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SAN PABLO AVENUE SPECIFIC PLAN FORM-BASED CODE Design Review Board – July 2, 2014 ---PAGE BREAK--- Purpose of Tonight’s Meeting Quick recap of history of Plan Detail discussion of the role the Design Review Board Overview ---PAGE BREAK--- Specific Plan Process Begun in 2007 Draft Plan & IS/MND 2009 Revised Draft 2010 “On Hold” Target-Safeway Development Development Feasibility & Parking Studies Council Meeting 2011 Discussed Specific Plan and Development/Parking Study Findings Increased height (near BART stations) More flexible parking requirements (lower minimums) More flexible approach to mixed-use ---PAGE BREAK--- Specific Plan Process Contract to Complete Specific Plan City Council (April 2, 2013) Update to respond to earlier comments, studies and contemporary issues & be more implementation- oriented Add Environmental Impact Report (EIR) Add Complete Streets Element (Grant-Funded) Add Multimodal Capital Improvement Program (Grant- Funded) ---PAGE BREAK--- City Policies and Economic Development Trends Economic Development Action Strategy (2006) “Urban lifestyle” key to attracting high quality development City Strategic Plan (April 2, 2013) Climate Action Plan (May 21, 2013) Reduce Vehicle Miles Traveled (VMT) Plan Bay Area (July 18, 2013) Job and Housing Targets Real Estate/Economic/Market Feedback and Trends ---PAGE BREAK--- Plan Goals and Policies Strengthen Sense of Place Ensure Return on Investment (ROI) Encourage Practical & Market Friendly Development Enhance & Humanize the Public Realm Catalyze Mode Shift ---PAGE BREAK--- A. Strengthen Sense of Place Strategy 1: Articulate distinctive role and identity of each focus area: Downtown, Midtown, and Uptown. Strategy 2: Reinforce distinguishing sense of place by responding to existing assets such as the Ohlone Greenway and key views. Strategy 3: Optimize placemaking in all developments. Strategy 4: Attract pedestrian activity to key nodes to foster community and identify places of interest. ---PAGE BREAK--- B. Ensure Return on Investment: Strategy 1: Maximize TOD potential (BART and AC Transit). Strategy 2: Stimulate investment in vacant/underutilized sites at key focus areas. Strategy 3: Build on recent and planned private and public investments. Strategy 4: Leverage all investments to catalyze new investments. ---PAGE BREAK--- C. Encourage Practical & Market Friendly Development Strategy 1: Provide development clarity to encourage investment. Strategy 2: Incorporate flexible development codes that respond to constrained parcels, surrounding context and the market. Strategy 3: Allow ground floor residential development to provide flexibility and expand the Specific Plan Area’s residential base. ---PAGE BREAK--- D. Enhance & Humanize Public Realm: Strategy 1: Design streets for living instead of just driving through reStreet placemaking principles. Strategy 2: Make large blocks human scale through midblock connections. ---PAGE BREAK--- D. Enhance & Humanize Public Realm: Strategy 3: Create new gathering places to serve the needs of existing and new users. Strategy 4: Promote environmental sustainability. Strategy 5: Celebrate and strengthen the unique natural context. ---PAGE BREAK--- E. Catalyze Mode Shift Strategy 1: Promote infill development through increased land use intensity close to existing transit infrastructure. Strategy 2: Reduce parking requirements to encourage transit use and reduce reliance on the private automobile. Strategy 3: Strengthen pedestrian and bicycle connectivity through existing and new connections. ---PAGE BREAK--- E. Catalyze Mode Shift Strategy 4: Integrate opportunities to create Complete Streets, multimodal travel ways that balance all users. Strategy 5: Improve connectivity between the Green Belt (Wildcat Canyon Trail) and the Blue Belt (Bay Trail) through pedestrian and bicycle connections. ---PAGE BREAK--- How to Use the Plan 1. Determine the Application Process and Design Review Tier Follow the application and processing procedures outlined in the Administration Section of the Form- Based Code. ---PAGE BREAK--- How to Use the Plan 2. Determine Transect Zone Determine whether your parcel(s) are within one of the Transect Zones in the Specific Plan Area: Transit- Oriented Higher-Intensity Mixed Use (TOHIMU) or Transit-Oriented Mid-Intensity Mixed Use (TOMIMU). ---PAGE BREAK--- Transect Zones ---PAGE BREAK--- How to use the plan From the Transect the following parameters are identified: Development standards for height. Development standards for parking. ---PAGE BREAK--- How to Use the Plan 3. Determine Street Type Determine which Street Type your parcel(s) front. If you have a corner parcel you must determine the primary space or street based on the hierarchy outlined. ---PAGE BREAK--- Street Types ---PAGE BREAK--- How to Use the Plan 4. Comply with Development Standards Determine pertinent additional development standards and guidelines that supplement Transect Zone and Street Type development standards, including: Building Placement Building Form Building Frontage ---PAGE BREAK--- How to Use the Plan 5. Integrate Context Sensitive Elements Ecology Energy Urban Farming Water Conservation Cultural Resources ---PAGE BREAK--- How to Use the Plan See Section 2.02.03 Land Use Regulations and FBC Table 02. Transect Zone Land Use Regulations. Uses that are permitted by right the ones that will benefit all of the community; including: multi-family housing, restaurants, and many commercial services. ---PAGE BREAK--- Building Frontage Types Street type will determine what type of building frontages (building form along the public street) are allowed. ---PAGE BREAK--- Building Frontage Types Frontage Type Matrix ---PAGE BREAK--- Building Frontage Types Shop Frontage A minimum of 12 feet clear to a maximum of18 feet tall, as measured from the adjacent sidewalk. Shop Fronts can be recessed from the frontage line by up to 10 feet from ROW to accommodate outdoor retail such as café seating, or allow for Amenity, Activity and Pedestrian Zone requirements for different street types. can be recessed a maximum of 5 feet from the remainder of the ground floor facade. The corresponding shop front glazing along the primary frontage shall comprise at least 75% of the 1st floor wall area facing the street and shall not have opaque or reflective glazing. ---PAGE BREAK--- Building Frontage Types Shop Frontage ---PAGE BREAK--- Building Frontage Types Flex Frontage Flex Frontages may be recessed from the ROW by up to 10 feet to allow for more privacy. Recessed areas and Activity Zone for all street types can be temporarily used as private outdoor space for residential uses. Up to 75% of the vertical plane above 3 feet separating the temporary ground floor residential use and Pedestrian Zone should be open to sidewalk. This allows for eyes on the street. can be recessed a maximum of 5 feet from the remainder of the ground floor facade. Facades are to be designed to have variable transparency for varying uses. The minimum transparency for temporary residential uses is 25%. Required transparent areas shall not have opaque or reflective glazing. ---PAGE BREAK--- Building Frontage Types Flex Frontage ---PAGE BREAK--- Building Frontage Types Arcade Frontage A minimum of 8 feet wide clear depth and 10 feet clear height is allowed. Soffits, columns/arches shall be treated consistently with the architecture of the building with a maximum of 8 feet clear between columns. Primary frontage shop front openings shall be at least 10 feet tall and comprise 75% of the 1st floor wall area facing the street and shall not have opaque or reflective glazing. ---PAGE BREAK--- Building Frontage Types Arcade Frontage ---PAGE BREAK--- Building Frontage Types Forecourt Frontage A minimum of 10 feet deep and 20 feet wide and a maximum of 50% lot frontage for a semi-public space. For a privately owned open space, minimum forecourt area is 2,000 square feet, with an average depth of 40 feet. The corresponding shop front(s) opening(s) along the primary frontage shall be at least 50% of the 1st floor wall area and shall not have opaque or reflective glazing. ---PAGE BREAK--- Building Frontage Types Forecourt Frontage ---PAGE BREAK--- Building Frontage Types Front Yard/Porch Frontage A minimum of 5 feet deep clear. Maximum of 15 foot setback from the ROW. A minimum of 12 feet wide clear for centered entry; or a minimum of 10 feet clear for asymmetrical entry. Porches shall be at grade or raised to transition into the building. In no case shall porches not be ADA accessible from the adjacent grade. Glazing min. 25% ---PAGE BREAK--- Building Frontage Types Front Yard/Porch Frontage ---PAGE BREAK--- Shadows ---PAGE BREAK--- Shadows ---PAGE BREAK--- Signs Maximum aggregate sign area: 1 sq. ft. of sign area per linear foot of building street frontage. Zoning Administrator reviews signs which are not part of a Master Sign Program. Design Review Board reviews Master Sign Programs. ---PAGE BREAK--- Signs Types of exempt signs: Public signage Clocks, temperature displays, barbershop poles, etc. Window displays Commemorative plaques, names of buildings, etc. Change of ownership signs Signs on bus bench or bus shelter Temporary open house signs Real estate signs Window signs ---PAGE BREAK--- Signs Types of permitted signs: Awning Signs Blade Signs Marquee Signs Wall Signs Murals Sidewalk Signs Monument Signs ---PAGE BREAK--- Signs Types of signs ---PAGE BREAK--- How to Use the Plan 5. Comply with Open Space Standards Comply with open space requirements and determine appropriate on-site open space types based on open space type guidelines and map. Refer to planting standards for requirements and guidelines. ---PAGE BREAK--- Open Space Requirements ---PAGE BREAK--- Open Space Types Pocket Parks Plazas Mid-Block Connections Greenways Repurposed Open Spaces Temporary Open Spaces ---PAGE BREAK--- Open Space Requirements Pocket Parks Pocket Parks A small, well-integrated open space designed to provide access to natural landscapes, gathering and play spaces in high-density, residential, mixed use and commercial areas. ---PAGE BREAK--- Open Space Requirements Plazas Plazas A hardscape public space with seating and other urban furniture intended to provide opportunities for rest and relaxation, outdoor dining, commerce, social gathering and events that compliment the use of the building. ---PAGE BREAK--- Open Space Requirements Mid-Block Connections Midblock Connections New pedestrian and bicycle passageways through large blocks designed to enhance connectivity, reduce travel distances, encourage non-motorized transportation and provide active open spaces. Adjacent buildings orient windows, openings and balconies to provide safety. ---PAGE BREAK--- Open Space Requirements Greenways/Creek Greenways Greenways/Creek Greenways Linear open spaces designed to provide enhanced connectivity between destinations and other opens spaces while also providing areas for activity and gathering. Creek greenways run along the riparian edge and provide opportunities to bring the public closer to this natural amenity. ---PAGE BREAK--- Open Space Requirements Repurposed Open Spaces Repurposed Open Spaces Vacant and underutilized spaces within existing building setbacks and underutilized surface parking lots converted into usable open spaces to activate the public realm. Improvements can be low-cost including paint and planters. ---PAGE BREAK--- Open Space Requirements Temporary Open Spaces Temporary Open Spaces Seasonal or temporary use of private parcels for activities such as community events, food vending and pop-up parks. ---PAGE BREAK--- Types of Review Tier I Small projects involving existing structures. Do not substantially alter exterior appearance. Entitlement process: Administrative Design Review – Zoning Administrator. Appealable to Design Review Board. ZA can elevate complex projects to DRB. ---PAGE BREAK--- Types of Review Tier II New projects that meet all standards of the Specific Plan. Entitlement process: Design Review Board approval of site plan and exterior design components. Appealable to Planning Commission. ---PAGE BREAK--- Types of Review Tier III Large projects involving existing structures. Entitlement process: Design Review Board approval of site plan and exterior design components. Appealable to Planning Commission. ---PAGE BREAK--- Types of Review Tier IV Innovative, new projects that meet the goals of the Specific Plan. These projects do not meet all standards but provide an over-aching public benefit. Entitlement process: Planning Commission approval of site plan and determination of public benefit. Design Review Board approval of exterior design components. DRB decision appealable to Planning Commission ---PAGE BREAK--- Next Steps/Schedule Draft Environmental Impact Report Public Comment Hearing: July 9th @ 7:00pm City Hall Study Session – Planning Commission July 16th @ 7:30pm City Hall Special Planning Commission Meeting to consider Recommending the Specific Plan to City Council September 4th @ 7:30pm City Hall City Council Meeting to consider Adoption of the Specific September 22nd @ 7:00pm City Hall