St. Helena City Council
October 26, 2022

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 33 Public Services, Major. Services for the public that include water treatment facility, wastewater treatment facility, corporation yard, warehouse, and other services that provide major public infrastructure services for urban development.

Public Services, Minor. Services for the public that include utility substations, pumping stations and other transmission and distribution facilities.

Recreational facility, active. A public or private play field, athletic fields and facilities, including baseball/softball diamonds, basketball courts, volleyball courts, tennis courts, golf courses, bicycle courses, rollerblade and skateboard courses, swimming pools and boating/fishing facilities.

Recreational facility, passive. A park, playground, trail, botanical garden, or related open space.

Research and development. A facility for the scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing conducted entirely within an enclosed building. This classification includes assembly of related products from parts produced off site, where the manufacturing activity is secondary to the research and development activities, in addition to involving the production of experimental products.

Retail.

Art gallery. A commercial establishment exclusively engaged in the sale, loan, and exhibition of paintings, sculpture, photography, video art, or other works of art.

Building materials and supply. Retail sales or rental of building supplies or equipment. This classification includes lumber yards, tool and equipment sales, or equipment rental establishments, and includes establishments devoted principally to taxable retail sales to individuals for their own use. This subclassification does not include Construction and Material Yards, Auto Rental, hardware stores less than 10,000 square feet in gross floor area, or plant nurseries.

Firearms sales. A business engaged in the selling, transferring, or leasing any firearm or ammunition, either directly or indirectly.

Furniture store. A retail store primarily selling home furnishings including draperies, floor coverings, furniture, glass and chinaware.

General retail and merchandise. The retail sale or rental of merchandise not specifically listed under another use classification. This subclassification includes retail establishments such as clothing stores, small hardware stores (with 10,000 square feet or less of gross floor area), and businesses retailing the following goods: antiques, household pets and pet supplies, toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), pharmacies, electronic equipment, sporting goods, department stores, kitchen utensils, hardware, appliances, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, and new automotive parts and accessories (excluding vehicle service and parts replacement. Retail sales may be combined with other services such as office machine, computer, electronics, bicycle, and similar small-item repairs.

Health care equipment. An establishment that offers for sale primarily medical equipment and supplies.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 34 | St. Helena Zoning Code | October 2022 Public Review Draft Nursery, lawn, and garden supply store. An establishment primarily engaged in retailing nursery and garden products, accessory garden supplies, and trees, shrubs, plants, seeds, bulbs, and sod that are predominantly grown elsewhere. These establishments may sell a limited amount of a product they grow themselves.

Saddle and equestrian store and repair. An establishment that offers for sale primarily equipment and supplies related to equestrian uses. May include repairs of such equipment.

Tobacco/smoke shop. An establishment dedicated to the display, sale, distribution, delivery, offering, furnishing, or marketing of tobacco, tobacco products, or tobacco paraphernalia.

Used merchandise store. An establishment engaged in the purchase, barter, exchange, or sale of any secondhand merchandise of value, or which deals in secondhand goods. Does not include Antique Store.

Reupholstery and furniture repair. An establishment engaged in the maintenance or repair of upholstery, furniture, and similar items.

School. A facility for primary or secondary education, including public schools, charter schools, and private and parochial schools having curricula comparable to that required in the public schools of the State of California.

Senior center. A facility that offers services and activities to promote the physical, mental and social well-being of seniors.

Single-family dwelling. A building designed exclusively for and occupied exclusively by one single housekeeping unit.

Single room occupancy (SRO). Housing (consisting of single- room dwelling units) that is the primary residence of its occupant or occupants. The unit must contain either food preparation or sanitary facilities (and may contain both) if the project consists of new construction, conversion of nonresidential space, or reconstruction. For acquisition or rehabilitation of an existing residential structure or hotel, neither food preparation nor sanitary facilities are required to be in the unit. If the units do not contain sanitary facilities, the building must contain sanitary facilities that are shared by tenants. A project's designation as an SRO cannot be inconsistent with the building's zoning and building code classification.

Small recycling facility. A recycling facility accessory to a primary use devoted exclusively to the collection of recyclable materials from the public. A small recycling facility does not include the processing of recycled products. A small recycling facility may include: mobile recycling units, reverse vending machines and groupings of reverse vending machines (including bulk reverse vending machines), kiosk type units (may be permanent), and unattended containers placed for the donation of recyclable materials. See Section 17.22.220, Small Recycling Facilities.

Solar energy system. Any solar energy collection device and all associated appurtenances, including energy storage, used for the purposes of heating or cooling or generating electricity for a primary or accessory structure.

Storage, personal. A facility offering enclosed storage with individual access for personal effects and household goods including mini-warehouses and mini-storage, and records or inventory storage for businesses. This classification includes moving company businesses which offer storage and transporting services, but excludes workshops, hobby shops, manufacturing, or commercial activity.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 35 Transit station and terminal. A facility for passenger transportation operations, including rail stations, bus terminals, taxi, and scenic and sightseeing facilities. Includes truck, bus, taxi, van and limousine terminals and service centers, excluding maintenance centers.

Veterinary clinic. An infirmary for the treatment of small animals, including overnight care.

Warehousing, wholesale, and distribution. An establishment engaged in selling merchandise to retailers and other contractors; industrial, commercial, institutional, farm, or professional business users; other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. This category does not include freight forwarding terminals.

Wildlife sanctuary. An area of land managed as a nature reserve that serves as a place of refuge for wildlife. Includes wildlife sanctuaries, botanical gardens, outdoor nature areas and other similar facilities and uses for passive use.

Winery event center. A facility for major public assembly events such as concerts, art festivals, banquets and special wine tastings. Winery event centers are an accessory use to a large winery.

Winery, large. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, the refermenting of still wine into sparkling wine and processes and practices used in the creation of ports, sherries and the like. Includes manufacturing, packaging, commercial scales and grape sampling facilities; grape sampling; crushing of grapes; fermenting and processing of grape juice; ageing and processing of wine; distillation; bottling of wine; on-site disposal of winery waste generated on a site; and warehousing and shipping of wine produced on the premises.

Uses accessory to a winery, including offices, laboratories, equipment maintenance shops, employees' eating facilities, cooperage repair shops, wine storage tanks, scales, and boiler rooms, are allowed.

Winery, small. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, and the refermenting of still wine into sparkling wine. Small wineries are an accessory use to a residential use.

Winery visitor center. A day use area including tour and tasting facilities, retail sales of wines and wine-related items, catering shops, cafes, restaurants, delicatessens, and drinking places. Must be conducted within structures specifically designated for such uses. Winery visitor centers are an accessory use to a large winery.

Wine warehousing. A building used for the wholesale storage or distribution of wine and allied wine products from any source.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 36 | St. Helena Zoning Code | October 2022 Public Review Draft Rules of Measurement

17.34.010 Measuring Fractions
Whenever this Code requires consideration of distances, parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.

Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Government Code § 65915 or any successor statute, and Chapter 17.29, Density Bonus, any fractional number of units shall be rounded up to the next whole number.

17.34.020 Measuring Distances
Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project, in all directions.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 37 Figure 17.34.020: Measuring Distances

17.34.030 Measuring Height
Parapet or Flat Roof. For buildings with a parapet of flat roof, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the roof, the top of the parapet wall, the wall coping of a flat roof, or the deck line of a mansard roof.

Sloped Roof. For buildings with a hipped, gabled, gambrel, or other sloped roof design, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the highest point on the highest ridge.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 38 | St. Helena Zoning Code | October 2022 Public Review Draft Figure 17.34.030.A: Measuring Building Height
Stories. In measuring the number of stories in a building, the following rules shall apply:

1. An interior balcony or loft shall be counted as a full story if its floor area exceeds onehalf of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.

2. A basement shall be counted as a full story if the vertical distance between finished grade and the finished surface of the floor above the basement is more than four feet at any point.

3. A story shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above.

4. An attic is not considered a story provided it is unconditioned, unfinished, and less than seven feet at its highest point with an average height not exceeding four feet.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 39 Figure 17.34.030.B: Measuring Building Stories
Fences and Walls. The height of fences, walls, and other landscape structures shall be measured as the vertical distance from the midpoint between the highest and lowest natural grade immediately adjacent to both sides of the fence or wall to the highest point of the fence or wall.

Figure 17.34.030.C: Measuring Height of Fences or Walls Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground below.

Figure 17.34.030.D: Measuring the Height of Decks
Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 40 | St. Helena Zoning Code | October 2022 Public Review Draft Antennas. The height of antennas shall be measured as described in Section 17.22.270, Wireless Telecommunication Facilities.

17.34.040 Measuring Lots
Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.

Lot Depth. Lot depth is measured along a straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.

Figure 17.34.040: Measuring Lot Width and Depth
Average Slope. The average slope of a parcel is calculated using the following formula:

S = 100(I)(L)/A, where:

1. S = Average slope (in percent)

2. I = Contour interval (in feet)

3. L = Total length of all contour lines on the parcel (in feet)

4. A = Area of subject parcel (in square feet)

17.34.050 Measuring Floor Area and Floor Area Ratio
Areas included in floor area measurement. The floor area is measured as the sum of the gross horizontal floor areas of a building measured from the exterior face of exterior walls, or from the centerline of a wall separating two buildings. Areas included and excluded from floor area are listed below.

1. Included in Floor Area Calculation.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 41 a. All habitable space (as defined in the Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof. b. In cases where no walls exist, the area covered by the roof excluding two feet on each side of the structure for a standard roof projection. c. Interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight.
d. All floors of enclosed stairways, stairwells or elevator shafts.

2. Excluded from Floor Area.
a. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area.
b. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater.
c. Any areas that satisfy the landscape and open space base zone requirements. d. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent. e. In non-residential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finish grade of the property.
f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).
h. A building or structure consisting of nonusable floor space such as a garage, carport or storage shed.
i. Unfinished attics, crawlspaces, and basements shall not be included unless converted and finished as usable floor space.

Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 42 | St. Helena Zoning Code | October 2022 Public Review Draft Figure 17.34.050: Measuring Floor Area
Floor Area Ratio (FAR). The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all primary and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0. The following are excluded from Floor Area in Calculating FAR.

1. Underground Areas. Floor area located below finished grade.

2. Parking. Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is less than six feet.

3. Small Accessory Structures. Accessory structures up to 120 gross square feet.

17.34.060 Measuring Lot Coverage
Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including, but not limited to, garages, carports, covered patios, and roofed porches, shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:

Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways with an elevation of less than 18 inches above finished grade; Eaves and roof overhangs projecting up to three feet from a wall; Trellises, pergolas, and similar structures that have roofs that are at least 50 percent open to the sky through with uniformly distributed openings;
Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 43 One small, non-habitable accessory structure under 120 square feet. More than one small non-habitable accessory structure shall be included in lot coverage.

Figure 17.34.060: Determining Lot Coverage

17.34.070 Determining Lot Frontage
Corner Lot. The front of a lot is either of the two lines adjacent to the streets as platted, subdivided, or laid out, except that the front lot line shall be that line which is obviously the front by reason of the prevailing custom of the other buildings on the block. If such front is not evident, then as determined by the Community Development Director, either may be considered the front of the lot, but not both.

Through Lot. The front of a through lot abuts the street that neighboring lots use to provide primary access.

17.34.080 Measuring Setbacks
A setback line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line, as shown in Figure 17.34.080: Determining Setbacks.

Required setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to this Title, subject to compliance with the Building Code. All required setbacks shall be determined by their relationship to the front of a lot.

Figure 17.34.080: Determining Setbacks
Agenda Item #6.1.

Part V: Definitions and Rules of Measurement
Part V, Page 44 | St. Helena Zoning Code | October 2022 Public Review Draft

The following special regulations for determining required setbacks apply when a lot abuts a proposed street or alley.

Setback Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.

Setbacks abutting Alleys.

1. If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard.

2. In computing the minimum setback for any lot where such setback abuts an alley, no part of the width of the alley may be considered as part of the required setback.

Flag lots.

1. The panhandle portion of the lot shall be excluded when determining the required setbacks and yards.

2. The Planning Commission may waive the minimum setback requirements of existing units after review of the location of the proposed panhandle, the width of the landscape area and the location of buildings in the vicinity.

Exceptions. In unusual cases, the Community Development Director shall have the authority to establish the location of the setback and yard standards in relation to any existing or proposed buildings or structures.

17.34.090 Measuring Signs
The calculation of measurements related to signs are described in Chapter 17.27, Signs.

Agenda Item #6.1.

Agenda Item #6.1.

Agenda Item #6.1.

Main St
Spring
St
Mills Ln
Pope St
Pratt Ave
Fulton Ln Madrona Ave
Adams St
Vallejo St
Dowdell Ln
Oak Ave
Sulphur Springs Ave
Hunt Ave
Crane Ave
Big Rock Rd
Spring Mountain Rd
Mitchell Dr
Fir Hill Dr
Grayson Ave
Tainter St
Hillview
Pl
Dean York Ln
Mccorkle Ave
Howell Mountain Rd
Park St
Pine St
Hudson Ave
Railroad Ave
Chaix Ln
Sylvaner Ave
College Ave
Charter Oak Ave
Silverado Trl
Pinot Way
Vintage Ave
Valley View St
Brittany Ln
Paseo Grand Dr
Elmhurst Ave
La Fata St
El Bonita Ave
Church St
Boyson Ln
Vidovich Ave
Paulson Ct
Riesling Way
Fountain St
Kidd Ranch Rd
Meadowcreek Cir
Monte Vista Ave
Bella Vista Ct
Wallis Ct
Hudson Ave
Napa River
York Creek
Conn Creek
City of St. Helena
Zoning Districts
Business and Professional Office (BPO)
Central Business (CB)
Industrial (I)
Mixed-Use (MU)
Open Space (OS)
Parks and Recreation (PR)
Public & Quasi-Public (PQP)
Service Commercial (SC)
Twenty-Acre Agriculture (A-20)
Winery (W)
Woodlands & Watershed (WW)
High Density Residential (HR)
Medium Density Residential (MR)
Low Density Residential (LR)
Highway 29 Specific Plan
Historic Preservation Overlay
Mobile Home Park Overlay
Parking Exemption District
Planned Development Overlay
St. Helena City Limits
St. Helena Urban Limit
Parcels
Waterways
0 1,000 2,000
Feet
Notes: Refer to Figure 9.1 in the General Plan for Flood Plain Overlay. This Zoning Map is subject to change and should only be used for reference. For the most up to
date Zoning information please contact the City of St.

Helena Planning Department.

Main St
Sulphur Creek
Agenda Item #6.1.

LR District Proposed Standards for Maximum Primary Building Footprint LOT SIZE-square feet MAX Footprint of
Primary Structure
≥7000-7999 2400
≥8000-8999 2700
≥9000-9999 2950
≥10,000-10,999 3300
≥11,000-11,999 3650
≥12,000-12,999 4000
≥13,000-13,999 4350
≥14,000-14,999 4700
>15,000 4800
Agenda Item #6.1.

1 Cindy Tzafopoulos
From: Maya DeRosa
Sent: Friday, October 21, 2022 5:34 PM
To: Cindy Tzafopoulos
Subject: FW: [External] Comments regarding new Zoning Ordinance Hi Cindy, once the packet is live for the 10/26 meeting, please add this to it.

MAYA DEROSA, AICP

COMMUNITY DEVELOPMENT DIRECTOR
City of St. Helena | Community Development Department
1572 Railroad Avenue | St. Helena, CA 94574
Direct: (707) 967-2783 | [email protected] | http://cityofsthelena.org/planning From: Kelly Wheaton <[email protected]>
Sent: Friday, October 21, 2022 4:29 PM
To: Maya DeRosa <[email protected]>
Subject: [External] Comments regarding new Zoning Ordinance Thanks Maya for Returning my call.

To the St Helena Planning Commissioners and St Helena City Council Comments specific to Section 17.19.010 and more specifically your table 17.19.030 As stated "Re: Twenty‐Acre Agriculture (A‐20)
This Zone restricts the density of residential use and stipulates the location and area of residential development to promote preservation of agricultural land use and reduce impacts to the provision of infrastructure as the urban area of the City expands."
In your table 17.19.030 you propose a maximum of 35% lot coverage which includes accessory structures in parcels of 2 acres or less. I would like to point out that this is the same 35% limit as proposed in your Low Density Residential LR Zoning. For lots greater than 2 acres this is restricted to ½ acre of non agricultural use which is 25% of 2 acres and 10% of 20 acres. Which I would point out is a much more reasonable standard.

I would urge you to consider a reduction to between 10‐25% in 2 acre or less A20 zoning. It seems unreasonable to hold the same standard as low density Residential while professing to preserve Ag lands. Let's put this another way on a 1 acre A‐20 parcel one could cover more than a third in structures. Since I live on an acre parcel I can tell you that is ludicrous. 2 acres at 35% means of 87,120 sf, 30,492 sf could be covered in structures. Do you really want to open the door to over 30,000 sf of structures in your A20 zone? I can tell you this is not preserving agriculture and subverts your stated goal. So I urge revising this.

Another gaping whole in the same Table 17.19.030 is the stated maximum ground level Floor area which not only excludes accessory structures there is no restriction on underground square footage, no restriction on second story or overall structures other than the previously mentioned 30,000 potential sf of structures on parcels of 2 acres or less.

Why are they not restricted to Second stories of 35% of ground floor area like in parcels over 2 acres? Do you realize Agenda Item #6.1.

2 that I could build a 4,500 sf house ground floor level and have another 6,000 sf on the second story under this guideline? So a 10,500 sf house and that does not count a full basement or out buildings.

I would suggest that the provisions of A‐20 for parcels of 2 acres or less be aligned with the current standards for those over 2 acres. It's a pretty simple fix and would close many a loop‐hole that will haunt you in the future.

All Zoning
I also think it is appropriate to address underground square footage be included in ALL calculations for ALL zoning districts. Underground structures bring their own problems including drainage, flooding and displacement of groundwater during high rainfall events. There also is a correlation between overall water use and the size of a structure‐‐‐whether that is above ground or not.

Water Usage
While I am not sure where this should be addressed it is obvious that basing water usage on the number of bedrooms (which people just call a sewing room, library, study etc to circumvent the intent) or new structures replacing high flow faucets, toilets etc while greatly increasing square footage including landscaping is not sufficient to prove that the new development is water neutral. This needs much more scrutiny. The current proposal on the corner of Madrona and Fir Hill of 11 bathrooms and 4 washing machines being an egregious example.

Sincerely
Kelly Wheaton
1335 Inglewood Ave
St Helena
707‐963‐9609
‐‐
Kelly Wheaton
Agenda Item #6.1.

1 Xinia Gamero
From: Daniel Hale <[email protected]>
Sent: Wednesday, October 26, 2022 4:30 PM
To: Xinia Gamero; Cindy Tzafopoulos
Subject: [External] Code revision comment
Attachments: CODE REVISION COMMENT.pdf
City, Xinia,
Understand this is close to the wire to enter into agenda but thought I would forward (attached).

Daniel Hale
1616 Madrona Avenue
Saint Helena, CA 94574
707.227.4322
www.danielmhale.com
danielhale (INSTAGRAM)
Agenda Item #6.1.

SHCC, SHPC, Planning Dept,
RE code revision:

I have now made several thorough passes at code draft revision. I undertook that with the mindset that it would take a commitment of time and some amount of patience to understand new facets and how best to negotiate and find pieces of code and compare them to a more settled understanding of existing code. I expected some level of frustration and evolution of understanding. I understand that this is a DRAFT and not the final iteration…as is my understanding of it
Some preliminary take-aways from that exercise:

There should absolutely be an introduction and or key to the items that have changed and make clear the changes in relation to existing code. Also would seem critical to explain what sections of code needed change and why…the reasoning that went into those decisions and the resulting improved code.

It seems clear that it is based upon a generic template for a town that is not Saint Helena and I cannot see how it may have been generated by stakeholder interviews. Those appear now as little more than a box checking /window dressing exercise.

Did anyone actually do the math? (apply new sf allowances to actual lots/situations in town? See inserted exercise below:

Above is a comparative table of applied existing code and revised code for both the MR designated and LR designated areas. Based on actual lots and result of applied code and resulting square foot allowed in those instances.

Agenda Item #6.1.

I believe it should include at minimum an introduction as to why FAR is no longer the tool used to understand and empower allowed square footage. What is the logic behind that change? And how has the change been made at all clear without some form of comparative analysis? Why are there references in other parts of the revision to FAR when it appears to no longer be the driver? As you can see above there are potentially substantial changes in allowed square footages.

I am not sure what revision is shooting for for but results seem a bit arbitrary and haphazard at best. Obviously this chart examines one facet of revision but it is an aspect that affects every neighbor or holder of real estate in town. I cannot imagine that the intent was to substantially shift real estate values in town but I also cannot see how this revision would not instantly accomplish that. What was reasoning behind allowing LR areas (Sylvaner and Dean York and Eastern edge of Vallejo street) such a shift in allowable square footage when compared to same size lots in MR area?
Transparency?
What design guideline (expert/mantras/thoughts/handbook?) suggest that a universal widget exists that can spin geometries and math (in that new area of code) to produce more successful buildings? And what demonstration of Planning Commission (past or present) would inspire one to think that it (past, present or future) is capable of interpreting? Same question should be asked about mandated setbacks of second levels. I do not see how a one size fits all rule that ignores site influences will serve anyones interest…meanwhile crushing creativity and expression.

Arbitrary bans on certain material/finish choices do not a better town make. (IE corrugated) Mistakes in both graphics and wording can be reconciled but I believe more scrutiny before presenting would have been time/effort well spent.

CODE MATTERS:

It shapes development use and property value.

I intend to examine the revision more and more closely and I am sure my understanding of it will evolve but as it currently stands I believe it is a LARGE step backwards. It does not address demonstrated choke points in previous code and introduces (seemingly arbitrarily) many new thorns to struggle over. I believe it NEEDS at minimum a COMPREHENSIVE rethinking…It is not more clear or instructive as to development or alterations.

Sincerely,
Daniel Hale
1810 Vineyard Avenue
Saint Helena
Agenda Item #6.1.

1 Xinia Gamero
From: Joe McGrath <[email protected]>
Sent: Wednesday, October 26, 2022 4:25 PM
To: Geoff Ellsworth; Paul Dohring; Anna Chouteau; Lester Hardy; Eric Hall; Maya DeRosa; Aaron Hecock; Public Comment; John Ponte; Autumn Anderson; Rosaura Segura; Marika Rothfeld; Christopher Warner; Joe McGrath
Subject: Re: [External] Draft Zoning Code Input
Attachments: Design and Development Guidelines (2004).pdf I would encourage you all to review the City of Fairfield Design Guidelines ‐attached.

This document provides clear articulation of desired design features, without overly defining quantitative values that pertain to aesthetics and contextual design.

I clearly understand that we are not Fairfield and do not want to be Fairfield...

But the point remains the same.

Thx,
Joe
On Wed, Oct 26, 2022 at 4:15 PM Joe McGrath <[email protected]> wrote:
10/26/22
Mayor, Council Members, Planning Commission, and Planning Staff:

Thank you for undertaking the herculean task of updating and revising the St. Helena Zoning Code.

The goal of this collective effort should be to create a Zoning Code that preserves and enhances the character and uniqueness of St. Helena while facilitating and streamlining the process for an applicant.

The updated Zoning Code should further clarify both the application process and streamline the code to reduce and minimize subjectivity in the evaluation of an application.  Zoning Code should facilitate and not obstruct the application and development process.

In a cursory review of the Draft Zoning Code released last week, it Is clear that the initial draft has made some significant enhancements to the review process as well as the code.  The introduction of Design Guidelines, a new Major and Minor Design Review Process, the authorization of the Planning Director to approve Minor Design Review, and the reduction of some setbacks and parking ratios for multi‐family development are all steps in the right direction.

However,  It is imperative that the City get this right.

As we all know, St. Helena, like many communities around the State, is facing a severe housing affordability issue.  St.

Helena is particularly exposed to this crisis as it has a robust wine and hospitality industry with a high jobs:working resident ratio, is physically and logistically isolated from other communities, and has extraordinary demand on its limited housing stock coming from retirees, second home owners, and non‐working residents. All while rightfully preserving our agricultural and natural environment.

Agenda Item #6.1.

2 As many of you know, I am a St. Helena native, full‐time resident, and  the developer who built the market rate workforce housing apartment complex at 632 McCorkle. Unfortunately, I believe I still have the improbable "honor" of having built the only private, market rate multi‐family apartment complex in St. Helena in over 30 years.

While I currently serve on the Board of Our Town St. Helena, I am providing this input as a private citizen. As I believe it will ultimately be impossible for affordable non‐profit organization and public subsidies to exclusively close the housing affordability gap, it is imperative that the market play a pivotal role to solve for affordable housing. We cannot subsidize our way to a housing solution.  An affordable housing solution will require market participation and incredible ingenuity; in the acquisition or leasing of land; in building techniques and process; in the productization of building; in modular construction (such as volumetric or panelized modular manufacturing); In financing methods; in private partnerships; and in cooperation and collaboration with municipalities or other regulatory authorities. As such it is critical that the new zoning code plays a critical and contextual role in solving this challenge and be conscious of any code, no matter how well intended, that increases multi‐family project costs.  I encourage the Council and the Commission to understand the language of every line of this code and understand their potential implication, intended, or not.

In the brief time allowed from  the draft code release to public comment, I would like to identify a few items that deserve attention:
 Design Review
o It should be made very clear that Design Review is not a discretionary review for entitled “by‐right” projects. Design Review, in this case, is to shape a project in the interest of all stakeholders and the community, not a determination if an entitled, by‐right  project can be built or not.

 Design Review v. Design Guidelines
o It appears that the intent of this draft is to streamline applications that meet design guidelines which allows them to forego Major Design Review in some instances. This is a noble cause and I am full support. However, the document would be much more clear and use a process outline with “if, then” type process flow.

o It is critical to getting Design Guidelines right. It is very difficult to do architecture by numbers, and we should be skeptical of quantitative values in relation to aesthetic design features.

 Major Design Review
o New multi‐family residential is not identified under 17.05.070.C Applicability. Is this an omission? or is this indicating that if Design Standards are met and application is compliant to all other codes, that an application can forego Major Design Review? This process flow needs to be clarified.

 Design Standards for all Residential Development
o 17.16.030 Development Standards Private Open Space for Multi‐Family = Min 120 SF  This is an onerous and expensive requirement for upper floors of multi‐family. This would equate to a 10’ * 12’ balcony.  Many jurisdictions require private exterior space on exterior units, but much smaller square footage (closer to 50 SF). This requirement should be reconsidered as it will cost out market based multi‐family solutions and preclude modular construction solutions.
o 17.16.040.3b. 12’ separation of windows.
  This requirement for multi‐family residential could preclude cost‐effective solutions such as modular construction that may likely have mirrored units opposite of each other. 12’ seems an Agenda Item #6.1.

3 onerous distance. This requirement should also be contained with the opposing window/facade distance. For example, if the opposing façade is > 8’, then the windows can be opposite. (I have strived on my projects to have window fenestrations on two planes of a room.

This requirement may entice developers to remove a window on one facade.) o 17.16.040.A.5.b. Flat Roofs of Roof >= 5:12 pitch.
 4:12 is by far the most common roof slope. Is this standard eliminating 1:12‐4:12 pitches?  I see no public benefit of this requirement. 3:12 and less pitches on 2‐story buildings are likely not visible from ground level.
o 17.16.040.A.5.c. Min 6’ ridgeline for shingle roof.
 Why? Attic venting cupolas would violate this guideline. These features are in the historic architectural vernacular of Napa Valley.
o 17.16.040.A.5.c Second Floor Plate not to exceed 20’
 The market effectively requires and desires a 9’ apartment ceiling.  Volumetric modular construction has a higher stack height than conventional construction since the floor and ceiling assemblies on stacked units are not integral like conventional construction. There are benefits to this with respect to both firewall separation between units as well as sound attenuation. However, the stack height of one floor of a modular unit is between 10’6” and 11’.  If you stack a second story module over the first, it may likely exceed the 20’ second floor plate height.  It is unclear what the public benefit of this requirement is? The structure is already limited by overall height restrictions.
o 17.16.040.6a Prohibited Siding Materials
 This is an overreach on the part of the Zoning Code. For example, corrugated metal siding is not only a popular design aesthetic, it has been used throughout Napa Valley history as a barn siding and fits within the architectural vernacular of our agrarian past and present. It is also fire‐retardant and cost‐effective.  I can comprehend a code based on siding reflectivity, but to exclude a material class (particularly corrugated) outright is overreach. o 17.16.040.A.1.a  18” vertical offset every three units  Vertical and Horizontal undulation of building massing is important to urban scale and context. Putting specific numbers on this is challenging and somewhat architecture by numbers. There are urban settings (Georgian London for example) that work well with very poor massing ‐ if looking at it strictly by numbers. In that instance, building articulation makes up for single plane massing. We should scrutinize every numeric value we put in aesthetic design standards.
o 17.16.040.C.1.L    200’ CU FT of storage space
 Please clarify ‐ internal or external?
o 17.16.040.A.12 Sustainable and Energy Efficiency.
 These requirements are already covered by CBC and redundant. o 17.16.040.C.6 Universal Design
 These requirements are already covered by CBC and ADA and are redundant.

Thanks you for your time. I have limited comments here to the scope of tonight's meeting.

I am happy to continue to work with Staff on refining and improving the Zoning Code.

Joe McGrath
Agenda Item #6.1.

CITY OF FAIRFIELD CITY OF FAIRFIELD

DESIGN & DEVELOPMENT GUIDELINES DESIGN & DEVELOPMENT GUIDELINES Adopted by Resolution of the Fairfield City Council
March 20, 2004
Agenda Item #6.1.

CITY OF FAIRFIELD

DESIGN & DEVELOPMENT GUIDELINES

TABLE OF CONTENTS TABLE OF CONTENTS
.I INTRODUCTION....................... 4
Urban Design Goals and The Guidelines ........... 4Organization of the Guidelines Document ........... 4Using the Guidelines .....................................4 II. COMMUNITY CONTEXT ........... ...... ...5
Natural Setting ................... ....................................5Development Pattern ......................................5Landscape and Open Space ................................5The Built Environment ......................................6 III. SUBDIVISION GUIDELINES ...................... 8
Subdivision Review Process..................... 8Land Planning and Site Development .............. 8Street Design and Layout ....................... 9 Subdivision Prototype.......................................... . 11 Neighborhood Centers ......................... 15
IV. HOUSE DESIGN GUIDELINES ....... 16
Tract Homes ........................... 16Custom Homes ......................... 18 V. MULTIFAMILY HOUSING GUIDELINES . 19
Regulatory Framework ................... 19Site Planning ........................... 19Building Design ......................... 21 Multifamily Development Prototype.............22
VI. COMMERCIAL DEVELOPMENT
GUIDELINES .........................24
Downtown Fairfield ......................24Shopping Centers and Commercial Corridors ..25 Shopping Center Prototype.........................33
Mixed Use Development..................34
Mixed Use Prototype....................................39 Office Buildings .........................40Industrial Buildings ......................41Business and Office Parks ................41 Office Park Prototype....................................44 Agenda Item #6.1.

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Chapter I - Introduction
I. INTRODUCTION
Urban Design Goals and The Guidelines Urban Design Goals and The Guidelines As the City of Fairfield matures, it faces the challenge of integrating new development into existing communities, enhancing those communities, preserving and improving the natural setting, and protecting the City’s human scale (the “small town” self-image).

Urban design addresses the way buildings, streets, landscape, and open space combine to create an attractive and memorable community character, or “senseof place.” It creates a supportive framework for new investment and enhances community pride, while providing environmental and aesthetic benefits. City urban design policies, programs, and design standards are used tostrengthen community character. The Fairfield General Plan “Urban DesignElement” establishes an overall urban design goal for the City:
“Enhance Fairfield’s image as a unique community and retain that “Enhance Fairfield’s image as a unique community and retain thatimage in attractive and orderly development which preserves the beautyof the natural setting.” The Design and Development Guidelines Design and Development Guidelines help the City implement thisgoal. The Guidelines provide direction to developers, business owners, homeowners, the Planning Commission, and City staff for project review.

Organization of the Guidelines Document Organization of the Guidelines Document This document is organized by Chapter and Building Type, with specificchapters devoted to Subdivisions, House Design, Multifamily Housing, and Commercial Development (Downtown , Commercial Corridors, Office, andBusiness Parks). There are also guidelines for Mixed Use Development.The Guidelines address both site development and building design. Sitedevelopment includes landscaping, pedestrian connections, access, parking,open space, and streetscapes. Building design includes facade composition,materials, and architectural features, among others.

The Prototypes
In addition to the written guidelines, each chapter includes “Prototypes” whichillustrate some of the desired concepts and design principles that the Citywould like to see for different types of development. The prototypes areintended to complement the written guidelines and photographs but are notmeant to be definitive. For example, the prototype for a single familysubdivision shows options for boulevards with deep setbacks, street layouts integrating the neighborhood into the community, the distribution of pocketparks and open space elements.

Using the Guidelines Using the Guidelines
The Guidelines apply to all new residential, commercial, officeand industrial projects in Fairfield, as well as major remodellingand expansion projects. and expansion projects.

This document summarizes the City’s expectations for urban design inFairfield, with a focus on aeasethtic, functional, and design issues often identified during the City’s design review process. For a fuller understanding ofthe necessary rules and regulations that must be followed during development, project proponents should also consult:
- Fairfield Zoning Ordinance- Public Works Standard Details- California Standard Building Code- Fairfield Subdivision Ordinance These Guidelines use words like “shall” for “shall” mandatory elements, which mandatorystaff will require be incorporated into projects. Words like “should” and“consider” refer to desirable design elements that are strongly encouraged.Before a project is submitted for review, an applicant is urged to meet withstaff to discuss how the Guidelines apply to the project. Planning staff canalso direct applicants to other requirements. We also recommend applicantsuse the City’s free Conceptual Review process. Staff will review a project’s Conceptual Reviewconceptual design and provide written comments outlining potential issues.

Agenda Item #6.1.

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Chapter II - Conditions and Context
II. COMMUNITY CONTEXT
Natural Setting
Fairfield is located at the northeastern edge of the San Francisco Bay Metropolitan Area. Despite the City’s growth, Fairfield remains surrounded bynatural and agricultural landscapes. Rolling, grass and tree-covered hills border the City to the north and northwest, culminating in the area’s two mountain landmarks: Twin Sisters (to the west) and Cement Hill (to the northeast).Rockville Hills Park, located west of the city, preserves a unique landscape ofrock outcroppings, native trees, grasslands, and seasonal wildflowers. Thesehills provide an attractive backdrop to the City’s man-made environment, aswell as offering some recreational activities.South of the central city is the Suisun Marsh, the Continental United States’largest brackish marsh. The marsh is a major resting stop for birds and hasbeen largely preserved as an open landscape of sloughs, grasslands,and uniqueplant communities. Active vineyards and orchards are concentrated in GreenValley and Suisun Valley, rich agricultural districts immediately west of theCity proper.Several creeks run through or border Fairfield, providing natural open spacecorridors and recreational opportunities. These include Green Valley Creekin Middle Green Valley, American Canyon Creek in Cordelia Villages,Ledgewood Creek, which borders the Suisun Valley, and Laurel Creek ineastern Fairfield.

Development Pattern
Fairfield has grown rapidly since World War II. Although part of the BayArea, the city remains a physically separate, distinct city. Maintaining thisdistinct character is important to the community.Central Fairfield includes the original town site and surrounding neighborhoods dating from the 1940s-through-1990s. Northeast of central Fairfield isTravis Air Force Base. Cordelia, located to the south near the intersection ofInterstates 80 and 680, includes freeway-oriented businesses, newer housing, and office and industrial parks.

Interstate 80 is the spine of the City. It has enabled development of commercial centers at Cordelia Junction, and the Fairfield Gateway. Fairfield is alsoserved by Interstate 680, which links Solano County to Contra Costa Countyand the East Bay, Highway 12, which links the city to Napa County and theCentral Valley, and Air Base Parkway, which links Travis Air Force Base toI-80. The future Manuel Campos Parkway will link northeastern Fairfield toInterstate 80. Major surface arterials include Texas Street, North TexasStreet, and Travis Blvd. These streets form a large grid that provides somecontinuity in Fairfield’s largely unconnected network of local streets.Fairfield, like most suburban communities, is a low density city largely experienced from the car. One-and two-story buildings predominate, with a majority of the city’s land area devoted to detached single-family homes. Landuses are separated, linked via wide arterial streets.

Landscape and Open Space
Landscaping, which includes formally designed and planted landscaping aswell as natural open space, dominates the physical appearance of Fairfield.As infill development and redevelopment becomes more important, Fairfieldmust preserve and enhance the landscaping in residential neighborhoods.One of the most attractive landscape elements in Fairfield is the “urban forest” of street trees. Large, mature street trees that form a canopy are a criticalelement in creating attractive residential neighborhoods, particularly in warmerclimates like Fairfield.Newer residential neighborhoods often incorporate special landscaping atneighborhood entries. For example, Green Valley Lakes features a landscaped median with a triple row of street trees. Particularly in the autumn, thislandscaping creates a dramatic entrance for the community. Another characteristic element is the perimeter wall which defines neighborhoods and mitigate traffic noise levels. Green Valley Lakes is surrounded by carefullydesigned masonry walls incorporating decorative pilasters, landscaping, andneighborhood signage. In some older neighborhoods, however, no landscaping has been planted (or planted landscaping has died) to soften theharshness of the walls.

Agenda Item #6.1.

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Chapter II - Conditions and Context
Walls and gateways can help create a sense of place but can also “separate”neighborhoods from surrounding communities. In many areas, these wallshave divided the city into a series of “walled enclaves.”Neighborhood parks and open space are another important element in thelocal landscape. Rancho Solano, for example, is identified with its golf courseand rolling, oak-covered hills. Lakes lie at the center of the Woodlake, GreenValley Lake, and Paradise Cove communities. Wood Creek and RollingHills feature parks as community focal points. Southbrook and Woodcreekboth offer residents trails along local creek corridors. Rockville Hills Parkand the Rolling Hills Open Space are attractive backdrops to neighboringresidential communities.Landscaping in multifamily areas varies. Some older, smaller complexes arebuilt to the street line, with landscaping limited to street trees, foundationshrubs, and lawns. Newer projects offer more amenities, such as landscapedcourtyards, playgrounds, and pool complexes. Some complexes incorporate water features and dramatic entrance landscaping with gates and rockwalls. As with some single family neighborhoods, the goal should be to notcreate a walled enclave but to create a complex that is a part of the community.Landscaping in commercial areas has traditionally been less important inFairfield. In the City’s older commercial areas, landscaping is often limitedand inconsistent, with most of the land area devoted to hard surfaces likeparking lots and drive aisles. This creates an often harsh and unattractivesetting for the community’s heart. Newer shopping areas pay more attentionto landscaping. While still scaled for the automobile and its need for largeparking lots, the retail areas around Solano Mall incorporate landscaping thatadd color and interest to the street. Newer shopping centers include landscaped seating areas, pedestrian walkways, and entry features.The City’s business parks also vary in design quality. Some older areasoriented to small business and “service commercial” land uses (WesternBusiness Park, State Street) have limited landscaping and basic architecturaldesign. Newer areas like Solano Business Park and Green Valley CorporatePark, offer more elaborate landscapes incorporating special sign programs,amenities like lakes and walking paths, and elaborate entrances.

The Built Environment The Built Environment
Fairfield is a city dominated by single-family homes. Most homes in Fairfielddate from the postwar period and reflect typical regional suburban designs.The ranch house is probably Fairfield’s most characteristic residence.Fairfield’s residential neighborhoods are generally pleasant, with plentiful landscaping and trees. This pattern is evolving with the recent popularity ofmedium-density single-family homes, often built with relatively small yards.The dominant pattern remains separation of homes by type, size, and price.There is relatively little mixing of housing sizes, types, and affordability withinindividual neighborhoods. Most housing is “tract housing” built at one timeby large regional and national builders. Repetition snd monotony are an important issue, along with domination of residential streets by garage doors,scarcity of neighborhood parks, and the design of multifamily housing, whichis often poorly integrated with surrounding neighborhoods.Builders in Fairfield have traditionally provided relatively affordable housingfor the Bay Area. As in the rest of California, price inflation has made singlefamily homes increasingly unaffordable. Cost and new policy directions inthe General Plan mean that new higher density and mixed-use developmentwill be an increasingly important part of the local housing market.Commercial development in Fairfield is als0 relatively small in scale, with onlya handful of structures taller than a three-story building. Fairfield’s old downtown is small in scale, with one-to-two story buildings lining Texas Streetand adjacent blocks. Fairfield, of course, does have larger buildings, particularly in business parks. Many larger buildings are visible from the freewaysand adjacent arterials. Larger structures include the Fairfield Civic Center, theSolano County Government Center, and the Fairfield Center for the CreativeArts. Private and commercial buildings like Solano Mall, Anheauser-Busch,and Northbay Medical Center serve as landmarks for the city, particularly themall and its colorful movie theaters and the brewery.

Agenda Item #6.1.

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Chapter II - Conditions and Context
Development generally follows a suburban pattern, with separated, singlepurpose land uses. There is little “mixed use” development. Commercialdevelopment is physically and geographically separated from residential neighborhoods and often concentrated into the city’s commercial corridors andshopping centers. There is always plentiful parking, and buildings are set backfrom the street. This pattern of development is oriented to the driver, notpedestrians or bicyclists. The City’s commercial areas are often quite hostilein scale and design for pedestrians. North Texas Street, for example, theCity’s oldest commercial spine, is generally not a pleasant district for a stroll.While parks, clubs, churches, and workplaces certainly provide for somesocial functions, the City also needs informal gathering spaces and pleasantpedestrian streets, places for sidewalk cafes, push-cart vendors, and attractive public art. Some of the newer shopping centers in Fairfield are beginningto incorporate such elements. Centers like Ralay’s Plaza on North TexasStreet and Gateway Courtyard illustrate what can be done with simple landscaping, building placement, and public outdoor seating.

Finally, large signs are a dominant element. This is particularly true at night,when well-lit signs, such as the Solano Mall pylon and Budweiser Brewerylogo, are visible for miles. While some find these signs unsightly, they helpcreate an image (and an identity) for the community. Such larger signs can bemore than just commercial imagery, they can help create a sense of place. Thewinepresser outside Napa is a symbol of an industrial park - but it also servesas a public art piece for the community’s gateway. New large scale signagein Fairfield should incorporate unique images-particularly near communitygateways and focal points.Public signs are also important. The new signs installed by the City nearSolano Mall have a strong visual character tied to the community’s past (thedowntown arch) as well as pointing to key destinations. The City shouldwork with property owners near gateway locations and major intersectionsto reserve space for major public art and signs.

Seating Areas and Pedestrian Walkways at Gateway Courtyard Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines
III. SUBDIVISION GUIDELINES
Objective: Objective: Encourage attractive residential areas with distinctive character.Subdivision Review Process Subdivision Review Process The City reviews “Tentative Subdivision Maps” and “Community DesignPlans.” Maps establish the layout of lots and streets, while Design Plans address landscaping and design issues. Guiding the review are the GeneralPlan and the Zoning and Subdivision Ordinances. The Hillside ManagementGuidelines, Scenic Vistas and Roadways Plan, Tree Preservation Ordinance,and the Creekside Protection Ordinance also apply to subdivision design.

LAND PLANNING AND SITE DEVELOPMENT
A. NATURAL FEATURES/OPEN SPACE

1. Access - Allow residents to see and have access to open space and Access - Access - natural amenities. Preserve views of open space. Use “singleloaded” roads as shown in the Prototype on Page 10. Use openfencing, and provide trails and/or viewpoints.

2. Activity Centers - Connect activity centers like parks, Activity Centers - Activity Centers - clubhouses, and/or schools with natural areas through walkways.

3. Tree Preservation - The City’s Tree Preservation Ordinance Tree Preservation - Tree Preservation - requires the preservation of native trees and other significant trees.Preserve existing trees and groups of trees.

4. Pockets - Don’t leave pockets of isolated and hidden open space Pockets Pockets surrounded by houses.

B. NEIGHBORHOOD EDGES - New neighborhoods should be
visibly part of an existing community, not walled enclaves.1. House Orientation - Orient the fronts of new houses to House Orientation - House Orientation - existing streets. Avoid creating an unbroken wall of rear facades.The prototype shows the use of deep lots fronting on the collectorstreet as an alternative to the soundwall concept.

2. Perimeter Walls - Perimeter walls are discouraged except where Perimeter Walls - Perimeter Walls - required for sound attenuation. a. Avoid walling off infill subdivisions from surrounding/ adjoining neighborhood.
b. Justify all sound walls. Provide proof that there are no alternative solutions that provide equal sound mitigation. c. Any perimeter walls shall be buffered with at least ten feet of landscaping.

C. NEIGHBORHOOD GATEWAYS - Create attractive and visible neighborhood gateways at major sudivision entrances.1. Paving - Incorporate pavers or colored/stamped concrete or Paving asphalt.

Paradise Cove preserves views of its wetlands. Paradise Cove preserves views of its wetlands.

Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines

2. Signs - Use neighborhood identification signs. Signs3. Landscaping – Use street trees, ornamental plantings, stone walls, Landscaping and water features. At major entrances, consider using landscapedmedian islands with a double row of flowering trees.

4. Vehicular Access - Use distinctive road configurations at major Vehicular Access entries. Roundabouts, for example, can create a dramatic entry, slowtraffic, and integrate the subdivision with adjoining neighborhoods.Such unique configurations must be approved by the Public Worksand Fire Departments.

5. Community Buildings – Locate public and community buildings, Community Buildings near the edges of neighborhoods.

STREET DESIGN AND LAYOUT
These guidelines address the design of the residential street network, whichcurrently includes major Arterial Streets Arterial Streets that tie the City together; Collec- Collector Streets, tor Streets interconnect neighborhoods and carry limited through traffic;and Local Streets, Local Streets which provide direct access to individual houses. Street types are defined in the Fairfield General Plan Land Use Diagram. The following streets are defined as ARTERIALS in the General Plan: ARTERIALS ARTERIALS North Texas Street North Texas Street Texas Street Texas StreetDover Avenue Claybank Road Walters Road East Tabor AvenuePeabody Road Sunset AvenueTravis Blvd. Travis Blvd. East Travis Blvd. East Travis Blvd.

Suisun Valley Road Nietzel Road
Mangels Blvd. Mangels Blvd. Green Valley RoadLopes Road Red Top Road Gold Hill Road Cement Hill Road
Dickson Hill Road Sunset Avenue
Major COLLECTORS in the City COLLECTORS COLLECTORS include: include:

Gulf Drive Vista Grande Drive
Link Road Capitola Way
Wood Creek Drive Vintage Valley Parkway Another example of a neighborhood gateway. Another example of a neighborhood gateway.

Gateways should have a pedestrian scale. Gateways should have a pedestrian scale.

Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines
A. OVERALL GUIDELINES -

1. Access Points - Integrate new streets with the existing street Access Points - Access Points - network (see prototype). Larger subdivisions should allow formultiple access points to the neighborhood.

2. Street Grid - Use a grid system within the subdivision to allow Street Grid - Street Grid - residents multiple ways to get to their homes.

3. Traffic Calming - Road design, not signs alone, should Traffic Calming - Traffic Calming - be used to control traffic speeds and volumes within neighborhoods.While Fairfield does not permit speed bumps or dips, there are otheralternatives that can be considered, like traffic circles, narrowedstreets at intersections (neck-downs), and median islands. TheDepartment of Public Works has prepared a report on TrafficCalming that addresses possible design options for Fairfield. AnyDesigns will be reviewed by the Public Works and FireDepartments to ensure that public safety concerns are addressed.

4. Long Blocks - Avoid the use of long, continuous blocks Long Blocks - Long Blocks - (greater than 600’) in residential areas. Break up longer blocks withtraffic calming devices, jogs in the street pattern, traffic circles, andother design elements. Long, unbroken blocks encouragespeeding, deter circulation, and are visually monotonous.

5. Sidewalks - City policy requires sidewalks to be installed on both Sidewalks - Sidewalks - sides of all residential streets.

1. Use vines and shrubbery to soften walls and
reduce opportunities for grafitti taggers.

2. Incorporate periodic pilasters, with caps, and,
where appropriate, trim bands, pre-cast caps, orbottom bands.

3. Major corners shall be monumented with
decorative columns or pilasters, including caps.
4 Use one wall design for continuity. However,
incorporate jogs in the wall to provide variety andvisual interest.

5. Provide pedestrian access points every half mile
to allow for easier pedestrian circulation.

Woodlake subdivision wall incorporates pilasters
B. ARTERIALS AND MAJOR COLLECTORS

1. Street Frontage Design Standards - Avoid sound walls along Street Frontage Design Standards - Street Frontage Design Standards - street frontages except when specifically required by an acousticstudy or design analysis. a. Walls and Fences - Where walls are necessary, they Walls and Fences - Walls and Fences - should meet the following design standards.

Agenda Item #6.1.

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SUBDIVISON PROTOTYPE SUBDIVISON PROTOTYPE
Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines
b. Landscaping - Incorporate a parkway strip, a sidewalk, Landscaping - Landscaping - and a second strip of landscaping at least five feet widebetween the path and the street curb.1. Landscaping between the wall and the sidewalk shall be at least six feet deep andshall include a row of street trees spaced no lessthan 25’ on center, foundation shrubs, live groundcover, and ornamental plantings at every streetentrance or pedestrian gateway.

2. Sidewalks shall be at least six feet wide. Where
an arterial provides a direct connection to a school,park, or shopping center, sidewalks should be tenfeet wide and designated as a multi-use path.

Meandering sidewalks and landscaping soften walls
Another example with mature landscaping. Another example with mature landscaping. c. Median Islands - Consider landscaped medians at least sixteen Median Islands - Median Islands - feet wide, with street trees spaced 25’ on center, low groundcoverand/or shrubs. Where the median necks down to less than two feetin depth, stamped/colored concrete or decorative paving can be used.

Landscaped medians create attractive streets. Landscaped medians create attractive streets.

Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines
e. Frontage Land Uses - Place more intensive uses Frontage Land Uses such as middle and high schools, churches, significantlandscape features, and major parks along arterials. ThePrototype shows apartments along the neighborhood edge.Such uses can provide a transition between busy streets and single family neighborhoods.1. Wherever possible, use deep setbacksof 25-30 feet in depth, landscaping, berms, heavy plantings, andother sound mitigation measures to reducenoise. Locate outdoor use areas behind buildings.

2. Consider traditional boulevard design featuringdeep
setbacks of at least 35 feet; double colonnades oftrees; low solid walls, and, where traffic levels merit,separate local access drives.

Provide bicycle routes along arterials and collectors.

Claybank Road landscape feature. Claybank Road landscape feature. d. Bicycle Lanes - Use bicycle lanes along arterials and Bicycle Lanes - Bicycle Lanes - collectors.

3. If a park or school is located on an arterial or major collector, provide deep setbacks from activityareas. Include a low decorative wall or open fenceand landscaping.

C. LOCAL STREETS 1. Street Width - Local street widths should not exceed 36’ curb to Street Width curb. The City will consider narrower streets if the streets are to beprivately owned and maintained. Any narrow streets shall complywith emergency access and on-street parking requirements. Sidewalks along local streets shall be 4-1/2 feet wide.

2. Bicycle Lanes- In general, bicycle lanes are not requireed on local Bicycle Lanes- Bicycle Lanesstreets, unless unusually heavy through-traffic is anticipated.

3. Provide separated sidewalks on through-streets -A six foot Provide separated sidewalks on through-streets Provide separated sidewalks on through-streets wide planter strip between sidewalk and curb is recommended.

Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines

4. Street Trees - All residential streets shall incorporate street trees. Street Trees a. Select shade trees suitable for the Fairfield climate. Provide a mix of evergreen and deciduous trees.
b. Provide a street tree at least every twenty-five feet. Plant additional trees and shrubs in front of privacy fences. c. If there is no planter strip, trees shall be planted no more than eight feet behind the sidewalk.
d. Each single family lot must have at least one street tree and one yard tree.
e. Streetlights and utilities shall be located to minimize impacts on street trees.

1. Landscaped Islands – Consider using landscaped islands in the Landscaped Islands center of cul-de-sacs (subject to 20 foot curb-to-curb clearance andFire Department approvals.)

2. Connecting Walkways - Provide walkways to connect cul-de- Connecting Walkways sacs to adjoining streets to reduce walking/bicycling distances.Generally, such walkways should be used to provide for internalcirculation within subdivisions, and less so for connections to arterials and other neighborhoods. Such walkways shall require a minimum right-of-way of twenty feet to provide for visibility and reducehidden gathering places.

E. ALLEYS AND SERVICE DRIVES - Consider alleys as one way of improving the appearance of residential streets. However, alleys must beowned and maintained by a neighborhood association as private streets.1. When to use – Consider alleys in small lot subdivisions where When to use standard layouts would result in a row of garage doors.

2. Alley design - Alleys should provide at least 20 feet of clear right- Alley design - Alley design - of-way to allow for emergency access and garbage service. Whereno emergency access is required, the City may consider, on a caseby-case basis, a narrower alley, as long as parking is limited. In nocase shall an alley be narrower than 12 feet for a one-way alley.

D. CUL-DE-SACS - Cul-de-Sacs should be avoided in favor of loop streets and properly sized local streets. Where provided, cul-desacs shall not exceed 500 feet in length.

Connect cul-de-sacs for pedestrians. Connect cul-de-sacs for pedestrians.

Street Trees in Rolling Hills.

Agenda Item #6.1.

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Chapter III - Single Family Subdivision Guidelines

3. Garage setbacks - Garage doors shall be set back either less than Garage setbacks - Garage setbacks - three feet (to make parking impossible) or more than 18 feet (toprovide for a full-length parking space) from the alley right-of-way.

NEIGHBORHOOD CENTERS
A. PARKS - Parks should be tied to open space, trails, schools, services, and shopping. In neighborhoods with no planned parks, provide privatemini-parks, plazas, or community gardens.

Neighborhood retail is encouraged. Neighborhood retail is encouraged.

B. NEIGHBORHOOD COMMERCIAL AREAS - Shopping centers
can be a focus for the neighborhood. Such centers should be small scale,pedestrian friendly, and include community spaces. Even when the neighborhood itself does not have a shopping center, provide links to neighboring coffee shops, restaurants, and convenience markets. building at Paradise Valley, with its varied programs, will provide a senseof place for the neighborhood. As shown on the Subdivision Prototype, choose a central location or, if necessary, peripheral locations accessible to pedestrians from the neighborhood.

Paradise Valley Recreation Center is a focal Paradise Valley Recreation Center is a focal point for the neighborhood. point for the neighborhood.

C. PUBLIC AND COMMUNITY BUILDINGS - Public and community buildings, such as clubhouses, recreation centers, and churches, should be focal points for the community. For example, the new recreation Neighborhood fishing area/mini-park at Woodlake. Neighborhood fishing area/mini-park at Woodlake.

Agenda Item #6.1.

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Chapter IV - House Design Guidelines
IV. HOUSE DESIGN GUIDELINES
Objective: Objective: Encourage variation and quality in residential architecture.

TRACT HOMES
A. FLOOR PLANS

1. Developments of more than 25 units should provide a minimum of three distinctive floor plans. Each plan shall have at least three distinctive elevations.

2. No one plan should occupy more than 35% of the total lots.3. Identical floor plans should not be located on adjacent lots. Staff may, on a case-by-case basis, permit identical single-story floorplans if they are architecturally-distinctive.

4. Provide distinctive elevations for each floor plan.
a. Use window treatments and placement to create variations.b. Differentiate roof types, mixing orientation of the roofs (front and side) and gabled and hip roofs. Vary roofmaterials to provide further differntiation. c. Use porches, gables, pop-outs, and changes in wall plane.d. The City encourages a mixture of housing that includes single-story units. At least one floor plan should be a singlestory model B. ELEVATIONS - Elevations create the first impression of the home and help establish the character of the neighborhood.1. Incorporate trim build-ups around doors and windows. Avoid out of scale trim elements. Wrap veneer materials around wall planesand columns. Extend trim to the fenceline or a logical termination point, or a minimum of four feet.

3. Front Elevations
a. Downplay the garage door. Set garages back from the
habitable part of the house by at least three feet. Usealternatives to front-loaded garages, such as detached andside-entry garages (larger and/or wider lots), and parkingcourts. b. Front doors shall be accentuated and visible from the street.c. Use porches to transition between the street and the house.

Porches should be at least six feet deep to be useful.

4. Side and Rear Elevations - Side and rear elevations visible from Side and Rear Elevations - Side and Rear Elevations - public rights-of-way and parks shall have “face quality” design.Blank walls are prohibited. Break up blank facades with pop-outs,turrets, bay windows, and balconies, and window treatments.

Porches create a welcoming transition between street and house. Porches create a welcoming transition between street and house.

2. Use variations in massing, such as stepped back roof lines and single story wings, to reduce the massiveness of large homes. Avoidunbroken walls along the property lines; provide setbacks.

Agenda Item #6.1.

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Chapter IV - House Design Guidelines
Rear-loaded garage
An attached garage set back from the street An attached garage set back from the street The strong architecture (an arch, windows, projections) ensures that the house, not the garage, dominates
Using set-backs to reduce the impact of garage doors
Agenda Item #6.1.

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Chapter IV - House Design Guidelines

CUSTOM HOMES
The design of a custom residence is a highly personal expression of one’svalues and preferences. It is not the intent of the Guidelines to dictate particular architectural styles but to ensure that each dwelling meets minimal criteriafor design and exterior materials, and to guide homebuilders in designing ahome compatible with the character of housing in the surrounding area.

B. TREES - The Fairfield Tree Preservation Ordinance restricts removal of mature native oaks and other significant trees. All applications shallprovide a full tree survey, with an arborist’s report indicating which treesare proposed for removal and why.

C. WALL MATERIALS – Custom homes should provide a variety of materials, colors, and textures within a unified overall design. This variation is most important for the front elevation. However, there should besome continuity of design on all elevations. Veneers used on the frontelevation shall wrap around side elevations to a logical conclusion, suchas a fence line or jog in wall.

D. WINDOWS AND DOORS - Windows and doors shall incorporate window trim on all four elevations in a manner complementary to thebuilding’s overall design. Additional detail such as grids, deeper popouts, and/or balconies shall be provided on side and rear elevations visible from streets, a public golf course, park, open space, or school.

E. GARAGES – Minimize the visual impact of garages.F. PRIVACY - Place the home to maximize privacy for adjoining homes.

A. BUILDING SIZE AND MASSING - Size and massing of houses should be appropriate for the lot and neighborhood setting.1. Custom houses shall not exceed a floor area ratio (FAR) of 0.5 or be out of scale and character with the surrounding neighborhood.

5. Three Car Garages
a. Three-car garages on lots narrower than fifty-five feet are not allowed, unless one of the spaces is tandem. On lots ofless than 6,000 square feet, consider using tandem parkingto avoid dominant garage doors. b. All 3-car garages shall be designed to reduce their
dominance over the facade of the house. Options include:1. Use tandem parking.2. Incorporate an offset of at least three feet between the two bays.

3. Provide a one foot buildout and a visible break in
the roofline to give the appearance of a stagger.

4. Separate the third bay into a separate garage unit.

2. Use variations in massing, stepped back rooflines, and single story wings to reduce the massive appearance of largehomes. Avoid unbroken walls along property lines. Usepopouts, bay windows, and balconies to create interest.

Agenda Item #6.1.

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Chapter V - Multifamily Housing Guidelines
VI. MULTIFAMILY HOUSING
Objective: Objective: Objective: Create a safe, comfortable, and attractive living environment that complements existing neighborhoods.

Regulatory Framework/Project Review Process Regulatory Framework/Project Review Process Multifamily housing can be developed in Fairfield under the RM, RH, andRVH Residential Zoning Districts, at densities of 8-15 dwelling units per acre(du/acre), 15-22 du/acre, and 22-32 du/acre respectively, with density bonuses available for affordable family and senior apartments.

SITE PLANNING
A. ACCESS - Multifamily communities should not be walled-off enclaves.

Integrate multifamily projects with the surrounding neighborhoods.

1. Location - Locate multifamily on arterials and major collectors. Location Location

2. Street Patterns - Continue neighborhood streets, designing project Street Patterns - Street Patterns - driveways with the character of public “streets” (sidewalks, on-streetparking, and street trees).

3. Pedestrian Connections - Link the project to shopping, services, Pedestrian Connections Pedestrian Connections and neighborhood parks, as shown in the Prototype.

4. Open Projects - Maintain an “open” appearance. Fences should Open Projects - Open Projects - be minimized and open in design. Buildings shall have windows anddoors visible from the street.

B. PARKING - Minimize the visual impact on adjoining neighborhoods.

1. Distribution - Spread parking throughout the site, making it Distribution - Distribution - accessible to all units.

2. Location/Screening - Locate parking behind buildings wherever Location/Screening - Location/Screening - possible. Do not place parking lots on the perimeter, especially nextto a street. Any parking next to a street must be screened by a hedgeor low wall. Common open space should provide a focal point for the development. Common open space should provide a focal point for the development.

Parking areas should be broken up into smaller lots. Parking areas should be broken up into smaller lots.

Agenda Item #6.1.

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Chapter V - Multifamily Housing Guidelines

3. Uses - Group trees to preserve open areas suitable for unstructured Uses play. Encourage multiple uses. Integrate clubhouses, gyms, playgrounds and picnic areas into the design of the open space. Provideample seating for residents.

4. Visibility - Common open spaces should be visible from adjacent Visibility apartments’ balconies, windows, or patios to discourage inappropriate behavior.

5. Central Spine - Provide a central pedestrian spine that links the Central Spine - Central Spine - Commons and smaller open space areas throughout the site.

6. Distribute Open Space - Provide smaller courtyards/commons Distribute Open Space - Distribute Open Space - throughout the project. See the Prototype for examples.

7. Community Services - Incorporate social services like child-care Community Services - Community Services - facilities, meeting spaces, and rooms for social functions.

C. PROJECT ENTRANCES - Create a sense of arrival to the community. Incorporate elements like towers, arches, and clubhouses. Use landscaped median islands, trees, accent plantings, low walls, public art,and/or special paving.

D. LANDSCAPE BUFFERS - Provide a landscaped edge, with street trees (25’ o. c.) foundation and access plantings, and live ground cover. Whereappropriate, incorporate landscaping themes from adjoining residentialand commercial neighborhoods.

E. COMMON FACILITIES AND OPEN SPACE - The Zoning Ordinance requires open space and “amenities” (Section 25.20.4.8 B.).

1. The Commons- Group open space to create at least one central The Commons “Commons”, to serve as a central gathering place for the project.(see Prototype on page 20).

2. Access - Connect buildings to the open space through well-lit walk- Access ways. Provide accessibility from surrounding units.

Landscaped setbacks provide a buffer zone between buildings and the street. Landscaped setbacks provide a buffer zone between buildings and the street.

Multi-family development projects should allow for privacy without becoming walled enclaves. walled enclaves.

Agenda Item #6.1.

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Chapter V - Multifamily Housing Guidelines
F. BUILDING PLACEMENT

1. Maintain a street wall, with buildings parallel to the street. Avoid parking between buildings and the public street.

2. Group buildings around common open spaces.3. Locate two-story and single story elevations next to single-family homes and along residential streets. Place taller buildings near thecenter of the site or near commercial, institutional, or public landuses. In such locations, three or four-story structures may beappropriate.

4. In commercial settings (like North Texas Street), shield residential units be placing offices and commercial uses near the street, withapartments above or behind. (See Mixed Use Development).

The central pedestrian street, Fremont’s Oryssom Village Rolling Oaks Apartments: A smaller courtyard

2. Break large building into smaller structures.3. Use bay windows, balconies, towers, awnings, pop-outs, and changes in roof planes to reduce apparent mass and create moreinteresting buildings.

B. ENTRANCES - Provide individual entries for units. Where abutting a - street or main pedestrian spine, consider individual porches to add visualinterest to the streetscape.

C FACADE DESIGN

1. Buildings shall have windows and doors facing onto the public street and common open space areas.

BUILDING DESIGN
A. BULK, MASS, AND LENGTH

1. Use variations in building height. For example, vary building heights between two and three story buildings.

Agenda Item #6.1.

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Chapter V - Multifamily Housing Guidelines

MULTI-FAMILY DEVELOPMENT PROTOTYPE MULTI-FAMILY DEVELOPMENT PROTOTYPE Agenda Item #6.1.

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Chapter V - Multifamily Housing Guidelines
Scale should relate to surrounding neighborhoods. Scale should relate to surrounding neighborhoods.

D. BUILDING STYLE

1. In existing neighborhoods
a. Draw upoon the designvocabulary of the surrounding a. neighborhood. Use materials, colors, and forms to tie theproject to surrounding neighborhoods. b. Use residential design elements like pitched roofs, archways, balconies, and warmer materials like stucco, stone, lapsiding, or brick.

2. In commercial (mixed-use) districts - Bolder colors and In commercial (mixed-use) districts In commercial (mixed-use) districts forms may be appropriate in commercial/mixed use districts.

E. CARPORTS AND GARAGES - Break up carports and garages into modules of six-to-ten units. Incorporate materials, forms, and roofsused in the the main buildings.

These townhouses have individual entrances and porches. These townhouses have individual entrances and porches.

2. Use color and materials to create variations in facades. Facade trim elements shall wrap around facades to the fence line or other logicaltermination point.

3. All windows and doors shall incorporate trim buildouts.4. Use railings and porches at building entrances to call attention to the building and unit entries.

5. Use archways and towers at entry points to project courtyards.6. Avoid balcony railings that are heavy and unproportional. Use open railings wherever possible and appropriate for the architectural style.

7. Rooflines should incorporate overhangs except where the project uses a modern style.

8. All rooftop heating and air conditioning units shall be screened, preferrably in built-in equipment wells.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
VII. COMMERCIAL DEVELOPMENT

DOWNTOWN FAIRFIELD
The guidelines in this section apply to Texas Street between Pennsylvania Avenue and Jefferson Street, and the first blocks of Great Jones, Taylor, Madison,Jackson, Webster, and Jefferson Streets.

Existing Conditions: Existing Conditions: Downtown Fairfield is characterized by small commercial buildings, divided property ownership, buildings constructed with minimal setbacks (generally to the edge of sidewalk), mixed land uses, limited parking, and City and County governments and office uses within walking distance.Objectives: Objectives:
y Maintain and strengthen the existing character.y Encourage mixed-use development.

SITE DEVELOPMENT
A. STREET WALL - Street walls help create a more interesting pedestrian environment. All new development fronting on Texas Street shall build tothe sidewalk, except for alcoves and small public plazas.

B. PARKING

1. Location - Locate parking Location Location behind buildings. behind2. New Parking Lots - The City will support no new private parking New Parking Lots lots on Texas Street. Any parking lots must be located on side streetsand screened with a decorative wall and landscaping.

C. STREETSCAPE IMPROVEMENTS

1. Street Trees – Retain existing street trees along Texas Street. For Street Trees new trees, select smaller trees or trees with higher canopies and openstructure to avoid obscuring signs and street lights.

2. Street Furniture – New street furniture should complement Street Furniture existing streetscape improvements. Restaurants and cafes may placetables and chairs next to the building entrance, as long as a four-footwide pedestrian walkway is preserved. Other street furniture should beplaced inside alcoves or courtyards. With approvals from the City, restaurants may install seating beneath the pergolas next to the street.These installations may include a decorative iron rail, and service facilities. Trash cans should be hidden within a decorative enclosure orplaced to the back.

BUILDING DESIGN
A. FACADE COMPOSITION - Buildings should have a clearly defined “base,” middle,” and “cap.”

1. Building Base - Use “heavier” materials like decorative tile, brick, or Building Base stone on the base. The base should generally be a darker color than therest of the building.

Trees should enhance the pedestrian environment. Trees should enhance the pedestrian environment.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Street funishings should be complementary
D. RETAIL STOREFRONTS

1. Walls/Windows - Provide 50% of the storefront in clear glass Walls/Windows - Walls/Windows - windows and doors. Alcoves with window display cases areencouraged. Blank walls shall not exceed 50% of the elevationsfacing Texas, Madison, Jackson, or Jefferson Streets.

2. Signs - Signs should serve both pedestrians and vehicles but Signs - Signs - should focus on the pedestrian scale.a. Under-marquee and blade signs are encouraged.b. Neon is permitted and encouraged.c. Wall signs shall have coordinated size, shape, and backing. ____________________________________________________ ____________________________________________________SHOPPING CENTERS/COMMERCIALCORRIDORS_____________________________________________________ _____________________________________________________ The guidelines in this section apply to shopping centers like WatermanVillage and commercial corridors like North Texas Street.

Objectives: Objectives:
y Intensify development at key intersections and freeway interchanges.y Encourage mixed-use development.y Improve the streetscape along commercial arterials.y Provide a more comfortable pedestrian environment.y Reduce conflicts between commercial and residential neighborhoods.

SITE DEVELOPMENT
A. ACCESS AND CIRCULATION - The Shopping Center Prototype shows clear links to the public street and defined pedestrian walkways.

1. Create “Main Streets” - Design driveways as “streets,” with Create “Main Streets” Create “Main Streets” sidewalks and trees. Anchor stores should be visible or terminatethe axis of the “street.” Where possible, face stores onto the “street.”

2. Provide clear pedestrian connections - Use landscaped Provide clear pedestrian connections - Provide clear pedestrian connections - walkways or sidewalks to connect all storefronts and pad buildings.Provide a clear path between the public sidewalk, neighborhoodstreets, transit stops and the commercial building entrances.

2. Middle - Incorporate regularly spaced windows. Tie the facade Middle - Middle - together through bands (horizontal) and pilasters (vertical).

3. “Cap” - Use a clearly defined cornice line, with projecting eaves, “Cap” - “Cap” - raised brick or stone coursework, or stucco build-out trim.

4. Building Entrances - Make the entrances the focus of the facade. Building Entrances B. FACADE RENOVATIONS - Use materials, forms, and colors appropriate for the architectural style. For additions, match existing wallmaterials, windows and doors, and color. Avoid covering up a building’sexisting facade elements.

C. CORNER BUILDINGS - Make corner buildings a landmark. Locate an entrance on the corner, and mark it with lighting, special signs,awnings, and/or architectural features like towers or bay windows.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
3 Public Transportation - Locate bus stops near main store Public Transportation - Public Transportation - entrances or provide a pedestrian link between the bus stop and store.b. Corner properties Corner properties - Access corner properties from the side street, not the main arterial.

6. Drive-Through Lanes - Drive through lanes should be to the Drive-Through Lanes - Drive-Through Lanes - side or rear of the property. Place a minimum five foot deep planterbetween the drive-through lane and adjacent parking or drive aisles.

B. BUILDING PLACEMENT - Placement of buildings should
frame the street, creating attractive outdoor “rooms.”1. Place buildings next to the street. Place buildings next to the street.2. Anchors - Anchor stores shall be visible from the public street. Anchors - Anchors - Locate next to the sidewalk or accessible via a direct, highly visible,and attractive pedestrian pathway.

Pedestrian-friendly design: A clear link between the
sidewalk and this supermarket sidewalk and this supermarket

3. Public spaces - Public spaces Group buildings to create sheltered public plazas.

Plazas should be visible while providing protection from wind andtraffic noise. Where a plaza is impossible, use widened walkways.

4. Corner buildings - Corner buildings should be oriented to - intersections. Place a public plaza, primary store display windows,special landscaping, and/or the major building entrance at thecorner location.

4. Vehicle circulation
a. Access to anchors - Provide a clear travel path between the Access to anchors - Access to anchors - street and the main anchor store(s).
b. Visible exits - Clearly mark all entries and exits through Visible exits - Visible exits - signs, landscaping, and pavement treatments.
c. Loaded Drive Aisles- Main traffic lanes shall not be loaded Loaded Drive Aisles- Loaded Drive Aisleswith parking. Limited parking may be permitted in front of pad buildings.

5. Driveway/Curb Cuts - It is City policy to limit curb cuts. The Driveway/Curb Cuts City may require cross-access easements and combined drivewaysin congested areas. a. Pad Sites - Pad buildings shall share driveway access with Pad Sites - Pad Sites - primary tenants.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
This drugstore has a tower, sign, and main building en- This drugstore has a tower, sign, and main building entrance at the corner. It also visually anchors the inter- trance at the corner. It also visually anchors the intersection by directly abutting the sidewalk. section by directly abutting the sidewalk.

C. PARKING LOTS

1. Large parking lots - Break up parking lots with pad Large parking lots - Large parking lots - buildings, landscaping, cobblestones, pavers or bricks used asraised pedestrian walkways, internal streets or driveways.

2. Location - Wherever possible, locate parking to the side or Location - Location - rear of buildings. Limit front parking to that needed forconvenience.

3. Auto Repair - All auto repair establishments shall provide Auto Repair - Auto Repair - either indoor storage for customer vehicles or a rear parking lotcompletely screened from view. Non-operative or partiallydisassembled vehicles shall not be visible from the street. Service doors should face the rear or side, not the street.

Large, unlandscaped parking fields are prohibited. Large, unlandscaped parking fields are prohibited.

D. LANDSCAPING - Landscaping can help tie commercial develop- D. LANDSCAPING - D. LANDSCAPING - ment to the neighborhood, as well as creating a moreattractive commercial district.

1. Shopping Center Entrances - Landscaping at major project Shopping Center Entrances - Shopping Center Entrances - entrances should help define the center and provide a sense of arrival:a. Median islands - Landscape medians with ornamental trees, Median islands - Median islands - annuals and/or flowering shrubs.
b. Special Pavement - Incorporate pavers, brick, or colored/ Special Pavement - Special Pavement - stamped concrete at main project entry(ies).
c. Decorative Fencing and Walls - Incorporate decorative Decorative Fencing and Walls - Decorative Fencing and Walls - fencing, walls, or other elements to help define the space. d. Signage - Use monument signage at shopping center entrances Signage - Signage - to help create an entry statement for the shopping center.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Ornamental ironwork at the Raley’s Center provides an
attractive entrance to the center
a. Zoning Requirements - Provide the following minimum Zoning Requirements - Zoning Requirements - landscaped area along the street frontage:

Zoning District Zoning District Landscape Width
CN (Neighborhood Commercial): 15 feetCT (Commercial Thoroughfare): 10 feetCC (Community Commercial): 15 feetCR (Regional Commercial) 15 feet b Landscaping - Plant street trees every thirty feet, and Landscaping - Landscaping - incorporate live ground cover beneath the trees. If there isparking adjacent to the sidewalk, provide a screening hedge,berm, or decorative wall to reduce the impact of parking. c. Corner Treatments - Incorporate ornamental landscaping Corner Treatments Corner Treatments at major intersection.

2. Frontage Landscaping - The City has adopted specific standards Frontage Landscaping - Frontage Landscaping - for North Texas Street. Refer to the North Texas Streetscape Planfor guidance.

Integrate pedestrian walkways with plazas and
landscaping Corner landscaping at Dickson Hill Road
Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines

6. Parking Lot Landscaping - Landscaping in parking areas should Parking Lot Landscaping - Parking Lot Landscaping - soften the appearance of the parking lot and substantially shade thearea. Tree planting should create an “orchard effect.” a. Minimum Width - All landscape areas in parking lots shall be Minimum Width - Minimum Width - at least five feet wide.
b. Perimeter Landscaping - Provide landscaping between Perimeter Landscaping Perimeter Landscaping parking lots and all property lines.
c. Planter Islands - Shade trees shall be provided Planter Islands - Planter Islands - every ten spaces along parking lot perimeters. Within the parking lot’s spaces interior, one tree shall be provided every eight spaces. Treesshall be planted in finger islands and tree wells with livegroundcover or shrubs. d. Shallow setbacks - Properties with shallow setbacks Shallow setbacks - Shallow setbacks - may not have space for conventional landscaping. In suchcases, use decorative iron fences, low walls, and berms todefine the property. Provide street trees wherever there isat least a five foot setback next to the street.

Shallow Setbacks: Example

5. Facade Landscaping - Provide a five-foot-wide landscape strip Facade Landscaping Facade Landscaping with shrubs and live ground cover along building walls visible fromthe public right-of-way. This landscape strip may be reduced inareas where pedestrian plazas are present.

3. Property Boundaries - Provide landscaping along all interior Property Boundaries - Property Boundaries - property lines. Landscaping shall be at least five feet wide and shallincorporate live ground cover and shade trees.

4. Screening Walls - Where commercial properties abut residential Screening Walls - Screening Walls - land uses, provide a solid masonry wall at least eight feet tall alongthe property line. The foot of this wall shall be set in a landscapedstrip at least five feet wide.

E LOADING AND OUTDOOR STORAGE

1. Locate outdoor storage and loading areas to the rear of buildings.2. Use masonry walls to screen views of loading areas and outdoor storage.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines

ARCHITECTURAL GUIDELINES

1. Create a central focus - Call attention to the main anchor store Create a central focus - Create a central focus - and gathering places through color, bold forms, and signage.

2. Entrances - Use archways and Entrances - Entrances - towers to call attention to shopping center entrances and main driveways.

A. GENERAL GUIDELINES -

4. Enhance the design of large stores. - Large stores of more Enhance the design of large stores. Enhance the design of large stores. than 25,000 square feet can still contribute to an interesting streetscape.a. Long blank walls of more than 100 feet are prohibited next to walkways, main drive aisles, and public streets.
b. Ground floor facades that face public streets shall
incorporate arcades, display windows, entry areas, awnings,or other such elements for at least half of the facade width. c. Emphasize the customer entrance through the use of
canopies or porticos, recesses or projections, arcades,outdoor patios, arches, or towers. d. Use vendor carts and smaller tenants offering specialty goods like coffee, flowers, or food to provide interest.

3. Provide defined and varied storefronts
a. Provide store entrances and storefront windows next to sidewalks and pedestrian routes wherever possible.
b. Where the floorplan makes actual storefronts impossible, use decorative features like awnings, planters, vine-coveredpergolas, and false storefronts, particularly next to walkways.

Towers create a memorable image for this shopping center Awnings, arches, and variations in materials create interesting storefronts at Waterman Village
Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
C. SIGNS - Make signs a central part of the design of the shopping center, not an afterthought. shopping center, not an afterthought.1. Signs should help create project identity. Shopping centers Signs should help create project identity. Signs should help create project identity. should have a prominent main sign to provide identity for theshopping center.

2. Signs can be artistic and unique - Consider clocks, sign Signs can be artistic and unique - Signs can be artistic and unique - towers, arches, flower beds, rock walls, and other uniquearchitectural sign elements.

3. Wall Signs - Integrate wall signs into the design of the facade. Wall Signs - Wall Signs - Provide enough space for attractive, usable tenant signs.

B. MAJOR INTERSECTIONS - Buildings located at major
intersections shall be architectural landmarks. intersections shall be architectural landmarks.

1. Address the corner. Bold forms and colors are particularly Address the corner. Address the corner. important at corners. Place the building near the sidewalk. Limitsetbacks at corners to ten feet. Provide building entrances,prominent signage, and well-lit windows.

Corner buildings should be unique and have interesting design. Corner buildings should be unique and have interesting design.

2. Public Art. Incorporate public art into building and site design, Public Art. Public Art. particularly at major intersections along North Texas and TexasStreets. Public art should be large scale, colorful, and visible topassing motorists as well as pedestrians and users of the property.

The Village is a small center suitable for a residential area

1. Building scale should reflect neighborhood character - For Building scale should reflect neighborhood character - Building scale should reflect neighborhood character - neighborhood shopping centers, use architecture that reflectsthe scale and architectural character of the neighborhood, with smaller buildings and “residential” forms and materials, such asgabled roofs, stucco and wood siding. Tie smaller buildings togetherwith arcades and pedestrian walkways.

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Chapter VI - Commercial Development Guidelines
c. Public Art - Incorporate public art into the plaza area. Public Art - Public Art - Fountains and water sculptures are encouraged.

4. Program plazas with active uses - Group active land uses Program plazas with active uses - Program plazas with active uses - like restaurants, markets, vendor carts, and cafes around the plaza.Provide a variety of comfortable seating and tables.

Water wall, public seating, and chairs at Green Valley Crossing D. PUBLIC PLAZAS - Public plazas are the heart of a center. PUBLIC PLAZAS - Public plazas are the heart of a center.

Major neighborhood and all community shopping centers shall includegathering places and plazas tied to the pedestrian circulation network.

1. Public plazas shall be centrally located. - As Public plazas shall be centrally located. - Public plazas shall be centrally located. - shown in the b. Hardscape - Use pavers, integrally colored concrete and brick Hardscape - Hardscape - to create dec0rative “floors” for public plazas and walkways.

Shopping Center Prototype, locate plazas so they are visible topassersby, while protected from traffic noise and fumes.

2. Provide well-defined plazas. - Plazas should be clearly Provide well-defined plazas. - Provide well-defined plazas. - bounded but visible to traffic.
a. Use building architecture to define plazas and
walkways- walkways-Use buildings, low walls, pergolas, and archways to separate and define plaza areas.
b. Wind. - Consider prevailing winds in locating plaza areas. Wind. - Wind. - Provide wind screens in drafty areas.
c. Use buffer landscaping - Use five foot wide planter Use buffer landscaping - Use buffer landscaping - strips and large (25-50 gallon) potted plants to define plazasand buffer seating from parking and circulation areas.

3. Public plazas shall be well-landscaped and incorporate design elements and details that make the spaces inviting, design elements and details that make the spaces inviting,interesting, attractive, and usable. interesting, attractive, and usable.a. Shade - Shade seating areas and walkways with trees, Shade - Shade - pergolas, and/or arcades.

Provide centrally located public plazas. Provide centrally located public plazas.

Agenda Item #6.1.

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SHOPPING CENTER PROTOTYPE SHOPPING CENTER PROTOTYPE
Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
_____________________________________________________ _____________________________________________________MIXED USE DEVELOPMENT____________________________________________________ ____________________________________________________ Objective: Objective: Objective: Encourage attractive, innovative mixed-use projects.What is Mixed Use Development? What is Mixed Use Development? What is Mixed Use Development? Mixed Use includes two types of projects: 1. Projects where different land uses are mingled on asingle parcel but in different buildings; and/or 2. Projects where residential,commercial, and/or office uses are intermingled in a single building. Category 2 is what many people consider to be mixed use - it is the classic“apartment above the store” pattern so common in older cities and towns.

Apartments located above a branch library (left, in Portland, Apartments located above a branch library (left, in Portland,Oregon) and a restaurant (right, in Midtown Sacramento) are examples of mixed use development examples of mixed use development The General Plan recognizes that mixed- use development will become more important in the future. “Mixed-Use Development” is not currently aseparate land use district in the Zoning Ordinance. However, severaldistricts permit the mixing of commercial and residential land uses:
* Commercial Downtown (CD)* Commercial Mixed (Near Downtown) (CM)* North and West Texas Streets (CT)* High Density Residential (RH) This chapter looks at potential guidelines for mixed use development inseveral locations. Downtown may be suitable for traditional mixed usedevelopment. Jefferson Street, adjacent to the proposed CountyGovernment Center, was zoned in 2002 to permit higher density housing.The City’s commercial corridors benefit from larger parcels suitable forinnovative redevelopment. RH areas could incorporate limited office uses.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines

DOWNTOWN
The Berkeleyan, Berkeley, California
Mixed Use in a five-story building
B. PARKING

1. P-1 Overlay- New projects may participate in the City’s P-1 P-1 Overlay- P-1 OverlayParking Overlay program, which reduces the amount of parking that must be provided.

2. Shared Parking - Parking may be shared among commercial Shared Parking - Shared Parking - and residential tenants.

3. Residential Parking - At least one parking space shall be Residential Parking - Residential Parking - provided for each residential unit. This parking may be `located off-site within 200 feet (one block) of the residential unit.

C. LANDSCAPING - Front landscaping shall be coordinated with the City’s existing downtown streetscape. Interior courtyards and rearyard landscaping should be designed to preserve usable, attractivecommon open space.1. Scale – Buildings should generally be two-story structures with Scale less than 5,000 square feet. Larger projects should be divided intosmaller pavilions.

A. BUILDING DESIGN

1. Building Height - Mixed use development on Texas Street shall Building Height - Building Height - be at least two, and preferrably three or more floors.

2. Building Placement - Place buildings next to the sidewalk. Building Placement - Building Placement - DOWNTOWN SOUTH- DOWNTOWN SOUTH- South of Texas Street is a largely residential/small scale office neighborhood zoned for Commercial Mixed(CM) and Medium Density Residential (RM) development. DowntownSouth is an appropriate area for mixed-use live-work units. An objectivefor this area is to maintain and improve the residential character whileproviding for new office space and limited neighborhood-serving retail.A. BUILDING DESIGN -

3. Retail on the first floor - Place retail or office space on Retail on the first floor - Retail on the first floor - the first floor of buildings fronting Texas Street. Configure suchspace to provide for businesses that will be used by residents.

4. Open Space - Provide courtyards, commons, or rooftop decks. Open Space Consider improving rear parking lots as gardens.

5. Live-work - Provide upper floors in unfinished (“loft”) type Live-work - Live-work - space suitable for architects, artists, writers, and others interestedin non-traditional live-work environment. For such units, largewindows, industrial architectural details, and bold and colors maybe appropriate.

2. Differentiation - Use window design, color, materials, and trim Differentiation - Differentiation - to distinguish residential and commercial/office space.

3. Roofs –Use pitched roofs on residential blocks. Flat roofs are Roofs acceptable on commercial or loft buildings.

4. Residential Entrance - Entrances to residential units shall Residential Entrance - Residential Entrance - open directly onto the sidewalk or the shared courtyard.

5. Signage - Avoid illuminated signs in the CM, RM, and RH Zoning Signage - Signage - Districts. Consider wall-mounted signs.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
B. SITE LAYOUT - Site design should recognize the residential/mixed use character of the neighborhood.1. Placement of Buildings - Place buildings at the front setback Placement of Buildings - Placement of Buildings - line. Locate residential units on rear alleys or side streets.

2. Parking -Locate parking behind the building, or, where not pos- Parking sible, to the side of the building. No parking should be located between the sidewalk and building front. Garages should be accessedvia the mid-block alleys.

3. Private Open Space -Provide private open space in the form of Private Open Space - Private Open Space - balconies, courtyards, or yards for residential units.

A Suisun City live/work unit A Suisun City live/work unit

4. Common Open Space - Provide common open space for the Common Open Space - Common Open Space - project, such as a courtyard, garden, or roof deck.

5. Landscaping - Preserve the planter strips south of downtown. Landscaping - Landscaping - Plant street trees every thirty feet, with turf or ground cover.

JEFFERSON STREET CORRIDOR- JEFFERSON STREET CORRIDOR- South of Texas Street, Jefferson Street abuts the Solano County Government Center, a200,000-square foot office building and parking complex. A new publicsquare will be located at the corner of Texas and Jefferson Streets.Jefferson Street will be influenced by both the government center and theexisting smaller scale residential/office fabric to the west.The Jefferson Street Corridor has been rezoned for high density residentialdevelopment. This zoning also permits some office development - whichcould take advantage of proximity to the new Government Center.A. SITE PLANNING

1. Between Texas Street and Delaware, locate buildings within Between Texas Street and Delaware ten feet of the sidewalk, except where there is a conflict withexisting utilities.

2. South of Delaware Street, use deeper setbacks, with front South of Delaware Street South of Delaware Street lawns or courtyards.

3. Parking - Locate parking behind the building, or, where not Parking Parking possible, to the side of the building. No parking should be locatedbetween the sidewalk and building front. Garages should beaccessed via existing rear alleys.

4. Landscaping - Landscaping in the Jefferson Street Corridor Landscaping - Landscaping - should be simple and formal, appropriate for an urban street.a. Plant street trees every 25 feet o.c., with turf or ground cover.b. Provide landscaped courtyards for mixed-use projects.

B. BUILDING DESIGN

1. In the first two blocks of Jefferson Street, new mixed use and commercial buildings shall be at least two, and preferrably three ormore floors. Residential uses should be provided on the upper floor(s), with office and retail establishments on the first floor.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Midtown Sacramento: Mixed-use townhouses that could be appro- Midtown Sacramento: Mixed-use townhouses that could be appropriate for Jefferson Street south of Delaware. priate for Jefferson Street south of Delaware.

A. SITE PLANNING

1. Locate commercial uses in front - Shield residential units Locate commercial uses in front - Locate commercial uses in front - from the impacts of traffic noise and air pollution by placing thehousing to the rear of the site. Use window locations and design,setbacks, landscaping, street trees, berms, and low walls to reducenoise concerns.

2. Develop multistory buildings at major intersections - Develop multistory buildings at major intersections - Anchor major corners with three story buildings. Place residentialunits on the second and third floors, using window placement andinsulation to reduce noise.

3. Provide common open space - Provide a plaza or Provide common open space - Provide common open space - commons area near the street that can be shared by residents and commercialtenants. Markets, dry cleaners, and restaurants can be groupednear the plaza.In projects with a large number of residential units, provideadditional common areas specifically designed for use by theresidents (see Multifamily Design Guidelines).

4. Access - Projects can share entrance drives, but access to Access residential areas shall be clearly defined.

5. Parking
a. Tuck parking behind buildings. See the guidelines under Tuck parking behind buildings. Tuck parking behind buildings.

Shopping Centers and Commercial Corridors. A single row ofparking may be needed for convenience retail. b. Sharing parking - Parking may be shared between Sharing parking - Sharing parking - commercial and residential users. At least one parking spaceshall be reserved for residential tenants. c. Garages - Consider the use of individual garages. Garages Garages

2. In the southern blocks of Jefferson Street, the focus of redevelopment should be residential units. New infill developmentshall be at least two stories in height. Locate any commercial andoffice uses at street and alley intersections.

3. Roof forms, building materials, and building scale should reflect a residential environment, with pitched roofs, smaller buildings, andlow key facade materials (stone, stucco, wood siding)and signs(avoid illuminated signs).

COMMERCIAL CORRIDORS COMMERCIAL CORRIDORS - The General Plan identifies - several parcels on Texas Street and North Texas Street for mixed-usedevelopment. Development on these sites can occur in a variety of ways.Sites near downtown Fairfield could see traditional “apartment over thestore” development-like anticipated for downtown itself. Larger siteslike Mission Village could see distribution of different land uses in distinctpods on one site.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
B. BUILDING DESIGN

1. Use bold colors and forms- Make the project stand out Use bold colors and forms- Use bold colors and formsthrough brighter colors, bolder forms, and attention-getting signs.

Incorporate towers, arches, neon lighting, and glass arcades.

2. Mixed-use buildings should have two, if not three, Mixed-use buildings should have two, if not three, stories. On major arterials like North Texas Street, taller stories. stories. buildings can create focal points and centers of activity. Usevariations in rooflines, building mass, color, and materials to createinteresting streetscapes.

Varied forms at City Center in Redwood City
Landscaped Walkway in Sacramento

3. Windows and Doors. In mixed use buildings on commercial Windows and Doors. Windows and Doors. corridors like North Texas Street, provide a choice of residentialunits, with some offering windows and doors opening onto thestreet and others onto private courtyards.

Shattuck Avenue Lofts in Berkeley, a mixed use project withbolder architecture more suitable for commercial corridors Agenda Item #6.1.

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MIXED-USE CORRIDOR DEVELOPMENT
Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Open plazas can provide flexible outdoor space for employees. Open plazas can provide flexible outdoor space for employees.

Employee parking should be located to the rear of buildings. Employee parking should be located to the rear of buildings. ________________________________________________
OFFICE BUILDINGS____________________________________________________ ____________________________________________________ Objective: Objective: Encourage attractive office environments which emphasize quality building and landscape design.

SITE DEVELOPMENT
A. PARKING PLACEMENT - Office buildings shall be placed at the front setback line, with parking located to the side or rear. The OfficePark Prototype illustrates the City’s objectives. Any visible parking ordrive aisles shall be screened with low hedges and street trees.

B. ENTRY DRIVES - Enhance primary driveways with columns/colonnades, double rows of trees, flower beds, special landscape treatments, decorative walls, and integrated signage. Entrance drive designs shallconsider sight distance issues.

Entrance drive landscaping and gateway element Entrance drive landscaping and gateway element Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
This section addresses design of industrial buildings and complexes. Suchbuildings are concentrated in Solano Business Park, Cordelia, and TolenasIndustrial Park. Guidelines for business parks layout and landscaping areprovided in the following section.

Objective: Objective: Encourage development of flexible, attractive industrial space that meets the needs of anticipated economic growth.

C. LANDSCAPING - Comply with the landscaping requirements in the Zoning Ordinance; follow the design guidelines for commercialbuildings discussed above.

D. LOADING/STORAGE AREAS - Place loading and storage areas at the rear of buildings, screened from view.

E. OPEN SPACE/PLAZA - Provide a public plaza/outdoor space for employees, customers, and visitors.

F. PEDESTRIAN CIRCULATION - Provide a clearly defined
pedestrian circulation network.

BUILDING DESIGN
A. WALL SURFACE MATERIALS – Use natural materials like stucco, brick, or wood. Foam trim can be used if integrated into the design of thebuilding. Quality veneers should be used where visible.

B. FACADE COMPOSITION - Building design should clearly reflect a base, middle, and cap. The base should generally be a darker color, withheavier materials. The cap should incorporate a clearly defined corniceline, projecting eaves, raised brick or stone coursework, or trim.

C. ENTRANCES - Entrances should be the focal point of the building.

Use signage and changes in color, pop-outs, and towers to monumentthe entrance.

D. WINDOWS - Provide regularly spaced windows that break up wall planes and allow people, where privacy permits, to see the interior spacesof office buildings.

E. CORNER BUILDINGS - Corner buildings should be “landmark” structures that wrap around the corner.
__________________________________________________ __________________________________________________

INDUSTRIAL BUILDINGS
__________________________________________________ __________________________________________________ Large windows give this building an open apperance. Large windows give this building an open apperance.

SITE DEVELOPMENT
A. PARKING - Locate parking to the side or rear of buildings where possible. Screen parking visible from the street with a low hedge.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Variation in building height and trim elements create a more interesting facade. facade.

BUILDING DESIGN
A. WALL SURFACE MATERIALS – Use face-quality materials and detailing on facades visible from off-site.

B. FACADE COMPOSITION - Blank boxes are prohibited. Incorporate regularly spaced windows and doors, tower elements, pop-outs, changes in materials and texture, variations in color, score patterns, and/or turrets into building facades.

C. BUILDING ENTRANCES - Provide clearly visible building entrances.

Use changes in color, pop-outs, and towers to monument the entrance.

D. EXPANSIONS, REHABILITATIONS AND CONVERSIONS -
Additions should complement the existing building, taking into accountscale, materials, design details, and proportions of the original structure.

B. EQUIPMENT, LOADING AND STORAGE AREAS

1. Location/Screening - Locate loading bays and storage yards Location/Screening - Location/Screening - to the rear. Screen from off-site view using a solid wall at leastsix feet in height. A chain link fence with slats is permittedwhere more than 250 feet from public right-of-way or adjacentresidential use. Screen walls shall be architecturally integratedwith the building.

2. Painting - Outdoor facilities that cannot be screened (tank Painting - Painting - farms, cooling towers, etc.) shall be painted to match buildings.

3. Rooflines – Screen rooftop mechanical equipment from view. Rooflines Rooflines Screens shall be designed as an integral part of the building.Service wells are encouraged.

Agenda Item #6.1.

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Chapter VI - Commercial Development Guidelines
Monumental signage adds to the Solano Business Park entry. Monumental signage adds to the Solano Business Park entry.

C. NATURAL FEATURES - When adjoining a natural amenity, business parks should incorporate common areas and private parks near the amenity (e.g., creeks, oak woodlands, and hillsides). Incorporate natural amenities into the design of the business park. Fairfield CorporateCommons, for example, has constructed lakes with fountains near anexisting naturalized canal (Dan Wilson Creek).

D. PEDESTRIAN CIRCULATION - Provide for safe pedestrian circulation within business parks.1. Parking to Building - Provide clear and safe pedestrian circula- Parking to Building tion between parking lots and building entrances.

2. Walking Trails - Provide walking trails in common areas, through Walking Trails open space buffers, and along major streets.

3. Adjacent to Residential Areas- Where business parks abut resi- Adjacent to Residential Areas dential areas, provide pedestrian connections (sidewalks) betweenthe neighborhoods and the business park.

2. Signage - Use monument signs at project entries. Signage - Signage - 3. Public Art and Water Features - Incorporate water features, Public Art and Water Features - Public Art and Water Features - public art, and decorative walls at project entries.

B. PROJECT GATEWAYS - Create distinctive landscaped
gateways at the entrance to business parks.

1. Street Trees - Use double colonnades, flowering trees, and Street Trees - Street Trees - specimen plantings to create distinctive entrances.

4. Paving -Incorporate special pavers at entries and major Paving - Paving - intersections within the park.
___________________________________________________________________

BUSINESS AND OFFICE PARKS
__________________________________________________ __________________________________________________ These guidelines address development of industrial, business and office parkslike Solano Business Park, Busch Corporate Center, Fairfield CorporateCommons, and Green Valley Corporate Center. The focus of the guidelinesis site development and amenities. Architecture is addressed above.

Objective: Objective: Encourage high quality office and industrial development that attracts quality employers and tenants.

SITE DEVELOPMENT
A. LANDSCAPING - Business and Office Parks should use
landscaping as a way of tying the park together.1. Street Trees - Plant all frontages with street trees every 30 feet. Street Trees - Street Trees - 2. Common Landscape Themes - Use shrub and ground cover Common Landscape Themes choices and tree selection to tie business park development together.

Agenda Item #6.1.

OFFICE PARK PROTOTYPE
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OFFICE PARK PROTOTYPE
Agenda Item #6.1.

1 Xinia Gamero
From: Joe McGrath <[email protected]>
Sent: Thursday, October 27, 2022 11:00 AM
To: Public Comment; Maya DeRosa; Aaron Hecock
Subject: [External] Additional Comment/Input re; Draft Zoning Code Hi Maya:

I would like to add one additional input to  my comments last night.

I would advocate that the new Zoning Code clearly articulate the requirements for a complete Design Review Application for all application types. I believe the City has been overzealous in what is expected to submit for Design Review. This is the highest point of uncertainty in a project application and spending lots of $ before DR approval is high risk.

When I submitted the 632 McCorkle app, we had spent nearly $30‐40K in civil engineering docs alone pre Design Review. The City had outsourced its plan check for civil and we received requests as mundane as articulating curbs heights in the design. This is a degree of technical review that should be in the Building Permit process, not in Design Review. I understand a need to demonstrate adequate space for things like bioretention and fire turnarounds etc, but these items should be limited. There are many other examples.

Thanks for listening.

Joe
Agenda Item #6.1.

Zoning Code Update
Joint PC/CC Study Session #1:

October 26, 2022
5:00 – 7:00 PM
Agenda Item #6.1.

2 Today’s Agenda

1. Zoning Code Update Process and Objectives

2. Table of Contents

3. Review of Projects
• Review Authorities
• Major and Minor Design Review

4. Residential Development
• Uses
• Development Standards
• Design Standards, including Small Lot
• Next Steps/Questions and Discussion
Agenda Item #6.1.

3 We are
here.

Process
Agenda Item #6.1.

4 Zoning Overview
Zoning can:
• Specify which uses are allowed where
• Establish development and form
standards - height, landscaping, and
more
• Address “performance” issues -
noise, odor, and other concerns
• Offer predictability to existing
residents and developers
Zoning does not:
• Dictate architectural style
• Regulate the free market
• Establish land use policy
Agenda Item #6.1.

5 Project Objectives
• Reflect the Shared Vision
• Implement the City’s General Plan and EIR
• Reflect community character
• Facilitate reinvestment in the community and
development of housing for all segments
• Create a legally adequate regulatory document
 Ensure compliance with SB 330 (effective Jan. 2020)
• Be user-friendly
2018 St.

Helena
General Plan
Update 2040
2018 St.

Helena
General Plan
2040 EIR
Agenda Item #6.1.

6 General Plan
Land Use Map
Agenda Item #6.1.

7 Updated
Zoning
Map
Agenda Item #6.1.

8 Mixed Use zone added to
map, consistent with GP
Current LR-1A area becomes
LR, consistent with GP
Fix errors in
current map
Changes
Added HP Overlay hatch
to all applicable parcels
Agenda Item #6.1.

9 Table of Contents
Agenda Item #6.1.

10 17.01 Title, Authority, and Purpose

17.02 Reserved
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Table of Contents
Agenda Item #6.1.

11 17.03 Zoning Code Administration

17.04 Common Procedures

17.05 Planning Permits and Approvals

17.06 Amendments to the General Plan

17.07 Amendments to the Zoning Map and Text

17.08 Specific Plans

17.09 Nonconforming Provisions

17.10 Historic Designation

17.11 Minor Modifications and Variances

17.12 Procedures for Appeals

17.13 Enforcement

17.14 Reserved
Table of Contents
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Agenda Item #6.1.

12 17.15 Establishment of Base Zoning Districts

17.16 Residential Zoning Districts

17.17 Commercial and Mixed-Use Districts

17.18 Business and Industrial Districts

17.19 Community Agricultural and Natural
Resource Districts

17.20 Public and Open Space Districts

17.21 Overlay Districts

17.22 Specific to Uses

17.23 Reserved
Table of Contents
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Agenda Item #6.1.

13 17.24 General Site Standards

17.25 Landscaping

17.26 Parking and Loading

17.27 Signs

17.28 Performance Standards

17.29 Density Bonus

17.30 Affordable Housing Program

17.31 Two-Unit Projects
Table of Contents
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Agenda Item #6.1.

14 17.32 Definitions of Terms

17.33 Definitions of Uses

17.34 Rules of Measurement
Table of Contents
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Agenda Item #6.1.

15 Review of Projects
Agenda Item #6.1.

16 Review Authority
• Home Occupation Permit
• Minor Design Review
• Minor Sign Permit
• Minor Use Permit
• Short Term Rental Renewal
• Temporary Use Permit
• Minor Modifications
Planning
Commission Appeal Director
Approves
No City
Council
Action
Agenda Item #6.1.

17 Review Authority
• Conditional Use Permit
• Demolition Permit
• Historic Demolition Permit
• Major Design Review
• Major Sign Permit
• Short-Term Rental Permit
• Pre-zoning for Annexation
• Specific Plans
• Reestablishment of an Abandoned Non-conforming Use
• Variance
Planning
Commission
Approves
Director
Recommends
City
Council Review Appeal
Agenda Item #6.1.

18 Review Authority
• Development Agreement
• General Plan Amendments
• Zoning Map Amendments
• Zoning Text Amendments
Planning
Commission
Recommends
City
Council
Approves
No
Director
Action
Review
Agenda Item #6.1.

19 Major Design Review
• Planning Commission Approval; Appeal to
City Council
• Applicability:
o Commercial, industrial, or agricultural building ≥500 sq ft and visible from a public street or alley (new or exterior modification). o Public facilities (new or modification to existing).
o Structures in the Historic Preservation Overlay district not consistent with the standards of the Historic Preservation chapter. o Structures in the Planned Development Overlay district. o Where a CUP is required (new or modification to existing) excluding multi-family residential projects.
o New single-family homes.
o Additions to a single-family home that create a new second or third floor, story, or living space
o Addition to an existing second or third story in a single-family home. o Any residential and residential mixed-use buildings that do not comply with the applicable design standards.

Agenda Item #6.1.

20 Major Design Review
• Planning Commission Approval; Appeal to City Council
• Findings, Nonresidential Projects:
o Conformance with the General Plan and Zoning Code;
o Siting, form, and architectural style appropriate for the site and surroundings; o In the CB district, façade composition encourages connection to the street; o Roof design, building massing, and articulation on all sides of the building create visually engaging structure;
o Materials and colors create a visually cohesive design; o Building design and landscaping support public safety and security with a visual connection between the building frontages and the right-of-way, common open spaces, and other buildings on the site; and o In a National Register Historic District, complies with the Secretary of the Interior's standards and guidelines.
• Findings, New Single-Family and New Additions of 2nd or 3rd Stories:
o Consistent and compatible with the General Plan (existing finding) o Materials, textures, colors and details of construction are an appropriate expression of its design concept and function and compatible with the adjacent and neighboring structures and functions (existing finding) Agenda Item #6.1.

21 Minor Design Review
• Director Approval; Appeal to PC
• Applicability:
o Replacement of materials in like kind and form
o Repair or maintenance in areas not visible to the public from the public right-of-way or areas accessible to the public. o Any work on an existing residential structure not
requiring Major DR.
o New accessory structures.
o Minor changes to the exterior of existing non-historic nonresidential buildings requiring a building permit.
o Minor changes to a nonresidential site not involving change of use.
o Intentional destruction and removal of less than 50% of finished floor within the exterior walls of a non-historic structure in conjunction with a remodel or addition.

Agenda Item #6.1.

22 • Director Approval; Appeal to PC
• Findings:
o Conformance with General Plan and Zoning Code;
o Conformance with applicable design and development standards; o Operating characteristics minimize potential negative impacts and land use conflicts; o Adequate utilities, access roads, drainage, sanitation, and other necessary facilities; o Categorically exempt under CEQA or other applicable environmental documents have been certified as complete and adequate; and
o Not detrimental to the public health, safety and general welfare.

Minor Design Review
Agenda Item #6.1.

23 Residential
Development
(Part III District Regulations)
Agenda Item #6.1.

24 Uses in the Residential Districts
Residential Uses:

LR: Low Density Residential
• Single-family dwellings
• Mobile homes (CUP)
MR: Medium Density Residential
• Single-family dwellings
• Multi-family dwellings
• New small low development (CUP)
• Mobile homes (CUP)
HR: High Density Residential
• Multi-family dwellings
• Single-room occupancy
• New small low development (CUP)
• Mobile homes
Agenda Item #6.1.

25 Uses in the Residential Districts
Commercial Uses
• Lodging
o Bed & Breakfast Inn
o Boarding house
o Short-term rental
• Model home sales office
Agricultural/Public Uses
• Child day care facilities (small
and large)
• Community garden
• Public services (minor and
major)
• Solar energy system
Accessory Uses
• ADU
• Accessory structure (e.g.,
garage, carport, patio cover,
etc.)
• Animal keeping
• Beekeeping
• Cottage food operations
• Family day care facility (small
and large)
• Home occupation
• Swimming pool
Agenda Item #6.1.

26 Concerns/Issues to Address:
• Control home size in the A-20, LR, and MR districts
while allowing larger homes in the WW district
• Achieve permitted densities in the MR and HR
• Facilitate duplexes, triplexes in MR and HR
• Small lot development standards that lead to desired
configurations of more affordable infill housing
• Achieve consistency with existing context in terms
of size/FAR, particularly in older areas
Residential Development Standards
Agenda Item #6.1.

27 A-20 District: Development Standards
Lots < 2 ac Lots ≥ 2 ac
A-20 Existing A-20 Proposed A-20 Existing A-20 Proposed Density Max. 1 unit/acre Max. 1 unit/acre Max. 1 unit/5 acres Max. 1 unit/5 acres FAR Sliding scale None - -
Min. Lot Area / Width 1 acre / 70 ft 1 acre / 70 ft 20 acres / none 20 acres / none Max. Lot Coverage 35% 35% 0.5 acre non-agric. 0.5 acre non-agric.

Max. Primary Building
Ground Level Floor Area - 4,500 sq ft - 4,500 sq ft
Max. Second Story Floor
Area - - - 35% of ground floor area
Max. Building Height 30 ft 30 ft / 2 stores 30 ft 30 ft Min. Front, Street Side
Setback
20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
50 ft from centerline of
abutting street
50 ft from centerline of
abutting street
Min. Interior Side Setback 10 ft (≤ 25 ft in height);
15 ft (25-30 ft in height)
10 ft (≤ 25 ft in height);
15 ft (25-30 ft in height) 20 ft 20 ft
Min. Rear Setback 20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height) 20 ft 20 ft
Twenty-Acre
Agricultural District
Agenda Item #6.1.

28 LR Existing LR Proposed
Density 1-5 units per acre 1-5 units/acre
FAR Sliding scale None
Min. Lot Area / Width 7,000 sq ft / 70 ft 7,000 sq ft, 3,000 sq ft (small lot) / 70 ft Max. Lot Coverage 35% 35%
Max. Primary Building Footprint -
2,400 sq ft (lots ≤15,000 sq ft);
4,800 sq ft (lots >15,000 sq ft);
1,400 sq ft (small lot)
Max. Building Frontage 60% of lot width 60% of lot width Max. Building Height 30 ft 30 ft/2 stories
Front, Street Side Setback 20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
Interior Side Setback 10 ft (≤ 25 ft in height);
15 ft (25-30 ft in height)
10 ft (≤ 25 ft in height);
15 ft (25-30 ft in height)
Rear Setback 20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
20 ft (≤ 25 ft in height);
30 ft (25-30 ft in height)
LR District: Development Standards Low Density
Residential District
Agenda Item #6.1.

29 LR District: Development Standards
LOT SIZE-square feet MAX Footprint of
Primary Structure
≥7000-7999 2,400 square feet
≥8000-8999 2,700 square feet
≥9000-9999 2,950 square feet
≥10,000-10,999 3,300 square feet
≥11,000-11,999 3,650 square feet
≥12,000-12,999 4,000 square feet
≥13,000-13,999 4,350 square feet
≥14,000-14,999 4,700 square feet
>15,000 4,800 v
Low Density
Residential District
Agenda Item #6.1.

30 MR District: Development Standards
MR Existing MR Proposed
Density 5.1 – 16 units per acre 5.1 – 16 units per acre FAR Sliding scale None
Min. Lot Area / Width 7,000 sq ft / 70 ft 6,000 sq ft, 3,000 sq ft (small lot) / 45 ft, 32 (small lot)
Max. Lot Coverage 45% 35% (lot width ≤45 ft); 40% (lot width >45 ft) Max. Primary Building Footprint -
1,800 sf (lot width ≤45 ft);
2,000 sf (lot width >45 ft);
1,400 sf (small lot dev.)
Max. Building Frontage 60% of lot width 25 ft (lot width ≤45 ft); 36 ft (lot width >45 ft) Max. Building Height 30 ft 30 ft/2 stories
Front Setback 20 ft (≤25 ft in height); 30 ft (25-30 ft in height) 20 ft; 12 ft (small lot) Street Side Setback 20 ft (≤25 ft in height); 30 ft (25-30 ft in height) 15 ft (≤25 ft in height); 20 ft (25-30 ft in height) Interior Side Setback, Ground
Floor 10 ft (≤25 ft in height); 15 ft (25-30 ft in height) 5 ft;
Combined 15 ft (≤ 25 ft in height);
Combined 20 ft (25-30 ft in height)
Interior Side Setback, Upper
Floors 10 ft (≤25 ft in height); 15 ft (25-30 ft in height) 10 ft when adjacent to LR or MR Rear Setback 20 ft (≤25 ft in height); 30 ft (25-30 ft in height) 20 ft (≤25 ft in height); 30 ft (25-30 ft in height) Medium Density
Residential District
Agenda Item #6.1.

31 HR Existing HR Proposed
Density 16.1 – 28 units per acre 16.1 – 28 units per acre FAR Sliding scale None
Max. Lot Area / Width 7,000 sq ft / 70 ft 7,000 sq ft, 3,000 sq ft (small lot) / 45 ft, 32 ft (small lot)
Max. Lot Coverage 45% 55%
Max. Primary Building Footprint - None; 1,400 sq ft for small lot Max. Building Height 30 ft if ≤4 units, 35 ft if >4 units 42 ft/3 stories; 30 ft/2 stories (small lot dev.)
Front Setback 20 ft 15 ft; 25 ft (3rd floor and above); 10 ft (small lot dev.)
Street Side Setback 20 ft 15 ft
Interior Side Setback 10 ft 10 ft
Rear Setback 20 ft 10 ft
HR District: Development Standards High Density
Residential District
Agenda Item #6.1.

32 Concerns/Issues to Address:
• Reduce scale and massing by varying roof lines and articulating building facades.
• Ensure that new residential designs contribute positively to existing neighborhoods by complementing character and incorporating design features, such as front porches, façade articulation, and upper-story step-backs.
• Promote the application of sustainable building practices • Encourage innovative housing types and designs.
• Consider the development of cottage housing/pocket neighborhood standards as a means to increase moderately priced housing types • Encourage higher density developments [and restrict construction of large single-family units], including current floor area ratios and yard and setback requirements.

Residential Design Standards
Agenda Item #6.1.

33 A. Design Standards for All Residential Development Types.

1. General Standards. See Part IV, Citywide Standards.

2. Required Second Story Step-backs in the LR and MR districts. 10 feet from the ground floor front façade, 5 feet from the ground floor interior side and rear facades.

3. Building Orientation. Towards public ROW or internal walkways; window/balcony/deck placement must be at least 12 horizontal ft from window areas of facing residences.

4. Building Transparency. At least 20 percent of the area of each streetfacing facade; Max. 10 ft blank wall.

5. Roofline and Roof Design.
• Roof: Flat or pitched (at least 5:12);
• Ground floor street-facing plate: Max. 12 ft on front 1/3 of building; • Second story plate: Max. 20 ft;
• Shingle roof: Min. dimension is 6 ft.

6. Exterior Building Materials and Colors. Quality materials, limited use of bright colors, all sides of building.

Residential Design Standards
Max. 20’
Second Floor
Plate Height Agenda Item #6.1.

34 A. Design Standards for All Residential Development
Types.

7. Landscaping. See Section 17.25, Landscaping. Front
and street side setback setbacks must be landscaped.

8. Site Circulation/Access. Pedestrian network visibility, continuity, and accessibility; min. 10 ft (garage door) or 5 ft (living area) from sidewalk of interior drive aisle.

9. Parking Frontage. Max. 30 percent of any street
frontage.

10. Private Outdoor Open Space. Balconies, porches,
decks, and private ground floor open space (for ground
floor units).

11. Required Play Areas. Must be included for 15 or
more dwelling units, min. dimension 15 ft and min.
area of 600 sq ft; visible and protected.

12. Sustainability and Energy Efficiency. Landscaping
to passively cool, energy-efficient HVAC and lighting,
blend in aesthetically, drought-tolerant.

Residential Design Standards
Agenda Item #6.1.

35 B. Design Standards Specific to Small-Lot Development.

1. Small Lot Size. Detached or attached single-unit residential development permitted on smaller lot sizes.

2. Small Lot Configurations. Garden courts, bungalow
courts, and townhouses. Interior lot line placement not regulated.

3. Small Lot Entrances. Oriented towards and visible from pedestrian pathway connected to right-of-way or private street; min. 12 ft between entryway and building wall of adjacent unit.

Residential Design Standards
Agenda Item #6.1.

36 B. Design Standards Specific to Small-Lot Development.

4. Small Lot Perimeter Setbacks. Minimum setbacks for
primary structure from the property line are same as the underlying zone setbacks.

5. Small Lot Interior Setbacks for Detached Units. Min. 10 ft building separation for detached units.

6. Small Lot Parking Access. Parking and garage location and access and pedestrian network continuity and accessibility.

7. Small Lot Landscaping. Min. 25% of site must be
landscaped; min. 5 ft of landscaping between entrance and interior walkway for lots with units facing common open space.

8. Small Lot Private Open Space. Minimum 200 sq. ft. per unit (e.g., porch, deck, patio, or garden); 6 ft min. dimension.

Residential Design Standards
Agenda Item #6.1.

37 C. Design Standards Specific to Multi-Family Development.

1. Building Design.
• Varying building height through changes in pitch, plane, and orientation. Articulating façades trough offsets,
recesses, or projections.
• Min. 18 in. roofline offset for attached single unit and multi-unit development.
• Building details (e.g., window and door trim, cornices, window recesses), min. two features (e.g., balconies,
cantilevers, dormers).
• Ground floor elevation must be distinguished from upper stories if building is over two stories.
• Min. two windows for units facing common open space.
• Min. two materials on frontage, a unified palette of
materials with min. two complementary colors on all sides of buildings.
• At least one full-height recess (min. two ft in depth) on façade of new multifamily development facing existing
lower-scaled residential development.

Residential Design Standards
Agenda Item #6.1.

38 C. Design Standards Specific to Multi-Family Development.

1. Building Design.
• Min. 200 ft3 private storage (min. horizontal dimension: 4 ft) for each unit.
• Exterior materials and details of affordable units must be indistinguishable from those of market-rate units.

2. Rowhouse Design. 3-8 units per block of rowhouses; min. 12 ft of separation between units.

3. Entry Design.
• Visibility and accessibility of shared or individual ground floor and exterior entrances.
• Individual or shared exterior entrances to multi-family developments.
• Roofed projection or recess for multi-unit entrances: min. 60 sq ft, min. five ft in depth.
• Roofed projection or recess for single-unit entrances: min. 25 sq ft, min. five ft in depth.

Residential Design Standards
Agenda Item #6.1.

39 C. Design Standards Specific to Multi-Family Development.

4. Common Outdoor Recreation Space. Passive and active
recreation space use, visibility, and accessibility; max. 10% slope for common outdoor recreational space.

5. Parking Location. Off-street parking design, access, and location. Attached garages for rowhouses or townhouses
occupy max. 50% of the street-facing building façade.

6. Universal Design. Universal Design principles apply to 10% of the units for residential projects with min. 10 dwelling units.

Residential Design Standards
Agenda Item #6.1.

40 Upcoming Study Sessions
Study Session #2, November 16th
• Commercial and Mixed-Use Discussion
o Uses in the CB, SC and MU districts
o MU Development Standards
o Standards specific to Live/work
o Standards specific to Formula
Business
o Standards specific to Short-Term
Rentals
Study Session #3, December 7th
• Citywide Standards
o Parking
o Signage
o Affordable Housing
• Overlay Zones
o Parking Exemption
o Historic Preservation
o Planned Development
Agenda Item #6.1.

41 Feedback

1. Council and Commission Feedback

2. Public Feedback

3. Additional feedback to:

Maya DeRosa, AICP
Community Development Director
[email protected]
Agenda Item #6.1.

42 Thank you!
Agenda Item #6.1.