Article 15.04.401 — PREAMBLE — Richmond Zoning Code

15.04.401.010 - Introduction. ¶

This Form-Based Code, adopted in April 2023 (See Section III, Effective 5/18/2023), is a reflection of the community vision for implementing the intent of the General Plan to create walkable mixed-use neighborhoods. These Form-Based Code standards are intended to ensure that proposed development is compatible with existing and future development on neighboring properties, and produces an environment of desirable character, consistent with the General Plan.

This Form-Based Code is based on an initial documentation and analysis of the existing conditions at the macro (citywide) and micro (street and block) scales. The results of this analysis helped to classify the different types of places in Richmond and their subsequent standards.

This Form-Based Code is also based on the input received by the community throughout the process to ensure that the standards in this Code reflect the community's vision for the future of their community as documented in the General Plan (2012), 23rd Street Corridor Charrette Summary Report (2009), and Richmond Livable Corridors Charrette Summary Report (2012).

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.020 - Form-Based Codes and the Transect. ¶

Form-Based Codes are an alternative approach to zoning that reinforces walkable, sustainable, mixed-use environments and development and builds upon the character of a place.

"Form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. They are regulations, not mere guidelines, adopted into city or county law. Form-based codes offer a powerful alternative to conventional zoning."

~ Form-Based Codes Institute

A.

Form-Based Code Components.

1.

Article 15.04.401 (Preamble) provides the overall intent of this Form-Based Code as it is applied within the City.

2.

Article 15.04.402 (Transect Zones) includes information and standards for the transect zones. It organizes dimensional standards for each zone (building placement, building form, parking placement and ratios, architectural styles, allowed frontages, and encroachments) with the allowed uses in each zone, in order to maximize usability and provide a simple user interface.

Article 15.04.403 (Building Types) provides form standards for building types, which supplement the standards found in Article 15.04.402 (Transect Zones).

4.

Article 15.04.404 (Frontage Types) provides form standards for frontages, which supplement the standards found in Article 15.04.402 (Transect Zones).

5.

Article 15.04.405 (Architectural Standards) provides standards for characteristic architectural styles, which supplement the standards found in Article 15.04.402 (Transect Zones) and provide additional standards for the treatment of building and frontage types found in Article 15.04.403 (Building Types) and Article 15.04.404 (Frontage Types).

6.

Article 15.04.406 (General to Large Sites) includes standards and regulations for applicants proposing large infill and community-scaled plans, including standards for thoroughfare networks, connectivity, the development and location of civic and open spaces, and the design of blocks and lots. The standards are designed to promote the development of walkable places.

B. The Rural-to-Urban Transect.

The transect is an organizing principle often used in Form-Based Coding that focuses first on the intended character and type of place and second on the mix of uses within. This differs from the framework found in conventional or Euclidean zoning in which use, rather than form, is the primary focus. Transect-based zone districts are used to regulate the preservation, evolution, and creation of walkable places.

"The Rural-to-Urban Transect is a means for considering and organizing the human habitat in a continuum of intensity that ranges from the most rural condition to the most urban. It provides a standardized method for differentiating between the intentions for urban form in various areas using gradual transitions rather than harsh distinctions. The zones are primarily classified by the physical intensity of the built form, the relationship between nature and the built environment, and the complexity of uses within the zone."

from the most rural condition to the most urban. It provides a standardized method for differentiating between the intentions for urban form in various areas using gradual transitions rather than harsh distinctions. The zones are primarily classified by the physical intensity of the built form, the relationship between nature and the built environment, and the complexity of uses within the zone."

~ Form-Based Codes: A Guide to Planners, Urban Designers, Municipalities, and Developers, by Parolek, Parolek and Crawford

The model transect for American cities is divided into six transect zones or T-zones: Natural (T1), Rural (T2), Sub-urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6), together with a Special District (SD) designation for areas with specialized purposes (e.g., heavy industrial, transportation, entertainment, or university districts, among other possibilities).

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(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.030 - Applicability. ¶

The Livable Corridors Form Based Code (FBC) and Architectural Standards are effective thirty (30) days after approval by the City Council ("Effective Date"). Any Planning application submitted after the Effective Date for a new project or project amendment is required to comply with the FBC requirements, except for projects with Planning applications under review prior to the Effective Date.

The FBC and Architectural Standards apply to the portions of the City of Richmond within the FBC Map boundary, excluding:

A.

Single-family residences, Accessory Dwelling Units, Dwelling Units constructed pursuant to SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act projects;

Government Buildings;

C.

Rehabilitation, modifications, or additions to historic buildings or adaptive reuse of historic buildings; and

D. Richmond Bay Specific Plan.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.040 - Exceptions to Architectural Standards. ¶

A project applicant may request an exception or exceptions to the Architectural Standards contained in the FBC. For housing development projects, the exception process set forth is an alternative to a request for concessions and waivers under State Density Bonus law (Government Code Section 65915 et seq.); applicants requesting concessions or waivers may not also request exceptions.

The request must be made in writing as part of the Planning application for the proposed project. The application for an exception must contain detailed information describing the architectural standard that is requested to be waived or modified; how the physical constraints and unique characteristics of the project site make it infeasible to comply with that architectural standard; and how the request meets each exception requirement.

The decision-maker (Zoning Administrator, Design Review Board, Historic Preservation Commission, Planning Commission, or City Council, as applicable) will consider the request and information provided and make findings to approve or deny the request. The decision-maker shall only grant an exception if all the following findings are made:

A.

There is a physical constraint or unique situation that because of special circumstances regarding the project or property, such as property size, shape, topography, location, or surroundings, or the needs of the use, conformance with the architectural standard is infeasible.

B.

Approving the exception will not create a health safety hazard or impair the design integrity and character of the neighborhood in which the subject property is located.

C.

The proposed project meets the intent of the design standard for which an exception is requested to the extent feasible.

For housing development projects, denial of the exception does not constitute denial of the project but rather requires the applicant to modify the project to conform with the design standard, either by redesigning the project or through imposition of a condition of approval.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.050 - The Richmond Transect. ¶

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The Richmond Transect has been defined to respond to the form of places within the City where walkability has been prioritized by the General Plan. These form-based standards are intended to promote walkable places with high-quality public realms, as per the vision of the 2030 General Plan. To do this, standards have been developed for the following transect environments in Richmond:

The T4 Neighborhood Transect Zone provides a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, mansion apartments, and bungalow courts within walking distance to transit and commercial areas.

The T4 Main Street Transect Zone provides a vibrant main-street commercial environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance.

The T5 Neighborhood Transect Zone provides medium- to high-density housing in building types such as apartment houses, courtyard apartments, mid-rise buildings, and—in some areas—high-rise buildings that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use corridors and centers.

The T5 Main Street Transect Zone provides a vibrant, walkable urban main street commercial area that provides locally and regionally serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices.

The T5 Core Transect Zone provides a high-density, vibrant, urban downtown that provides locally and regionally serving commercial, entertainment, and civic and public uses, as well as a variety of urban housing choices in main street mixed-use, mid-rise, and high-rise building types.

15.04.401.060 - How to Use this Form-Based Code. ¶

The following diagrams illustrate how to use this Form-Based Code as a series of steps, either for a Building-Scale Project or for a Large Site— see Article 15.04.406 (General to Large Sites).

Quick Code Guide: Building-Scale Projects

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Note: this diagram is intended to provide a simplified overview of different code use scenarios and is descriptive, not regulatory.

1 See 15.04.606 (Nonconforming Uses, Structures and Lots) for existing non conforming uses, structures, and parcels.

Quick Code Guide: Large Sites

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Note: this diagram is intended to provide a simplified overview of different code use scenarios and is descriptive, not regulatory.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.070 - Transect Overview.

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(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.080 - Building Types Overview. ¶

Table 15.04.401.080.A: Building Types Overview

Building Type		Transect Zones
	Carriage House. This Building Type is a secondary structure typically located at the rear of a lot. It typically provides either a small residential unit, home ofce space, or other small commercial or service use that is located above a garage. This Type is important for providing afordable housing opportunities and incubating small businesses within walkable neighborhoods.
	Detached House. This Building Type is a medium-sized detached structure on a medium-sized lot. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.

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Cottage. This Building Type is a small, detached structure, either occupying a small lot or built as an accessory dwelling unit. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street, and is an important means of offering affordable housing opportunities in these locations. In T4MS and T5N, this type is allowed as an accessory dwelling unit.

Bungalow Court. This Building Type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element of this Type. Synonym: Cottage Court

Duplex. This Building Type is a small- to medium-sized structure that consists of two side-by-side dwelling units with a shared property line, both facing the street, or two stacked units. Both units fit within a single building massing, giving this Type the appearance of a medium to large singlefamily home. This type is appropriately scaled to fit within primarily single-family residential neighborhoods or mediumdensity neighborhoods.

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Rowhouse. This Building Type is a small- to medium-sized structure consisting of 3-8 rowhouses placed side-by-side and sharing common party walls. This Type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family residential neighborhood into a neighborhood main street. Synonym: Townhouse In T5MS and T5C, this type is allowed only in the Open SubZone. Multi-Plex: Small. This Building Type is a medium-sized structure that consists of 3-6 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This Type has the appearance of a medium-sized family home and is appropriately scaled to fit in sparingly within primarily single-family residential neighborhoods or into medium-density neighborhoods. In T5MS and T5C, this type is allowed only in the Open SubZone. Multi-Plex: Large. This Building Type is a medium- to largesized structure that consists of 7-18 side-by-side and/or stacked dwelling units, typically with one shared entry. This Type is appropriately scaled to fit in within medium-density neighborhoods or sparingly within large lot predominantly single-family residential neighborhoods. In T5MS and T5C, this type is allowed only in the Open SubZone. Stacked Flats. This Building Type is a medium- to large-sized structure that consists of multiple dwelling units. Each unit may have its own individual entry, or may share a common entry. This Type is appropriately scaled to fit adjacent to neighborhood serving main streets and walkable urban neighborhoods. This Building Type may include a courtyard. In T5MS and T5C, this type is allowed only in the Open SubZone. Courtyard Building: Small. This Building Type is a detached, House-Scale structure that consists of attached and/or stacked units, accessed from a shared courtyard. The shared court is common open space. Each unit may have its own individual entry, or up to four units may share a common entry. This Type is appropriately scaled to fit in sparingly within primarily single-family residential or medium-density neighborhoods. Courtyard Building: Large. This Building Type is a detached or attached, Block-Scale structure that consists of attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common open space. The type is typically integrated into moderate-to-high-intensity neighborhoods and on main streets with a non-residential ground floor along the adjacent street.

hborhoods. Courtyard Building: Large. This Building Type is a detached or attached, Block-Scale structure that consists of attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common open space. The type is typically integrated into moderate-to-high-intensity neighborhoods and on main streets with a non-residential ground floor along the adjacent street.

Live/Work. This Building Type is a small- to medium-sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground-floor flex space and the dwelling unit are occupied by one entity. This Type is typically located within mediumdensity neighborhoods or in a location that transitions from a single-family residential neighborhood into a neighborhood main street. Main Street Building. This Building Type is a small- to medium-sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. This Type makes up the primary component of a neighborhood main street and portions of a downtown main street. Mid-Rise. This Building Type is a medium- to large-sized structure, 4-8 stories tall, built on a large lot. It can be used to provide a vertical mix of uses, accommodating groundfloor retail, service, and/or structured parking with the upperfloors housing service or residential uses; it may also be a single-use building—typically service or residential—where ground-floor retail is not appropriate. This Type is a primary component of an urban downtown providing high-density buildings. High-Rise. This Building Type is a large-sized structure, more than eight stories tall, built on a large lot that incorporates structured parking. It is used to provide a vertical mix of uses, with ground-floor retail or service uses and upper-floor commercial, service, or residential uses. This Type is a primary component of an urban downtown providing highdensity buildings. In T5N, this type is allowed only in the T5N-135 Sub-Zone.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.401.090 - Frontage Types Overview.

The private frontage is the area between the building facade and the lot line.

Section	Plan	Frontage Type



		Porch: Projecting. The main facade of the building has a small to medium setback from the frontage line. The resulting front yard is typically very small and can be defned by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line.
		Porch: Engaged. The main facade of the building has a small to medium setback from the frontage line. The resulting front yard is typically very small and can be defned by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building while the other two sides are open.
		Stoop. The main facade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs from the stoop may lead directly to the sidewalk or may be side-loaded. This type is appropriate for residential uses with small setbacks.

Forecourt. The main facade of the building is at or near the frontage line and a small percentage is set back, creating a small court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within commercial areas. Dooryard. The frontage line is defined by a low wall or hedge and the main facade of the building is set back a small distance creating a small dooryard. The dooryard shall not provide public circulation along a ROW. The dooryard may be raised, sunken, or at grade and is intended for ground-floor residential in flex zones, live/work, and commercial uses ≤2,500 sf. Shopfront. The main facade of the building is at or near the frontage line with an atgrade entrance along the sidewalk. This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types. Syn: Retail Frontage, Awning. Industrial Shopfront: The main façade of the building is at or near the front building site line with an at-grade or elevated entrance from the sidewalk. This type is intended to showcase the activity of industrial artisan businesses as well as for retail sales of products made on-site. This type may include a decorative roll-down or sliding door, include glazing and an awning that encroaches the sidewalk. Gallery. The main facade of the building is at the frontage line and the gallery overlaps the sidewalk. This type is intended for buildings with ground-floor commercial uses and may be one or two stories. The gallery should provide the primary circulation along a frontage and extend far enough from the building to provide adequate protection and circulation for pedestrians. Terrace. The facade is at or near the frontage line with an elevated terrace providing public circulation along the facade. This type can be used to provide at-grade access while accommodating a grade change. Frequent steps up to the terrace are necessary to avoid dead walls and maximize access. This type may also be used in historic industrial areas to mimic historic loading docks.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

ARTICLE 15.04.402 - TRANSECT ZONES

15.04.402.010 - Purpose.

This Article provides regulatory standards governing building form and land use within the transect zones. The standards in this Article are a reflection of the community's vision for implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and reinforce downtown Richmond. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character.

dards in this Article are a reflection of the community's vision for implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and reinforce downtown Richmond. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character.

The standards of this Article shall apply to all proposed development within transect zones, and shall be considered in combination with the standards in Article 15.04.403 (Building Types), Article 15.04.404 (Frontage Standards), Article 15.04.405 (Architectural Standards), and Article 15.04.406 (General to Large Sites). If there is a conflict between any standards, the stricter standards shall apply.

For nonconforming uses, structures, and lots, see Article 15.04.606 (Nonconforming Uses, Structures And Lots).

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.020 - T4 Neighborhood (T4N).

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A. Intent

To provide a walkable, predominantly single-family Detached or Attached neighborhood that integrates appropriate mediumLot Widths from 18' to 150' density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and Small-to-Medium Footprint commercial areas. Small-to-Medium Front Setback Small-to-No Side Setback Up to 35' (30' in some areas) Elevated Ground Floor Diverse Mix of Residential Frontages

B. Sub-Zone(s) T4 Neighborhood-30' (T4N-30) T4 Neighborhood-35' (T4N-35) T4 Neighborhood-Open (T4N-O) The height-based sub-zones allow different height limits for different neighborhood contexts. The open sub-zone provides the same building form as in T5N-35 but allows for a more diverse mix of uses.

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D. Building Placement
Setbacks (Distance from ROW / Lot Line)
Front	10' min.4; 15' max.
Side Street	5' min.; 10' max.
Side: Principal Structure Accessory Structure	5' min.5 0' min.
Rear: Principal Structure Accessory Structure	5' min. 0' min.
Facade within Facade Zone: Front Side Street	50% min. 50% min.
4Where existing adjacent buildings are in front of the regulated setback, the building may be	set to align with the facade of the front most immediately adjacent property.
5No side setback required along the common lot line between Townhouse or Duplex Building Types.

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E. Building Form
Height	T4N-30	T4N-35/ T4N-0
Stories Principal Structure6 Accessory Structure	2 max. 2 max.	2 ½ max.7 2 max.
Overall Principal Structure Accessory Structure	30' max. 25' max.	35' max. 25' max.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW	18" min. 0" min.
Ceiling Height, Ground Floor	10' min. clear
Ceiling Height, Upper Floor(s)	9' min. clear
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space	30' min.8
Miscellaneous
Loading docks, overhead doors, and other service entries	may not be located o	n street-facing facad	es.
6Max. height of building types may be less than max. height for zone. See Artic		le 15.04.403 (Building Types).
7Half Story allowed as defned in Article 15.04.104 (Key Terms and Defnitions).
8For habitable/occupiable space only, except in Cottage Court Building Type.
F. Architectural Styles
---	---	---
Allowed Architectural Styles	Standards
Contemporary	15.04.405.050
Art Deco	15.04.405.060
Industrial9	15.04.405.070
Spanish Revival	15.04.405.090
Victorian	15.04.405.100

G. Encroachments and Frontage Types
Allowed Encroachments10,11
Front	10' max.
Side Street	5' max.
Side	2'-6" max.
---	---	---
Rear	2'-6" max.
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
9Allowed only in the T4 Neighborhood-Open Sub-Zone. See Figure 15.04.405.070.1 in Section 15.04.405.070 for	map of where style is allowed.
10Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refnement of the allowed e	ncroachments for frontage elements.
11Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed i	n an alley ROW or across a lot line/design site boundary.

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H. Parking
Required Spaces12
Residential Uses	1/1,000 sf min.13
Lodging Uses	0.5/roommin.
Location (Distance from ROW / Lot Line)
Front Setback	30' (from BTL)
Side Street Setback	10' (from BTL)
Side Setback	5' min.14
Rear Setback	5' min.
Miscellaneous
Parking Drive Width: Front Side Street/Alley	12' max. 20' max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
12See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and		alternatives.
13No parking spaces required for afordable housing developments or frst 2,000 sf of residential use.
14No side setback required along the common lot line between Townhouse or Duplex Building Types.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.030 - T4 Main Street (T4MS).

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A. Intent

To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance

Attached Lot Widths from 18' to 100' Simple Wall Plane along Street Small-to-Large Footprint Buildings at ROW Small-to-No Side Setback Up to 45' Flush Ground Floor Primarily with Shopfronts

B. Sub-Zone(s)

T4 Main Street-Open (T4MS-O)

The open sub-zone provides the same building form but allow for a more diverse mix of uses.

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C. Allowed Building Types
	Lot/Design Site
	Width		Depth
Building Type
---	---	---	---	---
Carriage House	n/a		n/a
Cottage	n/a		n/a
Courtyard Building: Large	75' min.; 100' max.		100' min.1
Live/Work	18' min.; 35' max.		80' min.
Main Street	50' min.2; 150' max.		100' min.1
Buildings wider than 75' sha	ll be designed to rea		d as a series of buildings no wider than 50' each.
180' min. allowed for existing lots
225' min. allowed for existing lots
D. Building Placement
---	---	---
Build-to Lines (Distance from ROW / Lot Line)
Front	0' min.; 10' max.3
Side Street	0' min.; 10' max.3
BTL Defned by a Building: Front, lots < 50' wide Front, lots ≥ 50' wide Side Street	100% 75% min.4 50% min.4
Setbacks (Distance from ROW / Lot Line)
Side	0' min.
Rear: Adjacent to T5N, T4N, or Residential District Adjacent to all other zone(s) Adjacent to Alley	10' min. 0' min. 0' min.
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
3See Ofcial Zoning Map for locations where 0' BTL is required. BTLs located within this range that do approval.	not match the location of an existing adjacent building require the Dir	ector's
4On corner lots, the BTL must be defned by a building for the frst 30' from the corner.

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Height

Stories Principal Structure5 Accessory Structure	4 max.6 2 max.
Overall Principal Structure Accessory Structure	45' max.6 25' max.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service	24" min. 0" min. 6" min.
Ceiling Height, Ground Floor Residential Retail or Service	10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s)	9' min. clear
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space	30' min.
Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s)	50' max. 100' max.
5Max. height of building types may be less than max. height for zone	. See Article 15.04.403 (Building Types).
635' max. within 30' of a T4N or Residential District.
Miscellaneous
Upper foors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be	located on street-facing facad	es.
Buildings wider than 75' shall be designed to read as a series of buildings no wider than 50' each.
Upper Floor Front/Side Street Setback
Floors 5+	10' min.
F. Architectural Styles
Allowed Architectural Styles	Standards
Contemporary	15.04.405.050
Art Deco	15.04.405.060
Industrial7	15.04.405.070
Main Street Classical	15.04.405.080
Spanish Revival	15.04.405.090
Victorian	15.04.405.100
7See Figure 15.04.405.070.1 in Section 15.04.405.070 for map of wh	ere style is allowed.

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G. Encroachments and Frontage Types
Allowed Encroachments8,9
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refnement of the allowed e	ncroachments for frontage elements.
9Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed i	n an alley ROW or across a lot line/design site boundary.
H. Parking
---	---	---
Required Spaces10
Residential Uses	1/1,000 sf min.11
Lodging Uses	1/room max.
Retail or Service Uses	2/1,000 sf min.12
Location (Distance from ROW / Lot Line)
Front Setback: Ground foor Upper foor(s)	30' min. (from BTL) 30' min. (from BTL)
Side Street Setback	0' min. (from BTL)
Side Setback	0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley	5' min. 0' min. 0' min.
Miscellaneous
Parking Drive Width: Front Side Street/Alley	12' max. 20' max.
See Article 15.04.612 (Transportation Demand Management) f	or applicability and requirements.
10See Article 15.04.607 (Parking And Loading Standards) for	uses not listed, general standards, and alt	ernatives.
11No parking spaces required for afordable housing developments or frst 2,000 sf of residential use.
12No parking spaces required for ground foor retail or service uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.040 - T5 Neighborhood (T5N).

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A. Intent

To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and midrise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods.

Detached or Attached

Lot Widths from 18' to 200' Simple Wall Plane along Street Small-to-Large Footprint Buildings at or close to ROW Small-to-No Side Setback Up to 55' (135' in some areas) Elevated Ground Floor Stoops, Forecourts, and Dooryards

B. Sub-Zone(s)

T5 Neighborhood-55' (T5N-55) T5 Neighborhood-135' (T5N-135) The sub-zones allow different height limits for different neighborhood contexts.

==> picture [326 x 158] intentionally omitted <==

C. Allowed Building Types Lot/Design Site Width Depth

==> picture [80 x 38] intentionally omitted <==

Building Type				Standards
Carriage House	n/a		n/a	15.04.403.040
Cottage	n/a		n/a	15.04.403.060
Rowhouse	18' min.; 35' max.		80' min.	15.04.403.090
Multi-Plex: Small	50' min.; 75' max.		80' min.	15.04.403.100
Multi-Plex: Large	50' min.; 100' max.		100' min.1	15.04.403.110
Stacked Flats	100' min.; 200' max.		100' min.1	15.04.403.120
Courtyard Building: Large	75' min.; 200' max.		100' min.1	15.04.403.140
Mid-Rise	75' min.; 200' max.		100' min.	15.04.403.170
High-Rise2	200' min.		150' min.	15.04.403.180
180' min. allowed for existing lots
2Allowed only in the T5 Neighborhood-135' S			ub-Zone.
D. Building Placement
---	---	---
Build-to Lines (Distance from ROW / Lot Line)
Front	0' min.; 15' max.3
Side Street	0' min.; 15' max.3
BTL Defned by a Building: Front Side Street	60% min.4 60% min.4
Setbacks (Distance from ROW / Lot Line)
Side	0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley	10' min. 0' min. 0' min.
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Entire BTL shall be defned by a building or a 24" to 42" high fence or stucco or masonry wall.
Fencing and/or gates shall be set behind max. front setback.
3See Ofcial Zoning Map for locations where 0' BTL is required. BTLs located within this range that do approval.	not match the location of an existing adjacent building require the Dir	ector's
4On corner lots, the BTL must be defned by a building for the frst 50' from the corner.

==> picture [326 x 166] intentionally omitted <==

E. Building Form
Height	T5N-55	T5N-135
Stories Principal Structure5	5 max.6	12 max.6
Overall Principal Structure	55' max.6	135' max.6
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW	24" min. 0" min.
Ceiling Height, Ground Floor	10' min. clear
Ceiling Height, Upper Floor(s)	9' min. clear
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space	20' min.
Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor Entries to Upper Floor(s)	50' max. 100' max.
Loading docks, overhead doors, and other service ent	ries may not be located	on street-facing facade	s.
Buildings wider than 100' shall be designed to read as	a series of buildings no	wider than 75' each.
5Max. height of building types may be less than max.	height for zone. See Art	icle 15.04.403 (Building	Types).
635' max. within 50' of a T4N or Residential District.			>
Upper Floor Front/Side Street Setback
Floors 6+	10' min.
F. Architectural Styles
Allowed Architectural Styles		Standards
Contemporary		15.04.405.050
Art Deco		15.04.405.060
Spanish Revival		15.04.405.090
Victorian		15.04.405.100

==> picture [326 x 156] intentionally omitted <==

G. Encroachments and Frontage Types
Allowed Encroachments7,8
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
7Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refnement of the allowed e	ncroachments for frontage elements.
8Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed i	n an alley ROW or across a lot line/design site boundary.
H. Parking
---	---	---
Required Spaces9
Residential Uses	1.25/unit max.
Lodging Uses	0.5/room min.
Location (Distance from ROW / Lot Line)
Front Setback	30' min. (from BTL)
Side Street Setback	0' min. (from BTL)
Side Setback	0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley	5' min. 0' min. 0' min.
Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front	12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management)	for applicability and requirements.
9See Article 15.04.607 (Parking And Loading Standards) for	uses not listed, general standards, and alt	ernatives.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.050 - T5 Main Street (T5MS).

==> picture [317 x 270] intentionally omitted <==

A. Intent

To provide a vibrant, walkable urban main street commercial area that provides locally- and regionallyserving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices.

Attached Lot Widths from 18' to 200' Simple Wall Plane along Street Small-to-Large Footprint Buildings at or close to ROW No Side Setback Up to 55' (35' in some areas) Flush Ground Floor Primarily with Shopfronts

B. Sub-Zone(s)

T5 Main Street-Open (T5MS-O) The open sub-zone allows for a more diverse mix of uses and building types.

==> picture [326 x 154] intentionally omitted <==

C. Allowed Building Types
	Lot/Design Site
	Width		Depth
Building Type
---	---	---	---	---
Carriage House	n/a		n/a
Rowhouse1	18' min.; 35' max.		80' min.
Multi-Plex: Small1	50' min.; 75' max.		80' min.
Multi-Plex: Large1	50' min.; 100' max.		100' min.2
Stacked Flats1	100' min.; 200' max.		100' min.2
Courtyard Building: Large	75' min.; 100' max.		100' min.2
Live/Work	18' min.; 35' max.		80' min.
Main Street Building	50' min.3; 150' max.		100' min.2
Mid-Rise	100' min.; 200' max.		100' min.
1Allowed only in the T5 M	ain Street-Open Su		b-Zone.
280' min. allowed for existing lots.
325' min. allowed for existing lots.
D. Building Placement
---	---	---
Build-to Lines (Distance from ROW / Lot Line)
Front	0' min.; 10' max.4
Side Street	0' min.; 10' max.4
BTL Defned by a Building: Front, lots < 50' wide Front, lots ≥ 50' wide Side Street	100% 75% min.5 50% min.5
Setbacks (Distance from ROW / Lot Line)
Side	0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley	10' min. 0' min. 0' min.
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
4See Ofcial Zoning Map for locations where 0' BTL is required. BTLs located within this range that do approval.	not match the location of an existing adjacent building require the Dir	ector's
5On corner lots, the BTL must be defned by a building for the frst 50' from the corner.

5 On corner lots, the BTL must be defined by a building for the first 50' from the corner.

==> picture [326 x 162] intentionally omitted <==

E. Building Form
Height
Stories Principal Structure6	5 max.7
Overall Principal Structure	55' max.7
For T5MS-O zones along San Pablo Avenue, the max. height shall not e	xceed 3 stories or 35 feet when abutting a single family residen		tial zone.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service	24" min. 0" min. 6" max.
Ceiling Height, Ground Floor Residential Retail or Service	10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s)	9' min. clear
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space	30' min.
6Max. height of building types may be less than max. height for zone. S	ee Article 15.04.403 (Building Types).
735' max. within 50' of a T4N or Residential District.
Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s)	50' max. 100' max.
Upper foors shall have a primary entrance along the front
Loading docks, overhead doors, and other service entries may not be lo	cated on street-facing facades.
Buildings wider than 150' shall be designed to read as a series of buildings no wider than 100' each.
Upper Floor Front/Side Street Setback
Floors 6+	10' min.
F. Architectural Styles
Allowed Architectural Styles		Standards
Contemporary		15.04.405.050
Art Deco		15.04.405.060
Main Street Classical		15.04.405.080
Spanish Revival		15.04.405.090
Victorian		15.04.405.100

==> picture [326 x 156] intentionally omitted <==

G. Encroachments and Frontage Types
Allowed Encroachments8,9
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refnement of the allowed e	ncroachments for frontage elements.
9Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed i	n an alley ROW or across a lot line/design site boundary.
H. Parking
---	---	---
Required Spaces10
Residential Uses	1.25/unit max.
Lodging Uses	1/room max.
Retail or Service Uses	2/1,000 sf min.11
Location (Distance from ROW / Lot Line)
Front Setback:	30' min. (from BTL)
Side Street Setback: Ground foor Upper foor(s)	30' min. (from BTL) 0' min. (from BTL)
Side Setback	0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley	5' min. 0' min. 0' min.
Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front	12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management) f	or applicability and requirements.
10See Article 15.04.607 (Parking And Loading Standards) for	uses not listed, general standards, and alt	ernatives.
11No parking spaces required for uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.060 - T5 Core (T5C). ¶

==> picture [317 x 271] intentionally omitted <==

A. Intent		B. Sub-Zone(s)
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices.	Attached	T5 Core-Open (T5C-O) The open sub-zone allows for a more diverse mix of uses and building types.
	Lot Widths from 18' to 300'
	Simple Wall Plane along Street
	Small-to-Large Footprint
	Buildings at or close to ROW
	No Side Setback
	Up to 135'
	Flush Ground Floor
	Primarily with Shopfronts

==> picture [326 x 154] intentionally omitted <==

C. Allowed Building Types
	Lot/Design Site
	Width		Depth
Building Type				Standards
Rowhouse1	18' min.; 35' max.		80' min.	15.04.403.090
Multi-Plex: Small1	50' min.; 75' max.		80' min.	15.04.403.100
Multi-Plex: Large1	50' min.; 100' max.		100' min.2	15.04.403.110
Stacked Flats1	100' min.; 200' max.		100' min.2	15.04.403.120
Courtyard Building: Large	75' min.; 100' max.		100' min.2	15.04.403.140
Live/Work	18' min.; 35' max.		80' min.	15.04.403.150
Main Street Building	50' min.3; 150' max.		100' min.2	15.04.403.160
Mid-Rise	100' min.; 300' max.		100' min.	15.04.403.170
High-Rise	200' min.		150' min.	15.04.403.180
1Allowed only in the T5 Core-Open Sub-Zone			.
280' min. allowed for existing lots
325' min. allowed for existing lots
D. Building Placement
---	---	---
Build-to Lines (Distance from ROW / Lot Line)
Front	0' min.; 10' max.4
Side Street	0' min.; 10' max.4
BTL Defned by a Building: Front Side Street	100% 80% min.5
Setbacks (Distance from ROW / Lot Line)
Side	0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley	10' min. 0' min. 0' min.
Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
4See Ofcial Zoning Map for locations where 0' BTL is required. BTLs located within this range that do approval.	not match the location of an existing adjacent building require the Dir	ector's
5On corner lots, the BTL must be defned by a building for the frst 50' from the corner.

==> picture [326 x 160] intentionally omitted <==

E. Building Form
Height
Stories Principal Structure6	12 max.7
Overall Principal Structure	135' max.7
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service	24" min. 0" min. 6" max.
Ceiling Height, Ground Floor: Residential Retail or Service	10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s)	9' min. clear
Footprint
Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space:	30' min.
Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s)	50' max. 100' max.
Upper foors shall have a primary entrance along the front
Loading docks, overhead doors, and other service entries may not be loc	ated on street-facing facades		.
6Max. height of building types may be less than max. height for zone. Se	e Article 15.04	.403 (Building Types).
735' max. within 50' of a T4N or Residential District.
Buildings wider than 150' shall be designed to read as a series of buildings no wider tha		n 100' each.
Upper Floor Front/Side Street Setback
Floors 6+	10' min.
F. Architectural Styles
Allowed Architectural Styles		Standards
Contemporary		15.04.405.05	0
Art Deco		15.04.405.06	0
Main Street Classical		15.04.405.08	0
Spanish Revival		15.04.405.09	0
Victorian		15.04.405.10	0

==> picture [326 x 156] intentionally omitted <==

G. Encroachments and Frontage Types
Allowed Encroachments8,9
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refnement of the allowed e	ncroachments for frontage elements.
9Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed i	n an alley ROW or across a lot line/design site boundary.
H. Parking
---	---	---
Required Spaces10
Residential Uses	1.25/unit max.
Lodging Uses	1/room max.
Retail or Service Uses	2/1,000 sf min.11
Location (Distance from ROW / Lot Line)
Front Setback:	30' min. (from BTL)
Side Street Setback: Ground foor Upper foor(s)	30' min. (from BTL) 0' min. (from BTL)
Side Setback	0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley	5' min. 0' min. 0' min.
Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front	12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management) f	or applicability and requirements.
10See Article 15.04.607 (Parking And Loading Standards) for	uses not listed, general standards, and alt	ernatives.
11No parking spaces required for uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.402.070 - Land Use Table. ¶

Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
Residential
Single-Family, Attached or Detached4	P	P	—	A	P	—	A	P2	P2
Accessory Dwelling Units	P	P	P2	P	P	P2	P	P2	P2
Multi-Unit Dwellings4	P	P	P2	P	P	P2	P	P2	A/P3
Accessory Uses5	P	P	P	P	P	P	P	P	P
Accessory Short-Term Rentals6 ("Home-shares")	P	P	P2	P	P	P2	P	P2	P
Group Residential	A	P	P2	P	A	P2	P	P2	A/P3
Congregate Housing	A	P	P2	P	A	P2	P	P2	A/P3
Senior Group Residential	A	P	P2	P	A	P2	P	P2	A/P3
Elderly and Long-Term Care	A	C	C2	C	A	C2	C	P2	A/P3
Family Day Care:
Small	P	P	P2	A	P	P2	A	P2	P2
Large	C	A	C2	A	C	C2	A	A2	A
Residential Facility:
Residential Care, Limited	P	C	A2	A	P	A2	A	P2	A/P3
Residential Care, General/Senior	A	C	C2	C	A	C2	C	P2	A/P3
Hospice, Limited	P	P	P2	P	P	P2	P	P2	A/P3
Hospice, General	C	C	C2	C	C	C2	C	C2	C
Supportive Housing	P	P	P2	P	P	P2	P	P2	A/P3
Transitional Housing	P	C	C2	C	P	C2	C	P2	A/P3
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
— Prohibited Use
End Notes
Uses not listed are specifcally prohibited unless the Director interprets that	a use is con	sistent pursuant to this Fo		rm-Based C	ode.
1See Section 15.04.104.020 (Defnitions) for use type defnitions.
2Use classifcation for use on upper foor(s) or behind an allowed ground-foor use.
3Classifcation for use on ground-foor where non-residential or "active use" required as allowed ground-foor use.		indicated in 15.04.101.07		0 (Ofcial Zoning Map) / Classifcation for use on u				pper foor or	behind an
4May be a stand-alone use or a component of a mixed-use project.
5See Zoning Ordinance Section 15.04.601.010 for standards for Accessory Uses and S		tructures.
6See Zoning Ordinance Section 15.04.610.030 for standards for Accessory Short-Term		Rentals ("Home-shares").
Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
---	---	---	---	---	---	---	---	---	---
Commercial
Animal Sales and Services:
Boarding Kennel	—	C	A2	A	—	A2	A	A/P3	A
Clinic/Hospital	—	A	A/P3	P	—	A/P3	P	A/P3	P
Grooming	—	A	P	P	—	P	P	P	P
Retail Sales (Pet Shops)	—	A	P	P	—	P	P	P	P
Veterinary Services	—	A	A/P3	P	—	A/P3	P	A/P3	P
Auto Vehicle Sales and Services:
---	---	---	---	---	---	---	---	---	---
Alternative Fuels and Recharging Facility	—	—	A	A	—	A	A	A	A
Automobile Rentals	—	—	—	C	—	—	C	A	A
Automobile/Vehicle Repair, Minor	—	—	—	A	—	—	A	A	A
Automobile/Vehicle Repair, Major	—	—	—	C	—	—	C	C	C
Automobile/Vehicle Washing	—	—	A	A	—	A	A	A	A
Service Stations	—	—	—	C	—	—	C	—	C
Banks and Financial Institutions:
Bank and Savings and Loan	—	—	P	P	—	P	P	P	P
Nontraditional Financial	—	—	C	A	—	C	A	C	A
Business Services	—	A	P	P	—	P	P	P	P
Catering Service	—	A	A	A	—	A	A	A	A
Commercial Entertainment and Recreation:
Cinema, Theater	—	—	C	C	—	C	C	C	C
Small-scale Facility ≤5,000 sf	—	—	P	P	—	P	P	P	P
Large-scale Facility >5,000 sf	—	—	—	C	—	—	C	C	C
Eating and Drinking Establishments:
Bars/Night Clubs/Lounges	—	—	A	C	—	A	C	A	A
Restaurants, Limited or Full Service	—	—	P	P	—	P	P	P	A
Restaurant with Drive Through Service	—	—	—	C	—	—	C	—	—
Outdoor Dining and Seating	—	—	A	A	—	A	A	P	P
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
— Prohibited Use
End Notes
Uses not listed are specifcally prohibited unless the Director interprets that a		use is con	sistent pursuant to this		Form-Bas	ed Code.
1See Section 15.04.104.020 (Defnitions) for use type defnitions.
2Use classifcation for use on upper foor(s) or behind an allowed ground-foor use.
3Classifcation for use on ground-foor / Classifcation for use on upper foor or behind			an allowed ground-foor use.
Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
---	---	---	---	---	---	---	---	---	---
Commercial (continued)
Finance, Insurance and Real Estate Services	—	A	P	P	—	P	P	P	P
Food and Beverage Sales:7
Convenience Markets ≤5,000 sf	—	A	P	P	—	P	P	P	P
Convenience Markets >5,000 sf	—	—	A	A	—	A	A	C	C
Farmers Markets	P	P	P	P	P	P	P	P	P
General Markets	—	—	A	A	—	P	P	P	P
Liquor Stores	—	—	C	C	—	C	C	C	C
Outdoor Vendors	—	—	A	A	—	A	A	A	A
Funeral and Interment Services	—	C	A	A	—	A	A	A	A
Live/Work	—	A	P	P	—	P	P	P	P
Instructional Services	—	P	P	P	—	P	P	P	P
Maintenance and Repair Services	—	—	—	A	—	—	A	—	A
Media Production	A	C	A2	A	A	A2	A	A2	P
Mobile Vending Unit	—	—	A	A	—	A	A	A	A
Ofces	—	A	P	P	—	P	P	P	P
Parking Facility, Commercial	—	—	P2	P2	—	P2	P2	P2	P2
---	---	---	---	---	---	---	---	---	---
Personal Services, except	—	P	P	P	—	P	P	P	P
Health/Fitness Facility	—	A/P3	P	P	—	P	P	P	P
Printing and Publishing	A	C	A2	A	A	A2	A	A2	P
Retail Sales:
General Retail Sales, ≤25,000 sf	—	A	P	P	—	P	P	P	P
General Retail Sales, >25,000 sf	—	—	—	—	—	—	—	A	A
Secondhand Store	—	A	A	A	—	A	A	C	A
With Drive-Through	—	—	—	C	—	—	C	—	—
Transient Lodging:
Bed and Breakfast Lodging	P	P	P2	P	P	P2	P	P2	P
Hotel and Motel	A	—	P2	P	A	P2	P	P2	P
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
— Prohibited Use
End Notes
Uses not listed are specifcally prohibited unless the Director interprets that a		use is con	sistent pursuant to this		Form-Bas	ed Code.
1See Section 15.04.104.020 (Defnitions) for use type defnitions.
2Use classifcation for use on upper foor(s) or behind an allowed ground-foor use.

Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
3Classifcation for use on ground-foor / Classifcation for use on upper foor or behind			an allowed ground-foor use.
7Retail establishments selling alcoholic beverages are subject to Section 15.04.610.060			(Alcoholic Beverage Sales).
Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
---	---	---	---	---	---	---	---	---	---
Institutional and Community Facilities
College and Trade School	C	C	C	C	C	C	C	C	C
Community Assembly	P	P	P	P	P	P	P	P	P
Cultural Facility	P	P	P	P	P	P	P	P	P
Day Care	P	P	P	P	P	P	P	P	P
Emergency Shelter	C	C	C2	C	C	C2	C	C2	C
Government Buildings	C	C	A	A	C	A	A	A	A
Hospitals and Clinics
Hospital	—	—	—	C	—	—	C	—	C
Clinic	—	—	A2	A	—	A2	A	A2	A
Skilled Nursing Facility	—	C	P2	P	—	P2	P	P2	P
Park and Recreation Facility	—	C	A2	A	—	A2	A	A2	A
Public Safety Facility	C	A	A	A	C	A	A	A	A
School	C	C	C	C	C	C	C	C	C
Social Service Center	C	C	C2	C	C	C2	C	C2	C
Industrial
Artisan/Small-scale Manufacturing	—	A/P3	A/P3	A/P3	—	A/P3	A/P3	A/P3	A/P3
Artist's Studio
Studio-Light	A	A	A	P	A	A	P	A	P
Studio-Heavy	—	A	A	P	—	A	P	A	P
Commercial Kitchen	—	—	A	A	—	A	A	A	A
Industrial
Limited	—	—	—	A	—	—	A	—	A/P3
---	---	---	---	---	---	---	---	---	---
General	—	—	—	C	—	—	C	—	—
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
— Prohibited Use
/ Separates requirements for ground foor uses and uses on up	per foor(s) or behind		an allowed	ground foor use
End Notes
Uses not listed are specifcally prohibited unless the Director interprets that a use is con			sistent pursuant to this Form-Bas			ed Code.
1See Section 15.04.104.020 (Defnitions) for use type defnitions.
2Use classifcation for use on upper foor(s) or behind an allowed ground-foor use.
3Classifcation for use on ground-foor / Classifcation for use on upper foor or behind			an allowed ground-foor use.
Table 15.05.040.A: Land Use1	T4N	T4N-O	T4MS	T4MS-O	T5N	T5MS	T5MS-O	T5C	T5C-O
---	---	---	---	---	---	---	---	---	---
Industrial (continued)
Recycling Facilities
Collection Facilities	A	C	A2	A	A	A2	A	A	A
Reverse Vending Machines	—	—	A	A	—	A	A	A	A
Research and Development	—	—	—	A	—	—	A	A/P3	A/P3
Warehousing, Storage, and Distribution
Indoor Warehousing and Storage	—	—	C2	A2	—	C2	A2	—	C
Outdoor Storage8	—	—	—	—	—	—	—	—	—
Mini-Storage	—	—	—	A2	—	—	A2	—	C
Transportation, Communications and Utilities
Communication Facilities
Antennas and Transmission Towers	C	C	C	C	C	C	C	C	C
Equipment within Buildings	C	C	C	C	C	C	C	C	C
Transportation Facilities
Transportation Passenger Terminal	—	—	—	—	—	—	—	C	C
Utilities, Minor or Major	C	C	C	C	C	C	C	C	C
Agriculture
Community Gardens	A	P	—	A	A	—	A	—	A
Agriculture: Indoor, Outdoor, or Urban8	A	P	—	A	A	—	A	—	A
Animal Husbandry8	A	A	—	C	A	—	C	—	C
Other
Home Occupations	P	P	P	P	P	P	P	P	P
Key
P Permitted Use
A Administrative Use Permit Required
C Conditional Use Permit Required
— Prohibited Use
/ Separates requirements for ground foor uses and uses on u	pper foor(s) or behind		an allowed	ground foor use
End Notes
Uses not listed are specifcally prohibited unless the Director interprets that a use is con			sistent pursuant to this Form-Bas			ed Code.
1See Section 15.04.104.020 (Defnitions) for use type defnitions.
2Use classifcation for use on upper foor(s) or behind an allowed ground-foor use.

Classification for use on ground-floor / Classification for use on upper floor or behind an allowed ground-floor use.

8 Allowed only as an accessory use to a primary use.

ARTICLE 15.04.403 - BUILDING TYPES

15.04.403.010 - Purpose. ¶

This Article sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone that the building types are allowed within. These standards are intended to ensure development that reinforces walkability, relationships within the built environment, and the highly-valued existing character and scale of Richmond's historic neighborhoods and downtown. Additionally, these standards are intended to allow creation of new developments that create new walkable neighborhoods.

The standards within this Article shall apply to all proposed development within transect zones and shall be considered in combination with the standards for the applicable zone in Article 15.04.402 (Transect Zones), Article 15.04.404 (Frontage Types), and Article 15.04.405 (Architectural Standards).

The standards set forth in this Article may be used in all other non-transect zones as guidelines.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.020 - Building Types Overview. ¶

A.

The names of the building types do not limit uses within a building type. The allowed uses are regulated by transect zone; see Article 15.04.402 (Transect Zones).

B.

The lot size standards for each building type are regulated by transect zones, see Article 15.04.402 (Transect Zones). If the lot does not meet the required size for a selected building type, a different building type shall be selected. See Article 15.04.606 (Nonconforming Uses, Structures And Lots) for existing nonconforming parcels and structures.

C.

Each lot shall only have one building type, except as follows:

1.

Where allowed by legislation passed by the State of California; and/or

2.

Where allowed by the applicable zone in Article 15.04.402 (Transect Zones) and by the building type, an Accessory Dwelling Unit is also allowed, subject to the standards in Section 15.04.403.030 (Guide to Accessory Dwelling Unit Types); and/or

3.

If the submitted development plan includes multiple design sites bounded by potential lot lines meeting all the requirements of this Article, each design site may have one building type. Boundaries of design sites shall be treated as lot lines for the purpose of measuring required building setbacks and minimum lot dimensions, but need not be recorded as parcel boundaries. See Section 15.04.406.020 (Design Sites) for details.

D.

Secondary wings and accessory structures shall have a smaller footprint than the building type selected.

E.

Measurement of width and depth.

1.

The width and depth of the main body shall be measured as follows:

a.

The width shall be parallel to the Front.

b.

The depth shall be perpendicular to the Front.

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The width and depth of secondary wings and ancillary structures, shall be measured as follows:

a.

The width shall be the greater of the two dimensions of the footprint.

b.

The depth shall be the lesser of the two dimensions of the footprint.

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3.

The width and depth of open spaces shall be measured as follows:

a.

The width shall be parallel to the Front

The depth shall be perpendicular to the Front.

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The width and depth of courtyards shall be measured as follows:

The width shall be parallel to the Front; unless the courtyard is a secondary courtyard accessed directly from a Side Street.

b.

If a secondary courtyard is accessed directly from the Side Street, the width shall be parallel to the Side Street.

The depth shall be perpendicular to the width.

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F.

Measurement of width-to-height ratio and depth-to-height ratio of courtyards.

1.

The width and depth of courtyards shall be measured per Sub-section 15.04.403.020.E.4.

2.

The height of courtyards shall be a measurement of the vertical plane of the building type that defines the courtyard.

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Table 15.04.401.080.A (Building Types Overview) provides an overview of the allowed building types.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.030 - Guide to Accessory Dwelling Unit Types. ¶

This guide shows how the standards in this Form-Based Code apply to Accessory Dwelling Units. If standards in this Form-Based Code conflict with legislation passed by the State of California, the legislation passed by the State of California shall prevail

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(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.040 - Carriage House.

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A. Description

The Carriage House Building Type is a secondary structure typically located at the rear of a lot. It typically provides either a small residential unit, home office space, or other small commercial or service use that is located above a garage. This Type is important for providing affordable housing opportunities and incubating small businesses within walkable neighborhoods.

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B. Lot/Design Site

B. Lot/Design Site
Only allowed on lots/design siteswhere the principal structure has a residential use and is one Small.	of the following Building Types: Detached House, Cottage, Duplex, Rowhouse, or Multi-Plex:
C. Number of Units
Units per building type	1 max.
Carriage Houses per lot/design site	1 max.
D. Building Size and Massing
Height
Stories	2 max.
Main Body
Width	36' max.
Depth	30' max.
Separation from Principal Structure	10' min.1
Miscellaneous
Carriage House shall not be taller or have a larger footprint than the principal structure on the lot/design site.
1Carriage House may be connected to the principal structure by uninhabitable space such as a breezeway.

Standards

E. Allowed Frontage Types Standards Stoop 15.04.404.040

Carriage houses are not required to have a frontage type.

F. Pedestrian Access

Side Street, Alley, or Main Entrance Location internal to the lot The main entrance may not be through a garage.

G. Open Space

The open space requirements for the lot/design site shall be determined by the principal structure on the lot/design site. No additional open space is required for a Carriage House.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.050 - Detached House. ¶

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A. Description

The Detached House Building Type is a medium-sized detached structure on a medium-sized lot. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.

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B. Number of Units
Detached Houses per lot/ design site	1 max.
This building type may contain multiple units per th	e allowed uses in Article 15.04.402 (Transect Zones).
C. Building Size and Massing
Height
Per transect zone standards in Article 15.04.402 (Transect Zones).
Main Body
Width	48' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Porch: Engaged	15.04.404.030
E. Pedestrian Access
Main Entrance Location	Front
F. Open Space
Yard
Width	20' min.
Depth	20' min.
Area	500 sf min.
Required street setbacks and driveways shall no	t be included in the open space a	rea calculation.
Required open space must be located behind th	e main body of the building type.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.060 - Cottage.

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B. Number of Units

Cottages per lot/design site 1 max.[2]

This building type may contain multiple units per the allowed uses in Article 15.04.402 (Transect Zones). C. Building Size and Massing

Height
Stories	1½ max.3
Main Body
Width	36' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
Only one accessory structure is allowed per lot/design site.
2More than 1 Cottage per lot/design siteis allowed when built as an Accessory Dwelling Unit.
3Half Story allowed as defned in Article 15.04.104 (Key Terms and Defnitions).
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Stoop	15.04.404.040
E. Pedestrian Access
Main Entrance Location	Front
F. Open Space
Yard
Width	15' min.
Depth	15' min.
Area	300 sf min.
Required street setbacks and driveways shall not be included in the open space area calculati	on.
Required open space must be located behind the main body of the building type.
When a Cottage is built as an Accessory Dwelling Unit, no additional open space is required. T lot/design site.	he open space requirements for the lot shall be determined by t	he principal structure on the

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.070 - Bungalow Court.

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A. Description

The Bungalow Court Building Type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element of this Type.

Synonym: Cottage Court

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B. Number of Units
Units per building	1 max.1
Buildings per lot/design site	3 min.; 9 max.
C. Building Size and Massing
Height
Stories	1½ max.2
Main Body
Width	32' max.
Depth	24' max.
Secondary Wing(s)
Width	24' max.
Depth	24' max.
Accessory Structure(s)
Width	24' max.
Depth	24' max.
1The rearmost building may contain up	to 2 units, for a total of 10	units max.
2Half Story allowed as defned in Articl	e 15.04.104 (Key Terms and	Defnitions).
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Stoop	15.04.404.040
E. Pedestrian Access
Main Entrance Location	Front
F. Open Space
Common Space
Width	20' min.
Depth	20' min.
Area	400 sf min.
Required street setbacks and driveways shall no	t be included in the open space a	rea calculation.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.080 - Duplex. ¶

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A. Description

The Duplex Building Type is a small- to medium-sized structure that consists of two side-byside dwelling units with a shared property line, both facing the street, or two stacked units. Both units fit within a single building massing, giving this Type the appearance of a medium to large single-family home. This type is appropriately scaled to fit within primarily singlefamily residential neighborhoods or medium-density neighborhoods.

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B. Number of Units
Duplexes per lot/design site	1 max.
Units per Duplex	2 max.
C. Building Size and Massing
Height
Per transect zone standards in (Transect Zones).	Article 15.04.402
Main Body
Width	48' max.
Secondary Wing(s)
Width	30' max.
Accessory Structure(s)
Width
Individual unit ownership	24' max.
Shared between units	48' max.
Depth	30' max.
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Porch: Engaged	15.04.404.030
Stoop	15.04.404.040
E. Pedestrian Access
Main Entrance Location	Front1
Each unit shall have an individual entry facing the st	reet on or no more than 10' behind	the front facade.
F. Open Space
Yard
Width	15' per unit min.
Depth	15' per unit min.
Area	300 sf min.
Required street setbacks and driveways shall not b	e included in the open space area c	alculation.
Required open space must be located behind the m	ain body of the building type.
1On corner lots, each unit shall front a diferent stre	et.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.090 - Rowhouse. ¶

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A. Description

This Building Type is a small- to medium-sized structure consisting of 3-8 rowhouses placed side-by-side and sharing common party walls. This Type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family residential neighborhood into a neighborhood main street.

Synonym: Townhouse

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Allowed only in the Open SubZone.

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B. Number of Units

Rowhouses per lot/design site 1 max. Rowhouses per run 3 min.; 8 max.

This building type may contain multiple units per th	e allowed uses in Article 15.04.402 (Transect Zones).	e allowed uses in Article 15.04.402 (Transect Zones).
C. Building Size and Massing
Height
Stories	5 max.2
Main Body
Width	18' min.; 36' max.
Secondary Wing(s)
The footprint area of the secondary wing(s) may not	exceed the footprint area of the ma	in body.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
The footprint area of an accessory structure may no	t exceed the footprint area of the m	ain body.
2Height must also comply with transect zone stand	ards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Porch: Engaged	15.04.404.030
Stoop	15.04.404.040
Dooryard	15.04.404.060
Loft	15.04.404.110
Loft allowed only in Main Street and Core, including Open Sub-Zones.
E. Pedestrian Access
Main Entrance Location	Front
Each unit shall have an individual entry facing a	street.
F. Open Space
Yard
Width	8' min.
Depth	8' min.
Area	100 sf min.
Required street setbacks and driveways shall no	t be included in the open space a	rea calculation.
Required open space must be located behind th	e main body of the building type.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.100 - Multi-Plex: Small.

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B. Number of Units Units 3 min. Small Multi-Plexes per lot/ 1 max. design site C. Building Size and Massing

Height
Stories	3 max.2
Main Body
Width	48' max.
Depth	48' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	48' max.
Depth	30' max.
The footprint area of an accessory structure ma	y not exceed the footprint area of	the main body.
2Height must also comply with transect zone st	andards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Porch: Engaged	15.04.404.030
Stoop	15.04.404.040
Dooryard	15.04.404.060
E. Pedestrian Access
Main Entrance Location	Front
Each unit may have an individual entry.
F. Open Space
Yard
Width	8' min.
Depth	8' min.
Area	100 sf min.
Required street setbacks and driveways shall not be included in the open space area calculation.
Required open space must be located behind the main body of the building type.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.110 - Multi-Plex: Large.

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B. Number of Units
Units	7 min.
Large Multi-Plexes per lot/ design site	1 max.
C. Building Size and Massing
Height
Stories	2 min.;5 max.2
Main Body
Width	80' max.
Depth	75' max.
Secondary Wing(s)
Width	48' max.
Depth	36' max.
---	---	---
Accessory Structure(s)
Width	48' max.
Depth	30' max.
The footprint area of an accessory structure ma	y not exceed the footprint area of	the main body.
2Height must also comply with transect zone st	andards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Porch: Projecting	15.04.404.020
Stoop	15.04.404.040
Forecourt	15.04.404.050
Dooryard	15.04.404.060
E. Pedestrian Access
Main Entrance Location	Front
Units located in the main body shall be accessed by a common entry along the front.
On corner lots, units in a secondary wing may front the side street.
G. Open Space
Yard
Width	10' min.
Depth	10' min.
Area	200 sf min.
Required street setbacks and driveways shall not be included in the open space area calcul	ation.
Required open space must be located behindthe front facadeof the building type.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.120 - Stacked Flats.

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A. Description

The Stacked Flats Building Type is a medium- to large-sized structure that consists of multiple dwelling units. Each unit may have its own individual entry, or may share a common entry. This Type is appropriately scaled to fit adjacent to neighborhood serving main streets and walkable urban neighborhoods. This Building Type may include a courtyard.

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1 Allowed only in the Open SubZone.

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B. Number of Units
Units	12 min.
C. Building Size and Massing
Height
Stories	3 min.;8 max.2
Main Body
Width	200' max.
Depth	65' max.
Bay Windows
Accessory Structure(s)
No accessory structures are allowed.
Buildings ≥ 75' wide shall apply Bay Window(s) on front and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in A Standards).		rticle 15.04.405 (Architectural
2Height must also comply with transect zone standards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
Porch: Projecting	15.04.404.020
Stoop	15.04.404.040
Forecourt	15.04.404.050
D. Allowed Frontage Types (continued)	Standards
---	---	---
Dooryard	15.04.404.060
Loft	15.04.404.110
Loft allowed only in Main Street and Core, including Open Sub-Zon		es.
E. Pedestrian Access
Units shall enter from a courtyard or a s	treet.
Main Entrance Location	Front
Courtyards, as they occur shall be acce	ssible from the front.
Each unit may have an individual entry.
F. Open Space
Balconies
Min. 20% of units shall have a balcony	of at least 60 sf.
Common Space
Width	20' min.; 150' max.
Width-to-Max.-Height Ratio	1:2 min.; 2:1 max.
Depth	40' min.; 150' max.
Depth-to-Max.-Height Ratio	1:2 min.; 3:1 max.
Area (total)	400 sf min.; 50 sf/unit min.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.130 - Courtyard Building: Small. ¶

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A. Description

The Courtyard Building: Small Building Type is a detached, House-Scale structure that consists of attached and/or stacked units, accessed from a shared courtyard. The shared court is common open space. Each unit may have its own individual entry, or up to four units may share a common entry. This Type is appropriately scaled to fit in sparingly within primarily single-family residential or medium-density neighborhoods.

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B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories	2 min.;2½max.1
Main Body/Secondary Wing(s)
Width	100' max.
Depth	40' max.
Accessory Structure(s)
No accessory structures are allowed.
D. Allowed Frontage Types	Standards
Porch: Projecting	15.04.404.020
Stoop	15.04.404.040
Forecourt	15.04.404.050
Dooryard	15.04.404.060
Shopfront	15.04.404.070
Gallery	15.04.404.090
1Half Story allowed as defned in Articl	e 15.04.104 (Key Terms and	Defnitions).

E. Pedestrian Access Courtyards shall be accessible from the front The main entry of ground floor units shall be directly off of a courtyard or a street. Each unit may have an individual entry. Pedestrian connections shall link all buildings to the public right-of-way, courtyards, and parking areas. Passages through buildings and between buildings should be provided to connect multiple courtyards.

Stairs accessing upper foors may servefourunits	max.
F. Open Space
Courtyard(s)
Width	12' min.; 50' max.
Width-to-Max.-Height Ratio	1:2 min.; 2:1 max.
Depth	12' min.; 150' max.
Depth-to-Max.-Height Ratio	1:1 min.; 3:1 max.
Area (total)	400 sf min.; 50 sf/unit min.
At least two courtyard edges shall be defned by a	building.
Courtyard edges not defned by a building should b	e defned by a 6' stucco or masonr	y wall.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.140 - Courtyard Building: Large.

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A. Description

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

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B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories	2 min.; 5 max.1
Main Body/Secondary Wing(s)
Width	150' max.
Depth	40' max.
Accessory Structure(s)
No accessory structures are allowed.
D. Allowed Frontage Types	Standards
Porch: Projecting2	15.04.404.020
Stoop2	15.04.404.040
Forecourt	15.04.404.050
Dooryard2	15.04.404.060
Shopfront	15.04.404.070
Industrial Shopfront	15.04.404.080
Gallery	15.04.404.090
Loft2	15.04.404.110
1Height must also comply with transect zone	standards in Article 15.04.402 (Transect Zones).
2Allowed only in Main Street-Open and Neighborhood zones.

Width	12' min.; 50' max.
Width-to-Max.-Height Ratio	1:2 min.; 2:1 max.
Depth	12' min.; 150' max.
Depth-to-Max.-Height Ratio	1:1 min.; 3:1 max.
Area (total)	400 sf min.; 50 sf/unit min.
At least two courtyard edges shall be defned by a building.
Courtyard edges not defned by a building should be defned by a 6' stucco or masonr		y wall.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.150 - Live/Work. ¶

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A. Description

The Live/Work Building Type is a small- to medium-sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground-floor flex space and the dwelling unit are occupied by one entity. This Type is typically located within medium-density neighborhoods or in a location that transitions from a single-family residential neighborhood into a neighborhood main street. It is especially appropriate for incubating neighborhoodserving retail and service uses and allowing neighborhood main streets to expand as the market demands.

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B. Number of Units
Live/Work Buildings per lot/ design site	1 max.
Units in this Type shall be Live-Work units as defned in Article 15.04.104 (Key Terms		and Defnitions).
C. Building Size and Massing
Height
Stories	2 min.;5max.1
Main Body
Width	18' min.; 36' max.
Secondary Wing(s)
The footprint area of the secondary wing(s) may n	ot exceed the footprint area of the	main body.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
The footprint area of an accessory structure may n	ot exceed the footprint area of the	main body.
1Height must also comply with transect zone stan	dards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Dooryard	15.04.404.060
Shopfront	15.04.404.070
Industrial Shopfront	15.04.404.080
Gallery	15.04.404.090
Terrace	15.04.404.100
Loft	15.04.404.110
E. Pedestrian Access
Main Entrance Location	Front
Ground-foor space and upper unit must have separate entries.
F. Open Space
Yard
Width	8' min.
Depth	8' min.
Area	100 sf min.
Required street setbacks and driveways shall no	t be included in the open space a	rea calculation.

Required open space must be located behind the main body of the building type.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.160 - Main Street Building.

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A. Description

The Main Street Building Type is a small- to medium-sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. This Type makes up the primary component of a neighborhood main street and portions of a downtown main street.

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B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories	8 max.1
Footprint
Floors 1-2
Width	150' max.
Depth	150' max.
Floors 3+ (may consist of multiple wings)
Width	150' max.
Depth	65' max.
No foorplate may be larger than that of the foor below.
Bay Windows
Buildings ≥ 75' wide shall apply Bay Window(s) on front and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in Article 15.04.405 (Architectural Standards).
1Height must also comply with transect zone standards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Forecourt	15.04.404.050
Dooryard	15.04.404.060
Shopfront	15.04.404.070
Industrial Shopfront	15.04.404.080
Gallery	15.04.404.090
Terrace	15.04.404.100
Loft	15.04.404.110
Dooryard and Loft allowed only in Open Sub-Zones.
E. Pedestrian Access
Upper foor units located in the main body shall be accessed	by a common entry along the front street.
Ground foor units may have individual entries along the front	or side street.
On corner lots, units in a secondary wing/accessory structure	may front the side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Podium tops, if any, should be used for open space.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.170 - Mid-Rise.

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A. Description

The Mid-Rise Building Type is a medium- to large-sized structure, 4-8 stories tall, built on a large lot. Often, and especially along urban main streets, it incorporates a concrete "podium" at the lowest floor(s). It can be used to provide a vertical mix of uses, accommodating ground-floor retail, service, and/or structured parking with the upper-floors housing service or residential uses; it may also be a single-use building—typically service or residential— where ground-floor retail is not appropriate. This Type is a primary component of an urban downtown providing high-density buildings.

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B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories	8 max.1
Footprint
Floors 1-2
---	---	---	---
Width	250' max.
Depth	250' max.
Lot Coverage	100% max.
Floors 3+ (may consist of multiple wings)
Width	250' max.
Depth	65' max.
No foorplate may be larger than that of the foor below.
Bay Windows
Buildings ≥ 75' wide shall apply Bay Window(s) on front and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in Article 15.04.405 (Architectural Standards).
1Height must also comply with transect zone standards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Dooryard	15.04.404.060
Shopfront	15.04.404.070
Gallery	15.04.404.090
Terrace	15.04.404.100
Loft	15.05.404.110
Dooryard and Loft allowed only in Open Sub-Z	ones.
E. Pedestrian Access
Upper foor units shall be accessed by a comm	on entry along the front street.
Ground foor units may have individual entries	along the front or side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at le	ast 60 sf.
Common Space
Width	20' min.; 50' max.
Width-to-Max.-Height Ratio	1:2 min. to 2:1 max.
Depth	20' min.; 150' max.
Depth-to-Max.-Height Ratio	1:1 min. to 3:1 max.
Podium tops, if any, should be used for open s	pace.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

15.04.403.180 - High-Rise.

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A. Description

The High-Rise Building Type is a large-sized structure, more than eight stories tall, built on a large lot that incorporates structured parking. Its fire-resistant construction allows for habitable space at much greater heights than in other Types. It is used to provide a vertical mix of uses, with ground-floor retail or service uses and upper-floor commercial, service, or residential uses. This Type is a primary component of an urban downtown providing high-density buildings.

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1 Allowed only in the T5N135 SubZone.

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B. Number of Units
Unrestricted
C. Building Size and Massing
Height
Stories	9 min.2
Footprint
Floors 1-5
---	---	---
Width	300' max.
Depth	300' max.
Lot Coverage	100% max.
Floors 6-8 Floorplate	80% of lot max.
Floors 9+ Floorplate	15,000 sf max.
No foorplate may be larger than that of the foor below.
Bay Windows
Buildings ≥ 75' wide shall apply Bay Window(s) on front and/or side street facade in compliance with Subsection 10 (Bay Windows) of the applicable style in A Standards).		rticle 15.04.405 (Architectural
2Height must also comply with transect zone standards in Article 15.04.402 (Transect Zones).
D. Allowed Frontage Types	Standards
---	---	---
Dooryard	15.04.404.060
Shopfront	15.04.404.070
Gallery	15.04.404.090
Terrace	15.04.404.100
Loft	15.04.404.110
Dooryard and Loft allowed only in Open Sub-Zones.
E. Pedestrian Access
Upper foor units shall be accessed by a common entry along the front street.
Ground foor units may have individual entries along the front or side street.
F. Open Space
Balconies
Min. 20% of units shall have a balcony of at least 60 sf.
Podium tops and fat roofs below the top story, if any, should be used for open space.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)