HomeMy WebLinkAboutOrd. 1448-2011 ORDINANCE NO. 1448 -2011
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE ADDING CHAPTER 20.270 ( "EL CAMINO
REAL /CHESTNUT AVENUE AREA PLAN DISTRICT ") TO THE
SOUTH SAN FRANCISCO MUNICIPAL CODE, AMENDING
CHAPTERS 20.250, 20.300, AND 20.630 OF THE SOUTH SAN
FRANCISCO MUNICIPAL CODE, AND AMENDING THE
SOUTH SAN FRANCISCO ZONING MAP TO COLLECTIVELY
ALLOW AND ESTABLISH REGULATIONS FOR MIXED -USE
DEVELOPMENT OF THE KAISER PARCELS WITHIN THE EL
CAMINO REAL /CHESTNUT AVENUE PLANNING AREA
WHEREAS, the City of South San Francisco ( "City ") Planning Division staff and the City's
consultant, Dyett and Bhatia, have prepared the El Camino Real /Chestnut Avenue Area Plan, to
guide and facilitate future growth and development of an approximately 98 -acre planning area in the
El Camino Real corridor, between Southwood Drive to just north of Sequoia Avenue, with a focus
on creating pedestrian- oriented, high density mixed -use development, with a range of commercial,
residential, and civic uses, including parks, plazas, and gathering spaces for the community, which
Area Plan, in addition to specific proposed amendments to the South San Francisco General Plan,
also proposes adoption of Chapter 20.270 ( "El Camino Real /Chestnut Avenue Area Plan District ")
and related amendments to Chapters 20.250, 20.300, and 20.630 of the South San Francisco Zoning
Ordinance ( "Additional Amendments ") and amendments to the Zoning Map (Rezone) (collectively,
"Area Plan" or "Plan "), and applies to multiple parcels identified as the Kaiser Parcels on the map
attached to this Resolution as Exhibit B ( "Kaiser Permanente Parcels" or "Kaiser Parcels "); and
WHEREAS, the City prepared an Environmental Impact Report (EIR) in accordance with the
provision of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq.,
"CEQA ") and CEQA Guidelines, which discloses and analyzes the potential environmental impacts
of the entire Plan, including its application to the Kaiser Parcels; and,
WHEREAS, the Draft EIR ( "DEIR ") was prepared and circulated for a 45 -day public /agency
review period from February 25, 2011 through April 11, 2011, and a Final EIR ( "FEIR ") was
prepared, which includes written responses to comments received on the DEIR and minor revisions
to the DEIR (collectively, "EIR "); and
WHEREAS, by separate Resolution, the Planning Commission recommended that the City
Council make findings and certify the EIR, as an objective and accurate document that reflects the
independent judgment of the City in the identification, discussion and mitigation of the Plan's
environmental impacts; and
WHEREAS, on May 5, 2011, the Planning Commission conducted a properly noticed public
hearing to consider making a recommendation on the EIR and the Plan, including all related
amendments to the General Plan, Zoning Map, and Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City of South San Francisco City Council
as follow:
SECTION 1 FINDINGS.
Based on the entirety of the record before it, which includes without limitation, CEQA and
the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the South San Francisco
General Plan and General Plan EIR, including all amendments and updates thereto; the South San
Francisco Municipal Code; the draft El Camino Real / Chestnut Avenue Area Plan, prepared by
Dyett & Bhatia, dated February 2011, including the Addendum thereto, as presented and attached as
part of the July 27, 2011 City Council Staff Report; the draft El Camino Real / Chestnut Avenue
Area Plan General Plan Amendment, prepared by Dyett & Bhatia, dated February 2011; the draft El
Camino Real / Chestnut Avenue Area Plan Zoning Ordinance Amendment, prepared by Dyett &
Bhatia, dated February 2011; the El Camino Real / Chestnut Avenue Area Plan EIR, including the
Draft and Final EIR and all appendices thereto; all reports, minutes, and public testimony submitted
as part of the City Council and Planning Commission Joint Study Session on September 16, 2009; all
reports, minutes, and public testimony submitted as part of the Planning Commission's study session
on May 30, 2010; all reports, minutes, and public testimony submitted as part of the Planning
Commission's meeting of April 7, 2011; all reports, minutes, and public testimony submitted as part
of the Planning Commission's meeting of May 5, 2011; all reports, minutes, and public testimony
submitted as part of the City Council's meeting of May 25, 2011; all reports, minutes, and public
testimony submitted as part of the City Council's meeting of July 27, 2011; and any other evidence
(within the meaning of Public Resources Code §21080(e) and §21082.2) ( "Record "), the South San
Francisco City Council hereby finds as follows:
I. General Findings
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The Exhibits attached to this Ordinance, including the proposed El Camino Real /Chestnut
Avenue Area Plan Zoning District and the Additional Amendments to Chapters 20.250,
20.300, and 20.630 of the South San Francisco Municipal Code (Exhibit A), the proposed El
Camino Real /Chestnut Avenue Area Plan Zoning Ordinance Map Amendment for the Kaiser
Parcels (Exhibit B), and the Addendum (Exhibit C), are each incorporated by reference as
part of this Ordinance, as if set forth fully herein.
3. The documents and other material constituting the record for these proceedings are located at
the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. By separate Resolution, the City Council, exercising its independent judgment and analysis,
has found that an EIR was prepared for the Plan in accordance with CEQA, which EIR
adequately discloses and analyzes the proposed Plan's potentially significant environmental
impacts, its growth inducing impacts, and its cumulative impacts, and analyzed alternatives
to the proposed Plan; the City Council has further found that the benefits of approving the
Plan outweigh the Plan's significant and unavoidable impact; accordingly, the City Council
has certified the EIR for the Plan and adopted a statement of overriding considerations, in
accordance with CEQA.
II. Rezone and Zoning Ordinance Amendment Findings
1. By this Ordinance the City Council intends and does only approve the attached zoning text
and map changes (including those in the Addendum) to the extent that such changes apply to
the Kaiser Parcels identified in Exhibit B. Notwithstanding that the zoning text changes
attached to this Ordinance may include changes or regulations for properties beyond the
Kaiser Parcels, any such proposed changes to properties beyond the Kaiser Parcels are not
the subject of, nor approved by, this Ordinance.
2. Adoption of the proposed Plan will include amendments to the South San Francisco Zoning
Map and Title 20 of the South San Francisco Municipal Code, to ensure consistency between
the General Plan and the Zoning Ordinance and Map, and to implement the Area Plan. The
Zoning Map will be amended to add the El Camino Real /Chestnut ( ECR/C) Zoning District,
and the following three sub - districts: (i) El Camino Real /Chestnut Mixed Use, High Density
(ECR/C -MXH); (ii) El Camino Real /Chestnut Mixed Use, Medium Density (ECR/C -MXM);
and (iii) El Camino Real /Chestnut Residential, High Density (ECR/C -RH). The Zoning
Ordinance will be amended to identify allowable land uses and establish standards for
development of property within these sub - districts, and to reconcile potential internal
inconsistencies in Title 20 created by the Zoning Ordinance Amendment.
3. As required under State law, the South San Francisco General Plan, and the South San
Francisco Municipal Code including Sections 20.530.012 (Specific Plan Required Findings)
and 20.550.008 (Criteria for Zoning Amendments), in support of the Rezone (RZ11 -0002)
creating the new El Camino Real /Chestnut Zoning District for the Kaiser Parcels, and Zoning
Ordinance Amendment (ZA11 -0004) establishing the zoning, land use, and development
regulations for the Kaiser Parcels within the El Camino Real /Chestnut Zoning District, the
City Council finds as follows:
(a) The proposed Rezone and Zoning Ordinance Amendment are consistent with the City
of South San Francisco General Plan (as proposed for amendment), in that the new El
Camino Real /Chestnut Zoning District would further a number of existing and
proposed General Plan policies, including facilitating mixed -use, retail, and office
development in the El Camino Real corridor (Policies 2 -G -7, 3.4 -G -2), and establish
standards to further El Camino Real's development as a mixed -use use boulevard
(Policy 3.4 -1 -2). The proposed Rezone and Zoning Ordinance Amendment are also
internally consistent with the City's Zoning Ordinance (San Francisco Municipal
Code, Title 20), as proposed for amendment, since the Rezone and Zoning Ordinance
Amendment meet the requirements and standards of the Zoning Ordinance, including
the procedural requirements of Chapter 20.550.
(b) The subject site, i.e., the Kaiser Parcels within the Plan Area, is physically suitable
for the type and intensity of the land use types being proposed as part of the Rezone
and Zoning Ordinance Amendment. The General Plan specifically contemplates
higher density, mixed -use land uses in the Plan Area, and the suitability of the Plan
Area for the types of uses was analyzed thoroughly in the Environmental Impact
Report prepared for the Plan. The Plan Area is well served by existing infrastructure
and close to public transportation, therefore it is suitable for mixed -use development.
The suitability of particular sites for specific development proposals and projects will
be analyzed at the time such proposal and projects seek approval.
(c) The proposed Rezone and Zoning Ordinance Amendment will not be detrimental to
the public interest, health, safety, convenience, or welfare of the City, or surrounding
properties including those in adjacent zoning districts, because the Kaiser Parcels
within the new El Camino Real /Chestnut Zoning District will allow for
redevelopment with a higher intensity of uses in an area that is already well served by
schools, transportation, transit, and existing infrastructure. Additionally, the new
zoning district will create a more pedestrian- oriented community and minimize
reliance on vehicle use, thereby helping to address the City's climate change and
public health objectives. Finally, the Area Plan is intended to integrate with and
complement the City's planning regulations for the surrounding area, as set forth in
both the General Plan, and more specific planning documents, including without
limitation, the South El Camino Real General Plan Amendment, the South San
Francisco BART Transit Village Zoning District.
(d) The Plan will facilitate development superior to what would otherwise be allowed
under existing zoning classifications, as the Plan facilitates pedestrian- oriented, high
density mixed -use development at a level not currently achievable under the Zoning
Ordinance.
SECTION 2 AMENDMENTS.
A. Adopt the El Camino Real/Chestnut Avenue Area Plan District for the Kaiser Parcels
The City Council hereby adopts and adds a new Chapter 20.270 ( "El Camino Real /Chestnut
Avenue Area Plan District ") to the South San Francisco Municipal Code, as set forth in Exhibit A,
and including revisions set forth in the Addendum attached as Exhibit C, for the Kaiser Parcels.
B. Adopt Additional Amendments
The City Council hereby amends Chapters 20.250, 20.300, and 20.630 of the South San
Francisco Municipal Code, as set forth in Exhibit A to reconcile potential internal inconsistencies
created by adoption of the El Camino Real /Chestnut Avenue Area Plan District, for the Kaiser
Parcels.
C. Adopt Zoning Map Amendments
The City Council hereby adopts the amendments to the South San Francisco Zoning Map, as
illustrated in Exhibit B.
SECTION 3 SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is
held invalid or unconstitutional, the remainder of this Ordinance, including the application of such
part or provision to other persons or circumstances shall not be affected thereby and shall continue in
full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the
City of South San Francisco hereby declares that it would have passed each section, subsection,
subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or
more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held
unconstitutional, invalid, or unenforceable.
SECTION 4 PUBLICATION AND EFFECTIVE DATE.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance
shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which
this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post
in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after the
adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City
Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City
Council members voting for and against this Ordinance or otherwise voting. This ordinance shall
become effective thirty days from and after its adoption.
* *
Introduced at a regular meeting of the City Council of the City of South San Francisco, held
the 27 day of July, 2011.
Adopted as an Ordinance of the City of South Francisco at a regular meeting of the City
Council held the 24 day of August, 2011 by the following vote:
AYES: Councilmembers Mark Addiego, Pedro Gonzalez, and Karyl Matsumoto, and
Vice Mayor Richard Garbarino
NOES: None
ABSTAIN: Mayor Kevin Mullin
ABSENT: None
ATTE .�
-Clerk
As Mayor of the City of South San Francisco, I do hereby app _ the foregoing Ordinance
this 24 day of August, 2011.
1 A
Kevin Mul in, Mayor
Exhi� it A
South San Francisco Municipal Code Chapter 20.270
``El Camino Real/Chestnut Avenue Area Plan. Di str cV
And Additional Amendments to Chapters 2o,250, 20.300, and 20.630
of the South San Francisco Municipal Code
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El Camino Real /Chestnut Avenue Area Plan
ZONING ORDINANCE AMENDMENT
Prepared for the
CITY OF SOUTH SAN FRANCISCO
by
DYETT & BHATIA
Urb;.n -:.nd Regional Pkmners
755 Sansome Street, Suite 404
San Francisco, California 941 1 1
(V 415 956 4340 A 415 956 7315
MAY 2011
Chapter 20.270 El Camino Real /Chestnut Avenue Area Plan District ........................ !
Other Amendments ....,... r.,.. r.........• .............................................. sees see sense ..■ee *on rrre.e.r.a..■ 25
Chapter 20.250 Transit Village Plan District ......................................................... .............................25
Chapter 20.340 Lot and Development Standards ■ .............................................■ .............................29
Chapter 20.634 Terms and Definitions.... .............................................................. .............................29
Figure 1: Existing Zoning.r aaar a........ r.. rr■ rarrrr .rra.aarar..r..ar....e.r.■ rear. r...■■. •■.r.,er.errr.a..e..a....ar...a 30
Figure2: Proposed Zoning..... wool **off@ 99096996 *6890096614 996090 ................. a.... ........r...r.........e..a...e. 31
This page intentionally left blank.
El Camino ReallChestnut Avcnue Area Plan -- Zoning Ordinance Amendment
Draft for Review and Discussion
Chapter 20.270 El Camino Real /Chestnut Avenue Area Plan
District
Sections:
20.270.001
Purpose
20.270.002
Sub -- districts
20.270.003
Land Use Regulations
20.270.004
Development Standards
20.270.005
Supplemental Regulations
20.270.006
Design Review
20.270.001 Purpose
This chapter establishes regulations for the El Camino Real/Chestnut (ECR/C) Zoning
District. The El Camino Real/Chestnut District applies to all land within the E1 Camino
Real/Chestnut Avenue Area Plan. This district is intended to establish the use regulations,
standards and development review procedures needed to implement the El Camino
Real/Chestnut Avenue Area Plan. For purposes of design review, the Design Guidelines in the
El Camino Real/Chestnut Avenue Area Plan shall be used.
20.270.002 Sub- districts
The following specific sub - districts are established within the El Camino Real/Chestnut
District. El Camino Real/Chestnut sub - district boundaries are shown on the official Zoning
Map. The purpose of each sub - district is as follows:
El Camino Real/Chestnut Mixed Use, High Density (ECR/C -MXH). The El Camino
Real/Chestnut Mixed Use, High Density sub - district is concentrated around Chestnut Avenue
and along El Camino Real. It is intended to provide sites for mixed -use development at high -
intensities. The ECRIC -MXH sub - district requires Active uses that are accessible to the
general public, generate walk --in pedestrian clientele, and contribute to a high level of
pedestrian activity on the ground floor along El Camino Real and Chestnut Avenue, with
commercial, residential, or public space up above, as well as eating and drinking
establishments with outdoor dining along the new "Main Street" life pedestrian promenade
along the Bay Area Rapid Transit (BART) right of way. The commercial activities in the
district are intended to be a destination, with regional and neighborhood serving
establishments as well as civic uses. A public plaza along the BART right of way, just south of
Oak Avenue, will provide a focus to the area, and a community wide gathering space.
El Camino Real/Chestnut Mixed Use, Medium Density (ECR/C -MXM). The El Camino
Real/Chestnut Mixed Use, Medium Density sub- district is generally located north of Oak
Avenue. It is intended to provide sites for medium intensity commercial, medical, or mixed -
use development in close proximity to the BART station. East of Mission Road, the ECRIC-
MXM sub - district is intended to act as a transition to existing development. Medium
intensity commercial uses, and townhouse and multi - family units will serve as a physical and
visual buffer that will provide a transition between the BART station and existing Sunshine
Gardens neighborhood. Along El Camino Real, the existing Kaiser Hospital is expected to
remain; while taller buildings at the Kaiser site will be allowed than previously, any
El Camino ReallChestnut .l venue Area Plan — Zoning Ordinance Amendment
Draft for Review and Discussion
redevelopment of the hospital should be designed to be visually cohesive in appearance, with
articulated building form and massing, and connections to public spaces and surrounding
uses.
El Camino Real /Chestnut Residential, High Density (ECR/C -RH). The El Camino
Real/Chestnut Mixed Use, High Density sub - district is located along Mission Road between
Grand and Oak avenues. It is intended to provide for high density residential development in
the form of high rises (along with townhomes at the ground level) close to the BART station.
While uses will be residential, townhomes with individual or paired (two homes) entrances
are required at the lower levels along Mission Road and Centennial way Linear Park to
maintain visual interest and promote safety along the public rights of way.
20.270.003 Land Use Regulations
Table 20.270.003 below prescribes the land use regulations for "El Camino Real/Chestnut"
Sub - districts. The regulations for each district are established by letter designations as follows:
"P" designates permitted uses.
"MUP" designates use classifications that are permitted after review and approval of a Minor
Use Permit by the Chief Planner.
"C" designates use classifications that are permitted after review and approval of a
Conditional Use Permit by the Planning Commission.
"( #)" numbers in parentheses refer to specific limitations listed at the end of the table.
" -" designates uses that are not permitted.
Use classifications are defined in Chapter 20.620 ("'Use Classifications" ) . In cases where a
specific land use or activity is not defined, the Chief Planner shall assign the land use or
activity to a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses
below are prohibited. The table also notes additional use regulations that apply to various
uses. Section numbers in the right hand column refer to other sections of this Ordinance.
El Camino ReallChesinut Avenue Area Plan — Zoning Ordinance Amendment
Draft for Review and Discussion
TABLE 20.270.003; LAND USE REGULATIONS FOR EL. CAMINO REAUCHESTNUT
SUB - DISTRICTS
Uses Permitted
ECRIC
ECRIC
ECRIC
Additional Regulations
Residential Use Classifications
Single -Unit Dwelling
See sub - classification below
See Section 24.350.0
Community Assembly Facilities
Single -Unit Attached
P(l )
P
I P
See Section 20.350.4
Community Assembly Facilities
Multi -Unit Residential
See sub - classifications below
P(2)
Multi -Unit
P(I)
P
P
P
Senior Citizen Residential
P(l)
P
P
P
Elderly and Long -term Care
C( I)
C
C
See Section 20.350.024 Group
Residential Facilities
Family Day Care Home
See sub - classification below
Hospitals and Clinics
Small
P(l)
P= P
C(3)
Residential Care Facilities
See sub-classifications ications below
See Figure 24.270.003
Limited
P(I)
P
P
General
-
C
C
See Section 20.350.020 Group
Residential Facilities
Senior
-
C
C
See Section 20.350.020 Group
Residential Facilities
Public and Semi - Public Use Classifications �
Colleges and Trade Schools,
Public or Private
MUP
MUP
MUP
Community Assembly, 2040
square feet or less
P
P
C
See Section 24.350.0
Community Assembly Facilities
Community Assembly,
More Than 2000 square
feet
MUP
MUP
C
See Section 20.350.4
Community Assembly Facilities
Community Garden
P(2)
P(2)
P(2)
Cultural Institutions
P
P
-
Day Care Centers
P
P
-
Government Offices
P
P
-
Hospitals and Clinics
See sub-classification below
Hos
C(3)
C
-
See Figure 24.270.003
Park and Recreation
Facilities, Public
P
P
P
Public Safety Facilities
P
P
-
Schools, Public or Private
C
C
-
Social Service Facilities
MUP
MUP
-
See Section 24.350.035 Social
Service Facilities
El Camino ReallChestnnt Avenue Area Plan — Zoning Ordinance Amendment
Draft for Review and Discussion
TABLE. 20.270.003: LAND USE REGULATIONS FOR EL CAM IN O REALICH ESTNUT
SUB - DISTRICTS
Uses Permitted
ECR1G-
FCRIC --
ECR/C-
Additional Regulations
P(4)
M H
MXM
RH
MUP
Commercial Use Classificaflons
Animal Care, Sales and
See sub - classifications below
See subclassifications below
Services
- See Section 20.350.028 Outdoor
Service
Pet Stores
P
P
- See Section 20.350.005 Animal
-
Sales
Care, Sales, and Services
Veterinary Services P
P
- See Section 20.350.005 Animal
Care, Sales, and Services
Artists' Studios P
P
-
Banks and Financial
Institutions
See sub - classification below
Banks and Credit Unions
P(4)
P
-
Business Services
P(4)
P
-
Commercial Entertainment
and Recreation
MUP
C(5)
-
Eating and Drinking
Establishments
See subclassifications below
Bars/Night ClubslLounges C
Hotels and Motels C
C
Coffee ShopslCafes P
P
C See Section 20.350.028 Outdoor
-
Offices See sub - classifications below
Seating
Restaurants, Full Service P
-
- See Section 20.350.028 Outdoor
P
-
Seating
Restaurants, Limited P
C(5)
- See Section 20.350.028 Outdoor
Service
Seating
Food and Beverage Retail P
P
-
Sales
Convenience Market P
P
- See Section 20.350.013
Convenience Market
Live -Work Units P(I)
P
- See Section 20.350.023 Live -
Work Units
Lodging See sub - classification below
Hotels and Motels C
C
C
Maintenance and Repair P
Services
MUP
-
Offices See sub - classifications below
Business and Pro fessional P(4)
P
-
Medical and Dental P(4)
P
-
Walk -In Clientele P
P
-
4
RI Camino Real/ChestnutAvenue Area ,-Plan — Zoning Ordinance Amendment
Draftor Rei and Discussion
TABLE 20.270.003: LAND USE REGULATIONS FOR EL- CAM INN REALICH ESTN UT
SUB - DISTRICTS
Uses Permrited
ECR/C-
MXH
ECRIC-
MXM
ECR /C-
RH
Additional Regulations
Parking, Public or Private
P(6)
P(6)
-
P
Personal Services
See sub - classifications below
Utilities, Major
General Personal Services
P
P
-
See Section 20.350.030 Personal
Services
Retail Sales
See sub-classifications below
P
General Sales
P
P
-
Employment Uses
Recycling Facilities
See sub - classification below
Accessory Uses
Collection Facility
C(7)
C(7)
-
See Section 20.350.032 Recycling
Facilities
Research and Development
P
P
-
See Chapter 20.340 Temporary Uses
Transportation, Communication, and Utilities Use Classifications
Communication Facilities
See sub - classifications below
Accessory Uses
Antennae and
Transmission Towers
MUP(8)
M U P(8)
M U P(8)
See Chapter 20-370 Antennas
and Wireless Communications
Facilities
Facilities within Buildings
MUP
MUP
MUP
See Chapter 20.340 Temporary Uses
Utilities, Major
C
C
-
Utilities, Minor
P
P
P
urner #kppmame use ne
iatrons -
Accessory Uses
See Section 20.300.002 Accessory Buildings and Structures
Home Occupations
P
P
P
See Section 20.350.021 Home
Occupations
Nonconforming Use
See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use
See Chapter 20.340 Temporary Uses
Limitations:
1. Not permitted on the ground floor along El Camino Real, Chestnut Avenue, Oak Avenue, or BART Right -of-
Way south of Oak Avenue.
2. Subject to site evaluation based on prior use.
3. Allowed only on the northeast corner of El Camino Real and Arroyo Drive /Oak Avenue Extension. See Figure
20.270.003.
4. Customer service offices are permitted on the ground level, and other offices are permitted on the second
floor or when conducted as an accessory use with a permitted use on the site, occupying no more than 25 percent
of the floor area. Additional office space may be allowed with a Use Permit, upon finding that such use will not
conflict with adjacent street level retail uses.
5. Not permitted along Mission Road.
6. Must be structured.
7. Large Collection Facilities are not permitted.
8. Only building mounted or completely enclosed within a building. Not permitted on the ground floor.
El Camino Pea Avenue Area Plan —Zoning Ordinance Amendment
Draft far Review and Discussion
FIGURE 20.270.003 HOSPITAL USES
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Hospital use permitted after review a nd approval of a
Conditional Use Permit by the Planning Commission
era ,ao -
FM
20.270.004 Development Standards
Tables 20.270.004 -1 to 20.270,004 -3 prescribe the development standards for the El Camino
Real /Chestnut sub - districts. Additional regulations are denoted in the right hand column.
Section numbers in this column refer to other sections of this Ordinance, while individual
letters refer to subsections that follow the tables, under "Additional Development Standards ".
The numbers in Figure 20.270.040 below refer to corresponding regulations in the 'W'
column in the associated table.
E1 Camino ReallChestnut Avenue Area Mara — Zoning Ordinance Amendment
Draft for Review and Discussion
TABLE 20.27Oo0O4 -1; LOT, DENSITY, AND FAR STANDARDS FOR EL CAMINO
REAL/CHESTNUT SUB - DISTRICTS
Standard ECRIC.
ECRIC-
ECRIC-
Additional Regulations #
MXH
MXM
RH
:
Minimum Lot Size (sq ft) 20,000
20
20,000
Minimum Lot Width (ft) 50
50
50
Floor Area Ratio (FAR)
Minimum Floor Area 0.6 exclusive of areas
n/a
The requirement for a minimum
Ratio devoted to parking, of
0.3 FAR of Active uses does not
which a minimum 0.3
apply to projects where 30% of
FAR shall be Active uses
the units are restricted and
affordable to low -or low -
moderate income households or
in the ECRIC -MXM sub - district
along El Camino Real
Maximum Floor Area 2.0
1.5
nta
Exclusive of structured parking.
Ratio
Maximum Floor area 3.0(A)
2-5(A)
nla
Exclusive of structured parking.
Ratio with Incentive
Program
Residential Density (units
per acre; included within
the FAR above)
Minimum Density nla
nla
80
Maximum Density 80
40
120
See Chapter 20.390, Bonus
Residential Density
Maximum Density with 110
60
180
See (A) and See Chapter 20.390,
Incentive Program
Bonus Residential Density
El Camino ReallChestn ut Avenue Area Plan Zonin Ordinance Amendment
Draft for Review and Discussion
FIGURE 20.270.004: REFERENCE FIGURES
li
�+` iy+••�+F w++Y�F � t�� �.r+••t•Y+i rr 4+1^�+.r r w�• 7 Yr.rl�r w
rA
-0�
ell
o-oi,
El Camino ReallChestnut Avenue Area Plan — Zoning Ordinance Amendment
Draft for Review and Discussion
TABLE 24170.004 -2: BUILDING FORM AND LOCATION STANDARDS FOR EL CAMINO
REAUCHESTNUT SUB - DISTRICTS
0
0
Standard
ECR/G
ECR/G
ECRIC
Additional Regulations
#
(E)
MXH
MXM
-RH
125
125
Height (ft)
Minimum Separation Between
Towers (ft)
30
Minimum Building Height
25; 40 along Chestnut Avenue and
(B)
0
Maximum Lot Coverage ( %)
BART Right of Way, south of Oak
90
90
See Chapter 20.040 Rules
of Measurement
Avenue
Maximum Building Height
See Figure 20.270.004 -2
(A)(B)
Minimum Ground Floor Height
15; 12 min. clearance n/a
(B)
Q
(Non - residential Uses)
Minimum Ground Floor Height
12
12 n/a
(B)
Q
(Residential Uses)
Maximum Finished Floor
5
5 5
(B)
O
Height (Residential Uses)
Yards (ft)
El Camino Real Frontage
At property line or 15 n/a
See (C) and 20.300.011
from curb (whichever is
Projections into Required
Q
greater)
Yards
BART Right -0f -Way Frontage
0
0 0
See (C) and 20.300.01
Projections into Required
Yards
All Other Street Frontages
Property
10 from 10
See (C) and 20.300.011
line or 15
property
Projections into Required
from curb
line or 15
Yards
O
(whichever
from curb
is greater)
(whichever
is greater)
Interior Side
0; 10 min when abutting a 10
See (D) and 20.300.011
residential district
Projections into Required
Q
Yards
Rear
0
0
0
(D)
0
Corner Build Area (ft)
30
30
30
(E)
0
Maximum Tower Dimension (ft)
125
125
125
(F)
Minimum Separation Between
Towers (ft)
30
30
30
(F)
Maximum Lot Coverage ( %)
90
90
90
See Chapter 20.040 Rules
of Measurement
V
El Camino ReallChestnut Avenue Area Flan —Zoning Ordinance Amendment
Draft for Review and Discussion
TABLE 20,270.004 -3: OPEN SPACE AND LANDSCAPING STANDARDS FOR EL CAl INO
REAL/CHESTNUT SUB- DISTRICTS
Standard
ECR1C-
ECRlG-
ECRIC-
Additional Regulations
#
Minimum Usable Open
150
150
150
(G)
Space (sq ft per residential
unit)
Minimum Public Open
10; applicable only to lots greater
Space (% of site)
than 15,000 square feet
Minimum Amount of
10
10
10
See Section 20.300.007
Landscaping (% of site)
Landscaping
10
Et Camino ReatlChestnut Avenue Area Plan -- Zoning Ordinance Amendment
Draft far Review and Discussion
FIGURE 20.270.004 -2: BUILDING HEIGHT
IN
outh
a #Ion f \N- eel
o- , r
.10
r
z lvfb t , rte.
ta
Par
w
xx� Base Height umIt/Helght Limit with Discretionary Approval
See 20.770.004(A)
M 124 /160 Feet
M 80/120 Feet
Q 40 Feet
0 100 _ a M
4T
11
El Camino PeallChestnut Avenue Area Plan —Zoning Ordinance Amendment
Draft for Review and Discussion
Additional Development Standards
A. Increased Density, FAR and/or Height. An increase in FAR, density, and height may
be achieved for buildings through a combination of the following, subject to
Conditional Use Permit approval:
1, 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the incorporation
of Transportation Demand Management (TDM) measures specified in
Chapter 20.400, Transportation Demand Management.
2. 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the following
subject to Planning Commission approval:
a. Projects that include high quality, innovative design and product type,
and maximum provisions for pedestrian and bicycle use.
b. Provision of off -site improvements. This may include ofd site
amenities and/or infrastructure (other than standards requirements
and improvements) such as funding for public safety facilities,
libraries, senior centers, community meeting rooms, child care or
recreation, or new or enhanced public spaces.
C. Provision of green building measures over and above the applicable
green building compliance threshold required pursuant to Title 15
("Building and Construction ") of the South San Francisco Municipal
Code.
B. Heights and Building Stepbacks.
1. Ground floor Height. The minimum ground floor height for buildings with
non - residential uses at the ground level is a minimum of 15 feet, with a
minimum 12 foot clearance from floor to ceiling In the ECR/C -MOH and
ECR/C -MXM sub - districts, the minimum ground floor height shall be 12 feet
for buildings containing ground floor residential uses.
2. Finished floor Height for residential Uses. The maximum finished floor
height for ground floor residential uses is five feet above grade.
3. Street Wall Height. The minimum height of the street wall is 25 feet and the
maximum height of the street wall is 35 feet. Along Chestnut Avenue and the
BART Right -of -Way, south of Oak Avenue, the minimum height of the street
wall is 40 feet and the maximum height of the street wall is 50 feet.
12
R2 Camino ReatlChestnut Avenue Area Plan — Zoning Ordinance Amendment
Draft for Review an Discussion
4. Front Burl&ng Stepback. A minimum of 50 percent of the street facing
building frontage shall be stepped back within the area defined by a 75 degree
angle originating from the top of the street wall to a point So feet from the
average level of the highest and lowest point of the property along the public
street. The Chief Planner may approve a reduced stepback percentage of 45
percent provided that a public plaza with a minimum depth of 25 feet,
landscaping and seating amenities is provided on the ground level at grade; or
other comparable public amenities are provided. Exceptions beyond that are
subject to Planning Commission approval.
FIGURE 20.270.004(B)(3) AND (4): STREET WALL AND BUILDING STEPBACK
5 of building bee
In mid zone
sopped back
I
Mid Zone
t
r
r
� 7 50 .
Base Zone/"
Scr 1�xll ,
flo Z"
S" sP*&
Sdapba -0- extapdan
We public
min depe at 25'
poWded-
C. Build -to Line. Buildings shall be constructed at the required setback for at least 65
percent of linear street frontage. The area between the building and property line shall
be paved so that it functions as a wider public sidewalk. This requirement may be
modified or waived by the Planning Commission if:
1. The established street wall along El Camino Real and Chestnut Avenue is not
interrupted;
2. Substantial landscaping is located between the build --to line and ground floor
residential units to soften visual impact of buildings;
3. Entry courtyards, plazas, entries, or outdoor eating and display areas are
located between the build -to line and building, provided that the buildings are
built to the edge of the courtyard, plaza, or dining area; or
13
El Camino ReallChestnut Avenue Area Plan — Zoning Ordinance Amendment
Draft for Review and Discussion
4. The building incorporates an alternative entrance design that creates a
welcoming entry feature facing the street.
FIGURE 20.270.004(C): BUILD -TO LINE
Buildings shall be constructed at the required
setback for 65 percent of linear street frontage.
y
_ X
i
e
Y
i s
Build -to Line -__ wwwwwwRRww�ww _ � ------ ------
swewo k
S �e�t
(x+x)/y = Minimum 659o(x)
D. Required Side and Rear Yards for Residential Uses. In order to provide light and air
for residential units, the following minimum setbacks apply to any building wall
containing windows and facing an interior side or rear yard. The following setbacks
shall be provided:
1. For any wall containing windows, a setback of at least 5 feet shall be provided.
2. For any wall containing bedroom windows, a setback of at least 10 feet shall
be provided.
3. For any wall containing living room or other primary room windows, a
setback of at least 15 feet shall be provided.
4. The required setbacks apply to that portion of the building wall containing
and extending three feet on either side of any window.
E. Corner Build Area. Buildings must be located in accordance with the required
setbacks within 30 feet of every corner. Public plazas may be at the street corner
provided buildings are built to the edge of the public plaza.
14
El Camino Rea Avenue Area Plan —Zoning or Amendment
Draft for Review and Discussion
FIGURE 20.270.004(E): CORNER BUILD AREA
Buildings must be located -in accordance Public plazas may be at the street corner
ah the required setbacks within 30 feet provided b0dings are built to the edge
of every corner. of the pima.
Street Sit
NY
30`1 PIM
r
F. Tower Dimension and Separation. The maximum dimension of the portion of a
building above So feet from finished grade shall not exceed 125 feet and must be
separated from another building by at least 30 feet. Exceptions and modifications to
dimensional standards of up to ten percent may be granted by the Chief Planner,
based on the finding that adequate design features have been incorporated to create
visual variety and void a large - scale, bulky or monolithic appearance. Exceptions
beyond ten percent are subject to Planning Commission approval.
FIGURE 20.270.004(F): TOWER DIMENSION AND SEPARATION
1 7h
1
F
L �� rCF°�itl1'N,1 m
G�'71r,[4'.�lll
dwmerubn for
partkmn of
bull ft abaft W
1
15
El Camino ReailChestnut Avenue Area Plan - Zoning Ordinance _Amendment
Draft for Review and Discussion
G. Residential Usable open Space. A minimum of 150 square feet of usable open space
is required per residential unit and may be provided as common or private open
space. Private areas typically consist of balconies, decks, patios, fenced yards, and
other similar areas outside the residence. Common areas typically consist of
landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other
such improvements as are appropriate to enhance the outdoor environment of the
development; these can be in the form of courtyards at the ground level or terraces
over parking podiums.
1.
Minimum Dimensions.
a. Private open Space. Private open space located on the ground level
(e.g., yards, decks, patios) shall have no dimension less than 10 feet.
Private open space located above ground level (e.g., balconies) shall
have no dimension less than 6 feet.
b. Common Open Space. Minimum dimension of 20 feet.
2. Usability. A surface shall be provided that allows convenient use for outdoor
living and/or recreation. Such surface may be any practicable combination of
lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust -
free surfacing. Slope shall not exceed 10 percent.
a. Accessibility.
L Private open Space. The space shall be accessible to only one
living unit by a doorway to a habitable room or hallway.
ii. Common Open Space. The space shall be accessible to the
living units on the lot. It shall be served by any stairway or
other accessway qualifying as an egress facility from a
habitable room.
20.270.005 Supplemental Regulations
A. Building Bulk. The maximum lot coverage of the portion of a building above 45 feet
to 80 feet from finished grade shall not exceed 80 percent of the lot area. Exceptions
and modifications to dimensional standards of up to ten percent may be granted by
the Chief Planner, based on the finding that adequate design features have been
incorporated to create visual variety and void a large - scale, bulky or monolithic
appearance. Exceptions beyond ten percent are subject to Planning Commission
approval.
B. Required Active Frontage.
1.
El Camino Real and Chestnut Avenue. A minimum of 65 percent of the
frontage of a site along El Camino Real and Chestnut Avenue shall to be
16
El Camino ReallChestnut Avenue Area Plan — Zoning Ordinance Amendment
Draft far Rei iew and Discussion
devoted to Active uses; of which 54 percent of the Active uses shall be in the
form of Retail Sales and/or Eating and Drinking Establishment uses.
2. BART R ght -of- Way south of Oak Avenue. A minimum of 75 percent of the
frontage of a site along the BART Right-- of-Way south of Oak shall be devoted
to Retail Sales and/or Eating and Drinking Establishment uses; of which 50
percent is required to be reserved and equipped (water, sewer, ventilation,
etc.) for Eating and Drinking Establishment Uses.
3. Oak Avenue. A minimum of 65 percent of the frontage of a site along Oak
Avenue shall be devoted to Active uses.
4. Exceptions. The Chief Planner may approve a reduced frontage of 50 percent
to allow for fire access, driveways, and for efficient site layout and site
configuration. Exceptions beyond that are subject to Planning Commission
approval.
17
Ed Camino ReatlChestnut Avenue Area Flan - Zoning Ordinance Amendment
Draft for Review and Discussion
FIGURE 20.270.005(C) REQUIRED ACTIVE FRONTAGE
Keiser
Perman*nla v ` �► � "�- •�1 ��. ;.
µ. Medical Center
/P
.00 * ~,
do
from
,,. • Orange
Park
• y. •� r iv � 'NYC J'.
� C
y�
41F 0
lo
J^r f � J � p �1 •� � r� a � �� � i r'
Minimum 65 of frontage shall be denoted to Active uses; of which
50 -of the Active Uses is required to be Detail Sales and /or Eating
and Drinking Establishment uses.
Minimum 75 of frontage shall be devoted to Retail Sales and /or Eating
and Drinking Establishment uses; of which 50% is required to be reserved
and equipped (water, sewer, ventilation, etc: ) for Eating and Drinking
Establishment Uses,
Minimum 65% of frontage shall be devoted to Active uses.
JIM inn x
Fgh
18
El Camino ReallChestnut Avenue Area Plan —Zoning Ordinance Amendment
Draft far Review and Discussion
C. Depth of Required Commercial Frontage. The minimum average depth of the
required commercial frontage shall be 75 feet, or 65 feet for parcels less than 100 feet
in depth. The Chief Planner may approve a reduced average depth of 65 feet, or 55
feet for parcels less than 100 feet in depth to allow for efficient site layout and site
configuration. Exceptions beyond that are subject to Planning Commission approval.
D. Building Transparency and Required openings. A minimum of 60 percent of
building facades facing streets and the BART Right -of -way containing non-
residential uses and a minimum of 70 percent of street facing building facades
containing retail uses shall provide transparency in accordance with the following:
1. Comprised of clear, non - reflective windows that allow views of indoor space
between two and 12 feet above the sidewalk.
2. windows or portions of windows, located between the sidewalk and two feet
above the sidewalk may be glazed.
FIGURE 20.270.005(E): BUILDING TRANSPARENCY AND REQUIRED OPENINGS
loopY
r7.
w.m& fL L! "A • f wffi
Minimum ground -floor building transparency for retail
uses: 70% of frontage
E. Blank walls. No wall facing streets and the BART Right -of -Way may run in a
continuous plane for more than 20 feet without an opening. Openings fulfilling this
requirement shall have transparent glazing and provide views into work areas, display
areas, sales areas, lobbies, or similar active spaces, or into window displays that are at
least three feet deep.
1. Exceptions.
a. The maximum length of the wall may be 40 feet if it includes
approved artwork approved by the City through the design review
process.
19
El Camino Re Avenue Area Plan —Zoning Ordinance Amendment
Draft for .Review and Discussion
b. The maximum length of the blank wall may be 30 feet for retail
establishments with a gross floor area of 25,000 square feet or greater.
FIGURE 20.270.005(F ); BLANK WALLS
ire
- 1
•.aa«� -r_ 'w..i..t•.. r...- r.�....- ,s- -•aaa -t.� Y -.i. �a - +y.+..r+�r. -r�� r7
i
i
N
a i
Max, 20`
Maximum length of blank wall
F.
10
Exterior Building Materials and Colors.
1. A unified palette of materials shall be used on all sides of buildings and
structured parking.
2. Exterior materials shall be stone, brick, stucco, concrete block, painted wood
clap- board, painted metal clapboard or other quality, durable materials
approved by the City as part of the project review.
Building Orientation and Entrances
1. Buildings shall be oriented to face public streets and the BART Right -of -Way.
Residential development adjacent to public spaces or connections shall be
oriented facing onto the public space.
2. Building entrances shall be emphasized with small entry plazas, vertical
massing, and architectural elements such as awnings, arcades, or porticos.
3. Entrances located at corners shall generally be located at a 45 degree angle to
the corner and shall have a distinct architectural treatment to animate the
intersection and facilitate pedestrian flow around the corner. Different
treatments may include angled or rounded corners, arches, and other
architectural elements. All building and dwelling units located in the interior
of a site shall have entrances from the sidewalk that are designed as an
extension of the public sidewalk and connect to a public sidewalk.
4. In residential mixed -use developments, entrances to residential units shall be
physically separated from the entrances to the permitted commercial uses and
clearly marked with a physical feature such as a recess or projection
incorporated into the building or appropriately scaled element applied to the
facade.
5. All ground floor residential units shall have the primary entrance, either
individual or shared, facing the public street, BART Right -of -Nay, or a
pedestrian connection and shall incorporate a projection (e.g. porch or stoop)
or recess at least 40 square feet in area, with a minimum depth of five feet.
20
El Camino Rein /Chestnut Avenue Area Plan — Zoning ordinance Amendment
Draft for Review and Discussion
Alternative designs that create a welcoming entry feature facing the street,
such as a trellis or landscaped courtyard entry, may be approved by the Chief
Planner or Design Review Board.
FIGURE 20.270.005(H)(3): ENTRANCES LOCATED ON CORNERS
I
r
I
Entrances located at corners shall
generally be located at a 45 angle to
the corner and shall have a distinct architectural
treatment to animate the intersetion and i
facilitate pedestrian
f
flow around the corner. �.,�
i
t
t
r
r
Street
H. Required Parking. Required parking for any use in ERC /C Sub - districts shall be
established by the Chief Planner based on the particular characteristics of the
proposed use and any other relevant data regarding parking demand. The Chief
Planner may require the provision of parking studies or any other information at the
applicant's cost as needed to assess parking demand for the proposed project. Where a
Conditional Use Permit is required for the use, the Planning Commission will
establish the ultimate parking requirement during the Conditional Use Permit
application process. Generally, parking shall not exceed two spaces per unit for
residential uses and one space per 300 square feet of commercial use.
1. Unbundling Parking from Residential Uses. Parking in excess of one space
per unit may be sold or rented separate from the residential unit. All spaces
shall be reserved for residential tenants on the same site.
2. In -Lieu Fees. In the ECR/C Parking District, the City may establish a parking
mitigation fund and require payment of a fee in lieu of providing required
parking on -site or offsite.
a. In -lieu Fee Amount. The amount of the in -lieu fee shall be calculated
and paid as set forth in a resolution of the City Council.
b. Use of Funds. In -lieu fees shall be used to fund and maintain shared
parking facilities within the ECR/C Parking District.
2I
Ed Camino ReaxlChestnut Avenue Area Plan — Zoning Ordinance Amendment
Draft far Review and Discussion
FIGURE 20.270.005(I)(2)ECR /C PARKING DISTRICT
o
; • � �i� -. �'� • � ► r ''mow
�_ y - o •T iia � T ''vim i} Y�
�► s " y ;
�� + • y •�, sue"
A j
pm of
. ter
rrr�arwefr 5 t�j�� - ..�iY�r - - • ti � ! �r --' � � ~ --
ps 4' +
o
AN jjW
a w.
*•
kk
"Oka
I. Limitations on Location of Parking
1. Buildings shall be placed as close to the street, or public plaza or open space
prodded along street, as possible in compliance with the required setback,
with parking located either underground, behind a building or on the
interior side or rear of the site.
2. Above ground parking may not be located within 40 feet of a street facing
property line or BART Right -of -Way. Exceptions may be granted with the
approval of a Conditional Use Permit when the following findings can be
made:
a. The design incorporates habitable space built close to the public
sidewalk to the maximum extent feasible.
b. The site is small and constrained such that underground parking or
surface parking located more than 40 feet from the street frontage is
not feasible.
3. The maximum height of a parking podium visible from El Camino Real is five
feet from finished grade.
22
Ed Carnino ReallChestnut Avenue Area Plan — Zoning Ordhiance Amendment
Draftfor Review and Discussion
Z'
r i-
a
. ,,
street
J. Limitations on Curb Cuts. Curb cuts shall be minimized and located in the location
least likely to impeded pedestrian circulation. Curb cuts shall be located at least 10
feet from any intersection curb return or pedestrian crosswalk.
NX.
L.
FIGURE 20.270.0050): LIMITATIONS ON LOCATION OF PARKING
Maximum Block Length. 600 feet; block length of up to 800 feet is allowed when a
mid -block connection with a minimum width of 30 feet is provided.
Pedestrian Access. On -site pedestrian circulation and access must be provided
according to the following standards.
1. Internal Connections. A system of pedestrian walkways shall connect all
buildings on a site to each other, to on -site automobile and bicycle parking
areas, and to any on -site open space areas or pedestrian amenities.
2. To Street and Open Space Network Regular connections between on -site
walkways and the public sidewalk, public open space, and other pedestrian
areas shall be provided.
3. To Neighbors. Direct and convenient access shall be provided from
commercial and mixed -use projects to adjoining residential and commercial
areas to the maximum extent feasible while still providing for safety and
security.
4. To Transit. Safe and convenient pedestrian connections shall be provided
from transit stops to building entrances. Sidewalk "bulb- outs" or bus "pull-
outs" may be required at potential bus stops.
5. Interior Pedestrian W alkwar Desrgn.
23
El Camino ReallChestnnt Avenue Area Flan Zoning Ordinance Amendment
Draft for Review and Discussion
a. Walkways shall be a minimum of five feet wide, shall be hard -
surfaced, and paved with permeable materials.
b. Where a required walkway crosses driveways, parking areas, or
loading areas, it must be clearly identifiable through the use of a raised
crosswalk, a different paving material, or similar method.
C. Where a required walkway is parallel and adjacent to an auto travel
lane, it must be raised or separated from the auto travel lane by a
raised curb at least four inches high, bollards, or other physical
barrier.
M. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service
areas must be located at the rear or interior side of buildings and be screened so as not
to be visible from public streets.
20.270.006 Resign Review
All development shall be subject to design review, pursuant to Chapter 20.480 (""Design
Review "). Design guidelines for the El Camino Real /Chestnut District, adopted as part of the
El Camino Real /Chestnut Avenue Area Plan, shall be used.
24
El Camino ReallChmn ut Avenue Area Plan — Zonin Ordinance Amendment
Draft far Review and Discussion
Di v i s i on III — Specific and Area Plan Districts
Chapter 20.250 Transit Villa Plan District
Section:
20.250.004 Re and Standards
FIGURE 20.250.004(D): MAXIMUM BUILDING HEIGHT
MUM 41
4%
A
74 5, W
UL )e
C
'A
%X-X,
xx -
35
*
i e� I Le
e V
)t %6
Ila 114 1/2 �� �
MILES
25 Feet
35 Feet
45 Feet
55 Feet
25
Et Camino RearlChestnut Avenue Area Flan — Zoning Ordinance Amendment
Draft for Review and Discussion
FIGURE 20.250.004(E): SETBACK REQUIREMENTS
# -1 -80
6 feet minimum to 16 feet maximum,
80% of building to streetwall.
8 -1 -80
No Setback
80 0 /6 of building to streetwall.
C -1 -80
o feet minimum to 10 feet maximum,
80 of building to streetwall.
C -1 -60
10 feet minimum to 15 feet maximum,
80 of building to streetwall.
C -3--60
5 feet minimum to 15 feet maximum,
60% of building to streetwall.
26
1l:: i m 11
El Camino Real /Chestnut Avenue Area Plan —Zoning Ordinance Amendment
Dra}t}or Review and Discussion
FIGURE 20.250.0040): RETAIL FRONTAGE
00 Xf
lot
�`� �p � y =y6 } ray, i �
7 Y "y v. S - p •..
r . � � 4 ? . �'4 S _ � of y � ~ � • � i •�
l � r` ••# `S
< %
40 4. Pli
aw
r �
s
Y
11 i �4 3/47
MILES \ �
Allowable Retail Frontage
Principal Streets
27
El Camino ReallChestnut Avenue Area Plan - Zoning Ordinance Amendment
Draft for Review and Discussion
FIGURE 20.250.004(P): PARKING
or
� y e t �• � � ' f � �•
■�
�r ~_ 4 Vs�' i •
Pod ium a- .
Structure _ Y •.� 41 ed
Allowed
* ` -
- r
Podium - _ ��. =..
structu
Re
VA
'e ll o'' '
{ { r ar- loaded
• f f y - P king Re ul
i is L:44 llx t
Podium Structure Required - 80% to 90% of all parking for mixed
use buildings. At p commercial uses, parking structures may be
built behind any portion of the building that faces a principal street.
- Podium Structure Allowed - if fronted by active uses. where podium
., parking is not used, then parking for uses at principal streetfront must
be rear - loaded. All other parking on site may be front - loaded.
- 4:•: °,�"r Front- loaded Parking allowed - to individual residential units that
front onto a principal street when depth of parcel does not permit rear-
loaded parking, or to units off of private neighborhood streets in larger
single family developments. Otherwise parking ..rust be rear - loaded
tuck -under or surface parking.
•:- :•: -:• Rear - loaded Parking Required - behind Principal or neighborhood
street frontage. barking may be tuck -under or surface parkinn behind
main facade of buildings,
28
El Camino Real/Chestnut Avenue Area Plan -- Zoning Ordinance Amendment
Draft for Review and Discussion
Chapter 20.300 Lot and Development Standards
20.300.012 Screening
B. Screening of Mechanical and Electrical Equipment. All exterior mechanical and
electrical equipment shall be screened or incorporated into the design of buildings so
as not to be visible. Equipment to be screened includes, but is not limited to, all roof -
mounted equipment, air conditioners, heaters, utility meters, cable equipment,
satellite dishes, telephone entry boxes, backflow preventions, irrigation control valves,
electrical transformers, pull boxes, and all ducting for air conditioning heating, and
blower systems. Screening materials shall be consistent with the exterior colors and
materials of the building.
Chapter 20.630 Terms and Definitions
20.630,002 Definitions
Active Uses. Active uses mean commercial uses that are accessible to the general public, that
generate walk -in clientele, and that contribute to a high level of pedestrian activity. Active
commercial uses include retail shops, restaurants, bars, theaters and the performing arts,
commercial recreation and entertainment, personal and convenience services, hotel lobbies,
banks, travel agencies, airline ticket agencies, child care services, libraries, museums, and
galleries.
29
FIGURE 1: EXISTING ZONING
vuth f
nc lS r
Q
NX' f
J . 3 �.
� stir � / • � ` �/ � �
Ar
(
TV—RM Ole
T V -1H
Kalser
manente C
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RH : High Density Residential* PQP: Public /Quasi Public
CC: Community Commercial PR: Parrs and Recreation
BC: Business Commercial ECRMx: El Camino Real Mined Use
TV -C: Transit Village Commercial *Numerical designators denote the maximum
TV - RM: Transit Village Medium Density Residential density allowed in each sub district.
TV -RH: Transit Village High Density Residential
0 100 1000
FEET
FIGURE 2: PROPOSED ZONING CHANGES
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EGR /C -MXH : El Camino R eal /Chestnut Mixed U se, High Intensity
ECR/C -MXM: El Camino Real /Chestnut Mixed U se, Medium Intensity
ECR/C -RH: El Camino R eal /Chestnut Residential, High Density
0 100 500 1000
FEET
This page intentionally left blank.
DYBT I & BHATIA
Urban and Regional Planner:
755 Sansome Street, Suite 440
San Francisco, California 941 1 1
415 956 4300 4 t 5 956 7315
Exhibit B
Rezone (Kaiser Parcels)
Amendment to South Sari Francisco Zoming Map
PROPOSED ZONING CHANGES (KAISER)
oath
d.
/Jo
ECRJC -M H : El Cam Real /Chestnut Mixed Use., High Intensity
ECR/C -M M : El Cam Real /Chestnut Mixed Use, Medium Intensity
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■gu a 1"17. View F — Oak Avenue at Misdan Read 10OWg WV
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Cann MBI VWW Of resUMMI Umn and stmasope impromenmft
olOng Calms Creek.
l - 4
"'ISION AND CONTE" 35
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3,2 BUILDING HEIGHTS
Guiding Principle 3: Provide high-intensity development, capitalizing on
the area's proximity to BART and locadon at the geo-
graphic center of the city.
The scale and intensity of development will help define the area as a hub,
and help establish a strong presence along El Camino Real and chestnut Ave-
nue. Building heights along El Camino Real will be similar to those established
for South El Camino Real (go feet maximum, rising to 120 feet with discretion-
ary approval). Buildings and development intensities will be higher in the area
north of oak Avenue, which Is closest to the BART station and located across
from office and public uses along Mission Road. They will step down in the north-
ern -most portion of El Camino Real to transition to existing development. Build -
Ing height limits within the Planning Area are shown in Figure 3 -1.
Building heights and bulk will nary within individual developments to create
visual interest. The lower portions of buildings will be designed to promote a
pedestrian scale and character, while taller portions of buildings will be stepped
back along the street edge, open spaces, and the parkway. (See Chapter 4: Design
Standards and Guidelines for more on building design.) Height limits within the
Planning Area are well within the airport height limits, which are shown in f=igure
3-2 for preference purpose.
H - Maintain building h ghta- Tong El Camino Read in concert with those
established for the southern portion of the corridor. Allow taller buildings
north of Chestnut Avenue, eflec `kid the area's proximity to BART and
open space amenities,
H -2 Establish an overall typical height range between four and six stories,
with residentiA tot %,� -rs reaching up to 12 stories in select locations,
H -3 Require building heights to nary within individual blocks, and do not
permit monolithic, bulky developments. Taller towers may be appropriate
on all blocks and should be distributed to provide both a dense urban
fabric and sufficient open spaces.
H -4 Require the design of towers to minimize shadow impacts on existing
residential development. Require portion of any development taller than
30 feet to be I ocated as fa r away from Missio n Roa d a n El Ca m i no Real
as possible, but in no case less than 60 feet away from the edge of the
right of way.
56
rf
Y Ilk
•
1
1w
� O �
xx/ Base Height Umi
Height Limit with
Discretionary Approval
F
80/120 Feet
40 Feet
Q Park/Open Space
BART
Lanai
ft —� Planning Boundary
Ore a k
M aio od
Lit •• 16 y f
in•
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ED
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57
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`.■ _� .ma � 4 � • A R •
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26 0qQ 0119.0 0
Section 4: Mission Road Proposed Street Section
s
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Sermon 5: Oak Av enue Extension Proposed Street Section
( to sa"
t I
Planned Right of Way (74fQ �
70 El Cam Rea VChe s tn ut Avenue Area Plan
land- side-
acaped walk Dike Parking 7raM
sdm■d rofJ
tto
Side- tana-
Blke I rraNc steped
(61d Se¢badc
(t0it)
Sfdewelk Shand Sled Skkwalk
Na►TheeYYdis Parking TraveVBike TraYeVBNae Paldnq w/Tree Wefts
(1iPo I I Lane I lane (151t)
El Camino ReallCheanw Avenue Aria Plan — Zoning Ordinance Amendment
Draft for RMew and Discusn"On
FIGURE 20.210.004 -2: BUILDING HEIGHT
X % % N N
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Base NdghC LimitJFieiQht Limit with DisamtlonarY Approval
-see 20.270.004(A)
80/120 Feet
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along Colma Creek.
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3.2 BUILDING HEIGHTS
Guiding Principle 3: Provide high - intensity development, capitalizing an
the area's proximity to BART and location at the geo-
graphic center of the city.
The scale and intensity of development will help define the area as a hub.,
and help establish a strong presence along El Camino Real and Chestnut Ave-
nue. Building heights along El Camino Real will be similar to those established
for South El Camino Real (SO feet maximum, rising to 120 feet with discretion-
ary approval). Buildings and development intensities will be higher in the area
north of oak Avenue, which is closest to the BART station and located across
from office and public uses along Mission Road. They will step down in the north-
ern - most portion of El Camino Real to transition to existing development. Build-
ing height limits within the Planning Area are shown in Figure 3 -1.
Building heights and bulk will vary within individual developments to create
visual interest. The lower portions of buildings will be designed to promote a
pedestrian scale and character, while taller portions of buildings will be stepped
back along the street edge, open spaces, and the parkway. (See Chapter 4: Design
Standards and Guidelines for more on building design.) Height limits within the
Planning Area are well within the airport height limits, which are shown in Figure
3 -2 for reference purpose.
H -1 Maintain building heights along El Camino Real in concert with those
established for the southern portion of the corridor. Allow taller buildings
north of Chestnut Avenue, reflecting the area's proximity to BART and
open space amenities.
H -2 Establish an overall typical height range between four and six stories,
with residential towers reaching up to 12 stories in select locations.
H -3 Require building heights to vary within individual blocks, and do not
permit monolithic, bulky developments. Taller towers may be appropriate
on all blocks and should be distributed to provide both a dense urban
fabric and sufficient open spaces.
H -4 Require the design of towers to minimize shadow impacts on existing
residential development. Require portion of any development taller than
Bo feet to be located as far away from Mission Road and El Camino Real
as possible, but in no case less than Go feet away from the edge of the
right of way.
Figure 3 -1: Building Heights
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Limit with
Discretionary Approval Canal ° 100 SOD 14
FEET
- -_ 80/120 Feet Planning Boundary
40 Feet
Park/Open Space
GUIDING PRINCIPLES AND POLICIES 57
1
!R. "7 W Mhoomw 'mil' - . -K 1 �.�#t "'�: ifi''�' rIC: ' `►tom. .
• ��. - F ly �► � .-"'� + �' r �r
Land- Side- Side- Land-
scaped walk Bike Parking Travel Turn Travel Bike walk scaped
Setback (l o ft) Lane (6 ft) Setback
(10 ;10ft)
1 1 Existing Right of Way (60 ft)
I t
Planned Right of Way (64 ft)
Section 5: Oak Avenue Extension Proposed Street Section
(Not to Scale)
1 1
j Planned Right of Way (74 ft)
I I
t t
70 El Camino Real /Chestnut Avenue Area Plan
Section 4: Mission Road Proposed Street Section
(Not to Scale)
4
1
Sidewalk Shared Shared Sidewalk
wl Tree Wells Parking Travel/Bike Travel/Bike Parking wl Tree Wells
(15 ft) Lane Lane (15 ft)
El Camino Real/ChestnutAvenue Area Plan —Zoning Ordinance Amendment
Draft for Review an Discussion
FIGURE 20.270.404 -2: BUILDING HEIGHT
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See 20.270.004(A)
80/120 Feet
® 40 Feet
Sim: I
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