 Hi again, thanks for joining us for session six of six in form based codes for Santa Rosa. This last session is all about frontage types and standards. So thank you for joining us today. As you can see on this opening slide here. The image on the left and the image on the right are completely different and that's because the image on the left did not consider frontage which we're going to talk about. We're going to talk about in depth today, and the building on the right did. The building on the right really shows the intentional entries to ground floor units there. And then you can see a lobby entrance down the street there on the right, going into the building providing access to other units in the building. On the left, just consider that sidewalk is some kind of property line that could have been the rear could have been anywhere. But it's actually on the sidewalk where people walk by and go to other buildings and other areas of this of this community. And it's neither good for the pedestrians, or for the people in the ground floors as you can see that they have the mini blinds up because the lack of privacy, just the way that building was designed so frontage is a very very important topic. And that is why we always recommend including regulations for frontage. So, here are some examples of frontage regulations from a form based code and you can see the top left example shows a porch for example here in in a cross view or section as as we say in in in a code. And you can see there are requirements for how close it can be to the sidewalk, how deep it needs to be. What the distance over all that you need to have that element work well on the front or side of buildings, how tall it needs to be, how far it should be raised from the ground to to provide that that good element of space and also a little separation for the for the occupants they might want to participate on the street and be out there on the porch but not necessarily be at eye level with the sidewalk and so that distance from and distance above the sidewalk is important. It's really important to also underscore that this element is not covered in conventional zoning. As as the as the, the topic of building types that we talked about in session five it's not covered either and so it's very important to understand what it is the community is looking for and then turn that into two standards to get those outcomes. And so, you know, from a broader perspective, what is frontage. Well it's that basically the ground, how the ground floor interacts with the public Rome, and the public Rome is that area beyond the property line out into the street, and to the other side of the street. Maybe it highlighted here in yellow, or here in this diagram, where you can see the private lot, whether that's a publicly owned city lot, or it's a, it's a privately owned property. The idea is that there's a public right of way and there's land on the other side of that public right away, which is is not not always publicly owned. So, we've tried to identify the difference here, and you can see that that that that public Rome is consisting of that private and public area together, and a big element of that is frontage and you can see here in this example there's a ground floor with three nice windows on that front room facing the street, and then an engaged porch, providing entry to the building. And, you know, again, this is super important because without the idea of frontage. You know, you might say well, yeah, this is a bad example so it would never happen in our city. If you look at your rules, then ask yourself that question. And if your rules say that this couldn't happen, then, okay, it might not apply to your town. So I challenge you to look at your rules and see if in fact this is not allowed. And I think you might be surprised. Same here. This is a combination of not recognizing frontage as a key element of a place as was done in the building on the right. And also recognizing that frontage goes along with where parking can be located so the building on the left. It's not recognized parking or frontage, let alone together. And then, you know, here is one of my favorite examples because the street. This street where the these examples are from the characters like on the right. It's a street of front yards with porches and the front yards vary in their depth, but but it's that's the character. And in the 80s, a famous architect came in and experimented on the left there with the that pattern. And so whether you like that designer not that pattern breaks the existing physical character that is more like what's on the right. And so as that happens over time, the, the, the importance of continuing the pattern goes away because the pattern becomes diluted and confused about what it actually is. And is it that important anymore because so many buildings are turning their back or side to the public room. So frontages have very much to do with the public room and making it positive, or not so positive. As in this example. So this example is very, very well done in terms of architecture and materials, but it is not very well done in terms of the ground floor and frontage you can see the building is sunken a little bit. And I'm not sure if that is to meet height requirements, or if that was some other due to some other aspect of the site, but a ground floor frontage requirement would not have allowed this situation. And again, as you saw in the opening slide, people walking by this feeling comfortable looking in those windows and the people in those in those windows in those rooms, feeling comfortable with you walking by and looking down into them. So this is not an optimal situation and it could have been avoided and ground floor furniture permits would have been key in avoiding that outcome. So as we saw with the with the building types. There's a palette of frontage types and you can see from the left there's a front yard. Sometimes the porch sometimes with another type of covered entry there's a porch. There's all kinds of residential options there from the left to the middle. And then as you get from the middle to the to the right. So those are more public more neighborhood center or Main Street type of frontages so thinking of them as there's more privacy on the left hand side of the spectrum, and less privacy, because it's intentional there, they're meant to be less less private on the middle to the right of the spectrum. So where you are where you are in that spectrum really helps you use these, these tools of frontage in your zoning standards and in infill situations in your neighborhoods here are those more private or more residential type of frontages. And you can see they all have a different purpose, some are closer to the sidewalk summer more set back so it's it's not a one size fits all thankfully and and again, where you are in the neighborhood has a lot to stay with which type or types. You will allow to make that character respond to what the character of the neighborhood wants to be. And then at the other end of the spectrum here are photos of those examples with the shop front, you know really well known type there on the right hand side and then covered walkways of two types, one arcade and the other gallery. Occupied space above and the other does not. And then a for court terrorist but they're all ways of bringing that non residential, sometimes residential ground floor to the sidewalk, and again, less privacy here, more privacy here. So another easy way to think about them. And then taking that information and coordinating with the zoning districts and the intended physical character of the zoning districts and applying that to locations on a map. And going back to the regulating plan that we talked about early on in the series so you can coordinate the intended frontage types to correspond to the physical character in the building types that you are allowing in each of these districts. And then providing regulations so here are three examples of many. You saw that that spectrum of types. It's eight to 10 different types and here just three, showing how you can provide that section diagram and standards and plan diagram and standards and then illustrative requirements for photos and then identifying which zoning districts, each of these types are allowed in and then the dimensional requirements for each of these types. So thank you very much for being with us today and, and learning about frontage types and standards and and for being through with us through all of these six sessions. And again, you know, these are these are overviews provided for your information and, and curiosity you might have a million questions and, and ideas and so we look forward to talking with you and hearing those questions and ideas, and just getting to meet you.