor of which is not more than 12 inches below the average contact ground level at the exterior walls of the building.
Half Story. A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (e.g., 2.5). A half-story is considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story.
Street. A public or private thoroughfare, which affords the principal means of access to a block and to abutting property. “Street” includes avenue, court, circle, crescent, place, way, drive, boulevard, highway, road, and any other thoroughfare, except an alley or walkway.
Street Line. The boundary between a street and a lot or parcel of land.
Structural Alterations. Any physical change to or the removal of the supporting members of a structure or building, such as bearing walls, columns, beams, or girders, including the creation, enlargement, or removal of doors or windows and changes to a roofline or roof shape.
Structure. Anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground.
Structure, Accessory. A detached subordinate structure, used only as incidental to the main structure on the same lot.
Structure, Primary (Structure, Main) . A structure housing the principal use of a site or functioning as the principal use.
Structure, Temporary. A structure without any foundation or footings, and which is intended to be removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.
Subdivider. A person, firm, corporation, partnership or association who proposes to divide, divides, or causes to be divided real property into a subdivision for himself or herself or for others, except that employees and consultants of such persons or entities, acting in such capacity, are not "subdividers."
Subdivision. The division by any subdivider of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized county assessment roll as a unit or contiguous units, for the purpose of sale, lease or financing, whether immediate or future, except for leases of agricultural land for agricultural purposes. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easement, or railroad rights-of- way. Subdivision includes a condominium project, as defined in Section 4125 of the Civil Code, a community apartment project, as defined in Section 4105 of the Civil Code, or the conversion of five or more existing dwelling units to a stock cooperative, as defined in of Section 4190 or 6566 of the Civil Code.
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Subdivision Map Act. Title 7, Division 2 of the Government Code of the State of California, as amended.
Supportive Housing. Dwelling units with no limit on length of stay that are occupied by the target population as defined in subdivision (d) of Section 53260 of the California Health and Safety Code or individuals eligible for services provided pursuant to the Lanterman Development Disabilities Act (Division 45 of the Welfare and Institutions Code), and that are linked to onsite or offsite services that assist supportive housing residents in retaining the housing, improving their health status, and maximizing their ability to live and, where possible, work in the community and where no onsite medical care is provided. Supportive housing as defined by Subdivision (b) of Section 50675.14 may be provided in a multiple -unit structure or group residential facility. Facilities may operate as licensed or unlicensed facilities subject to applicable State requirements.
Swimming Pool. A pool, pond, lake, or open tank capable of containing water to a depth greater than 1.5 feet at any point.
TDM. Transportation Demand Management.
Tenant. A person renting or leasing a housing unit or non-residential space.
Tentative Map. A map made for the purpose of showing the design and improvement of a proposed subdivision and the existing conditions in and around it, which need not be based upon an accurate or detailed final survey of the property.
Tentative Parcel Map. A map made for the purpose of showing the design and improvements of a proposed division of land into four or fewer parcels and the existing conditions in and around it.
TMA. Transportation Management Association
Transient Lodging. Transient lodging refers to establishments primarily engaged in the provision of lodging services with incidental food, drink and other sales and services intended for the convenience of guests. Lodging services involve the provision of room and/or board.
Typical uses include hotels and motels.
Bed and Breakfast. A residential structure that is in residential use by the property owner or manager and within which up to four bedrooms are rented for ove rnight lodging and where meals may be provided.
Hotel and Motel. An establishment providing temporary lodging to transient patrons.
These establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreatio n facilities available to guests or to the general public. This use classification includes motor lodges, motels, apartment hotels, extended stay hotels, hostels and tourist courts, but does not include rooming houses, 568
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boarding houses, or private residential clubs, single-room occupancy housing, or bed and breakfast establishments within a single-unit residence.
Transitional Housing. Dwelling units configured as rental housing but operated under program requirements that require the termination of assistanc e and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time, that shall be not less than six months from the beginning of assistance. Transitional housing may be designated for homeless or recently homeless individuals or families transitioning to permanent housing as defined in subdivision (h) of Section 50675.2 of the California Health and Safety Code. Facilities may be linked to onsite or offsite supportive services designed to help residents gain skills needed to live independently. Transitional housing may be provided in a variety of rental housing types (e.g., multiple-unit dwelling, single-room occupancy, group residential, single unit dwelling). This classification includes domestic violence shelters.
Transportation Passenger Terminals. Facilities for passenger transportation operations.
This classification includes rail stations, bus terminals, ferry terminals, and scenic and sightseeing facilities.
Urban Agriculture. The growing of crops, pl ants (excluding marijuana), and fruits; beekeeping; and raising of animals within an urban context.
Use. The purpose for which land or the premises of a building, structure, or facility thereon is designed, arranged, or intended, or for which it is or may be occupied or maintained.
Accessory Use. A use that is customarily associated with, and is incidental and subordinate to, the primary use and located on the same lot as the primary use and occupies no more than 30 percent of the gross floor area.
Incident al Use. A secondary use of a lot and/or building that is located on the same lot but is not customarily associated with the primary use.
Primary Use. A primary, principal or dominant use established, or proposed to be established, on a lot and occupies at least 70 percent of the gross floor area of the tenant space or building.
Use Classification. A system of classifying uses into a limited number of use types on the basis of common functional, product, or compatibility characteristics. All use types are grouped into the following categories: residential, retail, commercial and office; institutional and community facilities, industrial, and transportation, communication, and utilities Use Permit. A discretionary permit, such as an administrative use permit or a conditional use permit, that provide for the accommodation of land uses with special site or design requirements, operating characteristics, or potential adverse effects on surroundings, that are not permitted as of right but may be approve d upon completion of a review process and, where necessary, the imposition of conditions of approval. 569
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Use Type. A category that classifies similar uses based on common functional, product, or compatibility characteristics.
Utilities. Equipment and associated features related to the mechanical functions of a building(s) and services such as water, electrical, telecommunications, and waste.
Utilities, Major. Generating plants, electric substations, and solid waste collection, including transfer stations and materials recovery facilities, solid waste treatment and disposal, water or wastewater treatment plants, and similar facilities of public agencies or public utilities.
Utilities, Minor. Facilities necessary to support established uses involving only minor structures, such as electrical distribution lines, and underground water and sewer lines.
Variance. A discretionary permit allowing a departure from specific provisions of a zoning ordinance such as setbacks, side yards, frontage requ irements, and lot size, but not involving the actual use or structure, thus relieving a property owner from strict adherence to development standards when some special circumstances exist which deprive the property owner from developing the property in a manner enjoyed by similar properties.
Vehicle. Any vehicle, as vehicle is defined by the California Vehicle Code, including any automobile, camper, camp trailer, trailer, trailer coach, motorcycle, house car, boat, or similar conveyance.
Vesting Tentative Map. A tentative map for a residential subdivision that shall have printed conspicuously on its face the words "Vesting Tentative Map" at the time it is filed and is processed, in accordance with the provisions of this Ordinance for Vesting Tentative Maps.
Visible. Capable of being seen (whether or not legible) by a person of normal height and visual acuity walking or driving on a public road or in a public place.
Wall. Any vertical exterior surface of building or any part thereof, including windows.
Warehousing, Storage, and Distribution. Storage and distribution facilities without sales to the public on- site or direct public access except for public storage in small individual space exclusively and directly accessible to a specific tenant.
Chemical, Mineral, and Explosives Storage. Storage and handling of hazardous materials including but not limited to: bottled gas, chemicals, minerals and ores, petroleum or petroleum-based fuels, fireworks, and explosives.
Indoor Warehousing and Storage. Storage within an enclosed building of commercial goods prior to their distribution to wholesale and retail outlets and the storage of industrial equipment, products and materials. This classification also includes cold storage, draying or freigh t, moving and storage, and warehouses. It excludes the storage of hazardous chemical, mineral, and explosive materials. 570
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Outdoor Storage. Storage of vehicles or commercial goods or materials in open parcels.
Mini -Storage. A storage facility that is characterized by individual separate spaces which are accessible by customers for the storing and retrieval of personal effects and household goods. In no case shall storage spaces be used for manufacturing, retail or wholesale selling, office or other business services, or human habitation.
Wireless Communications-Related Terms.
Accessory Equipment. Any equipment installed, mounted, operated or maintained in close proximity to a personal wireless telecommunication facility to provide power to the personal wireless telecommunication facility or to receive, transmit or store signals or information received by or sent from a personal wireless communication facility.
Antenna. Any system of poles, panels, rods, reflecting discs, wires or similar devices used for the transmission or reception of electromagnetic signals, including, but not limited to radio waves and microwaves. An antenna does not include the support structure the antenna(s) is mounted upon.
Antenna, Amateur Radio. An antenna operated by a federally licensed amateur radio operator.
Antenna, Ground-Mounted. An antenna that is not mounted on a pole, a structure, or the roof or wall of a building.
Antenna, Panel. An antenna shaped like a panel that is usually one -directional and is attached to a mounting bracket, which may then be affixed to a building or other structure such as a pole.
Antenna, Satellite Earth Station. An antenna designed and used to receive and/or transmit radio frequency signals directly to and/or from orbiting communications satellites.
Antenna Array. A group of antennas with dimensions, spacing, and illumination sequence arranged and interconnected so that the fields fo r the individual elements combine to produce a maximum intensity in a particular direction and minimum field intensities in other directions.
Antenna Structure. An antenna array and its associated support structure, such as a pole, mast, or tower, but not including a suspended wire antenna.
Antenna Structure, Freestanding. An antenna structure or mast that is not attached to any part of a building, fence, or other such structure. Freestanding antenna structures include communications towers, utility poles, and concrete and steel monopoles.
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Approved Radio Frequency Expert. A person or firm specializing in radio frequency wireless telecommunications technology, including wireless site design.
Base Station. A structure or equipment at a fixed location that enables FCC -licensed or authorized wireless communications between user equipment and a communications network. A base station includes, without limitation:
3. Equipment associated with wireless communications services such as private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul.
4. Radio transceivers, antennas, coaxial or fiber -optic cable, regular and backup power supplies, and comparable equipment.
5. Any structure other than a tower that supports or houses communication equipment.
Camoufla ged Facility. A wireless communications facility located and designed so as to be of minimal visibility, such as being incorporated within an architectural feature such as a steeple or parapet, or in the open but disguised as a tree or other natural feature so that the antenna and supporting antenna equipment are either not readily visible beyond the property on which they are located, or, if visible, appear to be part of the existing landscape or environment rather than identifiable as a wireless communication facility.
Co-Location. The mounting or installation of transmission equipment on an eligible support structure for the purpose of transmitting and/or receiving radio frequency signals for communications purposes, including the location of two or more wireless communications facilities on a single support structure or otherwise sharing a common location. Co-location also includes the location of wireless communications facilities with other facilities such as buildings, water tanks, light standards, and other utility facilities and structures.
Eligible Support Structure. Any tower or base station that it is existing at the time an application is filed with the City.
Equipment Shelter. A cabinet or structure designed to enclose equipment used in connection with a wireless communications facility.
Feasible. Feasible means in light of technical feasibility, radio signal transmitting and receiving requirements, aesthetics, electromagnetic fields, costs, landowner permission, facility owner permission, and all necessary approvals, as well as the common meaning of the term.
Mast. A pole of wood or metal or a tower fabricated of metal that is used to support an antenna and maintain it at the proper elevation.
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Microcell Facility. A wireless communication facility serving a single carrier and consisting of a small antenna or a networked set of antennas connected with each other and to a wireless service source.
Monopole. An antenna structure, often tubular in shape, usually made of metal, reinforced concrete, or w ood. A monopole may also be an alternative antenna structure designed to replicate a tree or other natural feature.
Readily Visible. An object that can be identified as a wireless telecommunications facility when viewed with the naked eye from a public right -of-way or neighboring property.
Radio Frequency. Electromagnetic emission in the frequency range of 300 kHz—300 gigahertz.
Related Equipment. All equipment ancillary to the transmission and reception of voice and data via radio frequencies. Su ch equipment may include, but is not limited to, cable, conduit, and connectors.
Satellite Dish. Any device incorporating a reflective surface that is solid, open or mesh or bar configured and is in the shape of a shallow dish, cone, horn cornucopia or fla t plate used to receive or transmit radio or electromagnetic waves. This term includes satellite earth stations, satellite receivers, satellite discs, direct broadcast systems, television reception only systems and satellite microwave antennas.
Service Pro vider. Any authorized provider of wireless communications services.
Shot Clock. The time period in which the city must approve or deny a proposed wireless telecommunications facility.
Substantial Change. A modification that substantially changes the physic al dimensions of an eligible support structure.
Tolling. Pausing the shot clock, or adding a time period that does not contribute to the finite shot clock.
Tower. Any structure that is designed or constructed primarily for the purpose of supporting one or more antennas. The term includes radio and television transmission towers, microwave towers, common -carrier towers, cellular telephone towers, alternative tower structures and the like.
Wireless Communications Facility. Personal wireless service facilitie s that transmit and/or receive electromagnetic signals for cellular radio telephone service, personal communications services, enhanced specialized mobile services, paging systems, and related technologies. Such facilities include antennas, microwave dishe s, parabolic antennas, and equipment used in the transmission or reception of such signals; 573
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telecommunication towers; associated equipment cabinets; and accessory structures used for provision of personal wireless services.
Yard. An open space on a lot, other than a court on a lot, that is unoccupied and unobstructed from the ground upward.
Front Yard . A yard extending across the front of a lot for the full width of the lot between the side lot lines. The depth of a front yard is a distance specified for the zoning district in which it is located and measured inward from the front lot line.
Interior Side Yard . A yard extending along an interior side of a lot from the front lot line to the rear lot line, and to a depth specified for the zoning district in which it is located and measured inward from the interior side lot line.
Street Side Yard . A yard extending along the street side of a corner lot from the front lot line to the rear lot line, and to a depth specified for the zoning district in which it is located and measured inward from the street side lot line.
Rear Yard . A yard extending across the rear of a lot for its full width between side lot lines, and to a depth specified for the zoning district in which it is located. If a lot has no rear lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard.
Zoning Administrator. The Director of Planning and Building of the City of Richmond, or the person designated by him or her to be the Zoning Administrator.
Zoning Map. A map or maps that are a part of the zoning ordinance and delineate the boundaries of zoning district districts.
Zoning Ordinance; Zoning Regulations. The administrative regulations established under the authority of the Government Code that divide the city into districts and establish a set of standards governing the use, placement, spaci ng and size of land and buildings and related development controls to implement the General Plan.
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Administration and Permits
General
Sections:
15.04.801.010 Purpose
15.04.801.020 Applicability
15.04.801.030 Effect on Existing and Propos ed Development and Land Uses Purpose
This Series establishes the procedures and criteria by which the City of Richmond will review proposed land use and development for compliance with Arti cle XV, Zoning and Subdivision Regulations, of the Municipal Code of the City of Richmond (“Article XV”).
Applicability
All use and development of land or structures, co nstruction of buildings and improvements to the land, and changes in the use of land or structures must obtain permits and approvals in accordance with Article XV, unless specifically exempted.
Effect on Existing and Proposed Development and Land Uses A. Requirements for new structures or land uses, or changes to structures or land uses.
No permit shall be issued by the City unless the proposed project complies with all applicable provisions of Chapter 15.04, including the applicable findings, conditions of approval, and all other applicable provisions of law
B. Legal Parcel. The site of a proposed land use, development, modification, or other improvement shall be on a parcel(s) legally cr eated in compliance with the Subdivision Map Act and the City’s Subdivision Regulations. Parcels created after the adoption of Series 400, Form-Based Zoning Districts, are subject to the requirements in Article 15.05.100 (Building Form Standards) for the applicable Transect Zone.
C. Minimum requirements. The provisions of this Code are minimum requirements for the protection and promotion of the public health, safety, and general welfare. When discretion is provided on the part of a City official or bod y, that discretion may be exercised to impose conditions on the approval of any project proposed.
A.D. Effect on Existing Development and Land Uses. Development and/or use(s) legally existing as of the adoption of this Code shall comply with Section 15.05.850 (Nonconforming Provisions).
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Temporary Use Permits
Sections:
Purpose and Applicability
Procedures
15.04.807.030 Exempt Temporary Uses
Temporary Uses: Twenty-Four Hour Limit
Temporary Uses: 60 Day Limit
Limited Term Uses: One to Five Year Limit
Other Temporary Uses in Industrial Zoning Districts
15.04.807.080 Development Standards
Required Findings
15.04.807.100 Project Review, Notice and Hearing
Conditions of Approval; Effective Date
Appeals; Expiration, Extensions, and Modifications
Purpose and Applicability
A. Purpose. This Article establishes a process for review and approval of certain uses that are intended to be of limited duration of time and will not permanently alter the character or physical facilities of the site where they occur, nor prevent development of future uses as envisioned by the General Plan or any applicable specific plan.
B. Applicability. A Temporary Use Permit is required for temporary uses that are not otherwise permitted in the base zoning district regulations but meet the standards of this article and for temporary uses identified in base district regulations or regulations for specific uses in Section
15.04.610.410 (Temporary Uses) required to have Temporary Use Permit. Procedures
A. Common Procedures. An application for a Temporary Use Permit must be filed and processed in compliance with procedures in An application must be submitted at least 30 days before the use is intended to begin. The application must include the written consent of the owner of the property or the agent of the owner.
B. Decision-Maker. The Zoning Administrator may approve, approve with conditions, or deny applications for temporary uses without a public hearing, except temporary use permits for special events, which may be approved by the Director of Community Services. Exempt Temporary Uses
The follow temporary activities are allowed with out the necessity of obtaining a Temporary Use Permit.
A. Construction yards - On-site. On-site contractors’ construction yards, for an approved construction project. The construction yard shall be removed immediately upon completion of the construction project, or the expiration of the Building Permit authorizing the construction project, whichever occurs first.
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B. Emergency facilities. Emergency public health and safety needs/activities.
C. Public property, or public right-of-way. Activities conducted on public property that are approved by the Council or as otherwise required by the Municipal Code.
D. Fund-raising car washes. Fund-raising car washes on property within a commercial, industrial zone, or on institutional property.
E. Events on sites approved for public assembly. An event on the site or within a religious facility, school, golf course, theater, or other similar facility designed, and approved by the City for public assembly.
F. Temporary work trailers. A trailer or mobile home used as a temporary work site for employees of a business, provided that:
1. The use is authorized by a Building Permit for the trailer, and the Building Permit for the permanent structure;
2. The use is appropriate because:
a. The trailer or mobile home will be in place during construction or remodeling of a permanent commercial or manufacturing structure for a maximum of one year, or upon expiration of the Building Permit for the permanent structure, whichever first occurs; or
b. The applicant has demonstrated that the temporary work site is a short term necessity for a maximum of one year, while a permanent work site is being obtained; and
c. The trailer is removed prior to final building inspection or the issuance of a certificate of occupancy for the permanent structure.
Temporary Uses: Twenty-Four Hour Limit
Within a nonresidential zone, a temporary use may be authorized for a period not to exceed 24 hours per event once a month for up to 12 events per year per site for any of the following uses:
A. A performance, exhibition, dance, celebration or festival requiring a liquor license, entertainment police permit and/or other City permit when sponsored by an organized group of residents and/or business operators in the neighborhood; or B. A performance, dance or party requiring a liquor license, entertainment and/or other City permit, an art exhibit, or other similar exhibition in each case if sponsored by a residential or commercial tenant or group of tenants or owner-occupants of the property or structure in which the temporary use is authorized.
When multiple events are proposed within the allowable annual time limit and City permits are to be issued to a particular applicant and premises, only one permit need be granted per annual time period. Temporary Uses: 60 Day Limit
The following uses may be authorized in a nonresidential zone for a period not to exceed 60 days:
A. Exhibition, celebration, festival, circus, or neighborhood carnival; B. Booth for charitable, patriotic or welfare purposes; 577
C. Open air sale of agriculturally-produced seasonal decorations including, but not necessarily limited to, holiday or evergreen trees and Halloween pumpkins; D. New and used auto sales;
E. Outdoor sales in a parking lot; and
F. Parking that is accessory to any temporary use listed above. Temporary Uses: One to Five Year Limit
Temporary uses authorized pursuant to this section may not exceed an initial approval period of up to five years. Extensions of this approval period may be authorized by the Zoning Administrator in increments of up to five-year periods if the authorized use is consistent with the General Plan and applicable specific plans. More specifically, the following uses may be authorized in a nonresidential zone as temporary uses, subject to securing a building permit, if required:
A. Temporary structures and uses incidental to the construction of a building or a group of buildings, including but not limited to construction staging of materials and equipment; B. Rental or sales office incidental to a new development, provided that it is located in the development project or in an adjacent temporary structure; C. Structures and uses incidental to environmental cleanup and staging; and D. Parking that is accessory to any temporary use listed above; .
D.E. A temporary retail structure that accommodates an allowed retail use (per Section
15.05.110.040 (Land Use Table)); and
F. The temporary use of a specific site for the location filming of commercials, movies, videos, etc.
Other Temporary Uses in Industrial Zoning Districts
Any other use that is not listed in Sections 15.04.807.040 through 15.04.807.060 but is permitted in an industrial zoning district may be permitted as a temporary use for a time period to be determined by the Zoning Administrator not to exceed 10 years, upon the determination by the Zoning Administrator that authorizing the temporary use will not have a significant adverse effect on the overall timing and phasing of future development under the General Plan and any applicable specific plan.
Development Standards
The Director shall establish the following standards based on the type of temporary use:
A. Access, floor areas, heights, landscaping, off-street parking, setbacks, signs, utilities, and other structure and property development improvements and features; B. Measures for removal of the activity and site restoration, to ensure that no changes to the site would limit the range of possible future land uses otherwise allowed by this Code; and C. Limitation on the duration of approved “Retail Incubator Structures” to a period of one year with up to two renewals for maximum total period of three years, so that they shall not become 578
permanent or long-term structures. The activity may be extended for more than three years with a Conditional Use Permit.
Project Review, Notice and Hearing
Each application shall be reviewed by the Director to ensure that the proposal complies with all applicable requirements of this Code.
A. Public notice. Prior to a decision on a Limited Term Permit, the City shall provide notice of a public hearing. The notice shall state that the Director will decide whether to approve or disapprove the Limited Term Permit application on a date specified in the notice, and that a public hearing will be held only if requested in writing by any interested person prior to the specified date for the decision
B. Hearing. When a hearing is requested, notice of the hearing shall be provided in compliance with State law, and the Director shall conduct the public hearing prior to a decision on the application in compliance with State law.
Required Findings and Decisions
The Zoning Administrator may approve an application for a Temporary Use only upon making both of the following findings:
A. The proposed use will not unreasonably affect adjacent properties, their owners and occupants, or the surrounding neighborhood, and will not in any other way constitute a nuisance or be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the area of such use or to the general welfare of the City; and B. The proposed use will not unreasonably interfere with pedestrian or vehicular traffic or circulation in the area surrounding the proposed temporary use and will not create a demand for additional parking that cannot be safely and efficiently accommodated by existing or proposed parking areas on the site of the temporary use. Conditions of Approval; Effective Date
A. Conditions of Approval. The Zoning Administrator may impose reasonable conditions deemed necessary to ensure compliance with the required findings for a Temporary Use Permit listed above, including, but not limited to: regulation of ingress and egress and traffic circulation; fire protection and access for fire vehicles; regulation of lighting; regulation of hours and/or other characteristics of operation; and removal of all trash, debris, signs, sign supports and temporary structures and electrical service. The Zoning Administrator may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.
B. Effective Date.
1.
Permit Period 10 Days or Less. A Temporary Use Permit issued for 10 days or less becomes effective on the date the permit is approved by the Zoning Administrator, but cannot expire before the event/use that is subject to the Temporary Use Permit occurring.
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2. Permit Period More than 10 Days. A Temporary Use Permit for more than 10 days becomes effective 11 days from the date the permit is approved by the Zoning Administrator.
Appeals; Expiration, Extensions, and Modifications
A. Appeals. Any party aggrieved by the decision of the Zoning Administrator to approve, approve with conditions, or deny a permit for a temporary use or structure or by the Director of Community Services to approve a temporary use permit for a special event may appeal the decision to the Planning Commission, in accordance with Section 15.04.803.140.
B. Expiration, Extensions and Modifications. Temporary Use Permits are effective and may only be extended or modified as provided for in Section 15.04.803.110.
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400: Form-Based Code Zoning Districts
15.04.401: Preamble
15.04.401.010 Introduction. .401-1
15.04.401.020 Form-Based Codes and the Transect. .401-2
15.04.401.030 Applicability. .401-4
15.04.401.040 Exceptions to Architectural Standards. .401-5
15.04.401.050 The Richmond Transect. .401-6
15.04.401.060 How to Use
this Form-Based Code . .401-8
15.04.401.070 Transect Overview. .401-10
15.04.401.080 Building Types Overview. .401-12
15.04.401.090 Frontage Types Overview. .401-16
15.04.402: Transect Zones
15.04.402.010 Purpose. .402-1
15.04.402.020 T4 Neighborhood (T4N). .402-3
15.04.402.030 T4 Main Street (T4MS). .402-7
15.04.402.040 T5 Neighborhood (T5N). .402-11
15.04.402.050 T5 Main Street (T5MS). .402-15
15.04.402.050 T5 Core (T5C). .402-19
15.04.402.070 Land Use Table. .402-23
15.05.400-iRichmond Livable Corridors Hearing Draft June 2022 581
15.04.403: Building Types
15.04.403.010 Purpose. .403-1
15.04.403.020 Building Types Overview. .403-2
15.04.403.030 Guide to Accessory Dwelling Unit Types. .403-5
15.04.403.040 Carriage House. .403-6
15.04.403.050 Detached House. .403-8
15.04.403.060 Cottage. .403-10
15.04.403.070 Bungalow Court. .403-12
15.04.403.080 Duplex. .403-14
15.04.403.090 Rowhouse. .403-16
15.04.403.100 Multi-Plex: Small. .403-18
15.04.403.110 Multi-Plex: Large. .403-20
15.04.403.120 Stacked Flats. .403-22
15.04.403.130 Courtyard Building: Small. .403-24
15.04.403.140 Courtyard Building: Large. .403-26
15.04.403.150 Live/Work. .403-28
15.04.403.160 Main Street Building. .403-30
15.04.403.170 Mid-Rise. .403-32
15.04.403.180 High-Rise. .403-34
15.04.404: Frontage Types
15.04.404.010 Purpose. .404-1
15.04.404.020 Porch: Projecting. .404-2
15.04.404.030 Porch: Engaged. .404-3
15.04.404.040 Stoop. .404-4
15.04.404.050 Forecourt. .404-5
15.04.404.060 Dooryard. .404-6
15.04.404.070 Shopfront. .404-7
15.04.404.080 Industrial Shopfront. .404-8
15.04.404.090 Gallery. .404-9
15.04.404.100 Terrace. .404-10
15.04.404.110 Loft . .404-11
15.05.400-ii Richmond Livable Corridors
Form-Based Code Zoning Districts Preamble
Hearing Draft June 2022
582
15.04.405: Architectural Standards
15.04.405.010 Purpose. .405-1
15.04.405.020 Architectural Design Standards. .405-3
15.04.405.030 Overview of Architectural Styles .405-3
15.04.405.040 General Block-Scale Massing and Facade Articulation Standards .405-6
15.04.405.050 Contemporary. .405-9
15.04.405.060 Art Deco. .405-21
15.04.405.070 Industrial. .405-33
15.04.405.080 Main Street Classical. .405-45
15.04.405.090 Spanish Revival. .405-55
15.04.405.100 Victorian. .405-67
15.04.406: General to Large Sites
15.04.406.010 Purpose. .406-1
15.04.406.020 Design Sites. .406-1
15.04.406.030 Thoroughfares, Blocks, and Connectivity. .406-3
15.04.406.040 Mix and Design of Civic and Open Spaces. .406-4
15.04.406.050 Mix of Building Types. .406-9
15.04.406.060 Intersections. .406-10
15.04.406.070 Pedestrian Crossings. .406-11
15.04.406.090 Bicycle Facilities. .406-12
15.04.406.100 Thoroughfare Assemblies. .406-13
15.05.400-iiiRichmond Livable Corridors
Form-Based Code Zoning DistrictsPreamble
Hearing Draft June 2022
583
15.05.400-iv Richmond Livable Corridors
Form-Based Code Zoning Districts Preamble
Hearing Draft June 2022
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15.04.401: Preamble.
15.04.401.010 Introduction.
This Form-Based Code , adopted in (Month) 20XX (See Section X-X.X.XXX, Effective Date)MWEVI¾IGXMSRSJXLIGSQQYRMX]ZMWMSRJSVMQTPIQIRXMRKXLIMRXIRXSJXLIGeneral Plan to create walkable mixed-use neighborhoods. These Form-Based Code standards are intended to ensure that proposed development is compatible with existing and future development on neighboring properties, and produces an environment of desirable character, consistent with the
General Plan.
This Form-Based Code is based on an initial documentation and analysis of the existing conditions at the macro (citywide) and micro (street and block) scales. The results of this analysis helped to classify the different types of places in Richmond and their subsequent standards.
This Form-Based Code is also based on the input received by the community throughout XLITVSGIWWXSIRWYVIXLEXXLIWXERHEVHWMRXLMW'SHIVI¾IGXXLIGSQQYRMX] WZMWMSRJSVXLI
future of their community as documented in the General Plan (2012), 23rd Street Corridor Charrette Summary Report (2009) , and Richmond Livable Corridors Charrette Summary Report (2012).
Sections:
15.04.401.010 Introduction.
15.04.401.020 Form-Based Codes and the Transect.
15.04.401.030 Applicability.
15.04.401.040 Exceptions to Architectural Standards.
15.04.401.050 The Richmond Transect.
15.04.401.060 How to Use
this Form-Based Code .
15.04.401.070 Transect Overview.
15.04.401.080 Building Types Overview.
15.04.401.090 Frontage Types Overview.
15.05.401-1Richmond Livable Corridors Hearing Draft June 2022 585
15.04.401.020 Form-Based Codes and the Transect.
Form-Based Codes are an alternative approach to zoning that reinforces walkable, sustainable, mixed-use environments and development and builds upon the character of a place.
“Form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. They are regulations, not mere guidelines, adopted into city or county law.
Form-based codes offer a powerful alternative to conventional zoning.” ~ Form-Based Codes Institute
A. Form-Based Code Components.
1. Article 15.04.401 (Preamble) provides the overall intent of this Form-Based Code as it is applied within the City.
2. Article 15.04.402 (Transect Zones) includes information and standards for the transect zones. It organizes dimensional standards for each zone (building placement, building form, parking placement and ratios, architectural styles, allowed frontages, and encroachments) with the allowed uses in each zone, in order to maximize usability and provide a simple user interface.
3. Article 15.04.403 (Building Types) provides form standards for building types, which supplement the standards found in Article 15.04.402 (Transect Zones).
4. Article 15.04.404 (Frontage Types) provides form standards for frontages, which supplement the standards found in Article 15.04.402 (Transect Zones).
5. Article 15.04.405 (Architectural Standards) provides standards for characteristic architectural styles, which supplement the standards found in Article 15.04.402 (Transect Zones) and provide additional standards for the treatment of building and frontage types found in Article 15.04.403 (Building Types) and Article
15.04.404 (Frontage Types).
6. Article 15.04.406 (General to Large Sites) includes standards and regulations for ETTPMGERXWTVSTSWMRKPEVKIMR½PPERHGSQQYRMX]WGEPIHTPERWMRGPYHMRKWXERHEVHW for thoroughfare networks, connectivity, the development and location of civic and open spaces, and the design of blocks and lots. The standards are designed to promote the development of walkable places.
15.05.401-2 Richmond Livable Corridors
15.04.401.020 Preamble.
Hearing Draft June 2022
586
B. The Rural-to-Urban Transect.
The transect is an organizing principle often used in Form-Based Coding that focuses ½VWXSRXLIMRXIRHIHGLEVEGXIVERHX]TISJTPEGIERHWIGSRHSRXLIQM\SJYWIW within. This differs from the framework found in conventional or Euclidean zoning in which use, rather than form, is the primary focus. Transect-based zone districts are used to regulate the preservation, evolution, and creation of walkable places. “The Rural-to-Urban Transect is a means for considering and organizing the human habitat in a continuum of intensity that ranges from the most rural condition to the most urban. It provides a standardized method for differentiating between the intentions for urban form in various areas using gradual transitions rather than harsh distinctions. The zones are primarily GPEWWM½IHF]XLITL]WMGEPMRXIRWMX]SJXLIFYMPXJSVQXLIVIPEXMSRWLMTFIX[IIR nature and the built environment, and the complexity of uses within the zone.” ~ Form-Based Codes: A Guide to Planners, Urban Designers, Municipalities, and Developers , by Parolek, Parolek and Crawford The model transect for American cities is divided into six transect zones or T-zones:
Natural (T1), Rural (T2), Sub-urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6), together with a Special District (SD) designation for areas with specialized purposes (e.g., heavy industrial, transportation, entertainment, or university districts, among other possibilities).
DISTRICTSURBAN TRANSECT ZONESNATURAL TRANSECT ZONES
RURAL I I I I I I I I I I TRANSECT I I I I I I I I I I URBAN T1 NATURAL T2 RURAL T3 SUB-URBAN T4 GENERAL URBAN T5 URBAN CENTER T6 URBAN CORE D DISTRICT
15.05.401-3Richmond Livable Corridors
15.04.401.020Preamble.
Hearing Draft June 2022
587
15.04.401.030 Applicability.
The Livable Corridors Form Based Code (FBC) and Architectural Standards are effective thirty (30) days after approval by the City Council ("Effective Date"). Any Planning application submitted after the Effective Date for a new project or project amendment is required to comply with the FBC requirements, except for projects with Planning applications under review prior to the Effective Date.
The FBC and Architectural Standards apply to the portions of the City of Richmond within the FBC Map boundary, excluding:
A. Single-family residences, Accessory Dwelling Units, Dwelling Units constructed pursuant to SB 9, also known as the California Housing Opportunity and More )J½GMIRG]
,31)
%GXTVSNIGXW
B. +SZIVRQIRX&YMPHMRKW
C. 6ILEFMPMXEXMSRQSHM½GEXMSRWSVEHHMXMSRWXSLMWXSVMGFYMPHMRKWSVEHETXMZIVIYWISJ LMWXSVMGFYMPHMRKW ERH
D. 6MGLQSRH&E]7TIGM½G4PER
15.05.401-4 Richmond Livable Corridors
15.04.401.030 Preamble.
Hearing Draft June 2022
588
15.04.401.040 Exceptions to Architectural Standards.
A project applicant may request an exception or exceptions to the Architectural Standards contained in the FBC. For housing development projects, the exception process set forth is an alternative to a request for concessions and waivers under State Density &SRYWPE[
+SZIVRQIRX'SHI7IGXMSR
IXWIU
ETTPMGERXWVIUYIWXMRKGSRGIWWMSRW
or waivers may not also request exceptions.
The request must be made in writing as part of the Planning application for the proposed project. The application for an exception mu st contain detailed information describing XLIEVGLMXIGXYVEPWXERHEVHXLEXMWVIUYIWXIHXSFI[EMZIHSVQSHM½IH LS[XLITL]WMGEP constraints and unique characteristics of the project site make it infeasible to comply with XLEXEVGLMXIGXYVEPWXERHEVH ERHLS[XLIVIUYIWXQIIXWIEGLI\GITXMSRVIUYMVIQIRX The decision-maker (Zoning Administrator, Design Review Board, Historic Preservation Commission, Planning Commission, or City Council, as applicable) will consider the VIUYIWXERHMRJSVQEXMSRTVSZMHIHERHQEOI½RHMRKWXSETTVSZISVHIR]XLIVIUYIWX8LI HIGMWMSRQEOIVWLEPPSRP]KVERXERI\GITXMSRMJEPPXLIJSPPS[MRK½RHMRKWEVIQEHI
A. There is a physical constraint or unique situation that because of special circumstances regarding the project or property, such as property size, shape, topography, location, or surroundings, or the needs of the use, conformance with the architectural standard is infeasible.
B. Approving the exception will not create a health safety hazard or impair the design integrity and character of the neighborhood in which the subject property is located.
C. The proposed project meets the intent of the design standard for which an exception is requested to the extent feasible.
For housing development projects, denial of the exception does not constitute denial of the project but rather requires the applicant to modify the project to conform with the design standard, either by redesigning the project or through imposition of a condition of approval.
15.05.401-5Richmond Livable Corridors
15.04.401.040Preamble.
Hearing Draft June 2022
589
15.04.401.050 The Richmond Transect.
8LI6MGLQSRH8VERWIGXLEWFIIRHI½RIHXSVIWTSRHXSXLIJSVQSJ places within the City where walkability has been prioritized by the General Plan. These form-based standards are intended to promote walkable places with high-quality public realms, as per the vision of the
2030 General Plan. To do this, standards have been developed for the following transect environments in Richmond:
The T4 Neighborhood Transect Zone provides a walkable,
predominantly single-family ne ighborhood that integrates appropriate medium-density building types such as duplexes, mansion apartments, and bungalow courts within walking distance to transit and commercial areas.
The T4 Main Street Transect Zone provides a vibrant main- street commercial environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance
The T5 Neighborhood Transect Zone provides medium- to
high-density housing in building types such as apartment houses, courtyard apartments, mid-rise buildings, and—in some areas— high-rise buildings that transition from the surrounding lower- density neighborhoods to the higher-density mixed-use
corridors and centers.
The T5 Main Street Transect Zone provides a
vibrant, walkable urban main street commercial
area that provides locally and regionally serving
commercial, retail, entertainment uses, and civic
and public uses, as well as a variety of urban housing
choices.
The T5 Core Transect Zone provides a high-
density, vibrant, urban downtown that provides
locally and regionally serving commercial,
entertainment, and civic and public uses, as well as
a variety of urban housing choices in main street
mixed-use, mid-rise, and high-rise building types.
T4
T5C
T5
15.05.401-6 Richmond Livable Corridors
15.04.401.050 Preamble.
Hearing Draft June 2022
590
15.05.401-7Richmond Livable Corridors
15.04.401.050Preamble.
Hearing Draft June 2022
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591
15.04.401.060 How to Use this Form-Based Code.
The following diagrams illustrate how to use this Form-Based Code as a series of steps, either for a Building-Scale Project or for a Large Site—see Article 15.04.406 (General to Large Sites).
Quick Code Guide: Building-Scale Projects
1 See 15.04.606 (Nonconforming Uses, Structures and Lots) for existing non conforming uses, structures, and parcels.
Locate your parcel and
determine your transect zone
See 15.04.101.070
2I¼FLDO=RQLQJ0DS
&RPSO\ZLWKWKHVWDQGDUGVVSHFL¼FWR
your transect zone
1 See 15.04.402
Transect Zones
Select your building type and frontage
type, and comply with the standards
VSHFL¼FWRHDFK
See 15.04.403
Building Types +
15.04.404
Frontage Types
Follow the procedures and comply
with the requirements for permits and
approvals
See Series 800
Administration and Permits
Select your architectural style and
FRPSO\ZLWKWKHVWDQGDUGVVSHFL¼FWRLW
See 15.04.405
Architectural Standards
2SXI
XLMWHMEKVEQMWMRXIRHIHXSTVSZMHIEWMQTPM½IHSZIVZMI[ SJHMJJIVIRXGSHIYWIWGIREVMSWERHMWHIWGVMTXMZIRSXVIKYPEX SV]
15.05.401-8 Richmond Livable Corridors
15.04.401.060 Preamble.
Hearing Draft June 2022
592
Quick Code Guide: Large Sites
15.04.402 Transect Zones
15.04.406 General to Large
Sites
15.04.406 General to Large
Sites
See:
See: See:
15.04.402 Transect Zones15.04.402 Transect Zones
• Building Types
• Building Placement
• Building Form
• Encroachments
• Frontage Types
• Parking
• Architectural Standards
• Thoroughfares, Blocks and
Connectivity
• Design Sites
• Mix of Building Types
• Pedestrian Crossings
• Bicycle Facilities
Comply with all of following:
Comply with all of following:
2SXI
XLMWHMEKVEQMWMRXIRHIHXSTVSZMHIEWMQTPM½IHSZIVZMI[ SJHMJJIVIRXGSHIYWIWGIREVMSWERHMWHIWGVMTXMZIRSXVIKYPEX SV] For each design site and/or lot, see:For each design site and/or lot, see:
Less than 2 acres.
2 acres or larger, but less than
5 acres.
5 acres or larger.
How large is your site?
• Mix and Design of Civic and
Open Spaces
Comply with all of following:
15.05.401-9Richmond Livable Corridors
15.04.401.060Preamble.
Hearing Draft June 2022
593
15.04.401.070 Transect Overview.
Table: 15.04.401.050.A The Richmond Transect Overview
T4 Main Street T4MS
T4 Main Street-Open T4MS
Intent
To provide a vibrant main-street
mixed-use environment that
serves as the focal point for the
surrounding neighborhood and
provides access to day-to-day
amenities within walking distance.
The open sub-zone provides the
same building form but allows for a
more diverse mix of uses.
Desired Form
Attached
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at ROW
Small-to-No Side Setback
Up to
Flush Ground Floor
Primarily with Shopfronts
General Use
+VSYRH¾SSVGSQQIVGMEPXLEX
may have residential or additional
commercial uses above or behind
T4 Neighborhood-30' T4N-30
T4 Neighborhood-35' T4N-35
T4 Neighborhood-Open T4N-O
Intent
To provide a walkable,
predominantly single-family
neighborhood that integrates
appropriate medium-density building
types such as duplexes, multiplexes,
and bungalow courts within walking
distance to transit and commercial
areas.
8LI
ERH
WYF^SRIWEPPS[
different height limits for different
neighborhood contexts.
The open sub-zone provides the
same building form as in T4N-35
but allows for a more diverse mix of
uses.
Desired Form
Detached or Attached
Narrow-to-Medium Lot Width
Small-to-Medium Footprint
Small-to-Medium Front Setback
Small-to-No Side Setback
Up to
MRWSQIEVIEW
Elevated Ground Floor
Diverse Mix of Residential Frontages
General Use
Primarily residential with some home
occupation uses and neighborhood-
supporting uses in ancillary buildings
T5 Neighborhood-55' T5N-55
T5 Neighborhood-135' T5N-135
Intent
To provide medium- to high-density
housing in building types such as
multiplexes, courtyard buildings, and
mid-rise buildings
(high-rise buildings
in some areas) that transition from
the surrounding lower-density
neighborhoods to the higher-density
mixed-use neighborhoods.
8LI
ERH
WYF^SRIWEPPS[
different height limits for different
neighborhood contexts.
Desired Form
Detached or Attached
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at or close to ROW
Small-to-No Side Setback
Up to
MRWSQIEVIEW
Elevated Ground Floor
Stoops, Forecourts, and Dooryards
General Use
Primarily residential with home
occupation uses and neighborhood-
supporting uses in ancillary buildings
15.05.401-10 Richmond Livable Corridors
15.04.401.070 Preamble.
Hearing Draft June 2022
594
Table: 15.04.401.050.A The Richmond Transect Overview (continued) T5 Main Street T5MS
T5 Main Street-Open T5MS-O
Intent
To provide a vibrant, walkable
urban main street commercial
area that provides locally- and
regionally-serving commercial, retail,
entertainment uses, and civic and
public uses, as well as a variety of
urban housing choices.
The open sub-zone allows for
a more diverse mix of uses and
building types.
Desired Form
Attached
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at or close to ROW
No Side Setback
Up to
MRWSQIEVIEW
Flush Ground Floor
Primarily with Shopfronts
General Use
Vertical Mixed Use: Commercial on
XLIKVSYRH¾SSV[MXLVIWMHIRXMEPSV
GSQQIVGMEPYWIWSRYTTIV¾SSVW
T5 Core T5C
T5 Core-Open T5C-O
Intent
To provide a high-density, vibrant,
urban downtown that provides
locally- and regionally-serving
commercial, entertainment, and civic
and public uses, as well as a variety of
urban housing choices in main street
mixed-use, mid-rise, and high-rise
building types.
The open sub-zone allows for
a more diverse mix of uses and
building types.
Desired Form
Attached
Simple Wall Plane along Street
Medium-to-Large Footprint
Buildings at or close to ROW
No Side Setback
Up to
Flush Ground Floor
Primarily with Shopfronts
General Use
Vertical Mixed Use: Commercial on
XLIKVSYRH¾SSV[MXLVIWMHIRXMEPSV
GSQQIVGMEPYWIWSRYTTIV¾SSVW
15.05.401-11Richmond Livable Corridors
15.04.401.070Preamble.
Hearing Draft June 2022
595
Key T# Allowed T# Not Allowed
15.04.401.080 Building Types Overview.
Table 15.04.401.080.A: Building Types Overview
Building Type Transect Zones
Carriage House. This Building Type is a secondary structure typically located at the rear of a lot. It typically provides either a WQEPPVIWMHIRXMEPYRMXLSQISJ½GIWTEGISVSXLIVWQEPPGSQQIV GMEP or service use that is located above a garage. This Type is important for providing affordable housing opportunities and incubating small businesses within walkable neighborhoods.
T4N T4MS
T5N T5MS
T5C
Detached House. This Building Type is a medium-sized detached structure on a medium-sized lot. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.
T4N T4MS
T5N T5MS
T5C
Cottage. This Building Type is a small, detached structure, either occupying a small lot or built as an accessory dwelling unit. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street, and is an important means of offering affordable housing opportunities in these locations.
In T4MS and T5N, this type is allowed as an accessory dwelling unit.
T4N T4MS
T5N T5MS
T5C
Bungalow Court. This Building Type consists of a series of small, HIXEGLIHWXVYGXYVIWTVSZMHMRKQYPXMTPIYRMXWEVVERKIHXSHI½RI a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element of this Type. Synonym:
Cottage Court
T4N T4MS
T5N T5MS
T5C
Duplex. This Building Type is a small- to medium-sized structure that consists of two side-by-side dwelling units with a shared property line, both facing the street,
or two stacked units. Both
YRMXW½X[MXLMREWMRKPIFYMPHMRKQEWWMRKKMZMRKXLMW8]TIXLI appearance of a medium to large single-family home. This type is ETTVSTVMEXIP]WGEPIHXS½X[MXLMRTVMQEVMP]WMRKPIJEQMP]VIWMH IRXMEP neighborhoods or medium-density neighborhoods.
T4N T4MS
T5N T5MS
T5C
15.05.401-12 Richmond Livable Corridors
15.04.401.080 Preamble.
Hearing Draft June 2022
596
Key T# Allowed T# Not Allowed
Table 15.04.401.080.A: Building Types Overview (Continued) Building Type Transect Zones
Rowhouse. This Building Type is a small- to medium-sized structure consisting of 3–8 rowhouses placed side-by-side and sharing common party walls. This Type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family residential neighborhood into a neighborhood main street. Synonym: Townhouse
In T5MS and T5C, this type is allowed only in the Open Sub-Zone.
T4N T4MS
T5N T5MS
T5C
Multi-Plex: Small. This Building Type is a medium-sized structure that consists of 3–6 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front.
This Type has the appearance of a medium-sized family home and is ETTVSTVMEXIP]WGEPIHXS½XMRWTEVMRKP][MXLMRTVMQEVMP]WMRKPIJEQMP] residential neighborhoods or into medium-density neighborhoods.
In T5MS and T5C, this type is allowed only in the Open Sub-Zone.
T4N T4MS
T5N T5MS
T5C
Multi-Plex: Large. This Building Type is a medium- to large- sized structure that consists of 7-18 side-by-side and/or stacked dwelling units, typically with one shared entry. This Type is ETTVSTVMEXIP]WGEPIHXS½XMR[MXLMRQIHMYQHIRWMX]RIMKLFSVLSS HW or sparingly within large lot predominantly single-family residential neighborhoods.
In T5MS and T5C, this type is allowed only in the Open Sub-Zone.
T4N T4MS
T5N T5MS
T5C
Stacked Flats. This Building Type is a medium- to large-sized structure that consists of multiple dwelling units. Each unit may have its own individual entry, or may share a common entry. This Type MWETTVSTVMEXIP]WGEPIHXS½XEHNEGIRXXSRIMKLFSVLSSHWIVZMRKQEMR streets and walkable urban neighborhoods. This Building Type may include a courtyard.
In T5MS and T5C, this type is allowed only in the Open Sub-Zone.
T4N T4MS
T5N T5MS
T5C
Courtyard Building: Small. This Building Type is a detached, House-Scale structure that consists of attached and/or stacked units, accessed from a shared courtyard. The shared court is common open space. Each unit may have its own individual entry, or up to four units
QE]WLEVIEGSQQSRIRXV]8LMW8]TIMWETTVSTVMEXIP]WGEPIHXS½XMR sparingly within primarily single-family residential or medium-density neighborhoods.
T4N T4MS
T5N T5MS
T5C
15.05.401-13Richmond Livable Corridors
15.04.401.080Preamble.
Hearing Draft June 2022
597
Key T# Allowed T# Not Allowed
Table 15.04.401.080.A: Building Types Overview (Continued) Building Type Transect Zones
Courtyard Building: Large. This Building Type is a detached or attached, Block-Scale structure that consists of attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common open space. The type is typically integrated into moderate-to-high-intensity neighborhoods and on main streets [MXLERSRVIWMHIRXMEPKVSYRH¾SSVEPSRKXLIEHNEGIRXWXVIIX T4N T4MS
T5N T5MS
T5C
Live/Work. This Building Type is a small- to medium-sized attached or detached structure that consists of one dwelling unit EFSZIERHSVFILMRHE¾I\MFPIKVSYRH¾SSVWTEGIXLEXGERFI YWIHJSVVIWMHIRXMEPWIVZMGISVVIXEMPYWIW&SXLXLIKVSYRH ¾SSV ¾I\WTEGIERHXLI
dwelling unit are occupied by one entity. This
Type is typically located within medium-density neighborhoods or in a location that transitions from a single-family residential neighborhood into a neighborhood main street.
T4N T4MS
T5N T5MS
T5C
Main Street Building. This Building Type is a small- to medium- sized structure, typically attached, intended to provide a vertical QM\SJYWIW[MXLKVSYRH¾SSVGSQQIVGMEPWIVZMGISVVIXEMPYWI W ERHYTTIV¾SSVGSQQIVGMEPWIVZMGISVVIWMHIRXMEPYWIW8LMW8 ]TI makes up the primary component of a neighborhood main street and portions of a downtown main street.
T4N T4MS
T5N T5MS
T5C
Mid-Rise. This Building Type is a medium- to large-sized structure, 4–8 stories tall, built on a large lot. It can be used to provide a ZIVXMGEPQM\SJYWIWEGGSQQSHEXMRKKVSYRH¾SSVVIXEMPWIVZMGI ERHSVWXVYGXYVIHTEVOMRK[MXLXLIYTTIV¾SSVWLSYWMRKWIVZMGI SVVIWMHIRXMEPYWIW
it may also be a single-use building—typically
WIVZMGISVVIWMHIRXMEP°[LIVIKVSYRH¾SSVVIXEMPMWRSXETTVSTVM EXI This Type is a primary component of an urban downtown providing high-density buildings.
T4N T4MS
T5N T5MS
T5C
High-Rise. This Building Type is a large-sized structure, more than eight stories tall, built on a large lot that incorporates structured parking. It is used to provide a vertical mix of uses, with ground- ¾SSVVIXEMPSVWIVZMGIYWIWERHYTTIV¾SSVGSQQIVGMEPWIVZMGI or residential uses. This Type is a primary component of an urban downtown providing high-density buildings.
In T5N, this type is allowed only in the T5N-135 Sub-Zone.
T4N T4MS
T5N T5MS
T5C
15.05.401-14 Richmond Livable Corridors
15.04.401.080 Preamble.
Hearing Draft June 2022
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15.05.401-15Richmond Livable Corridors
15.04.401.080Preamble.
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15.04.401.090 Frontage Types Overview. 9
15.04.401.070.A Frontages Types Overview
The private frontage is the area between the building facade and the lot line.
Section Plan Frontage Type
LOT/
PRIVATE
FRONTAGE
› ‹
› ‹
R.O.W.
LOT/
PRIVATE
FRONTAGE
› ‹
› ‹
R.O.W.
Porch: Projecting. The main facade of the building has
a small to medium setback from the frontage line. The
VIWYPXMRKJVSRX]EVHMWX]TMGEPP]ZIV]WQEPPERHGERFIHI½RIH by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line.
Porch: Engaged. The main facade of the building has a small to medium setback from the frontage line. The resulting JVSRX]EVHMWX]TMGEPP]ZIV]WQEPPERHGERFIHI½RIHF]EJIRGI or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open.
Stoop. The main facade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs from the stoop may lead directly to the sidewalk or may be side-loaded. This type is appropriate for residential uses with small setbacks.
Forecourt. The main facade of the building is at or near the frontage line and a small percentage is set back,
creating a small court space. The space could be used
as an entry court or shared garden space for apartment
buildings, or as an additional shopping or restaurant
seating area within commercial areas.
Dooryard.8LIJVSRXEKIPMRIMWHI½RIHF]EPS[[EPPSV hedge and the main facade of the building is set back a small distance creating a small dooryard. The dooryard shall not provide public circulation along a ROW. The dooryard may be raised, sunken, or at grade and is intended for ground- ¾SSVVIWMHIRXMEPMR¾I\^SRIWPMZI[SVOERHGSQQIVGMEP uses )2,500 sf.
15.05.401-16 Richmond Livable Corridors
15.04.401.090 Preamble.
Hearing Draft June 2022
600
15.04.401.090.A Frontages Types Overview (continued)
The private frontage is the area between the building facade and the lot line.
Section Plan Frontage Type
LOT/
PRIVATE
FRONTAGE
› ‹
› ‹
R.O.W.
LOT/
PRIVATE
FRONTAGE
› ‹
› ‹
R.O.W.
Shopfront. The main facade of the building is at or near the frontage line with an at-grade entrance along the sidewalk.
This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types.
Syn: Retail Frontage, Awning.
Industrial Shopfront: The main façade of the building is at or near the front building site line with an at-grade or elevated entrance from the sidewalk. This type is intended to showcase the activity of industrial artisan businesses as well as for retail sales of products made on-site. This type may include a decorative roll-down or sliding door, include glazing and an awning that encroaches the sidewalk.
Gallery. The main facade of the building is at the frontage line and the gallery overlaps the sidewalk. This type is MRXIRHIHJSVFYMPHMRKW[MXLKVSYRH¾SSVGSQQIVGMEPYWIW and may be one or two stories. The gallery should provide the primary circulation along a frontage and extend far enough from the building to provide adequate protection and
circulation for pedestrians.
Terrace. The facade is at or near the frontage line with an elevated terrace providing public circulation along the facade. This type can be used to provide at-grade access while accommodating a grade change. Frequent steps up to the terrace are necessary to avoid dead walls and maximize access. This type may also be used in historic industrial areas to mimic historic loading docks.
15.05.401-17Richmond Livable Corridors
15.04.401.090Preamble.
Hearing Draft June 2022
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15.05.401-18 Richmond Livable Corridors
15.04.401.090 Preamble.
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15.04.402: Transect Zones
15.04.402.010 Purpose.
This Article provides regulatory standards governing building form and land use within the transect zones. The standards in this ArticleEVIEVI¾IGXMSRSJXLIGSQQYRMX] WZMWMSRJSV
implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and reinforce downtown Richmond. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character.
The standards of
this Article shall apply to all proposed development within transect zones, and shall be considered in combination with the standards in Article 15.04.403 (Building Types), Article 15.04.404 (Frontage Standards), Article 15.04.405 (Architectural Standards), and Article 15.04.406 (General to Large Sites). -JXLIVIMWEGSR¾MGXFIX[IIR
any standards, the stricter standards shall apply.
For nonconforming uses, structures, and lots, see Article 15.04.606 (Nonconforming Uses, Structures And Lots).
Sections:
15.04.402.010 Purpose.
15.04.402.020 T4 Neighborhood (T4N).
15.04.402.030 T4 Main Street (T4MS).
15.04.402.040 T5 Neighborhood (T5N).
15.04.402.050 T5 Main Street (T5MS).
15.04.402.050 T5 Core (T5C).
15.04.402.070 Land Use Table.
15.05.402-1Richmond Livable Corridors Hearing Draft June 2022 603
15.05.402-2 Richmond Livable Corridors
Transect Zones
Hearing Draft June 2022
This page intentionally left blank
604
T4 Neighborhood (T4N)
15.04.402.020 T4 Neighborhood (T4N).
General note: The drawing above is intended to provide a brief overview of this Transect Zone and is illustrative only.
A. Intent
To provide a walkable,
predominantly single-family
neighborhood that integrates
appropriate medium-density building
types such as duplexes, multiplexes,
and bungalow courts within walking
distance to transit and commercial
areas.
Detached or Attached
0SX;MHXLWJVSQ
XS
Small-to-Medium Footprint
Small-to-Medium Front Setback
Small-to-No Side Setback
Up to
MRWSQIEVIEW
Elevated Ground Floor
Diverse Mix of Residential Frontages
B. Sub-Zone(s)
82IMKLFSVLSSH
82
82IMKLFSVLSSH
82
T4 Neighborhood-Open (T4N-O)
The height-based sub-zones allow
different height limits for different
neighborhood contexts.
The open sub-zone provides the
same building form
as in T5N-35
but allows for a more diverse mix of
uses.
15.05.402-3Richmond Livable Corridors
15.04.402.020
Hearing Draft June 2022
T4 Neighborhood (T4N).
605
Front
F
Side Street
C
min.
C
max.
D
min.
D
max.
E
Key Key
ROW / Lot Line
Building Setback Line
Building Area
Facade Zone
D. Building Placement
Setbacks (Distance from ROW / Lot Line)
Front
QMR4
QE\
Side Street
QMR
QE\
Side:
Principal Structure
QMR5
Accessory Structure
QMR
Rear:
Principal Structure
QMR
Accessory Structure
QMR
Facade within Facade Zone:
Front 50% min.
Side Street 50% min.
4 Where existing adjacent buildings are in front of the regulated setback, the building may be set to align with the facade of the front most immediately adjacent
property.
5 No side setback required along the common lot line
between Townhouse or Duplex Building Types.
C
D
E
F
Key
C. Allowed Building Types
Building Type
Lot/Design Site
StandardsWidth Depth
Carriage House n/a n/a 15.04.403.040
Detached House
QMR
QE\
QMR 15.04.403.050
Cottage1
QMR
QE\
QMR 15.04.403.060
Bungalow Court
QMR
QE\
QMR 15.04.403.070
Duplex
QMR
QE\2
QMR 15.04.403.080
Rowhouse
QMR
QE\
QMR 15.04.403.090
Multi-Plex: Small
QMR
QE\
QMR 15.04.403.100
Courtyard
Building: Small
QMR
QE\
QMR3 15.04.403.130
1 When built as an accessory dwelling unit, standards for lot/design site dimensions do not apply.
2 Maximum combined width of two lots.
3
QMREPPS[IHJSVI\MWXMRKPSXW
A B
Front
B
AAA
ROW / Lot Line Building Setback Line
Key
15.05.402-4 Richmond Livable Corridors
15.04.402.020
Hearing Draft June 2022
T4 Neighborhood (T4N).
606
E. Building Form
Height T4N-30 T4N-35/
T4N-O
Stories
Principal Structure 6 2 max. 2 ½ max.7
Accessory Structure 2 max. 2 max.
Overall
Principal Structure
QE\
QE\
Accessory Structure
QE\
QE\
Ground Floor Finish Level:
6IWMHIRXMEP
JVSQ63; 18" min.
Residential, *
JVSQ63; 0" min.
Ceiling Height, Ground Floor
QMRGPIEV
Ceiling Height, Upper Floor(s)
QMRGPIEV
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space
QMR8
Miscellaneous
Loading docks, overhead doors, and other service
entries may not be located on street-facing facades.
6 Max. height of building types may be less than max.
height for zone. See Article 15.04.403 (Building Types). 7 ,EPJ7XSV]EPPS[IHEWHI½RIHMR%VXMGPI
/I]
8IVQWERH(I½RMXMSRW
8 For habitable/occupiable space only, except in Cottage Court Building Type.
G
H
I
J
K
Key
I
ROW Line Street
J G
H
Side Street
Setback Line
Key
ROW / Lot Line Building Setback Line ROW / Lot Line
Building Setback Line
Encroachment Area
Key
Street
L
M
Side Street
ROW / Lot Line
Building Setback Line
Encroachment Area
Key
N
O
K
F. Architectural Styles
Allowed Architectural Styles Standards
Contemporary 15.04.405.050
Art Deco 15.04.405.060
Industrial9 15.04.405.070
Spanish Revival 15.04.405.090
Victorian 15.04.405.100
G. Encroachments and Frontage Types
Allowed Encroachments 10,11
Front
QE\
Side Street
QE\
Side
QE\
Rear
QE\
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed
Frontage Types.
9 Allowed only in the T4 Neighborhood-Open Sub-Zone.
See Figure 15.04.405.070.1 in Section 15.04.405.070 for map of where style is allowed.
10 Maximum allowed encroachments: See Article
15.04.404 (Frontage Types)JSVJYVXLIVVI½RIQIRXSJ
the allowed encroachments for frontage elements.
11 Encroachments into the ROW require the approval
of an encroachment permit. Encroachments are not
allowed in an alley ROW or across a lot line
/design site
boundary.
L
M
N
O
15.05.402-5Richmond Livable Corridors
15.04.402.020
Hearing Draft June 2022
T4 Neighborhood (T4N).
607
T
ROW / Lot Line
Building Setback Line
Parking Area
Key
H. Parking
Required Spaces12
Residential Uses 1/1,000 sf min. 13
Lodging Uses 0.5/room min.
Location (Distance from ROW / Lot Line)
Front Setback
JVSQ&80
Side Street Setback
JVSQ&80
Side Setback
QMR14
Rear Setback
QMR
Miscellaneous
Parking Drive Width:
Front
QE\
Side Street/Alley
QE\
See Article 15.04.612 (Transportation Demand
Management) for applicability and requirements.
12 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives. 13 No parking spaces required for affordable housing
HIZIPSTQIRXWSV½VWXWJSJVIWMHIRXMEPYWI
14 No side setback required along the common lot line
between Townhouse or Duplex Building Types.
P
Q
R
S
T
Q
S
R
Side Street
Front
P
T
15.05.402-6 Richmond Livable Corridors
15.04.402.020
Hearing Draft June 2022
T4 Neighborhood (T4N).
608
T4 Main Street (T4MS)
15.04.402.030 T4 Main Street (T4MS).
A. Intent
To provide a vibrant main-street
mixed-use environment that
serves as the focal point for the
surrounding neighborhood and
provides access to day-to-day
amenities within walking distance
Attached
0SX;MHXLWJVSQ
XS
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at ROW
Small-to-No Side Setback
Up to
Flush Ground Floor
Primarily with Shopfronts
B. Sub-Zone(s)
T4 Main Street-Open (T4MS-O)
The open sub-zone provides the
same building form but allow for a
more diverse mix of uses.
General note: The drawing above is intended to provide a brief overview of this Transect Zone and is illustrative only.
15.05.402-7Richmond Livable Corridors
15.04.402.030
Hearing Draft June 2022
T4 Main Street (T4MS).
609
Key
Front
F
Side Street
E
Key
ROW / Lot Line
Building Setback Line
Building Area
Facade Zone
D. Building Placement
Build-to Lines (Distance from ROW / Lot Line)
Front
QMR
QE\ 3
Side Street
QMR
QE\ 3
&80(I½RIHF]E&YMPHMRK
*VSRXPSXW
[MHI 100%
Front, lots *
[MHI 75% min.4
Side Street 50% min. 4
Setbacks (Distance from ROW / Lot Line)
Side
QMR
Rear:
Adjacent to T5N, T4N, or
Residential District 10
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback. 3 See 3J½GMEP>SRMRK1ETJSVPSGEXMSRW[LIVI
&80MW
required. BTLs located within this range that do not
match the location of an existing adjacent building require the
(MVIGXSV
W approval.
43RGSVRIVPSXWXLI&80QYWXFIHI½RIHF]EFYMPHMRK JSVXLI½VWX
JVSQXLIGSVRIV
C
D
E
F
C. Allowed Building Types
Building Type
Lot/Design Site
StandardsWidth Depth
Carriage House n/a n/a 15.04.403.040
Cottage n/a n/a 15.04.403.060
Courtyard Building:
Large
QMR
QE\
QMR1 15.04.403.140
Live/Work
QMR
QE\
QMR 15.04.403.150
Main Street
QMR2
QE\
QMR1 15.04.403.160
Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
1
QMREPPS[IHJSVI\MWXMRKPSXW
2
QMREPPS[IHJSVI\MWXMRKPSXW
A B
ROW / Lot Line
Key
Side Street
Front
B
AAA
C
min.
C
max.
D
min.
D
max.
15.05.402-8 Richmond Livable Corridors
15.04.402.030
Hearing Draft June 2022
T4 Main Street (T4MS).
610
E. Building Form (Continued)
Miscellaneous
9TTIV¾SSVWWLEPPLEZIETVMQEV]IRXVERGIEPSRKXLIJVSRX Loading docks, overhead doors, and other service
entries may not be located on street-facing facades.
Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
Upper Floor Front/Side Street Setback
Floors 5+
QMR
ROW Line ROW LineStreet
J
J
J
J
I I
K
K
H
H
G G
BTL BTL
ROW / Lot Line Building Build-to Line
Key
Ground Floor Retail or Service Ground Floor Residential E. Building Form
Height
Stories
Principal Structure 5 4 max.6
Accessory Structure 2 max.
Overall
Principal Structure
QE\6
Accessory Structure
QE\
Ground Floor Finish Level:
6IWMHIRXMEP
JVSQ63; 24" min.
Residential, *
JVSQ63; 0" min.
Retail or Service 6" max.
Ceiling Height, Ground Floor:
Residential
QMRGPIEV
Retail or Service
QMRGPIEV
Ceiling Height, Upper Floor(s)
QMRGPIEV
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space:
QMR
Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor
QE\
Entries to Upper Floor(s)
QE\
5 Max. height of building types may be less than max.
height for zone. See Article 15.04.403 (Building Types). 6
QE\[MXLMR
SJE82SV6IWMHIRXMEP(MWXVMGX
G
H
I
J
K
L
1 2
3 4
Max.
1 2
3 4
Max.
ROW / Property Line Building
Key
Front/Side Street
Side/Rear
M
F. Architectural Styles
Allowed Architectural Styles Standards
Contemporary 15.04.405.050
Art Deco 15.04.405.060
Industrial7 15.04.405.070
Main Street Classical 15.04.405.080
Spanish Revival 15.04.405.090
Victorian 15.04.405.100
7 See Figure 15.04.405.070.1 in Section 15.04.405.070 for map of where style is allowed.
M
L
15.05.402-9Richmond Livable Corridors
15.04.402.030
Hearing Draft June 2022
T4 Main Street (T4MS).
611
G. Encroachments and Frontage Types
Allowed Encroachments 8,9
Front
QE\
Side Street
QE\
Rear
QE\
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed
Frontage Types.
8 Maximum allowed encroachments: See Article
15.04.404 (Frontage Types)JSVJYVXLIVVI½RIQIRXSJ
the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval
of an encroachment permit. Encroachments are not
allowed in an alley ROW or across a lot line
/design site
boundary.
O
P
Q
ROW / Lot Line
Building Setback Line
Parking Area
Key
S
Key
U
R
V
T
V
Side Street
Front
H. Parking
Required Spaces10
Residential Uses 1/1,000 sf min. 11
Lodging Uses 1/room max.
Retail or Service Uses 2/1,000 sf min. 12
Location (Distance from ROW / Lot Line)
Front Setback:
+VSYRH¾SSV
QMR
JVSQ&80
9TTIV¾SSV
W
QMR
JVSQ&80
Side Street Setback
QMR
JVSQ&80
Side Setback
QMR
Rear Setback:
Adjacent to T5N or T4N
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
Parking Drive Width:
Front
QE\
Side Street/Alley
QE\
See
Article 15.04.612 (Transportation Demand
Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives. 11 No parking spaces required for affordable housing
HIZIPSTQIRXWSV½VWXWJSJVIWMHIRXMEPYWI
12 No parking spaces required for KVSYRH¾SSVVIXEMPSV service uses less than 5,000 sf.
R
S
T
U
V
Front
O
P
Side Street
Q
ROW / Lot Line
Building Build-to Line
Building Setback Line
Encroachment Area
Key
15.05.402-10 Richmond Livable Corridors
15.04.402.030
Hearing Draft June 2022
T4 Main Street (T4MS).
612
T5 Neighborhood (T5N)
15.04.402.040 T5 Neighborhood (T5N).
A. Intent
To provide medium- to high-density
housing in building types such as
multiplexes, courtyard buildings, and
mid-rise buildings
(high-rise buildings
in some areas) that transition from
the surrounding lower-density
neighborhoods to the higher-density
mixed-use neighborhoods.
Detached or Attached
0SX;MHXLWJVSQ
XS
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at or close to ROW
Small-to-No Side Setback
Up to
MRWSQIEVIEW
Elevated Ground Floor
Stoops, Forecourts, and Dooryards
B. Sub-Zone(s)
82IMKLFSVLSSH
82
82IMKLFSVLSSH
82
The sub-zones allow different height
limits for different neighborhood
contexts.
General note: The drawing above is intended to provide a brief overview of this Transect Zone and is illustrative only.
15.05.402-11Richmond Livable Corridors
15.04.402.040
Hearing Draft June 2022
T5 Neighborhood (T5N).
613
ROW / Lot Line
Key
Side Street
Front
B
AAA
C. Allowed Building Types
Building Type
Lot/Design Site
StandardsWidth Depth
Carriage House n/a n/a 15.04.403.040
Cottage n/a n/a 15.04.403.060
Rowhouse
QMR
QE\
QMR 15.04.403.090
Multi-Plex: Small
QMR
QE\
QMR 15.04.403.100
Multi-Plex: Large
QMR
QE\
QMR1 15.04.403.110
Stacked Flats
QMR
QE\
QMR1 15.04.403.120
Courtyard
Building: Large
QMR
QE\
QMR1 15.04.403.140
Mid-Rise
QMR
QE\
QMR 15.04.403.170
High-Rise2
QMR
QMR 15.04.403.180
1
QMREPPS[IHJSVI\MWXMRKPSXW
2 %PPS[IHSRP]MRXLI82IMKLFSVLSSH
7YF>SRI
A B
D. Building Placement
Build-to Lines (Distance from ROW / Lot Line)
Front
QMR
QE\3
Side Street
QMR
QE\3
&80(I½RIHF]E&YMPHMRK
Front 60% min. 4
Side Street 60% min. 4
Setbacks (Distance from ROW / Lot Line)
Side
QMR
Rear:
Adjacent to T5N, T4N, or
Residential Zone
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
)RXMVI&80WLEPPFIHI½RIHF]EFYMPHMRKSVEXS high fence or stucco or masonry wall.
Fencing and/or gates shall be set behind max. front setback. 3 See 3J½GMEP>SRMRK1ETJSVPSGEXMSRW[LIVI
&80MW
required. BTLs located within this range that do not
match the location of an existing adjacent building require the
(MVIGXSV
W approval.
4 3RGSVRIVPSXWXLI&80QYWXFIHI½RIHF]EFYMPHMRK JSVXLI½VWX
JVSQXLIGSVRIV
C
D
E
F
Front
F
Side Street
E
Key Key
ROW / Lot Line
Building Setback Line
Building Area
Facade Zone
C
min.
C
max.
D
min.
D
max.
15.05.402-12 Richmond Livable Corridors
15.04.402.040
Hearing Draft June 2022
T5 Neighborhood (T5N).
614
E. Building Form (continued)
Upper Floor Front/Side Street Setback
Floors 6+
QMR M
F. Architectural Styles
Allowed Architectural Styles Standards
Contemporary 15.04.405.050
Art Deco 15.04.405.060
Spanish Revival 15.04.405.090
Victorian 15.04.405.100
1 2
3 4
5 6
7 8
9 10
Max.
1 2
3 4
5 6
7 8
9 10
Max.
ROW / Property Line Building
Key
Front/Side Street
Side/Rear
L
M
ROW / Lot Line Building Build-to Line
Key
ROW Line Street
J
J
I
G
H
K
E. Building Form
Height T5N-55 T5N-135
Stories
Principal Structure 5 5 max.6 12 max.6
Overall
Principal Structure
QE\6
QE\6
Ground Floor Finish Level:
6IWMHIRXMEP
JVSQ63; 24" min.
Residential, *
JVSQ63; 0" min.
Ceiling Height, Ground Floor
QMRGPIEV
Ceiling Height, Upper Floor(s)
QMRGPIEV
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space
QMR
Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor
QE\
Entries to Upper Floor(s)
QE\
Loading docks, overhead doors, and other service
entries may not be located on street-facing facades.
Buildings wider than 100’ shall be designed to read as a series of buildings no wider than 75’ each.
5 Max. height of building types may be less than max.
height for zone. See Article 15.04.403 (Building Types). 6
QE\[MXLMR
SJE82SV6IWMHIRXMEP(MWXVMGX
G
H
I
J
K
L
BTL
15.05.402-13Richmond Livable Corridors
15.04.402.040
Hearing Draft June 2022
T5 Neighborhood (T5N).
615
G. Encroachments and Frontage Types
Allowed Encroachments 7,8
Front
QE\
Side Street
QE\
Rear
QE\
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed
Frontage Types.
7 Maximum allowed encroachments: See Article
15.04.404 (Frontage Types)JSVJYVXLIVVI½RIQIRXSJ
the allowed encroachments for frontage elements.
8 Encroachments into the ROW require the approval
of an encroachment permit. Encroachments are not
allowed in an alley ROW or across a lot line
/design site
boundary.
O
P
Q
H. Parking
Required Spaces9
Residential Uses 1.25/unit max.
Lodging Uses 0.5/room min.
Location (Distance from ROW / Lot Line)
Front Setback
QMR
JVSQ&80
Side Street Setback
QMR
JVSQ&80
Side Setback
QMR
Rear Setback:
Adjacent to T5N or T4N
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
Parking Drive Width:
Front, ) 40 spaces
QE\
Front, > 40 spaces
QE\
Side Street/Alley
QE\
% of Frontage along Front 20% max.
See Article 15.04.612 (Transportation Demand
Management) for applicability and requirements.
9 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.
R
S
T
U
V
S
U
R
V
T
V
Side Street
Front
ROW / Lot Line
Building Setback Line
Parking Area
Key Key
Front
Side Street
Q
ROW / Lot Line
Building Build-to Line
Building Setback Line
Encroachment Area
Key
O
P
15.05.402-14 Richmond Livable Corridors
15.04.402.040
Hearing Draft June 2022
T5 Neighborhood (T5N).
616
T5 Main Street (T5MS)
15.04.402.050 T5 Main Street (T5MS).
A. Intent
To provide a vibrant, walkable
urban main street commercial
area that provides locally- and
regionally-serving commercial, retail,
entertainment uses, and civic and
public uses, as well as a variety of
urban housing choices.
Attached
0SX;MHXLWJVSQ
XS
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at or close to ROW
No Side Setback
9TXS
MRWSQIEVIEW
Flush Ground Floor
Primarily with Shopfronts
B. Sub-Zone(s)
T5 Main Street-Open (T5MS-O)
The open sub-zone allows for
a more diverse mix of uses and
building types.
General note: The drawing above is intended to provide a brief overview of this Transect Zone and is illustrative only.
15.05.402-15Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Main Street (T5MS).
617
C. Allowed Building Types
Building Type
Lot/Design Site
StandardsWidth Depth
Carriage House n/a n/a 15.04.403.040
Rowhouse1
QMR
QE\
QMR 15.04.403.090
Multi-Plex: Small 1
QMR
QE\
QMR 15.04.403.100
Multi-Plex: Large 1
QMR
QE\
QMR2 15.04.403.110
Stacked Flats1
QMR
QE\
QMR2 15.04.403.120
Courtyard
Building: Large
QMR
QE\
QMR2 15.04.403.140
Live/Work
QMR
QE\
QMR 15.04.403.150
Main Street
Building
QMR3
QE\
QMR2 15.04.403.160
Mid-Rise
QMR
QE\
QMR 15.04.403.170
1 Allowed only in the T5 Main Street-Open Sub-Zone.
2
QMREPPS[IHJSVI\MWXMRKPSXW
3
QMREPPS[IHJSVI\MWXMRKPSXW
A B
Front
Side Street
B
A AA
ROW / Lot Line
Key
D. Building Placement
Build-to Lines (Distance from ROW / Lot Line)
Front
QMR
QE\ 4
Side Street
QMR
QE\ 4
&80(I½RIHF]E&YMPHMRK
*VSRXPSXW
[MHI 100%
Front, lots *
[MHI 75% min.5
Side Street 50% min. 5
Setbacks (Distance from ROW / Lot Line)
Side
QMR
Rear:
Adjacent to T5N, T4N, or
Residential Zone 10
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback. 4 See 3J½GMEP>SRMRK1ETJSVPSGEXMSRW[LIVI
&80MW
required. BTLs located within this range that do not
match the location of an existing adjacent building require the
(MVIGXSV
W approval.
5 3RGSVRIVPSXWXLI&80QYWXFIHI½RIHF]EFYMPHMRK JSVXLI½VWX
JVSQXLIGSVRIV
C
D
E
F
Front
F
Side Street
E
Key Key
ROW / Lot Line
Building Setback Line
Building Area
Facade Zone
C
min.
C
max.
D
min.
D
max.
15.05.402-16 Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Main Street (T5MS).
618
1 2
3 4
5 6
7 8
1 2
3 4
5 6
7 8
ROW / Property Line Building
Key
Front/Side Street
Side/Rear
E. Building Form
Height
Stories
Principal Structure 6 5 max.7
Overall
Principal Structure
QE\7
For T5MS-O zones along San Pablo Avenue, the max.
height shall not exceed 3 stories or 35 feet when
abutting a single family residential zone.
Ground Floor Finish Level:
6IWMHIRXMEP
JVSQ63; 24" min.
Residential, *
JVSQ63; 0" min.
Retail or Service 6" max.
Ceiling Height, Ground Floor:
Residential
QMRGPIEV
Retail or Service
QMRGPIEV
Ceiling Height, Upper Floor(s)
QMRGPIEV
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space:
QMR
6 Max. height of building types may be less than max.
height for zone. See Article 15.04.403 (Building Types). 7
QE\[MXLMR
SJE82SV6IWMHIRXMEP(MWXVMGX L
G
H
I
J
K
ROW Line ROW LineStreet
J
J
J
J
I I
K
K
H
H
G G
BTL BTL
ROW / Lot Line Building Build-to Line
Key
Ground Floor Retail or Service Ground Floor Residential M
L
F. Architectural Styles
Allowed Architectural Styles Standards
Contemporary 15.04.405.050
Art Deco 15.04.405.060
Main Street Classical 15.04.405.080
Spanish Revival 15.04.405.090
Victorian 15.04.405.100
E. Building Form (continued)
Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor
QE\
Entries to Upper Floor(s)
QE\
9TTIV¾SSVWWLEPPLEZIETVMQEV]IRXVERGIEPSRKXLIJVSRX Loading docks, overhead doors, and other service
entries may not be located on street-facing facades.
Buildings wider than 150’ shall be designed to read as a series of buildings no wider than 100’ each.
Upper Floor Front/Side Street Setback
Floors 6+
QMR
M
15.05.402-17Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Main Street (T5MS).
619
G. Encroachments and Frontage Types
Allowed Encroachments 8,9
Front
QE\
Side Street
QE\
Rear
QE\
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed
Frontage Types.
8 Maximum allowed encroachments: See Article
15.04.404 (Frontage Types)JSVJYVXLIVVI½RIQIRXSJ
the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval
of an encroachment permit. Encroachments are not
allowed in an alley ROW or across a lot line
/design site
boundary.
O
P
Q
H. Parking
Required Spaces10
Residential Uses 1.25/unit max.
Lodging Uses 1/room max.
Retail or Service Uses 2/1,000 sf min.
11 Location (Distance from ROW / Lot Line)
Front Setback:
QMR
JVSQ&80
Side Street Setback:
+VSYRH¾SSV
QMR
JVSQ&80
9TTIV¾SSV
W
QMR
JVSQ&80
Side Setback
QMR
Rear Setback:
Adjacent to T5N or T4N
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
Parking Drive Width:
Front, ) 40 spaces
QE\
Front, > 40 spaces
QE\
Side Street/Alley
QE\
% of Frontage along Front 20% max.
See Article 15.04.612 (Transportation Demand
Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives. 11 No parking spaces required for uses less than 5,000 sf.
R
S
T
U
V
S
U
R
V
T
V
Side Street
Front
ROW / Lot Line
Building Setback Line
Parking Area
Key Key
Front
Side Street
Q
ROW / Lot Line
Building Build-to Line
Building Setback Line
Encroachment Area
Key
O
P
15.05.402-18 Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Main Street (T5MS).
620
T5 Core (T5C)
15.04.402.050 T5 Core (T5C).
A. Intent
To provide a high-density, vibrant,
walkable urban downtown that
provides locally- and regionally-
serving commercial, retail,
entertainment, and civic and public
uses, as well as a variety of urban
housing choices.
Attached
0SX;MHXLWJVSQ
XS
Simple Wall Plane along Street
Small-to-Large Footprint
Buildings at or close to ROW
No Side Setback
9TXS
Flush Ground Floor
Primarily with Shopfronts
B. Sub-Zone(s)
T5 Core-Open (T5C-O)
The open sub-zone allows for
a more diverse mix of uses and
building types.
General note: The drawing above is intended to provide a brief overview of this Transect Zone and is illustrative only.
15.05.402-19Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Core (T5C).
621
C. Allowed Building Types
Building Type
Lot/Design Site
StandardsWidth Depth
Rowhouse1
QMR
QE\
QMR 15.04.403.090
Multi-Plex: Small 1
QMR
QE\
QMR 15.04.403.100
Multi-Plex: Large 1
QMR
QE\
QMR2 15.04.403.110
Stacked Flats1
QMR
QE\
QMR2 15.04.403.120
Courtyard
Building: Large
QMR
QE\
QMR2 15.04.403.140
Live/Work
QMR
QE\
QMR 15.04.403.150
Main Street
Building
QMR3
QE\
QMR2 15.04.403.160
Mid-Rise
QMR
QE\
QMR 15.04.403.170
High-Rise
QMR
QMR 15.04.403.180
1 Allowed only in the T5 Core-Open Sub-Zone.
2
QMREPPS[IHJSVI\MWXMRKPSXW
3
QMREPPS[IHJSVI\MWXMRKPSXW
A B
Front
Side Street
B
A AA
ROW / Lot Line
Key
D. Building Placement
Build-to Lines (Distance from ROW / Lot Line)
Front
QMR
QE\ 4
Side Street
QMR
QE\ 4
&80(I½RIHF]E&YMPHMRK
Front 100%
Side Street 80% min.
5 Setbacks (Distance from ROW / Lot Line)
Side
QMR
Rear:
Adjacent to T5N, T4N, or
Residential Zone 10
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback. 4 See 3J½GMEP>SRMRK1ETJSVPSGEXMSRW[LIVI
&80MW
required. BTLs located within this range that do not
match the location of an existing adjacent building require the
(MVIGXSV
W approval.
5 3RGSVRIVPSXWXLI&80QYWXFIHI½RIHF]EFYMPHMRK JSVXLI½VWX
JVSQXLIGSVRIV
C
D
E
F
Front
F
Side Street
E
Key Key
ROW / Lot Line
Building Setback Line
Building Area
Facade Zone
C
min.
C
max.
D
min.
D
max.
15.05.402-20 Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Core (T5C).
622
E. Building Form
Height
Stories
Principal Structure 6 12 max.7
Overall
Principal Structure
QE\7
Ground Floor Finish Level:
6IWMHIRXMEP
JVSQ63; 24" min.
Residential, *
JVSQ63; 0" min.
Retail or Service 6" max.
Ceiling Height, Ground Floor:
Residential
QMRGPIEV
Retail or Service
QMRGPIEV
Ceiling Height, Upper Floor(s)
QMRGPIEV
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space:
QMR
Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor
QE\
Entries to Upper Floor(s)
QE\
9TTIV¾SSVWWLEPPLEZIETVMQEV]IRXVERGIEPSRKXLIJVSRX Loading docks, overhead doors, and other service
entries may not be located on street-facing facades.
6 Max. height of building types may be less than max.
height for zone. See Article 15.04.403 (Building Types). 7
QE\[MXLMR
SJE82SV6IWMHIRXMEP(MWXVMGX
G
H
I
J
K
L
ROW Line ROW LineStreet
J
J
J
J
I I
H
H
G G
BTL BTL
ROW / Lot Line Building Build-to Line
Key
Ground Floor Retail or Service Ground Floor Residential 1 2
3 4
5 6
7 8
9 10
Max.
1 2
3 4
5 6
7 8
9 10
Max.
ROW / Property Line Building
Key
Front/Side Street
Side/Rear
M
K
K
L
F. Architectural Styles
Allowed Architectural Styles Standards
Contemporary 15.04.405.050
Art Deco 15.04.405.060
Main Street Classical 15.04.405.080
Spanish Revival 15.04.405.090
Victorian 15.04.405.100
E. Building Form (continued)
Buildings wider than 150’ shall be designed to read as a series of buildings no wider than 100’ each.
Upper Floor Front/Side Street Setback
Floors 6+
QMR M
15.05.402-21Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Core (T5C).
623
G. Encroachments and Frontage Types
Allowed Encroachments 8,9
Front
QE\
Side Street
QE\
Rear
QE\
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed
Frontage Types.
8 Maximum allowed encroachments: See Article
15.04.404 (Frontage Types)JSVJYVXLIVVI½RIQIRXSJ
the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval
of an encroachment permit. Encroachments are not
allowed in an alley ROW or across a lot line
/design site
boundary.
O
P
Q
H. Parking
Required Spaces10
Residential Uses 1.25/unit max.
Lodging Uses 1/room max.
Retail or Service Uses 2/1,000 sf min.
11 Location (Distance from ROW / Lot Line)
Front Setback:
QMR
JVSQ&80
Side Street Setback:
+VSYRH¾SSV
QMR
JVSQ&80
9TTIV¾SSV
W
QMR
JVSQ&80
Side Setback
QMR
Rear Setback:
Adjacent to T5N or T4N
QMR
Adjacent to all other zone(s)
QMR
Adjacent to Alley
QMR
Miscellaneous
Parking Drive Width:
Front, ) 40 spaces
QE\
Front, > 40 spaces
QE\
Side Street/Alley
QE\
% of Frontage along Front 20% max.
See Article 15.04.612 (Transportation Demand
Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives. 11 No parking spaces required for uses less than 5,000 sf.
R
S
T
U
V
S
U
R
V
T
V
Side Street
Front
ROW / Lot Line
Building Setback Line
Parking Area
Key Key
Front
Side Street
Q
ROW / Lot Line
Building Build-to Line
Building Setback Line
Encroachment Area
Key
O
P
15.05.402-22 Richmond Livable Corridors
15.04.402.050
Hearing Draft June 2022
T5 Core (T5C).
624
15.04.402.070 Land Use Table.
Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O Residential
Single-Family, Attached or Detached 4 PP–AP–A P 2 P2
Accessory Dwelling Units PP P 2 PP P 2 PP 2 P2
Multi-Unit Dwellings 4 PP P 2 PP P 2 PP 2 A/P3
Accessory Uses5 PPPPPPPPP
Accessory Short-Term Rentals 6
(“Home-shares”)
PP P 2 PP P 2 PP 2 P
Group Residential APP 2 PA P 2 PP 2 A/P3
Congregate Housing APP 2 PA P 2 PP 2 A/P3
Senior Group Residential APP 2 PA P 2 PP 2 A/P3
Elderly and Long-Term Care AC C 2 CA C 2 CP 2 A/P3
Family Day Care:
Small PP P 2 APP 2 AP 2 P2
Large CA C 2 AC C 2 AA 2 A
Residential Facility:
Residential Care, Limited PC A 2 AP A 2 AP 2 A/P3
Residential Care, General/Senior AC C 2 CA C 2 CP 2 A/P3 Hospice, Limited PP P 2 PP P 2 PP 2 A/P3
Hospice, General CC C 2 CC C 2 CC 2 C
Supportive Housing PP P 2 PP P 2 PP 2 A/P3
Transitional Housing PC C 2 CP C 2 CP 2 A/P3
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
– Prohibited Use
End Notes
9WIWRSXPMWXIHEVIWTIGM½GEPP]TVSLMFMXIHYRPIWWXLI
Director interprets that a use is consistent pursuant to this Form-Based Code .
1 See 7IGXMSR
(I½RMXMSRW
JSVYWIX]TIHI½RMXMSRW
2 9WIGPEWWM½GEXMSRJSVYWISRYTTIV¾SSV
W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
3 'PEWWM½GEXMSRJSVYWISRKVSYRH¾SSV[LIVIRSRVIWMHIRXMEPSV EGXMZIYWIVIUYMVIHEWMRHMGEXIHMR
3J½GMEP>SRMRK1ET
'PEWWM½GEXMSRJSVYWISRYTTIV¾SSVSVF ILMRHEREPPS[IHKVSYRH¾SSVYWI 4 May be a stand-alone use or a component of a mixed-use project. 5 7II>SRMRK3VHMRERGI7IGXMSRJSVWXERHEVHWJSV%GGIWWSV]9WIWERH7XVYGXYVIW 6 7II>SRMRK3VHMRERGI7IGXMSRJSVWXERHEVHWJSV%G GIWWSV]7LSVX8IVQ6IRXEPW ±,SQIWLEVIW²
Richmond Livable Corridors
Hearing Draft June 2022
Land Use Table.
625
Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O Commercial
Animal Sales and Services:
&SEVHMRK/IRRIP – CA 2 A – A2 A A/P3 A
Clinic/Hospital –A A / P 3 P– A / P 3 PA / P 3 P
Grooming –APP–PPPP
Retail Sales (Pet Shops) –APP–PPPP
Veterinary Services –A A / P 3 P– A / P 3 PA / P 3 P
Auto Vehicle Sales and Services:
Alternative Fuels and Recharging Facility – –AA–AAAA
Automobile Rentals –––C––C A A
Automobile/Vehicle Repair, Minor –––A––AAA
Automobile/Vehicle Repair, Major –––C––C C C
Automobile/Vehicle Washing – –AA–AAAA
Service Stations –––C––C–C
Banks and Financial Institutions:
Bank and Savings and Loan ––PP–PPPP
Nontraditional Financial ––C A–C A C A
Business Services –A P P– P PPP
Catering Service –AAA–AAAA
Commercial Entertainment and Recreation:
Cinema, Theater – –CC–CCCC
Small-scale Facility )5,000 sf ––PP–PPPP
Large-scale Facility >5,000 sf –––C––C C C
Eating and Drinking Establishments:
Bars/Night Clubs/Lounges ––A C–A C A A
Restaurants, Limited or Full Service ––PP–PPPA
Restaurant with Drive Through Service –––C––C––
Outdoor Dining and Seating ––AA–AAPP
/I]
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
– Prohibited Use
End Notes
9WIWRSXPMWXIHEVIWTIGM½GEPP]TVSLMFMXIHYRPIWWXLI
Director interprets that a use is consistent pursuant to this Form-Based Code .
1 See 7IGXMSR
(I½RMXMSRW
JSVYWIX]TIHI½RMXMSRW
2 9WIGPEWWM½GEXMSRJSVYWISRYTTIV¾SSV
W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
3 'PEWWM½GEXMSRJSVYWISRKVSYRH¾SSV'PEWWM½GEXMSRJSVYWISR YTTIV¾SSVSVFILMRHEREPPS[IHKVSYRH¾SSVYWI
15.05.402-24 Richmond Livable Corridors
15.04.402.070
Hearing Draft June 2022
Land Use Table.
626
Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O Commercial (continued)
Finance, Insurance and Real Estate Services – APP – PP PP Food and Beverage Sales: 7
Convenience Markets )5,000 sf –APP–PPPP
Convenience Markets >5,000 sf ––AA–AACC
Farmers Markets PPPPPPPPP
General Markets ––A A– PP PP
Liquor Stores – –CC–CCCC
Outdoor Vendors – –AA–AAAA
Funeral and Interment Services –CAA–AAAA
Live/Work – APP – PP P P
Instructional Services –P PP – PPPP
Maintenance and Repair Services ––– A –– A –A
Media Production AC A 2 AA A 2 AA 2 P
Mobile Vending Unit –– AA – AA AA
3J½GIW –A PP – PPP P
Parking Facility, Commercial –– P 2 P2 –P 2 P2 P2 P2
Personal Services, except –PPP–PPPP
Health/Fitness Facility –A / P 3 P P –P P P P
Printing and Publishing AC A 2 AA A 2 AA 2 P
Retail Sales:
General Retail Sales, )25,000 sf –APP–PPPP
General Retail Sales, >25,000 sf –––––––A A
Secondhand Store –AAA–AACA
With Drive-Through –––C––C––
Transient Lodging:
Bed and Breakfast Lodging PP P 2 PP P 2 PP 2 P
Hotel and Motel A–P 2 PA P 2 PP 2 P
/I]
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
– Prohibited Use
End Notes
9WIWRSXPMWXIHEVIWTIGM½GEPP]TVSLMFMXIHYRPIWWXLI
Director interprets that a use is consistent pursuant to this Form-Based Code .
1 See 7IGXMSR
(I½RMXMSRW
JSVYWIX]TIHI½RMXMSRW
2 9WIGPEWWM½GEXMSRJSVYWISRYTTIV¾SSV
W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
3 'PEWWM½GEXMSRJSVYWISRKVSYRH¾SSV'PEWWM½GEXMSRJSVYWISR YTTIV¾SSVSVFILMRHEREPPS[IHKVSYRH¾SSVYWI 7 Retail establishments selling alcoholic beverages are subject to Section 15.04.610.060 (Alcoholic Beverage Sales) .
15.05.402-25Richmond Livable Corridors
15.04.402.070
Hearing Draft June 2022
Land Use Table.
627
Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O Institutional and Community Facilities
College and Trade School C CCC C CC CC
Community Assembly P PPP P PP PP
Cultural Facility P PPP P PP PP
Day Care PPPPPPPPP
Emergency Shelter C CC 2 C C C2 CC 2 C
Government Buildings C CAA C AA AA
Hospitals and Clinics
Hospital –––C––C–C
Clinic –– A 2 A– A 2 AA 2 A
Skilled Nursing Facility –C P 2 P– P 2 PP 2 P
Park and Recreation Facility – C A2 A –A 2 A A2 A
Public Safety Facility CAAACAAAA
School C CCC C CC CC
Social Service Center C CC 2 C C C2 CC 2 C
Industrial
Artisan/Small-scale Manufacturing –A / P 3 A/P3 A/P3 –A / P 3 A/P3 A/P3 A/P3 Artist’s Studio
Studio-Light AAAPAAPAP
Studio-Heavy –AAP–APAP
'SQQIVGMEP/MXGLIR – –AA–AAAA
Industrial
Limited –––A––A– A / P 3
General –––C––C––
/I]
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
– Prohibited Use
7ITEVEXIWVIUYMVIQIRXWJSVKVSYRH¾SSVYWIWERHYWIWSRYTT IV¾SSV W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
End Notes
9WIWRSXPMWXIHEVIWTIGM½GEPP]TVSLMFMXIHYRPIWWXLI
Director interprets that a use is consistent pursuant to this Form-Based Code .
1 See 7IGXMSR
(I½RMXMSRW
JSVYWIX]TIHI½RMXMSRW
2 9WIGPEWWM½GEXMSRJSVYWISRYTTIV¾SSV
W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
3 'PEWWM½GEXMSRJSVYWISRKVSYRH¾SSV'PEWWM½GEXMSRJSVYWISR YTTIV¾SSVSVFILMRHEREPPS[IHKVSYRH¾SSVYWI
15.05.402-26 Richmond Livable Corridors
15.04.402.070
Hearing Draft June 2022
Land Use Table.
628
Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O Industrial (continued)
Recycling Facilities
Collection Facilities AC A 2 AA A 2 AAA
Reverse Vending Machines – –AA–AAAA
Research and Development –––A––A A / P 3 A/P3
Warehousing, Storage, and Distribution
Indoor Warehousing and Storage –– C 2 A2 –C 2 A2 –C
Outdoor Storage 8 –––––––––
Mini-Storage ––– A 2 –– A 2 –C
Transportation, Communications and Utilities
Communication Facilities
Antennas and Transmission Towers CCCCCCCCC
Equipment within Buildings CCCCCCCCC
Transportation Facilities
Transportation Passenger Terminal –––––––C C
Utilities, Minor or Major C CCC C CC CC
Agriculture
Community Gardens AP–AA–A–A
Agriculture: Indoor, Outdoor, or Urban 8 AP–AA–A–A
Animal Husbandry 8 AA–CA–C–C
Other
Home Occupations P PPP P PPPP
/I]
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
– Prohibited Use
7ITEVEXIWVIUYMVIQIRXWJSVKVSYRH¾SSVYWIWERHYWIWSRYTT IV¾SSV W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
End Notes
9WIWRSXPMWXIHEVIWTIGM½GEPP]TVSLMFMXIHYRPIWWXLI
Director interprets that a use is consistent pursuant to this Form-Based Code .
1 See 7IGXMSR
(I½RMXMSRW
JSVYWIX]TIHI½RMXMSRW
2 9WIGPEWWM½GEXMSRJSVYWISRYTTIV¾SSV
W
SVFILMRHEREPPS[IHKVSYRH¾SSVYWI
3 'PEWWM½GEXMSRJSVYWISRKVSYRH¾SSV'PEWWM½GEXMSRJSVYWISR YTTIV¾SSVSVFILMRHEREPPS[IHKVSYRH¾SSVYWI 8 Allowed only as an accessory use to a primary use.
15.05.402-27Richmond Livable Corridors
15.04.402.070
Hearing Draft June 2022
Land Use Table.
629
15.05.402-28 Richmond Livable Corridors
15.04.402.070
Hearing Draft June 2022
This page intentionally left blank
630
15.04.403: Building Types
15.04.403.010 Purpose.
This Article sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone that the building types are allowed within. These standards are intended to ensure development that reinforces walkability, relationships within the built environment, and the highly-valued existing GLEVEGXIVERHWGEPISJ6MGLQSRH
WLMWXSVMGRIMKLFSVLSSHWERHHS[RXS[R%HHMXMSREPP]
these standards are intended to allow creati on of new developments that create new walkable neighborhoods.
The standards within
this Article shall apply to all proposed development within transect zones and shall be considered in combination with the standards for the applicable zone in
Article 15.04.402 (Transect Zones), Article 15.04.404 (Frontage Types), and Article
15.04.405 (Architectural Standards).
The standards set forth in this Article may be used in all other non-transect zones as guidelines.
Sections:
15.04.403.010 Purpose.
15.04.403.020 Building Types Overview.
15.04.403.030 Guide to Accessory Dwelling Unit Types.
15.04.403.040 Carriage House.
15.04.403.050 Detached House.
15.04.403.060 Cottage.
15.04.403.070 Bungalow Court.
15.04.403.080 Duplex.
15.04.403.090 Rowhouse.
15.04.403.100 Multi-Plex: Small.
15.04.403.110 Multi-Plex: Large.
15.04.403.120 Stacked Flats.
15.04.403.130 Courtyard Building: Small.
15.04.403.140 Courtyard Building: Large.
15.04.403.150 Live/Work.
15.04.403.160 Main Street Building.
15.04.403.170 Mid-Rise.
15.04.403.180 High-Rise.
15.05.403-1Richmond Livable Corridors Hearing Draft June 2022 631
Front
Side Street
d
w w
d
15.04.403.020 Building Types Overview.
A. The names of the building types do not limit uses within a building type. The allowed YWIWEVIVIKYPEXIHF]XVERWIGX^SRI WIIArticle 15.04.402 (Transect Zones).
B. The lot size standards for each building type are regulated by transect zones, see Article 15.04.402 (Transect Zones). If the lot does not meet the required size for a selected building type, a different building type shall be selected. See Article 15.04.606 (Nonconforming Uses, Structures And Lots) for existing nonconforming parcels and structures.
C. Each lot shall only have one building type, except as follows:
1. ;LIVIEPPS[IHF]PIKMWPEXMSRTEWWIHF]XLI7XEXISJ'EPMJSVRME ERHSV
2. Where allowed by the applicable zone in Article 15.04.402 (Transect Zones) and by the building type, an Accessory Dwelling Unit is also allowed, subject to the standards in Section 15.04.403.030 (Guide to Accessory Dwelling Unit Types) and/or
3. If the submitted development plan includes multiple design sites bounded by potential lot lines meeting all the requirements of this Article, each design site may have one building type. Boundaries of design sites shall be treated as lot lines for the purpose of measuring required building setbacks and minimum lot dimensions, but need not be recorded as parcel boundaries.
See Section
15.04.406.020 (Design Sites) for details.
D. Secondary wings and accessory structures shall have a smaller footprint than the building type selected.
E. Measurement of width and depth.
1. The width and depth of the main body shall be measured as follows:
a. The width shall be parallel to the Front.
b. The depth shall be perpendicular to the Front.
/I]
[![MHXL H!HITXL
15.05.403-2 Richmond Livable Corridors
15.04.403.020
Hearing Draft June 2022
632
Front
Side Street
d
w
Front
Side Street
d
d
d
w
w w
/I]
[![MHXL H!HITXL
/I]
[![MHXL H!HITXL
2. The width and depth of secondary wings and ancillary structures, shall be measured as follows:
a. The width shall be the greater of the two dimensions of the footprint. b. The depth shall be the lesser of the two dimensions of the footprint.
3. The width and depth of open spaces shall be measured as follows:
a. The width shall be parallel to the Front
b. The depth shall be perpendicular to the Front.
d
w
15.05.403-3Richmond Livable Corridors
15.04.403.020
Hearing Draft June 2022
633
4. The width and depth of courtyards shall be measured as follows:
a. 8LI[MHXLWLEPPFITEVEPPIPXSXLI*VSRX YRPIWWXLIGSYVX]EVHMWEWIGSRHEV] courtyard accessed directly from a Side Street.
b. If a secondary courtyard is accessed directly from the Side Street, the width shall be parallel to the Side Street.
c. The depth shall be perpendicular to the width.
/I]
[![MHXL H!HITXL
Front
Side Street
w
d
w
d
F. Measurement of width-to-height ratio and depth-to-height ratio of courtyards.
1. The width and depth of courtyards shall be measured per Sub-section
15.04.403.020.E.4.
2. The height of courtyards shall be a measurement of the vertical plane of the FYMPHMRKX]TIXLEXHI½RIWXLIGSYVX]EVH
w
h
G. Table 15.04.401.080.A (Building Types Overview) provides an overview of the allowed building types.
15.05.403-4 Richmond Livable Corridors
15.04.403.020
Hearing Draft June 2022
634
15.04.403.030 Guide to Accessory Dwelling Unit Types.
This guide shows how the standards in this Form-Based Code apply to Accessory Dwelling Units. If standards in this Form-Based CodeGSR¾MGX[MXLPIKMWPEXMSRTEWWIHF] the State of California, the legislation passed by the State of California shall prevail.
Detached ADU Junior ADU
Carriage House Cottage (Within Principal Structure)
Accessory Dwelling Unit must
comply with standards for Carriage
House. See
Section 15.04.403.040
(Carriage House).
Accessory Dwelling Unit must
comply with standards for Cottage.
See
Section 15.04.403.060
(Cottage).
May be included in any Building
Type in excess of max. number of
YRMXW[LIVIWTIGM½IH7II
Article
15.04.403 (Building Types) for
WTIGM½GWXERHEVHW
15.05.403-5Richmond Livable Corridors
15.04.403.030
Hearing Draft June 2022
635
A. Description
The Carriage House Building Type is a secondary
structure typically located at the rear of a lot. It typically TVSZMHIWIMXLIVEWQEPPVIWMHIRXMEPYRMXLSQISJ½GI
space, or other small commercial or service use that
is located above a garage. This Type is important for
providing affordable housing opportunities and incubating small businesses within walkable neighborhoods.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.04.403.040 Carriage House.
15.05.403-6 Richmond Livable Corridors
15.04.403.040
Hearing Draft June 2022
636
B. Lot/Design Site
Only allowed on lots/design sites where the principal
structure has a residential use and is one of the following Building Types: Detached House, Cottage, Duplex,
Rowhouse, or Multi-Plex: Small.
C. Number of Units
Units per building type 1 max.
Carriage Houses per lot /design site 1 max.
D. Building Size and Massing
Height
Stories 2 max.
Main Body
Width
QE\
Depth
QE\
Separation from Principal Structure
QMR
1 Miscellaneous
Carriage House shall not be taller or have a larger
footprint than the principal structure on the lot /
design site.
1 Carriage House may be connected to the principal
structure by uninhabitable space such as a breezeway.
A
B
C
E. Allowed Frontage Types Standards
Stoop 15.04.404.040
Carriage houses are not required to have a frontage type.
F. Pedestrian Access
Main Entrance Location Side Street, Alley, or
internal to the lot
The main entrance may not be through a garage.
G. Open Space
The open space requirements for the lot /design site shall be determined by the principal structure on the lot /
design site. No additional open space is required for a Carriage House.
Side Street
Front Front Front
Alley
B B
C C
A A
C
A
B
ROW / Property Line
Setback Line
Building
Frontage
Key
15.05.403-7Richmond Livable Corridors
15.04.403.040
Hearing Draft June 2022
Carriage House.
637
15.04.403.050 Detached House.
A. Description
The Detached House Building Type is a medium-sized
detached structure on a medium-sized lot. It is typically located within a primarily single-family residential
neighborhood in a walkable urban setting, potentially
near a neighborhood main street.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-8 Richmond Livable Corridors
15.04.403.050
Hearing Draft June 2022
638
B. Number of Units
Detached Houses per lot /
design site
1 max.
This building type may contain multiple units per the
allowed uses in Article 15.04.402 (Transect Zones).
C. Building Size and Massing
Height
Per transect zone standards in Article 15.04.402
(Transect Zones).
Main Body
Width
QE\
Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
Width
QE\
Depth
QE\
A
B
C
D
E
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Porch: Engaged 15.04.404.030
E. Pedestrian Access
Main Entrance Location Front
F. Open Space
Yard
Width
QMR
Depth
QMR
Area 500 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
F
G
H
Front Front
Side Street
Side Street
E
G
G
F F
C H H
C
B
D
A A
B
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-9Richmond Livable Corridors
15.04.403.050
Hearing Draft June 2022
Detached House.
639
15.04.403.060 Cottage.
A. Description
The Cottage Building Type is a small, detached structure, either occupying a small lot or built as an accessory
dwelling unit. It is typically located within a primarily single-family residential neighborhood in a walkable
urban setting, potentially near a neighborhood main
street, and is an important means of offering affordable housing opportunities in these locations.
T4N T4MS1
T5N1
T5MS
T5C
T# allowed
T# not allowed
Key
1 Allowed in T4MS and T5N when built as an accessory
dwelling unit.
15.05.403-10 Richmond Livable Corridors
15.04.403.060
Hearing Draft June 2022
640
B. Number of Units
Cottages per lot /design site 1 max.2
This building type may contain multiple units per the
allowed uses in Article 15.04.402 (Transect Zones).
C. Building Size and Massing
Height
Stories 1½ max. 3
Main Body
Width
QE\
Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure
Width
QE\
Depth
QE\
Only one accessory structure is allowed per lot /design site.
2 More than 1 Cottage per lot /design site is allowed
when built as an Accessory Dwelling Unit.
3 ,EPJ7XSV]EPPS[IHEWHI½RIHMR%VXMGPI
/I]
8IVQWERH(I½RMXMSRW
A
B
C
D
E
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Stoop 15.04.404.040
E. Pedestrian Access
Main Entrance Location Front
F. Open Space
Yard
Width
QMR
Depth
QMR
Area 300 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
When a Cottage is built as an Accessory Dwelling Unit,
no additional open space is required. The open space
requirements for the lot/design site shall be determined by the principal structure on the lot/design site.
F
G
H
Front Front
Alley Alley
Side Street
Side Street
D
HH
F F
C G G
C
B
E
A A
B
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-11Richmond Livable Corridors
15.04.403.060
Hearing Draft June 2022
Cottage.
641
15.04.403.070 Bungalow Court.
A. Description
The Bungalow Court Building Type consists of a series
of small, detached structures, providing multiple units EVVERKIHXSHI½RIEWLEVIHGSYVXXLEXMWX]TMGEPP]
perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important
community-enhancing element of this Type.
Synonym: Cottage Court
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-12 Richmond Livable Corridors
15.04.403.070
Hearing Draft June 2022
642
B. Number of Units
Units per building 1 max. 1
Buildings per lot /design site QMR
QE\
C. Building Size and Massing
Height
Stories 1½ max. 2
Main Body
Width
QE\
Depth
QE\
Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
Width
QE\
Depth
QE\
1 The rearmost building may contain up to 2 units, for a total of 10 units max.
2 ,EPJ7XSV]EPPS[IHEWHI½RIHMR%VXMGPI
/I]
8IVQWERH(I½RMXMSRW
A
B
C
D
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Stoop 15.04.404.040
E. Pedestrian Access
Main Entrance Location Front
F. Open Space
Common Space
Width
QMR
Depth
QMR
Area 400 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
E
F
G
Front Front
Alley Alley
B
A A
A A
A A
G
A
B FBD D
C C
E
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-13Richmond Livable Corridors
15.04.403.070
Hearing Draft June 2022
Bungalow Court.
643
15.04.403.080 Duplex.
A. Description
The Duplex Building Type is a small- to medium-sized
structure that consists of two side-by-side dwelling units with a shared property line, both facing the street,
or
X[SWXEGOIHYRMXW&SXLYRMXW½X[MXLMREWMRKPIFYMPHMRK massing, giving this Type the appearance
of a medium
to large single-family home. This type is appropriately WGEPIHXS½X[MXLMRTVMQEVMP]WMRKPIJEQMP]VIWMHIRXMEP neighborhoods or medium-density neighborhoods.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-14 Richmond Livable Corridors
15.04.403.080
Hearing Draft June 2022
644
B. Number of Units
Duplexes per lot/design site 1 max.
Units per Duplex 2 max.
C. Building Size and Massing
Height
Per transect zone standards in
Article 15.04.402
(Transect Zones).
Main Body
Width
QE\
Secondary Wing(s)
Width
QE\
Accessory Structure(s)
Width
Individual unit ownership
QE\
Shared between units
QE\
Depth
QE\
A
B
C
D
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Porch: Engaged 15.04.404.030
Stoop 15.04.404.040
E. Pedestrian Access
Main Entrance Location Front 1
Each unit shall have an individual entry facing the street SRSVRSQSVIXLER
FILMRHXLIJVSRXJEGEHI
F. Open Space
Yard
Width
TIVYRMXQMR
Depth
TIVYRMXQMR
Area 300 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
1 On corner lots, each unit shall front a different street.
E
F
G
Front Front
Alley Alley
Side Street
Side Street
DD
GGGG
E E E
B
B
FFFF
AA
CC
ROW / Property Line
Shared Property Line
Setback Line
Building
Key
E
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-15Richmond Livable Corridors
15.04.403.080
Hearing Draft June 2022
Duplex.
645
15.04.403.090 Rowhouse.
A. Description
This Building Type is a small- to medium-sized structure consisting of 3-8 rowhouses placed side-by-side and
sharing common party walls. This Type is typically located within medium-density neighborhoods or in a location
that transitions from a primarily single-
family residential
neighborhood into a neighborhood main street.
Synonym: Townhouse
T4N T4MS
T5N T5MS1
T5C1
T# allowed
T# not allowed
Key
1 Allowed only in the Open Sub-Zone.
15.05.403-16 Richmond Livable Corridors
15.04.403.090
Hearing Draft June 2022
646
B. Number of Units
Rowhouses per lot/design site 1 max.
Rowhouses per run QMR
QE\
This building type may contain multiple units per the
allowed uses in Article 15.04.402 (Transect Zones).
C. Building Size and Massing
Height
Stories 5 max. 2
Main Body
Width
QMR
QE\
Secondary Wing(s)
The footprint area of the secondary wing(s) may not
exceed the footprint area of the main body.
Accessory Structure(s)
Width
QE\
Depth
QE\
The footprint area of an accessory structure may not
exceed the footprint area of the main body.
2 Height must also comply with transect zone standards
in
Article 15.04.402 (Transect Zones).
A
B
C
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Porch: Engaged 15.04.404.030
Stoop 15.04.404.040
Dooryard 15.04.404.060
Loft 15.04.404.110
Loft allowed only in Main Street and Core, including
Open Sub-Zones.
E. Pedestrian Access
Main Entrance Location Front
Each unit shall have an individual entry facing a street.
F. Open Space
Yard
Width
QMR
Depth
QMR
Area 100 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
D
E
F
Front Front
Alley Alley
Side Street
Side Street
C
FF
D D D
E E
B
A A A
ROW / Property Line
Setback Line
Frontage
Open Space
Key ROW / Property Line
Shared Property Line
Setback Line
Building
Key
15.05.403-17Richmond Livable Corridors
15.04.403.090
Hearing Draft June 2022
Rowhouse.
647
15.04.403.100 Multi-Plex: Small.
A. Description
The Multi-Plex: Small Building Type is a medium-sized
structure that consists of 3-6 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This Type has the appearance of a medium-sized family home and is appropriately scaled
XS½XMRWTEVMRKP][MXLMRTVMQEVMP]WMRKPIJEQMP]residential neighborhoods or into medium-density neighborhoods.
T4N T4MS
T5N T5MS1
T5C1
T# allowed
T# not allowed
Key
1 Allowed only in the Open Sub-Zone.
15.05.403-18 Richmond Livable Corridors
15.04.403.100
Hearing Draft June 2022
648
B. Number of Units
Units 3 min.
Small Multi-Plexes per lot /
design site
1 max.
C. Building Size and Massing
Height
Stories 3 max.2
Main Body
Width
QE\
Depth
QE\
Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
Width
QE\
Depth
QE\
The footprint area of an accessory structure may not
exceed the footprint area of the main body.
2 Height must also comply with transect zone standards
in Article 15.04.402 (Transect Zones).
A
B
C
D
E
F
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Porch: Engaged 15.04.404.030
Stoop 15.04.404.040
Dooryard 15.04.404.060
E. Pedestrian Access
Main Entrance Location Front
Each unit may have an individual entry.
F. Open Space
Yard
Width
QMR
Depth
QMR
Area 100 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
G
H
I
Front Front
Side Street
Side StreetB B
C
F F
H
I
I
G G
D
H
AA
E
E
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-19Richmond Livable Corridors
15.04.403.100
Hearing Draft June 2022
Multi-Plex: Small.
649
15.04.403.110 Multi-Plex: Large.
A. Description
The Multi-Plex: Large Building Type is a medium- to
large-sized structure that consists of 7-18 side-by-
side and/or stacked dwelling units, typically with one
WLEVIHIRXV]8LMW8]TIMWETTVSTVMEXIP]WGEPIHXS½X
in within medium-density neighborhoods or sparingly
within large lot predominantly single-family residential neighborhoods.
T4N T4MS
T5N T5MS1
T5C1
T# allowed
T# not allowed
Key
1 Allowed only in the Open Sub-Zone.
15.05.403-20 Richmond Livable Corridors
15.04.403.110
Hearing Draft June 2022
650
B. Number of Units
Units 7 min.
Large Multi-Plexes per lot /
design site
1 max.
C. Building Size and Massing
Height
Stories QMR 5 max.2
Main Body
Width
QE\
Depth
QE\
Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
Width
QE\
Depth
QE\
The footprint area of an accessory structure may not
exceed the footprint area of the main body.
2 Height must also comply with transect zone standards
in Article 15.04.402 (Transect Zones).
A
B
C
D
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Stoop 15.04.404.040
Forecourt 15.04.404.050
Dooryard 15.04.404.060
E. Pedestrian Access
Main Entrance Location Front
Units located in the main body shall be accessed by a
common entry along the front.
On corner lots, units in a secondary wing may front the side street.
G. Open Space
Yard
Width
QMR
Depth
QMR
Area 200 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the front
facade of the building type.
E
H
I
Front Front
Side Street
Side Street
B
C
E
A
D
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-21Richmond Livable Corridors
15.04.403.110
Hearing Draft June 2022
Multi-Plex: Large.
651
15.04.403.120 Stacked Flats.
A. Description
The Stacked Flats Building Type is a medium- to large-
sized structure that consists of multiple dwelling units.
Each unit may have its own individual entry, or may share a common entry. This Type is appropriately scaled to
½XEHNEGIRXXSRIMKLFSVLSSHWIVZMRKQEMRWXVIIXWERH
walkable urban neighborhoods. This Building Type may
include a courtyard.
T4N T4MS
T5N T5MS1
T5C1
T# allowed
T# not allowed
Key
1 Allowed only in the Open Sub-Zone.
15.05.403-22 Richmond Livable Corridors
15.04.403.120
Hearing Draft June 2022
652
B. Number of Units
Units 12 min.
C. Building Size and Massing
Height
Stories QMR 8 max.2
Main Body/Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
No accessory structures are allowed.
Bay Windows
Buildings *
[MHIWLEPPETTP]&E];MRHS[
W
SRJVSRX
and/or side street facade in compliance with
Subsection
10 (Bay Windows) of the applicable style in Article
15.04.405 (Architectural Standards) .
2 Height must also comply with transect zone standards
in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Stoop 15.04.404.040
Forecourt 15.04.404.050
A
B
D. Allowed Frontage Types (continued)
Dooryard 15.04.404.060
Loft 15.04.404.110
Loft allowed only in Main Street and Core, including
Open Sub-Zones.
E. Pedestrian Access
Units shall enter from a courtyard or a street.
Main Entrance Location Front
Courtyards, as they occur shall be accessible from
the front.
Each unit may have an individual entry.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Common Space
Width
QMR
QE\
Width-to-Max.-Height Ratio
QMR
QE\
Depth
QMR
QE\
Depth-to-Max.-Height Ratio
QMR
QE\
Area (total) WJQMR
50 sf/unit min.
C
C
D
E
Front
Alley
Front
Alley
ROW / Lot Line
Building
Key
ROW / Lot Line Frontage
Key
C
C
D
E
B
A
15.05.403-23Richmond Livable Corridors
15.04.403.120
Hearing Draft June 2022
Stacked Flats.
653
15.04.403.130 Courtyard Building: Small.
A. Description
The Courtyard Building: Small Building Type is a detached, House-Scale structure that consists of attached and/or
stacked units, accessed from a shared courtyard. The
shared court is common open space. Each unit may have
its own individual entry, or up to
four units may share a
GSQQSRIRXV]8LMW8]TIMWETTVSTVMEXIP]WGEPIHXS½X
in sparingly within primarily single-family residential or medium-density neighborhoods.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-24 Richmond Livable Corridors
15.04.403.130
Hearing Draft June 2022
654
B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories QMR 2½ max.1
Main Body/Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
No accessory structures are allowed.
D. Allowed Frontage Types Standards
Porch: Projecting 15.04.404.020
Stoop 15.04.404.040
Forecourt 15.04.404.050
Dooryard 15.04.404.060
Shopfront 15.04.404.070
Gallery 15.04.404.090
1 ,EPJ7XSV]EPPS[IHEWHI½RIHMR%VXMGPI
/I]
8IVQWERH(I½RMXMSRW
A
B
E. Pedestrian Access
Courtyards shall be accessible from the front
8LIQEMRIRXV]SJKVSYRH¾SSVYRMXWWLEPPFIHMVIGXP]SJJ of a courtyard or a street.
Each unit may have an individual entry.
Pedestrian connections shall link all buildings to the
public right-of-way, courtyards, and parking areas.
Passages through buildings and between buildings should be provided to connect multiple courtyards.
7XEMVWEGGIWWMRKYTTIV¾SSVWQE]WIVZI four units max.
F. Open Space
Courtyard(s)
Width
QMR
QE\
Width-to-Max.-Height Ratio
QMR
QE\
Depth
QMR
QE\
Depth-to-Max.-Height Ratio
QMR
QE\
Area (total) WJQMR
50 sf/unit min.
%XPIEWXX[SGSYVX]EVHIHKIWWLEPPFIHI½RIHF]EFYMPHMRK 'SYVX]EVHIHKIWRSXHI½RIHF]EFYMPHMRKWLSYPHFI
HI½RIHF]E
WXYGGSSVQEWSRV][EPP
C
Front Street Front Street
Side Street
Side Street
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
E
15.05.403-25Richmond Livable Corridors
15.04.403.130
Hearing Draft June 2022
Courtyard Building: Small.
655
15.04.403.140 Courtyard Building: Large.
A. Description
The Courtyard Building: Large Building Type is a detached or attached, Block-Scale structure that consists of
attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common open
space. The type is typically integrated into moderate-to- high-intensity neighborhoods and on main streets with a RSRVIWMHIRXMEPKVSYRH¾SSVEPSRKXLIEHNEGIRXWXVIIX
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-26 Richmond Livable Corridors
15.04.403.140
Hearing Draft June 2022
656
B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories QMR QE\1
Main Body/Secondary Wing(s)
Width
QE\
Depth
QE\
Accessory Structure(s)
No accessory structures are allowed.
D. Allowed Frontage Types Standards
Porch: Projecting2 15.04.404.020
Stoop2 15.04.404.040
Forecourt 15.04.404.050
Dooryard2 15.04.404.060
Shopfront 15.04.404.070
Industrial Shopfront 15.04.404.080
Gallery 15.04.404.090
Loft2 15.04.404.1 10
1 Height must also comply with transect zone standards
in Article 15.04.402 (Transect Zones).
2 Allowed only in Main Street-Open and Neighborhood
zones.
A
B
E. Pedestrian Access
Courtyards shall be accessible from the front
8LIQEMRIRXV]SJKVSYRH¾SSVYRMXWWLEPPFI
directly off of a courtyard or a street.
Each unit may have an individual entry.
Pedestrian connections shall link all buildings to the
public right-of-way, courtyards, and parking areas.
Passages through buildings and between buildings should be provided to connect multiple courtyards.
7XEMVWXSYTTIV¾SSVWQE]WIVZI
four units max.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Courtyard(s)
Width
QMR
QE\
Width-to-Max.-Height Ratio
QMR
QE\
Depth
QMR
QE\
Depth-to-Max.-Height Ratio
QMR
QE\
Area (total) WJQMR
50 sf/unit min.
%XPIEWXX[SGSYVX]EVHIHKIWWLEPPFIHI½RIHF]EFYMPHMRK 'SYVX]EVHIHKIWRSXHI½RIHF]EFYMPHMRKWLSYPHFI
HI½RIHF]E
WXYGGSSVQEWSRV][EPP
C
D
E
F
Front Front
Side Street
Side Street
B
B
C D
A
A
B
A
A
B
A
F
E
F
E
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
D
15.05.403-27Richmond Livable Corridors
15.04.403.140
Hearing Draft June 2022
Courtyard Building: Large.
657
15.04.403.150 Live/Work.
A. Description
The Live/Work Building Type is a small- to medium-
sized attached or detached structure that consists of
SRIH[IPPMRKYRMXEFSZIERHSVFILMRHE¾I\MFPIKVSYRH ¾SSVWTEGIXLEXGERFIYWIHJSVVIWMHIRXMEPWIVZMGISV VIXEMPYWIW&SXLXLIKVSYRH¾SSV¾I\WTEGIERHXLI
dwelling unit are occupied by one entity. This Type is
typically located within medium-density neighborhoods
or in a location that transitions from a single-family
residential neighborhood into a neighborhood main
street. It is especially appropriate for incubating
neighborhood-serving retail and service uses and
allowing neighborhood main streets to expand as the
market demands.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-28 Richmond Livable Corridors
15.04.403.150
Hearing Draft June 2022
658
B. Number of Units
Live/Work Buildings per lot/
design site
1 max.
9RMXWMRXLMW8]TIWLEPPFI0MZI;SVOYRMXWEWHI½RIHMR %VXMGPI
/I]8IVQWERH(I½RMXMSRW
C. Building Size and Massing
Height
Stories QMR 5 max.1
Main Body
Width
QMR
QE\
Secondary Wing(s)
The footprint area of the secondary wing(s) may not
exceed the footprint area of the main body.
Accessory Structure(s)
Width
QE\
Depth
QE\
The footprint area of an accessory structure may not
exceed the footprint area of the main body.
1 Height must also comply with transect zone standards
in Article 15.04.402 (Transect Zones).
A
B
C
D. Allowed Frontage Types Standards
Dooryard 15.04.404.060
Shopfront 15.04.404.070
Industrial Shopfront 15.04.404.080
Gallery 15.04.404.090
Terrace 15.04.404.100
Loft 15.04.404.110
E. Pedestrian Access
Main Entrance Location Front
+VSYRH¾SSVWTEGIERHYTTIVYRMXQYWXLEZIWITEVEXI
entries.
F. Open Space
Yard
Width
QMR
Depth
QMR
Area 100 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
Required open space must be located behind the main
body of the building type.
D
E
F
ROW / Lot Line
Setback Line
Building
Key
ROW / Lot Line
Setback Line
Frontage
Open Space
Key
Front Front
Alley Alley
Side Street
Side Street
F F
D D D
E E
A A A
C C
B B
15.05.403-29Richmond Livable Corridors
15.04.403.150
Hearing Draft June 2022
Live/Work.
659
15.04.403.160 Main Street Building.
A. Description
The Main Street Building Type is a small- to medium-
sized structure, typically attached, intended to provide EZIVXMGEPQM\SJYWIW[MXLKVSYRH¾SSVGSQQIVGMEP
WIVZMGISVVIXEMPYWIWERHYTTIV¾SSVGSQQIVGMEP
service, or residential uses. This Type makes up the
primary component of a neighborhood main street and
portions of a downtown main street.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-30 Richmond Livable Corridors
15.04.403.160
Hearing Draft June 2022
660
B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories 8 max.1
Footprint
Floors 1-2
Width
QE\
Depth
QE\
Floors 3+ (may consist of multiple wings)
Width
QE\
Depth
QE\
2S¾SSVTPEXIQE]FIPEVKIVXLERXLEXSJXLI¾SSVFIPS[ Bay Windows
Buildings *
[MHIWLEPPETTP]&E];MRHS[
W
SRJVSRX
and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in Article
15.04.405 (Architectural Standards) .
1 Height must also comply with transect zone standards
in
Article 15.04.402 (Transect Zones).
A
B
C
D
D. Allowed Frontage Types Standards
Forecourt 15.04.404.050
Dooryard 15.04.404.060
Shopfront 15.04.404.070
Industrial Shopfront 15.04.404.080
Gallery 15.04.404.090
Terrace 15.04.404.100
Loft 15.04.404.110
Dooryard and Loft allowed only in Open Sub-Zones.
E. Pedestrian Access
9TTIV¾SSVYRMXWPSGEXIHMRXLIQEMRFSH]WLEPPFI
accessed by a common entry along the front street.
+VSYRH¾SSVYRMXWQE]LEZIMRHMZMHYEPIRXVMIW
along the front or side street.
On corner lots, units in a secondary wing/accessory
structure may front the side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Podium tops, if any, should be used for open space.
E
F
G
ROW / Property Line
Setback Line
Building
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
Front
Alley
Side Street
D
A
C
D
B
C
Front
Alley
Side Street
F F F
F
F
E
G
G
C
15.05.403-31Richmond Livable Corridors
15.04.403.160
Hearing Draft June 2022
Main Street Building.
661
15.04.403.170 Mid-Rise.
A. Description
The Mid-Rise Building Type is a medium- to large-sized
structure, 4-8 stories tall, built on a large lot. Often, and especially along urban main streets, it incorporates EGSRGVIXITSHMYQEXXLIPS[IWX¾SSV
W
-XGERFI
used to provide a vertical mix of uses, accommodating
KVSYRH¾SSVVIXEMPWIVZMGIERHSVWXVYGXYVIHTEVOMRK [MXLXLIYTTIV¾SSVWLSYWMRKWIVZMGISVVIWMHIRXMEP
YWIW
it may also be a single-use building—typically
WIVZMGISVVIWMHIRXMEP°[LIVIKVSYRH¾SSVVIXEMPMWRSX appropriate.
This Type is a primary component of an
urban downtown providing high-density buildings.
T4N T4MS
T5N T5MS
T5C
T# allowed
T# not allowed
Key
15.05.403-32 Richmond Livable Corridors
15.04.403.170
Hearing Draft June 2022
662
B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories 8 max. 1
Footprint
Floors 1-2
Width
QE\
Depth
QE\
Lot Coverage 100% max.
Floors 3+ (may consist of multiple wings)
Width
QE\
Depth
QE\
2S¾SSVTPEXIQE]FIPEVKIVXLERXLEXSJXLI¾SSVFIPS[ Bay Windows
Buildings *
[MHIWLEPPETTP]&E];MRHS[
W
SRJVSRX
and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in Article
15.04.405 (Architectural Standards) .
1 Height must also comply with transect zone standards
in
Article 15.04.402 (Transect Zones).
A
B
C
D
Front Front
Alley Alley
Side Street
Side Street
F F F
F
F
F
F
E
D
HA
C
D G
B
C
D. Allowed Frontage Types Standards
Dooryard 15.04.404.060
Shopfront 15.04.404.070
Gallery 15.04.404.090
Terrace 15.04.404.100
Loft 15.05.404.110
Dooryard and Loft allowed only in Open Sub-Zones.
E. Pedestrian Access
9TTIV¾SSVYRMXWWLEPPFIEGGIWWIHF]EGSQQSR
entry along the front street.
+VSYRH¾SSVYRMXWQE]LEZIMRHMZMHYEPIRXVMIW
along the front or side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Common Space
Width
QMR
QE\
Width-to-Max.-Height Ratio 1:2 min. to 2:1 max.
Depth
QMR
QE\
Depth-to-Max.-Height Ratio 1:1 min. to 3:1 max.
Podium tops, if any, should be used for open space.
E
F
G
H
ROW / Property Line
Setback Line
Building
Floors 3+
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
15.05.403-33Richmond Livable Corridors
15.04.403.170
Hearing Draft June 2022
Mid-Rise.
663
15.04.403.180 High-Rise.
A. Description
The High-Rise Building Type is a large-sized structure, more than eight stories tall, built on a large lot that incorporates structured parking.
-XW½VIVIWMWXERX
construction allows for habitable space at much greater heights than in other Types.
It is used to provide a
ZIVXMGEPQM\SJYWIW[MXLKVSYRH¾SSVVIXEMPSVWIVZMGI YWIWERHYTTIV¾SSVGSQQIVGMEPWIVZMGISVVIWMHIRXMEP uses. This Type is a primary component of an urban
downtown providing high-density buildings.
T4N T4MS
T5N1
T5MS
T5C
T# allowed
T# not allowed
Key
1 Allowed only in the T5N-135 Sub-Zone.
15.05.403-34 Richmond Livable Corridors
15.04.403.180
Hearing Draft June 2022
664
Front Front
Alley Alley
Side Street
Side Street
E E E
E
E
E
E
D
C
D. Allowed Frontage Types Standards
Dooryard 15.04.404.060
Shopfront 15.04.404.070
Gallery 15.04.404.090
Terrace 15.04.404.100
Loft 15.04.404.110
Dooryard and Loft allowed only in Open Sub-Zones.
E. Pedestrian Access
9TTIV¾SSVYRMXWWLEPPFIEGGIWWIHF]EGSQQSR
entry along the front street.
+VSYRH¾SSVYRMXWQE]LEZIMRHMZMHYEPIRXVMIW
along the front or side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf. 4SHMYQXSTWERH¾EXVSSJWFIPS[XLIXSTWXSV]MJER] should be used for open space.
D
E
B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories 9 min.2
Footprint
Floors 1-5
Width
QE\
Depth
QE\
Lot Coverage 100% max.
Floors 6-8 Floorplate 80% of lot max.
Floors 9+ Floorplate 15,000 sf max.
2S¾SSVTPEXIQE]FIPEVKIVXLERXLEXSJXLI¾SSVFIPS[ Bay Windows
Buildings *
[MHIWLEPPETTP]&E];MRHS[
W
SRJVSRX
and/or side street facade in compliance with
Subsection
10 (Bay Windows) of the applicable style in Article
15.04.405 (Architectural Standards) .
2 Height must also comply with transect zone standards
in
Article 15.04.402 (Transect Zones).
A
B
ROW / Property Line
Setback Line
Building
Floors 6+
Key
ROW / Property Line
Setback Line
Frontage
Open Space
Key
A
B
15.05.403-35Richmond Livable Corridors
15.04.403.180
Hearing Draft June 2022
High-Rise.
665
15.05.403-36 Richmond Livable Corridors
15.04.403.180
Hearing Draft June 2022
This page intentionally left blank
666
15.04.404: Frontage Types
15.04.404.010 Purpose.
This Article sets forth the standards applicable to the development of private frontages.
Private frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). These standards supplement the standards for each zone within which the frontage types are allowed. For each frontage type, a description, a statement of the type’s intent, and design standards are provided. These standards are intended to ensure development that reinforces the highly-valued existing character and scale of Richmond’s neighborhoods and downtown.
The standards within
this Article shall be considered in combination with the standards for the applicable zone in Article 15.04.402 (Transect Zones), Article 15.04.403 (Building Types) and Article 15.04.405 (Architectural Standards ) and shall apply to:
A. %PPTVSTSWIHHIZIPSTQIRX[MXLMRXVERWIGX^SRIW
B. All development fronting a semi-private or public space being treated as a primary TIHIWXVMERVSYXI
C. Any building fronting civic or open space or a street (public or private) or right-of- way.
Sections:
15.04.404.010 Purpose.
15.04.404.020 Porch: Projecting.
15.04.404.030 Porch: Engaged.
15.04.404.040 Stoop.
15.04.404.050 Forecourt.
15.04.404.060 Dooryard.
15.04.404.070 Shopfront.
15.04.404.080 Industrial Shopfront.
15.04.404.090 Gallery.
15.04.404.100 Terrace.
15.04.404.110 Loft.
15.05.404-1Richmond Livable Corridors Hearing Draft June 2022 667
A. Description
Porch: Projecting: The main facade of the building has
a small to medium setback from the frontage line. The
resulting front yard is typically very small and can be HI½RIHF]EJIRGISVLIHKIXSWTEXMEPP]QEMRXEMRXLIIHKI of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line.
B. Size
Width, clear
QMR
Depth, clear
QMR
Height, clear
QMR
Height 2 stories max.
Furniture area, clear
\
QMR
Path of travel
[MHIQMR
C. Miscellaneous
Projecting porches are open on three sides and must
have a roof.
A
B
C
D
E
15.04.404.020 Porch: Projecting.
Setback Setback ROW ROWStreet Street
C
B
ED
D
B
A
ROW / Lot Line Setback Line
Key
15.05.404-2 Richmond Livable Corridors
15.04.404.020
Hearing Draft June 2022
668
15.04.404.030 Porch: Engaged.
A. Description
Porch: Engaged: The main facade of the building has
a small to medium setback from the frontage line. The
VIWYPXMRKJVSRX]EVHMWX]TMGEPP]ZIV]WQEPPERHGERFIHI½RIH by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open.
B. Size
Width, clear
QMR
Depth, clear
QMR
Height, clear
QMR
Height 2 stories max.
Furniture area, clear
\
QMR
Path of travel
[MHIQMR
C. Miscellaneous
Up to 2/5 of the building facade may project beyond
the setback line into the encroachment area for
this frontage type.
Engaged porches must be open on two sides and have a roof.
A
B
C
D
E
F
Setback Setback ROW ROWStreet Street
D
C
B
A
F
E
ROW / Lot Line Setback Line
Key
B
15.05.404-3Richmond Livable Corridors
15.04.404.030
Hearing Draft June 2022
669
A. Description
Stoop: The main facade of the building is near the
frontage line and the elevated stoop engages the
sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs from the
stoop may lead directly to the sidewalk or may be side- loaded. This type is appropriate for residential uses with small setbacks.
B. Size
Width, clear
QMR
QE\
Depth, clear
QMR
QE\
Height, clear
QMR
Height 1 story max.
Depth of recessed entries
QE\
C. Miscellaneous
Stairs may be perpendicular or parallel to the building facade.
Ramps shall be parallel to facade or along the side of the building.
The entry door shall be covered or recessed to provide
shelter from the elements.
All doors must face the street.
A
B
C
15.04.404.040 Stoop.
Setback/BTL Setback/BTLROW ROWStreet Street
C
A
B
ROW / Lot Line Setback/BTL
Key
B
15.05.404-4 Richmond Livable Corridors
15.04.404.040
Hearing Draft June 2022
670
Setback/BTL Setback/BTL
A. Description
Forecourt: The main facade of the building is at or near the frontage line and a small percentage is set back,
creating a small court space. The space could be used
as an entry court or shared garden space for apartment
buildings, or as an additional shopping or restaurant
seating area within commercial areas.
B. Size
Width, clear
QMR
Depth, clear
QMR
Ratio, height to width 2:1 max.
C. Miscellaneous
Forecourts should be used sparingly and should not be
repeated along a block frontage.
The proportions and orientation of these spaces should
be carefully considered for solar orientation and user
comfort.
A
B
C
15.04.404.050 Forecourt.
ROW ROW Street Street
B
B
A
ROW / Lot Line Setback/BTL
Key
w
h
C
15.05.404-5Richmond Livable Corridors
15.04.404.050
Hearing Draft June 2022
671
15.04.404.060 Dooryard.
A. Description
Dooryard:8LIJVSRXEKIPMRIMWHI½RIHF]EPS[[EPPSV hedge and the main facade of the building is set back a small distance creating a small dooryard. The dooryard shall not provide public circulation along a ROW. The dooryard
may be raised, sunken, or at grade and is intended for
KVSYRH¾SSVVIWMHIRXMEPMR¾I\^SRIWPMZI[SVOERHWQEPP commercial uses ) 2,500 sf.
B. Size
Depth, clear
QMR
Length 50’ max.
Distance between glazing 4’ max.
+VSYRH¾SSVXVERWTEVIRG] 50% min.
1 Depth of recessed entries 5’ max.
Path of travel
[MHIQMR
Finish level above sidewalk 3’-6" max.
Finish level below sidewalk 6’ max.
C. Miscellaneous
For Live/Work and Commercial uses, these standards are
to be used in conjunction with those for the Shopfront
*VSRXEKI8]TI-RGEWISJGSR¾MGXFIX[IIRXLIQXLI
Dooryard standards shall prevail.
Low walls (12”-36”) used as seating are encouraged.
Shall not be used for circulation for more than one
KVSYRH¾SSVIRXV]
1 For Live/Work and Commercial uses only
A
B
C
D
E
C
C
E
D
ROW ROW StreetSetback/BTL Setback/BTL
A
A
B
ROW / Lot Line Setback/BTL
Key
15.05.404-6 Richmond Livable Corridors
15.04.404.060
Hearing Draft June 2022
672
A. Description
Shopfront: The main facade of the building is at or
near the frontage line with an at-grade entrance along
the sidewalk. This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types.
Syn: Retail Frontage, Awning
B. Size
Distance between glazing
QE\
+VSYRH¾SSVXVERWTEVIRG] 75% min.
Depth of recessed entries
QE\
C. Awning
Depth
QMR
Setback from curb
QMR
Height, clear
QMR
D. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as main facade is at BTL.
Operable awnings are encouraged.
Open-ended awnings encouraged.
Rounded and hooped awnings are discouraged.
Shopfronts with accordion-style doors/windows or
other operable windows that allow the space to open to
the street are encouraged.
A
B
C
D
15.04.404.070 Shopfront.
A
BTL, ROW BTL, ROW Street Street
D
B C
ROW / Lot Line Setback/BTL
Key
15.05.404-7Richmond Livable Corridors
15.04.404.070
Hearing Draft June 2022
673
A. Description
Industrial Shopfront: The main façade of the building
is at or near the front building site line with an at-grade or elevated entrance from the sidewalk. The type is
intended for industrial artisan businesses to show their activity to people passing by on the sidewalk as well as for retail sales of products made on-site. This type may include a decorative roll-down or sliding door, include glazing and an awning that encroaches the sidewalk.
B. Size
Distance between glazing
QE\
+VSYRH¾SSVXVERWTEVIRG] 30% min.
Depth of recessed entries No max.
C. Awning
Depth
QMR
Setback from curb
QMR
Height, clear
QMR
D. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as main facade is at BTL.
Operable awnings are encouraged.
Open-ended awnings encouraged.
Rounded and hooped awnings are discouraged.
Shopfronts with accordion-style doors/windows or
other operable windows that allow the space to open to
the street are encouraged.
A
B
C
D
15.04.404.080 Industrial Shopfront.
A
BTL, ROW BTL, ROW Street Street
D
B C
ROW / Lot Line Setback/BTL
Key
15.05.404-8 Richmond Livable Corridors
15.04.404.080
Hearing Draft June 2022
674
A. Description
Gallery: The main facade of the building is at the frontage line and the gallery element overlaps the sidewalk. This type MWMRXIRHIHJSVFYMPHMRKW[MXLKVSYRH¾SSVGSQQIVGMEPYWIW and may be one or two stories. The gallery should provide the primary circulation along a frontage and extend far enough from the building to provide adequate protection and circulation for pedestrians.
B. Size
Depth, clear
QMR
+VSYRH¾SSVLIMKLXGPIEV
QMR
9TTIV¾SSVLIMKLXGPIEV
QMR
Height 2 stories max.
Setback from curb
QMR
C. Miscellaneous
These standards are to be used in conjunction with
those for the Shopfront Frontage Type. In case of
GSR¾MGXFIX[IIRXLIQXLI+EPPIV]WXERHEVHWWLEPP
prevail.
Upper-story galleries facing the street must not be used to meet primary circulation requirements.
Galleries must have a consistent depth along a frontage.
Gallery must project over a sidewalk.
A
B
C
D
E
B
D
C
15.04.404.090 Gallery.
ROW / Lot Line Setback/BTL
Key
A
BTL, ROW BTL, ROWStreet Street
A
E
15.05.404-9Richmond Livable Corridors
15.04.404.090
Hearing Draft June 2022
675
15.04.404.100 Terrace.
C
B
BTL,ROW BTL,ROWStreet Street
A
A
A. Description
Terrace: The facade is at or near the frontage line with an elevated terrace providing public circulation along the facade. This type can be used to provide at-grade access while accommodating a grade change. Frequent steps
up to the terrace are necessary to avoid dead walls and maximize access. This type may also be used in historic industrial areas to mimic
or repurpose loading docks.
B. Size
Depth, clear
QMR
Finish level above sidewalk
QE\
Length of terrace
QE\
Distance between stairs
QE\
C. Miscellaneous
These standards are to be used in conjunction with
those for the Shopfront Frontage Type. In case of
GSR¾MGXFIX[IIRXLIQXLI8IVVEGIWXERHEVHWWLEPP
prevail.
Where standards in this form-based code set a
QE\MQYQKVSYRH¾SSV½RMWLPIZIPLIMKLXWYGLLIMKLX
shall be measured from the level of the terrace.
Low walls used as seating are encouraged.
A
B
C
ROW / Lot Line Setback/BTL
Key
15.05.404-10 Richmond Livable Corridors
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676
A. Description
Loft: The main facade of the building is at or near the front lot line with an at-grade or elevated entrance from XLIWMHI[EPO8LMWX]TIX]TMGEPP]MRGPYHIWEPEVKI½VWX story height that can accommodate a double-height or
interior mezzanine space.
B. Size
Shy zone depth 2’ min.
Depth of recessed entries 5’ max.
Base height ²QMR ²QE\
Height to top of lower window
QMR
Distance between lower and
upper window
2’ max.
Distance between glazing
QE\
C. Miscellaneous
Residential windows shall not be used.
Shy zone may be used for planters or as an extension of the sidewalk.
This frontage type must be combined with Dooryard
when located less than 5’ from ROW/Lot Line.
A
B
C
D
E
15.04.404.110 Loft .
E
BTL, ROW BTL, ROW Street Street
C
ROW / Lot Line Setback/BTL
Key
A A
D
B
15.05.404-11Richmond Livable Corridors
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677
B
BTL
ROW
Sidewalk
Street
A terrace accommodating a grade change along a series of shopfronts A
C
15.05.404-12 Richmond Livable Corridors
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679
15.04.405: Architectural Standards
15.04.405.010 Purpose.
This ArticleWIXWJSVXLWXERHEVHWXLEXWYTTPIQIRXXLI^SRIWXERHEVHWXSJYV XLIVVI½RIXLI intended building form and physical character.
9RPIWWWXEXIHSXLIV[MWIEPP7YFWIGXMSRW[MXLMRIEGLEVGLMXIGXY VEPWX]PI ³WX]PI´
MHIRXM½IH
in this Article apply to all facades of a building, including front facades, side street facades, side interior facades, and rear facade except in instances of exterior construction and/or site planning of residences and residential additions of more than 500 square feet in area FYXPIWWXLERWUYEVIJIIXXSXEP¾SSVEVIEERHPIWWXLERJIIXMRLIMKLX
Sections:
15.04.405.010 Purpose.
15.04.405.020 Architectural Design Standards.
15.04.405.030 Overview of Architectural Styles
15.04.405.040 General Block-Scale Massing and Facade Articulation Standards
15.04.405.050 Contemporary.
15.04.405.060 Art Deco.
15.04.405.070 Industrial.
15.04.405.080 Main Street Classical.
15.04.405.090 Spanish Revival.
15.04.405.100 Victorian.
15.05.405-1Richmond Livable Corridors Hearing Draft June 2022 680
4XLFN&RGH*XLGH
6SHFL¼FWR$UFKLWHFWXUDO'HVLJQ
Identify your architectural style Table 15.04.405.030.A (Architectural Styles Overview)
Comply with wall, base, and building
roof form standards
Dependent on zone, detailed massing
type, and architectural style
Subsections 3-8 of Architectural Style
Comply with external elements
standards and material standards
Dependent on architectural style
Subsections 13-16 of Architectural
Style
Comply with window and door
standards
Dependent on architectural style
Subsections 9-12 of Architectural Style
Instructions Location
Comply with General Massing and
Facade Articulation Standards for
Block-Scale Buildings, if applicable
15.04.405.040 (General Block-Scale
Massing and Facade Articulation Stan-
dards)
Before you begin
Identify your zone, building type, and detailed massing type. If you have not done this yet, go back to Article 15.04.401 (Preamble) and follow the Quick Code Guide.
15.05.405-2 Richmond Livable Corridors
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681
15.04.405.020 Architectural Design Standards.
This Article contains architectural design standards for the six allowed styles. The standards for each style address a range of topics based on local architectural examples.
The standards address the following aspects of individual building design: Roofs and roof pitch, eaves, cornices, walls, base of walls, dormers, openings and doors, storefronts, porches, and balconies.
1. Each building is required to be designed in compliance with one of the allowed architectural styles.
2. The architectural style standards are coordinated with the building types allowed by this FBC and the intended physical character of each zone.
3. Developments that include more than one building or where the facade width is greater than 100 feet may apply more than one architectural style and at least one architectural style for every 75 feet of facade width.
4. Mixed use buildings are required to be designed in compliance with Section
15.04.405.040 (General Block-Scale Massing and Facade Articulation Standards) .
5. Buildings designed for civic uses are exempt from the standards in this Article and may be subject to design review as applicable.
15.04.405.030 Overview of Architectural Styles
Table 15.04.405.030.A (Architectural Styles Overview) provides an overview of the allowed architectural styles.
15.05.405-3Richmond Livable Corridors
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682
Table: 15.04.405.030.A Architectural Styles Overview
Art Deco
Typical Characteristics
Vertical ornamentation or elements
above primary entrances
Simple massings
Vertical elements that break through
the cornice
Ornamentation
Applicable Standards
Wall
Building Roof
Parapet
Windows
Bay Windows
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
Industrial
Typical Characteristics
Pitched roof forms, most often
street-facing gable ends, with
simple rakes and eaves with minimal
overhangs
Symmetrical and asymmetrical
facade compositions with square
and horizontal openings often made
from ganged vertical windows
Unpainted corrugated metal is the
primary facade material
Applicable Standards
Base
Building Roof
Parapet
Windows
Bay Windows
Dormers
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
Contemporary
Typical Characteristics
Long, low-sloped roof forms with
simple eaves with deep overhangs
Asymmetrical facade compositions
with square and horizontal openings
often made from ganged vertical
windows
Mix of exterior materials to
differentiate massing forms, with
prevalent natural materials including
wood siding
Horizontally proportioned balconies
and terraces with minimalist vertical
supports
Applicable Standards
Wall
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
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683
Table: 15.04.405.030.A Architectural Styles Overview (continued) Victorian
Typical Characteristics
Simple, rectilinear forms articulated
with a regular pattern of openings
Vertically proportioned elements,
including steeply pitched roofs,
projecting gable ends, and tall
cornices and parapets
Vertically proportioned windows,
angled or boxed bays, and picture
windows
Siding or stucco with shingled
elements
Applicable Standards
Wall
Base
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
Spanish Revival
Typical Characteristics
Low-pitched gabled or hipped roofs
clad in red tile with open eaves
Flat, rectilinear wall plane with
vertically proportioned punched
openings without trim
Stucco as primary facade material
with stucco or wood attached
elements
Applicable Standards
Building Roof
Eave
Parapet
Windows
Bay Windows
Dormers
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
Main Street Classical
Typical Characteristics
Symmetrical facade composition
with proportions that imply load-
bearing masonry structure
Prominent cornice with classical
detailing and parapet or pedimented
roof forms
Regular pattern of vertically
proportioned openings
Brick and stucco as primary facade
materials
Applicable Standards
Base
Building Roof
Parapet
Windows
Bay Windows
Residential Entry Doors
Balconies
Porches
Storefronts
Materials
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684
15.04.405.040 General Block-Scale Massing and Facade Articulation Standards
1. Tripartite Facade Articulation
Applicability
2I[FYMPHMRKWERHJEGEHIQSHM½GEXMSRWSZIV
MR
length along the adjacent street or civic space.
Standards
2I[JEGEHIWERHJEGEHIQSHM½GEXMSRWEPSRKEWXVIIXSV
civic space shall be designed to visually express a base, middle, and top.
Base1
Middle2 1 story min.
Top3
Changes of color, materials, and/or massing may be used to differentiate the base, middle, and top.
1 The base shall be at least as tall as the top and may MRGPYHIXLIPS[IWX¾SSV
W
SJXLIFYMPHMRK
2 The middle shall include at least 50% of the building’s stories.
3 At minimum, the top shall include a roof/eave form
visible from the street or a parapet delineated by a
stringcourse, cornice, or other horizontal ornament.
2. Massing and Composition
Applicability
2I[FYMPHMRKWERHJEGEHIQSHM½GEXMSRWSZIV´MR
length.
Standards
2I[JEGEHIWERHJEGEHIQSHM½GEXMSRWEPSRKEWXVIIX
or civic space shall be designed to appear as multiple
FYMPHMRKWRSKVIEXIVXLER
MRPIRKXL
Building facades shall be arranged in a composition of
window bays/ openings based on prevalent patterns
of 3, 5, 7 or 9 bays.
4 Facades shall be designed in a symmetrical or
asymmetrical composition.
Symmetrical Composition
Asymmetrical Composition
FE]WQMR FE]WQE\
The pattern shall be visually expressed through the
spacing of openings, physical recesses, projections or
SXLIVXIGLRMUYIWERHQE]MRGPYHIXLIKVSYRH¾SSVERH
its mezzanine.
4 Party walls are exempt from bay composition standard.
Tripartite Elevation Example Division of Building Bays
15.05.405-6 Richmond Livable Corridors
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685
Examples of Symmetrical Composition
&E])PIZEXMSR
&E])PIZEXMSR
&E])PIZEXMSR
&E])PIZEXMSR
%W]QQIXVMGEP)PIZEXMSR
15.05.405-7Richmond Livable Corridors
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686
15.05.405-8 Richmond Livable Corridors
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687
15.04.405.050 Contemporary.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Long, low-sloped roof forms with
simple eaves with deep overhangs
Asymmetrical facade compositions
with square and horizontal openings
often made from ganged vertical
windows
Mix of exterior materials to
differentiate massing forms, with
prevalent natural materials
Horizontally proportioned balconies
and terraces with minimalist vertical
supports
1. Description of Style
Contemporary style buildings have a streamlined aesthetic and minimal ornamentation. This style focuses on combining simple rectilinear massing forms with changes in material and color. The use of glass and cantilevered elements imbues buildings with a sense of lightness and simplicity.
15.05.405-9Richmond Livable Corridors
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688
Eave (See Subsection 7 for
standards)
Dormer (See Subsection
11 for st andards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Elements of Contemporary Style – House-Scale Prototype
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW Balcony (See Subsection
13 for standards)
Entry Door (See
Subsection 12 for
standards)
Window (See Subsection
9 for standards)
Wall (See Subsection 3 for
standards)
15.05.405-10 Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
689
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW
3. Wall
Stucco control joints shall align with edges of openings.
Wall Inset
A wall inset from the primary facade, continuous for
the full height of the building, is required for buildings KVIEXIVXLER
MR[MHXL
Roof and wall projections may encroach into wall inset.
4. Base
No base is required for this style.
3. Wall (Continued)
Wall inset dimensions
Width
QMR
QE\
Depth
QMR
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
4VSXSX]TMGEP&YMPHMRK4PER4VMQEV]*EGEHI
Wall
Inset
Bay Window
(See Subsection 10
for standards)
Window
(See Subsection 9
for standards)
Elements of Contemporary Style – Block-Scale Prototype
Storefront
(See Subsection 15
for standards)
15.05.405-11Richmond Livable Corridors
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Hearing Draft June 2022
Contemporary.
690
5. Building Roof
Building Roof
Standards Sloped Roof Flat Roof
Roof Form
Pitch
QMR
6:12 max.
N/A
Applicable Subsections
6. Rake A N/A
7. Eave A N/A
8. Parapet N/A A
6. Rake
Standards )OXVK3UR¼OH
Projecting
3UR¼OH
Horizontal
Projection
2SQMR
2" max.
QMR
No max.
See Subsection 7 (Eave) for height standards.
4VSNIGXMRK4VS½PI6EOI7IGXMSR
Open Eave Elevation
Open Eave Section
*PYWL4VS½PI6EOI7IGXMSR
Closed Eave Elevation Closed Eave Section
7. Eave
Standards Open Closed
Height
Fascia 6" min. 6" min.
Horizontal Projection
Overall QMR
No max.
N/A
/I] %!%TTPMGEFPI 2%!2SX%TTPMGEFPI
15.05.405-12 Richmond Livable Corridors
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Hearing Draft June 2022
Contemporary.
691
8. Parapet
Height
Projection QMR QE\
Horizontal Projection
Overall QMR QE\
Parapet Section Parapet Elevation
15.05.405-13Richmond Livable Corridors
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Hearing Draft June 2022
Contemporary.
692
Ground Floor
8]TMGEP;MRHS[)PIZEXMSR
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
9. Windows
Opening
Proportion, Height to Width 1
+VSYRH¾SSV 2.2 min.
9TTIV¾SSV 2.0 min.
Dormer See Subsection 11
(Dormers) for standards.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVKERKIH
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVKERKIH
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square
Operation Double-Hung, Single-
Hung, Awning, Casement
Window
Glazing Divisions None
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Trim Widths2
Head 3" min.
Jamb 3" min.
Apron 3" min.
Window Frame Recess
Depth 2" min.
Sill
Depth 3" min.
Pediment
Allowed No
Mullions
Mullions required between ganged windows.
1 Picture windows must be wider than typical windows
ERHIUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
2 Trim required for windows only on buildings or parts
of buildings with lap siding.
15.05.405-14 Richmond Livable Corridors
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Hearing Draft June 2022
Contemporary.
693
Upper Floor
+ERKIH;MRHS[)PIZEXMSR
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
+ERKIH;MRHS[)PIZEXMSR
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-15Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
694
&E];MRHS[)PIZEXMSR
11. Dormers
Roof Form
Type Shed
Pitch
QMR
QE\
Window
Proportion, Height
to Width
2.0 min.
Width
QMR
Dormers allowed only for buildings with half stories.
See Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for additional standards.
Dormer Elevation
10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Additional Standards
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
Corner bay may be turned on side to be rotated 45
degrees from building corner.
&E];MRHS[4PER
15.05.405-16 Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
695
)RXV](SSV)PIZEXMSR
12. Residential Entry Doors
Surround3
Head Width 4" min.
Jamb Width 4" min.
Additional Elements
Transom Allowed
Pediment Not allowed
3 Surround required for doors only on buildings or parts of buildings with lap siding.
&EPGSR]*VSRX)PIZEXMSR
13. Balconies
Allowed Materials
Type 1 - Panel Guardrail
Post Metal
Baluster Metal panel
Handrail Metal, glass
Fascia Metal, composite wood, wood
Type 2 - Mesh Guardrail
Post and Handrail Metal
Baluster Metal mesh
Fascia Metal, composite wood, wood
Type 3 - Horizontal Guardrail
Post and Handrail Metal
Baluster Metal, steel cable
Fascia Metal, composite wood, wood
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
Type 1
Panel Guardrail
Type 2
Mesh Guardrail
Type 3
Horizontal Guardrail
15.05.405-17Richmond Livable Corridors
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Hearing Draft June 2022
Contemporary.
696
14. Porches
Columns/Newel Posts
Shape Cantilevered (newel posts only) or
pilotis
Diameter 4" max.
Spacing
QE\SRGIRXIV
Entablature
Height of Entablature Supporting Deck
Overall 10" min.
1YPXM7XSV]4SVGL)PIZEXMSR 1YPXM7XSV]4SVGL[MXL(IGO%FSZI)P IZEXMSR 3RI7XSV]4SVGL)PIZEXMSR 3RI7XSV]4SVGL[MXL(IGO%FSZI)PIZEX MSR
15.05.405-18 Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
697
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Overall
QMR
Head Height
QMR
Base
QMR
QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15.05.405-19Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
698
16. Materials
Element Allowed Materials
Wall
Wall Cladding Lap siding, composite wood,
[SSH½FIVGIQIRXWXYGGS
metal panel
Base or Foundation
Base or Foundation Brick, concrete, stone, stucco,
GSQTSWMXI[SSH[SSH½FIV
cement
Roof and Roof Elements
6SS½RK Asphalt shingles, wood shingles,
standing seam metal
Rake and Eave Composite wood, wood, steel
Gutter Metal box
Windows, Bay Windows, and Entry Doors
Entry Door ;SSHEPYQMRYQ½FIVKPEWW
composite wood
Window Frames Wood, aluminum clad wood,
EPYQMRYQ½FIVKPEWW
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns/Newel Posts Composite wood, wood,
½FIVKPEWWQIXEP
Railing Composite wood, wood, metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Stucco, concrete
15.05.405-20 Richmond Livable Corridors
15.04.405.050
Hearing Draft June 2022
Contemporary.
699
15.04.405.060 Art Deco.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Vertical ornamentation or elements
above primary entrances
Simple massings
Vertical elements that break through
the cornice
Ornamentation
1. Description of Style
The Art Deco style Is characterized by buildings composed of primarily rectilinear forms with strongly contrasting vertical and horizontal emphases. Towers, tall slender piers that may project above the parapet PMRIERHSXLIVZIVXMGEPTVSNIGXMSRWEFSZIXLIVSS¾MRIEVIYWIH XSTVSZMHI vertical emphasis. Horizontal grooves or lines in the walls, horizontal balustrade elements, concrete window awnings, and ganged windows are used to give a horizontal emphasis to the building.
Art Deco style has ornamental elements such as zig zags, chevrons, and other stylized and geometric motifs occur as decorative elements on the facade, typically at the parapet and primary entrances.
15.05.405-21Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
700
Elements of Art Deco Style – House-Scale Prototype
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW 4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Parapet (See Subsection 8
for standards)
Entry Door (See
Subsection 12 for
standards)
Window (See Subsection
9 for standards)
Wall (See Subsection 3 for
standards)
15.05.405-22 Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
701
Elements of Art Deco Style – Block-Scale Prototype
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW 4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
3. Wall
Stucco control joints shall align with edges of openings.
Rounded exterior wall corners allowed
4. Base
None required
Window (See Subsection
9 for standards)
Storefront (See
Subsection 15 for
standards)
Parapet (See Subsection 8
for standards)
Base (See Subsection 4 for
standards)
Wall (See Subsection 3 for
standards)
15.05.405-23Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
702
15.05.405-24 Richmond Livable Corridors
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703
5. Building Roof
Form
Roof type Flat
6. Rake
Because this style does not allow sloped roofs, rake
is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).
7. Eave
Because this style does not allow sloped roofs, eave
is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).
8. Parapet
Height
Projection QMR QE\
Horizontal Projection
Overall QMR QE\
Required Ornament1
Type Recess or Projection
Height 2" min.
Quantity 2 min.
1 Ornament shall be continuous along facade.
Parapet Section Parapet Elevation
15.05.405-25Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
704
Ground Floor
8]TMGEP;MRHS[)PIZEXMSR
5 parts
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
4 parts
9. Windows
Opening
Proportion, Height to Width 2
+VSYRH¾SSV 2.0 min.
9TTIV¾SSV 1.6 min.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVKERKIH
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVKERKIH
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square, arched
Operation Casement
Window
Glazing Divisions 4 parts or 5 parts
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Window Frame Recess
Depth 2" min.
Sill
Depth 3" min.
Pediment
Allowed No
Mullions
Mullions required between ganged windows.
2 Picture windows must be wider than typical windows and IUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
15.05.405-26 Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
705
Upper Floor
+ERKIH;MRHS[)PIZEXMSR
4 parts
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
+ERKIH;MRHS[)PIZEXMSR
5 parts
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-27Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
706
&E];MRHS[)PIZEXMSR
10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Cornice Types
Building eave wraps bay.
Bay stops below building eave (bay has own cornice).
Bay returns into building eave (bay never projects above the building eave).
10. Bay Windows (Continued)
Additional Standards
Bay depth not allowed to project beyond eave depth.
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
Corner bay may be turned on side to be rotated 45
degrees from building corner.
&E];MRHS[4PER
11. Dormers
Because this style does not allow sloped roofs, dormers shall not be used.
15.05.405-28 Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
707
)RXV](SSV)PIZEXMSR
12. Residential Entry Doors
Door
Number of Panels 0 min.
Surround
None required
Additional Elements
Transom Allowed
Pediment Not allowed
&EPGSR]*VSRX)PIZEXMSR
Type 1
Horizontal Square Guardrail
Type 2
Partial Stucco Guardrail
Type 3
Stucco Guardrail
13. Balconies
Allowed Materials
Type 1 - Horizontal Square Guardrail
Post Metal
Baluster Metal
Handrail Metal
Fascia Stucco, metal, composite
wood, wood
Type 2 - Partial Stucco Guardrail
Post and Handrail Metal
Baluster Metal
Wall Stucco
Type 3 - Stucco Guardrail
Wall Stucco
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
15.05.405-29Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
708
14. Porches
Columns
Shape Square or round
Width 8" min.
Spacing
QE\SRGIRXIV
Entablature
Overall 10" min.
1YPXM7XSV]4SVGL)PIZEXMSR 1YPXM7XSV]4SVGL[MXL(IGO%FSZI)P IZEXMSR 3RI7XSV]4SVGL)PIZEXMSR 3RI7XSV]4SVGL[MXL(IGO%FSZI)PIZEX MSR
15.05.405-30 Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
709
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Head Height
QMR
Cornice None
Signage Band None
Base
QMR
QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
15.05.405-31Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
710
16. Materials
Element Allowed Materials
Wall
Wall Cladding Stucco
Windows, Bay Windows, and Entry Doors
Entry Door ;SSHEPYQMRYQ½FIVKPEWW
composite
Window Frames Wood, aluminum-clad wood,
EPYQMRYQ½FIVKPEWW
Sill Stucco, cast stone
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns Stucco, metal
Railing Metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Stucco, tile
15.05.405-32 Richmond Livable Corridors
15.04.405.060
Hearing Draft June 2022
Art Deco.
711
15.04.405.070 Industrial.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Low-pitched roofs with shallow eaves
Simple gable or saw-toothed roof
forms
Horizontally proportioned openings
made from ganged vertical windows
Simple and regular rhythm of openings
1IXEPVSS½RK
Metal sheeting or stucco wall
materials
1. Description of Style
8LI-RHYWXVMEPWX]PIMWHI½RIHF]WMQTPIFYMPHMRKJSVQW[MXLKE FPIIRH side gable, or saw tooth roof forms. Flat roofs are also allowed. Windows, roll-up glass doors, and other openings are simple and laid out in a rational manner.
Facades along the street and low walls provide opportunities for accent elements such as trellises, gates, and awnings. Parking is often screened and located in a parking court or a lot to the rear of the property.
Figure 15.04.405.070.1 (Allowed Areas for Industrial Architectural Style) MHIRXM½IWEVIEWMR[LMGLXLI-RHYWXVMEPEVGLMXIGXYVEPWX]PIMW EPPS[IH
15.05.405-33Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
712
MACDONALD
HARBOUR
MARINA
MACDONALD
RICHMOND GREENWAY TRAIL
MARINA
23rd
I-580
MARINA
MACDON
MARINA
MACDONALD
MMMMMMMMMMMMAM
AAAAAAAAARARRRRRRRRRIRIIININNNNNNNAANAAAAAAAAAA
ALDAAAONALDODODO AANNMACDDMACDONALDD NNMACDONALD
GREENWAY TRAILGD GRICHMOND GREENWAY TRAILENWAY TRAILGGND GREENWAY TRA 23rd
MMMMMMMMMMMMMMA
A
MA
AAAAAARARARRRRRRRRIRIRINNINNNNNNANAAAAAAA
IIINNNNNNAAAA
Allowed Areas Project Boundary
Project Area
Key
Figure 15.04.405.070.1: Allowed Areas for Industrial Architectural Style
15.05.405-34 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
713
Elements of Industrial Style – Block-Scale Prototype
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW 4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Window (See Subsection
9 for standards)
Storefront (See
Subsection 15 for
standards)
Parapet (See Subsection 8
for standards)
Base (See Subsection 4 for
standards)
Wall (See Subsection 3 for
standards)
Entry Door (See
Subsection 12 for
standards)
3. Wall
Stucco control joints shall align with edges of openings.
Trim1
Width 4" min.
1 Trim not required on buildings or portions of buildings where stucco is the primary wall material.
4. Base
Height
QMR WXSV]QE\
15.05.405-35Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
714
5. Building Roof
Building Roof Standards Sloped Roof Flat Roof
Applicable Subsections
Subsection 6 (Rake) A N/A
Subsection 7 (Eave) A N/A
Subsection 8 (Parapet) N/A A
Form
Pitch
QMR
10:12 max.
N/A
/I] %!%TTPMGEFPI 2%!2SX%TTPMGEFPI
Closed Eave Elevation
Open Eave Elevation
Closed Eave Section
Open Eave Section
7. Eave
Standards Open Closed
Height
Fascia 6" min. 6" min.
Horizontal Projection
Overall QMR
QE\
N/A
6. Rake
Standards )OXVK3UR¼OH
Projecting
3UR¼OH
Horizontal
Projection
2SQMR
2" max.
QMR
QE\
See Subsection 7 (Eave) for height standards.
4VSNIGXMRK4VS½PI6EOI7IGXMSR
*PYWL4VS½PI6EOI7IGXMSR
15.05.405-36 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
715
8. Parapet
Height
Projection QMR QE\
Horizontal Projection
Overall QMR QE\
Crenellation
Parapet shall be crenellated.
Crenel Height
QMR
Width, from Center
Line
QMR
Crenel may not occur at building corner or end bays.
Parapet Section
End Bay Middle Bay
Parapet Elevation
Parapet Elevation
cLcL
15.05.405-37Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
716
9. Windows
Opening
Proportion, Height to Width 2
+VSYRH¾SSV 1.6 min.
9TTIV¾SSV 1.5 min.
Dormer See Subsection 11
(Dormers) for standards.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVKERKIH
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVKERKIH
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square
Operation Single Hung, Double Hung,
Casement
Window
Glazing Divisions TEVXWQMR TEVXWQE\
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Trim Widths
Head 2" min.
Jamb 2" min.
Apron None required.
Window Frame Recess
Depth 2" min.
Sill
Depth 3" min.
Pediment
Allowed No
Mullions
Mullions required between ganged windows.
2 Picture windows must be wider than typical windows
ERHIUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
Ground Floor
8]TMGEP;MRHS[)PIZEXMSR
12 Parts
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
12 Parts
15.05.405-38 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
717
Upper Floor
+ERKIH;MRHS[)PIZEXMSR
8 Parts
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
+ERKIH;MRHS[)PIZEXMSR
8 Parts
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-39Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
718
10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Cornice Types
Building parapet wraps bay.
Bay stops below building eave (bay has own cornice).
Bay returns into building eave (bay never projects above the building eave).
10. Bay Windows (Continued)
Additional Standards
Bay depth not allowed to project beyond eave depth.
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
Corner bay may be turned on side to be rotated 45
degrees from building corner.
11. Dormers
Roof Form
Type Shed
Pitch
QMR
QE\
Window
Proportion, Height
to Width
1.5 min.
Width
QMR
Dormers allowed only for buildings with half stories.
See Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for additional standards.
&E];MRHS[)PIZEXMSR
&E];MRHS[4PER
Dormer Elevation
15.05.405-40 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
719
)RXV](SSV)PIZEXMSR &EPGSR]*VSRX)PIZEXMSR
Type 1
Panel Guardrail
Type 2
Mesh Guardrail
Type 3
Horizontal Guardrail
12. Residential Entry Doors
Door
Number of Panels 0 min.
Surround
Head Width 2" min.
Jamb Width 2" min.
Additional Elements
Transom Allowed
Pediment Not allowed
13. Balconies
Allowed Materials
Type 1 - Panel Guardrail
Post Metal
Baluster Metal panel
Handrail Metal, glass
Fascia Metal, composite wood, wood
Type 2 - Mesh Guardrail
Post and Handrail Metal
Baluster Metal mesh
Fascia Metal, composite wood, wood
Type 3 - Horizontal Guardrail
Post and Handrail Metal
Baluster Metal, steel cable
Fascia Metal, composite wood, wood
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
15.05.405-41Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
720
14. Porches
Columns
Shape Square or steel section
Width 6" min.
Spacing
QMR
QE\SRGIRXIV
Entablature
Height of Topmost Entablature
Overall
QMR
Fascia 10" min.
Height of Floor-to-Floor Entablature
Overall 10" min.
1YPXM7XSV]4SVGL)PIZEXMSR 1YPXM7XSV]4SVGL[MXL(IGO%FSZI)P IZEXMSR 3RI7XSV]4SVGL)PIZEXMSR 3RI7XSV]4SVGL[MXL(IGO%FSZI)PIZEX MSR
15.05.405-42 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
721
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Head Height
QMR
Cornice None
Signage Band None
Base
QMR WXSV]QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
Cornice shall be continuous.
15.05.405-43Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
722
16. Materials
Element Allowed Materials
Wall
Wall Cladding Sheet metal, lap siding: composite
[SSH[SSH½FIVGIQIRX ERH
stucco
Base
Base or Foundation Brick, concrete
Roof and Roof Elements
6SS½RK Asphalt shingles, standing seam
metal
Rake and Eave Composite wood, wood
Cornice Composite wood, wood
Brackets Composite wood, wood,
½FIVKPEWW
Gutter Metal half-round, metal box
Windows, Bay Windows, and Entry Doors
Trim or Surround Metal, composite wood, wood,
½FIVGIQIRX
Entry Door 1IXEP[SSHEPYQMRYQ½FIVKPEWW
composite
Window Frames Wood, aluminum-clad wood,
EPYQMRYQ½FIVKPEWW
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns Composite wood, wood, metal
Railing Composite wood, wood, metal
Storefronts
Columns Composite wood, wood,
½FIVKPEWWQIXEP
Storefront Base Sheet metal, wood panels, brick,
½FIVGIQIRX
15.05.405-44 Richmond Livable Corridors
15.04.405.070
Hearing Draft June 2022
Industrial.
723
15.04.405.080 Main Street Classical.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Symmetrical facade composition with
proportions that imply load-bearing
masonry structure
Prominent cornice with classical
detailing and parapet or pedimented
roof forms
Regular pattern of vertically
proportioned openings
Brick and stucco as primary facade
materials
1. Description of Style
1EMR7XVIIX'PEWWMGEPWX]PIFYMPHMRKWGSQFMRIMR¾YIRGIWJVSQPE XI XL
century Classical Revival and pre-war American main street architecture.
With brick as a primary facade material, facades have a tripartite composition and often introduce ornament in a prominent cornice.
15.05.405-45Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
724
3. Wall
Stucco control joints shall align with edges of openings.
See Subsection 16 (Materials) for materials standards.
4. Base
Height
QMR
QE\
Storefront (See
Subsection 15 for
standards)
Base (See Subsection 4 for
standards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Elements of Main Street Classical Style – Block-Scale Prototype 2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW Parapet (See Subsection 8
for standards)
Entry Door (See
Subsection 12 for
standards)
Window (See Subsection
9 for standards)
Wall (See Subsection 3 for
standards)
15.05.405-46 Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
725
5. Building Roof
Form
Roof type Flat
6. Rake
Because this style does not allow sloped roofs, rake
is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).
7. Eave
Because this style does not allow sloped roofs, eave
is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).
8. Parapet
Height
Overall
QMR
Cornice
QMR
Fascia
Overall
QMR
Lower Band
QMR
Horizontal Projection 1
Overall
QMR
Continuous cornice required on all street facing facades.
Required Ornament
Type Dentils
Width 10" min.
Spacing
QE\SRGIRXIV
Placement Below cornice at top of
fascia
1 Horizontal projection includes gutter.
Parapet Section Parapet Elevation
15.05.405-47Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
726
Ground Floor
8]TMGEP;MRHS[)PIZEXMSR
6 over 9
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
6 over 6
9. Windows
Opening
Proportion, Height to Width 2
+VSYRH¾SSV 2.0 min.
9TTIV¾SSV 1.75 min.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square
Operation Single Hung, Double
Hung, Casement
Window
Glazing Divisions SZIV
6 over 6
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Molding Widths
Head 2" min.
Jamb 2" min.
Window Frame Recess
Depth 2" min.
Sill
Depth 3" min.
Pediment
Allowed Yes
2 Picture windows must be wider than typical windows
ERHIUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
15.05.405-48 Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
727
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-49Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
728
&E];MRHS[)PIZEXMSR
11. Dormers
Because this style does not allow sloped roofs, dormers shall not be used.
10. Bay Windows
Form
Type Chamfered
Interior Angle HIKVIIWQMR
55 degrees max.
Number of Faces 3 or 5
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Cornice Types
Cornice wraps bay.
Bay stops below building cornice (bay has own cornice).
10. Bay Windows (Continued)
Bay returns into building cornice (bay never projects
above the building cornice).
Additional Standards
Bay depth not allowed to project beyond cornice depth.
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
&E];MRHS[4PER
15.05.405-50 Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
729
)RXV](SSV)PIZEXMSR
12. Residential Entry Doors
Door
Number of Panels 2 min.
Surround
Head Width 4" min.
Jamb Width 4" min.
Additional Elements
Transom Allowed
Pediment Allowed
&EPGSR]*VSRX)PIZEXMSR
13. Balconies
Allowed Materials
Type 1 - Square Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 2 - Decorative Metal Guardrail
Post, Handrail, Fascia,
and Brackets
Metal, composite wood, wood
Baluster Metal
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
Type 1
Square Guardrail
Type 2
Decorative Metal Guardrail
15.05.405-51Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
730
14. Porches
Columns
Shape 'PIEVP]HI½RIHGETMXEPFEWIERH
WLEJX WLEJXIMXLIVXYVRIH[MXL
entasis or square stock with
optional detailing
Diameter 8" min.
Spacing
QE\SRGIRXIV
Entablature
Height of Topmost Entablature
Overall
QMR
Fascia 10" min.
Height of Floor-to-Floor Entablature
Overall 10" min.
1YPXM7XSV]4SVGL)PIZEXMSR 1YPXM7XSV]4SVGL[MXL(IGO%FSZI)P IZEXMSR 3RI7XSV]4SVGL)PIZEXMSR 3RI7XSV]4SVGL[MXL(IGO%FSZI)PIZEX MSR
15.05.405-52 Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
731
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Overall
QMR
Head Height
QMR
Cornice 10" min.
Signage Band
QMR
Base
QMR
QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
Cornice shall be continuous.
15.05.405-53Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
732
16. Materials
Element Allowed Materials
Wall
Wall Cladding Brick, stucco
Base
Base or Foundation Brick, stone
Windows, Bay Windows, and Entry Doors
Lintel Stone, concrete
Entry Door Wood, aluminum-clad wood,
aluminum
Window Frames Wood, aluminum clad wood,
EPYQMRYQ½FIVKPEWW
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns Composite wood, wood, cast
stone, metal
Railing Composite wood, wood, metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Wood panels, brick, stone tile,
½FIVGIQIRX
15.05.405-54 Richmond Livable Corridors
15.04.405.080
Hearing Draft June 2022
Main Street Classical.
733
15.04.405.090 Spanish Revival.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Low-pitched gabled or hipped roofs
clad in red tile with open eaves
Flat, rectilinear wall plane with
vertically proportioned punched
openings without trim
Stucco as primary facade material with
stucco or wood attached elements
1. Description of Style
Spanish Revival style buildings in Richmond draw from Spanish Colonial ERH4YIFPSMR¾YIRGIW8LIWIFYMPHMRKWGSQFMRIEYWXIVI[EPPTPER IW[MXL punched, recessed openings for windows.
15.05.405-55Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
734
Window (See Subsection
9 for standards)
Balcony (See Subsection
13 for standards)
Entry Door (See
Subsection 12 for
standards)
Roof (See Subsection 5 for
standards)
Eave (See Subsection 7 for
standards)
Wall (See Subsection 3 for
standards)
Dormer (See Subsection
11 for st andards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Elements of Spanish Revival Style – House-Scale Prototype 2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW
15.05.405-56 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
735
Bay Window (See
Subsection 10 for
standards)
Window (See Subsection
9 for standards)
Storefront
(See Subsection 15 for
standards)
Wall (See Subsection 3 for
standards)
Balcony (See Subsection
13 for standards)
Roof (See Subsection 5 for
standards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
3. Wall
Stucco control joints shall align with edges of openings.
See Subsection 16 (Materials) for materials standards.
4. Base
None required
Base (See Subsection 4 for
standards)
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW Elements of Spanish Revival Style – Block-Scale Prototype
15.05.405-57Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
736
6. Rake
2SWTIGMEPM^IHVEOITVS½PI
Closed Eave Section
Closed Eave Elevation
7. Eave
Standards Closed Open Returned
Height
Supporting
Element
QMR 8" min.
QMR
Fascia None None 6" min.
Horizontal Projection 1
Overall
QMR
QMR
QMR
1 Horizontal projection includes gutter.
Open Eave Section 6IXYVRIH)EZI7IGXMSR
5. Building Roof
Building Roof
Standards Sloped Roof Flat Roof
Roof Form
Pitch
QMR
6:12 max.
N/A
Applicable Subsections
6. Rake A N/A
7. Eave A N/A
8. Parapet N/A A
Open Eave Elevation 6IXYVRIH)EZI)PIZEXMSR
/I] %!%TTPMGEFPI 2%!2SX%TTPMGEFPI
15.05.405-58 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
737
8. Parapet
Height
Supporting
Element
QMR
Fascia 6" min.
Horizontal Projection 2
Overall
QMR
Continuous cornice required on all street facing facades.
Required Ornament
Type Brackets
Width 3" min.
Spacing 24" max. on center
Placement Below fascia
2 Horizontal projection includes gutter.
Parapet Section Parapet Elevation
15.05.405-59Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
738
Ground Floor
8]TMGEP;MRHS[)PIZEXMSR
8 parts
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
6 parts
9. Windows
Opening
Proportion, Height to Width 3
+VSYRH¾SSV 2.0 min.
9TTIV¾SSV 1.75 min.
Dormer See Subsection 11
(Dormers) for
standards.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVKERKIH
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVKERKIH
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square, arched
Operation Casement
Window
Glazing Divisions 6 parts or 8 parts
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Molding Widths
Head 2" min.
Jamb 2" min.
Apron None required
Window Frame Recess
Depth 2" min.
Sill
Depth 2" min.
Pediment
Allowed No
Mullions
Mullions required between ganged windows.
3 Picture windows must be wider than typical windows
ERHIUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
15.05.405-60 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
739
Upper Floor
+ERKIH;MRHS[)PIZEXMSR
6 parts
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
+ERKIH;MRHS[)PIZEXMSR
8 parts
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-61Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
740
&E];MRHS[)PIZEXMSR
11. Dormers
Roof Form
Type Gable
Pitch
QMR
QE\
Window
Proportion, Height
to Width
1.75 min.
Width
QMR
Pediment
Allowed No
Dormers allowed for buildings with half stories.
See
Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for
additional standards.
Dormer Elevation
10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Cornice Types
Building eave wraps bay.
Bay stops below building eave (bay has own cornice).
Bay returns into building eave (bay never projects
above the building eave).
Additional Standards
Bay depth not allowed to project beyond eave depth.
10. Bay Windows (Continued)
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
Corner bay may be turned on side to be rotated 45
degrees from building corner.
&E];MRHS[4PER
15.05.405-62 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
741
Type 1
Square Guardrail
Type 2
Turned Guardrail
Type 3
Decorative Metal Guardrail
)RXV](SSV)PIZEXMSR
12. Residential Entry Doors
Door
Number of Panels 2 min.
Surround
None required
Additional Elements
Transom Allowed
Pediment Not allowed
&EPGSR]*VSRX)PIZEXMSR
13. Balconies
Allowed Materials
Type 1 - Square Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood,
wood
Type 2 - Turned Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood,
wood
Type 3 - Decorative Metal Guardrail
Post, Handrail, Fascia,
and Brackets
Metal, composite wood,
wood
Baluster Metal
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
15.05.405-63Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
742
3RI7XSV]4SVGL)PIZEXMSR
14. Porches
Columns
Shape Square or round, with capitals or
brackets
Diameter 8" min.
Spacing
QE\SRGIRXIV
Entablature
Overall 10" min.
15.05.405-64 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
743
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Head Height
QMR
Cornice None
Signage Band None
Base
QMR
QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
15.05.405-65Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
744
16. Materials
Element Allowed Materials
Wall
Wall Cladding Stucco
Roof and Roof Elements
6SS½RK Terracotta clay barrel tiles
Rake and Eave Wood, composite wood, stucco
Cornice Wood, composite wood, stucco
Brackets Composite wood, wood, or
½FIVKPEWW
Gutter Metal half-round
Windows, Bay Windows, and Entry Doors
Entry Door ;SSHEPYQMRYQ½FIVKPEWW
composite
Window Frames Wood, aluminum-clad wood,
EPYQMRYQ½FIVKPEWW
Sill Stucco, cast stone
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns Composite wood, wood,
½FIVKPEWWQIXEP
Railing Wood, wrought iron
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Stucco, tile
15.05.405-66 Richmond Livable Corridors
15.04.405.090
Hearing Draft June 2022
Spanish Revival.
745
15.04.405.100 Victorian.
+IRIVEPRSXI
8LIMQEKIWEFSZIERHXLIHIWGVMTXMSRWMR7YFWIGXM SRWERHFIPS[EVIMRXIRHIHXSTVSZMHIEFVMIJSZIVZMI[SJ XLIEVGLMXIGXYVEPWX]PIERHEVIHIWGVMTXMZIRSXVIKYPEXSV]
2. Typical Characteristics
Simple, rectilinear forms articulated
with a regular pattern of openings
Vertically proportioned elements,
including steeply pitched roofs,
projecting gable ends, and tall cornices
and parapets
Vertically proportioned windows,
angled or boxed bays, and picture
windows
Siding or stucco with shingled
elements
1. Description of Style
Victorian style buildings combine elements of 19th century rural farmhouse vernacular with more formal “high Victorian” examples.
15.05.405-67Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
746
Window (See Subsection
9 for standards)
Base (See Subsection 4 for
standards)
Entry Door (See
Subsection 12 for
standards)
Roof (See Subsection 5 for
standards)
Rake (See Subsection 6
for standards)
Dormer (See Subsection
11 for st andards)
Eave (See Subsection 7 for
standards)
Wall (See Subsection 3 for
standards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
Elements of Victorian Style – House-Scale Prototype
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW Porch (See Subsection 14
for standards)
15.05.405-68 Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
747
Parapet (See Subsection 8
for standards)
4VSXSX]TMGEP&YMPHMRK)PIZEXMSR
3. Wall
Stucco control joints shall align with edges of openings.
Trim1
Width 4" min.
1 Corner trim required only on buildings with wood,
composite wood, or cementitious siding wall material.
4. Base
Height
QMR
QE\
Bay Window (See
Subsection 10 for
standards)
Window (See Subsection
9 for standards)
Storefront
(See Subsection 15 for
standards)
Wall (See Subsection 3 for
standards)
Base (See Subsection 4 for
standards)
2SXI
8LIMQEKIFIPS[MWMRXIRHIHXSTVSZMHIEVIJIVIRGIJSVEV GLMXIGXYVEPIPIQIRXWERHMW MPPYWXVEXMZIRSXVIKYPEXSV]-XMWRSXERI\LEYWXMZIPMWXSJE TTPMGEFPIWXERHEVHW Elements of Victorian Style – Block-Scale Prototype
15.05.405-69Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
748
6. Rake
Horizontal Projection
QMR
See Subsection 7 (Eave) for height standards.
6EOI7IGXMSR
Gable End Elevation
7. Eave
Allowed Types
Eave Types Open, Returned
Height
Overall
QMR
Crown Mold and Fascia 8" min.
Trim Band 10" min.
Horizontal Projection 2
Overall
QMR
2 Horizontal projection includes gutter.
6IXYVRIH)EZI7IGXMSR
6IXYVRIH)EZI)PIZEXMSR
5. Building Roof
Building Roof
Standards Sloped Roof Flat Roof
Roof Form
Pitch 10:12 N/A
Applicable Subsections
6. Rake A N/A
7. Eave A N/A
8. Parapet N/A A
Gable End Roof Form Standards
Pitch 12:12 min.
Open Eave Section
Open Eave Elevation
/I] %!%TTPMGEFPI 2%!2SX%TTPMGEFPI
15.05.405-70 Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
749
8. Parapet
Height
Overall
QMR
Cornice
QMR
Fascia
Overall
QMR
Lower Band
QMR
Horizontal Projection 3
Overall
QMR
Continuous cornice required on all street facing facades.
Required Ornament
Type Dentils
Width 10" min.
Spacing 24" max. on center
Placement Below cornice at top of fascia
3 Horizontal projection includes gutter.
Parapet Section Parapet Elevation
15.05.405-71Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
750
+VSYRH*PSSV8]TMGEP;MRHS[
Elevation
2 over 2
Upper Floor
8]TMGEP;MRHS[)PIZEXMSR
2 over 2
9. Windows
Opening
Proportion, Height to Width 4
+VSYRH¾SSV 2.25 min.
9TTIV¾SSV 2.125 min.
Dormer See Subsection 11
(Dormers) for standards.
Typical Sizes, Width x Height
+VSYRH¾SSVX]TMGEP
\
+VSYRH¾SSVKERKIH
\
+VSYRH¾SSVTMGXYVI
\
9TTIV¾SSVX]TMGEP
\
9TTIV¾SSVKERKIH
\
9TTIV¾SSVTMGXYVI
\
Privacy
\
Shape Square
Operation Single Hung, Double
Hung, Casement
Window
Glazing Divisions 2 over 2
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Trim Widths
Head 4" min.
Jamb 4" min.
Apron 3" min.
Window Frame Recess
Depth 2" min.
Sill
Depth 3" min.
Pediment
Allowed Yes
Mullions
Mullions required between ganged windows.
4 Picture windows must be wider than typical windows
ERHIUYEPMRLIMKLXXS[MRHS[WSRXLIWEQI¾SSV
15.05.405-72 Richmond Livable Corridors
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Hearing Draft June 2022
Victorian.
751
Upper Floor
+ERKIH;MRHS[)PIZEXMSR
2 over 2
Upper Floor
4MGXYVI;MRHS[)PIZEXMSR
Ground Floor
+ERKIH;MRHS[)PIZEXMSR
2 over 2
Ground Floor
4MGXYVI;MRHS[)PIZEXMSR
15.05.405-73Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
752
10. Bay Windows
Form
Type Chamfered
Interior Angle HIKVIIWQMR
55 degrees max.
Number of Faces 3 or 5
Size
Height
On buildings with
heights up to 3 stories 2 stories max.
On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.
Width
QMR
QE\
Depth
QMR
QE\
Cornice Types
Cornice wraps bay.
Bay stops below building cornice (bay has own cornice).
Bay returns into building cornice (bay never projects
above the building cornice).
&E];MRHS[)PIZEXMSR
11. Dormers
Roof Form
Type Gable
Pitch 10:12
Window
Proportion, Height
to Width 2.125 min.
Width
QMR
Pediment
Allowed Yes
See Returned Eave Elevation in
Subsection 7 (Eave) for
additional standards.
Dormers allowed only for buildings with half stories.
See
Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for
additional standards.
Dormer Elevation
10. Bay Windows (Continued)
Additional Standards
Bay depth not allowed to project beyond cornice depth.
Bay form shall be continuous.
Continuous horizontal articulation on building shall wrap bay form.
&E];MRHS[4PER
15.05.405-74 Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
753
12. Residential Entry Doors
Door
Number of Panels 2 min.
Surround
Head Width 4" min.
Jamb Width 4" min.
Additional Elements
Transom Allowed
Pediment Allowed
)RXV](SSV)PIZEXMSR &EPGSR]*VSRX)PIZEXMSR
13. Balconies
Allowed Materials
Type 1 - Square Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 2 - Flat Sawn Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 3 - Decorative Metal Guardrail
Post, Handrail, Fascia,
and Brackets
Metal, composite wood, wood
Baluster Metal
Size
Overall Balcony Width
QE\
Width Between Posts
QMR
Type 1
Square Guardrail
Type 2
Flat Sawn Guardrail
Type 3
Decorative Metal Guardrail
15.05.405-75Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
754
1YPXM7XSV]4SVGL)PIZEXMSR 1YPXM7XSV]4SVGL[MXL(IGO%FSZI)P IZEXMSR 3RI7XSV]4SVGL)PIZEXMSR 3RI7XSV]4SVGL[MXL(IGO%FSZI)PIZEX MSR
14. Porches
Columns
Shape Square-stock, square-tapered, or
turned with brackets
Diameter 6" min.
Spacing
QE\SRGIRXIV
Entablature
Height of Topmost Entablature
Overall
QMR
Fascia 10" min.
Height of Floor-to-Floor Entablature
Overall 10" min.
15.05.405-76 Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
755
15. Storefronts
Width
Storefront Module
QMR
QE\
Display Window
QMR
QE\
Distance Between
Storefront Modules
QMR
QE\
Height
Overall
QMR
Head Height
QMR
Cornice 9" min.
Signage Band
QMR
Base
QMR
QE\
Horizontal Recess
Depth QMR
QE\
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
Cornice shall be continuous.
7XSVIJVSRX)PIZEXMSR 7XSVIJVSRX7IGXMSR
15.05.405-77Richmond Livable Corridors
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Hearing Draft June 2022
Victorian.
756
16. Materials
Element Allowed Materials
Wall
Wall Cladding
Sloped roof building Shingle and lap siding: composite
[SSH[SSH½FIVGIQIRX
Flat roof building Shingle and lap siding: composite
[SSH[SSH½FIVGIQIRX ERH
stucco
Base
Base or Foundation Brick, concrete, stone, stucco,
GSQTSWMXI[SSH[SSH½FIV
cement
Roof and Roof Elements
6SS½RK Asphalt shingles, wood shingles,
standing seam metal
Rake and Eave Composite wood, wood
Cornice Composite wood, wood
Brackets Composite wood, wood,
½FIVKPEWW
Gutter Metal ogee or half-round
Windows, Bay Windows, and Entry Doors
Trim or Surround 'SQTSWMXI[SSH[SSH½FIV
cement
Entry Door ;SSHEPYQMRYQ½FIVKPEWW
composite
Window Frames Wood, aluminum clad wood,
EPYQMRYQ½FIVKPEWW
Glazing 'PIEVKPEWW WLEPPRSXFIXMRXIH
mirrored, or colored
Balconies
See
Subsection 13 (Balconies) for allowed materials.
Porches
Columns Composite wood, wood,
½FIVKPEWWQIXEP
Railing Composite wood, wood, metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base ;SSHTERIPWFVMGOXMPI½FIV
cement
15.05.405-78 Richmond Livable Corridors
15.04.405.100
Hearing Draft June 2022
Victorian.
757
15.04.406: General to Large Sites
15.04.406.010 Purpose.
The purpose of this Article is to generate a walkable environment through the establishment of new blocks and thoroughfares and to provide a set of civic space types and their associated standards to use within the transect zones.
The standards established in
this Article shall apply to all proposed development within the transect zones exceeding two acres in total area and under common ownership as follows in Table 15.04.406.010.A (Applicability of Standards) , and shall be considered in
combination with the standards found within Article 15.04.402 (Transect Zones), Article
15.04.403 (Building Types), and Article 15.04.404 (Frontage Types).
Table 15.04.406.010.A: Applicability of Standards
Applicable Standards for Large Sites
Lot Size
2-5 acres > 5 acres
Design Sites 15.04.406.020 Comply Comply
Thoroughfares, Blocks, and Connectivity 15.04.406.030 Comply Comply Mix and Design of Civic and Open Spaces 15.04.406.040 Comply Mix of Building Types 15.04.406.050 Comply Comply
Intersections 15.04.406.060 Comply Comply
Pedestrian Crossings 15.04.406.070 Comply Comply
Bicycle Facilities 15.04.406.080 Comply Comply
Thoroughfare Assemblies 15.04.406.090 Comply Comply
15.04.406.020 Design Sites.
Design Sites may be used as an alternative to subdivision for large lots to demonstrate how the lot could be divided into multiple smaller lots that are not required to be recorded as new parcels. Each design site must satisfy dimensional standards, as well as EPPSXLIVWXERHEVHWMRXLIETTVSTVMEXI8VERWIGX>SRI WII Article 15.04.402 (Transect
Sections:
15.04.406.010 Purpose.
15.04.406.020 Design Sites.
15.04.406.030 Thoroughfares, Blocks, and Connectivity.
15.04.406.040 Mix and Design of Civic and Open Spaces.
15.04.406.050 Mix of Building Types.
15.04.406.060 Intersections.
15.04.406.070 Pedestrian Crossings.
15.04.406.090 Bicycle Facilities.
15.04.406.100 Thoroughfare Assemblies.
15.05.406-1Richmond Livable Corridors Hearing Draft June 2022 758
)\EQTPISJ1YPXMTPI(IWMKR7MXIWSRER)\MWXMRK4EVGIP
Existing parcel.
Existing parcel
proposed for two
Design Sites.
Existing parcel with
multiple buildings on
two Design Sites.
Design Site boundaries
are treated as lot lines
for measuring building
setbacks and minimum
lot dimensions, but
the individual Design
Sites are not required
to be recorded as new
parcels.
Design Site Line Building Type
Key
Side Street
No Alley
Front Street
Side Street
No Alley
Front Street
Side Street
Alley
Front Street
Side Street
Alley
Front Street
Alley
Front Street
Side Street
No Alley
Front Street
Side Street
15.05.406-2 Richmond Livable Corridors
General to Large Sites
Hearing Draft June 2022
759
Zones)7XERHEVHWQE]RSXFIWEXMW½IHJSVSRI(IWMKR7MXISREHNEGIRX(IWMKR7MXIW The diagram in this Section illustrates how a large site could be divided using Design Sites.
15.04.406.030 Thoroughfares, Blocks, and Connectivity.
A. Thoroughfares. 8LSVSYKLJEVIWHI½RIXLITYFPMGWXVIIXWXLEXVI½RITIHIWXVMER sheds into walkable environments. Care should be taken in the layout and sizing of thoroughfares, as wide thoroughfares and a lack of connectivity reduce the pedestrian friendliness of the area.
1. Design.
a. Thoroughfares that pass from one transect zone to another shall adjust their
cross section design to match the character of the transect zone. For example, while a thoroughfare within an urban transect zone with retail shops may have wide sidewalks with trees in tree grates, it may transition to a narrower sidewalk with a planting strip within a less urban transect zone with various residential building types.
b. The thoroughfare network
shall be mapped on a regulating plan and shall
indicate the layout of thoroughfares and the block network according to standards in
Subsection 15.04.406.030.B.
c. Thoroughfares shall terminate on/connect to other thoroughfares.
Thoroughfares shall not terminate on alleys and lanes.
2. External Connectivity.
a. The arrangement of thoroughfares in a development shall provide for the alignment and continuation of existing or proposed thoroughfares into adjoining lands in those cases in which the adjoining lands are undeveloped and intended for future development or in which the adjoining lands are developed and include opportunities for such connections.
b. Thoroughfare rights-of-way shall be extended to or along adjoining property boundaries such that a thoroughfare connection or stub shall be provided for development:
(1) 'SRWMWXIRX[MXLXLIQMRMQYQFPSGOPIRKXLEWHI½RIHMR Subsection
15.04.406.030.B
(2) Consistent with required connections indicated in Figure 15.04.406.030.A . 12th 13th9th 11th7th
20th
BISSELL
18th
MACDONALD
HA
R
MARINA
MACDONALD
BISSELL
39th
43rd
GREENWAY TRAIL
Figure 15.04.406.030.A Required Connections
15.05.406-3Richmond Livable Corridors
15.04.406.030
Hearing Draft June 2022
760
3. Dead-End Streets and Cul-de-Sacs. Dead-end streets and cul-de-sacs shall not be included in plans. Cul-de-sacs may be approved by the Director to EGGSQQSHEXIEWMXIWTIGM½GIRZMVSRQIRXEPJIEXYVIVIUYMVMRKTVSXIGXMSRERHSV preservation only. Cul-de-sacs approved by the Director shall meet the following standards:
a. Permanent dead-end streets shall be no longer than 300 feet and shall be TVSZMHIH[MXLEGYPHIWEG
b. Temporary dead-end streets shall be provided with a temporary turnaround EVIE[LMGLWLEPPFIHIWMKRIHGSRWMHIVMRKXVEJ½GYWEKIQEMRXIRE RGIERH
VIQSZEP
c. Cul-de-sacs shall have a minimum right-of-way radius of 50 feet and a paved GMVGYPEVEVIE[MXLEQMRMQYQVEHMYWSJJIIX
d. 'YPHIWEGWWLEPPGSRXEMREGIRXVEPTPERXIHQIHMER ERH e. Whenever cul-de-sac thoroughfares are created, at least one pedestrian access easement shall be provided, to the extent practicable, between each cul-de-sac head or street turnaround and the sidewalk system of the closest adjacent street or pedestrian pathway. The access easement shall be direct with a minimum width of 12 feet.
B. Block Size.
1. Individual block faces and the total block perimeter shall follow the standards established in
Table 15.04.406.030.A (Block Size) below. If a block contains multiple transect zones, the most intense transect zone shall be used to establish the standards for block size.
2. Blocks should be a minimum width, such that two tiers of developable lots are provided.
Table 15.04.406.030.A: Block Size
Transect Zone
Block
Face Length Perimeter Length
T4 600 ft. max. 2,000 ft. max.
T5MS/T5N-55 600 ft. max. 1,800 ft. max.
T5C/T5N-135 500 ft. max 1,600 ft max.
15.04.406.040 Mix and Design of Civic and Open Spaces.
A. The standards established in this Article provide the transect zones with a diverse palette of parks and other publicly accessible civic spaces, publicly or privately owned, that are essential components of walkable urban environments.
B. 8LIVIEVIQYPXMTPIGMZMGWTEGIX]TIWHI½RIHMR
Table 15.04.406.040.A (Civic Space
Type Standards). Two of the civic space types, Playgrounds and Community Gardens, may be incorporated into any of the other types or may stand alone.
15.05.406-4 Richmond Livable Corridors
15.04.406.040
Hearing Draft June 2022
761
C. In Table 15.04.406.040.A (Civic Space Type Standards), the illustration and description of each civic space type are illustrative in nature and not regulatory.
D. The service area, size, frontage and disposition of elements standards of each civic space type are regulatory.
1. Service Area. Describes how the civic space relates to the City as a whole and the area that will be served by the civic space.
2. Size. The overall range of allowed sizes of the civic space.
3. Frontage. The relationship along property lines of a civic space to adjacent buildings or lots.
a. The front of the lots attached to or across a thoroughfare from a civic space should face on to the civic space to the maximum extent possible. b. Building. Lots that are attached to or across a thoroughfare from a civic space listed as having a “Building” frontage shall have the front of the lot facing on to the civic space for a minimum of three quarters of the civic space perimeter. c. Independent. Lots that are attached to or across a thoroughfare from a civic space listed as having an “Independent” frontage may have the front, side street, or rear of the lot facing on to the civic space.
4. Disposition of Elements. The placement of objects within the civic space. a. Natural. Civic spaces with natural character are designed in a natural manner with no formal arrangement of elements.
b. Formal. Civic spaces with a formal character have a more rigid layout that follows geometric forms and has trees and other elements arranged in formal patterns.
c. Informal. Civic spaces with an informal character have a mix of formal and natural characteristics.
E. Typical Facilities. A list of the typical facilities found within the civic space. This list is not intended to be a complete list of facilities allowed nor is it intended that every civic space would contain each of the facilities listed. Facilities larger than the indicated gross square footage (gsf) require review and approval by the Director and Parks
Director.
F. 8LIGMZMGWTEGIWWTIGM½IHMR Table 15.04.406.040.A (Civic Space Type Standards) are allowed By Right or By Review in the designated transect zones. Civic Space allowed By Review are allowed if approved by the
Director and Parks Director.
G. Civic spaces shall not be fenced or enclosed and shall have at least one edge open to a WXVIIXSVVMKLXSJ[E])HKIWRSXEFYXXMRKEWXVIIXSVVMKLXSJ[E]WLEPPFIHI½RIHF] FYMPHMRKJVSRXEKIGSRWMWXIRX[MXLXLIWXERHEVHJSV&80(I½RIHF]E&YMPHMRK*VSRX in applicable zones in 15.04.402 (Transect Zones).
Lot adjacent to civic space
Front of lot
Left: Diagram illustrates lot
configuration meeting minimum
standards for a civic space with a
"Building" frontage.
15.05.406-5Richmond Livable Corridors
15.04.406.040
Hearing Draft June 2022
762
Table 15.04.406.040.A Civic Space Type Standards
Transect Zone T4 T5 T4 T5 T4 T5 Civic Space Type Community Park Greenway Neighborhood Green Illustration
Description An open space available for
unstructured recreation
and a limited amount of
structured recreation.
A linear open space
that may follow natural
corridors providing
unstructured and limited
amounts of structured
recreation.
An open space available
for unstructured and
limited amounts of
structured recreation.
Location and Size
Location
Service Area Multiple Neighborhoods Multiple Neighborhoods Neighborhood Size
Minimum 12 acres
EGVIW
[MHIF]
1 mile long)
1 acre
M a x i m u m --1 5 a c r e s
Character
Frontage Independent Independent or Building Building
Disposition of Elements Informal Natural or Informal Informal Typical Facilities
Passive and Active
Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 5,000 gsf, Paths
and Trails
Passive and Active
Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 5,000 gsf, Paths
and Trails
Passive and Active
(unstructured or
structured) Recreation,
Accessory Structure,
Drinking Fountains,
Community Facility < 5,000
gsf, Paths and Trails
Key T# Allowed T# By Review T# Not Allowed
15.05.406-6 Richmond Livable Corridors
15.04.406.040
Hearing Draft June 2022
763
Key T# Allowed T# By Review T# Not Allowed
Table 15.04.406.040.A Civic Space Type Standards (continued) Transect Zone T4 T5 T4 T5 T4 T5 Civic Space Type Neighborhood Square Plaza Pocket Plaza Illustration
Description An open space available
for civic purposes,
unstructured and limited
amounts of structured
recreation.
A formal open space
available for civic purposes
and commercial activities.
Plazas are typically
hardscaped. Commercial
activities shall be
subordinate to Civic use.
A formal open space
available for civic purposes
and commercial activities.
Pocket Plazas are typically
hardscaped. Commercial
activities shall be
subordinate to Civic use.
Location and Size
Location
Service Area Neighborhood Neighborhood Neighborhood
Size
Minimum ½ acre ½ acre 2,000 sf
Maximum 5 acres 2½ acres ½ acre
Character
Frontage Building Building Building
Disposition of Elements Formal Formal Formal
Typical Facilities
Passive and Active
(unstructured or
structured) Recreation,
Accessory Structure,
Drinking Fountains,
Community Facility < 5,000
gsf, Paths and Trails
Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails
Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails
15.05.406-7Richmond Livable Corridors
15.04.406.040
Hearing Draft June 2022
764
Key T# Allowed T# By Review T# Not Allowed
Table 15.04.406.040.A Civic Space Type Standards (continued) Transect Zone T4 T5 T4 T5 T4 T5 Civic Space Type Pocket Park Playground Community Garden Illustration
Description An open space available for
informal activities in close
proximity to neighborhood
residences.
An open space designed
and equipped for the
recreation of children.
A Playground should be
fenced and may include an
open shelter. Playgrounds
may be included within
other civic spaces.
An open space designed as
a grouping of garden plots
that are available to nearby
residents for small-scale
cultivation. Community
Gardens may be included
within other civic spaces.
Location and Size
Location
Service Area Neighborhood Neighborhood Neighborhood
Size
Minimum 2,000 sf - -
Maximum 1 acre - -
Character
Frontage Building Independent or Building Independent or Building Disposition of Elements Formal or Informal Formal or Informal Formal or Informal Typical Facilities
Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails
Accessory Structure,
Drinking Fountains, Paths
and Trails
Accessory Structure,
Drinking Fountains, Paths
and Trails
15.05.406-8 Richmond Livable Corridors
15.04.406.040
Hearing Draft June 2022
765
15.04.406.050 Mix of Building Types.
A. A mix of building types introduces variety into the character of neighborhoods. Blocks shall provide a diversity of residential and mixed-use building types in a manner that JYP½PPWXLIMRXIRXSJIEGLXVERWIGX^SRIEWHIWGVMFIHMR Article 15.04.402 (Transect
Zones) and the following formulas below. In the event that blocks are composed of more than one transect zone, the minimum mixing requirement of the most intense transect zone shall apply across the block.
B. T4 Neighborhood. Blocks within the T4N Transect Zones are intended to provide a mix of detached house, duplex and multi-unit types. See Section 15.04.402.020 (T4
Neighborhood) for the allowed building types in T4N.
1. Blocks within the T4N Transect Zones shall provide a minimum of two distinct building types per block.
2. No more than 50 percent of the residential units on a block shall be located within Detached House, Cottage, or Duplex building types.
C. T4 Main Street, T5 Neighborhood, and T5 Main Street. Blocks within the T4MS, T5N, or T5MS Transect Zone are intended to provide the greatest diversity of building types. See
Section 15.04.402.030 (T4 Main Street), Section 15.04.402.040 (T5 Neighborhood) and Section 15.04.402.050 (T5 Main Street) for the allowed building types in T4MS, T5N, and T5MS.
1. Blocks within the T4MS, T5N, or T5MS Transect Zones shall provide a minimum of three distinct building types per block.
2. No more than 50% of the residential units on a block shall be located within Detached House, Cottage, or Duplex building types.
D. T5 Core. Blocks within the T5C Transect Zone are intended to be composed of attached building types and shall have no minimum mixing requirement. See Section
15.04.402.060 (T5 Core) for the allowed building types in T5C.
MP MP MPMP
DH DH DH DH DH
Alley
MP CB CB MP
MPMP DH
Alley
*EV0IJX
&PSGO[MXLWM\
Detached House (DH),
JSYV1YPXM4PI\
14 ERH
X[S'SYVX]EVH&YMPHMRK
'&
&YMPHMRK8]TIW
0IJX
&PSGO[MXL½ZI
Detached House (DH)
ERHJSYV1YPXM4PI\
14
&YMPHMRK8]TIW
MS MS MS MS
MPMP
RH
Alley
0IJX
&PSGOMRGPYHIW½ZI
Main Street Building (MS),
WIZIR6S[LSYWI
6,
ERHX[S1YPXM4PI\
14
&YMPHMRK8]TIW
T4N: Sample Building Type Mix
T5N: Sample Building Type Mix
MS
DH DH
DH DH DH
15.05.406-9Richmond Livable Corridors
15.04.406.050
Hearing Draft June 2022
766
15.04.406.060 Intersections.
A. Street design of narrow streets and compact intersections requires designers to pay GPSWIEXXIRXMSRXSXLISTIVEXMSREPRIIHWSJXVERWMX½VIERHVI WGYI[EWXIGSPPIGXMSR ERHHIPMZIV]XVYGOW*SVXLMWVIEWSRIEVP]GSSVHMREXMSR[MXLX VERWMX½VIERHVIWGYI waste collection and other stakeholder groups is essential.
B. More regular encroachment of turning vehicles into opposing lanes will occur at GSQTEGXMRXIVWIGXMSRW8LIVIJSVIJVIUYIRG]SJEGGIWWXVEJ½GZ SPYQIWERHXLIWTIIHW on intersecting streets at those intersections shall be considered when designing MRXIVWIGXMSRW*SV½VIERHVIWGYIHIXIVQMREXMSRSJXLIMQTSVXE RGISJXLEXWXVIIXJSV community access should be determined, e.g. primary or secondary access.
C. The designer should use turning templates or software to evaluate intersections to ensure that adequate operation of vehicles can occur. Location of on-street parking around intersections should be evaluated during this analysis to identify potential GSR¾MGXWFIX[IIRXYVRMRKZILMGPIWERHSRWXVIIXTEVOMRK&MOIPERIWERHSRWXVIIX parking will increase the effective curb return radius, when curb extensions are not employed, by providing more room for the wheel tracking of turning vehicles.
D. 6SYRHEFSYXWWLSYPHFIGSRWMHIVIHEWEREPXIVREXMZIXSXVEJ½GWMKREPW6SYRHEFSYXW GERTVSZMHIVIHYGIHZILMGPIWTIIHWVIHYGIHGSR¾MGXTSMRXWWITEVEXMSRSJZILMGPI ZILMGPIGSR¾MGXTSMRXWJVSQZILMGPITIHIWXVMERGSR¾MGXTSMRXWERHTVSZMHIEX[S WXITGVSWWMRKJSVTIHIWXVMERW%XQYPXMPERIVSYRHEFSYXWFIR I½XWJSVFMG]GPMWXW and pedestrians are greatly diminished due to multiple-threat scenarios and bicycle [IEZMRKERHEHHMXMSREPGSRWMHIVEXMSRWEVIRIGIWWEV]MRGPYHMRKMRWXEPPMRKEXVEJ½GWMKREP or pedestrian hybrid beacons at crosswalks." Roundabouts: An Informational Guide (FHWA) continues to provide the current best practice guidance on roundabout design, including bicycle and pedestrian accommodation.
15.05.406-10 Richmond Livable Corridors
15.04.406.060
Hearing Draft June 2022
767
15.04.406.070 Pedestrian Crossings.
A. Directional Curb Ramps. Perpendicular corner curb ramps with a separate ramp installed in each direction shall be used where feasible instead of single, diagonal corner ramps.
B. Crosswalks. Crosswalks shall be designed per the Crosswalk Policy in the Pedestrian Plan.
C. Medians. Medians, where provided, shall provide a median refuge at the intersection designed per the standards in the diagram below.
QMR
QMR
SVPIRKXLSJ
crosswalk min.
D. Mid-block crossings, where provided, shall have mid-block curb extensions per the standards in the diagram below.
X]T
X]T
15.05.406-11Richmond Livable Corridors
15.04.406.070
Hearing Draft June 2022
768
E. On thoroughfares with medians, provided mid-block crossings between the median and curbs shall be offset from one another per the diagram below.
15.04.406.090 Bicycle Facilities.
A. Bicycle Master Plan and Pedestrian Plan.
1. Thoroughfares shall be designed to support the goals, policies, and recommendations within the Bicycle Master Plan and Pedestrian Plan.
2. The Bicycle Network. Bicycle facilities shall be located per the proposed bicycle network in the Bicycle Master Plan.
3. 7LSYPHEGSR¾MGXEVMWIFIX[IIRXLIWXERHEVHWMR
this Article and the Bicycle
Master Plan or Pedestrian Plan, the standards in this Article shall take precedence unless the Director determines otherwise.
B. ;''8%'8VERWMX;E]½RHMRK4PER&MG]GPIERHTIHIWXVMER[E]½RHMRKWLEPPFI MQTPIQIRXIHTIVXLI;''8%';E]½RHMRK7MKREKI4VSKVEQ
C. 4VIHI½RIHXLSVSYKLJEVIEWWIQFPMIWJSYRHMR Section 15.04.406.100 (Thoroughfare Assemblies) are allowed By Right.
D. Thoroughfares that do not meet the standards in items A, B or C above are not allowed in any transect zones.
15.05.406-12 Richmond Livable Corridors
15.04.406.090
Hearing Draft June 2022
769
15.04.406.100 Thoroughfare Assemblies.
A. This Section provides thoroughfare assemblies that have been approved by the City for use in transect zones.
B. The tables in this Section are added into the City of Richmond Standard Plans.
Key ST-57-20-BL
Frontage Type
Right of Way Width
Pavement Width
Transportation
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
15.05.406-13Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
770
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes $
QEVOIH
45º angled parking
Medians None
Public Frontage Assembly
Frontage Type Commercial street
Drainage Collection Type Curb and gutter
Planter Type
\
XVII[IPP
Landscape Type 8VIIWEX
SGEZK
Lighting Type Post, column, or
double column
Walkway Type
WMHI[EPO
Curb Type Square
C
D
E
Application
Transect Zones
T4N T4MS
T5N T5MS
T5C
Movement Type Slow
Design Speed 20 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Curb-to-curb
Right of way
Parking Travel
Sidewalk
ParkingTravel
Sidewalk
A
C C DDE E
B
Table 15.04.406.100. A: Thoroughfare Assemblies
Thoroughfare Assembly CS-100-60
15.05.406-14 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
771
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Commercial street
Drainage Collection Type Curb and gutter
Planter Type
\
XVII[IPP
Landscape Type 8VIIWEX
SGEZK
Lighting Type Post or column
Walkway Type
WMHI[EPO
Curb Type Square
C
D
E
Application
Transect Zones
T4N T4MS
T5N T5MS
T5C
Movement Type Slow
Design Speed 25 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Curb-to-curb
Right of way
Parking Travel
Sidewalk
ParkingTravel
Sidewalk
A
C C DDE E
B
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly CS-60-36
15.05.406-15Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
772
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes $
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Commercial street
Drainage Collection Type Curb and gutter
Planter Type
\
XVII[IPP
Landscape Type 8VIIWEX
SGEZK
Lighting Type Post or column
Walkway Type
WMHI[EPO
Curb Type Square
C
D
E
F
Application
Transect Zones
T4N T4MS
T5N T5MS
T5C
Movement Type Low
Design Speed 30 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Curb-to-curb
Right of way
Parking Travel
Sidewalk
ParkingTravel
Sidewalk
BikeBike
A
C C EDDEF F
B
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly CS-72-48-BL
15.05.406-16 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
773
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Curb and gutter
Planter Type
GSRXMRYSYWTPERXIV
1 Landscape Type 8VIIWEX
SGEZK
Lighting Type Pipe, post, or column
Walkway Type
WMHI[EPO
1 Curb Type Square
1
GSRXMRYSYWTPERXIVERH
WMHI[EPOJSV8ETTPMGEXMSR
C
D
E
F
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Slow
Design Speed 20 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
A
C C D EE FF D
B
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly ST-60-32
15.05.406-17Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
774
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Curb and gutter
Planter Type
GSRXMRYSYWTPERXIV
1 Landscape Type 8VIIWEX
SGEZK
Lighting Type Pipe, post, or column
Walkway Type
WMHI[EPO
1 Curb Type Square
1 5
GSRXMRYSYWTPERXIVERH
WMHI[EPOJSV8ETTPMGEXMSR
C
D
E
F
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Slow
Design Speed 25 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
A
C C D EE FF D
B
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly ST-60-36
15.05.406-18 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
775
A
C C EDDE
B
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes $
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Curb and gutter
Planter Type
GSRXMRYSYWTPERXIV
1 Landscape Type 8VIIWEX
SGEZK
Lighting Type Pipe, post, or column
Walkway Type
WMHI[EPO
1 Curb Type Square
1 5
GSRXMRYSYWTPERXIVERH
WMHI[EPOJSV8ETTPMGEXMSR
C
D
E
F
G
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Low
Design Speed 30 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Curb-to-curb
Right of way
Parking Travel
Sidewalk
ParkingTravel
Sidewalk
BikeBike
FF GG
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly ST-72-48-BL
15.05.406-19Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
776
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes $
QEVOIH
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Valley gutter or
WLIIX¾S[
Planter Type
\
TPERXIVEX
SG
Landscape Type 8VIIWEX
SGEZK
Lighting Type Post or column
Walkway Type
WMHI[EPO
Curb Type 6SPPIHSV¾YWL
C
D
E
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Yield
Design Speed <20 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Right of way
Yield LaneParking/
Planting
Sidewalk Park ing/
Planting
Sidewalk
A
C D EE D
B
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly ST-40-28
15.05.406-20 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
777
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes None
Medians None
Public Frontage Assembly
Frontage Type Rear lane
Drainage Collection Type Valley gutter or
WLIIX¾S[
Planter Type None
Landscape Type None
Lighting Type Pipe or post
(if provided)
Walkway Type None
Curb Type 6SPPIHSV¾YWL
B
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Yield
Design Speed <20 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Right of way
Yield Lane
B
A
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly RL-20-14
15.05.406-21Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
778
Lane Assembly
8VEJ½G0ERIW $
Bicycle Lanes None
Parking Lanes None
Medians None
Public Frontage Assembly
Frontage Type Rear alley
Drainage Collection Type Valley gutter or
WLIIX¾S[
Planter Type None
Landscape Type None
Lighting Type Pipe or post
(if provided)
Walkway Type None
Curb Type 6SPPIHSV¾YWL
C
Application
Transect Zones T4N T4MS
T5N T5MS
T5C
Movement Type Slow
Design Speed <20 mph
Overall Widths
Right-of-Way (ROW) Width
Pavement Width
A
B
Right of way
Lane
C C
B
A
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly RA-24-21
15.05.406-22 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
779
Lane Assembly
8VEJ½G0ERIW None
Bicycle Lanes None
Parking Lanes None
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Valley gutter or
WLIIX¾S[
Planter Type Continuous planter
Landscape Type None
Lighting Type Post or column
Walkway Type
TEZIVW
Curb Type None
Application
Transect Zones
T4N T4MS
T5N T5MS
T5C
Movement Type n/a
Design Speed n/a
Overall Widths
Right-of-Way (ROW) Width
QMR
A
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly PS-20-20
A
15.05.406-23Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
780
Table 15.04.406.100.A: Thoroughfare Assemblies (continued) Thoroughfare Assembly PS-20-30
B CC
A
Lane Assembly
8VEJ½G0ERIW None
Bicycle Lanes None
Parking Lanes None
Medians None
Public Frontage Assembly
Frontage Type Street
Drainage Collection Type Valley gutter or
WLIIX¾S[
Planter Type
QMRGSRXMRYSYW
planter
Landscape Type None
Lighting Type Post or column
Walkway Type
WMHI[EPOWEPSRKIHKIW
Curb Type None
B
C
Application
Transect Zones
T4N T4MS
T5N T5MS
T5C
Movement Type n/a
Design Speed n/a
Overall Widths
Right-of-Way (ROW) Width
QMR
A
15.05.406-24 Richmond Livable Corridors
15.04.406.100
Hearing Draft June 2022
781
I 80
8th
Barrett
I 580
34th
7th
3rd
33rd
Nevin35th
31st
30th
9th
Rheem
Garvin
32nd
Marina
Key
39th
A
1st
Carlson
Roosevelt
37th
24th
28th
40th
Lowell
Amador
Kern
21st
Ohio
Yuba
6th
23rd
41st
22nd
5th
Wright
29th
San Pablo
Andrade
McBryde
27th
Lassen
19th
Dunn
42nd
Wall
Berk
MacDonald
20th
43rd
Costa
4th
Maricopa
Grant
Potrero
Ripley
Clinton
Ventura
Humphrey
Lincoln
47th
Gaynor
Tulare
18th
2nd
Sanford
Hellings
Richmond
Esmond
McLaughlin
Taft
12th
Hensley
Downer
Bell
Coalinga
11th
26th
10th
25th
Fall
17th
Willard
16th
Richmond Greenway
45th
Alley
Waller
Harbour
Bissell
13th
Burbeck
Espee
Overend
Moran
Spring
36th
52nd
38th
Foothill
50th
Wilcox
State
Hwy 123
Visalia
State
Wilson
Vernon
Maine
Sonoma
Stege
Hoffman
South
Portola
Sierra
Broadway
Humboldt
Mount
Wendell
15th
Ramp
Chanslor
Kirk
Pullman
Kearney
Beck
Pennsylvania
14th
Glenn
Carlston
Dimm
Castro
Lucas
Hinkley
Grove
Marin
Murdock
Rumrill
Marina Bay
Cerrito
Factory
Center
Virginia
Solano
44th
Leo
Fray
46th
Cutting
Civic Center
Florida
Joel
Driveway
York
Ralston
Montoya
Triangle
Gerald
Park
Euclid
Brooks
49th
Ortho
Zara
Hayes
Nunn
Juliga Woods
Regina
Collins
Reid
Hill
Elm
Preble
Amstan
Casino
Boyd
Village
Mathew
Castilla
Shasta
Silva
Mesa
Machinist
Joy
Natalie
Parking Lot
Presco
Elgin
Prather
Bonds
Plaza
Reece
Maple
Victor
Brookside
Turpin
Johnson
Regatta Hershey
Chavez Ernest
Kelsey
Acacia
Escuela
Cliff
Wood
Victoria
Welcome
Fred Jackson
Conlon
Last
Exchange
Calspray
Livingston
Nicholl
Exit 27
Bernhard
Contra Costa
Corto
Essex
Leona
Exit 9B
Hawthorne
Metro Walk
Unnamed Street
Enterprise
Exit 16B
16th
Alley
5th
Ramp
28th
25th
9th
Ventura
Hoffman
24th
21st
Civic Center
Parking Lot
45th
25th
Ramp
Village
12th
21st
16th
41st
Virginia
Nevin
Ramp
39th
19th
Bissell
33rd
Ohio
17th
47th
Alley
27th
Alley
27th
Lincoln
Ramp
Alley
Driveway
22nd
Parking Lot
31st
41st
Ramp
Ramp
10th
Garvin
Clinton
Stege
Alley
24th
15th
18th
13th
9th
8th
Wilson
19th
Alley
Driveway
Solano
Shasta
Gaynor
Nevin
3rd Florida
14th
42nd
9th
21st
Driveway
Esmond
11th
Grant
20th
Lucas
Bissell
Driveway
16th
7th
13th
Clinton
36th
18th
Hoffman
28th
Alley
20th
Spring
Florida
Driveway
17th
42nd
Glenn
Clinton
McBryde
Driveway
35th
Ohio
Clinton
7th
Driveway
18th
Parking Lot
Chanslor
17th
47th
Maine
6th
29th
Wall
5th
13th
33rd
13th
1st
Driveway34th
Alley
Unnamed Street
36th
26th
34th
5th
Florida
Ramp
4th
Factory
46th
Ramp
Cutting
Alley
26th
Esmond
Alley
4th
Visalia
7th
Alley
32nd
43rd
12th
21st
Ramp
1st
29th
DrivewayDriveway
Wall
Bissell
17th
Bissell
40th
Chanslor
Richmond
Clinton
Wendell
Ramp
3rd
45th
Unnamed Street
28th
49th
15th
38th
Driveway
21st
Garvin
Driveway
17th
15th
Ramp
Pennsylvania
31st
24th
Ramp
Virginia
13th
20th
30th
McLaughlin
Ramp
28th
Ramp
15th
13th
Pennsylvania
Burbeck
26th
17th
45th
Barrett
20th
Wilson
Solano
1st
Harbour
Driveway
29th
10th
Virginia
44th
13th
24th
Alley
Florida
Unnamed Street
Alley
11th
Florida
2nd
20th
11th
Ohio
Lincoln
15th
12th
Potrero
Civic Center
Esmond
Alley
39th
Nevin
37th
Roosevelt
6th
Alley
Parking Lot
Driveway
15th
25th
16th
Humboldt
Florida
19th
36th
50th
Castro
19th
7th
I 80
44th
Ohio
Civic Center
Florida
22nd
Nevin
Maine
Carlson
39th
Richmond
26th
I 580
Ventura
12th
Center
35th
32nd
29th
Clinton
Alley
16th
41st
29th
Harbour
Potrero
11th
Ramp
Roosevelt
Driveway
Transect
Zones
Richmond, CA
0 1,000 2,000 500
Feet
Legend
T4N-30
T4N-35
T4N-O
T4MS-O
T4MS
T5N-55
T5MS-O
T5MS
T5N-135
T5C-O
T5C
0 When mapped on parcels with T5C or T5C-O,
non-residential use (active use) required on ground
floor along public frontage. Residential use allowed
behind as per 15.04.402.070 Land Use Table.
' Build-To Line Required with Shopfront Frontage
Carlson
Ohlone
State Hwy 123
Sutter
Fresno
I 80
Panama
Kearney
Schmidt
Butte
Portola
59th
Columbia
San Mateo
Huntington
Shasta
Van Fleet
Santa Cruz
Sacramento
Moeser
Waldo
Lexington
Tehama
Richmond
San Jose
San Luis
Elm
Liberty
Burlingame
Mendocino
San Benito
Manila
Plumas
Orchard
Placer
El Dorado
Santa Clara
Bayview
Wenk
Stockton
Alameda
Driveway
San Joaquin
Eureka
Everett
Norvell
Glenwood
Liberty
State Hwy 123
Elm
Liberty
I 80
Liberty
Kearney
Santa Clara
Driveway
782
Richmond Livable Corridors
Form-Based Code Project
Addendum to the City of Richmond General Plan 2030
Environmental Impact Report
SCH #2008022018
prepared by
City of Richmond
Community Development Department
450 Civic Center Plaza, 2nd Floor
Richmond, California 94804
Roberta Feliciano, Senior Planner, (510) 620-6662
prepared with the assistance of
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
May 2022
ATTACHMENT 3
783
784
Introduction
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report i Table of Contents
1 Introduction ................................................ .................................................................................... 1 2 Background .................................................. ................................................................................... 2
2.1 2030 General Plan ......................................... ...................................................................... 2
2.2 2030 General Plan EIR ........................................ ................................................................. 4
2.3 Documents Incorpor ated by Reference .............................................................................. 4 3 Proposed Richmond Livable Corridors Form-Based Code Project . ................................................ 5
3.1 Project Location .......................................... ........................................................................ 5
3.2 Components of the FBC ..................................... ................................................................. 5
3.3 Transect Zones .................................................................................................................... 7
3.4 Building Types ............................................ ......................................................................... 7
3.5 Architectural Standards ................................... ................................................................... 7
3.6 General to Large Sites .................................... ...................................................................13
3.7 Projected Buildout under the FBC .......................... ..........................................................13 4 Decision Not to Prepare a Subsequent Environmental Impact Rep ort ........................................14 5 Environmental Impacts ....................................... ..........................................................................15
5.1 Aesthetics ................................................ ..........................................................................15
5.2 Agriculture and Forest Resources .....................................................................................17
5.3 Air Quality ............................................... ..........................................................................17
5.4 Biological Resources ..........................................................................................................21
5.5 Cultural Resources ........................................ ....................................................................22
5.6 Energy .................................................... ...........................................................................24
5.7 Geology and Soils ......................................... .....................................................................25
5.8 Greenhouse Ga s Emissions ...............................................................................................26
5.9 Hazards and Hazardous Materials ........................... .........................................................29
5.10 Hydrology and Water Quality ...........................................................................................30
5.11 Land Use and Planning .................................... ..................................................................31
5.12 Mineral Resources ........................................ ....................................................................32
5.13 Noise .................................................... .............................................................................32
5.14 Population and Housing ................................... .................................................................34
5.15 Public Services .......................................... .........................................................................35
5.16 Recreation ............................................... ..........................................................................36
5.17 Transpor tation ..................................................................................................................37
5.18 Tribal Cultural Resources ................................ ..................................................................42
5.19 Utilities and Service Systems ............................ ................................................................43
5.20 Wildfire.................................................. ............................................................................44 6 Conclusion................................................... ..................................................................................46 785
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Richmond Livable Corridors Form-Based Code Project
ii
7 References .................................................. ..................................................................................47
7.1 Bibliography .............................................. ........................................................................47
7.2 List of Preparers ................................................................................................................47 Tables
Table 1 Summary of Proposed Regulatory Standards for Each Trans ect Zone .............................10 Table 2 Summary of Proposed Regulatory Standards for Carriage H ouse, Detached House, Cottage, Bungalow Court, Duplex, Rowhouse, and Multi-Plex Building Types ................11 Table 3 Summary of Proposed Regulatory Standards for Stacked Fl ats, Courtyard, Live/Work, Main Street, Mid-Rise, and High-Rise Building Types .......................................................12 Table 4 Project Buildout ...................................... ..........................................................................13 Table 5 Project Vehicle Miles Traveled Metrics ................ ............................................................40 Table 6 Summary of VMT Reduction Strategies .................. ..........................................................41 Figures
Figure 1 General Plan Boundaries .............................. ....................................................................... 3 Figure 2 Project Location ..................................... ............................................................................. 6 Figure 3 Summary of Transect Zones ............................ .................................................................... 8 Figure 4 Map of Transect Zones................................. ....................................................................... 9 Appendices
Appendix A Vehicle Miles Traveled Analysis
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Introduction
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 1 1 Introduction
This document is an addendum to the City of Richmond General Plan 2030 Final Environmental Impact Report (EIR) (State Clearinghouse #2008022018), which was certified by the City of Richmond City Council in April 2012 (“2012 EIR”). This addendum addresses the proposed Richmond Livable Corridors Form-Based Code (FBC) project (“proposed project”). The proposed project would implement the City’s 2030 General Plan by adopting an FBC and other updates to the City’s zoning and subdivision regulations to encourage mixed-use and residential infill development and improve the public realm along major corridors.
In accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, codified in Sections 15000 et seq. of Title 14 of the California Code of Regulations, a lead agency must prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. Under Section 15162(a), where an EIR has been certified for a project, no subsequent EIR shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that there are substantial changes in the project or circumstances or substantially important new information that will cause the project to have significant new impacts or substantially increase previously identified significant impacts.
The addendum does not need to be circulated for public review but can be included in or attached to the final EIR (Section 15164(c)). The decision-making body must consider the addendum with the final EIR prior to making a decision on the project (Section 15164(d)). A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162, supported by substantial evidence, should be included in the addendum, the lead agency's findings on the project, or elsewhere in the record (Section 15164(e)). A discussion on this topic can be found in Section 4, Decision Not to Prepare a Subsequent Environmental Impact Report, of this addendum.
This addendum has been prepared in accordance with relevant provisions of CEQA (California Public Resources Code Section 21000, et seq.) and the CEQA Guidelines. It describes the proposed project and compares its impacts to those identified in the 2012 General Plan EIR. The analysis demonstrates that the proposed project does not require the preparation of a subsequent or supplemental EIR.
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2 2 Background
This section provides an overview of the 2030 General Plan and its EIR to provide context for this addendum.
2.1 2030 General Plan
On April 25, 2012, the City Council of the City of Richmond (City) approved the Richmond General Plan 2030. The City’s General Plan 2030 provides goals, policies, and programs intending to guide development in the City for 20 years through the planning horizon year of 2030. The General Plan includes 15 elements, including Economic Development; Education and Human Services; Land Use and Urban Design; Circulation; Community Facilities and Infrastructure; Housing; Conservation, Natural Resources, and Open Space; Energy and Climate Change; Growth Management; Parks and Recreation; Community Health and Wellness; Public Safety and Noise; Arts and Culture; Historic Resources; and National Historical Park, which comprise those General Plan elements required by State law (Land Use, Circulation, Housing, Open Space, Conservation, Noise, and Safety), as well as seven additional elements. The General Plan includes the following main objectives:
Present strategies and specific implementing actions to achieve the community’s overarching vision and long-term goals;
Establish a basis for determining whether specific development proposals and public projects align with the community’s vision and long-term goals;
Empower City departments, other public agencies, and private developers to design projects that will enhance community character and sustain and improve quality of life in accordance with particular values and principles defined in the General Plan; Provide a basis for developing more detailed plans and implementing programs such as the Zoning Ordinance, capital improvement plans, facilities plans, community needs assessments, and specific plans; and
Guide public agencies that work with the City, such as school districts, regional boards, or state agencies, as well as private investors, as they contemplate future actions in the area.
Richmond’s City limits cover a geographically dispersed area that stretches from the San Francisco and San Pablo bays to the San Pablo and Sobrante ridges. For purposes of the General Plan, the City is organized into five planning areas: Central Richmond; Hilltop; El Sobrante Valley; Southern Shoreline; and West Richmond Parkway. Figure 1 shows the boundaries of the planning areas identified in the General Plan, which algin with the boundaries of the City of Richmond.
788
Background
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 3 Figure 1 General Plan Boundaries
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Richmond Livable Corridors Form-Based Code Project
4 2.2 2030 General Plan EIR
The City Council certified the EIR for the General Plan (“2012 EIR”) when the General Plan was adopted in April 2012. The 2012 EIR evaluated potential environmental consequences associated with the General Plan, focusing in depth on the following environmental issue areas:
Land Use Consistency and Compatibility
Demographics
Air Quality
Biological Resources
Climate Change
Cultural Resources
Geology, Soils, and Minerals
Hazards, Public Safety, and Flooding
Hydrology and Water Quality
Noise
Parks and Recreation
Public Services
Public Utilities
Transportation and Circulation
Visual Resources
The 2012 EIR found that the General Plan’s goals, policies, and programs as well as required mitigation measures would reduce most of the potential environmental impacts that would occur due to buildout of the General Plan. However, impacts related to air quality, cultural resources, climate change, noise, public utilities, transportation and circulation, and visual resources were determined to be significant and unavoidable. Accordingly, the City adopted a Statement of Overriding Considerations for these significant and unavoidable impacts as required under CEQA Guidelines Section 15093.
The analysis in the EIR was based on a projection that the 2030 General Plan could result in an increase in population of 30,147 and an additional 22,488 jobs. Overall, the General Plan projected an increase of 15,548 housing units, for a total housing supply in the City of 51,128 housing units by 2030.
2.3 Documents Incorporated by Reference
The General Plan Update Draft EIR and Final EIR evaluated impacts associated with the City’s General Plan, including cumulative impacts associated with future development occurring under the General Plan. These documents, in their entirety, as well as the technical reports and appendices prepared in conjunction with the previous General Plan DEIR and FEIR, are incorporated by reference into this addendum. Technical document supporting the General Plan DEIR and FEIR and this addendum are available for review at the City of Richmond Planning and Building Services Department. The General Plan DEIR and FEIR are also available online at:
https://www.ci.richmond.ca.us/2608/General-Plan-2030.
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Proposed Richmond Livable Corridors Form-Based Code Project
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 5 3 Proposed Richmond Livable Corridors
Form-Based Code Project
The proposed project would involve adoption by the Richmond City Council of a Form-Based Code (FBC) for several of the city’s commercial corridors and surrounding areas. Form-Based Codes are land development regulations that have an emphasis on high-quality public realms by using physical form (e.g., building massing, exterior design) as the organizing principle. Transect zones within the FBC differ from traditional zoning regulations because they primarily control physical form instead of allowed uses.
The FBC would be adopted as series 400 in Article 15 of the Richmond Municipal Code (RMC). The intent of the proposed FBC is to create walkable mixed-use neighborhoods, consistent with the intent of the City’s General Plan.
3.1 Project Location
Figure 2 shows the project location, also referred to in this addendum as the project area, which is the area of the City in which the proposed FBC would apply. The proposed FBC would apply to parcels in two main areas within the City, which together comprise the project location. Both areas are located in Central Richmond along main commercial and residential corridors. One area includes parcels between South 2nd Street to the west, Interstate-580 to the south, Interstate-80 to the east, and Stanford Avenue to the north, including parcels along Barrett Avenue, Macdonald Avenue, San Pablo Avenue and 23rd Avenue. The other area includes parcels along San Pablo Avenue between Manila Avenue to the north and El Dorado Avenue to the south.
3.2 Components of the FBC
The proposed FBC includes the following components:
The Preamble, which provides the overall intent of the FBC as it is applied within the City. The Preamble provides a definition of FBCs and an overview of transect zones, building types, and frontage types, which are regulated in other articles of the FBC. The Transect Zones Article, which includes information and standards for the transect zones.
This article organizes dimensional standards for each zone (e.g., building placement, building form, parking placement and ratios, architectural styles, allowed frontages, and encroachments) with the allowed uses in each zone.
The Building Types Article, which provides form standards for different building types, which supplement the standards found in the Transect Zones Article. The Frontage Types Article, which provides form standards for frontages, which supplement the standards found in the Transect Zones Article.
The Architectural Standards Article, which provides standards for characteristic architectural styles, which supplement the standards found in the Transect Zones Article. This Article also provides additional standards for the treatment of building and frontage types found in the Building Types Article and the Frontage Types Article.
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City of Richmond
Richmond Livable Corridors Form-Based Code Project
6 Figure 2 Project Location
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Proposed Richmond Livable Corridors Form-Based Code Project
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 7 The General to Large Sites Article, which includes standards and regulations for applicants proposing large infill and community-scaled plans, including standards for thoroughfare networks, connectivity, the development and location of civic and open spaces, and the design of blocks and lots. The standards are designed to promote the development of walkable places.
Additional detail on each of the FBC components is provided below.
3.3 Transect Zones
The Transect Zones Article of the proposed FBC provides regulatory standards governing building form and land use within each of the proposed transect zones. Transect Zones are based on the rural-to-urban transect, a spatial organizing principal designed to promote appropriate transitions between higher-intensity and lower-intensity zones. Zones are arranged primarily by intensity. For Richmond, the transect zones range from neighborhood zones, including low and medium residential areas, to the core transect zone, which includes higher density land uses in the downtown. Each transect zone would include different standards related to allowed uses and building form, including maximum building height, maximum and minimum setbacks, and required parking spaces. Building form, including size, massing, open space, frontages visible from the public right of way, and access, would be further regulated based on proposed building types (e.g., cottage, duplex, townhouse, multi-plex) explained further below.
Figure 3 provides an excerpt from the proposed FBC showing the identified Transect Zones, Figure 4 shows a map of the Transect Zones, and Table 1 summarizes the regulatory standards for each zone.
3.4 Building Types
The Building Types Article of the proposed FBC sets standards applicable to the development of each building type. The building types include carriage house, detached house, cottage, bungalow court, duplex, rowhouse, multi-plex (small and large), stacked flats, courtyard building (small and large), live/work, main street building, mid-rise, and high-rise. The intent of the standards is to ensure development that reinforces walkability, relationships with the built environment, and the highly valued existing character and scale of Richmond’s historic neighborhoods and downtown.
The standards would apply to all proposed development within the Transect Zones.
Table 2 and Table 3 provide an overview of the building types and their respective development standards.
3.5 Architectural Standards
The Architectural Design Standards Article of the proposed FBC includes design standards for the six allowed architectural styles: Contemporary, Industrial, Main Street Classical, Art Deco, Spanish Revival, and Victorian. While architectural guidelines may be applied to non-FBC zones, the architectural standards in the Livable Corridors FBC would be regulatory. The standards address aspects of individual building design including roofs and roof pitch, eaves, cornices, walls, base of walls, dormers, openings and doors, storefronts, porches, and balconies. Each building proposed under the FBC would be required to be designed in compliance with one of the allowed architectural styles.
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Richmond Livable Corridors Form-Based Code Project
8 Figure 3 Summary of Transect Zones
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Proposed Richmond Livable Corridors Form-Based Code Project
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 9 Figure 4 Map of Transect Zones
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Richmond Livable Corridors Form-Based Code Project
10 Table 1 Summary of Proposed Regulatory Standards for Each Transect Zone
T4 Neighborhood
(T4N)
T4 Main Street
(T4MS)
T5 Neighborhood
(T5N)
T5 Main Street
(T5MS)
T5 Core
(T5C)
Allowed Building Types
Building Types Carriage House (ADU)
Detached House
Cottage
Bungalow Court
Duplex
Rowhouse
Multi-Plex: Small
Courtyard Building: Small
Carriage House (ADU)
Cottage (ADU)
Courtyard Building: Large
Live/Work
Main Street Building
Carriage House (ADU)
Cottage (ADU)
Rowhouse
Multi-Plex: Small
Multi-Plex: Large
Stacked Flats
Courtyard Building: Large
Mid-Rise
High-Rise
Carriage House (ADU)
Rowhouse
Multi-Plex: Small
Multi-Plex: Large
Stacked Flats
Courtyard Building: Large
Live/Work
Main Street Building
Mid-Rise
Rowhouse
Multi-Plex: Small
Multi-Plex: Large
Stacked Flats
Courtyard Building: Large
Live/Work
Main Street Building
Mid-Rise
High-Rise
Setbacks (Distance from ROW/Lot Line for Principal Building) Front 10 ft min, 15 ft max 0 ft min, 10 ft max 0 ft min, 15 ft max 0 ft min, 10 ft max 0 ft min, 10 ft max Side Street 5 ft min, 10 ft max 0 ft min, 10 ft max 0 ft min, 15 ft max 0 ft min, 10 ft max 0 ft min, 10 ft max Side 5 ft 0 ft 0 ft 0 ft 0 ft
Rear 5 ft 0 – 10 ft 0 – 5ft 0 – 10 ft 0 – 10 ft
Height (Principal Building)
Stories 2.5 max. 4 max. 5 max., 12 max in T5N-135 5 max. 12 max.
Overall 30 ft max.; 35’ max in T4N-
35 and T4N-O
45 ft max 55 ft max.; 135’ max in
T5N-135
55 ft max.; 35’ for T5MS-O
on San Pablo abutting RL2
135 ft max.
Parking (Required Spaces)
Residential Uses 1/1,000 sf min. 1/1,000 sf min 1.25/unit max. 1.25/unit max. 1.25/unit max.
Lodging Uses 0.5/room min 1/room max 0.5/room min. 1/room max. 1/room max.
Retail or Service
Uses
None specified 2/1,000 sf min.; none
required for retail/ service
under 5,000 sf
None required for retail/
service under 5,000 sf
2/1,000 sf min.; none
required for retail/ service
under 5,000 sf
2/1,000 sf min; none
required for retail/ service
under 5,000 sf
Architectural Styles
Allowed
architectural styles
Art Deco
Contemporary
Spanish Revival
Victorian
Art Deco
Contemporary
Industrial
Main Street Classical
Spanish Revival
Victorian
Art Deco
Contemporary
Spanish Revival
Victorian
Art Deco
Contemporary
Main Street Classical
Spanish Revival
Victorian
Art Deco
Contemporary
Main Street Classical
Spanish Revival
Victorian
Notes: sf = square foot, ft = foot, ADU = Accessory Dwelling Unit 796
Proposed Richmond Livable Corridors Form-Based Code Project
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 11 Table 2 Summary of Proposed Regulatory Standards for Carriage House, Detached House, Cottage, Bungalow Court, Duplex, Rowhouse, and Multi-Plex Building Types
Carriage
House
Detached
House Cottage
Bungalow
Court Duplex Rowhouse Multi-Plex: Small Multi-Plex: Large Description
Description Secondary
structure
typically
located at the
rear of the lot.
Medium-
sized
detached
structure on
a medium-
sized lot.
Small,
detached
structure either
occupying a
small lot or
built as an
accessory
dwelling unit
A series of
small,
detached
structures,
providing
multiple units
arranged to
define a
shared court
Small- to medium-
sized structure
that consists of
two side-by-side
units with a
shared property
line, both facing
the street and
with a single-
building massing
Small- to
medium- sized
structure
consisting of 3-8
rowhouses placed
side-by-side and
sharing a
common party
wall.
Medium-sized
structure that
consists of 3-6
side-by-side
and/or stacked
units, typically
with one shared
entry or individual
entries along the
front.
Medium- to large-
sized structure
that consists of 7-
18 side-by-side
and/or stacked
units, typically
with one shared
entry.
Allowed Transect
Zone
T4N, T4MS,
T5N, T5MS
T4N T4N, T4MS1,
T5N1
T4N T4N T4N, T5N,
T5MS-O, T5C-O
T4N, T5N,
T5MS-O, T5C-O
T5N, T5MS-O,
T5C-O
Number of Units
Units per building 1 max. Multiple Multiple 1 or 2 max 2 max. Multiple 3 min. 7 min.
Buildings per lot 1 max. 1 max. 1 max. 3 min, 9 max 1 max 1 max 1 max. 1 max.
Main Body Massing/Footprint
Width 36 ft max. 48 ft max. 36 ft max 32 ft max 48 ft max 18 ft min, 36 ft max
48 ft max 80 ft max
Depth 30 ft max. N/A N/A 24 ft max N/A N/A 48 ft max 75 ft max Stories 2 max. Per zone 1½ max. 1½ max. Per zone 5 max. 3 max. 5 max.
Open Space
Width Determined
by principal
building on
the lot
20 ft min. 15 ft min. 20 ft min. 15 ft per unit min. 8 ft min. 8 ft min. 10 ft min.
Depth 20 ft min. 15 ft min. 20 ft min. 15 ft per unit min. 8 ft min. 8 ft min. 10 ft min.
Area 500 sf min. 300 sf min. 400 sf min. 300 sf min. 100 sf min. 100 sf min. 200 sf min.
Notes: sf = square foot, ft = foot, N/A = not specified in the code 1 Allowed when built as an Accessory Dwelling Unit
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12 Table 3 Summary of Proposed Regulatory Standards for Stacked Fl ats, Courtyard, Live/Work, Main Street, Mid-Rise, and High- Rise Building Types
Stacked Flats
Courtyard
Building, Small
Courtyard
Building, Large Live/Work Main Street Building Mid-Rise High-Rise Description
Description Medium- to
large-sized
structure that
consists of
multiple
units.
Detached,
house-scale
structure that
consists of
attached
and/or stacked
units, accessed
from shared
courtyard.
Detached or
attached
block-style
structure that
consists of
attached
and/or stacked
units, accessed
from one or
more shared
courtyards
Small- to medium-
sized attached or
detached structure
that consists of one
unit above and/or
behind a flexible
ground floor space
that can be used for
residential, service,
or retail uses.
Small- to medium-
sized structure,
typically attached,
intended to provide
a vertical mix of uses
with ground-floor
commercial, service,
or retail uses and
upper-floor
commercial, service,
or residential uses.
Medium- to large-sized
structure, 4-8 stories
tall, built on a large lot.
It can incorporate a
vertical mix of uses,
accommodating
ground-floor retail,
service, and/or
structured parking
with the upper-floors
housing service or
residential uses.
Large-sized structure,
more than 8 stories tall,
built on a large lot that
incorporates structured
parking. It is used to
provide a vertical mix of
uses, with ground-floor
retail or service uses
and upper-floor
commercial, service, or
residential uses.
Allowed
Transect Zone
T5N, TSMS-O,
T5C-O
T4N T4MS, T5N,
T5MS, T5C
T4MS, T5MS, T5C T4MS, T5MS, T5C T5N, T5MS, T5C T5N-135, T5C Number of Units
Units per
building type
12 min.
Unrestricted Unrestricted
N/A; must be Live-
Work unit(s) Unrestricted Unrestricted Unrestricted
Buildings per lot 1 max.
Main Body Massing/Footprint
Width 200 ft max. 100 ft max. 150 ft max 18 ft min, 36 max 150 ft max 250 ft max 300 ft max Depth 200 ft max. 40 ft max. 40 ft max N/A 150 ft max 250 ft max 300 ft max Stories 8 max. 2 min; 2½ max. 2 min.; 5 max. 2 min.; 5 max. 8 max. 8 max. 9 min.
Open Space
Width 20 ft min. 12 ft min. 12 ft min. 8 ft min
Private balconies
20 ft min.
Private balconies Depth 40 ft min. 12 ft min. 12 ft min. 8 ft min 40 ft min.
Area 50 sf/du min. 50 sf/du min. 50 sf/du min. 200 sf min. N/A Notes: sf = square foot, ft = foot, N/A = not specified in the code 798
Proposed Richmond Livable Corridors Form-Based Code Project
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 13
3.6 General to Large Sites
The General to Large Sites Article of the proposed FBC is intended to “generate a walkable environment through the establishment of new blocks and thoroughfares and to provide a set of civic space types and their associated standards to use within the transect zones.” The standards would apply to all proposed development within the transect zones exceed two acres in size.
3.7 Projected Buildout under the FBC
For any given parcel within the project area, the proposed FBC would not allow increased building area or height compared to what is currently allowed under the General Plan for that parcel.
Based on an analysis of opportunity sites in the project area and taking into account the likelihood of redevelopment on these sites, the proposed project is assumed to involve a probable residential buildout of approximately 5,151 dwelling units and 2,212,543 square feet of non-residential space by year 2040.
Error! Not a valid bookmark self-reference. below provides a comparison of buildout under the General Plan, growth that has occurred since certification of the General Plan EIR in 2012, and anticipated buildout under the FBC. The 2012 EIR identified anticipated growth of 30,147 residents, 15,548 residential units, and 22,488 jobs between 2012 and 2030. Anticipated buildout under the proposed FBC would include approximately 16,483 residents, 5,151 residential units, and 5,294 jobs by year 2040. Given growth that has occurred since 2012, buildout under the FBC would be within the buildout anticipated under the General Plan and analyzed in the 2012 EIR.
Table 4 Project Buildout
2011 2021
Growth
between 2011
and 2021
Assumed
General Plan
Buildout
Total
Year 2030
Proposed
Project
Population (number of
people)
104,7921 110,1301 5,338 30,1476 132,6002 16,4833
Housing (number of units) 39,3771 40,1251 748 15,5486 51,128 5,151 Employment (number of jobs) 40,660 4 46,5005 5,840 22,488 6 64,1204 5,2947 1 California Department of Finance, E-5 Population and Housing Estimates (May 2021) 2 General Plan Housing Element, Table 5.1
3 Assuming approximately 3.2 persons per household, consistent with information provided by Fehr & Peers, 2021 4 General Plan Housing Element Table 5.9 (data for year 2010) 5 State of California Employment Development Department, 2021, Monthly Labor Force Data for Cities and Census Designated Places (CDP), April 2021
6 General Plan EIR
7 Assuming 2 jobs per 1,000 square feet (ksf) for retail, 3.3 job/ksf for office, and 1 job/ksf for industrial uses 799
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14 4 Decision Not to Prepare a Subsequent
Environmental Impact Report
As outlined in Section 15164 of the CEQA Guidelines, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred. The conditions described in Section 15162 include the following:
Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
The impact analysis that follows demonstrates that the proposed zoning amendments to include the FBC in the RMC would not result in new, significant environmental impacts beyond those that have already been identified and characterized in the 2012 EIR, and that there are no substantial changes in the project or circumstances or substantially important new information that would cause the project to have significant new impacts or substantially increase previously identified significant impacts. None of the conditions described above in CEQA Guidelines Section 15162 that would call for preparation of a subsequent EIR have occurred or would occur as a result of the proposed project. Therefore, this addendum is the appropriate level of environmental documentation under CEQA. This addendum will be considered by the City decision-making body in its consideration of the proposed project.
800
Environmental Impacts
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 15 5 Environmental Impacts
This addendum evaluates potential environmental impacts that could result from the proposed project in the context of/compared to the growth projects and impacts studied in the 2012 EIR. The existing environmental conditions in and around the project area are substantially the same under present conditions as described in the 2012 EIR. The analysis below provides updates where necessary to characterize potential impacts.
Appendix G of the CEQA Guidelines provides a checklist of environmental issue areas suggested for assessment in CEQA analyses. Since preparation of the 2012 EIR, revisions to the CEQA Guidelines have occurred to include environmental issue areas pertaining to energy, vehicle miles traveled (VMT), tribal cultural resources, and wildfire. To provide a thorough and conservative analysis of potential impacts associated with the proposed project, this addendum addresses the 20 environmental issue areas suggested by Appendix G of the 2021 CEQA Guidelines, listed below. Aesthetics
Agriculture and Forest Resources
Air Quality
Biological Resources
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation
Tribal Cultural Resources
Utilities and Service Systems
Wildfire
Potential environmental impacts of the proposed project are analyzed to determine whether they are consistent with the impact analysis provided in the 2012 EIR, and whether additional mitigation measures are required to minimize or avoid further potential impacts. Where the following analysis identifies impacts, discussion of previously identified mitigation measures from the 2020 EIR and existing applicable policies and regulations are discussed, as relevant, with respect to mitigating potential impacts from the proposed project.
5.1 Aesthetics
Impacts Identified in the 2012 EIR
As discussed under Impact 3.15-1 in Section 3.15, Visual Resources, of the 2012 EIR (pages 3.15-1 through 3.15-20), development activities associated with the proposed General Plan could have a substantial adverse effect on a scenic vista or substantially degrade the existing visual character or quality of the city and its surroundings. The General Plan would allow development in some areas with a maximum height ranging from 55 feet to 135 feet. This new development could fully or partially obscure existing views of the shorelines and hillsides. In addition, the infill development expected under the General Plan could result in an adverse change in the existing visual character of the City. Moreover, the 2012 EIR concludes that while the RMC and General Plan provides standards 801
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16 and policies related to view preservation, visual character, and project-specific development and design review, there is no guarantee that the scenic view impacts and visual character impacts would be eliminated or reduced to a less than significant level given the information available at the program level. The 2012 General Plan EIR concludes that there would be no feasible mitigation measures to reduce impacts, and impacts related to scenic vistas and visual character would be significant and unavoidable.
As discussed under Impact 3.15-1 in Section 3.15, Visual Resources, of the 2012 EIR, new development permitted under the proposed General Plan could create new sources of glare from paved surfaces, glare from reflective building surfaces, exterior building lighting, lighted recreation facilities (such as outdoor ball fields), new street lighting, parking lot lights, and headlights of vehicular traffic. To reduce impacts related to light and glare, the 2012 EIR identifies the mitigation measure below. However, even with implementation of the mitigation measure, the 2012 EIR concludes that impacts would be significant and unavoidable.
Mitigation Measure 3.15-2
a. All street lighting shall be directed downward and shielded to prevent light spill onto surrounding properties, sky glow, and glare.
b. The City shall restrict the use of high level outdoor lighting for new homes, particularly along the hillside ridges.
c. Landscaping shall be incorporated along internal roads and near off-site homes to reduce spill light emanating from vehicles and buildings.
d. The City shall require design review of any project containing reflective glass or metal building materials that exceed 50 percent of any building surface or the first three floors.
Impacts of the Proposed Project
The proposed FBC would not allow increased building area or height beyond what is currently allowed under the General Plan. Moreover, as described in Chapter 3, Proposed Richmond Livable Corridors Form-Based Code, buildout under the FBC would be within buildout allowed under the General Plan and analyzed in the 2012 EIR. Therefore, the proposed project would not allow or facilitate development that would be taller, larger, or denser, or have more intense or different lighting, than development under the General Plan. Development allowed under the FBC would also be subject to RMC requirements and General Plan policies related to design review and neighborhood compatibility. Impacts related to vistas, scenic resources, visual character, and light and glare would therefore be consistent with impacts anticipated under the General Plan and studied in the 2012 EIR.
The proposed FBC is specifically intended to ensure that proposed development is compatible with existing development on neighboring properties and consistent with the vision of the General Plan, including goals and policies in the General Plan related to visual character and aesthetics. The FBC would accomplish this by regulating building form (e.g., height, size, location) based on the existing character of neighborhoods and desired types of buildings, styles, and massing. The FBC would also include architectural standards intended to refine building form and characters through regulations related to massing, style, and exterior façade design and articulation. Compliance with these requirements would ensure that the new development would not substantially degrade the existing visual character in Richmond, damage existing scenic resources, or create light or glare that would adversely affect views to a greater extent than development under the General Plan. Applications 802
Environmental Impacts
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 17 submitted pursuant to the proposed amendments would require project-level CEQA review, which would identify and require mitigation for potential site-specific impacts. Thus, the proposed project would not result in new or substantially more severe impacts to aesthetics compared to the findings of the 2012 EIR.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to aesthetics than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. Mitigation Measures 3.15-2 from the 2012 EIR would continue to apply to the proposed project, and no new mitigation measures are necessary.
5.2 Agriculture and Forest Resources
Impacts Identified in the 2012 EIR
The 2012 EIR does not include a chapter or section dedicated to analysis of agriculture and forestry resources. However, it does note that the General Plan includes an Agriculture land use designation, which allows land for grazing, crop production, small-scale farming, community gardens, and some residential development. Moreover, as describes in Section 2, Project Description, of the 2012 EIR, implementation of the General Plan EIR would not result in substantial changes to agricultural areas.
Impacts of the Proposed Project
The proposed FBC would not include uses or activities related to agriculture and forestry and would not introduce uses or activities to areas designated for agriculture or forestry. The project area includes transportation corridors that are developed with urban uses and are not zoned for agriculture. There are no forest lands within Richmond. The proposed FBC would encourage infill development that is compatible with existing development, not new development in areas with existing open space and agricultural uses. Thus, the proposed project would not result in loss or conversion of farm or agricultural land.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to agriculture and forest resources than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.3 Air Quality
Impacts Identified in the 2012 EIR
As discussed under Impact 3.3-1 in Section 3.3, Air Quality, of the 2012 EIR (page 3.3-1 through
3.3-32), implementation of the General Plan could introduce new sources of regional air emissions that would conflict with or obstruct implementation of the Bay Area Air Quality Management District (BAAQMD) 2009 Clean Air Plan (BAAQMD 2010), because the increase in vehicle miles 803
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18 traveled (VMT) would exceed the increase in population under buildout of the General Plan. To reduce impacts related to air quality, the 2012 EIR identifies the mitigation measure below.
However, the 2012 EIR concludes that there is insufficient evidence to quantify the effect of the identified mitigation impacts, and impacts would be significant and unavoidable.
Mitigation Measure 3.3-1
a. Encourage the inclusion of the ferry terminal within the shuttle service feasibility study and within the current transportation system to promote the use of public transportation and provide for convenience of use.
b. Promote reduced transit fares for daily commutes within the City, and encourage the cooperation between all modes of transportation to provide for ease of use, such as the institution of a monthly commuter pass that would provide access to the ferry, as well as bus, train, and/or BART system.
c. Continue to expand the Bay Trail and other routes for bicycle and pedestrian travel. d. Provide bicycle and pedestrian amenities, such as benches and bike storage, along routes leading to the Richmond and El Cerrito Del Norte BART stations to promote non-motorized travel to and from public transit.
e. Provide development incentives, such as reduced parking requirements, for businesses that provide transit incentives to employees.
As discussed under Impact 3.3-2 in Section 3.3, Air Quality, of the 2012 EIR, implementation of the General Plan would result in construction emissions that would be significant but mitigable. The 2012 EIR required the following mitigation measure which would reduce air pollutant emissions to a less than significant level.
Mitigation Measure 3.3-2
a. All construction projects shall incorporate the most recent Best Management Practices as required by the BAAQMD.
b. Future development under the proposed General Plan shall be subject to review to determine construction air quality impacts in accordance with CEQA.
The 2012 EIR also describes that implementation of the General Plan would result operational emissions that would contribute substantially to an existing or projected air quality violation and impacts that would be significant and unavoidable. The 2012 EIR required the following mitigation measures to reduce air pollutant emissions to the extent feasible.
Mitigation Measure 3.3-2
a. The City of Richmond shall continue to require individual developers to implement applicable new stationary source control measures as proposed in the most recent CAP, while conforming with existing BAAQMD stationary source regulations and requirements and complying with BAAQMD rules and regulations regarding indirect sources. b. The City of Richmond shall consult with project proponents during the pre-application review process to ensure that uses with a high level of operational emissions are appropriately designed and sited to avoid impacts on neighboring uses and regional air quality.
804
Environmental Impacts
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 19 As discussed under Impact 3.3-3 in Section 3.3, Air Quality, of the 2012 EIR, operational activities under the General Plan impacts related to exposure of sensitive receptors to substantial pollutant concentrations, include carbon monoxide (CO) and toxic air contaminants (TACs) would be significant but mitigable. The 2012 EIR required the following mitigation measure, which would reduce air pollutant emissions to a less than significant level.
Mitigation Measure 3.3-3
a. The City of Richmond shall implement special overlay zones around all planned sources of TACs to minimize the potential impacts to sensitive receptors. Land Use diagrams within the adopted General Plan will indicate the Special Overlay Zones which shall include an overlay zone of at least 500 feet on either side of all freeways and high volume roadways (100,000 vehicles per day or more).
b. The City of Richmond shall require all new industrial and commercial development projects that have the potential to emit TACs to be located an adequate distance from existing and proposed development used by sensitive receptors—including residential, schools, day care facilities, congregate care facilities, hospitals, or other places of long-term residency. The determination of development projects that have the potential for TAC emissions and adequate distances from sensitive receptors as identified in CARB’s Air Quality and Land Use Handbook—A Community Health Perspective (April 2005; CARB Guidance) are as follows:
Proposed dry cleaners and film processing services that use Perchloroethylene shall be sited at least 500 feet from sensitive land uses.
Proposed auto body repair services shall be sited at least 500 feet from sensitive land uses.
Proposed gasoline dispensing stations with an annual throughput of less than 3.6 million gallons shall be sited at least 50 feet from sensitive land uses. Proposed gasoline dispensing stations with an annual throughput at or above 3.6 million gallons shall be sited at least 300 feet from sensitive land uses.
Other proposed sources of TACs including furniture manufacturing and repair services that use Methylene Chloride or other solvents identified as a TAC shall be sited at least 300 feet from sensitive land uses.
Proposed distribution centers with more than 100 trucks per day; more than 40 trucks with operating transport refrigeration units per day; or where transport refrigeration unit operations cumulatively exceed 300 hours per week should not be sited within 1,000 feet of sensitive land uses.
Proposed rail yards for major service and maintenance operations should not be sited within 1,000 feet of sensitive land uses.
Proposed chrome platers should not be sited within 1,000 feet of new sensitive land uses.
Proposed port developments should not site the heavily impacted areas immediately upwind of sensitive land uses. Siting of port developments should be done in consultation with the BAAQMD.
Proposed petroleum refineries should not site the heavily impacted areas immediately upwind of sensitive land uses. Siting of refineries should be done in consultation with the BAAQMD.
805
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20 c. Proposed sensitive land uses including schools, daycare facilities, congregate care facilities, hospitals, or other places of long term residency for people shall be sited:
At least 500 feet from dry cleaners and film processing services that use Perchloroethylene.
A least 500 feet from auto body repair services.
At least 50 feet from existing gasoline dispensing stations with an annual throughput of less than 3.6 million gallons and 300 feet from existing gasoline dispensing stations with an annual throughput at or above 3.6 million gallons.
At least 300 feet from existing land uses that use Methylene Chloride or other solvents identified as a TAC, including furniture manufacturing and repair services. At least 1,000 feet from distribution centers with more than 100 trucks per day; more than 40 trucks with operating transport refrigeration units per day; or where transport refrigeration unit operations cumulatively exceed 300 hours per week. In addition sensitive land uses should not be sited near facility entry and exit points. At least 1,000 feet from major service and maintenance rail yards. At least 1,000 feet from chrome plating facilities.
Avoid siting sensitive land uses immediately downwind from the most heavily impacted areas of existing port facilities.
Avoid siting sensitive land uses immediately downwind from petroleum refineries. d. The City of Richmond shall consult with the BAAQMD to identify TAC sources and determine the need for and requirements of a health risk assessment for proposed developments.
Finally, as discussed under Impact 3.3-4 in Section 3.3, Air Quality, of the 2012 EIR, implementation of the proposed General Plan would not create objectionable odors that would affect a substantial number of people, and impacts would be less than significant. The RMC includes special overlay zones that identify land uses that emit odors; according the BAAQMD guidelines, implementation of such overlay zones would ensure that impacts would not be significant.
Impacts of the Proposed Project
As with buildout under the General Plan, implementation of the proposed FBC could result in new sources of regional air emissions that would conflict with or obstruct implementation of the BAAQMD Clean Air Plan. In addition, implementation of the FBC could facilitate new development that would generate operational emissions and would contribute substantially to an existing or projected air quality violation. However, individual projects allowed under the FBC would be subject to mitigation measures 3.3-1 and 3.3-2, which would reduce emissions to the extent feasible.
Nonetheless, consistent with the analysis in the 2012 EIR, impacts would remain significant and unavoidable. Because future development under the proposed project would be within the buildout assumed under the General Plan, the proposed project would not adversely affect air quality to a greater extent than buildout under the General Plan and analyzed in the 2012 EIR.
As with buildout under the General Plan, future development under the proposed FBC would result in emissions during construction activities that would temporarily affect air quality. However, projects allowed under the FBC would be subject to Mitigation Measure 3.3-2, including required compliance with BAAQMD Best Management Practices for construction, which would ensure impacts would remain less than significant.
806
Environmental Impacts
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 21 Operational activities under the FBC could result in exposure of sensitive receptors to substantial pollutant concentrations. However, individual projects would be subject to Mitigation Measure 3.3- 3, including siting sensitive land uses away from land uses that emit pollutants, would ensure impacts would be less than significant. In addition, new development under the FBC would be subject to Chapter 9.64 of the RMC, which prohibits the use of natural gas in new buildings, which would reduce natural gas and associated air pollution emissions in future development.
Finally, as with buildout under the General Plan, individual projects under the FBC would be subject to overlay zones in the RMC; therefore, impacts related to objectionable odors would remain less than significant.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to air quality than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. Mitigation Measures 3.3-1, 3.3-2, and 3.3-3 from the 2012 EIR would continue to apply to future development under the proposed project, and no new mitigation measures are necessary.
5.4 Biological Resources
Impacts Identified in the 2012 EIR
As discussed under Section 3.4, Biological Resources, of the 2012 EIR (page 3.4-1 through 3.4-38), implementation of the General Plan would not result in a substantial adverse effect on federal or state-listed or other designated species or on riparian habitat or sensitive natural communities.
Implementation of the General Plan would also not interfere with the movement of native resident or migratory fish or wildlife species or have a substantial adverse effect on federally protected wetlands as defined by section 404 of the Clean Water Act. Furthermore, the 2030 General Plan would not conflict with local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance, and would not conflict with a Habitat Conservation Plan or Natural Community Conservation Plan since none exist in Richmond. Moreover, activity on undeveloped, natural land present within the boundaries of the General Plan Update area would have to comply with policies under the General Plan as well as state and federal regulations. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
Impacts of the Proposed Project
The proposed project would not change the development footprint or increase allowed areas of development or disturbance compared to what was is allowed under the 2030 General Plan and analyzed in the 2012 EIR. Implementation of the proposed FBC would focus development on urban infill, undeveloped urban lots and redevelopment of underused existing development where special-status species are not likely to occur. The project area is located in the more urbanized portions of the City; it is not located within riparian habitat, wetlands, migratory corridors or nursery sites, or habitat conservation plan or natural community plans (U.S. Fish and Wildlife Service 2022a, U.S. Fish and Wildlife Service 2022b, California Department of Fish and Wildlife 2019). As a result, implementation of the FBC would not result in substantial adverse effects on federal or state- listed and designated species and would not interfere with the movement of native resident or 807
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22 migratory fish or wildlife species as well as native resident or migratory wildlife corridors.
Implementation of the proposed FBC would not affect federally protected wetlands defined by section 404 of the Clean Water Act.
Development within known sensitive communities would not be allowed or facilitated under the proposed FBC and there would not be a substantial adverse effect on riparian habitat or other sensitive natural communities. Moreover, the proposed FBC would not conflict with any local policies or ordinances protecting biological resources, and would not conflict with an approved or adopted Habitat Conservation Plans since none exist in Richmond. The proposed FBC would not directly or indirectly affect natural areas or wetlands identified in the General Plan as shown in Figure 3.4-1 of the 2012 EIR. Finally, consistent with the analysis in the 2012 EIR, projects proposed under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts and protect natural communities and biological resources.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to biological resources than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.5 Cultural Resources
Impacts Identified in the 2012 EIR
As discussed under Impact 3.5-1 in Section 3.5, Cultural Resources, of the 2012 EIR (pages 3.5-1 through 3.5-28), implementation of the General Plan would result in development activities that could cause a substantial adverse change in the significance of a historical resource and result in impacts that would be significant and unavoidable. The 2012 EIR required the following mitigation measure to protect and reduce impacts on historical resources to the extent feasible.
Mitigation Measure 3.5-1
Future projects shall implement the City’s Historic Structures Code to minimize impacts on historical resources by requiring thorough scrutiny before any resource may be demolished and ensuring that alteration conforms to the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
As discussed under Impact 3.5-2 in Section 3.5, Cultural Resources, of the 2012 EIR (pages 3.5-1 through 3.5-28), implementation of the General Plan would result in development activities that could cause a substantial adverse change in the significance of an archaeological resource or disturb human remains, and result in impacts that would be significant but mitigable. The 2012 EIR required the following mitigation measures which would reduce impacts on archaeological resources and human remains to a less than significant level.
Mitigation Measure 3.5-2a
The City shall require that impacts on unique archaeological resources be mitigated to a less than significant level through methods identified in Public Resources section 21083.2, including planning construction to avoid archaeological sites, deeding archaeological sites into permanent 808
Environmental Impacts
Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 23 conservation easements, capping or covering archaeological sites with a layer of soil before building on the sites, or planning parks, greenspace, or other open space to incorporate archaeological sites.
Mitigation Measure 3.5-2b
The City shall require new development within the City to evaluate the potential for impacts on human remains. The City shall require that the treatment of human remains and of associated or unassociated funerary objects discovered during any soils disturbing activity shall comply with applicable state and federal laws, including notification of the County Coroner and, in the event of the Coroner’s determination that the human remains are Native American remains, notification of the California State Native American Heritage Commission (NAHC).
As discussed under Impact 3.5-3 in Section 3.5, Cultural Resources, of the 2012 EIR (pages 3.5-1 through 3.5-28), implementation of the General Plan would result in development activities that could directly or indirectly destroy a unique paleontological resource or site or unique geological feature, and result in impacts that would be significant but mitigable. The 2012 EIR required the following mitigation measures which would protect and reduce impacts on buried or submerged paleontological resources to a less than significant level.
Mitigation Measure 3.5-3
The City shall require new development within areas of high sensitivity paleontological resources to evaluate the potential for impacts on significant paleontological resources. The City shall require that impacts on significant paleontological resources be mitigated to a less than significant level through data recovery or other methods determined adequate by a professional paleontologist.
Impacts of the Proposed Project
Development under the proposed FBC would occur in the same areas as those analyzed in the General Plan and would not increase areas of development or disturbance compared to what is allowed under the 2030 General Plan and analyzed in the 2012 EIR. Nonetheless, development activities under the FBC could directly or indirectly have the potential to cause a substantial adverse change to the significance of a historical resources through demolition or alternation of a historical resource’s physical characteristics that convey its historical significance, similar to General Plan buildout. As shown in Figure 3.5-1 of the 2012 EIR, at the time the EIR was prepared there were approximately five officially recognized National Historical Park resources and approximately eight officially recognized historic resources of State or local significance within or near the project area.
Projects under the FBC would be subject to Mitigation Measure 3.5-1, which would protect and reduce impacts on historical resources to the extent feasible. Nonetheless, future development under the proposed project could involve demolition or other impacts to historic resources, to the same extent as implementation of the General Plan. As with development under the General Plan, mitigation is not certain to reduce impacts to a less than significant level, therefore, impacts related to the proposed project would be significant and unavoidable.
The proposed FBC could also substantially change the significance of an archaeological resource or disturb human remains. However, Mitigation Measures 3.5-2a and 3.5-2b would prohibit any actions that would cause a substantial change and reduce impacts to a less than significant level. 809
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24 Furthermore, implementation of the proposed FBC would result in development activities that could directly or indirectly destroy a unique paleontological resource or site or geological feature.
However, Mitigation Measure 3.5-3 would prevent any potentially significant adverse effect on buried or submerged paleontological resources and reduce impacts to a less than significant level.
Finally, consistent with the analysis in the 2012 EIR, projects proposed under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts related to historical, archaeological, and paleontological resources.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to cultural resources than were identified in the 2012 EIR. The 2012 EIR identified a significant impact with respect to historic resources; this impact would remain under the proposed project. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. Mitigation Measures 3.5-1,
3.5-2a, 3.5-2b and 3.5-3 from the 2012 EIR would continue to apply to the proposed project, and no new mitigation measures are necessary.
5.6 Energy
Impacts Identified in the 2012 EIR
Since Energy was added to the 2019 CEQA guidelines as a separate environmental issue area, the 2012 EIR does not include a chapter or section dedicated to analysis of energy impacts. However, it does analyze such impacts in Chapter 3, Section 3.13, Public Utilities, of the 2012 EIR.
As discussed under Impact 3.13-7 in Section 3.13, Public Utilities, of the 2012 EIR (pages 3.13-1 through 3.13-38), implementation of the General Plan would increase the demand for electricity and natural gas but would not require or result in the construction of new energy production or transmission facilities, the construction of which could cause a significant environmental impact.
General Plan policies require the City to develop a program to reduce energy demand and promote energy conservation, which would reduce impacts related to electricity supply. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
As discussed under Impact 3.13-8 in Section 3.13, Public Utilities, of the 2012 EIR (pages 3.13-1 through 3.13-38), implementation of the General Plan would not result in the wasteful or inefficient use of energy. General Plan policies and regulatory framework exist to reduce the potential for impact on energy. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
Impacts of the Proposed Project
The proposed FBC would not allow increased building area or height than is currently allowed under the General Plan. Moreover, as described in Chapter 3, Proposed Richmond Livable Corridors Form- Based Code, buildout under the FBC would be within buildout allowed under the General Plan and analyzed in the 2012 EIR. Consistent with buildout under the General Plan, future development under the proposed FBC would increase demand for electricity and natural gas but would not require the construction of new energy production or transmission facilities. The proposed FBC would also not result in the wasteful or inefficient use of energy. Finally, consistent with the analysis 810
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 25 in the 2012 EIR, projects proposed under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts on energy and electricity supply to a less than significant level.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to energy than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.7 Geology and Soils
Impacts Identified in the 2012 EIR
As discussed under Section 3.7, Geology, Soils, and Minerals, of the 2012 EIR (pages 3.7-1 through
3.7-32), implementation of the General Plan would not be subject to seismically-induced ground shaking and other seismic hazards, or result in soil erosion that would result in long-term safety concerns or slope instability beyond an acceptable level of risk. Moreover, implementation of the General Plan would not subject development to risk from settlement and/or subsidence of land, lateral spreading, or expansive soils, and would not result in landslide hazards beyond an acceptable level of risk. Adherence to the Building Code as well as General Plan policies and Implementing Actions would address soil issues and reduce risk to property and human health. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
Impacts of the Proposed Project
Development under the proposed FBC would occur in the same areas as those analyzed in the General Plan and would not increase areas of development or disturbance compared to what is allowed under the 2030 General Plan and analyzed in the 2012 EIR. Buildout under the proposed FBC would be within buildout allowed under the General Plan and analyzed in the 2012 EIR. As with development under the General Plan, all structures are subject to stringent building codes established in State and local regulations regarding seismic safety, landslides, settlement and expansive soils. In addition to Building Code regulations, existing General Plan policies and implementing actions regulate land use, development standards, and construction practices to reduce the risk to humans and property in the event of an earthquake or other seismic activity. Also, there are existing State and local regulations established to minimize erosion. Erosion control standards are set by the Regional Water Quality Control Board (RWQCB) through administration of the National Pollution Discharge Elimination System (NPDES) permit process for storm drainage discharge. At the local level, the existing General Plan includes measures to minimize soil erosion.
Therefore, with adherence to existing requirements and General Plan policies and measures, implementation of the FBC would not expose people or structures to fault rupture or seismic- related groundshaking or ground failure and would not subject development to risk from settlement and/or subsidence of land, lateral spreading, or expansive soils. Consistent with the analysis in the 2012 EIR, projects proposed under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts related to geology and soils to a less than significant level.
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26 Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to geology and soils than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.8 Greenhouse Gas Emissions
Impacts Identified in the 2012 EIR
As discussed under Impact 3.6-1 in Section 3.6, Climate Change, of the 2012 EIR (pages 3.6-1 through 3.6-34), implementation of the General Plan would result in the generation of GHGs in both construction and operational phases that may have a significant impact on the environment.
Implementation of BAAQMD BMPs would regulate GHGs from construction emissions. The 2012 EIR required the following mitigation measure which would reduce GHGs from the construction phase to a less than significant level.
Mitigation Measure 3.6-1a
All construction projects shall incorporate the most recent Best Management Practices for Greenhouse Gas Emissions as indicated by the BAAQMD.
The 2012 EIR also discussed the implementation of the General Plan on operational phase GHG emissions, which even with the implementation of all feasible mitigation measures would still have a significant and unavoidable effect on the environment. The 2012 EIR required the following mitigation measures to reduce operation phase GHGs to the extent feasible.
Mitigation Measure 3.6-1b
All new development and all retrofits of single-family developments, multi-family developments of over 10 units, and all commercial/industrial remodels of over 10,000 square feet shall be required to exceed Title 24 standards by 20 percent by 2020 and 30 percent by 2030. This mitigation measure enhances General Plan Action EC3.C.
Measures to reduce emissions can include, but are not limited to:
Install energy efficient appliances, including air conditioning and heating units, dishwashers, water heaters, etc.;
Install solar water heaters;
Install top quality windows and insulation;
Install energy efficient lighting;
Optimize conditions for natural heating, cooling and lighting by building siting and orientation;
Use features that incorporate natural ventilation;
Install light-colored "cool" pavements, and strategically located shade trees along all bicycle and pedestrian routes; and
Incorporate skylights, reflective surfaces, and natural shading in buildings design and layouts;
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 27 Replace inefficient air conditioning and heating units with new energy efficient models;
Replace older, inefficient appliances with new energy efficient models; Replace old windows and insulation with top-quality windows and insulation; Replace inefficient and incandescent lighting with energy efficient lighting; and Weatherize existing buildings to increase energy efficiency.
Mitigation Measure 3.6-1c
Require all new City-owned and operated facilities and 50 percent of all new development to generate at least 10 percent of their energy use from renewable sources. Enhances General Plan Action EC3.B.
Mitigation Measure 3.6-1d
All new commercial and multi-family developments installing boilers shall be required to install energy efficient boilers such that they achieve a minimum 4.5 percent reduction in energy usage. The same reductions shall be required of all remodeled multi-family developments of over 10 units and all commercial/industrial remodels of over 10,000 square feet.
Mitigation Measure 3.6-1e
Develop improved waste reduction and expanded recycling programs such that a 75 percent diversion rate is achieved by 2020 and an 85 percent diversion rate is achieved by 2030 for all non-construction waste streams. Potential measures could include: providing recycling containers in parks and public spaces; establishing computer reuse and recycling programs; enhancing recycling and green waste services for all residents; and providing locations for household hazardous wastes to be recycled. Enhances General Plan Actions EC3.D.
Mitigation Measure 3.6-1f
Develop a program that requires all construction and demolition activities to evaluate energy use and waste and to reduce or mitigate construction-related impacts by 75 percent. Enhances General Plan Actions EC3.E.
Mitigation Measure 3.6-1g
Implement an Anti-Idling Policy for heavy-duty diesel trucks, including local delivery trucks and long-haul truck transport within the City. This policy would prohibit idling of on- and off-road heavy duty diesel vehicles for more than 5 minutes. Enhances General Plan Policy EC5.3.
Mitigation Measure 3.6-1h
Provide tax and development incentives for employers with more than 100 employees within the City to establish a trip reduction plan that would incorporate annual employee commute surveys, marketing of commute alternatives, ride matching assistance, and transit information at a minimum, and implement secure bicycle parking, showers and lockers for employees who bike to work. This measure could encourage smaller businesses to cooperate in establishing joint trip reduction plans. Enhances General Plan Actions EC2.F and EC2.I. 813
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28 Mitigation Measure 3.6-1i
Implement Citywide car and bicycle sharing programs. Collaborate with service providers to identify potential sites for locating carshares.
Mitigation Measure 3.6-1j
Require new local-serving mixed-use in residential areas to provide needed services and amenities close to where people live and work. Require new development and redevelopment projects to provide community amenities and uses that serve priority community needs.
Enhances General Plan Policy EC4.1 and General Plan Actions EC4.A, EC4.B, and EC4.D.
Mitigation Measure 3.6-1k
Require mixed-use development along transit-oriented corridors that attracts people and facilitates activity throughout the day. Prohibit isolated or gated communities in order to improve physical connectivity throughout the City, and remove barriers in existing gated areas.
Maintain streets to ensure that neighborhoods and streets are safe and well used. Enhances General Plan Policy EC4.2 and Actions EC2.C, EC2.E, EC2.G, EC4.A, EC4.B, EC4.C and EC4.E.
Mitigation Measure 3.6-1l
Collaborate with AC transit, BART, West Contra Costa Transit Agency, Amtrak, and major employers in Richmond that provide shuttle service to expand transit in the evenings and late nights, and for people with special needs. Enhance Richmond’s paratransit service. Collaborate with major employers to provide employer-based “open-door” shuttles to BART, the planned ferry terminal and other transit hubs. Collaborate with regional and Contra Costa County transportation agencies to maintain and enhance service within the City and region. Explore strategies to address affordability, access, and safety. Expand outreach and information programs to promote transit use. Measure results in a 10 percent expansion of transit system, and an increase in service frequency and speed for 2020; and a 15 percent expansion by 2030.
Expand outreach and information programs to promote transit use. Enhances General Plan Policy EC2.C.
Mitigation Measure 3.6-1m
All new street lighting and all re-modeled or replaced street lighting shall consist of high- efficiency lamps that reduce energy consumption by a minimum of 16 percent.
Mitigation Measure 3.6-1n
All new traffic lights and all replaced traffic lights shall consist of LED lights. This high efficiency lighting would reduce emissions from traffic lights by 90 percent.
Mitigation Measure 3.6-1o
Require new development to incorporate water-saving measures demonstrating a minimum reduction of 20 percent in water use over a similar project completed within the previous five years. This measure enhances General Plan Action EC3.F. This measure would be enhanced by General Plan Action EC3.G.
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 29 As discussed under Impact 3.6-2 in Section 3.6, Climate Change, of the 2012 EIR (pages 3.6-1 through 3.6-34), implementation of the General Plan could conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. However, through General Plan policies and the implementation of Mitigation Measures 3.3-1, 3.3-2 and 3.6-1, GHG emissions would be reduced and would not result in a significant cumulative impact. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
Impacts of the Proposed Project
Development under the proposed FBC would occur in the same areas as those analyzed in the General Plan and would not change the size, type, or location of development compared to what is allowed under the 2030 General Plan and analyzed in the 2012 EIR. Buildout under the FBC would be within buildout allowed under the General Plan and analyzed in the 2012 EIR. As with development under the General Plan, development under the proposed FBC would result in the generation of GHGs that may have a significant impact on the environment. Although implementation of BAAQMD BMPs would ensure construction emissions of GHGs would be less than significant, impacts of operational emissions would still be uncertain resulting in significant and unavoidable impacts. However, Mitigation Measure 3.6-1a would reduce GHGs from the construction phase to a less than significant level. Mitigation Measure 3.6-1b to Mitigation Measure
3.6-1o on the other hand would reduce operation phase GHGs to the extent feasible. Moreover, implementation of the proposed FBC could conflict with applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. However, Mitigation Measures 3.3-1,
3.3-2 and 3.6-1 would ensure that GHGs would not increase to an extent greater than buildout under the General Plan analyzed in the 2012 EIR. In addition, new development under the FBC would be subject to Chapter 9.64 of the RMC, which prohibits the use of natural gas in new buildings, which would reduce natural gas and associated GHG emissions in future development.
Finally, consistent with the analysis in the 2012 EIR, projects proposed under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts related to GHGs to a less than significant level.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to GHG emissions than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new or revised mitigation measures are necessary. Mitigation Measures 3.6-1a to 3.6-1o and 3.6-2 from the 2012 EIR would continue to apply to future development under the proposed project, and no new mitigation measures are necessary.
5.9 Hazards and Hazardous Materials
Impacts Identified in the 2012 EIR
As discussed under Section 3.8, Hazardous Materials, of the 2012 EIR (pages 3.8-1 through 3.8-25), implementation of the General Plan would not result in significant impacts regarding exposing hazardous materials to the public or the environment or be located on a hazardous material site.
Projects must comply with General Plan policies, Implementing Actions and BMPs as well as state 815
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30 and local regulatory framework which would ensure less than significant impacts related to hazards and hazardous materials.
Impacts of the Proposed Project
As with buildout under the General Plan, implementation of the proposed FBC would involve the routine use, storage, transportation, and disposal of hazardous materials in existing and proposed land uses. In addition, development allowed under the proposed FBC may also be in locations where hazardous materials-related environmental contamination may be present but not yet listed.
However, development under the proposed FBC would occur in the same areas as those analyzed in the General Plan and would not increase areas of development or disturbance compared to what is allowed under the 2030 General Plan and analyzed in the 2012 EIR. Future development projects under the FBC would be subject to applicable local, State, and federal regulations regarding the transportation, use, and disposal of hazardous materials as well as regulations regarding sites with contaminated soil or groundwater. Adherence to applicable regulations would minimize risks and protect the public and environment from hazard exposure. Development under the proposed FBC may include demolition or renovation of existing structures that could contain asbestos-containing materials, lead-based paint, polychlorinated biphenyls (PCBs), or other building materials containing hazardous substances. However, as stated in the 2012 EIR, BMPs would prevent the release of hazardous materials during demolition and construction. Finally, consistent with the analysis in the 2012 EIR, development under the proposed FBC would be required to comply with General Plan policies and Implementing Actions that serve to reduce impacts related to hazards and hazardous materials to a less than significant level.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to hazards and hazardous materials than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.10 Hydrology and Water Quality
Impacts Identified in the 2012 EIR
As discussed under Section 3.9, Hydrology and Water Quality, of the 2012 EIR (pages 3.9-1 through
3.9-40), implementation of the General Plan would result in less than significant impacts related to potable water, wastewater, groundwater supplies, runoff water and drainage, and flooding.
Although areas within the City are located within Federal Emergency Management Agency (FEMA) designated flood hazard zones and the implementation of the General Plan could result in dam failure inundation and sea level rise flood hazards, projects would be required to comply with General Plan policies, Implementing Actions as well as regional and local policies, practices and regulations such as NPDES Permits and floodplain development regulations, which would ensure less than significant impacts to hydrology and water quality.
Impacts of the Proposed Project
Construction and operation of future development under the proposed FBC would involve development on currently developed commercial corridors and likely would not substantially alter 816
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 31 drainage pattern and lead to substantial erosion or siltation as well as increased runoff and flooding, and also contribute to groundwater quality degradation. However, development under the proposed FBC would occur in the same areas as those analyzed in the General Plan and would not increase areas of development or disturbance compared to what is allowed under the 2030 General Plan and analyzed in the 2012 EIR. As with buildout under the General Plan, all future development would be subject to State and local regulations regarding stormwater discharge, sedimentation, drainage alteration, construction practices, and water quality. Therefore, development under the proposed FBC would not violate water quality standards or NPDES Permits and would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge.
As shown on Figure 3.9-1 (Flood Hazard Zones) in the 2012 EIR, the project area is not within special flood zone A, AE, Ah, AO, D, or VE. Further, the project area is not in an area subject to inundation in the event of dam failure or in an area subject to sea level rise. Therefore, flooding impacts would not occur.
Development under the FBC would be required to comply with applicable state and local requirements, General Plan policies, Implementing Actions and BMPs related to protecting water quality, reducing impacts on potable water, wastewater, groundwater supplies, runoff water and drainage, and flooding. Given required compliance with applicable requirements and policies, impacts related to hydrology and water quality would remain less than significant.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to hydrology and water quality than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.11 Land Use and Planning
Impacts Identified in the 2012 EIR
As discussed under Section 3.1, Land Use Consistency and Comparison, of the 2012 EIR (pages 3.1-1 through 3.1-10), implementation of the General Plan would not physically divide an existing established community as the General Plan was designed as a cohesive plan to improve accessibility for all residents in existing and future neighborhoods. Furthermore, implementation of the General Plan would not conflict with other existing plans, policies, or regulations such as the RMC, the Civic Center Master Plan, the Point Molate Reuse Plan or the San Francisco Bay Plan. Moreover, the 2012 EIR concluded that implementation of the General Plan would not result in substantial land use incompatibilities due to the development strategy used to integrate uses within core areas in the City. The 2012 EIR concludes that no mitigation measures are required as there would be no impacts.
Impacts of the Proposed Project
Buildout under the proposed FBC would not allow increased building area or height beyond what is currently allowed under the General Plan and was studied in the 2012 EIR. The proposed FBC would apply along existing transit corridors and would neither physically divide an existing established community nor conflict with existing land use plans, policies, or regulations. In addition, 817
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32 implementation of the FBC would not result in substantial land use incompatibilities as it would generally involve residential and commercial uses in areas with existing commercial and residential development and the project would not increase building area or height beyond what is currently allowed under the General Plan. As a result, there would be no impacts to land use and planning.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to land use and planning than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.12 Mineral Resources
Impacts Identified in the 2012 EIR
As discussed in Section 3.7, Geology, Soils, and Minerals, of the 2012 EIR, impacts related to mineral resources would be less than significant. The Office of Surface Mining, under the direction of the State Mining and Geology Board, has classified some lands within the City as Mineral Resource Zone-2 (MRZ-2), which indicates the existence of a deposit. However, buildout under the General Plan would not involve mineral extraction or changes in existing extractive mineral resource operations within the City, including the change areas. In addition, General Plan Policy CN2.8, which calls for preservation of mineral resources, would minimize the potential for future development to threaten the availability of mineral resources.
Impacts of the Proposed Project
The proposed project would involve adoption of a FBC for several commercial corridors and surrounding areas to implement the goals and policies in the City’s 2030 General Plan. Consistent with buildout under the General Plan, the proposed FBC would not facilitate mineral extraction or changes in existing extractive mineral resource operations. Impacts related to mineral resources would be consistent with impacts identified in the 2012 EIR and less than significant.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to mineral resources than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.13 Noise
Impacts Identified in the 2012 EIR
As discussed under Impact 3.10-1 in Section 3.10, Noise, of the 2012 EIR (pages 3.10-1 through 3.10- 37), implementation of the General Plan could generate noise levels that temporarily exceed acceptable noise levels in the construction phase and result in impacts that would be significant and 818
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 33 unavoidable. The 2012 EIR required the following mitigation measure to reduce impacts of construction noise to the extent feasible.
Mitigation Measure 3.10-1
Future projects shall incorporate project-specific mitigation measures to reduce the impact of construction noise.
As discussed under Impact 3.10-2 in Section 3.10 of the 2012 EIR, implementation of the General Plan could generate or expose persons or structures to temporary groundborne vibration during the construction phase and result in impacts that would be significant and unavoidable. The 2012 EIR required the following mitigation measure to reduce impacts of groundborne vibrations on sensitive uses to the extent feasible.
Mitigation Measure 3.10-2
Future projects shall incorporate project-specific mitigation measures to reduce the impact of construction-related groundborne vibration.
As discussed under Impact 3.10-3 in Section 3.10 of the 2012 EIR, implementation of the General Plan could expose sensitive receptors to noise levels in excess of the existing noise standards established by the City, especially noise levels from nearby rail operations, and result in impacts that would be significant and unavoidable. The 2012 EIR required the following mitigation measure to reduce impacts of noise levels from nearby rail operations on sensitive receptors to the extent feasible.
Mitigation Measure 3.10-3
Future projects shall incorporate project-specific mitigation measures and maintain Quiet Zones to reduce the impact of train noise.
As discussed under Impact 3.10-4 in Section 3.10 of the 2012 EIR, implementation of the General Plan would not generate and expose sensitive receptors on or off-site to excessive groundborne vibration or groundborne noise levels during the operation phase. The General Plan contains policies that would protect nearby sensitive receptors from excessive groundborne vibration or noise. The 2012 EIR concludes that no mitigation measures are required as impacts would be less than significant.
As discussed under Impact 3.10-5 in Section 3.10 of the 2012 EIR, implementation of the General Plan would generate increased local traffic volumes that would cause a substantial permanent increase in ambient nose levels in the project vicinity during the operation phase, and result in impacts that would be significant and unavoidable. While General Plan policies and project-specific measures could reduce noise effects from transportation at new development, it may be unfeasible to include noise reduction strategies to target existing residences located next to roadways or other noise generating sources. The 2012 EIR required the following mitigation measure to reduce impacts of noise effects from transportation to the extent feasible.
Mitigation Measure 3.10-5
Future projects shall incorporate project-specific mitigation measures to promote nonmotorized transportation to reduce the impact of traffic noise.
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34 Impacts of the Proposed Project
The proposed FBC would not allow increased building area or height beyond what is currently allowed under the General Plan and was studied in the 2012 EIR. Buildout under the FBC would also be within the overall buildout allowed under the General Plan and analyzed in the 2012 EIR.
Consistent with buildout under the General Plan, construction of future development under the proposed FBC could generate noise levels that temporarily exceed acceptable noise levels and generate or expose persons or structures to temporary groundborne vibration, resulting in significant and unavoidable impacts. Mitigation Measure 3.10-1 and 3.10-2 would apply to future development under the FBC and serve to reduce impacts to the extent feasible.
Operation of future development under the proposed FBC would generate noise consistent with residential and commercial uses as assumed under the General Plan and would not generate or expose sensitive receptors to excessive operational noise. However, as with development under the General Plan, development under the proposed FBC would generate local traffic that could cause a permanent increase in ambient noise levels, resulting in significant and unavoidable impacts.
Mitigation Measure 3.10-5 would apply to future development under the FBC and would reduce impacts to the extent feasible.
Rail tracks bisect a portion of the project area. Future development in portions of the project area near rail tracks under the FBC could also expose sensitive receptors to noise levels from nearby rail operations which would exceed the City’s noise standards, resulting in a significant and unavoidable impact. However, Mitigation Measure 3.10-3 would apply and would reduce impacts from railway noise on sensitive receptors to the extent feasible.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to noise than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. Mitigation Measures 3.10-1, 3.10-2, 3.10-3 and 3.10-5 from the 2012 EIR would continue to apply to the proposed project, and no new mitigation measures are necessary.
5.14 Population and Housing
Impacts Identified in the 2012 EIR
As discussed under Sections 4.0, CEQA Considerations (pages 4-1 through 4-10), and 3.2, Demographics, of the 2012 EIR (pages 3.2-1 through 3.2-9), housing and population impacts from implementation of the General Plan would be less than significant. While buildout under the General Plan would cause population, housing and employment growth, such growth would be consistent with City and regional goals. Since growth under the General Plan would be primarily in relatively high-density mixed-use and in-fill developments, the 2012 EIR concludes that implementation of the General Plan would not result in substantial unplanned population growth in Richmond or surrounding communities. In addition, the 2012 EIR concluded that while some housing could be removed as part of the General Plan, it is not anticipated that there would be substantial removal of housing, and replacement housing would be constructed. 820
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 35 Impacts of the Proposed Project
The proposed FBC would not allow increased building area or different or more intense land uses than are currently allowed under the General Plan. Moreover, as described in Chapter 3, Proposed Richmond Livable Corridors Form -Based Code, buildout under the FBC would be consistent with buildout allowed under the General Plan and analyzed in the 2012 EIR. Therefore, the proposed project would not induce development that would be denser or otherwise generate more population growth than development under the General Plan. Impacts related to population growth would therefore be consistent with impacts anticipated under the General Plan. Moreover, consistent with development under the General Plan, buildout under the FBC would be in relatively high-density mixed-use and in-fill developments and would not result in substantial unplanned population growth in Richmond or surrounding communities. While some housing could be removed under the FBC, it is not anticipated that there would be substantial removal of housing, and replacement housing would be constructed, similar to the General Plan analysis. Impacts related to population and housing would remain less than significant.
Conclusion
No substantial changes have occurred that require major revisions to the 2020 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to population and housing than were identified in the 2020 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.15 Public Services
Impacts Identified in the 2012 EIR
As discussed under Impact 3.12-1 and Impact 3.12-2 in Section 3.12, Public Services, of the 2012 EIR (pages 3.12-1 through 3.12-21), implementation of the General Plan would increase the demand for fire protection, emergency services, police protection services and department personnel and/or equipment but would not reduce the level of protection resulting in a less than significant impact.
Any significant new development of facilities would be subject to the General Plan policies as well as the City’s environmental review process which includes project-specific assessment of fire and police services.
As discussed under Impact 3.12-3, implementation of the General Plan would also generate additional students, but impacts related to schools would be less than significant with the payment of State-mandated school impact fees.
As discussed under Impact 3.12-4, implementation of the General Plan would create an additional demand for library services, but impacts related to libraries would be less than significant since General Plan policies ensure library needs would be addressed and plans to improve existing facilities would be undertaken.
Impacts of the Proposed Project
The proposed FBC would not allow increased building area or height than is currently allowed under the General Plan. Moreover, buildout under the FBC would be within buildout allowed under the General Plan and analyzed in the 2012 EIR. The project area is located in central portions of the city along existing commercial corridors that are well served by existing services. As a result, the 821
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36 proposed FBC would not generate demand for public services beyond the demand evaluated in the 2012 EIR and would have less than significant impacts on fire services, police services, schools, and libraries.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to public services than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.16 Recreation
Impacts Identified in the 2012 EIR
As discussed in Section 3.11, Parks and Recreation, of the 2012 EIR (pages 3.11-1 through 3.11-14), implementation of the General Plan would increase the use of existing neighborhood and regional parks or other recreational facilities but would not substantially accelerate or result in substantial physical deterioration of the facilities. General Plan policies as well as the dedication of land or payment of an in-lieu fee for future residential subdivisions would reduce the impacts of an increased demand and use of parks and recreation facilities. The 2012 EIR concludes that no mitigation measures are required as impacts related to park and recreational facilities would be less than significant.
Impacts of the Proposed Project
The proposed FBC would not allow increased building area than is currently allowed under the General Plan. Moreover, buildout under the FBC would be consistent with buildout allowed under the General Plan and analyzed in the 2012 EIR. Therefore, the proposed project would not generate population growth beyond what could occur under the General Plan. Consistent with buildout under the General Plan, implementation of the proposed FBC would result in a regional population growth of 13 percent, with a projected population increase of 30,147 people (Richmond 2011). As a result, the implementation of FBC would not increase the use of parks and recreational facilities beyond the increase analyzed in the 2012 EIR and would therefore not result in substantial physical deterioration of facilities. The proposed FBC would not create demand for construction or expansion of park facilities beyond that anticipated in the General Plan since population growth would be projected to stay the same, resulting in less than significant impacts.
Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to recreation than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary. 822
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 37
5.17 Transportation
Impacts Identified in the 2012 EIR
As discussed under Impact 3.14-1 in Section 3.14, Transportation and Circulation, of the 2012 EIR (pages 3.14-1 through 3.14-52), implementation of the General Plan may result in traffic congestion that would exceed City of Richmond and regional Level of Service (LOS) standards, and impacts would therefore be significant and unavoidable. General Plan policies and Implementing Actions would reduce the impact by promoting alternative modes and optimizing roadway and intersection capacity within constraints of the “Place Based” street classification and evaluation policy, but not to a less than significant level. The 2012 EIR required the following mitigation measure to reduce impacts of traffic congestion to the extent feasible.
Mitigation Measure 3.14-1
Future projects shall incorporate project-specific mitigation measures to reduce traffic impacts.
As discussed under Impact 3.14-3 in Section 3.14 of the 2012 EIR, implementation of the General Plan would produce higher demand for transit service, potentially exceeding the capacity of transit service providers, and result in impacts that would be significant and unavoidable. General Plan policies and Implementing Actions would help with the service increase needed to satisfy an increased demand, but impacts would still be significant since provision of sufficient transit service cannot be guaranteed. The 2012 EIR concludes that no mitigation measures are available as impacts would be significant and unavoidable.
As discussed under Impact 3.14-6 in Section 3.14 of the 2012, implementation of the General Plan would increase congestion and reduce travel speeds on various roadways throughout the City, including some that are on primary emergency response routes (i.e. freeways and arterials), and result in impacts that would be significant and unavoidable. The limited new roadway capacity proposed in the General Plan in conjunction with an increase in new vehicle traffic generated would make this impact potentially significant. General Plan policies and Implementing Actions would reduce this impact, but not necessarily to a less than significant level. The 2012 EIR concludes that no mitigation measures are feasible to reduce this impact.
As discussed under Impacts 3.14-2, 3.14-4 and 3.14-5 in Section 3.14 of the 2012 EIR, implementation of the General Plan would improve mobility and safety for all modes, and provide enhanced facilities to serve pedestrians and bicyclists, increasing connectivity and safety for these modes. Furthermore, implementation of the General Plan would also reduce potential for conflicts at rail/roadway crossings. The 2012 EIR concludes that no mitigation measures are required as there are no impacts.
Consistent with state law and the CEQA Guidelines (as discussed further under Regulatory Setting below), this addendum uses an analysis of vehicle miles traveled (VMT), rather than LOS, to assess the significance of transportation impacts. The project’s impacts related to VMT are analyzed in a memorandum prepared by Fehr & Peers in May 2022, included as Appendix A to this addendum.
Because the requirement for analysis of VMT was only recently added to the CEQA Guidelines, the 2012 EIR does not provide a framework for considering the proposed project’s impacts to VMT.
However, VMT does not constitute new information requiring a revision to previous CEQA analysis or a subsequent or supplemental EIR, because analysis based on VMT metrics was available prior to the certification of the 2012 EIR (for example, VMT is routinely used to calculate impacts related to 823
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38 air quality and greenhouse gas emissions). Moreover, an analysis of VMT impacts of development under the General Plan is provided in order to determine if the project would result in new significant impacts or substantial increase in the severity of impacts compared to buildout under the General Plan. The VMT analysis includes both a comparison to baseline (existing 2020) conditions as well as a comparison to buildout under the proposed project.
Regulatory Setting
Senate Bill 743 and Vehicle Miles Traveled
Senate Bill (SB) 743 was signed into law by Governor Brown in 2013 and tasked the State Office of Planning and Research (OPR) with establishing new criteria for determining the significance of transportation impacts under the California Environmental Quality Act (CEQA). SB 743 requires the new criteria to “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” It also states that alternative measures of transportation impacts may include “vehicle miles traveled, vehicle miles traveled per capita, automobile trip generation rates, or automobile trips generated.” On September 27, 2013, California Governor Jerry Brown signed SB 743 into law and started a process that changes transportation impact analysis as part of CEQA compliance. SB 743 requires the Governor’s OPR to identify new metrics for identifying and mitigating transportation impacts within CEQA. In January 2018, OPR transmitted its proposed CEQA Guidelines implementing SB 743 to the California Natural Resources Agency for adoption, and in January 2019 the Natural Resources Agency finalized updates to the CEQA Guidelines, which incorporated SB 743 modifications, and are now in effect. SB 743 changed the way that public agencies evaluate the transportation impacts of projects under CEQA, recognizing that roadway congestion, while an inconvenience to drivers, is not itself an environmental impact (Public Resource Code, § 21099 (b)(2)). In addition to new exemptions for projects consistent with specific plans, the CEQA Guidelines replaced congestion- based metrics, such as auto delay and level of service (LOS), with VMT as the basis for determining significant impacts, unless the Guidelines provide specific exceptions.
Impacts of the Proposed Project
Moreover, buildout under the FBC would be consistent with buildout allowed under the General Plan and analyzed in the 2012 EIR. As with buildout under the General Plan, implementation of the proposed FBC may result in traffic congestion that exceeds the previous City of Richmond traffic LOS standard of LOS D, as well as CCTA and WCCTAC LOS and MTOS standards, and result in impacts that would be significant and unavoidable. However, future projects would be required to implement Mitigation Measure 3.14-1 which would reduce impacts of traffic congestion to the extent feasible.
Nonetheless, as with development under the General Plan, this impact would be significant and unavoidable for the proposed project.
In addition, development under the proposed FBC would increase demand for transit service and potentially exceed the capacity of transit service providers, as well as increase congestion and reduce travel speeds on roadways throughout the City including some that are on primary emergency response routes, resulting in significant and unavoidable impacts. Although implementation of General Plan policies and Implementing Actions for future development under the proposed FBC would help reduce the impacts, it might not do so to a less than significant level.
This impact would be significant and unavoidable for the proposed project, the same as for development under the General Plan.
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 39 The intent of the proposed FBC is to create walkable mixed-use neighborhoods, consistent with the intent of the City’s General Plan. Development under the proposed FBC would increase connectivity and safety by providing enhanced facilities for pedestrians and bicyclists and reduce potential for conflicts at rail/roadway crossings, resulting in no impacts.
As described in the VMT analysis memorandum, VMT impacts were analyzed using the Contra Costa Transportation Authority (CCTA) model and based on the City of Richmond’s adopted VMT thresholds. VMT is typically an output from travel demand models. Its calculation is based on the estimated number of vehicles multiplied by the distance traveled by each vehicle. This analysis uses the following VMT metrics:
Household VMT per capita, which measures all the VMT by motor vehicle on a typical weekday associated with a residential use, such as trips to work, school, or shop, and divides that VMT by the number of residents in the project area. Household VMT is also referred to as home-based VMT.
Commute VMT per worker, which measures all of the worker commute VMT by a motor vehicle on a typical weekday between homes and workplaces and divides that VMT by the number of workers in the project area. Commute VMT is also referred to as home-work or home-based work VMT.
Total VMT per service population, which measures all of the VMT of all vehicle trips, vehicle types, and trip purposes for all of the project area, and divides that total VMT by the service population (i.e., sum of residents and workers) in the project area.
Table 5 summarizes the VMT efficiency metrics listed above for the Baseline (2020) conditions in the project area and Project Buildout (2040) Conditions as estimated by the CCTA Model. The table also compares the VMT efficiency metrics for the project area with the appropriate baseline averages and a VMT 85 percent of the baseline averages (Countywide average for household VMT per capita and total VMT per service population, and regionwide average for commute VMT per worker), which are the threshold used to determine the significance of the VMT impact. 825
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40 Table 5 Project Vehicle Miles Traveled Metrics
Geography
Average Household
VMT per Capita
Average Commute
VMT per Worker
Average Total
VMT per Service Population
Project Area
Baseline (2020) 8.9 14.1 18.9
Project Buildout (2040) 1 7.3 13.9 16.6
Baseline Average 2 17.3 15.6 30.0
85% of Baseline Average
(Threshold of Significance)
14.7 13.2 25.5
Above the Threshold of
Significance?
No No3 No
1 Buildout of the project, which represents an additional 5,151 residential units (16,483 residents) and 5,294 jobs (2,212,543 square feet of space).
2 Countywide average for household VMT per capita and total VMT per service population, and regionwide average for commute VMT per worker.
3 Based on the results of the CCTA Model, the average commute VMT per worker is estimated to be 13.8 under Project Buildout (2040) conditions. However, the CCTA Model does not account for transportation demand management (TDM) strategies that future developments are required to implement. It is estimated that TDM strategies would reduce the average commute VMT per worker by at least five percent to below the threshold of significance.
Source: Fehr & Peers based on the results of the CCTA Travel Demand Model, 2022.
As shown in Table 5, based on the results of the CCTA model, implementation of the proposed project would reduce the household VMT per capita in the project area from 8.9 under Baseline (2020) conditions to 7.3 under Project Buildout (2040) conditions, which would be below the threshold of significance of 14.7 (85 percent of the baseline countywide average), indicating a less- than-significant impact. The project would reduce the household VMT per capita in the project area because it would locate additional housing and increase the mix of uses in a transit-rich and pedestrian friendly area, which would encourage walking, biking, and transit trips and result in fewer and shorter automobile trips.
Based on the results of the CCTA model, implementation of the proposed project would reduce the commute VMT per worker in the project area from 14.1 under Baseline (2020) conditions to 13.9 under Project Buildout (2040) conditions. Although the project would reduce the commute VMT per worker in the project area, it would remain above the threshold of significance of 13.2 (85 percent of the baseline Bay Area regional average) by approximately 5 percent. As described above, the VMT estimated by the CCTA Model only accounts for build-environment variables and does not account for transportation demand management (TDM) measures that future developments are required to implement.
The City has a TDM Ordinance (RMC Section 15.04.612) which requires multi-unit residential developments of ten or more units and nonresidential developments of 10,000 or more square feet to develop and implement a TDM plan to the extent feasible reduce the development’s vehicle trip generation to 15 percent below the standard rates as published in the latest edition of the Institute of Transportation Engineers’ Trip Generation Manual and/or to ensure that the VMT per resident or worker for the development is below the citywide average. Most of the future developments under the FBC would be subject to the requirements of the City’s TDM ordinance. However, the specific TDM measures that future developments would implement are not known at this time. Table 6 summarizes the potential VMT reducing strategies that future developments can implement to reduce the commute VMT per worker. Table 6 also presents the effectiveness range of each 826
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 41 strategy based on research compiled in the Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity, Designed for Local Governments, Communities, and Project Developers (California Air Pollution Control Officers Association [CAPCOA], December 2021). The CAPCOA report is a resource for local agencies to quantify the benefit, in terms of reduced travel demand and VMT, of implementing various TDM strategies.
Furthermore, individual developments that are above the VMT threshold could potentially contribute to future VMT mitigation fee programs, banks, or exchanges. No regional VMT mitigation programs currently exist; however, the CCTA is evaluating different mitigation program frameworks which may lead to a Countywide or regional VMT mitigation program. Should such a program be implemented, development projects could potentially pay into a fee program or purchase mitigation credits to achieve needed VMT mitigation instead of, or in addition to, onsite TDM measures.
Table 6 Summary of VMT Reduction Strategies
Strategy Description
Range of Potential
VMT Reduction1
Implement ride-sharing
program
This strategy focuses on encouraging carpooling and vanpooling by project site/building tenants, which depends on the ultimate building tenants.
Up to 8%
Subsidize or discount
transit passes
This strategy reduces the need to use a vehicle by incentivizing individuals to use transit for their daily commute. This strategy depends on the ultimate building tenants.
Up to 5%
Price and manage parking Parking management strategies focus on the management of parking to influence vehicle travel. Free and ubiquitous parking supply tends to increase vehicle use while reducing parking supply and pricing spaces can help reduce vehicle travel. A reduction in parking supply, as required by the FBC, can incentivize infill development and higher density development by reducing the cost of building parking spaces.
Up to 20%
Mandatory commute trip
reduction program
Implementing a mandatory Commute Trip Reduction (CTR) program with rigorous monitoring requirements can disincentive single- occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking, and biking, thereby reducing VMT and GHG emissions.
Up to 26%
End-of-trip bicycle facilities This measure will install and maintain end-of-trip facilities for employee use. End-of-trip facilities include bike parking, bike lockers, showers, and personal lockers. The provision and maintenance of secure bike parking and related facilities encourages commuting by bicycle.
Up to 4%
Employer-sponsored
vanpool
Vanpooling is a flexible form of public transportation that provides groups of 5 to 15 people with a cost-effective and convenient rideshare option for commuting.
Up to 20%
1 Based on Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity, Designed for Local Governments, Communities, and Project Developers (CAPCOA, December 2021).
Source: Fehr & Peers, 2022.
The effectiveness of TDM programs in reducing vehicle trips and VMT would depend on characteristics of individual developments and the specific TDM strategies implemented at each site. Although these details not known at this time, future development projects are expected to implement a suite of TDM measures that would reduce each project’s VMT to comply with the City’s TDM Ordinance.
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42 Considering the effectiveness range of the TDM strategies described above and the City’s requirement for future developments to implement TDM plans, it is assumed that the implementation of the selected measures at future developments combined can reduce the average commute VMT per worker for the project area by at least five percent to below the threshold of significance (85 percent of the baseline Bay Area regional average). Thus, the impact of the proposed project on commute VMT per worker is less than significant.
For total VMT per service population, implementation of the proposed project would reduce the total VMT per service population from 18.9 under Baseline (2020) conditions to 16.6 under Project Buildout (2040) conditions, which would be below the threshold of significance of 25.5 (85 percent of the baseline countywide average), indicating a less-than-significant impact. The project would reduce the total VMT per service population in the project area because it would locate a variety of uses in a mixed-use, transit-rich, and pedestrian friendly area, which would encourage walking, biking, and transit trips and result in fewer and shorter automobile trips Conclusion
No substantial changes have occurred that require major revisions to the 2012 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more significant impacts with respect to transportation and traffic than were identified in the 2012 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. Mitigation 3.14-1 from the 2012 EIR would continue to apply to the proposed project, and no new mitigation measures are necessary.
5.18 Tribal Cultural Resources
Impacts Identified in the 2020 EIR
Tribal Cultural Resources was added to the 2016 CEQA Guidelines as a separate environmental issue area. Thus, the 2012 EIR does not include a chapter or section dedicated to analysis of impacts to tribal cultural resources. However, it does analyze general impacts to cultural resources (including archeological resources that may originate from Native American tribes) in Section 3.5, Cultural Resources and concludes that impacts would be less than significant. Development under the General Plan could adversely affect cultural resources, including through construction activities that could result in the disturbance of undiscovered archaeological or tribal cultural resources during grading or other on-site excavation activities. However, the EIR concludes that the implementation of existing regulations and General Plan policies, including Policy HR1.1, which seeks to preserve historic, cultural, and archaeological sites and resources in the City, would reduce potential impacts to a less than significant level.
Impacts of the Proposed Project
The proposed project may result in new buildings and uses on certain parcels within the City where requested by applicants and approved by the City. However, development, including ground disturbance would occur in the same areas as analyzed in the General Plan; there would be no changes to the land use or zoning maps and no change to the General Plan boundaries. The General Plan and 2012 EIR do not discuss compliance with Assembly Bill 52 (AB 52), which was approved in 2014 and requires lead agencies to complete consultation with California Native American Tribes regarding proposed projects, because it was approved after adoption of the General Plan. However, individual new projects subject to the proposed FBC would likely be subject to project-level CEQA 828
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Addendum to the City of Richmond General Plan 2030 Environmental Impact Report 43 review and would thus be required to meet the requirements of AB 52; the City of Richmond would be required to notify tribes of pending projects and complete consultation when requested. Future projects under the proposed FBC would also be required to implement Mitigation Measures 3.5-2a and 3.5-2b which prohibit actions that would cause a substantial change and reduce to cultural resources. Therefore, impacts to tribal cultural resources would be less than significant.
Conclusion
No substantial changes have occurred that require major revisions to the 2020 EIR. There is no new information indicating that the proposed project would have new significant impacts or substantially more severe significant impacts with respect to tribal cultural resources than were identified in the 2020 EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR would occur. No new mitigation measures are necessary.
5.19 Utilities and Service Systems
Impacts Identified in the 2012 EIR
As discussed under Section 3.13, Public Utilities, of the 2012 EIR (pages 3.13-1 through 3.13-38), the East Bay Municipal Utility District (EBMUD) provides water to the project site while the City of Richmond, West County Wastewater District (WCWD) and Stege Sanitary District (SSD) manages wastewater and stormwater services to the project site. The City of Richmond also provides solid waste removal services for the project site. Implementation of the General Plan would result in less than significant impacts to water supply, wastewater treatment requirements, and solid waste treatment as facilities would have adequate capacity to meet the needs of the project. However, the General Plan could require the construction or expansion of wastewater treatment facilities or collection systems that could cause significant environmental impacts, absent project-specific mitigation measures, and result in a significant and unavoidable impact. The 2012 EIR required the following mitigation measure to reduce impacts on wastewater to the extent feasible.
Mitigation Measure 3.13-3
Future projects shall incorporate project-specific mitigation measures to reduce impacts from the construction of new wastewater collection and treatment facilities.
Impacts of the Proposed Project
The proposed project would not increase the intensity of development beyond what was analyzed in the 2012 EIR. Therefore, the project would not create additional demand for utilities and service systems beyond the demand evaluated in the 2012 EIR. Consistent with buildout under the General Plan, buildout under the proposed FBC would not increase water demand more than what was previously analyzed. Under EMBUD’s Water Supply Management Program 2040, consumer consumption is projected to be reduced by 35 percent through conservation measures to ensure adequate water supply for EBMUD’s service area (EBMUD 2012). Like development under the General Plan, development under the proposed FBC would also result in less than significant impacts to wastewater treatment requirements as wastewater districts serving the City of Richmond would be required to comply with NPDES permit requirements to ensure discharges would not exceed the Regional Water Quality Control Board wastewater treatment requirements. Although development under the General Plan and proposed project could require the construction or expansion of wastewater treatment facilities or collection systems that could cause significant and 829
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