City of South San Francisco, CA Form-Based District Regulations

Chapter 20.135 FORM-BASED ZONING DISTRICTS

§ 20.135.010 Introduction to the Form-Based Code.

Overview of Form-Based Codes.

The six South San Francisco transect zoning districts can all be located from T3 to T6 in the “rural-to-urban transect.”

A Form-Based Code is an alternative to the conventional approach of regulating the built environment. Unlike conventional codes which are primarily based on allowed uses, Form-Based Codes (FBCs) look to the intended form and character of a neighborhood as the primary organizing framework. This approach is described by the Form-Based Codes Institute as a way to “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.”

Specifically, FBCs focus on the relationship between building façades and the public realm (the sidewalk, street, and public open spaces); the form and mass of buildings in relation to one another; and the scale and types of buildings. While FBCs prescribe desired physical forms, they also regulate use by allowing a mix of appropriate land uses chosen to ensure compatibility and to support the intended character of an area. Ultimately, through the combination of forms, public spaces, and uses, FBCs transform commercial corridors and centers into vibrant and walkable neighborhoods, where, over time, the range of everyday needs of residents and employees can be found within a walking distance.

Organization of the South San Francisco Form-Based Code.

The primary organizing principle used to establish form-based zoning districts is the “rural-to-urban transect,” a gradient of intensity with the lower numbers designating more rural/natural zones and higher numbers designating more urban zones. Variations of transect zones may also be developed as appropriate to tailor zones to specific environments.

Chapter 20.135, Form-Based Zoning Districts, starts by establishing six transect zones, and follows with related regulations for buildings, frontages, public open spaces, and uses. Taken together, these sets of regulations support the community’s shared vision for select areas of the City.

The components of the South San Francisco Form-Based Code are as follows:

Transect Zoning Districts. This section presents the six transect zoning districts developed to promote pedestrian activity, facilitate the transition of auto-oriented development patterns to more walkable and urban places, and encourage a compatible mix of uses. Organized from lowest (T3N) to highest (T6UC) intensity and named to describe the general form and function, the transect zoning districts are place-based standards for key nodes corridors. The regulations include standards for residential density, floor area ratio, building and parking placement, and building height. Also included are the specific building types that are allowed in each district.

Building Types. This section describes the range of building types allowed throughout the transect zoning districts. The types are distinguished by building site size, building scale as determined by overall building dimensions, and key elements such as orientation, access and circulation. Also included are the specific frontage types that are allowed for each building type.

Frontage Types. A frontage is the interface between the building and the right-of-way, or pedestrian realm. This section describes the range of frontage types allowed throughout the transect zoning districts. The types are distinguished by basic form and dimension to ensure that each frontage fosters an engaging pedestrian environment.

Public Open Space Types. Based on size, publicly accessible open spaces may be required of some developments. This section ensures that the required public open spaces within the transect zoning districts are context-sensitive and integrated into the development in a way that promotes walkability and an engaging urban form.

Uses. This section lists the uses allowed, permitted with a Minor Use Permit, and permitted with a Conditional Use Permit in each transect zoning district. Also included are references to the sections in Chapter 20.350 (“Standards and Requirements for Specific Uses and Activities”) that provide standards specific to uses.

Together, the sets of form-based regulations in Chapter 20.135 support a walkable urban form with range of engaging streetscapes and public spaces for residents, employees, and visitors.

(Ord. 1646 § 2, 2022)

§ 20.135.020 Transect Zoning Districts.

Purpose and Intent. The purpose of the Form-Based Code standards is to implement the General Plan, specifically the General Plan’s vision for higher intensity, walkable, mixed-use districts, corridors, and neighborhoods. The specific purpose and intent of each transect zoning district is established in the standards for each zone, i.e. Sections 20.135.020(D) through 20.135.020(I) in this section.

Applicability.

This subsection applies to all proposed development within the transect zoning districts as identified on the Zoning Map.

Where this section is silent or does not provide an explicit provision, the chapters of this Zoning Ordinance shall apply.

Projects required to adhere to the standards within this Section 20.135.020 (“Transect Zoning Districts”) shall be reviewed and approved consistent with Division VI (“Administration and Procedures”).

General Standards.

Buildings in the transect zoning districts, as established in Sections 20.135.020(D) through (I), must be placed within a primary and secondary “build-to area,” illustrated below. Building placement standards maintain continuous street frontages within the transect zoning districts.

Residential density (du/ac) shall in no case be less than the existing residential density on a development site.

Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 (“Public Open Space Types”).

The standards of Division V (“Citywide Standards”) apply to all development within the transect zoning districts.

T3 Neighborhood Zoning District (T3N).

1. Description.
The T3N zoning district is a low-intensity neighborhood mixed-use district. Residential in character, it supports neighborhood-serving commercial uses in a walkable context. The district is generally located in areas central to residential neighborhood areas, including busy neighborhood intersections and local roadways. Buildings reflect the scale of surrounding low-density neighborhoods and frontages are consistent with those of the surrounding neighborhood.
2. Density and Floor Area Ratio.
Residential Density (du/ac)	20 min., 60 max.
FAR	1.5 min.; 2.25 max.
3. Building Placement.
Build-to Area
Front	10 ft. max.; 25 ft. min.	Ⓐ
Building Placement in Front Build-to Area	Primary building must extend across a min. 60% of the width of the build-to area.	Ⓑ
Street side	10 ft. min.; 25 ft. max.	Ⓒ
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 40% of the width of the build-to area.	Ⓓ
Primary Building Setbacks
Interior side	5 ft. min.	Ⓔ
Rear	10 ft. min.; 15 ft. min. abutting an R district	Ⓕ
Lot Coverage	60% max.
4. Building Height.
35 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”).
5. Parking Setback.
Front	20 ft. min.	Ⓖ
Street Side	5 ft. min.	Ⓗ
Interior Side	5 ft. min.	Ⓘ
Rear	5 ft. min.	Ⓙ
Curb Cut Access	12 ft. max. width; max. 1 per street frontage	Ⓚ
6. Allowed Building Types.
Duplex	See Sec. 20.135.030(D)
Triplex/Fourplex	See Sec. 20.135.030(E)
Flex Low-Rise	See Sec. 20.135.030(I)
7. Additional Standards.
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”).
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”).
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”).
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”).

T3 Corridor Zoning District (T3C).

1. Description.
The T3C zoning district is a low-and medium-intensity mixed-use district that supports community-serving uses adjacent to established residential neighborhoods. Located on corridors and nodes near existing residential areas, the district supports active, walkable streets and a range of neighborhood and community services. Buildings face the street and provide a transition in scale to surrounding lower-density areas. Diverse frontages engage private development with the public realm.
2. Density and Floor Area Ratio.
Residential Density (du/ac)	20 min., 60 max.
FAR	1.5 min.; 2.25 max.
3. Building Placement.
Build-to Area
Front	10 ft. min. along Spruce Avenue, 0 ft. min. along all other frontages; 15 ft. max.	Ⓐ
Building Placement in Front Build-to Area	Primary building must extend across a min. 60% of the width of the build-to area.	Ⓑ
Street side	0 ft. min.; 15 ft. max.	Ⓒ
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 40% of the width of the build-to area.	Ⓓ
Primary Building Setbacks
Interior side	0 ft. min.	Ⓔ
Rear	0 ft. min.	Ⓕ
Lot Coverage	65% max.
4. Building Height.
50 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”).
5. Parking Setback.
Front	40 ft. min. or 50% of lot depth, whichever is less	Ⓖ
Street Side	5 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	0 ft. min.	Ⓙ
Curb Cut Access	20 ft. max. width; max. 1 per street frontage	Ⓚ
6. Allowed Building Types.
Triplex/Fourplex	See Sec. 20.135.030(E)
Rowhouse	See Sec. 20.135.030(F)
Flex Low-Rise	See Sec. 20.135.030(I)
7. Additional Standards.
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 (“Public Open Space Types”).
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”).
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”).
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”).
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”).

T3 Makers Lindenville (T3ML).

1. Description.
The T3ML zoning district is a low- and medium-intensity mixed use district that supports arts and makers, residential, and industrial uses along the South Linden Avenue corridor. This district supports flex lowrise buildings with diverse frontages that engage private development with the public realm and require ground floor arts and makers uses.
2. Density and Floor Area Ratio.
Residential Density (du/ac.)¹	20 min., 60 max.
FAR²	Total: 1.0 min.; 2.5 max. Nonresidential: 0.5 min., 1.0 max.
3. Building Placement.
Build-to Area
Front as Measured From Back-of-Sidewalk	0 ft. min. along Linden Avenue, 10 ft. min. along all other frontages; 15 ft. max.	Ⓐ
Publicly Accessible Open Space (Parks, Linear Open Space, etc.)	0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min.
Greenways, Pathways and Trails	0 ft. with no habitable encroachments
Building Placement in Front or Open Space Build-to Area	Primary building must extend across a min. 30% of the width of the build-to area.	Ⓑ
Street side	10 ft. min.; 15 ft. max.
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 40% of the width of the build-to area.	Ⓒ Ⓓ
Primary Building Setbacks
Interior side	0 ft. min. Residential: 15 ft. min.	Ⓔ
Rear	0 ft. min. Residential: 15 ft. min.	Ⓕ
Lot Coverage	80% max. as measured as the building area above any parking podium
4. Building Height.
Residential Mixed Use: 65 ft. max. Other: 40 ft. max.
5. Parking Setback.
Front	25 ft. min. Surface parking shall not be located between the primary building façade and the street. Surface parking area shall have a maximum width of 65 feet for parcels with parcel width greater than 120 feet, maximum width of 40 feet width for parcels with parcel width greater than 80 feet, for parcels with a parcel width less than 80 feet, all surface parking shall occur behind primary building.	Ⓖ
Street Side	5 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	0 ft. min.	Ⓙ
Curb Cut Access	24 ft. max. width; max. 2 per street frontage	Ⓚ
6. Allowed Building Types.
Live/work	See Sec. 20.135.030(G)
Multiplex	See Sec. 20.135.030(H)
Flex Low-Rise	See Sec. 20.135.030(I)
Flex Mid-Rise	See Sec. 20.135.030(J)
7. Additional Standards.
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.
8. Notes.
¹See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. ²Ground floor nonresidential uses may be exempt from the maximum FAR, see Section 20.040.009 (“Determining Floor Area Ratio”). Ground floor nonresidential uses count towards the minimum FAR.

T4 Lindenville (T4L).

1. Intent.
The T4L form-based zoning district establishes a mixed use urban area. The district supports medium- to high-intensity mixed use development, with buildings that transition in scale to surrounding residential neighborhoods. Diverse frontages provide a relationship between private development and the public realm and a consistent frontage along the key rights-of-way. Minimum residential densities apply.
2. Density and Floor Area Ratio.
Residential Density (du/ac.)¹	80 min., 120 max.
FAR²	Total: 1.25 min.; 3.5 max. Nonresidential: 0.5 max.
3. Building Placement.
Build-to Area
Front as Measured From Back-of-Sidewalk	15 ft. min. along Spruce Avenue and Railroad Avenue, 10 ft. min. along all other frontages; 20 ft. max.	Ⓐ
Publicly Accessible Open Space (Parks, Linear Open Space, etc.)	0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min.
Greenways, Pathways and Trails	5 ft. with no habitable encroachments
Building Placement in Front Build-to Area	Primary building must extend across a min. 60% of the width of the build-to area	Ⓑ
Street side	0 ft. min., 10 ft. max.
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 30% of the width of the build-to area.	Ⓒ Ⓓ
Primary Building Setbacks³
Interior side	0 ft. min. Residential: 15 ft. min.	Ⓔ
Rear	0 ft. min. Residential: 15 ft. min.	Ⓕ
Lot Coverage	70% max., as measured as the building area above any parking podium
4. Building Height.
65 ft. max.
5. Parking Setback.
Front	Shall be screened by habitable uses with a minimum depth of 20 feet	Ⓖ
Street Side	8 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	5 ft. min.	Ⓙ
Curb Cut Access	20 ft. max. width; max. 1 per street frontage or 2 per frontage if curb-but width is less than 10 feet.	Ⓚ
6. Allowed Building Types.
Live/Work	See Sec. 20.135.030 (G)
Rowhouse	See Sec. 20.135.030 (F)
Multiplex	See Sec. 20.135.030 (H)
Flex Low-Rise	See Sec. 20.135.030 (I)
Flex Mid-Rise	See Sec. 20.135.030 (J)
7. Additional Standards.
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.
8. Notes.
¹See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. ²Ground floor nonresidential uses may be exempt from the maximum FAR, see Section 20.040.009 ("Determining Floor Area Ratio"). Ground floor nonresidential uses count towards the minimum FAR. ³For transition standards adjacent to RL Districts, see Section 20.210.004 ("Development Standards").

T5 Lindenville (T5L).

1. Intent.
Intent. The T5L zoning district supports a comfortable and walkable high-intensity urban core. As large sites transition into walkable blocks, the district supports vertical mixed use development with buildings facing the city's corridors as well as internal street networks and publicly accessible open spaces. Diverse frontages provide space for active ground floor uses and shape the relationship between private development and the expanded public realm. Minimum residential densities apply.
2. Density and Floor Area Ratio.
Residential Density (du/ac.)¹	80 min., 140 max.³
FAR²	Total: 1.5 min.; 3.75 max.³ Nonresidential: 0.5 max.
3. Building Placement.
Build-to Area
Front as Measured From Back-of-Sidewalk	15 ft. min. along Spruce Avenue and Railroad Avenue, 10 ft. min. along all other frontages; 20 ft. max.	Ⓐ
Publicly Accessible Open Space (Parks, Linear Open Space, etc.)	0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min.
Greenways, Pathways and Trails	5 ft. with no habitable encroachments
Building Placement in Front Build-to Area	Primary building must extend across a min. 60% of the width of the build-to area	Ⓑ
Street side	0 ft. min.; 10 ft. max.
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 50% of the width of the build-to area.	Ⓒ Ⓓ
Primary Building Setbacks
Interior side	0 ft. min. Residential: 15 ft. min.	Ⓔ
Rear	0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district Residential: 15 ft. min.	Ⓕ
Lot Coverage	70% max.
4. Building Height.
85 ft. max.²
5. Parking Setback.
Front	Shall be screened by habitable uses with a minimum depth of 20 feet	Ⓖ
Street Side	8 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	5 ft. min.	Ⓙ
Curb Cut Access	20 ft. max. width; max. 1 street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet	Ⓚ
6. Allowed Building Types.
Live/work	See Sec. 20.135.030(G)
Multiplex	See Sec. 20.135.030(H)
Flex Low-Rise	See Sec. 20.135.030(I)
Flex Mid-Rise	See Sec. 20.135.030(J)
Flex High-Rise	See Sec. 20.135.030(K)
7. Additional Standards.
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.
8. Notes.
¹See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. ²Ground floor nonresidential uses may be exempt from the maximum FAR, see Chapter 20.040.009 ("Determining Floor Area Ratio"). Ground floor nonresidential uses count towards the minimum FAR. ³For Height Incentive Overlay standards, see Chapter 20.160 ("Height Incentive (HI) Overlay"). ⁴The Flex High-Rise type is only allowed for development projects that meet the requirements of the Height Incentive Overlay, see Chapter 20.160 ("Height Incentive (HI) Overlay")

T5 Corridor Zoning District (T5C).

1. Intent.
The T5C zoning district supports a comfortable and walkable high-intensity urban core. Located west of Highway 101 as well as at major nodes along El Camino Real, the district supports walkable sites and high-intensity forms. As large sites transition into walkable blocks, the district supports vertical mixed-use development with buildings facing the City’s corridors as well as internal street networks and publicly-accessible open spaces. Diverse frontages provide space for active ground-floor uses and shape the relationship between private development and the expanded public realm.
2. Density and Floor Area Ratio.
Residential Density (du/ac.)	140 max.
FAR	0.5 min.; 5.0 max. Nonresidential: 2.0 max. if residential on-site, 0.5 if no residential on-site
3. Building Placement.
Build-to Area
Front	0 ft. min.; 10 ft. max.	Ⓐ
Building Placement in Front Build-to Area	Primary building must extend across a min. 75% of the width of the build-to area.	Ⓑ
Street side	0 ft. min.; 10 ft. max.	Ⓒ
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 50% of the width of the build-to area.	Ⓓ
Primary Building Setbacks
Interior side	0 ft. min.	Ⓔ
Rear	0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district	Ⓕ
Lot Coverage	80% max.
4. Building Height.
85 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”).
5. Parking Setback.
Front	40 ft. min.	Ⓖ
Street Side	5 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	0 ft. min.	Ⓙ
Curb Cut Access	20 ft. max. width; max. 1 for street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet	Ⓚ
6. Allowed Building Types.
Live/work	See Sec. 20.135.030(G)
Multiplex	See Sec. 20.135.030(H)
Flex Low-Rise	See Sec. 20.135.030(I)
Flex Mid-Rise	See Sec. 20.135.030(J)
Flex High-Rise	See Sec. 20.135.030(K)
7. Additional Standards.
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 (“Public Open Space Types”).
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”).
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”).
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”).
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”).
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25 percent of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.

T6 Urban Core Zoning District (T6UC).

1. Intent.
The T6UC zoning district is the City’s highest-intensity district. The district supports a transit-oriented vertical mix of uses along transit corridors, publicly-accessible open spaces, and new rights-of-way. Small block sizes, elevated open spaces, connections to the Downtown, amenities for pedestrians and cyclists, and active ground-floor uses and frontages establish a high-intensity core for the City.
2. Density and Floor Area Ratio.
Residential Density (du/ac.)	200 max.
FAR	2.0 min.; 8.0 max.
3. Building Placement.
Build-to Area
Front	0 ft. min.; 10 ft. max.	Ⓐ
Building Placement in Front Build-to Area	Primary building must extend across a min. 85% of the width of the build-to area.	Ⓑ
Street side	0 ft. min.; 10 ft. max.	Ⓒ
Building Placement in Street Side Build-to Area	Primary building must extend across a min. 60% of the width of the build-to area.	Ⓓ
Primary Building Setbacks
Interior side	0 ft. min.	Ⓔ
Rear	0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district	Ⓕ
Lot Coverage	90% max.
4. Building Height.
See Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”) for height allowances and airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”).
5. Parking Setback.
Front	40 ft. min.	Ⓖ
Street Side	40 ft. min.	Ⓗ
Interior Side	0 ft. min.	Ⓘ
Rear	0 ft. min.	Ⓙ
Curb Cut Width	20 ft. max. width; max. 1 for street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet	Ⓚ
6. Allowed Building Types.
Multiplex	See Sec. 20.135.030(H)
Flex Mid-Rise	See Sec. 20.135.030(J)
Flex High-Rise	See Sec. 20.135.030(K)
7. Additional Standards.
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 (“Public Open Space Types”).
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”).
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”).
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”).
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25 percent of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.

(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023)

§ 20.135.030 Building Types.

Purpose and Intent. This section establishes development standards for all building types allowable within the form-based, or transect, zoning districts. These standards are intended to support the City’s vision for walkable mixed-use areas near transit and along key corridors. The standards support a range of building forms that offer predictability as well as a degree of flexibility. The building types are intended to support a variety of uses, as allowed by the zone. For example, the “multiplex” building type may include residential units, retail/commercial uses, professional offices, creative industrial/maker spaces, or other uses as allowed by the zoning district in which it is located.

Applicability.

The requirements of this section apply to all buildings within the transect zoning districts, and must be considered in combination with the standards for the applicable zone in Section 20.135.020 (“Transect Zoning Districts”).

The development of civic, public facilities (including public education), transportation, communications, and/or infrastructure facilities is exempt from this chapter.

General Standards.

Development site, lots, and lot lines shall be considered synonymous with properties and property lines as defined and used in this Code.

If an applicant proposes multiple principal buildings on a single lot, the proposal must divide the lot into development sites to demonstrate compliance with this chapter, regardless of whether or how the lot is intended to be subdivided.

Standards relating to the design of required private and common open space, see Chapter 20.310 (“Site and Building Design Standards”).

Duplex.

1. Description.
A duplex is a detached building consisting of two side-by-side or stacked units. For side-by-side units, both may be accessible via a single entrance or separate entrances that face the street. This type takes the form of a detached house and is scaled to fit within low and medium intensity walkable neighborhoods.
2. Zones Allowed.
T3N
3. Development Site Size.
Width	50 ft. min.	Ⓐ
Depth	120 ft. max.	Ⓑ
4. Building Size.
Width	42 ft. max.	Ⓒ
5. Building Height.
Stories	2.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓓ
6. Pedestrian Access.
Primary pedestrian access must be provided along the right-of-way.
7. Allowed Frontage Types.
Dooryard	See Sec. 20.135.040(E)
Porch	See Sec. 20.135.040(H)
Stoop	See Sec. 20.135.040(I)
8. Parking Configuration and Access.
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
9. Private Open Space.
Min. dimension	15 ft.	Ⓔ

Triplex/Fourplex.

*1. Description.*
Triplexes and fourplexes are detached structures that consist of three or four side-by-side or stacked dwelling units within a single structure. This type has the appearance of a large single-family home and is scaled to fit within low and medium intensity walkable neighborhoods.
2. Zones Allowed.
T3N, T3C
3. Development Site Size.
Width	70 ft. min.	Ⓐ
Depth	120 ft. max.	Ⓑ
4. Building Size.
Width	56 ft. max.	Ⓒ
5. Building Height.
Stories	3.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓓ
6. Pedestrian Access.
Primary pedestrian access must be provided from the right-of-way.
7. Allowed Frontage Types.
Dooryard	See Sec. 20.135.040(E)
Porch	See Sec. 20.135.040(H)
Stoop	See Sec. 20.135.040(I)
8. Parking Configuration and Access.
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
9. Private Open Space.
Min. dimension	15 ft.	Ⓔ

Rowhouse.

1. Description.
The rowhouse building type is composed of one or more series of two to 10 attached rowhouse buildings. Each rowhouse building has ground-level private open space and an individual entry along the right-of-way or along a shared pedestrian pathway. Typically providing 15 to 30 dwelling units per acre and located on or near a corridor, this building type is configured to promote walkability.
2. Zones Allowed.
T3C, T3ML, T4L
3. Development Site Size.
Width	18 ft. min.; 35 ft. max. per unit	Ⓐ
Depth	80 ft. min., 100 ft. max.	Ⓑ
4. Building Size and Massing.
Width	18 ft. min.; 35 ft. max.	Ⓒ
Depth	60 ft. max.	Ⓓ
Building Separation	10 ft. max.
5. Building Height.
Stories	3.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓔ
6. Pedestrian Access.
Primary pedestrian access must be provided from the right-of-way or along a shared pedestrian-only pathway. Must be located on the opposite side of building from driveways/garages.
7. Allowed Frontage Types.
Dooryard	See Sec. 20.135.040(E)
Porch	See Sec. 20.135.040(H)
Stoop	See Sec. 20.135.040(I)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking spaces shall be provided in individually secured, attached garages. Parking shall be accessed from a shared rear drive aisle, lane or alley.
9. Open Space.
Private Open Space
Area	80 sq. ft. per unit
Minimum dimension	8 ft. when located on ground level; 6 ft. when located above ground level	Ⓕ
Common Open Space
Area	80 sq. ft. per unit
Minimum dimension	12 ft.
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”).

Live/Work.

1. Description.
The live/work building type is an attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for service, artisan, or other commercial or light industrial uses as allowed by the zone. Both the ground-floor flex space and the unit above are owned by one entity. Live/work is appropriate for incubating neighborhood-serving commercial uses and allowing flexibility for corridor and neighborhood areas to respond to market demands and opportunities.
2. Zones Allowed.
T3ML, T4L, T5L, T5C
3. Development Site Size.
Width	18 ft. min.	Ⓐ
Depth	80 ft. min.; 100 ft. max.	Ⓑ
4. Building Size and Massing.
Width	18 ft. min.; 35 ft. max.	Ⓒ
Depth	60 ft. max.	Ⓓ
5. Building Height.
Stories	3 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓔ
Ground Floor	12 ft. min. floor-to-ceiling	Ⓕ
Upper Floors	9 ft. min. floor-to-ceiling	Ⓖ
6. Pedestrian Access.
Primary pedestrian access must be provided from the public right-of-way.
7. Allowed Frontage Types.
Dooryard	See Sec. 20.135.040(E)
Shopfront	See Sec. 20.135.040(G)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
9. Open Space.
Area	100 sq. ft. per unit. May be common or private; may be attached to individual units, located on a balcony, deck, or rooftop.
Minimum dimension	8 ft. when located on ground level; 6 ft. when located above ground level	Ⓗ

Multiplex.

1. Description.
A multiplex is a building that consists of five to 24 stacked units with one shared entry. Multiplexes are typically scaled to fit sparingly within medium-density neighborhoods and along corridors. Buildings may be configured around a courtyard, light well, or double-loaded corridor.
2. Zones Allowed.
T3ML, T4L, T5L, T5C, T6UC
3. Development Site Size.
Width	60 ft. min.	Ⓐ
Depth	150 max.	Ⓑ
4. Building Size and Massing.
Maximum dimension	60 ft.	Ⓒ
5. Building Height.
Stories	5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓓ
6. Pedestrian Access.
Primary pedestrian access must be provided along the building frontage.
7. Allowed Frontage Types.
Dooryard	See Sec. 20.135.040(E)
Forecourt	See Sec. 20.135.040(F)
Shopfront	See Sec. 20.135.040(G)
Stoop	See Sec. 20.135.040(I)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking spaces shall be provided in attached individually secured garages or in a shared garage that is either underground or in a podium structure. Parking shall be accessed from a rear lane or alley where possible.
9. Open Space.
Private Open Space
Area	50 sq. ft. per unit
Minimum dimension	6 ft.
Common Open Space
Area	80 sq. ft. per unit
Minimum dimension	10 ft.	Ⓔ
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”).

Flex Low-Rise.

1. Description.
The flex low-rise building type is designed for occupancy by retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, service, office, and/or residential uses. Ground floor spaces are accessed directly from the street, and upper floor units may be accessed directly from the street through shared or individual entries or through a street-level lobby.
2. Zones Allowed.
T3N, T3C, T3ML, T4L, T5L, T5C
3. Development Site Size.
Width	25 ft. min.	Ⓐ
Depth	80 ft. min.	Ⓑ
4. Building Size and Massing.
Width	20 ft. min.; 150 ft. max.	Ⓒ
Depth	60 ft. max.	Ⓓ
5. Building Height.
Stories	3 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓔ
Ground Floor	12 ft. min. floor-to-ceiling	Ⓕ
Upper Floors	9 ft. min. floor-to-ceiling	Ⓖ
6. Pedestrian Access.
Ground floor spaces	Primary pedestrian access must be provided along the building frontage.
Upper floor units	Primary pedestrian access may be provided along the building frontage or street side frontage.
7. Allowed Frontage Types.
Arcade	See Sec. 20.135.040(D)
Dooryard	See Sec. 20.135.040(E)
Forecourt	See Sec. 20.135.040(F)
Shopfront	See Sec. 20.135.040(G)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking is typically provided in a shared surface parking area. Parking may also be provided in a shared garage that is either underground or in a podium structure.
9. Private Open Space.
Area	50 sq. ft. per residential unit.
Minimum dimension	6 ft.

Flex Mid-Rise.

1. Description.
A flex mid-rise building is designed for retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, office, service, and/or residential uses. The development typically faces one or two rights-of-way.
2. Zones Allowed.
T3ML, T4L, T5L, T5C, T6UC
3. Development Site Size.
Width	50 ft. min.	Ⓐ
Depth	100 ft. min.	Ⓑ
4. Building Size and Massing.
Building base width	350 ft. max.; see Section 20.310.004(B) for building modulation requirements	Ⓒ
Building base depth	350 ft. max.; see Section 20.310.004(B) for building modulation requirements	Ⓓ
5. Building Height.
Stories	8 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓔ
Street wall height	2 stories min.	Ⓕ
Ground floor	14 ft. min. floor-to-ceiling	Ⓖ
Upper floors, excluding aboveground parking levels	9 ft. min. floor-to-ceiling	Ⓗ
6. Pedestrian Access.
Ground floor spaces	Primary building frontage.
Upper floor units	Primary building frontage or street side frontage. May be through a shared entry or a street-level lobby.
7. Allowed Frontage Types.
Arcade	See Sec. 20.135.040(D)
Dooryard	See Sec. 20.135.040(E)
Forecourt	See Sec. 20.135.040(F)
Shopfront	See Sec. 20.135.040(G)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage may be “wrapped” with habitable spaces.
9. Open Space.
Combined Private/Common Open Space
Area	120 sq. ft. per unit
Minimum dimension	6 ft. for private open space, 15 ft. for public open space	Ⓘ
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”).

Flex High-Rise.

1. Description.
A flex high-rise building is a large-scale development designed to accommodate a range of uses and configurations with multiple primary building frontages. Retail, restaurant, service, office, and residential uses may be accommodated on all floors. Parking may be underground, at ground level (placed behind other street-facing uses), or elevated.
2. Zones Allowed.
T5L, T5C, T6UC
3. Development Site Size.
Width	120 ft. min.; 500 ft. max.	Ⓐ
Depth	150 ft. min.; 500 ft. max.	Ⓑ
4. Building Size and Massing.
Building base width	500 ft. max.; see Section 20.310.004(B) for building modulation requirements	Ⓒ
Building base depth	500 ft. max.; see Section 20.310.004(B) for building modulation requirements	Ⓓ
5. Building Height.
Stories	12 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”).	Ⓔ
Street wall height	2 stories min.	Ⓕ
Ground floor	14 ft. min. floor-to-ceiling	Ⓖ
Upper floors, excluding aboveground parking levels	9 ft. min. floor-to-ceiling	Ⓗ
6. Pedestrian Access.
Ground floor spaces	Primary building frontage or publicly accessible open space.
Upper floor units	Primary building frontage or street side frontage. May be through a shared entry, a street-level lobby, or ground-level open space.
7. Allowed Frontage Types.
Arcade	See Sec. 20.135.040(D)
Dooryard	See Sec. 20.135.040(E)
Forecourt	See Sec. 20.135.040(F)
Shopfront	See Sec. 20.135.040(G)
Stoop	See Sec. 20.135.040(I)
Terrace	See Sec. 20.135.040(J)
8. Parking Configuration and Access.
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage may be “wrapped” with habitable spaces.
9. Open Space.
Combined Private/Common Open Space
Area	120 sq. ft. per unit
Minimum dimension	6 ft. for private open space, 15 ft. for public open space	Ⓘ
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”).

(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023)

§ 20.135.040 Frontage Types.

Purpose and Intent. The purpose of this section is to establish standards for all building frontages types allowable within the form-based, or transect, zoning districts. Frontages are the components of the building that provide the transition and interface between the public realm (i.e. street and sidewalk) and the private realm (i.e. yard or building). Frontages are to be located within the build-to areas indicated in Section 20.135.020 (“Transect Zoning Districts”). The standards set forth in this section supplement the standards for each zoning district in which the frontage types are allowed.

Applicability.

The requirements of this section apply to all new development within the transect zoning districts.

Each building must have at least one frontage type for each street frontage. A building may have multiple frontage types. For example, a dooryard frontage may have a stoop or engaged porch frontage type as well.

Frontages for public facilities, including schools, transportation, communications, and/or infrastructure facilities are exempt from this chapter.

Frontage types that are not listed in the standards for the applicable transect zoning district are not allowed in that zone.

General Standards.

Section 20.135.030 (“Building Types”) indicates frontage types allowed for each building type, and subsections D through K indicate frontages allowed in each transect zoning district. Only frontages allowed by both Section 20.135.020 (“Transect Zoning Districts”) and 20.135.030 (“Building Types”) are allowed.

Projects subject to the requirements of this section must provide at least one building entrance and façade type on each primary and secondary building façade selected from the types allowed in the zone.

Architectural projections are permitted in accordance with Section 20.300.011 (“Projections into Required Yards”) except when in conflict with this section, in which case this section supersedes.

The area between the building and property line shall be paved so that it functions as a wider public sidewalk. Entry courtyards, plazas, entries, or outdoor eating and display areas are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, or dining area. This requirement may be modified or waived by the Planning Commission if:

Substantial landscaping must be located between the build-to line and ground floor residential units to soften visual impact of buildings;

The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

Required access to electrical, fire, refuse pick-up, and other utility spaces shall be allowed along public frontages.

ADA-compliant ramps are allowed subject to approval by the Principal Planner.

Arcade.

1. Description.
An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main façade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way. The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses.
2. Standards.
Height, clear	12 ft. min.; 16 ft. max.	Ⓐ
Depth, façade to interior of column face	10 ft. min.	Ⓑ
Setback from curb (encroachment permit may be required)	2 ft. min.; 6 ft. max.	Ⓒ
Column height	4 times column width min.; 6 times column width max.
Finish floor level above arcade floor	Max. 6 in.
May be used in conjunction with another allowed frontage type (e.g., shopfront).
Must have consistent depth along the frontage.

Example of arcade frontage.

Section

Plan

Dooryard.

1. Description.
A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade.
2. Standards.
Dooryard grading	3% max.
Dooryard width	6 ft. min.	Ⓐ
Dooryard depth	4 ft. min.; 10 ft. max.	Ⓑ
Finish floor level above/below sidewalk	3 ft. max.
Projection depth	6 ft. max.	Ⓒ
Height, clear	8 ft. min.	Ⓓ
Wall/planter/fence height	3 ft. max.

Example of dooryard frontage.

Section

Plan

Forecourt.

1. Description.
The main façade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard-like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area.
2. Standards.
Width	12 ft. min.	Ⓐ
Depth	12 ft. min.	Ⓑ
Ratio, Width-to-Height	2:1 max.
Finish floor level above/below sidewalk	3 ft. max.
May be used in conjunction with another permitted frontage type (e.g., shopfront).

Example of dooryard frontage.

Section

Plan

Shopfront.

1. Description.
The main façade of the building is placed at or near the right-of-way with an at-grade entrance along the sidewalk. The shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses.
2. Standards.
Width of shopfront bay	10 ft. min.; 25 ft. max.	Ⓐ
Finish floor level above sidewalk	18 in. max.	Ⓑ
Projection Width	6 ft. min.
Projection depth	4 ft. min.	Ⓒ
Height, clear	8 ft. min.	Ⓓ
Projection setback from curb	2 ft. min.	Ⓔ
Recess depth	12 in. max	Ⓕ
Recess bay width, where recess is provided	6 ft. min.; 25 ft. max.
May be used in conjunction with another allowed frontage type (e.g., terrace).
All primary entry doors must face the street.
Entry doors are encouraged to be covered or recessed to provide shelter from the elements.

Examples of shopfront frontage.

Section

Plan

Porch.

1. Description.
A porch provides an outdoor living area. It can be either engaged with or projecting from the building façade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property.
2. Standards.
Width, clear	12 ft. min.	Ⓐ
Depth, clear, not including stairs	8 ft. min.	Ⓑ
Height, clear	8 ft. min.; 12 ft. max.	Ⓒ
Finish level above sidewalk	18 in. min.	Ⓓ
Clear distance to development site line	2 ft. min.
May be used in conjunction with another allowed frontage type (e.g. terrace).
Engaged porches must be open on two sides and have a roof.

Examples of porch frontage.

Section

Plan

Stoop.

1. Description.
The main façade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing.
2. Standards.
Width	4 ft. min.; 8 ft. max.	Ⓐ
Depth	4 ft. min.; 8 ft. max.	Ⓑ
Depth, entry recession	6 in. min., 6 ft. max.
Finish floor level above sidewalk	18 in. min.	Ⓒ
Projection depth	5 ft. max.	Ⓓ
Height, clear	8 ft. min.	Ⓔ
Stairs may be perpendicular or parallel to the building façade.
The entry doors are encouraged to be covered or recessed to provide shelter from the elements.
Gates are not allowed.
All doors must face the street.

Example of stoop frontage.

Section

Plan

Terrace.

1. Description.
The main façade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at-grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor.
Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses.
2. Standards.
Width	120 ft. max.	Ⓐ
Depth	8 ft. min.	Ⓑ
Finish floor level above sidewalk	18 in. min.; 5 ft. max.	Ⓒ
Distance between stairs	25 ft. max.	Ⓓ
May be used in conjunction with another permitted frontage type (e.g., Shopfront).
Reasonable accommodation must be provided as appropriate.

Example of terrace frontage.

Section

Plan

(Ord. 1646 § 2, 2022)

§ 20.135.050 Public Open Space Types.

Purpose and Intent. The purpose of this chapter is to establish standards for public open spaces within the transect zones. The standards in this chapter ensure that public open spaces reinforce walkable environments, provide ample respite in urban areas, and enhance connectivity. Public open spaces described here are distinct from open areas required by building type as specified in Section 20.135.030 (“Building Types”). The standards established in this section should be considered alongside building form, building types, and frontage types to shape a quality urban environment.

Applicability.

Required Public Open Spaces. This section applies to all new development projects as follows:

Projects less than three acres in site size must provide open spaces as follows:

All residential projects including 20 or more units must provide a minimum of one open space type.

ii.

All nonresidential or mixed-use projects including two or more structures, or including more than 10,000 gross square feet of building space, must provide a minimum of one open space type.

All projects three acres or more in total site area must provide at least two open space types.

Public Open Space Types. All public open spaces located in a transect zone are subject to the requirements of this section. Public open space types not addressed in this section are not allowed. The standards for each public open space type are included in this section.

Required Creek Access. Creek access required in accordance with Section 20.310.002(G)(3) (“Creek Access”) satisfies the requirements for the greenway described in Section 20.135.050(G).

General Standards. All spaces satisfying the requirement for public open space must comply with the following:

Space Types.

Natural Spaces. Public open spaces with natural character must be designed in a natural manner with no formal arrangement of elements.

Formal Spaces. Public open spaces with a formal character must be designed with geometric forms, and trees and other elements arranged in regular spacing or patterns.

Informal Spaces. Open spaces with an informal character must be designed to have a mix of formal and natural characteristics.

Unless the land includes sensitive natural resources, a public open space area must be accessible and usable between the hours of 8:00 a.m. and 8:00 p.m.

Surfaces must be suitable for intended outdoor activities.

Seating areas and plazas must be located in areas with solar exposure and wind protection.

Projects subject to the provisions of this section must also comply with Section 20.310.002 (“General Site and Building Design”).

Town Square.

1. Description.
A town square is a formal open space area with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is highly visible and serves as a gathering space, supporting civic and commercial activities such as farmers’ markets, concerts, and art fairs.
2. Zones Allowed.
T3ML, T4L, T5L, T5C, T6UC
3. Standards.
Area	0.5 acre min., 2 acre max.
Minimum dimension	100 ft. in any one direction
Access	Must be directly accessible from rights-of-way or alleys on all sides. Crosswalks required at major intersections.
Landscape and Design	Formal space. Must include shade trees, other landscaping measures such as planted areas, turf area, and ground cover; a central hardscape area for events; and connected hardscape paths for convenient movement through the space. Landscaping and site design must create visually and functionally separate spaces, or “rooms,” within the square.
Required Amenities	Must include amenities such as benches, play structures, chairs, tables, and drinking fountains. May include structures such as gazebos, monuments, bandstands, and kiosks.

Examples of town squares.

Plaza.

1. Description.
A plaza is a formal space available for civic purposes and commercial activities that supplements streetlife, adds vibrancy to mixed-use areas, and functions as a meeting and gathering space. Plazas are typically formal spaces with interior green spaces and defined edges made primarily of hardscaped materials. Plazas are spatially defined by a combination of frontages and rights-of-way.
2. Zones Allowed.
T3C, T3ML, T4L, T5L, T5C, T6UC
3. Standards.
Area	0.25 acre min., 1 acre max.
Minimum dimension	60 ft. in any one direction
Access	Must be directly accessible from rights-of-way or alleys on at least one side. Crosswalks required at major intersections.
Frontages	Must have building frontages directly facing at least two sides.
Landscape and Design	Formal space. Plaza surfaces are primarily hardscaped. Must also include shade trees or other landscaping measures such as planted areas or ground cover. Landscaping and site design must create visually distinct spaces within the plaza.
Required Amenities	Must include amenities such as benches, play structures, chairs, tables, and drinking fountains. May include structures such as gazebos, monuments, and kiosks.

Example of plazas.

Paseo.

1. Description.
A paseo is an informal pedestrian way that provides mid-block connections. A paseo should be employed in blocks with large perimeters to enhance pedestrian connectivity within urban areas and serving as connectors between gathering places, streets, and/or parking areas. Active frontages, patios, outdoor dining areas, and residential frontages may face onto paseos as appropriate. Paseos are typically hardscaped and may be linear or L-shaped.
2. Zones Allowed.
T3N , T3C, T3ML, T4L, T5L, T5C, T6UC
*3. Standards.*
Width	Min. 15 ft. or half the height of tallest abutting structure, whichever is greater. Max. 50 ft.
Context	Must connect to streets with sidewalks and/or alleys at both ends.
Access	Where paseos are aligned across adjacent blocks, mid-block crosswalks are required. Abutting development may but is not required to front onto the paseo.
Landscape and Design	Informal space. Must include regularly-spaced trees and a continuous paved pathway.
Amenities	May include amenities such as benches, chairs, tables, public art, and drinking fountains.

Examples of paseos.

Pocket Park.

1. Description.
A pocket park is an informal small space tucked into a mid-block space interspersed within neighborhoods or urban areas. Pocket parks are generally intended for quiet, passive recreation and may include small gardens, open shelters, or other passive recreational amenities. Pocket parks are typically accessible from, and visually distinct from, the public right-of-way.
2. Zones Allowed.
T3N, T3C, T3ML, T4L, T5L, T5C, T6UC
3. Standards.
Area	No min., 0.25 acre max.
Context	Must be defined on one side by a street with sidewalks, a greenway, or a paseo.
Access	Must be directly accessible from all abutting rights-of-way, alleys, or other publicly accessible open spaces.
Landscape and Design	Informal space. Must include landscaping measures such as planted areas, turf area, and ground cover.
Amenities	May include amenities such as benches, chairs, tables, public art, and drinking fountains.

Examples of pocket parks.

Greenway.

1. Description.
A greenway is a natural pedestrian and bicycle trail way that provides connectivity between creek and shoreline areas, trails, and other public open spaces. Greenways may be paved or unpaved and are intended to thread through neighborhoods and urban areas to enhance pedestrian and bicycle mobility throughout the City. Abutting frontages may face onto greenways as appropriate.
2. Zones Allowed.
T3N, T3C, T3ML, T4L, T45L, T5C, T6UC
3. Standards.
Width	15 ft. min., 60 ft. max.
Context	Must terminate at public open spaces or waterways.
Access	Where greenways are aligned across adjacent blocks, mid-block crosswalks are required. Abutting development may but is not required to front onto the greenway.
Landscape and Design	Natural space. Must include regularly-spaced trees and a continuous pathway. The pathway may be paved or unpaved.
Amenities	May include amenities such as benches, exercise stations, public art, and drinking fountains.
Alternative	Creek access required in accordance with Section 20.310.002(G)(3) (“Creek Access”) satisfies the requirements for a greenway.

Examples of greenways.

(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023)

§ 20.135.060 Uses.

Purpose and Applicability.

The purpose of this section is to establish allowed uses and level of review in the form-based, or transect, zoning districts.

The standards in Chapter 20.350 (“Standards and Requirements for Specific Uses and Activities”) apply to uses allowed in this chapter.

Uses are defined in Chapter 20.620 (“Use Classifications”).

Allowed Uses.

Allowed Uses. Table 20.135.060(B)(1): Uses in the Transect Zoning Districts identifies the allowed land uses and corresponding permit and entitlement requirements in the transect zoning districts.

Permit Requirements. A use is either allowed by right, allowed through issuance of a use permit, allowed through issuance of a Minor Use Permit, or not allowed. In addition to the requirements for planning permits or entitlements listed herein, other permits and entitlements may be required prior to establishment of the use (e.g., building permit or permits required by other agencies). The requirements for planning permits or entitlements identified in Table 20.135.060(B)(1) include:

Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated zone, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.

Minor Use Permit (MUP). A land use shown with an “M” indicates that the land use is permitted in the designated zone upon issuance of a Minor Use Permit from the designated approving authority, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.

Conditionally Permitted (C). A land use shown with a “C” indicates that the land use is permitted in the designated zone upon issuance of a Conditional Use Permit from the designated approving authority, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.

Not Allowed (―). A land use shown with a “―” is not allowed in the applicable zone. Additionally, uses not shown in the table are not permitted, except as otherwise provided in this Title.

A project that includes two or more categories of land use in the same building or on the same site is subject to the highest permit level required for any individual use or single component of the project.

Use Classification	Zoning District							Additional Regulations
Use Classification	T3N	T3C	T3ML	T4L	T5L	T5C	T6C	Additional Regulations
Residential Uses
Dwelling, Single-Unit								In T5C, see Chapter 20.300, Airport Land Use Consistency
Attached	M	M	—	—	—	—	—
Dwelling, Multiple-Unit
Duplex	P¹	P¹	—	—	—	—	—
Multifamily-Unit	P	P	P	P	P	P^2,3	P³
Senior Citizen Residential	P	P	P	P	P	P^2,3	P³
Domestic Violence Shelter	P⁴	P⁴	P⁴	P⁴	M	M²	M	See Chapter 20.350, Domestic Violence Shelter
Group Residential	P	—	—	—	C	C²	C	See Chapter 20.350, Group Residential
Live-Work	M	P	P	P	P	P²	P	See Chapter 20.350, Live-Work Units
Residential Care Facilities
Residential Care Facility, General	—	C	C	C	C	C²	C
Residential Care Facility, Limited	—	C	C	C	C	C²	C
Residential Care Facility, Senior	M	P	P	P	P	P²	P
Single Room Occupancy	—	—	—	P	—	—	—
Public and Semi-Public Uses
College and Trade School, Public, or Private	P	P	P	P	M	M	M
Community Assembly
Community Assembly, Small	P	P	P	P	P	M	M	See Chapter 20.350, Community Assembly, Small and Large. In T5C, see Chapter 20.300, Airport Land Use Consistency
Community Assembly, Large	C	C	C	C	C	C	C
Community Garden	P	P	P	P	P	P	P
Cultural Institution	C	C	P	P	C	C	C
Day Care Center	P	P	P	P	P	M	M	See Chapter 20.350, Day Care Centers. In T5C and T6UC, see Chapter 20.300, Airport Land Use Consistency
Elderly and Long-Term Care	C	C²	C	C	C	C	C	In T5C and T6UC, see Chapter 20.300, Airport Land Use Consistency
Government Office	P	P	P	P	P	P	P
Hospital and Clinics
Hospital	—	C	—	—	C	C	C	In T5C and T6UC, see Chapter 20.300, Airport Land Use Consistency
Clinic	M⁵	M⁵	M	M	M	M	M
Parks and Recreation Facilities, Public	P	P	P	P	P	P	P
Public Safety Facilities	C	C	C	P	P	P	P
Schools, Public or Private	C	C	C	M	M	M	M
Social Service Facilities	M	M	M	P	P	P	P
Commercial Uses
Animal Care, Sales, and Services
Kennel	—	—	—	M	M	M	M	See Chapter 20.350, Animal Care, Sales, and Services
Pet Day Care	M	M	M	P	M	M	M
Pet Store	P	P	P	P	P	P	P
Veterinary Clinic	M	M	M	P	M	M	M
Artist's Studio	P	P	P	P	P	P	P
Arts and Makers Uses	P	—	P	P	P	—	—
Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing	—	—	—	—	—	—	—	See Chapter 20.350, Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Service and Repair, Major	—	C	—	C	C	C	C	See Chapter 20.350, Automobile/Vehicle Service and Repair, Major and Minor
Automobile/Vehicle Service and Repair, Minor	M	M	—	M	M	M	M
Automobile/Vehicle Washing	—	—	—	M	M	M	M	See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Service Station	—	C	—	—	—	—	—	See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Towing and Impound	—	—	—	—	—	—	—
Banks and Financial Institutions
Other Financial Services
Bank and Credit Unions	P	P	P	P	P	P	P
Pawnbroker	—	—	—	—	—	C	C	See Chapter 20.350, Other Financial Services
Alternative Loan Business	—	C	C	C	C	C	C	See Chapter 20.350, Other Financial Services
Building Materials Sales and Services	—	—	—	C	C	—	—
Business Services	P	P	P	P	P	P	P
Commercial Cannabis Uses	—	—	—	—	—	—	—
Cannabis Delivery-Only Operations	—	—	—	—	—	—	—	See Chapter 20.410, Regulation of Cannabis Activities
Cannabis Distribution	—	—	—	—	—	—	—
Cannabis Indoor Cultivation	—	—	—	—	—	—	—
Cannabis Manufacturing	—	—	—	—	—	—	—
Cannabis Testing	—	—	—	—	—	—	—
Commercial Entertainment and Recreation
Indoor Entertainment	C	C	C	C	C	C	C
Indoor Sports and Recreation	C	C	C	C	C	C	C
Eating and Drinking Establishments
Bar/Night Club/Lounge	C	C	C	C	C	C	C
Coffee Shop/Cafe	P	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Full Service	P	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service	P	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Food and Beverage Retail Sales
Convenience Market	P	P	P	P	P	P	P	See Chapter 20.350, Convenience Market
Grocery Store	P	P	P	P	P	P	P
Supermarket	—	C	C	P	P	P	P
Funeral Parlor and Mortuary	C	C	C	C	C	C	C
Lodging
Bed and Breakfast	M	M	M	M	M	M	M	See Chapter 20.350, Bed and Breakfast Lodging. In T5C, see Chapter 20.300, Airport Land Use Consistency
Hotel and Motel	C	C	C	C	C	C	M	See Chapter 20.350, Hotels and Motels. In T5C, see Chapter 20.300, Airport Land Use Consistency
Short Term Vacation Rental	P	P	P	P	P	P	P	See Chapter 20.350, Short-Term Vacation Rentals
Maintenance and Repair Services	M	P	P	P	P	P	P
Maker's Space	M	M	P	P	P	P	M
Massage Business	M	M	M	M	M	M	M	See Chapter 20.350, Massage Businesses
Nursery and Garden Center	M	M	M	M	M	M	M
Offices
Business and Professional	P	P	M	P	P	P	P
Medical and Dental	P	P	—	P	P	P	P
Walk-In Clientele	P	P	—	P	P	P	P
Parking Services
Public Parking	P	P	P	P	P	P	P
Personal Services
General Personal Services	P	P	P	P	P	P	P	See Chapter 20.350, Personal Services
Instructional Services	P	P	P	P	P	P	P
Tattoo or Body Modification Parlor	P	P	P	P	P	P	P	See Chapter 20.350, Tattoo or Body Modification Parlor
Retail Sales
General Sales	P	P	P	P	P	P	P
Firearm Sales	—	—	—	—	—	—	—
Off-Price Merchandise	C	C	C	C	C	C	C
Second Hand Store	C	C	C	C	C	C	C
Outdoor Market	C	C	C	C	C	C	C	See Chapter 20.350, Outdoor Market
Shopping Center
Community Shopping Center	—	—	—	C	C	C	C
Neighborhood Shopping Center	C	C	C	C	C	C	C
Regional Shopping Center	—	—	—	—	C	C	C
Industrial/R&D Uses
Clean Technology	M	M	M	M	M	—	M
Construction and Material Yard	—	—	C	—	—	—	—
Contractor Shop	—	—	P	M	M	—	—
Food Preparation	—	—	P	M	M	—	—
Handicraft/Custom Manufacturing	M	M	P	M	M	M	P
Industry, General	—	—	—	—	—	—	—
Industry, Limited	C	—	C	C	C	—	—
Recycling Facility
Collection Facility	M	M	—	M	M	M	M	See Chapter 20.350, Recycling Facilities
Intermediate Processing Facility	—	—	—	—	—	—	—	See Chapter 20.350, Recycling Facilities
Warehousing, Storage, and Distribution
Chemical, Mineral, and Explosives Storage	—	—	—	—	—	—	—
Freight/Truck Terminals and Warehouses	—	—	—	—	—	—	—
Indoor Warehousing and Storage	—	—	—	—	—	—	—
Outdoor Storage	—	—	—	—	—	—	—	See Chapter 20.350, Outdoor Storage
Outdoor Storage - Arts	C	—	C	—	—	—	—	See Chapter 20.350, Outdoor Storage
Personal Storage	—	—	—	—	—	—	—	See Chapter 20.350, Personal Storage
Transportation, Communication and Utilities
Communication Facilities
Antenna and Transmission Towers	See Chapter 20.370, Antennas and Wireless Communications Facilities and Chapter 20.375, Small Cell Wireless Communications Facilities
Facilities Within Buildings	M	M	—	M	P	P	P
Fleet-Based Services	—	—	—	—	—	—	—
Transportation Passenger Terminals	—	—	—	—	C	C	C
Utilities, Major	—	—	—	—	C	C	C	In T6UC, see Chapter 20.300, Airport Land Use Consistency
Utilities, Minor	C	C	—	P	P	P	P
Accessory Uses (See Section 20.350.004 for Additional Regulations)
Accessory Dwelling Unit	P	P	P	P	P	P	P	See Chapter 20.350, Accessory Dwelling Units
Family Day Care
Small	P	P	—	P	P	P	P	See Chapter 20.350, Family Day Care Homes
Large	P	P	—	P	P	P	P	See Chapter 20.350, Family Day Care Homes
Home Occupations	P	P	—	P	P	P	P
Mobile Vendor Services	—	P	—	P	P	P	P
Temporary Uses
Temporary Use	See Chapter 20.340, Temporary Uses

Notes:
1.	Limited to sites with a maximum gross site area of 4,000 square feet.
2.	Residential use types not permitted on the ground floor along El Camino Real, except on the east side of El Camino Real between First Street and West Orange Drive subject to approval of the permit indicated.
3.	Permitted on upper floors only; MUP required if located on the ground floor. MUP may only be approved if the Review Authority first finds that, based on information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
4.	Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter, based on information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
5.	Clinic uses may not occupy the ground floor, except along Grand Avenue, west of Maple Avenue, which are subject to the approval of a CUP.
6.	Must be located a minimum of 500 feet from any residential zoning district.
7.	Permitted on upper floors only.
8.	Customer service offices are permitted on the ground level, and other offices are permitted on the second floor or when conducted as an accessory use with a permitted use on the site, occupying no more than 25 percent of the floor area. Additional office space may be allowed with a CUP, upon finding that such use will not conflict with adjacent street level retail uses.

(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023)