 Hi again, I'm Tony Perez with Opticus Design and thank you for joining us for a session three of six about form based zones. We had talked about what form based codes are and are not and why they came to be in session one and session two we talked about the regulating plan. And how it differs from a conventional zoning map and today we were talking about the zones in a form based code and how they work and what they contain. So looking back from session number two, we talked about the regulating plan and that's where we're getting today. The form based zones go on to the regulating plan as we mentioned, you know, the, the color intensity reflects the intensity of what coverage the intensity of uses the relative height of buildings and the role of what is on those lots and you can see the colors in the gray and the blue are the largest in most intensely used buildings and the lighter purple as are the smallest and least intensely used buildings houses in this case. So each of these colors represents a physical environment with physical characteristics, as opposed to the conventional zoning approach which simply looks at height and uses. This 3D zoning map, if you will, starts to indicate the intentions of the community form through the map as well as all a lot of other things here that we'll talk about. So taking this step from that regulating plan into into the types of zoning districts that are better on the map starts to show you the intentions by when you, when you map a certain zoning district, the kind of physical intentions physical outcomes that are meant by that that color on that map as you can see here with two examples of a neighborhood zone and a main street zone. So about a lot more than just overall height as a conventional zoning tends to to myopically focus on. It's about the distance between buildings that distance from the building to the sidewalk, how the buildings shape the public realm. The fact that there is a public realm, the length and width of those buildings and all a lot of other characteristics that shape on the physical environment. The physical character is then expressed in an individual zoning district through through the intended form. As you see here on the on the right hand side, these, these characteristics that summarize what this zoning district is about and so each of these zoning districts in a form based code at least the ones that we prepare have this link between the vision and the actual numbers and the standards so on the right hand side. That's an intense statement, but it's very, very different from the kind of intense statements in your conventional zoning code now and encourage you to look at them and your existing zoning code and compare them. The statement at the bottom talks about the intended physical character when it's all said and done when you when you put all these things together. And then there's a statement about general uses in this, in this particular zoning district, but at the top of that, that information is desired form, which talks about building size and whether the buildings are attached to attach their width, their footprint. And sometimes people say, Well, wait, there aren't a lot of numbers in here and that's intentional. It's talking about the qualitative aspects of physical character, and then you can get into the actual numbers in the standards. So, imagine that the information that I just showed you is on the preceding page to these pages. And so that is a great link between the vision, the policy and the actual regulations. And so that that is a new piece of information that conventional zoning does not contain that often can be problematic for, for, for some planning departments that that don't want that kind of information they only want the regulatory information but we find it very helpful and most of the time the planning departments see it as is very instructive as well. And so that link provides connection to the actual standards to generate that physical character that we've been talking about through those images and through those qualitative statements. And now you have standards for a lot width and a lot depth and what fits in those lots and how tall the buildings can be and are there required step backs on a group of stories or not. How tall does the ground floor have to be what can happen in the ground floor as opposed to upper floors. So this is a setback or the building have to be in the setback or what is identified here on the right hand side of these pages is is the facade zone meaning in that striped band there on the front and side street of that lot is where the building needs to be placed in order to shape the public realm is expected in this zoning district. And of course parking standards. We're talking about the form based zones and what they contain and the kind of information that they provide. But let's take a step back and look at the system that is being applied to organize the zones and put them on the ground. And that's the system that we call the transect. And that's the organizing principle of many but not all form based codes. The idea here is born out from biology. The tool invented by Donnie Plater Ziver in the late 90s early 2000 was adapted from biological studies and from in McCards work with design with nature. So this idea extends from strictly nature into rural and into into areas that that can make cities. And that's why this tool was invented to only to not only talk about preserving nature but also to talk about specifically and intentionally how to build cities. And so the area of the spectrum that applies to the area we're talking about in Santa Rosa in the missing middle study is in this area of the spectrum. And as you think about applying that in reality, here are examples from other places in the country, not necessarily Santa Rosa, but that reflect this character. And then you can see the spectrum applied here. And then this T for T five area is where we're talking about here in town. And so applying this to my hometown again that I've used a couple of times in the series. You can see that the system. There's a people in my town, don't use this system you can apply this system to recognize different physical character that exists. You can see the T two in the country. You can see the T three neighborhoods, and the T four is there's a neighborhood at the T four level and there's a little main street at the T four level as well. And moving into maybe an area that you might know better. You can see the Carmel by the sea. I love showing this example because again, they don't use the transect there but you can apply the transect to recognize the existing physical character, everybody knows that that beautiful main street on Ocean Avenue it's the middle of the screen. That is at the T four level, and it's identified as a T for MS T for Main Street and then you can see the T three neighborhoods and the T four neighborhoods and the nature out there in the ocean. That idea the concept of the transect Santa Rosa. This is, this is our preliminary observation of how that system buys the existing conditions. And then, lastly here, you know, we use this analogy of the recording engineer sound deck as a tool to coordinate specific outcomes in a, in an intentional way as as an engineer would would use in a recording studio for a group or different musicians. So, the idea here is that conventional zoning regulates street right of ways regulate signage that regulates buildings not specifically but buildings generally, and then highly regulate uses and so you can see here that again using the analogy of the board. It only covers half of the amount of topics that really are available and important to regulate compared to the form based approach which covers the spectrum of the board, and even additional items that you might identify. Thanks very much for being with us today and we just appreciate your time and look forward to your questions and comments. Thanks.