WARM SPRINGS/
SOUTH FREMONT
COMMUNITY PLAN
Last Amended by Ordinance 01-2020
on 01/14/2020
EXHIBIT "A" - WARM SPRINGS/SOUTH FREMONT COMMUNITY PLAN AMENDMENTS DECEMBER 17, 2024 - CITY COUNCIL MEETING
Table of Contents
last amended 01/14/2020
1 VISION AND PRINCIPLES 4
1.1 PLAN FOUNDATION 6
1.2 PLAN CONTEXT 7
1.3 VISION 8
1.4 PRINCIPLES 9
2 LAND USE 14
2.1 PLANNING AREAS AND LAND USE MIX 16
2.2 LAND USES AND LAND USE STANDARDS 18
2.3 COMMUNITY PLAN TARGETS 20
2.4 MASTER PLANS 22
3 PUBLIC REALM AND TRANSPORTATION 24
3.1 NETWORK OF PUBLIC STREETS 26
3.2 STREET TYPOLOGIES 28
3.3 PUBLIC OPEN SPACE 40
3.4 OPEN SPACE TYPOLOGIES 42
3.5 PUBLIC TRANSIT SYSTEM 44
3.6 BICYCLE NETWORK 46
3.7 PUBLIC ART 48
4 SITE AND BUILDING DESIGN 50
4.1 BUILDING DESIGN 52
4.2 SETBACKS 74
4.3 STREETWALL 78
4.4 GROUND FLOOR ACTIVATION 80
4.5 BUILDING HEIGHTS 84
4.6 BULK AND MASSING 86
4.7 OPEN SPACE 88
4.8 CAR AND BIKE PARKING / LOADING AND SERVICING 90
4.9 TRANSPORTATION DEMAND MANAGEMENT STRATEGIES 92
4.10 FIRE SAFETY REGULATIONS 93
4.11 BUILDING PERFORMANCE 94
5 IMPLEMENTATION 100
5.1 IMPLEMENTATION STRATEGIES AND ACTIONS 102
5.2 ZONING 104
APPENDIX 106
APPENDIX 1 GENERAL PLAN GOALS AND POLICIES
APPENDIX 2 MITIGATION MONITORING AND REPORTING PROGRAM
108
118
15last amended 01/14/2020
LAND USEThe following chapter describes the allowable Land Uses for Warm Springs / South Fremont. The ultimate goal of the Land Use Plan is to provide flexibility for development over time while maintaining a diversity of uses that promote and provide opportunities for innovation, ensure a high quality working and living environment and meet housing, employment and sustainability targets. Eight Land Uses are organized into ten geographic Land Use Areas that encourage development diversity while ensuring harmony between uses that are located in close proximity. Each Land Use Area is assigned a Land Use Type, establishing the mix and intensity of uses best suited to that context. Land Use Standards set the parameters and include: Minimum Intensity; a Jobs Factor; and Minimum and Maximum Site Areas.Master Plans for larger sites are required, in recognition that it will take time to achieve Project Targets for each Land Use Area and Type. This will allow land owners and developers to commence development while guaranteeing achievement of Community Plan Targets.The Warm Springs / South Fremont Land Use Plan is unique in its mix of jobs-related and residential uses. Key land use standards will help ensure a healthy and supportive mixing of these uses in a unique and innovative manner creating a 21st century model of a mixed-use district.
last amended 01/14/202022
2.4 MASTER PLANSProjects larger than five (5) acres are required to provide a Master Plan to show how applicable Land Use Targets will be achieved over time, how new streets and bicycle and pedestrian pathways interconnect with the overall Warm Springs/South Fremont street network and provide an acceptable plan for interim land uses for undeveloped land. The Master Plan shall also identify how the project will be phased. Figure 2.6 Sample Phased Master Plan illustrates this process.Initial PhasesInitial phases of projects may be developed at lower intensities than allowed within Figure 2.3 Land Use Matrix. An acceptable plan for interim land uses for underdeveloped land must be provided.Intermediate PhasesSubsequent phases of projects must provide an increase in intensity of land use. Greater intensities should be located nearer to transit infrastructure, such as the Warm Springs/South Fremont BART station. Final Phase: Master PlanCompleted Master Plans must achieve minimum development intensities indicated in Figure 2.3 Land Use Matrix.
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN
last amended 01/14/202023
Final Phase3 Acres75 DU / Net Acre225 DUMaster Plan12 Acres50 DU / Net AcreTotal = 600 DU Final Phase3 Acres2.5 FAR326,700 SFMaster Plan12 Acres1.5 FARTotal = 784,080 SF Intermediate Phase3 Acres65 DU / Net Acre195 DUMaster Plan12 Acres31.25 DU / Net AcreTotal = 375 DU IntermediatePhase3 Acres1.5 FAR196,020 SFMaster Plan12 Acres0.875 FARTotal = 457,380 SF Initial Phase6 Acres30 DU / Net Acre180 DUMaster Plan12 Acres15 DU / Net AcreTotal = 180 DU Initial Phase6 Acres1.0 FAR261,360 SFMaster Plan12 Acres0.5 FARTotal = 261,360 SF Total Site Area12 Acres
(within 1/4 mile of BART station).
Total Site Area12 Acres
Figure 2.6 Sample Master Plan with conceptual phasing plan and building intensities Sample Residential50 DU / Net AcreSample Office1.5 FARSECTION 2LAND USE 25last amended 01/14/2020
PUBLIC REALM AND TRANSPORTATIONThis chapter provides requirements for the design and development of a public realm framework and transportation networks that will add value to the Warm Springs / South Fremont area and ensure public access and mobility for generations to come. The overlay of a correctly sized grid of new public streets, a network of new transportation opportunities and the distribution of new public open space are essential to liveability in an urban environment. A robust public realm, in the form of public streets, open spaces and art work encourages a high degree of social interaction, promotes collaboration and the sharing of ideas, provides an urban landscape that is visually rich and varied and supports goals of reducing dependance on cars. Requiring a pattern of small blocks and many intersections provides a variety of engaging pedestrian focused, publicly accessible streets and paths that encourage walking and biking. Public open space requirements ensure that workers and residents enjoy the benefits of urban living by having convenient access to a wide array of outdoor spaces and activities. To accommodate the increase in intensity of use, Warm Springs / South Fremont will have access to a broad range of transportation systems, including rail, bus transit, local streets and regional freeways. The addition of BART in late 2015 will increase the mobility of future residents and employees that will live, work, and shop within the plan area. When completed, these local and regional transportation facilities will enhance linkages between Warm Springs/South Fremont, other activity centers within Alameda and Santa Clara Counties and the greater San Francisco Bay Area.The proposed new street layout, transportation network and public open space distribution in this chapter are conceptual. Future development proposals must be carefully vetted through a master planning process to maintain compatibility and ensure they meet the goals and vision of the Community Plan. last amended 01/14/202028
3.2 STREET TYPOLOGIESThe street system for the Warm Springs/South Fremont Community Plan has been categorized into four street typologies and two easement typologies that relate to each street’s function and relationship to adjacent land uses. Some streets are designed to move a high volume of vehicles quickly and efficiently, while streets adjacent to commercial uses should prioritize space for pedestrians, on-street parking, and loading zones.A street typology provides a set of design standards that inform the elements included in the streets’ public right-of-way. Not every neighborhood or area within the Community Plan will include the same street typologies, because streets serve different functions dependent on their land use context. The City of Fremont has street geometric standards for a set of street typologies which share similarities with the typologies developed for the Community Plan area.Easement typologies are intended to allow for the development of a finer grained network of streets on privately owned property. These easements must be pedestrian oriented connections that are publicly accessible at all times and form a connected part of the network of public streets.Street Typologies• Urban Corridor• Urban Street• Industrial Street• Local StreetEasement Typologies• Shared Public Way Easement• Pedestrian Public Path EasementThese typologies and their dimensional standards are described and illustrated in further detail on the following pages. Street sections at intersections will vary from the street sections provided in this section, depending on available right-of-way and required turning movements. Minor variations within the prescribed public right-of-way of each street or easement may be approved by the City Engineer. In addition, other City-adopted street sections that are in the City’s Standard Details may be used when approved by the City Engineer as part of a Master Plan or design review process. Finally, individual development proposals shall meet the Fire Department’s access requirements.
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN
last amended 01/14/202048
3.7 PUBLIC ARTDevelopment in the Plan area shall include an art component, intended to contribute to the overall cultural experience of the urban spaces. The art features shall be located within the required public or private open space for each development, but shall be publicly visible both day and night. The art shall be developed to be an integral part of the community and to enrich the daily lives of the Warm Springs/South Fremont residents and workers. The key types of art are:Gateway Art: Generally located at points of entrance to the Community Plan district, to show people that they have arrived at the Warm Springs/South Fremont districtConnecting Art: Generally located at key intersecting paths throughout the Plan area, as somewhat of a wayfinding tool, that can be seen from two or more vantage pointsContemplative Art: Located at the edge of a development site, or within a development site, to be admired on its own Art can take many forms. It does not have to be an outdoor sculpture. The location, type and size of the required art shall be part of an applicant’s Master Plan, development agreement, or planning application.
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN
last amended 01/14/202056
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN
RESEARCH & DEVELOPMENTThe focus of these buildings is the research and development of future products and technologies that are at the center of innovation. In order to provide a setting that truly nurtures this innovation, the site design of research and development campuses should create inviting and comfortable semi-public open spaces, reinforce the sense of collaboration and sharing of ideas and provide opportunities to exhibit and promote the ideas and technologies that are being innovated within. Buildings and campuses should be linked to the rest of the district by a network of pedestrian and bicycle paths, landscaped open spaces, shuttles and publicly accessible streets. Master plans for these areas should be phased and reserve land for expansion allowing for future growth and innovation in site planning and development. last amended 01/14/202080
4.4 GROUND FLOOR ACTIVATIONTo foster pedestrian focused environments, building bases should convey a sense of activity and liveliness. The following standards and guidelines are intended to bring building life to the pedestrian level and into the public realm by requiring many individual building entries, a high degree of transparency at the ground floor, and a comfortable buffer between the street and the interior of buildings. Residential Ground Floor ActivationResidential buildings should make every effort to activate and enliven the building base as the interface between the public and private realm with a fine grain rhythm of entries and a sense of openness and engagement.• Residential Unit Entries: Each ground floor residential unit must have an individual entry door directly from an adjacent public right-of-way, public easement, public dedicated open space or public courtyard. • Residential Rhythm: Where ground floor residential units face a public right-of-way or public easement residential entries must occur at a minimum average of 1 door per 25 to 35 linear feet of building frontage. • Recessed Entries: Residential entries must be sheltered from the rain and wind and provide an entry light. Ground floor residential unit entries must be articulated a minimum of 18 inches from the streetwall. • Residential Openness: At least 30% of the ground floor facade of residential buildings shall be devoted to doors and transparent windows to allow maximum visual interaction between sidewalk areas and the interior of residential units. The use of dark or mirrored glass is not permitted. • Residential Ground Floor Height: Ground floor residential units must have a minimum floor to floor height of 10 feet. • Elevated Residential Units: A 24 to 48 inch elevation change must be provided between the first habitable floor of ground floor residential dwelling units and the sidewalk grade. Ground floor residential units must have access to an alternative circulation path that meets universal accessibility standards. For sloped sites (sloped after finish grade), exceptions to this standard may be proposed, and approved, as part of a development’s Master Plan.• Building Lobbies: Residential building lobbies should be limited to no greater than 30 feet wide along the street frontage.
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN
last amended 01/14/2020104
LAND USEPlanning AreasLand Use MixLAND USE STANDARDSMinimum Intensity MASTER PLANSMinimum and Maximum Site Areas
STREET NETWORKStreet Plan/Block SizesStreet Assemblies
5.2 ZONINGAreas that are created to provide specific land-use mixes. Categorization and mapping will need to be incorporated with current zoning and administrative procedures, or those procedures will require modification.Land Use Mix categorization will need to be incorporated into the current land use classification system through the creation of a new land use designation.Minimum density and FAR requirements will have to be incorporated into the current zoning ordinance. The probable solution of this issue is to configure the use intensities as ranges, all with a minimum and maximum, even if zero or unlimited. This will help ensure consistency throughout the ordinance.This issue will require the city to implement a tracking system for the incremental development and its affect on the overall mix of uses both in large developments and across the entire district. The city should adopt a methodology for modifying the minimums and maximums based on ongoing success of the district.The city should implement a tracking and enforcement system for ensuring master plans are executed as planned, while also considering market and economic forces. In these particular scenarios future performance is critical to initial approval so tracking is imperative. A generally acceptable method is to regulate maximum block sizes specific to planning areas. Special attention should be paid to definition of blocks and rights-of-way. Additional flexibility can be attained through provisions for variations in right-of-way definitions.There are no conflicts with street assembly requirements and the current zoning ordinance.
WARM SPRINGS / SOUTH FREMONT COMMUNITY PLAN