Rohnert Park Municipal Code Art. XIII Downtown District Amenity Zone (DDAZ) Overlay Districts

Footnotes:

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Editor's note— Ord. No. 927, § 4 (Exhs. 2—4), adopted Nov. 27, 2018, amended Art. XIII in its entirety to read as herein set out. Former Art. XIII, §§ A—D, pertained to similar subject matter and derived from Ord. No. 897, Exh. B, 4-12-2016.

17.06.700.A: General Provisions

17.06.700.A.1. Purpose and Intent

The Downtown District Amenity Zone Form-Based Code Overlay (DDAZ FBC Overlay) is established to implement the 2015 Central Rohnert Park Priority Development Area (PDA) Plan's vision to create an attractive and vibrant mixed-use downtown for the heart of Rohnert Park. It provides regulations that govern the form, use, and character of private development, as well as public realm elements including thoroughfares and civic spaces. This Chapter responds to the PDA Plan's guidance to support the development of a mixed-use downtown core that is attractive, vibrant, walkable, and transit-oriented.

17.06.700.A.2. Applicability

a. The standards and procedures of this Chapter will be applied to any development within the boundaries of the DDAZ FBC Overlay as shown on the City of Rohnert Park Zoning Map when one or more of the following occur:

1. The project requires new or modified vehicular access to the site;

2. The project includes new construction of two thousand square feet or greater;

3. The project includes addition(s) over ten percent of existing gross floor area of the building; and/or

4. All or part of the project site lies within the Station Center Planned Development (P-D) Zoning district.

b. For all buildings and site improvements, including those not subject to "a." above, any changes to the exterior of a building or site plan elements are subject to the Design Review process established by Section 17.06.740.D of this code.

c. Notwithstanding Section 17.06.700.A.2(a) above, the standards in Section 17.06.710.A (General to Walkable Neighborhood Design) only apply to developments greater than two acres in size, and/or requiring new of modified thoroughfares.

d. For any project site zoned with the Planned Development or Station Center Planned Development (P-D) zoning district, the standards and procedures of this Chapter must be utilized instead of the specific development standards described in 17.06.210.B (General Provisions).

17.06.700.A.3. Relationship to Central Rohnert Park Priority Development Area Plan

While the Priority Development Area (PDA) Plan establishes a series of land use designations and design guidelines for the DDAZ area, this Chapter establishes a series of Zones (DDAZ zones) that implement the land use goals and policies of the PDA Plan and standards and allowable land uses in these Zones as described in Section 17.06.720 (Specific to Zones). Standards include, but are not limited to, the layout of thoroughfares, blocks, and civic spaces, the placement and mass, height, and bulk of buildings, and the design of frontages and building types.

The PDA Plan provides non-regulatory guidance for community character, architectural style, lighting, paving, loading and service, building massing, materials, colors, finishes, sustainable design, common facilities, street furnishings, fencing, walls, and entry monuments.

In the event of any conflict between the standards of this Chapter and the standards and guidelines in the PDA Plan, the standards in this Chapter shall govern.

17.06.700.A.4. Relationship to Other City Ordinances and Laws

a. If a provision of this Chapter is inconsistent with another provision of Title 17 (Zoning) of the Rohnert Park Municipal Code, or with a provision found in other adopted codes or ordinances of the City, the more restrictive provision shall govern, unless the terms of the more restrictive provision specify otherwise.

b. Relationship to Article XV (Form-Based Codes for Special Areas). As a Form-Based Code, this chapter utilizes terms found and defined in Article XV (Form-Based Codes for Special Areas), however the standards found in Article XV do not apply within the DDAZ area.

c. Relationship to Design Guidelines. The Rohnert Park Design Guidelines for Commercial, Mixed-use, and Multifamily Buildings apply as a supplement to the design guidance found in the PDA Plan. In the event of any conflict between the Design Guidelines and the guidelines found in the PDA Plan, the PDA Plan shall apply.

17.06.700.A.5. How to Use the DDAZ Overlay

Figure 17.06.700.A.5.a provides an overview describing how to use the regulations in this Chapter.

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(Ord. No. 927, Exh. 2, 11-27-2018; Ord. No. 929, § 4 (Exh. 1), 2-12-2019)

17.06.710.A: General to Walkable Neighborhood Design

17.06.710.A.1 Purpose and Applicability

This Section sets forth standards for walkable neighborhood design and is applicable to development sites greater than two acres in size, and/or requiring new or modified thoroughfares.

17.06.710.A.2 Walkable Urban Community Design

The project area shall be designed in compliance with the following process and requirements:

a. Organization

(1) The project area shall consist of a walkable neighborhood design that:

(i) Organizes a block and thoroughfare network in compliance with the standards in Subsections b and c, using the allowed thoroughfare types in 17.06.710.C (Thoroughfare Standards);

(ii) Allocates civic spaces in compliance with the standards in 17.06.710.B.1 (Design of Civic and Open Spaces);

(iii) Provides a mix of primary building types allowed by the zone(s);

(iv) Provides appropriate physical transitions to the scale and character of the surrounding area;

(v) Suits specific environmental, site layout, and design constraints unique to the site or its location;

(vi) Identifies the proposed blocks and thoroughfares, transect zones, civic space types, and building types on a project regulating plan per 17.06.740 (Permits and Procedures); and

(vii) Identifies the proposed physical character of the walkable neighborhood design on a project illustrative plan by showing the typical buildings and roofs on each block in plan view and the proposed trees and landscaping along streets and in civic spaces.

b. Thoroughfares. Thoroughfares define the streets that refine large sites into walkable urban environments and provide multiple routes for vehicular circulation.

(1) Design

(i) Thoroughfares shall meet the standards established in 17.06.710.C (Thoroughfare Standards).

(ii) The thoroughfare network shall be mapped on the project regulating plan and shall indicate a layout of thoroughfares and blocks in compliance with standards in this Subsection. The location of thoroughfares is flexible provided that the standards in Subsection B and Table 17.06.710.A.2.a (Block Size) are met.

(2) External Connectivity

(i) The arrangement of thoroughfares shall provide for the alignment and continuation of existing or proposed thoroughfares into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are developed and include opportunities for such connections.

(ii) Thoroughfare rights-of-way shall be extended to or along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in Subsection c (Block Size).

(iii) The project regulating plan shall identify all stubs for thoroughfares and include a notation that all stubs shall connect with future thoroughfares on adjoining undeveloped property.

(iv) Dead-end streets and cul-de-sacs are not allowed.

c. Block Size

(1) Individual block faces and the total block perimeter shall meet the standards established in Table 17.06.710.A.2.a (Block Size). For minor modifications refer to Section 17.06.740 (Permits and Procedures) in Table 17.06.740.C.2.a

(2) Blocks shall be a minimum width, to result in two tiers of developable design sites that comply with the allowed building types in the zone(s).

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Table 17.06.710.A.2.a: Block Size

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17.06.710.B: Civic Space Standards

17.06.710.B.1 Design of Civic and Open Spaces

This Section sets forth the standards applicable to existing and new civic spaces and civic buildings. These standards supplement the standards for each transect zone. Civic space is land that is improved for civic gathering purposes per one of the allowed types in this section. For each civic space type, a description, a statement of the type's intent, and design standards are provided. These standards are intended to ensure development that establishes or reinforces the intended character and scale of the DDAZ.

a. Civic Space Allocation

(1) The development shall set aside a minimum of ten percent of the project area as civic space using the types allowed in DDAZ zones. The 10 percent shall be calculated after street rights-of-way are subtracted from the project area.

(2) The required amount of civic space shall be distributed throughout the neighborhood. Neighborhood means the area approximately within 1,500 feet of the site that is also not separated by freeway or railroad.

b. Building Frontage. The relationship along property lines of a civic space to adjacent buildings and design sites shall be regulated as follows:

(1) The facades on design sites attached to or across a thoroughfare from a civic space shall be designed as a "front" on to the civic space for at least three quarters of the civic space perimeter, in compliance with the allowed frontages.

c. Public Access. Public access and visibility along public parks, civic uses, and natural open spaces, including creeks and drainages, shall be maintained through the use of:

(1) Single-loaded frontage streets (those with development on one side and open space on the other);

(2) Houses that front directly onto a bike or pedestrian path along the natural open space.

(3) Other methods of frontage that provide similar access and visibility to the open space appropriate in the transect zone.

d. Accessory Structure Standards. Accessory structures within civic spaces, including, but not limited to, restrooms, open-air pavilions, gazebos, picnic shelters and outdoor theaters, are subject to the applicable standards of the zone in Section 17.06.720 (Specific to Zones).

17.06.710.B.2 Civic Space Types

a. This Section identifies the allowed civic space types in DDAZ zones.

b. Civic Space Types. Multiple civic space types are defined in Table 17.06.710.B.2.a (Civic Space Type Overview). Two of the civic space types, Playgrounds and Community Gardens, may be incorporated into any of the other types or may stand alone. The illustration and description of each civic space type are illustrative and not regulatory.

c. Location and Size. The service area, size, frontage, and disposition of standards of each civic space type are regulatory.

(1) Service Area. Describes how the civic space relates to the city as a whole and the intended area to be served by the civic space.

(2) Size. The overall range of allowed sizes of the civic space. The minimum size of the civic space may be adjusted per the procedures in Table 17.06.740.C.2.a (Minor Modifications).

(3) Character. Civic spaces shall be designed and furnished to be consistent with the character of the zone in which they are located. Such consistency may require accessory structures to maintain building setbacks, frontage, massing, disposition and character similar to adjacent development as determined by the Director.

(4) Disposition of Elements. The placement of objects within the civic space.

(i) Natural. Civic spaces with natural character shall be designed in a natural manner with no formal arrangement of elements.

(ii) Formal. Civic spaces with a formal character shall be designed in a more rigid layout that follows geometric forms and has trees and other elements arranged in formal patterns.

(iii) Informal. Civic spaces with an informal character shall be designed to have a mix of formal and natural characteristics.

d. Typical Facilities. Each type identifies the allowed types of accessory structures provided within the civic space. This list is not intended to be a complete list of structures allowed nor is it intended that every civic space contain each of the structures listed. Proposed structures larger than the indicated gross square footage (gsf) require review and approval by the Director.

e. The civic spaces specified in Table 17.06.710.B.2.a (Civic Space Type Overview) are allowed as follows:

(1) Allowed. Allowed if in compliance with the standards.

(2) By Director. Allow as determined by the Director

(3) Not Allowed. The type is not allowed in the transect zone.

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17.06.710.C Thoroughfare Standards

17.06.710.C.1 Purpose

a. This Section sets forth the standards for streets appropriate for use within the DDAZ.

b. Thoroughfares have been designed to balance the needs of pedestrians with vehicles and to establish a high-quality, pedestrian-friendly environment.

17.06.710.C.2 Applicability

a. The standards of this section apply to the construction of a new thoroughfare in a transect zone and/or when an application for a site over 2 acres with new thoroughfares or modifications to existing thoroughfares is proposed.

b. The standards of this section apply to existing thoroughfares as follows:

(1) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk;

(2) Improvement or modification to on-street parking, or lane striping;

(3) Improvement or modification to right-of-way;

c. The individual standards of each thoroughfare type in this section may be adjusted administratively by the City Engineer. Subject to the following considerations. The proposed adjustment:

(1) Supports the intended physical character of the transect zone(s).

(2) Maintains multiple modes of transportation (transit, pedestrian, bicycles, automobiles).

(3) Predominantly maintains sidewalks of at least six feet wide, where feasible, on all residential streets and at least ten feet on commercial streets where possible.

(4) Maintains on-street parking for a majority of each block face.

(5) Maintains regularly spaced street trees.

d. Additional thoroughfare types may be developed, subject to City review and approval, using the components and standards listed below:

Table 17.06.710.C.2.a Thoroughfare Elements

17.06.710.C.3 Movement Types and Design Speed

Movement types are intended to assist in appropriate thoroughfare design for the necessary level of pedestrian and bicyclist safety and comfort at any given location. Design speed is the primary determinant of movement type. Anticipated movement types and design speeds (along with their assigned lane widths and curb radii) are provided for each thoroughfare type in Sub-Sections 17.06.710.C.7.a—m.

a. The design criteria for Yield, Slow, and Low thoroughfares shall be commensurate with local thoroughfares. Design speeds higher than thirty-five miles per hour shall not be used in areas intended to support moderate or high levels of pedestrian or bicycle activity due to concerns with pedestrian safety and comfort.

17.06.710.C.4 Intersections

The following shall be applied in the design process to all thoroughfare types with the prefix "new" and to additional types that are designed. They are already integral to the thoroughfare types not containing the prefix "new".

a. Street design of narrow streets and compact intersections requires designers to pay close attention to the operational needs of transit, fire and rescue, waste collection and delivery trucks. For this reason, early coordination with transit, fire and rescue, waste collection and other stakeholder groups is essential.

b. More regular encroachment of turning vehicles into opposing lanes will occur at compact intersections. Therefore, frequency of access, traffic volumes and the speeds on intersecting streets at those intersections shall be considered when designing intersections. For fire and rescue, determination of the importance of that street for community access should be determined, (e.g. primary or secondary access).

c. The designer shall use turning templates or software to evaluate intersections to ensure that adequate operation of vehicles can occur. Location of on-street parking around intersections may be evaluated during this analysis to identify potential conflicts between turning vehicles and on-street parking. Bike lanes and on-street parking will increase the effective curb return radius, when curb extensions are not applied, by providing more room for the wheel-tracking of turning vehicles.

d. Table 17.06.710.C.4.a. provides standards for the curb radius when improving existing intersections or designing new intersections.

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17.06.710.C.5 Pedestrian Crossings

The following shall be applied in the design process for improvements to existing streets in DDAZ zones and in the design of new streets for large sites as defined in Section 17.06.710.C.2 (Applicability).

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17.06.710.C.6 Supplemental Standards to Thoroughfares

a. Tree grates are required in street tree wells and they are to match the existing tree grates on City Center Drive.

b. Structural soil mix or Silva Cells are required underneath all street tree wells according to city standards. Size is to be minimum 2' depth by minimum six-inch square and the top twelve-inch edge of the pit is to be lined with a root barrier.

c. Allowed street trees are listed in Table 6.2 of the PDA.

d. Lighting shall be installed according to city standards or as otherwise approved by the City Engineer.

17.06.710.C.7 Thoroughfare Types

Sub-Sections 17.06.710.C.7.a through 17.06.710.C.7.m illustrate allowed thoroughfares for use in the DDAZ.

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(Ord. No. 927, Exh. 2, 11-27-2018; Ord. No. 929, § 4 (Exh. 1), 2-12-2019)

17.06.720.A: Downtown District Zones

17.06.720.A.1. Purpose

This Section provides regulatory standards governing building form and land use within the Downtown District Amenity Zone overlay.

17.06.720.A.2. Applicability

a. The standards of this Section shall apply to all proposed development within the Downtown District Amenity Zone overlay, and shall be considered in combination with the standards in Section 17.06.730 (Supplemental to Zones) and Section 17.06.710 (Walkable Neighborhood Design). If there is a conflict between any standards, the more restrictive standards shall apply.

b. Uses not listed in Section 17.06.720.B (Use Table) are not permitted in the zone.

17.06.720.A.3. Zones Overview

a. The standards in this Section provide building form standards, use, and parking standards for each zone. Some zones have a sub-zone that allows the same built form but with either additional or limited ground floor and upper floor uses. Table 17.06.720.B.2.a provides an overview of the DDAZ Zones.

b. Buildable Sites and Building Types.

i. The term "Buildable Site" in this Section refers to a potential site boundary that may or may not equate to a legal parcel. Buildable sites expressed in this Section intend to accommodate one primary building type, accessory structures including one carriage house (when applicable), and private open space associated with the primary building type.

c. At least one of each of the following, in compliance with the listed standards, must be selected for each Buildable Site:

i. Building Type (17.06.730.B); and

ii. Frontage Type (17.06.730.C)

d. Accessory Buildings and Structures.

i. Accessory buildings and structures are allowed and regulated in Section 17.10.060.

17.06.720.A.4. Regulating Plan

a. The Zones in this section are mapped on Figure 17.06.720.A.4 (DDAZ Regulating Plan).

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17.06.720.A.5 Development Standards Summary Table

A. Intent

A. Intent

B. Allowed Building Types

C. Building Form

C. Building Form

D. Building Placement

E. Encroachments and Frontage Types

F. Parking

17.06.720.B: Use Table

(Ord. No. 927, § 4 (Exh. 2), 11-27-2018; Ord. No. 991, § 4(Exh. A, §§ 21, 22), 1-27-2026)

17.06.730.A: General Standards

17.06.730.A.1 Additional Height Regulations

a. Introduction. This Sub-Section establishes the methodology used to measure the height of a building. The methodology applies to primary and accessory buildings and structures.

(1) The DDAZ zones use several methods to regulate the building height, including regulating the overall building height, the height to the eave or parapet and the number of stories. These methods are used together to help ensure that new development is consistent in character and scale across the DDAZ. See Figure 17.06.730.A.1.a.

b. Applicability. The standards in this Sub-Section are applicable to all development within the DDAZ. The maximum height of a building or structure is established in Section 17.06.720 (Specific to Zones).

c. Overall Building Height. Overall building height shall be measured vertically from the finished grade adjacent to the building exterior to the building height plane.

(1) Building Height Plane. The building height plane is an imaginary plane that is used to determine the height of the building. It is determined as follows:

(i) The plane shall be parallel to the natural grade of the site; and

(ii) The plane shall be set vertically at the highest point of the coping of a flat roof, the top of a mansard roof, or the highest point of the highest pitched roof.

d. Building Height to Eave/Parapet. Building height to eave/parapet shall be measured vertically from the finished grade adjacent to the building exterior to the eave or top of the parapet.

e. Building Height by Story. A story shall be measured as follows for purposes of regulating the height of the building:

(1) A story that meets the height regulations in Table 17.06.730.A.1.a (Maximum Height of a Floor) shall be counted as one story. A story that exceeds the height regulations in Table 17.06.730.A.1.a shall be counted as two or more stories.

(2) Basements with an exterior exposed wall greater than four feet shall count as a story. The height of the exterior wall shall be measured from the finished grade to the finished floor of the story above.

f. Half-Story. Finished attics shall be measured as a knee wall maximum height of five feet and a finished floor to finished ceiling maximum height of nine feet.

g. Knee Wall. A short wall, not necessarily high enough for a person to stand up next to, that supports rafters and encloses a finished attic or the top half-story of a building.

Table 17.06.730.A.1.a Maximum Height of a Floor 1, 2

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17.06.730.A.2 Additional Parking Regulations in the DDAZ

a. Purpose. The purpose of this Sub-Section is to provide additional parking regulations for the DDAZ that supplement those found in Chapter 17.16 (Off-Street Parking Requirements). The Sub-Section provides options for adjusting parking requirements and providing parking alternatives. These standards ensure that the parking needs of new land uses and development are met, while being designed and located in a manner consistent with the desired character and development patterns of the DDAZ.

b. Applicability. The parking standards of this Sub-Section shall apply to the following within the DDAZ area:

(1) New development;

(2) Changes in land use; and,

(3) Changes made in intensity of buildings or structures of fifteen percent or more of:

(i) Gross floor area;

(ii) Seating capacity;

(iii) Dwelling units;

(iv) Parking spaces; and/or,

(v) Other units of measurement listed in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required).

(4) Should any conflict arise between the regulations found in this Sub-Section and Chapter 17.16, the standards found in this Sub-Section shall apply.

(5) All parking spaces provided shall meet the location, design, landscaping and improvement requirements in this Sub-Article.

c. Bicycle Parking

(1) See Section 17.16.140 (Bicycle Parking) for Bicycle Parking standards.

d. Off-Site/Premises Parking

(1) See Section 17.16.070 (Shared Parking)

e. Number of Motor Vehicle Parking Spaces Required

(1) Parking Requirements. The number of required motor vehicle spaces for residential, retail, and service uses are regulated in Section 17.06.720 (Specific to Zones). For those regulated uses, the requirements of Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall not apply. For all other uses not listed in Section 17.06.720 (Specific to Zones), the requirements of Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall apply.

(i) Fractional parking requirements, when applicable, shall be rounded up to the next whole number.

(ii) Parking may be covered or uncovered unless specified in Section 17.06.720 (Specific to Zones).

(iii) Parking requirements for uses not addressed in Section 17.06.720 or not listed in Table 17.06.730.A.2.a shall be determined at the discretion of the Department Director.

(2) Maximum Number of Parking Spaces. Developments over twenty thousand square feet shall not exceed the minimum number of parking spaces by more than five percent. The Department Director may allow an additional five percent increase in the number of parking spaces if an applicant can show through a parking demand study that additional parking spaces are required.

Table 17.06.730.A.2.a: Number of Motor Vehicle Parking Spaces Required

f. Parking Adjustments

(1) Recreation, Education, and Assembly Uses.

(i) Parking requirements based on gross square feet may take a reduction of five thousand square feet; or

(ii) Parking requirements not based on gross square feet may take a reduction of up to twelve spaces.

(iii) The Department Director may require uses under five thousand square feet to provide parking in instances where that use is likely to generate significant parking demand.

(2) Senior Citizen Housing. The minimum parking requirement provided for in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) shall be reduced by twenty-five percent for each passenger vehicle made available permanently for use by the residents of each 75 such units or fraction thereof, provided that not less than 0.5 space shall be provided for each Residential Dwelling Unit served.

(3) Transit. A parking reduction of up to thirty percent may be approved by the Department Director for any use within one-quarter mile of an active bus stop or other transit stop.

(4) On-Street Parking Spaces. Spaces adjacent to the lot may count towards the required residential guest parking, if applicable, and non-residential use parking requirements.

(5) Bicycle Parking Substitution. Required vehicular parking spaces may be reduced at a rate of one vehicular parking space for every two bicycle parking spaces provided above the minimum required by Sub-Section 17.06.730.A.2.c (Bicycle Parking). Reduction in parking shall not exceed a maximum of twenty percent of the required motor vehicle parking spaces.

(6) Shared Parking Simplified. For two use types, shared parking shall be calculated as follows. The sum of the required parking for the two use types shall be divided by the factor listed in the table below. If the use is not listed below, then the shared parking shall be based on Sub-Section 17.06.730.A.2.g. (Shared Parking Study).

Table 17.06.730.A.2.b: Shared Parking Factor for Two Uses

g. Shared Parking Study. When three or more use types share parking or a use type is not listed in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required), the amount of required parking may be reduced as follows:

(1) The Department Director, with a recommendation from the Planning Commission as appropriate, may grant a reduction in the parking requirements set forth in this Section in the following cases:

(i) Where uses in the same or adjoining development, having different peak hour demand, seek to share parking. The applicant must submit to the Department Director an analysis and substantiated projections of peak parking demand for the entire development to justify the shared use of parking spaces for separate uses.

(ii) Where the special nature of a certain development (e.g., special types of housing projects inhabited by persons with low or no automobile ownership) does not require the amount of parking listed in Table 17.06.730.A.2.a (Number of Motor Vehicle Parking Spaces Required) or Section 17.06.720 (Specific to Zones).

(iii) Where fewer parking spaces are needed due to special designs and traffic mitigation measures incorporated in the parking lot design and circulation plan.

(2) The Department Director, and Planning Commission as appropriate, shall consider the following in determining whether a reduction is warranted:

(i) The likelihood that the reduced number of parking spaces can satisfy demand;

(ii) The amount of time during the year when the number of spaces provided may be insufficient and the amount of resulting parking overflow;

(iii) The impact of periodic overflows upon the public streets and other parking facilities; and

(iv) The nature of surrounding land uses, character of surrounding road system, and nearby circulation pattern.

(3) Unless requested by Department Director, the burden to demonstrate that a reduction in parking requirements is warranted shall rest with the applicant.

h. Parking Spaces, Lot Design and Layout

(1) Accessible Parking. All parking facilities that require accessible parking spaces shall ensure that a portion of the total number of required parking spaces shall be specifically designated, located, and reserved for use by persons with physical disabilities, in accordance with the standards in the federal American with Disabilities Act (ADA).

(2) Dimensional Standards for Parking Spaces and Aisles

(i) General. Standard car parking spaces and parking lot aisles shall comply with the minimum dimension standards established in Table 17.06.730.A.2.c.

Table 17.06.730.A.2.c: Minimum Dimensional Requirements for Off-Street Parking Spaces and Aisles

(ii) Vertical Clearance. All parking spaces shall have a minimum overhead clearance of seven feet.

(iii) Reduction for Sidewalk and Planter Overhangs. When a parking space abuts a sidewalk or planter; the front two feet of the required parking space length may overhang the planter or sidewalk provided that wheel stops or curbing are provided and the remaining area outside of the overhang meets the minimum width requirements of the sidewalk or planter.

(iv) Spaces near Obstructions

(a) When the side of a parking space abuts a wall or other structure that is taller than six inches, the width of the parking space shall be increased by two feet.

(b) This provision does not apply to parking spaces abutting support columns in a parking garage.

(v) Dimensional Adjustments. Parking structures may be subject to dimensional adjustments based on utilization, but in no case shall the standard parking space width be less than eight feet. Reduction in design standards shall be subject to approval by the Department Director or City Engineer.

(3) Location

(i) Location of required on-site parking is regulated by setbacks set forth in Section 17.06.720 (Specific to Zones), and the following:

(a) Parking lots with 20 or fewer spaces: all off-street parking areas shall be separated at least five feet from buildings in order to provide a sidewalk between the building and parking area.

(b) Parking lots with more than twenty spaces: all off-street parking areas shall be separated at least ten feet from buildings in order to make room for a sidewalk, landscaping, and other planting between the building and the parking area.

(c) This separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials.

(ii) Required parking is not permitted in the required front yard setbacks.

(iii) Required parking in the exterior side yard is allowed when the parking space is a minimum of twenty feet from the exterior side property line and the parking space is located behind the front of the building.

(4) Access. The following standards are applicable to off-street parking lot access design:

(i) Each required off-street parking space shall open directly onto an aisle or driveway as specified in Table 17.06.730.A.2.c (Minimum Dimensional Requirements for Off-Street Parking Spaces and Aisles). All off-street parking facilities shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic movements.

(ii) Parking spaces in any parking lot or parking structure for any use other than single-family dwellings shall not be designed or located so as to permit a vehicle to enter or exit a parking space directly from a public thoroughfare and shall meet the following standards:

(a) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway.

(b) Exception, parking spaces within lots of up to eight spaces may be designed or located so as to permit a vehicle to enter or exit a parking space directly from a public alley or rear lane.

(iii) Driveways to the public thoroughfares shall be by forward motion of the vehicle.

(iv) Driveways from a public thoroughfare to off-street parking areas in all residential zones shall meet the following:

(a) Driveways shall be a minimum of ten feet wide; and

(b) If a driveway serves more than two dwelling units or is longer than 150 feet, the driveway shall have a minimum width and turnaround that comply with Fire Department requirements and applicable Engineering standards.

(v) Vehicular entrances to parking structures shall be a maximum of twenty feet wide so as not to dominate the street frontage of buildings.

(vi) The design and construction of all off-street parking access drives shall meet the requirements of the Engineering Standards.

(5) Materials

(i) All off-street parking areas and driveways shall be surfaced with materials as approved by the Engineering Division and maintained in accordance with the Engineering Standards.

(ii) Driveway materials shall extend and include the area between the property line and the street.

(iii) The use of pervious or semi-pervious parking area surfacing materials-including, but not limited to "grasscrete," or recycled materials such as glass, rubber, used asphalt, brick, block and concrete-may be approved by the City Engineer for required vehicular surface area on a site, provided such areas are properly maintained. Where possible, such materials should be used in areas proximate to and in combination with on-site stormwater control devices. For additional parking lot landscaping requirements refer to Section 17.16.100.

(6) Tandem Parking. Tandem parking is allowed in all zones for all residential uses as follows:

(i) Two tandem parking spaces may satisfy the parking requirement of one residential unit; and

(ii) Tandem parking spaces shall not be for required accessible parking spaces.

17.06.730.B: Specific to Building Types

17.06.730.B.1 Purpose

This Sub-Section sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone in which the building types are allowed. These standards are intended to provide a range of mixed-use, multifamily, and single-family prototypes that are compatible with neighboring development and with each other in creating a downtown center for Rohnert Park.

17.06.730.B.2 Applicability

a. The requirements of this Sub-Section shall apply to all proposed development within the Rohnert Park Center zones, and shall be considered in combination with the standards for the applicable zone in Section 17.06.720 (Specific to Zones) and in the rest of this Sub-Section.

b. Development with Civic and Agricultural land uses otherwise allowed in this Chapter shall comply with the standards for the applicable zone in Section 17.06.720 (Specific to Zones), but shall not be required to meet the standards of this Sub-Section.

17.06.730.B.3 Building Types

This Sub-Section provides an overview of the allowed building types. The names of the building types are not intended to limit uses within a building type. For example, a detached house may have non-residential uses within it, such as a restaurant or office as may be allowed within the zone. Table 17.06.730.B.3.a (Building Types General) provides an overview of building types and sets forth whether such types are allowed by right, by review or are not allowed within the DDAZ zones as identified in Section 17.06.720.A.4 (Regulating Plan).

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17.06.730.C: Specific to Private Frontages

17.06.730.C.1 Purpose

This Sub-Section sets forth the standards applicable to the development of private frontages. Private frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). These standards supplement the standards for each transect zone in which the frontage types are allowed. For each frontage type, a description, a statement of the type's intent, and design standards are provided. These standards are intended to ensure development that establishes or reinforces the highly-valued character and scale of the downtown center for Rohnert Park.

17.06.730.C.2 Applicability

a. The requirements of this Sub-Section shall apply to all proposed development within the Rohnert Park Center zones, and shall be considered in combination with the standards for the applicable zone in Section 17.06.720 (Specific to Zones) and in the rest of this Sub-Section.

b. Development with Civic and Agricultural land uses otherwise allowed in this Chapter shall comply with the standards for the applicable zone in Section 17.06.720 (Specific to Zones), but shall not be required to meet the standards of this Sub-Section.

17.06.730.C.3 Frontage Types

Table 17.06.730.C.3.a (Frontage Types General) provides an overview of the allowed frontage types.

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(Ord. No. 927, § 4 (Exh. 2), 11-27-2018)

17.06.740.A: Purpose and Applicability

1. Purpose

a. The purpose of this Section is to establish procedures for the preparation, filing, and processing of applications for development permits and other entitlements required by the Downtown District Amenity Zone Form-Based Code Overlay (DDAZ FBC Overlay) that are in addition to those established in Chapter 17.25 (Administrative and Enforcement Procedures) and enforced by the Department Director, Planning Commission, and City Council, as applicable.

2. Applicability

The provisions of this Section are applied to any development within the DDAZ Overlay as provided in Subsection 17.06.700.A.2 (Applicability).

3. Planning Approvals and Review Authority

a. Planning Approvals. All development must be established, constructed, reconstructed, enlarged, altered, moved or replaced in compliance with the following requirements:

i. Allowable land use. The land use must be allowed pursuant to Table 17.06.720.B (Use Table) and the standards in the Zone where the development is located.

ii. Entitlements and Approvals. Any and all entitlements or other approvals required by this DDAZ FBC Overlay must be obtained before the issuance of any required grading, building, or other construction permits, and before the proposed use is established, constructed, or put into operation.

iii. Development Standards. The regulation of lot sizes, setbacks, open space requirements, architectural and landscaping standards, maximum building height, lot coverage, and all other development standards are established in Sections 17.06.720 (Specific to Zones) and 17.06.730 (Supplemental to Zones).

iv. Design Review. Prior to processing an application that is subject to the DDAZ FBC Overlay, pursuant to Section 17.06.740.D (Design Review) an applicant must obtain written approval from the Downtown Design Review Board (DDRB) confirming that the application meets all the applicable requirements of the DDAZ FBC Overlay standards.

v. Permitted Uses. The regulation of permitted, conditionally-permitted, or administratively-permitted uses is provided in Section 17.06.720.B (Use Table).

vi. Property zoned P-D or Station Center P-D is required to follow the application and approval procedures for Preliminary Development Plans and Final Development Plans as described in Section 17.06.250 (Procedure), except that approval of a Conditional Use Permit as required by Section 17.06.250.C is not required.

vii. When not in conflict with the provisions of this Section, applications for property not zoned P-D or Station Center P-D within the DDAZ FBC Overlay are subject to all of the legislative, administrative, and permit procedures as established in the Rohnert Park Municipal Code, including:

a) Conditional use permits (Chapter 17.25, Article I);

b) Minor Modifications (Section 17.06.740.C)

c) Variances (Chapter 17.25, Article II);

d) Temporary conditional use permit (Chapter 17.25, Article IV);

e) Administrative permit (Chapter 17.25, Article V);

f) Certificate of Zoning Compliance (Chapter 17.25, Article VI);

g) Amendments (Chapter 17.25, Article VII) - also refer to Section 17.06.740.D (Design Review);

h) Appeals (Chapter 17.25, Article XII); and

i) Subdivisions (Title 16).

b. Review Authority

i. Table 17.06.740.A.3.a (Review Authority) identifies the City official or body responsible for reviewing and making decisions on each type of application required by the DDAZ FBC Overlay.

ii. All applications for property designated with the DDAZ FBC Overlay are subject to the review and approval of the review authority(s) identified in Table 17.06.740.A.3.a.

Table 17.06.740.A.3.a: Review Authority

17.06.740.B: Application Requirements, Review, and Processing

1. Application Requirements and Review. Applications for building permits, grading permits and any other land use entitlements submitted to the City shall be reviewed and processed pursuant to Chapter 17.25 (Administrative and Enforcement Procedures).

2. Noticing Requirements. Noticing must comply with Chapter 17.25, Article XI (Notices).

17.06.740.C: Minor Modifications

1. Purpose. The purpose of a minor modification is to enable the Department Director to approve minor deviations from DDAZ FBC Overlay standards when requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the DDAZ FBC Overlay.

2. Applicability

a. This Subsection is applicable to all development standards of the DDAZ FBC Overlay.

b. The Department Director may approve a minor modification only after first determining that the requested modification meets the findings specified in Subsection 4 (Findings for a Decision on a Minor Modification).

c. A minor modification may be approved as specified in Table 17.06.740.C.2.a (Minor Modifications).

Table 17.06.740.C.2.a: Minor Modifications

d. An authorization to approve a minor modification does not extend to making any changes in the uses permitted in any zone.

3. Application Filing and Processing. The application shall be filed with the Department Director and include the information and materials in the most current planning department publication for applications together with the required fee as specified in the City fee schedule (see Section 17.06.450, (Fees)). The applicant is responsible for providing evidence in support of the findings required by Subsection 4 (Findings for a Decision on a Minor Modification).

4. Findings for a Decision on a Minor Modification. The Department Director may approve, conditionally approve, or deny a minor modification application, only after each of the following findings are made:

a. There are special circumstances applicable to the property (e.g., size, shape, topography, location, surroundings, etc.) such that the strict application of the DDAZ FBC Overlay could deprive the property of privileges enjoyed by other property in the vicinity and under identical zoning classification;

b. The special circumstances applicable to the property are not self-imposed by any person presently having an interest in the property;

c. The requested minor modification will not allow the establishment of a use that is not otherwise allowed in the zone;

d. Granting the minor modification will not be materially detrimental to the public health, safety, or welfare and will not impair an adequate supply of light and air to adjacent property;

e. The development is consistent with the General Plan;

f. The requested minor modification provides the minimal relief necessary to achieve the intent of the DDAZ FBC Overlay; and

g. The development complies with all applicable standards of this Section and Chapter 17.25 (Administrative and Enforcement Procedures).

5. Review and Decision

a. Each minor modification application shall be reviewed on an individual case-by-case basis. The approval of a prior minor modification is not admissible evidence for the approval of a new minor modification.

b. The decision of the Department Director may be made without the need for a public hearing. Unless appealed, a decision by the Department Director shall become final on the eleventh day following the day the decision is rendered.

c. A decision on a minor modification may be appealed pursuant to Chapter 17.25, Article XII (Appeals).

6. Lapse of Approval Extension and Renewal

a. A minor modification shall lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless:

i. A building permit has been issued and construction has diligently commenced;

ii. A certificate of occupancy has been issued;

iii. The use is established; or

iv. The minor modification is renewed in accordance with Subsection 6.b.

b. A minor modification approval may be renewed for an additional period of one year, provided that prior to the expiration date, an application for renewal of the minor modification is filed with the planning and community director. The Department Director may grant the renewal if the original findings of approval remain satisfied. If the Department Director denies the renewal request, the applicant has ten calendar days to appeal the decision to the Planning Commission in compliance with Chapter 17.25, Article XII (Appeals).

17.06.740.D: Design Review

1. Purpose. This Section establishes procedures for the review and approval or denial of Design Review with the intent to promote orderly development and an aesthetically and environmentally pleasing and economically viable community in compliance with the General Plan, and the standards specified in the DDAZ FBC Overlay.

2. Applicability.

a. Design Review applies to any permitted, conditionally permitted, or administratively permitted use listed in Section 17.06.720 (Specific to Zones).

b. Design Review by the Downtown Design Review Board (DDRB) is required for all new buildings or structures and additions or alterations to existing structures.

c. Prior to processing applications for building permits, grading permits and any other land use entitlements, an applicant must obtain written approval from the DDRB that the project meets the requirements of the DDAZ FBC Overlay.

3. Design Review Board. The DDRB consists of a minimum of three members and a maximum of five members appointed by the Planning Commission. In lieu of creating a separate DDRB, the Planning Commission may serve as the DDRB.

4. Application Filing and Processing. An application for Design Review must be filed with the Department Director. The applicant is responsible for providing evidence in support of the findings required by Subsection 6 (Findings for a Decision on a Design Review).

a. Submittal Requirements. The following drawings shall be submitted to the DDRB with an application for any site plan review, conditional use permit, planned unit development, tentative subdivision map, tentative parcel map, or administrative approval permit;

i. Architectural drawings, drawn to scale, showing all elevations of the proposed structures by point of compass, as they will appear upon completion of construction. All exterior surfacing materials and colors must be specified.

ii. Scale drawings of all signs by point of compass that are subject to Design Review, showing size, location, material, colors and any proposed illumination.

iii. The DDRB may require additional information from the applicant if necessary to carry out the purpose of the DDAZ FBC Overlay.

b. Regulating Plan

i. An application for development on a property that involves multiple DDAZ zones as defined in Section 17.06.700.B (Establishment and Designation of Zones) must submit a regulating plan as a part of the Design Review application.

ii. Only the DDAZ zones established in Section 17.06.720 (Specific to Zones) may be used. The regulating plan for the property must include the following information:

a) Project area boundaries;

b) Existing and proposed blocks;

c) Existing and proposed thoroughfares, including alleys;

d) Existing and proposed civic space types; and

e) Existing and proposed transect zone(s) conforming to the proposed blocks.

iii. Properties located within only one transect zone as defined in Section 17.06.720 (Specific to Zones) do not need to submit a regulating plan as a part of the Design Review application.

iv. The Department Director may approve a modification in the location of a transect zone boundary or the location of a proposed thoroughfare within or adjacent to property provided that the intent and purpose of the DDAZ FBC Overlay as established in Section 17.06.700.A.1 (Purpose and Intent) is maintained and supported.

c. Administrative Options

i. The DDRB may approve, conditionally approve, or disapprove a Design Review application.

ii. The Department Director may refer a Design Review application to the Planning Commission with or without a recommendation when it is determined that unique or special circumstances exist. The Planning Commission shall then conduct a public hearing pursuant to Chapter 25, Article XI (Notices).

iii. The review authority may approve or conditionally approve the application based on the findings listed in Subsection 6 (Findings for a Decision on a Design Review).

d. Lapse of Submittals. If after applying for Design Review the applicant fails to provide changes or additional information necessary to enable the review authority to make a decision on the project, and there is no activity taking place in connection with the application for a period of six months, the application shall be revoked and the applicant so informed.

5. Public Hearing and Notice. Applications for Design Review are not subject to a public hearing or noticing requirements unless the application is referred to the Planning Commission.

6. Findings for a Decision on Design Review. The review authority shall approve, conditionally approve, or deny a Design Review application only after the following findings are made:

a. The proposed development is consistent with the General Plan and any applicable specific plan;

b. The proposed development is consistent with all the applicable standards of this Section and Chapter 17.25 (Administrative and Enforcement Procedures);

c. The proposed development will not be detrimental to the public health, safety, or general welfare;

d. The proposed development substantially complies with the City of Rohnert Park Design Guidelines (Design Guidelines) for Commercial, Mixed-Use and Multi-Family Buildings and the Central Rohnert Park Priority Development Area Plan (PDA Plan). In the event of a conflict between the Design Guidelines and the PDA Plan, the guidelines in the PDA Plan shall apply;

e. The proposed development has an appropriate relationship to land use and development of adjacent properties, including topographic and other physical characteristics of the land; and

f. The proposed development has a compatible architectural style with the character of the surrounding area, both to avoid repetition of identical design where not desired, and to ensure compatibility in design where desired.

7. Decision and Appeals. The decision of the review authority is final ten calendar days after the decision is rendered, unless appealed to the City Council or Planning Commission pursuant to Section 17.25.034 (Decision/appeal) and Chapter 17.25, Article XII (Appeals).

8. Lapse of Approval.

a. Design Review approval will lapse one year after the date of final approval or at an alternative date specified at the time of approval, unless:

i. A building permit has been issued and construction has diligently commenced;

ii. A certificate of occupancy has been issued;

iii. The use is established;

iv. The Design Review approval is renewed in accordance with Subsection b. below; or

v. The project is a residential development that does not require the approval of a tentative subdivision map, or otherwise not vested through a development agreement with the city, then the approval shall expire after a twenty-four-month period, unless extended for special circumstances by the City Council.

b. A Design Review approval may be renewed for an additional period of one year, provided that prior to the expiration date, an application for renewal is filed with the Department Director. The Department Director may grant the renewal if the original findings of approval remain satisfied. If the Department Director denies the renewal request, the applicant has ten calendar days to appeal the decision to the Planning Commission pursuant to Chapter 17.25, Article XII (Appeals).

(Ord. No. 927, § 4 (Exh. 2), 11-27-2018)

17.06.750.A Purpose.

The terms and phrases used in the DDAZ FBC Overlay are technical or specialized and may not reflect common usage. If a definition in this section conflicts with a definition in another provision of the Municipal Code, the definitions in this section shall control. If a word is not defined in this section, refer to Chapter 17.04 of the Zoning Ordinance. The development services director shall determine the meaning of terms when a definition is ambiguous or when a term is not defined in accordance with Section 17.02.090 of this code.

Editor's note— Ord. No. 991, § 4(Exh. A, § 23), adopted Jan. 27, 2026, amended the title of § 17.06.750.A to read as herein set out. The former § 17.06.750.A title pertained to definitions.

17.06.750.A.1 Definitions of Specialized Terms and Phrases

A. Definitions

Accessory building. A subordinate, detached building the use of which is incidental to that of a primary building on the same lot. Examples of accessory buildings include, but are not limited to, a garage, carport, tool house, home office or work studio, greenhouse, pool house, playhouse and shed.

Accessory structure. A subordinate structure the use of which is incidental to that of a primary building on the same lot. Examples of accessory structures include, but are not limited to, a pergola, trellis, open play structure, swimming pool, tennis court, play court, and deck.

Active Frontage. Ground floor frontages intended for non-residential uses and the primary living area of residential uses (living rooms, dining areas, etc.) ranging from Shopfront, Terrace, Gallery, Arcade to Dooryard.

Adjacent. Sharing a common lot line, or having lot lines separated only by an alley.

Adjacent Buildings. Two or more buildings located upon adjacent lots.

Apartment House. The Apartment House Building Type is a medium-to-large-sized structure that typically consists of seven to eighteen side-by-side and/or stacked dwelling units (or more when senior housing is used), typically with one shared entry. This type is appropriately scaled to fit within medium-density neighborhoods or sparingly within larger lot predominantly single-family neighborhoods. This type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. See 17.06.730.B.3.c (Apartment House).

Alley. A public or private way to be used primarily for vehicular access to the back or side of a parcel of real property that abuts a street.

B. Definitions

Bay, Bay Window. A window that projects from the main wall of a building that may begin on the ground floor and extend to upper floors.

Block Face. Dimension of one block side measured at the right-of-way or public frontage line along one side of a street.

Brewpub. A micro-brewery that brews beer primarily for on sale consumption and includes a tasting or restaurant component. A full commercial kitchen is not required, however food or snacks, available for purchase either through the brewpub or a third party, must be made available. This definition primarily encompasses CA ABC license types 23 (small beer manufacturer) and 75 (on sale general - brewpub). Brewpubs are primarily a retail operation, while breweries are primarily a production and wholesaling operation.

Block Perimeter. Dimension of the complete perimeter edge of a block measured at the right-of-way or public frontage line along one side of multiple streets.

Buildable Area. The area in which a building is permitted to be constructed; see "Building envelope" in 17.04.030 (Definitions of words and terms).

Building Entrance. A point of pedestrian ingress and egress to a building.

Building Form. The overall shape and dimensions of a building.

Building Type. A structure defined by its combination of configuration, disposition and function.

Build-to Line (BTL). A line parallel to a lot line or right-of-way where a building façade must be placed.

C. Definitions

Ceiling Height, Ground Floor. Height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms such as bathrooms, closets, utility rooms and storage spaces.

Ceiling Height, Upper Floor(s). Height from finished floor to finished ceiling of primary rooms on the floor(s) above the ground floor, not including secondary rooms such as bathrooms, closets, utility rooms and storage spaces.

Chamfered Corner. An external wall of a building joining two perpendicular exterior walls, typically at a symmetrical, forty-five degree angle creating a beveled edge to the building rather than a ninety degree corner.

Civic. A term defining not-for-profit organizations that are dedicated to arts, culture, education, religious activities, recreation, government, transit, and public parking facilities.

Civic Building. A structure operated by governmental or not-for-profit organizations and limited to civic and related uses.

Civic Space. An outdoor area dedicated for civic activities. See 17.06.710.B (Civic Space Standards).

Common Areas. A portion of a residential development held in common and/or single ownership and not reserved for the exclusive use or benefit of an individual tenant or owner and is available for use by all persons who reside in a dwelling unit within the building or on the lot.

Construction. The performance of any act in connection with making an improvement to a lot, building or structure.

Corner Entry. An entrance located on the corner of a building.

D. Definitions

Depth, Ground-Floor Space. The distance from the street-facing façade to the rear interior wall of the ground-floor space available to an allowed use.

Detached. Separate or unconnected.

Detached House(s). Separate or disconnected building.

Development. See "Construction".

Director. Department Director or his or her duly appointed representative.

Distance Between Entries. The horizontal distance measured parallel to the façade between entrances to a building or buildings.

Dooryard. In the Dooryard Frontage Type, the main facade of the building is set back a small distance, and the frontage line is defined by a low wall, fence, or hedge, creating a small dooryard. The dooryard does not provide public circulation along a public ROW. The dooryard may be raised, sunken, or at grade and is intended for ground-floor residential or commercial. See 17.06.730.C.3.e (Dooryard).

Driveway. A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other parking or loading area.

E. Definitions

Elevated Ground Floor. A ground floor situated above the grade plane at street-level.

Encroachment. Any architectural feature, structure or structural element, such as a gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace or deck, that breaks the plane of a vertical or horizontal regulatory limit extending into a setback, beyond the build-to-line, into the public frontage, or above a height limit.

Entry. An opening, such as a door, passage, or gate, that allows access to a building.

F. Definitions

Façade. The vertical surface of a building.

Façade Zone. The area between the minimum and maximum setback lines along the front and side street of a parcel.

Facility. An improvement, structure or building that is designed and used for a particular purpose.

Fence. A structure made of wire, wood, metal, masonry or other material, and typically used as a screen or enclosure for a yard or open space or as a divider along a lot line.

Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the adjacent public walk. In the case of a loading dock frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Regulations for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in multi-unit buildings.

Footprint. The outline of the area of ground covered by a building or structure.

Footprint Area. The total square footage contained within a footprint.

Forecourt. In the Forecourt Frontage Type, 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 retail and service areas. See 17.06.730.C.3.d (Forecourt).

Freestanding Wall. A wall that is separate from a building and supported by independent means.

Frontage. See "Building Frontage" and "Frontage" in 17.04.030.

(1) Frontage, Private. The area between the building façade and the property line defining the public right-of-way and defined by a Frontage Type.

(2) Frontage, Public. The area between the curb of the vehicular lanes and the edge of the right-of-way.

(3) Frontage, Independent. The edge of a civic space not defined by adjacent building frontage along a frontage line.

(4) Frontage, Building. The edge of a civic space defined by adjacent building frontage along a frontage line.

Frontage Line. The lot line(s) of a lot fronting a thoroughfare or other public way, or a civic space.

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

Furniture Area. An area of space that allows for the placement of furniture without restricting the movement of pedestrians.

G. Definitions

Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof.

Gallery. The main façade of the building is at or near the frontage line and the gallery element overlaps the sidewalk of the right-of-way. This Frontage Type is intended for buildings with ground-floor commercial or retail uses and may be one or two stories. Due to the overlap of the right-of-way, an easement is usually required. Alternatively the lot line shall be aligned with the edge of the gallery and curb, and a sidewalk is established within an easement under the gallery. See 17.06.730.C.3.g (Gallery).

Garage. A structure, or part thereof, used or intended to be used for the parking and storage of motor vehicles.

Glazing. Openings in a building in which glass is installed.

Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not including the roof.

Ground Floor. The floor of a building located nearest to the level of the ground around the building.

H. Definitions

No specialized terms beginning with the letter H are defined at this time.

I. Definitions

Improvement. The product of any modification to a lot, structure or building.

J. Definitions

No specialized terms beginning with the letter J are defined at this time.

K. Definitions

No specialized terms beginning with the letter K are defined at this time.

L. Definitions

Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another.

Live/Work (Building). 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 unit above are owned by one entity. This type is typically located within medium-density neighborhoods or in a location that transitions from a neighborhood into a neighborhood main street. It is especially appropriate for accommodating home-based businesses, incubating neighborhood-serving retail and service uses and allowing neighborhood main streets to expand as the market demands. See 17.06.730.B.3.d (Live/Work).

M. Definitions

Main Body. The primary massing of a building.

Main Building. The building that serves as the focal point for all activities related to the principal use of the lot.

Main Façade. The front façade of a Main Building.

Main Street Mixed-Use Building. The Main Street Building Type is a small- to medium-sized structure, typically attached. It may be a commercial building or a vertical mixed-use building with ground-floor retail or service uses, and upper-floor service, office, or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability. See 17.06.730.B.3.e (Main Street).

Mansion Apartment. This 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 sparingly within primarily single-family neighborhoods or into medium-density neighborhoods. This type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. This type may also accommodate retail, service, and other non-residential uses as allowed by the zone. See 17.06.730.B.3.b (Mansion Apartment).

Major. Having a greater size, scope, effect, characteristic or quality relative to the other corresponding sizes, scopes, effects, characteristics or qualities; or being the greater of two or more.

Massing. The overall shape or arrangement of the bulk or volume of buildings and structures.

Minor. Having a lesser size, scope, effect, characteristic or quality relative to the average size, scope, effect, characteristic or qualities; or being the lesser of two or more.

Mixed-Use. Multiple functions within the same building or the same general area through superimposition or within the same area through adjacency.

Movement Type.

(1) Low. Drivers generally expect to travel without delay at the appropriate design speed. Thoroughfare design supports safe pedestrian movement at the higher design speed. This movement type is appropriate for thoroughfares designed to traverse longer distances to connect with higher intensity locations. Design speed is 30-35 mph.

(2) Slow. Drivers generally proceed carefully with an occasional stop to allow a pedestrian to cross or another car to park. The character of the thoroughfare should make drivers uncomfortable exceeding the design speed due to the presence of parked cars, sense of spatial enclosure from buildings and street trees, tight turning radii, and other design elements. Design speed is twenty to twenty-five miles per hour.

(3) Yield. Drivers generally proceed slowly, with caution, and yield to approaching traffic when vehicles are parked on both sides of the thoroughfare creating essentially one through lane. A Yield thoroughfare is the functional equivalent of traffic calming. In addition to Yield movement use on normal thoroughfares, this movement is used for alleys and rear lanes. For these applications, the primary purpose is access to rear loaded driveways/access for residential and commercial property. The travel lane for Rear Lanes can be configured for one-way or two-way operation. When used for two-way travel, parking is required on both sides of street in order to facilitate the Yield movement type and drivers exiting garages or driveways will need to yield to those vehicles occupying the lane; therefore, the number of properties connected to the rear lane should be considered.

N. Definitions

No specialized terms beginning with the letter N are defined at this time.

O. Definitions

Open Space. See "Civic Space."

Open Zone. A sub-zone within a Zone that allows for a greater range of land uses within the zone's building form standards.

Overhead Doors. Doors constructed in horizontally hinged sections that are equipped with hardware that rolls the sections into an overhead position, clear of the opening.

P. Definitions

Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.

Parking Driveway Width. The horizontal measurement of an access driveway to a parking area, measured perpendicular to the direction of travel.

Passive Recreation. See "Recreation, Passive."

Path of Travel. A continuous, unobstructed way of pedestrian passage.

Pedestrian Shed. An area centered on a major destination. Its size is limited by an average distance that may be traversed at an easy walking pace in a given amount of time from its center to its edge. Pedestrian sheds are used for planning walkable urban areas.

Planting Strips. A landscaped or grassy area located between a street and a sidewalk.

Porch. A covered shelter projecting in front of a building entrance.

(1) 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 defined 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. See 17.06.730.C.3.b (Porch: Engaged).

(2) 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 defined 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. See 17.06.730.C.3.a (Porch: Projecting).

Public Assembly. A gathering of members of the public.

Public Use. A use undertaken by a political subdivision, its agents or assigns.

Q. Definitions

No specialized terms beginning with the letter Q are defined at this time.

R. Definitions

Recessed Entry. An entrance to a building that is set back from the façade of the building.

Recreation, Active. Recreational pursuits usually performed with others and often requiring equipment which required physical alteration to the area in which they are performed. Such areas are intensively used, and include but are not limited to playgrounds, sport courts, baseball/softball and other field sports, and swimming pools.

Recreation, Passive. Recreational pursuits involving existing natural resources which can be carried out with little alteration or disruption to the area in which they are performed. This includes, but is not limited to, such activities as walking, hiking, bicycling, bird and animal watching, and picnicking.

Residential Mixed-Use. Residential uses within the same building as a commercial uses.

Right-of-Way. (R.O.W.) Land, property, or an interest therein, dedicated to transportation purposes.

(1) Right-of-Way, Public. A right-of-way dedicated to use by the general public.

Rowhouse. See "Townhouse".

S. Definitions

Secondary Wings. A structure physically attached to, and secondary and incidental to, the Main Body of a Main Building.

Service Entries. Building access for service providers.

Setback, Building. The mandatory clear distance between a lot line and a structure.

Setback, Parking. The mandatory clear distance between a lot line and parking.

Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day.

Shopfront. The main facade of the building is at or near the frontage line with an at-grade entrance along the public way. 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. See 17.06.730.C.3.f (Shopfront).

Sidewalk. A paved right-of-way intended exclusively for pedestrian use and often installed between a street and lot frontages.

Street, Front. Street located along the front lot line of a lot.

Street, Side. Street located along a lot line of a lot that is not along the front lot line.

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 or ramps from the stoop may lead directly to the sidewalk or may be side-loaded. This type is appropriate for residential uses with small setbacks. See 17.06.730.C.3.c (Stoop).

Storefront. The portion of a shopfront frontage composed of the display window and/or entrance and its components, including windows, doors, transoms and sill pane.

(1) Story, Half. A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows.

Structure. An improvement permanently attached to real property.

T. Definitions

Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other.

Terminated Vista: A location on the Regulating Plan at the axial conclusion of a Thoroughfare. A building located at a terminated vista is required to be designed in response to the axis.

Thoroughfare. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages. See 17.06.710.C (Thoroughfare Standards).

Townhouse. The Townhouse Building Type is a small- to medium-sized typically attached structure that consists of 2-8 Townhouses placed side-by-side. This type may also occasionally be detached with minimal separations between the buildings. This type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. See 17.06.730.B.3.a (Townhouse).

Transit Stop. A location where buses stop to load and unload passengers. A transit stop sometimes includes a shelter or a dedicated platform along the sidewalk.

U. Definitions

Unit. A discrete portion of a building.

Upper Floor. A floor in a building containing habitable space that is located above the ground floor.

V. Definitions

No specialized terms beginning with the letter V are defined at this time.

W. Definitions

Walkable Urban Development Pattern. Refers to areas pedestrian-oriented in nature and that contain services, retail, or restaurants within a short walking distance, i.e. historic neighborhoods, Downtown.

Walkway. A paved way located on one or more lots, used for pedestrian traffic and used exclusively by the lot owner or owners, their guests and invitees.

(Ord. No. 927, § 4 (Exh. 2), 11-27-2018; Ord. No. 991, § 4(Exh. A, § 23), 1-27-2026)

[Figure]

(Ord. No. 927, § 4 (Exh. 3), 11-27-2018)

FORM-BASED ZONE SUMMARY TABLE Downtown Rohnert Park Form-Based Code Rohnert Park, California July 2018

A. Intent

(Ord. No. 927, § 4 (Exh. 4), 11-27-2018)