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RESOLUTION NO. _____
A RESOLUTION OF THE COUNCIL OF THE CITY OF
SAN JOSE AMENDING THE ENVISION SAN JOSE 2040
GENERAL PLAN PURSUANT TO TITLE 18 OF THE
SAN JOSE MUNICIPAL CODE TO UPDATE HOUSING
POLICY H-2.11 AND ASSOCIATED TEXT CHANGES IN
THE GENERAL PLAN, APPROVED URBAN VILLAGE
PLANS AND SPECIFIC PLANS
2022 General Plan Amendment Cycle (Cycle 3)
File No. GPT22-003
WHEREAS, the City Council is authorized by Title 18 of the San José Municipal Code and state law to adopt and, from time to time, amend the General Plan governing the physical development of the City of San José; and
WHEREAS, on November 1, 2011, the City Council adopted the General Plan entitled, "Envision San José 2040 General Plan, San José, California” by Resolution No. 76042, which General Plan has been amended from time to time (hereinafter the "General Plan"); and
WHEREAS, in accordance with Title 18 of the San José Municipal Code, all General Plan and Specific Plan amendment proposals are referred to the Planning Commission of the City of San José for review and recommendation prior to City Council consideration of the amendments; and
WHEREAS, on December 7, 2022, the Planning Commission held a virtual public hearing to consider the proposed text amendments to the General Plan to update Housing Policy H-2.11 and associated changes to the General Plan, approved Urban Village Plans, and Specific Plans (File No. GPT22-003), as specified in Exhibit “A” hereto (“General Plan NVF:JVP:JMD
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Amendment”), at which hearing interested persons were given the opportunity to appear virtually and provide public comments with respect to said proposed amendment; and
WHEREAS, at the conclusion of the public hearing, the Planning Commission transmitted its recommendations to the City Council on the proposed General Plan Amendment; and
WHEREAS, on December 13, 2022, the Council held a duly noticed public hearing; and
WHEREAS, a copy of the proposed General Plan Amendment is on file with the City of San José Director of Planning, Building and Code Enforcement and available online digitally at sjpermits.org, with copies submitted to the City Council for its consideration; and
WHEREAS, pursuant to Title 18 of the San José Municipal Code, public notice was given that on December 13, 2022, at 1:30 p.m., the Council would hold a public hearing where interested persons could appear, be heard, and present their views with respect to the proposed General Plan Amendment (Exhibit “A”); and
WHEREAS, prior to making its determination on the General Plan Amendment, the Council reviewed and considered the Determination of Consistency with the Envision San José 2040 General Plan Final Program Environmental Impact Report (Resolution No. 76041) and Supplemental Environmental Impact Report to the Envision San José 2040 General Plan Final Program Environmental Impact Report (Resolution No. 77617), and Addenda thereto; and
WHEREAS, the Council of the City of San José is the decision-making body for the proposed General Plan Amendment;
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NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SAN JOSE AS FOLLOWS:
SECTION 1. The Council’s determinations regarding General Plan Amendment File No.
GPT22-003 is hereby specified and set forth in Exhibit “A,” attached hereto and incorporated herein by reference.
SECTION 2. The General Plan Text Amendment listed under File No. GPT22-003, as set forth in Exhibit “A” of this Resolution, shall take effect upon the effective date of the associated zoning ordinance amendments to implement the General Plan amendment set forth in Exhibit “A”.
ADOPTED this _____ day of _____________, 20__, by the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
SAM LICCARDO
Mayor
ATTEST:
TONI J. TABER, CMC
City Clerk
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STATE OF CALIFORNIA )
) ss
COUNTY OF SANTA CLARA )
I hereby certify that the amendments to the San José General Plan specified in the attached Exhibit “A” were adopted by the City Council of the City of San José on _______________, as stated in its Resolution No. ________.
Dated: ________________ ___________________________ TONI J. TABER, CMC
City Clerk
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EXHIBIT “A”
File No. GPT22-003. The Envision San Jose 2040 General Plan is hereby amended as follows:
1. Chapter 4, “Housing” section, pages 31-32, Policies H-2.11 through H-2.19, are hereby amended to read as follows:
H-2.11 To increase the supply of affordable housing, commercial space requirements for residential developments found in the General Plan, approved Urban Village Plans, and Specific Plans do not apply to one hundred percent (100%) affordable housing developments that are deed restricted by a public agency for a period not less than 55 years to low-income residents (earning 80% or less of the Area Median Income).
H-2.1112 Coordinate and implement housing policies and goals contained in the City’s, Consolidated Plan, and its 5-Year Investment Plan.
H-2.1213 Explore revisions to our City’s Secondary Unit Ordinance that further support the provision of affordable housing and help achieve needs identified in its Consolidated Plan.
H-2.1314 Update the City’s Affordable Housing Siting Policy: 1) to align the location of future affordable housing developments with planned future Growth Areas identified in the Envision General Plan; 2) to be consistent with the City’s inclusionary housing ordinance; 3) to maximize the access of transit, retail, services, and amenities to affordable housing developments; and 4) to reemphasize the support for integration and complete communities.
H-2.1415 Seek permanent sources of affordable housing funds.
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H-2.1516 Maintain our City’s Inclusionary Housing Policy and Ordinance, and provide technical assistance to the development community to ensure that residential projects conform to it.
H-2.1617 Support local, state and federal regulations that preserve “at-risk” subsidized and rental-stabilized units subject to potential conversion to market rate housing and that will encourage equitable and fair policies that protect tenant and owner rights.
H-2.1718 Support legislation at the State and Federal levels that: (1) facilitates private and/or public sector investment in housing affordable to households of extremely low, very low-, low- and moderate-income; (2) provides for the greatest local autonomy in the administration of State and Federal housing programs; and (3) furthers the City’s objective of conserving and rehabilitating the existing housing stock.
H-2.1819 Create and maintain a list of sites that are appropriate for meeting our City’s affordable housing needs.
H-2.1920 Explore, analyze, and implement innovative programs, policies, and partnerships that bring new housing solutions and products to San José.
2. Chapter 5, “Land Use Designations” section, “Land Use Designations” subsection, page 10, is hereby amended to read as follows:
Mixed Use Commercial
Density: Up to 50 DU/AC; Residential/Commercial Mixed-Use FAR 0.5 to 4.5 (1 to 6 stories); Commercial FAR 0.25 to 4.5 (1 to 6 stories)
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This designation is intended to accommodate a mix of commercial and residential uses with an emphasis on commercial activity. New development of a property with this designation should accordingly include commercial space equivalent to at least a 0.5 FAR for residential/commercial mixed-use projects and 0.25 FAR for commercial projects with a typically appropriate overall FAR of up to 4.5, allowing for a medium intensity of development. Per Policy H-2.11, the commercial FAR requirement does not apply to certain 100% affordable housing developments. This designation therefore is more commercially focused than the Mixed Use Neighborhood designation and also allows for a greater intensity of use. Appropriate commercial uses include neighborhood retail, mid-rise office, medium scale hospitals or other health care facilities, and medium scale private community gathering facilities. Low impact industrial uses are appropriate if they are compatible and do not pose a hazard to other nearby uses.
3. Chapter 5, “Land Use Designations” section, “Special Land Use Designations and Overlays” subsection, page 24-26, is hereby amended to read as follows:
Neighborhood Business Districts
This designation applies to commercial areas along both sides of a street, which function in their neighborhoods or communities as central business districts, providing community focus and identity through the delivery of goods and services.
In addition, Neighborhood Business Districts may include adjacent non-commercial land uses.
Neighborhood Business Districts (NBDs) contain a variety of commercial and noncommercial uses which contribute to neighborhood identity by serving as a focus for neighborhood activity. This designation facilitates the implementation of an NBD Program by identifying target areas. The NBD Program seeks to preserve, enhance, NVF:JVP:JMD
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and revitalize San José’s neighborhood-serving commercial areas through the coordination of public and private improvements, such as streetscape beautification, facade upgrading, business organization activities, business development, and promotional events. Consistent with its Implementation and Community Design Policies, the City will schedule, coordinate, and design public improvements in Neighborhood Business Districts so that allocated funding is consistent with the City’s growth strategies.
The NBD designation functions as an “overlay” designation which is applied to predominantly commercial land use designations. Residential uses are allowed in Japantown (Taylor Street only), North 13th Street, and Willow Glen Neighborhood Business District. New residential or mixed-use developments shall:
1. Replace existing square footage of commercial or industrial space on site by providing, at a minimum, ground floor commercial space. Where commercial or industrial uses do not currently exist, no commercial space is required unless the property is bounded by (shares a property line) with existing employment uses that also front the primary neighborhood businesses street (e.g. Lincoln Avenue, Taylor Street or North 13th Street). In these locations, a residential project shall provide ground-floor commercial space to create continuity of the commercial frontage along the primary street; Commercial space is required to be provided along at least 60% of the primary street frontage and must meet the development standards for commercial space in mixed-use projects that are established in the Citywide Design Standards and Guidelines document. Per Policy H-2.11, the commercial requirements do not apply to certain 100% affordable housing developments in these specified Neighborhood Business Districts;
2. Have the following maximum residential densities:
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North 13th Street: 50 DU/AC
Willow Glen: Sites less than 1.5 acres, 50 DU/AC
Sites 1.5 acres or more, 65 DU/AC
Japantown (Taylor Street): 50 DU/AC on the north side of Taylor Street and 65 DU/AC on the south side of Taylor Street;
3. Have the following height limits:
North 13th Street: 50 feet
Willow Glen: Sites less than 1.5 acres, 50 feet
Sites 1.5 acres or more, 65 feet
Japantown (Taylor Street): 50 feet on the north side of Taylor Street and 65 feet on the south side of Taylor Street;
4. Shall comply with Citywide Design Standards and Guidelines; and
5. Shall adaptively reuse any historic structures that are on a property.
The NBD overlay is typically applied to two types of commercial areas. The first is older commercial areas where connected buildings create a predominant pattern of a continuous street façade with no, or very small setbacks from the sidewalk.
Examples of this include Lincoln Avenue between Coe and Minnesota Avenues, Jackson Street between 4th and 6th Streets, and the segment of Alum Rock Avenue between King Road and Interstate 680. The second commercial area where the NBD overlay is applied typically contains a series of one or more of the following development types: parking lot strips (buildings set back with parking in front), neighborhood centers (one or two anchors plus smaller stores in one complex), or traditional, older commercial areas as described in the first NBD typology.
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NBDs generally surround Main Street designations on the Transportation Network Diagram. The exceptions are The Alameda and East Santa Clara Street, which are noted as Grand Boulevards. NBDs can extend beyond the parcels immediately adjacent to a Main Street or Grand Boulevard, and they often overlap with Urban Village Boundary Area designations. To enhance clarity and reduce visual clutter, the locations of NBDs are not shown on the paper copy of the Land Use/ Transportation Diagram. A map showing the full extent of the NBDs is included in Appendix 9.
Within an NBD overlay, residential and commercial uses, together with related parking facilities, are seen to be complementary uses, although commercial uses oriented to occupants of vehicles, such as drive-through service windows, are discouraged along major thoroughfares within NBD areas. In areas with an NBD overlay designation, any new development or redevelopment must conform to the underlying land use designation or, for Japantown (Taylor Street only), North 13th Street, and Willow Glen Neighborhood Business Districts, must conform to the NBD criteria above for the allowance of residential use, when housing is proposed. In addition, projects should conform to applicable Urban Village Plans, Land Use Policies, and Community Design Policies. Such development must also conform to design guidelines adopted by the City.
4. Chapter 5, “Land Use Designations” section, page 26-27, “Special Land Use Designations and Overlays” subsection, is hereby amended to read as follows:
Downtown Employment Priority Area
Density: Up to 800 DU/AC; Residential/Commercial Mixed-Use FAR 4.0 to 30.0 (3 to 30 stories); Commercial FAR up to 30.0 (3 to 30 stories) The Downtown Employment Priority Area Overlay (EPA Overlay) designation is NVF:JVP:JMD
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applied to a portion of Downtown sites planned for intensive job growth because of the area’s proximity and good access to the future Downtown BART station. The EPA Overlay is generally applied to sites located within approximately one block (walking distance) of the planned Downtown BART station on East Santa Clara Street as shown on the Land Use/ Transportation Diagram. The overlay boundary is intended to respect property lines and not split parcels. Due to proximity to the future BART station, the EPA Overlay supports development at very high intensities, where such high intensity is not incompatible with other policies within the General Plan, such as Historic Preservation policies.
The EPA Overlay does not change the uses or densities otherwise allowed within the base “Downtown” land use designation. The EPA Overlay, however, requires a minimum Floor Area Ratio (FAR) of 4.0 for commercial (job generating) uses, including office, retail, service, hotel or entertainment uses, prior to allowing residential uses, as supported by the “Downtown” General Plan Land Use/ Transportation Diagram designation. Per Policy H-2.11, the commercial FAR requirement does not apply to certain 100% affordable housing developments in the Downtown Employment Priority Area. Typically, the base land use designation will be “Downtown” with an allowed FAR of up to 15.0 (3 to 5 stories) and density of up to 800 DU/AC. For example, a new development project on a one-acre site within the EPA Overlay would be required to provide at least 174,240 square feet of commercial space before the General Plan would support the addition of residential uses in the project. While the EPA Overlay would establish minimum commercial requirements prior to allowing residential uses, the EPA Overlay does not establish a minimum FAR for stand-alone commercial uses.
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is typically expected in Downtown. It is envisioned that active commercial uses (e.g., retail and entertainment uses) would be located at the ground level with high- intensity office development above. To help activate the Downtown BART corridor, new development within the EPA Overlay should incorporate active ground floor retail commercial uses along the street.
5. Chapter 7, “Urban Village Planning” section, page 17, Policy IP-5.12, is hereby amended to read as follows:
IP-5.12 Residential projects that are 100 percent affordable deed restricted by a public entity for a period not less than 55 years to low-income residents (earning 80 percent or less of the Area Median Income) can proceed within an Urban Village without an approved Urban Village Plan. Such affordable housing projects are excepted from and shall not be approved in the Capital Caltrain Station Area Urban Village pursuant to this Policy IP-5.12. Per Policy H-2.11, commercial requirements do not apply to certain 100% affordable housing developments in unapproved Urban Villages.
6. Corresponding Urban Village and Specific Plan Revisions for Commercial Requirements to no longer apply to 100% Affordable Housing, the following Urban Village Plans and Specific Plans are hereby amended to read as follows:
The Alameda Urban Village Plan
Chapter Page Redline Text
3: Land Use 21 URBAN VILLAGE
DENSITY: 55 DU/AC TO 250 DU/AC
The Urban Village designation supports a wide
range of commercial uses, including retail sales and
services, professional and general offices, and
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institutional uses. This designation also allows
residential uses in a mixed-use format. Residential
and commercial mixed-use projects can be vertical
mixed-use with residential above retail for example,
or, where a larger site allows, they can be mixed
horizontally, with commercial and residential
uses built adjacent to each other, in one integrated
development. All new development under this
designation with frontage along The Alameda must
include ground floor commercial space along The
Alameda. The ground floor commercial requirement
does not apply to certain 100% affordable housing
developments.
This Plan does not establish a maximum FAR for
commercial or mixed residential/commercial
development for properties designated Urban
Village, but does establish a minimum number of
dwelling units per acre for the residential portion of
mixed-use projects and a minimum FAR of 0.35 for
the commercial portion. The 0.35 FAR commercial
requirement does not apply to certain 100%
affordable housing developments. The intensity or
density of new development will effectively be limited
by the maximum height limits established in this Plan
and shown on the Building Height Diagram, by the
transitional height policies in this Plan, and by the
parking requirements established in the Zoning
Ordinance.
3: Land Use 23 MIXED-USE COMMERCIAL
DENSITY: UP TO 50 DU/AC;
RESIDENTIAL/COMMERCIAL MIXED
-USE FAR: 0.5 TO 4.5
RESIDENTIAL FAR: 0.25 TO 4.5
This designation is intended to accommodate a mix
of commercial and residential uses with an emphasis
on commercial activity. New development of a
property with this designation should accordingly
include commercial space equivalent to at least a
0.5 FAR for residential/commercial mixed-use
projects and 0.25 FAR for commercial projects with a
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typically appropriate overall FAR of up to 4.5,
allowing for a medium intensity of development. The
0.50 FAR commercial requirement does not apply to
certain 100% affordable housing developments. This
designation therefore is more commercially focused
than the Mixed-Use Neighborhood designation and
also allows for a greater intensity of use. Appropriate commercial uses include neighborhood retail, mid-
rise office, medium scale hospitals or other health
care facilities, and medium scale private community
gathering facilities. Low impact industrial uses are
appropriate if they are compatible and do not pose a
hazard to other nearby uses.
3: Land Use 25 Policy LU-2.2: New development along The Alameda and Race Street shall include ground floor
commercial uses fronting the street and wrapping
the corner when located on a corner lot. The ground
floor commercial requirement does not apply to
certain 100% affordable housing developments.
3: Land Use 25 Policy LU-2.6: For sites with existing commercial or industrial space, new development shall include new
commercial space at, or greater than, the existing
square footage of the existing space. The
replacement of existing commercial square footage
requirement does not apply to certain 100%
affordable housing developments.
Berryessa BART Station Area Plan
Chapter
Page
Redline Text
3: Land Use
30 Urban Village
The Urban Village land use designation in the
General Plan supports a wide range of commercial
uses, including retail sales and services,
professional and general offices, and institutional
uses as standalone uses or in a mixed-use format,
as well as residential uses in a mixed-use format.
Residential and commercial mixed-use projects can
be vertical mixed-use with residential above retail for example, or, where a larger site allows, they can be
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mixed horizontally, with commercial and residential
uses built adjacent to each other on one site.
The Urban Village land use designation can be
found in the East District, the Berryessa & Lundy
District, and areas outside these Districts. For new
growth, this land use designation has been refined in
this Plan to meet the development intensities
envisioned in each District based on size, growth
capacity, and desired urban form.
For the East District, the Urban Village designation
allows a range of residential density between 75 and
300 DU/AC. For the Berryessa and Lundy District,
the Urban Village designation allows a range of
residential density between 55 and 125 DU/AC,
applicable to residential projects on top of ground-
floor neighborhood commercial space with a
minimum commercial FAR of 0.2. The 0.20 FAR
commercial requirement does not apply to certain
100% affordable housing developments.
Since the Urban Village land use designation in the
General Plan allows 100% commercial projects, this
Plan provides commercial FARs for those types of
projects.
For the Berryessa & Lundy District, projects can
have a commercial FAR up to 5.0, applicable to all
four corner areas of the Berryessa Road and Lundy
Road intersection.
For the East District, the range of commercial FARs
is 3.5 to 5.5 FAR which supports between 521,000
and 818,000 square feet of space approximately.
The East District could also be developed on a
vertical or horizontal mixed-use approach with
variable FARs under the Urban Village land use
designation (See Policy 1.5).
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Outside those Districts but within the boundaries of
the Urban Village Plan, the Urban Village land use
designation can be found north of Berryessa Road in
the northwest quadrant of the planning area. This
land use designation can also be found in a large
residential area in the south at the intersection of
Mabury Road and King Road. Outside the Districts,
all areas with the Urban Village designation were
recently developed. As such, the Plan anticipates
that those areas will remain unchanged for the
horizon of the Plan. If parcel-specific infill projects were proposed in those areas, residential densities
and commercial intensities generally in comparable
to those
of adjacent properties shall control, with commercial
FAR’s not to exceed 3.5. (See additional direction in
Policy LU-4.1) and residential densities not to
exceed 95 DU/AC, but not be less than 55 DU/AC.
3: Land Use 30
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3: Land Use 38 Policy LU-3.6: Ensure that mixed-use or 100% commercial development in the Berryessa & Lundy
District has ground-floor neighborhood commercial
and active uses for at least 50% of the frontage
along Berryessa and Lundy Roads. The ground floor
commercial requirement does not apply to certain
100% affordable housing developments.
Five Wounds Urban Village Plan
Chapter Page Redline Text
3: Land Use 15 & 16 Urban Village
Density: Up to 250 DU/AC; minimum FAR 0.75 (3 to
9 stories)
The largest portion of the Village area is designated
with the Urban Village Land Use designation. The
Urban Village designation supports a wide variety of
commercial, residential, institutional uses including
stand-alone schools or other land uses with an
emphasis on establishing an attractive urban form in
keeping with the Urban Village concept. The Urban
Village Land Use designation is a commercial
designation that also allows residential uses in a
mixed-use format. Residential and commercial
mixed-use projects can be vertical mixed-use
with residential above retail for example, or, where a
larger site allows, they can be mixed horizontally,
with commercial and residential uses built adjacent
to each other, in one integrated development.
Residential projects that “stand alone” and do not
include a commercial component are not consistent
with the Urban Village designation in this Village
Plan.
The vision for the Five Wounds Urban Village is as
an urban and pedestrian-oriented corridor with
higher-intensity development than currently exists.
This Village Plan establishes a long-term objective
that properties redeveloped with fully commercial
uses should have a minimum FAR of 0.75, and
preferably higher. Fully commercial projects
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developed at less than an FAR of 0.75, while
permitted, are intended to be interim uses to
ultimately be replaced by high intensity
commercial/employment uses in the future.
This Village Plan establishes a maximum FAR for
mixed use residential/commercial development for
properties designated Urban Village. To meet the
employment lands and job development objectives
for this Village, as described above in the Planned
Growth Capacity and Objectives section, this Plan
establishes a minimum FAR for the commercial/
employment component of a mixed-use project to be
0.75. The 0.75 FAR commercial requirement does
not apply to certain 100% affordable housing
developments.
The ultimate intensity or density of new development
will effectively be limited by the maximum height
limits established in this Village Plan and shown in
Five Wounds Village Height Diagram (Figure 3) and
by the parking requirements established in the
Zoning Ordinance, as may be amended in the future.
3: Land Use 20 Land Use Policy 5: New commercial development shall be built at Floor Area Ratios of 0.75 or
greater. The 0.75 FAR commercial requirement does
not apply to certain 100% affordable housing
developments.
East Santa Clara Avenue Urban Village Plan
Chapter Page Redline Text
3: Land Use and
Historic
Preservation
5 Urban Village
DENSITY: 55 DU/AC to 175 DU/AC
Commercial/Mixed-Use FAR 0.2 minimum
(for commercial)
The Urban Village designation supports a wide
range of commercial uses, including retail sales and
services, professional and general offices, and
institutional uses. This designation also allows
residential uses in a mixed-use format. Residential
and commercial mixed-use projects can be vertical
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mixed-use with residential above retail, or, where a
larger site allows, they can be mixed horizontally,
with commercial and residential uses built adjacent
to each other in one integrated development. All
new development under this designation fronting
East Santa Clara Street must include ground floor
commercial space oriented to the street. The
ground floor commercial requirement does not
apply to certain 100% affordable housing
developments.
This Village Plan does not establish a maximum
FAR for commercial or mixed-residential/
commercial development for properties designated
Urban Village, but does establish a minimum
number of dwelling units per acre for the residential
portion of mixed-use projects and a minimum FAR
of 0.2 for the commercial portion. The 0.20 FAR
commercial requirement does not apply to certain
100% affordable housing developments.
The intensity of new development will effectively be
limited by the maximum height limits established in
this Village Plan and shown on the Building Heights
Diagram (Figure 5.2), by the transitional height
policies (Chapter 5: Urban Design), and by the
Zoning Ordinance parking requirements.
3: Land Use and
Historic
Preservation
5 Mixed-Use Commercial
DENSITY: 30-250 DU/AC
Mixed-Use Residential/Commercial FAR 0.5 to 3.0
The Mixed-Use Commercial designation is intended
to accommodate a mix of commercial and
residential uses with an emphasis on commercial
activity as the primary use. New development in this
designation should include commercial space
equivalent to a minimum 0.5 FAR for mixed-use
residential/commercial projects and 0.25 FAR for
commercial projects, with a typically appropriate
overall FAR of up to 3.0, allowing for a medium
intensity of development. The 0.50 FAR commercial
requirement does not apply to certain 100%
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DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
affordable housing developments. Appropriate
commercial uses include neighborhood retail, mid-
rise office, medium-scale hospitals or other health
care facilities, and medium-scale private community
gathering facilities.
Four city blocks at the northeast end of the Urban
Village are designated as Mixed-Use Commercial.
This area was previously developed with the Santa
Clara County Medical Center and related medical
office facilities. The Medical Center was closed in
December 2004 and demolished in early 2011,
making this vacant site (except for the newer
Gardner Downtown Health Center) the most
significant opportunity site within the Urban Village.
It is anticipated to redevelop at an urban scale with
buildings up to 140 feet in height, or about 12
stories, along the East Santa Clara Street frontage,
with building heights transitioning down to 45 feet in
height (or four stories) along East St. John Street to
the north.
3: Land Use and
Historic
Preservation
11 Policy LU-3.1: New development along East Santa
Clara Street and East San Fernando Street with an
Urban Village, Neighborhood/Community
Commercial, or Mixed-Use Commercial designation
shall include ground floor commercial uses fronting
the street and wrapping the corner when located on
a corner lot. The ground floor commercial
requirement does not apply to certain 100%
affordable housing developments.
3: Land Use and
Historic
Preservation
12 Policy LU-3.4: Where an existing commercial use
redevelops to a Mixed-Use Commercial, Urban
Residential, or Urban Village use, the existing
commercial square footage shall be replaced with
an equivalent commercial square footage in the
new development, at a minimum. The replacement
of existing commercial square footage requirement
does not apply to certain 100% affordable housing
developments.
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Little Portugal Urban Village Plan
Chapter Page Redline Text
Land Use 10-11 Urban Village
Density: No established FAR minimum or maximum
for fully commercial development.
Commercial FAR minimum for mixed-use
development varies by Area, as shown in Table 1.
No established minimum or maximum residential unit
density.
Areas B and C, which constitute the majority of the
Little Portugal Urban Village, are designated with the
Urban Village Land Use designation. The Urban
Village designation supports a wide range of
commercial uses, including retail sales and services,
professional and general offices, and institutional
uses. The Urban Village designation is a commercial
designation that also allows residential uses in a
mixed-use format. Residential and commercial
mixed-use projects can be vertical mixed-use with
ground floor commercial uses and residential uses
on the upper floors for example, or, where a larger
site allows, the project can be mixed horizontally with commercial and residential uses built adjacent to
each other, in one integrated development. A
horizontal mixed-use project is strongly encouraged
to place commercial uses adjacent to Alum Rock
Avenue.
This Village Plan establishes a commercial FAR
requirement for the areas designated Urban Village.
New residential development in Area B is required to
provide a minimum commercial FAR of 0.35 and a
minimum commercial FAR of 0.24 in Area C. The
0.35 and 0.24 FAR commercial requirements do not
apply to certain 100% affordable housing
developments. There is however, one exception to
these requirements within this designation. This
exception could allow a mixed-use residential/
commercial project within this Land Use Designation
to provide a lower commercial FAR or potentially no
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commercial FAR at all. If the existing amount of
commercial development at some point in the future
exceeds the FAR requirement for the given Area,
then a mixed-use residential/commercial project
could provide less than the required commercial
FAR, given that the overall amount of commercial
development within the given Area would not drop
below the FAR requirement.
This Village Plan does not establish a maximum FAR
for commercial or mixed-use residential/commercial
development for properties designated Urban
Village, nor does it establish a maximum or minimum
number of dwelling units per acre for the residential
portion of mixed-use projects. The intensity or
density of new development will be effectively limited
by the maximum height limits established in this
Village Plan as shown in the Little Portugal Land Use
Designation and Height Diagram (Figure 1) and by
the parking requirements established in the Zoning
Code, as may be amended in the future.
This Village Plan also does not establish minimum
FAR’s for fully commercial development; however,
the vision for the Little Portugal Urban Village is as
an urban and pedestrian-oriented corridor with higher
intensity development than currently exists. This
Village Plan establishes a long-term vision that
properties redeveloped with fully commercial uses
should have a minimum FAR of 2.0, and preferably
higher. Fully commercial projects developed at less
than an FAR of 2.0, while permitted, are intended to
be interim uses to ultimately be replaced by high
intensity commercial/employment uses in the future.
Land Use 12 Land Use Policy 2: The minimum FAR for the
commercial portion of a mixed-use residential/
commercial project shall be 0.35 in Area B and 0.24
in Area C. The 0.35 and 0.24 FAR commercial
requirements do not apply to certain 100% affordable
housing developments.
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Item No.: 10.1(a)
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Land Use 10
North 1st Street Urban Village Plan
Chapter Page Redline Text
3: Land Use 11 Urban Residential
Density: 30-95 DU/AC; FAR 1.0 to 4.0
This designation allows for medium density
residential development and a fairly broad range of
commercial uses, including retail, offices, hospitals,
and private community gathering facilities. Ground
floor commercial uses are required where indicated
on the Land Use Diagram. The ground floor
commercial requirement does not apply to certain
100% affordable housing developments. This
designation is used to identify portions of Urban
Village areas where the density of new development
should be limited to a medium intensity in order to
provide for a gradual transition between surrounding
low-density neighborhoods and other areas within
the Urban Village suitable for greater intensification. 3: Land Use Transit Residential
Density: 50-250 DU/AC; FAR 2.0 to 12.0
This is the primary designation for new high-density,
residential (mixed-use or standalone) development
that is located in close proximity to transit, jobs,
amenities, and services. This designation also
supports intensive commercial employment uses,
such as office, retail, hotels, hospitals and private
community gathering facilities. To help contribute to
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“complete communities,” ground floor commercial
uses are required where indicated on the Land Use
Diagram. The ground floor commercial requirement
does not apply to certain 100% affordable housing
developments.
3: Land Use 14 Standard LU-5: Ground floor commercial shall be required for parcel(s) noted on the Land Use
Diagram. The ground floor commercial requirement
does not apply to certain 100% affordable housing
developments.
3: Land Use 12
Roosevelt Park Urban Village Plan
Chapter Page Redline Text
Land Use 12 Urban Village
Density: No established FAR minimum or maximum
for fully commercial developments. Commercial FAR
minimum for mixed-use development varies by
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Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Subarea, as shown in Table 1. No established
minimum or maximum residential unit density.
Subareas B through D, which constitute the majority
of the Roosevelt Park Urban Village, are designated
with the Urban Village Land Use designation. The
Urban Village designation supports a wide range of
commercial uses, including retail sales and services,
professional and general offices, and institutional
uses. The Urban Village designation is a commercial
designation that also allows residential uses in a
mixed-use format. Residential and commercial
mixed-use projects can be vertical mixed-use with
ground floor retail uses and residential uses on the
upper floors for example, or, where a larger site
allows, the project can be mixed horizontally with
commercial and residential uses built adjacent to
each other in one integrated development. A
horizontal mixed-use project is strongly encouraged
to place commercial uses adjacent to East Santa
Clara Street. Fully residential projects without a
commercial component are not consistent with the
Urban Village designation in this Village Plan.
This Village Plan does not establish a maximum
FAR for commercial or mixed-use residential/
commercial development for properties designated
Urban Village, nor does it establish a maximum or
minimum number of dwelling units per acre for the
residential portion of mixed-use projects. The
intensity or density of new development will
effectively be limited by the maximum height limits
established in this Village Plan and shown on the
Roosevelt Park Village Height Diagram (see Figure
2) and by the parking requirements established in
the Zoning Ordinance, as may be amended in the
future.
To meet the employment lands and job development
objective for this Urban Village described below, this
Village Plan establishes a minimum FAR for the
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commercial/employment component of a mixed-use
project. In Subareas B and D, the minimum FAR for
the commercial portion of a mixed-use project shall
be 0.50 and in Subarea C, the minimum FAR shall
be 0.30. The 0.50 and 0.30 FAR commercial
requirements do not apply to certain 100%
affordable housing developments. This Village Plan
does not establish a minimum commercial FAR
requirement for new fully commercial development.
Land Use 14 This Village Plan precludes the development of fully residential projects within the Urban Village
boundary to achieve the employment goals of the
General Plan and of this Village Plan. Based on
recent history and development patterns, without this
requirement for a commercial component in new
mixed-use residential/commercial projects,
predominantly 100 percent residential projects would
likely be built in the Roosevelt Park Urban Village,
consuming land that is needed for job and
commercial growth. Therefore, as discussed above,
this Village Plan establishes a minimum amount of
commercial square footage required as part of any
mixed-use residential/commercial project by
establishing minimum commercial FARs for
Subareas B, C, and D. The minimum FAR
commercial requirement does not apply to certain
100% affordable housing developments. There is
however, one exception to these requirements for
sites designated with the Urban Village land use
designation. This exception could allow a mixed-use
residential/commercial project with an Urban Village
land use designation to provide a lower commercial
FAR or potentially no commercial FAR at all. If the
existing amount of commercial development at some
point in the future exceeds the FAR requirement for
an assigned Subarea, then a residential project
could provide less than the required commercial
FAR, such that the overall amount of commercial
development within the assigned Subarea would not
drop below the FAR requirement.
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Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Land Use 15 Land Use Policy 3: The minimum FAR for the commercial portion of a mixed-use project shall be
0.50 in Subareas B and D, and 0.30 in Subarea C.
The 0.50 and 0.30 FAR commercial requirements do
not apply to certain 100% affordable housing
developments.
Stevens Creek Boulevard Urban Village Plan
Chapter Page Redline Text
3: Land Use 42 URBAN VILLAGE
DENSITY: 65 DU/AC TO 250 DU/AC
The Urban Village land use designation supports a
wide range of commercial uses, including retail sales
and services, professional and general offices, and
institutional uses. This designation also allows
residential uses in a mixed-use format. Residential
and commercial mixed-use projects can be vertical
mixed-use with residential above retail for example,
or, where a larger site allows, they can be mixed
horizontally, with commercial and residential uses
built adjacent to each other, in one integrated
development. All new development under this
designation with frontage along Stevens Creek
Boulevard must include ground floor commercial
uses along Stevens Creek Boulevard. The ground
floor commercial requirement does not apply to
certain 100% affordable housing developments.
This Plan does not establish a maximum FAR for
commercial or mixed residential/commercial
development for properties designated Urban
Village, but does establish a minimum number of
dwelling units per acre for the residential portion of
mixed use projects. The intensity of new commercial
development will effectively be limited by the
maximum height limits established in this Plan and
the parking requirements established in the Zoning
Ordinance.
3: Land Use 43 MIXED USE COMMERCIAL
DENSITY: Depends on project type
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Item No.: 10.1(a)
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Wholly Commercial Projects FAR: 0.25 to
4.5 Residential Mixed-Use Projects:
Commercial Use FAR minimum 0.50; Up to
50 DU/AC; Up to 75 DU/AC for sites larger
than 0.7 acres
This designation is intended to accommodate a mix
of commercial and residential uses with an emphasis
on commercial activity. This designation also allows
development that only includes commercial uses.
New mixed use commercial and residential
development shall include commercial square
footage at the equivalent of at least 0.50 FAR of the
property. The 0.50 FAR commercial requirement
does not apply to certain 100% affordable housing
developments. New commercial development could
be developed at an FAR of up to 4.5. Multi-story
development is envisioned. This designation is
applied to both large (0.7 acres or more) and small
parcels of land. The smaller parcels of land are
generally shallow in depth and width and as such
cannot accommodate the same amount of density
as a larger parcel. Appropriate commercial uses
include neighborhood retail, mid-rise office, medium
to small scale health care facilities, and medium
scale private community gathering facilities.
3: Land Use 31 Policy LU-1.2 Within the Mixed Use Commercial, Urban Residential, or Urban Village land use
designations, existing commercial or industrial
square footage shall be replaced with an equivalent
commercial square footage in the new residential or
residential mixed-use development. The
replacement of existing commercial square footage
requirement does not apply to certain 100%
affordable housing developments.
3: Land Use 33 Policy LU-2.3 For the Safeway Shopping Center site located on the south side of Stevens Creek
Boulevard between Lawrence Expressway and
Loma Linda Drive, allow a rezoning for residential
development on any parcel only if a minimum
commercial FAR of 0.60 is provided and the site
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DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
includes a publicly accessible urban plaza/park at a
visible location, consistent with the urban design
policies of this Plan. The 0.60 FAR commercial
requirement does not apply to certain 100%
affordable housing developments.
West San Carlos Street Urban Village Plan
Chapter Page Redline Text
3: Land Use 24 Mixed Use Commercial
Density: FAR 0.5 to 4.0
Up to 50 DU/AC (Dwelling Units per Acre)
This designation is intended to accommodate a mix
of commercial and residential uses with an emphasis
on commercial activity. New development of a
property with this designation should accordingly
include commercial space equivalent to at least a
0.5 FAR for the property with a typically appropriate
overall FAR of up to 4.0, allowing for medium-
intensity development. The 0.50 FAR commercial
requirement does not apply to certain 100%
affordable housing developments. Consistent with
the General Plan, residential density is allowed up to
50 DU/AC in the Mixed Use Commercial
designation. Appropriate commercial uses include
neighborhood retail, office, medium-scale hospitals
or other health facilities, and medium-scale private
community gathering facilities.
3: Land Use 25 URBAN VILLAGE IN THE MIXED-USE
COMMERCIAL CHARACTER AREA
Density: If residential, no minimum or maximum
The Urban Village designation in the Mixed Use
Commercial Character Area provides a great deal of
flexibility and supports both residential and
commercial development. New development under
this designation must meet the Plan’s urban design
guidelines and be designed in such a way that
promotes walking, transit use, and public interaction.
For this designation, put simply, form is more
important than use.
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Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Where an existing commercial use redevelops within
the Mixed-Use Commercial Character Area, the
existing commercial square footage must be
replaced with an equivalent commercial square
footage in the new development, at a minimum. The
replacement of existing commercial square footage
requirement does not apply to certain 100%
affordable housing developments.
The reason for this designation is that there are
several small and shallow parcels in the Plan area
along West San Carlos Street, and the size of these
parcels impedes redevelopment. The flexibility built
into this designation will encourage new
development that is in keeping with the Urban
Village goals of increased density and a more
pedestrian-friendly urban form despite the type of
use on the property. Urban design guidelines for the
Urban Village designation can be found in the Urban
Design Concept Chapter of the West San Carlos
Urban Village Plan.
3: Land Use 33 Policy LU-2.5: Where an existing commercial use redevelops within the Mixed-Use Commercial
Character Area, the existing commercial square
footage must be replaced with an equivalent
commercial square footage in the new development,
at a minimum. The replacement of existing
commercial square footage requirement does not
apply to certain 100% affordable housing
developments.
Santana Row Urban Village Plan
Chapter Page Redline Text
3: Land Use 20 URBAN VILLAGE
65 DU/AC TO 250 DU/AC
The Urban Village designation supports a wide range
of commercial uses, including retail sales and
services, professional and general offices, and
institutional uses as stand-alone uses or in a mixed-
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DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
use format. This designation also allows residential
uses in a mixed-use format. Residential and
commercial mixed-use projects can be vertical
mixed-use with residential above retail for example,
or, where a larger site allows, they can be mixed
horizontally, with commercial and residential uses
built adjacent to each other, in one integrated
development. All new development under this
designation must include ground floor commercial
uses along Winchester Boulevard. The ground floor
commercial requirement does not apply to certain
100% affordable housing developments. This Plan
does not establish a maximum FAR for commercial
or mixed residential/commercial development for
properties designated Urban Village, but should
provide a commercial FAR based on the average
commercial FAR of the entire Village at the time of a
development proposal. This requirement is to meet
the overall goal of the Urban Village job capacity.
This requirement is to meet the overall goal of the
Urban Village job capacity. The intensity of new
commercial development will effectively be limited by
the maximum height limits established in this Plan
and shown on the Height Diagram by transitional
height and parking requirements established in the
Zoning Ordinance.
3: Land Use 22 MIXED USE COMMERCIAL
Wholly Commercial Projects FAR: 0.25 to 4.5
Residential Mixed-Use Projects: Commercial Use
FAR minimum 0.50; Up to 50 DU/AC; Up to 75
DU/AC for sites larger than 0.7 acres.
This designation is intended to accommodate a mix
of commercial and residential uses with an emphasis
on commercial activity. This designation also allows
development that only includes commercial uses.
New mixed use commercial and residential
development shall include commercial square
footage at the equivalent of at least 0.50 FAR of the
property. The 0.50 FAR commercial requirement
does not apply to certain 100% affordable housing
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Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
developments. New commercial development could
be developed at an FAR of up to 4.5. Multistory
development is envisioned. Appropriate commercial
uses include neighborhood retail, mid-rise office,
medium to small scale health care facilities, and
medium scale private community gathering facilities.
Projects that aggregate parcels and have a of
minimum 0.7-acre site, can increase their residential
density to 75 dwelling units per acre to take
advantage of larger developments.
This land use designation is used on the west side of
Winchester Boulevard between Olin Avenue and
Stevens Creek Boulevard and on the east side of
south Monroe Street between Hemlock Avenue and
Stevens Creek Boulevard.
3: Land Use 26 Policy 3-3: Within the Mixed Use Commercial, Mixed Use
Neighborhood, or Urban Village land use
designations, existing commercial or industrial
square footage shall be replaced with an equivalent
commercial square footage in the new residential or
residential mixed-use development. The replacement
of existing commercial square footage requirement
does not apply to certain 100% affordable housing
developments.
3: Land Use 21
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Item No.: 10.1(a)
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South Bascom Avenue (North) Urban Village Plan
Chapter Page Redline Text
3: Land Use 21 Urban Village Commercial
FAR: Up to 8.0
This designation is located in the Institutional
Gateway and the TOD Gateway Character Areas,
and supports commercial activity more intensive
than the Neighborhood/Community Commercial
designation. Appropriate uses in this designation
include mid- to high-rise office, medium-scale to
high-intensity health care facilities, and hotels, along with neighborhood-serving commercial and retail
activities. Development under this designation
should be developed with an urban and pedestrian-
oriented form with the presence of parking and
automobile circulation minimized from the adjacent
public right-of-way.
Where possible, this Plan supports the aggregation
of smaller parcels within this designation in order to
form parcels ideal for larger, mid- to high-rise
development reinforces the commercial nature of the
respective character area. The Dick’s Center site at
the corner of South Bascom and Southwest
Expressway is ideal for high-intensity, transit-
oriented office and retail development to create a
gateway into the South Bascom Urban Village. On
the northern end of the Village, parcels with the
Urban Village Commercial designation are well-
suited to take advantage of the surrounding intensity
of development on the hospital and college
campuses.
Residential uses may be supported in the TOD
Character Area after a minimum commercial FAR of
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0.7 is provided. See Land Use Policy LU-1.2 for
more direction. The 0.70 FAR commercial
requirement does not apply to certain 100%
affordable housing developments.
3: Land Use 26 Urban Village
Commercial FAR: minimum of 0.35
Residential Density: Up to 150 DU/AC
The Urban Village land use designation supports
commercial development, but does allow for
residential uses to be developed in conjunction with
commercial uses, once the minimum requirements
for commercial uses have been met. The parcels
designated Urban Village have a combined
commercial FAR requirement of 0.35. In general,
this means that a mixed-use project is required to
include a minimum FAR of 0.35 for commercial uses
within the project; however, since the FAR minimum
is for the whole area designated Urban Village and
not for individual properties, a development with the
Urban Village designation could include less that an
FAR of 0.35 if other developments are built in the
area at higher commercial FARs, and the overall
amount of commercial with the area designated
Urban Village does not drop below an FAR of 0.35.
The overall 0.35 FAR commercial requirement does
not apply to certain 100% affordable housing
developments.
Residential uses that are developed under this
designation are encouraged to be built at densities
greater than 70 dwelling units to the acre. Lower
residential densities are acceptable, however, for
mixed-use projects that include small amounts of
residential in combination with significant amounts of
non-residential square footage. The Urban Village
designation requires new development to have an
urban form in keeping with the pedestrian-oriented
Urban Village concept.
32 Policy LU-1.2: Residential uses may be supported
on properties with the Urban Village Commercial
land use designation located within the TOD
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Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Character Area after a minimum commercial FAR of
0.7 is provided. The overall 0.35 FAR commercial
requirement does not apply to certain 100%
affordable housing developments. The residential
uses’ maximum occupied floor plate (including all
associated residential project components like
parking, landscaping, circulation, stormwater
infrastructure, etc.) are limited to 40 percent of the
project site area. Publicly accessible open space is
not included under the 40 percent restriction.
3: Land Use 32 Policy LU-1.3: Ensure that the overall commercial Floor Area Ratio (FAR) for the Urban Village does
not drop below 0.35. The overall 0.35 FAR
commercial requirement does not apply to certain
100% affordable housing developments. New
development that includes residential uses should
not be developed such that the combined FAR of the
Urban Village drops below 0.35, except a residential
project may provide a lower commercial FAR, or
none at all, if the existing amount of commercial
development exceeds the 0.35 FAR objective for the
Urban Village.
Winchester Boulevard Urban Village Plan
Chapter Page Redline Text
3: Land Use 21 Urban Village
65 to 250 DU/AC
The Urban Village designation supports a wide
range of commercial uses, including retail sales and
services, professional and general offices, and
institutional uses as stand-alone uses or in a mixed-
use format. This designation also allows residential
uses in a mixed-use format. Residential and
commercial mixed-use projects can be vertical
mixed-use with residential above retail for example,
or, where a larger site allows, they can be mixed
horizontally, with commercial and residential uses
built adjacent to each other, in one integrated
development.
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GPT22-003
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
All new development under this designation must
include ground floor commercial uses along
Winchester Boulevard. The ground floor commercial
requirement does not apply to certain 100%
affordable housing developments. This Plan does
not establish a maximum FAR for commercial or
mixed residential/commercial development for
properties designated Urban Village, but new
developments should provide a commercial FAR
based on the average commercial FAR of the entire
Village at the time of a development proposal. The
average commercial FAR requirement does not
apply to certain 100% affordable housing
developments. This requirement is to meet the
overall goal of the Urban Village job capacity. The
intensity of new commercial development will
effectively be limited by the maximum height limits
established in this Plan and shown on the Height
Diagram by transitional height and parking
requirements established in the Zoning Ordinance.
3: Land Use 21 Mixed Use Commercial
Commercial-Only Projects: FAR 0.25 to 4.5
Residential Mixed-Use Projects: Commercial use
FAR minimum 0.50; up to 50 DU/AC; up to 75
DU/AC for sites larger than 0.7 acres.
This designation is intended to accommodate a mix
of commercial and residential uses with an emphasis
on commercial activity. This designation also allows
development that only includes commercial uses.
New mixed use commercial and residential
development shall include commercial square
footage at the equivalent of at least 0.50 FAR of the
property. The 0.50 FAR commercial requirement
does not apply to certain 100% affordable housing
developments. New commercial development could
be developed at an FAR of up to 4.5. Multistory
development is envisioned. Appropriate commercial
uses include neighborhood retail, mid-rise office,
medium to small scale health care facilities, and
medium scale private community gathering facilities.
Projects that aggregate parcels and have a of
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
minimum 0.7-acre site, can increase their residential
density to 75 dwelling units per acre to take
advantage of larger developments.
This land use designation is used on the parcels
between Williams Road and south of Greentree Way
of the west side of Winchester Boulevard and on the
parcels on the Northeast corner of Payne Avenue
and Winchester Boulevard.
3: Land Use 25 Policy 3-3: Within the Mixed Use Commercial, Urban Residential, or Urban Village land use designations,
existing commercial or industrial square footage
shall be replaced with an equivalent commercial
square footage in the new residential or residential
mixed-use development. The replacement of
existing commercial square footage requirement
does not apply to certain 100% affordable housing
developments.
3: Land Use 20
24th & Williams Street Urban Village Plan
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Chapter Page Redline Text
Land Use 13 Mixed-Use Commercial
Density: Up to 35 DU/AC; FAR 0.5 to 1.5 (1 to 3
stories) for mixed-use projects that include
residential, with a minimum commercial FAR of 0.5;
FAR Up to 1.5 (1 to 3 stories) for stand-alone non-
residential uses.
The Mixed-Use Commercial designation is intended
to accommodate a mix of commercial and residential
uses with an emphasis on commercial activity. Two
blocks are designated with this land use designation.
These blocks are bounded by Shortridge Avenue,
South 28th Street, Whitton Avenue, and South 26th
Street, and presently contain a mix of single-family
homes and industrial uses, with the industrial uses
generally clustered around the former railroad right-
of-ay/planned Five Wounds Trail. The commercial
uses that are envisioned and supported by this
designation include neighborhood serving retail and
small offices. This land use designation also
supports art related uses including artist studios, art education uses, and rehearsal and production uses.
Low impact industrial or light manufacturing uses
could be appropriate within this land use designation
if they are compatible with and do not pose a hazard
to surrounding residential uses.
The Mixed-Use Commercial land use designation
does support residential uses as part of a mixed-use
development, but not as a stand-alone use. New
development that includes residential shall include a
minimum commercial FAR of 0.5. The 0.50 FAR
commercial requirement does not apply to certain
100% affordable housing developments. The type of
residential envisioned for this area includes live/work uses. New non-residential uses that do not include
residential do not have a minimum FAR.
The area designated Mixed-Use Commercial
contains a number of existing single-family homes
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
and some duplexes. The intention of this Village
Plan is that these existing residential only uses can
remain indefinitely. Requirements for the inclusion of
commercial or non-residential uses only apply when
an existing residential property is redeveloped.
Land Use 17 Urban Village
Density: Up to 95 DU/AC; FAR 0.3 to 2.5 (1 to 4
stories) for mixed-use projects that include
residential, with a minimum commercial FAR of 0.3;
FAR Up to 2.5 (1 to 4 stories) for stand-alone non-
residential uses.
The properties in the Future Land Use Diagram
planned to be designated Urban Village are
generally located along 24th Street south of San
Antonio Rroad, with a cluster at the intersection of
William and 24th Streets. The Urban Village
Designation supports a wide range of commercial
uses, including retail sales and services,
professional and general offices, and institutional
uses. This land use designation is a commercial
designation that will support residential uses in a
mixed-use format. Mixed-use residential/commercial
projects can be vertical mixed-use with ground floor
commercial uses with residential uses above for
example, or, where the aggregation of properties
creates a larger site, they can be mixed horizontally,
with commercial and residential uses built adjacent
to each other, in one development. To meet the
commercial/employment lands objective for this
Village, mixed-use residential/commercial projects
shall include a minimum FAR of 0.3 for commercial
uses. The 0.30 FAR commercial requirement does
not apply to certain 100% affordable housing
developments. Stand-alone residential projects that
do not include a commercial component are not
supported by the Urban Village land use designation
in this Village Plan except for certain 100%
affordable housing developments.
Land Use 18 Land Use Policy 3: Stand-alone residential projects are prohibited in areas with an Urban Village Lland
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2022 General Plan Amendment (Cycle 3)
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Uuse designations, except for certain 100%
affordable housing developments, and residential
projects shall include commercial uses at an FAR of
0.3 or greater. The 0.30 FAR commercial
requirement does not apply to certain 100%
affordable housing developments.
Martha Gardens Specific Plan
Chapter Page Redline Text
4: Land Use
Plan
24 Commercial/Mixed-Use (Up to 1.5 FAR)
This designation allows only commercial uses on the
ground floor with housing and/or offices encouraged
on subsequent floors. The ground floor commercial
requirement does not apply to certain 100%
affordable housing developments. Commercial and
mixed-use buildings should be built to or near the
front property line and should be oriented to the
sidewalk. Neighborhood commercial uses and
services are encouraged throughout the area but
intermittent regional commercial uses are permitted
along South First Street.
4: Land Use
Plan
Policy 1.1: South First Street should be improved as
a neighborhood and district-serving commercial
spine with ground floor retail and commercial uses.
New development in the South First Street Sub-Area
will require ground floor uses that contribute to a
vibrant pedestrian environment and to the vitality of
the neighborhood business district. The ground floor
commercial requirement does not apply to certain
100% affordable housing developments. As such,
retail shops and restaurants, neighborhood services,
and other public-oriented uses should be oriented to
South First Street, East Virginia, Martha and Keyes
Streets. As described below, streetscape
improvements will also be required as new
development occurs, to further enhance the identity
and character of the retail corridor.
Midtown Specific Plan
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Council Agenda: 12-13-2022
Item No.: 10.1(a)
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
Chapter Page Redline Text
Land Use &
Urban Design:
Cahill West
Submap
49 POLICY 1.2: Ground-level neighborhood-serving
commercial uses are required along The Alameda
and West San Carlos Street. The ground floor
commercial requirement does not apply to certain
100% affordable housing developments.
The Cahill West neighborhood is envisioned as a
mixed-use district that will include convenience
retail, restaurant and neighborhood-serving
commercial uses. In order to reinforce the existing
Neighborhood Business Districts along The Alameda
and West San Carlos Street, such uses should be
oriented to the sidewalk of these streets to promote
retail continuity and an active pedestrian
environment. Upper-level residential uses are also
preferred along these streets.
Council District: Citywide