Sebastopol City Council
December 5, 2023

CITY OF SEBASTOPOL

CITY COUNCIL

AGENDA ITEM
Meeting Date: December 5, 2023
To: Honorable Mayor and City Councilmembers
From: Kari Svanstrom, Planning Director
John Jay, Associate Planner
Subject: Objective Design Standards
Recommendation: Adopt the Resolution Adopting the Objective Design Standards for SB 35 Eligible Projects Funding: Currently Budgeted:  Yes ☐ No ☐ Not Applicable Account Code: 247-2102-4210 (SB2 Grant funded project)
Costs authorized in City Approved Budget:  Yes (Finance Initialed __AK___) ☐ No (Finance Exempt) INTRODUCTION/PURPOSE:

The item is to request Council hear a presentation on the final draft Objective Design Standards (ODS) and consider adoption of a Resolution to Adopt the Objective Design Standards for Housing Accountability Act and Senate Bill 35 Eligible Projects.

BACKGROUND:

The City has adopted discretionary Design Guidelines which regulate certain development in accordance with the City’s Municipal Code, which were last updated in 2010, which is administered by the Planning Department and Design Review Board.

However, the State of California has adopted legislation in recent years that impact the ability of a local jurisdiction to implement their adopted discretionary Design Guidelines and requirements for certain residential projects, including certain multi-family residential development (vis SB35) and, most recently, SB9 for single family residential zones related to additional units on single family parcels through either lot subdivisions (“lot splits”) and developing homes on a newly subdivided lot or through the conversion of existing single-family homes into multiple units. These legislations do allow a local jurisdiction to adopt Objective Design Standards for such projects, which are otherwise required to be reviewed ministerially (staff level review).

The City Council created a Design Guideline Subcommittee in 2019 to develop Objective Design Standards in response to these state laws. The committee includes: Planning Commission Vice Chair Paul Fritz, Design Review Board (DRB)members Lars Langberg and Christine Level, and, until his retirement from Council, Patrick Slayter (the Council decided to have this committee continue without Council representation). This committee has already developed Standard Conditions of Approval, which can be utilized for both standard city projects, and streamlined (SB35) projects and has been applying these since they were approved by Council in April 2022.

Staff applied for, and received, a State grant to develop Objective Design Standards for SB35 (and certain Housing Accountability, or HAA) projects, and issued a Request for Proposals (RFP) for a consultant to assist the City in Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

early 2022. Opticos Design was selected as the consultant to assist with both the ODS and SB9 standards (the SB9 standards are part of the General Plan update and will come to Council at a later date for review).

Staff began working with Opticos on this project in September 2022. The ODS/SB9 project kicked off with the Design Guideline Subcommittee in November 2022 and the Subcommittee met several times throughout 2023 to develop the draft Objective Design Guidelines. The ODS review draft was released in July 2023 for public review.

The Planning Commission reviewed the ODS at their August 15, 2023 meeting, and adopted a Resolution recommending the ODS to Council. The Design Review Board (DRB) began their review of the draft ODS on July 25, 2023, and continued their review at meetings on September 5, 2023 and October 17, 2023.

DISCUSSION:

Adoption Process
The Planning Commission’s recommendation of the ODS to the Council was unanimous, while the DRB had three ‘yes’ votes (Chair Langberg, Vice Chair Hanley, Boardmembers Bush and alternate Balfe), one abstention (Boardmember Deedler), and one ‘no’ vote (Boardmember Level). The DRB discussed the ODS in detail, and had several recommendations for the Council to consider.

The first of these is that the ODS only be applied to those projects under State Law that restricts discretionary Design Review, and maintain the discretionary design review process with the DRB. In the DRB’s review and discussion of the final draft guidelines, they noted that the ODS should be used strictly for SB35 required projects, as there are limitations in design flexibility and ingenuity inherent in the guidelines given the prescriptive nature required for Objective Design Guidelines where the City and decision-makers have no discretion. Therefore, these should not be applied to discretionary design review project types.

Once adopted, the Objective Design Standards (ODS) can be utilized for SB35 applications which are exempt from the normal ‘discretionary’ design review process. Of note, the City is not currently subject to SB35, as the City met the State requirements to be exempt for the next four years based on meeting our RHNA (Regional Housing Needs Allocation, often called housing targets) for housing in the last eight year housing cycled (2015-2023) and compliance with state reporting requirements. However, these ODS could also be used if other State legislation is passed that, similar to SB35, related to the Housing Accountability Act (HAA) which prohibits a discretionary review process but allows for Objective Design Standards to be applied to projects.

It is anticipated that these will also provide more certainty for both developers and the community in terms of the intent of the existing discretionary design guidelines. However, it is important to note that this will not replace the existing Design Guidelines, which would still be administered by the Design Review Board (DRB).

Of note, Design Review Boardmember Level felt the City should take more time to develop the standards and provide additional review time. While the City could revise the ODS at any time to update standards; there is a deadline for the grant reimbursement to adopt the original document by December 31, 2023. Therefore, the DRB recommended adopting the Objective Design Guidelines, with the understanding that the images within the document might be changed in the final document to provide a greater variety of styles to represent the range of possibilities. Staff notes that the images that are ‘illustrative examples’ do not need to be adopted, generally are not part of the adoption process, and that Council could authorize does not apply to images for illustrations which maybe modified
Objective Design Standards (ODS)
The Objective Design Standards provide a variety of design standards based, overall, on the city’s design guidelines and values. The consultant will give an overview of the ODS and be available to answer questions at the Council meeting.

Agenda Item Number 10 Agenda Item Number 10
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December 5, 2023

The general overview of the document is as follows:

Chapter 1 – Introduction and definitions; administrative processing for SB35 applications (previously established by the City based on state law); and provisions for adjusting the standards for particular types of sites (sites with major trees at the frontage or rear yards; sloped sites, etc.) Chapter 2 and 3– These chapter establish “Design Overlay” areas, which includes: Downtown core, the Office Commercial between downtown and Palm Avenue; the General Commercial and Office Commercial ones along Healdsburg Avenue, combined with the R-6 and R-7 higher density multi-family zones; and the R-5 transitional multi-family residential zone. (see Chapter 2 and 3 of ODS and the included Map). The ODS are applied to these districts, similar to the zoning standards are applied based on zoning, and are divided in accordance with both the existing physical context and the zoning allowed/envisioned for those zoning districts.

Chapter 4 - This chapter includes standards for site design that address parking location and arrangement (to avoid large parking lots visible from the street); limits on the amount of grading for a site and heights for retaining walls; landscaping and lighting standards, screening of utilities and equipment; and public frontage standards.

Chapter 5 - This chapter provides standards for specific building types allowed in each zone, which includes a variety of housing types for each district that corresponds to the physical character of the areas and the zoning designations. This includes areas where ‘house scale’ buildings (smaller structures generally 25-80 ft long footprint overall) are appropriate, such as smaller neighborhoods, and ‘block-scale buildings’ (buildings that individually are most of a block or, when arranged with other buildings, appear as a block, generally in the downtown area or other commercial areas), and provides design requirements to ensure appropriate building articulation and detail.

Chapter 6 – This chapter includes standards for the area between the street and sidewalk (called the ‘private frontage’ and often called the front yard or frontage), including standards for porches, terraces, awnings, and other amenities within this area.

Chapter 7 – The ODS standards for each of those building types related to building massing, architectural design, and building articulation, to ensure that new developments provide a transition and interface with the public realm (street and sidewalk) and transitions between new development and existing development.

Chapter 8 – This chapter includes signage standards (for mixed-use projects in commercial zones).

Chapter 9 – The ODS includes standards for large sites (larger than 3 acres, or with large public frontages), that requires these sites to be designed in a way that contributes to a walkable neighborhood plan, appropriate open space, and walkway and roadway/driveway design to ensure connectivity to the community. This is something the City does not currently have and which the DRB and Planning Commission both felt would be particularly useful for larger projects (see page 10 of pdf document as well).

GOALS:

This action supports the following City Council Goals:

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

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

7.2.2 Review, evaluate and update the Design Review Guidelines Agenda Item Number 10 Agenda Item Number 10
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December 5, 2023

Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects.

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

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

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

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

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

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

ENVIRONMENTAL REVIEW:

The proposed action is ☐ Not a project under CEQA ☐ Not exempt ☒ Exempt from the requirements of the California Environmental Quality Act (CEQA), under Section 15060(c)(2), because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, and pursuant to Section 15061(b)(3), under the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Additionally, this item implements the City’s General Plan and Zoning Ordinance policies related to community design for those projects which are now exempt from the City’s discretionary design review process.

PUBLIC COMMENT:

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

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

PUBLIC NOTICE:

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

FISCAL IMPACT:

The State Grant requires the City to complete (through adoption) the project by December 31, 2023 to receive reimbursement for the cost of the consultant ($95,095).

There is no fiscal impact associated with the adoption of the Objective Design Standards, although should the City become subject to SB35 in the future, the processing of any future SB35 applications would be facilitated by having these objective standards in place and save both applicant and staff time and costs.

RECOMMENDATION:

Staff recommends the Sebastopol City Council receive a presentation on the proposed Objective Design Standards and Adopt the Resolution Adopting the Objective Design Standards for Housing Accountability Act and SB 35 Eligible Projects.

Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Attachments:

Draft Resolution
Planning Commission Resolution
Design Review Board Resolution
Final Draft Objective Design Standards and Map

Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

1 RESOLUTION NUMBER: -2023

CITY OF SEBASTOPOL

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEBASTOPOL

ADOPTING OBJECTIVE DESIGN STANDARDS FOR HOUSING ACCOUNTABILITY ACT (HAA) AND SENATE BILL 35 (SB35) ELIGIBLE PROJECTS
WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA, codified at Public Resources Code § 21000 et seq.) and the State CEQA Guidelines (14 CCR, § 15000 et seq.), on November 15, 2016, the City Council certified and adopted an Environmental Impact Report (EIR) for the Sebastopol General Plan (the “Project”; State Clearinghouse No. 2016032001); and WHEREAS, the project is consistent with the General Plan, in that it conforms to the following actions:
• Goal CD 1: Preserve and Enhance Sebastopol’s Unique Character, Design, and Sense of Place as a Small, Compact Town
• Policy CD 1-1: Ensure that new development is constructed in a manner consistent with the City’s Design Guidelines, and any design guidelines for specific areas or types of development.
• Policy CD 1-2: Ensure that new residential and commercial development is sensitive to the surrounding architecture, topography, landscaping, character, scale, and ambiance of the surrounding neighborhood.
• Policy CD 1-3: Discourage repetitive designs in residential and commercial areas, while establishing a cohesive visual relationship between structures and their surroundings. • Policy CD 1-6: Maintain and enforce Zoning Ordinance provisions and design guidelines that prohibit auto-centric strip development.
• Policy CD 1-12: Require the design of new residential development to be consistent with the City’s design guidelines, to ensure that new development contributes to the small town character of Sebastopol. And,
WHEREAS, the project is consistent with the following City Council Goals:
• Goal 4.1 - Create a Safe, Healthy and Attractive Environment for Residents and Visitors • Goal 7 - Provide and Develop a Plan for the Future for the City of Sebastopol with the Implementation of the new General Plan
• 7.2.1 Incorporate the Small Town Character values into the City’s land use policies • 7.2.2 Review, evaluate and update the Design Review Guidelines • Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects.

Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

2 • 9.1.3 Engage with community on housing issues and suggested review of City policies to facilitate a positive jobs/housing balance. And,
WHEREAS, the City of Sebastopol City Council adopted discretionary Design Guidelines for the City in 2010; and,
WHEREAS, the State of California passed Senate Bill 35 (SB35) in 2017, which prohibits the use of discretionary Design Guidelines for SB35 eligible projects, but allows for Objective Design Standards and objective zoning standards to be used in review of such projects; and, WHEREAS, in 2019 the City Council of the City of Sebastopol created the Design Review Subcommittee which includes members from the Planning Commission, Design Review Board, and City Council to review and develop Objective Design Standards for the City; and, WHEREAS, in September 2022 the Planning Department began working with Opticos to develop the Objective Design Standards (ODS) and Senate Bill 9 (SB9) standards; and, WHEREAS, the Design Review Subcommittee met throughout 2022 and 2023 with Planning staff to develop the Objective Design Standards; and,
WHEREAS, on February 28, 2023 the Planning Department provided a staff report and presentation to the Planning Commission update on progress on the Objective Design Standards; and, WHEREAS, on May 23, 2023 the Planning Department provided a staff report and presentation to the Design Review Board to update on progress on the Objective Design Standards; and, WHEREAS, on August 15, 2023 the Planning Commission held duly-noticed public meetings at which they heard a staff presentation, reviewed a staff report, heard public testimony, and deliberated the Draft Objective Design Standards and adopted Resolution 2023-05 recommending the City Council adopt the Objective Design Standards; and,
WHEREAS, on July 25, 2023, September 5, 2023 and October 17, 2023, the Design Review Board held duly-noticed public meetings at which they heard a staff presentation, reviewed a staff report, heard public testimony, and deliberated the Draft Objective Design Standards; and, WHEREAS, the Design Review Board adopted a Resolution after its deliberations on October 17, 2023 recommending the City Council adopt the Objective Design Standards; and, WHEREAS, on December 5, 2023 the Sebastopol City Council held duly-noticed public meetings at which they heard a staff presentation, reviewed a staff report, heard public testimony, and deliberated the Draft Objective Design Standards.

NOW, THEREFORE, BE IT RESOLVED that the City of Sebastopol City Council hereby adopts a Resolution:
1) Finding the Objective Design Standards Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), under Section 15060(c)(2), because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, and pursuant to Section 15061(b)(3) because there is no possibility the activity in question may have a significant effect on the environment; and
2) Amending the discretionary Design Guidelines to be labeled as Article 1; and Agenda Item Number 10 Agenda Item Number 10
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3 3) Adopting Article 2: Objective Design Standards for Housing Accountability Act (HAA) and Senate Bill 35 (SB35) Eligible Projects for projects that are exempt from discretionary design review.

VOTE:

Ayes:

Noes:

Abstain:

Absent:

APPROVED: _______________________________________
Mayor
ATTEST: ______________________________________________________________________ Mary Gourley, Assistant City Manager/City Clerk, MMC
APPROVED AS TO FORM: __________________________________________________ Larry McLaughlin, City Attorney
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

RESOLUTION NO. 23-05

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEBASTOPOL

RECOMMENDING THE CITY COUNCIL ADOPT THE OBJECTIVE DESIGN STANDARDS WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA, codified at Public Resources Code § 21000 et seq.) and the State CEQA Guidelines (14 CCR, § 15000 et seq.), on November 15, 2016, the City Council certified and adopted an Environmental Impact Report (EIR) for the Sebastopol General Plan (the “Project”; State Clearinghouse No. 2016032001); and
WHEREAS, the project is consistent with the General Plan, in that it conforms to the following actions:
• Goal CD 1: Preserve and Enhance Sebastopol’s Unique Character, Design, and Sense of Place as a Small, Compact Town
• Policy CD 1-1: Ensure that new development is constructed in a manner consistent with the City’s Design Guidelines, and any design guidelines for specific areas or types of development.
• Policy CD 1-2: Ensure that new residential and commercial development is sensitive to the surrounding architecture, topography, landscaping, character, scale, and ambiance of the surrounding neighborhood.
• Policy CD 1-3: Discourage repetitive designs in residential and commercial areas, while establishing a cohesive visual relationship between structures and their surroundings.
• Policy CD 1-6: Maintain and enforce Zoning Ordinance provisions and design guidelines that prohibit auto-centric strip development. • Policy CD 1-12: Require the design of new residential development to be consistent with the City’s design guidelines, to ensure that new development contributes to the small town character of Sebastopol. And,
WHEREAS, the project is consistent with the following City Council Goals:
• Goal 4.1 - Create a Safe, Healthy and Attractive Environment for Residents and Visitors
• Goal 7 - Provide and Develop a Plan for the Future for the City of Sebastopol with the Implementation of the new General Plan
• 7.2.1 Incorporate the Small Town Character values into the City’s land use policies • 7.2.2 Review, evaluate and update the Design Review Guidelines Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

• Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects.
• 9.1.3 Engage with community on housing issues and suggested review of City policies to facilitate a positive jobs/housing balance. And, WHEREAS, in 2019 the City Council of the City of Sebastopol created the Design Review Subcommittee which includes members from the Planning Commission, Design Review Board, and City Council to review and develop Objective Design Standards for the City; and,
WHEREAS, in September 2022 the Planning Department began working with Opticos to develop the Objective Design Standards (ODS) and Senate Bill 9 (SB9) standards; and, WHEREAS, the Design Review Subcommittee met throughout 2022 and 2023 with Planning staff to develop the Objective Design Standards; and, WHEREAS, on February 28, 2023 the Planning Department provided a staff report and presentation to the Planning Commission update on progress on the Objective Design Standards; and,
WHEREAS, on May 23, 2023 the Planning Department provided a staff report and presentation to the Design Review Board to update on progress on the Objective Design Standards; and,
WHEREAS, on August 15, 2023 the Planning Department provided a staff report and presentation to the Planning Commission to update on progress of the Objective Design Standards; and,

NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY ADOPT THIS RESOLUTION finding that the Objective Design Standards are consistent with the City’s General Plan goals related to community design and recommending the City Council adopt the Objective Design Standards.

Approved on August 15, 2023 by the following vote:

AYES: Chair Fernandez, Vice Chair Fritz, Commissioners Burnes, Oetinger NOES: None
ABSTAIN: None
ABSENT: None
Certified: __________________________
Kari Svanstrom, Planning Director
1/2022
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

RESOLUTION NO. 23-01

RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF SEBASTOPOL

RECOMMENDING THE CITY COUNCIL ADOPT THE OBJECTIVE DESIGN STANDARDS FOR HOUSING ACCOUNTABILITY (HAA) ACT AND SB35 ELIGIBLE PROJECTS EXCLUSIVELY WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA, codified at Public Resources Code § 21000 et seq.) and the State CEQA Guidelines (14 CCR, § 15000 et seq.), on November 15, 2016, the City Council certified and adopted an Environmental Impact Report (EIR) for the Sebastopol General Plan (the “Project”; State Clearinghouse No. 2016032001); and
WHEREAS, the project is consistent with the General Plan, in that it conforms to the following actions:
• Goal CD 1: Preserve and Enhance Sebastopol’s Unique Character, Design, and Sense of Place as a Small, Compact Town.
• Policy CD 1-1: Ensure that new development is constructed in a manner consistent with the City’s Design Guidelines, and any design guidelines for specific areas or types of development.
• Policy CD 1-2: Ensure that new residential and commercial development is sensitive to the surrounding architecture, topography, landscaping, character, scale, and ambiance of the surrounding neighborhood.
• Policy CD 1-3: Discourage repetitive designs in residential and commercial areas, while establishing a cohesive visual relationship between structures and their surroundings.
• Policy CD 1-6: Maintain and enforce Zoning Ordinance provisions and design guidelines that prohibit auto-centric strip development. • Policy CD 1-12: Require the design of new residential development to be consistent with the City’s design guidelines, to ensure that new development contributes to the small town character of Sebastopol. And,
WHEREAS, the project is consistent with the following City Council Goals:
• Goal 4.1 - Create a Safe, Healthy and Attractive Environment for Residents and Visitors
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

• Goal 7 - Provide and Develop a Plan for the Future for the City of Sebastopol with the Implementation of the new General Plan
• 7.2.1 Incorporate the Small Town Character values into the City’s land use policies • 7.2.2 Review, evaluate and update the Design Review Guidelines • Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects.
• 9.1.3 Engage with community on housing issues and suggested review of City policies to facilitate a positive jobs/housing balance. And, WHEREAS, in 2019 the City Council of the City of Sebastopol created the Design Review Subcommittee which includes members from the Planning Commission, Design Review Board, and City Council to review and develop Objective Design Standards for the City; and,
WHEREAS, in September 2022 the Planning Department began working with Opticos to develop the Objective Design Standards (ODS) and Senate Bill 9 (SB9) standards; and, WHEREAS, the Design Review Subcommittee met throughout 2022 and 2023 with Planning staff to develop the Objective Design Standards; and, WHEREAS, on February 28, 2023 the Planning Department provided a staff report and presentation to the Planning Commission update on progress on the Objective Design Standards; and,
WHEREAS, on May 23, 2023 the Planning Department provided a staff report and presentation to the Design Review Board to update on progress on the Objective Design Standards; and,
WHEREAS, on July 25, 2023, September 5, 2023 and October 17, 2023, the Design Review Board held duly-noticed public meetings at which they heard a staff presentation, reviewed a staff report, heard public testimony, and deliberated the Draft Objective Design Standards; and,

NOW, THEREFORE, THE DESIGN REVIEW BOARD DOES HEREBY ADOPT THIS RESOLUTION finding that the Objective Design Standards are consistent with the City’s General Plan goals related to community design and recommending the City Council adopt the Objective Design Standards.

Approved on October 17, 2023 by the following vote:

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AYES: Chair Langberg, Vice Chair Hanley, Boardmember Bush NOES: Boardmember Level
ABSTAIN: Boardmember Deedler
ABSENT: None
Certified: __________________________
Kari Svanstrom, Planning Director

1/2022
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City Council Meeting Packet of
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Districts
R5-DDO.1
R6-DDO.2 and R7-DDO.2
CO-DDO.2-Open and CG-DDO.2-Open
CO-DDO.3
CD-DDO.4
Design District Overlay Map
Objective Design Standards
City of Sebastopol
0 500 Feet 1,000
Hwy 116
Healdsburg Ave
Bodega Ave
N Main St S Main St
Petaluma Ave Hwy 116
Sebastopol Ave
Article 2: Objective Design Standards for
HAA and SB35 Eligible Projects
Final Draft
Prepared for: City of Sebastopol
July 17, 2023
August 3, 2023
November 3, 2023
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Table of Contents
Chapter 1: Introduction 13

1.010 Purpose 13

1.020 Applicability 13

1.030 Relationship to the Sebastopol General Plan 17

1.040 Relationship to the Sebastopol Municipal Code 17

1.050 Procedures 18

1.060 Adjustments to Standards 31
Chapter 2: Establishment of Districts 37

2.010 Purpose 37

2.020 Districts Established 37

2.030 Sub-Districts 37

2.040 Design District Overlay Map 38
Chapter 3: Districts 39

3.010 Purpose 39

3.020 General Requirements 39

3.030 R5-DDO.1 47

3.040 R6-DDO.2 and R7-DDO.2 51

3.050 CO-DDO.3 55

3.060 CD-DDO.4 59

3.070 Adjacency Requirements 63
Chapter 4: General to Design Sites 65

4.010 Purpose 65

4.020 Screening 66

4.030 Landscaping and Lighting 70

4.040 Parking and Loading 72

4.050 Slope Standards 78

4.060 Public Frontage Standards 84
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Chapter 5: Specific to Building Types 87

5.010 Purpose 87

5.020 Building Types 87

5.030 Overview of Building Types 90

5.040 House 92

5.050 Duplex Side-by-Side 94

5.060 Cottage Court 96

5.070 Multiplex Small 98

5.080 Neighborhood Townhouse 100

5.090 Side Court 102

5.100 Neighborhood Courtyard 104

5.110 Pocket Neighborhood 107

5.120 Multiplex Medium 110

5.130 Core Townhouse 112

5.140 Core Courtyard 114

5.150 Main Street Building 116

5.160 Massing Compositions 118
Chapter 6: Specific to Private Frontage Types 125

6.010 Purpose 125

6.020 General Requirements for Private Frontage Types 125

6.030 Allowed Private Frontage Types 126

6.040 Porch Projecting 128

6.050 Porch Engaged 130

6.060 Dooryard 132

6.070 Stoop 134

6.080 Forecourt 136

6.090 Maker Shopfront 138

6.100 Shopfront 140

6.110 Terrace 142

6.120 Gallery 144
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Chapter 7: Specific to Architectural Design 147

7.010 Purpose 147

7.020 Applicability 147

7.030 Architectural Design Standards 147

7.040 Architectural Variety Standards 149

7.050 Building Volume and Facade Composition Standards 150

7.060 Bird Safety 153

7.070 Durability 153

7.080 Standards for Architectural Elements 155
Chapter 8: Specific to Signage Types 169

8.010 Purpose 169

8.020 Sign Types 170

8.030 Overview of Sign Types 170

8.040 Yard/Porch Sign 172

8.050 Projecting Sign 174

8.060 Awning/Canopy Sign 176

8.070 Wall Sign 178

8.080 Painted Wall Sign 180

8.090 Window Sign 182

8.100 Sidewalk Sign 184

8.110 Directory Sign 186
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Chapter 9: Specific to Large Sites 189

9.010 Purpose 189

9.020 Walkable Neighborhood Plan 190

9.030 General to Open Space 195

9.040 General to Thoroughfares 201
Chapter 10: Definitions 207

10.010 Purpose 207

10.020 Definitions 207

10.030 Measurement Methods 234
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Quick Code Guide for Developments Less Than Three Acres The following graphic is intended as a summary guide. Please refer to the procedures for applications eligible for streamlined review consistent with State Law [Section 1.050 (Procedures)] for all necessary information.

Identify your district, see
Chapter 3 (Districts)
a. Select your building type(s) Subsection 3 of the district b. Comply with building placement standards Subsection 5 of the district c. Comply with building form and height
standards
Subsection 4 of the district
d. Select from allowed uses See underlying zoning allowed uses in SMC Title 17 (Zoning)
e. Comply with parking standards Subsection 7 of the district f. Select your private frontage type Subsection 8 of the district Identify your building type
standards, see Chapter 5
(Specific to Building Types)
a. Select your detailed massing type Subsection 3 of the building type b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 Developments that propose multiple design sites shall apply this process for each design site.

Determine your Maximum Zoning Envelope1
1 Apply your private
frontage type(s), see
Chapter 6 (Specific to Private
Frontage Types)
Based on your selected private frontage type(s),
comply with the standards
Subsections 1-4 of the private
frontage type
2 Connect Ground Floor to Adjacent Streetscape
Identify your architectural
standards, see Chapter 7
(Specific to Architectural
Design)
Based on your selected detailed massing type,
comply with the standards
Sections 7.030 to 7.080
3 Design your Building
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Quick Code Guide for Developments Less Than Three Acres (Continued)
Identify your signage
standards, see Chapter 8
(Specific to Signage Types)
Select your signage type Subsections 1-4 of the signage type 4 Apply Signage (If Allowed)
If adjustments are
proposed, see Section 1.060
(Adjustments to Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 1.060 (Adjustments to
Standards)
Identify your approval
procedure, see Section

1.050 (Procedures)
Comply with the procedure standards Section 1.050 (Procedures) 5 Proceed to Approval Process
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Identify your district(s),
see Chapter 3 (Districts)
For each WNP:
a. Select your building type(s)
Subsection 3 of the district
b. Comply with building placement standards Subsection 5 of the district c. Comply with building form and height
standards
Subsection 4 of the district
d. Select from allowed uses See underlying zoning allowed uses in SMC Title 17 (Zoning)
e. Comply with parking standards Subsection 7 of the district f. Select your private frontage type for each
building type
Subsection 8 of the district
Identify your building type
standards, see Chapter 5
(Specific to Building Types)
a. Select your detailed massing type for each
building type
Subsections 3 and 7 of the building
type
b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 This process shall be applied to each design site.

Determine your Maximum Zoning Envelope1
2 Apply your private
frontage types to each
building type,
see Chapter 6 (Specific to
Private Frontage Types)
Based on your selected building types, comply
with the standards
Subsections 1-4 of the private
frontage type
3 Connect Ground Floor of each Building Type to Adjacent Streetscape Prepare Walkable
Neighborhood Plan (WNP)
Comply with the standards Section 9.020 (Walkable
Neighborhood Plan)
1 Design your Walkable Neighborhood Plan (WNP)
Quick Code Guide for Developments Over Three Acres
The following graphic is intended as a summary guide. Please refer to the procedures for applications eligible for streamlined review consistent with State Law [Section 1.050 (Procedures)] for all necessary information. x
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Identify your architectural
standards, see Chapter 7
(Specific to Architectural
Design)
Select your architectural style standards for
each building type
Sections 7.030 to 7.080
4 Design your Buildings
Identify your signage
standards, see Chapter 8
(Specific to Signage Types)
Select your signage types and apply to the
relevant building types
Subsections 1-4 of the signage type
5 Apply Signage (If Allowed)
If adjustments are
proposed, see Section 1.060
(Adjustments to Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 1.060 (Adjustments to
Standards)
Identify your approval
procedure, see Section

1.050 (Procedures)
Comply with the procedure standards Section 1.050 (Procedures) 6 Proceed to Approval Process
Quick Code Guide for Developments Over Three Acres
(Continued)
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1.010 Purpose
This Objective Design Standards (ODS) sets forth the standards for neighborhood design, building form, and uses within Design District Overlays. These standards reflect the community's vision for implementing the intent of the Sebastopol General Plan to facilitate housing production, and specifically infill housing production, through development that reinforces the highly valued character and scale of Sebastopol's walkable centers, neighborhoods, and corridors. This ODS also addresses the State of California's requirements for objective standards for qualifying multi-family and mixed-use projects as described in Government Code §65913.4.

1.020 Applicability

1. Rules for Construction of Language. The following general rules for construction of language apply to the text of this ODS:

A. Tenses and Numbers. Words used in the present tense include the future, words used in the singular include the plural, and the plural includes the singular, unless the context clearly indicates the contrary.

B. Applicable. The applicable standards of this ODS apply so as to not require stating the phrase "and all applicable standards" throughout this ODS.

C. Conjunctions. Unless the context clearly indicates otherwise, the following conjunctions shall be interpreted as follows:
(1) "And" indicates that all connected items or provisions apply; (2) "Or" indicates that the connected items or provisions may apply; and (3) "Either/or" indicates that the connected items or provisions apply singly but not in combination.

D. Abbreviations. The following terms are abbreviated:
(1) Property Line (PL);
(2) Maximum (Max.); Minimum (Min.); and
(3) Right-of-Way (ROW)
Chapter 1: Introduction
Sections:

1.010 Purpose

1.020 Applicability

1.030 Relationship to the Sebastopol General Plan

1.040 Relationship to the Sebastopol Municipal Code

1.050 Procedures

1.060 Adjustments to Standards
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E. Definitions. The definitions supporting this Article are in Section 10.020 (Definitions).

F. Measurement Methods. Certain terms used in this Article are further explained as to their measurement method (e.g., Building Height) in Section 10.030 (Measurement Methods).

2. In areas subject to this ODS, the standards in this ODS prevail unless stated otherwise.

3. This ODS applies to proposed development as identified in Table A (Applicability).

Table 1.020.A: Applicability
Development Type
Housing Accountability
Act (HAA) Applies1
Senate Bill 330
Applies1
Senate Bill 35
Applies2
Single-Unit House No No No
Transitional Housing Yes Yes
Supportive Housing Yes Yes See Multi-Family
Housing (2 or more
residential units) Emergency Shelter Yes Yes
Farmworker Housing Yes Yes
Multi-Family Housing (2 or more residential units)
Affordable Yes Yes Yes
Market Rate3 Yes Yes No
Mixed-Use Development (at least 2/3 of square footage designated for residential units) Affordable Yes Yes Yes
Market Rate3 Yes Yes No
Other Development
Non-Mixed-Use4 No No No
Non-Residential No No No
Additions and Modifications
Previously approved
under this Article
See this Article
Not approved under
this Article
See SMC Title 17 (Zoning)
1 See Government Code §65589.5 for additional eligibility criteria and specific protections by development type.
2 See Government Code §65913.4(a) for additional eligibility criteria (e.g., site standards, affordability provisions, and labor provisions).
3 "Market Rate" refers to projects that do not contain the minimum percentage of affordable housing units to be eligible for Senate Bill 35 streamlining. See Footnote 2. 4 Less than 2/3 of square footage designated for residential units.

4. As required by Table A (Applicability), the standards in this ODS apply to existing development as specified and to all proposed development within design district overlays ("districts") as identified below.

A. General
(1) From the allowed types in the district, and in compliance with the listed standards, the following shall be selected for each design site (see Subsection 3.020.8 for more information about design sites):
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(a) Only one building type per design site is allowed. Parcels with enough land area to meet the district standards for minimum design site width and depth may have multiple building types;
(b) The standards of this Article do not regulate density; however, all new or modified buildings shall be in compliance with the maximum allowed density by the Sebastopol General Plan; (c) At least one private frontage type; and
(d) At least one use type.
(2) Building types and private frontage types not listed in the district's standards are not allowed in that district.
(3) Uses.
(a) See underlying existing zoning for allowed uses.
(4) New buildings and their improvements are subject to Sebastopol's local standards for Fire Safety and Building Safety.
(5) Sebastopol's standards for Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) apply. See SMC Chapter 17.220 (Accessory Dwelling Units).

B. Site Standards. Chapter 4 (General to Design Sites)
(1) Screening. The standards of Section 4.020 (Screening) apply to the following:
(a) All new development; and
(b) Improvements to existing development that require Design Review. (2) Landscaping and Tree Standards. The standards of Section 4.030 (Landscaping and Lighting) apply to the following:
(a) New primary building(s); and/or
(b) Site improvements to existing development that require Design Review. (3) Parking and Loading. The standards of Section 4.040 (Parking and Loading) apply to the following:
(a) New development;
(b) Changes in land use; and/or
(c) Changes in intensity of buildings or structures made after the effective date of this ODS that cause an increase or decrease of 25 percent or greater in:
i. Gross floor area;
ii. Seating capacity;
iii. Units; and/or
iv. Parking spaces.
(4) Slope Standards. The standards of Section 4.050 (Slope Standards) apply to portions of design sites with grades of at least six percent.
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(5) Public Frontage Standards. The standards of Section 4.060 (Public Frontage Standards) apply to existing and proposed streets, in any of the following situations:
(a) New primary building(s);
(b) Addition(s) over 50 percent of the existing floor area of primary building; (c) Facade renovation(s) to primary building along front street or secondary front yard; and/or (d) New block(s).

C. Building Type Standards. The standards of Chapter 5 (Specific to Building Types) apply to the following:
(1) New buildings (except public safety buildings); and (2) Additions (except public safety buildings).

D. Private Frontage Type Standards. The standards of Chapter 6 (Specific to Private Frontage Types) apply to the following:
(1) New buildings;
(2) Building facade renovation facing a street or open space (except public safety buildings); (3) Private property improvement along front street or secondary front yard; and (4) Modification of pedestrian entrance(s) along front street or secondary front yard.

E. Sign Type Standards. The standards of Chapter 8 (Specific to Signage Types) apply to the following:
(1) All signs regardless of their nature or location and unless specifically exempted, which are intended to be viewed from a public right-of-way and from outdoors in areas of public and private property used for public pedestrian access; and (2) Where a conflict exists between Chapter 8 (Specific to Signage Types) and the sign standards established in SMC Chapter 17.120 (Sign Regulations), Chapter 8 (Specific to Signage Types) applies.

F. Architectural Design Standards. The standards of Chapter 7 (Specific to Architectural Design) apply to the following:
(1) New buildings; and
(2) Building facade renovations that propose a change to any of the following: wall finishes, window trim finishes, roof materials, size of opening(s), architectural detail(s). The standards of Chapter 7 (Specific to Architectural Design) shall only apply to those elements being changed (except public safety buildings).
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G. Walkable Community Design
(1) New Development. New development on a design site of at least three acres or at least 700 feet long or deep is required to be designed in compliance with Chapter 9 (Specific to Large Sites).
(2) Blocks and Streets
(a) Development sites larger than three acres or at least 700 feet long or deep shall be divided into new blocks in compliance with Subsection 9.020.3.A.(4) (Block Size). (b) New streets are required to form blocks in compliance with Table 9.020.A (Block Size Standards).
(c) When designing a new street or retrofitting an existing street, the standards in Section

9.040 (General to Thoroughfares) apply.
(3) Design Sites
(a) New buildings are required to be designed in compliance with the design site width and depth standards of the district.
(b) This ODS does not require the recordation of design site lines. The design site width and depth standards are for the purpose of consistently achieving pedestrian-oriented and scaled buildings.
(4) Open Space Standards. Development sites larger than three acres are required to create new open space(s) in compliance with the standards of Chapter 9 (Specific to Large Sites) and Section

9.030 (General to Open Space).

H. Nonconforming Situations. The standards of SMC Chapter 17.160 (Nonconforming Uses) apply to all nonconforming situations.

I. Procedures. Applications for development are to be processed in compliance with the procedures identified in Section 1.050 (Procedures). Requests for administrative relief are to be processed in compliance with the procedures in Section 1.050 (Procedures) and the required findings in Section

1.060 (Adjustments to Standards).

1.030 Relationship to the Sebastopol General Plan
This ODS implements the City's General Plan vision through a palette of design district overlays described in Chapter 2 (Establishment of Districts). This ODS is applied to walkable environments, existing or new.

Walkable is described as an environment that is pedestrian-oriented in nature, with a variety of housing choices, where bicycling and walking are viable daily options because services, retail, or restaurants are within 2,000 linear feet of most residences in the development.

1.040 Relationship to the Sebastopol Municipal Code
This ODS (Article 2) has been integrated within the Sebastopol Municipal Code (SMC). The requirements of this ODS prevail unless stated otherwise.
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1.050 Procedures
This Section is intended to establish procedures for applications eligible for streamlined review consistent with State law (i.e., Senate Bill 35) and for reviewing applications under the Housing Accountability Act. The City of Sebastopol is responding to State mandates and including application procedures in the ODS that are compliant with State law but reflect the unique conditions and procedures within the City. The intent of Senate Bill 35 and the Housing Accountability Act is to facilitate and expedite the construction of housing through the application of objective standards and, with Senate Bill 35, ministerial and streamlined approval procedures. These procedures shall be used in conjunction with the objective standards contained in this ODS as applicable.

1. Procedures for Applications Filed Under Senate Bill 35 A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65913.4 and replaces the City's procedures for reviewing discretionary applications. (2) This Section shall remain in effect for the same period as Senate Bill 35 provisions contained in Government Code §65913.4. Unless Senate Bill 35 provisions are extended by the State Legislature, this Section shall remain in effect only until January 1, 2036, and as of that date is repealed.
(3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under Senate Bill 35.
(4) The Department of Housing and Community Development is charged with developing guidelines for implementing Senate Bill 35. These procedures may change if required by changes in those guidelines or in Government Code §65913.4.

B. Definitions. Terms defined in Government Code §65913.4 shall apply to this Section and shall control in the event of a conflict between definitions in this ODS and definitions in Government Code §65913.4.

C. Application Filing
(1) Preliminary Application Filing. An applicant shall file a notice of intent to submit a Senate Bill 35 application in the form of a preliminary application consistent with Government Code §65941.1.
(a) Form. A preliminary application shall be filed on a form provided by the City with the required fee. If the City has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Timeline. Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full Senate Bill 35 application, provided scoping consultation has concluded consistent with Subsection (c), below.
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(c) Scoping Consultation
i. Upon receipt of the preliminary application, the City shall contact the Native American Heritage Commission for assistance in identifying any California Native American tribe that should be noticed. The City shall provide a formal notice of the applicant's intent to submit a full application to each required California Native American tribe within 30 days of preliminary application submittal. The formal notice shall be consistent with Government Code §65913.4(b).
ii. If, within 30 days of receipt of the formal notice, any California Native American tribe that was formally noticed accepts the invitation to engage in scoping consultation, the City shall commence scoping consultation within 30 days of receiving that response. iii. Scoping consultation shall be conducted consistent with Government Code §65913.4(b).

If, after scoping consultation is concluded, a development is not eligible for Senate Bill 35 streamlining, the City shall provide written documentation as required by Government Code §65913.4(b) to the applicant and any California Native American tribe that is a party to that scoping consultation.
iv. If consultation results in the project being eligible, but requires an AB 168 Agreement, the California Native American Tribe, the Applicant, and the City shall enter into a binding AB168 agreement. Any conditions of approval of that agreement shall become part of any SB 35 project application and subsequent approval/conditions of approval. (2) Full Application. If the development remains eligible to apply under Senate Bill 35 after scoping consultation consistent with Government Code §65913.4(b) has concluded, an applicant may file a full Senate Bill 35 application on a form provided by the City with the required fee. A full SB 35 application shall include information for all Planning entitlements necessary to determine consistency with the City's Objective Design Standards. The Planning Director may waive noncritical subsequent permits (signs, fences, etc.).

D. Completeness Review. The City shall review an application for compliance consistent with Subsection 1.E; there shall be no separate or additional timeframe for completeness review. Only the items necessary to determine compliance with the provisions contained in Government Code §65913.4(a) shall be required.

E. Compliance Review
(1) Scope of Review. The Review Authority’s scope of review is limited to all of the provisions contained in Government Code §65913.4(a) and the objective standards in effect at the time of preliminary application submittal.
(2) Review Timeframes and Review Authority
(a) Consistency Review. The Planning Director shall determine if the application complies with all of the provisions contained in Government Code §65913.4(a) and applicable objective standards within the following timeframes:
i. Within 60 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 90 calendar days of application submittal for applications that include 151 or more housing units.
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(b) Public Oversight. Public oversight includes the right to appeal both the consistency review and the compliance determination. Any appeals, from either the applicant or the public, shall be submitted in accordance with SMC Chapter 17.455 (Appeal Procedure). Any appeals shall be heard by the City Council. Any public oversight (i.e., Public Body review) to determine if the application complies with all of the provisions contained in Government Code §65913.4(a) and applicable objective standards shall occur within the following timeframes identified in this Section.
(3) Compliance Determination
(a) Compliant Application. If the application complies with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the City shall complete any public oversight and any subdivision approval within the timeframes listed in Subsection 1.E. Only objective design and subdivision standards may be applied. See Subsection 1.F.
(b) Non-Compliant Application. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Review Authority shall make the following determination:
i. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Review Authority shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard.
ii. New Application. If the project was found to be non-compliant, the applicant may submit a new application for Senate Bill 35 streamlining, and the City shall review it for compliance with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards subject to the same timelines in Subsection (2) above. If the non-compliant items are minor in nature, and the Planning Director determines that there is adequate time within the State-mandated timelines for City review and Public Oversight (appeals), the Planning Director may allow the applicant to submit under the original SB 35 timeline. Additionally, in any new submittals, the Planning Director may waive the submittal of items that were consistent with the City's objective standards from prior submittals.
iii. Project Ineligible. If the project is ineligible for Senate Bill 35 streamlined processing, the applicant may elect to submit an application for the applicable discretionary approval.

F. Decision on Project
(1) Project Approval and Findings. The Review Authority shall approve the application if the Review Authority finds that the proposed development is compliant with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, including objective subdivision standards.
(2) Conditions of Approval. The Review Authority may impose conditions of approval provided those conditions of approval are objective and broadly applicable to development within the City.
(3) Appeals. See Subsection 1.050.1.E.(2).(b).
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G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the City, the Review Authority shall process any approvals needed as required by Government Code §65913.4(h)(3).
(2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the City may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Review Authority shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by 15 percent or more; or
ii. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. iii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Review Authority shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal. (3) Expiration. An application approved consistent with this Section shall remain valid for three years; however, an application approval shall not expire if the development includes public investment in housing affordability, beyond tax credits, where 50 percent of the units are affordable to households making at or below 80 percent of the area median income consistent with Government Code §65913.4(f).
(4) Extension. At the discretion of the Review Authority, a one-year extension may be granted consistent with Government Code §65913.4(f)(3).
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2. Procedures for applications filed consistent with the Housing Accountability Act A. Applicability
(1) This Section applies to housing development projects as defined by Government Code §65589.5(h)(2).
(2) This Section shall remain in effect for the same period as provisions contained in the Government Code §65589.5 (Housing Accountability Act). Any provisions that are not extended by the State Legislature shall be repealed as of the date those provisions in the Housing Accountability Act are deemed null and void.

B. Definitions. Terms defined in Government Code §65589.5 shall apply to this Section and shall control in the event of a conflict between definitions in this ODS and definitions in Government Code §65589.5.

C. Application Filing
(1) Preliminary Application Filing (Optional). An applicant may file a preliminary application consistent with Government Code §65941.1.
(a) A preliminary application shall be filed on a form provided by the City with the required fee. If the City has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full application for the housing development.
(2) Full Application. An applicant may file a full application for a housing development without filing a preliminary application. The full application shall be filed on a form provided by the City with the required fee.

D. Conflicting Procedures. This Section provides additional procedures that shall be followed for applicable projects. If conflicts occur between the City's procedures and the procedures of this Section, this Section shall control.
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E. Completeness Review
(1) Preliminary Application. If a preliminary application is filed, the preliminary application shall be deemed complete when the preliminary application containing all of the information listed in the preliminary application form is submitted. If all listed information is not provided, the City shall request the missing information from the applicant.
(2) Full Application
(a) Once a full application is submitted, the City shall inform the applicant in writing within 30 calendar days of submittal or new submittal that the application is complete or incomplete and the additional information required consistent with Government Code §65943. Only information requested in the City's application forms can be requested. If the City does not provide written notification within this timeframe, the application shall be deemed complete. The City shall review each new submittal within the 30-day period and cannot request information that was not listed in the first incompleteness letter. (b) If an applicant receives written notification that the application is incomplete, and a preliminary application was submitted for the housing development, the applicant shall submit the information needed to complete the application within 90 calendar days of receiving the written notification of incompleteness. If the applicant does not submit this information within this timeframe, the preliminary application shall expire and have no further force or effect.
(c) If a second determination of incompleteness is provided, the applicant shall be able to appeal the decision to the Governing Body. The City shall make a decision on the appeal no later than 60 calendar days after receipt of the applicant’s written appeal. The initial appeal may be to the Planning Commission, but in that case the Governing Body shall still make a decision within 60 days. If the decision on the appeal is not made within this timeframe, the application shall be deemed complete.
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F. Compliance Review
(1) Scope of Review
(a) Housing Development with a Preliminary Application Submittal. A housing development for which a preliminary application was submitted shall only be subject to the ordinances, policies, and standards adopted and in effect when the preliminary application is submitted, except in the following circumstances:
i. A fee, charge, or other monetary exaction increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or monetary exaction. ii. A preponderance of the evidence in the record establishes that subjecting the housing development to an ordinance, policy, or standard beyond those in effect when the preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. iii. Subjecting the housing development to an ordinance, policy, standard, or any other measure, beyond those in effect when the preliminary application was submitted is necessary to avoid or substantially lessen an impact consistent with CEQA. iv. The housing development has not commenced construction within 2.5 years following the date of the housing development’s final approval (as defined in Government Code §65589.5(o)(1)(D)).
v. The number of residential units or square footage of construction proposed changes by 20 percent or more, exclusive of any increase resulting from a density bonus, incentive, concession, waiver, or similar provision.
(b) Housing Development without a Preliminary Application Submittal. A housing development shall be subject to objective standards in effect when the application was deemed complete.
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(2) Review Timeframes
(a) Applications for housing development containing 150 or fewer units shall be reviewed for compliance with applicable objective standards within 30 calendar days of being deemed complete.
(b) Applications for housing development containing more than 150 units shall be reviewed for compliance with applicable objective standards within 60 calendar days of being deemed complete.
(3) Review Authority. The Review Authority shall be the Review Authority consistent with the City’s procedures for the full application; however, if the Director is not the Review Authority, the Director may serve as the Review Authority, if necessary, to comply with Review Timelines described in Subsection 2.F.
(4) Compliance Determination
(a) The Review Authority shall identify the specific standard(s) that the project does not comply with and provide an explanation of the reason(s) why the housing development is considered to be inconsistent or non-compliant with identified provisions and shall provide the written determination to the applicant.
(b) A housing development is considered in compliance with this ODS, and shall not require a Zoning Map Amendment, if the housing development complies with objective General Plan standards but the zoning for the housing development site is inconsistent with the General Plan.
(5) Limited Hearings/Meetings. If a housing development complies with applicable objective standards and does not require any zoning amendments (rezoning), the City shall not conduct more than five public hearings (including continuances), workshops, or similar meetings after the full application is complete in connection with the approval of the housing development consistent with Government Code §65905.5. Meetings required by CEQA are exempt from the limit.
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G. Findings and Decision
(1) Findings
(a) If the proposed housing development complies with applicable objective General Plan, zoning, and subdivision standards and criteria, including design review standards, the Review Authority may only deny the housing development or conditionally approve the housing development at a lower density if the Review Authority makes written findings supported by a preponderance of the evidence in the record that:
i. The housing development would have a specific, adverse impact upon the public health or safety unless the housing development is denied or conditionally approved at a lower density. A "specific, adverse impact" means a "significant, quantifiable, direct, and unavoidable impact, based on identified written public health or safety standards, policies, or conditions as they existed on the date that the project was deemed complete"; and
ii. There is no feasible method to satisfactorily mitigate or avoid the adverse impact other than the denial of the housing development or conditional approval of the housing development at a lower density.
(b) If the housing development includes 20 percent of units affordable to very low or lowincome households, 100 percent of units affordable or moderate or middle income households, or an emergency shelter, the Review Authority shall approve the housing development unless the Review Authority makes written findings supported by a preponderance of the evidence in the record, as to at least one of the findings in Government Code §65589.5(d).
(2) Decision Timeframes. The Review Authority shall approve or deny the housing development within the following applicable period:
(a) 90 days from Environmental Impact Report certification; (b) 60 days from Environmental Impact Report certification for an affordable housing development consistent with Government Code §65950(a)(3); (c) 60 days from adoption of a Negative Declaration; or (d) 60 days from determination of CEQA exemption.

H. Post-Decision Procedures. Post-decision procedures for the required permit (full application) shall be followed provided those procedures do not conflict with applicable Government Code sections for housing developments (i.e., Housing Accountability Act, Government Code §65589.5). 26 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

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Agenda Item Number 10 Agenda Item Number 10
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Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
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Figure 1.050.1: Process for Developments Eligible for Senate Bill 35 Streamlining with 150 units or Fewer (Government Code §65913.4)
Does the development have 150 units or fewer?
An applicant electing to use SB 35 streamlining submits a preliminary application.

Yes No
Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
60-day timeframe from application submittal
Public Oversight
Review Authority to determine if development
complies with Gov Code §65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 90-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
See Figure 1.050.2
Written explanation of standards
that aren’t complied with (within
required timeframe)
Development is
approved
Applicant may correct
noncompliant items and
submit a new application
under SB 35 subject to the
same timelines above
Applicant may submit a
new application under
other local process
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if development
is not eligible for SB 35 streamlining,
applicant may submit a new application
under other local process
28 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

1.050
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Figure 1.050.2: Process for Developments Eligible for Senate Bill 35 Streamlining with 151 units or More (Government Code §65913.4)
An applicant electing to use SB 35 streamlining submits a preliminary application.

Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
90-day timeframe from application submittal
Public Oversight
Review Authority to determine if development
complies with Gov Code §65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 180-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
Written explanation of standards that
aren’t complied with (within required
timeframe)
Development is
approved
Applicant may correct
noncompliant items and
submit a new application
under SB 35 subject to the
same timelines above
Applicant may submit a
new application under SB
35 (or other local process)
Does the development have 151 units or more?
Yes No See Figure 1.050.1
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if development is
not eligible for SB 35 streamlining, applicant
may submit a new application under other
local process
29 Introduction
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

1.050
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Figure 1.050.3: Process for Developments Eligible for Housing Accountability Act (HAA) Protection (Government Code §65589.5)
Is it a preliminary application (per Gov Code
§65941.1)?
An applicant submits a development application eligible for protection under the HAA.

Yes No
Development shall be subject
to objective standards in effect
when application deemed
complete
Development shall only be
subject to objective standards
in effect at time of complete
preliminary application
submittal
Applicant submit a full application
within 180 days from preliminary
application submittal
The City has 30 days to review
for completeness. Is it a
complete application per Gov
Code §65943?
Application deemed complete Yes No
The City does NOT provide
completeness letter within 30 days
The City provides completeness
letter within 30 days
Does the
development have
150 units or fewer?
Yes No
Applicant submits specific
information requested
The City has 30 days from deemed
complete to review for compliance
The City has 60 days from deemed
complete to review for compliance
If a preliminary application
was submitted, and applicant
does NOT submit required
information within 90 days of
receipt of completeness letter,
preliminary application expires
Upon a second incompleteness
determination, applicant may
appeal. Decision on appeal
If in compliance, OR if within 60 days
review NOT completed with
timeframe, development
deemed in compliance
No more than five hearings/
meetings may be held before
decision
Final decision within 60 days of CEQA
exemption determination, MND adoption,
or EIR certification for affordable housing
developments; 90 days after EIR certification
for all other residential developments
If not in
compliance, the
City identifies
and explains
reason(s) for noncompliance in
writing. Applicant
submits a new
application.
30 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

1.050
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

1.060 Adjustments to Standards

1. Purpose. This Section is intended to allow for minor deviations from certain standards in this ODS for specific situations because of the prescriptive nature of the standards.

2. Applicability. This Section applies to developments subject to Section 1.050 (Procedures). The Review Authority may grant an Adjustment for only the standards identified as follows:

A. Design sites less than six percent slope. See Table A (Adjustments to Standards for Design Sites Less Than 6% Slope).

B. Design sites over six percent slope. See Table B (Adjustments to Standards for Design Sites Over 6% Slope).

3. Procedures. Adjustment requests shall be reviewed and processed as follows:

A. If the development for which an Adjustment is requested is being processed consistent with Section 1.050 (Procedures), the Adjustment shall be processed concurrently and consistent with the applicable procedures in Section 1.050 (Procedures); or B. If the development for which an Adjustment is requested beyond what is authorized in Table A (Adjustments to Standards for Design Sites Less Than 6% Slope) and Table B (Adjustments to Standards for Design Sites Over 6% Slope), the adjustment will be processed only up to the amount authorized in these Tables.

C. Adjustment requests involving any of the following features (i.e., historic building/feature, tree, rock outcrop, and/or utility infrastructure) shall be accompanied by existing conditions documentation identifying the feature(s).

D. Depending on the unique characteristics and dimensions on an individual parcel, it is possible that the full development potential of the district may not be achievable even after applying the allowed adjustments in this Section.

E. Adjustments may not be used in conjunction with Density Bonus incentives/concessions to adjust these Standards.
31 Introduction
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

1.060
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 1.060.A: Adjustments to Standards for Design Sites with Less than 6% Slope Administrative Relief Type Required Criteria (All that Apply) Allowed Administrative
Relief and Requirements2
Reference to
Standard

1. Design Site Dimensions
a. Depth or Width
Decrease in the minimum
required or increase in
the maximum allowed
i. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Up to 25% of the standard Subsection 3 of
the district

2. Building Setbacks
a. Front1
, Secondary Front
Yard1
, or Side
Decrease in the minimum
required setback or
increase in the maximum
required setback for a
primary building and/or
wing(s)
i. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Front or Secondary Front
Yard: Up to 25% of the
standard
Side: Reduced to 3'
Subsection 5 of
the district
b. Facade within Facade
Zone1
Decrease in the minimum
amount of facade
required within or
abutting the facade zone
i. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Up to 10% of the standard
The horizontal unbuilt
area resulting from this
adjustment is landscaped/
hardscaped per the
standards in Section 4.030
(Landscaping and Lighting).

Subsection 5 of
the district

3. Building Footprint
a. Size of Main Body1
or
Wing(s)
Increase in the allowed
width or length
i. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Up to 15% of the standard
In R5-DDO.1, R6-DDO.2
and R7-DDO.2 districts, the
wing(s) is one-storey less in
height than the main body.

The building complies with
the setbacks of the district
or as allowed to be adjusted
by this Section.

Subsection 3 of
the building type
b. Depth of Ground Floor
Habitable Space
i. If existing parcel is less than 100' in depth 20' minimum Subsection 4 of the district
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontage Types)], and any adjustment shall not preclude the application of a private frontage type.
2 Adjustment of the identified standards in Table A shall be only to the extent necessary to achieve compliance with the standards.
32 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

1.060
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 1.060.A: Adjustments to Standards for Design Sites with Less than 6% Slope (Continued) Administrative Relief Type Required Criteria (All that Apply) Allowed Administrative
Relief and Requirements2
Reference to
Standard

4. Parking Location
a. Front or Secondary
Front Yard Setback
Decrease in the required
parking setback
i. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Up to 25% of the standard.

The driveway complies with
the district standards.

The ground floor space
remains habitable in
compliance with the district
standards, as allowed to be
adjusted by this Section
Subsection 7 of
the district
ii. The setback reduction maintains the
required site visibility triangle at driveways
and intersections, and does not affect
standards for the public right-of-way.
iii. The existing parcel is less than 100' in
depth.

Subsection 3 of
the district

5. Open Space
a. Private or Common
Open Space
Decrease in the required
minimum open space
i. The non-rectangular parcel shape results
in less than the required size and area for
open space.
ii. The critical root zone of a protected tree,
utility infrastructure that is not required to
be removed, relocated, or undergrounded,
or a historic building/feature prevents
compliance with the standard.

Up to 5' of the dimensional
standard or up to 10% of the
required area
Subsection 6 of
the building type
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontage Types)], and any adjustment shall not preclude the application of a private frontage type.
2 Adjustment of the identified standards in Table A shall be only to the extent necessary to achieve compliance with the standards.
33 Introduction
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

1.060
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 1.060.B: Adjustments to Standards for Design Sites Over 6% Slope Administrative Relief Type Required Criteria (All that Apply) Allowed Administrative
Relief and Requirements2
Reference
to Standard

1. Design Site Dimensions
a. Depth
Increase or decrease in
minimum to maximum
design site depth
i. Existing slope exceeds 15% grade for at
least 50% of design site depth.

Up to 25% max. of the
standard
Subsection 3
of the district
ii. If an adjustment is granted for an
increase in the Main Body and/or Rear
wing resulting in the need to change the
development site depth, the development
site depth may increase as allowed in this
Section.
b. Width
Increase or decrease in
minimum to maximum
design site width
i. Existing slope exceeds 15% grade for at
least 25% of design site width.

Up to 25% max. of the
standard
Subsection 3
of the district
ii. If an adjustment is granted for an increase
in the main body and/or rear wing results
in the need to change the development
site width, the design site width max.
increase as allowed in this Section.

2. Building Setbacks
a. Front1
,Secondary Front
Yard1
, Side or Rear
Increase or decrease in
minimum to maximum
required setback areas for
primary building and/or
wing(s)
i. Existing slope exceeds 20% grade within
at least the front and/or rear 30' of design
site depth.

Front: Project exempt from
facade zone.

Rear: Decrease minimum
setback to 5’.

In R5-DDO.1, R6-DDO.2 and
R7-DDO.2 districts where
secondary front yard setback
is 10’ minimum, decrease
minimum setback to within 5’
of the design site line.

Subsection 5
of the district
ii. The critical root zone of a protected
tree, utility infrastructure that is not
required to be removed, relocated, or
undergrounded, or a historic building/
feature prevents compliance with the
standard.
iii. The existing lot depth is less than 80'. Decrease in the rear minimum setback to 10'
and maximum 1 story or 15'
minimum setback for at least
2 stories.
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontage types)], and any adjustment shall not preclude the application of a private frontage type.
2 Adjustment of the identified standards in Table B shall be only to the extent necessary to achieve compliance with the standards.
34 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

1.060
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 1.060.B: Adjustments to Standards for Design Sites Over 6% Slope (Continued) Administrative Relief Type Required Criteria (All that Apply) Allowed Administrative
Relief and Requirements2
Reference
to Standard

3. Site Grading
a. Retaining Wall (Height)
Increase in maximum
retaining wall height or
length
i. Existing slopes exceed 15% grade for at
least 50% of design site width or depth.

Increase in retaining wall
height: front up to 6', side up
to 5', rear up to 10; Increase
in retaining wall height up
to 20' within the building
footprint
Subsection

4.030.4.D
ii. The retaining wall or series of retaining
walls cannot be seen from the adjacent
public sidewalk or adjacent property.
iii. Retaining walls not within the building
footprint are less than 50' in total length
along the rear design site line or any
design site line.

4. Block Face and Perimeter
a. Increase in maximum
length of new or
modified block
i. Existing slope along at least one side of
the block exceeds 15% grade, resulting
in new street(s) that exceed maximum
allowed grade, preventing compliance with
the standards.

Increase in block face that
is enough to maintain
compliance with the
maximum 15% grade for new
streets.

Block face(s) exceeding
the maximum allowed by
Chapter 9 (Specific to Large
Sites) shall include a Passage
or other thoroughfare type
to maintain compliance with
the block standards.

Table 9.020.A
(Block Size
Standards)
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontage Types)], and any adjustment shall not preclude the application of a private frontage type.
2 Adjustment of the identified standards in Table B shall be only to the extent necessary to achieve compliance with the standards.
35 Introduction
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

1.060
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 1.060.B: Adjustments to Standards for Design Sites Over 6% Slope (Continued) Administrative Relief Type Required Criteria (All that Apply) Allowed Administrative
Relief and Requirements2
Reference
to Standard

5. Parking Location
a. Front or Secondary Front
Yard Setbacks
Decrease in a required
parking setback.

One or more of the following techniques are
applied, as allowed by this Section:
i. Surface: Parking is uncovered and located
between the building and the street. The
existing lot depth is less than 80', and the
site exceeds 15% for at least 50% of the
site depth.

Parking is allowed in the
front setback for up to 50%
of the site's width along the
adjacent thoroughfare.

Front Setback: Decrease
to 18' behind the primary
building facade with no
limitation to site width.

Secondary Front Yard
Setback: Decrease to 5'
behind the primary building
facade.

Habitable Space: Decrease in
the minimum depth to 15'.

Subsection
7 of the
district;
Subsection 4
of the district
ii. Podium: Parking under primary building is
enclosed and access is only from one side
of the design site for design sites 150' or
less in width. Habitable space, required
in Subsection 4 of the district as allowed
to be reduced by this Section, is between
the front of the building and the parking
spaces. The parking garage access is not
greater than 25' in width.
iii. Tandem Parking: Tandem parking spaces
may be arranged in a series of up to 3
total parking spaces from the front design
site line, and up to 3 side-by-side, for up
to half of the design site width along the
abutting thoroughfare.
iv. Subterranean Parking: Parking spaces are
located below the adjacent finished grade
of the building to the district's building
setbacks. The garage access is not greater
than 25' in width.

All Setbacks: Decrease to
match the building setbacks
of the district or as allowed
to be reduced by this
Section.
v. Stacked Parking System: Parking spaces
are arranged in a system that provides up
to 3 spaces in the horizontal area of one
space. The garage access is not greater
than 25' in width.

Front and/or Secondary
Front Yard Setback:

Decrease to be the same as
the primary building setback.

Decrease in the minimum
habitable space depth to 18'.
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontage Types)], and any adjustment shall not preclude the application of a private frontage type.
2 Adjustment of the identified standards in Table B shall be only to the extent necessary to achieve compliance with the standards.
36 Introduction
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

1.060
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

2.010 Purpose
This Chapter establishes the palette of design district overlays ("districts") to implement the Sebastopol General Plan. The districts are for the purpose of generating and supporting the variety and physical character of existing and new walkable environments.

2.020 Districts Established
This Section identifies the districts. These districts focus on mixed-use, walkable environments and range in function and intensity from primarily residential areas with a mix of lower intensity building types (R5-DDO.1), to moderate intensity neighborhoods (R6-DDO.2 and R7-DDO.2), and moderate-intensity centers (CO-DDO.3 and CD-DDO.4).

2.030 Sub-Districts

1. Sub-districts are slight variations of the base district (e.g., CO-DDO.2-Open and CG-DDO.2-Open), are design site-specific, and mapped on the Sebastopol Design District Overlay Map (Figure 2.040.1). The ODS includes one type of sub-district:

A. Open. The open sub-district is applied in specific areas for either or both of the following purposes:
(1) To allow more uses, frontages, and signage types than the base district allows, but within the same form and character of the base district (e.g., CO-DDO.2-Open and CG-DDO.2-Open); and/ or
(2) To more easily allow certain uses that are already allowed in the base district.

Chapter 2: Establishment of Districts
Sections:

2.010 Purpose

2.020 Districts Established

2.030 Sub-Districts

2.040 Design District Overlay Map
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 37 Agenda Item Number 10 Agenda Item Number 10
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2.040 Design District Overlay Map
The design district overlays and sub-districts established in this Section are mapped on the Sebastopol Design District Overlay Map (see Figure 1).

The districts are mapped to specific parcels to correspond to the existing zoning districts as identified in Table A (Corresponding Existing Zoning Districts to Design District Overlays).

Table 2.040.A: Corresponding Existing Zoning Districts to Design District Overlays Existing Zoning District(s) Design District Overlay
R5 Single-Family and Multifamily Residential R5-DDO.1
R6 and R7 Multifamily Residential R6-DDO.2 and R7-DDO.2 CO Office Commercial and CG General Commercial CO-DDO.2-Open and CG-DDO.2-Open CO Office Commercial CO-DDO.3
CD Central Core CD-DDO.4
Figure 2.040.1: Design District Overlay Map
Districts
R5-DD
R6-DD
CO-D
CO-D
CD-DD
Desig
Object
City of
0 500 Feet 1,000
Hwy 116
Healdsburg Ave
Bodega Ave
N Main St S Main St
Petaluma Ave Hwy 116
Sebastopol Ave
Districts
R5-DDO.1
R6-DDO.2 and R7-DDO.2
CO-DDO.2-Open and CG-DDO.2-Open
CO-DDO.3
CD-DDO.4
Design District Overlay Map
Objective Design Standards
City of Sebastopol
38 Establishment of Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

2.040
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

3.010 Purpose
This Chapter provides districts and standards to implement the Sebastopol General Plan to generate and support the variety of physical character of the intended development.

3.020 General Requirements

1. Topics Regulated
The ODS uses a palette of four design district overlay to regulate and generate the intended physical character. Each district ("district") regulates nine topics:

A. Intent: the intended physical character and range of uses; B. Sub-districts: whether or not a sub-district applies, allowing a broader list of building types and/or frontage types in specific geographic areas;
C. Building type and design site size: the menu of allowed building types and the associated minimum site dimensions. See Subsection 3.020.8 for an explanation of the design site approach; D. Building form: the maximum overall building height, minimum ground floor height, and maximum building footprint (coverage);
E. Building placement: the minimum to maximum building setbacks and requirements for facade design;
F. Encroachments: allowed encroachments into required setbacks; G. Parking: the required location and design requirements for parking and vehicle access; H. Frontages: the menu of allowed frontage types required at building entries along thoroughfares and open space; and
I. Signage: the menu of allowed signage types.

2. Parcels that vary in width or depth shall be measured using the average width and/or depth to apply the standards of this Chapter.

Chapter 3: Districts
Sections:

3.010 Purpose

3.020 General Requirements

3.030 R5-DDO.1

3.040 R6-DDO.2 and R7-DDO.2

3.050 CO-DDO.3

3.060 CD-DDO.4

3.070 Adjacency Requirements
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 39 Agenda Item Number 10 Agenda Item Number 10
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December 5, 2023

3. Development standards in this Chapter apply to primary buildings.

4. For parcels located in the 100 year floodplain, overall maximum height is the sum of the Base Flood Elevation plus 24 inches plus the maximum height to the highest eave or overall (R5-DDO.1, R6-DDO.2, R7-DDO.2, CO-DDO.3), or to the maximum height overall (CD-DDO.4) allowed by the district.

5. Individual building types have specific standards in Chapter 5 (Specific to Building Types) in addition to the district standards to further calibrate each type for its context.

6. Facade Zone
A. Each building type is required to be placed on the parcel in compliance with the requirements for facade zone defined by primary building/frontage in Subsection 5 of the district.

B. Facades are allowed to be in any configuration if in compliance with the facade zone requirements.

C. In the Cottage Court and Pocket Neighborhood building types, only the frontmost building(s) are subject to the facade zone requirements except for the minimum length (percentage) in Subsection 5 of the district.

D. In the Neighborhood Courtyard type, the frontmost portions of the building are subject to the facade zone requirements except for the minimum length (percentage) in Subsection 5 of the district.

7. On-Site Parking and Vehicle Access
A. Bicycles may be parked anywhere on design sites, in compliance with pedestrian and vehicular access standards.

B. Driveways may be shared among adjacent design sites but shall not exceed maximum allowed width.

C. Vehicular access from the front is not allowed on corner design sites, except where secondary front yard access cannot be provided.

D. See parking requirements in SMC Section 17.110.020 (Off-street Parking Required).

E. Parking spaces may be grouped with those on adjacent design sites (see Figure 3.020.2) and may be detached from development sites within the same block or across a paseo.

F. Where structured parking is provided, buildings are allowed to abut the parking structure and are exempt from minimum design site depth and rear building setbacks.

G. Subterranean Parking. Subterranean and semi-subterranean garages are subject to the following, in compliance with the requirement for habitable ground floor space in Subsection 4 of the district:
(1) Subterranean garages are exempt from the required parking setbacks and building setbacks. (2) Semi-subterranean garages:
(a) Are exempt from the required parking setbacks;
(b) Are subject to the building setbacks of the district; (c) May project above the adjacent finished grade by up to 2 feet. (3) Design sites that provide all required parking in a subterranean or semi-subterranean garage are exempt from minimum and maximum design site size requirements. 40 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.020: General Requirements
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 3.020.A Applicability of Design Site Requirements Project Criteria Reference to Standards
Project area is at least three acres.

Walkable Neighborhood Plan in compliance with
Section 9.020 (Walkable Neighborhood Plan)
The linear dimension of the project area along a
thoroughfare or as measured perpendicular to an
adjacent thoroughfare is at least 400 feet.

Project area is through lot of at least one acre.

Project area includes design site(s) which do(es) not
front onto an existing public street, within a parcel of at least three acres.

Project area includes design site(s) which front(s)
onto an existing public street, within a parcel of less than three acres.

Compliance with the requirements in Figure

3.020.1 (Applying Design Sites on Existing Right of
Way Network)
Project area includes design site(s) which do(es) not
front onto an existing public street, within a parcel of less than three acres.

Compliance with the requirements in Figure

3.020.2 (Applying Design Sites on a Pedestrian
Circulation Network)

8. Design Sites. A design site is a parcel or portion of land within a parcel that is delineated from other design sites and/or parcels to accommodate only one primary building or building type. Design sites are treated like parcels for the purpose of applying development standards, but are not required to be legally subdivided into individual parcels. A parcel can include multiple design sites, in compliance with Subsection 3 of the district.

A. Each design site is required to front onto the adjacent street or internal pedestrian circulation network, whichever is closer.

B. Design sites do not include the area of the public frontage assembly as required by Section 4.060 (Public Frontage Standards).

C. Table A (Applicability of Design Site Requirements) identifies the requirements for projects which include a portion of a parcel, an entire parcel, or multiple parcels. 41 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

3.020: General Requirements
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Figure 3.020.1 Applying Design Sites on Existing Right of Way Network Street Street
Street
Street

1. Identify District(s)
A. See Figure 2.040.1 (Design District Overlay Map).

B. See Subsection 3.020.8 for design site requirements.

Street
Street
Street
Neighborhood Courtyard
Neighborhood Courtyard
Multiplex
Large

2. Apply Design Sites
A. Each design site is required to front onto the adjacent street.

B. As required in Chapter 9 (Specific to Large Sites), the applicable public frontage assembly identified by Section

4.060 (Public Frontage Standards) shall be provided along front and secondary front yard edges of design sites.

C. Select only one building type for each design site from the allowed building types for the district and apply the required dimensional standards. (See Subsection 3 of
each district in Chapter 3).

Street
Street
Street

3. Place Buildings
A. Place each primary building on its design site in
compliance with the required setbacks and other
standards of the district (see Chapter 3).

B. Each building is required to front onto the adjacent street or open space.

C. Select and apply frontage types to each building/unit entry (see Subsection 8 of the district).
1 Identify District(s)
2 Apply Design Sites
3 Place Buildings
Street
Street
Key
Project Area Primary Building
Design Site Line
Vehicle Access & Parking
Example District Pedestrian Circulation
Landscaping
42 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.020: General Requirements
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Figure 3.020.2 Applying Design Sites on a Pedestrian Circulation Network

1. Identify District(s)
A. See Figure 2.040.1
(Design District Overlay
Map).

B. See Subsection

3.020.8 for design site
requirements.

2. Apply Design Sites
A. Define contiguous internal circulation
networks for pedestrians and vehicles,
and arrange design sites to front onto
the pedestrian network or the public
frontage assembly, whichever is closer.

The pedestrian circulation network
shall be separate from vehicular
circulation.

B. Select only one building type per
design site and apply the dimensional
standards for the design site of each
selected building type in compliance
with Subsection 3 of the district.

C. Design sites are allowed to occupy
some or all of a parcel. Parcel
remainder may be added to design
sites, or used for parking, circulation,
and/or common or open space.

3. Place Buildings
A. Place each primary
building on its design site
in compliance with the
required setbacks and
other standards of the
district (see Chapter 3).

B. Parking for a building is not
required to be located on
the same design site.

C. Select and apply frontage
types to each building/unit
entry (see Subsection 8 of
the district).

Neighborhood
Courtyard
Neighborhood
Courtyard
Neighborhood
Courtyard
Multiplex
Medium
Multiplex
Medium
Pedestrian Access (Fronts)
Vehicular Access (Rear)
1 Identify District(s) 2 Apply Design Sites 3 Place Buildings Street
Key
Primary Building Vehicle Access & Parking
Example District Pedestrian Circulation
Landscaping
Design Site Line
Street Street
43 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

3.020: General Requirements
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

R6-DDO.2 and R7-DDO.2
Sub-District(s)
CO-DDO.2-Open and CG-DDO.2-Open
Intent
A walkable neighborhood environment of small-to-medium
footprint, moderate-intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See SMC Sections 17.20.020 and

17.25.020 for allowed uses.

Desired Form
House-Scale Buildings
Primarily Detached Buildings
Small-to-Medium Building Footprints
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 3 Stories (See SMC Title 17)
House, Duplex Side-by-Side, Cottage Court, Multiplex Small, Neighborhood Townhouse, Side Court, Neighborhood
Courtyard, Pocket Neighborhood, and Multiplex Medium;
Main Street Building in Open Sub-District
Porch Projecting, Porch Engaged, Dooryard, and Stoop
Frontage Types; Shopfront, Terrace, and Gallery Frontage Types in Open Sub-District
Less Urban
Table 3.020.B: Districts Overview
R5-DDO.1
Sub-District(s)
None
Intent
A walkable neighborhood environment of small-tomedium footprint, low-to-moderate-intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See SMC Section

17.20.020 for allowed uses.

Desired Form
House-Scale Buildings
Primarily Detached Buildings
Small-to-Medium Building Footprints
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 2.5 Stories
House, Duplex Side-by-Side, Cottage Court, Multiplex Small, Neighborhood Townhouse, Side Court, Neighborhood
Courtyard, and Pocket Neighborhood
Porch Projecting, Porch Engaged, and Dooryard Frontage
Types
Table B (Districts Overview) provides an overview of each district and its intent. This is qualitative background information on the intended physical character, allowed range of uses, and direction for the detailed standards in each district. 44 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.020
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

Table 3.020.B: Districts Overview (Continued)
More Urban
CD-DDO.4
Sub-District(s)
None
Intent
A walkable district of medium-to-large footprint, moderate intensity, mixed-use buildings and housing choices,
supporting neighborhood-serving ground floor retail, food and services. See SMC Section 17.25.020 for allowed uses.

Desired Form
Block-Scale Buildings
Primarily Attached Buildings
Medium-to-Large Building Footprints
None-to-Small Front Setbacks
None-to-Small Side Setbacks
Up to 3 Stories
Multiplex Medium, Core Townhouse, Core Courtyard, and
Main Street Building
Forecourt, Shopfront, Terrace, and Gallery Frontage
Types; Dooryard and Maker Shopfront Frontage Types on
Secondary Front Yard
CO-DDO.3
Sub-District(s)
None
Intent
A walkable district of small-to-medium footprint, moderate intensity, mixed-use buildings and housing choices,
supporting neighborhood-serving ground floor retail, food and services. See SMC Section 17.25.020 for allowed uses.

Desired Form
Primarily House-Scale Buildings
Primarily Attached Buildings
Small-to-Medium Building Footprints
None-to-Small Front Setbacks
None-to-Small Side Setbacks
Up to 2.5 Stories
House, Cottage Court, Multiplex Small, Neighborhood
Townhouse, Neighborhood Courtyard, Multiplex Medium,
and Main Street Building
Porch Projecting, Porch Engaged, Dooryard, Stoop,
Forecourt, Shopfront, Terrace, and Gallery Frontage Types; Maker Shopfront Frontage Type on Secondary Front Yard
45 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

3.020
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

46 Districts
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

3.030 R5-DDO.1
General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

2. Sub-District(s)
None

1. Intent
A walkable neighborhood environment of small-to-medium footprint, low-tomoderate-intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See SMC Section 17.20.020 for allowed uses.

The following are generally appropriate form elements in the district.

House-Scale Buildings House, Duplex Side-by-Side, Cottage Court, Multiplex Small, Neighborhood
Townhouse, Side Court, Neighborhood
Courtyard, and Pocket Neighborhood
Primarily Detached Buildings
Small-to-Medium Building Footprints
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks Porch Projecting, Porch Engaged, and Up to 2.5 Stories Dooryard Frontage Types
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 47 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

4. Building Form
Height
Primary Building5
Stories 2.5 max.

To Highest Eave/Parapet 22' max.

Overall 30' max.

Ground Floor Finish Level 6" min.6
Floor-to-Floor (Ground Floor) 10' min.

Footprint
Max. Design Site Coverage 50% max.

Depth, Habitable GroundFloor Space7
All Building Types 30' min.

Cottage Court 12' min.
5 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 For habitable/occupiable space only, except in the Cottage Court Building Type

3. Building Types and Design Site Size
Allowed Building
Types
Design Site1 Standards
Width Depth
House-Scale
House 50' min. 100' min. 5.040
Duplex Side-by-Side 55' min. 100' min. 5.050
Cottage Court 125' min. 130' min. 5.060
Multiplex Small 50' min. 100' min. 5.070
Neighborhood
Townhouse
16' min.2 100' min. 5.080
Side Court 65' min.;
100' max.
100' min.3 5.090
Neighborhood
Courtyard
70' min.4 110' min. 5.100
Pocket
Neighborhood
170' min.; 260' min.; 5.110
300' max. 500' max.

Block-Scale
None
1 See Table 3.020.A (Applicability of Design Site
Requirements) for Large Site applicability requirements. 2 Represents one townhouse
3 Over 150' requires fire truck turnaround area
4 For an L-shaped building; 100' min. for a U-shaped building ROW Line
Secondary Front Yard
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
ROW Line
Key
ROW/ Design Site Line
Key
48 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.030: R5-DDO.1
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front S.F.Y. Side Rear
Private Frontages 10' max. 10' max. --- ---
Architectural Features 4' max. 4' max. 3' max. 8' max.

Patio Covers --- --- 3' max. 8' max.

Stairs/Ramps9 4' max. 4' max. 3' max. 8' max.

Decks (24" Tall Max.) --- 5' max. 5' max. 20' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).

Encroachments into Public Right of Ways (ROW)
Encroachments are not allowed into a street ROW, alley
ROW, or across a design site line.

No encroachment allowed for Accessory Structures.
9 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.

5. Building Placement
Setback (Distance from ROW/ Design Site Line)8
For all setbacks identified below, see SMC Table 17.20-2 (Development Standards in the Residential Zones).

Front (Facade Zone)
Interior Design Site
Corner Design Site
Secondary Front Yard (Facade Zone)
Primary Building
Accessory Structure(s)
Side
Primary Building
Accessory Structure(s)
Rear
Primary Building
Accessory Structure(s)
Building Facade
Facade Zone Front St. S.F.Y.

Facade Zone Defined by Primary
Building/Frontage (Subsection

10.030.2)
60% min. 50% min.

Facade Design
All building facades shall be designed in compliance with Chapter 7 (Specific to Architectural Design).
8 Design sites with slopes ≥ 6% shall be designed in
compliance with Section 4.050 (Slope Standards). Key --- = Not Allowed N/A = Not Applicable S.F.Y. = Secondary Front Yard
Secondary Front Yard
Front Street (Narrowest Side) Front Street (Narrowest Side) Secondary Front Yard max.
min.
min.
max.
min. min.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
49 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards

3.030: R5-DDO.1
NOTE to Staff:

For all Districts: By referencing the existing setbacks in Table 17.20-2 the 'facade zone' will not apply because the SMC only requires a minimum setback.

Ok? If so, we'll need to remove the 'facade zone' from this document.

Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

8. Frontages
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Allowed Public Frontage Types Standards
Neighborhood Street 4.060.C.1

9. Signage
Allowed Sign Types Standards
None

7. Parking
Setback (Distance from ROW/ Design Site Line)
Front 45' min.

Secondary Front Yard 10' min. beyond 45' of front
design site line
Side 5' min.

Rear 5' min.

Driveway10
Curb Cut/Width See Resolution No. 6371-2021
(Street Standards)
10 See Subsection 4.040.6.C for additional standards.

Front Street (Narrowest Side)
Secondary Front Yard
min.
min.
min. min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
50 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.030: R5-DDO.1
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

3.040 R6-DDO.2 and R7-DDO.2
General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

2. Sub-District(s)
CO-DDO.2-Open and CG-DOO.2-Open.

The open sub-district allows additional
building, frontage, and signage types
within the same form and character of
the R6-DDO.2 and R7-DDO.2 districts.

Main Street Building
Shopfront, Terrace, and Gallery
Frontage Types
Projecting, Awning/Canopy, Wall,
Window, Sidewalk, and Directory
Signage Types

1. Intent
A walkable neighborhood environment of small-to-medium footprint, moderateintensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See Sections 17.20.020 and 17.25.020 for allowed uses.

The following are generally appropriate form elements in the district.

House-Scale Buildings House, Duplex Side-by-Side, Cottage Court, Multiplex Small, Neighborhood
Townhouse, Side Court, Neighborhood
Courtyard, Pocket Neighborhood, and
Multiplex Medium
Primarily Detached Buildings
Small-to-Medium Building Footprints
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 3 Stories Porch Projecting, Porch Engaged,
Dooryard, and Stoop Frontage Types
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 51 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

3. Building Types and Design Site Size (Continued)
4 For an L-shaped building; 100' min. for a U-shaped building 5 Allowed only in CO-DDO.2-Open and CG-DOO.2-Open.

4. Building Form
Height
Primary Building6
Stories 3 max.

Top of Parapet/Overall 35' max.7
Ground Floor Finish Level
Residential 6" min.8
Non-Residential 6" max.

Floor-to-Floor (Ground Floor)
Residential 10' min.

Non-Residential 12' min.

Footprint
Max. Design Site Coverage 50% max.

Depth, Habitable Ground-Floor Space9
All Building Types 20' min.

Cottage Court 12' min.
6 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
7 See SMC Subsection 17.100.020.A for requirements for
elements that may exceed overall height.
8 Common entries may be set at grade in compliance with local and federal accessibility standards.
9 For habitable/occupiable space only, except in the Cottage Court Building Type

3. Building Types and Design Site Size
Allowed Building
Types
Design Site1
Width Depth Standards
House-Scale
House Per
underlying
zone; see
SMC Title 17
100' min. 5.040
Duplex Side-by-Side 50' min. 100' min. 5.050
Cottage Court 90' min. 120' min. 5.060
Multiplex Small 50' min. 100' min. 5.070
Neighborhood
Townhouse
18' min.2 100' min. 5.080
Side Court 65' min.;
100' max.
100' min.3 5.090
Neighborhood
Courtyard
70' min.4 110' min. 5.100
Pocket
Neighborhood
170' min.; 260' min.; 5.110
300' max. 500' max.

Multiplex Medium 75' min. 125' min. 5.120
Block-Scale
Main Street Building5 25' min.;
50' max.
100' min 5.150
1 See Table 3.020.A (Applicability of Design Site
Requirements) for Large Site applicability requirements. 2 Represents one townhouse
3 Over 150' requires fire truck turnaround area
ROW Line
Secondary Front Yard
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
ROW Line
Key
ROW/ Design Site Line
Key
52 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.040: R6-DDO.2 and R7-DDO.2
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front S.F.Y. Side Rear
Private Frontages 10' max. 10' max. --- ---
Architectural Features 3' max. 3' max. 3' max. 5' max.

Patio Covers --- --- 3' max. 5' max.

Stairs/Ramps12 3' max. 3' max. 3' max. 5' max.

Decks (24" Tall Max.) --- 5' max. 5' max. 20' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).

Encroachments into Public Right of Ways (ROW)
Encroachments are not allowed into a street ROW, alley
ROW, or across a design site line.

No encroachment allowed for Accessory Structures.
12 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.

5. Building Placement
Setback (Distance from ROW/ Design Site Line)10
Front (Facade Zone)
Interior Design Site 10' min.; 20' max.11
Corner Design Site 10' min.; 20' max.11
Secondary Front Yard (Facade Zone)
Primary Building 10' min.; 20' max.11
Accessory Structure(s) 20' min.

Side
Primary Building See underlying
zone
Accessory Structure(s) 5' min.

Rear
Primary Building 20' min.

Accessory Structure(s) 5' min.

Building Facade
Facade Zone Front St. S.F.Y.

Facade Zone Defined by Primary
Building/Frontage (Subsection

10.030.2)
65% min. 55% min.

Facade Design
All building facades shall be designed in compliance with Chapter 7 (Specific to Architectural Design).
10 Design sites with slopes ≥ 6% shall be designed in
compliance with Section 4.050 (Slope Standards).
11 3' min.; 10' max., for non-residential uses in the CO-DDO.2- Open and CG-DOO.2-Open districts
Key --- = Not Allowed N/A = Not Applicable
S.F.Y. = Secondary Front Yard
Secondary Front Yard
Front Street (Narrowest Side) Front Street (Narrowest Side) Secondary Front Yard max.
min.
min.
max.
min. min.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
53 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

3.040: R6-DDO.2 and R7-DDO.2
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

8. Frontages
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Shopfront14 6.100
Terrace14 6.110
Gallery14 6.120
Allowed Public Frontage Types Standards
Neighborhood Street 4.060.C.1
14 Open sub-district only

9. Signage
Allowed Sign Types Standards
Yard/Porch Sign 8.040
Projecting Sign15 8.050
Awning/Canopy Sign15 8.060
Wall Sign15 8.070
Window Sign15 8.090
Sidewalk Sign15 8.100
Directory Sign15 8.110
15 Open sub-district only

7. Parking
Setback (Distance from ROW/ Design Site Line)
Front 30' min.

Secondary Front Yard 5' min. beyond 30' of front
design site line
Side 5' min.

Rear 5' min.

Driveway13
Curb Cut/Width See Resolution No. 6371-2021
(Street Standards)
13 See Subsection 4.040.6.C for additional standards.

Front Street (Narrowest Side)
Secondary Front Yard
min.
min.
min. min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
54 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.040: R6-DDO.2 and R7-DDO.2
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

3.050 CO-DDO.3
General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

2. Sub-District(s)
None.

1. Intent
A walkable, vibrant district of small-to-medium footprint, moderate intensity, mixed-use buildings and housing choices, supporting neighborhood-serving ground floor retail, food and services. See SMC Section 17.25.020 for allowed uses.

The following are generally appropriate form elements in the district.

Primarily House-Scale Buildings House, Cottage Court, Multiplex Small, Neighborhood Townhouse,
Neighborhood Courtyard, Multiplex
Medium, and Main Street Building
Primarily Attached Buildings
Small-to-Medium Building Footprints
None-to-Small Front Setbacks
None-to-Small Side Setbacks Porch Projecting, Porch Engaged, Dooryard, Stoop, Forecourt, Shopfront,
Terrace, and Gallery Frontage Types;
Maker Shopfront Frontage Type on
Secondary Front Yard
Number of stories per underlying
zone; see SMC Title 17
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 55 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

3. Building Types and Design Site Size
Allowed Building
Types
Design Site1 Standards
Width Depth
House-Scale
House Per
underlying
zone; see
SMC Title 17
100' min. 5.040
Cottage Court 90' min. 120' min. 5.060
Multiplex Small 50' min. 100' min. 5.070
Neighborhood
Townhouse
18' min.2 100' min. 5.080
Neighborhood
Courtyard
70' min.3 110' min. 5.100
Multiplex Medium 60' min. 110' min. 5.120
Block-Scale
Main Street Building 25' min. 100' min. 5.150
1 See Table 3.020.A (Applicability of Design Site
Requirements) for Large Site applicability requirements. 2 Represents one townhouse
3 For an L-shaped building; 100' min. for a U-shaped building

4. Building Form
Height
Primary Building4
Stories Per underlying zone; see SMC Title 17
To Highest Eave 24' max.

Top of Parapet/Overall 32' max.5
Ground Floor Finish Level
Residential 6" min.6,7
Non-Residential 6" max.9
Floor-to-Floor (Ground Floor)
Residential 12' min.

Non-Residential 14' min.

Footprint
Max. Design Site Coverage See standards in Chapter 5
(Specific to Building Types)
Depth, Ground-Floor Space 30' min.8
4 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
5 See SMC Subsection 17.100.020.A for requirements for
elements that may exceed overall height.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Only on secondary front yard and at least 60' from front of design site
8 Only for non-residential uses as allowed by underlying zone 9 Non-residential uses allowed by the underlying zoning are required within 50' of a street corner along South Main Street or Petaluma Avenue.

ROW Line
Secondary Front Yard
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
ROW Line
Key
ROW/ Design Site Line
Key
56 Districts
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023

3.050: CO-DDO.3
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front S.F.Y. Side Rear
Private Frontages --- --- --- ---
Architectural Features 3' max. 3' max. --- 5' max.

Patio Covers --- --- --- 5' max.

Stairs/Ramps12 3' max. 3' max. --- 5' max.

Decks (24" Tall Max.) --- 5' max. 5' max. 20' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).

Encroachments into Public Right of Ways (ROW)
Upper story encroachments on Front Street and Secondary Front Yard require 7' min. clearance.

No encroachment allowed for Accessory Structures.
12 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.

5. Building Placement
Setback (Distance from ROW/ Design Site Line)10
Front (Facade Zone)
Interior Design Site 0' min.; 10' max.11
Corner Design Site 0' min.; 10' max.11
Secondary Front Yard (Facade Zone)
Primary Building 0' min.; 10' max.

Accessory Structure(s) 10' min.

Side
Primary Building 0' min.

Adjacent to R5-DDO.1 or Res'l Zone 10' min.

Accessory Structure(s) 5' min.

Rear
Primary Building 20' min.

Adjacent to R5-DDO.1 or Res'l Zone 20' min.

Accessory Structure(s) 5' min.

Building Facade
Facade Zone Front St. S.F.Y.

Facade Zone Defined by Primary
Building/Frontage (Subsection

10.030.2)
65% min. 55% min.

Facade Design
All building facades shall be designed in compliance with Chapter 7 (Specific to Architectural Design).
10 Design sites with slopes ≥ 6% shall be designed in
compliance with Section 4.050 (Slope Standards).
11 10' min., 20' max. on west side of South Main Street Key --- = Not Allowed N/A = Not Applicable
S.F.Y. = Secondary Front Yard
Secondary Front Yard
Front Street (Narrowest Side) Front Street (Narrowest Side) Secondary Front Yard max.
min.
min.
max.
min. min.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
57 Districts
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

3.050: CO-DDO.3
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

8. Frontages
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Forecourt 6.080
Maker Shopfront14 6.090
Shopfront 6.100
Terrace 6.110
Gallery 6.120
Allowed Public Frontage Types Standards
Main Street 4.060.C.2
14 Only on secondary front yard and not within 50' of a street corner

9. Signage
Allowed Sign Types Standards
Yard/Porch Sign 8.040
Projecting Sign 8.050
Awning/Canopy Sign 8.060
Wall Sign 8.070
Painted Wall Sign 8.080
Window Sign 8.090
Sidewalk Sign 8.100
Directory Sign 8.110

7. Parking
Setback (Distance from ROW/ Design Site Line)
Front 30' min.

Secondary Front Yard 10' min. beyond 30' front
design site line
Side 0' min.

Rear 5' min.

Driveway13
Curb Cut/Width See Resolution No. 6371-2021
(Street Standards)
13 See Subsection 4.040.6.C for additional standards.

Front Street (Narrowest Side)
Secondary Front Yard
min.
min. min. min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
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3.060 CD-DDO.4
General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

2. Sub-District(s)
None.

1. Intent
A walkable, vibrant district of medium-to-large footprint, moderate intensity, mixed-use buildings and housing choices, supporting neighborhood-serving ground floor retail, food and services. See SMC Section 17.25.020 for allowed uses.

The following are generally appropriate form elements in the district.

Block-Scale Buildings Multiplex Medium, Core Townhouse, Core Courtyard, and Main Street
Building
Primarily Attached Buildings
Medium-to-Large Building Footprints
None-to-Small Front Setbacks Forecourt, Shopfront, Terrace, and Gallery Frontage Types; Dooryard and
Maker Shopfront Frontage Types on
Secondary Front Yard
Up to 3 Stories
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3. Building Types and Design Site Size
Allowed
Building Types
Design Site1 Standards
Width Depth
House-Scale
Multiplex
Medium
60' min. 120' min. 5.120
Block-Scale
Core Townhouse 18' min.2 100' min. 5.130
Core Courtyard 75' min.3 120' min. 5.140
Main Street
Building
25' min. 100' min. 5.150
1 See Table 3.020.A (Applicability of Design Site
Requirements) for Large Site applicability requirements. 2 Represents up to 2 stacked units
3 For an L-shaped building; 100' min. for a U- or O-shaped building

4. Building Form
Height
Primary Building4
Stories 3 max.

Overall 40' max.5
Ground Floor Finish Level
Residential 6" min.6,7
Non-Residential 6" max.

Floor-to-Floor (Ground Floor)
Residential 12'; Not allowed on
ground floor within 30'
of front of building
Non-Residential 14' min.

Footprint
Max. Design Site Coverage See standards in Chapter 5
(Specific to Building Types)
Depth, Ground-Floor Space 30' min.8
4 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
5 See SMC Subsection 17.100.020.A for requirements for
elements that may exceed overall height.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Only on secondary front yard and at least 60' from front of design site
8 Only for non-residential uses as allowed by underlying zone Secondary Front Yard
Front Street (Narrowest Side)
ROW Line
Interior
Design Site
Corner
Design Site
Interior
Design Site
Key Key
ROW/ Design Site Line ROW Line
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6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front S.F.Y. Side Rear
Private Frontages --- --- N/A N/A
Architectural Features 3' max. 3' max. --- 2' max.

Patio Covers --- --- --- 2' max.

Stairs/Ramps10 3' max. 3' max. --- 2' max.

Decks (24" Tall Max.) --- 5' max. 5' max. 20' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).

Encroachments into Public Right of Ways (ROW)
Upper story encroachments on Front Street and Secondary Front Yard require 7' min. clearance.

No encroachment allowed for Accessory Structures.
10 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.

5. Building Placement
Setback (Distance from ROW/ Design Site Line)9
Front (Facade Zone)
Interior Design Site 0' min.; 10' max.

Corner Design Site 0' min.; 10' max.

Secondary Front Yard (Facade Zone)
Primary Building 0' min.; 10' max.

Accessory Structure(s) 10' min.

Side
Primary Building 0' min.

Adjacent to R5-DDO.1 or Res'l Zone 10' min.

Accessory Structure(s) 5' min.

Rear
Primary Building 10' min.

Adjacent to R5-DDO.1 or Res'l Zone 20' min.

Accessory Structure(s) 5' min.

Building Facade
Facade Zone Front St. S.F.Y.

Facade Zone Defined by Primary
Building/Frontage (Subsection

10.030.2)
80% min. 70% min.

Facade Design
All building facades shall be designed in compliance with Chapter 7 (Specific to Architectural Design).
9 Design sites with slopes ≥ 6% shall be designed in
compliance with Section 4.050 (Slope Standards). Key --- = Not Allowed N/A = Not Applicable S.F.Y. = Secondary Front Yard
Secondary Front Yard
Front Street (Narrowest Side) Front Street (Narrowest Side) Secondary Front Yard max.
min.
min.
max.
min. min.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
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8. Frontages
Allowed Private Frontage Types Standards
Dooryard12 6.060
Forecourt 6.080
Maker Shopfront12 6.090
Shopfront 6.100
Terrace 6.110
Gallery 6.120
Allowed Public Frontage Types Standards
Main Street 4.060.C.2
12 Only on secondary front yard and not within 100' of street corner

9. Signage
Allowed Sign Types Standards
Projecting Sign 8.050
Awning/Canopy Sign 8.060
Wall Sign 8.070
Painted Wall Sign 8.080
Window Sign 8.090
Sidewalk Sign 8.100
Directory Sign 8.110

7. Parking
Setback (Distance from ROW/ Design Site Line)
Front 30' min.

Secondary Front Yard 10' min. beyond 30' from front
of design site
Side 0' min.

Rear 5' min.

Driveway11
Curb Cut/Width See Resolution No. 6371-2021
(Street Standards)
11 See Subsection 4.040.6.C for additional standards.

Front Street (Narrowest Side)
Secondary Front Yard
min.
min. min. min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
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3.070: Adjacency Requirements

3.070 Adjacency Requirements

1. Where a proposed building in an ODS district is within the specified distance of the district(s) or land use(s) identified in Table A (Adjacency Requirements), adjacency standards shall be applied to the building design to reduce its size in width, height, and volume. The area(s) removed after applying the adjacency standards is not allowed to be added elsewhere.

2. Where a proposed building in an ODS district is adjacent to a physical feature identified in Table A (Adjacency Requirements), adjacency standards shall be applied to the design of habitable space abutting the feature.

Table 3.070.A: Adjacency Requirements
Applicability Standard
Where abutting a residential use Within 30' of shared property line: Max. 2.5 stories and 35' in overall height All building volumes within 30' of a
single-family residential land use or R5-
DDO.1, R6-DDO.2 or R7-DDO.2 district
Max. width per building volume: 50'
Min. separation between building volumes: 20'
Where within 100' of a Creek Ground floor frontage required, using the frontage types allowed by the district.

Min. 15' building setback.

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4.010 Purpose
This Chapter provides standards to ensure that new development accomplishes the following:

1. Makes a positive contribution to the development pattern of the area;

2. New or altered structures are compatible with the design and use of existing structures on neighboring properties;

3. Respects the existing conditions of neighboring properties; and

4. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a substantial, negative manner the habitability of these properties.

Chapter 4: General to Design Sites
Sections:

4.010 Purpose

4.020 Screening

4.030 Landscaping and Lighting

4.040 Parking and Loading

4.050 Slope Standards

4.060 Public Frontage Standards
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4.020 Screening

1. Intent. This Section provides standards for screening, fences, and walls for the protection of property, the enhancement of privacy, the attenuation of noise, and the improvement of the visual environment.

2. Design Standards for Screening. Except for wall- and ground-mounted equipment that is not visible from the public right-of-way or abutting design sites, all equipment shall comply with the following:

A. Screening Height Maximums. Screening shall not exceed the maximums identified in Table A (Maximum Screening Height).

Table 4.020.A: Maximum Screening Height
District Item Maximum Height Allowed
Front Side St. Side Rear
R5-DDO.1 Fences
Free Standing Walls
Landscaping1

3.5' max.

3.5' max.

3.5' max.

3.5' max.

3.5' max.

3.5' max.
8' max.
8' max.
8' max.
8' max.
8' max.
8' max.

R6-DDO.2, R7-DDO.2,
CO-DDO.2-Open,
CG-DDO.2-Open
Fences
Free Standing Walls
Landscaping1

3.5' max.

3.5' max.

3.5' max.

3.5' max.

3.5' max.

3.5' max.
8' max.
8' max.
8' max.
8' max.
8' max.
8' max.

CO-DDO.3, CD-DDO.4 Fences
Free Standing Walls
Landscaping1
---
---

3.5' max.
---
---

3.5' max.
8' max.
8' max.
8' max.
8' max.
8' max.
8' max.
1 Excludes trees and individual shrubs; applies to hedges Key --- = Not Allowed
B. Screening Height Measurement. Screening height shall be measured as the vertical distance between the lowest finished grade at the base of the screen and the top edge of the screen material.

C. Screening Opacity. The first six feet measured from grade may be 100 percent opaque. Any screening greater than six feet up to the maximum allowed height shall have an opacity no greater than 50 percent.
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3. Courtyard Screening
A. Fences, walls and other screening installed to create a courtyard without a roof shall not exceed five feet in height and shall be set back a minimum of 10 feet from the front property line or back of sidewalk, whichever is the least.

B. Landscaping installed in compliance with Section 4.030 (Landscaping and Lighting).

4. Screening on Retaining Walls. The total height of screens and the retaining walls they are mounted on or attached to shall not exceed six feet.

5. Mechanical Equipment Screening
A. The following mechanical equipment is exempt from screening:
(1) Free-standing or roof-mounted solar equipment; and
(2) Vents less than two feet in height.

B. For new installation or relocation of existing mechanical equipment, the equipment shall be screened.
(1) Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style shall screen roof-mounted equipment. (a) New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building; and
(b) For existing buildings with no parapet less than two feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall (70% minimum opacity required) as tall as the highest point of the equipment. The wall shall be architecturally consistent with the building.
(2) Wall- and Ground-Mounted Equipment
(a) Equipment is not allowed between front or secondary front yard facades and the street. (b) All screen devices shall be as high as the highest point of the equipment being screened. (c) Equipment and screening shall be in compliance with the setbacks of the district. (d) Screening shall incorpoate at least one of the following consistent with the architecture:
color, shape, size, finish, or materials.
(e) Plant materials, when used as a visual screen, shall consist of evergreen plants, planted in a minimum three-foot-wide planting strip. They shall be of a kind, or used in such a manner, so as to provide screening which meets the requirements in Section 4.030 (Landscaping and Lighting).

6. Temporary Fencing. Temporary fencing may be used to provide security for approved special events, construction sites, or vacant structures and land, which cannot otherwise be secured.

7. Barbed Wire and Razor Wire. Barbed wire and razor wire screening are not allowed.

Note to Staff:

Subsection 5B(2)(d)
slightly reworded
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8. Safety. Fences, walls, and other screening and landscaping, whether provided in compliance with the provisions of this Subsection or provided in addition to those provisions, are subject to review by the Traffic Engineer in the following areas to ensure that visibility is maintained:

A. Within 10 feet of the point of intersection of:
(1) A vehicular access way or driveway and a street; and/or (2) A vehicular access way or driveway and a sidewalk.

B. Within 20 feet of the point of intersection of two or more vehicular access ways, including driveways, alleys, or streets.

C. As used in this Subsection, "point of intersection" is measured from the face of curb or if none, from the edge of pavement.

9. Trash Enclosures
A. Trash enclosures shall be designed to match the primary building's roof style, exterior finish materials and colors.

B. Walls shall be at least seven feet tall for dumpsters, and at least five feet tall for carts.

C. Trash enclosures shall not be located in any of the following:
(1) Required setback;
(2) Between the building and the street;
(3) In any open yard;
(4) Within any frontage type; or
(5) In any parking space.

D. Trash enclosures shall be located at least five feet from combustible walls, openings or roof eaves unless the enclosure(s) is protected by an approved automatic fire sprinkler system.

E. Trash enclosures shall be located within:
(1) 250 feet of the commercial building(s) being served; and (2) 150 feet of the residential building(s) being served.

F. The floor of the enclosure must be a flat, level concrete surface.

G. A concrete pad is required for all new dumpster enclosures. (1) The concrete pad shall match the width of the enclosure and extend out 20 feet from the front to join the enclosure pad to the surrounding pavement.
(2) The concrete pad surface must be the same elevation as the enclosure pad threshold and the surrounding surfaces, with a maximum slope of 1/8 inch per foot away from the enclosure pad. (3) The concrete pad must be engineered to withstand up to 20,000 pounds of direct force from a single truck axle.
(4) If the concrete pad transitions to asphalt, sufficient subsurface preparation is required to prevent dimpling or breakdown of the asphalt over time. (5) Service access to bins at least 6 cubic yards in size must be via a striaght approach. 68 General to Design Sites
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H. Turnarounds and Turning Radius. Roads and driveways must be designed to meet the turning radius specifications as per fire department requirements (generally a minimum of 34 feet) even if emergency vehicles will not need to enter the area, and accomodate regular service.

I. If fully roofed and protected from rainfall, the enclosure is allowed to include a drain to the sanitary sewer. Water connections in or adjacent to the enclosure are only allowed if the enclosure is plumbed to the sanitary sewer or if the drainage area is sufficient to retain the wash water.

J. The minimum clearance inside a roofed or partially roofed enclosure is seven feet and six inches with a six foot and eight inch high entryway for pedestrian access.

K. Interior curbs are required. Each curb shall be 8 inches tall and 6 inches wide along each wall. The curb must be high enough to stop the body of the dumpster, not the wheels.

L. Balers are allowed for large cardboard generators, but stored bales are subject to the same storage restrictions (not within sight of street, alley, or parking lot) as other waste. Compactors are only allowed for trash if there is also a separate compactor for blue bin recycling.

M. Storage of pallets and reusable crates shall not be visible from a public street, community open space, or Paseo.

N. Gates are required to provide access and screening of enclosure areas. Two gates are required for dumpster enclosures. One for the building occupants to use, and a large, industrial gate for the haulers to bring out the containers. The large gate must span the entire width of the enclosure.

O. Enclosures for carts are allowed to only have one gate. Gate posts are required between containers.

P. If a gate is on or near the line of any street or alley, the gate must swing inward from any street or alley to not obstruct the street, alley, or sidewalk. The gate shall include a spring, or equivalent, to make such gate self-closing.

Q. An accessible latch on the gate is required. If there is no gate, the opening must not be visible from a street, alley, or parking lot. The pedestrian gate must be 36 inches wide, with a 32 inch clearance of all hardware
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4.030 Landscaping and Lighting

1. Intent. This Section prescribes landscaping and lighting standards for protection and enhancement of the environmental and visual quality of the community, enhancement of privacy, and the control of dust.

2. Required Landscaping. The landscaping required by this Section shall be installed as part of the development or improvement(s) requiring the landscaping. Standards for landscaping in parking areas shall be in combination with Section 4.040 (Parking and Loading).

A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buffers, and design of the selected private frontage type(s).

B. Landscape materials shall be applied to the planting areas identified for public frontage type(s).

3. Required Lighting
A. Site improvements, including lighting, shall be consistent with the architectural style of the primary building.

B. Dark Sky Standards. Lighting shall be provided in compliance with the following:
(1) All exterior lighting shall be designed, located, and lamped in order to prevent overlighting and light trespass.
(2) All parking lot lights shall be full cutoff luminaires, as certified by the manufacturer, with the light source directed downward and away from adjacent residences. (3) Bollard lighting may be used to light walkways and other landscape features, but shall cast its light downward.
(4) Internally illuminated fascia, wall, roof, awning or other building parts are prohibited.

4. Design Standards
A. Allowed Landscaping Materials
(1) Landscaping materials shall comply with the following:
(a) Shrubs, of at least one-gallon size;
(b) Ground cover instead of grass/turf; and/or
(c) Decorative nonliving landscaping materials including, but not limited to, sand, stone, gravel, wood or water may be used to satisfy a maximum of 25 percent of the required landscaping area.
(2) Street trees, of at least 15-gallon size, double-staked, planted between the curb and the back of the sidewalk.

B. Species Selection
(1) Native and drought tolerant species are required to meet the minimum standards, in conformance with SMC Chapter 15.36 (Water Efficient Landscape Program). (2) Landscape selection shall include native vegetation, applicable to Sebastopol, in compliance with SMC Chapter 15.36 (Water Efficient Landscape Program).
(3) Landscaping shall be in compliance with SMC Chapter 15.36 (Water Efficient Landscape Program).
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C. Existing Vegetation
(1) On-site protected native trees shall be incorporated into the landscape. See SMC Section

8.12.040 (Definitions).
(2) No heritage trees rated by a certified arborist as in 'good' or 'fair' condition shall be removed from the site.
(3) Existing trees to be preserved shall be protected in accordance with SMC Section 8.12.050 (Tree Protection Plan - Construction).

D. Retaining Walls
(1) Grading. Retaining walls shall comply with Section 4.050 (Slope Standards). (2) Height.
(a) Retaining walls within the front street and/or secondary front yard facade zone(s) or visible from the public sidewalk adjoining the design site shall not exceed four feet as measured to the adjacent finished grade or sidewalk whichever is nearest. (b) Retaining walls along the interior design site line that are beyond the front street and/or secondary front yard facade zone(s) shall not exceed three feet as measured to the adjacent finished grade.
(c) Retaining walls along the rear design site line that are beyond the front street and/or secondary front yard facade zone(s) shall not exceed eight feet as measured to the adjacent finished grade;
(3) Design Standards. All retaining walls shall:
(a) Comply with the building setbacks of the district; and (b) Provide one-foot additional sidewalk width when retaining wall abuts front property line; and
(c) Include a landscape planter in front of the wall when not within the building. The planter shall be at least three feet deep measured perpendicular to the wall; and/or (d) When not within the building, be finished with allowable wall material(s) of the architectural style for the primary building, or natural cut stone with matching mortar. (4) Terraced Retaining Walls. Up to two terraced retaining walls are allowed, with a single retaining wall being no more than the maximum height allowed in Subsection (2) above, and in compliance with the following:
(a) Measure no more than 12 cumulative feet as measured from the lowest finished grade to the top of the upper wall for fill or cut slope retaining walls; and (b) Have a minimum horizontal distance, as measured perpendicular to the walls, that is at least equal to the average height of the vertical walls; and
(c) Include landscape in the entire horizontal area between retaining walls.

E. Maintenance. Required landscaping shall be maintained in a clean and healthy condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping. Weeds shall be controlled in accordance with SMC Section 8.56.030 (Public Nuisance).
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4.040 Parking and Loading

1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and access drives, and standards for reducing motor vehicle trips per capita to and from development. These standards are intended to ensure that new development accomplishes the following:

A. Consistency with the intended physical character of walkable environments; B. Provision of bicycle parking to increase bicycle trips and reduce motor vehicle trips per capita; and C. Appropriately limits, screens, and landscapes motor vehicle parking areas to protect and enhance the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust.

2. On-Site Parking. On-site parking is allowed in all districts subject to the standards in this Section.

3. Bicycle Parking Standards. Bicycle parking shall be provided in compliance with the standards of the district.

4. General Vehicular Parking Standards
A. Sharing of On-Site Parking. Sharing of parking between different uses and developments is allowed.

B. Sharing of Non-Residential Parking Required. If on-site parking spaces for non-residential uses are provided, such spaces shall be made available for use by the general public during at least one of the following time periods:
(1) Monday through Friday, 8 AM to 5 PM; or
(2) Monday through Friday, 5 PM to 11 PM and all day on Saturday and Sunday.

C. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses that are without current license plates or are inoperable shall only be parked within completely enclosed buildings.

D. Cargo or Freight Container. Portable cargo or freight storage containers in any district for purposes of loading or unloading may be parked or stored on-premise for a period not to exceed 10 days in any one calendar year.

5. Number of Motor Vehicle Parking Spaces Required
A. Required Spaces. See parking requirements in SMC Section 17.110.020 (Off-street Parking Required)

6. Parking Spaces, Design and Layout
A. Parking Facilities. If off-street parking is located within a carport or garage, it shall be designed in compliance with the architectural style of the primary building.

B. Access. On-site parking areas shall be accessed per the following:
(1) On-site parking shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic flow. (2) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly from the front, secondary front yard, public alley, or rear lane. (3) On-site loading space(s) is not required.
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C. Driveways
(1) Access to Driveways
(a) Driveway access to and from developments of two or fewer dwelling units onto public streets shall be by forward or reverse motion of the vehicle; and (b) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle.
(c) Minimum 30 feet separation between driveways for all uses except developments of two or fewer dwelling units.
(2) Number of Driveways. Table A (Number of Driveways) specifies the maximum number of driveways for a development site.
(3) Driveways shall be setback from design site lines as follows:
(a) For front access, minimum two feet from side design site lines; and/or (b) For secondary front yard access, no less than the minimum rear parking setback per the district; and/or
(c) Where driveway access is shared by abutting design sites, Subsections (a) and (b) above do not apply; minimum two feet from building(s), and in compliance with SMC Subsection

17.110.010.I (Improvements).
(4) Driveways shall extend to and include the area between the design site line and the edge of the street pavement.
(5) The design and construction of all on-site parking access drives shall be in compliance with SMC Subsection 17.110.010.I (Improvements).

Table 4.040.A: Number of Driveways
Lot Frontage (Corner Parcel Applies Same
Requirements as Secondary Front Yard) Maximum Number of Driveways Up to 150' 1
150' to 299' 2
Each additional 300' over 299' 1
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D. Parking Techniques. In compliance with Subsection 7 of the district, the following techniques may be applied individually or in combination:
(1) Tandem Parking. Parking spaces are arranged in a series up to three spaces. Tandem parking is allowed in all districts for all uses when the tandem spaces are assigned or owned by the same dwelling unit or commercial use (See SMC Subsection 17.110.010.I.5). (2) Parking Court. Parking spaces in groupings of covered or uncovered spaces or individual garages not in a podium configuration shared between two design sites. The maximum width of the parking court is 65 feet measured parallel to the adjacent street/right-of-way. The parking court is accessed from the adjacent street/right-of-way and the maximum width of the entrance to the parking court is determined by Subsection 7 of the district. See Figure 1 (Parking Court). (3) Podium Parking. Parking spaces are located in an at-grade garage under the rear and/or interior side of the building or under all of the building except for the required ground floor habitable space. Occupiable space is along the edges of and/or above the garage level. The podium is not visible or exposed along the front and secondary front yard building facades. (4) Subterranean Parking. Parking spaces are located below the adjacent finished grade of the building. The subterranean garage is allowed to be up to 5 feet above the adjacent finished grade of the building in compliance with the building form (Subsection 4 of the district) and frontage standards (Chapter 6).
(5) Stacked Parking System. Parking spaces are arranged in a system that provides two to three spaces in the horizontal area of one space. This type of system is within a podium parking garage.
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Figure 4.040.1: Parking Court
Parking Court
Design Site 1 Design Site 2
Design Site Line
Building Setback Line
Width 65' max.

Parking Court Setback: Small Parking Court
(6 or fewer spaces)
15' min.

Large Parking Court
(7 or more spaces)
Behind required ground floor habitable space
required in Subsection 4 of the district
Decorative wall and
landscaping
36" max. height in compliance with Section 4.030 (Landscaping and Lighting)
E. Identification as to Purpose and Location. On-site parking areas of four or more spaces shall include painted lines, wheel stops, or other methods of identifying individual parking spaces and loading areas, while distinguishing such spaces from aisle and other circulation features. 75 General to Design Sites
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F. Materials
(1) All on-site parking areas and driveways shall be surfaced only with materials identified in SMC Chapter 17.110 (Off-street Parking Regulations).
(2) Parking area surfacing materials shall consist of the following materials, in compliance with SMC Chapter 17.110 (Off-street Parking Regulations):
(a) Gravel, crushed granite, “grasscrete”;
(b) Recycled materials including, but not limited to, glass, rubber, used asphalt, brick, block and concrete; or
(c) A combination of the above materials.
(3) A minimum of 20 percent of the parking area shall be improved with impervious materials, exclusive of required landscaping in Table B (Required Parking Lot Landscaping). See California Green Building Standards Code, Title 24.

G. Landscaping. The landscaping standards identified in Table B (Required Parking Lot Landscaping) shall be applied with the standards of Section 4.020 (Screening) and Section 4.030 (Landscaping and Lighting).
(1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall, fence, or evergreen.
(2) Screening is not required when parking area(s) is adjacent to an alley. (3) Landscaping areas shall integrate stormwater management features per SMC Chapter 15.36 (Water Efficient Landscape Program).
(4) For portions of parking areas covered by photo-voltaic solar collectors that also function as shade structures, the minimum standard for trees does not apply.

H. Location
(1) Location of on-site parking is regulated by the required setbacks in Subsection 7 of the district and the following:
(a) Parking lots with 11-20 spaces shall be separated at least by five feet from buildings to make room for a sidewalk, landscaping, and/or other planting between the building and the parking area;
(b) Parking lots with more than 20 spaces shall be separated by at least 12 feet from buildings to make room for a sidewalk, landscaping, and other planting between the building and the parking area; and
(c) The required separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials.
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Table 4.040.B: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped1 10 or fewer None
11 to 20 5' min. wide planter along property line
21 to 50 5%; 5' min. wide planter between every 5 spaces, property line, and building(s)
51 and over 10%; 5' min. wide planter between every 5 spaces, property line, and building(s)
General Landscaping
Perimeter Planter 5' wide min. or 10' wide min. if adjacent to a State highway Required Border 6" high curb or equivalent
Border and Stormwater Curb or equivalent shall include breaks every 4" to provide drainage to retention and filtration areas.

Car Overhangs Shall be prevented by stops or curbs
Required Quantity 1 tree per every 7 parking spaces, beginning at 6 total spaces Tree Well Size2 10' min. in any direction
Tree Can Size 15 gallon min.

Tree Box Size 20% of required trees shall be 24" min.

Tree Caliper 1" min.

Tree Height at Installation 7' min. vertical clearance
Tree Characteristics Tree canopy
Location Evenly spaced throughout parking lot to provide uniform shade 1 Solar carports are allowed in lieu of required landscaping except for required perimeter planter. Carports and solar equipment shall be in compliance with the requirements. 2 Any vehicle overhang requires the minimum planter area width to be expanded by an equivalent dimension.

I. Size of Parking Lot. Parking lots larger than 10,000 square feet in size shall be broken down into smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to minimize the perceived scale of the total field of stalls. 77 General to Design Sites
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4.050 Slope Standards

1. Intent. This Section provides the standards for development in all districts on design sites with sloped topography. For the purposes of this Section, sloped topography is any slope of at least six percent.

A. Table A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the amount of developable area for sloped portions of design sites. This, in combination with the standards in this Section and the maximum allowed building footprint shall be applied to the design of the sloped portions of design sites.

B. Developments subject to Chapter 9 (Specific to Large Sites) requiring new streets shall be in compliance with maximum grade standards in SMC Section 16.40.040 (Circulation).

Table 4.050.A: Maximum Amount of Sloped Areas Allowed to be Developed Portions of Design Site
with Existing Slope
Development Site1,2
Up to 1 acre 1 to 3 acres >3 acres
0–5.99% 100% max. 100% max. 100% max.
6–9.99% 100% max. 70% max. 70% max.
10–14.99% 100% max. 50% max. 25% max.
15–19.99% 75% max. 25% max. 10% max.
20-29.99% 25% max. 5% max. 0% max.
> 30% 0% max. 0% max. 0% max.
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). 2 In compliance with required amount of open space identified in Subsection 9.020.3.B.

2. Building Height
A. Maximum Building Height. Building height is regulated by Subsection 4 of the district. The maximum allowed height of a building shall follow the existing topography of the design site to ensure that each building is in compliance with the allowed building height. (1) Figure 1 (Site Grading for Small-to-Medium Detached and Attached Building Forms) and Figure 2 (Site Grading for Large or Attached Building Forms) in this Section illustrate allowed and nonallowed site grading methods.

B. Exposed Basements. Basements do not count toward the maximum stories allowed in the district if exposed less than half of the basement's story height below the average adjacent finished grade. 78 General to Design Sites
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3. Topography and Required Location of Primary Building. Sloped topography can present issues with locating the primary building on a design site in compliance with Subsection 5 of the district. Section

1.060 (Adjustments to Standards) identifies allowed administrative variations for issues arising from sloped topography, subject to the required findings in Table 1.060.A (Adjustments to Standards for Design Sites Less Than 6% Slope) and Table 1.060.B (Adjustments to Standards for Design Sites Over 6% Slope).

4. Grading or Regrading of Design Sites. When existing design site topography is proposed to be changed, grading shall not result in any of the following:

A. Creation of retaining walls or blank walls taller than four feet within required front or secondary front yard facade zones;
B. Retaining walls on side design site lines taller than three feet; C. Retaining walls on rear design site lines not within the building footprint, taller than 10 feet; D. Building(s) that do not reflect the existing topography of the design site; E. Terraced design sites that result in a vertical difference of more than 4 feet between the adjacent right-of-way and the finished grade of the design site; F. Grading beyond 5 feet of the building perimeter and the required access drive(s); G. Cut exceeding 16 feet in height from top to toe;
H. Cut slope exceeding two horizontal to one vertical;
I. Graded slopes exceeding 30%;
J. Graded slopes not contoured to blend with existing terrain, such that proposed cuts and fills exceed one foot of added/subtracted rise for each one and one-half feet of run; K. Graded slopes not screened from view under or behind buildings with landscaping or natural topographic features; or
L. Graded slopes not revegetated with a mixture of grass seed or shrubs as identified by the USDA Soil Conservation Service.

M. Grading exceeding a total of 2,000 cubic yards per acre.

5. Streets
A. New roads, including parking access and drive aisles, shall not intrude into locations where slopes exceed 15%, or with identified seismic or geologic hazards, or within 50 feet of creek centerline, except where necessary to access a one-acre or larger developable area that would be otherwise inaccessible.

6. Drainage Facilities. All proposed drainage facilities shall preserve major drainage channels in their natural state and be designed in such a manner as to minimize soil erosion and to otherwise preserve the public health, safety, and welfare.
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7. Massing. Buildings on sloped design sites shall reflect the existing topography of the design site.

A. Buildings with footprints 36 feet wide or less shall have a simple water table element or change in material between the basement and the ground floor.

B. Buildings with footprints wider than 36 feet and 2.5 stories or taller shall have a minimum of one story tall defined base. The base shall be defined through the use one of the following methods:
(1) Change in material;
(2) A continuous horizontal band between the base and upper floors; and/or. (3) Use of a continuous shopfront frontage.

C. All design shall be in compliance with the selected style for the building(s) in Chapter 7 (Specific to Architectural Design).

8. Frontage. Along front and secondary front yard building facades, the primary building on each design site shall be designed in compliance with the standards for ground floor private frontage as required by Subsection 8 of the district.

9. Administrative Relief. Section 1.060 (Adjustments to Standards) provides for administrative variations from the standards in this Section due to topographic constraints. 80 General to Design Sites
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Figure 4.050.1: Site Grading for Small-to-Medium Detached and Attached Building Forms Allowed Site Grading. The following examples apply to the House, Duplex Side-by-Side, Cottage Court, Multiplex Small, Neighborhood Townhouse, Multiplex Medium, Pocket Neighborhood, and Neighborhood Courtyard Building Types.

Allowed. Grading that results in each new modified
building stepping and reflecting the topography of the
parcel or design sites, and that connects each building with the adjacent street and public realm.

Medium Slope
Small Footprint
Axonometric Detail
Elevation
Detail
Elevation
Distance between building entries on slopes
greater than 10% shall not exceed 50'.

Building footprint width steps with slope.

Finished grade of terraced design site is less
than 4 feet from the adjacent street/right-of-way.

Not Allowed. Grading that results in each new
or modified building not following and reflecting
the topography of the parcel or design sites, and
disconnects each building from the adjacent street and
public realm.

Distance between building entries on slopes
greater than 6% exceeds 50'.
``
Building footprint width does not step with slope.

Finished grade of terraced design site is more than
4 feet from the adjacent street/right-of-way.
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Figure 4.050.2: Site Grading for Large or Attached Building Forms Allowed Site Grading. The following examples apply to the Core Townhouse, Core Courtyard, Multiplex Medium, and Main Street Building Types.

Allowed. Grading that results in each new or modified
building fronting on the adjacent street(s), and that
connects the building facades to the adjacent street and public realm, and avoids large blank retaining walls.

Slope is used to create a ground floor along street
or open space. Finished grade of terraced design
site is less than 4 feet from the adjacent street/
right-of-way.

Building footprint steps with slope
through a partial ground story.

Not Allowed. Grading that disconnects new and
modified building facades from the adjacent public
realm, and results in large retaining walls.

Height does not create building with frontage and
entries along adjacent streets; terraced design site
is more than 4 feet from adjacent sidewalk/street/
right-of-way.

Building footprint does not step with slope.
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4.060 Public Frontage Standards

1. Intent. Public frontage types provide a coordinated approach to design standards for the area between each design site's private frontage(s) and the adjoining right-of-way or private driveway easement. Public frontage types consist of planters, walkways, curbs, planters, planting and lighting, as illustrated in Table B (Public Frontage Types Overview).

2. Required Improvements. The public frontage along the design site(s) shall be improved per Table A (Required Improvements) and the development scenario that applies to the project.

Table 4.060.A: Required Improvements
Development Scenario
Required Improvements
Infill Design Site
on Existing Block
Two or More
Design Sites
on Existing Block
More Than Half of
Existing Block New Block(s)
Development
consists of one
design site.

Development
consists of two or
more design sites
that are less than
half of the block face.

Development
consists of two or
more design sites
that are more than
half of the block face.

Development
creates one or more
new blocks.
a. Sidewalk. Add missing
segment(s) along abutting front
street and/or secondary front
yard.

R R R R
b. Sidewalk. Repair uneven
segments along abutting front
street and/or secondary front
yard.

R R R N/A
c. Street trees. Add street trees
along abutting front street and/
or secondary front yard where
there is adequate room to
also maintain sufficient width
for traffic lanes, pedestrian
sidewalks, and bicycle facilities.

R R R R
d. Crosswalk improvements.

Add crosswalk as needed to
maintain pre-project Pedestrian
Level of Traffic Stress (PLTS).
--- --- --- R
[Including
adjacent and new
intersection(s)]
e. Bicycle facilities. Add bicycle
facilities required in the Bicycle
and Pedestrian Master Plan.
--- --- R R
[Including bike
lanes]
f. Curb and Gutter. Replace
broken and damaged curb and
gutter.

R R R N/A
Key R = Required --- = Not Required
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3. Design Standards for Public Frontages. Public frontages shall be designed and maintained in compliance with the following standards:

A. For new streets or new blocks, the required elements are identified in and shall be configured according to Table C (Public Frontage Assemblies) and in compliance with SMC Section 16.40.040 (Circulation).

B. For infill projects, the required elements shall be configured consistent with those existing on immediately adjacent parcels, along the subject parcel's front street and secondary front yard frontage. Where the configuration differs on adjacent parcels, the design site shall transition dimensions of required elements between those existing on adjacent parcels.

C. Planting and landscape selection shall be in compliance with SMC Chapter 15.36 (Water Efficient Landscape Program).

4. Pedestrian Crossings
A. Curb Ramps. Perpendicular corner curb ramps with a separate ramp installed in each direction are required.

B. Crosswalks. Crosswalks shall be designed per the Sebastopol's applicable standards and applicable State guidelines and standards.
(1) Standard Crosswalk. Crosswalk Width

5. Allowed Public Frontage Types
A. Neighborhood Street. The Street Frontage includes raised curbs drained by inlets with sidewalks separated from vehicular lanes by individual or continuous planters. Landscaping consists of street trees of a single or alternating species aligned and spaced at 35' intervals on average.

B. Main Street. The Main Street Frontage includes raised curbs drained by inlets with very wide sidewalks along both sides separated from the vehicular lanes by individual tree wells with grates.

Landscaping consists of a single tree species aligned and spaced at 35' intervals on average.

Key P = Allowed --- = Not Allowed
Table 4.060.B: Public Frontage Types Overview
Table B (Public Frontage Types Overview) provides an overview of the allowed public frontage types in or abutting each district.

Public Frontage
Types
Specific
Standards
Districts
R5-DDO.1
R6-DDO.2, R7-DDO.2,
CO-DDO.2-Open, CG-DDO.2-
Open CO-DDO.3 CD-DDO.4
Neighborhood Street 4.060.C.1 P P --- ---
Main Street 4.060.C.2 --- --- P P
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Table 4.060.C: Public Frontage Assemblies
Table C (Public Frontage Assemblies) identifies the required elements and dimensions of each public frontage type.

Neighborhood Street

4.060.C.1
Main Street

4.060.C.2
Assembly. The type
and dimension of curbs,
walkways, and planters.

PUBLIC FRONTAGE: STREET PUBLIC FRONTAGE: MAIN STREET
PUBLIC FRONTAGE: STREET PUBLIC FRONTAGE: MAIN STREET
Total Width 11' min. 16' min.

Note: See below for required elements of each assembly
a. Curb. The detailing
of the edge of the
vehicular pavement,
incorporating drainage.
i. Type Raised Curb Raised Curb
b. Walkway. The
pavement dedicated
exclusively to
pedestrian activity.
i. Type Walkway Walkway
ii. Width 6' min. 12' min.

Note: Placement of curb ramps shall match the desired path of pedestrian travel. See Resolution No. 6371-2021 (Street Standards) for curb ramp design.
c. Planter. The area
that accommodates
street trees and other
landscaping.

Arrangement Regular Regular
Types Tree Wells (must be located
between walkway and curb)
Tree Wells (must be located
between walkway and curb)
Width 5' min. 4' min.
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5.010 Purpose
This Chapter provides the standards for development of individual building types to achieve the intended physical character of each district, offer housing choices and affordable housing opportunities, and incubate small businesses as amenities within walkable neighborhoods.

5.020 Building Types

1. Building types are used to articulate size, scale, and intensity according to the intent of each district.

2. Building types are categorized into two groups: House-Scale Buildings and Block-Scale Buildings. See Figure 1 (Example of House-Scale and Block-Scale Buildings) for examples.

A. House-Scale Buildings. Buildings that are the size of a house, typically ranging in footprint from as small as 25 feet up to 80 feet overall; and
B. Block-Scale Buildings. Buildings that are individually as large as most or all of a block or, when arranged together along a street, appear as long as most or all of a block.

Chapter 5: Specific to Building Types
Sections:

5.010 Purpose

5.020 Building Types

5.030 Overview of Building Types

5.040 House

5.050 Duplex Side-by-Side

5.060 Cottage Court

5.070 Multiplex Small

5.080 Neighborhood Townhouse

5.090 Side Court

5.100 Neighborhood Courtyard

5.110 Pocket Neighborhood

5.120 Multiplex Medium

5.130 Core Townhouse

5.140 Core Courtyard

5.150 Main Street Building

5.160 Massing Compositions
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3. Design sites are used to achieve pedestrian-scaled buildings. Each design site shall have only one primary building type, except as follows, and in compliance with all standards:

A. The Cottage Court (Section 5.060) may consist of up to nine individual buildings; B. The Pocket Neighborhood (Section 5.110) may consist of up to 10 individual buildings; and C. The Core Courtyard (Section 5.140) may consist of up to two buildings.

4. In R6-DDO.2, R7-DDO.2, CO-DDO.3 and CD-DDO.4, detached buildings are allowed to be connected in compliance with the following:

A. The connection is at least 30 feet behind the building facade nearest to the street; B. The area of connection is at least 15 feet and up to 30 feet wide; C. The building facade nearest to the street is in compliance with the required facade zone; D. Upper story connections are at least 10 feet above the finished grade of the building and at least 13 feet, 6 inches above if the area below accommodates vehicle access.

5. On-site open space. The standards identify only the required type (private or common) and amount. For example, if the type only has standards for private open space, common open space is not required for that building type. The identified amount is for the entire building unless specified otherwise.

6. Parking may be designed as tuck-under, detached garage(s), podium or subterranean, in compliance with the district standards for parking placement.

7. Wings are allowed for certain building types to allow an increase in building square footage without increasing the maximum allowed footprint of the main body.

A. Wings are required to be smaller in footprint, one story less and 10 feet less to highest eave/parapet than the main body to visually reduce the overall size of a building.

B. The building type standards specify the amount that wings are required to be offset from the main body so that their facades are not aligned.

C. Wing offset from Main Body required only on facades along Front, Secondary Front Yard, or Open Space.

8. The maximum number of units identified for each building type is dependent on the design site being large enough to accommodate the district's standards (e.g., parking).

9. Individual designs may vary from the diagrams for each building type in compliance with the standards of this Chapter and Chapter 7 (Specific to Architectural Design).

10. New buildings and their improvements are subject to Sebastopol's local standards for Fire Safety and Building Safety.
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Figure 5.020.1 Example of House-Scale and Block-Scale Buildings House-Scale Buildings
Main body only Main body only
Main body with side and rear wings Main body with rear wing Block-Scale Buildings
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5.030 Overview of Building Types
Table A ( Building Types Overview) provides an overview of the allowed building types in each district. The names of the building types are not intended to limit uses within a building type. For example, a Duplex may have non-residential uses within it as allowed by the district.

Table 5.030.A: Building Types Overview
Specific
Standard
Districts
R5-DDO.1
R6-DDO.2,
R7-DDO.2,
CO-DDO.2-Open,
CG-DOO.2-Open CO-DDO.3 CD-DDO.4
House Scale
House 5.040 P P P ---
Duplex Side-by-Side 5.050 P P --- ---
Cottage Court 5.060 P P P ---
Multiplex Small 5.070 P P P ---
Neighborhood Townhouse 5.080 P P P ---
Side Court 5.090 P P --- ---
Neighborhood Courtyard 5.100 P P P ---
Pocket Neighborhood 5.110 P P --- ---
Multiplex Medium 5.120 --- P P P
Block Scale
Core Townhouse 5.130 --- --- --- P
Core Courtyard 5.140 --- --- --- P
Main Street Building 5.150 --- O P P
Key P = Allowed --- = Not Allowed O = Open Sub-District Only 90 Specific to Building Types
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5.040 House
Example of House
Example of House
Example of House

1. Description
A small-to-medium-sized, detached, House-Scale Building with one unit, small-to-medium setbacks, a rear setback, and located within a low-intensity, walkable neighborhood.

2. Number of Units
Units per Building 1 max.

Buildings per Design Site 1 max.1
1 Not including ADU
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BUILDING TYPE: HOUSE

4. Pedestrian Access
Main Entrance Location Front Street

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Area 300 sf min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body2
Width 36' max.

Depth 48' max.

Wing(s) 2
Width 20' max.

Depth 20' max.

Separation between Wings
on Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Box Subsection 5.160.1.A
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof L Subsection 5.160.1.C
2 In compliance with Subsection 5 of the district.

Front Street Front Street Secondary Front Yard
Secondary Front Yard
Alley access required if alley exists Alley access required if alley exists ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.050 Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side

1. Description
A small-to-medium-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The
building consists of two side-by-side units, both facing the street and within a single Building massing. The type has the appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.

2. Number of Units
Units per Building 2 max.

Buildings per Design Site 1 max.

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BUILDING TYPE: DUPLEX, SIDE-BY-SIDE BUILDING TYPE: DUPLEX, SIDE-BY-SIDE

4. Pedestrian Access
Main Entrance Location Front Street2
Each unit shall have an entry facing the street on or within 15' of the front facade.
2 On corner design sites, each unit shall front a different street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space
Width 15' min.

Depth 15' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 36' max.

Wing(s)1
Width 15' max.

Depth 24' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof L Subsection 5.160.1.C
Sloped Roof Forecourt Subsection 5.160.1.E
1 In compliance with Subsection 5 of the district.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.060 Cottage Court
Example of Cottage Court
Example of Cottage Court
Example of Cottage Court

1. Description
A group of up to nine small, detached, House-Scale Buildings arranged to define a shared court open to and visible from the street. The shared court is common open space and
takes the place of a private rear setback, thus becoming an important community-enhancing element. The type is scaled to fit within low-to-moderate-intensity neighborhoods and in non-residential contexts.

Synonym: Bungalow Court

2. Number of Units
Units per Building 1 max.

Buildings per Design Site 3 min.; 9 max.1
1 In the R5-DDO.1, R6-DDO.2 and R7-DDO.2 districts, the rear most Cottage may contain up to 2 units, for a total of 10 units.

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City Council Meeting Packet of
December 5, 2023

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

Spaces may be individually accessible by the units and/or common parking area(s) at rear or side of design site.

6. Open Space
Common Open Space
Width 20' min. clear
Depth 75' min. (3-4 units)
90' min. ( 5-9 units)
Required setbacks and driveways do not count as open space.

Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.

7. Miscellaneous
Fencing
Fencing only allowed around or between individual buildings and shall not exceed 36" in height.

Visibility shall be maintained through the fencing.

3. Building Size and Massing
Height
Stories 1.5 max.

To Highest Eave/parapet 18' max.

Main Body (per Cottage)2
Width 32' max.

Depth 32' max.

Separation between Cottages 7' min.

Wing(s)
Not Allowed
Massing Types (per Cottage)
Sloped Roof Box Subsection 5.160.1.A
Sloped Roof L Subsection 5.160.1.C

4. Pedestrian Access
Shared court shall be accessible from front street.

Pedestrian Path Setbacks
From Building Entrance 6' min.

Main entrance to units required from shared court.

Units on a corner may enter from the secondary front yard.

Pedestrian connections shall connect all buildings to the public ROW, shared court, and parking areas.
2 In compliance with Subsection 5 of the district.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists BUILDING TYPE: COTTAGE COURT_large BUILDING TYPE: COTTAGE COURT_large ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
97 Specific to Building Types
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

5.060: Cottage Court
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.070 Multiplex Small
Example of Multiplex Small
Example of Multiplex Small
Example of Multiplex Small

1. Description
A small-sized, detached, House-Scale Building that consists of two to four attached and/or stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a medium-sized, single-unit
house and is scaled to fit within low- to moderate-intensity neighborhoods.

2. Number of Units
Units per Building 2 min.; 4 max.

Buildings per Design Site 1 max.

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City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: FOURPLEX BUILDING TYPE: FOURPLEX

4. Pedestrian Access
Main Entrance Location Front Street
Each unit may have an individual entry.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space2
Width 15' min.

Depth 15' min.

Required setbacks and driveways do not count toward open space.

Required common open space shall be located behind the
main body of the building.
2 None is required if the building is within 800' of open space.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 48' max.

Wing(s)1
Width 15' max.

Depth 20' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Box Subsection 5.160.1.A
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof L Subsection 5.160.1.C
Sloped Roof Forecourt Subsection 5.160.1.E
1 In compliance with Subsection 5 of the district.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
ROW/ Design Site Line
Building Setback Line
Building
Key
99 Specific to Building Types
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

5.070: Multiplex Small
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.080 Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse

1. Description
A small-sized, typically attached, House-Scale Building (up to four units side-by-side) with a rear setback. Each Neighborhood Townhouse consists of one unit. As allowed by the district, the type may also be detached with minimal separations between buildings. The type is typically located within low-to-moderate-intensity neighborhoods.

Synonym: Rowhouse

2. Number of Units
Units per Building 1 max. (up to 4 side-by-side)
Buildings per Design Site 1 max.

General Note: Photos on this page are illustrative, not regulatory.

Source: aiare.org/design-awards/barlow-crossing-town-homes/ 100
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City of Sebastopol Objective Design Standards Final Draft – November 3, 2023 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: TOWNHOUSE- Neighborhood BUILDING TYPE: TOWNHOUSE- Neighborhood 4. Pedestrian Access Main Entrance Location Front Street
Each unit shall have an individual entry facing a street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Width 8' min.

Depth 8' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height R5-DDO.1 R6-DDO.2,
R7-DDO.2,
CO-DDO.3
Stories 2.5 max.

Main Body (per Townhouse)1
Width per Unit 24' min.;
30' max.
18' min.

Depth per Unit 40' max.

Width per Building 100' max. 120' max.

Wing(s)1
Width 14' max.

Depth 25' max.

Separation between Wings on
Same Facade
15' min.

Massing Types (per Run)
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof T Subsection 5.160.1.D
Sloped Roof Forecourt Subsection 5.160.1.E
1 In compliance with Subsection 5 of the district.

Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
101
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Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards Agenda Item Number 10

5.080: Neighborhood Townhouse
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.090 Side Court
Example of a Side Court (image source: Google)
Example of a Side Court (Image source: Google)
Example of a Side Court (image source: Realtor.com)

1. Description
A series of ws fronting a shared "parking court" that
doubles as a driveway and outdoor space for the units. The foremost building faces the street and the shared court; the rearmost building is parallel with the rear parcel line.

This type is intended for narrow and deep mid-block parcels and is typically located within low-to-moderate-intensity neighborhoods.

2. Number of Units
Units per Design Site As allowed by General Plan
maximum density
Buildings per Design Site 3 max.

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City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: SIDE COURT BUILDING BUILDING TYPE: SIDE COURT BUILDING

5. Vehicle Access and Parking
Driveway and parking location shall comply with standards in Subsection 7 of the district.

Parking Court
Width 26' min. (building facade to property line)
Depth Up to rearmost building, in compliance
with fire access requirements.

6. Open Space
Landscaping
The area between the parking court pavement and the
property line shall be landscaped, averaging at least 4 feet in width along the length of the parking court.

The area between all habitable space and the parking
court pavement shall be landscaped, averaging at least 2 feet in width along each facade.

Paving
Parking court surface may be stamped concrete, pavers,
brick, and/or grasscrete. No more than 20% of the surface area may be asphalt or untextured poured concrete.

The edges of the parking court pavement shall not be
composed exclusively of straight lines.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body (per Building)1
Width 48' max.2
Overall Length 85' max.

Massing Types (per Building)
Sloped Roof Box Subsection 5.160.1.A
Sloped Roof L Subsection 5.160.1.C
Sloped Roof Forecourt Subsection 5.160.1.E
Sloped Roof L Courtyard Subsection 5.160.1.F
Facades shall be designed in compliance with Chapter 7
(Specific to Architectural Design).

At least 50% of ground floor space shall be habitable.

Habitable space shall not include garage or parking.

4. Pedestrian Access
The frontmost unit shall be accessed from the street;
other units shall be accessed from the parking court.

Each primary entrance shall include a frontage type, as allowed in Table 6.030.A, within an area atleast 7' deep. 1 In compliance with Subsection 5 of the district.
2 No max. within 50' of rear design site line.

Front Street Front Street
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Parking Court
Key
BUILDING TYPE: HOUSE, SMALL
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5.090: Side Court
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.100 Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard

1. Description
A detached, House-Scale Building that consists of
multiple attached and/or stacked units, accessed from
a shared courtyard. The shared court is common open
space and takes the place of a rear setback. The type is typically integrated as a small portion of lower-intensity neighborhoods or more consistently into moderate-intensity neighborhoods.

Synonym: Courtyard Apartment

2. Number of Units
Units per Design Site As allowed by General Plan
maximum density
Buildings per Design Site 1 max.

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City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: BUILDING TYPE: COURTYARD APARTMENT, Neighborhood COURTYARD APARTMENT, Neighborhood

4. Pedestrian Access
Main Entrance Location2 Courtyard or Street
2 The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space L-shaped U-shaped
Width 20' min. 25' min.

Depth 30' min. 60' min.

Courtyard(s) shall be accessible from the front street.

Multiple courtyards are required to be connected via a
Passage through or between buildings.

Building shall define at least three walls of the courtyard.

Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.

Front of courtyard not defined by building shall be defined by 2'-6" to 5' tall wall with entry gate/door.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width Overall 100' max.

Depth Overall 100' max.
45' max.

Massing Types
Sloped Roof L
Courtyard
(L shaped) Subsection 5.160.1.F
Sloped Roof Front
Courtyard
(U-shaped) Subsection 5.160.1.G
Building may be designed in an L-shape or U-shape.
1 In compliance with Subsection 5 of the district.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.100: Neighborhood Courtyard
Agenda Item Number 10
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December 5, 2023

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Agenda Item Number 10 Agenda Item Number 10
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5.110 Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood

1. Description
A group of 5 to 10 detached, House-Scale Buildings each containing one to four units, arranged to define a shared open space. The shared open space is common open
space and takes the place of a private rear setback, trees become an important community-enhancing element.

The type is scaled to fit within low-to-moderate intensity neighborhoods.

2. Number of Units1
R5-DDO.1
R6-DDO.2,
R7-DDO.2
Units per Building 3 max. 4 max.

Buildings per
Design Site
5 min.; 5 min.;
6 max. 10 max.
1 In compliance with General Plan maximum density.

General Note: Photos on this page are illustrative, not regulatory.

Source: Ross Chapin
Final Draft – November 3, 2023 City of Sebastopol Objective Design Standards 107 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: POCKET NEIGHBORHOOD

3. Building Size and Massing
Main Body (per Building)2
Stories 2.5 max.

Buildings along Front Street and Secondary Front Yard
Width 60' max.

Depth 40' max.

Buildings along Side and Rear
Width 36' max.

Depth 48' max.

Side Setback in Addition to District
Setback
5' min.

Building Separation3
Between 1-story Buildings 10' min.

Between Buildings > 1-story 15' min.

Community Building2,4
Stories 2.5 max.

Width 40' max.

Depth 30' max.

3. Building Size and Massing (Continued)
Massing Composition Types (per Building)
Sloped Roof
Box
1-4 Units per
Building
Subsection 5.160.1.A
Sloped Roof
Bar
1-4 Units per
Building
Subsection 5.160.1.B
Sloped Roof L 1-4 Units per
Building
Subsection 5.160.1.C
Sloped Roof
Forecourt
2-4 Units per
Building
Subsection 5.160.1.E
2 In compliance with Subsection 5 of the district.
3 Including community building.
4 Shall front on common open space and is not allowed along front street or secondary front yard.

Front Street
ROW/ Design Site Line
Building Setback Line
Building
Community Building
Key BUILDING TYPE: POCKET NEIGHBORHOOD
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5.110: Pocket Neighborhood
Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

GHBORHOOD Front Street

4. Pedestrian Access
Main Entrance Location
Buildings with 1 Unit5 At Common Open Space
Buildings with 2 or more Units At Front Street or
Secondary Front Yard
Pedestrian Path Width
Along Buildings and Open Space 5' min.

At Front Street or Secondary
Front Yard Connection 10' min.

Pedestrian Path Setbacks
From Building Entrance 12' min.

From Side of Building 8' min.
5 Max. 40' from edge of common open space.

5. Vehicle Access and Parking
Offset from Buildings 5' min.

Driveway and parking location shall comply with standards in Subsection 7 of the district.

Parking not allowed along private or common open space.

Parking may be covered, uncovered, or in a garage.

Turnaround access required in compliance with Fire
Department standards.

6. Open Space
Private Open Space per Building
Required for full length of building at all facades adjacent or abutting a pedestrian path or common open space.

Common Open Space6 5 Bldgs.7 6-10 Bldgs.7
Width 30' min. 50' min.

Depth 40' min. 100' min.

7. Miscellaneous
Fencing
Fencing only allowed around or between individual buildings and shall not exceed 36" in height.

Visibility shall be maintained through the fencing.
6 Shall provide access from front street or secondary front yard.
7 Not including community building.

ROW/ Design Site Line
Building Setback Line
Frontage
Key
Private Open Space
Common Open Space
Key
BUILDING TYPE: POCKET NEIGHBORHOOD
BUILDING TYPE: POCKET NEIGHBORHOOD
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5.110: Pocket Neighborhood
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.120 Multiplex Medium
Example of Multiplex Medium
Example of Multiplex Medium
Example of Multiplex Medium

1. Description
A medium-to-large-sized, detached, House-Scale Building that consists of multiple side-by-side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate-intensity neighborhoods.

Synonym: Mansion Apartment

2. Number of Units
Units per Design Site As allowed by General Plan
maximum density
Buildings per Design Site 1 max.

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December 5, 2023

BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')

4. Pedestrian Access
Main Entrance Location Front Street
Units located in the main body shall be accessed by a
common entry along the front street.

On corner design sites, units in a wing may enter from the secondary front yard.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common or private open space is not required.

3. Building Size and Massing
Height R6-DDO.2,
R7-DDO.2,
CO-DDO.3
CD-DDO.4
Stories 2.5 max. 3 max.

Main Body1
Width 60' max.

Depth 60' max.

Wing(s)1
Width 24' max.

Depth 40' max.

Separation between Wings
on Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof L Subsection 5.160.1.C
Sloped Roof T Subsection 5.160.1.D
Sloped Roof Forecourt Subsection 5.160.1.E
1 In compliance with Subsection 5 of the district.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Key
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5.120: Multiplex Medium
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.130 Core Townhouse
Example of Core Townhouse
Example of Core Townhouse
Example of Core Townhouse

1. Description
A large-sized, typically attached, Block-Scale Building with a rear setback. Each Core Townhouse consists of up to
two stacked units. As allowed by the district, the type may also be detached with minimal separations between
buildings. The type is typically located within high-intensity neighborhoods or on, or near, a neighborhood main street.

Synonym: Rowhouse

2. Number of Units
Units per Townhouse 2 stacked units max.

Townhouses per Design Site 1 max.

Townhouses per Run In compliance with
Subsection 5.130.3 (Building
Size and Massing)
General Note: Photos on this page are illustrative, not regulatory.

Source: aiare.org/design-awards/barlow-crossing-town-homes/ 112
Specific to Building Types
City of Sebastopol Objective Design Standards Final Draft – November 3, 2023 Agenda Item Number 10 Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

BUILDING TYPE: TOWNHOUSE- Urban BUILDING TYPE: TOWNHOUSE- Urban 4. Pedestrian Access Main Entrance Location Front Street
Each unit shall have an individual entry facing a street or be perpendicular to a street within an alcove facing a street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Width 8' min.

Depth 8' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 3 max.1
Main Body2
Width per Unit3 18' min.

Depth per Unit3 48' max.

Width per Building 200' max
Wing(s)2
Width 14' max.

Depth 25' max.

Separation between Wings on
Same Facade
15' min.

Massing Types (per Building)4
Sloped Roof Bar Subsection 5.160.1.B
Flat Roof Box Subsection 5.160.1.J
1 Reflects 2 stacked units.
2 In compliance with Subsection 5 of the district.
3 Includes stacked units.
4 Fronts of buildings within a run may be offset by 3 feet max.

Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.130: Core Townhouse
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.140 Core Courtyard
Example of Core Courtyard
Example of Core Courtyard
Example of Core Courtyard

1. Description
A detached or attached, Block-Scale Building that consists of multiple attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common
open space. The type is typically integrated into moderateto-high-intensity neighborhoods and on main streets with a non-residential ground floor along the adjacent street.

Synonym: Courtyard Apartment

2. Number of Units
Units per Design Site As allowed by General Plan
maximum density
Buildings per Design Site 2 max.

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City of Sebastopol Objective Design Standards Final Draft – November 3, 2023 Agenda Item Number 10 Agenda Item Number 10
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December 5, 2023

BUILDING TYPE: COURTYARD APARTMENT, Urban BUILDING TYPE: COURTYARD APARTMENT, Urban

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space (Courtyard)
Width 30' min. clear
Depth 65' min. clear
Courtyards shall be accessible from the front street.

Multiple courtyards shall be connected via a passage
through or between buildings.

Buildings shall define at least three walls of a courtyard.

Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.

3. Building Size and Massing
Height
Stories 3 max.

Main Body1
Width Overall 100' max.

Depth Overall 140' max.
65' max.

Massing Types
Sloped Roof Front Courtyard Subsection 5.160.1.G
Sloped Roof Rear Courtyard Subsection 5.160.1.H
Sloped Roof Closed Courtyard Subsection 5.160.1.I
Flat Roof Front Courtyard Subsection 5.160.1.M
Flat Roof Rear Courtyard Subsection 5.160.1.N
Flat Roof Closed Courtyard Subsection 5.160.1.O
The building may be designed as two separate buildings, not more than 30' apart, with the space between them designed as a courtyard in compliance with the standards of this Subsection.

Building may be designed in an L-, U-, or O-shape.
1 In compliance with Subsection 5 of the district.

4. Pedestrian Access
Main Entrance Location2
Distance between Entries to Units 30' max.
2 The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer.

Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.140: Core Courtyard
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

5.150 Main Street Building
Example of Main Street Building
Example of Main Street Building
Example of Main Street Building

1. Description
A small-to-large-sized, Block-Scale Building, typically attached, but may be detached. The type is intended to
provide a vertical mix of uses with ground-floor retail, office, or service uses and upper-floor service or residential uses.

The type makes up the primary component of neighborhood and downtown main streets, therefore being a key
component to providing walkability.

2. Number of Units
Units per Design Site As allowed by General Plan
maximum density
Buildings per Design Site 1 max.

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December 5, 2023

BUILDING TYPE: MIXED-USE BUILDING TYPE: MIXED-USE

4. Pedestrian Access
Distance between Entries
to Ground Floor Shops
50' max.

If upper floor units are accessed from the street frontage, they shall utilize a common entry along the front street or secondary front yard.

Ground floor shops shall have individual entries along
the adjacent street.

Ground floor units allowed along secondary front yard at least 60' from front of design site.

On corner design sites, units in a wing or accessory
structure may enter from the secondary front yard.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the district.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common or private open space is not required.

3. Building Size and Massing
Height CO-DDO.3 CD-DDO.4
Stories 2.5 max. 3 max.

Main Body1
Width 100 max. 150 max.

Depth 90 max. 120 max.

Massing Types
Sloped Roof Bar Subsection 5.160.1.B
Sloped Roof T Subsection 5.160.1.D
Flat Roof Box Subsection 5.160.1.J
Flat Roof L Subsection 5.160.1.K
Flat Roof T Subsection 5.160.1.L
Flat Roof Front Courtyard Subsection 5.160.1.M
Flat Roof Rear Courtyard Subsection 5.160.1.N
Flat Roof Closed Courtyard Subsection 5.160.1.O
1 In compliance with Subsection 5 of the district.

Outline of Building above
Front Street Front Street
Alley access required if alley exists Alley access required if alley exists Secondary Front Yard Secondary Front Yard
ROW/ Design Site Line
Building Setback Line
Frontage
Key
ROW/ Design Site Line
Building Setback Line
Building
Key
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5.150: Main Street Building
Agenda Item Number 10
City Council Meeting Packet of
December 5, 2023

1. Bay Composition. Each facade shall be arranged according to a pattern of bays, as specified in Subsection 7.050.5 (Bay Composition). See Subsection 10.030.4 (Measuring Bays) for details on the application of bays to facades.

1. Main Body Massing Types
For each building type, select from the allowed massing types and apply the standards to the main body width facades along a street or open space in compliance with the following standards. Facades of intersecting volumes shall be offset by a minimum of 3 feet.

A. Sloped Roof Box
This massing type is a simple rectilinear form that is deeper than it is long. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Roof Form Gable, Hip, Shed
B. Sloped Roof Bar
This massing type is a simple rectilinear form that is longer than it is deep. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Roof Form Gable, Hip, Shed

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1. Main Body Massing Types (Continued)
C. Sloped Roof L
This massing type divides the facade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is sloped, with a gable or hipped roof on each volume.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Facade 1 bay min.; 7 bays max.

Roof Form Gable, Hip, Shed
D. Sloped Roof T
This massing type divides the facade into three parts, with the middle part projecting. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Facade 1 bay min.; 7 bays max.

Roof Form Gable, Hip, Shed
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1. Main Body Massing Types (Continued)
E. Sloped Roof Forecourt
This massing type divides the facade into three parts, with the middle part set back slightly to create a shallow open space. The roof is sloped and may be either hipped or
gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Facade 1 bay min.; 9 bays max.

Roof Form Gable, Hip, Shed
F. Sloped Roof L Courtyard
This massing type divides the facade into two parts, with one part set back substantially to create a deep open space. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Facade 1 bay min.; 9 bays max.

Roof Form Gable, Hip, Shed
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H. Sloped Roof Rear Courtyard
This massing type divides the rear facade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Roof Form Gable, Hip, Shed

1. Main Body Massing Types (Continued)
G. Sloped Roof Front Courtyard
This massing type divides the facade into three parts, with the middle part set back substantially to create a deep open space. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Wing 1 bay min.; 5 bays max.

Center Facade 1 bay min.; 7 bays max.

Roof Form Gable, Hip, Shed
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1. Main Body Massing Types (Continued)
I. Sloped Roof Closed Courtyard
This massing type fronts a courtyard with building facades in all 4 sides. Courtyard not visible from the street. The roof is sloped and may be either hipped or gabled.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Roof Form Gable, Hip, Shed
J. Flat Roof Box
This massing type is a simple rectilinear form with a flat roof.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Roof Form Flat
K. Flat Roof L
This massing type divides the facade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.

Recessed Facade 1 bay min.; 7 bays max.

Roof Form Flat
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M. Flat Roof Front Courtyard
This massing type divides the facade into three parts, with the middle part set back substantially to create a deep open space. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Facade 1 bay min.; 9 bays max.

Roof Form Flat

1. Main Body Massing Types (Continued)
L. Flat Roof T
This massing type divides the facade into three parts, with the middle part projecting. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.

Recessed Facade 1 bay min.; 7 bays max.

Roof Form Flat
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1. Main Body Massing Types (Continued)
N. Flat Roof Rear Courtyard
This massing type divides the rear facade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Roof Form Flat
O. Flat Roof Closed Courtyard
This massing type fronts a courtyard with building facades in all 4 sides. Courtyard not visible from the street. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Roof Form Flat
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6.010 Purpose
This Chapter provides the standards for private frontages ("frontages"). Private frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building).

6.020 General Requirements for Private Frontage Types

1. The names of the private frontage types indicate their particular configuration or function and are not intended to limit uses within the associated building. For example, a Porch may be used by nonresidential uses including, but not limited to, a restaurant or office, as allowed by the district.

2. Each building is required to include at least one private frontage type along the front street or adjacent open space. Buildings with entries along a secondary front yard are required to include at least one private frontage type on those facades.

3. The ground floor, for a minimum depth as identified in Subsection 4 of the district, is required to be habitable/occupiable space in compliance with this Chapter. Accessibility is provided through the allowed private frontage types for each district.

4. Private frontage types not listed in Subsection 8 of the district are not allowed in that district.

5. Each building may have multiple private frontage types in compliance with the allowed types in Subsection 8 of the district.

6. Each private frontage type shall be located in compliance with the facade zone per Subsection 5 of the district.

7. Access and egress areas which are designed to provide access/egress and remain open and passable such as front porches, landings, stairs, and ramps, or required access/egress paths on a multi-unit or mixed-use development.

8. Standards are stated for the front and secondary front yard facades of a design site.

Chapter 6: Specific to Private Frontage Types
Sections:

6.010 Purpose

6.020 General Requirements for Private Frontage Types

6.030 Allowed Private Frontage Types

6.040 Porch Projecting

6.050 Porch Engaged

6.060 Dooryard

6.070 Stoop

6.080 Forecourt

6.090 Maker Shopfront

6.100 Shopfront

6.110 Terrace

6.120 Gallery
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Key P = Allowed O = Allowed Only in Open Sub-District
or Secondary Front Yard --- = Not Allowed
Table 6.030.A: Allowed Private Frontage Types
Districts
Private Frontage 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
Porch Projecting 6.040 P P P ---
Porch Engaged 6.050 P P P ---
Dooryard 6.060 P P P O
Stoop 6.070 --- P P ---
Forecourt 6.080 --- P P P
Maker Shopfront 6.090 --- P O O
Shopfront 6.100 --- O P P
Terrace 6.110 --- O P P
Gallery 6.120 --- O P P

9. In addition to the district's standards, each private frontage is further refined through these standards to further calibrate the type for its context.

10. Certain types are only allowed in the open sub-district (e.g., CO-DDO.2-Open and CG-DOO.2-Open) or on a secondary front yard in the base district (e.g., CD-DDO.4) to implement the intended physical character.

11. Ramps connecting a private frontage type and ROW shall be designed in compliance with the following:

A. Located along the side of the building; and/or
B. Parallel to the front facade and not exceed 18 inches in rise; ramp shall include a wall up to 36 inches tall that includes a landscape planter at least 2 feet wide or a bench. The wall shall be designed using any of the wall materials on the main building.

6.030 Allowed Private Frontage Types
Table A (Allowed Private Frontage Types) provides a summary of the allowed private frontage types in each district. See referenced Section(s) for standards. The frontages allowed by district are coordinated with the building types allowed in each district.
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6.040 Porch Projecting
Example of a Projecting Porch
Example of a Projecting Porch
Example of a Projecting Porch

1. Description
The main facade of the building is set back from the front design site line with a covered structure encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street.

The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.

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2. Size
Width, Clear 15' min.1
Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.2
Pedestrian Access 3' wide min.

Distance between Porch and ROW 5' min.

Distance between Porch columns shall be in compliance
with the standards in Chapter 7 (Specific to Architectural Design).
1 Reduce to 8' min. and maximum 1 story when applied to Cottage Court Building Type
2 Common entries may be set at grade per local and federal accessibility standards.

3. Miscellaneous
Porch shall be open on three sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is in compliance with the standards in Chapter 7 (Specific to Architectural Design).

The Porch is allowed to encroach into the front and
secondary front yard setbacks in compliance with
Subsection 6 of the district.

The Porch shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.050 Porch Engaged
Example of an Engaged Porch
Example of a Engaged Porch
Example of an Engaged Porch

1. Description
A portion of the main facade of the building is set back from the front design site line to create an area for a covered structure that projects from the facade that is set back.

The Porch may project into the front setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open.

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2. Size
Width, Clear 8' min.

Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.1
Pedestrian Access 3' wide min.

Encroachment Area of Building Facade
Depth 6' max
Width 1/3 min. of overall
building facade
Distance between Porch columns shall be in compliance
with the standards in Chapter 7 (Specific to Architectural Design).
1 Common entries may be set at grade per local and
federal accessibility standards.

3. Miscellaneous
Up to 20% of the building facade and porch(es) may project into the front setback line for the district.

Porch shall be open on two sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is in compliance with the standards in Chapter 7 (Specific to Architectural Design).

The Porch is allowed to encroach into the front and
secondary front yard setbacks in compliance with
Subsection 6 of the district.

The Porch shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.060 Dooryard
Example of a Dooryard
Example of a Dooryard
Example of a Dooryard

1. Description
The main facade of the building is set back from the front design site line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and
the facade. Each Dooryard is separated from adjacent
Dooryards. The Dooryard may be raised or at grade.

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2. Size
Depth, Clear 6' min.

Length 15' min.

Distance between Glazing 4' max.

Depth of Recessed Entries 3' max.

Pedestrian Access 3' wide min.

Finish Level above Sidewalk 12" max.1
Height of Dooryard Fence/Wall
above Finish Level
36" max.
1 Common entries may be set at grade per local and federal accessibility standards.

3. Miscellaneous
For live/work, retail, service, and restaurant uses, the Shopfront Frontage Type (6.100) may be applied.

Each Dooryard shall provide access to only one ground floor entry.

The Dooryard is allowed to encroach into the front
and secondary front yard setbacks in compliance with
Subsection 6 of the district.

The Dooryard shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.070 Stoop
Example of a Stoop
Example of a Stoop
Example of a Stoop

1. Description
The main facade of the building is near the front design site line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalkfacing rooms. Stairs or ramps from the Stoop may lead directly to the sidewalk or may be parallel to the sidewalk.

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2. Size
Width, Clear 4' min.

Depth, Clear 3' min.

Height, Clear 8' min.

Stories 1 story max.

Finish Level above Sidewalk 12" min.

Depth of Recessed Entries 8' max.

3. Miscellaneous
Stairs may be perpendicular or parallel to the building facade.

Entry doors shall be covered or recessed to provide shelter from the elements.

Gates are not allowed at the top of the stair.

All doors shall face the street.

The Stoop is allowed to encroach into the front and
secondary front yard setbacks in compliance with
Subsection 6 of the district.

The Stoop shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.080 Forecourt
Example of a Forecourt
Example of a Forecourt
Example of a Forecourt

1. Description
The main facade of the building is at or near the front design site line and a portion is set back, extending the public realm into the design site to create an entry court or shared garden space for housing, or an additional shopping or
restaurant seating area within retail and service areas.

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2. Size
Width, Clear 15' min.

Depth, Clear 15' min.

Ratio, Height to Width 2:1 max.

Finish Level above Sidewalk 12" max.

Gallery frontages, awnings,
balconies and porches may
encroach into Forecourt on all
sides.

Up to 1/4 width or
depth max., per
Forecourt side

3. Miscellaneous
Forecourts may be utilized to group several entries at a common elevation in compliance with the districts' ground floor finish level standards.

The proportions and orientation of a Forecourt shall be in compliance with the diagram below for solar orientation and user comfort.

The Forecourt shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design). width (w)
h<2w
height (h)
Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.090 Maker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront

1. Description
The main facade of the building is at or near the front design site line with an at-grade or elevated entrance from the sidewalk. The type is only allowed on secondary front yards from the adjacent main street and is intended for industrial artisan businesses to show their activity to pedestrians, as well as for retail sales of products made on-site. The Maker Shopfront may include a decorative roll-down or sliding door, including glazing and an awning that overlaps the sidewalk.

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2. Size
Distance between Glazing 10' max.

Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
30% min.

Depth of Recessed Entries No max.

Shopfront Base (if used) 48" max.

3. Awning
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

4. Miscellaneous
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the
street are allowed in compliance with Chapter 7 (Specific to Architectural Design).

The Maker Shopfront shall be designed in compliance with the standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.100 Shopfront
Example of Shopfronts
Example of a Shopfront
Example of a Shopfront

1. Description
The main facade of the building is at or near the front design site line with at-grade entrance from the sidewalk. The type is intended for service, retail, or restaurant use and includes substantial glazing between the Shopfront base and the
ground floor ceiling. This type may include an awning that overlaps the sidewalk.

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2. Size
Distance between Glazing 2' max.

Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
75% min.

Depth of Recessed Entries 5' max.

Shopfront Base (if used) 24" max.

3. Awning
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

4. Miscellaneous
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the
street are allowed in compliance with Chapter 7 (Specific to Architectural Design).

The Shopfront shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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6.110 Terrace
Example of a Terrace
Example of a Terrace
Example of a Terrace

1. Description
The main facade is at or near the front design site line with steps leading to an elevated area providing pedestrian
circulation along the facade. The type is used for retail, service, office uses, or housing to provide outdoor areas along the sidewalk and/or to accommodate an existing or intended grade change.

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2. Size
Depth of Terrace 8' min. residential;
12' min. non-residential
Finish Level above Sidewalk 36" max.

Distance between Stairs 25' max.

3. Miscellaneous
These standards are to be used with those for the
Shopfront Frontage Type where the district requires the Shopfront Frontage Type (6.100).

Where the district requires the Shopfront Frontage Type (6.100) and the ground floor is flush with the sidewalk, the Terrace shall be considered to be the sidewalk.

May be utilized to group several entries at a common
elevation in compliance with the districts' ground floor finish level standards.

The Terrace is allowed to encroach into the front and
secondary front yard setbacks in compliance with
Subsection 6 of the district.

The Terrace shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Setback ROW Street Setback ROW Street
ROW/ Design Site Line Setback Line
Key
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Source: Google Street View

6.120 Gallery
Example of a Gallery
Example of a Gallery
Example of a Gallery

1. Description
The main facade of the building is set back from the
front design site line and an at-grade covered structure, articulated with colonnade or arches, overlaps the
sidewalk. The type may be one or two stories. When used in nonresidential settings, the Shopfront Type is included; when used in residential settings, Stoops, Dooryards, and Forecourts may be included as allowed by the district.

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2. Size
Depth, Clear 8' min.

Ground Floor Height, Clear 12' min.

Upper Floor Height, Clear 9' min.

Height 2 stories max.

Gallery Setback from Public ROW 18" min. (clear)

3. Miscellaneous
Habitable space
Galleries shall also follow the standards for the
Shopfront Frontage Type (6.100).

Galleries shall have a consistent depth across the entire front street and/or secondary front yard facade.

The Gallery is not allowed to project over the public ROW.

The second story of the Gallery may be covered.

Planting is not required. Lighting is required within the gallery in compliance with Subsection 4.030.3.

The Gallery shall be designed in compliance with the
standards in Chapter 7 (Specific to Architectural Design).

Sidewalk Sidewalk
Setback
Setback
ROW Street ROW Street
ROW/ Design Site Line Setback Line
Key
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7.010 Purpose
This Chapter sets forth standards that supplement the district standards to further refine the intended building form and physical character.

7.020 Applicability
Unless stated otherwise, all subsections within this Chapter apply to all facades of new buildings and all facades proposed for renovation. Fire walls, visible party walls, and side interior facades less than 5 feet from a shared design site line are exempt, except where specifically regulated.

7.030 Architectural Design Standards

1. The standards address the following aspects of building design without regulating architectural style:

A. Architectural variety;
B. Composition of building volumes and facades;
C. Treatment of elements for durability, privacy, and bird safety; D. Roofs, including roof pitch, rakes, and eaves, parapets, and cornices; E. Walls and base of walls;
F. Windows, doors, and other openings, including dormers; G. Balconies;
H. Porches;
I. Storefronts;
J. Usage of materials.

Chapter 7: Specific to Architectural Design
Sections:

7.010 Purpose

7.020 Applicability

7.030 Architectural Design Standards

7.040 Architectural Variety Standards

7.050 Building Volume and Facade Composition Standards

7.060 Bird Safety

7.070 Durability

7.080 Standards for Architectural Elements
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Quick Code Guide: Specific to Architectural Design
The following graphic is intended as a summary guide. Please refer to the procedures for applications eligible for streamlined review consistent with State Law [Section 1.050 (Procedures) Before you begin
Identify your district, building type, and detailed massing type. If you have not done this yet, go back to the Table of Contents and follow the Quick Code Guide.

Comply with the applicable standards
for variety, facade composition, bird
safety, durability, and privacy.

Dependent on district, detailed massing
type, and architectural style
Sections 7.040 to 7.080
Comply with wall, base, and building
roof form standards
Dependent on district, detailed massing
type, and architectural style
Subsections 3-9
Comply with external elements
standards and material standards
Dependent on architectural style
Subsections 14-17
Comply with window and door
standards
Dependent on architectural style
Subsections 10-13
Instructions Location
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7.010: Purpose
Agenda Item Number 10 Agenda Item Number 10
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7.040 Architectural Variety Standards

1. Applicability. The standards in this Section apply to new buildings or facade renovations. Building types that include multiple buildings on a design site (e.g., Cottage Court) are treated as a single building for the purpose of applying the standards in this Section.

2. Building Character. The applicant may repeat each of the following features identically on no more than two new or renovated buildings along the same block face. At least two of the features listed below shall differ between adjacent buildings.

A. Typical windows and doors, including surrounds and sills B. Balcony assembly (if present), including guards/railings C. Profile and/or assembly of eave, cornice, or parapet, as applicable D. Shape or profile of architectural detailing as applied to frontage type E. Primary wall texture
Figure 7.040.1 Example of Differentiation Among Buildings Along the Same Block Face Typical windows and doors (Left example: double-hung windows with classical surrounds vs. Right example: casement windows with simple brick molding)
Shape or profile of architectural detailing as applied to frontage (Left example: classical panels/moldings/entablature vs. Right example: piers/ brackets/expression line)
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7.040: Architectural Variety Standards
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7.050 Building Volume and Facade Composition Standards

1. Applicability. The standards in this Section apply to new buildings or facade renovations.

2. Building Types and Massing. New buildings shall comply with the standards in this Subsection:

A. Massing Types. A massing type shall be selected from the allowed massing type(s) for the selected building type, as listed in Subection 3 of the building type standards. The standards for each massing type are provided in Section 5.160 (Massing Types).

B. Primary Roof Form and Massing. The primary roof form shall be designed according to the applicable massing type(s) for the selected building type, subject to the following standards and exceptions:
(1) Any massing type incorporating a gable roof form may be expressed using a hipped roof form. (2) All multi-planed gable or hipped roof forms shall comply with the applicable standards for rake and eave in Subsections 7.080.6 (Rake) and 7.080.7 (Eave). (3) Dormers (Subsection 7.080.12) may project above the planes defined by the primary roof form. (4) Vents and Ducts. All vents and ducts shall protrude:
(a) Behind a parapet, where present; and/or
(b) Within the upper half of a sloped roof and painted to match the roof surface.

3. Facade Proportions. The height and width of a rectangle inscribing all corners of the main body's front elevation shall be related by one of the following ratios, within a 2% margin (see Figure 7.050.1):

A. A ratio of two whole numbers, each less than or equal to 9 (e.g., 3:5, 7:4); B. A ratio of 1:√2 (≈1:1.414); or
C. The golden ratio (≈1:1.618).

4. Local Symmetry. The front elevation of the main body shall display at least one axis of local symmetry.

A. Boundaries of local symmetry shall include an entry door and/or at least two openings.

B. Within boundaries of local symmetry, the following elements shall be identically reflected across axis of local symmetry: eave/rake, parapet, opening boundaries, posts/columns, and brackets.

5. Bay Composition. Each facade shall be arranged according to a pattern of bays. See Subsection

10.030.4 for details on the application bays to facades.

A. Each bay shall be at least 4 feet wide and no wider than 17 feet; except that in the CD-DDO.4 district, bays within the building's lowest story may be up to 25 feet wide.

B. Each facade segment bounded on either side by an outside corner of the building, a design site line, or a corner element shall contain at least 2 bays and no more than 9 bays.

C. All bays within a building shall be the same height.

D. Bay composition is allowed to differ between the lowest story, upper stories, and/or half-story but shall be consistent within each of these divisions.

E. Corner elements are exempt from the requirements of Subsections 7.050.5.A-D. 150
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Figure 7.050.1 Facade Proportions and Local Symmetry
Facade Proportions Local Symmetry
5 6
Axis
Boundaries
Figure 7.050.2 Example of Bay Composition
8-Bay Facade Composition
Corner element is treated separately
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6. Architectural Open Space. Any habitable outdoor space supported by the building structure, including occupiable balconies (see Subsection 7.080.14), shall either be uncovered or sheltered according to one of the patterns in Table 7.050.A (Architectural Open Space Types).

Table 7.050.A: Architectural Open Space Types
Pergola Post and Beam Fixed Canopies
This type shall include posts and beams
supporting a semi-open roof structure or
lattice.

This type shall include posts and beams
connected by brackets and supporting a
full floor/roof structure.

Fixed canopies shall project up to 5 feet.

Arched openings shall be bounded by
columns, piers, or sections of solid wall
supporting a full floor/roof structure.

Posts shall be no narrower than 3.5
inches or 1/20 of the unbraced post
length, whichever is greater.

Posts shall be no narrower than 3.5
inches or 1/20 of the unbraced post
length, whichever is greater.

The ratio of column diameter at lowest
part of shaft to column height shall be no
less than 1:10 and no greater than 1:7.

The distance between posts shall be no
wider than the total post height.

Width of wall sections or piers at outside
corners shall be no less than 1/3 of the
opening width. Piers between multiple
arched openings may be narrower.

Rectilinear Textile Shading Sheltered by Main Roof Form This space type shall be bounded
by square/rectangular piers framing
rectilinear wall openings and supporting
a full floor/roof structure.

This space type shall be shaded by fabric
elements, such as awnings or stretched
canvas, secured to the building structure.

This space type shall be covered by a roof
supported by other building volumes.

If lintels are expressed on the facade,
they shall extend over the piers by half
the lintel height at each end.

Piers shall be no narrower in any
dimension than 15.5 inches or 1/6 of the
opening width, whichever is greater.

Piers at corners shall be wider than piers
between openings.
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7.060 Bird Safety

1. Bird safety treatment is required on curtain wall buildings in compliance with the following:

A. Glazed areas within 10 feet of a building corner for non-residential uses; B. Glazed areas within 15 vertical feet and 20 horizontal feet of any landscaped area, including green roofs and vegetated courtyards;
C. Parallel panes of glass separated by 30 feet or less, with no intervening walls; D. Any transparent atrium, free-standing glass feature, or architectural glass element that projects from the building mass;
E. Glazed areas within 60 feet of grade in a facade with more than 20 percent glazing located within 300 feet of any water body, or within 100 feet of a landscaped area or open space larger than one acre.

7.070 Durability

1. Exterior timber shall be protected from decay by at least one of the following:

A. Staining and sealing;
B. Painting; and/or
C. Material properties. Pressure treated lumber is not allowed as a facade finish material. The following types of unpainted wood are allowed:
(1) Cedar
(2) Redwood
(3) White Oak
(4) Bald Cypress
(5) Black Locust

2. Exterior ferrous metals shall be protected from corrosion by at least one of the following:

A. Painting or other impermeable coating; and/or
B. Metallurgical properties. The following types of metal are allowed:
(1) Galvanized steel
(2) Stainless steel
(3) Weathering steel (e.g., COR-TEN)
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General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

7.080 Standards for Architectural Elements

2. Style-Neutral Standards
The standards in this Section are
applied indepently of architectural
style. Diagrams are for illustrative
purposes only and do not constrain
the expression of listed elements with
respect to style. Only aspects keyed
to standards listed in the tables are
regulated.

1. Applicability
The standards in this Section apply to each architectural element wherever it appears on a new building or facade renovation.

Individual element types (e.g., balconies, storefronts) or components (e.g., cornice, brackets) may be included or omitted on any given facade, but where included shall comply with the stated nominal dimensional standards in this Section.

Elements and components are required only where explicitly indicated.

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4. Wall
Half-Timbering Trim
Width 10" min.

3. Base
Height 1'0" min.; 1/2 story max.

Architectural Elements – House-Scale Example
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Example Building Elevation
Window (See Subsection
10 for standards)
Porch (See Subsection 15
for standards)
Base (See Subsection 3 for
standards)
Entry Door (See
Subsection 13 for
standards)
Roof (See Subsection 5 for
standards)
Rake (See Subsection 6 for
standards)
Wall (See Subsection 4 for
standards)
Dormer (See Subsection
12 for standards)
Eave (See Subsection 7 for
standards)
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Architectural Elements – Block-Scale Example
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

4. Wall (Continued)
Wall Inset
A wall inset from the primary facade is required for buildings greater than 75' in width.

Wall inset shall be continuous for the full height of the building.

Roof and wall projections may encroach into wall inset.

Example Building Elevation
Prototypical Building Plan, Primary Facade
Wall
Inset

4. Wall (Continued)
Wall Inset Dimensions
Width 8'0" min.; 12'0" max.

Depth 6'0" min.
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Closed Rake Section

5. Building Roof
Building Roof Standards Sloped Roof Flat Roof
Applicable Subsections
Subsection 6 (Rake) A N/A
Subsection 7 (Eave) A N/A
Subsection 9 (Parapet) N/A A
Form
Pitch 2:12 min. N/A

6. Rake
Height
See Subsection 7 (Eave) for height standards.

Horizontal Projection Closed Open
Projection to Fascia No min.;
2" max.
8" min.;
3'0" max.;
Bracket Projection Beyond
Fascia
N/A No min.;
1'0" max.

Bracket Bracing Member
Height 4" min.

Open Rake Section
Key A = Applicable N/A = Not Applicable
Returned Eave Section
Returned Eave Elevation (Gable)
Open Eave Section
Open Eave Elevation (Gable)
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Closed Eave Section
Closed Eave Elevation (Gable)

7. Eave1
Standards Closed Open Returned
Height
Supporting
Element
1'0" min. 8" min. 10" min.

Fascia Alone No min. No min. 6" min.

Molding and
Fascia
No min. 8" min. 8" min.

Trim Band 10" min. 10" min. 10" min.

Horizontal Projection2
Overall 1'0" min. 1'0" min. 1'0" min.

Brackets
Width 3" min.

Spacing 24" max. on center
Placement Below fascia
1 If eaves are included, they shall conform to these standards. 2 Horizontal projection includes gutter.

Open Eave Section Returned Eave Section
Open Eave Elevation (Hipped) Returned Eave Elevation (Hipped) 159
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Sloped Roof with Parapet Section
Sloped Roof with Parapet Elevation
Parapet Section Parapet Elevation

7. Eave (Continued)
Sloped Roof with Parapet
Parapet Height 30" min.

Parapet height shall exceed height of roof-mounted
equipment.

8. Canopy
Canopy
Roof Pitch 3:12 min.

Eave Height 6" min.

Horizontal Projection 3 3'0" min.

Bracket Width 4" min.
3 Horizontal projection includes gutter.
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Parapet Section Parapet Elevation

9. Parapet
Parapet Cap (Required)
Height 0" min.; 6" max.

Projection 0" min.; 3" max.

9. Parapet (continued)
Entablature
Height
Overall 5'6" min.

Architrave 1'2" min.

Frieze 1'2" min.

Cornice 1'9" min.

Horizontal Projection 4
Overall 1'9" min.

Dentils
Width 10" min.

Spacing 2'0" max. on center
Placement Above bed molding at bottom
of cornice/top of frieze
4 Horizontal projection includes gutter.
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Upper Floor Typical Window Elevation

10. Windows
Opening Proportion, Height to Width
Typical Window5
Ground Floor 2.0 min.

Typical Upper Floor 1.5 min.

Accent Window
Rectangle 1.5 min. (2'6" max. width)
Square 1.0 min. (3'0" max. width)
Ganged Window6 0.6 min.

Picture Window7 1.1 min.

Dormer Window 1.75 min.
5 “Typical” refers to a regular recurring window (i.e., size or lite pattern) on a facade.
6 Ganged windows may be composed of multiple typical
windows, of which one typical window may be replaced with a picture window.

Ground Floor Ganged Window Elevation

10. Windows (Continued)
Window
Operation Double-Hung, Single-Hung,
Awning, Casement, Fixed
Sash Width
Rail 2" min.

Stile 2" min.

Glazing divisions shall be positioned exterior to glass panes.

Mullions
Mullions required between ganged windows.

Windows with width greater than their height shall be
ganged with vertically-oriented windows or doors.
7 Picture windows shall be wider than typical windows and equal in height to windows on the same floor.
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10. Windows (Continued)
Surround
Requirements with Siding or Shingle Finish Material
Trim Widths
Head 3.5" min.

Jamb 3.5" min.

Apron 3" min.

Requirements with Masonry Finish Material
Window openings surrounded by masonry finish
materials shall be spanned by a lintel or arch.

Lintel
Height 1/8 of opening width, min.

Extension Beyond Sides
of Opening
1/2 lintel height, min.

Within an arch, all joints shall align with a common point on the opening’s center line. Where expressed, the
keystone shall be centered on the opening’s center line.

Vertical joints along the center line are not allowed.

10. Windows (Continued)
Sill8
Extension Beyond Sides of
Opening
1/2 of sill/apron height min.

Projection from Wall Finish
Surface
1" min.

Slope (Toward Exterior) 1:12 min.

Window Frame Recess from Wall Finish Surface
Punched Openings 2" min.

All Other Windows No min.
8 Required only for windows or groups of windows within punched openings
Window With Surround Window Section
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Bay Window Elevation

12. Dormers
Roof Form
Allowed Roof Forms Shed, Gable
Pitch 2:12 min.

Horizontal Projection
Eave 8" min.

Rake 8" min.

Window
Proportion, Height
to Width

1.75 min.

Width 2'8" min.

Dormers allowed only for buildings with half stories.

See Subsections 6 (Rake), 7 (Eave), and 10 (Windows) for additional standards.

Dormer Elevation

11. Bay Windows
Form
Allowed Profiles Square, Chamfered
Interior Angle for
Chamfered Profile
30 degrees min.;
60 degrees max.

Number of Faces 3min.; 5 max.

Size
Height 3 stories max.; may extend
as low as finished ground
floor when behind ROW
Width 6'0" min.; 12'0" max.

Depth 1'0" min.; 3'0" max.

Allowed Eave/Cornice Treatments
A. Building parapet/eave/cornice wraps bay.

B. Bay has its own eave/cornice below building eave/cornice.

C. Bay returns into building eave/cornice (bay never
projects above the building eave/cornice).

11. Bay Windows (Continued)
Additional Standards
Bay depth not allowed to project beyond eave/cornice depth.

Multi-story bay window form shall be vertically continuous.

Any continuous horizontal articulation shall wrap bay form.

Corner bay may be rotated 45 degrees from building corner.

Bay Window Plan
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