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HomeMy WebLinkAbout2008-02-12 Packet - Special, Joint Planning CommissionCITY OF UKIAH CITY COUNCIL/PLANNING COMMISSION ]OINT MEETING Introduction and Discussion of the Draft Downtown/Perkins Street Form Based Code AGENDA UKIAH VALLEY CONFERENCE CENTER 200 School Street Ukiah, CA 95482 Tuesday, February 12, 2008 4:00 - 6:00 p.m. 1. CALL TO ORDER 2. a. City Council -Roll Call b. Planning Commission -Roll Call The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in, you may address the Council when this matter is considered. If you wish to speak on a matter that is not on this agenda, you may do so at this time. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments in which the subject is not listed on the agenda. 3. NEW BUSINESS a. Introduction and Discussion of the Draft Downtown/Perkins Street Form Based Code - Possible Direction to Staff 4. ADJOURNMENT The City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. ITEM NO: .3 a DATE: February 12, 2008 AGENDA SUMMARY REPORT SUBJECT: INTRODUCTION AND DISCUSSION OF DRAFT DOWNTOWN/PERKINS STREET FORM BASED CODE SUMMARY: On January 15, 2008, the Draft Form Based Code (SmartCode) for the Downtown and Perkins Street Corridor was unveiled and released for public review. Since that event, Staff and the consulting team have been meeting with stakeholder groups to explain the new approach to zoning and identify issues, concerns, and suggestions. The purpose of the February 12, 2008 joint City Council/Planning Commission meeting is to introduce the draft document and associated regulating plan (zoning) map, discuss the issues identified thus far, and discuss the path and process for developing a final draft document for the public hearing process. The Purpose of the Code: The purpose of the Downtown/Perkins Street Form Based Code is to implement the vision for the study area that was created by the citizens who participated in the focus group interviews and week-long charrette/workshop. The vision includes urban planning principals such as: Compact development, mixed land uses, revitalizing the local economy, providing opportunities for residential development in the downtown, creating a strong pedestrian emphasis, building up not out, valuing historic preservation, creek and environmental resource enhancement, creating new civic spaces, and enhancing the urban forest. (continued on page 2) RECOMMENDED ACTION: Receive Introduction of the Draft Downtown/Perkins Street Form Based Code, discuss the document and associated issues, and provide direction. ALTERNATIVE COUNCIL POLICY OPTION: Do not discuss and provide alternative direction to Staff. Citizen Advised: Workshop participants, groups and organizations Requested by: Charley Stump, Director of Planning and Community Development Prepared by: Charley Stump, Director of Planning and Community Development Coordinated with: Pat Thompson, Interim City Manager Attachments: 1. Draft Document 2. Draft Development Review Process (Flow Chart) APPROVED: ~-~~/(/~ ~~~~~ Pat Thompson, Interim City Manager Linking the Vision to the Code: To implement the vision and urban planning principals, the code includes: • Requiring buildings to be placed close to the sidewalk • Allowing higher lot coverages • Allowing higher densities • Allowing the mixing of land uses • Requiring 2 and 3 stories, and allowing up to 4 stories in some locations. • Requiring wider sidewalks • Creating new streets and alleys • Rehabilitating Gibson Creek • Providing a path along Gibson Creek and the railroad right-of-way • Requiring building shopfronts on street frontages • Street tree standards • Possible new sites for the courthouse and parks • Possible sites for parking structures Development Review Process: The draft development review process is described in Section 9072 beginning on page 10 of the draft document. A flow chart of the various review processes is included as Attachment No. 2. Staff will review and lead a discussion of the draft development review process at the meeting on February 12, 2008. Regulating Plan (Zoning) Map: The Form Based Code includes a Regulating Plan (zoning) map that includes the three proposed zones (General Urban, Urban Center, and Downtown Core). It also depicts possible new locations for street and alleys, civic spaces, civic buildings, and other required and recommended features. The consulting team will lead a discussion of the Map at the February 12, 2008 meeting. Issues and questions: A number of issues and questions have been raised by property owners, developers, architects, and others during the early public outreach and participation program. These include: 1. Are the new alleys and streets required or recommended? Who is going to pay for them? What happens if an alley goes through my building or makes my property undevelopable? 2. Are two and three-story buildings mandatory? If I want to construct an addition to my existing single story building, will it have to be two orthree-stories? 3. What happens to non-conforming buildings? 4. What if my property is designated for a civic building or a civic space and I want to build a retail store? 5. What about the public improvements? Are private property owners going to be required to pay for them? How is the City going to finance public improvements? 6. How will the increased lot coverages and densities affect traffic volumes? 2 7. I thought that if a project fully complies with the code, there would be no discretionary review process? 8. How is the creek going to be rehabilitated? There are other issues that have been identified, and Staff and the consultants will be prepared to discuss them, along with those listed above at the February 12, 2008 meeting. What Happens Next? Staff is continuing to meet with interested groups, organizations, and members of the public to learn the Code, identify issues, and develop options and alternative solutions. We are open to suggestions and direction from the City Council and Planning Commission in this regard, with the goal of producing a final draft document soon. Staff is also working on the required Initial Environmental Study for the project. Finally, Staff is working with Mead & Hunt, an Airport Planning and Consulting firm to revisit and reevaluate the restrictions on the numbers of building stories and other development standards for the study area contained in the Ukiah Airport Master Plan. 3 1V C N L U O Q _~ W 0 U H Q 0 W N a a ''Z 'v'A/ V/ W U a z 0 Q U J a a a W N QaJ I.L W Z W w .£ d a c m a 0 d d O :' 0 W y C O C. d x W N w •£ d d +r a rn~ c ~ c 3 ~ m U _N 0/ O ~ j N O t C O O ~ O f0 C N U m E d ~ a? ~ J '0 n d ' T a O ~~~ Q _~o~s t: ~~ to ~ ~ ~ ~ C lL m ~ N ~ N jj O C U y ~Ni p~~ E N C N N O V O ~ 1`0 '00 J N ~ U N O C t0 U N J U O N> N= U N O U O O U 2 O abzamN a`' . . E ~ o m N N C C O C d. .~ ~~ m a po E ~ ~ ~ m ~- O~ N C € N o ~ o ~ n ~ J ~ c a ~ ~ C N C an d O w vi ~. X~ :. y ~p N d N 'O ~ N 'x p N O N~~ O C V ~ ~ N +~ O .O m~o~' o 2~nm~ ~ n ~S~m~-gE 3 ~ d J C~ C L 2 ~in~ `w°g0 .. .. ~-. a 0 N `y cr C W a H Z w a~ O W W 0 W H N F- W a w y Attachment # Z Downtown Ukiah and Perkins Street Corridor 'Form Based' SmartCode (SC) District Project R U R A L ~ ~, U R B A N 1~1( T1 NATURAL T2 I T3 I T4 (GU) I T5 (UC) RURAL SUBURBAN GENERAL URBAN URBAN CENTER T R A N S E C T ZONE S T6 (DC) I SPECIAL ~WNTOWN DISTRICT CORE Amendment to Ukiah City Code, Division 9, Chapter 2: Zoning Presentation Draft, January 15, 2008 Contact: Pamela Townsend, Senior Planner Planning and Community Development Department 300 Seminary Avenue, Ukiah, CA 95482 (707) 463-6206 Email: ptownsend@cityofukiah.com www.cityofukiah.com -Featured Topics ARTICLE 6.5 REGULATIONS IN DOWNTOWN UKIAH AND PERKINS STREET CORRIDOR SMARTCODE (SC) DISTRICT 9070: PURPOSE AND INTENT ..................................................................................... ...... 1 TABLE 1 DOWNTOWN UKIAH AND PERKINS STREET CORRIDOR ....... ..... 4 SMARTCODE DISTRICT(fRANSECT ZONES TABLE 2 THOROUGHFARE ELEMENTS ................................................... ...... 5 TABLE 3 PUBLIC STREET LIGHTING ........................................................ ...... 8 TABLE 4 PUBLIC STREET TREE PLANTING ............................................ ...... 9 9071: APPLICABILITY .................................................................................................. ......10 9072: PROCEDURES AND PROCESS ......................................................................... .....10 9073: ZONING MAP AND REGULATING PLAN .......................................................... .... 16 9074: BUILDING AND SITE PLANS ............................................................................. .... 18 TABLE 5 USES ............................................................................................ .....19 TABLE 6 SUMMARY OF STANDARDS ....................................................... ..... 32 TABLE 7 PRIVATE FRONTAGE TYPES ...................................................... .... 34 TABLE 8 BUILDING TYPES ....................................................................... .... 35 TABLE 9 BUILDING STANDARDS ............................................................... .... 36 TABLE 10 CIVIC SPACE .............................................................................. .... 44 9075: DEFINITIONS OF TERMS .................................................................................. .... 45 TABLE 11 DEFINITIONS ILLUSTRATED ..................................................... .... 53 REGU LATING PLAN ....................................................................................................... .... 54 ii ARTICLE 6.5 REGULATIONS IN DOWNTOWN UKIAH AND PERKINS STREET CORRIDOR SMARTCODE (SC) DISTRICT 9070: PURPOSE AND INTENT: The purpose and intent of the Downtown Ukiah and Perkins Street Corridor SmartCode (SC) District is to create an urban environment that implements and fulfills the goals, objectives and strategies of the Ukiah General Plan. The SmartCode District is based on the model 'SmartCode' which encourages the development of diverse, compact and walkable urban communities. Through an intense and open community design charrette process the people of Ukiah in 2007 developed a vision of its preferred future for the Downtown and Perkins Street Corridor. That vision is one of environmentally sustainable and economically vital public spaces and buildings: a renewed civic square, attractive civic buildings and spaces, a healthy creek corridor, gateways that reflect Ukiah's sense of place, a mix of building types and affordability, new development that supports and enhances the train depot and rail corridor, interconnected and pedestrian- oriented public streets, specific locations for potential anchor buildings (such as large-scale retail, employment centers and parking structures), and pedestrian-friendly buildings and streetscapes. The scale and general character of new development is intended to be based on the best elements of Ukiah's heritage -shady downtown streets, diverse architecture, mixed-use shopfront buildings in the Downtown, and the architecture of historic civic buildings. The public and private realms are connected and compatible. Buildings that line public spaces relate to the natural surroundings and character of the local built environment, and connect to one another at the pedestrian scale. Public spaces are more than streets and paths for people traveling on foot, on bicycles and in cars. They are the community gathering places. The character of these public spaces is defined by their design and detail, and by the way that private buildings connect to public spaces. Coordinating the design of public and private elements, built in large and small increments over the years, requires a comprehensive and systematic approach. The SmartCode District provides, this system, focusing on the pedestrian experience as well as on the efficient movement of cars. The SmartCode District defines an agreement between the community (the public) and properly owners (the private). The community commits to building and maintaining high-quality, pedestrian-oriented streets, public parking facilities, squares, plazas, parks, and creek corridors. The property and business owners commit to building high-quality buildings that face the public realm with facades scaled to the pedestrian, orienting on-site parking and service functions to the backs of the buildings and the interiors of the blocks. Downtown Ukiah and the Perkins Street Corridor are envisioned to be places where a wide range of residential, commercial and similar uses can coexist in relative close proximity within a lively urban environment. Ukiah has over a century of experience in designing, building and managing its historic Downtown, where the uses of individual buildings have changed many times during their long and useful life. The District builds on this heritage. Vibrant commercial uses can take advantage of the active environment of ground floor street frontages through the appropriate design of street frontages -where buildings meet the street - a wide range of uses can thrive on ground floor frontages. Residential and office uses can generally benefit from the quieter environment offered by upper floors. The SmartCode District expresses this theme with multi-story, mixed-use buildings that in most areas focus residential and office uses on upper floors, with a wide range of commercial enterprises on ground floors. The Downtown Ukiah and Perkins Street Corridor SmartCode District embodies the rural-to- urban Transect' that describes a continuum of habitats from natural to urban. The SmartCode District emphasizes the urban form -the relationship of buildings to each other, to the street, and to public spaces - as being as important as land uses. The intent of the SmartCode District at the community, block and building scales is as follows: A. The Community: 1. The Downtown Ukiah and Perkins Street Corridor SmartCode District is compact, pedestrian-oriented and mixed-use, promoting infill and redevelopment. 2. Ordinary activities of daily living occur within walking distance of most dwellings, allowing independence to those who do not drive. Civic, institutional, and commercial activity are intermixed, not isolated in remote or single-use complexes. 3. A range of housing types and price levels corresponding to job opportunities accommodates diverse ages, abilities and incomes. Affordable housing is dispersed to avoid concentrations of poverty. 4. Transportation corridors are planned and reserved in coordination with land use. Streets are interconnected to disperse and reduce the length of automobile trips and facilitate biking and walking. 5. A network of transit, pedestrian and bicycle systems provides convenient alternatives to the automobile. Higher densities and appropriate land uses are located within walking distance of transit stops or other transportation modes. 6. A •range of open space including parks, squares and playgrounds are distributed throughout the SmartCode District. B. The Block and the Building: 1. Development at the block and building scale proceeds in an orderly and compatible manner. 2. Buildings and landscaping help define thoroughfares and public space as attractive and functional places for public use. 3. Development adequately accommodates automobiles, while supporting a pedestrian environment and attractive and functional public spaces. 4. The design of streets and buildings reinforce safe environments, but not at the expense of accessibility. 5. Significant site features such as existing trees, creekside corridors, lot size and shape, and relationship to surrounding development are a compelling consideration in determining site design. 6. Site planning, architecture and landscape design reflect Ukiah's sense of place shaped by its local climate, geography, and historical perspective and building practices. Building design is responsive, incorporating energy efficient and sustainable elements, enhancing views, creating compatible architecture. 7. Historic building preservation and renewal is facilitated to protect the historic fabric and uniqueness of the City. 8. Civic buildings are distinctive and set a standard of high quality design and construction. Civic buildings and public gathering places reinforce community identity and active citizenship and local self-determination. 3 TABLE 1: DOWNTOWN UKIAH & PERKINS CORRIDOR DISTRICT i TRANSECT ZONES PROFILE PLAN VIEW TRANSECT ZONES R U R A L U R B A N - -- s , Q, 4 ~ © c ~ 0 ,~ ~ , ~ ~: '~ °~ n' . © , ® . ~, ~~T1 T2 T3 T4 (GU) T5 (UC) T6 (DC) SPECIAL NATURAL RURAL SUBURBAN GENERAL URBAN DOWNTOWN DISTRICT URBAN CENTER CORE NATURAL ZONE (Not used in this code) Lands approximating a revertlng b a wilderness condition, including lands unsuitable for settlement due to topography, hydrology or vegetation. RURAL ZONE (Not used in this code) Lands in open or cuPovated staff a sparsely settled. These include woodland, agricultural lands, grasslands and irrigable deserts. SUBURBAN ZONE (Not used in this code) Lowdensity suburban residential areas, differing by allowing home occupations. Planting is naturalistic with setbacks relatively deep. Blocks maybe large and the roads irregular to accommodate natural conditions. GU: GENERAL URBAN ZONE Mixed-use and residential urban fabric. It has a wide range of butlding types: single, sideyard, and rowhouses. Setlradks and landscaping are variable. Streets typically define medium-sized Mocks. UC: URBAN CENTER ZONE Higher density muted-use building types that accommodate retail, offices, rowhauses and aparimeMs. nhas atigntnetwak orstreets, witll wide sidewalks, steady street tree planting and buildings set cbse b the frontages. DC: DOWNTOWN CORE ZONE The highest densityr witlt the greatest variety of uses, and cvicbuiMmgs of regional Importance. Streets have steady street tree planting and buildings set dose to the frontages. SPECIAL DISTRICTS Areas wish tams a functions a canrrot meet the requirements of any zone due to their intrinsic size, siting, characteristlcs or location may be designated. MORE RURAL--- MORE URBAN Private Spaces Less density Larger Mocks Primarily residential Smaller buildings More green space Detached buildings Unaligned frontages Yards & porches Deep setbacks Articulated massing Wooden buildings Mostly pitched roofs SmaN yard signs Private Spaces More density Smaller blocks Primarily mixed~use Larger buildings More harrlscape Attached buildings A{igned frontages Stoops & Shopfronts Shallow setbacks Simple massing Masonry Buildings Many flat roofs Building mounted signs Public Spaces Roads & lanes Nanow paths Lesscongestlon Less regulated parking Larger curb radii Less artifiral light Open drainage Mined tree types Quieter Civic Places Local gathering places Parks 8 greens Public Spaces Streets & alleys Wide sidewalks Mare congestion Dedicated parking Smaler kxrlb radii Brighter lighting Curbs & gutters Akgrled street trees Nasier Civic Places Regional instltutans Plazas & squares TABLE 2.1: THOROUGHFARE ELEMENTS Note: KEY provides thomu fare type, right-of-way ' ppaavement width and alternate transportation provision as applicable. KEY ST-57.20~L Thorouihfare Type-~ 1 Right of lNry Widpr---~ PawmeM wNtli Tren THOROUGHFARE TYPES Boubverd: BV Avenue: AV Camnerdat Street: CS Street: ST Road: RD RearPiey: RA Rear lane: RL Bhyde Tsai: BT Biordn Lena: BL Bigde Route: BR Patl~: PT TrenW Route: TR 30 60' 13' 7'10'10'7' 13' RA-30.16 'Note: Paving for the afiey itself is required to be pervious. Alleys can widen into sur- face parking lots in the center of the block. CS-60.34 "stoop, laecoul krtaceiightcoed 5 wwa n R~ a reel an average Note: provides thorough' fare nghbot-wa wid pavement wi th and aRemate bansportation provision as applicable). KEY ST-57-20-BL Thoroughfae rype~ Right of tNaY Pavement Widlh Tnnspo THOROtIGHFARETYPES BoubvaN: BV Avenue: AV Commerdel Street: CS Sireel: ST Road: RD Rear Aley: RA RearLene: RL BigtN Trait. BT Bicycle lane: BL Btgda Route: BR PaN: PT TransitRoule: TR TABLE 2.2: THOROUGHFARE ELEMENTS ST•50.30 "Stoop, forecoud, lenacepight toad ~a 73' 7'S' 10' 10' S'7' 13' CS•70.44•BL 50' 0'7'8' 8' 7'10 serest ndun m tee 3nrret YteM Movement 25 MPH TABLE 2.3: THOROUGHFARE ELEMENTS Note: KEY provkles thorouoh- fare type, nght-of-way width, pavement width and aNemate transportation provision as applicable). ~. STdt•2&BL Thttrtatghiare Type Rght of Way WdN Pavement Wdtll Ttawpnnallon THOROUGHFARE TYPES Boulevard: BV Avenue: AV CominerciN Sheet CS Sheet. ST Road: RD RearAMey: RA Rear Lane: RL Bicyde Trail: BT Bkyde Lane: BL B'oyCJe Route: BR Pall: Pf TtamilRouk: TR CS•75.49 ivmwmial Shell .enalal Urban Urban Caner Note: As an interim measure the median may need to be a continuous tum lane. AddiOonal right-of-way may be needed on north side of street as East Perkins Street has a minimum right-at-way width of 60 feet. 80' 12' 1 T 12' 10' 10' T 12' CS•80-56 Commercial Sheet Urbart Cenlgr Doxmben Cae BO feet tease on ravatage 75' 13' 8' 12' 9' 12' 8' 13' tea toes oncen rauerage TABLE 3: PUBL{C STREET LIGHTING SPECIFICATIONS IN ALL ZONES 1. Light fixtures shall face downward or employ other methods to prevent fugitive light from intruding into the nighttime sky and reduce light intrusion onto neighboring properties. 2. Light fixtures and their configuration shall comply with the Lighting standards set forth in Section 9074(H) to the extent practical. Type DIAGRAM ZONES Post GU UC Column GU UC Double Column 7~! I DC TABLE 4: PUBLIC STREET TREE PLANTING PLAN Common Name Botanical Name Size Variety Characteristics Street Location Re uirements STREET TREES WITH LOCATION SPECIFIED Perkins, Main, Raywood Ash Fraxinus oxycarpa 80 foot height deciduous shade tree, fall colors, grows fast Stephenson, Standle Scarlet Oak Quercus coccinea 60-80 foot height deciduous Plantings within 4 feet of trunk State ands read oka 60 foot height School, Main, Chinese Pistache Pistachio chinensis 50 foot spread deciduous brilliant fall colors Church, Standley, Ste henson Holly Oak Quercus ilex 40-70 foot height evergreen tolerates clipping into formal Hospital ands read sha s Red Maple Acer rubrum 40 foot height deciduous red fall leaves Leslie 20 foots read moderate rowth s eed OTHER SPECIES (Street location not specified, may be considered for streets above by Warrant) Arizona Ash Fraxinus velutina 80 foot hei ht deciduous fast rowth, ramid sha e Cucumber Magnolia Magnolia 80 foot height deciduous slow growth, attractive shade acuminata 25 foots read tree London Sycamore Plantanus acer'rfolia 80 foot height deciduous fast growth, tolerates urban 40 foots read smo ,dust, reflected heat American Sycamore Plantanus occidentalis 80 foot height 40 foots read deciduous fast growth, very hardy Umbellularia 75 foot height requires space, fast growing, California Bay californira 100 foot spread evergreen pest and disease resistant, tolerates dee shade Mt. Atlas Pistache Pistachio altantica 60 foot height 50 foots read deciduous needs sun and good drainage Chinese Hackbe ~ Celtis Sinensis 50 foot height 50 toots read deciduous good in windy places American Linden Tilia americans 40-60 foot height 20-25 foots read deciduous fragrant yellowish white Flowers Dawson Magnolia Magnolia 40 foot height deciduous heavy bloomer dawsoniana 50 foots read 40-50 foot Silver Linden Tilia tomentosa height, 20-30 foot deciduous drought resistant s read Italian Alder ,. Ainus cerdata 40 foot height 25 foots read deciduous short, fast leaf drop Idaho Locust Robins idaho 40 foot height deciduous fast growing, bright magental rose flowers. Vine Ma le Acer circinatum 35 foot hei ht deciduous oran a and ellow fall leaves David's Ma le Acer davidii 35 foot hei ht deciduous ellow, red and ur le fall colors Yulan Magnolia Magnolia denudata 35 foot height 30 foots read deciduous nice cut flowers Little-Leaf Linden Tilia cordata 30-50 foot height 15-30 foots read deciduous conical/symmetrical shape Birch Bark Cherry Prunus semula 30 foot height 30 foots read deciduous deep red bark Kobus Magnolia Magnolia kobus 30 foot height 20 foots read deciduous hardy and sturdy Canyon Live Oak Quercus ch sole is 20-60 foot height ands read evergreen handsome round headed tree Evergreen Maple Acer oblongnum 25 foot height 25 foots read evergreen evergreen 9071: APPLICABILITY: A. Applicability: The regulations in this Article, including the Regulating Plan, standards and requirements, apply to all proposed development within the Downtown Ukiah and Perkins Street Corridor SmartCode District. No grading or building permit shall be issued and no discretionary entitlement shall be approved unless the proposed construction and land uses comply with this Article. B. Conflicts with Other Regulations: The provisions of this Article take precedence over those of conflicting codes, regulations and standards adopted by the City of Ukiah, and other agencies to the extent allowed by law. In particular, this Article supersedes Articles 3 through Article 18 of this Chapter (Zoning) and those provisions of Article 20 relating to Site Development Permits except as specifically referenced in this Article. The provisions of this Article shall not take precedence over: 1. Building Regulations (Division 3). 2. Flood Plain Management Regulations (Chapter 6 of Division 9). 3. Regulations and plans governing compatibility with the Ukiah Municipal Airport. 9072: PROCEDURES AND PROCESS: This Article shall apply to all development, redevelopment, building, site work, clearing, demolition, restoration, renovation or improvement within the Downtown Ukiah and Perkins Street Corridor SmartCode District. A. Allowed Uses and Permitted Uses Subject to Securing a Use Permit: Allowed Uses described in Table 5 of this Article may proceed 'by right' subject to the requirements of this Chapter (Zoning). A use permit processed in accordance with Section 9262 of this Chapter and this section shall be required prior to undertaking any Permitted Use described in Table 5. 1. Whenever a use is not listed in this Article as an Allowed Use or Permitted (Conditional) Use,:the Planning Director shall determine whether the use may be considered either as an Allowed Use or Permitted Use subject to a use permit based on the following findings: a. That the use is compatible with the general Intent of this Article and other existing or Allowed Uses in the subject Zone. b. That the use would not be detrimental to the orderly development of the area in which the use would be located. c. That the proposed use is similar in form, nature and intensity to the listed Allowed or Permitted Uses. All determinations of the Planning Director regarding whether a use shall be processed as an Allowed or Permitted Use shall be final unless a written appeal is filed as provided in Section 9266 of this Chapter. 10 2. Use Permits shall be issued as provided in this Article subject to a public hearing and decision by the Planning Commission. 3. A{I applications for use permits shall provide the information specified by Sections 9072(6)(1) and 9262 of this Chapter. B. Site Development Permits: Minor and Major Site Development Permits shall be processed and issued as provided in this subsection. 1. Application Filing and Submittal Requirements: All applications for site development permits required by this Article shall include the information required by Section 9263(6) of this Chapter, a Building and Site Plan, any requests for Warrants or Exceptions, and any requests for Incentive Bonuses including Benefits proposed to be provided, as described in this Section. Applications shall be accompansed by fees which may be established from time to time by resolution of the City Council adopted in accordance with the procedures required by law. Building and Site Plans submitted for preliminary review or site development permit approval shall include the following, in compliance with the standards described in this Article and the Ukiah City Code a. Block perimeter calculations. b. Building siting and configuration. c. Use. d. Access, circulation and parking standards. e. Grading, drainage and utilities. f. Architectural standards: design, colors and materials. g. Landscape standards and Irrigation design. h. Signage standards. i. Lighting standards and design. j. Special Designations shown on the Regulating Plan. k Representation of requested Warrants or Exceptions. I. Representation of requested Bonuses and benefits provided. m. Any other information necessary to allow the determinations and findings required by this Chapter and the Ukiah City Code to be made. 2. Noticing Requirements: Notice of public hearing shall comply with Section 9263 of this Chapter. Whenever a public hearing is not required, written notice of decision shall be given to the property owner, applicant and any olhers requesting such notice. 3. Action on Site Development Permits: Applications for site development permits shall be considered and acted upon by the Planning Director or Planning Commission as provided in this Section. The Planning Director may refer site development permit applications for unusually complex, visually prominent, or important civic uses under the decision-making authority of the Director to the Planning Commission for decision-making action. 4. Findings: The Planning Director and Planning Commission shall make findings when acting to approve site development permit applications in accordance with Section 9263(E) and shall additionally find the application consistent with the intent of this Article (Section 9070). 11 5. Conditions of Approval: Conditions of project approval may be imposed on site development permit applications as provided in Section 9263(F) of this Chapter, provided that the Planning Director shall be granted the authorities and shall be governed by the requirements reserved to the Zoning Administrator in said subsection. 6. Effective Date: The site development permit shall be deemed legally in effect as provided in Section 9263(G) of this Chapter. 7. Appeals: An applicant may appeal any decision of the Planning Department or Director to the Planning Commission whose decision shall be final. An applicant may appeal any decision of the Planning Commission on Major Site Development Permits to the City Council as more particularly provided in Section 9266 of this Chapter. 8. Expiration and Revocation; An approved site development permit may be revoked in accordance with Section 9263(H) of this Chapter. Nothing herein shall prohibit the holder of a permit revoked pursuant to Section 9263(H) from applying for a new permit in accordance with the procedures for new applications. 9. Renewal: Site development permits may be renewed as provided for in Section 9263(1) of this Chapter. C. Exemptions from Site Development Permits: The following types of projects are exempt from the site development permit process, provided they comply with the criteria in this subsection. 1. New construction, additions and reconstructions up to 1,000 square feet, or 2. Interior building remodels; repair or maintenance of structures, lots and parking areas, or 3. Minor alterations to existing building exteriors and minor facade modifications, or 4. Minor modrfications to existing permits, or 5. Other minor and relatively insignificant projects as determined by the Planning Director. The Planning Director shall determine whether a project is exempt in accordance with the following criteria: 1. No Warrants or Exceptions are requested or required. 2. The project does not compromise the architectural character or appearance of historic structures or historic site elements. 3. The project is fully consistent with this Article and advances the intent of the 'Special Designations' and other elements shown on the Regulating Plan. 4. The project is consistent with all land use compatibility requirements pertaining to the Ukiah Municipal Airport. 5. The proposal is not a "project" and would not require environmental review under the California Environmental Quality Act. 12 D. Minor Administrative Site Development Permits: The following types of projects require a Minor Site Development Permit provided they are fully consistent with this Article and advance the intent of the 'Special Designations' and other elements shown on the Regulating Plan: 1. New construction, reconstruction or additions involving 1,000 to 15,000 square feet, or 2. Projects less than 1,000 square feet that sign~cantly alter or compromise the architectural character or appearance of historic structures or historic site elements, or 3. Projects for which a Warrant is requested or required, but No Exception(s) are requested or required, or 4. Similar projects as determined by the Planning Director. E. Minor Site Development Permit Procedures: Minor Site Development Permits shall be subject to the requirements and procedures in this subsection. 1. Determination of Exceptions or Warrants: The Planning Department shall review applications to determine whether the application is in general compliance with this Article, including but not limited to the Regulating Plan, and whether any Warrants or Exceptions are required. Should any Exceptions be required, the application shall be designated and processed as a Major Site Development Permit. The Planning Department shall notify the property owner and applicant of the results of such determination. 2. Project Review Committee: Applications for Minor Site Development Permits shall be submitted to the Project Review Committee for a recommendation of compliance with the requirements of this Section, including any conditions to achieve compliance. 3. Design Review Board: The Planning Department shall refer applications for new, reconstructed or altered street facades to the Design Review Board for its design recommendations in compliance with this Article. 4. Decision: The Planning Director shall administratively and without public notice or hearing approve, approve subject to conditions to conform the project to this Article and the Ukiah City Code, or deny applications for Minor Site Development Permits and Warrants. Written notice of decision shall be given to the property owner, applicant and any others requesting such notice. F. Major Site Development Permits: Projects that are not eligible for processing as a Minor Site Development Permits shall be processed as Major Site Development Permits, including: 1. All projects over 15,000 square feet. 2. All projects that are not consistent with the 'Special Designations' and other elements on the Regulating Plan. 3. All projects for which Exceptions are requested or required. 4. Other major sign cant or complex projects as determined by Planning Director. G. Major Site Development Permit Procedures: Major Site Development Permits shall be subject to the requirements and procedures in this Section. 13 1. Pre-application Review: Prior to application, the property owner or applicant shall submit to the Planning Department a preliminary plan for the project, accompanied by fees which may be established from time to time by resolution of the City Council adopted in accordance with the procedures required by law. The Department shall review the preliminary plan with the applicant to provide information and guidance as to compliance with this Article. 2. Determination of Exceptions or Warrants: The Planning Department shall review applications for Major Site Development Permits to determine whether the application is in general compliance with this Article, including but not limited to the Regulating Plan and any other applicable regulations, and whether any Warrants and/or Exceptions are required. The Planning Department shall notify the property owner and applicant of the results of such determination. 3. Project Review Committee: Applications for Major Site Development Permits shall be submitted to the Project Review Committee for a recommendation of compliance with the requirements of this Section, including any conditions to achieve compliance. 4. Design Review Board: The Planning Department shall refer applications for new, reconstructed or altered street facades to the Design Review Board for its design recommendations in compliance with this Article. 5. Decision: The Planning Commission shall conditionally approve or deny applications for Major Site Development Permits together with concurrently processed Warrants and Exceptions. H. Concurrent Permits: When both a use permit and site development permit are required, both applications shall be combined and processed in accordance with the procedures for use permits, provided that any requirements and findings particular to site development permits shall also be complied with. In addition, notwithstanding any other provisions of this Chapter, other discretionary entitlements with decision-making authority vested with the Zoning Administrator that are an integral part of a larger project may be combined and processed with a required use permit or site development permit. I. Wartents and Exceptions: Two levels of deviation from the requirements of this Article are established by this Section: Warrants and Exceptions. The Planning Director shall determine whether a deviation requires a Warrant or Exception. 1. Warrants: A Warrant is a ruling that would permit a practice that is not consistent with a spec provision of this Article, but is justified by its Intent (Section 9070). The Planning Director shall have the authority to administratively approve or conditionally approve a request for a Warrant based on affirmation of all of the findings in this subsection. 2. Exceptions: An Exception is any ruling on a deviation other than a Warrant. The Planning Commission shall have authority to approve or conditionally approve an Exception based on affirmation of all findings in this subsection, following a duly noticed public hearing limited only to that portion of the application necessary to rule on the issue under consideration. 14 3. Warrants and Exceptions Not Allowed: Warrants or Exceptions shall not be granted for the required provision of Alleys, the required Minimum Residential Densities, and the requirements of parking location. 4. Findings: The Planning Director or Planning Commission shall affirm all of the following findings in order to grant a Warrant or Exception as applicable: a. The request is consistent with the Purpose and Intent of this Article (Section 9070) and the Ukiah General Plan. b. Special circumstances or conditions apply to the proposed site, building, improvement or use (such as but not limited to size, shape, topography, location, surroundings, or Regulating Plan elements), or the strict application of this Article would deprive the property of privileges enjoyed by other property in the vicinity and subject to identical zoning regulations. c. The proposal is compatible with the neighborhood and the general visual character of the area. d. The proposal provides appropriate connections, transitions and relationships between the buildings and the street, adjacent properties, and one another. e. The proposal would not impair the desirability of investment, employment or residence in the neighborhood. f. The proposal is in conformity with the public health and convenience (such as provision of pedestrian facilities) and general welfare. J. Incentive Bonuses and Benefits: The Planning Commission may, by Exception pursuant to Section 9072(1), grant one or more Bonuses to projects that provide at least one of the Benefits below. Applicants shall demonstrate substantive Benefits that merit the granting of requested Bonuses. 1. Bonuses: Bonuses that may be granted in exchange for the provision of the Benefits listed below include: a. Reduced parking requirements. b. Additional height of up to 12 feet, not to exceed one story with a floor area not exceeding 75 percent of the floor area of the story immediately below. c. Financial incentives such as grants or low interest loans when available, or deferred or reduced fees adopted by the City of Ukiah. d. Density bonus not to exceed twenty-five percent (25%). e. Expedited permit processing. 2. Benefits: Bonuses may be considered in exchange for the provision of one or more of the following benefits provided on property located within the SmartCode District. All benefits must significantly exceed City requirements. 15 a. Platinum cert~cation under the Leadership in Energy and Environmental Design (LEED) program of the U.S. Green Building Council. b. Installation of photovoltaic system (may include retrofits). c. Water conservation measures (may include retrofits). d. Reinforcement of unreinforced masonry building. e. Retention and rehabilitation of a building shown on the City Historical and Architectural Resources Inventory. f. Shared parking: The provision of parking in excess of City requirements which is made available to properties within 1/4 mile for a reasonable fee or at no charge. Alternatively, establishment of a shared parking agreement in perpetuity with a property within 1/4 mile to improve utilization of existing parking. g. Financial participation in construction of apublicly-accessible parking structure. h. Financial participation in or provision of pedestrian and/or bicycle facilities, which may include accessibility or safety related improvements (may include retrofits). i. Permanent wetlands, riparian, creek or other ecosystem restoration; day-lighting or realignment of Gibson Creek to add sinuosity to its course. j. Financial participation in drainage improvements. k. Financial participation in development of a civic space and/or civic building, such as a library, parking structure for public use, or a park as shown on the Regulating Plan. I. Financial participation in or provision of public cultural or art projects; or space reserved for civic, arts orculture-related uses. m. Financial participation in or provision of affordable housing. n. Financial participation in or provision of alternative transportation infrastructure or services. K. Amendment to SmartCode District. The boundaries or provisions of the SmartCode District including the Regulating Plan may be amended as provided in Section 9265, provided that all regulations and zoning designations applied within the boundaries of the SmartCode District shall incorporate transect-based design and block perimeters with appropriate transitions to abutting areas. 9073: ZONING MAP AND REGULATING PLAN: The regulations contained in this Article apply to all property within the SmartCode (SC) District as designated on the official Zoning Map and Regulating Plan map. The Regulating Plan is an integral part of this Article. The Regulating Plan delineates Zones, Special Designations, Civic Spaces, Buildings and Uses, Thoroughfares, Block Perimeters and other elements that help define the community's vision for the future. These elements shall conform to the following requirements. 16 A. Zones and Special Districts: 1. The 'Downtown Ukiah and Perkins Street Corridor Regulating Plan' is an 'infill' community plan which designates the General Urban, Urban Center and Downtown Core zones: a. General Urban Zone (GU): Mixed-use and residential urban fabric. It has a wide range of building types from edgeyard to courtyard, and single units to rowhouses. Setbacks and landscaping are variable. Streets typically define medium-sized blocks. b. Urban Center Zone (UC): Higher density residential and mixed-use building types that accommodate retail, offices and residential, both single-family and multiple-family. It has a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the frontages. c. Downtown Core Zone (DC): The highest density, with the greatest variety of uses, and civic buildings of regional importance. Streets have steady street tree planting and buildings set close to the frontages. d. Special Districts (SD): The Regulating Plan may be amended to designate Special Districts (SD) for uses that cannot meet the requirements for any zone or combination of zones due to their intrinsic size, characteristics or other elements. B. Civic Uses: 1. Civic uses that do not occupy more than 20% of the area of a pedestrian-shed as shown on the Regulating Plan may be approved by Warrant. A civic use requiring more than 20% of the pedestrian-shed shall be subject to the creation of a Special District with its own standards. Parking for civic uses shall be determined by Warrant. 2. Civic spaces designated on the Regulating Plan are mandatory. Civic spaces may be approved in any zone by Warrant. Civic spaces shall be generally designed as described in Table 10. 3. Civic buildings designated on the Regulating Plan are mandatory. Civic buildings are not subject to the requirements of Section 9074. The particulars of their design shall be determined by Exception. C. Special Designations: 1. Primary and Secondary Thoroughfares: Buildings along Primary Thoroughfares shall be held to the highest standards of this Article in support of pedestrian activity. Buildings along Secondary Streets as shown on the Regulating Plan may be more readily considered for Warrants and Exceptions allowing automobile-oriented development (Table 5, Uses). 2. Storefront Frontage: Storefront Frontages are designated on the Regulating Plan as 'Required' or 'Recommended' at the ground floor (sidewalk level) along the entire length of some Frontages to facilitate retail activity. Storefront facades (Shopfront and Awning, Arcade and/or Gallery frontage types as applicable by zone) shall be incorporated at the ground floor along 'Required Retail Frontages,' and also along 'Recommended Retail Frontages' when required by the project review process. 17 In cases where a Storefront fagade is required on the Regulating Plan or through the project review process, the ground floor shall be configured for retail use for at least 20 feet back from the building face (i.e., through the depth of the Second Layer). Storefront frontages designated as the Required or Recommended do not require retail use in the building, only that the configuration and frontage be built in such form. 3. Terminated Vistas: The building(s) at the site of a Terminated Vista shall be provided with architectural articulation of a type and character appropriate to the location as recommended by the Design Review Board. 4. Turret Element: The building located at the site of a Turret Element shall include an architectural turret element at such position on the building and design as recommended by the Design Review Board. 5. Pedestrian paths shown on the Regulating Plan shall have a minimum width of 12 feet. D. Parking Structure and/or Anchor Tenant Opportunity Sites: Such sites on the Regulating Plan are recommended for a parking structure and/or anchor with the potential to generate a signrficant number of pedestrians (such as a medium or larger retail use or large employer) to invigorate the SmartCode District. When a public parking structure is established on an opportunity site, Liner buildings on ground floor frontages are required on Primary Thoroughfares. On Secondary Streets, street level parking is allowed without Liner buildings. 9074: BUILDING AND SITE PLANS: Lots, buildings and uses located within the Downtown Ukiah and Perkins Street Corridor SmartCode District require approval in accordance with Section 9072 and are subject to the requirements of this Article. A. Uses: 1. Allowed Uses and Permitted (Conditional) Uses subject to securing a Use Permit are defined in this subsection. Other uses are prohibited except as determined by the Planning Director in conformance with Section 9072(A). Uses and their arrangement shall be subject to the requirements of this Article. 2. First story Commercial uses (Lodging, Office, Retail) shall be allowed throughout all zones. First story Commercial uses are encouraged on Thoroughfares designated with 'Required Storefront Frontages' on the Regulating Plan; storefront configurations are required. 3. Mixed Uses are allowed by right only when all of the various uses are allowed by right. When there is a mix of allowed and permitted uses, then a Use Permit shall be required focusing on the use requiring the Use Permit and its relationship to the allowed use. 18 TABLE 5: USES A -Allowed Use; UP -Permitted Use sub'ect to a Use Permit USE CATEGORIES AND USE TYPES ZONES GU UC DC RESIDENTIAL CATEGORY Detached sin le-famil house A A Du lex, second unit or multi le-famil units a artments or condominiums A A A Mobile home arks UP UP Mixed-Use combining 3 or more residential units with any category of use, exce t Heav Commeroial or Industrial A A A LODGING CATEGORY Any use under this category that exceeds 5,000 sf gross floor area on the ground Floor or with 100 lineal feet or more of ground floor (street level) frontage, when located on a Required or Recommended Storefront Frontage on the Re ulatin Plan. UP UP UP Bed and breakfast or inn - u to 12 rooms A A A Bed and breakfast, inn or motel - more than 12 rooms A A UP Hotels UP A A Dormito accesso to school A A A OFFICE CATEGORY Any use under this category that exceeds 5,000 sf gross floor area on the ground floor or with 100 lineal feet or more of ground floor (street level) frontage, when located on a Required or Recommended Storefront Frontage on the Re ulatin Plan. UP UP UP Offices, rofessional, medical or financial services A A A Business services UP A A Veterinarian A RETAIL Any building or use under this category that exceeds 15,000 sf gross floor area UP UP UP Retail stores A A A Grocery stores, mini-marts, restaurants, cafes, delicatessens, sandwich shops, fast food restaurants, bakeries, food kiosk: Excludes drive- throw h/drive-u service or windows A A A Outdoor dining on public right-of-way accessory to restaurants, cafes or other food establishments sub'ect to an encroachment ermit A A A Wine and li uor stores A A Outdoor sales establishments see section 91ti4 UP UP UP Bars, dance halls, ni htclubs or live entertainment establishments UP UP Billiard arlors, amusement arcades, bowfin alle s UP UP Second hand or thrift stores, awn sho s UP UP UP Adult entertainment businesses see section 9176 UP UP Personal service establishments A A A Laund service, Laundromat A Push cart UP UP Kiosk UP UP OTHER: AUTOMOTIVE OR AUTO-ORIENTED CATEGORY Any use under this category that exceeds 5,000 sf gross floor area on the ground floor or with 100 lineal feet or more of ground floor (street level) frontage, when located on a Required or Recommended Storefront Frontage on the Re ulatin Plan. UP UP UP Drive-throw h/drive-u service or windows accom an 'n an use UP Business services UP A UP 19 USE CATEGORIES AND USE TYPES ZONES GU UC DC Sho in centers or malls UP Wholesale stores UP Automotive services, as station UP OTHER: HEAVY COMMERCIAL OR INDUSTRIAL CATEGORY Construction sales and service UP E ui ment re air, woodworkin or machine sho s UP Custom manufadurin , li ht manufacturin industrial uses UP Warehousin and distribution limited UP CIVIC Any use under this category that exceeds 5,000 sf gross floor area on the ground floor or with 100 lineal feet or more of ground floor (street level) frontage, when located on a Required or Recommended Storefront Fronta e. UP UP UP Elements schools A A A Hi h School, voile e, business or trade school UP UP UP Personal im rovement services A A A Churches, cha els, reli ious assembl and instruction UP A A Small and large family child daycare homes; small community care facility with maximum of 6 clients A A A Communi care facili - 7 to 12 Gients UP A Small homeless facilities - 7 to 12 see section 9171 UP A Lar a homeless facilities -more than 12 see section 9171 UP UP Rest homes, convalescent services, residential medical facilities, day care home facilit UP UP Conference center, outdoor auditorium or exhibition center UP UP Theater live or movies A A Social halls and lod es A A Visitor center A A Historical sites and monuments A A A Communit ardens, la rounds, lazas ors wares, fountains, ublic art A A A Nei hborhood arks UP Libra A A A Museum UP UP A Parkin lots UP UP UP Parking structure on site designated on Regulating Pian or on Primary Thorou hfare A A Parking structure not on site designated on Regulating Plan or on Primary Thorou hfare UP UP Bus sto shelter A A A Public trans ortation facilities UP Trans ortationservices assen erterminal UP UP OTHER: ClVlL SUPPORT CATEGORY Safet services, olive and fire station A A A Medigl clinics UP A A Hos itals UP UP Funeral homes, mortua A A OTHER: ACCESSORY OR TEMPORARY Temporary uses meeting purpose and intent of district, not to exceed 6 months section 9176 UP UP UP Accesso uses and buildin s A A A Home occu ations A A A 20 B. Building Siting: 1. Parcels created by subdivision or boundary line adjustment shall be dimensioned according to Table 9. 2. Buildings shall be sited in relation to lot line requirements according to Table 9. 3. Lot coverage by both buildings and impermeable surfaces shall not exceed that in Table 9. Impermeable surfaces shall not exceed Lot Coverage as shown in Table 6. 4. One principal building at the frontage line and, except in the DC zone, one accessory building to the rear of the principal building may be built on each lot as shown in Tables 9 and 11. 5. In the GU zone, facades shall be built parallel to the principal frontage line, or parallel to the tangent of a curved principal frontage line. In the UC and DC zones, facades shall be built parallel to the principal frontage line along at least 70% of its length in the UC zone, and at least 80% of its length in the DC zone. In the absence of a building along the remainder of the frontage line, a Streetscreen shall be built coplanar with the facade. 6. Setbacks shall be as shown in Tables 6 and 9. Side and rear setbacks may be the same as those on one of the adjacent lots. Setbacks may otherwise be adjusted by Warrant. Rear setbacks for accessory structures shall be a minimum of 15 feet measured from the centerline of the alley easement. In the absence of a rear alley, the rear setback shall be as shown in Table 9. 8. Lots shall front onto a vehicular Thoroughfare. Except, in the GU and UC zones, 5% of the lots within each subdivision may front a Pedestrian path shown on the Regulating Plan, provided the path is in addition to the street. Paths do not replace proposed streets. Rear alleys shall not provide the primary or only access to any lot or building, and buildings shall comply with fire and emergency access requirements. 9. Building types allowed in each zone are illustrated in Tables 8 and 9. 10. Buildings in the GU and UC zones shall have their principal pedestrian entrances on a Frontage Line. 11. Drive-through services: The drive-through lane shall be located behind the building with driveway encroachments located and designed in conformance with City standards subject to approval of the City Engineer. C. Building Configuration: 1. Private Frontage Type shall be allocated in accordance with Tables 7 and 9. 2. All sidewalk encroachments require an Encroachment Permit issued by the Public Works Department. 3. Galleries, Arcades and Awnings may encroach the public sidewalk to within 2 feet of the curb at the discretion of the City Engineer subject to approval of an Encroachment Permit. Stoops may encroach 100% of the depth of a Setback. Open porches and awnings may 21 encroach up to 50% of the depth of the Setback. Balconies and bay windows may encroach up to 25% of the depth of the Setback. (Table 9) 4. Loading docks and service areas shall be permitted on Frontages only by Warcant. 5. Building heights shall conform to Table 9. 6. The first story of a Residential or Lodging Use shall be raised a minimum of 2 feet from average sidewalk grade. This standard may be reduced by Warcant, only to the extent necessary to comply with ~sitability standards when it is not reasonably feasible to provide a zero-step entrance to each building from an accessible path at the front, side or rear of each building. D. Parking Standards: 1. Adequate off-street parking shall be provided to accommodate the parking needs of residents, employees, visitors and other vehicles customary to the use. 2. Vehicular parking shall conform to the Parking Standards below designating the required number of parking stalls by Use category in Table 5. PARKING STANDARDS BY ZONE Use Cate o GU UC DC Residential 1,5 /dwellin 1.0 !dwellin 1.0 J dwellin Lod in 1.0 /bedroom 1.0 /bedroom 1.0 /bedroom Office 3.0 / 1,000 s .ft. 3.01 1,000 sq.ft. 3.0 / 1,000 sq.ft. Retail 3.0 / 1,000 s .ft. 3.0 / 1,000 sq.ft. 3.0 / 1,000 sq.ft. Civic To be determined b Warrant Other To be determined b Warrant Required parking may be reduced based on the Sharing Factor below. Parking required for any combination of uses is the sum of the Parking Standard divided by the Sharing Factor applicable to the mix of uses proposed. Where allowed, the Base Density may be adjusted upward by adding the required parking for each use, multiplied by the Sharing Factor. PARKING SHARING FACTOR Use Residential Lod in Office Retail Residential 1.0 1.1 1.4 1.2 Lod in 1.1 1.0 1.7 1.3 Office 1.4 1.7 1.0 1.2 Retail 1.2 1.3 1.2 1.0 3. Parking at the rear of the lot shall be accessed by the Alley if shown on the Regulating Plan, when such Alley has been constructed and is available for use. If the Alley (as depicted on the Regulating Plan) is physically available to either side of the lot, the Alley over the lot shall be constructed. If the Alley (as depicted on the Regulating Plan) is not physically available to either side of the lot, development may only proceed if the Alley right- 22 of-way over the lot is granted to the City and the proposed development will not impede the future development of the Alley and access to the site and improvements is safe and adequate and consistent with the provisions and intent of this Article. 4. In the GU and UC zones, parking lots shall be masked from the Frontage by a Liner Building or Streetscreen as specified in Section 9074(E)(4)(a). 5. Garages and all parking areas except driveways shall be located at the Third Layer, or as applicable to Courtyard Building Types at the Fourth Layer, as illustrated in Tables 7 and 9. 6. Parking lots for buildings on Secondary Streets on the Regulating Plan may be allowed on the Frontage by Warrant. 7. No perpendicular on-street parking is allowed in the GU and UC zones. 8. The required parking may be provided within one-quarter mile of the site that it serves, subject to approval by Warrant. 9. On-street parking available along the Frontage Lines that con-espond to each lot shall be counted toward the parking requirement on the lot by Warrant. 10. In the UC and DC zones, the vehicular entrance of a parking lot or parking structure on a Frontage shall be no wider than 24 feet. 11. In the UC and DC zones, pedestrian entrances to all parking lots and parking structures shall be directly from a Frontage Line. Only underground parking structures may be entered by pedestrians from a Principal building. 12. Other parking standards shall be governed by the Ukiah City Code, provided that deviations may be allowed by Warrant. E. Architectural Standards: Substantial conformance with all standards in this Section is required, notwithstanding use of the word 'should,' which allows the flexibility required to create high quality design compatible with the intent of this Article. 1. Materials and Elements: a. Building wall materials should be combined on each facade horizontally, with heavier materials situated lower on the building facade than lighter materials (such as stone or brick situated lower than wood). b. The exterior finish material on all facades shall be limited to brick, wood siding or fiber-cement siding, stucco over masonry, natural rock, or tile. Synthetic material such as hardboard siding may also be allowed if it very closely simulates the natural material and has equal or better weathering characteristics. Use of panel siding (i.e. T1-11) as a primary siding material is not allowed. Metal may be used an exterior material on facades provided it complements an architectural style, rather than presenting a warehouse or industrial effect. c. Exposed concrete block should not be used on any wall visible to primary or secondary thoroughfares, neighboring properties or pedestrians. If concrete block is used on visible exterior walls, creative design and surtace texturing shall be required to avoid 23 long, monotonous building facades and elevations, in addition to other treatments. Concrete block used on walls not visible to the public may be left untreated. If replacement of the original brick surfaces is necessary, new material should match the color and size of the original brick and mortar. Bonding pattern and size of joints should also match the original sections. d. Balconies and porches shall be consistent with building architecture, materials and design. Surfaces shall be painted, treated or otherwise finished. e. New building construction should select exterior finish materials with compatible or better quality than the surrounding properties. f. Exterior colors should relate to natural building materials and be compatible without being identical to surrounding properties. The use of more than one vivid color per building is discouraged. Color selection for the purpose of individual statement at the sacrifice of the compatibility of the surrounding area is discouraged. Multiple store fronts with a common facade or appearance should coordinate colors during renovation efforts. g. Building facades should be varied and articulated to add visual variety and distinctiveness, and be designed to the human scale. Long, straight facades without openings, relief or articulation shall be avoided. Elements typically used to articulate a building's facade include cornice lines, parapets, eaves, awnings, windows, balconies, entry insets and signs. h. Facades without a strong sense of entry should be avoided. Building entries should be accented with strong architectural definition. Projecting elements such as awnings, trellises and overhangs adding relief and the sense of entry into the building are encouraged, provided that a minimum of 8 feet between the ground level and projection is maintained. An Encroachment Permit is required for projections into the public right-of way. Awning material should be sturdy cloth or similar material; metal awnings are strongly discouraged. i. All exposed elevations should maintain consistency with architectural charecter. The design of each building elevation should be coordinated so that complimentary design and treatment is used on all elevations visible to the public. Rear and side elevations should be designed and maintained to be as attractive as facades. j. Improvement and restoration of historic building facades should reflect a selected period of the building's development consistent with its historical importance or interest. When renovating an historic residential structure or converting it to commercial use, care should be taken to preserve the residential characteristics of the building's original architecture. k. Plazas and parks on the roofs of parking structures or other structures shall be designed to provide a sense of a plaza or park at natural grade, rather than a forced effect on hardscape. Adequate load bearing supports and drainage to support extensive landscaping shall be provided. 2. Openings: a. All openings, including porches, galleries, arcades and windows, with the exception of opening on Storefronts Frontages, shall generally have square or vertical proportions 24 (rather than horizontal). Existing buildings with architecture that features openings with horizontal proportions may be exempted from this provision by Warrant. b. Openings above the first story shall not exceed 50% of the total building wall area, with each facade being calculated independently. c. Doors and windows that operate as sliders are prohibited along all Frontages in the GU zone, and along street level frontages in the UC and DC zones. d. Window and door openings in fapades shall be recessed at least 3 inches from the Facade, giving the facade the appearance of a thick wall. Flush or "nail on" windows are not allowed. e. Any window shutters should be sized to match their openings so that if operable they could close and cover the whole window. 3. Roofs and Rooflines: a. Flat roofs shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal rooftop apparatus to the satisfaction of the Planning Department. b. Pitched roofs, if provided, shall be symmetrically sloped no less than 5:12, except that porches and attached sheds may be no less than 2:12 in the GU zone and 2:15 in the DC zone. c. Rooftop apparatus shall not exceed 10 feet in height, shall be located and designed to reduce visibility from all Frontages, and shall be screened from view by an enclosure which is consistent with building design. d. The form, color and texture of roofs shall be considered an integral part of the building design. Rooflines, materials, and colors of adjacent development should be considered. Consideration of historical roof forms and decoretions is encouraged, particularly if the roof is exposed to public view. New roof lines exposed to public view should tarty on the tradition of existing roof slopes and shapes. 4. Screening and Fences: a. Streetscreens to mask parking lots from adjacent thoroughfares shall be between 3.5 feet and 6 feet in height and constructed of a material matching the adjacent building facade. All streetscreens over 4 feet high should be 30% permeable or articulated to avoid blank walls, and shall require review by the Planning Department. The streetscreen may be replaced by a hedge or fence that complies with the landscaping and fencing requirements of this Article by Warrant. Streetscreens shall have openings no larger than necessary to allow automobile and pedestrian access. Streetscreens in the UC and DC zones shall be located coplanar with the facade line. b. Barbed, concertina and similar wire fences are prohibited in all zones. Chain link, cyclone and similar wire fences, including those with screening slats, are prohibited between the building face and property line (within the First Layer). Fences that may be located within the First Layer shall be masonry, wood or tubular steel, and shall be painted, stained or otherwise present a finished appearance. 25 c. Outdoor storage shall be screened from view from all Frontages by a Streetscreen conforming to Section 9074(E)(4)(a). Loading, service, refuse and recycling areas and containers, utilities, and other appurtenant facilities of poor visual quality shall be located and designed to reduce visibility from all Frontages and shall be fully screened from view with masonry walls, landscaping materials, or decorative fencing similar to the principal building or othervvise compatible with building and site elements. 5. Corner Treatments: a. The ground floor corner of commercial buildings located directly behind the sidewalk at street intersections shall wrap the corner in a circular, chamfered (beveled or angled, usually at a 45 degree angle), or equal manner at the sidewalk level. b. Primary entryways are encouraged Primary or Secondary Thoroughfares to pedestrian activity. to be placed at the corner of the buildings on reinforce the street intersection as a focus of 6. Storefront Frontages: a. Fa&ades on Storefront Frontages shall be detailed and constructed as Storefronts and glazed with clear glass over no less than 70% of the facade of the ground floor (sidewalk level) story. b. On streets with designated 'Required Storefront Frontage' on the Regulating Plan, sidewalk level frontages shall have operable front doors designed as part of a Storefront, spaced on average no further than 30 feet apart along the block face. c. Storefronts shall have a ground floor (sidewalk level) with a minimum 12 feet clear height over no less than 80% of the ground floor as measured from the frontage line. d. Storefront entrances shall be flush with the sidewalk grade except as required to comply with the Flood Plain Management requirements set forth in Chapter 6 of this Division, or due to unusual existing conditions as determined by the Planning Department and approved by Warrant. e. 'Storefront facades shall be provided with an awning overlapping the sidewalk (Table 7). Gallery frontage buildings shall provide a permanent cover over the sidewalk, either cantilevered or supported by columns. Arcade frontage building facades shall provide a colonnade overlapping the sidewalk to within 2 feet of the curb, with the facade at sidewalk level located at the Frontage line. An Encroachment Permit is required for projections into the public right-of way. f. One bench sited facing the street shall be installed for each 90 lineal feet of Required or Recommended Storefront frontage, provided a minimum 5 foot wide clear pedestrian traffic zone is maintained. One set of public trash and recycling receptacles shall be placed along the Storefront frontage immediately behind the curb. The bench and receptacle specifications and location shall be subject to approval by the Public Works Director and thereafter shall be maintained by the City if located within the public right of way. g. Mixed-use buildings that have Storefront frontages on the ground floor shall have Expression Lines. 26 F. Landscape Standards: 1. General: a. The scale and nature of landscape materials shall complement and be appropriate to the purpose for which it is used, site elements and building design and dimensions. Landscaping shall be selected and maintained so as to not impair vehicular sight distance, nor block pedestrian access or visual corridors. b. Trees and other landscape shall be designed and liberally employed to provide energy conservation, shade hardscape and pedestrian ways, recharge the aquifer and locally retain and filter stormwater, in addition to providing visual benefits. Deciduous trees shall be used to shade south and west exposures. c. Landscape installed shall consist primarily of hardy species tolerant of drought conditions, soil compaction, urban runoff and localized site elements. Hypoallergenic native species that require limited maintenance are preferred. d. Species and plantings shall be complementary and shall be proportional to building elevations. Species shall be selected, sized and spaced to attain a mature appearance within a reasonable period of time, generally within 10 years when intended to provide shade. e. Landscape areas shall have automatic water-conserving irrigation systems installed to insure plant care and maintenance. Overspray of walkways, parking areas and pedestrian rest areas is prohibited. f. All landscape and related elements shall be designed and properly maintained to insure long-term health and vitality. Continuous landscape areas, structural soil, permeable pavement, or other techniques shall be employed. g. Landscape, excluding potted plants, shall occupy a minimum of 20% of sites in the GU and UC zones. Not more than 5% of the area may be devoted to nonliving features. Perimeter and median planters shall be a minimum of 5 feet wide. h; Trees exceeding flinches in diameter measured 5 feet from ground level shall not be removed unless posing an imminent health or safety concern, or removal is allowed by Warrant. Said trees shall not be removed in anticipation of future development, unless and until all discretionary entitlements have been approved, or if none are required until all grading or building permits have been approved for construction. 2. Street Trees: a. A minimum of one street tree of the species approved by the City shall be planted for each 30 feet of Frontage Line as illustrated in Tables 7 and 11. Street trees shall be spaced a maximum of 30 feet apart unless an alternative spacing is approved by the City Engineer. b. Structural Soil, Wallace Laboratories or Cornell University specification, or alternately Structural Cell or equivalent approved by the City Engineer, shall be placed behind the curb of the street where street trees are planted unless this requirement is waived by the City Engineer. Soil is to be placed in a continuous trench 8 feet wide by 3 feet deep or an 27 approved equal. If a narrower depth is necessary, the trench may be 12 feel wide by 2 feet deep. Drainage shall be provided in the trench to the satisfaction of the City Engineer. c. Street tree sidewalk openings above Structural Soil or Cell shall be covered with a 4 foot by 4foot ductile iron tree grate of a type approved by the City Engineer. 3. Parking Lots and Areas: a. Ground level parking areas and lots with 9 or more parking spaces shall be planted with a minimum of one tree every 4 spaces in curbed planter strips with a minimum width of 5 feet, to achieve a mature tree canopy coverage of 50% of the paved areas of new parking lots, generally within 10 years. G. signage: The regulations in Chapter 7 of Division 3 (Signs) shall apply in the GU, UC and DC zones, as modified by this Article. Where Chapter 7 regulates signage by type of use (i.e., commercial, industrial, residential, etc.) signs in the GU, UC and DC zone shall comply with the regulations applicable 'commercial' uses, as modified by this subsection. Total sign area shall be limited to one (1) square foot of sign area for every ground level lineal foot of parcel frontage, but not less than 6 square feet. No more than two-thirds (2/3) of this allowed signage may be freestanding. Where 4 or more businesses occupy one parcel, each occupant may additionally have one (1) sign not exceeding 6 square feet attached to the building facade. Additional signage for multiple businesses or shopping centers is not allowed. 2. No sign of any type shall exceed the eave height of the first story of the principal building on any parcel (or in the case of buildings lacking eaves, the height of the first story of the main building excluding any parapet wall) or 14 feet, whichever is less. 3. No sign shall exceed 100 square feet of total sign area. 4. Freestanding signs shall be of wood or masonry construction. Other materials may be used for decorative trim. 5. One address number no more than 6 inches measured vertically shall be attached to the building in proximity to the principal entrance or at a mailbox. Alternatives to address signs may be approved by the Fire Marshal. 6. In the UC and DC zones, illuminated signs are alowed provided they shall not be externally illuminated (no back lighted, exposed bulbs, lamps, tubes or other illuminated devices). Signs within Shopftont glazings may be neon lit. Sign lighting shall be extinguished within a reasonable time after close of business. H. Lighting: 1. General: a. Exterior {fighting design and fixtures (luminaries) shall be compatible with site planning and complement architectural and landscape design. b. Exterior lighting design and fixtures shall be energy conserving and minimize tight pollution and nighttime glow to the greatest extent feasible, while providing adequate 28 security, safety and utility. Lighting design and fixtures shall be consistent with International Dark Sky Association guidelines. All lighting shall be the minimum wattage and of a quality that provides adequate safety and security, but is not excessive and does not result in excessively bright nighttime glow. c. All exterior lighting, excluding unobtrusive security lighting, shall be extinguished within a reasonable time after close of business. Motion sensor controlled lighting is encouraged. d. All lighting installations shall be designed, installed and maintained to be the minimum wattage necessary for the intended use as determined by the City, and in no case exceeding a maximum lamp wattage of 250 watts for commercial lighting, 100 watts incandescent, and 26 watts compact fluorescent for residential lighting. Lighting required by law, holiday lighting not exceeding 30 days per year, low voltage landscape lighting shielded to eliminate glare and light trespass, and lighting for outdoor events approved by the City are exempt. e. Light fixtures shall be full cut-off, hooded and down-cast, or otherwise fully shielded so that light does not shine off the property, toward the night sky or create glare. Light fixtures shall be designed and installed so that the lamp itself or the lamp image is not directly visible on property with residential units or from within any residential unit. Lighting attached to residential buildings shall not exceed the height of the eave (or the height of a flat roof on buildings without eaves). f. Lighting in pedestrian areas should design, while providing adequate security. with pedestrian movement, and lamp bulbs sidewalks or designated areas or walkways. be of minimal height and accented to the site The placement of light fixtures shall not interfere should not be directly visible to pedestrians on 2. Street Lights: a. One streetlight of the general type specified in Table 3 shall be provided per 90 lineal feet of each side of every street, except where there are existing street lights. Street lights shall comply with the above lighting provisions to the extent practical. 1. Accessibility and Visitability Standards: 1. The design, installation and operation of all uses and improvements shall comply with Americans With Disabilities Act and other accessibility requirements, notwithstanding any provision to the contrary. 2. One zero-step entrance to each building from an accessible path at the front, side or rear of each building shall be provided. All first floor interior doors (including bathrooms) shall provide 32 inches of clear passage. One full or half bath shall be provided on the ground floor (street level) story of each building. J. Circulation: 1. Development shall be coordinated onsite and offsite to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. 29 2. Shared facilities such as driveways, parking areas, pedestrian plazas and walkways are encouraged to minimize encroachments, maximize land resources areas and create unique design opportunities. 3. Lots shall provide Thoroughfare elements in accordance with Table 2, the Regulating Plan and this Article. No discretionary entitlement shall be approved unless the Thoroughfare rights-of-way and elements identified on the Regulating Plan and required by this Article serving the lots encompassed by the entitlement have been constructed or will be constructed and dedicated to the City of Ukiah upon approval of said entitlement. 4. All street improvements fronting the lot, including curb and gutter, sidewalk and pavement widening, and rear Alley improvements where applicable, shall be constructed in conformance with the Ukiah City Code and industry standards as determined by the City Engineer. Improvements plans prepared by a Civil Engineer shall be submitted and approved by the Public Works Department prior to approval of any building permit for final occupancy that requires a discretionary development permit or exceeds one-third of the valuation of the improvements on the subject property. Offsite improvements deemed by the City Engineer necessary to provide safe and adequate access shall additionally be constructed. Where construction of onsite or offsite improvements is infeasible, funds in lieu of construction shall be required as determined by the City Engineer, provided that no building permit shall be approved for final occupancy until the lot and its intended uses are served by safe and adequate access. 5. Lots shall provide public utility easements a minimum of 5 feet wide along all Frontages and Alleys identified on the Regulating Plan. No discretionary entitlement shall be approved unless the required public utility easements have been or will be dedicated to the City of Ukiah upon approval of said entitlement. No building permit shall be approved for final occupancy until the required easements have been dedicated to the City of Ukiah, unless a Warrant is approved by the Planning Director upon recommendation of the City Public Works and City utility providers. 6. Developments shall emphasize pedestrian orientation and create safe and attractive pedestrian spaces with amenities that encourage pedestrian activity. Site and street furnishings such as fountains, kiosks, unique landscape features, outdoor sitting and gathering areas, public art, and other quality design amenities are encouraged to activate pedestrian traffic throughout the SmartCode District and particularly in commercial areas. 7. Attractive, accessible and safe sidewalks and pedestrian ways a minimum of 5 feet wide shall be provided onsite linking building entrances with the street, parking and onsite buildings. 8. Parking areas shall incorporate safe and attractive pedestrian access ways from parking areas to building entrances. Parking area walkways should be shaded, provided with low leve{ lighting, be clear{y demarcated with directional signage and design features, and be segregated from vehicle traffic by elements such as landscaped areas, berms or low walls, or demarcated change in grade. 9. Bicycle racks or other bicycle parking located in a secure location near the entrance to buildings shall be provided to accommodate 4 bicycles for up to 40,000 square feet of nonresidential space and proportionally thereafter, or 1 bicycle per 10 vehicles, whichever 30 is more. Where physically feasible, one bicycle rack (Dumor Bike Rack 83 or as otherwise specked by the City) shall be provided approximately every 200 feet of street frontage, subject to an Encroachment Permit ff located within the public right of way. 10. Where appropriate, bus stop improvements shall be provided to the satisfaction of the City Engineer in consultation with the local bus service provider. K. Other Standards and Requirements. 1. Any rental or lease agreements on property within the Airport B Zone shall include an advisement that the property is located in close proximity to the Ukiah Municipal Airport and is subject to occasional aircraft overflight and may be subject to aircreft noise or related disturbances. 2. If, during site preparation or construction activities, any historic or prehistoric cultural resources are unearthed and discovered, all work shall immediately be halted, and the Planning Director shall be immediately notified of the discovery. The applicant shall retain of a qualified professional archaeologist to perform a field reconnaissance and, if deemed necessary, to develop a mitigation program approved by the City prior to the continuation of any site work. 3. Hours of construction shall be limited to Monday through Saturday unless additional Planning Director or a discretionary permit. the hours between 7:00 a.m. to 7:00 p.m., hours of construction are approved by the 4. All activities involving site preparation, excavation, filling, grading, road constructidn, and building construction shall control fugitive dust and the transport of mud and dust onto public streets. 31 TABLE 6: SUMMARY OF STANDARDS R U R A L ~ ~ U R B A N T1 I NATURAL T2 I RURAL T3 I SUBURBAN T4 (GU) GENERAL T5 (UC) URBAN T6 (DC) DOWNTOWN SPECIAL D URBAN CENTER CORE ISTRICT T R A N S E C T ZONE S ZONES Element GU -General Urban UC -Urban Center DC -Downtown Core Residential Densi Densit is sub'ect to air ort zone restrictions Minimum 10 units/ ross ac 15 units/ ross ac 25 units/ ross ac Maximum 20 units/ ross ac 30 units/ ross ac 50 units/ ross ac um with Bonus 30 units/gross ac 45 units/gross ac 75 units/gross ac Block Perimeter Maximum 1500' max 1400' max 1000' max Parkin structures 2000' max 2000' max 2000' max Lot Standards': Table 9 Lot size To be added ' ' To be added To be added Facade width 18 min/96 max 18' miN180' max 18' min/700' max Cou and bid -125' min Court and bid -125' min Court and bid -125' min Lot coverage 70% max ~% max; 100% with 90% max; 100% with arkin structures arkin structure Buildin Sitin ': Table 9 Front setback 0' min/10' max 0' max 0' max Side setback Varies 0' min/10' max 0' min/6' max Rear setback 3' min ~ 3' min ~ 0' min Buildin Hei ht': Tables 8 and 9 Buildin hei hts are sub'ect to air ort zone restrictions Princi al buildin 2 stories max, 2 min 3 stories max, 2 min 4 stories max 3 min , Principal building 75% of 3rd story max 75% of 4th sto max Not applicable with Bonus sto rY Accesso buildin 2 stories max 2 stories max Not a livable Private Fronta e T es: Table 7 Terrace/Li ht Court Yes Yes No Forecourt Yes Yes Yes 32 ZONES Element GU -General Urban UC -Urban Center DG -Downtown Core Stoo Yes Yes Yes Sho fronUAwnin Yes Yes Yes. Galle Yes Yes Yes Arcade No Yes Yes Buildin T es e - T ical Exam les: Tables 8 and 9 Sideyard Zero lot line building, live-work unit Zero lot line building, live-work unit Zero lot line building, live-work unit Rearyard Townhouse, rowhouse, duplex, live-work unit, a artment buildin Townhouse, rowhouse, duplex, live-work unit, a artment buildin Townhouse, rowhouse, duplex, live-work unit, a artment buildin Courtyard Courtyard building, courtyard apartment buildin Courtyard building, courtyard apartment buildin Courtyard building, courtyard apartment buildin Uses: Refer to Table 5 Use is sub'ect to ai ort zdne r ulations Notes: Abbreviations: min- minimum; max- maximum; ac-acre(s); ' -feet 1 Minimum distance from edge of alley or property line. 2 See Table 9 for the General Urban zone. 3 Ora 15 foot minimum from center of alley. 4 A setback of up to 12 feet is allowed by Warrant for sidewalk cafes, shopfront entrances, etc. 5 Allowed on Required or Rewmmended Storefront Frontages. 6 90%;100% with parking structure for Courtyard Building in UC zone (Table 9) 7 In the case of a conflict, Table 6 Summary of Standards prevails over Table 9 Building Standards. 33 __ TABLE 7: PRIVATE FRONTAGE TYPES aNi v ra i~ LL etl N pN l6 c >? LL .~ m This Table designates Private Frontage types. The Private Frontage is the area between the building and the bt lines. a. Terrace or Light Court: The facade is set back from the front- ageline by an elevafedterrace or asunken light court. This type buffers residential use from urban sidewalks and removes the private yard from public encroachment. The terrace is suitable for conversion to outdoor cafes. b. Forecourt: A portion of the facade is close to the trontage line and the central portion is set back. The foreceurt created is suitable for vehicular drop-offs. This type should be allocated in cenjundion whh other frontage types. Large trees within the foreceurts may overhang the sidewalks. c. Stoop: The facade is aligned close to the frontage line with the first story elevated from the sidewalk sufficiently to secure privacy for the windows. The entrance is usually an extedor stair and landing. This type is recommended for ground-floor residential use. d. Shopfront and Awning: The facade is aligned close to the frontage line with the building entrance at sidewalk grade. This type is conventional for retail use. It has a substantial glazing on the sidewalk level and an awning that may overtop the sidewalk to the maximum extent possible, to within 2 feet of the orb.'. e. Gallery: The facade is aligned dose to the frontage line with an attached centi~vered shed ora lightweight cebnnade overlapping the sidewalk. This type is conventional for retail use. The gallery shall be no less than 10feet wide and may ovedap the whole width of the sidewalk to within 2 feet of the curb.' f. Arcade: The facade is a colonnade that overtaps the sidewalk, while the facade al sidewalk level remains at the frontage line. This type is cenventbnal for retail use. The arcade shall be no less than 12 feet wide and may overlap the whole width of the sidewalk to within 2 feet of the curb.' 'Subject to approval of an Encroachment Permit. SaPI~ GU UC GU UC DC 34 SECTION p~ LAT R.G.W. LO R.G.W. PRIVATE- ~PUSLIC PRWATE- ~PUSLIC FRGNTAGE FRONTAGE FRGNTAG FRONTAGE _ TABLE 8: BUILDING TYPES This table approximates the location of the structure relative to the boundaries of each individual lot, establishing suitable basic building types for each Zone. ZONE a. Sideyard: A building that occupies one side of the bt with the Setback to the other side. The visual opening of the side yard on the street frontage causes this building type to appear freestanding. A shallow frontage Setback defines a more urban condition. H the adjacent building is similar with a blank party wall, the yard can be quite private. This type permits systematic climatic odentation in response to the sun or the breeze. Examples of specfc types: Zero-lot-line Building, Live-Work Unit. Refer to Table 6. b. Rearyard: A building thatoccupies the full(rootage, leaving the rear of the lot as the sole yard. This is a very urban type as the continuous Facade steadily defines the public Thoroughfare. The rear Elevations may be articulated for functional purposes. in its Residential form, this type is the Rowhouse. For its Commercial form, the rear yard can accommodate substantial parking. Examples of specific types: Duplex, Townhouse, Rowhouse, Live-Work Unit, Apartment Building. Refer to Table 6. c. Courtyard: A building that occupies the boundaries of its lot while internally defining one or more private patios. This is the most urban of types, as it is able to shield the private realm from all sides while stronglydefining the public Thoroughfare. Because of its ability to accommodate incompatible activities, masking them from all sides, it is recommended for workshops, Lodging and schools. The high security provided by the continuous enclosure is useTul for crime-prone areas. Examples of specific types: Courtyard House, CourtyaM Apartment Building. Refer to Table 6. Edgeyard: A building that occupies the center of its lot with Setbacks on all sides. This is the least urban of types as the front yard sets it back from the frontage, while the side yards weaken the spatial definition of the public Thoroughfare space.Thefront yard is intended to be visuallycontinuous with the yards of adjacent buildings. The rear yard can be secured for privacy by fences and swell-placed Backbuilding and/or Accessory Building. Edgeyard buildings are prohibited in the GU, DC and DC zones. 35 TABLE 9.1: BUILDING STANDARDS GENERAL URBAN ZONE- SIDEYARD BUILDING BUILDING UBE (xe TtlN 5) BUILDING HEIGHT 1. Buildirg height shell be m~sured in number of ~ -----~~ / `` stories, not Mcludirlg a mired p,---------- - ' basement, a inhabited at8c. ~- ) 2. No story shall exceed 14 ~u ~ 7 Os%'"°" ~ : ~\ ft dear. g p ---- IA.c 3. Maximum height shall be ~ 2` hsMC measured to the eave a the 1 1 aeeTehle 1) surface of a flat roof. 1 street Accessory Stmdure Ater (Prkwipal Finaape) BUILDING HEIGHT a. Rindpal Bukdhg with bonus 75%of a 3rd story max. b. Prkxdpel BuYding 2 stollen man., 2 min. u Accessory Bufding 2stodes mez.' LOT STANDARDS a Facade WitlBi 18 ft rNn., 988. max. b.La Coverage 70%maz BUILDING TYPE )see Tebw k) a. Sitlayad d b. Rearyard c. d. ONers I Proh6Ked BUILDING SRING a Front setback 0 ft min., 10 ftmax. b. Side Setback 0 ft rcn., 10 ft maz. o Rear Selbadi B ft rrmn. ^ 8 `"' d. FrmtpeBiidga 40%min. ACCESSORY STRUCTURE SRING a. Fmm Selbaok 30 ft ntln. b. Side Setback 0 ft min. ^ c. Rear Setback 3 ft rron. "" PRIVATE FRONTAGE TYPES tree TWIe 71 `Minimum al comer ldts ^ Maxinwm at censer ldts K no alley "` Or 14' hom cenfa of okay BUILDING SITING 1. The facades and eleva- Sewrid Fran a ykef.IbDkaO Born of a building shall be Lot Line distancedfrom flee frontage f----._._._._._c._._._._._._._._. _._. ._.i and lot lines as shown. i i 2. Buiklirgs shall have ! f0 ft min, i Comer bt facades abrg homage Tines ~ i i candiBon and elevaflons abrg bt lines I (see Table 11e). { i Nfid-block M 10 fl. Mn.1 o R max. 6 R min.^ 8 "' ; contlition i i._ ! ELEMENT ENCROACHMENTS 1. Sloops, bey windows, open pordles and bekonies may be kxated within the setbacks as shown. Awnings may encroach the pudic sldewalk wKhin 2 feet of the curb wKh an Enaoedt- miem Pemdt. Stoops may encroach 100% of the depth of a setback. Open porohes and awnings may encroach up to 50°~ of the depth of the Setltack. Bekxmies and bay windows may encroach up to 25%of the depth of the Setback. C._._._._._._ _____S_______ Career bt conditlon ft max. 3 iL max. ^~ N N ~ I CofltliBon - (Privsq side) 2. lflflKy connections, AIC un8s and tltred-vent fireplaces sheN mry be located wKhin the 3rd Laya akxg cevetions a M the alley (see Tables 11d and 11e) 3. Yymdows arxt oflier openings on the pdvacy side must have sills That area[ least 5'6' above finished floes level. PARKING AND TRASH CONTAINER PROVISIONS 1. Uncovered perking spaces may be provided within the 3rd Layer as shown (see Table 11d). 2. Covered perking shall be provided wthin the 3rd Layer as shown (see Table 11d). 3. Tresh containers shall be stored wKhin the 3rd Laya as shown (see Table 11d). 36 TABLE 9.2: BUILDING STANDARDS BUILDING USE (see Ttlb 5) BUILDING HEIGHT a. Prmdpd BulWing wiN bonus 75%d a 3rd story max. b. Prlidpd Bulldkg 2 stories max., 2 min. FACCessory 2storiesmez.' LOT STANDARDS a Facade WidN 78 R Mn., 96 ft. max. b.Ld Cowaage 70%maz. BUILDING TYPE (me Ttlb S) rmit b. R~ a ' r emYtled c Cw am _ emdfte0 d. Otlters _ Drahrohed BUILDING SITING e. Front SeMadr 0 R min., 70 R max. b. Side Setlredc ORmm./4ftmm.' cRe«Setback sn mm."6 "' d. Frmtage BUlpoW 6096 min. ACCESSORY BUILDING SITING a. From Selbedc 30 R min. b. Sitle Setback O R min.; «3 ft." c. Rear Seibadc 3 ft. mm. "' PRNATE FRONTAGE TYPES (sx Ttlb 7) a.r~e «u. cL P«maea b.F«ecoud pemiMed c. BIDO pemdtted d. Sho lonlBAwri Pemdtted e. Gelb P f. Otlwrs Prol~d • Minimum al comer bCs "Maximum at comer bts B no egey "' a 74 ft from cemer of alley BUILDING HEIGHT 1. BuiMing height shall be measured in number of sto- des, not Including a raised basement, «inhabited attic. 2. No story shell exceed 14 ft dear. 3. Maximum height shall be measured to the eeve or the sudece of a flat roof. GENERAL URBAN ZONE- REARYARD BUILDING BUILDING SITING 1. The tacedes and sieve- Secondary Frontage AAey (lypkd) Oons m a buckling shall be Wt Lbe distanced from the (nxdage ~ _ _ _ _ _ _ _ _ _ _ _ and lot lines as shown. T-----._--- --'i 4Rmm.' 2. Buildings shall have ~ Comer ~ facades abrg frontage lines i eft. min.° 8 "`• e i ~~ and elevatbns abrg bt ~ i Iirres (See Tade 11e). " ~I 0 R min. 10 R max. ~ i i i bid-Nock 6 R mm. "' i tondldm t___ ORrdn. ! ELEIAENT ENCROACHMENTS 1. Sloops, bay windows, open pandies and balconies maybe located vAlhin Ne setbacks as shown. Awnings may encroach the pudic sMewalk wtthm 2 feet of the curb vMh an En«oech- meMPermit Stoops may encroach t00% of the depth of a setback. Open parches and awnings may encoach up to 50% of the depth of the Setback. Balconies and bay windows may encroach up to 25% of the depth of the Setback. f ~_________i_____ it i i 3 R max. i ih 6ftmax. it II I II It ~_~. OR _____ I i }1 __ i I ,t i 3 ft. max. "' ~ w~na IN~ 2. l1iXdY connectloas, A/C units and d'rect-wmt fxeplaces shall only be located within the 3rd Layer along eleva8«s «in Ore slay (see Tables 11d antl 71e). PARKING AND TRASH CONTAINER PROVISIONS 1. Uncrovered parking spaces may be provided wihin the 3rd Layer as shown (SeeTeble 11d). 2. Covered paddng shall be provkled wfthin the 3rd Layer as shown (SeeTable 11d). 3. Trash cemainers shall be stored wihin the 3rd Layer as shown (SeeTable 11d). street Accessory Siruchse Aley (Principd Frontage) TABLE 9.3: BUILDING STANDARDS GENERAL URBAN ZONE- COURTYARD BUILDING (SesTribN 1J BUILDING USE (eee TahN 5J BURRING HEIGHT a. Prindpal Busdng wHh bonus 75%of a 3rd story maz. b. Prindpd Buiksrp 2 stories max., 2 min. c Accessory BuBdng 2 stales maz. LOT STANDARDS a. Facade NAdtl7 725 ft. min. (M's type Doty) b, La Coverage 70%max. BUILDING TYPE (ere Table B) a. Sidevard ~ b.Reeryard -- rmil bed c. Cour ant permMed d. OUas Proh~ed BUILDING SITING a. Front Setback 0 ft. min. 10' max. b. Side Selbark OIL Mn. 10 ft max. cFtear Setback 6fl. min."8 "' d. FraRepeBuidad 70%min. PRNATE FRONTAGE TYPES tree Tehb 7t ' Minimum et a~mer lots " Maximum at corner Ids'rf no alley "' Or 14 ft. from center of alley BUILDING HEIGHT 1. Building height shall be measured In number of stales, not bduding a mired basement, or Inhabited attic. 2. No story shall exceed 14 fl dear. 3. Maximum heightshall be measured to the eave a the surface of a flat root. 56aet Princgel Fmntege) Aley BUILDING SITING 1. The facades and eevations Secaxlwy Fmnlape ply MD~D of a building shall be distanced I-Lot Una from the frontage eM bt tines ._.i F~-~-~---~-~-~-~-L~-~-~-~--~--~-~_.__ as shown. •"1 ~ r 2. Bulklings shall have facades t g ry ~ .» i Comer bt along flonage lines ant ~ ! i t 0 fl i condgbn elevations along bt lines (See . m n. 10 i ~ _ Table 11e). i ! ~ I 3. Minimum courtyard • ! 75%~d ~ sondltlm dimensions shall be 40 ft. when 6 fl. min ~' i I Me bog axis of the courtyard b ~ L. O R min. to IL max. + oriented east /west and 30 fl. when the courtyard's oriented north /south. ELEIAENTENCROACHMENTS 1. Stoops, bay windows, open SaceMery Fmntepe Ale Y (tYWceB porches and bakxxues may j- Lot Line be bated witltin the setbacks -L------ -_-~------_--- '--, as sham. GaNeries, Arcades, -- ~ i 3 fl max ~ antlAvmings may entxoach tite . . pt Caner bt pudic sMewalk wNhin 2 feet of yg i @ t 6 fl ~, (+12 R mkt arcades) 3 fl ••• i won the curb wRh an Enaoachmerd . . max. f e` i Permit Stoops may eriaoedr I ! ~ IMid~bbck 100% of the depth of a sefbadc. ~~ i wndiBo^ Open porches and awnings may ~1, 0 R ~ 1 encoach upto 50%of the depth _._._. _ --~-~ ~-~- o(the Setback. Balconies and bay wlMOws may encroach up to 25%of the depth of the 2. lflilKy boxes A/C units and dlred-vent fireplaces shell only be bated within the 4th ~~' Layer abng elevations or in the alley (see Figure Tales 11d and 11e). PARKING AND TRASH CONTAINER PROVISIONS 1. Uncovered pericktg spaces SecaMwy Fmntepa M•Y (tYDtcat) may be provided wghin the 4th .~ ~ t01B Layer as shown (SeeTable ltd). _ _ _ _ _ r. -._._._._._._._.T._~---'-r '-i 2. Covered perking shag be ~ t t i i provided wNhin the 4th Layer as . i r sham (SeeTable 11d). LL i i r 3. Trash containers shall be e i ! stored wtihin the 4th La eras y ~ t • sham (SeeTabfe 11d). ~ i ~ i -"- ~r~ - ~ ~ ~ ~ y 1st 2nd lays 9rd Layer Layer 38 TABLE 9.4: BUILDING STANDARDS URBAN CENTER ZONE - SIDEYARD BUILDING ~di+ t Accessory SWeWre Aley BUILDING USE lees TWN 5) BUILDING HEIGHT a. Rindpal Building wiN bonus 75%of a 4th stay mac. b. Pdndpal BuiMirg 3 stales max., 2 min. c. Atnx+ssay BuXdrg 2 stales maz. ` LOT STANDARDS a. Facade VlaNh IS R min., 180 ft. max. b. L.a Coverage BO%maz';100%wl paddng strucWre BUILDING TYPE love Tekp 8) a Side ad P~d~ b. Rea ad _ PerrMUeO c. Ccu ad D~~ d. ONers prohibited BUILDING SRING a. Front SeNeck 0 R max. "" b. Side SeNedc O R Mn.,10 R max. cRear SeNadk 6Rmin.°8"" d. FralMge &itlaR 40%min. ACCESSORY BTRUCTURE SITING a Front Setback WA b. Side Setback WA c. Rear SeNedk NIA Minimum at tatter b1s "Maximum al caner lots N no alley "` lh 14 R flan center of alley ""A seNack of up to 12 ft on Ne ground floor's albwed by Warrant fa sidewalk cafes, shopfronb etc. BUILDING SITING SewrdaryFronteae AbYItYDLreO 1. The tapdes and eleva- Uors of abuilding shall be ~ Lot L~ c._._.__._._.____. distancedfran Ne Oonfage F'-~-~-~-~-~-~--~ ~ ~r and bt lines as sham. ~ r 2. Buildings shall have ~ ~ 10 ft Mn. ; c~ ~t fandes along frontage lines t i _ and elevadona abng bl Xrles i i (see Table 11e). t i ~~ h O R max. "' 6 R Mn." 8"' i condiXon i. 08. i ELEMENT ENCROACHMENTS 1. Stoops, bay windows, Open porches end bakxxties Secondary Frontage AXeY (ATk~ may be bated wthin the Lot Line ~ setbacks as shawn.Awnings _._._._._._. ._.I F~--'-~-'--~---._._._._. may encroach the pudic i i sklewalk within 2 feet of i i Comer bt the curb wNh en EnlxoecM wn&tbn ier------- ----- ~ --- i (Open rYde) 9R c i meM PemlR Stoops may ~ encroach 1110% of the depth NXd-bbclk J 3 ft, max. ~ of a setback. Open porches con~fion i 3 ft max. `~ i and awnings may encroach i 0 ft i upN50%ofthe depth ofNe . L- ~-~' Selbadk. Balconies and bay (PrNecy side) windows may encroechup to 25%of Ne depth otthe 2.1181Xy a~nnectlons, AIC units end direct-vent fireplaces shall mry be ~~ located wihin the 3rd Layer along elevations or in Ne aXey (see Tables 71d and 11e). 3. WlMaws mid other openings an Ne pdvacy side must have sills Nat are at lost 5 R. 6 in. above finished Moor level. PARKING AND TRASH CONTAINER PROVISIONS t. Uncwerad parking spaces may be provided wihin the 2nd ant 3ni Layer as shown (see Table ttd). 2. Covered parkhg abort) he provided wthin Ne 3rd Layer as shown (aee Table 11d). 3. Trash containers shall be stored wXhln Ne 3rd Layer as shown (see Table 11d). 39 TABLE 9.5: BUILDING STANDARDS URBAN CENTER ZONE - REARYARD BUILDING BUILDING HEIGHT 1. Ruching height shall be rn~ured in number of stories, Ma.. not colluding a ra'ISed basement, height -. or Inhabited altlc. 4 osw maxi a 2. No story shall exceed 14 ft dear. $ : ~`. 3. Maximum height shall he ---- p ~. ~~ measuredtotheeaveorthe ~a. 2' hepht (reeTehle 1)) sudace of a flat roof. N t 1 Street Akxressory S6uchae Aley (Prbicipel Fronbpa) BUILDING USE (eee Tabb S) BUILDING SITING BUILDING HEIGHT 1. The facedes and elevaflorls a. Pdncpal Binding 18%d a 4dl story of a building shall be distanced Secondary Front~7e Ailey (y,~ wkh bonus max. from the irordage and bt lines ~ L t U b. Pdndpal Buckling 3 stories max., 2 min. as shown. r O na ~f_-.--,-- -- __ ._.I ' 2. Buildings shay have , LL I 6 R max. cAccessory Buildng 2dorfes maz. facades along frontage lines i LOT STANDARDS and eleve8orls abng bt lines • i 6 R max. «` i i Comer bt kxald0on a Facade VAdfll 18 ft min.,180 R max. see Table 11e . ( ) , -i 0 R max. '»` ~ b.Ld Coverage 80%max.;100%wl i ~ I paddrg seucure • i 6 R min «' i caltll0on . BUILDING TYPE (»e Tebb 8) i. 0 R min.10 ft maz. I +I a Sid and pemdKed - b. Re erd Pied d. Cou and pemflaed _ d. Ohers ProhlNbsd ELEMENT ENCROACHMENTS ~00"O~F10"~ Aky(bpca ll BUILDING SRING 1. Stoops, bay wlndows, open _ _ j' Lb ~ afront Selbadk Ott max "" pordles and bakxmles ma _ _ _ _ _ _ _ _ _ _ _ _ i ----- ----~ ------------ _ I . y ~ b. Side Seback 0 R min., 10 Rmax. be bLreled witliin the setbacks I i 3 R. max. I i Comer bt c. Rear Setback B R min. "8 "` as shorn. Awni s,Gafiedes ~ ~ I ~ i corltliflon d. Fraaage &idatl 70%mtrl and Arcades may encroach the LL i 6 ft. max. (a12 %. min. arcades) 3 ft. max.«` I _ . pudic sidewalk wNhin 2 feet d ACCESSORY STRUCTURE SITING the curb wiM an Ericroechmenl ~ i i ~~ I ~sce a. Front SeWeck 30 R min. PermR Stoops may encroach i ! OR I I 1 « 100%offhe depth of a setback a1. b. Sltle Sel6ack 0 ft min. . , _. _ c. Rear Setback 3 R min. "' Open Porches and awnings may enaoech u to W% f th d h p o e ept PRMATE FRONTAGE TYPEB (see imb 7) ~ ~ Setback Babonies and 2. l1tilNy cennecflons, A/C unNS and direct-vent firepWces shall only be bated a. 7emace or Lt. Ct ~mnded bay windows may encroach t 25° 6 W th d wiMin the 3rd Layer along eleva0oris or in the alley (see Tables 11d ant 11e). 3 Th l ~ up o , e epth of the . e e evation of the Accessory sbuclures shall be distanced from the bt b. Forecourt el mYaed ~~qk lines as slgwn c. Stoll emdlbd , . d. & pemnded e Gallery pemd6ed PARKING AND TRASH CONTAINER PROVISIONS ~~ F~~ ~(y ~ f. Arcade( penrliaed 1. Uncovered parking spaces p Oth roluLited ~Y lte provided wKhin the 3rd r Ld Lino ers P Q . r~---~-------------- - ~ Layer as shorm (see Table 11d). ~ I ~ 2 C d ki i i i . overe par ng shall be I prodded wflhin the 3rd Layer as i i i `Minimum at comer bfs shorn (see Table 11d). ~ i i "Mazimum atcemer bts Nno alley 3. Trash containers shall be e i «' Or 14 ft from center of alley stored wOhin the 3rd Layer as i ""` A setback d up to 12 ft. on the ground sharn(seeTabbitd). , ~ , i floor b albwed by VVartanl forsidewalk cafes L , . , shopfronis etc. , _. ae larr t•r« 40 TABLE 9.6: BUILDING STANDARDS URBAN CENTER ZONE -COURTYARD BUILDING BUILDING USE Ices Tabb BUILDING HEIGHT a. Prirxipal Butldirg 75%d a 4th stay with bonus mez. b. Pdncbal BdMing 3 stodes max., 2 min. c Accessory Raiding 12 stales mez. ` LOT STANDARDS a Facade Width 125 R min. (this type anty) b. La Coverage 19096 maz; 100%w/ paddrg sWdure BUILDING TYPE Ices Tasb B) a SWevard P~~ ~ b. Reeryard r r"" " " ` d c Cour b ~ _-_ , ~ ~ I Perrrea~ d. OMers prohlbNed BUILDING SRING a front Setback I 0 ft max. "". b. Side Setback I 0 R mtn. 10 R maz. c. Rear Selbadk ~ 6 R min. "S "' d. Fnxv~e BkidaR ~ 70%mb. ACCES50RY STRUCTURE BRING a. Front Setbedk I WA b. SMe SeMadc WA e Rear Selbadc WA PRIVATE FRONTAGE TY~ES (roetebb 71 aTerrece a Lt. CL oemdaed `Min'vrwm at comer bts "Maximum e<axrla bls K rq alley "` Or 14 R from r of alley ""A setback d up to 12 ft an the ground floe's elbeed by VtarreM fa sktewaNc pfes, shopfronb etc. BUILDING HEIGHT 1. Building hegM shall be measured In number of stories, not including a raised basement, or inhabited attic. 2. No story shall exceed 14 R dear. 3. Maximum height shall be measured to the save or the surface of a flat roof. Sheet (Prmc'ryd Fronhrge) AMY BUILDING SITING 1. The facades and elevatons SecoMary Frontage Aley (typicarl of a building shall be drstanced from the frontage and bt lines ~ ~Lnt ~ as shown. ~r- c._._._ _._ _._ _._._ "'-'-~-~ '-'~ 2. BuNdntgs shall have facades '" I Rm .1 .mu. ~ along frontage lines and ~ 6 ft. max"` t i .~~ elevations along bt lines (see ~ i ••• Table tie). . -I OR max. 3. Minimum courtyard ! 15%rnln. of ~ ca~idNron dimensions shall be 40 R when ' i bt area 6 R min."` i the brg azis of the couAyard is L _ _ _ _ I _._ _.- oriented east Iwest and 30 R 0 fl. mtn. 10 fl. max. when the coutyard b oriented noM /south. ELEMENT ENCROACHMENTS 1. Stoops, bey windows, open SxokMery Frontepe AfleY ItyPbeq pordkes and balconies may r Lot Line be baled wKhin the setbacks ~-L__--------s-------------- '--k as shown. Galleries, Arcades, ! ! 3 R max i and Awnings may enaroach the ~ I I . . i i Caner bt condlfion publb sidewalk wdhin 2 feet of i the orb wNh EncroechmeM h j 8 ft man. (+1 2 R min. arcades) 3 ft. mex.^` i PermN. Sloops may erxxoach r ! , 100% of the depth of a setback. ~! i condltlon Open porches end awnings I ! 1 e O N. r may encroach upth5096 of the . ._._._._._._. ._.- " depth of the Setheck. Balconies and bay windows may encroach 2. UBldy bones, AIC uniL9 ant direct-vent firepleoes shall only be orated within the 4th up b 25°A of the depth of the Layer abng elevatons or In the alley (see Tables 11d and 11e). Setback. PARKING AND TRASH CONTAINER PROVISIONS 1. Uncovered parking spaces tiacondary Frontage Aflay (tygce0 may be provided within the 4th r Lot Lhw Layer as sham (see Table lid). r._._._._._._._._._._._._._.T _._._._ ~ ._.k 2. Covered parking shall be , i i provided wNhln the 4th Layer as ~i I i shown (see Table 11d). • I i i ~l I i 3. Trash containers shall be ~ ~ stored widin the 4th Layer as ~ i shown (see Table 11d). . i i i . L. ._._._._._._. ._.' 1st 2nd~Layer ~ 3rd Layer ~ 41h L~eyer Layer 41 TABLE 9.7: BUILDING STANDARDS (seeTaEle t) BUILDING USE (see Lbb 6) BUILDING HEIGHT a Pmdpal BulNing 4 storks max., 3 min. b.Aaessary Bolding WA LOT STANDARDS a. Facade WMth 18 n mn. 700 ft. max. b. LOtCwerege 90%max., 100%wl Derkirw structure BUILDING TYPE (see Testa 6) a. Rea all PenNBed b. Coo M Perm c. Otlrers Drotdhlted BUILDING SITING a Front Setback I 0 n max.. "" b. Side SeWadc 0 n rr~. 8 n max. cRearSetback 8mm~."8"' d. Frorgepe Bi0doul 80%mm. ACCESSORY BUILDING SITING a. Frord Setback WA b. Gide Setback WA c Rear Sdbedc NIA ' Minimum at comer bts " Maximum at cerner loss N no alley "• a 14' fiorn cellar of alley "" A setbedc of up to 12 ft. on the ground floor is slowed by WarraMiorskk:walkcefes. DOWNTOWN CORE ZONE - REARYARD BUILDING BUILDING HEIGHT 1. BuiMing height shell be measured in number of stones, not including a raised basement, or inhabited at8c. 2. No story shall exceed 14 k dear. 3. Maximum height shall be measured to the save or the surface of a flat roof. Street (Principal Flontpa) Agey BUILDING SITING 1. The facades end eleva- fions of a bulkling shall be Secondary Frontage Aby Ihv~a0 distanced from the (roMage ~ Lot line r and lot lines as shown. of"' ._._._ -~-----'-~-~bR~ ._.i 2. Buiktings shall have •"I . i facades along frontage B k ~.» i r bt lines and elevafions along • ~ i bt firres (see Table lie). ,~{ Ok max. "' i _ ~ • ~ I 6km~.... kSd-bbdc ~ ~ I condlfion • ~. •Oft mn.Bkmu. + _ i ELEMENT ENCROACHIAENTS 1. Stoops, bay windows, open porches all babonles Secondary Frontage Atlay gypicaq may be located wNhin 8re j-- Lot Line Setbad(a as Shown. r-L __________~ _______ _'I 2. U81Ny boxes, A/C units - I ____ _ i and direct-veM fireplaces i t 3 k max. i Comer bt shall onty be bceted wKhin ~~ i condfion the 3rd Layer abng eleva- t 3 k max. (.12 ft. min. arcades) 3 ft. max. «. i Bons or in the alley (see r ~ b5d-block I Tales ltd oral 17e). ! i ~ bondlfion I :1. DR _ ~ 1 PARKING AND TRASH CONTAINER PROVISIONS 1. Uncovered perking spaces may be prodded within the 3rd Layer as f ~ shown (see Table 11d). i 2. Covered peddng shall gp,~ be provided wNhin the 3rd ~ g i Layer as shown (see Table i 71d). ! 3. Trash Containers shall he I stored within the 3rd Layer ~ 41 as shown (see Table 11d). ~r lger IJ rLot Lire ul u l i i i 42 TABLE 9.8: BUILDING STANDARDS DOWNTOWN CORE ZONE -COURTYARD BUILDING _ , ~ ~~= (reeTahb 1) BUILDING USE pa T•tiw 5) LOT STANDARDS a Facade Widlh 125 R min. (ai: ryy. wy7 b. Lot Coverage >m%max.; 100%w/ parking sWdure BUILDING TYPE pea Table Q a Reeryard p~g~ b. Courtyard pemdtled c. OMers D BUILDING SRING a Fmnl Sefbadc On max."". b. Side Selbeck 0 ft min., 6 R maz c. Rear Selbadk 6 n mm. «8 «' d. Fmdage Bridout 80%min. ACCESSORY BUILDING SRING a Front Setbad WA b. Side Setback WA c. Rear Setback WA PRIVATE FRONTAGE ttPES Tree Tebw 71 pemdaetl pemrilbd BUILDING HEIGHT 1. Buil~ng height shall be measured in number of stories, not inclWirg a raised basement, or kdiaGted altlc. 2. No story shall exceed 14 R dear. 3. Maximum height shall be measured to the save or the surface of a flat roof. Street (Principd Fmnteae) ANey BUILDING SITING 1. The facades and eleva- Bore of a bdWing shall be distanced from the homage Seery Fmn~e Any (~ and lot lines as shown. r Ld Lkie 2. Buildings shall have r~-~--"-~-~-~~ ~-~~ facades abng frontage lines BRmmc. •"i i ant elevatbrw along tit lines i 6 R ~.« i Comer tit (see Table 11e). '' i condition i 3. Nfinimum cdunyard • ~ 0 ft. max. «• - dimensbnsshall be 40 R ! 1D% mh. of Mid-bock when the bng axis d the • ( i lot arse ~ condtion 6 R min."' courtyard is oriented easU L. -- - i west acid 30 ft. when the ~ ORmm.BRmex. ~~ ~--" courtyard LS oriented north ELEMENT ENCROACHMENTS 1. Stoops, bay windows, open porches and balconies SemMary fronlege ANey (Iypice0 maybe bated within flte setbedcs es shown. ~ Lon une 2. UBINy boxes, AIC units end ~------ ----~------ ------ ' direct-vent fireplaces shall i i 3 R mwc. i Comer tit only be located within the ~i i caMitlon 4th Layer abng elevafions or i 3 R max. (+12 R min. arcades) 3 ft. max..., i in the alley (see Tables 11d f ~ and 11e). ~ I ~~ ~ r 0 R Mn. 24 R max. ' Minimum at comer bls « Maximum at cortier bb N no alley «' Or 14' from center d agey "" A setback of up b 12 ft. on the ground floor's allowed by Warrant far sklewalk cafes, shophonfs etc. PARKING AND TRASH CONTAINER PROVISIONS 1. Uncovered perking spaces ~°nd°p' Frontage Aley may be provided witliin the 41h r tat Line Layer as shown (see Table 71d). r._._._._._._._._._._._._._.T._._._._., ._ 2. Covered parting shall be • i provided within the 4th Layer as i i i shown (see Table 11d). ' i i ~ 3. Trash coriMhrers shell be • stored wNhln the 4th Layer as i ~ Shown (see Table 11d). . i i i. _._._._._._. _. is 2nd~Layer ~ 3b Layer • • 4th Layer-' L~rer 43 TABLE 10: CIVIC SPACE Park: A natural preserve available for unstructured recreation. A park may be independentof surrounding building frontages. Its landscape shall consist of paths and trails, meadows, woodland and open shelters, all naturalistically disposed. Parks may be lineal, following the trajectories of natural corridors. The minimum size is typically 15 acres. Larger parks maybe approved by warrant as special districts in all zones. Green: An open space, available for unstructured recreation. A green may be spatially defined by landscaping rather than building frontages. Its land- scape shall consist of lawn and trees, naturalistically disposed. The typical size is 2 to15 acres. Square: An open space available for unsWctured recreation and civic purposes. A square is spatially defined by building frontages. Its landscape shall consist of paths, lawns and trees, formally disposed. Squares shall be located at the intersection of important thoroughfares. The typical size is 1 to 5 acres. Plaza: Anapenspace,availableforcivicpurposesandcemmeraalactivities. A plaza shall be spatially defined by building frontages. Its landscape shall consist primarily of pavement. Trees are optional. Plazas shall be located at the intersection of important streets. The typical size is 1 to 2 acres. Playground: An open space designed and equipped far the recreation of children. A playground shall be fenced and may include an open shelter. Playgrounds shallbe interspersedwithin residentialareas and maybeplaced witirin a block. Playgrounds may be included within parks and greens. There shall be no minimum or maximum size. ~~~ca r~r, E~ - _. - fx '; F~. ~a 'F .e~/.~~.'. 44 9075: DEFINITIONS OF TERMS: A. Purpose: This Section defines and contains regulatory language that is integral to this Article regarding terms used in the Downtown Ukiah and Perkins Street Corridor SmartCode District. Some terms defined in this Section are also illustrated in Table 11. In the event of a conflict between the Definitions in this Article and those in Article 21, this Article shall apply. B. Definitions: For the purpose of this Article, the words, phrases and terms herein shall have the following meanings: Accessory Structure: A structure subordinate to the principal use of a lot, or of a principal (primary) building on the same lot, and serving a purpose clearly incidental to an allowed principal use of the lot or of the building. Alley: A dedicated public way intended primarily to provide secondary vehicular access to abutting properties. Apartment: A dwelling unit sharing a building and a lot with other dwellings and/or uses. Apartments may be for rent or for sale as condominiums. Arcade: A frontage wherein the facade is a colonnade that overlaps the sidewalk, while the facade at sidewalk level remains at the frontage line. See Table 7. Auto-Oriented Uses: Land uses and buildings where the .design is auto-dominated or focused on a common mall or parking lot, rather than on a public street. Shopping centers or malls, drive-through or drive-up uses are typical. Awning: A frontage wherein the facade is aligned close to the frontage line with the building entrance at sidewalk grade. See Table 7. Balcony: An enclosed, habitable structure, usually cantilevered from a fagade or an elevation, providing private outdoor space to an apartment. Balconies in great numbers with excessive depth should be avoided because they tend to disrupt the spatial definition provided by the fagade. Balcony, French: a shallow balcony, almost flush with a fagade, accessed by a single pair of inward-swinging doors, which does not disrupt the spatially-defining character of facades. French balconies visually transform the adjacent interior room into an outdoor space. Bicycle Lane (BL): A dedicated bicycle lane running within amoderate-speed vehicular thoroughfare, demarcated by striping. Bicycle Route (BR): A thoroughfare suitable for the shared use of bicycles and automobiles moving at low speeds. Bicycle Trail (BT): A bicycle way running independently of a high-speed vehicular thoroughfare. Block: The aggregate of private lots, passages, and alleys, bounded by the block perimeter. Block Face: The aggregate of all the building facades on one side of a block. The Block Face provides the context for establishing architectural harmony. 45 Block Perimeter: The circumference of a block in lineal feet as measured along the back of the sidewalk. Building Configuration: The form of a building, based on its massing, private frontage and height. Building Height: The vertical extent of a building measured from average grade of the frontage line to the eave of a pitched roof or to the surface of a flat roof, excluding chimneys, vents, and similar architectural or mechanical features. The vertical extent of a building is measured by number of stories and by height. The term 'tower' refer to an attached or detached addition to a building, not an entire building; a tower may exceed the height limit by Warrant. Building heights in this Article shall be superseded by the airport height restrictions in the Ukiah Municipal Airport Master Plan and Ukiah City Code. Building Type: A structure category determined by use, siting on the lot, and configuration, including frontage and height. See Table 8. Building Siting: The placement of a building on its lot. See Tables 9 and 11. Building Use: See Uses. Building Type: A structure category determined by use, siting on the lot, and configuration, including frontage and height. See Table 8. Civic: Public or not-for profit. The term maybe used in various contexts. Civic may refer to activities, uses, buildings, spaces or sites operated, owned or conducted by public or not- for-profit organizations dedicated to arts, culture, education, recreation, government, transit and municipal parking. Civic Building: A building designed specifically for a civic use. The particulars of building design shall be determined through the permit process. Civic Parking Reserve: Parking structure or lot within one quarter-mile of the site that it serves. Space may be dedicated, leased or purchased from this Reserve to satisfy parking requirements. Civic Space: An outdoor area dedicated for public use. Civic Space types are defined by the relationship among certain physical elements, such as their intended use, size, iandscaping, and buildings along the Frontage line. Civic Use: See Civic. Commercial: The term collectively defining workplace, office and retail uses. Condominium: See Apartment. Context: Surroundings made up of the particular combination of elements that create specific habitat. Cottage: An Edgeyard building type. Asingle-family dwelling, on a regular lot, often shared with an accessory building in the Rearyard. 46 Corridor: A lineal geographic system incorporating transportation and/or green ways, A transportation corridor may delineate an urban Transect Zone. Courtyard Building: A building that occupies the boundaries of its lot while internally defining one or more private patios. See Table 8. Density: The number of dwelling units per gross acre, or some other measure of land area as specifically stated. Design Speed: The velocity at which a thoroughfare tends to be driven without the constraints of signage or enforcement. There are three ranges of speed: Very Low: (below 20 mph); Low: (20-25 mph); Moderate: (25-35 mph); High: (above 35 mph). Lane width is determined by desired design speed. Development: See Article 21 of this Chapter. Development also includes redevelopment, building, site work, clearing, demolition, restoration, renovation, improvement, subdivision, boundary line adjustments, and land uses involving property within the Downtown Ukiah and Perkins Street Corridor SmartCode District. This Article applies to all federal, state, local agency and school district sites and facilities to the maximum extent allowed by law. Driveway: A surtace area providing vehicular access between a street and an off-street parking, usually a garage, or loading space. A Driveway in the First Layer may be used for parking if it is no more than 18 feet wide, thereby becoming subject to the constraints of a parking lot. Duplex: Two-family residential building where the units share a common wall. Eave: The end part of a roof that projects over the exterior wall. Elevation: An exterior wall of a building not along a Frontage Line. See Table 11. Entrance, Principal: See Principal Entrance. Exception: A ruling that would permit a practice that is not consistent with either a provision or the Intent of this Code. Exceptions are granted by the Planning Commission. See Section 9072. Expression Lines: Architectural accents on a building fagade between the ground Floor commercial and the floors above, designed so that the retail level acts as a base for the floors above. The retail/commercial floor is typically more detailed than the floors above. Facade: The exterior wall of a building that is set along a Frontage Line. See Frontage Line. First Layer: See layer and Table 11. The First Layer extends from the property line to the building face. Zero setbacks are allowed in the First Layer. Frontage: A front lot line; also the length thereof. Frontage Line: Those lot lines that coincide with a public frontage. Facades along Frontage Lines define the public realm and are therefore more regulated than the elevations that coincide with other Lot Lines. See Table 11. Frontage Type, Private: See Private Frontage Types 47 Frontage, Public: See Public Frontage. Fourth Layer: See Layer and Table 11, The Fourth Layer applies only to Courtyard Buildings, being located in back of the Third Layer beyond the courtyard. Gallery Frontage: A frontage wherein the facade is aligned close to the Frontage line with an attached cantilevered shed or a lightweight colonnade projecting over the sidewalk. See Table 7. Gross Acreage (lot area, gross): The total area within bounding lot lines, including any easement, right of way, or areas proposed for future dedication located within the lot lines. including areas for future public dedication. Height, Building: See Building Height Incidental Uses: Uses allowed as incidental to primary use. Infill Regulating Plan: A community type consisting of new development on land that had been previously developed, including urbanized, greyfield, or brownfield areas, typically based on a Linear Pedestrian-shed and consisting of T-a, T-5, and/or T-6 (transect) zones. Inside Turning Radius: The curved edge of a thoroughfare at an intersection, measured at the inside edge of the vehicular tracking. The smaller the turning radius, the smaller the pedestrian crossing distance and the more slowly the vehicle is forced to make the turn. See Tables 2 and 11. Landmark Building: A building having historical, architectural, social, or cultural significance designated for preservation by the local, State, or federal government. Layer (Lot Layer): A range of depth of a lot within which certain elements are permitted. See First, Second, Third and Fourth Layer and Table 11. Liner Building: A building specifically designed to mask or conceal a parking lot or a parking garage from a Frontage. Parking garages are required to have liner buildings on Primary Thoroughfares but not on Secondary Thoroughfares. Light pollution. Any adverse effect of artificial light, including sky glow, glare, light trespass, light clutter, biological and health effects, decreased visibility at night, and energy waste. Live-Work: A dwelling unit that contains a commercial component anywhere in the unit. It is distinguished from mixed use development in that each commercial component is attached to and sold, leased or rented as part of each individual dwelling unit. Any live-work unit that accommodates employees or walk-in trade must comply with commercial occupancy and Americans With Disabilities Act (ADA) requirements. Lodging: Premises available for daily and weekly renting of bedrooms. The area allocated for food service shall be calculated and provided with parking according to Retail use. Manufacturing: Premises available for the creation, assemblage and/or repair of products, parts or goods, using table-mounted electrical machinery. Includes the retail sale of such manufactured goods as an end use. as Mixed Use: Multiple functions within the same building, or in multiple buildings within the same area by adjacency. Mixed use is one of the principles of Downtown and Traditional Neighborhood Design development from which many of its benefits are derived, including compactness, pedestrian activity, and parking space reduction. Mixed use development typically has a substantial commercial component that accommodates employees and walk- in trade, and therefore must comply with Americans With Disabilities Act and other accessibility requirements. Multiple-family building: A residential building, either for rent or condominium, with 3 or more units. Office: Premises available for the transaction of general business but excluding retail, custom manufacturing/artisan, automotive and manufacturing uses. See Table 5. Parking Structure: A building containing two or more stories of parking. Liner buildings shall mask Parking Structures on Primary Thoroughfares to the height of the first story or higher. Pedestrian-Shed. An approximately circular area within aone-quarter (1/4) mile radius or five minute leisurely walk (based on actual conditions) of focused community activity. The Regulating Plan delineates the pedestrian-shed. A Linear pedestrian-shed is elongated along a corridor of focused activity. Primary Thoroughfare: Thoroughfare designation appearing on the Regulating Plan. All streets not designated as Secondary are Primary Thoroughfares. Buildings along a street designated as a Primary Thoroughfare on the Regulating Plan shall be held to the highest standard of this Article in support of pedestrian activity. Principal Building: The main or primary building on a lot, usually located toward the Frontage. See Table 11. Principal Entrance: The main point of pedestrian access into a building. Principal Frontage: See Primary Thoroughfare and Secondary Street. A principal frontage faces onto a Primary Thoroughfare. Private Frontage: The privately owned layer between the Frontage line and the Principal building facade. The structures and landscaping within the Private Frontage may be held to specific standards. The variables of Private Frontage are the depth of the setback and the combination of architectural elements such as fences, stoops, porches and galleries. See Table 7. Public Frontage: The area between the curb of the vehicular lanes and the Frontage Line. Elements of the Public Frontage include the type of curb, sidewalk, planter, street tree and streetlight. Public Realm: Public spaces including buildings, open areas, parks, spaces and transportation corridors open and accessible to the general public. Rearyard Building: A building that occupies the full frontage line, leaving the rear of the lot as the sole yard. See Table 8. Recommended: Optiohal and suggested, not required. 49 Retail: Premises available for the sale of merchandise and food service (retail sales, restaurants, food sales, etc.). Rowhouse: Asingle-family dwelling that shares a common wall with another dwelling of the same type, and occupies the full frontage line. Synonym Townhouse. See Rearyard building. Second Layer: See Layer and Table 11. The Second Layer extends 20 feet back from the First Layer. Secondary Street (Thoroughfare): Thoroughfare designation appearing on the Regulating Plan. Buildings along a Secondary Street on the Regulating Plan may be more readily considered for Warrants and. Exceptions to allow automobile-oriented standards. Setback: The area of a lot measured from the lot line to a building facade or elevation, or as appropriate measured from the street center line or right-of-way. This area must be maintained clear of permanent structures with the exception of: galleries, fences, garden walls, arcades, porches, stoops, awnings, balconies, bay windows, terraces and decks (that align with the first story level) which are permitted to encroach into the Setback. See Tables 6 and 9 and Layer. Shopping Center: A unified commercial development on a minimum of two (2) acres occupied by a group of five (5) or more separate businesses occupying substantially separate divisions of a building or buildings focused on a privately owned common mall or parking lot, rather than on a public street. Sidewalk: The paved layer of the Public Frontage dedicated exclusively to pedestrian activity. Sideyard Building: A building that occupies one side of the lot with a setback to the other side. See Table 8. Single-Family House: Asingle-family dwelling on a large lot, which may be shared with an Accessory building in the rear yard. Siting,.Building: see Building Siting. Special District (SD): Special District designations on the Regulating Plan are assigned to areas that due to their intrinsic size, siting, characteristics, or location cannot meet the requirements for any zone or combination of zones specified by this Article. Typical Special Districts may include large parks, institutional .campuses, airports, etc. Special Districts should be created during the process of preparing the Regulating Plan (See Table 1) Specialized Building: A building that is not categorized as Residential, Commercial, Lodging, etc. Most specialized buildings are dedicated to manufacturing and transportation, and are often distorted by the shape or size of machinery. May also include some large civic buildings. Storefront: A facade that is subject to special adaptation, such as recessed doors and display windows for retail use at the ground floor (street level). This facade must be incorporated ,into Shopfront and Awning, Gallery and Arcade Frontage Types along Storefront Frontages. 50 Storefront Frontage: The provision of Storefronts (Shopfront and Awning, Arcade and Gallery Frontage Types) at ground floor (sidewalk level) along the entire length of the frontage. Storefront Frontage Line: Frontage lines designated on the Regulating Plan that require or recommend the provision of a Storefront Facade incorporated into a Shopfront and Awning, Arcade or Gallery Frontage Type), causing the ground floor (sidewalk level) to be available for retail use. Story: A habitable level within a building of no more than 14 feet in height from finished floor to finished ceiling. Attics and raised basements are not considered stories for the purposes of determining building height. Streetscape: The urban element that establishes the major part of the public realm. The streetscape is composed of thoroughfares (travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for pedestrians) as well as the visible private frontages (building facades and elevations, porches, yards, fences, awnings, etc.), and the amenities of the public frontages (street trees and plantings, benches, streetlights, etc.). Streetscreen (streetwall). A freestanding wall built along the frontage line, or coplanar with the facade, often for the purpose of masking a parking lot from the thoroughfare. Structural Soil or Celis: An artificially engineered medium that meets or exceeds street load- bearing requirements for structurally sound pavement design and installation, while supporting tree growth, remaining root penetrable, and encouraging deep root growth away from the pavement surface. Terminated Vista: A site or space at the end or axial extension/alignment of a thoroughfare. A building located at a Terminated Vista designated on a Regulating Plan shall be designed in response to its visual prominence. Thoroughfare: A vehicular way, incorporating traffic lanes and parking lanes within aright- of-way. See Tabie 11. Thoroughfare Elements: Thoroughfare type, right-of-way width, pavement width, and other information about the street. Thoroughfare, Primary: See Primary Thoroughfare. Thoroughfare, Secondary: See Secondary Street or Thoroughfare. Third Layer: See Layer and Table 11 d. The Third Layer is set back at least 20 feet from the property line, behind the Second Layer. Townhouse:. Same as Rowhouse. See Rearyard Building. Transect: A system of ordering human habitats from natural to the most urban. See Table 1. Transect Zone (T Zone): Zones that describe the physical character of place at any scale, according to density and intensity or land use and urbanism. (See Table 1). Only the T4, T5 and T6 zones are used in this code. 51 Transition Line: A horizontal line spanning the full width of a facade, expressed by a material change or by a continuous horizontal articulation such as a cornice or a balcony. Turret: A small tower (ornamental or functional structure) typically constructed at an angle to and projecting from the edge of a larger structure. Type: A category determined by use, siting, and configuration, including size or extent. There are community types, street types, civic space types, etc. See also: Building Type. Uses: The functions (activities, functions, operations) accommodated by a building and its lot. See Table 5. in Section 9074. Warrant: A ruling that would permit a practice that is not consistent with a specific provision of this Article, but is justified by its Intent of this Article in Section 9070. Warrants may be granted administratively by the Planning Department. See Section 9072. Zero-Lot-Line Building: Asingle-family dwelling which occupies one side of the lot, with the primary yard to the other side, shared with ancillary accessory building in the rear yard. See Sideyard Building Type. 52 TABLE 11: DEFINITIONS ILLUSTRATED a. THOROUGHFARES 8 FRONTAGES i m d ~ 1 ,,. , / 1-Radius at the Curb r"2't+~,-~r~ i ,~,~.,.` .. ~ 2-Effective Turning Radius (t 8 ft) "" ~ `'' ' `" d. LOT LAYERS e. FRONTAGE 8 LOT LINES t ~ I 3rd Layer f ~~ ~ .~ f o ~; ` {. 2nd Layer ~ -~ 1 m"~€ f ;. ., _>... ~ ... .,...- I iSf Layer ~~ :~ '. ~ ~__ , ., - ' (Note: The 41h Layer eDPlies only to Courtyard buiWinps. Re- fer to DeRnifions end Tebla a (Courtyard Builtlin0 Standards). 1- Pdncipal Building 2-Accessory Building 3-Accessory Building 1-Frontage Line 2-Lot Line 3-Facades 4Elevatians 53 b. TURNING RADIUS c. 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