Agenda-Item-Number-7-Approval-of-consultant-for-Objective-Design-Guidelines

CITY OF SEBASTOPOL

CITY COUNCIL

AGENDA ITEM
Meeting Date: June 21, 2022
To: Honorable Mayor and City Councilmembers
From: Kari Svanstrom, Planning Director
Subject: Approval of Consultant for Objective Design Standards Recommendation: Approve the Consultant and Authorize the City Manager to execute an Agreement Funding: Currently Budgeted: ___ X*____ Yes ______ No _____ N/A Net General Fund Cost: $0
Total Cost: $127,895
Supplemental Planning Grants (247): $87,692
General Plan Update Fund (208) $40,203
*As of the writing of this report, Supplemental Planning Grant FY22-23 proposed budget included the consultant cost for this project.

Additional cost to accommodate SB9 is also included in the FY22-23 proposed budget Account Code/Costs authorized in City Approved Budget (if applicable) ___AK_____ (verified by Administrative Services Department) INTRODUCTION/PURPOSE:

The item is to request Council approve the Consultant, Opticos Design, Inc., and authorize Staff to execute an Agreement with the firm to develop Objective Design Standards for the City.

BACKGROUND:

The State of California has adopted legislation in recent years that impact the ability of a local jurisdiction to implement their adopted discretionary Design Guidelines and requirements for certain residential projects, including certain multi-family residential development (vis SB35) and, most recently, SB9 forsingle family residential zones related to additional units on single family parcels through either lot subdivisions (“lot splits”) and developing homes on a newly subdivided lot or through the conversion of existing single-family homes into multiple units.

Council previously authorized staff to release an RFP for a consultant to assist with developing Objective Design Standards (ODS) which would address the various State laws now in effect and those going into effect in January 2021, such as SB9. Staff worked with the City’s ad hoc Design Guideline Subcommittee to finalize the RFP, and released it earlier this year. The City received one response, from Opticos, which has assisted several other communities in developing Objective Design Standards (see attachment).

DISCUSSION:

The City Council created a Design Guideline Subcommittee in 2019 to address updates to the City’s Design Guidelines. This committee has recently developed Standard Conditions of Approval, which can be utilized for both standard city projects, and streamlined (SB35) projects. The next step is to develop Objective Design Standards.

Once adopted, these can be utilized for SB35 applications which are exempt from the normal ‘discretionary’ design review process. It is anticipated that these will also provide more certainty for both developers and the community Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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in terms of the intent of the existing design guidelines. Note, this will not replace the existing design guidelines, which would still be administered by the Design Review Board.

Staff has reviewed the response and interviewed the firm regarding the City’s needs and their services. With some adjustment to scope, staff is recommending proceeding with Opticos as the consultant to assist with both the ODS and developing SB9 regulations. (Tasks A-D of the proposal). Tasks E-G would add an additional $49,210 and, while these might be useful tools, are not critical to developing the ODS and SB9 regulations needed.

If approved, the work with the consultant would begin this summer with the Design Guideline Subcommittee. The project is anticipated to take approximately eight to nine months to develop the final draft for City review and adopting (anticipated to take 2-3 months, including final review by the Design Review Board, Planning Commission, and City Council).

GOALS:

This action supports the following City Council Goals:

Goal 4.1 - Create a Safe, Healthy and Attractive Environment for Residents and Visitors Goal 7 - Provide and Develop a Plan for the Future for the City of Sebastopol with the Implementation of the new General Plan

7.2.1 Incorporate the Small Town Character values into the City’s land use policies

7.2.2 Review, evaluate and update the Design Review Guidelines Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects.

9.1.3 Engage with community on housing issues and suggested review of City policies to facilitate a positive jobs/housing balance
The following General Plan Actions:

Goal CD 1: Preserve and Enhance Sebastopol’s Unique Character, Design, and Sense of Place as a Small, Compact Town
Policy CD 1-1: Ensure that new development is constructed in a manner consistent with the City’s Design Guidelines, and any design guidelines for specific areas or types of development.

Policy CD 1-2: Ensure that new residential and commercial development is sensitive to the surrounding architecture, topography, landscaping, character, scale, and ambiance of the surrounding neighborhood.

Policy CD 1-3: Discourage repetitive designs in residential and commercial areas, while establishing a cohesive visual relationship between structures and their surroundings.

Policy CD 1-6: Maintain and enforce ZoningOrdinance provisions and design guidelines that prohibit auto-centric strip development.

Policy CD 1-12: Require the design of new residential development to be consistent with the City’s design guidelines, to ensure that new development contributes to the small town character of Sebastopol.

And, the following Housing Element policies:

Goal C-1: Facilitate New Housing Production
The City of Sebastopol will take necessary steps to promote new housing development and remove public infrastructure constraints to new housing development.

Agenda Item Number 7 Agenda Item Number 7
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Goal F-1: Promote Energy Conservation in Residential Development Goal F-2: Promote Resource Conservation in Residential Development Action F-2: Consider design features in future developments to reduce heat island effects, including narrower streets, increased landscaping, green roofs, cool roofs, and cool pavements.

Action F-3: Continue to encourage the incorporation of energy-saving principles in the design and planning of new residential developments by providing information to developers and property owners about available energy conservation programs.

Action F-5: Continue to encourage improvements that result in conservation of energy, water, and other natural resources in existing residential development, particularly in renteroccupied units.

Action F-9: Promote the use of straw bale, rammed-earth, and other energy-efficient types of construction and materials.

Policy G-9: The Citywill assessthe project approval processto see if there are additionalwaysto reduce the amount of time the processrequires.

Action G-18: Prepare design guidelines for multifamily and mixed use residential projects and adopt methods to streamline the design review process for such projects.

PUBLIC COMMENT:

As of the writing of this staff report, the City has not received any public comment. However, staff anticipates receiving public comment from interested parties following the publication and distribution of this staff report.

Such comments will be provided to the City Council assupplemental materials before or at the meeting. In addition, public comments may be offered during the public comment portion of the agenda item.

PUBLIC NOTICE:

This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to schedule meeting date.

FISCAL IMPACT:

The total cost of this project as listed above $127,895 will be funded partially by State Planning Grant previously submitted and awarded. Due to the SB9 regulation and changing in scope to address the new state legislation, this residual balance of the project cost will be funded by General Plan Update fund balance.

RECOMMENDATION:

Approve the Consultant and Authorize the City Manager to execute an Agreement with Opticos Design, Inc., to develop Objective Design Standards and regulations to address SB9.

Attachments:

Proposal / Response to RFP
Revised and Recommended Scope and cost
Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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Prepared for
the City of
Sebastopol, CA
April 11, 2022
Objective Design Standards +
SB 9 Criteria
Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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Prepared For:

Kari Svanstrom
Sebastopol, California
Planning Division
7120 Bodega Avenue
Sebastopol, CA 95472
707.823.6167
Prepared By:

Opticos Design, Inc.
2100 Milvia Street; Suite 125
Berkeley, California 94704
510.558.6957
We are urban
designers and
architects who
believe in the
transformative
power of
beautiful,
sustainable,
walkable
communities
for all.

In 2007, Opticos became a founding
B Corporation, establishing triple
bottom line of social, economic, and
environmental responsibility.
iv Objective Design Standrds + SB 9 Criteria
Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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Contents
Introductory Letter xi
Consultant Information, Qualifications + Experience 1
Organization + Approach 17
Scope of Work 29
Schedule of Work 37
Conflict of Interest, Litigation + Contract Agreement 41 Cost Proposal 43
Contents Objective Design Standrds + SB 9 Criteria v
Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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Introductory Letter
vi Objective Design Standrds + SB 9 Criteria Introductory Letter Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

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Opticos is unlike any
other consultant I
have worked with.

They have come up
with creative ideas
that provide the
‘game changers’ that
Richmond needed.”
Richard Mitchell
Richmond Planning Director
March 11, 2022
DearKari Svanstrom,
We are pleased to submit our proposal for Objective Design Standards and SB9 Criteria for the City of Sebastopol. We understand that you are looking to establish objective design standards for multi-family and mixed-use projects in response to recent changes in State Law, as well as standards for single-family units and lot splits applicable to SB9.

Opticos is a nationally recognized urban design, planning, and architecture firm with a passion for creating vibrant, healthy, and sustainable places. For 20 years we have prepared downtown and community plans, revitalization strategies, form-based codes, and strategic advice for places across the country. We maintain a consistent and highly respected track record with private and public clients that come to us for quality design that is responsive to local context, and public process that is inclusive and effective in navigating complex local issues. As a certified Small Business, we bring a high level of principal involvement and care to every project. And as a B Corporation, our work is reflective of our commitment to a triple bottom line of social, economic, and environmental sustainability.

Our work experience in both zoning and infill housing includes both relevant projects in the San Francisco Bay Area and nationally. Locally we’ve been involved in 35 distinct planning and implementation projects in Priority Development Areas across 19 jurisdictions, including award-winning work at the Pleasant Hill BART TOD and in the Hercules Central Plan Area, and locally in Downtown Petaluma and Rohnert Park. We’ve also been instrumental in working with jurisdictions to support Missing Middle Housing, from our analytical work to identify policy and regulatory barriers, including our multisession Working Group created for MTC/ABAG, to crafting policy amendments and zoning ordinances to support MMH, as we have in Santa Rosa.

Most recently, we are utilizing our 20-year experience in preparing Form-Based Codes to prepare Objective Design Standards in multiple Bay Area communities. We strive to create Objective Design Standards not only to meet State Law requirements for housing projects, but also to enable good development. To this end we make our codes to be graphically clear, meaningful, and concise as possible in support of this. Through our work with Marin County and 10 participating Marin jurisdictions and elsewhere in the SF Bay Area, we have established a comprehensive ODS toolkit that covers a broad variety of topics across a spectrum of environments, guiding building form, building type, and architectural style. The toolkit can be efficiently customized and applied to local conditions. The list of expected zones and standards provided in the RFP dovetails well with our toolkit approach and we would be excited to work with you to apply our toolkit to Sebastopol.

Introductory Letter Objective Design Standrds + SB 9 Criteria vii Introductory Letter
Agenda Item Number 7 Agenda Item Number 7
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We are also currently working with MTC/ABAG to create an SB 9 toolkit, also customizable to local conditions. This work has been guided by MTC/ABAG staff, a working group of about a dozen Bay Area jurisdictions, and our analysis. We will be well-positioned to help you create standards for SB 9 projects that accommodate the prevalent lot sizes and conditions within Sebastopol.

Thank you for this opportunity. Should you have any questions about our qualifications or proposal, please feel free to contact me.

Sincerely,
Stefan Pellegrini, AICP, LEED AP, NCARB
Principal
[email protected]
Opticos was hired
specifically because
of their expertise
in community
engagement and
form-based code to
draft a Specific Plan
for the Vallco area.

Their comprehensive
and thoughtful
engagement
strategy and ability
to communicate
alternatives
through design and
visualization, were
invaluable to winning
support. It was an
unprecedented
process, and it was a
real pleasure to work
with the Opticos
team."
Aarti Shrivastava
Assistant City Manager/
Director of Community
Development,
City of Cupertino, CA
viii Objective Design Standrds + SB 9 Criteria Introductory Letter Agenda Item Number 7 Agenda Item Number 7
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Consultant
Information,
Qualifications +
Experience

CHAPTER
2 Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 1 Agenda Item Number 7 Agenda Item Number 7
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Opening Doors to New, Context-Sensitive Development
Opticos Design is working with Marin County and 10 jurisdictions to develop Objective Design Standards for multifamily and mixed-use residential development. The project will provide zoning tools to deliver context-sensitive infill housing across a diverse range of communities. The toolkit will address the wide spectrum of physical characteristics found in these communities. The Toolkit adapts existing multifamily and mixed-use residential zoning and design guidelines into form-based, objective design standards using a placebased approach to create standards that recognize the characteristics or 'DNA" that make each local context and its architectural styles.

Highlights

1. Multidisciplinary team working on a multijurisdictional and collaborative process.

2. COVID-19 Online Strategies via Countywide Survey, Community Workshops, and Roadshows.

3.Shared DNA, "Commonalities" among communities found throught Existing Conditions Analysis and Place Types + Building Types Atlas.

4.Additional Tasks for participant communities.

5.Multijurisdictional Coding Strategy, The Toolkit.

Marin County Objective Design
+ Development Standards
Marin County, California
Contracting Agency
County of Marin
Project Manager + Contact
Information
Jillian Zeiger, Planner
Housing & Federal Grants
Division County of Marin
415.473.7549
[email protected]
Dollar Value of Contract
$1,225,855.00
Date of Completion
Ongoing as of April 2022
Team
Opticos Team Lead with Lisa
Wise Consulting, Plan 2 Place
2 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
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Lap Siding
Metal Railing Terra Cotta
Roof Tile
Composite
Shingle Roofing
Multi-pane Windows Stone Veneer Wall and Columns Wall Sign Chamfered Entry Decorative Lintels
and Window Surrounds
Double Hung Windows
Cedar Shake
Siding
Projecting
Corner Element
Figure 2.6.7 Architectural Features – Details + Materials Architectural Features
Window Proportions (W:H)
Tripartite Windows 2:1
Single Windows
Narrow 1:2
Wide 7:8
Double Windows 4:5
Hipped Dormers 2:1
Roof Details
Type Hipped
Eaves*
Depth 1.5'
Type Cornice
Chimney
Location Interior
Size 3.5' square
* Without gutter
Marquee Sign
Contrasting Wood
Intermediate Bands
42 Marin County Objective Design and Development Standards Micro-Scale Documentation — July 31, 2020 Place types illustrated Design informs code
Detailed place-type analysis
drives new standards to ensure
compatibility
Site testing illustrates potential for new infill housing Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 3 Agenda Item Number 7 Agenda Item Number 7
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Informing Future Zoning/Standards: Getting Beyond Simply Increasing Density Opportunity Site/Lot Studies
What is it and why do it?
• What? Testing feasibility and desirablity (from
city's and community's perspective) by using
best practice development and architectural
design approach standards to generate three
hypothetical development scenarios—typically
small, medium, and large. Many of the sites are
irregular, with many constraints that make them
challenging to develop and to regulate.
• Why? The desired outcome will directly inform
the new objective design standards/zoning, likely
reducing community pushback when projects
are formally proposed.

Testing Design Alternatives, Ecomic Feasibility and Building Support for the Right Development on CIty/County-Selected Opportunity Sites (23 sites total) Development Scenario 1: Medium Scale
Development Scenario 2: Medium/Large Scale
Development Scenario 3: Small Scale
23 Sites
Tested
4 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
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Objective Architectural Standards Based on
Local Precedent
Architectural Style Documentation
Architectural Style
Documentation
Marin County
Objective Design
and Development
Standards
August 21, 2020
Massing Elements: Roof
House-scale buildings generally have front-facing gables with moderate to steep pitches. Block-scale buildings generally have parapets.

Multiplex in Mill Valley
House in Larkspur
House in Larkspur
House in Ross
House in Ross
Main street building in Larkspur
House in Larkspur
House in Larkspur
4 Architectural Style Documentation Internal Draft — August 21, 2020 Massing Elements: Roof Chapter 1 — Victorian
Defining the Form Characteristics of All Place Types
Extensive Place Characteristic Analysis as Foundation for Standards Place Types Atlas
Residential
A cross-town connecting thoroughfare
with house-scale housing choices in
detached buildings setback from the
street.

Building Form:

House-Scale
Detached
House-Scale Building Types:

House, Apartment Building Medium
Building Front Setbacks: Mostly Deep
Building Height: One-to-Two Stories
Off-Street Parking Location:

Front, Side and Rear of Lot
Mix of Uses: Limited-to-No Mix of Uses
Physical Extent: Multiple Blocks
T3 T4 T5
Residential/Mixed-Use Small
A cross-town connecting thoroughfare
with various housing, shopping, civic
and/or employment uses in a mix of
house-scale and block-scale, detached
buildings mostly setback from the
street.

Building Form:

Mostly House-Scale
Detached
House-Scale Building Types: House
Block-Scale Building Types:

Commercial Building, Civic Building
Building Front Setbacks:

Mostly Medium-to-Deep,
Few Small-to-None
Building Height: One-to-Two Stories
Off-Street Parking Location:

Front, Side and Rear of Lot
Mix of Uses: Horizontal
Physical Extent: Five Blocks
T3 T4 T5
Residential/Mixed-Use Medium
A cross-town connecting thoroughfare
with various housing, shopping, and/
or employment uses in a mix of housescale and block-scale, mostly detached buildings near and setback from the
street.

Building Form:

Mix of House-Scale and Block-Scale
Mostly Detached
House-Scale Building Types:

House, Multiplex
Block-Scale Building Types:

Apartment Building Large, Commercial
Building, Main Street Building
Building Front Setbacks: Small-to-Deep
Building Height: Mostly One Story,
Up to Two Stories
Off-Street Parking Location:

Front, Side and Rear of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: Multiple Blocks
T3 T4 T5
Commercial/Mixed-Use Small
A cross-town connecting thoroughfare
with various housing, shopping, and/or
employment uses in detached, blockscale buildings setback from the street.

Building Form:

Block-Scale
Detached
Block-Scale Building Types:

Civic Building, Commercial Building
Building Front Setbacks:

Medium-to-Deep
Building Height: Mostly Two Stories,
Up to Three Stories
Off-Street Parking Location: Front and
Side of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: Two Blocks
T3 T4 T5
Commercial/Mixed-Use Medium
A cross-town connecting thoroughfare
with various housing, shopping, and/or
employment uses in a mix of attached
and detached house-scale and blockscale buildings at or near the street.

Building Form:

Mix of House Scale and Block-Scale
Attached and Detached
House-Scale Building Types: House,
Multiplex, Apartment Building Medium
Block-Scale Building Types: Apartment
Building Large, Commercial Building,
Main Street Building
Building Front Setbacks: Mostly Small
Building Height:

Mostly One-to-Two Stories,
Up to Three Stories
Off-Street Parking Location:

Mostly Side and Rear of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: Multiple Blocks
T3 T4 T5
Corridors
Place Types and Building Types Atlas for Marin County — April 21, 2020 Marin County Objective Design and Development Standards — Opticos Design, Inc. © 2020 7 Some Single-Family Small
Neighborhoods that contain a mix of
house-scale, mostly detached building
types with small building footprints
including some single-family houses.

Building Form:

House-Scale
Detached and Attached
House-Scale Building Types:

House, Duplex
Building Front Setbacks: Small-to-Deep
Building Height: One-to-Two Stories
Off-Street Parking Location:

Front, Side and Rear of Lot
Mix of Uses: Limited-to-No Mix of Uses
Physical Extent: Multiple Blocks
T3 T4 T5
Some Single-Family Medium
Neighborhoods that contain a mix
of house-scale, detached building
types with medium-to-large building
footprints including some single-family
houses.

Building Form:

House-Scale
Detached
House-Scale Building Types: House
Block-Scale Building Types:

Apartment Building Large
Building Front Setbacks: Deep
Building Height: One-to-Two Stories
Off-Street Parking Location: Front of Lot
Mix of Uses: Limited-to-No Mix of Uses
Physical Extent: Multiple Blocks
T3 T4 T5
Multifamily Small
Neighborhoods that contain a mix
of house-scale, mostly detached,
multifamily building types with small-tomedium building footprints.

Building Form:

Mostly House-Scale
Mostly Detached
House-Scale Building Types:

House, Duplex, Multiplex
Block-Scale Building Types:

Apartment Building Large
Building Front Setbacks: Mostly Small
Building Height: Two-to-Three Stories
Off-Street Parking Location:

Mostly Front of Lot
Mix of Uses: Limited-to-No Mix of Uses
Physical Extent: Multiple blocks
T3 T4 T5
Multifamily Medium
Neighborhoods that contain a mix of
house-scale and block-scale, multifamily
building types with medium-to-large
building footprints.

Building Form:

Mostly House-Scale
Mostly Detached
House-Scale Building Types:

House, Duplex, Multiplex,
Apartment Building Medium
Block-Scale Building Types:

Apartment Building Large
Building Front Setbacks:

Small-to-Medium
Building Height: Two-to-Three stories
Off-Street Parking Location:

Front and Side of Lot
Mix of Uses: Limited-to-No Mix of Uses
Physical Extent: Multiple Blocks
T3 T4 T5
Neighborhoods
Place Types and Building Types Atlas for Marin County — April 21, 2020 Marin County Objective Design and Development Standards — Opticos Design, Inc. © 2020 6 Village Center
1 block of attached and detached
house-scale and block-scale buildings
at or near the sidewalk with a nonresidential ground floor and few buildings with a second story.

Building Form:

Mostly Block-Scale
Mostly Attached
House-Scale Building Types: House
Block-Scale Building Types:

Main Street Building
Building Front Setbacks: None-to-Small
Building Height: Mostly One Story,
Up to Two Stories
Off-Street Parking Location:

Rear and Side of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: One Intersection
T3 T4 T5
Centers
Main Street 1 Small
Up to 3 blocks of attached and
detached house-scale and block-scale
buildings at or near the sidewalk with
a non-residential ground floor and few
buildings with a second story.

Building Form:

Mix of House-Scale and Block-Scale
Mostly Detached
House-Scale Building Types: House
Block-Scale Building Types:

Main Street Building
Building Front Setbacks: Mostly
None-to-Small
Building Height: Mostly One Story,
Up to Two Stories
Off-Street Parking Location:

Side and Rear of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: Up to 3 Blocks
T3 T4 T5
Main Street 1 Medium
Up to 3 blocks of attached and
detached medium block-scale buildings
at or near the sidewalk with a nonresidential ground floor and several buildings with a second story and few
with a third story.

Building Form:

Block-Scale
Mostly Attached
Block-Scale Building Types:

Commercial Building, Civic Building,
Main Street Building
Building Front Setbacks:

None-to-Small
Building Height: Mix of One-to-Two
Stories, Up to Three Stories
Off-Street Parking Location:

Mostly Rear of Lot
Mix of Uses: Mostly Horizontal
Physical Extent: Up to 3 Blocks
T3 T4 T5
Main Street 2
3 or more blocks of mostly attached,
block-scale and few house-scale
buildings at or near the sidewalk with a
non-residential ground floor and several
buildings with a second story.

Building Form:

Mostly Block-Scale
Mostly Attached
House-Scale Building Types:

House
Block-Scale Building Types:

Commercial Building,
Main Street Building
Building Front Setbacks: None
Building Height:

Mix of One-to-Two Stories
Off-Street Parking Location:

Mostly Rear of Lot
Mix of Uses: Vertical
Physical Extent: 3 or more Blocks
T3 T4 T5
Urban Center
Several blocks of mostly attached blockscale and few house-scale buildings at or near the sidewalk with a nonresidential ground floor and several buildings with a second story.

Building Form:

Mostly Block-Scale
Mostly Attached
House-Scale Building Types:

House, Multiplex
Block-Scale Building Types:

Commercial Building,
Main Street Building
Building Front Setbacks: None
Building Height:

Mix of One-to-Two Stories,
Up to Three Stories
Off-Street Parking Location:

Mostly Rear of Lot
Mix of Uses: Mostly Vertical
Physical Extent: Multiple Blocks
T3 T4 T5
Place Types and Building Types Atlas for Marin County — April 21, 2020 Marin County Objective Design and Development Standards — Opticos Design, Inc. © 2020 8 Left: Pages summarizing
Corridor, Center, and
Neighborhood Place
Types based on existing
form. Each place type
was identified and
analyzed according to
characteristics such as
building types, height,
setbacks, mix of uses,
and off-street parking
location.

These place types were
mapped across the
county to understand
where particular sets
of Objective Design
Standards could apply.

Effectively Informing the
Community and Getting
Feedback on Contentious Issues
In-Person Engagement
Translated to Virtual Public
Engagement
Above Left: Objective Architectural Standards are informed by analysis of existing buildings in Marin County, empowering local jurisdictions to enable context-sensitive new construction by right.

Above Right: Due to COVID-19, the planned in-person Road Show was translated into a series of virtual events and information provided in various digital formats—including short recorded videos, virtual chats, virtual pin-ups, and an easy-to-access website.

Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 5 Agenda Item Number 7 Agenda Item Number 7
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In-Depth Examination of Valued Precedents to Inform Objective Standards Micro-Scale Architectural Analysis
Figure 2.1.6 Building Form – Facade Composition
Building Form
Facade Composition
Frontage Type Porch
Main Entry Location Front
Distance between Entries 30'
Bay Composition
Front Elevation 2 bays
Side Elevation Indeterminate
Rhythm of Elements
Openings 4'
Solid Walls 4'
Projections
Porch 8'
Stairs 11'
Micro-Scale Documentation — July 31, 2020 Marin County Objective Design and Development Standards 11 Micro-Scale Documentation — Craftsman Duplex
7/16/2020 15 Camellia Cir - Google Maps
Image capture: Apr 2019 © 2020 Google
Street View
Larkspur, California
Google
15 Camellia Cir
7/16/2020 21 Camellia Cir - Google Maps
Image capture: Apr 2019 © 2020 Google
Street View
Larkspur, California
Google
21 Camellia Cir
Double Hung Windows
Post Sign
Painted Wood Box Columns
and Railing
Metal Garage Doors
Composite
Shingle Roofing
Cedar Shake
Siding
Painted Wood Cornice
Painted Wood Lintels Fiberglass Columns
Architectural Features
Window Proportions (W:H)
Tripartite Windows*
3x3 5:6
3x2 1:1
Single Windows* 1:2
Double Windows* 1:1
Roof Details
Type Hipped
Eaves
Depth 1.5'
Type Cornice
Chimney
Location Interior corner
Size 3.5' square
* Lower divisions of windows are undivided; upper divisions are divided into four lites each.

Figure 2.3.7 Architectural Features – Details + Materials 24 Marin County Objective Design and Development Standards Micro-Scale Documentation — July 31, 2020 Micro-Scale Documentation — Rose Lane Terraces
Figure 2.6.6 Building Form – Facade Composition
Building Form
Facade Composition
Frontage Type Gallery, Shopfront
Ground Floor Glazing %
Main Body 30%
Main Entry Location Corner of Building
Distance between Entries 20'
Bay Composition
Front Elevation 4 bays
Side Elevation Indeterminate
Rhythm of Elements
Double Windows 8' wide
Solid Walls 4'-6' wide
Projections
Corner Element 3'
Micro-Scale Documentation — July 31, 2020 Marin County Objective Design and Development Standards 41 Micro-Scale Documentation — Blue Rock Inn + Larkwood Apartments Figure 2.3.4 Documented Building – Design Site Plan Diagram FRONT
Building Characteristics
Design Site*
Design Site Size
Width 113'
Depth 140'
Building Characteristics
Building Placement (Design Site)
Building Setbacks
Front 20'
Side Street 5'
Side 5'
Building Characteristics
General
Building Type Multiplex
Detached
Main Body
Width 89'9"
Micro-Scale Documentation — Rose Lane Terraces
Craftsman Duplex
701-703 NW 20th St, Oklahoma City, OK
Building Highlights
• Building Type: Duplex
• Stories: 2
• Medium walkability; Three blocks
from services/food
Key features that contribute to this
building's physical character are
identified at right.
1 Double Porch Frontage2 Deep Eaves
with Brackets
3 Rear Decks4 Reduced Massing
on Upper Story Figure 2.1.1 Perspective
Micro-Scale Documentation — July 31, 2020 Marin County Objective Design and Development Standards 7 Micro-Scale Documentation — Craftsman Duplex
6 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 15 of 55 ends

Distillation of 9 Styles in Marin County to Provide a Menu of Choices for Applicants Architectural Design Standards
Victorian Tudor Craftsman
Contemporary Main Street Classical Mediterranean
Standards for Each Style:
• Wall
• Building Roof
• Eave
• Parapet
• Windows
• Bay Windows
• Entry Doors
• Balconies
• Porches
• Storefronts
• Materials
Elements: Building Elevation Elements: Parapet Section
Elements: Ganged Window Elements: Two-Story Porch Elements: Balcony Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 7 Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 16 of 55 ends

SB 9 Toolkit of Objective
Standards for ABAG Region
San Francisco Bay Area, California
Highlights

1. Toolkit of SB 9 standards address wide variety of lot sizes and R1 environments.

2. Standards for two general categories of lot sizes: < 60 feet wide and >60 feet wide.

3.The Toolkit is a starting point intended to be customized further to each jurisdiction.

4.The Toolkit reflects the input from ABAG's focus group of jurisdictions.

5.Goldfarb & Lipman attorneys reviewed and provided input on the Toolkit.

Contracting Agency
Association of Bay Area
Governments (ABAG)
Project Manager + Contact
Information
Ada Chan, Regional Planner
Association of Bay Area
Governments Metropolitan
Transportation Commission Bay
Area Metro Center
375 Beale Street, Ste 800
San Francisco, CA 94105
415.820.7958
[email protected]
Dollar Value of Contract
$193,895.00
Date of Completion
Ongoing. Final Draft due end
of April 2022.
8 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 17 of 55 ends

Invellabore pellia de nonsequam est doluptatur
Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 9 Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 18 of 55 ends

Richmond Liveable Corridors
Richmond, California
Contracting Agency
California Strategic Growth Council
Project Manager + Contact Information
Lina Velasco, Planning Manager
City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
510.620.6706
[email protected]
Dollar Value of Contract
$839,110.00
Date of Completion
2016
Awards
2013 CNU Charter Award Winner
Transforming Placeless, Auto-Dependent
Corridors to High Quality, High-Value Places
Richmond Livable Corridors, funded by a Sustainable Communities Grant from the California Strategic Growth Council, provides a master plan and Form-Based Code to guide future development along the primary commercial corridors in Richmond, including MacDonald Avenue, San Pablo Avenue, and 23rd Street. The project area has been designated as a FOCUS Priority Development Area to encourage future growth near transit, enhance existing neighborhoods, and provide increased mixed-use choices.

Opticos Design was the lead consultant for a multidisciplinary team that focused on a broad range of elements that contribute to livability, including land use, building form, economic vitality, complete streets, sustainability, public health, and affordable housing.

The planning process included significant outreach to community groups, residents, and businesses through stakeholder interviews, regular advisory committee meetings, three multiday design charrettes, several public hearings, and neighborhood walking tours.
10 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 19 of 55 ends

January 2012
Opticos Design, Inc. 7 © 2011 Opticos Design, Inc.

Livable Corridors
City of Richmond, California
Parks, Trails, and Open Space
Citywide Analysis
mas Bros. Maps, US Census, State of California, MIG Inc.

S BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.
hout the prior, written permission of THOMAS BROS. MAPS.

Richmond’s northeast neighborhoods are underserved by parks.

The area northeast of BART and west of 23rd Street is underserved by parks.

Consider implementing a network of tot lots within 1/8 mile of every home. (On City-owned lots?)
Notes:

Verify shortcomings from the master plan.

Which areas provide active recreation opportunities, such as basketball courts, indoor gyms, etc.? We need to understand this very well!
7 Key
0 800 1600 ft
0 1/4 1/2 mile
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc. Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Current Regional Parks
and Open Space
Current City and
County Parks
Other Open Spaces
(Cemetaries, Golf Courses)
Other Community Areas
Existing Bicycle
and Pedestrian Trail
Planned Bicycle
and Pedestrian Trail
Interstate Highway
Arterial/Collector
Local Street
City Limits
BART Line/Station
Railroad
N
0 0.5 1 2 MILES
10 ACRE S
50 Parks, Trails and Open Space
Map 10.1
Current Regional Parks
and Open Space
Current City and
County Parks
Other Open Spaces
(Cemetaries, Golf Courses)
Other Community Areas
Existing Bicycle
and Pedestrian Trail
Planned Bicycle
and Pedestrian Trail
Interstate Highway
Arterial/Collector
Local Street
City Limits
BART Line/Station
Railroad
N
0 0.5 1 2 MILES
10 ACRE S
50 Parks, Trails and Open Space
Map 10.1
Current Regional Parks
and Open Space
Current City and
County Parks
Other Open Spaces
(Cemetaries, Golf Courses)
Other Community Areas
Existing Bicycle
and Pedestrian Trail
Planned Bicycle
and Pedestrian Trail
Interstate Highway
Arterial/Collector
Local Street
City Limits
BART Line/Station
Railroad
N
0 0.5 1 2 MILES
10 ACRE S
50 Parks, Trails and Open Space
Map 10.1
City of Richmond
General Commercial
Land Use Areas:

Downtown Commercial
City Limits
Commercial Nodes
Downtown Commercial
Business and Industry
Railroad
BART Line/Station
Local Street
Arterial/Collector
Interstate Highway
N
0 0.5 1 2 MILES
10 ACRE S
50 Industry and Business
Figure 3.5
Richmond
BART Station Macdonald Avenue
Cutting Boulevard
BART-Richmond Line
Carlson Boulevard
Barrett Avenue
McBryde Avenue
Solano Avenue
13th Street
23rd Street
San Pablo Avenue
Harbour Way
Marina Way
Garrard Boulevard
Ohio Avenue
January 2012
Opticos Design, Inc. 19 © 2011 Opticos Design, Inc.

Livable Corridors
City of Richmond, California
Urban Agriculture & Community Gardens
Citywide Analysis
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Urban Agriculture & Community Gardens
Findings:

There are only a few urban agriculture/community garden sites sprinkled throughout the larger planning area.

There is a small cluster in the southwest quadrant at the Richmond Greenway Trail and 6th Street, adjacent to Lincoln Elementary School.

Notes:

Refine with City.

Did Richmond’s assessment target/show other opportunities? 19 Key
0 800 1600 ft
0 1/4 1/2 mile
12 13 16 17
14 15
18 Yacht Harbor
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc. Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Historical Resources
N
0 0.5 1 2 MILES
10 ACRE S
50 Map 14.1
Ocially Recognized National
Historical Park Resources
Ocially Recognized
Historical Resources
*Route alignment is for illustrative purposes only.

Existing Bay Trail Segment
Cultural Heritage Water Trail*
Planned Bay Trail Segment
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

City of Richmond
General Commercial
Land Use Areas:

Downtown Commercial
City Limits
Commercial Nodes
Downtown Commercial
Business and Industry
Railroad
BART Line/Station
Local Street
Arterial/Collector
Interstate Highway
N
0 0.5 1 2 MILES
10 ACRE S
50 Industry and Business
Figure 3.5
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Historical Resources
N
0 0.5 1 2 MILES
10 ACRE S
50 Map 14.1
Urban Agriculture/
Community Garden Sites
Ocially Recognized
Historical Resources
*Route alignment is for illustrative purposes only.

Existing Bay Trail Segment
Cultural Heritage Water Trail*
Planned Bay Trail Segment
Richmond
BART Station Macdonald Avenue
Cutting Boulevard
BART-Richmond Line
Carlson Boulevard
Barrett Avenue
McBryde Avenue
Solano Avenue
13th Street
23rd Street
San Pablo Avenue
Harbour Way
Marina Way
Garrard Boulevard
Ohio Avenue
South 23rd Street
think small…
… allow for the slow evolution of
existing light-industrial areas
THINK BIG…
… transform the South 23rd Street
and Cutting Boulevard intersection
to a high-quality, high-value mixeduse entry gateway
East MacDonald Ave.
think small…
… improve pedestrian and
bicycle connections between the
corridor and the Greenway
THINK BIG…
… reclaim unnecessary pavement
to create a safe, pedestrian, bicycle,
and transit-friendly environment
North San Pablo Ave.
think small…
… increase access to fresh
produce and healthy foods
within walking distance to the
surrounding neighborhoods
THINK BIG…
… allow medium density
housing types along
McLaughlin Street and Wilson
Avenue
West MacDonald Ave.
think small…
… provide access to healthy,
affordable foods
THINK BIG…
… convert unnecessary
pavement from car space
to more usable people space
that benefits pedestrians,
bicyclists, and transit
0 1000' 2000'
January 2012
Opticos Design, Inc. 9 © 2011 Opticos Design, Inc.

Livable Corridors
City of Richmond, California
Walkability to Commercial Areas
Citywide Analysis
mas Bros. Maps, US Census, State of California, MIG Inc.

S BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.
thout the prior, written permission of THOMAS BROS. MAPS.

City of Richmond
Residential Neighborhoods
Land Use Areas
Business and Industry
Key Corridors
Transition Zone Overly District (TZOD)
Pursuant to Ordinance No. 1808, residential uses are
prohibited within this zone.

Community
Overlay Zones
1/2-Mile Radius
1/4-Mile Radius
(Approx. 5-Minute Walk)
N
0 0.5 1 2 MILES
10 ACRE S
50 Walkability to Commercial Areas
Findings:

Most neighborhood areass are within no more than a 10-minute walk of commercial amenities.

There is likely more area zoned for commercial use along these corridors than these areas can support.

Notes:

Overlay schools and commercial areas?
9 Key
0 800 1600 ft
0 1/4 1/2 mile
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc. Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Community
Overlay Zones
1/2-Mile Radius
1/4-Mile Radius
(Approx. 5-Minute Walk)
N
0 0.5 1 2 MILES
10 ACRE S
50 Key Corridors
Figure 3.3
City of Richmond
Residential Neighborhoods
Land Use Areas
Business and Industry
Key Corridors
Transition Zone Overly District (TZOD)
Pursuant to Ordinance No. 1808, residential uses are
prohibited within this zone.

Community
Overlay Zones
1/2-Mile Radius
1/4-Mile Radius
(Approx. 5-Minute Walk)
N
0 0.5 1 2 MILES
10 ACRE S
50 Key Corridors
Figure 3.3
City of Richmond
General Commercial
Land Use Areas:

Livable Corridors
City of Richmond, California
Walkability to Other Community Facilities
Citywide Analysis
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Walkability to Other Community Facilities
Findings:

Notes:

Flesh this out with the City - this is very important.

We need to understand what types of services/amenities are being provided in each center.
10 Booker T. Anderson
Community Center
Richmond
Main Library
Community
Services Center
Doctor’s
Medical Center
MLK Community
Center
Richmond
Clinic/

BAART/CDP
Nevin Community
Center
Kaiser
Permanente
Key
0 800 1600 ft
0 1/4 1/2 mile
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc. Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Schools
Colleges
Libraries
Community Centers
Hospitals
Owned and operated by City of Richmond
Owned and operated by partner agencies
1/2-Mile Radius
1/4-Mile Radius
(Approx. 5-Minute Walk)
N
0 0.5 1 2 MILES
10 ACRE S
50 Community Facilities
Map 6.1
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

City of Richmond
General Commercial
Land Use Areas:

Downtown Commercial
City Limits
Commercial Nodes
Downtown Commercial
Business and Industry
Railroad
BART Line/Station
Local Street
Arterial/Collector
Interstate Highway
N
0 0.5 1 2 MILES
10 ACRE S
50 Industry and Business
Figure 3.5
Source: City of Richmond, Contra Costa County, Metropolitan Transportation Commission, Thomas Bros. Maps, US Census, State of California, MIG Inc.

Thomas Bros. Map data reproduced with permission granted by THOMAS BROS. MAPS. THOMAS BROS. MAPS data is copyrighted by THOMAS BROS. MAPS.

It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without the prior, written permission of THOMAS BROS. MAPS.

Schools
Colleges
Libraries
Community Centers
Hospitals
Owned and operated by City of Richmond
Owned and operated by partner agencies
1/2-Mile Radius
1/4-Mile Radius
(Approx. 5-Minute Walk)
N
0 0.5 1 2 MILES
10 ACRE S
50 Community Facilities
Map 6.1
Richmond
BART Station
BART-Richmond Line
Carlson Boulevard
Barrett Avenue
McBryde Avenue
Solano Avenue
13th Street
23rd Street
San Pablo Avenue
Garrard Boulevard
Ohio Avenue
Cutting Boulevard
Harbour Way
Walkability to commercial nodes Walkability to community facilities Parks, trails, and open space Urban agriculture locations Thoroughly Assessing the Context and Role of the Corridors Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 11 Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 20 of 55 ends

T5N
T5MS-O
Special Planning Area
T6C-O
T6C-O
T5MS-O
T6C
T6C T6C
T5MS
T5MS
T5MS-O
T5MS-O
T5MS-O
T5MS-O
T5MS-O
T5MS-O
T5MS-O
T5N
T5N
T5N
T5N
T5N
T5N
T5N
T5N
T5N
T5N
T4MS
T4MS-O
T4MS-O
T4MS-O
T4MS-O
T4MS-O T4MS-O
T4MS-O
T4MS-O
T4MS-O
T5MS-O
T4N
T4N
T4N-O
T4N-O
T4N
T4N T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N T4N
T4N
T4N
T4N
T4N
T4N
T4N
T5MS
T5MS T5MS
T4MS T4MS T4MS-O
T4MS-O
T4MS-O
T4N-O
T4N-O
T4N T4N T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N-O
T4N
T4N
T4N-O
T4N-O
T4N-O
T4MS-O
T4N-O
T4N-O T4N-O
T4MS-O T4MS
T4MS
T4MS
T4MS-O
T4MS-O
T4MS-O
T4MS-O
T4MS-O
T4MS-O T4MS T4MS
T5N
T5MS T5MS
T5MS T4MS T4MS
T4MS T4MS
T5MS
Establishment and Designation of Transect Zones 15.05.110.030 Richmond Livable Corridors Final Draft: February 2015 .110-3

15.05.110.030 Regulating Plan.

T4 Neighborhood (T4N)
T4 Neighborhood-Open (T4N-O)
T4 Main Street-Open (T4MS-O)
T4 Main Street (T4MS)
T5 Neighborhood (T5N)
T5 Main Street-Open (T5MS-O)
T5 Main Street (T5MS)
T6 Core-Open (T6C-O)
T6 Core (T6C)
Civic Space
Special Planning Area (Traditional
Neighborhood Community PLan
Required)
0' Build-to-Line (BTL) and Shopfront
Frontage Type or Shopfront used in
combination with another Frontage
Type required
NOTES:

1. The T1, T2, T3NE, and T3N Transect Zones
are not mapped on this regulating plan at
this time. It is intended that these zones will
be mapped at a later date should the FormBased Code be expanded to include a larger area within the City of Richmond.

2. The "Open" Sub Zones (T4N-O, T4MS-O,
T5MS-O, and T6C-O) provides the same
building form as the base transect zone
(T4N, T4MS, T5MS, and T6C, respectively)
but allow for a more diverse mix of uses.

T4 Main Street T4MS
Sub-zone: T4MS-Open
Intent
To provide 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 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 or close to ROW
Small-to-No Side Setback
Up to 3 Stories
Flush Ground Floor
Primarily with Shopfronts
General Use
Ground floor commercial that
may have residential or additional
commercial uses above or behind
Parking
Low parking requirements
Individual or shared off-street lots or
on-street
Commercial parking: part of a
shared parking district
T4 Neighborhood T4N
Sub-zone: T4N-Open
Intent
To provide a walkable,
predominantly single-family
neighborhood that integrates
appropriate medium-density building
types such as duplexes, mansion
apartments, and bungalow courts
within walking distance to transit
and commercial areas.

The open sub-zone provides the
same building form 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 2½ Stories
Elevated Ground Floor
Diverse Mix of Residential Frontages
General Use
Primarily residential with some home
occupation uses and neighborhoodsupporting uses in ancillary buildings Parking
Low-to-moderate requirements
Off- or on-street
T3 Neighborhood T3N
Intent
To build upon the historic
characteristics of the existing singlefamily neighborhoods while allowing them to evolve with smaller scale
medium-density building types
such as bungalow courts, duplexes,
and mansion apartments that are
compatible to their context.

Desired Form
Detached
Narrow-to-Medium Lot Width
Small-to-Medium Footprint
Large Front Setback
Small-to-Medium Side Setback
Up to 2 Stories
Elevated Ground Floor
Primarily with Stoops or Porches
General Use
Primarily residential with some
home occupation uses
Parking
Moderate parking requirements
Off- or on-street
Table: 15.05.120.030.A The Richmond Transect Overview (continued) Transect Zones 15.05.120.030
Richmond Livable Corridors Final Draft: February 2015 .120-3 T5 Main Street T5MS
Sub-zone: T5MS-Open
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 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 or close to ROW
No Side Setback
Up to 55' (85' in some areas)
Flush Ground Floor
Primarily with Shopfronts
General Use
Vertical Mixed Use: Commercial on
the ground floor with residential or
commercial uses on upper floors
Parking
No-to-low parking requirements
Individual or shared off-street lots or
on-street
Commercial parking: part of a
shared parking district
T6 Core T6C
Sub-zone: T6C-Open
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 provides the
same building form but allows for a
more diverse mix of uses.

Desired Form
Attached
Simple Wall Plane along Street
Medium-to-Large Footprint
Buildings at or close to ROW
No Side Setback
Up to 135' (unlimited with bonuses)
Flush Ground Floor
Primarily with Shopfronts
General Use
Vertical Mixed Use: Commercial on
the ground floor with residential or
commercial uses on upper floors
Parking
No min. with a max.

Individual or shared off-street lots or
on-street
Commercial parking: part of a
shared parking district
T5 Neighborhood T5N
Intent
To provide medium- to high-density
housing in building types such
as apartment houses, courtyard
apartments, and mid-rise buildings
that transition from the surrounding
lower-density neighborhoods
to the higher-density mixed-use
neighborhoods.

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 55'
Elevated Ground Floor
Stoops, Forecourts, and Dooryards
General Use
Primarily residential with home
occupation uses and neighborhoodsupporting uses in ancillary buildings Parking
No-to-low parking requirements
Individual or shared off-street lots or
on-street
Table: 15.05.120.030.A The Richmond Transect Overview (continued)

15.05.120 Transect Zones
.120-4 Final Draft: February 2015 Richmond Livable Corridors 12 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
City Council Meeting Packet of June 21, 2022

Page 21 of 55 ends

Table 15.05.510.030.A Civic Space Type Standards
Transect Zone T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 Civic Space Type Regional Park Sport Complex Community Park Illustration
Community
Garden
Pocket Pocket Park Playground
Plaza
Community Greenway Green Square Plaza
Park
Sports
Complex
Regional
Park
Community
Garden
Pocket Pocket Park Playground
Plaza
Community Greenway Green Square Plaza
Park
Sports
Complex
Regional
Park
Community
Garden
Pocket Pocket Park Playground
Plaza
Community Greenway Green Square Plaza
Park
Sports
Complex
Regional
Park
Description A natural preserve
available for unstructured
recreation.

An open space that
consolidates heavily
programmed athletic fields
and associated facilities.

An open space available for
unstructured recreation
and a limited amount of
structured recreation.

Location and Size
Location
Service Area Regional Regional Multiple Neighborhoods
Size
Minimum 200 acres 25 acres 12 acres
Maximum - - -
Character
Frontage Independent Independent Independent
Disposition of Elements Natural, Formal or Informal Formal or Informal Informal Typical Facilities
Passive and Active
Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 7,500 gsf, Paths
and Trails
Passive and Active
Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 7,500 gsf, Paths
and Trails
Passive and Active
Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 5,000 gsf, Paths
and Trails
Key T# Allowed T# By Review T# Not Allowed
Civic and Open Spaces 15.05.510.030
Richmond Livable Corridors Final Draft: February 2015 .510-3 C. Allowed Building Types
Building Type
Lot
Width Depth Standards
Carriage House n/a n/a 15.05.210.050
Courtyard Building 75' min.;
100' max.
100' min.1 15.05.210.150
Live/Work 18' min.;
35' max.
80' min. 15.05.210.160
Main Street
Building
50' min.2;
150' max.
100' min.1 15.05.210.170
Mid-Rise 100' min.;
200' max.
100' min. 15.05.210.180
A B
D. Building Form
Height
Main Building 20' min.;
3 stories max.3,4
Accessory Structure 2 stories max.
1 80' min. allowed for existing lots
2 25' min. allowed for existing lots
3 4 stories max. allowed for affordable housing
developments / for LEED (or equivalent) certified
buildings / for buildings on lots that provide a public open space.
4Within 20' of the rear Lot Line, buildings may not be
more than a half-story taller than the allowed height of adjacent buildings.

C
D. Building Form (continued)
Height (continued)
Ground Floor Finish Level:

Residential, < 10' from ROW 24" min.

Residential, ≥ 10' from ROW 0" min.

Retail or Service 6" max.

Ceiling Height, Ground Floor:

Residential 10' min. clear
Retail or Service 12' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear
Footprint
Per Division 15.05.210 (Building Types)
Depth, Ground-Floor Space:

Residential 30' min.

Retail or Service, Front 50' min.

Retail or Service, Side Street 30' min.

Miscellaneous
Distance Between Entries along the Front:

Entries to Ground Floor 50' max.

Entries to Upper Floor(s) 100' max.

Upper floors shall have a primary entrance along the front.

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.

D
E
F
G
ROW / Lot Line
Key
ROW Line Street ROW Line
F
F
F
F
E E
G G
D
D
C C

BTL BTL
ROW / Lot Line Building Build-to Line
Key
Ground Floor Retail or Service Ground Floor Residential Side Street
Front
B
A A A

15.05.120.090 Transect Zones
.120-20 Final Draft: February 2015 Richmond Livable Corridors T4 Main Street (T4MS).

A
B
E
C
D
A. Description
Wall mural signs are flat against a secondary facade,
typically along a side street, alley, or paseo. These signs are typically painted directly on the building and contain a combination of text and graphic elements. These
signs are intended to be visible from a greater distance and must be accompanied by additional signage on the
primary facade at the business entrance. Wall Mural
signs that provide off-site signage for a business or do not provide signage for a specific business (artistic wall mural) are subject to approval by the Director. Billboards are not considered wall mural signs and are prohibited
within transect zones.

15.05.330.140 Wall Mural Sign.

B. Size
Sign Area 1000 sf max.1
Width 100' max.

Height 40' max.

C. Location
Height above Ground 3' min.

Projection from Facade 8" max.

Signs per Building 1 max.

D. Miscellaneous
Wall mural signs that provide off-site signage for a
business or do not provide signage for a specific business (artistic wall mural) are subject to approval by Director.

Billboards are not considered wall mural signs and are
prohibited within transect zones.
1 The allowed sign area for a wall mural sign may exceed the allowed area in Section 15.05.330.040 (Section
Title) if permitted by the Director.

A
B
C
D
E

15.05.330.140 Signage
.330-20 Final Draft: February 2015 Richmond Livable Corridors Front
K
Side Street
H
J I M
O
L
P
N
P
Side Street
Front
E. Building Placement
Build-to Lines (Distance from ROW / Lot Line)
Front 0' min.; 10' max.5
Side Street 0' min.; 10' max.5
BTL Defined by a Building:

Front, lots < 50' wide 100%
Front, lots ≥ 50' wide 75% min.6
Side Street 50% min.6
Setbacks (Distance from ROW / Lot Line)
Side 0'
Rear:

Adjacent to T5N,T4N,orT3N 5'
Adjacent to all other zone(s) 0'
Adjacent to Alley 0'
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
5 See 15.05.110.030 (Regulating Plan) for locations where 0' BTL is required. BTL's located within this range that do not match the location of an existing adjacent building require the Director's approval.
6 On corner lots, the BTL must be defined by a building for the first 30' from the corner.

H
I
J
K
F. Parking
Required Spaces7
Residential Uses 1/1,000sf min.8
Lodging Uses 1/room max.

Retail or Service Uses 2/1,000sf min.9
Location (Distance from ROW / Lot Line)
Front Setback:

Ground floor 50' (from BTL)
Upper floor(s) 30' (from BTL)
Side Street Setback 0' (from BTL)
Side Setback 0'
Rear Setback:

Adjacent to T5N,T4N,orT3N 5'
Adjacent to all other zone(s) 0'
Adjacent to Alley 0'
Miscellaneous
Parking Drive Width:

Front 12' max.

Side Street/Alley 20' max.

All garages shall be screened along the Front and any
street by habitable space.
7 See Section 15.05.320 (Parking) for uses not listed,
general parking standards, adjustments, and alternatives. 8No parking spaces required for affordable housing
developments or first 2,000sf of residential use.
9No parking spaces required for ground floor retail or
service uses less than 5,000sf.

L
M
N
O
P
ROW / Lot Line
Building Build-to Line
Building Setback Line
Building Area
Key
ROW / Lot Line
Building Build-to Line
Building Setback Line
Parking Area
Key
Transect Zones 15.05.120.090
Richmond Livable Corridors Final Draft: February 2015 .120-21 T4 Main Street (T4MS).

Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 13 Agenda Item Number 7 Agenda Item Number 7
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Rohnert Park Downtown Form-Based Code
Rohnert Park, CA
Contracting Agency
City of Rohnert Park
Project Manager + Contact
Information
Jeffrey S. Beiswenger, AICP
Planning Manager
707.588.2253
[email protected]
City of Rohnert Park
130 Avram Avenue
Rohnert Park, CA 94928
Dollar Value of Contract
$210,154.00
Date of Completion
July 2018
Size and Scale
96 acres
Transforming Downtown Into a Walkable Destination
The City of Rohnert Park hired Opticos to provide a Form Based Code for the Downtown District Amenity Zone (DDAZ) within the Priority Development Area (PDA) Plan. The goal was to achieve a walkable environment that established Downtown as a distinct place and destination for the city of Rohnert Park. With the opening of the new Sonoma-Marin Area Rail Transit (SMART) station adjacent to the project area, the City wanted to create an environment that would support transit to and from Downtown in addition to providing a vibrant city center.

With these goals in mind, Opticos designed a mixed-use plan to form the basis of FormBased Code standards. The majority of the design work was produced during a four day charrette that incorporated input from stakeholders, experts from a multidisciplinary team, and Rohnert Park residents. Public engagement included a series of workshops, brown bag lunches, and public feedback loops. After the charrette, Opticos worked with the City of Rohnert Park to fine-tune the design by adjusting the code’s standards and regulating plan to fit with the vision for Downtown Rohnert Park. 14 Objective Design Standrds + SB 9 Criteria Consultant Information, Qualifications + Experience Agenda Item Number 7 Agenda Item Number 7
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C. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes 2 @ 5'
Parking Lanes 2 @ 8'
Median/Turn Lanes none
D. Public Frontage Assembly
Frontage Type Commercial street
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree wells w/ grates
Landscape Type Trees at 30' o.c. avg.

Lighting Type Column
Walkway Type 12' min.

Curb Type Square
A. Application
Street Type Street
Movement Type Slow
Design Speed 20 mph
B. Overall Widths
Right-of-Way (ROW) Width 70'
Curb-to-Curb Width 46'

17.06.710.C.7.a Commercial Street - Bikeway
710.C-6 | Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018

17.06.710.C.6

17.06.730.B.3.e Main Street
A. Description
The Main Street Building Type is a small- to mediumsized structure, typically attached. It may be a commercial building or a vertical mixed-use building
with ground-floor retail or service uses, and upperfloor service, office, or residential uses. This type makes up the primary component of a neighborhood
main street and portions of a downtown main
street, therefore being a key component to providing
walkability.

Block-Scale Building
Main Street building with bay windows
A two story Main Street building with shopfront frontage with awnings Main Street building with massing that shapes corner plaza General Note: Photos on this page are illustrative, not regulatory.
730.B-12 | Chapter 17.06, Article XIII: DDAZ Overlay Districts Final Draft for PC Meeting: July 5, 2018

17.06.730.B | Building Types
Left: Sample pages from the form-based code detail
bikeway street standards and the main street building
type.

Below: A scale model of the project site served as a
valuable public engagement tool during the four-day
charrette, enabling community members to understand
and discuss the physical implications of the developing standards.

Opticos utilized their design skills
and depth of experience in guiding
the conversation and helping us find
novel solutions to the challenges
around developing a downtown.”
Jeffrey Beiswenger
Planning Manager
City of Rohnert Park
Consultant Information, Qualifications + Experience Objective Design Standrds + SB 9 Criteria 15 Agenda Item Number 7 Agenda Item Number 7
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Organization
+ Approach

CHAPTER
3 Organization + Approach Objective Design Standrds + SB 9 Criteriaz 17 Agenda Item Number 7 Agenda Item Number 7
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Project and Management Approach
Organization + Approach
Opticos Design, Inc. has developed a comprehensive Toolkit of Objective Design Standards that is applicable to a broad range of environments where multi-family and mixed-use residential projects can be accommodated at a variety of scales. The standards are organized as a series of Zones that provide direction with regards to building form and placement, building type, and supplemental standards such as frontage, parking, and landscaping.

Standards include direction for large projects requiring additional site planning standards as well as smaller infill projects where context sensitivity is paramount. The Toolkit can be customized to replace existing zoning for all or parts of a community or can be a used as an “overlay” code applicable only when qualifying housing projects under State Law are proposed.

The Toolkit, built upon years of experience crafting Form-Based Codes for jurisdictions nationwide, was developed as a shared platform for application to Marin County and 10 participating jurisdictions and forms the basis for our work on Objective Design Standards in similar environments in the San Francisco Bay Area and across California. We have broadened the topics and environments the toolkit covers as we have completed ODS projects for other Califoria jurisdictions as well as the more recent work on SB9 for MTC/ABAG. The toolkit will serve as a basis for developing ODS for Sebastopol.

Our scope of work is divided into 2 main parts. Tasks A-D outline an approach to create draft and final Objective Design Standards for multifamily, mixed-use, and SB-9 environments through to public hearings. Tasks E-F describe efforts to identify and test the ODS on six opportunity sites in a way that can determine physical outcomes and resulting densities and FAR calculations.

Project Management
The Objective Design Standards work will be led by Principal Stefan Pellegrini. Tony Perez, Senior Associate and Director of Coding will serve as Project Manager. Both are senior team members combining over 30 years of experience with Opticos. Stefan and Tony are leading several Objective Design Standards projects in California, including the Multi-jurisdictional Marin County toolkit and ODS for Santa Barbara. Tony’s team includes Senior Designer Singeh Saliki who has led the customization of several ODS in Marin and Designers Beth Cichon and Roger Foreman.

ODI utilizes project management techniques gained through twenty years of successful practice and training under PSMJ Project Management Bootcamp for A/E/C firms. We manage project schedules through consistent contact with city staff and reporting on the progress and completion of deliverables. Our team structure allows for multiple teams to be engaged in projects under principal direction with a high level of principal involvement for every project. For Tony’s coding team, this typically translates to 4-6 active projects under his direction.

Our internal processes to transfer knowledge, best practices, and work sharing across teams ensures a high level of quality control and output on all of our projects. We are well-accustomed to managing projects that may be subject to special accounting techniques or protocols such as grant-funded projects, with contracts managed by our CFO Karen Parolek and our Finance and Risk Management Director Megan Jennings. 18 Objective Design Standrds + SB 9 Criteria Organization + Approach Agenda Item Number 7 Agenda Item Number 7
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City of
Sebastopol, CA
Opticos Design
Team Lead, Specialization
Stefan Pellegrini*
Principal-in-Charge
Organizational Chart + Key Team Member
References
Tony Perez*
Senior Associate
Singeh Saliki
Senior Designer
Beth Cichon
Designer
Roger Foreman
Designer
Marin County Objective Design Standards
■ Jillian Zeiger, Planner, Housing & Federal Grants Division County of Marin, CA
415.473.7549
[email protected]
SB 9 Toolkit for ABAG Region
■ Ada Chan, Regional Planner, Association of Bay Area Governments Metropolitan Transportation Commission Bay Area Metro Center 415.820.7958
[email protected]
Richmond Livable Corridors
■ Lina Velasco, Planning Manager
City of Richmond, CA
510.620.6706
[email protected]
Rohnert Park Downtown Form-Based Code
■ Jeffrey S. Beiswenger, AICP, Planning Manager
City of Rohnert Park, CA
707.588.2253
[email protected]
Santa Barbara Objective Design + Development Standards
■ Rosie Dyste, Project Planner
City of Santa Barbara, CA
805.564.5470 x4599
[email protected]
*Key Team Member
Stefan Pellegrini Tony Perez
Organization + Approach Objective Design Standrds + SB 9 Criteria 19 Agenda Item Number 7 Agenda Item Number 7
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Opticos is a team of urban designers, architects, and strategists that partners with clients who want to lead the way in providing vibrant, diverse, walkable urban places. Because we approach each project with innovation and creative problem-solving in mind, we function just as much as a think tank as a consulting firm.

To us, architecture and planning must play a role in defining more sustainable, equitable, healthy, compact patterns of development that improve the quality of life for everyone. This starts with revitalizing existing urban places, but also must include the transformation of suburban places into more urban ones and the creation of thoughtful, new walkable urban communities.

As a group of like-minded designers looking to make an impact in the world, we strive to integrate social, environmental, and economic responsibility into all that we do. Professionally, we’re one of the first B Corporations and a founding California Benefit Corporation, a revolutionary new kind of business dedicated to a triple bottom line. Outside of work, we shop locally, live small, and go carfree whenever possible. The only parking issue we experience in our office is a shortage of bike racks!
Who We Are
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Our award-winning work at the architecture, neighborhood, and city-wide scales follows the principles inherent in the Charter of the New Urbanism. This work includes a Gold Nugget-winning and LEED-ND Phase 1-Certified Hercules Waterfront District, CNU Charter Award-winning Seaside Beachfront and Town Square Plan and L’Enfant Award-winning master planning work in Gabon, Africa.

Where we’ve worked
Our design solutions emphasize
the creation of vibrant, sustainable
communities, comfortable pedestrian
environments, and memorable places
that will withstand the test of time.”
Daniel Parolek
Principal, Opticos Design
people.
possibilities.
promise.

Organization + Approach Objective Design Standrds + SB 9 Criteria 21 Agenda Item Number 7 Agenda Item Number 7
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Committed to a Triple Bottom Line
Since our founding in 2000, Opticos has been a different kind of company.

We believe business can be a power for good, to improve lives and sustain our planet. So, in 2007, Opticos became one of the 82 founding B Corporations.

What is a B Corporation?
All B Corporations (B Corp) must meet standards for social and environmental performance, and create benefits for all stakeholders, rather than just shareholders. To maintain its B Corp certification, the company must pass a rigorous assessment administered by the nonprofit B Lab every two years. As a B Corporation, we enjoy being in the company of prominent and groundbreaking companies, including Seventh Generation, Sage Financial Group, Method home cleaning products, Numi Tea, and Patagonia. In 2013, Opticos was named to B Lab’s “B Corp Best for the Workers List,” honoring the top ten percent of all certified B Corps that have made a positive impact on their workforce. To further our commitment, in 2012, Opticos joined eleven other businesses as a California Benefit Corporation, a new legal status in California.

B Corporation
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Why We Became a B Corporation
If one business can make a difference, just imagine what a community of businesses can do. Opticos became a B Corporation to share our passion for sustainability and social responsibility with like-minded businesses.

Business Development with the Triple Bottom Line in Mind The business decisions we make are just as important to our triple-bottom-line commitment as the design decisions we ask our clients to make. Selecting the right projects is critical. We pursue projects that are environmentally sustainable and socially responsible, focusing on the design of vibrant, walkable, diverse places.

Addressing Environmental Justice and Social Equity
Opticos Design has partnered with the nonprofit Local Government Commission to provide design and planning services to traditionally underserved communities, including unincorporated rural communities, Native American tribal populations, and small towns with large immigrant and farmworker populations. Most of these projects are funded by grants, allowing these communities to address planning and health-related issues that they might not otherwise have been able to afford.

Influencing our Day-to-Day Business Operation Decisions Our status as a B Corporation influences our daily operations. We purchase our office supplies from Give Something Back, a local business and B Corporation that supports the community by donating an average of seventy-five percent of their profits to local nonprofit organizations. We also have a profit-sharing plan that designates a portion of our own profits to the Opticos staff and another portion to employee-selected charities.

We Practice What We Preach
At Opticos, we choose to live sustainably because we believe in it, not because it is the latest trend. Our office is located in Downtown Berkeley, easily accessible by transit and bicycle. The majority of Opticos staff take transit, walk, or bike to commute to work.

Being a B Corporation has
helped us develop a clear
framework upon which
we found our day-to-day
and long-term business
planning decisions. At
the end of the day, we
are excited about both
the work that we do and
the environment we have
created in our office that
we are all committed to."
Karen Parolek
Principal, Opticos Design
Organization + Approach Objective Design Standrds + SB 9 Criteria 23 Agenda Item Number 7 Agenda Item Number 7
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Stefan Pellegrini, RA, AICP, LEED AP
Education
Master of Urban Design
University of California, Berkeley
Bachelor of Architecture
Magna Cum Laude
University of Notre Dame
Licenses
California Licensed Architect
#C32904
Memberships
American Institute of Certified
Planners
Certificate #020186
American Planning Association (APA)
Small Town and Rural (STAR) Division
Years at Opticos
22 Relevant Project Experience
Richmond Livable Corridors,
Richmond CA
Plan Downtown Oakland,
Oakland, CA
Downtown Hayward Plan,
Hayward, CA
South Kauai Community
Development Plan and Form-Based
Code, Kauai County, HI
Downtown Mixed-Use Master Plan
and Form-Based Code, Benicia, CA
Town Architect/Strategic Advisor,
Hercules, CA
Principal
Stefan Pellegrini’s educational degrees and professional experience in both architecture and urban design make him an expert project leader at all building scales, from single-family homes to regional plans. He has extensive experience traveling and teaching workshops abroad, a roster of groundbreaking and award-winning projects to his credit, and he is uniquely skilled at bringing diverse people and opinions together at the table to resolve conflicts and turn disagreements into productive projects. Adept at analyzing a place and drawing his ideas on paper, with a passion for traditional architecture, Stefan meticulously considers every aspect and angle of a project to create beautiful places and spaces that thrive.

His strong interest in revitalizing places, especially rural small towns and inner-city areas, comes from a childhood spent in the rust belt town of Muncie, Indiana, seeing first-hand the impact of declining industry. Before joining Opticos in 2002, Stefan brought this understanding to his work at the nationally renowned firm Urban Design Associates in Pittsburgh, Pennsylvania, where he was a senior designer and project manager for over 50 urban design and architecture projects, including groundbreaking plans that redesigned public housing into mixed-income communities through the HOPE VI program in five states (one of which won an AIA Honor Award for Urban Design), and new housing developments in North Carolina and Alabama. He also played an instrumental role in UDA’s resurrection of Architectural Pattern Books.

Stefan brings an international perspective to the firm. The recipient of a number of fellowships, including the prestigious Skidmore, Owings, and Merrill Foundation Urban Design Traveling Fellowship, he has spent months studying architecture and planning all over the world, including Scandinavia, North Africa, and Southern Europe. He teaches a number of international design workshops in Mexico, China, and Japan, and he is a lecturer in the Urban Design program at the University of California, Berkeley—all of which gives global depth and understanding to his work. In addition, Stefan is fluent in Italian.

When not traveling or working, Stefan explores his own very mixed-use neighborhood in San Francisco either on foot or on his bicycle and often accompanied by his two sighthounds. He takes public transit to work every day.

He’s also an avid cook.
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Tony Perez
Education
B.S. Urban and Regional Planning,
Cal Poly Pomona
Teaching
Instructor: UP 252 “Form-Based
Planning + Coding” UCLA, Winter
2015 and 2016
Instructor: URP 498 “Form-Based
Planning + Zoning” Cal Poly Pomona,
Spring 2013, 2017, 2018
Instructor: FBC 101 + 201, FormBased Codes Institute
Years at Opticos
9 Relevant Projects
Greenville Missing Middle Housing
ScanTM + Deep DiveTM, Greenville, SC
Medford Missing Middle Housing
Standards, Medford, OR
Vallejo Citywide Code Update with
Code Diagnosis, Vallejo, CA
NAHB National Missing Middle
Housing + ADU Study
Northwest Neighborhood Study +
Code, Novato, CA
Strategic Zoning Ordinance
Amendment, San Carlos, CA
Citywide Land Development Code
Diagnosis, Oklahoma City, OK
Town Center Specific Plan,
Cupertino, CA
Senior Associate, Director of Form-Based Coding
With over 30 years of experience—12 as a public sector planner and the past 18 as a consulting professional writing Form-Based Codes—Tony is an expert at working with communities to establish and translate policy direction into clear and implementable development standards. His experience in the public and private sectors gives him sharp focus and broad perspective to ensure that the standards articulated will implement policies and deliver expected visions.

Tony learned the craft of preparing Form-Based Codes while working on a variety of projects with Stefanos Polyzoides, Paul Crawford, Alan Loomis, and David Sargent—and most recently with Dan Parolek, Karen Parolek, Stefan Pellegrini, and John Miki. Tony is fluent in the language of urban design and architecture, enabling him to extract maximum information and direction out of a vision while asking important questions of the designers and stakeholders in the process. Tony is also adept at integrating each Form-Based Code with the community’s existing regulations and procedures.

Tony has authored or co-authored over 25 codes and peer-reviewed or contributed to over 20 others. His codes range in scale—from small neighborhood codes to corridor and suburban shopping center transformations to citywide codes. In many efforts, he has incorporated a hybrid approach: form-based zoning for walkable urban areas and improved conventional zoning for auto-oriented suburban areas. His work on the City of Santa Ana’s Transit Zoning Code was one of two winners in the United States of the 2012 Driehaus Award for Form-Based Codes, and he was part of the team that prepared the 2018 Driehaus 2018 Driehaus Award-winning Akanda SmartCode for Libreville, Gabon.

A leader in advancing the practice of Form-Based Coding, Tony was on the 2016 Driehaus Award Jury and is a board member of the Form-Based Codes Institute. As an FBCI instructor, he increasingly enjoys working with public sector planners across the U.S. to train them in using and explaining FormBased Codes. He teaches Form-Based Planning and Coding to graduate and undergraduate students in major universities.

Tony is nearing completion of a case study book titled The Mexican Patio House, which analyzes 30 patio house buildings ranging from small urban houses to civic buildings to haciendas from Central Mexico. Tony is from the small California Delta town of Isleton and lives with his family in Camarillo.

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Singeh Saliki, AICP
Education
Bachelor of Architecture, Oklahoma
State University
Master of Urban and Regional
Planning, University of South Florida
Years at Opticos
2 Relevant Projects
Iowa City South District Form Based
Code, Iowa City, IA
Marin County Objective Design
+ Development Standards, Marin
County, CA
Clarksville Pike Urban Design Overlay
at Fairview Center, Nashville, TN*
NashvilleNext: A General Plan
for Nashville + Davidson County,
Nashville, TN*
*(Projects prior to joining Opticos)
Senior Designer
With a background in architecture and urban planning, Singeh is passionate about shaping the built environment to facilitate social interaction and improve quality of life. She is an experienced community planner who loves to engage and collaborate with communities in establishing and implementing their vision through carefully articulated land use policies and development standards.

At Opticos, she is an integral member of the team working on the Iowa City South District Form Based Code and the Marin County Objective Design and Development Standards.

Prior to joining Opticos, Singeh gained experience in current and long-range planning at the City of Vallejo, CA and in Nashville/Davidson County, TN.

She has worked on comprehensive plans, zoning and land use entitlements, and created form-based codes and design guidelines. In Nashville, she led a successful community engagement process to rezone and establish the Clarksville Pike Urban Design Overlay District which was unanimously approved by the Metro Council.

Singeh was born in Cameroon and grew up in Oklahoma. Thus far, she has lived in six states and visited many others. She enjoys traveling and experiencing the unique culture, history, and geography of places. For this reason, she firmly believes that place matters.
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Beth Cichon
Designer
A strong visualist, Beth communicates her contagious passion for people-centered places through images that tell a story. Beth has used this skill when engaging with community members, especially facilitating focus groups and design exercises while on charrette. She is especially passionate about stress-free public transit, neighborly comraderies, and local retail nodes.

While at Opticos, Beth has worked on an array of master planning projects, working with high-tech innovators in the deserts of Tempe, AZ, to working for low-income city residents in the mountains of Mammoth Lakes, CA. She has designed plans for transit-connection, walkability, and pedestrian safety. She also leads the Opticos Team in researching and comprehending barriers to inclusion in engagement. Whether it’s on-charrette, in-office, or virtual, Beth continues to put her research, community engagement, and storytelling lenses to use for the betterment of communities.

Roger Foreman
Designer
Hailing from Tucson, AZ, Roger Foreman is driven to make cities more beautiful, humane, and sustainable by applying principles of walkability, connectivity, sociality, and ecological design appropriate to each location. Since joining Opticos in 2019, Roger has participated in design charrettes for Mammoth Lakes, CA and Modesto, CA. He relishes the challenge of gathering information directly from community members and incorporating it into contextappropriate plans, responding to such considerations as snow clearance and hydrology in Mammoth and shade trees and minorleague baseball fandom in Modesto. He has also played a significant role in the production of Dan Parolek’s forthcoming book on Missing Middle Housing, illustrating how house-scale buildings with multiple units can fit comfortably into new and established neighborhoods.

Education
Bachelor of Architecture, University
of Notre Dame
DEA Summer Course, Cornell
University
Years at Opticos
3 Opticos Design
Education
Masters in Architecture, University of
Notre Dame
Masters in Music Composition and
Theory, Florida State University
Years at Opticos
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Scope of
Work

CHAPTER
4 Scope of Work Objective Design Standrds + SB 9 Criteria 29 Agenda Item Number 7 Agenda Item Number 7
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We have prepared the scope to provide objective design and development standards (ODS) for multi-family projects, mixed-use projects, as well as residential projects subject to SB 9. If you prefer, we can prepare the SB 9 standards as an independent document if that is desired by the city. The scope is based on customizing Opticos’ Toolkit of Objective Design and Development Standards developed for nearby Marin County and the ABAG region. The Toolkit addresses the range of topics listed under item B.2 Scope of work in the RFP as well as additional topics not listed. Opticos will use the Toolkit as a starting point for working with Sebastopol city staff and the Design Guidelines Subcommittee (DGS) to identify and customize the portions of the Toolkit selected by the city.

The RFP identifies a recommended step that includes an Objective Design Standards Manual. While we understand why this is requested, we find that when clients see how we combine graphics, diagrams, and photos with the proposed standards, there isn’t a need for a Manual. Chapters 5 through 9 of the Opticos Toolkit specifically address the range of topics listed under this RFP item (B.3 Develop Objective Design Standards Manual).

Please see the example on the Marin Toolkit project page in this proposal.

Although not required by the RFP, we have found that site visualization work is very helpful for the community, local architects and city staff to see more precisely the types of outcomes that the new standards will generate. We propose site visualization services for 6 sites and can prepare that work during the public hearing phase or prior, during preparation of the Administrative Draft.

Task A: ODS Customization Project Startup.

A.1 Kickoff Meeting (Virtual)
Opticos will meet with city staff to kick off the project; establish communication protocols; review and answer questions on the scope of work and deliverables, project schedule, including the five visits to Sebastopol during preparation of the ODS. ■ Deliverable.

Notes from kickoff meeting
A.2 Data Collection and Background Document Review
Opticos will gather relevant background data and documents related to the General Plan, Zoning, design guidelines, including the interim ODS, to understand the existing policy direction for development as well as the maximum zoning envelope possible under existing regulations for each of the zones in the project. We propose to do this work prior to Visit 1 to be able to ask informed questions of city staff and the Design Guideline Subcommittee (DGS).
■ Deliverable.

Notes from kickoff meeting
Scope of Work
30 Objective Design Standrds + SB 9 Criteria Scope of Work Agenda Item Number 7 Agenda Item Number 7
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A.3 Visit 1 (1 Day): Site Visit and Work Session 1 with DGS In coordination with city staff, Opticos will visit Sebastopol over the course of one day to inform the work in Task A.4 through the following:
- Document the existing conditions and physical character in the project area. - Meet with city staff to review preliminary observations and discuss initial questions. - Meet with the DGS to report on the day’s work, observations, and questions. - Confirm if the city would like to start Tasks E -G (Site Visualization work) during Task B, C, or after adoption in Task D.
■ Deliverable.

Notes from meeting with city staff and with DGS.

A.4 Analysis of Existing Conditions and Physical Character (non-SB 9 areas) Opticos will analyze the following existing conditions for non-SB 9 areas of the project:
- Block sizes: range and prevailing size(s).
- Lot sizes: range of width, depth and prevailing size(s). - Building Types and Sizes: range of types, height (feet and stories) and footprint. - Front, side, and rear setbacks: prevailing for each block. - Parking location(s).
- Frontage Types: range of types and prevailing for each block. - Architectural Styles: range of styles, prevailing style(s) and materials. - Uses: range and prevailing for each block.
- Current Maximum Zoning Envelope for each non-R1 zone in project. ■ Deliverables.

PDF Maps of Sebastopol with analysis summaries; Diagram of existing zoning envelope for each zone in the project area. This information will be annotated with observations and questions from Opticos to receive feedback for preparing the Draft Community Design Preferences Memo.

A.5 Analysis of Existing Conditions and Physical Character (SB 9 areas) Opticos will analyze the following existing conditions for SB 9 areas of the project:
- Lot sizes: range of width, depth and prevailing size(s). - Building Sizes: range of height (feet and stories) and footprint - Front, side, and rear setbacks: prevailing for each block - Parking location(s)
- Frontage Types: range of types and prevailing for each block - Architectural Styles: range of styles, prevailing style(s) and materials - Uses: range and prevailing for each block
- Current Maximum Zoning Envelope for each R1 zone in project ■ Deliverables.

PDF Maps of Sebastopol with analysis summaries; Diagram of existing maximum allowed zoning envelope for each Single-Family zone in the project area. This information will be annotated with observations and questions from Opticos to receive feedback for preparing the Draft Community Design Preferences Memo.

Scope of Work Objective Design Standrds + SB 9 Criteria 31 Agenda Item Number 7 Agenda Item Number 7
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A.6 Draft Community Design Preferences Memo
Based on the feedback from city staff about the existing conditions and design preferences, Opticos will prepare the Draft Memo. The memo will include and summarize the key observations and findings in the maps and diagrams from Tasks A.4 and A.5 to communicate recommendations on design information, priorities, zones and key standards that should go into the ODS and SB 9 standards. ■ Deliverable.

Draft Memo approximately 20 pages in addition to the maps and diagrams from Tasks A.4 and A.5. The memo is intended to be reviewed simultaneously by city staff and the DGS.

A.7 Visit 2 (1 day): Work Session 2 with DGS to review Draft Memo Opticos will visit Sebastopol to meet with city staff earlier in the day and then facilitate a work session with the DGS to discuss the findings and recommendations to receive final direction for the Memo.
■ Deliverable.

Notes from meeting with city staff and from work session with DGS.

A.8 Final Community Design Preferences Memo
Based on the final direction from city staff and the DGS, Opticos will incorporate that direction into the document to prepare and submit the Final Memo. The Memo will serve as the foundation and transition to begin preparing the Administrative Draft ODS and SB 9 standards.
■ Deliverable.

Final Memo approximately 20 pages in addition to the maps and diagrams from Tasks A.4 and A.5.

Task B: Administrative Draft ODS and SB 9 Standards.

B.1 Location of ODS and SB 9 in Sebastopol Municipal Code Opticos will meet with city staff to present and discuss options for where the city can locate the ODS. In addition, Opticos will request direction for where to locate the SB 9 standards (e.g., stand-alone document, within the ODS, in a new chapter of Title 17, other). Upon the city’s selection of an option, Opticos will begin preparing the documents in Tasks B.2 through B5.
■ Deliverable.

Memo (approximately 2 to 3 pages) describing the options for selection of one by city staff.

B.2 Table of Contents
Based on the direction received to this point in the process, Opticos will prepare an initial Table of Contents for discussion and review with city staff. The initial draft will include all of Opticos’ Toolkit options for consideration by city staff. Opticos will apply 32 Objective Design Standrds + SB 9 Criteria Scope of Work Agenda Item Number 7 Agenda Item Number 7
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the city’s comments and direction to the Table of Contents for use in preparing the Administrative Draft ODS and SB 9 standards.
■ Deliverable.

Initial Draft Table of Contents
B.3 Applicability Section of Chapter 1
Opticos will prepare an initial draft of this chapter for city staff’s review and input on the variety of situations where the ODS and/or SB 9 standards are to apply. For example, for existing buildings, when does the city expect that a renovation be subject to the design requirements of the ODS? ■ Deliverable.

Initial Draft of Chapter 1
B.4 Internal Draft
Based on the input and direction from city staff on Tasks B.1 through B.3, Opticos will compile the selected components of the Opticos Toolkit into an internal draft and apply the numbering approach selected in Task B.1.

B.5 Administrative Draft ODS and SB 9 Standards
Opticos will prepare and customize the selected components of the Opticos Toolkit into a set of integrated zoning districts and supplemental standards. The document(s)* will be submitted to city staff for review and comment in addition to work sessions with the DGS in Task B.6. ■ Deliverable.

PDF Administrative Draft; *SB 9 standards as an independent document if selected by the city.

B.6 Visits 3, 4 and 5 (1 day each) with DGS to review Administrative Draft ODS and SB 9 Standards
During review of the Administrative Draft ODS and SB 9 standards, Opticos will visit Sebastopol for a day of meetings with city staff as well as a work session with the DGS. Through this approach, Opticos will facilitate a series of three work sessions with each work session focusing on a portion of the content to methodically review and receive direction. The work sessions are proposed as a discussion with the public, the DGS and city staff to receive input and direction for preparing the Final ODS and SB 9 standards. ■ Deliverable.

PowerPoint presentation of key content for each work session. Notes from each work session.

B.7 Meetings (virtual) with city staff during Task B
In addition to other meetings identified in Task B, Opticos is available for up to 4 hours of virtual meetings with city staff during Task B.
■ Deliverable.

Meeting notes.

Scope of Work Objective Design Standrds + SB 9 Criteria 33 Agenda Item Number 7 Agenda Item Number 7
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Task C: Final ODS and SB 9 Standards.

C.1 Confirm Direction with city staff for Final
At the conclusion of Task B, Opticos will meet with city staff (virtually) to confirm the direction for preparing the Final ODS and SB 9 standards. ■ Deliverable.

Meeting notes.

C.2 Revisions to make Final
■ Opticos will apply the city’s direction to prepare the Final ODS and SB 9 standards.

The Final document(s)* will be submitted to city staff for the public hearings in Task D.
■ Deliverable.

PDF Final; *SB 9 standards as an independent document if selected by the city.

C.3 Meetings (via Zoom) with city staff during Task C
Opticos is available for up to 4 hours of virtual meetings with city staff during Task C. ■ Deliverable.

Meeting notes.

Task D: Public Hearings.

D.1 Visit 6 DGS Meeting
Opticos will meet (virtually) with city staff to prepare for the meeting. Opticos will visit Sebastopol to present to the DGS the Final ODS and SB 9 standards as well as a summary of the process and key direction received to date. ■ Deliverable.

PowerPoint presentation of key content. Notes from meeting.

D.2 Visit 7 Planning Commission Meeting
Opticos will meet (virtually) with city staff to prepare for the meeting. Opticos will visit Sebastopol to present to the Planning Council the Final ODS and SB 9 standards as well as a summary of the process and key direction received to date, including the DGS’ final input.
■ Deliverable.

PowerPoint presentation of key content. Notes from meeting.

D.3 Visit 8 City Council Meeting
Opticos will meet (virtually) with city staff to prepare for the meeting. Opticos will visit Sebastopol to present to the City Council the Final ODS and SB 9 standards as well as a summary of the process and key direction received to date, including the DGS’ and Planning Commission’s final input.
■ Deliverable.

PowerPoint presentation of key content. Notes from meeting. 34 Objective Design Standrds + SB 9 Criteria Scope of Work Agenda Item Number 7 Agenda Item Number 7
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D.4 Revisions to Final after Adoption by City Council
After the City Council’s adoption of the ODS and SB 9 standards, Opticos will meet with city staff (virtually) to confirm the final revisions to be made to the content.
■ Deliverable.

ODS and SB 9 standards reflecting final revisions as adopted by City Council; electronic, editable InDesign files, Illustrator files, and Photoshop files.

Task E: Site Visualizations Startup.

E.1 Kickoff Meeting
Opticos will meet with city/town staff to answer questions on the scope of work, identify the six sites to be visualized, and receive direction from city staff on the scenario to be applied to each site.

E.2 Receive Final Parcel Information
After the kickoff meeting, Opticos will gather the relevant parcel boundaries and site information from city staff. Opticos will communicate with city/town staff to receive the base flood elevation information for each site.
■ Deliverable.

Kickoff meeting notes.

Task F: Site Plan.

F.1 Sketch Site Plan for City Review and Direction
The Draft site plan will be presented to city staff in two phases: preliminary approach, and draft approach.

The preliminary approach drawing will be prepared as a hand sketch aimed at confirming the city’s direction and receiving refinements prior to preparing the draft.

F.2 Draft Site Plan
Based on the city’s direction to Opticos in Task F.1, using the customized Sebastopol ODS, Opticos will prepare the draft site plan for each site. The site plan will show the following information: site width and depth, required building and parking setbacks, building footprint and dimensions, encroachments into required setbacks, parking area and total number of spaces, and access from adjacent street/road. If the site is large enough for multiple design sites, the above information will be shown for each design site.

F.3 Draft Density and FAR Yield calculations
Based on the Draft site plan, Opticos will prepare calculations of the resulting residential density and floor area ratio.

F.4 Final Site Plan
Based on the city’s review of the Draft site plan in Task F.2, Opticos will prepare the Final site plan for each site showing the same information that was shown in the Draft site plan.

Scope of Work Objective Design Standrds + SB 9 Criteria 35 Agenda Item Number 7 Agenda Item Number 7
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F.5 Final Density and FAR Yield Calculations
Based on the Final site plan, Opticos will prepare calculations of the resulting residential density and floor area ratio.

F.6 Meetings with City during Task F.

Opticos staff is available for up to two hours of meetings with city staff during Task F. ■ Deliverables.

Final Site Plan (using SketchUp software), Final Density and FAR calculations Task G: Streetview Sketchup on Photo
G.1 Select View for Site
Using GoogleEarth, Opticos will prepare up to three screenshot views for review and selection by city staff. Also in this task, Opticos will present options for the level of detail in the streetview.

G.2 Draft Streetview
Based on the view of the site and level of detail selected in Task G.1, Opticos will prepare one streetview of the SketchUp model and superimpose the model on the selected view using a screenshot image from GoogleEarth or a photo provided by city staff. A photo provided by city staff is recommended for a higher quality streetview.

G.3 Review and Direction from City Staff
During review of the Draft Streetview by city staff, Opticos is available to answer questions and discuss refinements to be applied in Task G.4.

G.4 Final Streetview
Based on city staff direction, Opticos will prepare the Final Streetview for each site.

G.5 Meetings with City during Task G
Opticos staff is available for up to two hours of meetings with city staff during Task G.

G.4 Final Streetview
Opticos staff is available for up to two hours of meetings with city staff during Task G. ■ Deliverables.

Draft and Final Streetview for each site (using SketchUp software); PowerPoint presentation including the Final Site Plan, Final Density and FAR calculations, and Final Streetview for each site.
36 Objective Design Standrds + SB 9 Criteria Scope of Work Agenda Item Number 7 Agenda Item Number 7
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Schedule of
Work

CHAPTER
5 Schedule of Work Objective Design Standrds + SB 9 Criteria 37 Agenda Item Number 7 Agenda Item Number 7
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Proposed Timeline
Month
1 Month 2 Month 3 Month 4 Month 5
We have prepared a schedule that complies with the requirements in the RFP and propose to complete the project in 12 months.

Task
Kickoff
Draft Memo
Final Memo
Admin Draft ODS and SB 9 Standards
Milestones + Deliverables
Task A
ODS Customization
Project Startup
Task B
Administrative
Draft ODS and SB 9
Standards
Task C
Final ODS and SB 9
Standards
Task D
Public Hearings
Task E
Site Visualizations
Startup
Task F
Site Plan
Task G
Streetview Sketchup
on Photo
Kickoff
Final Site Plans
Final Street Views
Final ODS and SB 9 Standards
E
F
G
H
A
B
C
D
A V1 B C
D
V2
38 Objective Design Standrds + SB 9 Criteria Schedule of Work Agenda Item Number 7 Agenda Item Number 7
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Month 6 Month 7 Month 8 Month 9 Month 10 Month 11 Month 12 E
G
F
H
Visit 1
Visit 2
Visit 3
Visit 4
Visits
V3 V4 V5
V6 V7 V8
Visit 5
Visit 6, Meeting with DGS
Visit 7, Meeting with Planning Council
Visit 8, Meeting with City Council
V5
V6
V7
V8
V1
V2
V3
V4
Schedule of Work Objective Design Standrds + SB 9 Criteria 39 Agenda Item Number 7 Agenda Item Number 7
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40 Objective Design Standrds + SB 9 Criteria Schedule of Work Agenda Item Number 7 Agenda Item Number 7
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Conflict of
Interest, Litigation
+ Contract
Agreement

CHAPTER
6-8
Conflict of Interest, Litigation + Contract Agreement Objective Design Standrds + SB 9 Criteria 41 Agenda Item Number 7 Agenda Item Number 7
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Conflict of Interest
Opticos Design, Inc. has no financial, business, or other relationships with the City of Sebastopol that would have an impact upon the outcome of a contract, inclusive of current client relationships, financial interests, or relationships with any construction companies.

Litigation
Opticos Design Inc. has not been involved in any litigation in connection with prior projects since its incorporation.

Contract Agreement
Opticos Design, Inc does not have any issues or need changes made to the proposed Professional Services Agreement (Attachment 2 in the RFP).

Our proposal includes a work scope and schedule, our team’s qualifications, and a budget as required by the RFP. The work will be managed by our Senior Associate and Coding Director Tony Perez and his team under my direction. To date, we have not received any Addendums, and our proposal is valid for a period of ninety (90) days from submittal. 42 Objective Design Standrds + SB 9 Criteria Conflict of Interest, Litigation + Contract Agreement Agenda Item Number 7 Agenda Item Number 7
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Cost Proposal CHAPTER
9 Cost Proposal Objective Design Standrds + SB 9 Criteria 43 Agenda Item Number 7 Agenda Item Number 7
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Proposed Work Plan Budget
Budget does not include rental or purchasing fees for space or equipment for workshops, charrettes and other meetings. (Consultant to bring computers and drafting supplies.) Consultant will not be responsible for any such planning or expenses. Budget does not include food for participants other than the design team for workshops, charrette and working sessions. Budget does not include postage associated with public outreach and marketing. Budget does not include installation of any and all public outreach media including but not limited to banners and signage. In the interest of environmental considerations, the consultant will provide a PDF file of each deliverable unless otherwise specified. Client shall be paid on a fee basis for performance of services under this agreement in accordance with the table above. Any additional tasks performed outside of those specified above, such as attending additional meetings or completing additional revisions beyond the hours or number of revisions specified above, will be compensated at the hourly rates listed in the table above (subject to increase by five percent (5%) on January 1 of each calendar year occurring during the term of this agreement.)
44 Objective Design Standrds + SB 9 Criteria Cost Proposal

REVISED - SEE FINAL PAGE OF AGENDA ITEM
Agenda Item Number 7 Agenda Item Number 7
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Agenda Item Number 7 Agenda Item Number 7
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Opticos Design, Inc. Page 1 of 1
Project Sebastopol
Date 2021.04.11
Principal Senior
Associate
Senior
Designer
Designer Subtotal
Fees
Subtotal
Expenses
$335 $250 $185 $175 $0 $0
Task A $6,365 $8,000 $10,360 $31,500 $56,225 $0 $56,225 A.1 3 hr 3 hr 4 hr 4 hr $3,195 $0 $3,195
A.2 2 hr 4 hr 12 hr 20 hr $7,390 $7,390
A.3 3 hr 4 hr 4 hr 16 hr $5,545 $0 $5,545
A.4 2 hr 4 hr 8 hr 40 hr $10,150 $10,150
A.5 2 hr 4 hr 8 hr 40 hr $10,150 $10,150
A.6 2 hr 6 hr 8 hr 40 hr $10,650 $10,650
A.7 3 hr 3 hr 4 hr 8 hr $3,895 $0 $3,895
A.8 2 hr 4 hr 8 hr 12 hr $5,250 $5,250
Task B $5,025 $7,000 $9,065 $19,600 $40,690 $375 $41,065 B.1 0 hr 1 hr 2 hr 4 hr $1,320 $0 $1,320
B.2 0 hr 1 hr 3 hr 4 hr $1,505 $0 $1,505
B.3 0 hr 1 hr 4 hr 12 hr $3,090 $0 $3,090
B.4 2 hr 6 hr 12 hr 30 hr $9,640 $0 $9,640
B.5 2 hr 4 hr 12 hr 40 hr $10,890 $0 $10,890
B.6 9 hr 12 hr 12 hr 18 hr $11,385 $375 $11,760
B.7 2 hr 3 hr 4 hr 4 hr $2,860 $0 $2,860
Task C $1,340 $1,500 $2,960 $8,050 $13,850 $0 $13,850
C.1 2 hr 2 hr 3 hr 3 hr $2,250 $0 $2,250
C.2 1 hr 2 hr 10 hr 40 hr $9,685 $0 $9,685
C.3 1 hr 2 hr 3 hr 3 hr $1,915 $0 $1,915
Task D $6,365 $4,835 $2,405 $3,150 $16,755 $0 $16,755
D.1 6 hr 5 hr 3 hr 4 hr $4,600 $0 $4,600
D.2 6 hr 6 hr 3 hr 4 hr $4,765 $0 $4,765
D.3 6 hr 6 hr 3 hr 4 hr $4,765 $0 $4,765
D.4 1 hr 2 hr 4 hr 6 hr $2,625 $0 $2,625
$ 19,095 $ 21,335 $ 24,790 $ 62,300 $ 127,520 $ 375 $ 127,895 Internal Draft
Proposed Work Plan: Objective Design Standards for
Residential, Mixed-Use, and SB-9 projects
Opticos Design, Inc.

TOTAL
Toolkit Customization Project Startup
Kickoff Meeting (via Zoom: Preparation, Preliminary direction from City including where the ODS are expected to be applied)
Final Community Design Preferences Memo (Incl proposed ODS zones) Data Collection and Background Document Review
Virtual Site Visit and Work Session 1 with Design Guideline Subcommittee (DGS)
Analysis of Existing Conditions and Physical Character: SB 9 areas Draft Community Design Preferences Memo (Incl proposed ODS zones and Key Standards)
Virtual Work Session 2 with DGS to review Draft Memo
Analysis of Existing Conditions and Physical Character: non-SB 9 areas Administrative Draft ODS and SB 9 Standards
Location of ODS in Sebastopol Municipal Code and Numbering Style Table of Contents
Applicability Section of Chapter 1
Virtual Meeting: Planning Commission
Administrative Draft for review by City
Meetings via Zoom with City staff during Task B
Final ODS and SB 9 Standards
Confirm direction with City staff for Final
Meetings via Zoom with City staff during Task C
Virtual Work Sessions 3, 4, 5 with DGS to review Administrative Draft ODS Public Hearings
Virtual Meeting: Design Guidelines Subcommittee (incl prep) Revisions to make Final
Virtual Meeting: City Council
Revisions to Final after Adoption by City Council
Sub-TOTAL FEES and Expenses for ODS (Incl SB 9) Customization

FINAL COST PROPOSAL
Agenda Item Number 7 Agenda Item Number 7
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Sebastopol City CouncilJune 21, 2022

Sebastopol City Council
June 21, 2022