 Hi again, thanks for joining us. I'm Tony Perez with OptiCos Design and here to talk to you about the regulating plan, the form-based codes version of a 3D zoning map. So thanks for joining us. So the regulating plan as we talked about in the opening introductory session, it's that 3D zoning map and we talked a little bit about the colors having a lot to do with physical form and character and use. And just as a refresher, the darker the color, the more intensely the property is used, the higher the lot coverage is, the taller the building is usually, and the more intense uses are on that parcel. The lighter the color, just the opposite. The lower lot coverage, the lower number of stories, the lower intensity of uses on that parcel. So knowing that, you can look at this and start to understand the physical character and intentions of a community's vision for a particular area that's using the form-based code. And so the regulating plan takes all that information, implements a vision by coordinating zoning districts to particular parcels, as you can see identified here on this example. And the types of regulating plans vary on what the intentions are for that area of the community. So we're gonna talk to you today about three scales of regulating plans that can apply to parts of a community or an entire community. So on the left-hand side, you see what we call a site-specific. And these are typically for downtowns, small-town main streets, a very specific area of a community that's using the form-based code. Or you can see here the multiple areas or sites approach, where there might be several corridors, maybe or maybe not a downtown or parts of a neighborhood. And this might be on one part of town and then on a completely different map showing a different area of town and there might be the rest form-based code area. Or the third combination of the form-based zones, you could see in the light purple and dark purple in the left-hand side of this third example. And then the conventional zoning, the yellow and the green and the red. And this is what we at OptiCodes call a hybrid code where it's combining areas that use conventional zoning and areas that use form-based zoning. And then there are types of regulating plans. So if this was all about the scale and approaches, these are examples of regulating plans on different types of projects. So on the left-hand side is infill preservation where the emphasis is new development and fitting into clear and existing patterns that you're making more of what already exists. And so this is where Santa Rosa fits on the spectrum of types of regulating plans. That the second one is a regeneration option where there is some existing development but there's a lot more new development that's going to be made and new blocks that don't yet exist. So it's regenerating land into new purposes and new vision. And then there's the third example, a green field where there is nothing that exists. It's a large vacant parcel that's going to be new communities or new neighborhoods at least. And so it's all undeveloped and yet to be developed. So let's talk about the infill development regulating plan examples. Here's one in Benesia where you could see the existing pattern with the existing buildings in black fill there. And in this particular example, there were a lot of historic buildings that were shown for reference purposes and also to identify the scale and character of new buildings. This is a great technique, but there's also the idea that, as soon as you do this, it might be obsolete in a year. And so we've learned in subsequent projects that this isn't necessarily a technique to use in bigger areas, bigger than Benesia, for example. Then there's the Richmond example where this is a set of corridors and a downtown. And so these zones are coordinating all the form, including more specific instructions you see there in black dots along specific streets. And that's talking about certain frontage requirements that are implementing the requirement to have active frontages or frontages that have frequent pedestrian entries and large openings and those frontage elements that we talked about in the first session of porches and stups and shop fronts and things like that, as opposed to blank sods. And then this third example in Davis, California, it takes the same approach of coordinating the zones with their physical form, including height and all kinds of other physical characteristics, but it starts to introduce new civic space intention by this community and then the approximate location of new streets to make new blocks. And then additional massing standards for the new buildings to coexist nicely with existing buildings of a much smaller scale. And then lastly here in San Rafael, one of the latest codes that we've worked on, a lot of information about the form and character through again the color of the zone district, but also this idea of subzones, which you saw in a couple of the other examples that I wanna identify here. The subzone is a way to take the base list of uses allowed in a form-based zone and either expand them by saying, by applying the term open. So making that list longer or by contracting those down to a limited set of uses for a certain area by applying the term limited. And so you can take one zone and use it in three ways in terms of uses and sometimes the kind of frontages that you want uses to be coordinated with. And then this one as in Davis, this regulating plan talks about intention for civic space and a couple of new blocks that are expected to be made out of super blocks that currently exist. And then as in a couple of the others, overlays about existing historic districts and existing plan development districts that aren't going to be converting to the form-based system. But you can see all the information that is applied to this form-based regulating plan, which again is embodying and implementing a vision, a physical vision prepared by the community for each of these places that we just showed you through some type of public process involving a charrette or design workshops that brought the community to a consensus about physical character for each of the different areas in this part of the community. So the form-based system uses that regulating plan as you can see there are different ways to use it but there are essential elements and approaches that provide for a certain consistency and expectation about how to use this tool and namely the colors on the zoning map and their intensity indicated by the darker or lighter color and then applying those physical characteristics such as civic space and new streets and new blocks and their approximate locations. And so taking all the policy, all the physical character vision out of the vision document and putting it into the regulating plans that can be implemented on a daily basis. Thanks for joining us today and look forward to your questions and discussion as the process continues. Thank you.