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HomeMy WebLinkAbout04-12-2017 Item 1, MannCOUNCIL MEETING: "1-12-1? Rc-crrrrvev ITEM NO.: APR 12 2017 CLERK From: Advisory Bodies From: Scott Mann [ Sent: Wednesday, April 12, 2017 10:59 AM To: Advisory Bodies <advisorybodies@slocity.org> Subject: PC communication Good Morning, Please enter the attached briefing into the public record and communications for today's Joint Planning Commission & City Council Meeting. Thank you, Scott Mann, City of San Luis Obispo Planning Commissioner Brief: Form -Based Codes Excerpted from: Parolek, Daniel G., Karen Parolek, and Paul C. Crawford. Form -Based Codes: A Guide for Planners, Urban Designers, Municipalities, and Developers. Hoboken, NJ: John Wiley & Sons Inc, 2015. Print. Entered into public comment by Commssioner Scott Mann for the Regular Joint Planning Commission & City Council Meeting on April 12, 2017 Despite significant variations in the practice of Form -Based Codes, there is an emerging con- sensus on a common approach. The following arc descriptive terms illustrating the key prin- ciples for guiding code -writing toward sustain- able urban development: 1. Vision -Centered Form -Based Codes are always written as part of a Master Plan. They are the outcome of a plan- ning process that binds private and public in- terests onto a common vision for a desirable future. As a result, they are adopted with the complete confidence of elected and appointed officials, staffs, and the community. 2 Purposeful Conventional codes arc unfocused. FBCs are priority -driven and concentrate on regulating with an emphasis on those places that are prone to change. The kinds of physical adjustments that would render these places more useful and beautiful are clearly spelled out. 3. Place -Based All code prescriptions are carefully calibrated to be specific to the setting to which they apply. The analysis of existing natural, physical, and social conditions within a project area is the point of departure for FBCs. Physical diversi- ty is favored and guaranteed by providing for a wide variety of potential development and con- servation intensities. 4. Regionally Diverse The "one -size -fits -all" nature of zoning is re- placed by a commitment to difference, FSCs reflect the environmental and cultural con- ditions prevailing in the different parts of our country and aim to encourage place -making that is appropriate to them. This specificity to regional context has profound environmental consequences, as the form and performance of buildings and cities are fitted to their climate, resources, and culture. S. Consequential Urbanism is not an exercise in beautification. It is an economic -development engine. Form - Based Codes typically deliver a strategy for im- provement calibrated to the local economic op- portunities that the market can deliver. They are operated in the interest of bolstering the fis- cal health of the community. 6. Precise FBCs are typological in nature. Concrete, expe- rience -derived metrics replace abstract gauges of future development, such as Floor -Area Ra- tios (FARs). Ranges of preferred types for de- signing open space, landscape, buildings, and roads are prescribed in terms of concrete, fa- miliar dimensional ranges. Growth by type guarantees compatibility among buildings and all other city -making ingredients as it operates within an understandable range of replicable models. Within this framework, the more one builds, the better the city gets. 7, Integrated The professional autonomy that is built into so much of current planning and development practice has resulted in a process in which in- dividuals end up working at odds with commu- nity interests. Building projects dominate, and they are often as big as possible and often deny the public realm, the multimodal use of right of ways, or the formation of an urban tree can- opy. FBCs are set up to coordinate infrastruc- ture, thoroughfares, buildings, space, and land- scape design as they apply to a single project. Each project incrementally, and in accordance The Time Is Now xvi i Foreword Xviii to its scale, completes all five dimensions of city building. 8. Binding FBCs arc cast in terms of standards that are obligatory, not guidelines that are optional. Standards provide development direction pro- actively and reward adherence to the commu- nity vision that they represent. Following the standards appropriate to a project speeds up the process of getting it entitled. As citizens begin to trust that their code routinely gener- ates harmonious fabric, the contentious na- ture of the current planning process is dimin- ished. Uncertainty about neighbors' intentions is minimized. 9. Comprehensible Zoning documents have evolved into mas- sive, complicated, mostly written tomes that are often difficult to read, internally contradic- tory, and impossible to understand. FBCs aim to be simply presented in a balance of words, diagrams, and tables that are clear to common folk, landowners, developers, and professionals without the need for theological interpretation from lawyers or expediters. 10. Adjustable FSCs should be revisited regularly and be cal- ibrated in the light of an evolving economy, changing community objectives, and the con- crete evidence represented by work complet- ed under their provisions. They are typically so explicit and detailed that changes small and large can be made without a fuss. A commu- nity can come to control its destiny with confi- dence. Currently, FBCs are being incorporated into project Master Plans and area -wide Spe- cific Plans. Increasingly, the coding of whole cities and even counties is leading in the di- rection of casting General Plans (Comprehen- sive Plans in various states) in a new urbanist frame. Jurisdictions that have engaged in a vi- sioning process delivering a General Plan in- cluding an FBC and appropriate environmental analysis should consider exempting individu- al projects from further environmental review, Such a code would also introduce a stricter and more effective level of regulation. As a matter of course, projects would be entitled more rapidly and with less scrutiny than zoning -fueled cur- rent, conventional development. A sustainable world depends on the definitions of architectural and natural forms that in their urbanism promote rich living experiences, per- manent and resource -efficient designs, limited maintenance, and reduced automobile -based mobility. This is the most conclusive response to the inconvenient truth of global warming. This volume describes in clear argument and significant detail the issues and techniques as- sociated with the design and management of FBCs as an antidote to zoning and sprawl. Reading it and putting it to practice is an ex- cellent point of departure for individuals and municipalities to safeguard and to grow their communities. —Stejanos Polyzoides, Architect and Urbanist Introduction 12 Ta Cora ITCJ SI -4-d. 17.21.040 17.41.040 - Town Core (TC) Standards ———— fl—I O ,} O re s = I o Key -- HOW -i„liu. Ill'f L,I { Ilelldleg Aryr wlwwYrl�l4r ry nwr Frepw7y iSnj C"Pleur ti< k,. I1rii61-, O PI+n 0' Q Ileawu7rn�41hmmn,nh Tw1.51m1,,w eer lrl 0' � NiAdicn3e+iiiblr' 11rr FlpNjr, Ill>IAlniiul rr 4�Ie4h• a _ �_ _.._. _. o' _a •by.'famc2.lrnr.:p.oir,r,w�,. Iir�r .1(,:renrm..,(iJr.w ial I'i Q d:4.r... u..... 22' 6u{Iding Form R"ihlhi¢Un. 3,. ••I.' Vru,,. b,1 ec: I.All u. W4 IOW ..... C Q Aerdm FpoiwreR>,ia xln.lwi-70'•• 5Me 4lr..�.l:nruerl•y, bull. ui lll'I, :1mfiudn.' Q G.CIal PF..rrlNrlh 944 SYIu>�4huneWh+rRQ 4,1 Wilhh Ills'Q F1ix I'f,urrl.ri7ioy}Iril;he 12'i srlre m 11 L,I Lk-.,ilh 20'nwv (� Ul+perFLH,gei Colliu,!llrigh[rl'mh�rLur I4­d,x ... 4eb14111-0ITLwhliiu AU 41,1 lrn It,, • UVmih.lgni ..,d,.I Nelas "All hrlghla inns.ii,.I u, ..,+r.,i rlr�.-_.f prryw, aun...... .... ,ro-,M,n,e�"r,,s,. fmrrlgrlrrimaryarµM ware. Nei ulr+t r�r .irr„:riL Ileir-lnrrnb Lullillir6., hr�JingdorRs. •r�i,rnil dinr ir�l hu:Ilingr.grznl.r:liin, l4nuifsin+i.�pn viJx,rd..luun r„in ,ih:• �,pr+,Iii�M1ied .0 vii.a fsriugliirud�., nui :I.e.li:r,,.iJem+ln rh. Iruru nl „+inrunnhy n,uina. nurb��dnlucn+�,, vlr uoi>r 6., hi.,lon d,�ruu n,I:�.u,,,�, sol Lnu:•ra, or nninnu.l= +.Ibuddingaiuwblrnhun .- ,uh Aoi uinnvlunP dv D"I'4 nm Jdiuc�f by uLnilrlir,P inial I dah-dI.- 2M'1 ­00P bigb feuec nnnrpev unnw ."It - 2 -10 G. Vnp,y D-.4.p—I Coda - M—h 6, 2007 Potential 2. sfor ised ides Form -Based Codes can be used to implement: 1. Complete Zoning and Development Code Updates 2, Downtown Master Plans 3 Corridor Revitalization Plans 4 Neighborhood Revitalization Plans 5. Specific Plan Development Standard 6. Regional Plan Implementation 7. Comprehensive Plan Implementation 8. Historic Resource Preservation Planning 9. Transit Village Implementation 10. Land Conservation through Clustered, Ham- let -Style Development 11. Greyfield Redevelopment 12. Campus Master Planning W W1 13. University/Community Interface Plans 14 Subdivision drdiriances Form -Based Codes regulate the details that are most important for the successful imple- mentation of walkable, human -scaled neigh- borhoods, .focusing primarily on urban form, while also addressing use and other necessary factors. Tliese details include certain aspects of the buildings as they form the walls of the public space, including their placement, height, width, and the particular way they interact with the public space (called the "frontage"). 17hey also include the design and layout of streets and blocks, typically requiring narrower streets laid out in an interconnected, gridded network to accommodate pedestrians and bicyclists, as well as automobiles and transit. FSCs regu- late the location of parking to create beneficial impacts, such as protecting pedestrians from moving traffic, while minimizing negative im- pacts, and they regulate an appropriate mix of compatible uses and building types, enabling I diverse, vibrant places. i Finally, because they regulate these details to the level necessary to ensure adherence to the community's vision, FBCs can also provide a streamlined development review and approval process requiring little or no subjective review, thus encouraging appropriate development. Yet, while F13Cs differ radically from cone tional zoning in many ways, they are simi in a few ways. FBCs also isolate noxious us such as heavy manufacturing and airports, a. they generally only regulate private buildin as they affect the public good, leaving plenty room for individual tastes and styles. As nec< sary, they may also contain provisions simil to conventional zoning for such issues as no conforming uses and affordable housing. With their new approach to development reg- ulation, Form -Based Codes have the poten- tial to change the human habitat substantially by providing communities with a tool that can help reinforce their local character and culture; revitalize and encourage reinvestment in ur- ban, historic neighborhoods and town centers; and promote the creation of compact, walkable neighborhoods. FBCs can also playan important role in promoting sustainable planning practic- es by supporting and regulating development patterns that respond to global climate change and the destruction of our environment. Scope of This Book This book is laid out in three primary sections: Components (Chapter 2), Process (Chapter 3), and Case Studies (Chapter 4). The compo- nents chapter introduces and defines the ele- ments of an FBC and explains why each is im- portant. The process chapter gives a thorough overview of the FBC process from start to post- sdoption implementation, with the overall pro- cess and each of the subprocesses represented in diagrams and supporting graphics. The case studies present a diverse set of FBCs to demon- Aino•oriented, segregated land -use planning principles thganized around single -use zones il3aeisprimary Rawfive to individual development proposals Prascriprive regulations, regulating what is not permit(ed, as well as unpredictable numeric param- Wis, like density and FAR flegulates to create buildings A New Approach strate the wide variety of possible applications and provide examples of current best practic- es. At the end of the book, there are a series of appendices to provide additional information, such as a list of references, a timeline of Form - Based Coding, and a series of common mis- takes to avoid. Form -Based Coding inherently involves urban design and a public visioning process, but it is not feasible to cover all three topics in depth in one book (See the sidebar "Form -Based Codes in Context.") The urban design details in this book focus on enabling walkable, mixed- use, sustainable communities from small, ru- ral towns to large, urban cities—the basic te- Mixed use, walkable, compact development - oriented principles Based on spatial organizing principles that identify and reinforce an urban hierarchy, such as the rural - to -urban transect Physical form and character are primary, with secondary attention to use Proactive community visioning Prescriptive regulations, describing what is required, such as build -to lines and combined min/ max building heights Regulates to create places Fig. 1.4 (Far left) Regulations for the form, placement, and use of buildings from the Grass Valley FBC by Opticos Design and Crawford, Multari & Clark Associates Fig. 1.5 (Above) FBCs address the public realm as a whole, regulating the design of the thoroughfares as well as the placement and form of buildings as the walls of the public space. (Image from the Sarasota County FBC by Dover, Kohl & Partners and Spikowski Planning Associates 13 � rnii'►�fiiiil i"a7 "�� � � 1 r� {., �: My�r� rMf' ► ►tlif�ltr +t►� �frf,► i 0 .IIIII] dII[: Fj Case Studies The City's Approach to FBCs THE CITY OF SAN BUENAVENTURA (usually re- ferred to as Ventura) is located in southern Cal- ifornia along the Pacific Coast, It is the coun- ty seat of Ventura County, California and has a population of 106,744.9 Ventura adopted a Gen - 2Meral Plan in September 2005 that was created in association with Crawford, Multari, Clark & As- sociates and took an aggressive stance by adopt- ing the Ahwahnee Principles, the Charter of the New Urbanism, and the transect as tools for the most urgent market demand. As a result, the Downtown Specific Plan, with a compre- hensive FBC, has been adopted, and three other city -driven FBCs are in various stages covering other priority areas. In addition, private inter- ests and developers have also begun to integrate FBCs into their Specific Plan applications. The organizational framework for the General Plan was established as part of the "Ventura Vi- sion" process. Its ten organizing elements are: 1. Our Natural Community making policy and development decisions. This 2. Our Prosperous Community framework within the General Plan was creat- 3. Our Well -Planned and Designed ed to allow the entire city to be systematically planned and regulated by FBCs. After the adop- tion of their General Plan in 2005, staff origi- nally anticipated developing a "citywide" FBC, but later decided to focus on those areas facing ARTICLE II. URBAN STANDARDS 2_30.070 T6.1 URBAN CORE A. BWWM Pluanont Fan awv a &MACKS • PM.M B.M p OW M W=.n yn#M Ina "da,aa= rnen, b Fn eo81.m abF.a nuwe =ame d}pnr br • FurnFlFn 9MNdoq Typal I 9YeN axlFb L¢1a. ato Smn i PM Ai=l Aw1a Iln P 4 3'sl ]Sloe rallast ue Ba nw , RFaY Bkhaft Tena 7. ARCRt}aCM1gALENCl10ACffhHWM B,ba m F bq Mnlaaa, �l.nuaye, ar,la aW ,a W., ud eWai Swb=eadl rob i=U1M =FlerA, N IratbE bFbn>x4 M 1=, b nnlarlmW M p,e C•Y,1nb B Wrq Cava {C9C1 I tti1mM=_ a lm _ Sa MI .Lk. BlFa eYeel W -W L- I,J R=1 Su 7 RaeaMowe t/FYaM}•fannlMnanp=aMeaN,: MW" L�L — Gr,d A„Fuw�nre vOWN lawn 10960 -0 /LAN B. BuUnB Proft and Fmofte t_N@IOM1 • Ab,m+ 1, Can Ama: A ,A9rw b Pne,uy BWI111ry Ifo% u orrery faWp,FA 11a} d 0 ya}) 2 FMn A— 3 slab. M F.—, p " (25% d a+ao fadpllnr ae1 ba.-gl ], T"m An— a •lar= b PmkW" Ra% 0 wa.o bO! w MITI • ti',•ou[I ry WM }!Wb aMCAabn,a RMNeL IAM IFpa Y um�F VMob.ule, v4�Baer d KwY,B] ( {..0 Warm u AMaenm, Hdphl Illgwn) /. Ibbn Anr. ] ,In11el b Pnnary B.M.0 ll� f Cibg ratan 1raF W 1 >b1}f b F_ Fb ,C.— prone a— Q nm ,em1M AOd eq •bcw FMMMff "ME A S 46noi b FanoorA c Smau o PoN,frana FeF ffiiaA-Nl LI�koW1 r DnU afd i.l� F1 a wNl Community 4. Our Accessible Community 5. Our Sustainable Community 6. Our Active Community 7. Our Healthy and Safe Community 8. Our Educated Community 9. Our Creative Community 10, Our Involved Community These principles were embellished with goals, policies, and actions to achieve these through a Smart Growth vision. The "Our Well -Planned and Designed Community" chapter integrat- ed what typically occurs within the Califor- nia state -mandated Land Use and Housing Elements, and further included optional ele- ments, such as Community Design, to establish a framework for the application of transect - based Form -Based Codes for the entire city. The following steps were taken within this chap- ter of the General Plan to establish an appropri- ate framework for future Form -Based Codes: (1) established a Neighborhoods, Districts, and Corridors Plan to provide a framework for pri- oritizing potential areas for infill and redevel- opment; (2) established Planning Communi- ties to emphasize specific existing conditions and potential improvements for each; (3) creat- ed Planning Designations that embody transect zones to establish program thresholds and gen- eral character parameters; and (4) produced a General Plan Diagram to show the application of these Planning Designations and the Plan's goals to the entire community. The Planning Designations included a paren- thetical reference to the transect zones they encompass that will provide guidance in in- terpreting them while drafting detailed plans and codes. While Planning Designations on the General Plan diagram are still tied to use and density, the application of the transect zones to each of these designated planning areas also establishes general parameters for the physical form within these areas. In addition, delinea- tions of Neighborhood Centers, Districts, and Corridors allow flexibility in use by encourag- ing a mix of uses within these boundaries. It is also intended that the transect zones will be more specifically applied to a Regulating Plan as each of the designated planning areas has a vision plan and Form -Based Code created. The transect is a tool that can be used by the com- munity to understand and describe the full range of unique environmental and built characteris- tics within each of Ventura's neighborhoods. Us- ing the six parenthetical transect zones to bet- ter understand the broad Planning Designations of` the General Plan Diagram, a finer -grained (site specific) set of development standards can be created to ensure that new development is in keeping with local preferences for building. —Ventura General Plan, pp. 3-14 The First Code: The Downtown Ventura Specific Plan The first of the FBCs adopted by the city of Ven- tura was for its downtown in the Downtown Specific Plan (DTSP). The downtown was se- lected as the first area to plan and code to meet the city's General Plan policy of "infill first;' One of the goals that the city set for the Down- town Form -Based Code was to begin to estab- lish a kit of parts and framework that would enable it to multiply the code and apply these parts to other areas of the community. The city began preparation of the Downtown Form - Based Code with three goals in mind: (1) clar- ity of rules, (Z) certainty of process, and (3) high-quality design. A Specific Plan was select- ed as an appropriate tool for implementation to achieve the goal of having all regulations in a central, easy -to -find location. In California, the Specific Plan is the perfect tool for doing this because it enables the plan to establish Building Form Standards, a Regulating Plan, Building Type Standards, Thoroughfare and other Public Space Standards, and Architectural Standards that would override existing regulations when the Specific Plan was adopted. The Downtown C, raualq 1 MRKIN6 PlAC2YPl1T I Bh.n fielWt�: Hee iE#alIKd4Pln i sle. einrol erb.d: b nr1 o+. ran.a+b.d d 4 R_BelL.a'S'UM b 61ele.ewel P." n.ry 1sk b . ' hl vl w mu .m.. nl..nd g— _kW nle Y.q. PelnnMw .V .Id.rr elyya htl11 len vl lu.fUly a beenlv.Iw vl a PduvP pwye111rmbP 1 PAWKINd R60URt%W o. o R..en11N I I PNM9 R1eall IbW ♦r 2 Ne pnnr.p .p.nn m. myeed I.r.6mN hw unll., lv •n01.-rn.ldetl aoc.iP.nq un11. b Unlb,elYnM7 C M.rI se.w 1 NI. p.IRnp .e.a. e. �.qwN Iw ilevluPmvil m panMl, RoI.YId M.N1311ee1 Wrlb Yre ld I UiD4. Ui�Ie .ue bemd.ry 0 usw.rYa 0g 7VPa Ventura, California Fig. 4.87 (previous page) The Regulating Plans for Ventura's Downtown Specific Plan (left) and the Main and Thompson FBC (right) Fig. 4.88lbelow left and right) T6.1 Urban Core Building Form Standards from the Downtown Specific Plan (DTSP) Ilw ry191_tl _.tlro,d.1Ube, Cvm_— te I.el tl b tl n ft d Waal ml, M Im MIh NeMN.Yh .I.v.n B.e Mlrr lllr&Nary Tp.9tlnd.IM) b. owFmm�wv.uMmu,.M N•hk V le+e'vn �h•,•l bI E Nloeat land Um Il.e b km 1-1 w.. ne, a .1d n. 1E 1 U,_ C.. zone wb Ib Ih. MM e rwlsrmd. P-lbrnagh'RWr! • Ile.�r ' I.,,y lyi..v,WndUa lrW,.�ur li.ypmm+r rwS II IIA b,N.r,df aqr P�Dnw11rawr q. CIFIc nitia 291 Case Studies Form -Based Code was road-tested between September 2004 and March 2007 in the for- mat of "Downtown Compatibility Guidelines, which were used to evaluate submitted projects. Substantial changes to the code resulted from this trial period. The list of types regulated in this code are: • Carriage House • Front Yard House • Side Yard House • Duplex, Triplex, and Quadplex • Villa the Building Form Standards. For each build- ing type, the code regulates access, parking and services, open space, frontage, and building size and massing. ARTICLE IAr BUILDING TYPES 3.10130 CONYEHCIAL BLOCK C..I..wcdl agar E.="ur ✓b+p+M A. OlaCllll'TION Ab Wf.��M wrpnywYM.4 Nf..[. .Yip11A r__ i0Y41..a W .+u. Nw n M o-vVr, T.ry A Y .Y..4 1,* y w4ywi,t & I p.aryT+{T i! n4.14 . 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W tlM Wd" NyI EaWWwL ab JO I.k Mmn IM w.dy.W t. .rIrlNW rl[rWa.uN PM 1 Th. mu.mam -w Wd .Ir .NW W h..W peer)) RPwI M.,. rd .lea DVI 5 cmnye,...n.p rid W.F. gep— a11.M Pr, I I De —N. #-M .N MVM IWI Height Overlay for T6 (in Building Form Standards) This regulation overlay was created to tran- sition from the tallest buildings at the middle of the town center to those at the fringe of the core and adjacent to the historic mission. The heights are regulated by the overlay as follows: • Core: Four stories maximum, 20 percent at five stories • Fringe: Three stories maximum, 25 percent at four stories • Taper: Three stories maximum, 25 percent at four stories (25 -foot setback of fourth story in certain areas) • Mission: Three stories maximum, 15 percent at four stories Hillside Overlay This overlay was created to ensure that new buildings tier with sloping topography and, in doing so, remain in scale with the existing and intended future building condition. It does this by regulating the maximum height above grade along the street and a maximum height above average natural grade for the rest of the site as it goes downhill. Secondary Regulating Plans for Overlay Regulations Several secondary Regulating Plans were creat. ed for the mixed-use portion of downtown. The • Mansion 292 The following are several of the innovations • Bungalow Court within the DTSP: • Row House • LivefWork Extensive Building -Type Regulations • Side Court Housing This Form -Based Code was one of the first to • Courtyard Housing integrate a complete set of standards for each • Commercial Block of a group of designated building types in ad- • Stacked Dwellings dition to the regulations for building form in the Building Form Standards. For each build- ing type, the code regulates access, parking and services, open space, frontage, and building size and massing. ARTICLE IAr BUILDING TYPES 3.10130 CONYEHCIAL BLOCK C..I..wcdl agar E.="ur ✓b+p+M A. OlaCllll'TION Ab Wf.��M wrpnywYM.4 Nf..[. .Yip11A r__ i0Y41..a W .+u. Nw n M o-vVr, T.ry A Y .Y..4 1,* y w4ywi,t & I p.aryT+{T i! n4.14 . IN4+5..�1 L�•Uer- i5 l N.,yedreo¢,..Nr ana •.ACCea. 1 TM mun .Ie.I.a la ..d, ahold N.w un .Mak., N6., W No Iw.W.I IEI Z Geti.0 gYranv. ppblu d ft boom gr—Io ..r rMW a wcr,rr I..r Ymar Na.cwrr . wwm NYb.Y" b/ rural• NaIN w Wnt IEI J Elv.•ar mr .I.a W Pa.WW mIm— Nru .rMlnn.r, a.Iq..1M ..N I.nI W IM INM•Ip M... a..N • .• ma.n.a .torr aTw.IWI iMxa1 drtW.l'ror I..el d..IM.q rw W d...Iyl . _. MIM mw W .NIW o• .a•...d mwTe�•�•Yl�� w a 9 WMI. r Ww I..., F.I—I P -M WW W amW ay.dd...wd lA—W IEI 7 On . ,a1rx k, Ni— ...4,0 1.. •ky MAal,N lEl a U.r•Ig. la, M,r � N. N Tr'.}.iwrt .uda1., P.a ft PIar1.r1 N. am.ldn d.rd x.pN Nr NMu.Mp r.q,RMNIr 401"Il a .I,unIWP Y,ryINdw nPl.af.P AO I.r IM7 Y IM a,ir caYHn Htl.POnMnNa Wl.n . Alm�w 4r=vIY. 1.!>p1a 11 u wW rl NNIMY.PMrg1 N0 1 UYOa II+ INN DOWNTOWN 11PECIFIC PLAN mu rrwrw� ra Ts n Nq TN,N—m T1 m-%* ro C. VILENIN• a lumeea I �yuvn dwa mw W MBIA a w.�•r....n N WaA••d NV" P:kz >•�•. IPm w WNMn . a..", � m .--.d IWI Z OMWIa. a•Y Ivn inch d .cu.. ro IM P1•11m.1.w I. -I rIW W 1.m,.dantMWy.WYI vn,•. M Ww . Iro1 VI.••'d. Wi.w aW W .P14m•. d,P..ri oTmaw rr..NdPd w brYd N � 10 NW b/0,0IM NS.Pa W di. .Id6q aM M .m..wd Nam JO Iron M w.w Nr,..,eK.Py ar. ban ISI 6 Pw.Mp rlb.Igr b wbt— q."on, nndto glhP.w..wuN a Imld _ w. r ...Idr. ro ul..d. or..rr d..dl Iw IwU 0 -OVEN !PNCE I IreM VAN% •. a.er• UY Pr. 0" Md61P Yw a ftI NI Yd rare► .M ". Ipe r.....NN,mmI a N.."a— a,.. Ilvn Z TM P m V .I...d W., .w.. a ft ,— WId.hVI aM W dr..V and a . a.udryN fl� b..... �. •,•.I• d No P -AW add..t aWw nd n pwrd Nw. m,.+dMUW IEj J Nwrnum a„Idryd d.Iwln.I,. am 0. W hM MIM,ImN^91W. W tlM Wd" NyI EaWWwL ab JO I.k Mmn IM w.dy.W t. .rIrlNW rl[rWa.uN PM 1 Th. mu.mam -w Wd .Ir .NW W h..W peer)) RPwI M.,. rd .lea DVI 5 cmnye,...n.p rid W.F. gep— a11.M Pr, I I De —N. #-M .N MVM IWI Height Overlay for T6 (in Building Form Standards) This regulation overlay was created to tran- sition from the tallest buildings at the middle of the town center to those at the fringe of the core and adjacent to the historic mission. The heights are regulated by the overlay as follows: • Core: Four stories maximum, 20 percent at five stories • Fringe: Three stories maximum, 25 percent at four stories • Taper: Three stories maximum, 25 percent at four stories (25 -foot setback of fourth story in certain areas) • Mission: Three stories maximum, 15 percent at four stories Hillside Overlay This overlay was created to ensure that new buildings tier with sloping topography and, in doing so, remain in scale with the existing and intended future building condition. It does this by regulating the maximum height above grade along the street and a maximum height above average natural grade for the rest of the site as it goes downhill. Secondary Regulating Plans for Overlay Regulations Several secondary Regulating Plans were creat. ed for the mixed-use portion of downtown. The first plan was to show locations where ground- Code Administration floor commercial uses are required, and the second was to show appropriate locations for bar and nightclub locations. This second regu- lation was important to address police depart- ment staff deficiencies by concentrating new bar and nightclub establishments. In addition, two additional use type overlays were created to retain specific existing land uses (e.g., Patago- nia in the Eastside neighborhood) and to allow for limited commercial uses in those designated for residential. Mixed -Type Regulations This was one of the first Form -Based Codes for infill conditions that specifically addressed reg- ulations for blended densities on large infill lots and how these lots should be subdivided. Expanding the Application of FBCs to the City The other two Form -Based Codes that are in process in Ventura are the Main Street and Thompson Boulevard Form -Based Code and the Victoria Avenue Corridor Plan and Code. The Saticoy and Wells Community Plan is also currently in draft format and will ultimately lead to the implementation of an FBC for the 1,000 -acre planning area. The Main Street and Thompson Boulevard FBC is a SmartCode calibrated by David Sargent and Robert Alminana of HDR I Town Planning and Paul Crawford to the local conditions of an ag- ing corridor. The goal was to update the zon- ing to make it consistent with the General Plan goals and policies for this rapidly changing area - One of the unique aspects of this code is that it integrates Building -Type Regulations that were created for the Downtown Ventura Specific Plan to give it an additional depth of regulation to the standard SmartCode and to make it con- sistent with the Downtown FBC. In order to ensure that the city staff could eas- ily administer all the various FBCs, a consistent common framework was needed. Ideally, this would have been done before starting the city- wide coding process, but the reality is that this has happened by default through the creation of the first several FBCs. The transect is the or- ganizing principle, and subsets of the T -Zones are created as needed for each of the different neighborhood areas that are planned and cod- ed. For example, T4 will ultimately need T4.1, T4.2, and the like to accommodate differences by planning area. That being said, an important goal of the city is to minimize the number of these subdistricts so that the code does not be- come unmanageable. Thus, many of the minor differences within the T -Zones are dealt with .w.d.I Paden dbw3 .itln .PFAar. fLrN r ANP—_ As dA.. W —4.4 rM ..en.n.lS..a rI� m.t e. wbwwr dA...ln. E "NOACAYE 1 N. Pyr an.�.on1.F.rin n.daen, b 4 IDRI 2 T1s V bN Pb . aL VWa �M . P.W.W -10— IUM AI NAw an..p IIS Y1.JI W P. N n.,wd P+•Md m.en � .. an.n' W0 ler PeA+1• ra W n.1,. Io"1 . e.. «....b. A3 OWyne W .wd .r ,.rnW1m a buA P.h.n �� IoalD.1. II.ng1 H1. IM N rryY F. FAOMFAOE 1.6 M.4 IPAn .'NV '.ae o.•a ...n, re I nd,. e+1 r.Q.A .ed .-V:ovin d1oW b. dMM.1 I.n.N w .a1.,0oeury.rA MM pPI.Py1— IWI'M.u. Ventura, California Fig. 4.89 (below left and right) Commercial Block Building Type Standards from the DTSP df.WW>.. P.4. O e LMN6 ae& A NA MNO 1 Oue.p — — " 2 Mr tl.iq ,,F_:A.f. A..1M.n.. _tPP M) } o.Wgn rrnp�I— In " e..n.Nr.F n kk d &..*.mm 3 elrv. •11., r e.1..rr .0 orn em..1. TIn .MmaNw,...r.enb -PP e1dlrq..M.WFw� s�vo-rel.va 1W1..rrkbn. iPd.r,-IWR t.nry� b 2 P'tww' 00% admr, 13x3 don.. M9 c 30 da.a EY{}rty.� 1344— e rM� fA..1.,r m3sFW� I. o ,vr..11a. abet. a 1I,p Arrr... P Tbr. W.F, u<r. ssrr ww d w. Te 1 u1b.1 r n m.f d On b.d b.m .nNn.n mw .11o1AA of mewA.Aa b/ 1nrnPFW.n Nil Vn iroMal ti r.wsw fPAI Cq aAwAw.m. DOWNTOWN SPECIFIC FLAN No 293 Case Studies 294 C H A P TER 3 'A Emnsect is a gnogtMphi(;al cr0as-�eclmn (A a rregion used to reveal a spgver?m- o r e nvironammti For human environm@nls. this 0rusS Wr inn tan tits weed ro Identify a set of habitats In at vary by [hair level and intensity Df urban chel&:ter. a continuum Inal ranges from rural In Who]). In vanz.Lcf plannlnfl.Inks range or anvnnnmunls iia the basis for organizing lyse camponenls of the bullt world: building. tot. land user, WPM, and ail of lh© other phyakttl alements of Hie human habllai —SIn arrtxtn Vrdumrt 6 & 2WS 'All mrhituctura shoulil be, beautiful All mwr> should W beauSildt. Mauly nurtures Hie soul and IN sprdl it moms life worth Zrirrinro Stet! 2008 Ventura General Plan 3-16 Fig. 4.90 Pages from the General Plan pertaining to the transect • Neighborhood Low - (T3 Sub -Urban and T4 General Urban) emphasizes detached houses with some attached units In a small mor of building types from 0 up to 8 dwelling units per acre. Predominantly rasidentlal, with opportunity for limited home occupation and neighborhood services sensitively located along corridors and at intersections. • Neighborhood Medium - (T3 Sub -Urban, T4 General Urban and T5 Urban Center} anticipates a mixture of detached and attached dwellings and higher building types at approximately 9 to 20 dwelling units per acre. Predominantly residential with small scala commercial at key locations, primarily at intersection and s4scent to corridors. • Neighborhood High - (T3 Sub -Urban through T6 Urban Care) accommodates a broader mix of building types, primarily attached, from 21 to 54 dwelling unite per ape; a mix of residential, commercial, office, and entertainment that includes mixed-use bulkfings. • Commerce - (T4 Genera) Urban through T6 Urban Core, neighborhood center downtown, regional center, town seater or village center) encourages a wide range of building types of anywhere from two to six stories (depending on neighborhood characteristics) that house a mix of functions, Including commercial, entertainment, office and housing. • industry - (T2 Rural through T8 Urban Core) encourages intensive manufacturing, using overlays to regulate minor differences, such as height, setbacks, and frontages. processing, warehousing and similar uses, as well as Ilght, clean industries and support offices; also encourages workplace -serving retail functions and work -live residences where such secondary functions would complement and be compatible with Induslrfal uses. Primarily large-scale buildings. Also can be developed as Transit Oriented Development, employment center or working village with a mix of uses. • Public and Institutional - (TI Press" through T6 Urban Cora) accommodates civic functions such as government a ficas, hospitals, libraries, schools and public green space, Agriculture - (72 Rural) predominantly commercial cultivalion of food and plants and raising of animals. R•eu.nr ro saARrhe A.g.ciiains7 use (rine b w cOnealVed Wo site ow yen low) categoy iwnnnsa Moes lands rho an d.•yn rad hit &Vt~W uas on dro Ganes[ Plan DfWW' "W tarty dam of 2M asecnand 00 M• AgnnNWW Use deaipudon ftlim ter a m,bw dare ~ ~ eviuuftraW d•aipnarad mnez may be mc& Wd.rred far urban Lo" Woftw,, dump Um aY d Mia Pin a wwrMed by tmdafM1e, it Is virerubd Mar any aprk4AvW uses em 0"TWd on Mase [arch,, except sa Arch lords msy be KopWatie to p0ik apse [pew sad mcr•adorW mega r-wdr• nor•, try updaW b Mu PW am ria LNanard to moy MM devebpr>ant ,larxdnxdx,anry b• epprtprlale ar Mat bnw. • Parks and Open Space - (TI Preserve through T6 Urban Core) designates and to public recreatton and leisure and visual resources, and can range from neighborhood tot lots and pocket parks to urban squares and plazas and playgrounds to large regional parks and natural preserves. August 8, 2006 on a variety of planning -related topics, of which one or more are likely to be dedicated to issues related to Form -Based Coding. The city is pursuing several strategies to en- sure that its staff has the ability to administer its Future Goals for the Application FBCs. The city has started recruiting and hiring of FBCs people who have an active interest and knowl- edge of New Urbanism, Smart Growth, and The intention is to continue to concentrate on Form -Based Coding. It also plans to provide in- areas in which change is expected as delineated house training and to send staff to conferences in the city's General Plan, or areas that have a and workshops to keep up to date with the lat- est evolution of these practices. The Planning Commission and city council also have begun to take tours to see projects that have compo- nents that are applicable to what they are trying to do in Ventura. Typical in Ventura is a very extensive series of public workshops every year high potential for change, especially in terms of meeting its General Plan goals. The city realizes that it has just begun a very long process of re- inforcing the unique qualities of its community, and is in it for the long haul because it knows that FBCs are an important tool in enabling the city to meet its goals. ARMEu. URBAM STANDARDS LIC04 LAW USE rip.. W .4-aad aWaand I.rr Ubw A. MM UMC CMI"aw Iwa@ .06 0. NO b. n, >R •• 101 1w nXr Iw l w wpwd b a *.owaa d pcvq NrN•� w'>oyawalaslN kYlq•�BN 11NaOFl.wdr 1ptFlar�FlsM�70 F1Flraap lwaWef e+a pwl.lw pnrlrle anaabta pawlutt laRlnl*•YlWah�.NX•aW llalbpa asaNaTal TmmlM laN�..nNan —OW -1111C IIAN rn Fig. 4.91 Required ground -level uses overlay from the DTSP ARTICLE II, URBAN STANDARDS F JACO 1tS UPWM ONEK A, l w. rNmA Fra... �I 1Mwn nala. , awW W ry.gW�i • w. w/aaaaaa_.f4_Iaa,Md H•.1 W� n w upon aq• IrY. NDiw rmlNr A N..wr a••aa �lw I F,w W,e!stlr�maa r. I ai NWuarnf'I�mIS a ,.., a—a m ,m -ew•wM Nowa aaaaeeesaaNr w.wNoa r..a, ••r.�.lw.r-n trial •atria I. ....� a are a *•naw pr,.mlm _IaNN� T.NN i tN•M tart 1'.w ttclwa Tnlu wlcnnewIYRM1• . ibar M nnm� a!- Y Iwo. r star MNmr marbllM ra.nw nlYYa I I�ew tmr Wofl„r.wmina as wtM orNnum.eNw a.••� a ga.w.m.ar.w•.r,b++N.. rrl.�. X.,a aN..rw. rl....wmtN m aNyr . ream I..,�N ,ww Jpmfa�,a�WYNa WN INF [Irl[.,AN R aau,q P- M1, Ile•— i I II.aILr n Wenn•• 1 —. Imo. IYwla aw W haNaIn n mW.uN o Fw boar ,Ppm, u ,meant—Na-If NW�I•warFyrlwr u cs�1, N•iy 1H• tl.aa 1Wm rNmn�rm N1� a .swluaF N vrn .a— Up— ao Ventura, California h. URBAN STANDARDS 216m wn UME no" ade wMIp/,tar.wv IYMINWITMUROM Land use 21.1 Mlddw.' V Ishlmad t N. aMM alai. wl.rn An FO" 11", Ban a,dw wwplvw .. P.hMftd arstuaa k. O. want- BpshlrX ww aal,..b � o. am dsas w Moet. O..w UN, owvw... ra..Oas wad "Vook w an poa.lba hW" Fina ­d"w wart. I Mw 6Usr wW* U. TO.1 Urban Cas aanR z ry,ImNF m r ,.... la I LA*9nba,Nma m ]• F'alm Bawl WMFI N. To 1 Urban Cm aa.lc . Oak SbW adId n a. TO l Urban Ca►aw,4 6 Cattm/t Ban W.Xn IM TS•T Ulpr, Cao—i B. Ch.9VMA Ste "an U. TS,1 Urban Cara and To 1 NWftdmw C~—am 7 Thmnpann Banda adw M Fk TB.1 UNAn Oat• ad TB.1 F.pMFFA.0 Cara. a[nw 1WbIXw�•m haWMfOWX ala Cil•C .I AM1 Fig. 4.92 Bar and nightclub overlay from the DTSP C. mar" ! oil; lig 's�tr�ra; I i 1Iawalaa Ab al.pCw I�AQwaa • oa �I •wa,1•u sr�ew Ylrbrlu�Ywrak• b• ~nyNbra •rwM1Xbd.N ! w• aa.l bF. w w uIr ryl l m r ,r W✓I 3 awwYWarwP SnrN . n..Iar.r rr• a raNN.aowrvuwawNn IINrr �.,law.a a �prmq Np•Nww w tree b torr ^nwV aW.Nm, ..Mala. mb h Nan•m.wbi I. a�rgyellhwaJ Fig. 4.93 (left and right) T4.1 Urban General 1 Building Form Standards from the DTSP O. Masao ria twat. rya-d_�Pa�t F•a rr rrwr I t 7 +. _1 _ a �.�..�m•_W�w._.-1Mft w �.,.. a Na w-1 ew w 4 l.II. I' �a•yb NwNr �ni,r pss 6 Mama lad U. ��..�r.,l�.�.�r�.a.•. =..,new �Fmwlo..a rn—..w� I-rTNf i 11a2alRL _ ..—Waw dwNWrCNrws p, aw slam aa.mm. omy • alt rrwrwm.gh/IatNNrra.. md•lwaw CWIiYnew hlAa.r+w.•DOWg1aMX SIFCIIIC p,pM tN 295 Case Studies 296 a >w Ic.,.wo.w.n�..,.ra•wn,w-.�... o..nn an�rwr...q P.r.... wr �._ •I'r+r+ w,rr�aE.,.w r n. F..EE.EINu ae.e. ��nlM.em.r•r�-.rwr...sl..w..w+ 4.�__ -y I .w�f...�.� .. n.a.r I r� -- 1 r+�rr. a r�...r+w+.dp�E r�� r.E.•r, r..,..w. L • Imo. �. L .. r � .f • �' snL..wr sw.E rser.w,e ]►. eaen•+r+a.wr•+ .+..,rEr• ••••.-+Ir-• Fig. 4.94 Frontages Type Standards from the DTSP ARTICLE W, BUILDING TYPES ].HMIs adasAlWrceuar s+wv ra. rr.r� L GrrarmMll .►ra r...E EEn.s.n e.�..r .+... .�ww•1..... re • nsr r:.. n.�tL,w ar.rnE w...l r. n <+Ir 1� Mir 4+v.•w W+� w.rw. r. %CCE%E 1 Em mwnrr seri tlw Ew+lnn wMnnhcemr� nr ] d.�r w�nw.rd..rbr q•w.+ �rMIE] +pnrrsn+�+m.ru rr.•r V+nry .r core. d,r r Eue.r A + r+e. dud r [,q vrrr.l.«.rn �pwnl own inEC�rir nl .. .r.wl. rewElr "'.-i lr I��� a.w�.p..r. rren.e.w.«r r +s .n.4 w+f ,I Po.w .n w► ,nn i L.Y..wl. N+ w T+IM nr PMwr rnlr+«r. ow.r.lavr•w+.IEw. J.0 lwkeaW mrN.r ry.7 ,r..n.r..d ..a ®e........ w a w My vrie Mu. uv„Nwnpe. res ML e unw wu , f a IYr w +nwN b Oct mn.rr,pdr Wnrr saw Idtl i IMr•. �•.•� ..w nu . wr.letl Rr ., ww, llwa u.WrWd. 'Y�' pr�wN o. n..gE.ei Rl Ell uu+ a4+q .ew d....1 lea.w.. a.++w• � d1�•o�CIM.u. n�.ir OrY+In...d. yEYw1b1 r.r wu IEj .I.w was rico -1 2.50.020 HILLSIOE OVERLAY A. Building Profile and Frontage Primary Sontag Height Diagram i, HEIGHT e, Primary Building height, as measured to the save %hall not project above the following- I Ta t Urban General r. 24'111119. above any property line Houtong a -Veal (Aland the average natural grade (B). 2 TO 1 Urban Core: 21' max above Poll 51MO (At aril! 39' max above rr a aqa neluial grade (B) b Survey I Union waived by the Director because plane adequate, IV demonstrate no private or public views woual be sig- niricanty, obreuded, applications for new development shall Include a survey accomplished by an architect, surveyor. or civil engineer ka%nsed or registered to practice m The Stale of California to define gra average natural grade 2 FRONTAGE TYPES Per undedying zone Fig. 4.95 Hillside overlay from the DTSP we n.m Eo nw+e a r pd..� men E.r 1 i bre r r.r/+d r ram w .. e Is E,ny.+.rwr ner sw I� ..•E. me . a grhwn+r+,NV pnl ], rwre.rE ran+r nE..s�Ypsur E.nww,.pd.. NF wabrwd.w.e ynr, tare Fig. 4.96 (left and right) Bungalow Court Building Type Standards from the DTSP •r 1�1 � � rM mm ...b w m+.,.e xrEl a. NnNaOMnI/rYYrla 1 uwladmar m.o..md0.•a.:uo r +.4,r mm W� rr Iwu olu Ivmri Elerl NerMrp r.W r rw1 wrb.w � a.r w mrs. r.�� err w L+re n r tlae rrr Nnl iim. tl.aJ+•vd.asd.gw..� Imo Nal .1+ MM r in Y.oW m« Nal r. rEwr.n Una%reaw +rEc.Ert cur au Case Studies 298 Part - Community Form Zones and Development Standards 30.208 Street and Streetscape Standards 30.208.030 Main Street A - Existing Existing Main Street A Existing Condition: Thomuphtarerype .. . t Tvaowct Zone Asssgnnswu T4 From approximately Lincoln Drive to N, Catalina St., Main Street is xiyhto wwm defined by one and two-story buildings which are primarily of a hwnwnt wid h 64 residential character. Many of these buildings were constructed + tvar in the early 1920'sand reflect adistlnctandhistorically significant _ DeAnsPeea _ _ 15hV11 architectural period. This segment of Main Street represents the ee&ntdanOossi 9nme a • tt ttn ' edge of the surrounding neighborhoods and has therefore been T'zax tines s&no — identified as a T4 Zone. The northern streetscape is defined by Parkingtsnes eDn,vmftrar CUFbRXDA stoops and dooryards towards the west and shopfronts toward Publk FmmtWType _ the east The southern streetscape is defined almost entirely by wdiswa Type skf v lk,irau. shopfronts. It Is an urban thoroughfare with two travel lanes, plametryye iaoe a turning lane, a bike lane and parallel parking each side. The cuthType cine pedestrian experience is fairly austere as no landscape elements tandstapeType Nmte exist, only archaic serpent -head street lights and power poles. — "'" aatetson s4oYsaat Clone Development code •CilyofSaitOuenavenlura 70 Fig. 4.99 Existing (left) and proposed (right) Main Street sections from the Main and Thompson FBC Part 2 - Community farm Zones and Development Standards Ventura, California 30.208 Street and Streetscape Standards 30.208.031 Main Street A - Proposed Proposed Main greet A Proposed Approach: ,�,a y�,,er,a bw reansM Zonepl' mens TA The proposed alterations are focused on maintaining the exist- Rghrol•waywldth Fq Ing street's residential character and Increasing the quallty of the Ravemem wwtn s4' pedestrian experience. Main Street is almost exclusively a com Moremens n�allosewrc menial street with a Few mixed-use bulldings. Future develop- Dagn *ed _ — — menton Main Street should maintain the establishedstreetswpe pe gnmCmvNTxm t-naam4h and land use pattern. Buildings should not exceed 2 stories In raFictanes siva height and, where appropriate, be provided with awnings that+e strengthen a sense of enclosure for shoppers and strollers. The_ curb Radius wnNc rra,uye type sir pedestrian experience should be enhanced with sidewalks that - xmuw,yryrx eisn.�,rrmu. have street trees in wells and pedestrian -scale lighting, The exist- PINW&Type 7Ne raMtS ing on -street parallel parking helps to support the businesses Curiorm Curb along both sides of Main Street, tandwaperype 11gaalim"A14 rrampmwibn N*y J. On far Recommended Adjustments: • Decrease the bike lane to S', each side. • Decrease the parking lane to e', each side. • Increase the sidewalk to 7', each side. • Add 5' tree wells @ 30' o.c., each side. • Relocate power poles underground. • Replace serpent -head street lights with single -head column street lights. Development(ode - City otSan Buerwswntma 71 299 Case Studies Part 10 -Appendix 30.1000 SummaryTables 30.1000 Transect Zones Summary Table TABLE H: Transect Zones Summary. A U A A L I a 7 I f 1 7 1 1 7 1 7 1 1 1 I 1 1 1 I i 1 1 1 1 11 q n A N p51gC15 4Y. rt e MR IIR7UARt Ali ��11�N1-11F%FM irI MEA/1[11WY11 IIp4�Ull:s ul�u lQpl VM1RY 4�INr 'iK �:1A1 � I911[ !� 19M1. f[Illf gl•.1INCf� •LI 7111 1YKiral�..._. _ -7WAA.r sw0e•ru _. 7L WpuC faw"V1 S9. IAw 7MTn LI/A'' pgRlytl! pWf CIaA/ _ I -"--- .......— 'C: i171C1: 1ut hall iU .r, ry.� a lnt naa 7/a dlRwa I7QM1 1r r 73a nr 174k.r lY[A'/wi/1 lllR lou 'W%kY L>tYR01Y[AIIY'IWIIp1 �eatSiYM� ..__ .va..w�aas i'eim�clea` _ ... •on" fi4iM,oI -. SVR ila r�r. /-NRSGfAG 777E top WMA cuflivr—•.•— ■tan frraAel _ mow L4au�/._.._....�drra 1 pftdWd MwMw [ T ^W h.1M1e Ilglfol —516e Coal Iba1,YOld c.rlrul xn71a2 +�rIN rm urcil�� [veyle/I Yxi i�Itl tis NffF11110_9911�4%0n lift Lw1196 Amain —Z-- — a mkprv.I.tinf Iw rla�e u ln1e�Y:waeu� ivn�ens :rx7/z;" —----I—rmin.n.._.�.. Ii OTRO WHOM iin 8919 I 11111 ...... - .... .-. -. .._-..-._. Development Code ' GtyofSan Buenauentua 113 Fig. 4.100 Transect zone summary table from the Main and Thompson FBC