-1-
CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
AMENDING THE SAN ANTONIO PRECISE PLAN RELATED TO THE
TRANSFER OF DEVELOPMENT RIGHTS PROGRAM
AND OFFICE DEVELOPMENT REGULATIONS AND ADOPTING
AN ADDENDUM TO THE PREVIOUSLY CERTIFIED FINAL
SAN ANTONIO PRECISE PLAN ENVIRONMENTAL IMPACT REPORT
AND FINDING THAT THE ADDENDUM AND PREVIOUSLY CERTIFIED EIR
ADEQUATELY ADDRESS THE POTENTIAL IMPACTS OF THE
PRECISE PLAN AMENDMENTS AND RELATED APPROVALS FOR THE
COMMERCIAL DEVELOPMENT PROJECT AT 365-405 SAN ANTONIO ROAD AND 2585-2595 CALIFORNIA STREET PROJECT PURSUANT TO
SECTIONS 15162, 15164 AND 15168 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
WHEREAS, an application ( Application No. PL-7142) was received from David Geiser, on behalf of Merlone Geier Partners IX, LP , for an amendment of the San Antonio Precise Plan to address the transfer of development and office development regulations; and
WHEREAS, procedures set forth in Chapter 36 , Article XVI, Division 11 , of the Mountain View City Code, whereby the City can amend a Precise Plan, have been executed; and
WHEREAS, on December 2, 2014, the Mountain View City Council certified a Final Environmental Impact Report (SCH No. 2014032001) and adopted California Environmental Quality Act ( CEQA) Findings, Mitigation Measures, and a Mitigation Monitoring and Reporting Program, and, based thereon, adopted the San Antonio Precise Plan; and
WHEREAS, the City Council will be considering: (1) the adoption of certain amendments to the San Antonio Precise Plan ; (2) approval of a Master Plan, Planned Community Permit, and Development Review Permit for a new 182,352 square foot, seven-story commercial building with 150,000 square feet of Transfer of Development Rights from the Los Altos School District Transfer of Development Rights Program; a Provisional Use Permit to allow an office use; and a Heritage Tree Removal Permit to remove five Heritage trees on a 0.99-acre site located at 365-405 San Antonio Road and 2585 -2595 California Street; and (3) approval of a Development Agreement for The Village at San Antonio Center Phase 3 project (collectively, the “Project”); and
WHEREAS, an Addendum to the certified Final Environmental Impact Report has been prepared to analyze the potential environmental consequences of the Project; and
-2-
WHEREAS, Chapter 36 of the City Code requires the City’s Environmental Planning Commission and City Council each hold a duly noticed public hearing before a Precise Plan is amended; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on April 20, 2022 to consider the Addendum and the Precise Plan Amendment, and recommended the City Council adopt the Addendum and approve the Precise Plan Amendment; and
WHEREAS, the City Council held a duly noticed public hearing on May 27, 2025 and, after duly considering the Addendum along with the previously certified Final Environmental Impact Report for the San Antonio Precise Plan, and all evidence presented at said hearing regarding the San Antonio Precise Plan Amendment, including the recommendation from the Environmental Planning Commission, City Council report, project materials, testimony, and written materials submitted; now therefore be it
RESOLVED: that the City Council of the the City of Mountain View makes the following findings:
1. There is no substantial evidence in the record as a whole that the Project may have a significant effect on the environment. The Project will not result in any new or additional significant impacts. An addendum is the proper and appropriate environmental document for the Project in accordance with CEQA.
2. The Project will not result In substantial changes that would lead to the identification of new or previously unidentified significant environmental effects that would require revisions of the Final Environmental Impact Report for the San Antonio Precise Plan.
3. No new information of substantial importance which was not known, and could not have been known with the exercise of reasonable diligence at the time the Environmental Impact Report for the San Antonio Precise Plan was certified, has been discovered which would require revisions of the previously certified Environmental Impact Report.
4. The City Council hereby adopts the Addendum to the Final Environmental Impact Report for the San Antonio Precise Plan as complete, adequate, and in full compliance with CEQA as a basis for considering and acting upon the Project. The Addendum has been prepared as required by law, and the document as adopted reflects the independent judgment and analysis of the City of Mountain View, which has exercised overall control and direction of its preparation; and be it
FURTHER RESOLVED: that the City Council of the City of Mountain View hereby makes the following findings for the Precise Plan Amendment per Section 36.50.95 of the City Code:
a. The proposed Precise Plan is consistent with the General Plan. The proposed Precise Plan is consistent with the General Plan because the amendment implements General Plan goals -3-
for transit-oriented development by allowing employment -generating development in close proximity to public transit resources as well as revitalization of the San Antonio Change Area by implementing a transfer of development rights (TDR) Program and office development regulation changes to the previously adopted San Antonio Precise Plan ( SAPP) which support continued development of a diverse mix of retail, office, residential, school, and other public facility uses;
b. The property covered by the proposed Precise Plan or Precise Plan Amendment is within the Planned Community (P) Zoning District. The property covered by the proposed Precise Plan Amendment is within the Planned Community (P) Zoning District as no changes to the boundaries of the SAPP are proposed as part of the Precise Plan Amendment;
c. The proposed Precise Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the community. The proposed Precise Plan would not be detrimental to the public interest, health, safety, convenience , or welfare of the community because the proposed amendments do not modify any applicable health and safety regulations and are designed to provide public benefit by integrating regulations for the Los Altos School District (LASD) TDR Program and allowing approval of development utilizing TDR square footage, which supports the public interest in creating a new public school in the SAPP area;
d. The proposed Precise P lan promotes the development of desirable character, harmonious with existing and proposed development in the surrounding area. The proposed Precise Plan promotes the development of desirable character, harmonious with existing and proposed development in the surrounding area, because the proposed amendment modifies existing TDR Program regulations to be consistent with and implementing the approved LASD TDR Program, supporting the creation of an allowed public school use within the SAPP area, and office development regulations allowing approval of a commercial development seeking to utilize TDR square footage from the LASD TDR Program in a transit -oriented location within the SAPP area. The proposed amendment does not otherwise include any substantial changes to existing land use allowances, development standards, and guidelines guiding a harmonious mix of land uses and building achieving desirable character within the SAPP area;
e. The site has special conditions of size, shape, land ownership, existing development, or development opportunities that can only be addressed by approval of the proposed Precise Plan Amendment. The site has special conditions of size, shape, land ownership, existing development, or development opportunities that can only be addressed by approval of the proposed Precise Plan Amendment because the amendments address provisions tha t are necessary to implement the City Council-approved Los Altos School District (LASD) TDR Program and allow subsequent TDR projects to be approved in support of City and SAPP goals for a new public school to be developed in the SAPP area; and
f. The approval of the proposed Precise P lan complies with the California Environmental Quality Act (CEQA). The approval of the proposed Precise Plan Amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA) because an addendum to the San Antonio Precise Plan—P(40)—Certified Environmental Impact Report (EIR) -4-
was prepared pursuant to CEQA Guidelines Sections 15162, 15164, and 15168, which found that, with implementation of SAPP standards and guidelines, state regulations, City standard conditions of approval and mitigation measures identified in the SAPP EIR (2014), and 2030 General Plan and Greenhouse Gas Reduction Program EIR (2013), the project would not result in any new or substantially more significant environmental impacts beyond those evaluated in the previously certified environmental review documents; and be it
FURTHER RESOLVED: that the City Council hereby approves the Precise Plan Amendment, as more specifically shown in Exhibit A, attached hereto and incorporated herein by reference , as though fully set forth herein and based on the findings above; and be it
FURTHER RESOLVED: that the Community Development Department is directed to file a Notice of Determination with the County Clerk within five (5) working days of approval of the Project in accordance with Public Resources Code Section 21152(a) and CEQA Guidelines Section 15094.
– – – – – – – – – – –
RS/2/RESO
803-05-27-25r
Exhibit: A. Precise Plan Amendment
SAN ANTONIO PRECISE PLAN
Exhibit A
SAN ANTONIO PRECISE PLAN
SAN ANTONIO PRECISE PLAN
CITY OF MOUNTAIN VIEW
CITY COUNCIL
Christopher R. Clark, Mayor
John McAlister, Vice Mayor
Margaret Abe-Koga
Ronit Bryant
John M. Inks
R. Michael Kasperzak, Jr.
Jac Siegel
ENVIRONMENTAL PLANNING COMMISSION
Robert Cox, Chair
Ellen Kamei, Vice Chair
Margaret Capriles
Todd Fernandez
Lisa Matichak
Kathy Trontell
John Scarboro
CITY MANAGEMENT
Daniel H. Rich, City Manager
Randal Tsuda, Community Development Director
Michael Fuller, Public Works Director
PRECISE PLAN PROJECT STAFF
Rebecca Shapiro, Project Manager
Martin Alkire
Terry Blount
Gerry Beaudin
Jason Chou
Sayed Fakhry
Linda Forsberg
Jacqueline Solomon
Alison Turner
CONSULTANT TEAM
PlaceWorks
BAE Urban Economics
Kimley-Horn
LSA Associates
Pyatok Architects
ACKNOWLEDGEMENTS
San Antonio Precise Plan | Table of Contents
TABLE OF CONTENTS
1. PLAN INTRODUCTION 1
A. Overview 1
B. General Plan Vision 1
C. Precise Plan Setting 2
D. Guiding Principles 4
E. Plan Structure and Content 7
2. AREA-WIDE POLICIES 9
A. Circulation 10
B. Open Space, Urban Form and Character 20
C. Land Use 24
D. Parking and Transportation Demand Management 32
3. STREETSCAPE & MOBILITY 37
A. Street Network 37
B. Street Improvement Standards 42
C. Intersection Design Standards 60
D. Street Design Guidelines 64
4. DEVELOPMENT STANDARDS & GUIDELINES 67
A. Land Use Standards 68
B. SubArea Intensity and Height Standards 74
C. Frontage and Setback Standards 78
D. General Standards and Exceptions 82
E. General Design Guidelines 86
5. ADMINISTRATION & IMPLEMENTATION 97
A. Administration 98
B. Implementation Strategy 104
APPENDIX A: Mitigation Monitoring and Reporting Program (MMRP) APPENDIX B: Public Benefits Value Resolution
San Antonio Precise Plan | Table of Contents
FIGURE 1-1 Surrounding Context 2
FIGURE 1-2 San Antonio Precise Plan Area 2
FIGURE 1-3 San Antonio Precise Plan Concepts 3
FIGURE 1-4 How to Use the Precise Plan 7
FIGURE 2-1 Street Network 11
FIGURE 2-2 Vehicle Circulation Concept 13
FIGURE 2-3 Pedestrian Circulation Plan 15
FIGURE 2-4 Bicycle Circulation Plan 17
FIGURE 2-5 Transit and Walkability 19
FIGURE 2-6 Open Space and Urban Form 23
FIGURE 2-7 Mixed Use Center Subarea with Existing Building Footprints 27 FIGURE 2-8 Mixed Use Corridor Subarea with Existing Building Footprints 29 FIGURE 2-9 Master Plan Areas 31
FIGURE 3-1 Street Types 39
FIGURE 3-2 Illustrative Street Phasing 41
FIGURE 3-3 Street Section Key Map 42
FIGURE 3-4 Sidewalk Diagram (Typical) 42
FIGURE 3-5 San Antonio Road Section (A-A) 45
FIGURE 3-6 California Street Section (B-B) 47
FIGURE 3-7 Showers Drive Section (C-C) 49
FIGURE 3-8 Typical Neighborhood Street Section (D-D) 51 FIGURE 3-9 Hetch Hetchy Greenway Section (E-E) 53
FIGURE 3-10 Pacchetti Greenway Section (F-F) 55
FIGURE 3-11 Typical Main Internal Street Section (G-G) 57 FIGURE 3-12 Typical Flexible Connection with Vehicle Access Section (H-H) 59 FIGURE 3-13 Key Intersections 61
FIGURE 4-1 How to use the Precise Plan 67
FIGURE 4-2 San Antonio Precise Plan Land Use Subareas 71 FIGURE 4-3 Street Types 79
FIGURE 4-4 Example Frontage Setback Standard 80
FIGURE 4-5 Conceptual Example of Height & Setback Standards 80 FIGURE 4-6 Residential Height Transitions 83
FIGURE 5-1 TDR Program Sending Site 101
LIST OF FIGURES
TABLE 2-1: Vehicular Parking Reduction Standards 35
TABLE 2-2: Transportation Demand Management Requirements 36 TABLE 3-1 El Camino Real Standards 43
TABLE 3-2 San Antonio Road Standards 45
TABLE 3-3 California Street Standards 47
TABLE 3-4 Showers Drive Standards 49
TABLE 3-5 Neighborhood Street Standards 51
TABLE 3-6 Hetch Hetchy Greenway Standards 53
TABLE 3-7 Pacchetti Greenway Standards 55
TABLE 3-8 Main Internal Street Standards 57
TABLE 3-9 Flexible Connection with Vehicle Access Standards 59 TABLE 3-10 Pedestrian and Bicycle Improvement Standards 62 TABLE 4-1 Allowed Land Uses 68
TABLE 4-2 Permitted Active Space Types 72
TABLE 4-3 Mixed Use Corridor Intensity and Height Standards 75 TABLE 4-4 Mixed Use Center Intensity and Height Standards 77 TABLE 4-5 Frontage and Setback Standards 81
TABLE 5-1 Public Benefits 103
TABLE 5-2 Implementation Actions 105
TABLE 5-3 Potential San Antonio Funding Sources 108
LIST OF TABLES
October 2, 2018 18248 Designate cannabis
businesses as a land
use.
May 23, 2019 18337 Amend cannabis
business land uses.
November 17, 2020 18520 Incorporate 2645-2655
Fayette Drive.
November 12, 2024 18947 Eliminate minimum
parking requirements
for residential
development or any
residential component
of a mixed-use
development.
SAN ANTONIO PRECISE PLAN
ADOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
DECEMBER 2, 2014
EFFECTIVE DATE: JANUARY 8, 2015
RESOLUTION NO. 17924
AMENDED RESOLUTION NO. SUMMARY
San Antonio Precise Plan
24 C. LAND USE
The Plan Area is organized into two subareas: Mixed
Use Center and Mixed Use Corridor. Each subarea
supports the Plan’s overall vision for a mix of retail, residential and other commercial uses serving
residents, workers and visitors traveling to and from
the Plan Area by walking, bicycling, transit or private vehicle.
The subareas differ by their historic use, primary
functions, interface with surrounding areas, land use
policy objectives and planned intensity and amenity
areas. The Plan specifies certain parcels where a
particular land use, (e.g. mixed-use residential,
residential, regional retail or office) is recommended
due to the parcel’s proximity to existing residential
neighborhoods and transit stops, and to maintain the
vision as a center for regional retail. These are identified later in this section on Figure 2-9.
Residential buildings facing the street.
Mixed-use regional retail.
25 Chapter 2 | Area-Wide Policy
Policies
The following policies are the Plan’s overarching land
use policies. The objectives for the subareas and master plan areas, including their different functions and land use priorities, are described on the following pages.
■ LU-1.1: Preserve and enhance the core of the area
as a vibrant regional shopping destination, with
complementary uses to generate additional interest
and activity in the area.
■ LU-1.2: Prioritize new residential units in the area to help create activity throughout the day and support
commercial uses.
■ LU-1.3: Encourage a range of new housing types
to meet the City’s affordable housing requirements
and leverage proximity to transit services in the Plan
Area.
■ LU-1.4: Support existing and new neighborhood-
serving, small businesses and organizations that
provide local goods, services and other community
needs.
■ LU-1.5: Ensure additional office development is
secondary to the Plan’s land use priorities for retail
and residential development.
■ LU-1.6: Prioritize higher-intensity, transit-oriented uses in locations closest to transit services, including mixed-use residential and office development.
■ LU-1.7: Support creative public-private partnerships
to facilitate development of a public school in the
Plan Area.
■ LU-1.8: Support Plan Area strategies to transform
land use over time, respond to existing property
conditions and allow incremental improvements and
comprehensive redevelopment to achieve the Plan’s
objectives for land use, open space, urban design and
circulation.
■ LU-1.9: Prioritize development policies and
standards that ensure a pedestrian-oriented character
as new development occurs, through engaging
ground-floor uses, limited surface parking lots, and
design requirements.
Mixed-use residential.
Mixed-use regional retail.
San Antonio Precise Plan
26 Mixed Use Center Subarea
Recent redevelopment has provided a basic framework
for circulation, urban design and open space, whcih
this Precise Plan builds and improves upon. Overall,
this subarea (see Figure 2-7) is envisioned as a
location where new higher General Plan intensities
encourage redevelopment to create an active mixed-
use environment. The Plan assumes that large-scale
retail uses (big and medium “box” businesses) providing comparison and convenience shopping will continue to
anchor the subarea, while residential uses and other
complementary uses will add vitality, create more
demand for the shopping areas and serve surrounding
neighborhoods.
T o achieve a cohesive development accomplishing the
defining Plan policies and development concepts, the
subarea is envisioned to be redeveloped to achieve the
broad land use vision in this section and more specific objectives defined for this subarea’s two Master Plan
areas (see the Master Plan section on the following
pages). T o ensure the proper mix of new uses is
achieved, implementation strategies and administrative
processes for future land uses are identified in Chapter
5. Commercial
Regional retail currently exists and will remain the
core use in the Center and in the adjacent retail area
on the east side of Showers Drive. The Plan envisions:
■ Regional retail buildings are redeveloped over time.
■ A new mix of land uses are integrated into the subarea, including entertainment and neighborhood-serving
retail and services. Complementary commercial uses
could include a movie theater, restaurants and cafes,
neighborhood shops, and day-care (see Chapter 4 for
a full list of permitted uses).
■ Mixed-use buildings will replace surface lots and
large, inward-facing buildings.
■ Limited surface parking, underground parking
garages and attractively designed parking structures
will provide efficient parking for new development.
Residential
Developing housing for the city’s diverse population
is an important objective of the Plan. Residential
development will:
■ Complement and support the retail base.
■ Be encouraged above active, ground-floor uses
(including regional retail and other commercial uses)
in multi-story buildings.
■ Be permitted throughout the Plan Area above active
ground-floor uses, but will be especially encouraged
north of the Hetch Hetchy corridor.
This includes development locations along planned
greenways and the northeast corner of the subarea,
which is closest to adjacent residential neighborhoods.
Residential uses in a regional retail environment will
require careful design to ensure a high quality of life for residents and land use compatibility (see the Design Guidelines section in Chapter 4).
Office
New office development is encouraged close to transit,
but is secondary to higher-priority retail and residential mixed-use development. Within this subarea, office
uses will be:
■ Provisional uses, but may be permitted according
overall land use policy direction and the office
development cap identified in the following pages.
Leveraged to support transit services in the Plan
Area over time, including VTA bus service along El
Camino Real and Showers Drive, and train service at
the San Antonio Caltrain Station.
■ Carefully balanced with retail and residential uses.
■ Tailored to serve a variety of tenants instead of
creating a campus environment.
27 Chapter 2 | Area-Wide Policy
FIGURE 2-7 Mixed Use Center Subarea with Existing Building Footprints Existing Subarea
Building Footprints
SAN ANTONIO RD
OR TEGA AVE
SHOWERS DR
PACCHE T TI WAY
CENTR AL EX WY
C ALIFORNIA ST
SHOWERS DR
ALMA ST
N SAN ANTONIO RD
EL C AMINO REAL
GABRIEL AVE
MILLER AVE
SAN ANTONIO CIR
FAYE T TE DR
LATHAM ST
C ALTR AIN
SHER WOOD AVE
Sketch illustrating the character desired for the Mixed Use Center.
Active ground-floor retail.
Mixed Use Center Subarea
Open Space
San Antonio Precise Plan
28 Mixed Use Corridor Subarea
The Mixed Use Corridor subarea covers the majority
of the remaining parcels in the Plan Area (see Figure
2-8). A combination of vertical and horizontal mixed-
use development types are envisioned for this subarea
that include both residential and office buildings with ground-floor retail and active space components.
The subarea is comprised of smaller parcels, which
transition to the residential areas surrounding the
Precise Plan Area and have allowed for smaller
businesses, some locally owned. Given proximity to
existing residential neighborhoods, their development
standards focus on appropriate transitions. The parcels north of California Street are envisioned to become
a Master Plan development comprised of mixed-use
residential, office and open space (see the Master Plan section on the following pages for more detail).
As with the Mixed Use Center subarea, implementation
strategies and administrative processes for new
development are identified in Chapter 5. Land use
standards and design guidelines are identified in
Chapter 4.
Commercial
Commercial uses are permitted throughout the
subarea, and are encouraged on the ground-floor of
buildings facing San Antonio Road, California Street,
and Showers Drive. Due to the smaller parcel size in
this subarea, commercial uses should be:
■ Neighborhood-serving and less focused on regional
retail.
■ V ertically mixed-use, where feasible. Purely
commercial structures are generally discouraged,
except on parcels where mixed-use development is
less feasible due to size or other usual circumstances. ■ Sensitively designed when adjacent to residential
development to ensure a high quality of life for
residents.
Residential
Residential uses are permitted throughout the subarea,
and are particularly appropriate in locations adjacent
to existing residential development. Residential uses
should be:
■ V ertically mixed-use, where feasible. Purely
residential structures are generally discouraged,
except along neighborhood streets and at the
southwest corner of California Street and Ortega
Avenue (a use-restricted parcel that uses Mixed Use
Corridor standards), where commercial uses are not
permitted.
■ Carefully designed when adjacent to regional retail
to ensure a high quality of life for residents.
Office
In general, new office development is encouraged close
to transit stations and stops, but the amount of office development in the Plan Area must be:
■ Provisional uses, but may be permitted according
to overall land use policy direction and the office
development cap identified in the following pages.
■ Balanced with retail and residential uses (development phasing is described in Chapter 5).
■ In close proximity to the San Antonio Caltrain
Station. Therefore, office development is strongly
encouraged along the eastside of San Antonio Road
north of California Street.
Residential land uses.
Active space with neighborhood-serving retail.
29 Chapter 2 | Area-Wide Policy
SAN ANTONIO RD
OR TEGA AVE
SHOWERS DR
PACCHE T TI WAY
CENTR AL EX WY
C ALIFORNIA ST
SHOWERS DR
ALMA ST
N SAN ANTONIO RD
EL C AMINO REAL
GABRIEL AVE
MILLER AVE
SAN ANTONIO CIR
FAYE T TE DR
LATHAM ST
C ALTR AIN
SHER WOOD AVE
FIGURE 2-8 Mixed Use Corridor Subarea with Existing Building Footprints Sketch illustrating the character desired for the Mixed Use Corridor.
OPPORTUNITY SITE C
STREET LEVEL PERSPECTIVE
Open Space
Existing Subarea
Building Footprints
Mixed Use Corridor Subarea
San Antonio Precise Plan
30 Master Plan Areas
The Plan identifies three “Master Plan” areas and a
special Master Plan process for new development
or substantial remodels. Two Master Plan locations
are within the Mixed Use Center subarea, and one is
located in the Mixed Use Corridor subarea (see Figure
2-9 which also identifies any location-specific land
use vision). Master Plans provide an opportunity for
adjacent property owners to work together to achieve
defining Plan policies. The following sections describe the intent for these Master Plan areas:
1. North of California Street Master Plan Area
This Master Plan area includes three parcels bounded
by San Antonio Road, California Street and the Plan
Area boundary. Given its proximity to the San Antonio
Caltrain Station and The Crossings, it is envisioned to include:
■ Mixed-use residential uses on the eastern half and
mixed-use office uses on the western half.
■ A publicly-accessible open space area.
■ Publicly accessible roadways that provide access
through the site.
■ Ground-floor retail on California Street and
wrapping the corner of San Antonio Road.
2. Northwest San Antonio Center Master Plan
Area
This Master Plan area includes multiple parcels and is
bounded by San Antonio Road to the west, California
Street to the north, the Pachetti Way greenway to the
east, and the Hetch Hetchy greenway to the south. It
is considered a gateway project given its location on
a major commute route, near the City boundary with
Palo Alto. It is envisioned to include:
■ A combination of retail, entertainment, residential,
hotel and office uses.
■ A publicly accessible major plaza area.
■ Publicly accessible roadways to provide shared access through the site.
■ Ground-floor retail and other active uses along
California Street, the Hetch Hetchy corridor, San
Antonio Road, and the internal north/south flexible
connection facing a centrally located plaza.
■ Limited ground-floor retail facing the planned
Pachetti Way greenway.
3. East San Antonio Center Master Plan Area
This Master Plan includes multiple parcels, as well
as the Hetch Hetchy right-of-way, and is bounded
by California Street to the north, Showers Drive
to the east, El Camino Real to the south, and the
planned extension of Pacchetti Way to the west. Any
redevelopment in this area must preserve the Area’s
role as a regional retail/shopping destination. It is
envisioned to include:
■ Residential uses above renovated regional retail and
other active commercial uses.
■ Parking garages either underground or wrapped with
active or retail uses, or limited office development.
■ Major open space improvements, including a central
publicly-accessible park and the planned Hetch
Hetchy greenway.
■ Publicly accessible roadways with pedestrian and
bicycle facilities that provide access within and
through the site.
■ Ground-floor retail throughout the Master Plan area
except on designated service lanes.
Although Master Plan Areas 2 and 3 are identified as
standalone Master Plan locations, street improvements
in these areas must be coordinated with the remainder
of the Center. Each Master Plan shall contain sufficient detail about site design, based on Plan policies and
standards, and architectural design such that it could
be feasibly built and result in a final development that achieves applicable Plan objectives. Master Plans
should be fully integrated internally and with the
adjacent areas, including subsequent development
phases. Chapter 5 describes the administrative process
for Master Plans, including more detailed information
on the topics they must address.
31 Chapter 2 | Area-Wide Policy
FIGURE 2-9 Master Plan Areas
Office
Office
Residential
Residential
Sending Site
SAN ANTONIO RD
ORTEGA AVE
SHOWERS DR
PACCHETTI WAY
CENTRAL EXWY
CALIFORNIA ST
SHOWERS DR
ALMA ST
N SAN ANTONIO RD
EL CAMINO REAL
GABRIEL AVE
MILLER AVE
SAN ANTONIO CIR
FAYETTE DR
LATHAM ST
CALTRAIN
SHERWOOD AVE
1 2
3 Master Plan Boundary
TDR Program Sending Site
0 200 400 800 Feet Open Space
San Antonio Precise Plan
32 Office Development Regulations
The Plan supports revitalization of the area as a regional and local shopping destination, with a second priority
to develop additional residential uses to support the
retail shopping base and increase and diversify housing stock. While the Plan envisions a diverse mix of higher- intensity uses near transit services, a balanced mix of new uses is also needed.
In order to prioritize residential development and
balance office development with future housing
growth, the Plan requires the following strategies and
standards for office development:
■ Office development cap. An area-wide maximum
of 600,000 square feet of net new office development
is allowed. Up to 400,000 square feet may occur
within the Northwest San Antonio Center Master
Plan Area (see Figure 2-9). Except as noted below ,
Ooffice development beyond this cap will require an
amendment to this Plan. There is no cap on housing
development in the Plan Area.
■ Exceptions.
— An exception to the office development cap
is allowed for limited office development to
support existing small business expansion and
facilitate the creation of work spaces for small
businesses, according to the administrative
process detailed in Chapter 5.
— An exception to the office development
cap for the Northwest San Antonio Center
Master Plan Area may be allowed for Transfer
of Development Rights (TDR) floor area
transferred into the Northwest San Antonio
Center Master Plan Area as part of a TDR
project approval, according to the TDR Program
process detailed in Chapter 5.
D. PARKING AND
TRANSPORTATION
DEMAND
MANAGEMENT
The Plan requires parking and transportation demand
management (TDM) strategies to address urban design
objectives for the configuration of structured parking
and limitations on surface parking lots, and principles to reduce the amount of automobile travel to/from
the Plan Area in order to contribute to the overall
transition from a suburban style shopping center into a more urban mixed-use destination.
Policies
The following policies are the Plan’s overarching
policies for parking and TDM. The standards and
objectives for the parking and TDM are described on
the following pages.
■ PTDM-1.1: Provide consolidated, centralized
underground garages and/or parking structures to
facilitate a “park once” experience in the Mixed Use
Center subarea.
■ PTDM-1.2: Prioritize underground parking to limit
the visual impact of parking structures.
■ PTDM-1.3: Wrap aboveground parking structures
with residential or commercial uses and/or employ
other design enhancements to improve their
appearance.
■ PTDM-1.4: Locate garage and service bay openings
in alleys and at the rear of buildings.
San Antonio Precise Plan
74 B. SUBAREA INTENSITY
AND HEIGHT
STANDARDS
Mixed Use Corridor Subarea
This subarea covers the majority of the Plan Area
outside the Mixed Use Center subarea. A combination
of vertical and horizontal mixed-use development
is envisioned in this area. This would include both
residential and office mixed-use with ground-floor
retail in required active space locations. In both
subareas, office development will need to comply with
the development phasing requirements identified in
Chapters 2. Retail in this subarea is focused on more
neighborhood-serving uses since it abuts existing
residential neighborhoods.
The intensity and height standards below apply to all
projects in the Mixed Use Corridor subarea. Applicants
shall use the base intensity and height standards below, unless a Tier 1 development is requested according to
the standards below and the administrative process
described in Chapter 5 or a proposed development
participates in the Transfer of Development Rights
Program described in Chapter 5.
Intensity and Height Standards
The Mixed Use Corridor subarea allows lower-intensity
mixed-use and residential development. It serves as a
buffer between the more intensive Mixed Use Center
subarea and the existing residential neighborhoods
surrounding the Plan Area. Table 4-3 provides the
details of the following intensity and height standards. ■ Base Floor Area Ratio (FAR). T o build to the
Base FAR, a proposal shall meet the development
standards identified in Table 4-3. Public benefits are
not required.
■ Tier 1 FAR. If a development proposes higher FAR
and heights (as identified in Table 4-3), the Tier 1
process will be required, including an agreement
specifying required public benefit contributions.
■ Exemptions from FAR calculations. Floor area
for existing small businesses preserved as part of a
new development or relocated small businesses, is
exempt from FAR calculations at the discretion of
the Zoning Administrator and/or City Council. This
exemption applies to:
— Up to 7,500 square feet of building area for
one or more qualifying businesses, such as
nonprofit organizations; other cultural/public
services providers; and existing neighborhood-
serving retail businesses, providing goods and
services to residents in the surrounding area and
generally excluding businesses with multiple
regional, statewide and/or national locations.
An agreement or similar notice of development re -
striction shall be recorded on the property deed to
identify the approved FAR exemption and reserva -
tion of FAR exempt space for qualified small busi -
nesses.
■ Flexible FAR. FAR can be calculated cumulatively
across multiple, adjacent parcels that comprise
one project site at the discretion of the Zoning
Administrator and/or City Council as part of a major
redevelopment and/or Master Plan application, and
as long as other Plan standards and guidelines are
addressed.
■ Dedications for circulation improvements.
New development may be required to provide
dedications and/or easements deemed necessary for
circulation. Public right-of-way improvements, new
paths, or other circulation improvements, and utility
easements will not be deducted from the site’s gross
lot area for the purposes of calculating FAR.
Open Area Standards
■ Common usable open space (residential).
Residential projects shall provide a minimum of
175 square feet of common usable open space per
residential unit. See Section D for more information.
■ Minimum open area/landscaping:
— Non-residential: 15%
— Mixed-Use/Residential/Hotel: 40%
■ Consolidate spaces. Open area shall be
consolidated in usable setback and open space areas
wherever feasible.
75 Chapter 4 | Development Standards & Guidelines
TABLE 4-3 Mixed Use Corridor Intensity and Height Standards
INTENSITY TYPE
Base Tier 1
MAXIMUM FLOOR AREA
1.35 Up to 0.50 can be office or
commercial
1.85 FAR
Up to 0.50 FAR can be office or
commercial
MAXIMUM STORIES 3 stories 4 stories 1
MAXIMUM BUILDING HEIGHT 45 feet 55 feet 1
PUBLIC BENEFITS
REQUIREMENT
No public benefit contribution
required.
Public benefit contribution
required.
1. Up to 5 stories (65 feet) will be considered on a case-by-case basis if project provides significant public benefits or major open space improvements per Figure 4-2. Additional height (in feet) may be allowed if needed to accommodate commercial uses.
OPPORTUNITY SITE C
STREET LEVEL PERSPECTIVEConceptual drawing illustrating land use, building design, and streetscape concepts found in the Mixed Use Corridor subarea standards.
San Antonio Precise Plan
76 Mixed Use Center Subarea
This subarea covers the central portion of the Plan
Area (see Figure 4-2), and is generally bounded by
San Antonio Road to the west, California Street to
the north and El Camino Real and Latham Street to
the south. This area prioritizes regional retail, “big- box” or “mid-box,” uses and mixed-used residential
development with active ground floor uses and
character. In the future, residential development may
occur above regional retail uses, and there is particular focus for mixed-use residential development in the
northeast corner of the existing San Antonio Center,
where mixed-use residential development will help
create an active pedestrian corridor.
The intensity and height standards below apply to all
projects in the Mixed Use Center subarea. Applicants
shall use the base intensity and height standards below, unless a Tier 1 development is requested according
to the standards below and the administrative process
described in Chapter 5 or a proposed development
participates in the Transfer of Development Rights
Program described in Chapter 5.
Intensity and Height Standards
The Mixed Use Center subarea is the primary location
in the Plan for taller, mixed-use development. These
higher intensities and building heights help support
development of the open space amenities, circulation
improvements and goods and services planned for the
subarea. The Plan uses frontage setbacks and upper
floor step back standards to preserve the pedestrian
scale. Table 4-4 provides the details of the following
intensity and height standards.
■ Base Floor Area Ratio (FAR). T o build to the
Base FAR, a proposal shall meet the development
standards identified in Table 4-4. Public benefits are
not required.
■ Tier 1 FAR. If a development proposes higher FAR
and heights (as identified in Table 4-4), the Tier 1
process will be required, including an agreement
specifying required public benefit contributions.
■ Exemptions from FAR calculations. Floor area
for existing small businesses preserved as part of a
new development or relocated small businesses is
exempt from FAR calculations at the discretion of
the Zoning Administrator and/or City Council. This
exemption applies to:
— Up to 7,500 square feet of building area for
one or more qualifying businesses, such as
nonprofit organizations; other cultural/public
services providers; and existing neighborhood-
serving retail businesses, providing goods and
services to residents in the surrounding area and
generally excluding businesses with multiple
regional, statewide and/or national locations.
An agreement or similar notice of development re -
striction shall be recorded on the property deed to
identify the approved FAR exemption and reserva -
tion of FAR exempt space for qualified small busi -
nesses.
■ Flexible FAR. FAR can be calculated cumulatively
across multiple, adjacent parcels that comprise
one project site, at the discretion of the Zoning
Administrator and/or City Council as part of a major
redevelopment and/or Master Plan application, and
as long as other Plan standards and guidelines are
addressed.
■ Special building height standards. Per Table
4-5, upper floors on new development along open
space and greenways are required to step back to
provide sunlight to the open space and avoid a canyon
effect. Building walls on upper floors shall have
voids and podium open space areas facing the public
open spaces and greenways. Buildings of 6 stories
or greater are required to provide significant public
benefits specified in Chapter 5, prior to approval.
■ Dedications for circulation improvements.
New development may be required to dedicate street
easements for public right-of-way improvements.
These easements shall be part of the site’s gross lot
area for the purposes of calculating FAR.
Open Space Standards
■ Common usable open space (residential).
Residential projects shall provide a minimum of
175 square feet of common usable open area per
residential unit. See Section D for more information.
■ Minimum usable open space/landscaping. A
minimum of 15 percent of the total parcel area is
required to be open space; it shall be consolidated in
major, publicly-accessible locations.
■ Exclusions. The following are not included in the
minimum requirement: Streetscape/landscaping and
amenity areas, including individual entry plazas or
other open spaces for office and mixed-use buildings,
or private common open space for residential uses.
77 Chapter 4 | Development Standards & Guidelines
TABLE 4-4 Mixed Use Center Intensity and Height Standards
INTENSITY TYPE
Base Tier 1
MAXIMUM FLOOR AREA
0.35 FAR or an addition of less than
20% of existing square footage
on a parcel at the time of Plan
adoption, whichever is less.
2.35 FAR
Up to 0.75 FAR can be office or
commercial
MAXIMUM STORIES 2 6 1
MAXIMUM BUILDING HEIGHT 35 75 feet 1
PUBLIC BENEFITS
REQUIREMENT
No public benefit contribution
required.
Public benefit contribution
required.
1. Up to 8 stories (95 feet) will be considered on a case-by-case basis for a project with significant public benefits. Additional height (in feet) may be allowed if needed to accommodate commercial uses.
Conceptual drawing illustrating land use, building design and streetscape concepts found in the Mixed Use Center subarea standards.
San Antonio Precise Plan
78 Use Restricted Subareas
Development within the Use Restricted subareas shown
in Figure 4-2 shall comply with Precise Plan circulation, streetscape and urban design principles, policies and
design guidelines. Specific land use limitations and
alternate development standards, where applicable, are
identified below .
Residential Only
For the “Residential Only” areas in Figure 4-2, the
following standards and guidelines shall apply to future development:
■ 2645-2655 Fayette Drive and Southwest
corner of Ortega Avenue and California
Street. Only Residential uses are allowed on
this parcel (per Table 4-1, excluding Mixed Use
categories). Redevelopment shall adhere to the
applicable Mixed Use Corridor subarea development
standards and guidelines.
■ Northwest corner of Ortega Avenue and
Latham Street. Only Residential uses are allowed
on this parcel, based on the standards and conditions
of the original Planned Community Permit for
the existing development on the parcel. Minor
modifications to the existing development shall
follow the administrative processes in Chapter
5. Redevelopment shall adhere to the applicable
Multiple-Family (R3) zoning district standards for
the Medium-High Density Residential land use
designation densities allowed on the parcel in the
General Plan.
Commercial Only
■ T wo parcels on the northwest corner of
California Street and Showers Drive. For the
“Commercial Only” areas in Figure 4-2, the following
standards and guidelines shall apply. Commercial
uses are allowed on these parcels, consistent with
the Neighborhood Commercial (CN) zoning district
standards and the following special restriction:
Buildings shall not exceed 1 story or 25 feet in
height, except for minor architectural elements that
cover only a minor part of the building may extend
to 30 feet.
C. FRONTAGE AND
SETBACK STANDARDS
Most new development will have building frontage on
new and improved streets and connections. The block
standards provide direction or minimum requirements
for the frequency of new/improved connections
within the Plan Area. Each street type in the Plan
Area, as shown in Figure 4-3, has frontage and setback
standards that determine the physical characteristics
of the building frontage on existing and new streets
and connections. Figure 4-2 identifies “Neighborhood
Transition Areas” where special set backs are required
adjacent to existing residential neighborhoods beyond
the Plan Area. See the Frontage and Setback Standards
in Table 4-5 and additional frontage design guidelines
later in this chapter that apply throughout the Plan
Area.
Block Length
In order to transform the Plan Area into a more walkable area that connects to existing neighborhoods, block
lengths will be a maximum of 400 feet. This distance
will allow for regional retail building footprints, but will also ensure that the Plan Area has a pedestrian
scale and block pattern to encourage people to walk or
bike to and within the Plan Area. For existing parcels
that are located along a block greater than 400 feet
in length, a new development must provide either a
new connection or a pedestrian route to break apart
the block(s) into segments no greater than 400 feet.
A recommended configuration of block segments is
shown in Figure 4-3.
Block Length Flexibility
In general, minor flexibility in block lengths shall
be permitted at the discretion of the Zoning
Administrator and/or City Council. In instances where
new development includes a regional retail use and a
400-foot block segment may be detrimental to the
viability of this use, a block length of up to 500 may be permitted.
97 Chapter 5 | Implementation, Financing & Administration
ADMINISTRATION &
IMPLEMENTATION5
This chapter describes the City actions and processes
to implement the vision, guiding principles, policies,
plans and standards of the San Antonio Precise Plan.
This chapter provides direction on:
■ Administration: This section describes the
development review process, including development
phasing and Master Plans; exempt and non-
conforming projects; parking exceptions; public
benefits; infrastructure requirements, including
public easements; and environmental mitigation.
■ Implementation: These strategies identify
implementation activities, capital improvement
projects and funding mechanisms needed to
implement the Plan’s policies, programs and
improvements.
These processes and strategies provide an important
long-term blueprint for achieving the Plan’s vision and goals and provide flexibility in light of changing market and property conditions and funding availability.
98 San Antonio Precise Plan
A. ADMINISTRATION
Permitting Process
All applications for new construction, modifications to existing buildings and changes in use shall be reviewed for conformance with the General Plan; San Antonio
Precise Plan, including policies, improvement plans,
standards and guidelines; and Zoning Ordinance.
The following development review processes shall
apply to development proposals in the Plan Area:
■ Minor improvements. Minor improvements
include projects identified as “administrative” in
the Development Review section of the Zoning
Ordinance, such as minor site or façade modifications
and additions of less than 1,000 square feet. Minor
improvements in full compliance with this Plan may
be approved administratively, without public notice
or hearing, through a Minor Planned Community
Permit.
■ “Base” development and provisional uses.
New construction consistent with the “Base” FAR
and height standards in each subarea and on use-
restricted parcels, and other major applications
may be approved by the Zoning Administrator at
a Zoning Administrator public hearing through a
Major Planned Community Permit. Provisional
Use Permits may also be approved at a Zoning
Administrator public hearing.
■ Tier 1 development. New construction consistent
with the Tier 1 FAR and height standards in each
subarea and on use-restricted parcels including the
development project, any proposed exceptions,
flexible FAR allocation, and the composition of a
proposal’s public benefits may be approved by the
City Council, following review and recommendation
by the Environmental Planning Commission through
a Major Planned Community Permit.
■ Master Plan development. Any new construction,
building addition or substantial remodel within a
Master Plan area (see Figure 2-9) will trigger the
Master Plan process detailed later in this Chapter.
Exempt Projects
The following projects are exempt from the Plan’s
permitting processes and standards:
■ Any project deemed complete prior to Plan adoption.
■ All projects identified as exempt in the Zoning
Ordinance.
■ Changes of use, where the new use is permitted
and the new use will not result in an increase in
required parking. Exterior modifications may require
development review .
■ Any project deemed complete prior to Plan adoption.
Non-Conforming Buildings and Uses
Non-conforming buildings and uses do not comply with
existing Precise Plan requirements, but were developed
under previous zoning or Precise Plan regulations.
On a case-by-case basis, the Zoning Administrator
shall determine the hearing process involving non-
conforming buildings and uses, including requests for
alteration, replacement, expansion, and changes of
use. A Planned Community Permit shall be required
for any application involving a non-conforming site,
building, or use, and shall be reviewed by the Zoning
Administrator based on:
■ Planned Community Permit findings;
■ Criteria and process in the Zoning Ordinance’s
requirements for non-conforming buildings and
uses; and
■ The Precise Plan’s purpose, intent and guiding
principles.
Site & Building Renovation & Rehabilitation
■ General Requirements. Other new development
requiring Major Planned Community Permits, but
not proposing comprehensive redevelopment, should
bring sites into greater conformance with this Plan.
The focus of improvements may include pedestrian
and bicycle circulation improvements to building
entrances, through the site and between buildings;
improved landscape screening or tree canopy,
reductions in the number of driveways, exterior
open space and amenity areas and coordination with
adjacent parcels, if possible. The scope of required
improvements will be based on the cost and extent
of the proposed development, as evaluated through
the development review process.
99 Chapter 5 | Implementation, Financing & Adminstration ■ Building Placement. New structures on sites
with existing structures should comply with the
Plan’s block standards, active space requirements and
frontage setbacks and improvement requirements.
■ Façade Improvements. Façade improvements
to existing structures should conform to design
guidelines in Chapter 4 and include complementary
features to new buildings in the Plan Area. Entrances
should orient onto existing or planned pedestrian
pathways.
Parking Exceptions
Managing the supply, demand and configuration of
parking is a key feature of the Plan’s urban design and circulation strategies. As detailed in Chapter 2, certain project types, locations and management strategies
may qualify a development proposal and/or use for a
minor reduction in parking standards if an applicant
can provide a parking plan or demonstrate special
conditions apply.
The following exception process applies to projects such as new commercial tenants or minor site plan changes
that do not require a major Planned Community
Permit. Parking exceptions for major redevelopment
will be considered through the associated development
review process.
■ Minor Planned Community Permit.
Applications that do not comply with the parking
ratios in the Zoning Ordinance may be eligible for
a minor Planned Community Permit if the project
complies with the conditions for parking reductions
detailed in Table 2-1 in Chapter 2. Reductions from
different conditions or programs may be added
together.
■ Parking impacts. If projects approved under
this process result in parking impacts, the Zoning
Administrator may hold a public hearing to determine
if all requirements and conditions of the Permit
have been met or to apply additional conditions of
approval to the Permit.
■ Additional reductions. Reductions greater than
allowed by Table 2-3 may be possible through a
public hearing process, as described in the Zoning
Ordinance.
■ Off-site parking. Applicants may be allowed to
meet minimum parking requirements through the
use of nearby off-site facilities, if they are designated for that purpose. Determination of capacity of those
facilities shall be on a case-by-case basis.
■ Location of off-site parking. The allowable
distance for a project to use off-site parking is 600
feet walking distance, from the nearest corner
of the parking facility to the nearest corner of the
destination building. The project site shall not be
on the opposite side of a major public street from
the proposed off-site parking location. The Zoning
Administrator and/or City Council may modify the
distance if potential neighborhood parking impacts
are addressed and there are no major barriers to
pedestrian access.
Office Development Exception
In general, no application for an office development
will be accepted unless the proposal and/or Plan
Area conforms to the office development regulations
in Chapter 2. This exception applies when office
development in the Plan Area has reached its cap.
Certain project types may qualify for this exception if they do not exceed the following size thresholds and
meet the Plan intent to provide flexibility to develop
office space for existing or new small businesses in the Plan Area.
■ Additions. An addition to an existing office
development of up to 12,500 net new square feet
may be permitted, to provide space for small
businesses on multi-tenant sites.
■ New development. A new office development
of up to 25,000 net new square feet or inclusion
of up to 25,000 net new square feet of office area
in a mixed-use development, may be permitted to
provide space for a mix of small businesses.
Applications for this exception must demonstrate the
proposal complies with the Plan’s office development
policies and exception standards. This exception does
not exempt a project from compliance with other Plan
requirements.
Master Plan Process
The Plan requires a Master Plan process for specific
locations in the Plan Area, with the aim of integrating new development, and encouraging integrated planning
for larger developments under certain circumstances
involving multiple adjacent parcels. The process allows 100
San Antonio Precise Plan
the City to accommodate incremental improvements
and achieve the Plans’ key principles and policies for
circulation, land use, open space and urban design
regardless of when development occurs.
The process provides flexibility in regard to specific
standards by providing an administrative process
focused on key development objectives. This process
will allow property owners, developers and the City to
jointly determine the optimal mix of development and
improvements to translate the Precise Plan vision into
an actionable plan. This section outlines the conditions and requirements for the Master Planning process.
Conditions for Master Planning
Projects in the three locations shown in Figure 2-9
shall submit a Master Plan proposal, as part of the
development review process, with any proposal for a
new building, building addition or substantial remodel.
The Master Plan process is voluntary for Master Plan
proposals outside these areas. Master Plans shall be
used for development on adjacent parcels.
Coordination
The project applicant shall coordinate with the City
to understand development proposals for surrounding
parcels; coordinate street, pedestrian and bicycle
connections; and identify other key Master Plan issues.
Master Plan Preparation
The project applicant(s) shall develop a Master Plan
including the following minimum components:
■ Signed development applications from all property
owners within the applicable Master Plan area. If
any property owners do not sign the development
applications, thereby not participating in the Master
Plan development, the Master Plan may still be
submitted for participating parcels. However, the
Master Plan must show how the project would
integrate with the remainder of the applicable Master
Plan area, including both existing development and
future achievement of key Precise Plan principles,
policies, standards and guidelines on the other
parcel(s).
■ Materials such as maps, surrounding and proposed
uses, proposed building locations, circulation plan,
total square footage, open space, public benefits
proposal, conceptual onsite utilities and City utility
connections, conceptual grading strategy, and other
materials to demonstrate compliance with the
purpose and intent of the Precise Plan and other City
codes.
■ Circulation and parking strategy, including but not
limited to proposed on- and off-site improvements,
linkages to adjacent properties, shared access
conditions, shared parking facilities, and any
additional analysis required for potential intersection improvements, including improved bicycle and
pedestrian crossings. Offsite improvements include
bicycle, pedestrian, transit, and vehicle circulation
improvements.
■ Land use strategy, including how the Master Plan area would comply with land use policies, and subarea
and Master Plan objectives identified in Chapter 2.
■ Urban design strategy, including a conceptual
architecture and open space plan, including how the
location, intensity, and uses of planned and future
buildings and open spaces function and relate to each
other, the project site, and surrounding area.
■ Phasing and implementation strategy, including the
timing and plans for any public improvements.
■ Other components as deemed necessary by the City.
Shared Parking
If the project applicant proposes a centralized parking structure to serve multiple properties within or beyond the applicable Master Plan area, the Master Plan will
include the parking structure location and vehicle
access routes, number of proposed parking stalls,
number of parking stalls required for the new and/or
existing development utilizing the structure, and the
non-automobile connections between the project site,
public streets and other parcels utilizing the structure.
Parking structures shall meet the policies and standards and guidelines described in Chapter 2 and Chapter 4,
respectively.
Calculation of FAR
Existing or proposed Master Plan developments with
multiple parcels may provide flexibility through the
Master Plan process to calculate FAR cumulatively
across the Master Plan area. Building intensities (FAR) may be adjusted between subject parcels if 1) the Master Plan and subsequent Planned Community Permit
demonstrates conformance with the purpose and
intent of the Precise Plan, including but not limited to provision of open space and circulation improvements,
superior building siting and architectural design, and
101
Chapter 5 | Implementation, Financing & Adminstration neighborhood transitions; 2) the overall FAR of the
Master Plan does not exceed the allowable FAR of
the combined subject parcels; and 3) the maximum
allowable building heights are not exceeded.
Administrative Process
The Master Plan shall be reviewed by the Environmental
Planning Commission, who will forward a
recommendation to the City Council for final action.
Planned Community Permits submitted under an
approved Master Plan shall be generally consistent with the Plan’s permitting processes. Planned Community
Permits for up to “Base FAR” development may be
reviewed and approved by the Zoning Administrator.
“Tier 1” development may be reviewed by the Zoning
Administrator, who will forward a recommendation
to the City Council for final action. Projects deemed
complete prior to Plan adoption are exempt from the
Master Plan process and standards.
Transfer of Development Rights
Program for Public Schools
The Plan allows City Council authorized some
transfer of development rights (TDR) to support Plan
policies encouraging creative partnering solutions for
development of a public school to meet the needs of
the Plan Area. Since initial Plan adoption, the City has approved a TDR Program, allowing the sale and transfer
of development rights from the new Los Altos School
District (LASD) school site (“sending site”) in the Plan Area (see Figure 5-1) to property owners/developers
for use at other properties Citywide (“receiving sites”), for as long as the TDR Program remains vailid and in
effect.
This section outlines the basic process for consideration of any TDR proposal in the Plan Area, pursuant to the
Memorandum of Understanding (MOU) between the
City and LASD for the LASD TDR Program.
Conditions for Application
TDR is a voluntary process. A property owner may
submit a TDR application only if they have partnered
with LASD to purchase TDR square footage the School
District to develop a public school in the Plan Area. The TDR process outlined below facilitates the may allow a
transfer of FAR within a single contiguous project site to transfer FAR from a property provided for a public
from the LASD school site (“sending site”) to a different Figure 5-1 –TDR Program Sending Site
property or properties in the Plan Area (“receiving
site”). The amount of available TDR area is specified
in the TDR Program MOU, and no TDR applications
will be considered in excess thereof or after
expiration of
the TDR Program.
Administrative Process
A proposal for a to use transfer of development rights
TDR square footage within a project in the Plan
Area requires will require submittal of a
Gatekeeper application for a Precise Plan
Amendment to evaluate and define the locations and
standards for the proposed TDR project and
authorize submittal of a formal development
application for the TDR project , including the amount
of transferable FAR. Once Gatekeeper
authorization is received, the TDR project shall follow a similar permitting process as Tier 1 development
Restrictions on Sending Site
The TDR Program allows LASD to sell development
rights generated on the sending site, which are not
needed to develop proposed public uses on the land
and based in part on permitted FAR for the sending
site pursuant to Chapter 4 of the Plan. The sale and
transfer of TDR area from the sending site shall
permanently reduce the permitted FAR of any future
development on the sending site based on the amount
of TDR area sold and transferred from the property
. A
102
San Antonio Precise Plan
recorded covenant or similar notice(s) of development
restrictions shall be maintained to document FAR
restrictions on the sending site.
Development on the sending site is limited to the
school, joint-use open space and similar public facilities supported by the TDR Program MOU and other
agreements between the City and LASD.
Exceptions
A project containing TDR square footage purchased
through a City-authorized TDR Program may be
allowed additional floor area and height proportional to the TDR area and exceeding the permitted development
standards in the Plan, subject to development review
and the following requirements:
■ Council authorization of the request to use TDR
square footage through a Gatekeeper application
prior to development review;
■ Environmental review , as needed to analyze
development area outside of the Plan’s scope; and
■ Appropriate land use entitlements, which may
include an agreement or similar instrument to
allow use of the TDR floor area on a project site,
subject to approval by the City Council.
Public Benefits Program
Public benefits refer to development contributions
made by property owners or developers to provide
benefit to the Plan Area in exchange for approval to
develop additional intensity. The Plan defines “Base”
FAR for each subarea in Chapter 4. Any development
above the Base FAR shall provide public improvements
and/or equivalent resources to improve quality of life
in the Plan Area or city and to help implement the
Plan. This exchange is voluntary for the applicant and
the City. The following sections identify public benefits expectations, priorities and other strategies.
Public Benefit Requirements
■ Agreement required. Any developer taking part
in the Public Benefits Program will be required to
enter into a binding agreement with the City to
specify the public benefit(s) that will be provided in
exchange for the higher development intensity that
is requested. The City will negotiate the terms of
the Agreement, including the period during which
the development entitlement will be available to the
developer and public benefits that will be provided
by the developer. A developer may elect to negotiate
this agreement in the form of a Development
Agreement as defined in the Zoning Ordinance.
■ Public benefit value. Tier 1 development projects
shall provide public benefits, with incremental value
proportional to the proposed development intensity
(e.g. building square footage) above Base FAR. Public
benefit value shall not be required for aboveground
parking structures in the Mixed Use Center subarea
or underground parking. The per square foot value
will be updated periodically by the City, consistent
with CPI, or if necessary to address market changes,
based on maintaining a reasonable development
return for a range of parcel and project sizes as well
as consideration of whether overall development
costs remain competitive with nearby communities
(taking into account comparable development and
existing fees).
■ Cost increases. If the costs of providing agreed-
upon public benefits increase after entitlement, the
public benefit package will still be required.
Public Benefits List
The public benefits in Table 5-1 were determined
through the Plan process. Other benefits may be
determined in the future or may be identified during
the development review process based on local, Plan
Area needs. The City will maintain a prioritized list of public benefits. In general, public benefits should be
provided within or accessible from the Plan Area.
Project applicants may elect to directly construct
or provide the benefits in Table 5-1, if they can
demonstrate to the satisfaction of the City that the
value of the public benefit is equivalent to the value
identified above. Provision or construction of benefits is preferred. However, the City will have the discretion to accept a monetary contribution to construct the
benefit or improvement.
Examples listed in Table 5-1 are not intended to limit
the City’s discretion to determine the appropriate
public benefit value required in exchange for increased intensity.
103
Chapter 5 | Implementation, Financing & Adminstration TABLE 5-1: Public Benefits
TYPE OF PUBLIC BENEFIT EXAMPLES OF PUBLIC BENEFIT
Affordable Housing Development of affordable units on- or off-site, including:
• Provision of units over and above the amount required under existing regulations. On-site units preferred over off-site units. • Provision of units instead of payment of housing impact fees.
Pedestrian and bicycle amenities On-site and off-site pedestrian and bicycle improvements, above and beyond those required by the development standards. These may include but are not limited to:
• Enhanced pedestrian-oriented streetscapes.
• Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicycle racks/ shelters.
• New pedestrian and bicycle connections to transit facilities, schools, neighborhoods, etc.
• Removal or contribution to removal of existing pedestrian and bicycle barriers (e.g. grade-separated crossings).
• Upgrading traffic signals to enhance pedestrian and bicycle safety.
Public parks and open space Providing publicly accessible parks, plazas, tot lots, etc., above and beyond existing Park Land Dedication Fees and required open area standards or contributions to off-site publicly accessible open spaces available to the community.
Other • Contributions to and/or space provided for community facilities, affordable small business/non-profit spaces, etc. • Providing publicly accessible parking to serve area-wide/ shared parking needs.
• Off-site utility infrastructure improvements above and beyond those required to serve the development.
• Funds in lieu of improvements.
• Other public benefits proposed by the developer and
approved by the City Council.
Public Access and Utility Easements
The Plan relies on increased sidewalk widths and planter areas, new and improved bicycle facilities and new
connections through large blocks to achieve the Plan’s
envisioned urban design, pedestrian environment and
overall connectivity conditions. These improvements
are necessary to accommodate the increased pedestrian
and bicycle activity resulting from development, since
existing improvements are often narrow , discontinuous
and do not provide adequate buffer or integration with
the roadway system.
New connections are necessary to reduce travel
distances and provide more direct connections between
Plan Area destinations and from surrounding areas to
Plan Area destinations. These improvements will result
in a smaller network of blocks that is more consistent
with standard City blocks. New development will also
require new , onsite infrastructure to provide public
utility services to future users.
The following are requirements for easements,
improvements related to new sidewalk widths and
bicycle facilities, new connections through sites, and
utility infrastructure:
104
San Antonio Precise Plan
■ Public sidewalk widening, bicycle facilities
and easements. Proposed public street design,
including sidewalk widths and bicycle facilities are
identified in Chapter 3. Where existing public street
frontages do not meet these standards, public access
easements will be required from private property
owners to provide compliant improvements to
support the Plan Area’s pedestrian activity. The
necessary easement widths will vary based on street
frontage and current property line locations.
These easements and improvements will be re-
quired with the following permit types:
— Major Planned Community Permits
— Minor Planned Community Permits involving
site plan changes, parking reconfiguration, or
demolition of all or portions of structures along
public street frontages.
These easements and/or widening improvements
may be required with the following permit types,
based on the cost, extent, or intensity of the project
as determined through the development review
process:
— Minor Planned Community Permits, not
involving improvements along public streets
— Provisional Use Permits
For purposes of illustration, projects may include
but are not limited to: façade remodels, changes in
use of a major tenant or parking reductions (Section
36.32.65 of the Zoning Ordinance). When require -
ments for sidewalk improvements are determined by
the City to be unreasonable based on project scope,
an irrevocable offer of dedication may be required so
improvements can be built in the future.
If the project site has existing, non-conforming struc- tures, public utilities or heritage trees within the re- quired easement or improvement areas, the Zoning
Administrator will determine the dimensions of the
easement and improvements based on the location
and type of structure and heritage tree ordinance and
policies.
■ Connections through private property
and public access standards. Standards and
locations for new publicly-accessible pedestrian
and/or bicycle connections through project sites
are identified in Chapter 2 (multimodal circulation
plans), Chapter 3 (mobility improvement standards),
and Chapter 4 (block standards). Public access
easements and improvements will be required
from private property owners to provide compliant
improvements supporting the Plan Area’s pedestrian
activity. These easements and improvements will be
required with the following permit types:
— Major Planned Community Permits
— Minor Planned Community Permits involving
major remodels, site plan changes, and parking
reconfigurations.
For Minor Planned Community Permits, the Zon-
ing Administrator will determine the scope of the
required easements and improvements based on the
cost, extent, or intensity of the project as deter-
mined through the development review process.
For Major Planned Community Permits and Master
Plan applications, the Zoning Administrator and/or
City Council may consider exceptions to require-
ments to provide public access easements on certain
roadways based on the function of the roadway and
the provision of other publicly accessible connec-
tions.
■ Limited easements may be considered, with the right
to exclude disruptive or illegal activity.
■ Utility easements. New public service easements
will be required of new development, since new
development will create the need for new utility
locations and/or demand for services. These
easements will occur along public street frontages as
determined by the Public W orks Director.
■ FAR and setback calculations. These easements
will be allowed to count toward lot area for the
purposes of calculating allowed floor area (FAR).
Setbacks are not measured from the easement and
in most locations the sidewalk easement is within the
required setback area.
Environmental Mitigation
New development may be subject to the mitigation
measures specified in the Plan’s Environmental
Impact Report (EIR). Some projects may require
additional environmental review under the California
Environmental Quality Act (CEQA). Any mitigation
required as a direct consequence of a proposed project
(see Appendix A), including off-site traffic mitigation as defined by CEQA, may not be considered public
benefits as defined in this Plan.
105
Chapter 5 | Implementation, Financing & Adminstration TABLE 5-2: Implementation Actions
IMPLEMENTATION
ACTION
DESCRIPTION PARTIES
INVOLVED
SHORT-TERM ACTIONS
Zoning Map
& Zoning Text
Amendments
Amend the City’s zoning map to reflect adoption of this Plan. Planning Public Benefits Fund Establish a San Antonio Public Benefits Fund for in-lieu payment of Public Benefits Program requirements.
Planning, Finance
Latham
Street Bicycle
Improvements
Study potential bicycle boulevard improvements on Latham Street. Coordinate Plan Area improvements with the Bicycle Transportation Plan (BRP).
Public Works
California Street
Improvements
Coordinate Plan improvements for California Street with the California Street/Escuela Avenue Improvement Study (CIP Project No. 1441).
Planning, Public
Works
El Camino Real
Connectivity
Improvements
Collaborate with outside agencies to study potential bicycle and pedestrian improvements to cross and travel along El Camino Real.
Public Works,
Planning
Pacchetti Way
Improvements
Actively work with developers and landowners on potential design solutions and feasibility analysis for improving Pacchetti Way (north of California Street) as an extension of the Plan’s major north/south connection to the San Antonio Caltrain Station, including traffic calming options to limit cut-through vehicle traffic while preserving existing neighborhood access.
Require design studies through the development review
process. [Note: Action timing may be dependent on when
redevelopment activity occurs.]
Public Works,
Planning,
property owners
New Public Street
Crossings Study
Actively work with developers and landowners on a detailed study of potential design solutions and feasibility of new pedestrian and bicycle crossings of San Antonio Road
and Showers Drive, aligned with the Hetch Hetchy right-of- way. Ensure design work considers integration with nearby intersections such as San Antonio Road/Fayette Street and Showers Drive/California Street. Require design studies through the development review process. [Note: Action timing may be dependent on when redevelopment activity occurs.]
Public Works,
Planning,
property owners
MEDIUM-TERM ACTIONS (~ 2017 – 2020)
Caltrain
Undercrossing
Study potential improvements and funding sources to improve the existing undercrossing of the Caltrain tracks and Central Expressway. Coordinate potential designs with property owners.
Public Works,
Planning
Review Plan
Based on Final BRT
Alignment
Once a final alignment for El Camino Real BRT is determined, review the Precise Plan to determine any impacts or necessary revisions for topics such as streetscape, bicycle network, or intersection design.
Planning, Public
Works
Citywide Parking
Standards
Complete a comprehensive update of citywide parking
standards. Consider reduced parking standards for certain uses, TDM packages, shared parking, or other special
conditions. Consider parking maximums in certain locations or for certain types of uses. Adopt standards and ordinances to allow and encourage shared parking.
Planning
ONGOING ACTIONS
Review of Precise
Plan
Conduct an initial Precise Plan review within three years of adoption to ensure the plan functions as intended for new construction and capital improvements.
Planning, Public
Works
106
San Antonio Precise Plan
TABLE 5-2: Implementation Actions
IMPLEMENTATION
ACTION
DESCRIPTION PARTIES
INVOLVED
Precise Plan
Reporting
Conduct annual reports on development entitlements, targets, capital improvement projects and public benefits.
Planning
Office Development
Monitoring
Monitor office development phasing and housing production. Planning Caltrain
Coordination
Continue to coordinate with Caltrain on service and station improvements at the San Antonio Caltrain Station, including any designs for an improved undercrossing of the Caltrain tracks.
Public Works,
Planning
School District
Coordination
Continue to coordinate with the Los Altos School District to implement the Transfer of Development Rights (TDR) Program and development of on any potential school sites in the Plan Area.
Community
Development,
City Manager
Public Benefits
Monitoring
Annually assess the San Antonio Precise Plan Public Benefits Program to determine how frequently it is utilized, how effective it has been in funding public benefits, if contributions are of a sufficient value, and any necessary changes to the process or funding requirements.
Planning
Public Benefits List Maintain and update a prioritized list of priority public benefit projects or improvements in anticipation of future development applications.
Planning, Public
Works
Parks and Public
Space
Work with San Antonio residents, employers, and property owners to identify areas where new public neighborhood- serving parks may be added.
Community
Services, Public
Works, Planning,
property owners
TDM Monitoring and
Reporting
Monitor employers and property owners within the Plan
Area implementing transportation demand management
(TDM). Require regular reporting for any project with TDM and identify enforcement requirements as a condition of approval, including and require parking monitoring to ensure any
reduced parking rates for TDM programs do not cause offsite impacts.
Planning
Shared Parking In coordination with property owners and the Transportation Management Association:
• Identify groups of businesses and property owners who could benefit from use of shared parking.
• Modify any zoning codes or ordinances that may restrict or discourage shared parking.
• Develop standards and practices to evaluate, manage,
and enforce shared parking arrangements.
• Actively work with local employers, landowners, and
developers to implement shared parking.
Planning,
property owners
(Cont.)