Development Code
Chapter 3 – Development code
3.0 Applicability
River Oaks: The Next Chapter (TNC) is an amendment to the Borkey Area Specific Plan (Specific Plan), intended to facilitate the development of portions of Subarea A and Subarea F of the Specific Plan and the annexation of 20 acres east of Buena Vista Drive. The Development Code provides a framework to create a village of vital, pedestrian-oriented neighborhoods with a mixture of housing types, agritourism destinations, and gathering places, all within walking distance of homes to achieve the related goals and objectives identified in Chapter 2 of this Specific Plan.
Upon adoption of this Specific Plan, the Development Code, standards and procedures established herein become the governing zoning standards for Land Uses within the TNC site. This Development Code specifically supersedes and replaces the City of Paso Robles Zoning Ordinance provisions regarding zoning districts, allowable Land Uses, permit requirements for allowable uses and site development standards. The requirements of the Paso Robles Zoning Ordinance which address regulatory topics not covered by this Development Code remain applicable to development within the TNC site.
This Development Code shall be administered by: the Community Development Department, referred to as the “Department,” the Community Development Director, referred to as the “Director,” after the Specific Plan is adopted by the Paso Robles City Council, referred to as the “Council” and the Planning Commission, referred to as the “Commission.”
Capitalized terms used throughout this Development Code are either named places or terms defined in the Appendix, including regulatory language that is integral to this Specific Plan. Those terms not defined in the Appendix shall be accorded their commonly accepted meanings or as defined by City regulation. In the event of conflicts between these definitions and those of the codes, those of this Specific Plan shall take precedence.
All development, redevelopment, subdivisions and new Land Uses within TNC shall comply with all applicable requirements of this Chapter, as follows:
A. Regulating Plan
The Regulating Plan (Section 3.1) applies the Development Code by Transects and 6 Zones to property within the TNC area.
B. Zone Standards
Zone standards within this Development Code regulate aspects of private buildings that affect the public realm. Zone standards are determined on a by-Zone basis, regulating the placement, height and facade design of all buildings within the Zone.
C. Building Type Standards
Building Type standards apply to all Zones, determining the allowed size, massing, Frontage design, primary pedestrian access, vehicle access, parking, service, open space and landscaping design requirements for each of the Building Types allowed in each Zone.
D. Frontage Type Standards
Frontage types determine the relationship between the public streetscape and the private Frontage of buildings to create a cohesive and expressive neighborhood experience.
E. Land Use Standards
The Land Use Matrix (Table 3-3) identifies Land Use types allowed in each of the Zones as established by the Regulating Plan. Each parcel shall be occupied only by Land Uses allowed within the applicable district subject to the type of City approval required by the matrix (for example, conditional use permit) and shall be compatible with existing uses.
F. Non-Residential
For the purposes of this Specific Plan, “non-residential” describes land and building uses that are generally commercial in nature. These generally commercial uses shall be consistent in design and compatible with the residential character of TNC. “Non-residential” uses shall not include incompatible uses such as industrial or manufacturing uses that would negatively impact the character of TNC. Refer to Table 3-3 or a full list of
“non-residential” permitted Land Uses.
3.1 Regulating Plan
The Regulating Plan, Figure 3-1, establishes Zones applied to property within TNC. Zones allocate Building Types, frontage types, building placement and design, and Land Uses within the TNC area.
The Regulating Plan is a synthesis of development opportunities that respond to the topography of the site, adjacent open space and development as well as the evolving development needs of the City. Zones have been identified to incorporate a range of residential, recreation, hospitality/retail and agritourism opportunities into a integrated, pedestrian-oriented community that respects the land on which it is founded.
3.1.1 Transects
In form-based planning, the built environment is organized as a range of geographic and development “Transects” or cross sections. A key objective of Transect-based planning is the creation of integrated environments that are internally coherent with seamless transitions. Successful integrated environments are based on the selection and arrangement of all the components that contribute to a particular type of environment. Each Transect is composed of elements that support and intensify its local character: Zone, Building Type, lot configuration, Land Use, frontage, street and other physical elements of the human habitat. Through the Transect, planners are able to specify different urban contexts that have the function and intensity appropriate for their locations.
The Transects within TNC capitalize on established Transects utilized by Smart Code development and the City of Paso Robles Gateway Design Plan. These locally adapted Transects provide organization for development that focuses activity at the heart of the TNC, transitioning into residential opportunities, agricultural and rural open space at the edges.
Development at TNC is organized into 3 Transects:
• T-2 Open Space and Special Use (encompassing T-2 OS and
T-2 SD Zones)
• T-3 Suburban (encompassing T-3 NE and T-3 NG Zones)
• T-4 General Urban (encompassing T-4 NG-1 and T-4 NC Zones)
The TNC development area covers diverse topography. Viewed as a cross section the site ranges from the open space of the Salinas River on the west to the hospitality/retail and neighborhood recreation areas at the core of TNC to the Cuesta College North County Campus and River Oaks Center at the southeastern corner of the site. The 3 transects of TNC are based on this development range. Residential intensity is focused near the campus grounds and gradually transitioning into lower levels of development as the site nears the river corridor. This development pattern is held together by generous recreation open space and multi-use trails.
A. Transect 2 (T-2) - Open Space (OS) and
Special District (SD)
T-2 is comprised of areas reserved for agriculture, passive open spaces and active recreation providing a transition from natural or rural areas to the active built environment. T-2 is characterized by agricultural opportunities interlaced with Oak tree preservation, respect for topography and rural open spaces. This Transect is highlighted by low-intensity active recreation, including hotel and spa accommodations located throughout the development. These uses and development types are considered T-2 due to their low-intensity nature and the extremely low development footprint in relation to the designated acreage. Although not traditionally considered T-2, the hotel, Spa and active recreation amenities of this transect shall be massed to serve as a transitional development type between pure open space and residential neighborhoods. T-2 is defined within TNC by the Open Space (OS) Zone and Special District (SD) Zone. See Section 3.2- T-2 OS Zone and Section 3.3- T-2 SD Zone for specific development regulations.
B. Transect 3 (T-3) - Neighborhood Edge (NE) and
Neighborhood General (NG)
T-3 consists of primarily residential neighborhoods of lower and moderate densities as a transition from open space to greater concentrations of development. Residential opportunities are planned in a traditional manner with a focus on individual lots and coherent neighborhoods of distinct character. T-3 is characterized by the detached single-family nature of development with a focus on front yards and comfortable pedestrian atmosphere. Planting is naturalistic with setbacks relatively deep and blocks typically larger. This is consistent with the dominant existing development condition to the east of the Salinas River where most of Paso Robles development has occurred over the past 60 years. This Transect is defined within TNC by the Neighborhood Edge (NE) Zone and the Neighborhood General (NG) Zone. See Section 3.4 - T-3 NE Zone and 3.5 - T-3 NG Zone for specific development regulations.
C. Transect 4 (T-4) - Neighborhood General 1 (NG-1) and Neighborhood Core (NC)
T-4 consists of mixed uses, but primarily residential urban fabric. A wide range of Building Types and densities are represented in this Transect, providing for the broadest residential design configurations, setbacks and landscape opportunities. Streets typically define medium sized blocks, this is the dominant urban condition to the west of the Salinas River, where the oldest neighborhoods of Paso Robles are located. T-4 is characterized by a mix of housing and Building Types with scattered commercial opportunities in a pedestrian-oriented environment, consisting of sidewalks and internal development pathways throughout. The central area of the project site will include a range of residential densities and neighborhood serving non-residential opportunities. This Transect is defined within TNC by the Neighborhood General 1 (NG-1) Zone and the Neighborhood Core (NC) Zone. See Sections 3.6 - T-4 NG-1 Zone and 3.7 - T-4 NC Zone for specific development regulations.
3.1.2 Development Parameters
Maximum permitted residential unit and non-residential square footage thresholds are established in Table 3-1. To maintain flexibility and allow for the build-out of TNC to respond to evolving community needs, residential development are permitted to fluctuate in density as long as aggregate development is within the minimum/maximum density and unit thresholds established in Table 3-1 and all Zone and Building Type standards are met. Precise allocation of units for a particular individual development/neighborhood shall be determined at the time of Plot Plan Review approval. Market conditions may dictate the development of variable numbers of residential development types that combine to the maximum aggregate development numbers in Table 3-1.
Each individual development may be further parcelized into any number and size of sub-parcels consistent with applicable Transect Zone standards. The location of property lines for sub-parcels within each individual development is flexible and shall be established by each Tentative Tract Map.
3.1.3 Development Conversion
In an effort to maintain flexibility to respond to changing community needs and market conditions over the buildout duration of TNC, the hospitality rooms within the SD Zone may be transferred into residential units. These units may be located within the SD Zone in conjunction with the hospitality use or as residential units within the residential neighborhoods. Transference of the hospitality rooms into residential units directly replaces or reduces the room count potential of the hospitality component.
For example, 50 of the hospitality rooms could be converted to (at the time of construction or as a converted unit) residential units; this would create a maximum residential buildout potential of 1,805 residential units and a maximum hospitality room component of 100 rooms. At no time shall the number of habitable rooms/units exceed 1,905. In no case shall hospitality rooms exceed 150 rooms unless this Specific Plan is modified by the Master Developer and City of Paso Robles.
Market conditions may also dictate the development of a lower number of residential units or lower amount of other types of development than specified.
3.1.4 Development Code Standards
While every attempt has been made to generate coherent and consistent standards and guidelines for the development of TNC, where setbacks and/or development code standards between Chapter 3, Development Code and Chapter 4, Design Guidelines conflict, the standards within Chapter 3, Development Code shall prevail.
3.1.5 General Regulations
The following regulations apply to all Zones within TNC.
A. Specific Plan Boundary Setbacks
To respect the rural setting and sensitive edge conditions of TNC, the following standards shall apply:
• All attached residential and non-residential buildings shall be setback a minimum of 20 feet from the Specific Plan boundary line.
• Within 70 feet of the Specific Plan boundary line, no building shall be more than 2 stories (35 feet) in height. Where permitted by the Zone, third story portions of buildings are permitted at a 70-foot setback from the Specific Plan boundary line.
B. Zero Setbacks
Utilization of “zero setbacks” or reciprocal use easements (RUE) are permitted on all detached Building Types where identified in the applicable Zone standards. Buildings may be plotted “on” the lot line with an easement granted for access and maintenance, or buildings may be plotted with “Z” lot lines with and RUE granted for both lots.
Where “Z” lot lines or RUEs are utilized, interior setbacks shall be reduced to accommodate the configuration, however, the aggregate side setbacks (sum of required interior/side street setbacks) shall remain consistent with the Zone standards. These lot configurations shall meet the California Building Code and this document. See Figure 3-4 and 3-5.
C. Building Separation Precedent
Where Building Types utilize “zero setbacks” within a Zone, the building separation identified for the Zone shall take precedence over the side setback requirement identified. However, the minimum street side setback shall still apply for lots with street side frontage.
• Cantilevered balconies, bay windows, chimneys, eaves, porch elements and media niches are all architectural elements permitted to encroach into setbacks.
• Architectural projections are permitted to encroach into side and rear setbacks a maximum of 2 feet; in no case shall encroachments be closer than 1 foot to the property line.
D. Common Open Space Requirements
In addition to the open space and neighborhood recreation amenities throughout TNC, each multiple family attached parcel or neighborhood development shall provide on-site common open space. Requirements:
• 150 square feet of common open space per unit
• 1 tot lot shall be provided within the aggregate common open space.
• Age-qualified multiple family parcels/neighborhood are exempt from providing a tot lot.
E. Age-Qualified Developments
Age-qualified developments require sensitivity in site and amenity planning to meet the specific needs of the age-qualified residents. The following standards apply to age-qualified developments:
• Provision of common open space per section 3.1.5.D for multiple family developments.
• The AAC center shall function as the enrichment services element for any age-qualified single family or multiple family development within half a mile of the AAC center.
• Congregate eating, recreation or care facilities in conjunction with a CCRC Building Type development shall serve as the enrichment services element.
• Parking standards shall be reduced from the applicable Zone in accordance section 3.1.5.F standards.
F. Age-Qualified Parking Standards
A project or parcel developed as age-qualified within any Zone shall be permitted to use the following reduced parking standard to allow for design solutions suitable for age-targeted living. The following standards shall apply:
• 1 parking space is required for all 1 bedroom units
• 1.5 parking spaces are required for all 2+ bedroom units
• These standards shall serve as resident and guest parking
• Spaces may be enclosed, covered or unenclosed
G. Residential Parking Standards
Resident and guest parking shall be provided per the following standards unless otherwise modified by the applicable Zone, Building Type:
• Residential units require 2 resident spaces per unit and 0.2 guest spaces per unit; T-2 NE Zone exception, see section 3.4
• Live/Work units require 2 resident spaces per unit and 0.5 guest spaces per unit. Guest spaces shall be within 300 feet of unit entry.
• Age-restricted developments shall be governed by the standards of section 3.1.5.F
Additional parking standards are as follows unless otherwise modified by the applicable Zone or Building Type:
• Required garage spaces are permitted in side-by-side or tandem configurations.
• All parking spaces, drive approaches and lanes shall be designed for adequate maneuverability with a minimum back-up distance of 20 feet.
• Parking is permitted on driveways, lanes and motorcourts where 8 feet by 18 feet clear parking dimensions are provided.
• Parking spaces shall not obstruct access to other units.
• Parking spaces within driveways of above dimensions that access a single unit shall qualify as required parking. See Figure 3-5.
• Additional parking standards are required on a per Building Type basis. See applicable Building Type section.
The use of, and garage space provisions for, LSVs including golf carts and Neighborhood Electric Vehicles (NEV) for residential use are encouraged. Use of LSVs are also encouraged for landscape and golf course maintenance. Garage spaces, enclosed, covered, or unenclosed, may be sized to accommodate standard cars or Low Speed Vehicles (LSV).
• A minimum of 1 standard car garage space shall be provided per unit.
• LSV spaces shall qualify as required parking.
Bicycle parking should be provided for all multi-family residential neighborhoods.
H. Bluff Top Aesthetics
The unique aesthetic qualities of the bluffs overlooking the Salinas River corridor shall be treated in a sensitive manner. Development shall be sensitive to the site line from North River Road. Plotting of Building Types on bluffs and hillsides done in a considerate manner with landscape screening or native oak forest where feasible. See Section 3.5 for setback and building requirements along the blufftop.
I. Oak Tree Preservation
Development of all residential lots and units shall be graded and designed to protect Oak trees in a manner consistent with the City Oak Tree Preservation Ordinance.
J. Projections and Encroachments
Projections and encroachments are permitted where identified by the Zone. In no case shall a projection or encroachment be closer than 3 feet to any property line unless reciprocal use easements are recorded.
K. Sustainability Checklist
A sustainability checklist has been established for TNC with two tiers of sustainability levels. The sustainability checklist is located in the Appendix. Table 3-2 Building Type Standards lists the sustainability level required by each Building Type.
L. Water Requirements
Responsible use and reduction of residential water consumption will be managed through the installation of high-efficiency fixtures and fittings. All residential units shall include the installation of features that meet the following average flow rates:
• Lavatory faucets shall be 1.5 gpm.
• All showers shall be 2.0 gpm per stall.
All toilets shall meet at least 1 of the following requirements:
• Have an average flow rate of 1.3 gpf OR
• Be dual-flush and meet the requirements of ASME
A112.19.14 OR
• Meet the U.S. EPA WaterSense specification and be certified and labeled accordingly.
Water softeners are prohibited.
M. Energy Efficiency
All buildings within TNC will be designed at least 10% of the current 2005 California Title 24 standards with Tier 2 achieving 15% above current 2005 California Title 24 standards.
N. Recycling
All residential units shall have built-in 2-drawer recycling center providing separated bins for recyclables and trash. See section 7.8 for construction recycling requirements.
O. Outdoor Outlets
All residential units shall be constructed with:
• outdoor electrical outlets to encourage the use of electric appliances and tools.
• outdoor natural gas outlets to encourage outdoor cooking and heating options.
3.2 t-2 Open Space (OS) Zone
The primary intent of the OS Zone is to facilitate buffers between TNC, adjacent properties and the Salinas River. This Zone allows for passive community parks, greenways and vineyards to act as buffers and form continuous open space amenities through the site.
A. Lot Configuration:
No minimum lot requirements.
Buildings and parking in conjunction with permitted uses shall require a CUP.
B. Land Use
Permitted Land Uses:
Crop production, horticulture orchard, vineyard
Cattle, horse and sheep grazing
Nature preserves
Outdoor sales of agricultural products year-round and seasonal
Hiking, biking or riding trails
Utility facility by CUP
3.3 T-2 Special District (SD) Zone
The primary intent of the SD Zone is to facilitate the development of activity centers within the community. Activity centers for active recreation, community facilities and hospitality/retail uses help define a core for the community and provide a central location for the mix of mutually supporting uses. Total Square Footage within T-2 SD Zone shall not exceed 111,500 square feet
B. Lot Configuration:
Minimum Building / Lot Standards:
Permitted Building Types: Non-Residential
Lot width: No minimum
Lot size: No minimum
Building separation: 10 feet minimum
Building height maximum: 2 stories, 40 feet measured from average grade
Architectural element height maximum: 54 feet measured from average grade
No lighting permitted on sports/practice fields
C. Setbacks
Minimum distance from property line:
Specific Plan boundary: 30 feet minimum
Street: 5 feet minimum, 8 feet average minimum
T-2 property line: 10 feet minimum
T-3 & T-4 property line: 20 feet minimum
D. Encroachments
Encroachment of awnings, arcades and architectural features into required setbacks are permitted as follows:
Street (projection): 5 feet
T-2 & T-3 property lines (projection): 2 feet
E. Block Size
Undefined; modulate buildings and parcel entries to facilitate access and connectivity.
F. Land Use
Permitted Land Uses:
Crop production, horticulture orchards, vineyards
Nature preserves
Outdoor sales of agricultural products year-round and seasonal
Wine-tasting rooms/in conjunction with Resort
Ballfields, playgrounds, pools and amphitheaters
Commercial recreation facilities - covered/indoor
Congregate eating facilities
Day care centers, 14 children or less
Gyms, health spas, etc.
Hiking, biking or riding trails
Meeting facilities, public or private
Museums, art galleries
Park, playgrounds/tot lots
Public facilities - community center, library, recreation buildings
Schools, public - all levels
Land Use Continued
Studios - Art, dance, martial arts, music, etc.
Food and beverage sales
General merchandise
Outdoor seating areas
Restaurants
Financial services and ATMs (free-standing)
Business support services
Health & Wellness Centers
Offices
Personal services
Parking facilities for a permitted use
Other uses permitted in the ‘CP’ district, PRMC
Multiple family dwellings
Golf course - green and support facilities
Hotel (with convention facilities)
Hot springs resort/spa
Other land uses conditionally permitted per Table 3-3. The amphitheater shall be permitted to exceed the 65 dB NEL for outdoor activities (like all parks).
G. Parking Setbacks
Parking, maintenance and facilities shall be accessed from the street with landscape treatment and monumentation that complements the design theme of TNC. On-grade parking (enclosed or unenclosed) is allowed:
Setback From Any Property Line: 10 feet minimum
Parking requirements shall be per Section 21.22 of the Paso Robles Municipal Code.
3.4 T-3 Neighborhood edge (ne) Zone
The primary intent of the NE Zone is to protect the estate-size single-family detached character of the existing adjacent River Oaks neighborhood. This Zone will utilize a more curvilinear development pattern suitable for hill-top conditions and view lots. Development within the T-3 NE Zone shall not exceed 73 residential units.
A. Density
Maximum Residential Density: 5 du/ac.
B. Lot Configuration
Minimum Building / Lot Standards:
Permitted Building Types: Single-Family House
Lot Width: 50 feet minimum; corner lots 55 feet minimum
Lot Size: 4,500 square feet minimum, 8,000 square feet average
Lot Coverage: 50% maximum
Building Separation: 10 feet minimum
Zero lot line with RUE configurations permitted
Building Height Maximum: 2 stories, 35 feet measured from average grade
C. Setbacks
Minimum distance from property line:
Front: 10 feet minimum
Side Street: 10 feet minimum
Interior Side: 5 feet minimum
Rear: 20 feet minimum to living, 10 feet to garage or DAB
Lane Setback: 4 feet minimum to living or garage
D. Encroachments
Encroachment of outdoor spaces and architectural features into required setbacks are permitted as follows:
Front (Outdoor Space): 0 feet, no encroachment permitted
Front (Projection): 2 feet
Side Street: 5 feet
Interior Side: 2 feet
Rear: 10 feet
E. Block Size
The nature of this Zone facilitates curvilinear streets in a more exclusive hill-side setting. Block size is undefined.
F. Land Use
Permitted Land Uses:
Crop production, horticulture orchards, vineyards
Outdoor sales of agricultural products year-round and seasonal
Day care centers, 14 children or less
Hiking, biking or riding trails
Park, playgrounds/tot lots
Schools, public - all levels
Home occupations
Detached Accessory Buildings (DAB)
Second dwelling units
Single-family dwellings
Other land uses conditionally permitted per Table 3-3.
G. Parking Setbacks
Parking and garages accessed from streets and lanes only.
Enclosed parking (on or below grade) is allowed:
Front Setback: 18 feet front loaded, 15 feet turn-in
Side Street Setback: 10 feet minimum
Interior Setback: 3 feet
Rear Setback: 10 feet
Lane Setback: 4 feet minimum, 18 feet maximum
3.5 T-3 Neighborhood General (NG) Zone
The primary intent of the NG Zone is to foster a variety of detached housing configurations. NG provides a transition between single-family detached conditions and higher-density attached neighborhoods within TNC and is suitable for age-qualified developments.
A. Density
Maximum Residential Density: 8 du/ac.
B. Lot Configuration
Minimum Building / Lot Standards:
Permitted Building Types: Single-Family House, Motorcourt, Linear Court, Bungalow Court
Lot Width: based on pertinent Building Type; corner lots add 5 feet in width
Lot Size: based on pertinent Building Type
Lot Coverage: 50% maximum
Building Separation: 6 feet minimum
Paired “Z” lot and RUE configurations permitted
Building Height Maximum: 2 stories, 35 feet measured from average grade
C. Setbacks
Minimum distance from property line:
Front: 10 feet minimum, 20 feet max
Side Street: 10 feet minimum
Building Separation: 6 feet minimum
Rear: 10 feet, only applies to Single-Family Building Type
Lane/Motorcourt Setback: 4 feet minimum to living or garage
DAB from any Property Line: 3 feet minimum
Buildings shall be setback from the top of bluff overlooking the Salinas River a minimum of 25 feet. Buildings along this setback shall be restricted to 1 story.
D. Encroachments
Encroachment of outdoor spaces and architectural features into required setbacks are permitted as follows:
Front (Outdoor Space): 5 feet
Front (Projection): 2 feet
Side Street: 5 feet
Rear: no encroachment permitted for Single-Family Building Type
Lane/Motorcourt: no first story encroachment, 2 feet for second story encroachments
E. Block Size
Intended for walkability and definition of smaller enclave neighborhoods, 400-800 foot block lengths recommended.
F. Land Use
Permitted Land Uses:
Crop production, horticulture orchards, vineyards
Outdoor sales of agricultural products year-round and seasonal
Day care centers, 14 children or less
Hiking, biking or riding trails
Park, playgrounds/tot lots
Schools, public - all levels
Home occupations
Multiple family dwellings
Detached Accessory Buildings (DAB)
Second dwelling units
Single-family dwellings
Other land uses conditionally permitted per Table 3-3.
G. Parking
Parking and garages accessed from street, lane or motorcourt. On-grade parking (enclosed or unenclosed) is allowed:
Front Setback: 18 feet front loaded, 15 feet turn-in
Side Street Setback: 10 feet minimum
Interior Setback: 0 feet
Rear Setback: 10’ for Single-Family Building Type, otherwise not applicable
Lane /Motorcourt Setback: 4 feet minimum
3.6 T-4 Neighborhood General 1 (NG-1) Zone
The primary intent of the NG-1 Zone is to facilitate a suburban setting for a variety of attached and detached housing configurations with higher densities than a traditional suburb. Compatible mixing of residential, age-qualified, non-residential service and hospitality opportunities are permitted and shall all have the appearance of residential development.
A. Density
Maximum Residential Density: 12 du/ac.
B. Lot Configuration
Minimum Building / Lot Standards:
Permitted Building Types: Motorcourt, Linear Court, Bungalow Court, Villa House, Row House
Lot Width/Size: based on pertinent Building Type
Lot Coverage: 60% maximum detached; no standard for attached
Paired “Z” lot and RUE configurations permitted
Building Height Maximum: 2 stories, 35 feet measured from average grade
C. Setbacks
Minimum distance from property line:
Front: 8 feet minimum to living
Side Street: 10 feet minimum
Interior Side: 3 feet minimum
Lane/Motorcourt Setback: 4 feet minimum to living or garage
DAB from any Property Line: 3 feet minimum
Minimum building separation:
Detached units: 6 feet minimum detached Building Types
Attached units (side-to-side): 10 feet minimum (Villa House, Row House)
Attached units (other building separations): 20 feet minimum (Villa House, Row House)
See T-4 NC for diagram of attached building separations
D. Encroachments
Encroachment of outdoor spaces and architectural features into required setbacks are permitted as follows:
Front (Outdoor Space): 3 feet
Front (Projection): 2 feet
Side Street: 5 feet
Lane/Motorcourt: no first story encroachment, 2 feet for second story encroachments
E. Block Size
Intended for walkability and definition of smaller enclave neighborhoods, 400-700 foot block lengths recommended.
F. Land Use
Permitted Land Uses:
Crop production, horticulture orchards, vineyards
Outdoor sales of agricultural products year-round and seasonal
Day care centers, 14 children or less
Hiking, biking or riding trails
Meeting facilities, public or private
Park, playgrounds/tot lots
Schools, public - all levels
Studios - Art, dance, martial arts, music, etc.
Food and beverage sales
General merchandise
Outdoor seating areas
Restaurants
Business support services
Offices
Land Use Continued
Personal services
Home occupations
Live-work
Multiple family dwellings
Detached Accessory Buildings (DAB)
Second dwelling units
Single-family dwellings
Other land uses conditionally permitted per Table 3-3.
G. Parking
Parking and garages accessed from lane or motorcourts. On-grade parking (enclosed or unenclosed) is allowed:
Front Setback: 20 feet front loaded/turn-in or motor court
Side Street Setback: 10 feet minimum
Interior Property Line Setback: 3 feet
Rear Setback: Not applicable/not required
Lane/Motorcourt Setback: 4 feet minimum or 8 feet or greater
Non-Residential: Per Section 21.22 of the Paso Robles Municipal Code
3.7 T-4 Neighborhood Core (NC) Zone
The primary intent of the NC Zone is to provide for higher-density attached residential neighborhoods that foster walkability in a setting that is suitable for mixed use and/or age-qualified opportunities. While residential uses are intended as the primary use for the NC Zone, secondary non-residential uses that foster a functional and walkable neighborhood are permitted. All development shall have the appearance of residential development.
A. Density
Maximum Residential Density: 12 du/ac.
B. Lot Configuration
Minimum Building / Lot Standards:
Permitted Building Types: Bungalow Court, Villa House, Row House, Stacked Units, Live/Work, CCRC, Non-Residential
Lot Width/Size: based on pertinent Building Type
Lot Coverage: 60% maximum detached; no standard for attached
Paired “Z” lot and RUE configurations permitted
Building Height Maximum: 3 stories, 47 feet measured from average grade
C. Setbacks
Minimum distance from property line:
Street Setback (front-on condition): 0 feet minimum, 15 feet maximum
Street Setback (side-on condition): 10 feet minimum
Lane/Motorcourt Setback: 4 feet minimum to living or garage
Specific Plan boundary setbacks apply, see section 3.1.5
Minimum building separation:
Detached units: 6 feet minimum detached Building Types
Attached units (side-to-side): 10 feet minimum (Villa House, Row House, Stacked Units, Live/Work & CCRC)
Attached units (other building separations): 20 feet minimum (Villa House, Row House, Stacked Units, Live/Work & CCRC)
D. Encroachments
Encroachment of outdoor spaces and architectural features into required setbacks are permitted as follows:
Lane/Motorcourt: no first story encroachment, 2 feet for second story encroachments
E. Block Size
Intended for walkability and strong connection to open space and neighborhood amenities, 400-700 foot block lengths recommended
F. Land Use
Permitted Land Uses:
Outdoor sales of agricultural products year-round and seasonal
Ballfields, playgrounds, pools and amphitheaters
Commercial recreation facilities - covered/indoor
Congregate eating facilities
Day care centers, 14 children or less
Hiking, biking or riding trails
Meeting facilities, public or private
Museums, art galleries
Park, playgrounds/tot lots
Land Use Continued
Public facilities - community center, library, recreation buildings
Schools, public - all levels
Studios - Art, dance, martial arts, music, etc.
Food and beverage sales
General merchandise
Outdoor seating areas
Restaurants
Financial services and ATMs (free-standing)
Business support services
Offices
Personal services
Parking facility for a permitted use
Other uses permitted in the ‘CP’ district, PRMC
Home occupations
Live-work
Land Use Continued
Multiple family dwellings
Detached Accessory Buildings (DAB)
Second dwelling units
Single-family dwellings
Other land uses conditionally permitted per Table 3-3.
G. Parking Setbacks
Parking and garages accessed from street, lane or motorcourt.
On-grade parking (enclosed or unenclosed) is allowed:
Street Setback: 10 feet minimum
Interior Setback: Not required
Lane/Motorcourt Setback: 4 feet minimum
Non-Residential: 2.5 spaces / 1,000 SF, including on-street parking
3.8 Block Standards
Organization of the built environment by Transect Zone allows for the creation of a coherent form and intensity of development. Further organization of this form into walkable Blocks begins to form a fine-grain neighborhood pattern of interconnected streets that promote vehicular and pedestrian access equally.
A. Purpose
Creating pedestrian-scaled, walkable network of streetscapes through the neighborhood and greater village area begins with the subdivision of parcels into manageable block sizes. Subdivision of land should not be undertaken in a one-size-fits-all parcelization. Block size should directly relate to the grain of development desired as it suits the Transect, Building Type and Frontage.
B. Neighborhood Planning
Generally, neighborhoods within TNC will be developed using traditional grid-pattern street layouts. This neighborhood planning method fosters walkable neighborhoods with direct paths of access. However, the occasional use of curvilinear streets and cul-de-sacs can be an effective and necessary tool to deal with hilltop conditions, view lot conditions and specific site planning considerations. Curvilinear streets and cul-de-sacs shall be used sparingly. All cul-de-sacs shall have a pedestrian connection to a street (like the image on this page), pathway or open space to promote the walkability of the neighborhood.
C. Block Requirements
1. Design Objectives
Development and parcelization of each NG (Neighborhood General), NG-1 (Neighborhood General 1) and NC (Neighborhood Core) site is subject to these requirements and shall be designed to be divided into smaller blocks by the use and/or combination of:
• Internal streets, where appropriate to connect with off-site streets and/or to create a series of smaller, walkable blocks;
• Lanes within the blocks;
• Pedestrian pathways, in lieu of streets or lanes may define blocks. Pedestrian pathways include: paseos, common courtyards and linear courts; and
• Parcels and buildings oriented with entrances and active architecture along street frontages.
2. Block Size
Blocks shall be developed based on the Block Size Requirements of the Zone. Block sizes identified by Zone shall apply interior to all neighborhoods/Building Types; block sizes shall not be regulated along the village loop road including all streets identified on Figure 6-1, Circulation Plan. Further design recommendations for block size organization are provided in Building Type standards. Where more than one Building Type is located within a block, the larger block size may be utilized.
D. Subdivision of Parcels
Development blocks larger than 2 acres within the NG, NG-1 and NC Zones should generally follow this design procedure for subdividing sites into appropriate blocks:
1. Sites larger than 2 acres should be subdivided further to create additional blocks. For sites less than 2 acres in size, the introduction of streets and lanes is not required.
2. Subdivision of sites should begin with the introduction of streets appropriate for the Frontage type and level of service intended. Introduce neighborhood streets in a manner that creates block sizes appropriate for the applicable Zone and Building Type intended. Block sizes for Single Family Homes, front access Building Types or motorcourt configurations will be larger than blocks intended for rear-loaded Building Types. Block sizes may also be defined by pedestrian pathways. A mid-block pedestrian pathway allows for fire and pedestrian access. Block distances may be measured from center line of street to center line of pedestrian pathway.
3. Where rear-loaded Building Types are intended, introduce lanes to provide for further access. The intent is to maintain the integrity and continuity of the streetscape without interruptions such as driveway access. Therefore, although residential development allows minor interruptions along the primary frontage, the introduction of rear service access such as lanes and motorcourts is encouraged as applicable to the Building Type.
4. Further subdivide the blocks by introducing lots that will integrate the allowed Building Type and applicable Zone standards. Larger Building Types such as Row Houses and Stacked Units may not require the introduction of lots.
5. Finalize the program and site plan for the Building Types to achieve a fine-grain neighborhood design intended by this document.
3.9 Building Types
TNC will include a diverse range of housing opportunities in detached, attached and mixed-use configurations. Building Types establish permitted configurations of buildings within Zones, shall meet development code requirements of the Zone in which they are utilized and shall meet the appropriate sustainability level tier identified in Table 3-2. Building Types identify specific regulations for a type or configuration of lots to regulate important characteristics (density, massing, open space and public space interactions) of the built form. Within the building placement requirements of the applicable Zone, Building Type regulations further reinforce the desired small-town community character to encourage quality development that suits the character of Paso Robles.
A. Purpose
This section identifies the building types allowed within TNC and provides design standards for each type to ensure that proposed development is consistent with the City’s goals for building form, character and quality within the Specific Plan area.
B. Applicability
Each proposed building shall be designed in compliance with the standards of this Development Code for the applicable Building Type, except public and institutional buildings, which because of their unique disposition and application are not required to comply with these Building Type requirements. Non-residential buildings having significant impact upon community image and/or identified by the Master Developer as “Innovative” may be exempted from the Building Type standards of this section and independently reviewed as part of the Plot Plan process. See Section 3.9.10.G for Innovative qualifications.
C. Allowable Building Types by Zone
Each building within TNC shall be designed as one of the Building Types allowed by Table 3-2 for the Zone applicable to the site, unless described above. Each Building Type described in this section is subject to the requirements of Table 3-2, the applicable Zone and the Building Type standards.
The following Building Types are considered Single-family dwellings (detached):
Single Family House
Motorcourt
Linear Court
Bungalow Court
Live/Work (depending on design of unit)
The following Building Types are considered Multiple family (multi-family) attached dwellings:
Villa House
Row House
Stacked Units
Live/Work (depending on design of unit)
CCRC
3.9.1 Single Family House
A Single Family House is a Building Type consisting of a single-family detached home on an individual lot. These homes may be in large lot configurations to small-lot or cluster configurations. Design of Single Family Building Types should include a variety of garage configurations that respond to the applicable Frontage type and Zone Development Code. In addition to Zone and Frontage standards, the following standards shall apply to all Single Family House Building Types:
A. Lot Requirements
• Minimum lot width: 50 feet
• Minimum lot size: 4,500 square feet
B. Plotting
“Z” lot plotting permitted
Minimum house width for 3-car front facing garage: 50 feet
No plans may be plotted more than 2 in a row
No identical adjacent building elevations
Same plans may be plotted on lots across from each other, provided a different elevation is selected for each unit
Minimum 3 color schemes per Single-Family House type
C. Access
Where a lane is present, parking and services shall be accessed through the lane. Where a lane is not present, parking and services shall be accessed from the street frontage by a driveway of 18 feet maximum width (single driveway), 12 feet maximum width (circular driveway, each curb cut).
D. Frontage Types
Frontage types appropriate for Single Family Homes are:
Common Yard
Frontyard Porch
E. Parking and Services
• Required parking for 2 cars shall be provided within a garage.
• Guest parking is not required; 0 guest spaces per unit required
• Garages shall accommodate at least 2 spaces with a maximum of 3 spaces in width; third space shall be a single-garage door (standard car garage or LSV space). Additional garage spaces may be accommodated in turn-in or tandem configurations.
• Where a lane is present, services, above-ground equipment and trash container areas should be located on the lane and screened from view.; may be located within the garage.
• Where a lane is not present, above ground equipment and
trash container areas shall be located at least 3 feet behind the facade of the house and be screened from street view with landscaping or
a fence.
F. Open Space
One usable, private open space shall be provided in the front, side yard, rear or interior of the house. A minimum area of 100 square feet is required with a minimum dimension of 6 feet.
G. Building Size and Massing
• Houses on corner lots shall be designed with a comparable level of architectural expression on the corner side elevation as the front elevation.
• Buildings shall be composed of one- and two-story volumes or articulated with single-story elements such as porches, balconies
or wings.
H. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf shall not be used in front yards; turf shall not exceed 30% of rear yards to keep irrigation water demand at a minimum. Synthetic turf is permitted and may be located in any yard space.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should be reserved for rear and side yards only. Safety and visibility are critical factors in planting design.
• Vegetables, herbs and other plants selected from the Agricultural Plant Palette are encouraged where regular maintenance and harvesting plans are established.
3.9.2 Motorcourt
A Motorcourt is a Building Type configuration of single-family detached homes oriented toward a motor court, with pedestrian and garage access to the building taken from the motor court. The Motorcourt orients small-lot detached homes in a manner that activates the streetscene by reducing the presence of garage along the street and provide more “active” architecture on the frontage. In addition to Zone and Frontage standards, the following standards shall apply to all Motorcourt Building Types:
A. Lot Requirements
• Minimum lot width: 35 feet
• Minimum lot size: 2,200 square feet
B. Plotting
“Z” lot plotting permitted
All plotting of Motorcourt Building Types shall be done in the motorcourt module. Where site planning constraints exist, Motorcourts should be plotted in conjunction with another Building Type.
C. Access
Garage access shall be taken from the motorcourt. Homes along the street frontage shall orient building entries to address the street, all other units shall take building access from the motorcourt.
D. Frontage Types
Frontage types appropriate for Motorcourt homes are:
Frontyard Porch
Stoop
E. Parking and Services
• Required parking for at least 2 cars shall be provided within
a garage. Additional guest parking may be provided on-street, off-street or in-driveway spaces where the appropriate dimensions are provided.
• Garages shall accommodate at least 2 parking spaces with a maximum of 2 spaces in width. Additional garage spaces may be accommodated in tandem configurations.
• A single-door garage space, taking access from the street or motorcourt, is permitted to accommodate for a LSV.
• Services, above-ground equipment and trash areas should be located on the motorcourt or screened from view of the street with landscaping or a fence. Trash containers are encouraged to be located within the garage; garage dimensions should be increased, as appropriate, to accommodate such services.
F. Open Space
• One usable, private open space shall be provided in the form of a porch, courtyard or balcony and may be provided in yard space or interior court. A minimum area of 60 square feet is required with a minimum dimension of 6 feet.
• In lieu of private open space, a common open space including a tot lot or community amenities may be provided with a total area of 90 square feet per unit.
G. Building Size and Massing
• Buildings adjacent to the street shall be composed of one- and two-story volumes or articulated with single-story elements such as porches, balconies or building massing offsets that vary the setback.
• Design of lanes should address the functional and aesthetic features of the space to create a pleasant experience for residents; this may include but is not limited to: planting, decorative paving, upgraded garage doors and building offsets along lane elevation.
H. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along the street frontage. Use of turf shall be minimized in the common area to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should be reserved for rear and side yards only. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Plant Palette are encouraged in the linear court where regular maintenance and harvesting plans are established.
3.9.3 Linear Court
A Linear Court is a Building Type configuration of individual detached homes designed to address the street frontage or oriented toward a linear court. The Linear Court orients small-lot detached homes in a manner that activates the streetscene or creates common paseos by separating garage and pedestrian access to opposite sides of the building. This Building Type takes access from a lane and may include linear courts along the “front property line “ (PL). In addition to Zone and Frontage standards, the following standards shall apply to all Linear Court Building Types:
A. Lot Requirements
• Minimum lot width: 30 feet
• Minimum lot size: 1,500 square feet
• Minimum linear court width: 10 feet minimum between buildings, front to front dimension
B. Plotting
“Z” lot plotting is permitted.
Where plotting constraints require or accommodate, this Building Type may be plotted as a “half” Linear Court which takes garage and front entry access from the street.
C. Access
The main entrance should be accessed, and oriented to be visible, from the main frontage street or linear court(s). Parking and services shall be accessed through the lane where possible. “Half” street plotting with garage access taken from the street is permitted where site planning constraints exist.
D. Frontage Types
Frontage types appropriate for Linear Court homes are:
Frontyard Porch
Stoop
E. Parking and Services
• Required parking for at least 1 car shall be provided within
a garage. Additional required or guest parking may be provided in on-street, off-street or in-driveway spaces where the appropriate dimensions are provided.
• Garages shall accommodate at least 1 parking space with a maximum of 2 spaces in width. Additional garage spaces may be accommodated in tandem configurations.
• A single-door garage space, taking access from the street or lane, is permitted to accommodate for a LSV.
• Services, above-ground equipment and trash areas should be located on the lane and screened from view with landscaping or a fence. Trash containers are encouraged to be located within the garage; garage dimensions should be increased, as appropriate, to accommodate such services.
F. Open Space
• One usable, private open space shall be provided in the form of a porch, courtyard or balcony and may be provided in yard space or an interior court. A minimum area of 60 square feet is required with a minimum dimension of 6 feet.
G. Building Size and Massing
• Buildings adjacent to the street shall be composed of one- and two-story volumes or articulated with single-story elements such as porches, balconies or offset wall planes.
• Front elevations, facing linear courts or streets, are encouraged to be designed to have building massing offsets that vary the setback along the linear court or street as applicable to the plotting of the buildings.
• Design of lanes should address the functional and aesthetic features of the space to create a pleasant experience for residents; this may include but is not limited to: planting, decorative paving, upgraded garage doors and building offsets along lane elevation.
H. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along the street frontage. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should be reserved for rear and side yards only. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Plant Palette are encouraged in the linear court where regular maintenance and harvesting plans are established.
3.9.4 Bungalow Court
A Bungalow Court is a Building Type configuring four or more detached units or duplexes arranged around a shared courtyard, with pedestrian access to the building entrances from the courtyard and/or street. The Bungalow Court orients small-lot homes in a manner that creates common courtyards and activates the streetscene with open space pockets. In addition to Zone and frontage standards, the following standards shall apply to all Bungalow Court Building Types:
A. Lot Requirements
• Minimum lot width: 25 feet
• Maximum lot width: 45 feet
• Minimum lot area: 1,300 square feet / unit
• Minimum courtyard size: 150 square feet / unit
• Minimum common courtyard width: 14 feet minimum
• Minimum linear courtyard width: 10 feet minimum
A. Access
The main entrance should be accessed and oriented to be visible from the courtyard, linear court or street where no courtyard is present.
Parking and services shall be accessed through the lane.
B. Frontage Types
Frontage types appropriate for Bungalow Court homes are:
Common Yard
Frontyard Porch
C. Parking and Services
• Required parking for at least 1 car shall be provided within a garage. Additional required or guest parking may be provided in on-street, off-street or on the driveway where the appropriate dimensions are provided.
• Garages shall accommodate at least 1 space with a maximum of 2 spaces in width. Additional garage spaces may be accommodated in tandem configurations.
• Services, above-ground equipment and trash containers
should be located on the lane and screened from view with landscaping or a fence. Trash containers are encouraged to be located within the garage; garage dimensions should be increased as appropriate to accommodate such services.
D. Open Space
• Front yard open space is defined by the front setback line and Frontage type requirements of the applicable Zone.
• One usable, private open space shall be provided in the form of a porch, courtyard or balcony and may be provided in yard space or interior court. A minimum area of 60 square feet is required with a minimum dimension 6 feet.
• Common open space may be provided in lieu of private
open space. In lieu of private open space, an additional 60 square feet per unit may be added to the area of the common courtyard requirements on the previous page.
E. Building Size and Massing
• Buildings should be composed of one- and two-story volumes or articulated with single-story elements such as porches or balconies, or building massing offsets that vary the setback.
• Design of lanes should address the functional and aesthetic features of the space to create a pleasant experience for residents; this may include but is not limited to: planting, decorative paving, upgraded garage doors and building offsets along lane elevation.
G. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf shall not exceed 30% of the common courtyard to keep irrigation water demand at a minimum. Turf shall not be used on individual lots or along street frontages. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and House Architecture. Screen plantings should be reserved for rear and side yards only. Safety and visibility are critical factors in planting design.
• Community Gardens and plants selected from the Agricultural Plant Palette are encouraged in the shared courtyard where regular maintenance and harvesting plans are established.
3.9.5 Villa House
A large house containing anywhere from 2 to 8 dwelling units designed to appear as a single large home. Villa Homes are typically plotted to appear as “single-family” lots accessed from streets, or in court or garden configurations, to provide greater common open space opportunities. In addition to Zone and Frontage standards, the following standards shall apply to all Villa House Building Types:
A. Lot Requirements
• Minimum lot width: 45 feet
• Maximum lot width: 150 feet
• Minimum lot size: 5,225 square feet
• Minimum building separation: 10 feet between buildings
A. Access
The main entrance shall be private for each unit and accessed by walkways leading from parking or the street.
Where a lane is present, parking and services shall be accessed through the lane. Where a lane is not present, parking and services may be accessed in a motorcourt configuration from the street by a driveway of 18 feet maximum width. Where motorcourt configurations are not utilized, front facing garages are permitted, turn-in garage preferred.
Where the driveway/motorcourt is access from the street, curb cuts shall be limited to 1 driveway per 2 units; 1 driveway per 4 units is preferred.
B. Frontage Types
Frontage types appropriate for Villa Homes are:
Common Yard
Front Yard Porch
Stoop
Forecourt
C. Parking and Services
• Required parking for 1 car shall be provided within a garage. Additional required or guest parking may be provided in on- street, off-street, or on the driveway where the appropriate dimensions are provided.
• Garages shall accommodate at least 1 space. Ganging of garages is preferred. Turn-in or tandem configurations are permitted.
• Where a lane is present, services, above-ground equipment and trash containers should be located on the lane and shielded from view.
• Where a motorcourt configuration is utilized for access, above-ground equipment and trash containers should be located within the motorcourt and shielded from view.
• Where a front-loaded condition is utilized for access, above-ground equipment and trash containers shall be located at least 3 feet behind the front facing facade of the Villa House and be shielded from street view with landscaping or a fence.
• In all configurations, trash containers are encouraged to be located within the garage; garage dimensions should be increased as appropriate to accommodate such services.
D. Open Space
• One usable, private open space shall be provided in the front, side yard, rear or interior of each unit. A minimum area of 60 square feet, with a minimum dimension 6 feet for ground floor units is required; 50 square feet minimum area with a minimum dimension of 5 feet for upper floor units is required.
• Common open space requirements per section 3.1.5.D shall apply.
E. Building Size and Massing
• Building shall be designed to appear as a large single-family “mansion” home.
• Buildings shall be composed of one- and two-story volumes or articulated with single-story elements such as porches, balconies or offset building massing.
• Courtyard walls matching or complementing the architecture of the building shall shield the majority of the motorcourt visible from
the street.
G. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along street frontages. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should be reserved for rear and side yards only. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Agricultural Plant Palette are encouraged in planter areas of 200 square feet or larger where regular maintenance and harvesting plans are established.
3.9.6 Row House
Two or more attached two- to three-story dwellings. Row homes may be plotted with a strong relationship to the street to create a more urban setting, or in court or garden configurations to provide greater common open space opportunities in a more traditional townhouse configuration. In addition to Zone and Frontage standards, the following standards shall apply to all Row House Building Types:
A. Lot Requirements
• Minimum lot width: 14 feet per unit
• Minimum building separation: 10 feet between buildings
B. Access
• Each unit shall have an individual entrance that is accessed by walkways leading from parking or the street.
• Where a lane is present, parking and services shall be accessed through the lane.
• Curb cuts should be limited to 1 lane access per 8 units.
C. Frontage Types
Frontage types appropriate for Single Front Yard homes are:
Common Yard
Front Yard Porch
Stoop
Forecourt
D. Parking and Services
• Required parking for 1 car shall be provided within a garage. Additional required or guest parking may be provided in on- street, off-street, or on the driveway where the appropriate dimensions are provided.
• Additional garage spaces may be accommodated in turn-in or tandem configurations.
• Services, above-ground equipment and trash containers should be located on the lane and shielded from view.
• Trash containers are encouraged to be located within the garage; garage dimensions should be increased as appropriate to accommodate such services.
E. Open Space
• One usable, private open space shall be provided in the front, side yard, rear or interior of the house. A minimum area of 60 square feet is required with a minimum dimension of 5 feet.
• Common open space requirements per section 3.1.5.D shall apply.
F. Building Size and Massing
• Building elevations facing streets or public spaces shall be designed with a comparable level of architectural detail as front elevations.
• Buildings shall be composed as a series of volumes or articulated with single-story elements such as porches, balconies or offset massing.
• Where three-story buildings are permitted, massing is shall step down to two-stories, or have dominant two-story massing, along streets identified in Section 6.1 Circulation if adjacent Building Type is a lower density product.
• Front entries access by stoops are encouraged to be separated from grade to promote privacy. See Section 3.9.3 Stoop for further detail.
• Design of lanes should address the functional and aesthetic features of the space to create a pleasant experience for residents; this may include but is not limited to: planting, decorative paving, upgraded garage doors and building offsets along lane elevation.
F. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along street frontages. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should not be used in front yards. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Agricultural Plant Palette are encouraged in planter areas of 200 square feet or larger where regular maintenance and harvesting plans are established.
3.9.7 Stacked Units
A larger scale residential building comprised of apartments, flats and/or townhome units (for sale or for rent) and not meeting the requirements of any other Building Type in this Section. Appropriate for use with in combination with or in proximity to hospitality, institutions of higher learning, resort or other specialty uses to create a dynamic activity cluster. In addition to Zone and Frontage standards, the following standards shall apply to all Stacked Units Building Types:
A. Lot Requirements
• No minimum lot width
B. Access
The main entrance for each unit and accessed by walkways leading from parking or the street.
Parking and services shall be accessed through the lane or within common parking lots.
C. Frontage Types
Frontage types appropriate for Stacked Units are:
Common Yard
Front Yard Porch
Stoop
Forecourt
D. Parking and Services
• Required parking for 1 car shall be provided as a covered space. Additional required or guest parking may be provided in on-street or designated off-street parking areas/lots.
• Tandem parking is permitted and does satisfy parking requirements.
• Services, above-ground equipment and trash containers shall be located on the lane or within common access spaces not visible from the street.
E. Open Space
• One usable, private open space shall be provided to be directly accessible from the unit. A minimum area of 60 square feet is required with a minimum dimension of 6 feet for ground floor units; 50 square feet required with a minimum dimension of 5 feet for upper-floor units.
• Common open space requirements per section 3.1.5.D shall apply
• Improvements or amenities to common open space are encouraged, these may include but are not limited to: courtyards, water features, seating, play areas, walking trails and gardens.
F. Building Size and Massing
• Building elevations facing streets or public spaces shall be considered “front” elevations and require a comparable level of architectural design and detail.
• Massing of buildings shall be reduced in at least 1 of the following ways: massing offsets, differentiation of units and stepped massing.
G. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along street frontages. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should not be used in front yards. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Agricultural Plant Palette are encouraged in planter areas of 200 square feet or larger where regular maintenance and harvesting plans are established.
3.9.8 Live/Work
People should have a reasonable opportunity to live close to where they work allowing for a better balance between housing and jobs. Live/Work units facilitate individual or attached homes designed to accommodate residential as the primary use with work space for home occupations or qualifying businesses. Live/Work Building Types are appropriate to be integrated with the scale and grain of the neighborhood. Access and visibility of units should be considered to promote viability of non-residential uses. In addition to Zone and Frontage standards, the following standards shall apply to all Live/Work Building Types:
A. Lot Requirements
• Minimum lot width: 14 feet per unit
• Minimum building separation: 10 feet between buildings
• Plotted to face a street or paseo accessible by on-street parking within 200 feet.
• Recommended to be plotted in groups (4 or more) of units to promote compatibility and an enclave character conducive to small-businesses.
• Residential shall be the primary use, home occupation and other permitted uses shall be the secondary use; “work” area shall comprise less square footage of the unit that the “living” portion of the unit. Secondary use area does not utilize “Non-Residential Square Footage” area establish in Table 3-1.
A. Access
The main entrance shall be individual for each unit and accessed by walkways leading from parking or the street.
Residential and non-residential main entries may be separate or combined.
Signage for individual units shall be attached to the unit or building along the visible street and/or paseo exposure.
B. Frontage Types
Frontage types appropriate for Live/Work Building Types are:
Front Yard Porch
Stoop
Storefront
C. Parking and Services
• Required parking for 2 cars shall be provided within a garage. Additional required or guest parking may be provided in on- street, off-street, or on the driveway where the appropriate dimensions are provided.
• Additional garage spaces may be accommodated in turn-in or tandem configurations.
• Services, above-ground equipment and trash containers should be located on the lane.
• Trash containers are encouraged to be located within the garage; garage dimensions should be increased as appropriate to accommodate such services.
D. Open Space
• One usable, private open space shall be provided to be directly accessible from the unit. A minimum area of 60 square feet is required with a minimum dimension of 6 feet.
• If Live/Work units are in an attached multiple family configuration, common open space requirements per section 3.1.5.D shall apply.
E. Building Size and Massing
• Building elevations facing streets or public spaces should be designed with a comparable level of architectural detail as the front elevation.
• Entries to individual units/homes should be easily discernible through the use of design elements, porches or courtyards.
• Buildings shall be composed of one- and two-story volumes or articulated with single-story elements such as porches, balconies or wings.
• Architecture of Live/Work Building Types shall complement the architectural character of the neighborhood in which it is located. However, additional glazing, non-residential design elements and/or roll-up access doors are permitted; design of these elements shall be done in a manner that does not detract from the residential character of the neighborhood.
G. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along street frontages. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the home. Screen plantings should not be used in front yards. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Agricultural Plant Palette are encouraged in planter areas of 200 square feet or larger where regular maintenance and harvesting plans are established.
3.9.9 Continuing Care Retirement Community (CCRC)
Continuing Care Retirement Communities (CCRC) provide a variety of living situations to serve the needs of an age-qualified population. CCRC developments include living facilities, in attached or detached configurations, with congregate eating facilities and other care service facilities. This Building Type is intended to create a community in which aging persons can thrive; configurations and densities of CCRCs will vary. In addition to Zone and Frontage standards, the following standards shall apply to all CCRC Building Types:
A. Lot Requirements
• No minimum lot size or unit count
• Congregate eating and care facilities may be integrated into the Building Type or designed as free-standing buildings separate from living units.
A. Access
The main entrance and parking area shall be visible from the street.
Adequate loading and service areas shall be provided consistent with the size and facilities of the CCRC. Loading and service areas shall be located away from street frontage or shielded from view in a manner consistent with the architecture of the building/complex.
Each CCRC complex shall be limited to 2 curb cuts per complex.
B. Frontage Types
CCRC complexes should be site planned with special attention to the interface with streets, parking and open spaces. Due to the unique nature and configuration of the CCRC a Frontage Type is non-applicable.
C. Parking and Services
Parking requirements for CCRC shall be reduced from those required by the applicable Zone. The following standards shall apply:
• Refer to Age-Restricted Parking Standards in section 3.1.5.F
• Required parking may be in covered or uncovered configurations.
• Services, above-ground equipment and trash containers shall be located in conjunction with loading areas and shielded from view from the street.
D. Open Space
Usable open space shall be provided for each unit. Open space may be provided in one of the following ways:
• Private open space in the form of a porch, courtyard, balcony or yard space with a minimum area of 60 square feet, and a minimum dimension of 6 feet.
• A common open space or series of open spaces for community gathering are required per section 3.1.5.D
Congregate eating, care or recreation areas shall be considered enrichment services for the purposes of Elderly Housing requirements of the City Code.
E. Building Size and Massing
• Building elevations facing streets or public spaces should be designed with a comparable level of architectural detail as the front elevation.
• Building entries shall be easily discernible through the use of
design elements.
• Architecture of CCRC Building Types shall complement the architectural character of the neighborhood in which it is located
or adjacent.
• Elevations and massing shall be residential in character.
G. Landscape
• Plantings shall be designed and selected to minimize the use of irrigation beyond an initial plant establishment of 2 years.
• Turf is not permitted along street frontages. Use of turf in the common space shall be minimized to keep irrigation water demand at a minimum. Synthetic turf is permitted.
• A mixed palette of groundcovers, shrubs and trees shall be used to complement the Landscape Theme Master Plan and architecture of the facility. Screen plantings should not be used in front yards. Safety and visibility are critical factors in planting design.
• Community gardens and plants selected from the Agricultural Plant Palette are encouraged in planter areas of 200 square feet or larger where regular maintenance and harvesting plans are established.
3.9.10 Non-Residential
A range of Non-Residential building opportunities are available. These buildings are proposed to include a clubhouse/lodge, resort, Spa, Health & Wellness and Fitness Centers, community and recreation buildings. Non-residential building may also include neighborhood-compatible commercial opportunities such as restaurants, in-line shops, commercial spaces and offices. Design and lot configuration of non-residential buildings are encouraged to be consistent with the character and scale of TNC, however, creativity and aesthetics are also equally encouraged.
Parking should be provided in parking lots or shared parking configurations within appropriate walking proximity to the building. Planting and trees should be used to soften large areas of parking and transition from parking to pedestrian/building spaces. In addition to Zone and Frontage standards, the following standards shall apply to all Non-Residential Building Types:
A. Lot Requirements
• Non-uniform front setback; minimum 2 wall plane offsets
• Cumulative square footage of Non-Residential buildings not to exceed 109,500 square feet.
• No minimum lot size
B. Orientation
Common public open space in the form of a courtyard, covered porch or balcony oriented toward the lot Frontage, paseo, vistas or activity center
is encouraged.
C. Access
• Parking and building access shall be easily discerned and well marked.
• Vehicular and pedestrian access shall be intuitive and direct.
• Service and loading activities, where feasible, shall be oriented away from the street frontage and pedestrian access, otherwise these activities shall be screened from view of the street and pedestrian access.
• Signage may be provided on 2 building elevations facing
public accessways.
D. Frontage Types
Non-residential buildings should be sited with special attention to the interface with streets, paseos, vistas, other buildings and open spaces. Store Front Frontage should be utilized for commercial, office and non-residential buildings that are intended as “commercial block” style opportunities. All other Non-residential buildings should design their Frontages to best accommodate the particular site, building, activity and design. The Store Front Frontage Type may be utilized, however Non-Residential Building types are not required to be oriented close to the street Frontage.
E. Building Size and Massing
• Roof forms shall be designed to match the architectural style of the building and create interest for the building form. At least 2 roof forms or plate heights are required.
• Building form and massing shall not overwhelm the streetscene. Integrate the design of the building with the scale of the surrounding development.
• Singular building volumes are discouraged. Where feasible and practical to the building function, offset massing and volumes
are encouraged.
• Iconic architectural features distinguishing design and character appropriate to the architectural style of the building are encouraged.
• Integrate building design with the site through the use of landscape and hardscape elements.
F. Lot Configuration: Mixed-Use
Mixed-use buildings shall be designed and massed to appropriately accommodate compatible uses. Massing of these buildings is important to create spaces that facilitate a range of uses and do not overwhelm the street or modify the character and vision of TNC.
G. Lot Configuration: Innovative
Buildings intended for destination uses and/or iconic architecture may submit design plans that do not strictly conform to the standards and/or design guidelines of this document and will be considered “innovative” buildings under this document to be reviewed independently. Innovative buildings are those that, for architectural, use, or site planning reasons, need flexibility in design and development standards. The innovative design shall still be required to meet the intent and vision of this document and reflect the character of TNC. Review of these buildings shall follow the Plot Plan Review process.
3.10 Frontage Types
Frontage is the privately owned area between the front facade of a home or building and the property line. Combined with the public streetscape and street types, the private Frontage has a strong private impact on the public realm, determining the interaction of the building with the streetscape. Different Frontages are appropriate for different Zones and Building Types. Frontages should be utilized within the appropriate Zone and reflect the lifestyle of the Building Type.
A. Outdoor Living Spaces
In many historical styles, front porches and covered terraces were considered outdoor rooms and evolved to be key elements of architectural composition.
Outdoor living spaces are private outdoor spaces for resident use. These spaces provide outdoor living that is not overlooked by neighbors or visitors. The space flows from indoor to outdoor providing little differentiation between living areas. Private open spaces are defined by their level of privacy.
To capture the climate-based lifestyle of the area and encourage integrity of style, all front porches, courtyards, stoops and covered terraces shall achieve a minimum size and grade relationship to the street.
• Spaces shall be sized to accommodate usable space.
• Massing, placement, orientation, minimum required square footage and dimensions of outdoor living space are defined by Building Type under “Open Space.”
• Spaces shall be designed to be integral to the composition and architectural style of the home.
The following Frontages are allowed within the TNC. Refer to Building Types for identification of the appropriate Frontages.
3.10.1 Common Yard
Common Yard is a Frontage associated with lower density single-family neighborhoods. It entails 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. The deep setback provides a buffer from streets and visually supports an integrated neighborhood feel.
• A front porch is not warranted, however a great variety of outdoor living space designs are possible.
• Outdoor living space may be at grade or raised to transition into the building. In no case shall the space be offset more than 3 feet from adjacent grade.
• Fences shall respect the front setback requirements of the Zone in which the Frontage is applied. Fences shall not exceed 6 feet in height and are not permitted within the Frontage.
3.10.2 Frontyard / Porch
Frontyard / Porch is a common Frontage associated with single-family houses or clusters. The Frontyard / Porch is a planted frontage where the façade is set back from the ROW with an encroaching porch or courtyard element. A fence at the frontage line may provide spatial street definition and support neighborly interaction and a level of privacy. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the yard.
• A great variety of porch designs are possible.
• Outdoor living spaces may be at grade or raised to transition into the building. In no case shall porches be offset more than 3 feet from adjacent grade.
• Fences and retaining walls defining the front yard or courtyard shall not exceed 3 feet in height. Retaining walls and fences may be combined for a maximum front yard height of 6 feet.
3.10.3 Stoop
Stoop is a common Frontage associated with attached residential configurations. The Stoop is a Frontage where the façade is aligned close to the ROW. The first story may be elevated from the sidewalk to allow for greater privacy for the windows. A landing or covered stoop is used at the entrance to create individuality and identity to units.
• In no case shall the ground story be more than
3 feet above or below the adjacent sidewalk.
• Stoops shall correspond directly to the building entry and
shall be at least 3 feet wide across the Frontage
and 2 feet deep.
• A fence or wall at the stoop (maximum height 3 feet) may be used to define private space.
• Stoop shall be covered, or front entry shall be recessed within the front facade.
3.10.5 Storefront
Storefront is a common Frontage used for retail and non-residential buildings fronting streets. However, it may also be used for attached residential configurations and is suitable for Live/Work. The facade is aligned close to the property line with the building entrance at sidewalk grade creating a strong interaction between the building facade and the public realm. The façade has substantial glazing at the sidewalk level and an awning, building overhang or roof projection is permitted to overlap the sidewalk.
• Awnings, building overhang or roof projection may project over the sidewalk a maximum of 2 feet.
• Fencing or a low courtyard wall is permitted at the property line or between the facade and property line. Fencing/wall shall not exceed 42 inches in height. Fencing shall be at least 50% open.
• The grade of the Storefront shall not be more or less than 12 inches from the adjacent ROW.
3.11 Land Use Standards
3.11.1 Allowed Land Uses
A parcel or building within TNC shall be occupied by the Land Uses allowed by Table 3-3 within the Zone applied to the site by the Regulating Plan. The Land Uses listed shall be defined per City definitions unless otherwise modified by this code.
Any allowed Land Uses identified by Table 3-3 may be established on any parcel within that Zone, subject to the planning permit requirement listed in the table, and in compliance with all applicable requirements of this Development Code.
A commercial Land Use may be combined with a residential Land Use within a dwelling unit to create a space that contains both a residence and commercial use area per the standards of the applicable Zone and the Live/Work Building Type.
A. Uses Not Listed
A Land Use that is not listed in Table 3-3 and is determined by the Director to not be included in the definition of a listed Land Use, is not allowed within the applicable Zone.
B. Similar and Compatible Uses
The Director may administratively determine in writing that a proposed use not listed in Table 3-3 is allowable if all the following findings can be made:
• The characteristics of, and activities associated with, the use are similar to one or more of the listed uses, and will not produce greater impacts than the use listed for the Zone;
• The use is consistent with the purposes of the applicable Zone;
• The use is consistent with the General Plan and
this Specific Plan;
• The use will be compatible with the other uses allowed
in the Zone;
• The use is not listed as allowed in another Zone.
C. Permit Requirements and Development Standards
When the Director determines that a proposed, but unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Specific Plan apply.
D. Live Work Use Standards
Live/Work units shall comply with Section 21.23.070, Home Occupations, of the Paso Robles Zoning Code Classified except that:
• The entire ground floor may be used for the Live/Work occupation or residential use. In no case shall the Live/Work occupation occur above the ground floor.
• Jewelry making; computer or small good repair; media production; recording studio; software developers; accountants; telecommuters; architects; office bases for off-site services such as building and landscape contractors, real estate agents and sales representatives; attorneys; consultants and other similar uses are permitted uses.
• Up to two (2) small, unlighted signs are permitted per Live/Work unit.
E. Temporary Uses
Temporary uses are allowed within TNC in compliance with Section 21.23C, Temporary Use Permits, of the Paso Robles Zoning Code. Provided that a construction trailer shall be permitted in conjunction with the construction at TNC throughout the Plot Plan Approval process. The temporary construction trailer shall be removed prior to complete project build-out.
3.11.2 Permit Requirements
Table 3-3 provides for Land Uses that are:
• Permitted subject to compliance with all applicable provisions of this Development Code. These are shown as “P” uses in the table.
• Allowed subject to the approval of a Conditional Use Permit, and shown as “CUP” uses in the tables; and
• Not allowed in particular Zones, and shown as “--” in the table.
