Entry Door Elevation
13. Entry Doors
Door
Number of Panels 2 min.9
Surround
Head Width 4" min.
Jamb Width 4" min.
Additional Elements
Transom Allowed
Pediment Allowed
9 No panels required for full lite doors.
Juliet Balcony Front Elevation
14. Balconies
Allowed Types
Type 1 - Juliet Balcony
Inward-swinging doors with full glazing required
Base Height (Required) 3" min.
Base Projection (Required) 4" min.
Type 2 - Occupiable Balcony
Depth 6' min.
Area 48 sq ft min.
Recess into Facade 54" max.
Overall Width 10'0" max.
Width Between Posts 3' min. on center
Guard/Railing (Required)
Height Per Building Code
Brackets
Depth 80% of projection depth at
bracket, min.
Height 50% of bracket depth, min.
Spacing 6' on center, max.
Occupiable Balcony Front
Elevation
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Two-Story Porch Two-Story Porch with Deck Above
One-Story Porch One-Story Porch with Deck Above
15. Porches and Galleries
Posts/Columns
Width/Diameter 6" min.; 4" min. for steel section
Spacing 12' max. on center
Entablature
Height of Topmost Entablature
Overall 1'6" min.
Fascia 10" min.
Height of Floor-to-Floor Entablature
Overall 10" min.
Guard/Railing
Height Per Building Code
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Storefront Elevation Storefront Section
16. Storefronts
Width
Storefront Module 10'0" min.; 15'0" max.
Display Window 3'0" min.; 4'0" max.
Distance Between
Storefront Modules
1'0" min.; 2'6" max.
Height
Overall 13'0" min.
Head Height 10'0" min.
Cornice 9" min.
Signage Band 1'6" min.
Base (if used) 2'0" max.10
Horizontal Recess
Depth 6" min.; 2'0" max.
Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
Cornice shall be continuous.
10 4'0" max. for Maker Shopfront
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17. Materials
Element Allowed Materials
Wall
Wall Cladding Wood, composite wood, fiber
cement, brick, stone, stucco, metal
panel, cast-in-place concrete
Base
Base or Foundation Brick, stone, cast stone, tile, wood, composite wood, fiber cement,
stucco, concrete
Roof and Roof Elements
Roofing Asphalt shingles, wood shingles,
slate, standing seam metal, clay
tiles, nonreflective solar tiles
Rake and Eave Wood, composite wood, stucco,
metal
Cornice Wood, composite wood, stucco,
fiberglass
Brackets Wood, composite wood, fiberglass
Gutter Metal ogee, half-round, or box
Windows, Bay Windows, and Entry Doors
Lintel Stone, concrete
Trim or Surround Composite wood, wood, fiber
cement
Entry Door Wood, aluminum-clad wood,
aluminum, fiberglass, composite
wood, steel
Window Frames Wood, aluminum clad wood,
aluminum, vinyl, fiberglass
Window Sill Wood, composite wood, fiber
cement, stucco, cast stone
Glazing11 Clear or frosted glass; shall not be
tinted, mirrored, or colored
Balconies
Guard/Railing Metal, wood, composite wood,
glass
Fascia Metal, wood, composite wood
Porches, Galleries, and Pergolas
Columns/Posts and
Beams
Wood, composite wood, fiberglass,
cast stone, metal
Guard/Railing Metal, wood, composite wood,
glass
17. Materials (Continued)
Element Allowed Materials
Arched Openings
Columns, Archivolts,
and Imposts
Cast stone, fiberglass, stucco
Storefronts
Storefront Wood, composite wood, metal
Columns Wood, composite wood,
fiberglass, metal
Storefront Base Wood panels, brick, stone, cast
stone, tile, fiber cement, stucco,
concrete
Masonry Finish Materials
Where brick appears as a finish material, it must extend vertically to the upper boundary of the base, if present, or to grade.
Where stone appears as a finish material, it must extend vertically to grade.
Material Changes
Changes in wall finish material shall occur at inside corners rather than outside corners.
11 Relectivity index shall be less than 20%
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8.010 Purpose
1. This Chapter provides standards to ensure that all signs are compatible with the intended physical character, and in compliance with all applicable plans of the City.
2. The purpose of this Chapter is to promote public health, safety, and welfare through a comprehensive system of reasonable, effective, consistent, content-neutral, and nondiscriminatory sign standards to:
A. Balance public and private objectives by allowing adequate opportunities for effective messaging; B. Protect property values and improve the local economy and quality of life by preserving and enhancing the appearance of the streetscape; and
C. Provide clear and unambiguous sign standards that generate signage that is consistent with the intended physical character of each district.
Chapter 8: Specific to Signage Types
Sections:
8.010 Purpose
8.020 Sign Types
8.030 Overview of Sign Types
8.040 Yard/Porch Sign
8.050 Projecting Sign
8.060 Awning/Canopy Sign
8.070 Wall Sign
8.080 Painted Wall Sign
8.090 Window Sign
8.100 Sidewalk Sign
8.110 Directory Sign
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Key P = Allowed O = Allowed Only in Open Sub-District or Secondary Front Yard --- = Not Allowed Table 8.030.A: Sign Types Overview
Districts
Sign Type
Specific
Standards R5-DDO.1
R6-DDO.2, R7-DDO.2,
CO-DDO.2-Open,
CG-DDO.2-Open CO-DDO.3 CD-DDO.4
Yard/Porch Sign 8.040 --- P P ---
Projecting Sign 8.050 --- O P P
Awning/Canopy Sign 8.060 --- O P P
Wall Sign 8.070 --- O P P
Painted Wall Sign 8.080 --- --- P P
Window Sign 8.090 --- O P P
Sidewalk Sign 8.100 --- O P P
Directory Sign 8.110 --- O P P
8.020 Sign Types
1. The allowed sign types are listed in Table 8.030.A (Sign Types Overview), together with the permit required for each sign type in each district. Table 8.030.A (Sign Types Overview) includes references to the applicable standards for each sign type.
2. Any sign type allowed in Table 8.030.A (Sign Types Overview) may be established on any design site within the district, subject to a Sign Permit in compliance with SMC Section 17.120.020 (Permits, Fees, and Exceptions).
3. A sign type that is not listed in Table 8.030.A (Sign Types Overview) is not allowed.
4. Each sign type is coordinated with the allowed private frontage types in each district which may have additional standards to further calibrate each sign type for its context.
8.030 Overview of Sign Types
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Example of a Yard Sign
1. Description
This sign is mounted on a porch or in a setback between the public ROW and the building facade. This type is pedestrian scaled and intended to be read from the sidewalk.
Example of a Yard Sign
Example of Porch Sign near the building entrance
8.040 Yard/Porch Sign
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3. Location
Clear Height
Mounted on Porch 6'8" min.
Mounted in Yard 12" min.
Overall Height
Mounted in Yard 5' max.
Distance from Sidewalk 24" min.
Yard/Porch Signs are not allowed within the public ROW.
Yard-mounted signs shall be parallel or perpendicular to the ROW.
2. Sign Size
Signable Area 6 sf max.
Width 36" max.
Height 36" max.
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Example of a Projecting Sign
Examples of a Projecting Sign
Example of a Projecting Sign
A. Description
This sign is mounted perpendicular to a building’s facade, by decorative brackets that may allow the sign to swing slightly; small in size. This type is pedestrian scaled and intended to be read along the sidewalk.
Synonyms: Blade Sign, Bracket Sign
8.050 Projecting Sign
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C. Location
Clear Height 8' min.
Projection 4' max.
Distance between Signs 10' min.
D. Miscellaneous
Neon is not allowed.
B. Sign Size
Signable Area 6 sf per side, max.;
12 sf total, max.
Width 36" max.
Height 36" max.
Thickness 4" max.
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Example of Awning Sign with signs on valance and canopy
1. Description
This sign is on the awning or canopy of a shopfront. This type is pedestrian scaled and intended to be read along the sidewalk or from the other side of the street.
Example of glass Awning/Canopy Sign
8.060 Awning/Canopy Sign
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3. Location
Clear Height 8' min.
Signs per Awning 1 of each, max.
Only the tenant’s store name, logo, address, and/or business description (i.e., baker, home design, etc.) shall be applied to the Awning.
4. Miscellaneous
Vinyl or plastic, and closed-ended awnings are not allowed.
2. Sign Size
Canopy Sign
Signable Area 1 sf per linear foot of shopfront, max.
Lettering Height 16" max.
Lettering
Thickness
6" max.
Awning/Sloping Plane Sign
Signable Area 25% coverage of sloping plane, max.
Lettering Height 18" max.
Valance Sign
Signable Area 75% coverage max.
of width and height
Width Shopfront width, max.
Height 8" min.; 12" max.
Lettering Height 8" max.
Valance Sign
Sloping Plane Sign
Canopy Sign
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Example of a Wall Sign integrated with the architecture Example of Wall Sign
Example of Wall Sign
1. Description
This sign is flat against the facade, consisting of individual cut letters applied to a panel mounted directly to the building or painted directly on the wall surface. This type is pedestrian scaled when on the ground floor. This type is placed above shopfronts and runs horizontally along the 'expression line', entablature of traditional buildings, decorative cornice, or sign band at the top of the building.
8.070 Wall Sign
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2. Sign Size
Signable Area 1 sf per linear foot of shopfront;
width up to 80 sf max.
Signable Width Shopfront width, max.
Signable Height 12" min.; 3' max.
Lettering/Image Width 75% of signable width, max.
Lettering/Image Height 75% of signable height or
18" max. (whichever is lesser)
3. Location
Projection 8" max.
Sign shall not project beyond the cornice.
4. Miscellaneous
Internal illumination is not allowed.
Neon is not allowed.
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8.080 Painted Wall Sign
Example of a Painted Wall coordinated with the business sign Example of Painted Wall Sign coordinated with the business sign Example of Painted Wall Sign at a second story
General Note: Photos on this page are illustrative, not regulatory.
1. Description
This sign is flat against a secondary facade, along a
secondary front yard or an alley, or along the side of a vacant design site. These signs are painted directly on the building, pedestrian-scaled if on the ground floor and larger if on upper stories. These signs are intended to be visible from a greater distance and are accompanied by additional signage on the primary facade at the business entrance.
Synonym: Mural
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3. Location
Projection None
Painted Wall Signs are to be located on secondary facades.
2. Sign Size
Signable Area
1-story 500 sf max.
2-story 1,000 sf max.
3-story 1,500 sf max.
Width Length of facade
Height
1-story 15' max.
2-story 25' max.
3-story 30' max.
Text Area1 100 sf max. or 20% of signable
area, whichever is less
1 Includes business name, text relating directly to products or services sold on site, and logos
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Example of a Window Sign
1. Description
This sign consists of individual letters and designs applied directly on the inside of a window. This type is pedestrian scaled and intended to be read from the sidewalk.
Example of a Window Sign
Example of a Window Sign
8.090 Window Sign
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3. Location
Height Above Ground 3' min.
Window Signs shall be applied directly to the inside of the glass and be accessible for maintenance.
2. Sign Size
Signable Area per
Shopfront Window
25% max.
Width 75% max. of width of
uninterrupted Shopfront
glazing
Height 24" max.
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Example of a Sidewalk Sign
1. Description
This sign provides secondary signage and may be used to announce daily specials, sales, or point to shops off the sidewalk.
Example of a Sidewalk Sign
Example of a Sidewalk Sign
General Note: Photos on this page are illustrative, not regulatory.
8.100 Sidewalk Sign
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3. Location
Sidewalk Signs shall not interfere with pedestrian travel or encroach upon the required accessible path.
Sidewalk Signs shall only be displayed during business hours and removed when the business is closed.
4. Miscellaneous
Illuminated signs are not allowed.
2. Sign Size
Signable Area 6 sf per side, max.
Width 24" max.
Height 36" max.
Signs per Shopfront 1 max.
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Example of a Directory Sign
8.110 Directory Sign
A. Description
This sign provides a listing of establishments within a building or series of buildings. This type is pedestrian scaled and intended to be read from the sidewalk.
Example of a Directory Sign
Example of a Directory Sign
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C. Location
Clear Height 8' min.
Wall Mounted 6'8" min.
Freestanding 3' min.
Directory Sign may include the names of the business and business address but shall not include any other words.
B. Sign Size
Signable Area1 6 sf max.
Both the Wall Mounted and the Freestanding Signs may be used on the same design site if separated by at least 35 feet. 1 Does not apply to signs required by law
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9.010 Purpose
This Chapter establishes standards to create walkable neighborhoods.
1. Development subject to this Chapter is required to create walkable neighborhoods with a mix of housing, civic, retail, and service uses within a compact, walkable, and transit-friendly environment.
2. Developments in compliance with this Chapter shall achieve the following goals:
A. Improve the built environment and human habitat;
B. Promote development patterns that support safe, effective, and multi-modal transportation options, including auto, pedestrian, bicycle, and transit;
C. Promote reductions in vehicle traffic, and support transit by providing for a mixture of land uses, highly interconnected block and thoroughfare network, and compact community form; D. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse population;
E. Promote the health benefits of walkable environments; F. Generate pedestrian-oriented and scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes;
G. Reinforce the unique identity of Sebastopol and build upon the local context, climate, and history; H. Realize development based on the patterns of existing walkable neighborhoods; and I. Design that suits specific environmental, design site layout, and design constraints unique to the parcel(s).
Chapter 9: Specific to Large Sites
Sections:
9.010 Purpose
9.020 Walkable Neighborhood Plan
9.030 General to Open Space
9.040 General to Thoroughfares
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9.020 Walkable Neighborhood Plan
1. Applicability. Projects which include a portion of a parcel, an entire parcel, or multiple parcels that meet one or more of the following criteria shall be subject to the requirements for a Walkable Neighborhood Plan (WNP) as described in this Chapter.
A. The project area is at least three acres;
B. Any linear dimension of the project areas is at least 400 feet; C. The project area is or results in a through-lot or corner lot of at least one acre; D. The project area includes design site(s) which do(es) not front onto an existing public street, within a parcel of five acres or more.
2. Required Walkable Neighborhood Plan Content
A. Each WNP shall include a set of plans that show the proposed physical character of the development, in plan view:
(1) Boundaries of the proposed development;
(2) Existing and proposed blocks within 1,500 linear feet of the development boundaries; (3) New open space(s), in compliance with Section 9.030 (General to Open Space); (4) New thoroughfare(s), in compliance with Section 9.040 (General to Thoroughfares); (5) Proposed trees and landscaping along thoroughfares and in open space types. (6) Mapping of proposed districts in compliance with Subsection 9.020.3.D; (7) Identification of the proposed buildings or building types and frontage types on each block in compliance with the allowances of the district(s);
(a) As individual needs of a development may change over time, the building types specified in the WNP may be substituted with other building types allowed by the district in compliance with the district standards.
3. Walkable Neighborhood Plan Standards
A. Thoroughfares and Blocks
(1) New blocks within a development are created using new thoroughfares in compliance with Section 9.040 (General to Thoroughfares). Any of the thoroughfare types in Section 9.040 (General to Thoroughfares) and/or open space types in Section 9.030 (General to Open Space) may be used to define new blocks. Individual block lengths and the total block perimeter shall be in compliance with the standards in Table A (Block Size Standards). (a) The arrangement of new thoroughfares shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections.
(b) Thoroughfares shall be extended to or along adjoining property boundaries to provide a roadway connection or street stub for development, in compliance with Table A (Block Size Standards), for each direction (north, south, east, and west) in which development abuts vacant land.
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(c) Right-of-way stubs shall be identified and include a notation that all stubs are to connect with future thoroughfares on adjoining property and be designed to transition in compliance with Section 9.040 (General to Thoroughfares). (d) New dead-end streets and cul-de-sacs are not allowed. (2) If a district requiring building types is mapped onto a block, the block shall be wide enough to result in two halves of developable design sites in compliance with the design site depth standards for the allowed building types in the district. (3) An attached half-block is allowed when adjoining an existing half-block. (4) Blocks may be uniquely shaped in compliance with the standards in Table A (Block Size Standards), and the allowed adjustments in Section 1.060 (Adjustments to Standards).
Table 9.020.A: Block Size Standards
District Block Length Block Perimeter
Depth of Attached
Half-Block(s)1
CD-DDO.4 500' max. 1,800' max. 250' max.
All Other Districts 700' max. 1,800' max. 500' max.
1 Distance from thoroughfare or public ROW to shared property line Figure 9.020.1 Block Size
Block Length
Block Half Block Half
Key
Block Perimeter Design Site
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B. Open Space Required
(1) A minimum of 10 percent of the net developable area shall be set aside as open space, after subtracting street and alley rights-of-way. Open space shall be designed incompliance with Section 9.030 (General to Open Space). One or more open spaces may be used to meet the required area.
C. Required Mix of Building Types and Private Frontage Types (1) Where a district requiring building types is mapped onto more than half of a new block (R5- DDO.1, R6-DDO.2, R7-DDO.2, CO-DDO.3, or CD-DDO.4), the WNP shall maintain a mix of at least two different building types within that block, using only the types allowed in the district. Half-blocks adjoining existing development are exempt. (2) Along each block face containing more than one building entrance, the WNP shall maintain a mix of at least two different private frontage types, using only the types allowed in the district(s).
D. Organization of Districts. Projects subject to this Chapter that are at least 500 feet in depth or over five acres are required to map the required district(s) as identified in Table B (Organization of Districts) in addition to the district mapped in Figure 2.040.1 (Design District Overlay Map).
Table 9.020.B: Organization of Districts
Allowed Districts in
Development
Within 65' of a
single-family
residential land
use
Adjacent to
commercial
corridor
All other design
sites
R5-DDO.1 ---
R6-DDO.2, R7-DDO.2,
CO-DDO.2-Open,
CG-DDO.2-Open
1 CO-DDO.3 ---
CD-DDO.4 ---
1 Open sub-district only
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E. Stormwater Management
(1) Integrated Design
(a) Stormwater management is required through a system that is integral to the streetscapes and/or the open space(s) in the development in compliance with SMC Chapter 15.78 [Storm Water Low Impact Development Technical Design Manual (LID Manual)]. (b) The WNP shall identify the area(s) being proposed for managing stormwater. These areas are required to be a combination of the following:
i. Swale within a planted median;
ii. Swale within a continuous tree planter adjacent to the travel lane; iii. Pond or other water body; and/or
iv. Areas within open space.
(c) The area(s) used for stormwater management is to be designed for both seasonal temporary on-site retention of stormwater and as open space for the neighborhood(s) accessible to the public.
(d) The stormwater management area(s) may connect with those of adjacent development(s). (2) Stormwater Infrastructure within Thoroughfares
(a) Storm drain pipes within thoroughfares listed in Section 9.040 (General to Thoroughfares) shall be RCP when 12" in diameter or larger. Storm drain pipes less than 12" in diameter shall be minimum SDR 35 pipe.
(b) Storm manholes shall be constructed using City standard details for public infrastructure.
Figure 9.020.2 Stormwater Management Diagram
Key
Potential Area for Stormwater Management
Planted Swale
Open Space Graded to also Accommodate Stormwater Retention Flow Directed to
Center of Open
Space
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Divide development area to
create smaller blocks and a
network of interconnected
thoroughfares, see Table A (Block
Size Standards).
Introduce new thoroughfares
from the allowed types in
Section 9.040 (General to
Thoroughfares). If rear vehicular
access is desired, introduce
alleys to provide access to design
sites and maintain a continuous
streetscape without the
interruption of driveways.
Identify at least 10% of the
net developable area (calculated
after subtracting street and alley
ROWs) as new open space.
This new space is allowed to
be distributed throughout the
development in compliance with
requirements in Table 9.030.A.
1 Blocks 2 Circulation Network 3 Open Space
Select and apply districts to
implement the intended physical
character in compliance with
Subsection 9.020.3.D.
For blocks containing a district
that requires building types,
select from the allowed building
types in Subsection 3 of each
district, identify at least 2
building types, and introduce
design sites1
within each block
based on the minimum required
design site width and depth for
each selected building type.
Show the building types in each
block, and identify the selected
frontage types for each design
site. See Subsection 8 of each
district.
4 Districts 5 Design Sites 6 Buildings
Figure 9.020.3: Walkable Neighborhood Plan Design Process Overview Street Street
Street
Street
Property Boundary
Street
Street
Street
New Street
New Street
Alley
Alley Alley
Alley
Street
Street
Street
Street
New Street
New Street
Street
Street
StreetStreet
New Street
New Street
Street
Street
Street
New Street
New Street
Alley
Alley Alley
Alley
Street
Street
StreetStreet
New Street
New Street
1Design site lines may be permanently
recorded by the applicant.
R5-DDO.1
R6-DDO.2 and R7-DDO.2
CO-DDO.3
House
Duplex
Multiplex
Neighborhood Courtyard
Main Street Building
Neighborhood Townhouse
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9.030 General to Open Space
1. The WNP shall identify open space types in compliance with the following standards and the standards of Table A (Open Space Types Overview). One or more open spaces shall be used to provide a minimum of ten percent of the net developable area of the development, after subtracting street and alley rights-of-way.
2. Open space is land that shall be privately owned and publicly accessible.
3. Each open space shall abut and be visible and accessible from a public ROW.
4. The Paseo thoroughfare type (Subsection 9.040.5) may be counted as a open space type for the first 50 feet of its length, measured from the adjoining public ROW, provided that the following requirements are met:
A. No more than 25% of the paseo surface consists of asphalt or untextured poured concrete; B. Seating is provided within or adjacent to the paseo at 100' max. intervals; and C. Landscaping is provided within or adjacent to the paseo at 50' max. intervals.
5. Building Frontage Along or Adjacent to a Open Space. The facades on building design sites attached to or across a thoroughfare from a open space shall be designed as a "front" on to the open space, in compliance with Subsection 5 and Subsection 8 of the district.
6. Public access and visibility is required along public parks and natural open spaces, including creeks and stormwater management areas, and shall be fronted by:
A. Single-loaded frontage thoroughfares (those with development on one side and open space on the other);
B. Bike and pedestrian paths; or
C. Other methods of frontage that provide similar access and visibility to the open space, as district standards allow, such as through public easements.
7. Open Space Types Overview. This Subsection identifies the allowed open space types and standards for improvements to existing open spaces and for construction of new open spaces. For each open space type, Subsection A and Subsection C are regulatory, and Subsection B and Subsection D are non-regulatory. Allowed open space types are identified in Table A (Open Space Types Overview).
Table 9.030.A: Open Space Types Overview
Specific
Standards
Districts
R5-DDO.1
R6-DDO.2,
R7-DDO.2 CO-DDO.3 CD-DDO.4
Green 9.030.8 P P --- ---
Plaza 9.030.9 --- --- P P
Playground 9.030.10 P P P P
Community Garden 9.030.11 P P P P
Passage 9.030.12 P P P P
Key P = Allowed --- = Not Allowed
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8. Green
A. Description
A large space available for unstructured and limited amounts of structured recreation.
B. General Character
Formal or informal with integral stormwater management capacity Primarily planted areas with paths to and between recreation areas and civic buildings Spatially defined by tree-lined thoroughfares and adjacent buildings C. Size and Location
Size 5,000 sf min. with dimension of at least 50'
Thoroughfare required on at least one side of the Green.
Facades on design sites attached to or across a thoroughfare from the Green shall "front" onto the Green on at least two sides.
D. Typical Uses
Uses as allowed by the District
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9. Plaza
A. Description
A community-wide focal point primarily for civic purposes and commercial activities.
B. General Character
Formal, urban
Hardscaped and planted areas in formal patterns
Spatially defined by buildings and tree-lined thoroughfares C. Size and Location
Size 50' x 50' min.
Thoroughfare required on at least one side of the Plaza.
Facades on design sites attached to or across a thoroughfare shall "front" on to the Plaza on all sides.
D. Typical Uses
Uses as allowed by the District
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10. Playground
A. Description
A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and in locations where children do not have to cross any major streets.
An open shelter, play structure(s), or interactive art and fountain(s) may be included. Playgrounds may be included within all other open space types except Community Garden.
B. General Character
Play structure(s), interactive art, and/or fountain(s)
Shade and seating provided
May be fenced
Spatially defined by trees
C. Size and Location
Size 40' x 60' min.
D. Typical Uses
Uses as allowed by the District
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11. Community Garden
A. Description
A small-scale space designed as a grouping of garden plots available for small-scale cultivation.
Community gardens may be fenced and may include a small accessory structure for storage. Community Gardens may be included within all other open space types except Playgrounds.
B. General Character
Informal or Formal, urban
Combination of planted areas and hardscape
Spatially defined by building frontages and adjacent street trees Walkways along edges or across space
C. Size and Location
Size 2,500 sq ft min. with dimension of at least 50'
D. Typical Uses
Uses as allowed by the District
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12. Passage
A. Description
A pedestrian pathway that extends from a public sidewalk or open space. The pathway is lined by non-residential shopfronts and/or residential ground floors and pedestrian entries as required by the district.
B. General Character
Formal, urban
No accessory structure(s)
Primarily hardscape with landscape accents
Spatially defined by building frontages
Trees and shrubs in containers and/or planters
C. Size and Location
Width (clear) 20' min. between or through buildings
Length 150' max.; unlimited if extending from one public sidewalk or open space to another Ground floor facades shall be in compliance with facade zone in Subsection 5 and frontages allowed in Subsection 8 of the district.
Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width.
D. Typical Uses
Civic and commercial activity as allowed by the district Ground floor residential as allowed by the district
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9.040 General to Thoroughfares
1. Connectivity. Thoroughfare(s) and/or open space(s) are to be applied to create walkable neighborhoods with additional routes for vehicular, bicycle, and pedestrian circulation.
A. Thoroughfares that pass from one district to another are required to transition in their streetscape along the thoroughfare's edges. For example, while a thoroughfare within a more intense district (e.g., CD-DDO.4) with retail shops may have wide sidewalks with trees in grates, it shall be designed to transition to a narrower sidewalk with a planting strip within a less intense district (e.g., R6-DDO.2 and R7-DDO.2) with lower intensity residential building types.
B. The proposed network shall connect to the existing network through pedestrian or multimodal connections. New thoroughfares shall provide connecting pedestrian and bicycle routes to all adjacent public, non-limited-access ROWs and dead-end streets.
C. The network can be privately owned but shall be accessible by the general public.
2. Pedestrian Network. Thoroughfares are intended to generate one contiguous pedestrian network throughout the development site and adjacent public rights of way.
A. Design sites that do not front onto this pedestrian network are not permitted.
B. The pedestrian network may be composed of sidewalks (6' min. width), thoroughfares as provided in this Section, and/or open spaces as provided in Section 9.030 (General to Open Space).
C. The pedestrian network shall incorporate ADA accessible crosswalk(s) where pedestrian paths intersect vehicular travel lanes.
3. Alleys
A. Vehicular access to parking may be accommodated though public or private rear alleys. Alleys may also serve as routes for waste collection and fire department apparatus access roads, in compliance with the applicable standards.
B. Design sites adjoining an alley at least 20 feet wide along the rear design site line may be reduced in depth by a distance equal to the width of the alley. Rear setbacks may be reduced as allowed by Section 1.060 (Adjustment to Standards). Front setbacks shall not be reduced.
4. Pavement Standards
A. Pavement design for travel lanes and emergency vehicle access lanes within thoroughfare types shall be prepared by a civil engineer, with a minimum pavement thickness of 4".
B. Curb, gutter, and sidewalk shall use City approved plain cement concrete mix or better. 201
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Table 9.040.A: Thoroughfare Overview
This Table provides an overview of the allowed thoroughfare types.
Thoroughfare Type ROW
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
9’-0" 7’-0"
Travel Parking
Sidewalk
32’-0"
60’-0"
Main Street, Parallel Parking. The design consists of
two travel lanes, on-street parallel parking, and 10-foot sidewalks with tree wells.
See 9.040.2
60'
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
9’-0" 7’-0"
Travel Parking
Sidewalk
32’-0"
60’-0"
6’-0" 8’-0" 8’-0" 6’-0"
Neighborhood Street, Parallel Parking and Planter
Strip. The design consists of two travel lanes, on-street parallel parking, and 6-foot sidewalks each buffered by a continuous planter strip.
See 9.040.3
60'
12’-0"
40’-0"
Right of way
7’-0"
Yield Lane
7’-0" 7’-0" 7’-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
Neighborhood Street, Parallel Parking with Tree
Wells. The design consists of two travel lanes, on-street parallel parking with tree wells, and 6-foot sidewalks.
See 9.040.4
56'
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY FBC
Passage
Paseo. The type is used on longer blocks to result
in two block-halves in compliance with the block
standards. The design consists of one shared
pedestrian path with 10% minimum landscaping in
containers and/or planters.
See 9.040.5
26'-30'
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2. Main Street, Parallel Parking
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
9’-0" 7’-0"
Travel Parking
Sidewalk
32’-0"
60’-0" D. Public Frontage Assembly
Standards for CD-DDO.4
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree wells
Landscape Type Trees at 30' o.c. avg.
Lighting Type Post or column
Walkway Type 10' sidewalk
Curb Type Raised
Curb Radius 10' - 15'
Standards for All Other Districts
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference).
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 60'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 8'
Bicycle Lanes 2 @ 5'
Parking Lanes 2 @ 7', marked
Medians None
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3. Neighborhood Street, Parallel Parking and Planter Strip 14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
9’-0" 7’-0"
Travel Parking
Sidewalk
32’-0"
60’-0"
6’-0" 8’-0" 8’-0" 6’-0"
D. Public Frontage Assembly
Standards for CD-DDO.4 District
Drainage Collection Type Curb and gutter
Planter Type 4' continuous planter
Landscape Type Trees at 30' o.c. avg.
Lighting Type Pipe, post, or column
Walkway Type 6' sidewalk
Curb Type Raised
Curb Radius 10' - 15'
Standards for All Other Districts
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference).
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 60'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 8'
Bicycle Lanes 2 @ 5'
Parking Lanes 2 @ 7', marked
Medians None
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4. Neighborhood Street, Parallel Parking with Tree Wells 12’-0"
40’-0"
Right of way
7’-0"
Yield Lane
7’-0" 7’-0" 7’-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
D. Public Frontage Assembly
Standards for CD-DDO.4 District
Drainage Collection Type Valley gutter or sheet flow
Planter Type 4'x6' planter at 50' o.c.
Landscape Type Trees at 50' o.c. avg.
Lighting Type Post or column
Walkway Type Min. 6' sidewalk
Curb Type Rolled or flush
Curb Radius 10' - 15'
Standards for All Other Districts
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference).
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 56'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 8'
Bicycle Lanes 2 @ 5'
Parking Lanes 2 @ 7', marked
Medians None
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5. Paseo
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY
Passage
D. Public Frontage Assembly
Standards for CD-DDO.4 District
Design sites fronting onto a Paseo shall apply the
secondary front yard building setback standards of the
applicable district in place of the front building setback standards.
Drainage Collection Type None
Planter Type Raised
Landscape Type Potted Plants, Planters
Lighting Type Pipe, post, or column
Walkway Type Multipurpose path
Curb Type Flush
Standards for All Other Districts
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference).
A. Application
Local
Movement Type Pedestrian, Bicycle,
Emergency Vehicle
Access1
B. Overall Widths
Right-of-Way (ROW) Width 26' min.; 30' max.
Pavement Width Variable1
; flush
C. Lane Assembly
Traffic Lanes None
Pedestrian/Bike Path 10' min., unmarked
Emergency Vehicle Access
Route1
26' min.
Parking Lanes None
Medians None
1 Where the paseo is required or intended to allow
emergency vehicle access, paving assembly and clear
width shall meet the applicable standards.
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10.010 Purpose
This Chapter provides definitions for specialized terms and phrases used in this ODS. All other applicable definitions in SMC Chapter 17.08 (Definitions) of Title 17 (Zoning) apply.
10.020 Definitions
A. Definitions
Abandoned Sign. A sign in place for a period of at least 90 days which no longer advertises an ongoing business, lessor, owner, or activity on the premises where the sign is displayed.
Abutting. Having a common property line or district boundary, or separated by a private or public street or easement.
Access or Service Drive. A public or private way of paving or right-of-way of not more than 30 feet affording means of access to property.
Access Frontage or Service Road or Street. A public or private street or right-of-way of not less than minimum standards as specified by the subdivision ordinance of the the City of Sebastopol affording means of access to property.
Accessory Dwelling Unit (ADU). An attached or detached residential dwelling unit which provides complete living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation, which is located on the same parcel as a single-unit dwelling.
Accessory Structure (syn. Accessory Building). A structure physically detached from, secondary and incidental to, and commonly associated with a primary structure or use on the same site. Accessory structures normally associated with a residential use property include, but are not limited to: garages (unenclosed or enclosed) for the storage of automobiles (including incidental restoration and repair), personal recreational vehicles, and other personal property; studios; workshops; greenhouses (noncommercial); enclosed cabanas and pool houses; and storage sheds. Accessory structures normally associated with a non-residential use property include, but are not limited to: garages (unenclosed or enclosed) for the storage of automobiles and work related vehicles and equipment (including incidental restoration and repair); storage structures; workshops; and studios.
Chapter 10: Definitions
Sections:
10.010 Purpose
10.020 Definitions
10.030 Measurement Methods
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Accessory Structure, Major (Major Accessory Structure). An accessory structure with a footprint greater than 120 square feet.
Accessory Structure, Minor (Minor Accessory Structure). An accessory structure with a footprint of 120 square feet or less.
Addition. The enlargement of an improvement accomplished by appending a new improvement.
Adjacent. Sharing a common design site line, or having design site lines separated only by an alley.
Adjacent Buildings. Two or more buildings located upon adjacent design sites.
Affordable to Low-Income or Very-Low-Income Households. Being of a condition in which sales prices or rental rates for a housing development conform with the current “Inclusionary Housing Requirements,” established by resolution of the Sebastopol City Council.
Affordable Housing Development. A residential development consisting of five or more units, not including any bonus units requested, in which
a. At least 20 percent of the total units are affordable to low-income households; b. At least 10 percent of the total units are affordable to very-low-income households; or c. At least 50 percent of the total units are senior housing (Government Code §65915(b) and Civil Code §51.2 and §51.3).
Aggregate Sign Area. The total area of all signs and/or all messages located on a design site.
Alley. A public or private way to be used primarily for vehicular access to the back or side of a design site of real property that otherwise abuts a street.
Alter. To create physical change in the internal arrangement of rooms or the supporting members of a structure, or a change in the external appearance of any structure, not including painting.
Ancillary Structure (syn. Ancillary Building). See "Accessory Structure." Apartment, Efficiency. A dwelling unit in a multi-unit building, consisting of not more than one habitable room, excluding the kitchen or kitchenette and sanitary facilities, of a total floor area of not more than 400 square feet.
Applicant. Any individual, firm, or any other entity that applies to the City for the applicable permits to undertake any construction or development within the City.
Architectural Feature. Exterior building element intended to provide ornamentation to the building massing including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light fixtures, canopies, and balconies.
Attached Building or Structure. Any building or structure which is structurally a part of or has a common wall and/or continuous roof with a primary building or structure, except where such connection is a breezeway or walkway incidental to and not a necessary part of the construction of the primary building.
Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope. See Subsection 10.030.1.C.
Awning. A roof or cover which projects from a wall of a building over a window or door, made of canvas, aluminum, or similar material, which may be fixed in place or be retractable.
Awning Sign. See Section 8.060 (Awning/Canopy Sign).
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B. Definitions
Banner Sign. A sign made of a flexible material that projects or hangs from a building, structure, pole, or wire. A banner sign includes flags but does not include pennants.
Base Flood Elevation. As designated by Federal Emergency Management Agency (FEMA), the elevation of surface water resulting from a flood that has a one percent chance of equaling or exceeding that level in any given year.
Basement. A story whose floor is more than 12 inches, but not more than half of its story height below the average level of the adjoining finished grade (as distinguished from a “cellar,” which is a story more than one-half below such level). A basement, when used as a dwelling, shall not be counted as a story for purposes of height measurement.
Bathroom. A room that contains all of the following features: a bathtub or shower, a washbowl, and a toilet.
Bay. Any division of a building between vertical lines or planes, especially the entire space included between two adjacent supports. See Subsection 10.030.4 for measurement method.
Bay Window. An architectural projection from the building cantilevered from the facade, consisting of one or more stories in height, containing at least 60 percent glass area. Window opening that includes an opening on each side.
Billboard Sign. An off-site sign which is supported by one or more uprights, poles, or braces in or upon the ground, other than a freestanding sign, monument sign, or pole sign.
Bird-safe Pattern. A pattern on the glass intended to reduce bird collisions. The pattern must be visible to birds from the exterior of the building and have lines, circular, or square markers at least 0.25 inches in width or diameter, spaced at most four inches apart vertically and two inches apart horizontally.
Bird Safety Treatment. Building treatments or methods to reduce the likelihood of bird collisions. These treatments must include at least one or a combination of the following - exterior screens, louvers, grilles, shutters, or bird-safe patterns as recommended by the American Bird Conservancy.
Block. An area of land separated from other areas by adjacent streets, railroads, rights-of-way, public areas, or the subdivision boundary.
Block Face. The aggregate of all the building facades on one side of a block. The block face provides the context for establishing architectural harmony.
Block Length. The horizontal distance from the right-of-way on one end of the block to the right-of-way on the other end along the same street.
Block Perimeter. The aggregate of all sides of a block bounded by the abutting rights-of-way.
Block-Scale, Building. A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous facade as long as most or all of a block.
Bonus. See "Density Bonus."
Bracket Sign. See "Projecting Sign."
Building. A structure consisting of one or more foundations, floors, walls, and roofs that surround an interior space, and may include exterior appurtenant structures including, but not limited to, porches and decks.
Buildable Area. The horizontal area in which a building is allowed to be constructed. 209
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Building Elevation. The exterior wall of a building not adjacent to a public right-of-way, the front or side along a private street, or open space.
Building Entrance. A point of pedestrian ingress and egress to the front of a building along the sidewalk of the street immediately adjacent to the building.
Building, Existing. See "Structure, Existing."
Building Facade. The exterior wall of a building adjacent to a street, the front or side along a private street, or open space.
1. Building Facade, Front. The exterior wall of a building adjacent to a street or open space.
2. Building Facade, Secondary Front Yard. The exterior wall of a building adjacent to a secondary front yard.
3. Building Facade, Interior Side. The exterior wall of a building adjacent to the interior design site line(s).
4. Building Facade, Rear. The exterior wall of a building opposite the front.
Building Form. The overall shape and dimensions of a building.
Building Frontage. The facade(s) along the front and secondary front yard of the design site.
Building Frontage, Principal. The facade along the front of the design site, typically the narrower of sides and identified by an address.
Building, Primary. The building that serves as the focal point for all activities related to the principal use of the design site.
Building, Setback. See "Setback, Building."
Building Signs. Any sign that is fastened, attached, connected, or supported in whole or in part by a building or architectural feature.
Building Type. A structure defined by its combination of configuration, disposition, and function.
By-Right, Approval. Approval by administrative staff of certain uses, improvements, and developments not requiring further review and in compliance with all applicable standards. 210
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C. Definitions
Canopy Sign. See Section 8.060 (Awning/Canopy Sign).
Carshare Parking Space. A parking space required to be dedicated for current or future use by a carshare service through a deed restriction, condition of approval, or license agreement. Such deed restriction, condition of approval, or license agreement shall grant priority use to any carshare service that can make use of the space, although such spaces may be occupied by other vehicles so long as no carshare organization can make use of the dedicated carshare space(s).
Carshare Service. A service that provides a network of motor vehicles available to rent by members by reservation on an hourly basis or in smaller intervals.
Catering service. A businesses that prepares food for consumption on the premises of a client.
Ceiling Height, Ground Floor. The height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms which include, but are not limited to: bathrooms, closets, utility rooms, and storage spaces.
Ceiling Height, Upper Floor(s). The height from finished floor to finished ceiling of primary rooms on the floor(s) above the ground floor, not including secondary rooms which include, but are not limited to:
bathrooms, closets, utility rooms, and storage spaces.
Cellar. That portion of a building between floor and ceiling which is wholly or partly below grade and so located that the vertical distance from grade to the floor below is equal to or greater than the vertical distance from grade to ceiling. A cellar shall not be counted as a story, for the purpose of height standards.
Center. Concentration of ground floor shopping, restaurants, and services, with additional offices and housing located above, within a Walkable Urban context.
Chamfered. A transitional edge between two faces of an object. Sometimes defined as a form of bevel, it is often created at a 45° angle between two adjoining right-angled faces.
Chamfered Facade Corner. An external wall of a building joining two perpendicular exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90 degree corner.
Civic. A term defining not-for-profit organizations that are dedicated to arts, culture, education, religious activities, recreation, government, transit, and public parking facilities.
Civic Building. A structure operated by governmental or not-for-profit organizations and limited to civic and related uses.
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Commercial Signage. Any sign sponsored by a commercial entity and whose prevailing message proposes a commercial transaction.
Common Courtyard. An entry court, forecourt, or courtyard shared by multiple residential units or commercial spaces.
Common Open Space. An entry court, forecourt, courtyard, or other on-site open space shared by multiple residential units or non-residential units.
Common Space (syn. Common Area). A portion of a development held in common and/or single ownership, is not reserved for the exclusive use or benefit of an individual tenant or owner, and is available for use by all persons who reside or work in the building or on the design site.
Communication Equipment Building. A building housing operating electrical and mechanical equipment necessary for the conduct of a communications business with or without personnel.
Communications Tower. Any structure which supports an antenna.
Community Center. A multi-purpose meeting and recreational facility typically consisting of one or more meeting or multi-purpose rooms, kitchen, and/or outdoor barbecue facilities, that are available for use by various groups for such activities as meetings, parties, receptions, dances, etc.
Condominium. An estate in real property consisting of an undivided interest in common in a portion of the property together with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, design site map, or condominium plan. The condominium may be commercial, industrial, residential, or any combination. [Civil Code §783, §1351(f)].
Condominium Conversion. The conversion of an existing structure into separately owned commercial, industrial, or mixed-use units.
Corner Element. A physical distinction in a building at the corner of two streets or a street and public space.
Corner Entry. An entrance located on the corner of a building.
Cornice. The crown molding of a building or element.
Cottage Court. See Section 5.060 (Cottage Court).
Council. The City Council of the City of Sebastopol.
Courtyard (syn. Court). An unroofed area that is completely or partially enclosed by walls or buildings on at least two sides and often shared by multiple residential units or non-residential units, not including off-street parking. See Subsection 10.030.3.A.(4) for measurement method.
Courtyard Building, Neighborhood and Core. See Section 5.100 (Neighborhood Courtyard) and Section 5.140 (Core Courtyard).
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Coverage
1. Coverage, Accessory Structures. The sum of the footprint area of all structures on a design site.
2. Coverage, Building. The floor area of the largest story of a building divided by the total design site area.
3. Coverage, Design Site. The portion of the design site expressed as a percentage that is covered in buildings or other structures.
Co-working Space. A facilitated environment which may contain shared facilities including, but not limited to: conference rooms, reception services, phones, and other business amenities. Work spaces are used by a recognized membership who share the site in order to interact and collaborate with each other as part of a community and to reduce duplicated costs by sharing facilities. The uses shall have externally observable attributes similar to uses allowed in the zone in which that they are located. Equipment is limited to those which do not generate noise or pollutants in excess of what is customary within a typical office environment. Such space located in a research & development building may use equipment consistent with research & development uses. Co-working space may be interchangeably referred to as “incubator space."
Cul-de-sac. A street which connects to another public street only at one end and is not planned for later extension.
Crawl Space. A shallow unfinished uninhabitable space beneath the floor or under the roof of a building, that provides access to utility, structural, and other building components not readily accessible from the habitable portions of the building.
Crenel. A notch between two merlons (solid upright section of a crenellated parapet), often found in medieval architecture.
Crenellated. Having regularly-spaced, often rectangular gaps, often referring to a parapet or battlement in medieval architecture.
Crenellation. The series of regularly-spaced, often rectangular crenels along a parapet. 213
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D. Definitions
Dangerous or Objectionable Elements. Any land or building structure used or occupied in any manner so as to create any dangerous, injurious, noxious, or otherwise objectionable fire, explosive, or other hazard; noise or vibration, smoke, dust, odor, or other form of air pollution; heat, cold, dampness, electrical, or other disturbance; glare; liquid or solid refuse or wastes; or other substance, condition or elements in such manner or in such amount as to adversely affect the surrounding area or adjoining premises.
Days. Calendar days unless this ODS specifies otherwise.
Dedication. The transfer by a subdivider to a public entity of title to real property or an interest therein, or of an easement or right in real property, the transfer of facilities, the installation of improvements, or any combination of these. See SMC Section 16.36.030 (Dedications) Defensible Space. A public, private, or semi-private residential environment whose physical characteristics—building layout and site plan—function to allow inhabitants themselves to become key agents in ensuring their security.
Density Bonus. A density increase over the maximum allowable residential density of the zone. See Government Code §65915-65918 for types of bonuses.
Dentils. Small, rectangular blocks found under a cornice in classical architecture. A decorative element, dentils bear resemblance to teeth, their namesake.
Department. The City's Planning Department.
Depth, Ground-Floor Space. The distance from the street-facing facade to the rear interior wall of the ground-floor space available to an allowed use.
Depth-to-Height Ratio. The relationship of the depth of a space measured perpendicular to a building divided by the average height of the buildings adjacent to the space.
Design District Overlay. One of several districts mapped on the Design District Overlay Map applicable only to qualifying development projects using Objective Design Standards found in Article 2 (Objective Design Standards). See Figure 2.040.1 (Design District Overlay Map).
Design Site. A portion of land within a parcel, delineated from other design sites and/or parcels to accommodate no more than one building type. The main purpose of a design site is to allow a parcel large enough to contain more than one building type to contain multiple building types while not requiring the legal subdivision of the parcel into additional parcels.
1. Design Site, Corner. A design site located at the intersection of two or more streets, where they intersect at an interior angle of not more than 175 degrees. If the intersection angle is more than 175 degrees, the design site is considered an interior design site.
2. Design Site, Flag. A design site not meeting minimum design site frontage standards and where access to a public or private street is provided by means of a long, narrow driveway between abutting design sites.
3. Design Site, Interior. A design site abutting only one street.
4. Design Site, Through. A design site with two or more frontage lines that do not intersect.
Design Site Area. The total square footage or acreage of horizontal area included within the design site lines.
Design Site Coverage. See "Coverage."
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Design Site Depth. The horizontal distance between the front design site line and rear design site line of a design site measured perpendicular to the front design site line.
Design Site Line. The perimeter and geometry of a design site demarcating one design site from another.
1. Design Site Line, Front. One of the following:
a. The frontage line in the case of a design site having a single frontage line; b. The shortest frontage line in the case of a corner design site with two frontage lines, neither of which are adjacent to a thoroughfare or a design site with independent frontage; c. The frontage line generally perceived to be the front design site line in the case of a corner design site with three or more frontage lines, none of which are adjacent to a thoroughfare or a design site with independent frontage;
d. The frontage line adjacent to a thoroughfare in the case of a corner design site with two or more frontage lines, one of which is adjacent to a thoroughfare; e. The frontage line adjacent to a design site with independent frontage in the case of a corner design site with two or more frontage lines, one of which is adjacent to a design site with independent frontage; or
f. The frontage line adjacent to the front design site line of an adjacent design site in the case of a through design site.
2. Design Site Line, Rear. That design site line opposite the front design site line.
3. Design Site Line, Side. Design site lines connecting the front and rear design site lines.
Design Site Width. The horizontal distance between the design site lines measured perpendicular to the front design site line.
Detached. Separate or unconnected.
Development Site. The parcel(s) or portion(s) thereof on which proposed structures and improvements are to be constructed.
Dilapidated Sign. A sign that is no longer in a good state of repair or constitutes a health or safety hazard.
Diligently Pursued. Continued with constant or appropriate effort.
Director. Director of Sebastopol's Planning Department, an appointed representative.
Directory Sign(s). See Section 8.110 (Directory Sign).
Display. An item or arrangement of items indoors that is not attached to a window, door or wall.
Disposition, Formal. Composed in a formal arrangement, in a regular, classical, and typically symmetrical manner.
Disposition, Informal. Composed in an informal character with a mix of formal and natural characteristics.
Disposition, Natural. A preservation of the existing natural condition or a composition of elements arranged as they would appear in nature, with irregular shapes and asymmetry. 215
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Distance Between Entries. The horizontal distance between entrances to a building or buildings, measured parallel to the facade.
District. See “Design District Overlay."
Driveway. A vehicular lane within a design site, or shared between two design sites, usually leading to a garage, other parking, or loading area.
Duplex Side-by-Side. See Section 5.050 (Duplex Side-by-Side).
Duplex Stacked. See Section 5.070 (Multiplex Small).
Dwelling, Group Living (syn. Cohousing). Dwellings designed for occupancy of groups living together and having a central dining facility.
Dwelling, Multiple. A building designed or used for three or more dwelling units.
Dwelling, Second Unit. A separate, complete housekeeping unit with a separate entrance, kitchen, sleeping area, and full bathroom facilities, which is an attached or detached extension to an existing single-unit structure.
Dwelling Unit. A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied by or intended for one household on a long-term basis.
Dwelling Unit, Stacked. A dwelling unit situated immediately above or below another dwelling unit.
E. Definitions
Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters (“open eave”) to a finished horizontal surface (“closed eave”).
Electric Sign. A sign containing electrical circuits, but not including signs illuminated by an exterior light source.
Elevated Ground Floor. A ground floor situated above the grade plane of the adjacent sidewalk.
Encroachment. Any architectural feature, structure, or structural element—including, but not limited to, a gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace, or deck—that breaks the plane of a vertical or horizontal regulatory limit by extending: into a setback, beyond the build-to-line into the public frontage, or above a height limit.
Entablature. Syn. Expression Line. A horizontal, continuous lintel on a classical building supported by columns or a wall, comprising the architrave, frieze, and cornice.
Entasis. A slight convex curve in the shaft of a column, introduced to correct the visual illusion of concavity produced by a straight shaft.
Entry. An opening, including, but not limited to, a door, passage, or gate, that allows access to a building.
1. Entry, Primary. The opening that allows access to a building directly from the sidewalk along the front facade.
2. Entry, Service. An entrance located toward or at the rear of the building intended for the delivery of goods and removal of refuse.
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Established Landscape. The point in time at which plants have developed roots into the soil adjacent to the root ball.
Establishment Period. The first year after installing a plant in a landscape.
Existing Structure. For the purpose of defining an allowable space that can be converted to an accessory dwelling unit means within the four walls and roofline of any structure existing on or after Month, Year that can be made safely habitable in compliance with local building codes at the determination of the Building Official regardless of any noncompliance with this ODS.
External Employees. An employee who does not reside at his or her place of employment.
F. Definitions
Facade. See "Building Facade."
Facade Zone. The area between the minimum and maximum setback lines along the front of a design site and along the secondary front yard of a corner design site where the building facade is required to be placed. The district standards identify the minimum amount of facade to be placed in the facade zone.
See Subsection 10.030.2 for measurement method.
Facility. An improvement, structure, or building that is designed and used for a particular purpose.
Fence. A structure, made of wood, metal, masonry, or other material, typically used to screen, enclose, or divide open space for a setback or along a design site line.
Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the adjacent sidewalk. In the case of a terrace frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Standards for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in multi-unit buildings.
Flex Space. A room or group of internally connected rooms designed to accommodate an evolution of use over time in response to an evolving market demand. Typically designed to accommodate future commercial uses, while accommodating less intense short-term uses, including, but not limited to, residential or live/work, until the commercial demand has been established.
Flood Hazard. The threat of overflow stormwaters having the capability to flood lands or improvements, transport or deposit debris, scour the surface soil, dislodge or damage structures, or erode the banks of channels.
Floor Area. The sum of the gross areas of all stories of a building, measured from the exterior faces of the exterior walls. The floor area shall include any building that has a roof and is enclosed so as to provide shelter from the elements on three or more sides.
Floor to Lot Area Ratio. The floor area of the building divided by the total design site area.
Floor Coverage. See “Coverage."
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Floorplate. An area measurement in square feet of either the gross or the rentable floor area of a typical floor in a building.
Floorplate, Commercial. The square footage area measurement of a floorplate dedicated to commercial uses.
Floorplate, Non-residential. The square footage area measurement of a floorplate dedicated to non-residential uses.
Floorplate, Residential. The square footage area measurement of a floorplate dedicated to residential uses.
Flow Rate. The rate at which water flows through pipes and valves, measured in gallons per minute or cubic feet per second.
Footprint Area. The total square footage contained within a footprint.
Footprint, Building. The outline of the area of ground covered by the foundations of a building or structure.
Forecourt. See Section 6.080 (Forecourt).
Freestanding Sign. A sign supported entirely or in part by the ground, including, but not limited to, a monument, pole, or similar sign.
Freestanding Wall. A wall that is separate from a building and supported by independent means.
Front. See "Design Site Line, Front."
Front Loaded. (Front Access). Design sites that provide vehicular access from the front of the design site.
Frontage, Private. The area between the building facade and the back of the sidewalk abutting a street (public or private) or open space.
Frontage, Public. The area between the on-street parking and the back of the sidewalk.
Frontage Line. The design site line(s) of a design site fronting a street (public or private) or a open space.
Frontage Type. A physical element configured to connect the building facade to the back of the sidewalk abutting a street or open space depending on the intended physical character of the district.
Furniture Area. An area of space that allows for the placement of furniture without restricting the movement of pedestrians.
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G. Definitions
Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof.
Gallery. See Section 6.120 (Gallery).
Ganged. Refers to windows designed/found in an array of two or more.
Garage. A structure, or part thereof, used or intended to be used for the parking and storage of motor vehicles.
1. Garage, Private. A building or portion of a building, in which only motor vehicles used by the tenants of the building or buildings on the premises are stored or kept.
2. Garage, Public. A structure or portion thereof, other than a private garage, used for the storage, sale, hire, care, minor or major repair, or refinishing of self-propelled vehicles or trailers; except, that a structure or part thereof used only for storage or display of self-propelled passenger vehicles, but not for transients, and at which automobile fuels and oils are not sold and motor driven vehicles are not equipped, repaired, or hired, shall not be deemed to be a public garage Glazing. Openings in a building in which glass is installed.
Grade. The finished ground level at any point along the exterior walls of a structure. Where walls are parallel to and within five feet of a sidewalk, alley or other public way, the level above ground shall be measured at the elevation of the sidewalk, alley or public way. Also see "Grade, Finished." Grade, Finished. The final ground surface elevation after the completion of grading or other site preparation related to a proposed development that conforms to an approved Grading Permit or Building Permit. In cases where substantial fill is proposed, "finished grade" shall be established by the Director consistent with design sites in the immediate vicinity and shall not be, nor have been artificially raised to gain additional building height. Also see "Grade." Grade, Pre-Development. The grade of a design site prior to any site improvements related to the proposed development.
Grading. Earthwork performed to alter the natural contours of an area.
Green Building Practices. A whole-systems approach to the design, construction, and operation of buildings and structures that helps mitigate the environmental, economic, and social impacts of construction, demolition, and renovation. Green building practices including, but not limited to, those described in the LEED™ rating system recognize the relationship between natural and built environments and seek to minimize the use of energy, water, and other natural resources and provide a healthy, productive environment.
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Ground Floor. The floor of a building located nearest to the level of the ground around the building.
Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not including the roof.
Ground Floor Ceiling Height. Height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms including, but not limited to: bathrooms, closets, utility rooms, and storage spaces.
Gross Parking Area. The total area of parking space and drive included on a design site.
Gross Residential Acreage. The total area, measured in acres, included within the design site lines of a residential development.
Guest House. A detached structure accessory to a single dwelling, accommodating living/sleeping quarters, but without kitchen or cooking facilities.
H. Definitions
Habitable Space. The portion of a building that is suitable for human occupancy.
Hand Wrought. Wrought iron finish that appears hammered or shaped by hand.
Hardscape. Paving, decks, patios, and other hard, non-porous surfaces.
Height
1. Height, Number of Stories. The number of stories in a structure allowed above adjacent finished grade. See "Stories."
2. Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Subsection 10.030.3.A.(6) for measurement method.
3. Height, Highest Eave/parapet. The vertical distance between adjacent finished grade and the highest eave or parapet of the building. See Subsection 10.030.3.A.(6) for measurement method.
Height, Above Grade. See "Height" in SMC Section 17.08.100 (Definitions "H").
Height Measurement on a Sloping Design Site. See Subsection 10.030.1.B.(4).
High Water-use or Non-drought-Tolerant Plant. A plant that will require regular irrigation for adequate appearance, growth, and disease resistance.
Historic Resource. Any resource that has been designated as historic and listed in the historic resource inventory.
Historical Structure. Any building or structure listed on or eligible for listing on the national, state, or local register of historic resources.
House. See Section 5.040 (House).
House-Scale Building. A building that is the size of a small-to-large house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall, including wings. 220
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I. Definitions
Identification Sign. A sign for the purpose of identifying the name of a business.
Illuminated Sign. A nonelectric sign illuminated by an exterior light source provided specifically for the purpose of sign illumination.
Impervious. The area of any surface that prevents the infiltration of water into the ground including, but not limited to, roads, parking areas, concrete, and buildings.
Improved. An area which has been paved or planted and is permanently maintained as such.
Improvement. The product of any modification to a site structure or building, not including maintenance or repairs.
Infill. The development of vacant land that was bypassed by earlier waves of development and is now largely surrounded by developed land.
Irrigation Efficiency. The measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system, characteristics, and management practices.
Irrigated Landscape Area. An entire design site less the building footprint, driveways, non-irrigated portions of parking lots, and other hardscape areas. Landscape areas encompass all portions of a development site to be improved with planting and irrigation. They include water bodies including, but not limited to, fountains, swimming pools, and ponds. Natural open spaces without irrigation systems are not included.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
Kitchen. A room that is utilized for the preparation of food and contains a kitchen sink.
L. Definitions
L-Shaped (syn. Ell). A horizontal form for the main body of a building or a massing composition, also referred to as an "Ell" which is an extension at a right angle to the length of a building.
Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another.
Landscaping. Flowers, shrubs, trees, or other decorative material of natural origin.
LEED™ Rating System. The most recent version of the Leadership in Energy and Environmental Design (LEED™) Commercial Green Building Rating System, or other related LEED™ rating system, approved by the U.S. Green Building Council.
Legal Nonconforming Sign. A sign which was legally constructed in compliance with laws or standards in effect at the time of construction which does not conform with Chapter 8 (Specific to Signage Types).
Lined Building. A two-part building consisting of an exterior occupiable building specifically designed to mask the interior building, which consists of a parking structure, building with few windows, or a parking lot, from a frontage.
Liner Building. An occupiable structure specifically designed to mask a parking lot or a parking structure from a frontage.
Lintel. A horizontal architectural member spanning and usually carrying the load above an opening. 221
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Listed Resource. See "Historic Resource."
Live/Work. An integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-unit dwelling or multiple-unit dwelling, that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes:
1. Complete kitchen space and sanitary facilities; and
2. Working space reserved for and regularly used by one or more occupants of the unit.
Living Area. The interior habitable area of a dwelling unit, including basements and attics, but not including garages or any accessory structure.
Loading Dock(s). A platform where cargo from vehicles can be loaded or unloaded.
Loading Spaces, Off-street. Permanently improved and maintained areas on the design site dedicated to loading and unloading of materials, equipment, and merchandise.
Lot. See "Design Site."
Low-Water-Use or Extra Drought-Tolerant Plant. A plant that can survive without irrigation throughout the year once established, although supplemental water may be desirable during drought periods for improved appearance and disease resistance.
M. Definitions
Main Body. The primary massing of a primary building. See Subsection 10.030.3.A.(1) for measurement method.
Main Facade. The front facade of a building.
Main Street Building. See Section 5.150 (Main Street Building).
Major. Having a greater size, scope, effect, characteristic, or quality relative to the other corresponding sizes, scopes, effects, characteristics, or qualities; or being the greater of two or more.
Maker Shopfront. See Section 6.090 (Maker Shopfront).
Massing. The overall shape or arrangement of the bulk or volume of a building and structures.
Master Sign Program. A program which establishes sign development standards and specifies an integrated sign design concept for commercial and industrial complexes.
Median. A planted or paved area which separates two roadways or divides a portion of a road into two or more lanes.
Minor. Having a lesser size, scope, effect, characteristic, or quality relative to the average size, scope, effect, characteristic, or qualities; or being the lesser of two or more.
Mixed-Use. Multiple functions within the same building or the same general area through superimposition or within the same area through adjacency.
Mobile Home. A vehicle, other than a motor vehicle, designed and equipped to contain one or more dwelling units to be used without a permanent foundation, and which is in excess of 8 feet in width and in excess of 40 feet in length.
Moderate Water-Use or Semi-Drought-Tolerant Plant. A plant that can survive throughout the year with occasional irrigation.
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Monument Sign. A sign whose supporting structure is 100 percent of the sign face, length, and width, and whose supporting structure does not exceed the approved sign face area.
Multiplex Small. See Section 5.070 (Multiplex Small).
Multiplex Medium. See Section 5.120 (Multiplex Medium).
Multi-Unit Building. A residential, non-residential, or mixed-use building in which there exists three or more separate units with direct exterior access and in which there are appurtenant shared facilities.
Distinguishing characteristics of a multi-tenant building or use may, but need not, include common ownership of the real property upon which the building or use is located, common wall construction, and multiple occupant use of a single structure.
N. Definitions
Neighborhood Center. A walkable environment that provides a mix of civic, institutional, and/or commercial uses.
New Construction. Structures for which the "start of construction" commenced on or after the effective date of this ODS.
Nonconforming Design Site. A design site that was legally created before the effective date of this ODS and does not comply with the minimum area, depth, width, or other applicable standards of the zone it is located.
Nonconforming Site Improvement. A site improvement (e.g., fences, landscaping, parking, walls, etc.) that conformed to the standards of the previous zoning that lawfully existed before the effective date of this ODS and does not conform to the present standards of the zone in which it is located.
Nonconforming Structure or Building. A structure or building that lawfully existed before the effective date of this ODS and does not conform to the present standards of the zone in which it is located.
Nonconforming Use. A use of a building, structure, or site, or portion thereof, or a building, structure or facility itself, which was lawfully established and maintained but, because of the application of this ODS to it, does not conform to the present standards of the zone in which it is located.
Noncommercial Signage. Any message which is determined not to be commercial (i.e., campaign signs or nonprofit signs).
Non-Street Frontage. Building facades that do not face a street or open space 223
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O. Definitions
Off-Street Parking. The area(s) located on a design site available for temporary storage of passenger vehicles, including a public or private parking lot where parking is the principal use of the property.
Open Space. An outdoor area dedicated for public gathering and civic activities. See Section 9.030 (General to Open Space).
Open Space Easement. See “Scenic Easement or Open Space Easement." Open Structure. An accessory structure having a roof constructed of lattice or other roof material which allows light and air to pass through a minimum of 50 percent of the roof surface. Additionally, the sides of an open structure consist only of support posts and decorative or functional elements including, but not limited to, braces and railings such that light and air can pass through a minimum of 75 percent of each side. Open structures include but are not limited to trellises, trellis-like patio covers, and other shade structures. Play structures do not qualify as open structures, but are regulated as minor or major accessory structures.
Open Sub-Districts. See Section 2.030 (Sub-Districts).
Oriel Window (syn. Upper Story Bay Window). A window that projects from the building facade or elevation, located on upper floors and may extend for multiple stories.
Outdoor Advertising Structure, Billboard, or Signboard. Any structure or portion thereof, situated on private premises, on which lettered, figured, or pictorial matter is displayed for advertising purposes or products not appurtenant to the use of the premises. This definition shall not include any sign used to display any official notices or bulletin boards wherein such bulletin boards are used to display announcement of meetings to be held on premises wherein such bulletin boards are located, nor shall it be held to include real estate signs advertising for sale or rent the property upon which it stands, name plates, or signs appurtenant to any use.
Outdoor Sales Display. An area where customers are encouraged to examine and/or experience merchandise in their typical configuration and/or manner of use.
Outdoor Storage Building. A building used primarily for storage of goods and materials, and uninhabitable.
Overhead Doors. Doors constructed in horizontally hinged sections that are equipped with hardware that rolls the sections into an overhead position, clear of the opening.
P. Definitions
Painted Wall Sign. See Section 8.080 (Painted Wall Sign).
Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Parcel (syn. Lot). A portion of land separate from others and delineated or described as a single integral unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410 et seq.).
Parcel Line Adjustment. A shift or rotation of an existing parcel line between four or fewer existing, adjoining parcels, where the land taken from one parcel is added to an adjoining parcel and where a greater number of parcels than originally existed are not created, as provided in SMC Section 16.08.130 (Lot Line Adjustment).
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Parcel Map. A map prepared for the purpose of dividing a legal parcel into four or fewer parcels and prepared in compliance with the provisions of this Article 2 and the Subdivision Map Act (§66410 et seq.) and in a manner to be recorded in the office of the County Recorder.
Parcel, Nonconforming. A legally created parcel which does not conform with current standards for area, width, frontage or other such standards for the zone in which the parcel is located because of annexation or amendments to the title.
Parking Driveway Width. The horizontal measurement of an access driveway to a parking area, measured perpendicular to the direction of travel.
Parkway. That portion of a public right-of-way located between the outermost curb-lane driving lane and the farthest edge of the right-of-way.
Passageway. A pathway unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit.
Passive Recreation. See “Recreation, Passive.”
Path of Travel. A continuous, unobstructed way of pedestrian passage.
Patio Cover. A one story, roofed structure, not more than 12 feet in height above adjacent finished grade, used only for recreational and/or outdoor living purposes, that may be attached or detached as an accessory structure to the primary building.
Pedestrian. All people who move along sidewalks at a walking or running pace, including those in wheelchairs, mobility scooters, and strollers.
Pedestrian Shed. An area centered on a destination including, but not limited to, a civic space, civic building, or main street. Its size is limited by an average distance that may be traversed at an easy walking pace in a given amount of time from its center to its edge, about 1,500 feet. Pedestrian sheds are used for planning Walkable Urban areas.
Pedestrian Orientation. A physical structure or place with design qualities and elements that contribute to an active, inviting, and pleasant place for pedestrians that typically includes most of the following elements:
1. Building facades that are highly articulated at the street level, with interesting uses of material, color, and architectural detailing, located directly behind the sidewalk;
2. Visibility into buildings at the street level;
3. A continuous sidewalk, with a minimum of intrusions into pedestrian right-of-way;
4. Continuity of building facades along the street with few interruptions in the progression of buildings and stores;
5. Signs oriented and scaled to the pedestrian rather than the motorist; and/or
6. Pedestrian orientation may also include: design amenities related to the street level including, but not limited to, awnings, paseos, and arcades; landscaping and street furniture.
Pedestrian-Oriented Businesses. General commercial businesses that allow customers to park once and complete multiple transactions and visits on foot in a context that encourages people to walk instead of drive.
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Pedestrian-Oriented Use. A land use that is intended to encourage walk-in customers and that generally does not limit the number of customers by requiring appointments or otherwise excluding the general public. A pedestrian oriented use provides spontaneous draw from sidewalk and street due to visual interest, high customer turnover, and/or social interaction.
Pediment. A triangular space that forms the gable of a low-pitched roof and that is usually filled with relief sculpture in classical architecture.
Pennant. Any lightweight flexible plastic, fabric, or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, in a series of three or more, designed to move in the wind.
Permanent Sign. A sign for which a Sign Permit is required and may be issued with no time limit.
Planning Commission. The City's Planning Commission, referred to in this ODS as the Planning Commission.
Planning Director. See “Director."
Plot Plan. A plan for an individual residential design site within an approved subdivision. At a minimum, the plot plan shows the design site property lines with metes and bounds; street address; driveways; grading; proposed locations for structures; public and private improvements (e.g., utility service laterals); retaining walls; trees; and measurements to locate these improvements within the design site.
Podium. A continuous projecting base or pedestal under a building often occupied by parking.
Podium Top. A flat, elevated and open area above a podium that can be used as common area.
Pole Sign. A sign wholly supported by a sign structure consisting of poles or posts in the ground.
Porch. A covered shelter projecting in front of the entrance of a building.
1. Porch, Engaged. See Section 6.050 (Porch Engaged).
2. Porch, Projecting. See Section 6.040 (Porch Projecting).
Portable Sign. A temporary sign which is not fastened to its supporting surface including, but not limited to, an A-frame or sandwich board.
Pre-Development Grade. The grade of a design site prior to any site improvements related to the proposed development.
Premises. An area of land with its appurtenances and buildings which because of its unity of use may be regarded as the smallest conveyable unit.
Primary Building. See "Building, Primary."
Primary Living Space. A space within the primary building that is designed as a living room, dining room, or bedroom.
Private Open Space. The area required for each unit in some building types, provided as outdoor yard areas, patios, decks, and balconies, but excluding stairs, entrance decks, and/or landings. Does not include required setbacks.
Private Street. Any street not a public street.
Projecting Sign. See Section 8.050 (Projecting Sign).
Public Assembly. A gathering of members of the public. See "Community Assembly." 226
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Public Property. Any property publicly owned outside of the designated public right-of-way.
Public Safety Building. Buildings for public utility uses including substations, fire stations, police stations, hospitals, and similar uses.
Public Street. A street for which the right-of-way is owned by or offered for dedication to the public and accepted by the City.
Public Use. A use undertaken by a political subdivision.
Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Rake. The sloped end portion of a roof. Rakes may be close to, or extend from the building to allow for an overhang. Roof rakes can be exposed or closed.
Readerboard. A nonelectrical sign announcing events taking place on-site, the message of which is periodically changed, not including time-temperature devices.
Rear. Opposite of front.
Rear-Loaded (syn. Rear Access). Vehicular access from the rear of the design site.
Recessed Entry. An entrance to a building that is set back from the facade of the building.
Reclassification of Land. An amendment to this Article, which changes the classification of any property from one zone to another zone provided for in compliance with this Article.
Recreation, Active. Recreational pursuits usually performed with others and often requiring equipment which required physical alteration to the area in which they are performed. Such areas are intensively used, and include but are not limited to playgrounds; sport courts; baseball/softball and other field sports; and swimming pools.
Recreational Area. Areas of active play or recreation including, but not limited to, sports fields, school yards, picnic grounds, or other areas with intense foot traffic.
Recreation, Passive. Recreational pursuits involving existing natural resources which can be carried out with little alteration or disruption to the area in which they are performed. This includes, but is not limited to such activities as walking; hiking; bicycling; bird and animal watching; and picnicking.
Recreation, Commercial. Recreation facilities operated as a business and open to the general public for a fee.
Recreation, Private, Noncommercial. Recreation facilities operated by a nonprofit organization and open only to bona fide members of such nonprofit organization.
Relocation. The act or process of moving a structure or object from one property to another property or to a different location on the same property.
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Renovation
1. A structural change to the foundation, roof, floor, or exterior of load-bearing walls of a facility, or the extension of an existing facility to increase its floor area.
2. Alteration of an existing facility including, but not limited to, significantly changing its function, even if such renovation does not include any structural change to the facility.
3. Remodeling of the building interior or exterior.
Rental Shops - Consumer Goods. Consumer-oriented rental shops including party furnishings; household tools and appliances; consumer-scale garden equipment; auto-related equipment; etc.
Includes vending machine service. Does not include construction equipment rental.
Residential. Premises used primarily for human habitation.
Residential Development. Any development that consists entirely of dwellings.
Review Authority. The individual or official body (the Planning Department Director, Planning Commission, or Jurisdiction Council) identified by this ODS as having the responsibility and authority to review, and approve or deny the permit applications described in Section 1.050 (Procedures).
Right-of-Way (ROW). Land dedicated to transportation purposes and/or use by the general public.
Rowhouse. See Section 5.080 (Neighborhood Townhouse) and Section 5.130 (Core Townhouse).
Runoff. Water which is not absorbed by the soil to which it is applied. Runoff usually occurs when water is applied at too great a precipitation rate, when water is applied to saturated soils, or when water is applied to a steep slope.
S. Definitions
Satellite Dish Antenna. Parabolic or spherical antenna whose purpose is to receive and/or transmit radio communication signals to and/or from satellites.
Scenic Easement or Open Space Easement. An easement granted to the public whereby the owner relinquishes or limits the right to construct improvements on the land.
Second Unit. See “Dwelling, Second Unit.”
Semi-Public Use. A use owned or operated by a non-profit organization, private institution, or foundation.
Semi-Public Utility Building. A building owned or operated by a non-profit organization, private institution, or foundation, and used to provide utility services to its members or those persons it serves.
Service Entries. Building access for service providers.
Service Facilities. On-site facilities that support grounds maintenance, landscaping, and minor repair service relative to a primary use.
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Setback. The distance by which a structure, parking area, or other development feature is separated from a design site line, other structure, or development feature
1. Setback, Front. An area extending across the full width of the design site between the front design site line and the primary structure.
2. Setback, Rear. An area extending the full width of the design site between a rear design site line and the primary structure.
3. Setback, Side. An area between a side design site line and the primary structure extending between the front and rear setback.
Setback, Building. The mandatory clear distance between a design site line and a building.
Setback, Parking. The mandatory clear distance between a design site line and parking.
Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day.
Shopfront. See Section 6.100 (Shopfront).
Shopfront Base. A very low wall , that does not include glass, between the display window(s) of a shopfront and the adjacent sidewalk.
Sidewalk. A paved area along a street intended exclusively for pedestrian use and often installed between a street and design site frontages.
Sidewalk Sign. See Section 8.100 (Sidewalk Sign).
Sign. A structure, device, figure, display, message placard, or other contrivance, or any part thereof, situated outdoors or indoors, which is designed, constructed, intended, or used to advertise, or to provide information in the nature of advertising, to direct or attract attention to an object, person, institution, business, product, service, event, or location by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination, or projected images. See Chapter 8 (Specific to Signage Types).
Sign Area. The total area of any portion of a structure to which any message is affixed.
Sign Copy. The allowed area of any words, letters, numbers, designs, figures or other symbolic presentation incorporated into a sign with the purpose of attracting attention to the subject matter.
Sign Face. The portion of a sign that is used for displaying sign copy, together with any frame, color, panel, ornamental molding, or condition which forms an integral part of the sign copy and which is used to differentiate such sign copy from any wall or background against which it may be placed. Those portions of the supports, uprights, or base of a sign that do not function as a sign shall not be considered as part of a sign face.
Single-Loaded, Building. A building containing dwellings and/or commercial units without common hallways for access to the dwellings and/or units.
Site identification sign. A sign, other than a readerboard, which serves to inform only of the name, address and lawful uses of the premises upon which the sign is located (and which may include a trademark or symbol of a business).
Site Plan. A base sheet that includes the basic information that will appear on all plans including, but not limited to, natural features, roads, buildings, or other structures to remain on-site. 229
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Special Architectural Elements. Church spires; belfried cupolas and domes; monuments; corner or entry towers on residential units; and other similar architectural elements.
Specific Plan. See California Government Code §65450-65457.
Stake Sign. A sign constructed of paper or plastic mounted on a wood or metal stick.
Stealth Design. The effect of integrating an element including, but not limited to, a cellular antenna into a building that results in the element not being visible from adjacent public sidewalks and open space.
Street, Front. Street located along the front design site line of a parcel.
Street, Side. Street located along a design site line of a parcel that is not along the front design site line.
Stoop. See Section 6.070 (Stoop).
Storefront. The majority portion of a shopfront frontage that consists of the display window and/or entrance and its components, including windows, doors, transoms, and sill pane.
Story. The portion of a building included between the surface of any floor and the surface of the next floor above it, or if there is no floor above, the space between the floor and the ceiling above. If the finished floor level directly above a basement or cellar is more than six feet above grade for more than 50 percent of the total perimeter, such basement or cellar shall be considered a story.
1. Story, First. The lowest story or the ground story of any building, the floor of which is not more than 12 inches below the average contact ground level at the exterior walls of the building.
2. Story, Half (syn. Attic Story). A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (e.g., 2.5). A half-story is considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story.
3. Story, Mezzanine. A story which covers one-third or less of the area of the story directly underneath it. A mezzanine story shall be deemed a full story when it covers more than one-third of the area of the story directly underneath said mezzanine story.
Street. A public or permanent private thoroughfare which affords a primary means of access to design site(s).
1. Street, Front. Street located along the front design site line.
2. Street, Side. Street located along a design site line that is not the front design site line Street Frontage. The lineal length of that portion of a design site abutting a street.
Street Frontage, Principal. The length of the property line of any one premise parallel to and along the public right-of-way which it borders and which is identified by an officially assigned street address.
Street Tree. A tree planted in open spaces, parkways, sidewalk areas, easements, streets, and rights-of-way. 230
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T. Definitions
Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other.
Terrace. See Section 6.110 (Terrace).
Temporary Sign. A sign intended to be displayed for a limited period of time only.
Thoroughfares. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to design sites and open spaces, and that incorporates vehicular lanes and public frontages.
Townhouse, Neighborhood and Core. See Section5.080 (Neighborhood Townhouse) and Section 5.130 (Core Townhouse).
Transit Station. A design site or structure used for the purpose of parking, loading, and unloading freight and passengers from train or bus transportation. May include parking facilities and other commercial amenities to service transit passengers.
Transit Stop. A location where buses stop to load and unload passengers. A transit stop may or may not include a shelter or a pullout.
Transom. Refers to a window; a window above a door or other window built on and commonly hinged to a transom
Tripartite. A method of visually organizing a facade of the building by dividing it up into three sections:
the base, middle, and top.
Turf. A surface layer of earth containing mowed grass with its roots. Annual bluegrass, Kentucky bluegrass, perennial ryegrass, red fescue, and tall fescue are cool-season grasses. Bermudagrass, kikuyugrass, seashore paspalum, St. Augustinegrass, zoysiagrass, and buffalo grass are warm-season grasses.
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U. Definitions
Understory. The smaller trees and shrubs below the canopy of large trees.
Unit. See "Dwelling Unit."
Upper Floor. A floor in a building containing habitable space that is located above the ground floor.
Usable Open Space. Common or private open space, excluding the following:
1. Required front setbacks;
2. Areas devoted to parking, driveways, and maneuvering areas;
3. Open space at grade less than 10 feet in its minimum dimension; and
4. Patios, balconies, or decks less than five feet in their minimum dimension.
Use. The purpose for which land, premises, or structure thereon is designed, arranged, or intended, or for which it is or may be occupied or used.
Use, Accessory. A subordinate use of a building, structure, or design site that is customarily incidental to a principal use located on the same parcel.
Use, Principal. The main or primary use or uses conducted on a design site or located within a building or within a portion of a building which is separated structurally from other uses within the same building, not to include an accessory use as defined herein or a subordinate department of a main or primary use.
Use, Temporary. The use of land or premises or a building thereon for a limited period of time which does not change the character of the site, premises, or uses therein.
V. Definitions
Visitability. A basic level of accessibility that enables persons with disabilities to visit others in their dwellings by providing at least one accessible means of egress/ingress for each residential unit. 232
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W. Definitions
Walkable Neighborhood Center. A Walkable Urban environment that provides a concentrated mix of civic, institutional, and/or commercial uses.
Walkable Neighborhood Plan (WNP). A development plan for creating Walkable Urban environments with a mix of housing, civic, retail, and service choices within a compact, walkable, and transit-ready environment. See Section 9.020 (Walkable Neighborhood Plan).
Walkable/Walkability. The condition when an area is highly interconnected to other areas and appeals to pedestrians for recreational walking or for walking to work, transit, errands, shopping, or restaurants.
Walkway. A paved way located on one or more design sites, used for pedestrian traffic, and used exclusively by the design site owner(s), their guests, and invitees.
Wall Plane. A vertical surface defined by the facades of buildings.
Wall Sign. See Section 8.070 (Wall Sign).
Wall Mural Sign. See "Painted Wall Sign."
Water Table, Architectural Feature. A horizontal projecting string-course of masonry, molding, or a ledge placed so as to divert rainwater from a building.
Width-to-Height Ratio. The ratio of the horizontal size of a space measured perpendicularly to the vertical height of a building. See Subsection 10.030.3.A.(5) for measurement method.
Window Sign. See Section 8.090 (Window Sign).
Wing. A structure of at least five feet in depth physically attached to, and secondary to, the main body of a primary building. See Subsection 10.030.3.A.(2) for measurement method.
X. Definitions
No specialized terms beginning with the letter Y are defined at this time.
Y. Definitions
Yard. See "Setback."
Yard/Porch Sign. See Section 8.040 (Yard/Porch Sign).
Z. Definitions
Zero Design Site Line. A building or structure that is placed on the property line.
Zone Map. The zoning map(s) of the City of Sebastopol, California, together with all amendments.
Zoning Administrator. The duly designated and appointed zoning administrator of the City.
Zoning Code. The Zoning Code of the City of Sebastopol specified in Title 17. 233
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10.030 Measurement Methods
1. Sloped and Steeply Sloped Design Sites
A. Applicability. The standards of Section 4.050 (Slope Standards) apply to sloped and steeply sloped design sites. Slope is measured by taking the vertical distance, or "rise", over the horizontal distance, or "run." The resulting fraction, or percentage, is the "slope" of the land. Sloped and steeply sloped design sites are those areas of land that exhibit the slopes of at least six percent.
B. Methodology. The following methodology shall be used to identify steep slopes protected in compliance with this Chapter. An example of the methodology is shown in Figure 1 (Example for Defining Sloped and Steeply Sloped Design Sites).
(1) Steep Slope Determination. To qualify as a steep slope, the slope shall be at least six percent with a 10-foot vertical drop over a 100-foot horizontal distance parallel to at least one common contour line. The horizontal measurement shall cross property lines to establish if a steep slope may exist on a design site (i.e., the 100-foot minimum width calculation shall cross a property line if necessary to achieve this minimum width).
Figure 10.030.1: Example for Defining Sloped and Steeply Sloped Design Sites 400
390
380
370
410
Key
Vertical Distance
Horizontal Distance
Design Site Line
Topography Line
Topography Analysis
(2) Area Calculation. Steep slope areas are calculated based on the square feet of qualifying steep slope on the design site as determined in Subsection (1) above. There is no minimum square footage for each slope area.
(a) First, calculate the square footage of slopes 30 percent and greater. Determine the square footage of each area as well as the sum of these areas for the total site. (b) Second, calculate the square footage of slopes between 29 and 25 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (c) Third, calculate the square footage of slopes between 24 and 20 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (d) Fourth, calculate the square footage of slopes between 15 percent and 19 percent.
Determine the square footage of each area as well as the sum of these areas for the total site.
(e) Fifth, calculate the square footage of slopes between 10 and 14 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (f) Last, calculate the square footage of slopes between 6 and 9 percent. Determine the square footage of each area as well as the sum of these areas for the total site. 234
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(3) Steep Slope Resource Area. Based on the area calculations in Subsection (2), above, Table
4.050.A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the percentage of sloped area that is developable. Figures 2 and 3 illustrate examples of the calculated slopes and the corresponding percentage allowed for development.
Figure 10.030.2: Example for a Sloped Development Site (<1 acre) Front Street
Key Existing Slope Developable Area1
0-5.99% NA
6-9.99% NA
10-14.99% 100% max.
15-19.99% 90% max.
>20% 0% max.
Design Site Line
Slope Designations
Figure 10.030.3: Example for a Sloped Development Site (>1 acre) Front Street
Key Existing Slope Developable Area1
0-5.99% 100% max.
6-9.99% 70% max.
10-14.99% 25% max.
15-19.99% 5% max.
>20% 0% max.
Design Site Line
Slope Designation
1 In compliance with the setbacks of the district, required on-site open space, this Section, and the maximum building footprint standards in Chapter 5 (Specific to Building Types). (4) Sloping Design Site Height. Design sites with slopes of at least six percent shall measure the maximum height of structures as set forth in the district and measured vertically from ground level at the front setback line, or if no setback is required, at the center of the design site.
C. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope.
(1) Design Sites with Even Slope. Average slope for design sites with relatively even slope across the site and small design sites is determined by using the following formula:
(a) S = ((T - B) ÷ run) × 100
(b) S = average slope
(c) T = elevation at top of slope
(d) B = elevation at bottom of slope
(e) Run = horizontal distance between the top and bottom elevations 235
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(2) Design Sites with Uneven Slope. Average slope of design sites with an uneven slope across the site before grading is determined by using the following formula:
(a) S = (1.0029 × I × L) ÷ A
(b) S = average slope
(c) I = contour interval in feet
(d) L = summation of length of the contour lines in scale feet (e) A = area of the design site in acres
2. Facade Zone Defined by Primary Building/Frontage
A. Applicability. The facade zone standards apply to new primary buildings and their additions along the front and secondary front yard of a design site.
B. Methodology. The required amount is expressed in the district standards as a percentage. The percentage is calculated as follows through an example for the front facade zone. The same approach is to be applied to the secondary front yard, using the minimum front and rear building setbacks.
(1) Identify the width of design site (e.g., 50 feet) and apply required side building setbacks (e.g., 5 feet and 5 feet).
(2) Subtract the horizontal length between each side setback and the adjacent side design site line from the total width of the design site. The result is the net buildable width of the design site (e.g., 40 feet).
(3) Multiply the required minimum percentage in the district standards (e.g., 50 percent) by the net buildable width of the design site (e.g., 50 feet).
(4) The result is the minimum length, in feet, of building facade and frontage type(s) that is required in or abutting the facade zone (e.g., 20 feet).
(5) See Figure 5 (Applying the Required Amount to the Facade Zone) for examples that are consistent with the intent of this standard.
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Figure 10.030.4: Determining the Required Amount Subject to the Facade Zone Example Calculation
50' Design Site Width
- 5' Side Setback
- 5' Side Setback
= 40' Net Buildable Width
40' Net Buildable Width
x Zone Standard (e.g., 50%)
= 20' Required In or Abutting the Facade Zone
Key
Width of Design Site
Depth of Design Site
Setback to be Subtracted from Design Site Width
Setback to be Subtracted from Design Site Depth Secondary Front Yard Front Street
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Figure 10.030.5: Applying the Required Amount to the Facade Zone A. Abutting Facade Only B. Within Facade Zone Only
C. Abutting and Within Facade Zone D. For Districts with 0' minimum Setbacks Key
Front Street Secondary Front Yard
Facade Zone 50% min.1 50% min.1
Buildable Area
for Building and
Frontage Type(s)
1 This is an example. See Subsection 5 of the district for the standard. 238
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3. Measuring Building Types
A. Methodology. Measurement of width and depth.
(1) Main Body. The width and depth of the main body shall be measured as follows:
(a) The width shall be parallel to the front.
(b) The depth shall be perpendicular to the front.
Figure 10.030.6:
Main Body
Key
Width
Depth
BUILDING TYPE: DUPLEX, STACKED
Secondary Front Yard
Front Street
(2) Wings and Ancillary Structures. The width and depth of wings and ancillary structures, shall be measured as follows:
(a) The width shall be the greater of the two dimensions of the footprint. (b) The depth shall be the lesser of the two dimensions of the footprint.
STACKED
Secondary Front Yard
Front Street
Figure 10.030.7:
Wings and Ancillary Structures
Key
Width
Depth
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(3) Open Space(s). The width and depth of open spaces shall be measured as follows:
(a) The width shall be parallel to the front
(b) The depth shall be perpendicular to the front.
X, STACKED
Secondary Front Yard
Front Street
Figure 10.030.8:
Open Space(s)
Key
Width
Depth
(4) Courtyard(s). The width and depth of courtyards shall be measured as follows:
(a) The width shall be parallel to the front; unless the courtyard is a secondary courtyard accessed directly from a secondary front yard.
(b) If a secondary courtyard is accessed directly from the secondary front yard, the width shall be parallel to the secondary front yard.
(c) The depth shall be perpendicular to the width.
Figure 10.030.9:
Courtyard(s)
Key
Width
Depth
Front Street
URTYARD APARTMENT, LARGE
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(5) Width-to-Height Ratio. Measurement of width-to-height ratio and depth-to-height ratio of forecourts.
(a) The width and depth of forecourts shall be measured per Figure 10 (Width-to-Height Ratio). (b) The height of forecourts shall be a measurement of the vertical plane of the building that defines the forecourt.
Figure 10.030.10:
Width-to-Height Ratio
Key
Width
Height
h < 2w
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(6) Highest Eave/Top of Parapet.
(a) Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Figures 11 and 13. (b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building. See Figure 11.
(c) Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building. See Figure 13.
(d) Highest Eave Measurement. The measurement is to bottom of the eave assembly. (e) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters to a finished horizontal surface. 242
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Parapet
Figure 10.030.14: Section Detail of Highest Eave for Pitched Roof Figure 10.030.11: Top of Parapet and Flat Roof Figure 10.030.12: Section Detail of Top of Parapet and Flat Roof Figure 10.030.13: Highest Eave for Pitched Roof
See Figure 14
(Section Detail)
See Figure 12
(Section Detail)
Key
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
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4. Measuring Bays.
A. Applicability. All buildings, with or without wings must have defined bays as specified in Subsection
7.050.5 (Bay Composition).
B. Bay Measurement.
(1) Boundaries of each bay shall extend vertically from the lower boundary of the main body or wing to the upper boundary of the same division and shall not intersect any opening. (2) Boundary is considered to lie at the midpoint between successive openings unless marked by an expression of vertical structure on the facade. Bay width shall be measured horizontally from one boundary to the next.
C. Building Types and Bays. For the massing types identified in Section 5.160 (Massing Compositions), bays shall be distributed according to the following methodology. An example of the methodology is shown in Figure 15 (Example of Massing Type and Bays).
(1) Select main body massing type from Subsection 3 (Building Size and Massing) of the selected building type (e.g., Sloped Roof L ). See Figure 10.030.15.A (Select Main Body Massing Composition).
(2) For each volume/facade of the main body massing, identify and apply a number of bays within the allowed range. See Figure 10.030.15.B (Identify the Required Number or Range of Bays). (3) If no required range of bays is specified by the massing type, any number of bays may be selected in compliance with Subsection 7.050.5 (Bay Composition). (4) See Figure 10.030.15.C (Examples of Bay Compostions in Compliance with Required Massing Proportions) for examples that are consistent with the intent of this standard.
Figure 10.030.15: Example of Massing Type and Bays
A. Select Main Body Massing Composition
Sloped Roof L Sloped Roof T Sloped Roof Forecourt
Key
Main Body width Maximum dimension is regulated by Subsection 3 of the building type.
Projecting Volume(s) Minimum and maximum number of bays are regulated by the massing type.
Recessed Facade(s) Minimum and maximum number of bays are regulated by the massing type. 244
Definitions
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023
10.030
Agenda Item Number 10 Agenda Item Number 10
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B. Identify the Allowed Range of Bays by Volume/Facade for Selected Massing Type Sloped Roof L Sloped Roof T Sloped Roof Forecourt
C. Examples of Bay Compositions in Compliance with Required Massing Proportions 5-Bay Composition (2 + 3) 3-Bay Composition (1 + 1 + 1) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 2) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 1 + 1) Key
Ground Floor
1-5 Bays 1-7 Bays 1-7 Bays 1-5 Bays 1-7 Bays 1-5 Bays 1-9 Bays 1-5 Bays 245
Definitions
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10
10.030
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023
246
Definitions
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023 This page intentionally left blank
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023