WORKSHOP WORKSHOP MEETING GUIDLINES

Workshop Agenda

Planning Commission

Mohammad Habib - Chair

Malisha Kumar - Vice-Chair

Joseph Mueller - Planning Commissioner

Wayne Tanda - Planning Commissioner

Laura Gonzalez-Escoto - Planning Commissioner

Liam Downey - Planning Commissioner

Juan Miguel Munoz-Morris - Planning Commissioner

Tuesday, September 8, 2020 6:00 pm

Virtual Zoom Meeting

WORKSHOP

A special meeting of the Planning Commission is called Tuesday, September 8, 2020 at 6:00 p.m. for the purpose of conduction a workshop.

WORKSHOP MEETING GUIDLINES

In accordance with Executive Order N-25-20 and guidance from the California Department of Public

Health on gatherings, remote public participation is allowed. We will address the Order in the following

ways:

Members of the public may NOT physically attend meetings at the Morgan Hill City Council Chamber.

The Planning Commission meeting will be live-streamed on Channel 17 and on the City’s website. Those members of the public wishing to participate remotely may do so via the electronic meeting at: http://bit.ly/090820PlanningCommissionMtg or by calling in to: (669) 900-9128, then enter the meeting id: 835 3245 9219.

Public comment for Planning Commission meetings will be accepted via email to [email protected]. Members of the public participating in the electronic meeting wishing to speak may do so during public comment.

CALL TO ORDER

ROLL CALL ATTENDANCE

September 8, 2020 2

DECLARATION OF POSTING

Pursuant to Government Code Section 54954.2

PLEDGE OF ALLEGIANCE

OPEN PUBLIC COMMENT

Members of the public are entitled to address the Planning Commission concerning any item within the Morgan Hill Planning Commission's subject matter jurisdiction. Public comments are limited to no more than three minutes. Except for certain specific exceptions, the Planning Commission is prohibited from discussing or taking action on any item not appearing on the posted agenda. (See additional noticing at the end of this agenda)

WORKSHOP

1. MONTEREY CORRIDOR - FORM-BASED CODE WORKSHOP

Recommendation:

Review, discuss, and provide feedback on the Monterey Corridor Form-Based Code Impediments and Recommendations Memo.

DIRECTOR'S REPORT/ANNOUNCEMENTS

ADJOURNMENT

September 8, 2020 3

NOTICE

All public records relating to an open session item on this agenda, which are not exempt from disclosure pursuant to the California Public Records Act that are distributed to a majority of the legislative body less than 72 hours prior to an open session, will be made available for public inspection at the Office of the City Clerk at Morgan Hill City Hall located at 17575 Peak Avenue, Morgan Hill, CA, 95037 at the same time that the public records are distributed or made available to the legislative body. (Pursuant to Government Code 54957.5)

PUBLIC COMMENT

Members of the Public are entitled to directly address the Commission concerning any item that is described in the notice of this meeting, before or during consideration of that item. If you wish to address the Commission on any issue that is on this agenda, please complete a speaker request card located in the foyer of the Commission Chambers, and deliver it to the Minutes Clerk prior to discussion of the item. You are not required to give your name on the speaker card in order to speak to the Commission, but it is very helpful. When you are called, proceed to the podium and the Mayor will recognize you. If you wish to address the Commission on any other item of interest to the public, you may do so during the public comment portion of the meeting following the same procedure described above. Please limit your comments to three (3) minutes or less. Please submit written correspondence to the Minutes Clerk, who will distribute correspondence to the Commission. Persons interested in proposing an item for the Commission agenda should contact a member of the Commission who may plan an item on the agenda for a future Commission meeting. Should your comments require Commission action, your request may be placed on the next appropriate agenda. Commission discussion or action may not be taken until your item appears on an agenda. This procedure is in compliance with the California Public Meeting Law (Brown Act) Government Code §54950. City Council Policies and Procedures (CP 03-01) outlines the procedure for the conduct of public hearings. Notice is given, pursuant to Government Code Section 65009, that any challenge of Public Hearing Agenda items in court, may be limited to raising only those issues raised by you or on your behalf at the Public Hearing described in this notice, or in written correspondence delivered to the Commission at, or prior to the Public Hearing on these matters. The time within which judicial review must be sought of the action by the Commission, which acted upon any matter appearing on this agenda is governed by the provisions of Section 1094.6 of the California Code of Civil Procedure. For a copy of Commission Policies and Procedures CP 97-01, please contact the City Clerk’s office (408) 779-7259, (408) 779-3117 (fax) or by email [email protected].

AMERICANS WITH DISABILITIES ACT (ADA)

In compliance with the Americans with Disabilities Act, if you are a disabled person and you need a disability-related modification or accommodation to participate in this meeting, please contact the City Clerk's Office at (408)779-7259, (408)779-3117 (fax) or by email [email protected]. Requests must be made as early as possible and at least two-full business days before the start of the meeting.

PLANNING COMMISSION STAFF REPORT MEETING DATE: September 8, 2020

PREPARED BY: Adam Paszkowski, Principal Planner APPROVED BY: Jennifer Carman, Community Development Director

MONTEREY CORRIDOR - FORM-BASED CODE WORKSHOP RECOMMENDATION(S) Review, discuss, and provide feedback on the Monterey Corridor Form-Based Code Impediments and Recommendations Memo. BACKGROUND: The Morgan Hill 2035 General Plan, adopted in July 2016, envisions the transformation of the Monterey Road corridor north and south of Downtown from its current predominantly strip commercial character to a vibrant mixed-use corridor that encourages walking and biking with buildings fronting onto the street and a range of commercial and office uses located in close proximity to new and existing residential development. In January 2017, the City of Morgan Hill contracted with Lisa Wise Consulting, Inc. (LWC) for the preparation of a market and land use capacity study for the Monterey Road corridor. The Market Analysis Report (Report) provided a summary of demographic and socio-economic conditions in the City of Morgan Hill as they relate to economic performance, as well as a high-level analysis of the commercial market, and a land use capacity assessment for the corridor. The Report was used to inform the development of implementation plan options for the Monterey Corridor. The Report indicated, among other key findings, that the Monterey Corridor has a theoretical market demand of 215,000 square feet of commercial (retail and office) with development capacity for between 150 and 890 residential units. The Report summarized five options:

1.1 Comprehensive Form-Based Code; 1.2 Scaled-Down Form-Based Code; 2. Conventional Code with Updates to Standards; 3. Specific Plan for the Study Area; 4. Guidelines for “Block-Level Master Plans”; and, 5. Streetscape Improvement Plan and a Façade Incentive Program.

As indicated by LWC, the two Form-Based Code options (1.1 Comprehensive Form- Based Code and 1.2 Scaled-Down Form-Based Code) would, in their experience, be most effective in helping to realize the General Plan’s vision for the Monterey Corridor.

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On April 4, 2018, the City Council discussed the Monterey Corridor Study Report, Implementation Memo, and the Planning Commission’s recommendations. Several implementation measures were discussed, and staff was directed at that time to proceed with the preparation of a Block-Level Master Plan (BLMP) for the Monterey Road corridor, which would fulfill the General Plan requirement that such a plan be adopted prior to development of residential or mixed-use projects within the Mixed-Use Flex land use designation. Block-Level Master Plans for Monterey Corridor Block One and Monterey Corridor Block Four were approved by the City Council on February 6, 2019. The Block-Level Master Plans serve as the foundation for a future Monterey Corridor Form-Based Code or Specific Plan. The Form-Based Code will be the basis for a future Specific Plan. PROJECT SUMMARY: This is the first workshop with the Planning Commission regarding the development of the Monterey Corridor – Form-Based Code. The City was awarded $160,000 from the 2019 Planning Grants Program from the State of California, Department of Housing and Community Development for the development of a Form-Based Code for the Monterey Road Corridor. On March 4, 2020, the City Council approved a Consultant Agreement with Lisa Wise Consulting, Inc. (LWC) to prepare the Monterey Corridor Form-Based Code for a not to exceed amount of $170,720. A Form-Based Code (FBC) is a place-based planning approach that promotes walkable, compact, mixed-use urban environments over suburban sprawl, and is a forward-looking alternative to a conventional zoning code. The Form-Based Code Institute (FBCI) defines a FBC as a “land development regulation that fosters predictable results and a high quality public realm by using the physical form of a place (rather than separation of uses) as the organizing principle for the code.” A FBC can address the relationship between the building facade and public realm, form, and mass of buildings in relation to one another, and the scale and types of streets and blocks. Regulations and standards in a FBC are usually presented in tables and graphics alongside supplemental text. The standards vary in intensity based on each form-based zone. The form-based zones are mapped on a Regulating Plan, a document similar to a zoning map. FBC’s are now being utilized by cities, towns, and counties across the country as communities like Morgan Hill desire vibrant, mixed-use areas where residents can live, work, and play within close walking distance. For the Monterey Corridor, a FBC can establish objective development standards that implement community visions, emphasizing pedestrian-oriented building form and efficient housing development with an appropriate mix of uses.

FBCs differ from conventional zoning codes in terms of the process by which they are prepared, the substance of the standards they contain, how those standards are presented, the mechanism by which they are implemented, and the built form they

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produce. In summary, a FBC is a transformative regulatory tool used to implement a community’s vision for how it should look and feel, holistically shaping the urban environment through a set of objective standards. ANALYSIS: LWC has prepared the Impediments and Recommendations Memo (Attachment 1). The memo provides an overview of state legislation and FBCs, highlights policy direction related to form-based codes, assesses relevant standards in the existing Zoning Code, evaluates impediments to achieving the vision and objectives of the General Plan, and presents recommendations for the most effective FBC approach. Considering that the FBC will apply along the Corridor, LWC has evaluated two existing boundaries, the 2008 Priority Development Area (revised in 2019) established by Plan Bay Area and the 2017 Monterey Corridor Study Area established by LWC as part of the Market Analysis. After reviewing the Priority Development Area Extension and the study area established in the Monterey Corridor Market Analysis, LWC proposes a slightly adjusted FBC Study Area in order to account for existing contexts and to more effectively implement desired development patterns along Monterey Road (see Figure 1 below). The proposed boundary includes the commercial centers at the intersection of Tennant Avenue and Monterey Road, which were excluded from the Priority Development Area Extension and the Monterey Corridor Market Analysis. While these commercial centers have the potential to be economically viable through adaptive reuse (e.g., distribution centers), the parcels are large and also have potential to provide space for moderate to high intensity housing development. The FBC can establish strong zoning tools that can help implement infill development on these sites that will inform future master planning work (i.e., adoption of a Specific Plan). The proposed boundary generally includes parcels adjacent to Monterey Road within the City limit, excluding the Downtown Specific Plan Area and parcels south of Watsonville Road. Figure 1: Proposed Form-Based Code Study Area Map

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A FBC with calibrated standards for housing and building types, civic spaces, and building frontages will provide the tools to efficiently develop context-sensitive housing and provide for mixed-use development along the Corridor. The Planning Commission Workshop will provide an opportunity to review, discuss and provide feedback on the Monterey Corridor FBC Impediments and Recommendations Memo. The next steps of the Monterey Corridor FBC include preparing a Style Guide and Annotated Outline for the FBC that will establish a structure and format for the document. California Environmental Quality Act (CEQA): The consideration of the preparation of a FBC is Statutorily Exempt pursuant to CEQA Guidelines Section 15262 (Feasibility and Planning Studies), as a project involving only feasibility or planning studies for possible future actions which the agency, board, or commission has not approved, adopted, or funded does not require the preparation of an EIR or Negative Declaration but does require consideration of environmental factors. The Environmental Impact Report (EIR) for the Morgan Hill 2035 General Plan, which envisioned the transformation of the Monterey Corridor north and south of Downtown into a vibrant mixed-use corridor, was prepared in accordance with CEQA and certified by the Morgan Hill City Council on July 27, 2016 (SCH#2015022074).

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The future adoption of a FBC will be subject to additional CEQA review. LINKS/ATTACHMENTS: 1. Impediments and Recommendations Memo 2. Staff Presentation

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Impediments and Recommendations Memo | Final Draft City of Morgan Hill Form-Based Code | 1

Introduction Lisa Wise Consulting, Inc. (LWC) has been hired by the City of Morgan Hill (City) to complete a Form-Based Code (FBC) for the Monterey Road Corridor (Corridor). The Impediments and Recommendations Memo (Memo) is the first deliverable identified in the Scope of Work.

The Memo provides an overview of state legislation (Senate Bill (SB) 2 and SB 330) and form-based codes, highlights policy direction related to form-based codes, assesses relevant standards in the existing Zoning Code, evaluates impediments to achieving the vision and objectives of the General Plan, and presents recommendations for the most effective form-based code approach.

Overview of State Legislation SB 2, the Building Homes and Jobs Act, was signed by Governor Brown in September 2017 to increase affordable housing production in the face of the State’s unprecedented housing crisis. Specifically, it established a Planning Grant Program to provide a permanent, ongoing funding source for the preparation, adoption, and implementation of plans that streamline housing approvals and accelerate housing production. The City has allocated the SB 2 funding it received to the development of the FBC.

SB 330, the Housing Crisis Act, was signed by Governor Newsom in October 2019 to expedite housing production by reducing municipal policies that discourage or slow development. Specifically, it limits a City’s ability to down-zone (e.g., reduce density or FAR, increase lot size, increase setbacks, etc.) or change a General Plan designation to result in a less intensive land use than was allowed as of January 1, 2018. It also reduces housing-related application fees, mandates a 12-month timeline for processing housing permits, and prohibits cities from imposing or enforcing non-objective standards established after January 1, 2020. The law, which took effect on January 1, 2020 and will sunset in 2025, is applicable to all housing developments, including mixed-use projects with two-thirds or more of total floor area dedicated to residential use.

FBCs, in addition to enabling a desirable, walkable public realm (see below), also fulfill SB 2’s and SB 330’s intent of streamlining the approval and production of housing through objective, prescriptive housing type development standards, which is a key focus of the FBC effort. A FBC supports the City’s vision for a vibrant, mixed-use corridor while facilitating the development of a variety of housing types and products.

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2 | City of Morgan Hill Form-Based Code Impediments and Recommendations Memo | Final Draft

Overview of Form-Based Codes A form-based code (FBC) is a place-based planning approach that promotes walkable, compact, mixed-use urban environments over suburban sprawl, and is a forward-looking alternative to a conventional zoning code. The Form-Based Code Institute (FBCI) defines a FBC as a “land development regulation that fosters predictable results and a high quality public realm by using the physical form of a place (rather than separation of uses) as the organizing principle for the code.”

A FBC can address the relationship between the building facade and public realm, form, and mass of buildings in relation to one another, and the scale and types of streets and blocks. Regulations and standards in a FBC are usually presented in tables and graphics alongside supplemental text. The standards vary in intensity based on each form-based zone. The form-based zones are mapped on a Regulating Plan, a document similar to a zoning map.

FBCs are now being utilized by cities, towns, and counties across the country as communities like Morgan Hill desire vibrant, mixed-use areas where residents can live, work, and play within close walking distance. For the Monterey Corridor, a FBC can establish objective development standards that implement community visions, emphasizing pedestrian-oriented building form and efficient housing development with an appropriate mix of uses.

FBCs differ from conventional zoning codes in terms of the process by which they are prepared, the substance of the standards they contain, how those standards are presented, the mechanism by which they are implemented, and the built form they produce. In summary, a FBC is a transformative regulatory tool used to implement a community’s vision for how it should look and feel, holistically shaping the urban environment through a set of objective standards.

Overview of Background Documents Planning and development within the City is regulated by several key policy and regulatory documents. Each is briefly described below.

Example of a Regulating Plan

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• The Morgan Hill Downtown Specific Plan was adopted in November 2009 to ensure that residential and commercial development standards support the community’s vision for a vibrant and accessible Downtown village. The Specific Plan includes individual chapters that detail street-specific circulation and parking management strategies, as well as detailed architectural design and signage guidelines.

• Adopted by the City Council in July 2016, the Morgan Hill 2035 General Plan lays out a vision for a prosperous, family-friendly city supported by a framework of goals, policies, and actions that will guide the City’s decisions for the next two decades. The General Plan is organized into seven separate elements (City and Neighborhood Form; Housing; Economic Development; Healthy Community, Transportation; Natural Resources and Environment; Safety, Services, and Infrastructure), each containing a series of goals (a desired result) that are supported by policies (standards to guide decision-making) and actions (implementation measures to achieve specific goals).

• The Monterey Corridor Market Analysis was prepared by LWC in December 2017 to summarize the demographic and socio-economic conditions along 4.4 miles of Monterey Road (excluding Downtown). The analysis identified a high demand for residential development along the Corridor and the prospect of a larger proportion of Morgan Hill residents working in-town in the future driven by the high cost of living in Silicon Valley.

• Adopted in June 2018, the City of Morgan Hill Zoning Code complements the 2035 General Plan, as an implementation tool of the community’s land use and development goals. The Zoning Code defines the City’s zoning districts and overlay zones, citywide property standards, and procedures and requirements for permits and other approvals.

• The Residential Development Design and Development Standards were recently adopted in December 2019 to implement the requirements of SB 330, the Housing Crisis Act of 2019. These Standards complement existing development standards and apply specifically to residential development in the Residential and Mixed-Use zoning districts..

• The 2017 Morgan Hill Economic Blueprint was produced as a collaboration among the City, Planning Commission, and local business and community leaders. The Blueprint’s summary of Morgan Hill’s economic profile builds off the 2035 General Plan and links its guiding principles to support for four key industries. It also specifically names land use and policy decisions as central to promoting economic sustainability.

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Existing Conditions The City’s 2035 General Plan establishes the community’s vision for future development through policy direction and established land use designations. The City’s Zoning Code implements the General Plan’s vision and land use designations through zoning districts that shape the built environment and distribution of land uses citywide. Altogether, there are ten land use categories and eleven zoning districts relevant for consideration to the FBC. The land use designations and zoning districts described in this Section may not be within the exact limits of the proposed FBC Study Area (see Section below, page 19) but are important to consider and evaluate as the FBC is developed because of their proximity to the Corridor.

Summary of Relevant General Plan Policies The 2035 General Plan establishes the following vision for the Corridor: “North and south of Downtown will transform from its current predominantly strip commercial character to a vibrant mixed-use corridor that encourages walking and biking. Buildings will front onto the street and a range of commercial and office uses will be located within close proximity to attached residential units. Density will decrease with distance from Downtown.”

To achieve this vision, the General Plan contains several policies that provide direction for effective implementation and support the creation of a FBC. These include direction to promote pleasant, walkable public spaces and a streetscape that promotes moderate to high density products, infill development that is sensitive to surrounding contexts and building scales, and reducing the dominance of single, imposing, monotonous structures in mixed-use areas. The policies most relevant to the FBC are listed in Table 1 (2035 General Plan Policies Applicable to the FBC).

Table 1 – 2035 General Plan Policies Applicable to the FBC

Policy Title Description

City and Neighborhood Form

Policy CNF-8.2 Design Features

Encourage design features and amenities in new development and redevelopment, including, but not limited to… - Highly connected street layouts, supporting multiple paths of travel for all modes. - Cluster buildings to create useable open space. - Abundant landscaping. - Attractive transitions between uses. - Comfortable pedestrian facilities that promote a high level of pedestrian activity. - Distinctiveness and variety in architectural design.

Policy CNF-8.3 Changes in Building Scale

Discourage abrupt changes in building scale. A gradual transition between low-rise to mid-rise buildings should be achieved by using the low-rise buildings at the edge of the project site. Consider the relationship of buildings to the street, to one another and to adjacent structures and land uses.

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Policy CNF-8.5 Building Façade On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines.

Policy CNF-8.9 Commercial Landscaping

Encourage new commercial development to provide outdoor areas and landscaping and tree canopy to enhance the surroundings.

Policy CNF-8.11 Pedestrian Spaces

Encourage the design of attractive outdoor pedestrian spaces that encourage impromptu public gathering places with features such as plazas, interior walkways and paseos, ornamental gates, trellises, lighting, trees and landscaping, seating and fountains.

Policy CNF-8.12 Visual Impact of Parking

Require parking areas associated with development to be located and designed to minimize visual impact to the greatest extent feasible. This may include locating parking behind buildings street frontage, below grade, or screening through the use of natural landscaping.

Policy CNF-11.20 Infill Compatibility

Require residential infill development to complement existing development patterns and minimize impacts on neighboring properties. This may be accomplished by: - Matching prevailing front and side setbacks on developed blocks. - Breaking up large buildings into smaller forms reflective of the scale of nearby structures. - Stepping back upper stories of taller structures. - Using porches or balconies to counteract the vertical emphasis of taller buildings. - Using trees and landscaping to soften scale differences, particularly in areas where trees and vegetation are unifying aspects of community character.

Policy CNF-11.22 Minimized Mass and Scale

Minimize the perceived mass and scale of attached single-family homes and multi-family housing to appear consistent with Morgan Hill’s small-town residential character. This may be accomplished by: - Breaking larger buildings up into multiple masses and adding visual breaks in building volumes. - Providing separation between individual buildings within a single project. - Including paseos, courtyards, plazas and other forms of open space that help to break up building mass. - Utilizing landscaping that helps to soften the visual impact of larger buildings.

Policy CNF-11.23 Individual Units

Require attached single-family homes and multi-family housing to appear as individual residences or small groups of units. This can be accomplished by: - Incorporating separate building volumes or façade protrusions. - Utilizing window bays or balconies, porches, and entrance vestibules. - Providing individual roof volumes, variation in roof heights, and other roof articulation. - Adding variation in building colors and materials. - Including narrow façade widths.

Policy CNF-11.25 Prominent Entries Require attached single-family homes and multi-family housing to feature building entries that are prominent and visible. Building entrances shall feature human-scale porches, front stoops, or other methods to accentuate ground level entries of individual units.

Policy CNF-11.28 Bicycles and Pedestrians

Require attached residential sites to be designed to accommodate the needs of bicyclists and pedestrians. This may be accomplished by: - Providing bicycle and pedestrian connections to adjacent uses with paseos, trails, sidewalks, paths, and similar amenities. - Creating attractive connections through landscaping, lighting, benches, other amenities to create safe and visually interesting spaces. - Installing bicycle racks and lockers near building entrances, integrated into the design of the project and screened with appropriate landscaping.

Policy CNF-11.29 Multi-Family Open Space

Require attached single-family homes and multi-family housing to provide open spaces that are inviting places, useful to occupants, and encourage resident activity and interaction. This may be accomplished by:

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- Providing open space areas of sufficient size to be used by residents. - Defining the edge of common open space with buildings, fences, and walls. - Locating open space areas so that they are visible from individual units. - Landscaping open space to create an attractive and comfortable environment. - Incorporating lighting into open spaces as needed for public safety. - Including amenities such as seating areas and walkways to promote resident gathering and interaction.

Policy CNF-14.8 Downtown Streetscape

Continue the Downtown streetscape and pedestrian-oriented design theme along Monterey Road for at least one block north of Main Avenue and at least one block south of Dunne Avenue, and from Monterey Road east to Butterfield Boulevard between Main and Dunne Avenues, to provide a transition from downtown adjoining commercial areas.

Economic Development

Policy ED-6.1 Monterey Corridor Non-Residential Development

Encourage non-residential development along Monterey Corridor that supports Downtown’s role as the cultural and activity center of Morgan Hill.

Policy ED-6.2 Monterey Corridor Residential Development

Support the development of housing along Monterey Corridor to foster a vibrant urban environment that enables residents the option of walking and biking to their daily needs.

Healthy Community

Policy HC-6.3 Zoning Allow community gardens and small-scale agriculture in any appropriate zoning designation.

Natural Resources and Environment

Policy NRE-10.4 Reduced Automobile Use

To reduce air pollution the frequency and length of automobile trips and the amount of traffic congestion by controlling sprawl, promoting infill development, and encouraging mixed uses and higher density development near transit. Support the expansion and improvement of alternative modes of transportation. Encourage development project designs that protect and improve air quality and minimize direct and indirect air pollutant emissions by including components that reduce vehicle trips.

Policy NRE-15.6 Residential Near Transit

Encourage higher density residential and mixed-use development adjacent to commercial centers and transit corridors – the land along or within walking distance of a street served by transit.

Policy NRE-15.8 Walkable City Encourage retail and office areas to be located within walking and biking distance of existing and proposed residential developments.

Existing Land Use The City’s land use categories are established in Chapter 3 of the 2035 General Plan, the City and Neighborhood Form Element. The FBC Study Area (see Section below, page 19) is subject to 10 land use categories (see Table 2 (2045 General Plan Land Use Categories Applicable to the FBC)). The General Plan requires block-level master plans for residential or mixed-use projects within the Mixed-Use Flex Land Use Category, which comprises much of the Corridor; however, this requirement is considered suspended until 2025 under SB 330.

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The northern portion of the Corridor (i.e., from the City limits to the railroad overcrossing) is dominated by single-family residences to the west, with a mix of industrial, retail, and office uses on the northeast side. There are notably several vacant parcels in a crescent-shape north of the railroad overcrossing designated under the Commercial Land Use Category.

The central portion of the Corridor (from the railroad overcrossing to Main Avenue) contains a mix of moderate to high density residential uses and a variety of office and retail services, including Britton Middle school and several churches close to Main Avenue.

The southern portion of the Corridor (from Dunn Avenue to Butterfield Boulevard) features a wide variety of retail and office uses, as well as several large regional commercial centers. There are also two moderately sized multi-unit complexes and a variety of vacant parcels.

Table 2 – 2035 General Plan Land Use Categories Applicable to the FBC

Land Use Category Description

Residential Detached Low

Intended to accommodate families in suburban single-family homes, including manufactured homes on medium-sized parcels. Secondary dwelling units are allowed. The highest concentrations of this designation are at the eastern City limit, especially in the hills near the Anderson Reservoir. This designation allows up to 4 units per net acre.

Residential Detached Medium

Allows detached homes on smaller lots, including courtyard homes, manufactured homes, and small-lot single-family homes. Secondary dwelling units are allowed under this designation. Up to 25 percent of the total number of units in a project in the Residential Detached Medium designation may be duets. The Residential Detached Medium designation is dispersed throughout the City, often providing a transition from nonresidential areas to lower-density neighborhoods. The largest areas with this designation are centered around East Dunne Avenue and West Main Avenue between Highway 101 and the railroad. This designation allows up to 7 units per net acre.

Residential Attached Low

Primarily meant to accommodate attached homes including duplexes/duets, courtyard homes, townhomes, and garden apartments. Up to 25 percent of a Residential Attached Low site may include small-lot single family detached homes when those units are located adjacent to an existing single-family detached neighborhood. Residential Attached Low areas generally are located in or next to existing residential neighborhoods and close to commercial corridors, including West Dunne Avenue and Monterey Road. This designation allows 6 to 16 units per net acre.

Residential Attached Medium

Allows attached housing types including townhomes, garden apartments, and stacked flats. Pockets of Residential Attached Medium are primarily centered around the Downtown. Frequently found near commercial areas that in part serve the adjacent residents, this designation accommodates 16 to 24 units per net acre, most of which are townhomes, apartments, or condominiums.

Commercial

Primarily located along arterial roadways west of Highway 101 and along the eastern freeway frontage. This designation is intended to allow a wide range of retail businesses, administrative and executive office uses, and professional services, either in stand-alone buildings or as part of shopping centers. The largest concentrations of this designation are found along Monterey Road and at the freeway interchanges, where retail stores are emphasized. The Service Commercial overlay along Monterey Road north of Wright Avenue allows auto-related uses, except for sales. The Commercial designation allows a maximum FAR of 0.5 and a maximum building height of 30 feet.

Mixed-Use

Applied in accordance with the Downtown Specific Plan, this designation applies to the majority of the parcels in and around the core of the Downtown area, especially parcels along Monterey Road and all the parcels between Monterey Road and Depot Street. It is intended to encourage a mixture of retail uses and residences. Consistent with the adopted Downtown Specific Plan, the Mixed-Use designation generally allows a density between 8 to 20 units per net acre,

Mixed-Use Flex Primarily applied to properties along the Monterey Road corridor north and south of downtown, allows for a mix of residential, commercial, and office uses applied either vertically (i.e., one structure with multiple uses) or horizontally (i.e., structures with different land uses located adjacent to one another). Density should transition from higher to lower at the ends of

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Monterey corridor. The Mixed-Use Flex designation allows 7 to 24 units per acre and a maximum FAR of 0.5 and a maximum commercial building height of 35 feet. Prior to development of Residential or Mixed-Use projects within the Mixed-Use Flex designation a block level master plan is required to identify how commercial uses will be incorporated within the development of the block and how individual development projects will connect with each other. Commercial development may process without preparation of a block level master plan consistent with the Commercial designation.

Industrial

Allows a variety of research, warehouse, manufacturing, service commercial, and other job-generating uses. This designation allows a maximum FAR of 0.6 and a maximum building height of 50 feet. Industrial employment lands are located in four major subareas as shown in Figure CNF-4. Subareas 1 and 3 are located south of Cochrane Road between Highway 101 and Monterey Road. Subarea 2 is located north of Cochrane Road between Highway 101 and Monterey Road. Subarea 4 is located south of Dunne Avenue between Butterfield Boulevard and Monterey Road. Subareas 1, 2, and 3 are considered Core Employment Areas, which include many of the City’s largest employers and will continue to be the strongest location for future employment growth with an emphasis on R&D, light manufacturing, office, and supporting uses. Subarea 4 is the City’s Established Employment Area and contains heavier industrial uses and provides future opportunities for a diverse range of industrial uses, including manufacturing, materials processing, and indoor storage.

Public Facilities Applies to land used by public or quasi-public agencies and organizations including the City, hospitals, utility companies, and the Morgan Hill Unified School District. This designation allows a maximum FAR of 0.5 and a maximum building height of 35 feet.

Open Space

Applies to land in the City limits and SOI, and includes public parks, private golf courses, and large parcels of land generally 50 acres or more in size. Land designated Open Space is generally meant to remain unimproved and devoted to the preservation of natural resources, managed production of resources, or public health and safety, as well as to complement adjacent, higher density residential and commercial development. Allowed uses include agriculture, outdoor recreation, and a secondary dwelling unit. One single-family home per parcel is allowed, with appropriate permit. The Residential Development Control System requires that lands within the City that are designated Open Space maintain this designation through fiscal year 2019/2020. This provision does not prevent the City Council from designating additional lands as Open Space.

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Existing Zoning The Zoning Code establishes eight zoning districts that are currently located within the proposed FBC Study Area (see Section below, page 19). The zoning districts and their stated purpose are listed in Table 3 (Zoning Districts Applicable to the FBC) below. The Table also provides a summary of selected development standards that prescribe some of the requirements related to built form. The selected development standards are not comprehensive but offer a brief understanding of the intensity of each zoning district.

Table 3 – Zoning Districts Applicable to the FBC

Zoning District Purpose and Intent

Selected Development Standards

Lot Area, Min.

Building Coverage,

Max

Front Setback,

Min.

Height, Max.

RAL-3,000 RAL-3,500

Residential Attached Low Density

Provides locations for low density attached housing types. The RAL zoning district is divided into two subzones allowing for a range of permitted residential densities.

3,000-7,000 sq. ft.

- 20 ft. 30 ft.

RAM Residential Attached Medium Density

Provides locations for medium density attached housing types.

4,500-6,000 sq. ft.

15 ft. 3 stories or

40 ft., whichever

is less

CG General Commercial

Provides a location for a broad range of commercial and employment uses to serve Morgan Hill residents, workers, and visitors.

10,000 sq. ft. 50% 25 ft.

3 stories or 35 ft.,

whichever is less

CS Service Commercial

Provides an area for commercial services that may be inappropriate in neighborhood or pedestrian-oriented shopping areas, and which generally require automotive access for customer convenience, servicing of vehicles or equipment, loading or unloading, or parking of commercial service vehicles.

10,000 sq. ft. 50% 25 ft.

3 stories or 35 ft.,

whichever is less

MU-F Mixed-Use Flex

Accommodates a mixture of residential and commercial uses typically along the Monterey Road corridor north and south of Downtown. New mixed-use development may be vertical (residences above ground floor commercial) or horizontal (separate buildings with different uses on a single site). Development in the MU-F zoning district creates attractive gateways into Morgan Hill, provides a range of housing options, and creates new centers of activity to serve surrounding neighborhoods.

6,000 sq. ft. - 10-15 ft. 35 ft.

MU-N Neighborhood Mixed-Use

Accommodates a range of residential and commercial land uses near Downtown. A range of housing types provide residents with affordable housing options and increase opportunities to live close to stores, services, jobs, and transit. The MU-N zoning district provides a transition from the higher intensity uses in the Downtown Core to lower density residential neighborhoods.

6,000 sq. ft. - 0-6 ft. 35 ft.

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OS Open Space

Preserves and enhances open space lands as a limited and valuable resource in Morgan Hill. The OS zoning district is intended to permit limited but reasonable use of open space lands while reducing exposure to geologic hazards, to preserve agricultural land, and to preserve the topographic features that contribute to Morgan Hill’s unique identity.

5 acres 5% 50 ft. 2 stories or 25 ft.

PF Public Facilities

Provides a location for schools, governmental offices, parks and recreational facilities, fire and police stations, utilities, and other public and quasi-public facilities to serve the community.

- As

required by review

authority

As required by review authority

As required by review authority

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Impediments to Development This Section provides a description of the key impediments in the existing Zoning Code that preclude the type of development envisioned along the Corridor.

Development Standards are Inconsistent with Vision The existing zoning districts located along and adjacent to the Corridor establish standards that preclude the type of development envisioned along the Corridor. The following descriptions provide examples of development standards that are inconsistent with the General Plan vision.

• The Residential Detached Low Density Zoning District establishes large minimum lot area requirements (12,000 – 20,000 square feet), large minimum front setbacks (25 feet), and low maximum building coverage thresholds (40%). These standards, which are consistent with suburban neighborhoods, are inconsistent with the General Plan’s vision for a walkable, mixed-use corridor with buildings fronting and placed close to the street.

• The Neighborhood Mixed-Use and Mixed-Use Flex Zoning Districts establish residential density ranges of 8 – 20 dwelling units per acre and 7 – 24 dwelling units per acre, respectively. While these requirements may be intended to offer a sense for the scale of residential projects that are allowed within each zoning district, density offers very limited predictability in terms of built form and massing. Depending on unit size and site design, projects with the same or similar densities can be completed in entirely different ways, as illustrated in the photos below.

General Plan Vision for the Corridor, as discussed in the Section above: North and south of Downtown will transform from its current predominantly strip commercial character to a vibrant mixed-use corridor that encourages walking and biking. Buildings will front onto the street and a range of commercial and office uses will be located within close proximity to attached residential units. Density will decrease with distance from Downtown.

Housing built at 20.5 du/ac.

Housing built at 21 du/ac.

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Overall, the emphasis on density and the lack of setback ranges, standards for build-to-lines (where buildings are required to be built at a certain line close to the street), and frontage requirements lead to a subjective framework of regulations that allow buildings to be located far from the right-of-way, precluding walkable, mixed-use infill development along the Corridor. Without clear frontage standards and calibrated, context-based development standards, development can be unpredictable and produce unintended built results with minimal relationship to the public realm.

Lack of Objective Housing Type Standards In the existing Zoning Code, residential uses are allowed based on the intent of the zoning district and the density permitted within the district. The Zoning Code focuses on land use, rather than objective development standards so that delivering high quality form and design can be difficult. Objective development standards and streamlined review and approval processes will help to ensure that local housing production goals are met by deemphasizing discretionary review processes when considering approvals for multi-family development projects.

Existing Zoning Code Chapter 18.40 (Alternative Standards for Medium Density Residential Development) sets forth development standards for six housing types (single-family detached dwellings, duets, single-family attached dwellings (townhouse), courtyard homes, duplexes, multi-family dwellings) that may be applied in the Residential Attached Low Density (RAL) and Residential Attached Medium Density (RAM) zoning districts. While these standards are helpful in establishing a baseline for high-quality, reliable housing products, developers have communicated that the standards and thresholds for lot size, floor area ratio, and lot coverage are too restrictive to achieve desired proposed housing density, leading them instead to rely on the Planned Development Combining District process. Also, the standards are only voluntary. Without required, clear, and objective building type development standards, the form, design, and massing of housing development can be subjective and unpredictable. Review processes can also be overly arduous, adding unnecessary time to the development process.

Lack of Comprehensive Open Space Standards Zoning Code Chapter 18.40 (Alternative Standards for Medium Density Residential Development) sets forth development standards for usable open space as it relates to the housing types for multi-family dwelling (Section 18.40.060.C) and attached and detached single-family homes (Section 18.40.060.D). The standards are organized by either common or private open space. Standards for common open space generally include minimum area (percent of site) and minimum horizontal direction depending on the size of the residential project. Standards for

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private open space generally include minimum percentage of individual units required to have open space, minimum area per individual unit, and minimum horizontal direction.

As discussed above, the standards in Chapter 18.40 are voluntary. While the open space standards are beneficial, there is no guarantee that they will be adhered to comprehensively; some applicants may choose to use them on larger multi-family projects, and some may not, leading to a piecemeal approach to a civic/open space system. Without a straightforward toolkit of civic/open space standards, it can be difficult to ensure a variety of desirable, usable public civic spaces, such as the pocket plaza shown above, will be available as additional housing is added to the City. Additionally, these standards only apply to two housing types within Chapter 18.40 within two residential zoning districts. Overall, the applicability of these standards is limited and unpredictable.

Suburban Parking and Sign Standards Zoning Code Chapter 18.72 (Parking and Loading) establishes parking requirements based on land use and design standards associated with parking spaces and lots. Overall, the standards in this Chapter do not directly impede housing development or projects that implement the vision established in the General Plan, but requirements related to parking placement are not established. Without standards that require parking to be provided to the side and/or rear of properties, it can be difficult to ensure that proposed site design is appropriate within walkable environments. Parking placement guidelines established in the Downtown Specific Plan help to create walkable urban areas, but these guidelines are not included in the Zoning Code for these areas.

Zoning Code Chapter 18.88 (Signs) establishes standards for permanent and temporary signage as well as sign permit procedures. Similar to Chapter 19.72 (Parking and Loading), these standards do not directly impede housing development or projects that implement the vision established in the General Plan, but requirements that are more appropriate to walkable

Example of a pocket plaza

Example of pedestrian-oriented signage

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environments (e.g., decreased maximum sign areas, prohibited movable letter or electronic signs, additional design/material requirements) could be beneficial to ensure that the Corridor area maintains high-quality signs in a vertical mixed-use environment. Design guidelines related to signs established in the Downtown Specific Plan help to ensure pedestrian-oriented signage, but these standards are not included in the Zoning Code for the appropriate areas.

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Recommended Approach This Section provides recommendations for how to better implement the type of development envisioned in the General Plan through a FBC applicable within the proposed Study Area, as discussed below (page 19).

Establish Form-Based Zones and Standards

Form-Based Zones and Standards LWC recommends establishing three form-based zones within the FBC Study Area. The form-based zones would replace the need for block-level master plans. They should provide a range of development intensities (e.g., at the neighborhood, corridor, or center scale) and should be mapped on a Regulating Plan that illustrates the application of the form-based zones in a clear, user-friendly way. The Regulating Plan should be added as a subset of the Zoning Map or the form-based zones should be mapped on the Zoning Map once the Regulating Plan is approved.

LWC recommends that the form-based zones replace the existing base zoning districts, and that the standards should, therefore, be mandatory. For use allowances, LWC recommends using the land uses established in Code Section 18.22.020 (Land Use Regulations, Mixed Use Zoning Districts) as a basis for the FBC, but with additional consideration given to the appropriate level of use flexibility (e.g., allowing duplexes by-right, prohibiting drive-through facilities, etc.). For some regulations, such as parking placement and signage standards, LWC will review guidelines established in the Downtown Specific Plan and determine if the guidelines should be reworked into form-based standards applicable to the FBC Study Area. Where necessary, the FBC will cross-reference to other applicable standards in the Zoning Code.

Example of a page from a FBC

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Frontage and Civic Space Standards Frontage standards and civic space standards should be applied depending on the intensity of the area. These standards provide the tools to sculpt out the public realm in a prescriptive way, enhancing the area’s walkability, providing shade elements and visual interest, and accurately implementing the General Plan vision for the area.

Frontage type standards include requirements for building width and depth, ground floor transparency, and other features that help create a more vibrant pedestrian experience at the ground level. Frontage type standards often include defined, calibrated standards for shopfronts, forecourts, porches, stoops, terraces, and other types, which are allowed based on the intensity of a form-based zone.

Civic space standards establish minimum and maximum requirements for area, width, depth, frontage on a street, etc., depending on the area’s context. Similar to frontage types, civic space types can be required in certain form-based zones based on context and intensity. Overall, these clear, objective standards help to provide a comprehensive toolkit for development along the Corridor.

Building Type Standards As discussed above, the Zoning Code establishes housing type standards in Chapter 18.40 (Alternative Standards for Medium Density Residential Development). LWC recommends that the FBC use these standards as a baseline for updated housing type standards with modifications for greater flexibility for lot size and lot coverage. LWC also recommends adding building types that are more appropriate in mixed-use environments in order to account for the varied contexts along the Corridor. Even though building type standards will be revised in the FBC, Chapter 18.40 should be maintained so the existing standards can be utilized in the existing conventional zoning districts.

The following descriptions provide examples of existing residential land use definitions and housing types, if applicable, along with how the intent of the residential land use and housing type could be reworked into an objective building type in the FBC. The recommendations offer insights into standards that are based on objective form standards, rather than the separation of and emphasis on land use. During the FBC process, land use definitions and building type definitions should be reconciled and clarified in order to establish a straightforward framework for development review.

Example of a forecourt

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• Duets and Duplexes

Existing Definition: A duet is a residential structure that contains two independent dwelling units, each with its own entrance that are separated by a property line along a shared building wall with each unit located on a separate lot. A duplex is a single residential structure on one lot that contains two independent dwelling units, each with its own entrance.

Recommendation: Duplexes could be carried forward in the FBC with standards for maximum number of stories, building width/depth, allowed frontage types, and private open space. Different types of duplexes could be added and defined, including side-by-side (see photo above) and stacked, if more prescriptive standards would be beneficial for development review. The proposed FBC development standards can be reviewed against the existing standards for Duplexes and Duets (established in Chapter 18.40) and relocated to the FBC and/or revised in the existing Chapter if the housing type is determined to still apply outside of the FBC Study Area.

• Live/Work Unit

Existing Definition: A building or space within a building that is used jointly for commercial and residential purposes.

Recommendation: Live/Work could be carried forward in the FBC with standards for allowed percentage of residential/commercial space, maximum number of stories, building width/depth, allowed frontage types, and private open space.

• Mixed Use Residential

Existing Definition: A development project with both residential and commercial/office uses which are either 1) located together in a single building; or 2) in separate buildings on a single site of one or more contiguous properties.

Recommendation: Mixed Use Residential could be reworked in the FBC under the name “Main Street Building” or “Flex Building” with standards that help prescribe a vertical mixed-use environment, including maximum number of stories, minimum ground floor height (may be provided in the form-based zone standards), building width/depth, and pedestrian access.

• Multi-Family Dwellings.

Example of a side-by-side duplex

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Existing Definition: A building that contains three or more dwelling units, with each unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. Includes multi-family senior housing limited to occupancy by persons 55 years of age or older for residents who are independent and do not require assistance with everyday living (“independent living”).

Recommendation: Multi-Family Dwellings could be reworked in the FBC under the name “Townhouse,” “Multiplex,” “Courtyard Building,” and/or “Mansion Apartment” with standards for minimum/maximum number of units, maximum number of stories, building width/depth, allowed frontage types, and private open space. The proposed FBC development standards can be reviewed against the existing standards for Single-Family Attached Dwellings (Townhouse) and Multi-Family Dwellings (established in Chapter 18.40) and reconciled with the existing Code if necessary and appropriate.

Overall, LWC recommends that building type standards should be provided to establish objective development standards for a variety of housing types at varying intensities along the Corridor. These standards will provide the objective tools necessary to clearly implement SB2, leading to the potential for more efficient approvals of walkable housing projects that have desirable form and massing as well as a strong relationship with the public realm.

Provide a User-Friendly Organizational Structure The FBC should be organized with the primary form-based zone development standards toward the beginning, followed by applicable land uses, frontage type standards, civic space standards, supplemental standards, and any administrative or procedural requirements, as necessary. A preamble should be provided prior to all standards, including a description and/or illustrations that explain how to use the FBC. The objective of this organization is to provide a user-friendly framework where City staff and community members can easily navigate the FBC and recognize the standards and requirements that apply to the applicable development site. The Regulating Plan or Zoning Map should be included separately so that changes to the mapped form-based zones can occur independent of an amendment to the FBC.

LWC proposes that the FBC be located within the existing Zoning Code as Chapter 18.20 Form-Based Zoning Districts and Standards. Depending on the nature of the draft supplemental standards and/or administrative requirements, it may become more effective to locate standards outside of Chapter 18.20 in a section that could apply citywide. LWC will refine this proposal and approach throughout the FBC process.

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Create Objective Graphics and Illustrations The FBC should include objective graphics and illustrations that clearly represent the standards and requirements. In many instances, graphics can communicate development standards more clearly and concisely than written regulations. The FBC can provide straightforward graphics that serve as a tool for City staff to use during project review, as well as aid in community member understanding of the outcome of the development standard. Graphics should convey specific provisions and be illustrated in section, plan, or axonometric view with no implicit design style represented. Call outs, labels, and dimensions should be included as necessary in the same font and style as the FBC.

Examples of pages from two different FBCs with straightforward graphics depicting the development standards on the page

Courtyard BuildingSecondary Wing

Figure 31 Building Types

Primary Street Primary Street

Seco

ndar

y St

reet

Seco

ndar

y St

reet

A

EF

C

D

A

B

Courtyard Building

Public Review Draft | May 2020

19.09.050.E.020 T5 Main Street Zone (T5-MS) City of Las Vegas Form-Based Code

Page 66

D. Building Types

Building Type

Main Building Body

Secondary Wing

Width (max.)

Depth (max.)

Width (max.)

Depth (max.)

A B C D)OH[�0LG�5LVH 100%

of lot1

175 ft1 75 ft 100 ft

)OH[�/RZ�5LVH 100% of lot1 150 ft 70 ft 70 ft

Courtyard Building 175 ft1 175 ft1 40 ft --

Accessory Structure2 -- -- -- --

Lined Building 5HIHU�WR�EXLOGLQJ�GLPHQVLRQV�LQ�Subsection D (Building Types,

Additional Standards for a Lined Building)

Miscellaneous7KH�ȵRRUSODWH�RI�DQ\�ȵRRU�PXVW�QRW�EH�ODUJHU�WKDQ�WKDW�RI�WKH�ȵRRU�EHORZ��H[FHSW�LI�DQ�DUFDGH�IURQWDJH�W\SH�LV�XVHG�

Allowed frontage types are described in Table G (Frontages).Notes:1 Buildings wider than 150 ft must be designed to read as a series of buildings no wider than 100 ft each.2 The total GFA of Accessory Structures must not exceed 20% of the GFA of the primary structure.

D. Building Types (cont.)Additional Standards for a Courtyard BuildingDimensions - Courtyard(s) Width 20 ft min.; 100 ft max. EWidth-to-Height 5DWLR

1:2 min.; 2:1 max.

Depth 50 ft min.; 100 ft max. FPercentage of width of building

50% max.

Total Area 400 sf min.

$�PLQLPXP�RI�WZR�FRXUW\DUG�HGJHV�PXVW�EH�GHȴQHG�E\�the building.

&RXUW\DUG�HGJHV�QRW�GHȴQHG�E\�WKH�EXLOGLQJ�PXVW�EH�GHȴQHG�E\�D�ZDOO�PLQ��IW�PD[��IW�LQ�KHLJKW�

The proportions and orientation of courtyards must be carefully considered for solar orientation and user comfort.

Access StandardsPedestrian access to the building must be from the thoroughfare or courtyard.

Each unit (residential or commercial) may have an individual entry from the courtyard.

Multiple courtyards must be connected through and between buildings where feasible.

Courtyards must be accessible from the primary thoroughfare where feasible.

Key for DiagramsLot Line Building Line

Building Area Courtyard Area

Key for Tables-- 1R�5HTXLUHPHQW

Figure 32 Building Types- Courtyard Building

F

G

H

Parking

I

Primary Street

J

L

K

M

E

Seco

ndar

y St

reet

City of Westerville Planning and Zoning Code | 1107-7 May 2018 | Screencheck Draft

E. Building Form

Each proposed building shall comply with the following building form standards:

1. Encroachments. The following encroachments are allowed within the UC Zone, subject to applicable frontage type standards (See Chapter 1139):

E Awnings, canopies, wall-mounted blade or hanging signs, and patios may encroach into the public right-of-way, subject to approval by the City Engineer and/or City Manager.

Stoops and balconies may encroach into a required setback, subject to applicable frontage type standards.

2. Height Limit. The height of the buildings shall not exceed the following limits. Minimum and maximum heights are measured from average finished grade at the front setback line:

F Building No min. 5 stories max.

G Required Upper Floor Stepback

Buildings located directly across the street from or within 70 feet of an adjacent single-family lot are limited to 3 stories for the applicable portion of the building. A fourth story may be stepped back from the applicable facade by a minimum of 15 feet.

H Building first floor

Min. 16 ft., except 20 ft. for single story buildings.

F. Parking Placement

O!-street parking shall be located in compliance with the following setback standards. See Chapter 1139 (Frontage Types) for applicability of frontage types associated with street-side parking:

Setback Standard

I Primary street

10 ft., but not to be located forward of the front facade of the principal structure.

J Side street 5 ft., except that parking is not allowed between a building facade and side street.

K Side 5 ft. unless located adjacent to an adjoining parking area, in which case no minimum setback is required.

L Rear 5 ft. unless located adjacent to an adjoining parking area, in which case no minimum setback is required. 10 ft. if located adjacent to a single-family lot.

M Vehicular Access

Vehicular access shall not be located on a primary street unless no alternative access point is available. Vehicular access must be provided from an alley, side street or shared driveway where such access is available.

Key for Diagrams

Lot Line Setback Line

Parking Area

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Form-Based Code Study Area Before developing a FBC, it is imperative to determine a clear boundary that defines where it will be applied within a city. Considering that the FBC will apply along the Corridor, LWC has evaluated two existing boundaries, the 2008 Priority Development Area (revised in 2019) established by Plan Bay Area and the 2017 Monterey Corridor Study Area established by LWC as part of the Market Analysis.

Priority Development Area Extension Boundary The Downtown Priority Development Area (PDA) was established in 2008 as part of the state-mandated Plan Bay Area, a long-range transportation, land use, and housing plan that identifies infill development opportunity areas across the region. This 2008 boundary extended from Butterfield Boulevard to the east, Del Monte Avenue to the west, West Central Avenue to the north, and Bisceglia Avenue to the south.

In December 2019, the PDA was significantly extended to include all parcels bordering Monterey Road up to the railroad overcrossing to the north and East Edmundson Avenue to the south.

Monterey Corridor Market Analysis Boundary LWC prepared the Monterey Corridor Market Analysis in 2017 to summarize the demographic and socio-economic conditions along Monterey Road (excluding Downtown). The 4.4-mile project area was divided into three corridors – North, Central, and South.

The North Corridor contains all parcels bordering Monterey Road to the northeast from the city limits at Tilton Avenue to Cochrane Road. It also includes a crescent-shaped group of parcels from where Monterey Road no longer parallels the railroad tracks to the railroad overcrossing.

The Central Corridor contains all parcels between Monterey Road and the railroad tracks from the railroad overcrossing to East Main Avenue (except Villa Mira Monte and the homes along McLaughlin Court). It also includes all parcels bordering Monterey Road on the southwest, from Granada Street/Hill Haven Mobile Home Park to East Main Avenue.

The South Corridor contains all parcels bordering Monterey Road from East Dunne Avenue to Tennant Avenue (except the Morgan Hill Post Office). It also includes six parcels bordering Monterey Road to the southwest from roughly Rome Avenue to Watsonville Road.

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Proposed Form-Based Code Study Area After reviewing the Priority Development Area Extension and the study area established in the Monterey Corridor Market Analysis, LWC proposes a slightly adjusted FBC Study Area in order to account for existing contexts and to more effectively implement desired development patterns along Monterey Road (see figure below). The proposed boundary generally includes parcels adjacent to Monterey Road within the City limit, excluding the Downtown Specific Plan Area and parcels south of Watsonville Road.

The proposed boundary includes big box commercial centers at the intersection of Tennant Avenue and Monterey Road, which were excluded from the Priority Development Area Extension and the Monterey Corridor Market Analysis. While these big box commercial centers have the potential to be economically viable through adaptive reuse (e.g., distribution centers), the parcels are large and also have potential to provide space for moderate to high intensity housing development. The FBC can establish strong zoning tools that can help implement infill development on these sites, but, because of the size of the sites, additional master planning work (i.e., adoption of a Specific Plan) that is not associated with the FBC, may be required.

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Proposed FBC Study Area map Source: Google Earth

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Conclusion There are a range of impediments in the existing Zoning Code that preclude implementation of the General Plan’s vision and the objectives of SB 2 and SB 330, including inconsistent and ineffective development standards, lack of objective housing type standards, and inadequate requirements related to open space, parking, and signs. A FBC with calibrated standards for housing and building types, civic spaces, and building frontages will provide the tools to efficiently develop context-sensitive housing and provide for mixed-use development along the Corridor. The next steps of the Monterey Corridor Form-Based Code include preparing a Style Guide and Annotated Outline for the FBC that will establish a structure and format for the document.

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City of Morgan Hill Planning Commission Workshop - September 8, 2020

Monterey Corridor Form-Based CodeCity of Morgan Hill Planning Commission WorkshopSeptember 8, 2020

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IntroductionsCity of Morgan HillAdam Paszkowski, CPD – Principal PlannerTiffany Brown – Associate Planner

Lisa Wise Consulting, Inc.Lisa Wise, AICP – PresidentSpencer Johnson, CNU-A – Lead Associate

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Agenda1 Project Background and Overview2 What is a Form-Based Code?3 Impediments and Recommendations Memo4 Next Steps5 Questions and Comments

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Purpose• Introduce the Form-Based Code project• Discuss key findings from the Impediments and

Recommendations Memo• Receive feedback and direction

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Project Background and Overview01

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General Plan Corridor VisionNorth and south of Downtown will transform from its current predominantly strip commercial character to a vibrant mixed-use corridor that encourages walking and biking. Buildings will front onto the street and a range of commercial and office uses will be located within close proximity to attached residential units. Density will decrease with distance from Downtown.

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Monterey Corridor Market Analysis, 2018• High-level assessment of economic/market conditions• Findings:

• Zone for fluctuating market conditions

• Provide standards for revitalization (e.g., building frontage, public space)

• Allow a variety of housing types

• Support mixed-use

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Objective Design Standards (SB 330)

• Streamlined approval for multi-family mixed-use• Limits ability to down-zone (e.g., reduce density or

FAR, increase lot size, increase setbacks)• Mandates a 12-month timeframe for processing

housing permits• Prohibits non-objective standards

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FBC Project Overview

Background Review and

Recommended Approach

Workshop 1 Administrative Draft FBC Workshop 2

Public Review and Hearing Draft FBC

Final FBC

We are here!

Summer / Fall 2020 September 8, 2020 Fall 2020 / Winter 2021 March / April 2021 Spring / Summer

2021 Summer 2021

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What is a Form-Based Code?02

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Why use a FBC?1.2

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Well-intentioned policy statement: Infill and develop in existing urbanized areas. Build affordable multi-family housing near transportation corridors.

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Well-intentioned policy statement: Infill and develop in existing urbanized areas. Build affordable multi-family housing near transportation corridors.

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Yesterday’s ToolsSeparation of Uses

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Yesterday’s ToolsSeparation of Uses

This is “red” on the zoning map …and so is this

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Different Places Need Different Regulations

Walkable Urban Transition Drivable Suburban

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What is a Form-Based Code? • A Form-Based Code fosters

predictable, high-quality built environments by regulating land development based on physical form and the public realm rather than the separation of land uses.

• Place-based - specific to the character and needs of the City

• Streamlines housing development through objective standards

Steve Price, Urban Advantage

Before

After

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FBC Elements• Regulating Plan• Form-Based Zones • Building & Frontage

Standards• Civic Space Standards

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• Streamline approval processes• Implement General Plan policy and vision • Predictable and high-quality built outcomes along

Monterey Road• Update to the Zoning Code

FBC Benefits1.2

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Impediments and Recommendations Memo

03

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Overview of Form-Based Codes A form-based code (FBC) is a place-based planning approach that promotes walkable, compact, mixed-use urban environments over suburban sprawl, and is a forward-looking alternative to a conventional zoning code. The Form-Based Code Institute (FBCI) defines a FBC as a “land development regulation that fosters predictable results and a high quality public realm by using the physical form of a place (rather than separation of uses) as the organizing principle for the code.”

A FBC can address the relationship between the building facade and public realm, form, and mass of buildings in relation to one another, and the scale and types of streets and blocks. Regulations and standards in a FBC are usually presented in tables and graphics alongside supplemental text. The standards vary in intensity based on each form-based zone. The form-based zones are mapped on a Regulating Plan, a document similar to a zoning map.

FBCs are now being utilized by cities, towns, and counties across the country as communities like Morgan Hill desire vibrant, mixed-use areas where residents can live, work, and play within close walking distance. For the Monterey Corridor, a FBC can establish objective development standards that implement community visions, emphasizing pedestrian-oriented building form and efficient housing development with an appropriate mix of uses.

FBCs differ from conventional zoning codes in terms of the process by which they are prepared, the substance of the standards they contain, how those standards are presented, the mechanism by which they are implemented, and the built form they produce. In summary, a FBC is a transformative regulatory tool used to implement a community’s vision for how it should look and feel, holistically shaping the urban environment through a set of objective standards.

Overview of Background Documents Planning and development within the City is regulated by several key policy and regulatory documents. Each is briefly described below.

Example of a Regulating Plan

Contents

1. Introduction 2. Existing Conditions3. Impediments to

Development4. Recommended

Approach5. FBC Study Area6. Conclusion

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Impediments to DevelopmentDevelopment Standards Preclude Walkable, Mixed-Use Areas

Standards do not implement the development envisioned along the Corridor• Lot area • Setback requirements • Max. building coverage • Unpredictable density

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Impediments to DevelopmentInadequate Housing and Open Space Standards

Housing and open space standards are established in Chapter 18.40 (Alternative Standards for Medium Density Residential Development)• Standards are only voluntary, not required• Lot size, floor area ratio, and lot coverage

requirements are too restrictive – leads to overreliance on Planned Development process

STANDARDS FOR MEDIUM DENSITY RESIDENTIAL DEVELOPMENT 18.40.060

40-3

TABLE 18.40-2: MEDIUM DENSITY RESIDENTIAL DEVELOPMENT STANDARDS Housing Type

Duet Courtyard SFD TH Duplex Multi

Lot Area (min sq. ft.) [1] [2] 3,000 1,920 -2,999 4,500 - 5,500 1,440 - 3,999 6,000 6,000

Lot Width (min) 30 ft. 24 ft. 40 ft. 24 ft. 60 ft. 60 ft.

Lot Depth (min) 85 ft. 60 ft. 80 ft. 60 ft. 85 ft. 85 ft.

Lot Coverage (max) [3] 50% 45% N/A 55% 1 story: 40%

2+ story: 50%

60%

Floor Area Ratio (max) N/A N/A 52% N/A N/A N/A

Height See base zoning district See 18.40.050.B See base zoning district

Setbacks

Front [4] 10 ft. N/A 15 feet N/A 20 ft. 15

Interior Side 3 ft. [5] 5 ft. [7] 4 ft. [6] N/A 5 ft. [7] 5 ft.

Street Side 6 ft. 5 ft. 8 ft. 5 ft. 10 ft. 15 ft.

Rear 10 ft. N/A 15 ft. N/A 15 ft. 20 ft.

Notes: [1] Subject to the density requirements specified in the General Plan. [2] Standards are for individual lots and not for the subdivision as a whole. [3] Lot coverage limits apply to individual, subdivided parcels and to accessory structures as well as the primary residential structure on the site. Development in the RAL and RAM zoning districts is also subject to an aggregate lot coverage limit for the entire subdivision. See Section 18.18.060.A. [4] Additional requirements apply for street-facing garages. See Section 18.18.070.H.7. [5] A reduced setback (as low as zero feet) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least 6 feet and one setback is at least 4 feet. [6] A reduced setback (as low as zero feet) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least 8 feet. [7] A reduced setback (as low as zero feet) is acceptable on one side yard; provided, that the sum of both side yard setbacks is at least 10 feet.

B. Townhouse Height.

1. The maximum building plate height of a townhouse is 30 feet. Building plate height is measured as the vertical distance from the average contact ground level at the front wall of the building to the plate line of the exterior walls which is the horizontal plane where the exterior walls meet the roof rafters or trusses

2. Roof elements with a minimum 5:12 roof pitch may exceed the building plate height by up to 8 feet.

18.40.060– Standards for all Housing Types

A. Aggregate Lot Coverage. For all projects in the RAL and RAM zoning districts, the sum total coverage of all proposed buildings and structures shall not exceed 40 percent of the gross land area of the subdivision.

B. Transitional Standards. When a proposed project is adjacent to a residential zoning district, excluding the RAH zoning district, the following transitional standards shall apply:

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Impediments to DevelopmentSuburban Parking and Sign Standards

• Parking standards do not include parking placement

• Sign standards are inadequate for a walkable environment

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E. Building Form













Setback Standard

I Primary street





M Vehicular Access


Key for Diagrams


Parking Area

Establish Form-Based Code

• Three form-based zones (e.g., neighborhood, corridor, center)

• Land use flexibility• Potential inclusion of Downtown Specific

Plan provisions, where appropriate

Recommended Approach1.2

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Objective Design Standards

• Building/Housing Type Standards• Frontage Standards• Civic Space Standards

Recommended Approach1.2

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Recommended ApproachProvide a User-Friendly Organizational Structure

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E. Building Form













Setback Standard

I Primary street





M Vehicular Access


Key for Diagrams


Parking Area

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Proposed Boundary

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Next Steps04

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Next Step Target Date

Annotated FBC Outline and Style Guide October

Administrative Draft Form-Based Code Phase 1 December

Administrative Draft Form-Based Code Phase 2 February

Workshop 2 - Public Review Draft Rollout and Education March/April

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Questions and Comments05

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