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El Camino Real – 5 th Avenue Rezoning June 22, 2017 NORTH FAIR OAKS COMMUNITY COUNCIL
El Camino Real – 5th Avenue RezoningJune 22, 2017
NORTH FAIR OAKS COMMUNITY COUNCIL
El Camino Real – 5th Avenue Rezoning
Presentation OverviewPublic Process
NFO Rezoning Video – English, Spanish
Community Plan: • Objectives and Policies; Implementation Through Zoning
Proposed Zoning Regulations:• Uses, Development Standards, Design Standards,
Parking
Next Steps
El Camino Real – 5th Avenue Rezoning
Public ProcessRezoning Working Group
• August 2015 – March 2017
Public Workshops• July 2016
• August 2016
• May 2017
El Camino Real – 5th Avenue Rezoning
Community Plan Implementation
El Camino Real – 5th Avenue Rezoning
Community Plan Implementation
El Camino Real – 5th Avenue Rezoning
Community Plan Objectives and PoliciesNFO Community Plan:
Vision and goals for the development and improvement of NFO for the next 25 – 30 years
El Camino Real – 5th Avenue Rezoning
Plan Implementation: Rezoning
El Camino Real – 5th Avenue Rezoning
Community Plan and ZoningConnections:
Community Plan: Establishes broad development policies
Plan does not establish detailed rules, e.g., setbacks, stepbacks
Zoning: Implements Plan with specific development rules that respect unique local characteristics
El Camino Real – 5th Avenue Rezoning
Rezoning Area: Phase 2a
El Camino Real – 5th Avenue Rezoning
Rezoning ObjectivesMore housing of all types
Better parking conditions
Greater variety of commercial uses
Improvement of under-developed properties
Better pedestrian and bicycle access
El Camino Real – 5th Avenue Rezoning
Proposed Zoning Districts• Commercial Mixed Use 1 (CMU-1) • Commercial Mixed Use 2 (CMU-2)• Neighborhood Mixed-use El Camino Real (NMU-ECR)
El Camino Real – 5th Avenue Rezoning
Allowed Uses
Allow and encourage a vibrant, local- and regional-serving• Ground Floors: Locally and regionally-oriented commercial
uses-- restaurants, retail shops, coffee shops, pharmacies, and public uses, including libraries, clinics, child care
• Upper Floors: residential uses, including affordable housing
Objectives:
El Camino Real – 5th Avenue Rezoning
Allowed Uses• Implementing land use policies in the North Fair Oaks
Community Plan
• Similar mix of uses to those allowed in the Middlefield NMU zoning district
• Focus on uses that work well in mixed-use setting
• Residential encouraged
• Local and regional serving
El Camino Real – 5th Avenue Rezoning
Allowed Uses• Some currently allowed uses disallowed, on
recommendation of Workgroup and community input:
• Drive-through establishments• Large-scale/industrial dry cleaning• Auto repair and outdoor equipment rental
• Non-conforming uses continue, cannot be permitted, or reestablished after 18-month closure
El Camino Real – 5th Avenue Rezoning
Development Standards
Establish clear standards for height, bulk, setbacks, stepbacks, and other development rules
Harmonize new development with adjacent neighborhoods, consistent with Community Plan objectives
Objectives:
El Camino Real – 5th Avenue Rezoning
Development StandardsReduced Community Plan development intensity in response to community input, using three zoning districts
In response to continued concern, required even greater stepbacks and setbacks, including increasing setback for parcels adjoining alleys and residential public streets to 15 feet.
Proposed NMU/ECR and CMU-1/CMU-2 districts do not allow more development intensity than current C-1 or C-2 districts (except in the case of affordable housing)
Summary:
El Camino Real – 5th Avenue Rezoning
Design Standards
Provide direction for the physical character of development of North Fair Oaks
Establish a clear vision of the type and quality of development the community desires
Objectives:
El Camino Real – 5th Avenue Rezoning
Design Standards
Street Trees, Bicycle Parking, Wider Sidewalks; in some cases Public Art, Plazas, Pedestrian Bulb outs
Building Orientation, Massing, Façade Articulation, Window Patterns, Materials, Neighborhood Compatibility
Public and Private Realm Improvements:
El Camino Real – 5th Avenue Rezoning
Design StandardsExisting Zoning: no design standards
New Zoning: design standards based on Community Plan and Workgroup and community input
El Camino Real – 5th Avenue Rezoning
Parking StandardsMethodology:
Survey recently completed mixed-use building projects
Review standards from other nearby cities
Community Plan parking policies
County parking studies
Field observations
El Camino Real – 5th Avenue Rezoning
Parking StandardsObjectives:
Ensure that new development provides all necessary parking
Ensure new development does not impact adjacent neighborhoods
Allow creative parking solutions (lifts, tandem, etc)
Allow shared parking under certain conditions
Require bike and EV parking
El Camino Real – 5th Avenue Rezoning
Parking StandardsKey points:
Comparable to amounts of parking required for commercial uses under existing C-district zoning
Greater amounts of parking required for new development than the amount provided by most existing development
More aggressive than parking requirements in many mixed-use projects in Redwood City
El Camino Real – 5th Avenue Rezoning
Next Steps
El Camino Real – 5th Avenue Rezoning
Staff Recommendation:That the North Fair Oaks Community Council recommend that the County Planning Commission and Board of Supervisors approve the proposed rezoning, replacing the existing C-1 and C-2 zoning districts with the new CMU-1, CMU-2, and NMU-ECR zoning districts
Zoning Basics
Questions?http://planning.smcgov.org/nfo-plan-
implementation
D e v e l o p m e n t S t a n d a r d s : C M U - 1 / C M U - 2 / N M U
Zoning DistrictLocation-Specific
StandardsFront
SetbackRear
SetbackStepback
Max Height
FloorArea Ratio
CMU-1 Fronting ECR adjoining CMU-1
5 ft. min/10 ft. max 10 ft.22 ft. from property line at 40 ft. of building height
60 ft. 2
Fronting ECR/5th
Ave. adjoining R-2/R-3
5 ft. min/10 ft. max 15 ft.22 ft. from property line at 40 ft. of building height
60 ft. 2
CMU-2 Adjoining R-1 5 ft. min/10 ft. max 20 ft.22 ft. from property line at 40 ft. of building height
50 ft. 2
Adjoining R-2/R-3 5 ft. min/10 ft. max 15 ft.22 ft. from property line at 40 ft. of building height
50 ft. 2
All other areas 5 ft. min/10 ft. max 5 ft.*22 ft. from property line at 40 ft. of building height
50 ft. 2
NMU-ECR Adjoining R-1 5 ft. min/10 ft. max 20 ft. N/A 40 ft. 2
Fronting El Camino 5 ft. min/10 ft. max 5 ft. N/A 40 ft. 2
Adjoining R-2/R-3 10 15 ft. N/A 40 ft. 2
Parcels facing on El Camino must be developed with El Camino frontage, regardless of adjacency to other streets.
