chapter 9 - appendix

Economic Development Strategy

The City Council has developed a vision, or strategy, for increasing and sustaining the economic vitality of the City of Paso Robles. The principal goal is to improve livability and the quality of life in the City through economic growth. The strategies included in this vision are fashioned to enhance the competitive position of individuals, local industry and commerce, the City, and the region as a whole, by building on and promoting community assets, addressing barriers to progress, and mobilizing public and private resources. The strategy promotes goals within four categories: people, place, positioning and partnership.

The Specific Plan Amendment supports this vision of creating, sustaining and enhancing economic vitality and meets the following goals and strategies:

People Goal

    Develop people to power the knowledge economy. Increase educational attainment and skills of, opportunities, and demand for local labor force.

      Strategies

•   Promote and support a full continuum of education opportunities.

•   Recognize and increase community and business investment in, and commitment to, education.

TNC provides facilities such as the Community Plaza, Conference Center and the Outdoor Amphitheater that can be utilized by the community for educational events. Funding has also been offered for the design of an aquatic and tennis facility with parking to complement the Future Trades / Technology Complex for Cuesta College.

Place Goal

    Improve quality of place to attract investment and knowledge workers, stimulate investment by establishing distinctive, quality, stable, safe and sustainable physical improvements and attractions that welcome industry, commerce, tourism, employment, and wealth necessary to maintain and enhance quality of life.

Strategies:

•   Implement development policies to achieve more efficient use of infrastructure.

•   Develop distinctive design standards and invest in design excellence to:

    -     Create inspiring and memorable places;

    -     Emphasize the appearance and qualities of the public realm;

    -     Create streetscapes, pathways, and public spaces of beauty,             interest, and functional benefit to pedestrians;

    -     Encourage adaptive reuse of historic buildings;

    -     Preserve energy and natural resources.

•   Stimulate investment in strategic areas and under-utilized sites.

•   Support agriculture as a viable industry and visitor attraction by featuring it as the distinguishing community environment.

•   Increase intensification, supply, and range of housing to attract and accommodate a skilled labor force.

TNC is a mixed use and compact pedestrian oriented community that is designed to accommodate various income levels and lifestyles that will allow housing for an increased skilled labor force. The plan creates inspiring and memorable places with an emphasis on the appearance of the public realm. The streetscape is designed with climate-appropriate landscape and where possible, locally obtained materials. The Community Plaza, Conference Center and the Outdoor Amphitheater provide facilities that can be utilized by the community for conferences, music festivals and special events for industry and visitors.

Positioning Goal

    Develop and market the unique character, heritage and special attributes of the community as the region’s destination to visit, shop, invest, work and live.

      Strategies:

•   Promote the City as a center of high value agriculture and industry.

•   Market Paso Robles as an ideal setting for the emergence and convergence of value-added medical, health and wellness services.

•   Promote local industry, products, services and destinations.

TNC provides the opportunity to showcase the Paso Robles wine appellation and industry through the 130-room destination resort nestled within a vineyard at the core of the community. The Community Plaza, Conference Center and the Outdoor Amphitheater provide facilities that can be utilized by the community for conferences, music festivals and special events for tourists. Wine tasting rooms are a permitted use within the Specific Plan. The River Oaks Hot Springs Spa and the Health & Wellness and Fitness Centers include physical and well being programs.

All these facilities are located in close proximity to each other providing a great attraction for visitors and local residents.

Partnership Goal

    Create an alignment of strategic intent to collectively foster economic growth and improve the quality of life.

      Strategies:

•   Establish a common economic vision with a broad base of support.

•   Mobilize public, private, and community resources to improve competitive position through partnership.

The TNC plan allows Paso Robles to be promoted as a year-round dining, entertainment, event and conference destination area. Funding has been offered to Cuesta College for the design of an aquatic and tennis facility and associated parking.

General Plan Consistency

This Specific Plan Amendment is designed to meet the goals established in the City’s General Plan by providing a framework for future development of Subareas A and F of the Borkey Area Specific Plan. This Specific Plan Amendment provides a bridge between the City’s General Plan and detailed plans development for and will direct all facets of future development within the TNC including:

•   Designation of land uses;

•   Designation of required access & circulation elements;

•   Location and sizing of infrastructure;

•   Phasing/thresholds of development;

•   Financing methods for public improvements; and

•   Establishing standards of development.

The Paso Robles General Plan includes eight elements: Land Use, Circulation, Housing, Parks and Recreation, Conservation, Open Space, Noise and Safety. The goals and applicable policies for each element and how this Specific Plan implements the element are discussed below.

Land Use

The Land Use Element presents a long-range plan for the distribution and future use of land within the City or the City’s Sphere of Influence. The Land Use Element analyzes population, development potential and includes proposed action items. It provides a framework on which the development of public and privately owned land can be based. The general goals and objectives of the Land Use Element are as follows:

•   Strive to maintain a balanced community, where the majority of residents can live, work and shop.

•   Maintain/enhance the City’s image/identity.

•   Maintain/improve the quality of life enjoyed by residents.

Additional Land Use policies applicable to TNC include:

•   POLICY LU-1A: Land Use Categories. Provide an appropriate mix and diversity of land uses.

•   POLICY LU-2B: Visual Identity. Promote architectural and design excellence by imposing stringent design and construction standards for commercial, industrial, mixed-use, and multi-family projects.

•   POLICY LU-2D: Neighborhoods. Strive to maintain and create livable, vibrant neighborhoods and districts with:

    -     Attractive streetscapes,

    -     A pedestrian friendly setting,

    -     Coordinated site design, architecture and amenities,

    -     Adequate public and private spaces; and,

    -     A recognizable and high quality design aesthetic.

•   POLICY LU- 2E: “Purple Belt” (Open Space/Conservation Areas Around the City). Create a distinct “Purple Belt” surrounding the City by taking actions to retain the rural, open space and agricultural areas.

•   POLICY LU- 2F: Planning Impact Area (PIA): Maintain and periodically update a Planning Impact Area (PIA) to indicate the maximum potential geographical boundaries to which the City may grow in the foreseeable future (within the 2003-2025 planning period and beyond), or areas within which development patterns would have an immediate impact upon the City and identify land use categories that would be assigned if unincorporated land were annexed.

•   POLICY LU-4A: Service Levels. Strive to ensure that City services and facilities are maintained at current levels and/or adopted standards and are funded as revenues become available.

•   POLICY LU-4B: Support the public school districts’ efforts to ensure that new development mitigates its impacts to public schools, particularly in avoiding overcrowding conditions.

TNC provides for the construction of a new, mixed-use community; proposed development parameters are as follows and may be expanded based on market conditions and the maximum development parameters established by this Specific Plan:

•   13 Residential Villages including single-family homes, ranging from estate lots to an active adult community, and a variety of attached housing types, consisting of villa “mansion” homes, row houses (townhomes) and stacked units

•   77.4 acres of passive open space and 21.4 acres of active open space

•   Up to 3,000 square feet of neighborhood recreation facilities

•   130 room Hotel with 60,5000 square feet of hospitality and retail space

•   20,000-square foot Community Plaza and Conference Center, including a stage, dressing rooms and meeting rooms for up to 300 people, equipped with the latest audio/visual technology

•   15,000-square foot Spa, Health & Wellness and Fitness Centers

•   7,000-square foot Active Adult Center (AAC)

•   5,000-square foot HOA office and maintenance facility

Circulation Element

The Circulation Element strives to enhance and create livable communities that are not solely reliant on automobile travel. Improvements to make walking and bicycling enjoyable, safe and efficient are important as street improvements. The Circulation Element was designed to assure the City that as it grew adequate transportation corridors would be reserved to minimize the potential for traffic congestion and provide for efficient circulation. A master system of different types of public streets and highways, including pedestrian and bikeway components, has been established to serve residential, commercial, industrial and tourist needs. The Circulation Element goal is to:

•   Establish a safe, balanced, and efficient circulation and pedestrian system serving all segments of the community, preserving the City’s small town character and quality of life and planning for anticipated growth.

One additional Circulation policy applicable to TNC includes:

•   POLICY CE-1F: Pedestrian Access and General Coordination. Provide safe and convenient pedestrian access to all areas of the city and cooperate with other agencies regarding transportation planning.

This Specific Plan Amendment provides a safe and efficient network of roadways and trails that allows pedestrian, bicycle and vehicular circulation. A hierarchy of roadways, sidewalks and trails is incorporated through the development to encourage walking, jogging and bicycling. The plan provides for:

•   2.9 miles of primary roads

•   2.2 miles of pedestrian trails adjacent to primary roads

•   4.5 miles hiking and recreational trails

Housing Element

The Housing Element provides additional guidance on housing and economic development issues against which potential development must be considered. The Housing Elements goals for Paso Robles are to:

•   Facilitate the development of a range of housing types, densities, and affordability levels to meet the diverse needs of the community, maintaining a balanced supply of ownership and rental units.

•   Preserve the City’s housing stock and neighborhoods in a safe and decent condition and eliminate the causes and spread of blight.

•   Mitigate or remove potential governmental constraints to housing production and affordability.

•   Ensure choice of housing types and locations to all persons regardless of race, creed, age or sex.

•   Encourage energy efficient design of housing units and residential neighborhoods.

One additional Housing policy applicable to TNC includes:

•   POLICY H-5: Residential Land Use and Energy Efficiency. Promote energy efficient residential land use planning and development and require all new dwelling units to meet State requirements for energy efficiency.

TNC provides for a variety of housing types, density and prices open to all individuals in a cohesive master plan setting. The residential product types will include single family, townhomes, stacked flats condominium buildings, live/work, and CCRC units. Additionally, all homes constructed within TNC will be energy-efficient.

Parks and Recreation

The Parks and Recreation element sets polices to optimize the use and development of parks and recreation facilities to serve the existing and projected population and complies with the Quimby Act standard of 5 acres per 1000 population.

TNC provides for a variety of parks and recreation including:

•   21.4 acres of active open space (practice fields, golf course and parcourse)

•   2.4-acre natural Outdoor Amphitheater including a stage and dressing rooms

•   3 acres of private neighborhood recreation (parks, lap and social pools, children’s water park, volleyball and multi-sport courts)

•   9-Hole Executive Golf Course

•   Funding for an Aquatic and Tennis Facility at the Future Trades/Technology Complex at Cuesta College.

Conservation Element

The Conservation Element provides for the rehabilitation and enhancement of the environmental quality of the City through long-term protection of the environment, resource planning management, and minimization of the degradation of nonrenewable resources to ensure that the city will remain an attraction for visitors, tourists and new residents. Conservation goals include:

•   Ensure that public utilities, facilities and services are designed to meet existing and planned land uses, and ensure that provisions are made for continued operation maintenance and updates as necessary.

•   Seek to maintain air quality by taking actions to reduce traffic congestion, vehicle miles traveled and air pollutant emissions.

•   Take steps to reduce creation of air contaminant emissions.

•   As feasible, preserve native vegetation and protected wildlife, habitat areas, and vegetation, through avoidance, impact mitigation, and habitat enhancement.

•   Oversee/manage mineral resources.

•   Enhance/upgrade the City’s appearance.

•   Strive to preserve/protect important historic and archeological resources.

•   Encourage the conservation of energy resources.

Additional Conservation policies applicable to TNC include:

•   POLICY C-1A: Water Source, Supply, and Distribution. Develop and implement various innovative water provision and conservation programs that help to ensure an adequate supply of water for the City.

•   POLICY C-1B: Sewer Service. Provide adequate wastewater conveyance and treatment facilities to serve all parcels in the City.

•   POLICY C-1C: Storm Drainage. Provide storm drain systems that efficiently and safely mitigate flood risk, while effectively conveying run-off to the Salinas River and Huerhuero Creek.

•   POLICY C-1D: Solid Waste. Ensure that the City’s landfill maintains sufficient capacity to serve the needs of the City through the year 2025.

•   POLICY C-2A: Traffic Congestion Reduction. Implement circulation systems improvements to reduce congestion and associated air contaminant emissions.

•   POLICY C-2B: VMT Reduction. Implement programs to reduce the number of vehicle miles traveled (VMT), especially by single occupant vehicles, including providing opportunities for mixed-use projects.

•   POLICY C-2C: Emissions Reduction. Take steps to reduce creation of air contaminant emissions.

•   POLICY C-3A: Oak Trees. Preserve existing oak trees and oak woodlands. Promote the planting of new oak trees.

•   POLICY C-3B: Sensitive Habitat. Incorporate habitats into project design, as feasible, including: oak woodlands, native grasslands, wetlands and riparian areas.

•   POLICY C-5A: Visual Gateways and Landmarks. Identify important visual resources: gateways, corridors, major arterials, natural/open space areas.

•   POLICY C-5B: Hillsides: Protect hillsides as a visual amenity, by implementing design standards that call for: NEED TO CHECK

     a.     Decreasing density as slope increases;

     b.     Limiting the amount of grading;

     c.     Providing substantial amounts of landscaping;

     d.    Incorporating architectural treatment that enhances the form of the hillside rather than conflicting with it;

     e.     Limiting the number of building sites that may be placed on   prominent ridgelines;

     f.     Preventing development of new buildings that project above the ridgeline unless adequately mitigated with landscaping;

     g.    Ensuring sensitive design of development on steep slopes and on the crest of major ridgelines.

Considerations for development on steep slopes shall include the following:

•   Avoid slope stability hazards by restricting development on slopes of 35 percent or greater.

•   Site-specific visual assessments (with and without the project) to thoroughly evaluate the visual effects of development proposals on slopes of 30 percent or greater.

•   For new development located on ridges and hills consider providing a substantial building setback from the edge of the downhill slope and/or screening landscaping, where the slope exceeds 15 percent.

•   POLICY C-7A: Conservation Measures. Investigate and implement as feasible, energy conservation measures.

The Specific Plan Amendment provides planning strategies, development code requirements, design guidelines and infrastructure elements to promote responsible, green building practices that maintain and enhance the quality, character and long-term viability of Paso Robles as an agritourism destination and quality environment. TNC provides for the following sustainable features and conservation practices:

•   The infrastructure system is design for LID and utilizes purple pipe for the future availability of reclaimed water usage.

•   The circulation system promotes the use of alternative transportation including walking, bicycling and Low Speed Vehicles (LSV). Utilization of smaller block sizes further enhances the connectivity and accessibility of residents to village amenities and transportation options.

•   All on-site Oak trees will be preserved.

•   Use and appropriate planting, sizing, spacing of drought-tolerant and California friendly vegetation will support the local character and quality of the natural landscape.

•   Energy conservation is addressed through green building standards and requirements that reduce the demand for heating/cooling or the use of responsible, energy efficient fixtures and appliances.

•   20 acres of natural habitat will be preserved and not available for development, along the Salinas River. Natural or vineyard buffers are provided between development and greater surrounding open spaces.

 

Open Space

The Open Space Element describes the three types of open space: agriculture, natural resources and recreation areas. The plan addresses the current and future recreation needs of the city for parkland, recreation facilities and open space needs. The goal of the Open Space Element is to preserve/expand the amount and quality of open space in and around Paso Robles.

One additional Open Space policy applicable to TNC includes:

•   POLICY OS-1A: Open Space/Purple Belt. Develop an open space plan/program for establishing an open space/ purple belt (agricultural preserve area) surrounding the City.

TNC provides at least a 300-foot wide buffer adjacent to the existing vineyard on the northern boundary. In addition, the landscape palette provides for the use of vineyards as part of the open space to celebrate the quality of open space in and around Paso Robles.

Noise

The goal of the Noise Element is to protect City residents from unacceptable exposure to noise, including noise from the following sources: airport operations, vehicular traffic, rail operations, industrial uses and other point sources. Noise sensitive uses generally include residences, schools, guest lodging, libraries and parks, among others.

One additional Noise policy applicable to TNC includes:

•   POLICY N-1A: Noise Minimization. New development shall be designed to comply with the maximum, allowable Noise Exposures of 65 dB CNEL for outdoor activities (except for parks); and 45 dB CNEL for indoor activities.

Within TNC, all residences will be designed with measures to minimize noise impacts. Some noise reduction measures include:

•   Uses of interior sound-rated walls

•   Appropriate building placement

•   Use of perimeter walls

Furthermore, during the construction phase, all construction equipment will be include mufflers or other sound reduction devices.

Safety Element

The Safety Element establishes goals, policies and action items to protect the community from risks associated with fires, flood, geologic hazards and other phenomena that put lives and property at risk. The goal is to minimize exposure to natural and man-made hazards.

All structures within the TNC will have well-designed buildings that will resist ground shaking through the use of shear walls and reinforcements. All construction will comply with the applicable provisions of the City of Paso Robles Building Code, as well as, the seismic design criteria found within the California Building Code.

Definitions

Building Type

“Building Types” means a type or configuration of lots that regulate important characteristics, such as massing, open space, and public space interactions, of the built form.

Bungalow Court

“Bungalow Court” means a Building Type consisting of 4 or more detached houses or duplexes arranged around a shared courtyard, with pedestrian access to the building entrances from the courtyard and/or street.

CCRC

See Continuing Care Retirement Community.

City

“City” means the City of Paso Robles.

City of Paso Robles Gateway Design Plan

“City of Paso Robles Gateway Design Plan” means “The Paso Robles Gateway Plan: Design Standards,” prepared for the City of Paso Robles by HDR Town Planning and Moule & Polyzoides, Architects and Urbanists, dated July 10, 2008.

Commission

“Commission” means the City of Paso Robles Planning Commission.

Common Yard

“Common Yard” means a planted Frontage where the façade is set back substantially from the right-of-way (ROW) creating an unfenced front yard that is visually continuous with adjacent yards. This Frontage is typically associated with lower-density, single-family neighborhoods.

Continuing Care Retirement Community

“Continuing Care Retirement Community” shall mean a Housing Type that provides dwelling units for age-qualified residents and can include congregate eating facilities or other care service facilities.

Council

“Council” means the City of Paso Robles City Council.

Community Charter

“Community Charter” means the master instrument, commonly known as a “declaration,” which creates a governance structure for all property in River Oaks. It sets forth a common scheme for the development, expansion, administration, maintenance, and preservation of property and common areas shared by all neighborhoods within River Oaks.

Curb Separated Sidewalk

“Curb separated sidewalk” means the sidewalk is separated from the street curb by a landscape strip, generally 5 feet to 7 feet wide depending on location.

DAB

See Detached Accessory Building.

 

Department

“Department” means the City of Paso Robles Planning Division of the Community Development Department.

Design Review Board

“Design Review Board” shall mean the board established by the Home Owner’s Association to review projects prior to submittal for Plot Plan Review by the City.

Detached Accessory Building

“Detached Accessory Building” shall mean a subordinate building including garages, carports, stables, barns, storage sheds, shelters, pools or similar uses, the use of which is incidental to that of the main building (residential, commercial) on the same lot and/or building site.

Development Code

“Development Code’ means the City of Paso Robles Zoning Code, which is Section 21 of the Municipal Code.

Director

“Director” means the City of Paso Robles Community Development Director, or his/her designee.

DRB

See Design Review Board.

Driveway

“Driveway” means a paved area for access to an approved parking area or for parking of vehicles.

Forecourt

“Forecourt” means a Frontage where a portion of the façade is close to the right-of-way and portion is set back. A “forecourt” is suitable for vehicle drop-offs or as a common courtyard/semi-private space.

Frontage

“Frontage” means the privately owned layer between the facade of a building and the property line.

Frontyard/Porch

“Frontyard /Porch” means a planted Frontage where the façade is set back from the right-of-way with an encroaching porch element. There is typically a fence at the front property line, which is commonly associated with single-family houses or clusters.

Home Owner Association (HOA)

“Home Owner Association (HOA)” means the same thing as Master Association or Neighborhood Association.

Land Use

“Land Use” means the purpose for how the land or premises of a building is designed, arranged or intended or how it may be occupied or maintained.

Lane

“Lane” means an alley or vehicular access along the rear side of the unit or building. For the purposes of TNC, lane shall be synonymous to an alley for all intents and purposes.

Linear Court

“Linear Court” means a Building Type consisting of individual detached homes oriented toward a linear court, with pedestrian access to the building entrances from the court and/or street.

Live/Work

“Live/Work” means a Building Type consisting of individual or attached units designed to accommodate residential as the primary use with work space for home occupation or other permitted non-residential uses.

Low-Impact Development (LID)

“Low-Impact Development” (LID) means an innovative stormwater management approach to manage rainfall using design techniques that infiltrate, filter, store, evaporate, and detain runoff close to its source.

Low-Speed Vehicle (LSV)

“Low-Speed Vehicle” (LSV) means a legal class of 4-wheel vehicles that have a maximum capable speed of 25 mph and have a minimum capable speed (typically 20 mph) that allows them to travel on public roads.

Master Association

“Master Association” means an association, which has been incorporated pursuant to the California Nonprofit Mutual Benefit Corporation Law to own, operate, and/or maintain various shared common areas and community improvements within TNC and to administer and enforce the Community Charter and the other governing documents referenced in the Community Charter.

Mixed-Use

“Mixed-use” means the combination of two, or more, compatible uses within a single building or set of buildings. In reference to a building type, mixed-use allows residential uses in combination with another compatible use(s) within a single building/unit or within a neighborhood.

Motorcourt

“Motorcourt” means a public or private vehicular access way that accesses fewer than twelve (12) homes. Motorcourts typically have a ‘T’ or roundabout configuration.

Multiple Family (Multi-family) Dwelling

“Multiple Family Dwelling,” or multi-family, means building types with more than one dwelling unit and includes Villa House, Row House, Stacked Units, CCRC and Live/Work if the dwelling units are attached.

Neighborhood Association

“Neighborhood Association: means an association, which has been incorporated pursuant to the California Nonprofit Mutual Benefit Corporation Law to own, operate, and/or maintain various common areas and community improvements within each neighborhood and to administer and enforce each Neighborhood Charter and the other governing documents referenced in each Neighborhood Charter.

Neighborhood Charter

“Neighborhood Charter” means the instrument, commonly known as a “declaration,” establishing each neighborhood within TNC as a “planned development” as defined in the Davis-Stirling Common Interest Development Act, Cal. Civil Code § 1350, et seq. Each Neighborhood Charter creates a governance structure and a flexible system of standards and procedures for the development, expansion, administration, maintenance, and preservation of the residential properties and common areas within each neighborhood.

Neighborhood Core Zone (NC)

“Neighborhood Core” Zone (NC) means a Zone that is intended for the mixed-use and recreation-oriented hospitality center of the development, which will be occupied primarily by agritourism and hospitality buildings that may accommodate part-time or full-time residential opportunities, as well as, retail, office and restaurant uses.

Neighborhood Edge Zone (NE)

“Neighborhood Edge” Zone (NE) means a Zone that is intended for areas intended primarily for detached single dwellings in more traditional development patterns.

Neighborhood General Zone (NG)

“Neighborhood General” Zone (NG) means a Zone that is intended for a variety of attached and detached housing configurations.

Neighborhood General-1 Zone (NG-1)

“Neighborhood General-1” Zone (NG-1) means a Zone that is intended for a variety of attached and detached housing configurations with non-residential service and hospitality opportunities.

Non-Residential

“Non-Residential” means a Building Type consisting of commercial, institutional or retail buildings that include, but is not limited to a clubhouse hotel, restaurant, in-line retail shops, commercial spaces, offices and community and recreation buildings.

Off-street Parking

“Off-street Parking” means a parking space or area that is located not located on a public street.

On-street Parking

“On-street Parking” means a parking space or area that is located on a
public street.

Open Space Zone

“Open Space Zone” means a Zone that is reserved for passive community parks, greenways, agriculture and habitat protection and restoration.

Reciprocal Use Easements (RUE)

“Reciprocal Use Easements” (RUE) means an easement that shares the use of a property, or a portion of a property, between two or more parties.

Regulating Plan

“Regulating Plan” means the plan that establishes the Zones for TNC.

Right-of-Way

“Right-of-Way” shall mean a thoroughfare that provides access to abutting properties, including avenues, boulevards, roads, drives, and lanes.

River Oaks: The Next Chapter or (TNC)

“River Oaks: The Next Chapter,” or “TNC” means River Oaks The Next Chapter, Borkey Area Specific Plan Amendment.

ROW

See Right-of-Way.

Row House

“Row House” means a Building Type consisting of two (2) or more attached two (2)- to three (3)-story dwellings located side by side, with common walls on the side lot lines. Facades read as a continuous plan and buildings are oriented along a street or lane.

Secondary Use

“Secondary Use” means the use allowed within the “work” area of a Live/Work Housing Type. The Primary Use shall be residential within a Live/Work Housing Type shall be residential.

Single Family House

“Single Family House” means a Building Type consisting of a single-family detached dwelling unit on an individual lot.

Stacked Units

“Stacked Units” means a Building Type consisting of a larger-scale residential building comprised of flats above other flats and/or townhome units. Any other residential building that does not meet any of the other Building Types also fall into this category.

Smart Code

“Smart Code” means a template initially designed and written by Duany Plater-Zyberk & company of Miami. This code is a comprehensive, transect-based form based code that includes model standards and requirements for multiple scales of development, as well as review and administration procedures.

Special District Zone (SD)

“Special District” Zone (SD) means a Zone that is intended for activity centers, which may include uses such as, but not limited to, a range of service-oriented, community facility, resort, golf, sport park and other non-residential development and activity/recreation.

Specific Plan

“Specific Plan” means the Borkey Area Specific Plan.

Stacked Unit

“Stacked Unit” means a building designed for dwellings to be located above or below each other. The units may be single or two story dwellings.

Stoop

“Stoop” means a common Frontage where the façade is aligned close to the right-of-way. Typically, the entrance to the unit is either above or below the adjacent street grade to create a “stoop” condition. This Frontage is typically associated with attached residential configurations.

Storefront

“Storefront” means a Frontage where the facade is aligned close to the property line with the building entrance at sidewalk grade. This Frontage is typical for retail and non-residential buildings fronting streets, however, it may also be used for attached residential and Live/Work configurations.

TNC

See River Oaks: The Next Chapter.

Transect

“Transect” means a specific section of the built environment when it is organized as a range of various intensities of development. A key objective of Transect-based planning is the creation of integrated environments that are internally coherent with seamless transitions. The specific Transects for River Oaks are defined below.

Transect 2 (T-2)

“Transect 2” (T-2) means a Transect comprising of areas reserved for agriculture, passive open space and active recreation, thereby providing a transition from natural or rural areas to the active built environment.

Transect 3 (T-3)

“Transect 3” (T-3) means a Transect comprising of primarily low- and moderate-density residential neighborhoods that acts as a transition from open space to greater concentrations of development.

Transect 4 (T-4)

“Transect 4” (T-4) means a Transect comprising of a mixed of uses, but remains a primarily residential urban fabric, providing for the broadest residential design configurations, setbacks and landscape opportunities.

 Villa House

“Villa House” means a Building Type consisting of a large house containing two (2) to eight (8) units designed to appear as an individual, large home.

Zone

“Zone” means the classification of the land uses permitted at a particular location.