31 July 2014
City of San Mateo
SPECIFIC
PLAN
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31 July 2014
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How to Use this Specific Plan
1. Overview [03]
The Overview is the introduction to this Specific Plan and a summary of Station Park Green, including its vision, program, and design intent. This chapter also discusses the Plan within the physical and policy setting of San Mateo.
2. Existing Conditions [15]
From location to site and edge conditions, to existing transit and utilities infrastructure, the Existing Conditions chapter describes the Plan Area in its current state.
3. Guiding Principles [35]
The Station Park Green Specific Plan is based upon a set of planning and design principles. The Guiding Principles chapter presents the basic precepts related to transit connectivity, respecting the neighborhood context, synergy of uses, publicly accessible open spaces, and sustainability.
4. Development Standards [51]
This chapter describes Station Park Green in detail, including proposed block pattern, land uses, urban design framework, publicly accessible open spaces, streets, transit and infrastructure improvements.
5. Implementation [121]
The subsequent steps necessary to realize The Station Park Green Specific Plan are listed in this Implementation chapter.
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1. Overview
Introduction [ 03 ]
Vision and Goals [ 04 ]
Location [ 06 ]
General Description [ 09 ]
Graphic Note [ 10 ]
Legal Requirements [ 10 ]
Corridor Plan and General Plan
Relationship [ 11 ]
Public Participation [ 11 ]
Overall Phasing [ 11 ]
2. Existing
Conditions
Introduction [ 15 ]
Plan Area and Current Facilities [ 17 ]
Edge Conditions [ 18 ]
Hayward Park Station TOD Zone[ 18 ]
Neighborhood Setting [ 19 ]
City Open Space System [ 24 ]
Transportation [ 25 ]
Environmental Setting [ 26 ]
Infrastructure and Utilities [ 28 ]
Emergency Services [ 32 ]
Waste and Recycling [ 32 ]
3. Guiding
Principles
Introduction [ 35 ]
Implement the Corridor Plan [ 37 ]
Consider the Context [ 39 ]
Lead with Landscape [ 41 ]
Connect the Station to the
Neighborhood [ 43 ]
Create a Vital Center [ 45 ]
Design for Sustainability [ 47 ]
4. Development
Standards
Contents
Introduction [ 51 ]
Overview [ 52 ]
Concepts [ 53 ]
Station Engagement [ 56 ]
Regulatory Context [ 58 ]
Block Pattern and Open Space [ 59 ]
Land Use and Density [ 61 ]
Heights and Typologies [ 67 ]
Open Space System [ 70 ]
Block Standards [ 83 ]
Circulation [ 92 ]
Infrastructure Improvements [ 114 ]
5. Implementation
Introduction [ 121 ]
Design Guidelines [ 122 ]
Development Agreement [ 122 ]
Subdivision Maps [ 122 ]
Site Development Permit [ 123 ]
Site Plan and Architectural Review
(SPAR) [ 123 ]
Allocation of Land Uses [ 124 ]
Amendment Information [ 124 ]
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1. Overview
FIGURE 1.01 Bird’s-eye view of Sta-
tion Park Green looking east to San
Francisco Bay 5
FIGURE 1.02 Location of Station
Park Green Specific Plan Area 6
FIGURE 1.03 Aerial view of Plan Area
in its existing condition 7
FIGURE 1.04 Station Park Green illus-
trative site plan and program 8
FIGURE 1.05 Orientation of all
graphics at a regional and city scale
10 FIGURE 1.06 Orientation of all
graphics at a local scale 10
2. Existing Conditions
FIGURE 2.01 Aerial view of the Plan Area
in its existing condition 16
FIGURE 2.02 Kmart building and park-
ing lot, facing east 17
FIGURE 2.03 Kmart building and park-
ing lot, facing southeast 17
FIGURE 2.04 Kmart building and park-
ing lot, facing northwest 17
FIGURE 2.05 Concar Drive and Mi-
chaels store, facing east 18
FIGURE 2.06 South Delaware Street and
Shell Station, facing northwest
18 FIGURE 2.07 Plan Area with surround-
ing neighborhoods and streets 19
FIGURE 2.08 Caltrain right-of-way,
facing south to SR 92 overpass 20
FIGURE 2.09 Joint Powers Board
property seen from the Caltrain sta-
tion, facing east 20
FIGURE 2.10 Concar Drive and commer-
cial properties, facing east
21 FIGURE 2.11 SR 92 overpass over Pacific
Boulevard, at the intersection of Concar
Drive, facing south 21
Figures + Tables
3. Guiding Principles
FIGURE 2.12 Aerial view of the Plan
Area, with Caltrain and the Joint
Powers Board property, and Kmart,
Michaels and surface parking in the
foreground, and higher commercial
development in the background,
higher commercial development 21
FIGURE 2.13 Post Office at the
corner of Garvey Way and South
Delaware Street, with AAA in the
background 22
FIGURE 2.14 South Delaware Street
at AAA, facing southeast 22
FIGURE 2.15 Leslie Creek channel
22 FIGURE 2.16 Substantial vegetated
buffer between South Delaware
Street and the Nineteenth Avenue
Park neighborhood 23
FIGURE 2.17 Public open space in
San Mateo 24
FIGURE 2.18 General exposure of
the Plan Area to wind, sun, and
noise, and drainage conditions 27
FIGURE 2.19 Existing storm
drainage system 29
FIGURE 2.20 Existing wastewater
collection and treatment system 30
There are no figures or tables in
Chapter 3.
4. Development Standards
FIGURE 4.01 Station Park Green
illustrative site plan 52
FIGURE 4.02 Concept 1: A Park at the
Heart 53
FIGURE 4.03 Concept 2: Getting to
Transit 54
FIGURE 4.04 Concept 3: A Green
Network 55
FIGURE 4.05 Rendering from the ‘Rail
Corridor Plan’ illustrating clear view
corridors and good connectivity of
streets drawing people through the two
properties 56
FIGURE 4.06 Block pattern and
open space 59
FIGURE 4.07 Illustrative site plan 60
FIGURE 4.08 Land use plan 61
FIGURE 4.09 Illustrative rendering of
South Delaware Street entrance from
Charles Lane in the Nineteenth Avenue
Park neighborhood 62
FIGURES 4.10, 4.11, 4.12, 4.13
Neighborhood-serving retail
examples
63 TABLE 4.01 Land Uses by Block 64
Figures + Tables
4. Development Standards
(continued)
FIGURE 4.14 Relative Residential
Density Diagram 65
FIGURE 4.15 FAR Limitations 66
FIGURE 4.16 Height ranges by block 67
FIGURE 4.16a Method of height
measurement along graded parcel in
Plan Area 68
FIGURE 4.16b Method of height
measurement along 35-foot Maximum
Height Zone along South Delaware
Street 68
FIGURE 4.16c Location of 107’ height
measurement point 68
FIGURE 4.16d Location of roof plateline
68 FIGURE 4.17 Pedestrian Access at the
Ground Level 69
FIGURE 4.18 Open Space System 70
FIGURE 4.19 The Park: Illustrative
Plan 71
FIGURE 4.20 The Park example 71
FIGURE 4.21 The Park example 71
FIGURE 4.22 The Park example 71
FIGURE 4.23 The Park illustrative
cross section, from building wall to
building wall, facing east 72
FIGURE 4.24 Illustrative rendering of
The Park, looking east toward block
MU-1 and ground-level retail 73
FIGURE 4.25 Gateway Park and
Community Park illustrative Plan 74
FIGURE 4.26 Gateway Park and
Community Park examples 74
FIGURE 4.27 Gateway Park and
Community Park examples 74
FIGURE 4.28 Gateway Park and
Community Park examples l74
FIGURE 4.29 The Greenway Pocket
Parks 75
FIGURE 4.30 The Greenway Pocket
Parks 75
FIGURE 4.31 The Park Corridor 76
FIGURE 4.31a The Park Corridor and
The Station Corridor example 76
FIGURE 4.32 The Station Corridor 76
FIGURE 4.32a Illustrative rendering of
South Delaware Street entrance seen
from Charles Lane in the Nineteenth
Avenue Park neighborhood. Note:
Buildings shown only for context 76
FIGURE 4.33 Station Park Green
illustrative site plan 77
FIGURE 4.34 Illustrative rendering of
The Park, looking northwest through
The Park and The Station Corridor,
which leads to the Joint Powers Board
Property 78
FIGURE 4.35 Example of street trees
80 FIGURE 4.36 Example of mixed-use
sidewalk 80
FIGURE 4.37 Example of residential
usable open space and setback 80
FIGURE 4.38 Example of stormwater
management 81
FIGURE 4.39 Example of stormwater
management 81
FIGURE 4.40 Example of open space
lighting 82
TABLE 4.02 Block MU-1 83
TABLE 4.03 Block RE-2 84
TABLE 4.04 Block RE-3 85
TABLE 4.05 Block RE-4 86
TABLE 4.06 Publicly Accessible
Open Space Standards 87-90
FIGURE 4.41 Example of Emergency
Vehicle Access (EVAE) 91
FIGURE 4.42 Access to Plan Area
at South Delaware Street opposite
Charles Lane, at Concar Drive
opposite SR 92 ramps, and at Garvey
Way. Three existing traffic signals and
crosswalks are also shown. 93
FIGURE 4.43a Street hierarchy plan
94 FIGURE 4.44 Street-section key
showing locations of the street
sections on following pages 95
FIGURE 4.45 Section 1: “A” Street
looking north 96
FIGURE 4.46 Section 2: “B” Street
looking east 97
FIGURE 4.47 Section 3: “C” Street
around The Park, looking east 98
FIGURE 4.48 Section 4: “C” Street at
MU-1 Garage Entry, looking north 99
FIGURE 4.49 Section 5: “C” Street at
Block RE-2, looking south (see key plan
1) 100
FIGURE 4.50 Section 6: Garvey Way
Extension, looking south 101
4. Development
Standards
(continued)
FIGURE 4.51 Section 7: “EVAE” at
Block RE-3, looking north 102
FIGURE 4.52 Section 8: “Station
Corridor” at OS-7, looking east 103
FIGURE 4.53 Section 9: Concar Drive
at Block RE-2, looking east 104
FIGURE 4.54 Section 10: Concar Drive
at RE-2, looking east 105
FIGURE 4.55a Section 11: South
Delaware Street at MU-1 106
FIGURE 4.55b Section 12: South
Delaware Street at MU-1 bust
stop 107
FIGURE 4.55c Section 13: South
Delaware Street at RE-4 107
TABLE 4.07 Street Standards 108-109
FIGURE 4.56 Example of a pedestrian
connection 110
FIGURE 4.57 Example of a
pedestrian connection 110
FIGURE 4.58 Bicycle Trail System 111
TABLE 4.08 Parking ratios 113
FIGURE 4.59 Proposed Storm
Drainage System 114
FIGURE 4.60 Proposed Sewer
System 113
5. Implementation
There are no figures or tables in
Chapter 5.
Figures + Tables
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CHAPTER 2 EXISTING CONDITIONS
Chapter 1
STATIONPARKGREEN SPECIFIC PLAN
Station Park Green
is envisioned as a
defining new
neighborhood for San
Mateo. It will build on
the City’s strong
tradition of distinctive,
high-quality
neighborhoods.
Community parks and
landscaped thorough-
fares will set the tone
for the area and pro-
vide an inviting front
door, welcoming the
broader community
to
use and enjoy it.
Introduction [ 03 ]
Vision and Goals [ 04 ]
Location [ 06 ]
General Description [ 09 ]
Graphic Note [ 10 ]
Legal Requirements [ 10 ]
Corridor Plan and General Plan Relationship [ 11 ]
Public Participation [ 11 ]
Overall Phasing [ 11 ]
3 Chapter 1
Overview
The City of San Mateo (City) conducted a study
of land use and transportation issues in a half-
mile radius around the Hillsdale and Hayward
Park Caltrain stations. That study resulted in
the San Mateo Rail Corridor Transit-Oriented
Development Plan (Corridor Plan), approved by
the City Council on June 6, 2005. The intent of
the Corridor Plan is to allow, encourage, and
provide guidance for the creation of a world
class transit-oriented development (TOD), while
maintaining and improving the quality of life of
those who already live and work in the area.
STATIONPARKGREEN SPECIFIC PLAN
4 The area (Plan Area) subject to
the Station Park Green Specific
Plan (Plan) is an approximately
12-acre portion of the Hayward
Park Station TOD Overlay Zone.
The development permitted
under this Plan follows directly
from the policies set for the
Hayward Park Station TOD Zone
under the Corridor Plan: multi-
family uses developed at transit-
supportive densities, with some
neighborhood- and community-
serving retail uses and services-
-including specialty uses that
enhance neighborhood services
within the TOD--and publicly
accessible open space.
This chapter gives an overview
of the Plan. Chapter 2 describes
existing conditions within the
Plan Area. Chapter 3 explains
design principles for the Plan.
Chapter 4 specifies the framework
for development within the Plan
Area. Chapter 5 describes steps
for implementing the Plan,
including permits and phasing.
Vision and Goals
Station Park Green is envisioned
as a defining new neighborhood
for San Mateo. It will build on
the City’s strong tradition
of distinctive, high-quality
neighborhoods. Community parks
and landscaped thoroughfares
will set the tone for the area
and provide an inviting front
door, welcoming the broader
community to use and enjoy it.
The overarching purpose of
Station Park Green is to fulfill
the goals of the Corridor Plan—
to foster TOD and, thereby, to
implement San Mateo’s chosen
approach to growth in this area.
To capitalize on existing transit,
Station Park Green will be a
compact mix of uses structured
on a walkable grid near Hayward
Park Station. The residential,
retail, commercial, and open
space program will provide a
complementary and continually
active mix of uses. Goods and
services will be convenient and
accessible to the neighborhood
and the wider public.
Integral to its transit-oriented
purpose, this Plan combines
sustainability measures and
community amenities that
reflect a commitment to parks
and environmental stewardship.
The Plan Area’s system of
open spaces and pedestrian-
oriented streets will be safe and
attractive, bordered by active
uses and residential entries, with
multiple ‘eyes on the street.’
This commitment will ensure
that Station Park Green is not
only safe and attractive for its
residents but also a respectful
and beneficial neighbor to
existing nearby communities.
Based upon the aims of the
Corridor Plan, the Preliminary
Application, the community
process, and multiple Planning
Commission study sessions, as
well as sound planning and
design practice, the following
principles guide this Plan:
• Implement the transit-oriented
development aims of the
Corridor Plan.
• Consider the area context in
determining the location, height,
and density of uses.
• Lead with landscape, investing
in parks and streetscape to
establish the character of the
area.
• Facilitate station-to-
neighborhood connectivity.
• Create a vital center with a
vibrant mix of uses.
• Design for sustainability.
These principles are further
detailed in Chapter 3: Guiding
Principles.
CHAPTER 1 OVERVIEW
FIGURE 1.01 Bird’s-eye view of Station Park Green looking east to San Francisco Bay 5 STATIONPARKGREEN SPECIFIC PLAN
FIGURE 1.02 Location of Station Park Green Specific Plan Area Location
The Plan Area is located in the
City of San Mateo, California,
within the long-standing north-
south development corridor that
runs between the Santa Cruz
Mountains to the west and San
Francisco Bay to the east. As
shown in Figure 1.02, the Plan
Area is situated adjacent to the
Hayward Park Caltrain Station,
midway between San Mateo’s
downtown and Hillsdale stations.
Less than one mile from the
junction of State Route 92 (SR 92)
and U.S. Highway 101, and locat
-
ed at an SR 92 exit, the Plan Area
is at a regional crossroads, with
convenient access to the cities of
San Francisco to the north and
San Jose to the south, and to the
East Bay.
The 12-acre Plan Area lies at
the northwest corner of Concar
Drive and South Delaware Street,
just north of SR 92, as shown
in Figure 1.03. The property is
currently occupied by retail and
office uses—a Kmart store, offic
-
es, a Michaels store, and a Shell
station— and a large expanse of
accessory surface parking.
A narrow, approximately three-
acre swath of land owned by the
Peninsula Corridor Joint Powers
Board (Joint Powers Board or JPB)
separates the Plan Area from the
Caltrain rail right-of-way to the west,
run by the Joint Powers Board. To
the north, the Plan Area is bounded
by the offices of the California State
Automobile Association (AAA) and
a U.S. Postal Service facility.
6 FIGURE 1.03 Aerial view of the Plan Area in its existing condition 7 CHAPTER 1 OVERVIEW
STATIONPARKGREEN SPECIFIC PLAN
FIGURE 1.04 Station Park Green illustrative site plan and program Program
599 Residential Units
25,000 to 30,000 square feet Retail
10,000 to 15,000 square feet Office
2.3 acres of Open Space
(excluding streets and sidewalks)
8 General Description
The Station Park Green Specific
Plan enables, at its most basic
level, a clustered mix of uses
to support transit usage. At
another level, the Plan advances
a sustainable, parks-oriented, and
community-centered ethic.
As a TOD, Station Park Green will
contain a mix of uses to minimize
car trips. The new neighborhood
will include approximately 599
residential units, 10,000 square
feet of office space, 25,000 square
feet of retail space, and 2.3
acres of publicly accessible open
space, not including streets and
sidewalks. The flexibility of this
program is detailed in Chapter 4.
Station Park Green favors either
underground or ‘enclosed’ parking
to enhance the vitality of the
streets with attractive residential or
retail ground-floor entrances. The
preferred condition is for the Plan
Area to operate in conjunction with
the JPB property by creating a new
street to connect to Garvey Way .
The office space and the
neighborhood-serving retail uses
will be located on pedestrian
friendly streetscapes
to maximize transit convenience
and enhance the transit user’s
experience as well as active the
street life of the project. The Plan
pairs ground-floor retail uses with
a tight-knit residential character
along The Park and Concar Drive,
to enliven streets with continuous
daily activity.
As shown in the illustrative site
plan (Figure 1.04), the Plan has
a walkable grid of primary and
secondary streets, and bicycle
connections, that link South
Delaware Street and Concar Drive
to the station. The connections
through publicly accessible open
spaces prioritizes the pedestrian
experience. Hayward Park
Station will be a quick walk from
any point in the compact new
neighborhood. Points of access to
the neighborhood are aligned with
existing local streets. The Plan is
regionally and locally connected.
It is the goal of this plan to
integrate seamlessly with the
adjacent JPB property by
providing for direct connection of
vehicular, bike and pedestrian
ways through to the JPB
property. Seamless integration
and through connections
between these two properties
will help establish easy access
to the transit stop and hence
a successful transit-oriented
neighborhood. The Plan
envisions the JPB property
not merely as a destination for
people using Hayward Park
Station but also as a through-
way for pedestrians and cyclists
traveling in both directions
across the railroad right-of-way
to and from the Plan Area. The
Emergency Vehicle Access
Easement (EVAE) shown
throughout this document
along the southwestern
boundary of the Plan is merely
a contingency plan, to ensure
required fire safety access for
the project. The preferred
condition is to develop the Plan
Area in conjunction with the
JPB property.
Station Park Green will be a
small neighborhood with eight
9 diverse open spaces—The Park,
Park Corridor, Station Corridor,
Gateway Park, Community Park,
Greenway Pocket Parks, RE-3
Courtyard, and Delaware/Concar
Plaza—2.3 acres in total.
At the core of the Plan is The
Park, a new, approximately 1.1-
acre neighborhood park, framed
by residences and retail uses.
Tree-lined streets will extend from
The Park into the framework of
walkable blocks. Green corridors
and landscaped streets extending
from The Park will link to open
spaces within the Plan, as well
as in the existing surrounding
neighborhoods. This extension of
The Park into the street network
infuses the Plan with an identifiable
and cohesive character. The
Community Park and Gateway Park
will connect to The Park through
both visual and physical means.
The Park Corridor will extend The
Park to South Delaware Street,
toward Nineteenth Avenue Park.
The parks and streetscapes will also
integrate stormwater management
techniques.
At the core of the Plan is The Park, a new, approximately 1.1-acre neighborhood park, framed by residences and retail uses. Tree-lined streets will extend from The Park into the framework of walkable blocks.
CHAPTER 1 OVERVIEW
STATIONPARKGREEN SPECIFIC PLAN
10 The building massing and
architecture of Station Park
Green will be varied and
articulated to create a high-
quality development with
modulation and a cohesive,
though non-uniform, identity.
Smaller-scale residential
buildings will create a smooth
transition to the existing
residential neighborhoods to
the east. The concentration of
buildings with greater height
and density near the Caltrain
Station aids transit ridership.
In addition, the strategy of
placing higher buildings
along Concar Drive and the
Joint Powers Board property
creates a buffer for The Park
and the neighborhood from
SR 92 and the Caltrain line.
Graphic Note
For the purposes of this Plan, all
graphics addressing the Plan Area
at a regional or city scale are shown
with north oriented toward the top
of the document (Figure 1.05).
However, all graphics at a local scale
are oriented with north to the upper
left of the document (Figure 1.06).
Legal
Requirements
This Plan meets the legal require-
ments for specific plans estab-
lished under Section 65450 et
seq. of the California Government
Code and San Mateo Municipal
Code Section 27.06.080. Specific
Plans must include certain text
and diagrams that specify land
uses, utilities, provisions for
conservation of natural resources,
and implementation measures.
Land uses, including residential
and floor area densities, as well
as open space usable by the
public, are described in Chapter
4. Major infrastructure for the Plan
is also described in Chapter 4 in
the section entitled “Infrastructure
Improvements.” A program of
implementation measures is in
Chapter 5.
FIGURE 1.06 Orientation of all graphics at a local scale General
Description
(continued)
FIGURE 1.05 Orientation of all graphics at a regional
and city scale
Corridor
Plan and
General Plan
Relationship
This Plan is not intended to
supplant the Corridor Plan, but
to implement it. Specifically, to
further implement Policy 7.7 of
the Corridor Plan, the Plan Area
is planned in a comprehensive
manner to ensure the creation of
a transit-oriented development
that is consistent with the
Corridor Plan. This Plan, like the
Corridor Plan, is consistent with
the General Plan. Development
within the Plan Area must comply
with this Plan, the Corridor Plan
and the General Plan.
Public
Participation
Through the City’s Preliminary
Application process, preparation
prior to submittal of this Plan
included formal and informal
neighborhood meetings. Many
more public neighborhood
meetings and Planning
Commission and City Council
hearings came after application.
These sessions brought together
a cross-section of San Mateo
citizens and officials to shape,
review, and discuss the Plan and
its relationship to the goals of
the Corridor Plan.
The City originally adopted this
Plan in 2011. Three years later,
after development had not
proceeded, the City amended
this Plan. A new round of
community outreach occurred at
that time.
Overall
Phasing
The Plan serves to assure the
City and the owners of land
within the Plan Area that
future development will fulfill
its intended form and sense
of place. The Plan does this
by: setting the location and
specifications for roads,
utilities, open spaces, and other
common areas; establishing a
block and open space pattern;
and setting land uses, densities,
building heights, and lot
coverage.
In future years, the owners of
land within the Plan Area must
seek additional approvals from
the City to develop that land.
Specifically, a development may
not commence construction of
a building unless the Zoning
Administrator, the Planning
Commission, and, for buildings
exceeding 55 feet in height,
the City Council, approve an
application for site plan and
architectural review (SPAR). It is
anticipated that it could take ten
years for all SPAR applications to
11 be complete under the Plan.
As provided under City code,
to approve a SPAR application,
the decision maker must review
detailed drawings, including floor
plans, of all proposed buildings.
Concurrently with approval of
the Plan in 2011, the City and the
owner of the land within the Plan
Area entered into a contractually
binding development agreement,
as described in Chapter 5:
Implementation (Development
Agreement). The Development
Agreement was still in effect at the
time that the City amended this
Plan in 2014.
CHAPTER 1 OVERVIEW
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CHAPTER 2 EXISTING CONDITIONS
Chapter 2
STATIONPARKGREEN SPECIFIC PLAN
Currently, the
Plan Area includes
over nine acres of
impermeable surface
parking around the
Kmart, Michaels, and
Shell station facilities.
At present, only
about six percent
of the entire Plan
Area is covered by
permeable, vegetated
surfaces in the form of
parking lot islands.
Introduction [ 15 ]
Plan Area and Current Facilities [ 17 ]
Edge Conditions [ 18 ]
Hayward Park Station TOD Zone [ 18 ]
Neighborhood Setting [ 19 ]
City Open Space System [ 24 ]
Transportation [ 25 ]
Environmental Setting [ 26 ]
Infrastructure and Utilities [ 28 ]
Emergency Services [ 32 ]
Waste and Recycling [ 32 ]
15 Chapter 2
Existing Conditions
Station Park Green is located on approximately
12 acres of developed land adjacent to
the Hayward Park Station. The following
chapter details the existing uses, character,
transportation network, and utilities at the Plan
Area and its edges.
STATIONPARKGREEN SPECIFIC PLAN
FIGURE 2.01 Aerial view of Plan Area in its existing condition 16 CHAPTER 2 EXISTING CONDITIONS
Plan Area and
Current
Facilities
The Plan Area is bounded by
South Delaware Street to the east
and Concar Drive to the south (Figure
2.01). Across Concar Drive to the
south, SR 92 rises above grade to
cross the Caltrain right-of-way. To the
west, the Joint Powers Board owns
a relatively narrow, approximately
three-acre strip of property used for
surface parking, which separates the
Plan Area from the Caltrain tracks.
To the north, Garvey Way, the Post
Office, and the AAA office building
sit between the Plan Area and
residential properties along East 16th
Avenue.
The Plan Area is currently occupied
by retail and office uses, including
Kmart store, offices, Michaels store,
a Shell gas station, and their surface
parking areas. The Kmart store is
located generally in the middle of
the 12 acres, significantly set back
from its primary vehicular access on
South Delaware Street. This vehicular
access is opposite the entrance
to the Nineteenth Avenue Park
neighborhood across South
Delaware Street.
FIGURE 2.02 Kmart building and
parking lot, facing east
The Kmart building is
approximately 37 feet tall and
has about 148,000 square feet
of retail space on two floors,
plus office and storage space.
A large expanse of surface
parking surrounds the store
(Figures 2.02, 2.03, 2.04). A
narrow buffer of landscape
separates the parking lot from
South Delaware Street. Within
the parking lot, small islands
with mulch support small trees.
Between the Shell station and
the AAA building, the edge
of the Plan Area along South
Delaware Street is very open,
with no building edge defining
the space of the street.
FIGURE 2.03 Plan Area with Kmart
parking lot, facing southeast
The Michaels store is located
southeast of the Kmart building
with frontage on Concar Drive.
An arts-and-crafts supply store,
Michaels occupies a building
of approximately 19,000 square
feet that is approximately 21-feet
high. Vehicular access to Michaels
exists opposite the access ramps
to SR 92. Except for its eastern
boundary with the Shell station,
the Michaels property is also sur
-
rounded by surface parking and
rudimentary landscape.
The Shell gas station sits at the
northwest corner of the intersec-
tion of Concar Drive and South
Delaware Street. Its facilities in-
clude an auto service station, gas
pump canopy, and car wash.
17 FIGURE 2.04 Kmart building and
parking lot, facing northwest
Currently, the Plan Area includes
over nine acres of impermeable
surface parking around the
Kmart, Michaels, and Shell station
facilities. At present, only about
six percent of the entire Plan Area
consists of permeable, vegetated
surfaces in the form of parking lot
islands.
STATIONPARKGREEN SPECIFIC PLAN
18 FIGURE 2.05 Concar Drive and Michaels store, facing east FIGURE 2.06 South Delaware Street and Shell Station, facing northwest Edge
Conditions
The immediate edges of the Plan
Area are public streets, surface
parking for the AAA building,
and the Joint Powers Board
property, which is also mostly
surface parking. Because the
existing Kmart, Michaels, and
Shell station facilities are set
back from the sidewalks, there
is little streetwall definition
along either the South Delaware
Street or Concar Drive corridors.
South Delaware Street, Concar
Drive, and the Joint Powers
Board property that surround
the Plan Area have some
streetscape improvements
including sidewalks, street
trees, low shrubs, tree grates,
mulching, small lawn areas, and
pedestrian lighting. Along all
streets, the Plan Area edges are
open and almost entirely paved,
with predominant views of the
surface parking lots and limited
streetscape features within the
Plan Area (Figures 2.05,
2.06).
As noted in Chapter 1, this Plan is
intended to implement the Corridor
Plan. In turn, the intent of the Corri
-
dor Plan is to allow, encourage, and
provide guidance for the creation
of Transit Oriented Development
(TOD). The area covered by this
Plan is an approximately 12-acre
portion of the Hayward Park Station
TOD Zone.
The remainder of the Hayward
Park Station TOD Zone includes
property owned and operated
by the Joint Powers Board to the
west, and AAA and the U.S. Postal
Service to the north.
Hayward Park
Station TOD Zone
CHAPTER 2 EXISTING CONDITIONS
Neighborhood
Setting
Aspects of the Plan—including
the land use program, massing,
height, circulation pattern, and
open space system—account
for the possibility of future
development of the remainder
of the Hayward Park TOD
Zone in conformity with the
Corridor Plan. Specifically, the
block and street system for
the Plan Area is aligned with
those of neighboring parcels,
should redevelopment of the
remaining land in the TOD
Zone occur.
Moreover, as discussed in
Chapter 5, this Plan may
be amended. Such an
amendment could, if the City
so approves, enlarge the
Plan Area to encompass the
entire TOD Zone. Details on
the amendment process are
provided in Chapter 5.
The Plan Area lies amidst a
mix of uses including service
commercial and single- and
multi-family residential uses.
Mid- and high-rise commercial
properties are located to the
south and southeast of the
Plan Area, along Concar Drive
and SR 92. To the north and
northeast, beyond the existing
Post Office and AAA, the uses
are predominantly single- and
multi-family residential. Further
implementation of the Corridor
Plan and San Mateo City Zoning
suggest that the area covered
by this Plan will, in the future, be
surrounded by TOD uses, except
for Nineteenth Avenue Park to
the northeast. Though the Plan
Area is closest to the Nineteenth
Avenue Park neighborhood,
Hayward Park, Sunnybrae and
Fiesta Gardens are nearby as
well. The street networks of
these neighborhoods are shown
in Figure 2.07.
FIGURE 2.07 Plan Area with surrounding neighborhoods and streets 19 Plan Area
Creek
Caltrain
STATIONPARKGREEN SPECIFIC PLAN
Caltrain Station
and Parking
The Caltrain right-of-way runs
north-south, west of the Plan
Area. The rail is elevated slightly
above the surrounding land
-
scape, and low areas along the
tracks function as ad-hoc storm
-
water channels (Figure 2.08).
Caltrain’s Hayward Park Station
is located just north of the SR 92
overpass, where Concar Drive
intersects with Pacific Boulevard.
At both ends of the station plat
-
form there are at-grade pedestri-
an crossings over the tracks.
The Plan Area does not abut
the Caltrain right-of-way; it is
separated by property owned
by the Joint Powers Board.
This narrow, approximately
three-acre property consists of
surface parking for the station.
Chain-linked fencing and narrow
landscape strips buffer the Joint
Powers Board property from
surrounding uses (Figure
2.09). Across the tracks to the
west of the rail, there is a mix of
service commercial, community
commercial and multi-family
residential uses, which is also
zoned for TOD.
FIGURE 2.08 Caltrain right-of-way facing south to SR 92 overpass FIGURE 2.09 Joint Powers Board property, seen from the Caltrain station, facing east
Concar Drive
To the south, Concar Drive
separates the Plan Area from
large commercial properties
along the SR 92 corridor (Figure
2.10). These commercial buildings
are set back from Concar Drive
and surrounded by surface
parking lots. The elevated SR
92 rises to approximately 35
feet above grade behind these
buildings to pass over the Caltrain
right-of-way (Figure 2.11).
Entrance and exit ramps for the
SR 92 intersect with Concar Drive
near the entrance to Michaels.
As shown in Figure 2.12, the scale
of the existing development on
Concar Drive is higher than the
residential uses to the north and
northeast of the Plan Area. Within
a half-mile of Station Park Green,
there are buildings of between
five and ten stories along Concar
Drive and the SR 92 corridor.
800 and 900 Concar Drive are
each five stories plus mechanical
penthouse; the Marriott Hotel is
six stories; and the buildings of
The Crossroads are ten stories,
approximately 140 feet in height.
20 CHAPTER 2 EXISTING CONDITIONS
Immediately south of SR 92
is a cluster of light-industrial
and service commercial uses.
This area is separated from the
Plan Area by the elevated SR
92. Access to these properties
is accomplished via Pacific
Boulevard which runs along
the eastern side of the Caltrain
right-of-way and connects to
Concar Drive at the Hayward
Park Caltrain Station, shown in
Figure 2.11.
FIGURE 2.12 Aerial view of the Plan Area, with Caltrain, the Joint Powers Board property, Kmart, Michaels, and surface parking in the foreground, and in the back- ground, higher commercial development
21 FIGURE 2.10 Concar Drive and commercial properties, facing east FIGURE 2.11 SR 92 overpass over Pacific Boulevard, at the intersection of Concar Drive, facing south
STATIONPARKGREEN SPECIFIC PLAN
22 The remainder of the block
located north and outside of
the Plan Area includes the AAA
and the Post Office (Figure
2.13). The AAA and the Post
Office both front on South
Delaware Street (Figure 2.14).
These buildings are set back
from the street, separated by
dedicated surface parking.
Deliveries, service functions,
and employee parking for the
Post Office are located behind
the facility and accessed by
Garvey Way, a public street.
Trees and ground cover provide
minimal landscape buffers
between the Post Office and
AAA and the Plan Area. Also
outside the Plan Area, beyond
the U.S. Postal Service property
and behind residences on 16th
Avenue, Leslie Creek channel
is a concrete-lined channel
that flows east-northeast under
South Delaware Street to the
Marina Lagoon (Figure 2.15).
FIGURE 2.13 Post Office at the corner of Garvey Way and South Delaware Street, with AAA in the background
FIGURE 2.14 South Delaware Street at AAA, facing southeast FIGURE 2.15 Leslie Creek channel
AAA, Post Office, and Leslie Creek Channel
CHAPTER 2 EXISTING CONDITIONS
South Delaware Street and Nineteenth Avenue Park
To the east, South Delaware Street
separates the Plan Area from the
Nineteenth Avenue Park neighborhood.
A community developed by builder
Joseph Eichler in the 1950s, the
Nineteenth Avenue Park neighborhood
consists of single- and multi-family
residences. These houses are oriented
away from South Delaware Street; they
front on Eleanor Drive within the internal
Nineteenth Avenue Park neighborhood
street network. One access road, Charles
Lane, leads into Nineteenth Avenue Park
from South Delaware Street.
The residences of Nineteenth Avenue
Park are separated from the Plan Area by
South Delaware Street. South Delaware
Street has four travel lanes and one
turning lane, for a total right-of-way
width of approximately 70 feet, including
sidewalks. In addition, as shown in
Figure 2.16, a high wooden fence and
streetscape with mature trees along the
eastern side of South Delaware Street
significantly buffer the homes within
Nineteenth Avenue Park from traffic on
South Delaware Street, as well as from
the Plan Area beyond.
23 FIGURE 2.16 Substantial vegetated buffer between South Delaware Street and the Nineteenth Avenue Park neighborhood
STATIONPARKGREEN SPECIFIC PLAN
Figure 2.17 Public open space in San Mateo
24 The City of San Mateo includes
substantial park and open space
acreage within its boundaries,
especially along its boundary
with San Francisco Bay. Notably,
Central Park in downtown San
Mateo sets a high standard for
public open spaces in the City
(Figure 2.17).
Despite this existing acreage
and tradition of park design
in the City, the Plan Area is
located in a part of the City
with a relative dearth of public
open space. Within one half-
mile of the Plan Area, there
are three small parks. These
are the Concar playground
in Nineteenth Avenue Park,
Sunnybrae playground on
Folkstone Avenue, and Trinta
Park on Palm Avenue, which
has two baseball fields and a
basketball court.
The Leslie Creek channel is
zoned as an open space. While
the channel supports some
natural features, it would require
more improvement to become a
natural trail.
City Open Space System
CHAPTER 2 EXISTING CONDITIONS
Transportation
Immediately adjacent to transit
and the state highway system,
the Plan Area is exceptionally
well connected to the region’s
transportation networks.
Transit
Caltrain, the north-south
commuter rail line on the
Peninsula, and SamTrans, the
primary bus service for San
Mateo County, both provide
transit service to the Plan Area.
Caltrain
The Hayward Park Caltrain
Station provides local service.
Also during peak hours, a
Caltrain shuttle bus operates
an hourly service that is
synchronized with the train
between the Hayward Park
Caltrain Station, various local
office buildings, and the
Lakeshore and Fiesta Gardens
neighborhoods.
The Hillsdale Caltrain station,
located approximately 1.5 miles
south of the Plan Area, provides
both local and express (Baby
Bullet) train service. SamTrans
and several employee and
residential
shuttle services operate at the
Hillsdale Station.
SamTrans
SamTrans Bus Routes 292 and 35
run along South Delaware Street,
providing direct bus service to
the Plan Area. This route operates
between Hillsdale Shopping
Center and downtown San
Francisco.
Road Network
The Plan Area is surrounded
by readily accessible local
arterials and major highways.
The Plan accounts for possible
reconfiguration of the SR 92
interchange with Concar Drive, as
well as the City’s plans to narrow
South Delaware Street.
• State Route 92 (SR 92): Just
south of Concar Drive, SR 92 is
a four- to six-lane, east-west
freeway that extends from Half
Moon Bay in west San Mateo
County across the San Francisco
Bay via the San Mateo Bridge
to Hayward in Alameda County.
Prior to intersecting US 101 to
the east, SR 92 is four lanes. East
of US 101, SR 92 becomes six
lanes.
• Concar Drive: This two- to four-
lane, east-west arterial borders
the Plan Area to the south. SR 92
westbound on- and off- ramps
are located roughly at the north-
south access to the Plan Area at
Concar Drive.
• South Delaware Street: This
is a two- to four-lane (with an
additional turning lane), north-
south arterial bordering the
eastern edge of the Plan Area.
Eastbound SR 92 on- and off-
ramps are located at the SR
92/South Delaware Street
interchange, south of the South
Delaware Street/Concar Drive
intersection and the Plan Area.
• East 16th Avenue: Located
north of the Plan Area, this is a
four-lane collector which runs
east-west between US 101 and
the Caltrain tracks.
• US Highway 101 (US 101): This
is an eight-lane, north-south
freeway less than one-half mile
from the Plan Area. US 101
extends northward through San
Francisco and across the Golden
Gate Bridge, and southward
through San Jose toward Morgan
Hill. Access to the Plan Area is
provided via an interchange at
SR 92.
25 Parking
The Plan Area currently includes
approximately 700 parking spaces
in over nine acres of surface lots
to serve the Kmart and Michaels
retail stores. Separated from these
parking lots by a chain-linked
fence are approximately 200
spaces at the Joint Powers Board
property to the west.
No on-street parking is currently
permitted along the Plan Area
frontage. On-street parking of a
half-dozen vehicles is allowed on
the south side of Concar Drive
west of the SR 92 westbound on-
and off- ramps.
STATIONPARKGREEN SPECIFIC PLAN
26 San Mateo is situated on the San
Francisco Peninsula, between
the Santa Cruz Mountains and
San Francisco Bay. Because it is
positioned on the Bay side of
the Peninsula, the City has all
the typical physical and climatic
features of lower-lying areas
around the Bay.
Climate
The San Francisco Bay Area
has drastically varying micro-
climates. San Mateo’s location
affords it a very mild climate.
The average high temperature is
roughly 65 degrees Fahrenheit,
varying from 55 degrees in
January to 75 degrees in August.
Average low temperatures range
from 40 degrees to 55 degrees.
The San Francisco Bay Area
experiences distinct rainy and
dry seasons. The rainy season
generally occurs between
October and April, with a total
annual average rainfall of 19
inches per year measured
at nearby San Francisco
International Airport. The
dry season generally occurs
between May and September
with generally negligible rainfall.
The general exposure of the Plan
Area to prevailing winds, sun, noise
from SR 92 and Caltrain, and storm
drainage is shown in Figure 2.18.
Topography
The Plan Area’s existing high point
is located near its center, at the
finished floor level of the Kmart
building, at approximately +107 feet
(adjusted City datum). The Michaels
store is located southeast of Kmart,
and has a finished floor elevation
of approximately +105 feet. From
its center the Plan Area slopes
downward in all directions toward its
boundaries. The highest boundary
elevation is along the western edge
adjacent to the Joint Powers Board
property, at an elevation of +106.2
feet. The lowest boundary elevation
is along the northeastern edge
adjacent to South Delaware Street,
at +100.7 feet.
Air Quality
According to the California
Environmental Protection
Agency’s Air Quality and Land Use
Handbook (April 2005), freeways
and major arterial roads within
1,000 feet upwind of residential
developments are a source of
air pollution that result in higher
than average adverse health
impacts. As shown in Figure 2.18,
although the Plan Area is within
1,000 feet of SR 92, the freeway
is downwind, not upwind, of the
Plan Area. Thus, this potential air-
quality issue is minimized.
Soil
At present, the Plan Area is almost
entirely covered with buildings
and solid pavement. Previously,
the Kmart building was used
by Montgomery Ward, another
general retailer. The Michaels
building was once an automobile
service center. The third existing
land use within the Plan Area
is a Shell gas station located at
the corner of Concar Drive and
South Delaware Street. A Phase
I Environmental Assessment
for the Kmart and Shell station
properties (EarthTech, Inc., July
2006) recommended no further
investigation.
The existing asphalt pavement
that covers the Plan Area is of
varying thickness, averaging
two inches where vehicles
pass. There are some small
landscaped areas, mainly
islands of plantings scattered
throughout the parking lot.
Beneath the pavement is a
layer of artificial fill that varies
between 1.5- and six-feet thick.
The classification of artificial fill is
highly variable, containing poorly
graded gravel, clayey gravel,
poorly graded sand, silty sand, or
clayey sand. Below the artificial
fill is Bay Mud, which varies from
one-foot thick near the western
boundary of the Plan Area to six-
feet thick near South Delaware
Street. The upper one to two feet
of Bay Mud is highly organic and
contains decaying vegetation.
Below the Bay Mud, a medium-
stiff, lean clay layer covers
the majority of the Plan Area.
Alluvium was also found below
the Bay Mud. Below the stiff-
lean clay, the alluvium deposit
is mainly silt or clay with sand
and gravel. Small zones of
predominantly sand or gravel
were also encountered. The depth
to bedrock is unknown.
Environmental Setting
CHAPTER 2 EXISTING CONDITIONS
FIGURE 2.18 General exposure of the Plan Area to wind, sun, and noise, and drainage conditions 27 STATIONPARKGREEN SPECIFIC PLAN
28 Infrastructure and Utilities
The Plan Area contains a shallow
groundwater table located above
the Bay Mud material that varies
from +96 to +103 feet (adjusted
City datum). This groundwater
table fluctuates seasonally, and is
probably controlled by water levels
in Marina Lagoon and by seasonal
rainfall. A second groundwater
zone may occur in the Plan Area
approximately 17 to 30 feet
underground. If penetrated, the
static level of this confined aquifer
is approximately five feet below
existing grade.
The Plan Area is not within an
Earthquake Fault Zone, as
defined by the Alquist-Priolo
Earthquake Fault Zoning Act, and
no known active faults exist there.
In a seismically active area such
as Northern California, the remote
possibility exists for future faulting
in areas where no faults previously
existed; however, the risk of surface
faulting and consequent secondary
ground failure is very low. (Source:
San Mateo Corridor Plan and Bay
Meadows Specific Plan
Amendment EIR 4.13-6.)
The Plan Area lies within a part
of San Mateo that has been
developed for many decades, and
it is well served by infrastructure
and utilities.
Storm Drainage
The Plan Area falls entirely
within the tributary area of
Leslie Creek channel (formerly
known as the 16th Avenue
Channel). Leslie Creek
channel flows northeasterly to
Marina Lagoon, which, in turn,
discharges to San Francisco
Bay. The Marina Lagoon water
surface elevation is controlled
by the City. There are no offsite
flows through or onto the Plan
Area.
At present, the Plan Area is
almost entirely covered by
impermeable surfaces, including
building roofs and over nine
acres of asphalt parking lots.
Approximately six percent of the
Plan Area consists of permeable,
vegetated surfaces, in the form
of parking lot islands. Rainfall is
captured on-site and conveyed
directly to the City storm drains.
The Plan Area has three distinct,
on-site drainage systems, shown
in Figure 2.19. These are the
Western, Northern, and Eastern
systems:
• Western system: This captures
and conveys flows from the
parking lot to the west of the
existing Kmart building. Catch
basins located along the Joint
Powers Board property line
connect to an 18-inch storm
drain located in Concar Drive.
• Northern system: The roof drain
from the existing Kmart building
connects to a catch basin located
at the southwestern end of
Garvey Way. This catch basin
drains a significant proportion of
the parking lot north of the Kmart
building, and it discharges to an
18-inch City storm drain, which,
in turn, discharges to the Leslie
Creek channel.
• Eastern system: This system
captures flows from the parking
lots to the south and east of the
Kmart building via a series of
catch basins. It connects to a
39-inch City storm drain in South
Delaware Street at Charles Lane.
Using a 51-inch pipe, this storm
drain, in turn, connects to the
Leslie Creek channel outfall.
The 18-inch City storm drain in
Concar Drive conveys flows from
the south of the Plan Area to the
intersection of Concar Drive and
South Delaware Street, just beyond
the southeastern point of the Plan
Area. The Shell station connects
directly to this 18-inch City storm
drain in Concar Drive.
The 39-inch South Delaware
Street storm drain conveys run-off
from a small watershed between
Concar Drive and SR 92. The
South Delaware Street storm drain
outfalls directly to Leslie Creek
channel in a 12-foot by 6-foot box
culvert that allows Leslie Creek
channel to flow under South
Delaware Street.
CHAPTER 2 EXISTING CONDITIONS
FIGURE 2.19 Existing storm drainage system
Existing Storm Drain to Remain
Existing Storm Drain to be Removed
Specific Plan Area Boundary
Existing Outfall to Leslie Creek channel
29 STATIONPARKGREEN SPECIFIC PLAN
Figure 2.20 Existing wastewater collection and treatment system Sewers
Collection and treatment of
wastewater in the Plan Area is
provided by the City. As shown
in Figure 2.20, existing facilities
serving the Plan Area include:
33” Delaware Trunk
This trunk sewer line runs along
the eastern edge of the Plan
Area in South Delaware Street. It
collects flows from properties and
areas adjacent to South Delaware
Street, including the 845-acre
San Mateo Village watershed
catchment, Fiesta Gardens, the
San Mateo County Exposition
Center, the Bay Meadows Phase
One redevelopment, and the
City’s Mongini and Santa Clara lift
stations. The trunk line discharges
to the Dale Avenue Pump Station,
from which the flow is pumped
to the San Mateo Wastewater
Treatment Plant.
Existing Sewer to Remain
Sewer to be Removed
Specific Plan Area Boundary
30 CHAPTER 2 EXISTING CONDITIONS
El Camino Real By-Pass
In 2001 the City commissioned
the City of San Mateo City-
Wide Sewer System Study
which indicated that there is
a significant capacity deficit
in all of the major trunks in
the southern trunk system due
largely to high infiltration and
inflow. Accordingly, a bypass
from the El Camino Real trunk
sewer line was constructed
in recent years along Concar
Drive, to alleviate surcharge
of the El Camino Real trunk
during storm events. This
30-inch sewer line connects
to the South Delaware Street
trunk line at the intersection of
Concar Drive.
Plan Area
Within the Plan Area itself, an
8-inch line collects sanitary
sewer flows from the existing
Kmart and Michaels sites,
and connects to the 30-inch
El Camino Real bypass line in
Concar Drive.
Water
Water service for the Plan Area
is provided by the California
Water Service Company
(CWSC). CWSC obtains its water
from the San Francisco Public
Utilities Commission (SFPUC)
through connections in the
northwest part of the City of
San Mateo. Water distribution
mains in the Plan Area include a
10-inch and 8-inch main in South
Delaware Street, an eight-inch
main in Concar Drive, an eight-
inch main in Garvey Way, and
a 24-inch high-pressure main
in South Delaware Street. A
12-inch water main, branching
from the 10-inch South Delaware
Street main, serves the Plan
Area by looping around the
Kmart building. The loop
consists of a 12-inch pipe along
the southern side of the building
and an eight-inch pipe along
the north. The eight-inch main
in Garvey Way extends south
into the property to intercept
the building loop, creating a
secondary loop.
Electricity and Gas
Pacific Gas and Electric Company
(PG&E) provides electrical and
natural gas service to the Plan
Area.
Electrical service is supplied by
both overhead and underground
lines. Low-voltage electrical lines
are fixed to overhead utility poles
that are located along the entire
length of Concar Drive adjacent to
the Plan Area. The service feeds to
the existing buildings in the Plan
Area are located underground.
A two-inch natural gas line is
located underneath the sidewalk on
the northern side of Concar Drive
and along the western edge of
South Delaware Street. In addition,
a high-pressure, 24-inch gas line
is located in the center of South
Delaware Street.
31 Telecommunications
Telecommunications cables are
fixed to overhead utility poles
along the entire length of Concar
Drive adjacent to the Plan Area.
Multiple telecommunication
companies provide services to
the area.
STATIONPARKGREEN SPECIFIC PLAN
Emergency
Services
San Mateo Fire Department’s
Station 23, located at 27th and
Edison streets, serves as the
first response unit for the Plan
Area. However, due to the City
of San Mateo’s participation in
the San Mateo County Boundary
Drop Program, the first response
can also come from the nearest
available apparatus throughout
the County.
The San Mateo Police
Department has facilities at
the intersection of Hillsdale
Boulevard and Saratoga Drive,
approximately one half-mile
south of the Plan Area.
Waste and
Recycling
Recology (formerly Allied Waste)
provides solid-waste disposal
for the Plan Area. Solid waste
is transferred to Recology’s Ox
Mountain facility.
32 CHAPTER 2 EXISTING CONDITIONS
Chapter 3
STATIONPARKGREEN SPECIFIC PLAN
Guiding Principles:
Implement the
Corridor Plan
Consider the Context
Lead with Landscape
Connect the Station to
the Neighborhood
Create a Vital Center
Design for Sustainability
Introduction [ 35 ]
Implement the Corridor Plan [ 37 ]
Consider the Context [ 39 ]
Lead with Landscape [ 41 ]
Connect the Station to the Neighborhood [ 43 ]
Create a Vital Center [ 45 ]
Design for Sustainability [ 47 ]
35 Chapter 3
Guiding Principles
By building upon a basic set of design principles, this Plan establishes a vision of how Station Park Green will look, feel, and operate when it is completed. These
basic principles range from ideas about land use and
built form, through vehicular, bicycle and pedestrian
access assumptions, to ecological goals. The principles were established based on existing conditions and
constraints, such as the Plan Area’s unique physical
characteristics and economic realities, as well as
normative values of placemaking.
STATIONPARKGREEN SPECIFIC PLAN
CHAPTER 3 GUIDING PRINCIPLES
37 Implement the Corridor Plan
This Plan further develops and expresses the objectives and policies of the Corridor Plan. Indeed, the central objective of this Plan is to implement the vision of that ear- lier document, by enabling the development of a public-spirited and transit-oriented neighborhood. In this way, Station Park Green is envisioned as a place worthy of the Hayward Park Caltrain Station, the existing residential neighborhoods that surround the Plan Area, and the City of San Mateo as a whole.
The vision of Station Park Green, established by this Plan, will realize the vision of the Corridor Plan within the Plan Area. The objectives and policies of the Corridor Plan are applied throughout, including:
• An interconnected street system
that integrates with San Mateo’s
surrounding residential fabric
(Policy 4.1 and 6.32)
• Multi-family uses developed
at transit-supportive densities
(Policy 5.9)
• Diversity in architecture, building
types, and unit types (Policies
6.12 and 6.30 )
• Fine-grained massing and
articulation of buildings,
constructed close to sidewalks
(Policies 6.15, 6.16, and 6.33)
• Neighborhood- and commuter-
serving retail uses, including
specialty uses that enhance
neighborhood services (Policies
5.12 and 5.13)
• Height limitations of 35 feet along
South Delaware Street and 55 feet
elsewhere (Policies 5.14 and 5.15).
Height shall be measured per
pages 66 and 67 of this Plan.
• Street designs that emphasize
pedestrian comfort and safety
while calming traffic (Policies 4.6,
4.8, 6.4, 6.5, and 6.32)
• One-way “Park Streets” that allow
auto circulation around parks while
minimizing pedestrian crossing
distances (Policy 4.11)
• Placement and orientation of
the park along the major visual
and pedestrian link to the station
(Policies 4.16 and 5.10)
• Water-quality protection and
environmental responsibility
integrated into streetscapes,
buildings, parking, and open
space (Policies 6.11 and 6.35)
• Design of new buildings to
be pedestrian-friendly and
compatible with local styles
(Policy 6.2, 6.19, 6.30, 6.33, and
6.34)
• Does not significantly increase
traffic levels on residential streets
in existing neighborhoods (Policy
4.3, 4.12 and 7.11)
STATIONPARKGREEN SPECIFIC PLAN
Context
39 Consider the Context
Station Park Green is not merely located within San Mateo but will be an integral part of the City. Its design reflects careful consideration of adjacent neighborhoods, the existing street network, ongoing urban planning efforts, and available transportation resources. The Plan does this by:
• Providing for new
neighborhood-serving retail
uses.
• Designing a street network that
reflects San Mateo’s existing
residential grid and integrates
with existing streets
• Ensuring residential densities
and intensities of retail and
office uses appropriate to the
area’s proximity to Caltrain
• Planning for seamless potential
future expansion of the Plan
Area to include the Joint
Powers Board, AAA, and U.S.
Postal Service properties
• Reducing building heights
along South Delaware Street to
present a form compatible with
the Nineteenth Avenue Park
neighborhood
• Locating the greatest building
heights and use densities
toward the southern and
southwestern portions of the
Plan Area, to mitigate traffic
noise and prevailing westerly
winds
CHAPTER 3 GUIDING PRINCIPLES
STATIONPARKGREEN SPECIFIC PLAN
Landscape
41 Lead with Landscape
The framework for Station Park Green is its network of landscaped, publicly accessible open spaces. In turn, the key to that open space network is an approximately 1.1-acre park at the very heart of the neighborhood, called “The Park.” The Park will extend out through the streets connected by the Gateway Park and Community Park. Together with the tree-lined streets within the Plan Area, these elements form a network of open spaces that comprises the public realm for Station Park Green. The Plan ensures the central importance and high quality of the public realm by:
• Setting The Park as the defining
feature for Station Park Green,
visible at its heart and from
adjoining streets, and inviting
enjoyment by residents, neighbors
and station users alike
• Connecting Concar Drive to
Garvey Way through a continuous
set of green linear parks, hosting
a variety of uses, from passive
strolling to active play
• Extending the influence
of The Park into all of the
neighborhood’s public spaces
through related materials and
design treatments, following
City-approved guidelines
• Providing a more intimate
courtyards for local residents,
with a more serene character
befitting their location and scale
• Planning for the continuation
of the emerging regional trail
system through the Hayward
Park Station TOD Zone
• Linking the publicly accessible
open space network to and
integrating it with private
stoops, porches, mews, and
gardens within the Plan Area
CHAPTER 3 GUIDING PRINCIPLES
STATIONPARKGREEN SPECIFIC PLAN
Connect
43 Connect the Station to
the Neighborhood
Station Park Green presents an opportunity to reintegrate the station area, which is currently disrupted by auto-dominated uses, with the urban fabric around it. As a contingency, the Plan provides for an Emergency Vehicle Access Easement (EVAE) along the Plan Area boundary with the JPB property. However, the preferred approach would be to develop both properties together seamlessly, with active uses facing the Caltrain Station. The development of a vital, pedestrian-oriented neighborhood will facilitate station access for both new and existing residents, with clear, direct connections drawing people to and through the Plan Area. The Plan does this by:
• Facilitating clear, direct
pedestrian and visual
connections to the Hayward
Park Station, particularly from
Concar Drive and Charles Lane
• Providing a densely
interconnected network for
pedestrian circulation, including
generous sidewalks, frequent
crossings, and through-block
pathways
• Using traffic-calming techniques
to reduce vehicular speeds in the
neighborhood
• Creating a street network that
connects efficiently to existing
streets, from Concar Drive in
alignment with the SR 92 off-
ramp and from South Delaware
Street in alignment with Charles
Lane of Nineteenth Avenue Park
• Providing retail and services
for commuters using the train
station and nearby residents
• Parking will primarily be
enclosed with retail and
residential uses, to maximize the
pedestrian orientation of streets
and open space
CHAPTER 3 GUIDING PRINCIPLES
STATIONPARKGREEN SPECIFIC PLAN
Center
45 Create a Vital Center
Station Park Green will become a vibrant hub of activity where asphalt dominates today.
Added activities and amenities will create a new meeting ground for commuters, residents, and shoppers. The Plan does this by:
• Providing a new transit-oriented
neighborhood near the Hayward
Park Station for the shared
enjoyment of surrounding
residents
• Concentrating density near the
Hayward Park Station and around
a large park and the larger streets
• Including a range of housing
types, such as studios, 1-, 2-, and
3-bedroom units, in addition to
retail and some office uses, at
densities sufficient to support
both transit ridership and
neighborhood vitality
• Drawing visitors to and through
the neighborhood with clear
connections and comfortable
and attractive streets and open
spaces
• Locating parking to avoid
interference with building
entrances, retail spaces, and
pedestrian access points
• Providing for uses and
activities that will keep the new
neighborhood active into the
evenings and weekends
• Orienting buildings toward
streets and parks to provide
emphasis and spatial definition
to the public realm
• Creating and supporting a
distinctive visual identity through
excellent architectural, urban,
and landscape design
CHAPTER 3 GUIDING PRINCIPLES
STATIONPARKGREEN SPECIFIC PLAN
Sustainability
47 Design for Sustainability
Station Park Green exemplifies a sustainable pattern of development, which creates compact, diverse, vibrant places. It recycles underutilized land near existing transit facilities, converting an auto-dominated area of asphalt into a community-oriented place around people. By providing more services and amenities near mass transit, the Plan facilitates access by proximity, reducing the need for travel and supporting transit ridership. Careful planning allows a thorough and proactive consideration of environmental factors from stormwater management to energy efficiency to transportation. The Plan is compatible with LEED for Neighborhood Development (LEED-ND) certification. The U.S. Green Building Council’s LEED-ND program emphasizes the creation of vibrant, walkable, mixed-use communities that reduce the impact of urban sprawl and contribute to healthier living. The Plan furthers the following sustainable practices:
• Recycling underused, auto-
dominated land
• Concentrating diverse activities
close to one another
• Developing densities near mass
transit—encouraging transit use
by proximity
• Managing transportation
demand through amenities that
support transit use
• Facilitating safe, comfortable
station access by pedestrians and
bicyclists
• Providing bicycle parking and
addressing bicycle circulation in
street design
• Incorporating the emerging
regional trail network
• Addressing solar access and wind
impacts through sensitive site
design
• Integrating stormwater
management into site design
• Incorporating green building
systems, materials, and
technology wherever feasible
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CHAPTER 2 EXISTING CONDITIONS
Chapter 4
STATIONPARKGREEN SPECIFIC PLAN
Neighborhood parks
are at the heart
of the design and
development concept
for this Plan. A set
of interconnected,
welcoming, and
memorable open
spaces—The Park,
Gateway Park, and
Community Park—
will establish the
identity of this new
city district. The feel
of The Park will reach
out to South Delaware
Street and invite the
public to share and
enjoy it.
51 Chapter 4
Development Standards
Development of Station Park Green comes with both
opportunity and responsibility. The opportunity is to
deliver to the City a new mixed-use development that
in its design and management is a proud addition
to the family of remarkable living experiences in San
Mateo. At the same time, there is a responsibility to
respect and fully utilize the scarce resource of public transit accessibility, by clustering attractive, intense development at transit stations. San Mateo has
identified only a few locations for such transit-oriented developments, and sets them out as showcases for
good urban living.
Introduction [ 51 ]
Overview [ 52 ]
Concepts [ 53 ]
Station Engagement [ 56 ]
Regulatory Context [ 58 ]
Block Pattern and Open Space [ 59 ]
Land Use and Density [ 61 ]
Heights and Typologies [ 67 ]
Open Space System [ 70 ]
Block Standards [ 83 ]
Circulation [ 92 ]
Infrastructure Improvements [ 114 ]
STATIONPARKGREEN SPECIFIC PLAN
FIGURE 4.01 Station Park Green illustrative site plan
Overview
The development detailed in this
chapter seizes the opportunities
of the Plan Area through bold and
distinctive design characterized by:
• A pattern of walkable blocks,
narrow streets, and housing
diversity
• An assurance of shared
community amenities, most
dramatically represented by The
Park at the heart of the Plan Area
and enhanced by Gateway Park
and Community Park.
• A dedication to transit
connectivity—providing shuttle
service to downtown
• A focus on living experiences—an
invitation to neighbors, a park
down every block and outside
most windows, and attractive
routes for transit riders
• A commitment to get the cars
“out of the living room” by
requiring that above-ground
parking be enclosed with active
uses. This allows attractive front
doors along nearly every corridor
The sections that follow
describe the development and
design approach through text,
diagrams, illustrative plans, and
renderings, including:
• Concepts — key design
foundations of the Plan
• Station Engagement —
seamless integration and
development
• Regulatory Context—existing
policies, laws, and regulations
• Block Pattern and
Open Space—the basic
framework for streets and
connectivity, including an
alternative configuration
• Land Use and Density—
land uses, intensity of use,
residential density, and
dwelling-unit types
• Heights and Typologies—
designated building envelopes
and characteristics
• Open Space System—design
intent and standards for open
space
• Black Standards— use and
dimensional standards by
block
52 • Streets and Circulation—
streets and streetscape from a
transportation perspective
• Infrastructure Improvements—
stormwater, sewer, water,
emergency services, other
utilities, grading, and waste
and recycling
CHAPTER 4 DEVELOPMENT STANDARDS
FIGURE 4.02 Concept 1: A Park at the Heart
Concepts
The following three diagrams
illustrate the key design concepts
that are the foundation of the
Plan. The intent of these graphics
is to convey concepts, not
specify connections or forms:
Concept 1: A Park at the Heart
Concept 2: Getting to Transit
Concept 3: A Green Network
Concept 1:
A Park at the
Heart
The design of the Plan Area
is centered around The Park,
shown in dark green. The light
green arrows illustrate how The
Park is visible and accessible
within the neighborhood,
situated within one block of
every residence, and linked to
the surrounding community
by roads, bicycle paths,
and extended pedestrian
connections.
53 STATIONPARKGREEN SPECIFIC PLAN
54 FIGURE 4.03 Concept 2: Getting to Transit
Concept 2 :
Getting to Transit
Open linkages to and from the
Hayward Park Caltrain Station
will facilitate easy access to
transit for the Plan Area and the
surrounding neighborhoods.
This diagram uses blue arrows
to show how the east-west
pedestrian and vehicular routes
pass through the Plan Area
along park spaces (shown in
green), and lead toward the
station.
The primary transit linkage is
along The Park, through the
center of the Plan Area, ending
at the Joint Powers Board
property adjacent to the station.
Because the JPB property is not
part of the Plan Area, interim
connectivity is provided along
Concar Drive and an EVAE is
provided along the boundary
between the two properties.
The EVAE is intended solely
as a contingency should
coordinated development of
the two properties be infeasible
or alternative access is not
possible.
Concept 3 :
A Green Network
The Park, located in the center,
is one of multiple open spaces in
the Plan Area, including Gateway
Park, Community Park, and other,
smaller open spaces, all shown
in darker green. This series
of linked publicly accessible
open spaces are connected
by a network of high-quality,
landscaped streets—including
sidewalks—which are shown in
lighter green.
Stemming from The Park at the
center, this network of parks and
streets will create a common
identity and experience for the
entire Plan Area. The landscape
of the streets will unify the
neighborhood, benefiting every
block, so that every street
feels like an extension of
The Park. The streets will also
integrate a system of stormwater
management strategies.
FIGURE 4.04 Concept 3: A Green Network
CHAPTER 4 DEVELOPMENT STANDARDS
55 STATIONPARKGREEN SPECIFIC PLAN
56 The figures in this Plan show
an Emergency Vehicle Access
Easement (EVAE) at the
southwestern portion of the
Plan Area, along the boundary
of the adjacent JPB property. It
is the ultimate goal of this Plan to
integrate the Plan Area seamlessly
with the adjacent JPB property
by providing for direct adjacency
of buildings and the connection
of vehicular, bike and pedestrian
ways. Seamless integration and
direct connection between these
two properties will facilitate and
improve the circulation for the
entire Hayward Park TOD Station
Zone.
Integration of the properties
may include the placement of
buildings, as well as pedestrian
and bikeway amenities fronting
directly onto the JPB property.
The location of street, pedestrian
and bikeway amenities could
straddle the Plan Area and the
JPB property. However, at this
time it is not known how the
Plan Area and the JPB property
will ultimately interface, so the
EVAE is shown as a necessary
contingency, providing the
required fire safety access for
the Plan Area solely within
its boundaries. The interface
of the Plan Area and the JPB
property will be determined
during SPAR for Blocks RE-2
and RE-3.
As stated above, the
development standards in
this chapter apply only to
the Plan Area. However, as
noted throughout this Plan,
the ultimate design intent
for the Hayward Park Station
TOD Zone is for the Plan Area
and the JPB property to work
together seamlessly through
coordinated access ways, view
corridors, an active network of
streets and open spaces, and
attention to building design and
use along pedestrian routes,
to achieve a successful transit
oriented neighborhood to
facilitate pedestrian and bicycle
traffic across the JPB property
to and from all portions of the
Hayward Park Station Area,
and to increase use of transit
services.
FIGURE 4.05 Rendering from the ‘Rail Corridor Plan’ illustrating clear view corridors and good connectivity of streets drawing people through the two properties Station Engagement
The interface between the two
adjacent properties should:
• Use clear connections and
comfortable and attractive
streets to draw visitors to and
through the boundary between
the two properties, including
visitors from beyond the
Hayward Park Station.
• Promote safe, convenient
pedestrian and bicycle
accessibility in both the north-
south and east-west directions in
the project area adjacent to the
Hayward Park Station, which may
include entirely new connections
through and around the Plan
Area, as well as the continuation
of the existing bicycle and
pedestrian connection to 16th
Avenue.
• Promote the maximum
potential of Hayward Park Train
Station as a local transit hub
by improving and facilitating
safe and convenient access to
transit at the Hayward Park Train
Station and throughout the Plan
Area.
• Encourage seamless
integration by providing
appropriate landscaping and
architectural treatment of
southwestern façade of Blocks
RE-2, and RE-3 that engages,
rather than cuts off, the JPB
property.
• Locate parking entrances
to avoid interference with
building entries, retail spaces,
and pedestrian access points.
• Encourage uses and activities
that will keep the interface
between the two properties
active into the evenings and
weekends.
• Consider the location and
design the Greenway Park to
integrate the Plan Area and the
JPB property and to facilitate
vehicular, bicycle and pedestrian
connections between the Plan
Area and the JPB property,
including from beyond the
Hayward Park Station.
57 CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
58 Land Use
Requirements
This Plan implements objectives
and policies of the Corridor
Plan, which establish a land use
program that supports a new
transit-oriented village within the
Plan Area. To guide the process
of transit-oriented development,
the Corridor Plan introduced
the Hayward Park Station TOD
Overlay Zone. The TOD Zone
encompasses all the property
covered by this Plan as well
as some adjacent properties,
including the JPB property.
This Plan applies the policies for
the Hayward Park Station TOD
Overlay Zone set out in the
Corridor Plan. Although existing
land uses may remain in the
TOD Zone, new development is
highly encouraged to be transit-
oriented, allowing new land uses,
higher densities, lower parking
requirements, and transit- and
pedestrian-supportive design
standards.
The TOD Zone allows residential
uses, office, retail shops, and
services. Civic uses, including
publicly accessible open space
areas and multi-modal transit
facilities and access ways, are also
permitted. Retail uses should be, for
the most part, neighborhood- and
commuter-serving (such as small
grocery stores, personal services,
shops, or restaurants), and should
be convenience oriented, providing
goods and services within easy
walking distance for residents and
commuters alike. Community-serving
retail use is permitted on the ground
floor in the blocks along the Concar
Drive frontage.
Requirements
Residential Density
The Plan Area lies within the
“Station Area” of the TOD Zone,
which has minimum as well as
maximum density requirements.
In the Station Area, the minimum
residential density is thirty-five (35)
dwelling units per acre and the
maximum density is fifty (50) units
per acre.
FAR
Requirements
Recognizing the extraordinary
resource of adjacent transit, the
Corridor Plan calls for high density
within the Hayward Park TOD Zone.
The maximum, overall FAR in the
Station Area is 3.0. Retail uses have a
maximum FAR of 0.3 across the Station
Area.
Height Limits
A maximum height of 55 feet applies
to the majority of the Plan Area. The
exception is a 45-foot deep strip along
the length of South Delaware Street,
which has a height limit of 35 feet.
Height will be measured as described
on pages 67 and 68 of this Specific
Plan. The 55-foot height zone is
intended to meet the needs of transit-
supportive development densities,
anticipating four- or five-story, multi-
family and/or mixed-use residential
buildings, with enclosed parking.
Regulatory Context
FIGURE 4.06 Block pattern and open space
59 Block Pattern
and Open Space
The blocks within the Plan
Area are defined by a grid of
narrow streets that will be privately
maintained, but publicly accessible
(Figure 4.06). The planned street grid
corresponds to the surrounding
neighborhood grids in both scale and
orientation. The grid is oriented to
minimize the effect of prevailing west
winds. The block pattern and street
network achieve a high degree of
connectivity by linking access points
with intersections at the edges of the
Plan Area.
Three vehicular access points connect
with pre-existing intersections: the South
Delaware Street entrance mirrors the
Charles Lane entrance to the Nineteenth
Avenue Park neighborhood; the main
Concar Drive entrance aligns with the
ramp to SR 92; and, on the northern edge
of the Plan Area, Garvey Way is extended
into the Plan Area, along the Community
Park. As a contingency, an EVAE is planned
along the westerly boundary with the JPB
property.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
Figure 4.07 Illustrative site plan
Illustrative Site Plan
The Plan includes four blocks. One
will allow a mixed-use residential
building (MU), and three will be
residential (RE). There will also be
eight areas that will be dedicated as
publicly accessible open space (OS).
As shown in Figure 4.07, the blocks
on the south side of The Park are
deeper than those on the north side.
This slight asymmetry around The
Park responds to the environmental
setting. Thus, Blocks MU-1 and RE-2
provide greater distance between
The Park (OS-5) and Concar Drive,
buffering The Park from the noise
and appearance of SR 92 as it rises
over the Caltrain right-of-way. This
asymmetry also allows the South
Delaware Street frontage of Block
MU-1 to hold the street wall on
the corner of what the Corridor
Plan establishes as an important
intersection.
60 Land Use and Density
Land Use
The Plan Area comprises a
combination of uses including
publicly accessible open space,
all-residential buildings, and
a mixed-use building with
residential units above non-
residential space. This section
details the land uses by block
(Figure 4.08). Each of the four
blocks has been designated
in Table 4.01 on page 64 with
permitted (and preferred)
land uses, in some cases with
prioritized locations.
The land use plan for the Plan
Area fulfills the requirements of
the Corridor Plan, and advances
urban design and planning
principles that will create a
high-quality, vibrant, pedestrian-
oriented neighborhood that is
respectful of surrounding uses.
As shown in Figure 4.08, the
interface of the Plan Area with
the JPB property is intended to
be seamless. However, an EVAE
separating the two areas has been
planned as a contingency.
The land use plan:
• Permits residential uses in every
block
• Concentrates commercial office
space along Concar Drive,
consistent with the other office
uses on Concar Drive
• Concentrates retail uses along
South Delaware Street and
Concar Drive, and at park
frontages, minimizing impacts
to existing residences in the
surrounding neighborhoods
• Priority Retail Locations: Identifies
four locations in Block MU-1
where retail is prioritized.
• Uses open space as an essential
public amenity that gives the Plan
Area its identity
• Organizes open space to create
connections to transit, welcome
residents from surrounding
neighborhoods, and enhance the
setting for ground-floor retail
• Extends a network of open space
uses to improve views, light and
air throughout the neighborhood
61 FIGURE 4.08 Land Use Plan
CHAPTER 4 DEVELOPMENT STANDARDS
Retail
STATIONPARKGREEN SPECIFIC PLAN
Program
Based upon the land use, density,
and FAR parameters of the
Corridor Plan, the development
program for the Plan Area at full
build-out includes:
• Up to 599 dwelling units (50 du/
acre), including Below Market
Rate units.
• A minimum of 25,000 gross
square feet (gsf) of Retail/
Services/Restaurant uses, and a
minimum of 10,000 gsf of Office
use.
• Approximately 2.3 acres of
publicly accessible open space
(excludes publicly accessible
streets).
Retail/Services/Restaurant uses
are defined to include all such
uses permitted under San Mateo
Municipal Code Chapter 27.30
(C1 Districts - Neighborhood
Commercial), with the following
conditions:
• At least 5,000 square feet of
Retail/Services/Restaurant uses
shall be neighborhood-serving
Retail/Services/Restaurant
uses, with a maximum size per
establishment of 1,500 square
feet.
FIGURE 4.09 Illustrative rendering of South Delaware Street entrance seen from Charles Lane in the Nineteenth Avenue Park neighborhood. Note: Buildings shown only for context.
The following page explains the
character of neighborhood-serving
retail uses in the Plan Area. Table
4.01 on page 64 summarizes the
land use designations by block.
62 FIGURE 4.12 FIGURE 4.13
ALL IMAGES ABOVE - FIGURES 4.10-4.13 Neighborhood-serving retail examples FIGURE 4.10 FIGURE 4.11
Neighborhood-Serving Retail
The neighborhood-serving
retail uses in the Plan Area will
align with the neighborhood
commercial districts (C1) zoning
in San Mateo as well as with the
principles and objectives in the
Corridor Plan. These retail uses
are intended for neighborhood
shopping that is compatible with
surrounding residential areas. Per
the Corridor Plan, they should be:
• Located in the ground floor of a
mixed-use building, rather than
as stand-alone retail
• Smaller-scale and
convenience-oriented shops
and services
• Within easy walking distance for
the immediate neighborhood
and transit users
• Built to the sidewalk to bring
vitality to the street
Examples of such retail uses
include, but are not limited to:
bakeries, delicatessens, book
stores, grocery stores, drug
stores, restaurants, outdoor
dining areas, antique shops,
apparel stores, hardware and
garden supply stores, household
furnishings, pet shops, barber
shops and hair salons, dry
cleaners, banks, fitness studios,
health spas, photo processing
and framing shops, real estate
establishments, tailoring and
repair stores, travel agencies,
and parking, recycling, and
community facilities.
63 CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
64 TABLE 4.01 Land Uses by Block
BLOCK APPROX.
ACREAGE
PERMITTED USES
NOTES
RESIDENTIAL
RETAIL/
SERVICES/
RESTAURANT
OFFICE
MU-1 1.8 Yes Yes Yes
Ground-floor retail/services/restaurant encouraged.
Priority Retail Locations include South Delaware
Street/Concar Drive intersection and frontages along
The Park.
RE-2 1.9 Yes Yes Yes Residential and amenity uses are included in this block
RE-3 1.8 Yes No No Residential and amenity uses are included in this block
RE-4 1.4 Yes No No Residential and amenity uses are included in this block.
65 Residential
Density
As required under the Corridor
Plan, the minimum residential
density for the Plan Area is 35
dwelling units per acre and
the maximum is 50 dwelling
units per acre. Allocation
of density from one block
to another within the Plan
Area is permitted (San Mateo
Municipal Code, Section
27.02.160). Therefore, density
shall be calculated across the
entire Plan Area.
As shown in Figure 4.1 Relative
Residential Density Diagram,
residential density is intended to
be compatible with surrounding
conditions. Instead, the
Plan allocates density to be
compatible with surrounding
conditions. The Residential
Density Diagram indicates four
gradations of density. The streets
and open space blocks do not
have dwelling units. For the
blocks, density is lowest along
South Delaware Street.
More information on the ranges
of residential units permitted by
block is provided in the Block
Standards in Chapter 4.
FIGURE 4.14 Relative Residential Density Diagram
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
FAR
Because the entire street system
within the Plan Area will be
privately built and maintained, it
has been included in “lot area“
for purposes of calculating overall
FAR for the Plan Area. As shown
in Figure 4.15, the overall FAR for
the Plan Area is 3.0. Retail FAR is
limited to 0.2, and office FAR is
capped at 0.1.
More information on the ranges
of floor area by block is provided
in the Block Standards on pages
83-86.
66 FIGURE 4.15 FAR Limitations
Heights and Typologies
Heights
The Plan requires lower
building heights along South
Delaware Street in response to
the Nineteenth Avenue Park
neighborhood. Figure 4.16a
shows building heights by
block.
Heights along South Delaware
Street, in Blocks MU-1 and RE-
4 within the 35-feet Maximum
Height Zone, will be 25-feet
to 35-feet tall. This approach
maintains a comparable scale
of development adjacent
to Nineteenth Avenue Park.
Buildings 35-feet to 55-feet
high are permitted in the rest
of the blocks. These heights
will enable the density needed
to support transit and retail
uses, as well as protect open
spaces against freeway and
Caltrain noise and the visual
mass of the elevated freeway.
Except for areas in Blocks
MU-1 and RE-4 withinthe 35-
foot Maximum Height Zone
along South Delaware Street,
building heights shall be
measured from the Plan Area’s
existing highest elevation (+
107 feet) to the primary roof
plateline. (See Figures 4.16b,
4.16d, and 4.16e.) For the
35-foot Maximum Height Zone
along South Delaware Street,
height shall be the vertical
distance measured from
104.7 feet to the primary roof
plateline. (See Figures 4.16c
and 4.16e.)
67 FIGURE 4.16a Height ranges by block
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
Plan Area Existing
Highest Elevation
+107’
Project Boundary
Primary Roof
Plateline
Building Height (H)
+104.7’
68 Measure P
Measure P , approved in
November 2004, amended Policy
1.5 of the General Plan, requiring
the City Council to make
five findings for General Plan
amendments involving building
height changes:
1. The building has high design
quality, which is enhanced by
additional building height;
2. Increased building heights are
visually related to surrounding
building heights and promote
the creation of a coherent City
image;
3. Increased building heights
will still provide for a variety of
building heights in the vicinity of
the project and the surrounding
areas;
4. Increased building heights are
compatible with surrounding
land uses, and will not create
adverse shadow or visual impacts
on surrounding residential uses;
and
5. The City’s infrastructure is
adequate to accommodate the
proposed Plan program.
With the June 2005 adoption of
the Corridor Plan, the City Council
adopted amendments to the
General Plan establishing a new
TOD land use category, modifying
certain allowable heights and
densities to the TOD category.
These amendments resulted in
changes to the allowable heights
and densities in the Plan Area.
Primary Roof
Plateline
Building Height (H)
Plan Area
Existing Highest
Elevation +107’
FIGURE 4.16b Method of height measurement along a graded parcel in Plan Area FIGURE 4.16c Method of height measurement along 35-foot Maximum Height Zone along South Delaware Street
Flat Roof Sloped Roof
FIGURE 4.16e Location of roof plateline FIGURE 4.16d Location of 107’ height measurement point
69 Pedestrian Access at
Ground Level
Pedestrian access at ground level
will activate the open spaces of
the plan, softening the edges
of the building with varied
textures and forms at the street
level. Access at street level will
take on three forms in response
to context, program, and
form: lobbies, unit stoops, and
storefront:
• Lobbies will serve the whole
building, creating access to key
open spaces and highlighting
important site connections.
• Residential stoops will allow
for open circulation for ground
floor units and increase the
permeability of the building
edge.
• Where allowed by grade and
landscape setback, stoops will be
utilized to activate park frontages
• Storefront access will take on an
urban form, allowing for visual
and physical interaction between
the streetscape and retail/office
spaces.
• Where grade does not allow for
residential stoops, landscape will
be used to soften the building
edge and to provide a buffer
from the street.
FIGURE 4.17 Pedestrian Access at Ground Level
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
70 Publicly accessible neighborhood
parks are central to the design
of the Plan Area. The existence
of three large open spaces—
The Park, Community Park, and
Gateway Park—will establish the
identity of this new district. The
feel of these new open spaces will
reach out to South Delaware Street
and Concar Drive and invite the
public to share and enjoy it.
Daily, the parks will delight
walkers, joggers, bicyclists,
and transit riders with a green
backdrop, a colorful display, new
foliage, or a place to rest. Color,
variety, a focus on arts, and a
sophisticated sustainable palette
will distinguish the landscape
design and the selection of trees
and plant materials. The result
will be an appealing place to live,
visit, enjoy the convenience of
local retail, or simply pass through
on the way to the train.
Figure 4.18 illustrates the
proposed open space system.
Table 4.06 lists the Open Space
Standards for the public parks
shown in Figure 4.18.
Maintenance for the entire open
space system in the Plan Area will
be the responsibility of the Master
Developer or owners’ associations.
FIGURE 4.18 Open Space System
Open Space System
Delaware/Concar
Plaza
The Park: A Green Entry and
Signature Open Space
An approximately 1.1-acre,
publicly accessible park will
connect South Delaware Street
and surrounding neighborhoods
to the Hayward Park Caltrain
Station (Figure 4.19). With
neighborhood-serving retail and
attractive, varied residential uses
facing The Park, its sense of place
will extend from building wall to
building wall. Figure 4.23 is an
illustrative cross section of The
Park.
Visitors will experience The
Park together with The Park
Corridor leading from South
Delaware Street as a series of
green outdoor rooms oriented
toward the south side of The Park.
This asymmetry complements
surrounding uses. Some of these
landscaped rooms will be terraced
or shaded by a ceiling of tree
branches (Figure 4.20), while
others will be completely open to
the sun (Figure 4.21).
Along the entire northern edge
of The Park, a row of large trees
will provide a subtle separation
between the residences
fronting onto The Park, and
the commercial uses opposite
them; an example is shown in
Figure 4.22. The eastern and
western ends of The Park have
plaza-like spaces. The eastern
plaza is intended to front ground-
level retailers, and is more formal,
including a reflective sculpture.
The western plaza is differentiated
by an informal grove of trees that
anchors the western end. A grove,
an exuberant flower garden and
pathway intersect diagonally at
the center of the park, connecting
the Community Park and the
Gateway Park. The central lawn
will be accessible from both ends
via an ADA-compliant ramp at its
southern edge and one flush with
the Pavilion Plaza at the northern
edge.
The Park will have high-quality
finishes, large trees, and
coordinated lighting, seating, and
furnishings. It will accommodate
changing events or uses, large
scale sculpture and a small pavilion
and/or transit kiosk. The Park can
also accommodate stormwater
management functions.
Figure 4.24 is an illustrative
rendering of The Park.
FIGURE 4.19 The Park illustrative plan
71 FIGURE 4.20 The Park example
FIGURE 4.21 The Park example
FIGURE 4.22 The Park example
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
72 FIGURE 4.23 The Park illustrative cross section, from building wall to building wall, facing east FIGURE 4.24 Illustrative rendering of The Park, looking east toward Block MU-1 and ground-level retail 73 CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
Figure 4.26 Figure 4.27 Figure 4.28
Gateway Park and
Community Park
74 Two linear parks connect The
Park from Concar Drive to Garvey
Way. Welcoming pedestrians,
cyclists, and vehicles from Concar,
Gateway Park begins with colorful
plantings and an entry sculpture.
The plaza provides a sanctuary
for having lunch or just sitting on
a bench. The Grove and Flower
Garden subareas guide views
across The Park at the center of
the Plan Area to the Community
Park, while a topographical play
element terminates the view
screening adjacent parking.
Community Park offers greater
horticultural variety and planes
of tilting grasses for children’s
enjoyment. Smaller garden
spaces and paths encourage quiet
enjoyment and vary the scale from
park to residences. Pedestrians
can access the Plan Area using a
path along the rear of Block RE-3,
terminating in Community Park.
Figure 4.25 Gateway Park and Community Park illustrative plan The Community Park Examples
75 The Greenway Pocket Parks
and RE-3 Courtyard
The Greenway Pocket Parks
The Greenway stretches from
Concar to Garvey Way widening to
three pocket parks along its length.
Divided between crushed stone,
concrete, and a planted center strip,
the EVAE functions as a pedestrian
way, bike path, and green front door
to the residences. The pocket parks
provide areas to stop along the
Greenway and small scale garden
spaces for residents. Specimen tree
plantings within the parks connect
them to The Station Corridor and
create a contiguous greenspace.
The pocket park closest to Garvey
Way also provides stormwater
management areas integrated into
the overall design.
RE-3 Courtyard
This small-scale, lush open space
will soften the entry to Block RE-3,
and provide quiet park space for
the community. The RE-3 Courtyard
connects visually and physically
with the linear Community Park.
Plantings should provide a greater
horticultural variety than can be
appreciated by faster-moving
pedestrians.
Figure 4.29 The Greenway Pocket Parks
Figure 4.30 The Greenway Pocket Parks
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
76 Green Corridors
Two linear open spaces called
“Green Corridors” will link South
Delaware Street to The Park and
The Park to the train station. The
Green Corridors will create view
corridors through the Plan Area.
The Park Corridor is intended to
extend The Park experience to South
Delaware Street (Figure 4.30). The
Park Corridor introduces an axis that
begins at the South Delaware Street
entry and runs west along the north
side of The Park toward the Caltrain
station. This axis is wide enough
to make it visually inviting and
accessible to the community (Figure
4.30). The main axis will be reinforced
by tall trees and landscape finishes
that will encourage pedestrians
and bicyclists from the surrounding
community to use the public spaces
within the Plan Area and the Caltrain
Station beyond.
The Station Corridor will run east-west
to link The Park to the train station,
and to extend the view corridor from
South Delaware Street through the
Plan Area. Specimen trees will create
a focal point and improve way-find
-
ing. A main pedestrian route will be
kept open for commuters but alcoves
with bench seating will provide relax
-
ing spaces to sit among lush plantings
FIGURE 4.31a The Park Corridor and The Station
Corridor example
FIGURE 4.32 The Station Corridor
FIGURE 4.31 The Park Corridor—connecting South
Delaware Street to The Park
FIGURE 4.32a Illustrative rendering of South Delaware Street entrance seen from Charles Lane in the Nineteenth Avenue Park neighborhood. Note:
Buildings shown only for context.
FIGURE 4.33 Station Park Green illustrative site plan
Multi-Purpose
Neighborhood
Network
The open space system for the Plan
Area comprises not only the parks
and green corridors dedicated to
public use, but private streets open
to the public. The goal is a detailed
network that is inviting to pedes
-
trians and bicyclists, yet accommo-
dates essential auto use (Figure
4.33).
The open space system will provide
public parks, shaded streets, and
other amenities typical of tradition
-
al neighborhoods. It is also meant
to provide wildlife habitat, detain
stormwater, and integrate utilities
in an unobtrusive manner. Plant
materials will be selected to favor
large, long-lived trees, and coastal
native and climate-adapted plants to
provide habitat and conserve water.
Components of this attractive and
high-performing landscape include:
street trees, wide sidewalks, set
-
backs, suitable plant selection,
stormwater management, and street
lighting. For each of these design
components, the following pages
provide design standards.
77 CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
78 Figure 4.34 Illustrative rendering of The Park, looking northwest through The Park and The Station Corridor, which leads to the Joint Powers Board property Street Trees
The street trees required
under the Plan will help to
establish a spatial hierarchy that
differentiates portions of the Plan
Area from one another.
A line of monumental, fast-
growing trees will announce The
Park at South Delaware Street,
and continue west along the edge
of The Park to the boundary of
the Joint Powers Board property
and the Caltrain station. A
secondary signature sidewalk
tree will unify the streetscape
along the north side of this main
entry street that leads from South
Delaware. An example of this
concept is illustrated in Figure
4.35. Connector streets that do
not face The Park will have trees
of different species.
South Delaware Street itself will
be planted with tall evergreen
trees to provide a buffer between
the Plan Area and that busy
artery, as well as the Nineteenth
Avenue Park neighborhood
beyond. Concar Drive, which has
less traffic, will be planted with
deciduous trees and accented
with large evergreens, thereby
providing some transparency for
the retail uses facing south.
Sidewalks
There will also be a hierarchy
of sidewalk treatments
commensurate with the nature
of the street: from the primary
entry street at South Delaware
Street to the narrower,
local residential streets and
pedestrian-oriented streets.
Sidewalks in mixed-use areas
are intended to allow activity to
spill out from adjacent retailers
and restaurants, like tables
and chairs for ground-floor
restaurants. (Figure 4.36)
All sidewalks should include
paved pedestrian zones at least
five-feet wide and planting
areas at least four-feet wide.
The planting program of a
sidewalk should depend on the
uses fronting on that sidewalk.
Accordingly, there are at least
three sidewalk treatments
envisioned:
a. Mixed-Use Sidewalks facing
The Park—Encouraged to have
evenly-spaced street trees with
tree grates or cobble pavers.
The pedestrian surface in these
locations should be either
poured concrete or concrete
pavers.
b. Residential Sidewalks—
Encouraged to have a continuous
planting strip with evenly-spaced
street trees and low shrubs.
The pedestrian surface in these
locations should be concrete.
c. Commercial Sidewalks (along
Concar Drive)—Encouraged to
have evenly-spaced street trees
and low plantings. The pedestrian
surface in these locations should
be poured concrete.
Residential Usable Open
Space
Residential usable open space is
meant to enhance the experience
of living in multiple-family
buildings. These may include:
a. Private Usable Open Space–
When residential open space
is required, it can be provided
in many forms, including decks,
balconies or gardens adjacent to
individual units.
b. Common Usable Open Space–
Instead of private usable
open space, common usable
space could be provided, such
as atriums, courtyards or roof
decks.
79 c. Semi-Private Open Space –
When semi-private residential
open space is required, fences
and walls will be minimized to
provide semi-private transitional
garden spaces between
residential units and public
sidewalks, parks and podiums.
d. Transitional Garden Space–
When a publicly accessible
open space is surrounded by
dwelling units, there should
be a transitional garden space
adjacent to the units to prevent
public circulation against private
living spaces.
Setbacks
Consistent with the Corridor
Plan, buildings are not required
to be set back from every
street. Where they are included,
setbacks should be landscaped
primarily with plantings (Figure
4.37). Stormwater management
is recommended in setbacks
when grading allows. Plantings
in the setback area should be
coordinated with adjacent street
trees to avoid visual disharmony.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
FIGURE 4.37 Example of residential usable open space and setback 80 FIGURE 4.35 Example of street trees
FIGURE 4.36 Example of mixed-use sidewalk
Plant Selection
Plantings should be selected for
attractiveness, longevity, drought
tolerance, ability to support
regional habitat (including
pollinators and birds), and
adaptability to post-construction
conditions. Native plants are
encouraged whenever possible,
along with California vernacular
plantings and other climate-
adapted plants.
Stormwater
Management
Strategy
The landscaping within the Plan Area
accounts for stormwater treatment in
accordance with San Mateo County
C.3 Requirements. The objective is
not only to meet basic County and
City requirements, but to do so in a
sustainable manner, as follows:
a. Three primary open spaces —
The Park, Gateway Park and
Community Park — should be used
to treat stormwater runoff without
compromising their usability. They
should collect water from their
surrounding streets, sidewalks and
roofs
b. Other runoff that does not drain to
the parks should collect in stormwater
treatment areas that are integrated
into sidewalk and open space designs.
An example is shown in Figure
4.38 and Figure 4.39. All Plan Area
stormwater treatment areas should
have a bypass for large storm events.
c. Unit pavers should be used in large
paved areas to slow the volume of
runoff and provide treatment via
filtration
.
FIGURE 4.38 Example of stormwater management
FIGURE 4.39 Example of stormwater management
81 CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
82 Figure 4.40 Example of open space lighting
Block and Open Space Standards—The tables on pages 83-90 detail the development standards for Station Park Green by block and open space areas. These standards include permitted land uses, block sizes, ranges for dwelling units and floor area, as well as building heights and open space requirements.
Outdoor Lighting
Outdoor lighting in the Plan
Area should consider vehicular
and pedestrian circulation,
residential and retail uses,
the diversity of open space
typologies, design and
infrastructure coordination,
and energy efficiency. Outdoor
lighting should include:
a. Energy-efficient, color-balanced
lighting at the lowest possible
lighting levels that provide
for safe pedestrian and auto
circulation. Particular attention
should be paid to preventing
glare into dwelling units and
light pollution into the night sky
b. Street light standards (fixtures)
coordinated with the design
and materials of street
furnishings and buildings in the
Plan Area
c. Street light locations that are
coordinated with street tree
locations to ensure a continuous
tree canopy
d. A variety of lighting effects to
highlight important building
elements, special plantings, art
and sculptures
Block Standards
83 TABLE 4.02 Block MU-1
STANDARD BLOCK MU-1
Permitted Uses Multiple-family dwellings; Offices, when part of a mixed-use development; Retail/Services/Restaurant, when part of a mixed-use development; and Accessory uses to principally permitted uses Block Area Approximately 1.8 acres
Block Dimensions Approximately 355 feet wide and 290 feet deep Residential
Units
100 to 184 dwelling units*
Residential
Floor Area
160,000 to 230,000 square feet**
Garage Area Up to 160,000 square feet
Non-Residential
Floor Area
25,000 to 30,000 square feet Retail/Services/Restaurant; 10,000 to 15,000 square feet Office
Minimum and
Maximum
Building Height
25 feet to 55 feet***
Exception: 25 feet to 35 feet for 45-foot-wide zone along South Delaware Street Off-Street
Parking
Offices: 0.32 stalls per 1,000 square feet
Retail/Service/Restaurant uses: 2.06 stalls per 1,000 square feet Dwelling units: 1.0 to 1.8 stalls per unit (see page 112-113) Space-efficient parking may be considered at SPAR approval without the need for variance Open Space The Plan Area must include at least 150 square feet of open space per dwelling unit. Except studios, each dwelling unit must include at least 50 square feet of residential private usable open space, measuring at least five-feet deep and seven-feet wide. For every square foot of required residential private usable open space not provided may be substituted 1.5 square feet of residential common usable open space within the same block, measuring at least 20-feet deep and 20-feet wide. All remaining required open space may be publicly accessible open space located within the Plan Area.
* Aggregated total units of all blocks within the Plan Area cannot exceed 50 du/acre. ** Aggregated total floor area within the Plan Area cannot exceed 3.0 FAR and 0.3 Retail FAR. *** Measured as described on pages 67-68.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
84 STANDARD BLOCK RE-2
Permitted Uses Multiple-family dwellings; Accessory uses to principally permitted uses
Block Area Approximately 1.9 acres
Block Dimensions Approximately 330 feet wide and 360 feet deep Residential
Units
180 to 220 dwelling units*
Residential
Floor Area
200,000 to 275,000 square feet
Garage Area Up to 150,000 square feet
Non-Residential
Floor Area
Up to 4,000 square feet
Minimum and
Maximum
Building Height
45 feet to 55 feet***
Exception: Minimum height limits do not apply to usable open space Off-Street
Parking
Dwelling units: 1.0 to 1.8 stalls per unit (see pages 112-113) Space-efficient parking may be considered at SPAR approval without the need for variance Open Space The Plan Area must include at least 150 square feet of open space per dwelling unit. Except studios, each dwelling unit must include at least 60 square feet of residential private usable open space, measuring at least five-feet deep and seven-feet wide. For every square foot of required residential private usable open space not provided may be substituted 1.5 square feet of residential common usable open space within the same block, measuring at least 20-feet deep and 20-feet wide. All remaining required open space may be publicly accessible open space located within the Plan Area.
TABLE 4.03 Block RE-2 * Aggregated total units of all blocks within the Plan Area cannot exceed 50 du/acre. ** Aggregated total floor area within the Plan Area cannot exceed 3.0 FAR and 0.3 Retail FAR. *** Measured as described on pages 67-68.
85 TABLE 4.04 Block RE-3
STANDARD BLOCK RE-3
Permitted Uses Multiple-family dwellings; Accessory uses to principally permitted uses
Block Area Approximately 1.8 acres
Block Dimensions Approximately 420 feet wide and 250 feet deep Residential
Units
150 to 180 dwelling units*
Residential
Floor Area
200,000 to 250,000 square feet**
Garage Area Up to 150,000 square feet
Non-Residential
Floor Area
Up to 6,000 square feet
Minimum and
Maximum
Building Height
45 feet to 55 feet***
Exception: Minimum height limits do not apply to usable open space Off-Street
Parking
Dwelling units: 1.0 to 1.8 stalls per unit (see pages 112-113) Space-efficient parking may be considered at SPAR approval without the need for variance Open Space The Plan Area must include at least 150 square feet of open space per dwelling unit. Except studios, each dwelling unit must include at least 60 square feet of residential private usable open space, measuring at least five-feet deep and seven-feet wide. For every square foot of required residential private usable open space not provided may be substituted 1.5 square feet of residential common usable open space within the same block, measuring at least 20-feet deep and 20-feet wide. All remaining required open space may be publicly accessible open space located within the Plan Area.
* Aggregated total units of all blocks within the Plan Area cannot exceed 50 du/acre. ** Aggregated total floor area within the Plan Area cannot exceed 3.0 FAR and 0.3 Retail FAR. *** Measured as described on pages 67-68.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
86 STANDARD BLOCK RE-4
Permitted Uses Multiple-family dwellings; Accessory uses to principally permitted uses
Block Area Approximately 1.4 acres
Block Dimensions Approximately 180 feet wide and 350 feet deep Residential
Units
90 to 120 dwelling units*
Residential
Floor Area
125,000 to 175,000 square feet**
Garage Area Up to 120,000 square feet
Non-Residential
Floor Area
Up to 4,000 square feet
Minimum and
Maximum
Building Height
45 feet to 55 feet***
Exception: 25 feet to 35 feet for 45-foot-wide zone along South Delaware Street Off-Street
Parking
Dwelling units: 1.0 to 1.8 stalls per unit (see pages 112-113) Space-efficient parking may be considered at SPAR approval without the need for variance Open Space The Plan Area must include at least 150 square feet of open space per dwelling unit. Except studios, each dwelling unit must include at least 60 square feet of residential private usable open space, measuring at least five-feet deep and seven-feet wide. For every square foot of required residential private usable open space not provided may be substituted 1.5 square feet of residential common usable open space within the same block, measuring at least 20-feet deep and 20-feet wide. All remaining required open space may be publicly accessible open space located within the Plan Area.”
TABLE 4.05 Block RE-4 * Aggregated total units of all blocks within the Plan Area cannot exceed 50 du/acre. ** Aggregated total floor area within the Plan Area cannot exceed 3.0 FAR and 0.3 Retail FAR. *** Measured as described on pages 67-68.
87 OS-5
OS-6
OS-7
OS-8
Publicly Accessible Open Space Standards
TABLE 4.06 Publicly Accessible Open Space Standards
CHAPTER 4 DEVELOPMENT STANDARDS
STANDARD THE PARK
OS-5
THE PARK CORRIDOR
OS-6
THE STATION CORRIDOR
OS-7
GATEWAY PARK
OS-8
Area Approximately 1.06 acre Approximately .08 acre Approximately .09 acre Approximately .24 acre Dimensions Approximately 30 feet wide
by118 feet deep
Approximately 50 feet wide by 80
feet deep
Approximately 35 feet wide by
215 feet deep and 50 feet wide
by 63 feet deep
Design A landmark open space
divided into smaller
spaces for public activities,
framed by commercial and
residential uses. Helps to
connect South Delaware
Street to Hayward Park
Station. Surrounding streets
are enhanced to encourage
pedestrian and bike
circulation
Extension of The Park into the
community beyond creating
an inviting entry at South
Delaware Street. Stormwater
management and tree plant-
ing soften the intersection of
B Street and South Delaware.
Extension of The Park to Hay-
ward Station. Specimen tree
plantings anchor view down
C Street and create clear way-
finding to the station as well
as a small park for sitting and
commuting.
One of two north-south,
linear parks, Gateway Park
welcomes the public into
The Park from Concar Drive,
utilizing plantings, trees,
sculptures, and a plaza.
Connects to The Park.
Approximately 105 feet wide
by 440 feet deep
STATIONPARKGREEN SPECIFIC PLAN
88 OS-5
OS-6
OS-7
OS-8
Publicly Accessible Open Space Standards
TABLE 4.06 Publicly Accessible Open Space Standards, continued
STANDARD COMMUNITY PARK
0S-9
GREENWAY POCKET
PARKS
OS-10
THE RE-3 COURTYARD
OS-11
DELAWARE/CONCAR PLAZA
0S-12
Area Approximately 0.5 acres Approximately 0.17 acres Approximately 0.08 acres Approximately 0.04 acres Dimensions Approximately 314 feet
by 61 feet, 43 feet by 84
feet and 21 feet by 345
feet.
Approximately 27 feet
by 111 feet, 57 feet by 13
feet and 101 feet by 36
feet.
Approximately 46 feet by
91 feet
Approximately 46 feet by
50 feet
Design The second of two linear
parks, The Community Park
is a quieter more passive
space for walking, sitting,
and play. A topographic
feature and stormwater
plantings buffer views
to the adjacent site.
When entering the site
from Garvey Way, this
will provide a welcoming
gateway.
Provides pocket parks for
resting along the Greenway
and creates continuity along
the length of the EVAE
to create the feeling of a
contiguous green space.
Smaller-scale garden
courtyard for quiet
enjoyment by residents and
the public.
Extension of open spaces to the
corner of South Delaware Street and
Concar Drive. Provides areas for retail
outdoor seating and a welcoming
green space at the busy corner. A
large specimen tree and planting bed
anchor the space.
TABLE 4.06 Open Space Standards, continued
STANDARD THE PARK
OS-5
THE PARK CORRIDOR
OS-6
THE STATION CORRIDOR
OS-7
GATEWAY PARK
OS-8
Landscape
Character
Formal quality with
approximately 70% planted
surface area
Semi-formal quality
with approximately 70%
planted surface area
Formal quality with
approximately 50% planted
surface area
Semi-formal quality with
approximately 50% planted
surface area
Design &
Construction
Master Developer Master Developer Master Developer Master Developer Maintenance &
Ownership
Owner’s Association Owner’s Association Owner’s Association Owner’s Association Active Uses Yes No No No
Passive Uses Yes Yes Yes Yes
Connections Pedestrian path and bike trail
connecting South Delaware
Street and Hayward Park
Station
Pedestrian connection
between South Delaware
Street and The Park
Pedestrian connection
between the project site and
the adjacent JPB site
Pedestrian connection
between Concar Drive and The
Park
Stormwater
Features
Biological treatment of
stormwater from surrounding
streets and roofs in central
area; permeable paving
(pavers); self-treating vegetated
areas
Biological treatment
of stormwater from
adjacent streets and roofs;
permeable paving
Limited potential for biological
treatment of stormwater from
adjacent plaza and roofs
Biological treatment of
stormwater from adjacent
roofs; permeable paving; self-
treating vegetated areas
Maximum
Building Height
15 feet, not including
sculptures or other artwork*
N/A N/A 15 feet, not including
sculptures or other artwork*
* Measured as described on pages 67-68.
CHAPTER 4 DEVELOPMENT STANDARDS
89 STATIONPARKGREEN SPECIFIC PLAN
90 TABLE 4.06 Open Space Standards, continued
STANDARD COMMUNITY PARK
OS-9
GREENWAY PARK
OS-10
THE RE-3 COURTYARD
OS-11
DELAWARE/CONCAR
PLAZA
OS-12
Landscape
Character
Formal quality with
approximately 80% planted
surface area
Semi-formal quality
with approximately 90%
planted surface area
Formal quality with
approximately 50%
planted surface area
Semi-formal quality with
approximately 50% planted
surface area
Design &
Construction
Master Developer Master Developer Master Developer Master Developer Maintenance &
Ownership
Owner’s Association Owner’s Association Owner’s Association Owner’s Association Active Uses Yes Yes No No
Passive Uses Yes Yes Yes Yes
Connections Pedestrian connections across
The Park to Gateway Park.
Connection to Garvey Way and
RE-4
Pedestrian and bike
connection to Garvey Way
and Station Corridor
Pedestrian connection
from RE-3 to Community
Park
Pedestrian and bike connection
to Concar Multi-Use Bike Path.
Pedestrian connection to MU-1
garage.
Stormwater
Features
Biological treatment of
stormwater from adjacent
streets and roofs; permeable
pavers; self-treating vegetated
areas
Biological treatment of
stormwater from adjacent
roofs and hardscape; self-
treating vegetated areas
Self-treating vegetated
areas
Biological treatment of
stormwater from adjacent
plaza and roofs; self-treating
vegetated area
Maximum
Building Height
15 feet, not including
sculptures or other artwork*
15 feet, not including
sculptures or other artwork*
N/A N/A
* Measured as described on pages 67-68.
FIGURE 4.41 Example of Emergency Vehicle Access Easement (EVAE) High-Performance
Landscape
Designing a high-performance
landscape means planning ahead for
a multi-layered, multi-purpose, robust
landscape. This strategy should deliver
the landscape qualities along streets
and in open spaces described in Table
4.06. At the same time, it should
manage stormwater, meet grading
needs, provide emergency access and
accommodate parking and garage
access.
a. Streets should serve multiple
functions, so that in addition to
being conduits for vehicles and
utilities, they also contribute to
achieving environmental goals. An
example is the Emergency Vehicle
Access Easement (EVAE) shown in
Figure 4.41 which functions as a
walkable, permeable, pedestrian-
oriented open space. Streets are
encouraged to accommodate large
trees and permeable paving to
optimize shade, moderate possible
“heat island” effects, intercept water
runoff, and encourage bicycle and
pedestrian activity.
b. The extent to which streets can
achieve environmental goals is related
to the volume of uncompacted soil
that can be provided while satisfying
Plan Area and road engineering
requirements.
c. When required for stormwater
management, large soil-
filled, planters or rain gardens
are encouraged as a part of
sidewalk design, and should be
coordinated with street trees,
lighting and infrastructure in a fully
integrated manner.
91 d. The EVAE along the Plan
Area boundary with the JPB
property is intended solely
as a contingency in case
development is not coordinated
with the JPB or an alternative
access is not possible.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
92 To create a walkable block
pattern, the Plan Area has a
network of pedestrian-oriented
streets. Residential and mixed-
use streets will provide narrow
pavement (curb-to-curb) widths
that help slow traffic and
prioritize pedestrian safety. On-
street parking lanes will also help
to calm traffic. Ample sidewalks
with planting and lighting will
create spacious and enjoyable
pedestrian spaces.
Streets will be consistent with
the intent, character, and spatial
proportions of the street sections
for mixed-use and residential
streets shown in the Corridor
Plan. Sidewalk widths in mixed-
use areas will support restaurant
and café uses. Sidewalks on
residential blocks will also create
buffers from the vehicular traffic
through setbacks or raised
building entrances. As provided
in the Corridor Plan, streets
surrounding The Park will be
one-way to promote visibility and
minimize distance from adjacent
sidewalks.
These approaches to the
organization of rights-of-way
will create streets that respond
to adjacent uses, promote a
safe and pedestrian-oriented
environment, and physically
and visually connect the entire
neighborhood.
Streets within the Plan Area will
remain under private ownership.
As shown in Figure 4.43, the
existing sidewalks and crosswalks
adjacent to the Plan Area will
remain.
Street Hierarchy
Vehicular circulation is organized
to connect to the existing
hierarchy of surrounding city
streets. South Delaware Street
and Concar Drive (between
the South Delaware Street
intersection and the ramps for
SR 92) are designated as arterial
streets by the City.
Garvey Way and Concar Drive
between the SR 92 ramps and
Pacific Drive are designated as
local streets.
There will be three vehicular
access points to the Plan
Area (Figure 4.42). Two will be
main entrances from arterials/
collectors: one is on South
Delaware Street opposite Charles
Lane at the existing signal; the
other will be at the existing signal
opposite the ramps for SR 92.
There will be secondary vehicular
access from Garvey Way.
The Park, which is at the heart
of the Plan Area, is surrounded
by one-way streets, connecting
from the main entrances on
South Delaware Street and
Concar Drive (Figure 4.42)
classified as local streets.
Another new local street will
extend Garvey Way to The Park
and the rest of the open spaces
and buildings. Street standards
are listed in Table 4.07.
Circulation
FIGURE 4.42 Access to the Plan Area at South Delaware Street opposite Charles Lane, at Concar Drive opposite SR 92 ramps, and at Garvey Way.
Three existing traffic signals and crosswalks are also shown. 93 Traffic Signals
Crosswalks Plan
Area
Plan Area
Boundary
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
94 FIGURE 4.43a Street hierarchy plan
Street Sections
The total right-of-way (block
line to block line) width for
each street shown within the
Plan Area shall not be greater
than shown herein. All other
aspects of the street sections
shall be determined during
subdivision and SPAR. Widths
for travel lanes, parking, and
landscape may be adjusted,
provided there is a minimum five-
foot unobstructed pedestrian
through-zone on sidewalks.
(Street sections depict basic
block envelopes for future
buildings.)
South Delaware Street
and Concar Drive
The City has adjusted both
South Delaware Street and
Concar Drive. Currently, the lane
configuration of South Delaware
Street adjacent to block RE-4
includes a widened sidewalk
and landscape strip. Along the
north side of Concar Drive, a
mixed-use path is planned to
link the Caltrain Station to South
Delaware Street.
95 CHAPTER 4 DEVELOPMENT STANDARDS
FIGURE 4.44 Street section key showing locations of the street sections on the following pages Note: Assumes EVAE along boundary with the JPB property.
STATIONPARKGREEN SPECIFIC PLAN
FIGURE 4.45 Section 1: “A” Street looking south “A” Street 96 “A” Street
(Street Section 1)
“A” Street serves as the primary
entrance to the Plan Area from SR
92 to the one-way street around The
Park. The geometry of the existing
SR-92 / Concar Drive intersection
at the “A” Street entry shall be
retained, but should be designed
such that the intersection meets San
Mateo Public Work standards. “A”
Street has a conventional two-lane
cross section with parking bays and
sidewalks on both sides. Pedestrians
shall be served by sidewalks on both
sides of the street buffered from
the vehicular traffic by six-foot-wide
planting strips. On the south side of
The Park, the MU-1 and RE-2 blocks
flank “A” Street.
“B” Street
“B” Street
(Street Section 2)
“B” Street serves as the primary
entrance from South Delaware
Street to the one-way street around
The Park. “B” Street should be
a two-lane street with bike lanes
provided in each direction. No
on-street parking should be
permitted. Landscaped sidewalks
should be provided along the
north side of the street. Along
the south side, The Park Corridor
should link The Park to South
Delaware Street, between the
Mixed Use block and a Residential
block. The landscaped area on the
south side of the street shall serve
as a publicly accessible open space
as well as provide sidewalks and
building access.
97 FIGURE 4.46 Section 2: “B” Street looking east.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
98 “C” Street
FIGURE 4.47 Section 3: “C” Street around The Park, looking east “C” Street
(Street Section 3)
“C” Street circulates counter-clockwise
around The Park, providing a single
travel lane and a bike lane. On-street
parking is permitted along the north and
south sides of The Park.
Sidewalks should be landscaped
on both sides of the street. To maximize
the area of The Park, and to extend the
sense of The Park across “C” Street to
the buildings, there is no curb around
The Park edge. Instead, a three-foot-wide
hardscape area, with warning pavers and
free of vertical obstructions, should be
provided around the edge of The Park
to signal the vehicular lane and make
sufficient room for emergency vehicle
access. Residential blocks are on the
north side of The Park, the Mixed Use
and Residential block are on the south
side.
“C” Street Curve
“C” Street at MU-1
Garage Entry
(Street Section 4)
The eastern section of “C” Street will
turn into a two way street, providing
direct access into and out of MU-1
garage. Parking should not be
permitted except in temporary loading
zone on east side of “C” Streets.
As along the rest of “C” Street, a
three-foot-wide hardscape area
with warning pavers, free of vertical
obstructions, should be provided
within The Park to make sufficient
room for emergency vehicle access.
99 FIGURE 4.48 Section 4: “C” Street at MU-1 Garage Entry, looking north CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
“C” Street at Block RE-2
100
FIGURE 4.49 Section 5: “C” Street at Block RE-2 looking south (see key plan 1) “C” Street at Block RE-2
(Street Section 5)
“C” Street runs counter-
clockwise around The Park.
The segment of “C“ Street
between The Park and RE-2
shall be similar to Section 3,
though without an on-street
parking bay. There is a single
travel lane, a bike lane, and a
three-foot-wide hardscape area
with warning pavers, free of
vertical obstructions, to make
sufficient room for emergency
vehicles.
Garvey Way Extension
(Street Section 6)
Garvey Way Extension is a
residential street. It has a
conventional two-lane cross
section with parking bays
and sidewalks on both sides.
Pedestrians shall be served
by sidewalks on both sides of
the street buffered from the
vehicular traffic by six-foot wide
planting strips.
101
FIGURE 4.50 Section 6: Garvey Way Extension, looking south CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
102
EVAE
(Street Section 7)
The EVAE is a twenty foot wide
Emergency Vehicle Access
Easement and pedestrian and
cycling route. Running along
the western border of the site
bordering the Joint Board Powers
Property, it connects Concar Drive
and Garvey Way at the existing
cul-de-sac. Divided into an 8.5 foot
concrete bike lane, 3 foot planting
strip, and 8.5 crushed stone
jogging path, “The Greenway”
will provide space for multiple
uses simultaneously as well as
a pleasant commuting path for
residents with EVAE-facing stoops.
Three pocket parks line “The
Greenway” and provide small-scale
park spaces and places to rest
along the recreation path.
FIGURE 4.51 Section 7: “EVAE”at Block RE-3 looking south The “Station Corridor” extends the
feeling the The Park to the western
edge of the site and creates a clear
pedestrian and cycling connection
to the Hayward Park Station. The
large specimen trees are visible
from the entry at South Delaware
and B Street and create clear
wayfinding within the site. Bike
racks encourage cycling to the
station and benches and plantings
will make it a pleasant place to stop
as well as pass through. A width
of 20 feet was maintained should
future development on the JPB
site require a seamless interface of
vehicular roadway.
FIGURE 4.52 Section 8: “Station Corridor” at OS-7 looking east “Station Corridor” at OS-7
(Street Section 8)
CHAPTER 4 DEVELOPMENT STANDARDS
103
STATIONPARKGREEN SPECIFIC PLAN
104
Concar Drive
(Street Sections 9 & 10)
Concar Drive is an existing
thoroughfare along the
southeast edge of the site.
It provides an important
connection for pedestrians and
vehicles to the Hayward Park
Station. The sidewalk of Concar
Drive should be widened to
accommodate a ten-foot-wide
(14-foot-clear) multiuse path and
a planting buffer along MU-1
and RE-2. Figure 4.55 illustrates
that parallel parking shall also be
provided along a portion of the
RE-2 frontages. Figure 4.56
shows how the wider sidewalks
and additional planting space
should improve the appearance
of the street and establish a
pedestrian-friendly environment
that should encourage those in
he surrounding neighborhoods
to bike and walk to Hayward
Station.
FIGURE 4.53 Section 9: Concar Drive at Block RE-2
looking east
FIGURE 4.54 Section 10: Concar Drive at RE-2 Looking east CHAPTER 4 DEVELOPMENT STANDARDS
105
STATIONPARKGREEN SPECIFIC PLAN
106
South Delaware Street
(Street Section 11, 12, & 13)
FIGURE 4.55a Section 11: South Delaware
Street at MU-1
South Delaware Street is an
existing thoroughfare along
the northeast edge of the
site. It is a major north-south
connector within the City of
San Mateo. The Corridor
Plan calls for narrowing South
Delaware Street from four
lanes to three between Charles
Lane and Garvey Way, and
from four lanes to two between
Garvey Way and 16th Avenue,
to accommodate the addition
of a Class II bicycle lane which
will extend from Charles to
Guilford, and to establish
a more pedestrian-friendly
environment. Figures 4.55a and
4.55b show that the portion of
South Delaware in front of MU-1
retail stores will be specially
treated with high quality paving
materials, site furnishings and
accent planting to establish a
focal point at the intersection
and draw pedestrians from
South Delaware Street sidewalk
to the project area through
The Paseo which cuts through
MU-1. The existing bus stop
operation in front of MU-1
will remain. Additionally, the
sidewalk in front of RE-4 has
been be widened to provide a
more extensive planting buffer
and to treat stormwater runoff
generated from South Delaware
Street (Figure 4.55c).
FIGURE 4.55b Section 12: South Delaware Street at
MU-1 bus stop
South Delaware Street
FIGURE 4.55c Section 13: South Delaware Street at RE-4.
CHAPTER 4 DEVELOPMENT STANDARDS
107
STATIONPARKGREEN SPECIFIC PLAN
South Delaware Street
108
TABLE 4.07 Street Standards
STANDARD “A” STREET “B” STREET “C” STREET
GARVEY
WAY
EXTENSION
CONCAR
DRIVE
SOUTH
DELAWARE
STREET
Approximate
Planting Width
(sides)
6 feet (both) 5.5 feet
(north)
16.5 feet
to 9 feet
(south)
5.5 feet
(outside)
6 feet (both) Varies from 5
feet to 12’-3”
Varies from 5
feet to 18’-3”
On-Street
Parking
Both sides None Outside Both sides In front of
MU-2 & MU-3
None
Striping/
Delineation
Yes Yes Yes Yes Yes Yes
Recommended
Curb-type
and Radius at
Corners
Raised curb,
15-foot
radius; Flush
curb, 15-foot
radius
Raised curb,
15- to 25-
foot radius;
Flush curb,
15-foot
radius
Raised curb,
15- to 25-
foot radius;
Flush curb,
15-foot
radius
Raised
curb, 15-
foot radius;
Flush curb,
15-foot
radius
Raised curb,
15- to 25-foot
radius
Raised curb, 15-
to 25-foot radius
Bicycle Facilities None Bicycle Lane Bicycle Lane None Multi-use path
Bicycle Lane
Ownership and
Maintenance
Private Private Private Private Public Public
Please note that above Street Standards may vary based on newly adopted City of San Mateo street, parking and loading standards that may result in narrower street, parking and loading dimensions.
Street Standards
109
TABLE 4.07 Street Standards, continued
STANDARD “A” STREET “B” STREET “C” STREET GARVEY WAY
EXTENSION CONCAR DRIVE
SOUTH
DELAWARE
STREET
Street Section 1 2 3, 4, & 5 6 9 &10 11, 12, & 13
Classification Mixed-Use Mixed-Use Mixed-Use Residential N/A N/A Vehicular
Movement
Two-way Two-way One-way Two-way N/A N/A
Travel Lanes Two Two One Two N/A N/A
Recommended
Operating
Speed
20--25 mph
20-25 mph 20-25 mph 20-25 mph 25-35 mph
(west of A
Street or SR 92
ramps)
35-45 mph
(between South
Delaware
Street & A
Street)
25-35 mph
Approximate
Right-of-Way
62 feet 77 feet 39 feet 62 feet N/A N/A
Approximate
Pavement Width
(curb to curb)
40 feet 34 feet 28 feet 40 feet N/A N/A
Approximate
Sidewalk Width
(sides)
5 feet (both) 5 feet
(north), 15
feet (south)
5 feet
(outside)
5 feet (both) Varies from
20’-6” to 34’-6”
Varies from
17’-0” to 24’-6”
Please note that above Street Standards may vary based on newly adopted City of San Mateo street, parking and loading standards that may result in narrower street, parking and loading dimensions.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
110
FIGURE 4.57 Example of a pedestrian connection
Pedestrian Connections
The Plan will create a walkable,
pedestrian-oriented community,
benefiting both Plan Area
residents and visitors. The intent
is to create a sense of place that
values the pedestrian experience
and that is not dominated by
vehicular traffic, using the
following strategies:
• All streets internal to the Plan
Area should have continuous
sidewalks. Landscape buffer
strips between the travel lanes
and sidewalk should be provided
where appropriate. Zones
offering on-street parking should
afford additional protection for
pedestrians.
• A pedestrian connection shall
be established opposite Charles
Lane, providing an inviting
connection to The Park from
South Delaware Street. This
connection should also serve as a
direct connection to the Hayward
Park Caltrain Station, allowing
regional commuters on foot
and bicycles a more desirable
alternative than using Concar
Drive. The pedestrian connection
along Concar shall remain.
Existing pedestrian crossings
of South Delaware Street and
Concar Drive shall remain or be
upgraded as needed.
• A pedestrian-only access to The
Park shall be provided from
South Delaware Street via a
pedestrian way through block
MU-1(The Paseo). Its exact
location shall be set in SPAR and
is not part of this Plan.
• If the EVAE is necessary along
the JPB property, a shared
pedestrian/bike path shall be
provided along the western
property line adjacent to the
Joint Powers Board property,
providing north-south
connectivity.
• Pedestrian crossings should be
provided at street intersections
within the Plan Area. Crossings
should be provided where
publicly accessible Park Corridors
meet the streets, provided that
a logical pedestrian connection
is made.
FIGURE 4.56 Example of a pedestrian connection
Bicycle Trail System
This Plan will enhance the San
Mateo Regional Bike Trail System
(Figure 4.56). Class II bike lanes
on the east-west streets shall
connect South Delaware Street, at
the intersection with Charles Lane,
to the Caltrain Station. A Class
I shared bicycle and pedestrian
path provided along the western
property line from the northern
end of RE-3 to the southern end
of RE-2 where the path meets
Concar Drive shall also provide
bicycle access to the Caltrain
station.
FIGURE 4.58 Bicycle Trail System
CHAPTER 4 DEVELOPMENT STANDARDS
111
STATIONPARKGREEN SPECIFIC PLAN
112
Transit Improvements
The Rail Corridor Plan “aims to
achieve an overall reduction in
new vehicle trips of at least 25
percent corridor wide.”
In order to implement the
goal of an overall reduction
in vehicle trips, the project
proposes Transportation Demand
Management (TDM) measures
that could include the following:
first-class telecommuting
opportunities for residents of
the development; carsharing;
shuttle service; inclusion
of neighborhood-serving
retail; bicycle storage for the
convenience of bicycle riders;
unbundled parking; shared
parking (between office
residential and commercial
uses); a transportation kiosk
with up-to-date information
on transit, ridesharing,
carsharing, bicycling and other
alternative transportation; and
a transportation coordinator
who will be responsible for
coordinating and maintaining the
TDM Program.
The City of San Mateo and the
Peninsula Traffic Congestion
Relief Alliance (Alliance) have
completed the process of forming
a Transportation Management
Association (TMA) for the Corridor
Plan area. Since it was formed,
Station Park Green has been
required to participate in the
TMA. TMA participation will help
to verify if the 25% trip-reduction
target is met. A representative
for the Plan Area will also be
required to serve on the TMA
Board of Directors.
Parking and Loading
Station Park Green is intended as
a pedestrian-friendly, mixed-use,
transit-oriented development,
which offers the opportunity to
share parking stalls between uses
with different parking demand
periods. The Residential, Office,
and Retail/Services/Restaurant
uses permitted under this Plan
generate particular levels and
patterns of parking demand.
Parking facilities within the Plan
Area will be able to accommodate
these demand fluctuations
more efficiently than segregated
supplies, by accommodating
peaking uses with stalls left vacant
by other uses.
The Corridor Plan provides that
conditions of approval for all
developments within the Corridor
Plan Area will establish minimum
and maximum parking standards
for the development, with a
goal of achieving an overall
reduction in new vehicle trips
of at least 25 percent corridor-
wide. Accordingly, trip reduction
strategies for Station Park Green
have been evaluated as part
of the environmental review
process. Shared parking is one
key strategy.
A shared parking analysis was
performed by Nelson Nygaard
Consulting Associates and
Hexagon Transportation
Consultants as part of the
environmental review of this
Plan (Station Park Green Shared
Parking Analysis, May 12, 2010).
The analysis considered three
maximized build-out scenarios
possible under the Plan –
maximum permitted retail,
maximum permitted office, and
maximized mix of retail and office
– and accounted for how parking
demand can be expected to vary
by time of day, for both weekdays
and Saturdays. The supply
exceeded estimated demand
under all scenarios.
Pursuant to Section 27.90.050 of
the San Mateo Municipal Code,
the uses permitted under this
Plan shall require off-street motor
vehicle parking according to the
schedule shown in Table 4.08.
113
Off-street parking facilities for
different buildings, structures
or uses, or for mixed uses, may
be provided collectively in the
Plan Area, provided that the
total number of stalls so located
together shall not be less
than the sum of the separate
requirements for each use, and
that at least one parking stall
accessory to each dwelling
unit shall be located on the
same parcel as the use served.
During SPAR, the Planning
Commission (and City Council)
may consider allowing required
off-street parking stalls to be
space-efficient, without the
need for a variance.
Loading facilities shall comply
with Sections 27.64.310
through 27.64.390 of the
San Mateo Municipal Code.
During SPAR, the Planning
Commission (and City Council)
may consider allowing
required loading facilities to
be located on-street, without
the need for a variance.
The required off-street parking shall be as follows:
*Includes visitor parking as analyzed in the shared parking study described on p.112
TABLE 4.08 Parking Ratios
Land Use Parking Requirements
Studio Dwelling Unit 1.0* (stalls per unit)
1-BR Dwelling Unit 1.3* (stalls per unit)
2-BR Dwelling Unit 1.5* (stalls per unit)
3-BR Dwelling Unit 1.8* (stalls per unit)
Office 0.32* (stalls per 1,000 sq. ft.)
Retail / Restaurant /Services 2.06* (stalls per 1,000 sq. ft.) Parking RequirementsLand Use
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
114
Infrastructure Improvements
Storm Drainage
The Plan Area will maintain
western, eastern, and northern
drainage watersheds similar to
those existing. Run-off from the
western portion of the Plan Area
should discharge to the existing
storm drain located in Concar
Drive. Run-off from the central
and eastern watersheds should
discharge to the drain in South
Delaware Street. The northern
portion of the Plan Area should
discharge to the existing Garvey
Way storm drain. The existing
Plan Area is highly impervious.
The Plan Area will have an overall
imperviousness that is equal to or
less than the existing condition.
This will result in the total peak
discharge being equal to or less
than the existing discharge from
the Plan Area. Plan Area detention
facilities are therefore not required
and will not be provided.
FIGURE 4.59 Proposed Storm Drainage System
115
Stormwater Quality
The stormwater drainage system
will be designed in accordance
with the National Pollutant
Discharge Elimination Systems
(NPDES) required by the San Mateo
County Water Pollution Prevention
Program (C.3 Stormwater Technical
Guidance, January 2013).
Due to the predominantly clay soils
and program, the C.3 guidelines
deem infiltration and rainwater
harvesting infeasible. Stormwater
treatment via biofiltration and low
impact development strategies
is therefore appropriate. The
stormwater quality design for
the Plan Area shall meet the C.3
requirements by utilizing Best
Management Practices (BMPs) to
reduce stormwater pollutants in
the storm water discharge from the
development.
Station Park Green presents specific
constraints and opportunities which
guides the selection of appropriate
BMPs. The two categories of BMPs
that will be implemented are likely
to fall under treatment control and
source control.
Treatment Control BMPs
Treatment control BMPs will
include planted stormwater
treatment areas that will treat
runoff from the Plan Area using
one or more methodologies, such
as detention/retention, infiltration/
filtration. Mechanical devices are
non-preferred and will only be
considered in areas where other
BMPs are infeasible.
Source Control BMPs
Source Control BMPs are
operational practices that reduce
pollutants released at their source.
Examples of source control BMPs
that may be implemented include:
• Provision of efficient irrigation
systems and appropriate landscape
design
• Use of porous pavement and
other permeable materials where
applicable
• Provisions for appropriate trash
enclosures and recycling areas
• Use of alternative building
materials that leach fewer pollutants
• Car washing within the internal
garages
The selected BMPs should be
integrated into the urban landscape
wherever possible. For Station Park
Green, the use of infiltrative water
quality solutions such as infiltration
trenches will be significantly
constrained by highly impervious soils
in the Plan Area and the high water
table.
Specific stormwater quality design
measures shall be identified during
the Subdivision Map or SPAR approval
processes.
CHAPTER 4 DEVELOPMENT STANDARDS
STATIONPARKGREEN SPECIFIC PLAN
116
Sewer
The Plan Area will be served by
a network of approximately six-
inch- to 15 inch-diameter pipes
that would connect to the
City’s Southern Trunk system.
Connections are likely to be
made at one or more points
along the newly completed El
Camino Real by-pass in Concar
Drive, the Delaware Trunk line
at the intersection of Charles
Way, and/ or the eight-inch
sewer in Garvey Way. (Figure
4.58)
Water
Water service to the Plan Area is
planned through a looped network
of approximately eight-inch to 12-
inch mains which would connect
to the surrounding network in
Garvey Way and South Delaware
Street. An extension of the water
main located in Concar Drive
may be required to service the
western portion of the Plan Area.
All water supply and distribution
systems within the Plan Area
will be within a California
Water Service Company
(CWSC) easement, and will be
maintained by the CWSC.
FIGURE 4.60 Proposed Sewer System
117
Emergency Services
Emergency services will continue
to be provided by the San
Mateo Fire Department and San
Mateo Police Department, with
Fire Station No. 23 serving as the
Plan Area’s first responder.
All streets are expected to be
private, and emergency vehicle
access easements (EVAEs)
shall be provided for the Plan
Area in accordance with the
requirements of the San Mateo
Fire Department. The details of
the EVAE(s) will be finalized at
the time of SPAR approval.
Utilities
Pacific Gas and Electric
Company (PG&E) provides
electrical and gas service to
the Plan Area. It is anticipated
that several telecommunication
providers will provide service to
the Plan Area. The utility systems
shall be located within private
streets, and it shall be the utility
provider’s responsibility to
maintain the service up to meter
connection locations. All utilities
are expected to share a joint
trench.
Grading
The grading assumptions made
for Station Park Green are:
• The contours for the Plan Area
must match existing contours
along South Delaware Street
and Concar Drive along the
northeast and southeast
boundaries.
• The proposed contours
along the boundary of the
Joint Powers Board property
should match those existing,
where feasible, to maximize
connectivity to the station.
• The contours along the
northern property line at
the AAA property and the
Post Office may be raised
slightly, relative to existing
levels, to provide residential
finished floors above the
minimum permitted finished
floor elevation of +104.7 feet
(adjusted City datum).
The finished grades within the
project area will be generally
similar to the existing grades.
A point near the western
edge of The Park shall be the
highest graded point on the
property with an elevation of
approximately +107 feet. The
ground is expected to fall to
the west and match the existing
grade at the Joint Powers Board
property line. The Park will
gently fall to the east where the
eastern edge of the park will be
approximately +102 feet.
Building heights within the Plan
Area, except within the 35-foot
Maximum Height Zoning along
South Delaware Street, shall
be measured from the existing
high point of the Plan Area,
i.e., approximately +107 feet
(adjusted City datum).”
Flood Plain
Management
In early 2012, the City of
San Mateo completed levee
improvements that resulted in
revisions to the FEMA flood
insurance mapping in October
2012. These improvements
removed the project site
from the 100-year flood plain
(1-percent chance annual flood).
Parts of the site remain in Zone
X, the 500-year flood plain (0.2
percent chance annual flood).
Due to the site being removed
from the flood plain, the
requirements of San Mateo
Municipal Code Chapter 23.33,
which were included in the
2011 Specific Plan and Design
Guidelines documents, no longer
apply.
Currently, portions of the Plan Area
(below +104.7 feet adjusted City
datum) are susceptible to flooding
given the unlikely failure of the
Crystal Springs Reservoir Dam
(Corridor Plan EIR).
Waste and Recycling
The San Mateo Municipal Code
requires the provision of recycling
facilities for multi-family housing.
Non-residential uses within the
Plan Area shall also comply.
CHAPTER 4 DEVELOPMENT STANDARDS
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CHAPTER 2 EXISTING CONDITIONS
Chapter 5
STATIONPARKGREEN SPECIFIC PLAN
Construction
of Station Park
Green may take an
extended period
of time-, the
implementation
process requires
a coordinated
approach.
Introduction [ 121 ]
Design Guidelines [ 122 ]
Development Agreement [ 122 ]
Subdivision Maps [ 122 ]
Site Development Permit [ 123 ]
Site Plan and Architectural Review (SPAR) [ 123 ]
Allocation Of Land Uses [ 124 ]
Amendment Information [ 124 ]
121
Chapter 5
Implementation
Construction of Station Park Green may take an
extended period of time. To achieve the goals of
the Plan, the implementation process requires
a coordinated approach. There are five primary
mechanisms for the implementation process: Design
Guidelines, a Development Agreement, Subdivision
Maps, Site Development Permits, and Site Plan and
Architectural Review (SPAR) approvals. This chapter
describes how each of these tools will be used to
ensure that the vision of this Plan is ultimately realized.
STATIONPARKGREEN SPECIFIC PLAN
122
Concurrently with adoption
of this Plan, the City Council
will approve Design Guidelines
by resolution, after receiving
the recommendations of the
Planning Commission. The
Design Guidelines shall be in
substantial conformity with this
Plan. The Design Guidelines shall
set criteria for each block and
open space within the Plan Area,
such as:
Build-to Lines: The required
location of exterior walls to define
streets and open spaces
Setbacks: The minimum distances
between buildings and streets or
open spaces
Parking and Access: The required
separation and/or location of
curb cuts for parking garages and
loading areas
Development
Agreement
Plant Species/Size: The range of
permissible species and sizes for
trees and other vegetation along
streets, in parks, and within blocks
Building/Paving Materials: The
range of permissible materials for
constructing buildings, streets,
and open spaces
Sustainability: The strategies
to achieve the sustainability
objectives of the Plan
The City and the owner of the
land within the Plan Area entered
into a contractually binding
development agreement in 2011.
State and City law authorize the
City to enter into a development
agreement to vest in a developer
certain development rights for
a period of years set by contract,
regardless of intervening changes
in land use regulations (Cal. Gov.
Code §§65854 et seq.; San Mateo
Reso. No.120). In exchange, the
City receives certainty about
the public benefits that will be
included as part of the Plan.
The owner of the land within the
Plan Area may apply for parcel
maps and/or tentative maps
to create separate parcels to
facilitate the development
described in this Plan. Ultimately,
each parcel may be further
subdivided through one or more
additional subdivision maps,
and any and all maps may be for
condominium purposes.
Parcels may be transferred into
separate ownership, but all
parcels within the Plan Area will
remain subject to this Plan unless
the Plan Area is redefined to
exclude them.
Design
Guidelines
Subdivision
Maps
CHAPTER 5 Implementation
Site Development
Permit
Grading and/or the removal of
major vegetation within the Plan
Area requires a Site Development
Permit under the San Mateo Site
Development Code. Among
the specific purposes of the Site
Development Code is to protect
public and private lands from
erosion, earth movement, and
flooding, and to ensure the
maximum preservation of the
natural scenic character of the
City by establishing minimum
standards and requirements
relating to land grading,
excavations and fills, and removal
of major vegetation.
123
Accordingly, no site development
may commence without
first obtaining approval of
a site development planning
application followed by
application for, and issuance of, a
Site Development Permit, which
allows construction to proceed.
Construction of an individual
building within the Plan
Area requires approval of an
application for SPAR under
Section 27.08.030 of the San
Mateo Municipal Code. The
officer or agency approving a
SPAR is the Zoning Administrator,
the Planning Commission, or, for
buildings exceeding 55 feet in
height, the City Council.
The City should also review a
signage program for the project
before approving the SPAR
application. The sign program can
consist of guidelines.
To approve a SPAR application,
the City must review detailed
drawings to determine that the
proposed construction will be in
scale and harmonious with the
character of the neighborhood.
The City must also confirm that
the SPAR is consistent with this
Plan. It is anticipated that the
approval of each subsequent
SPAR application consistent with
the Plan shall not require the
preparation of new environmental
documents, unless the SPAR
substantially changes the
assumptions of the environmental
study for this Plan.
Site Plan and Architectural
Review (SPAR)
STATIONPARKGREEN SPECIFIC PLAN
124
Amendment
Information
Allocation of
Land Uses
Pursuant to the California
Government Code and the
San Mateo Municipal Code,
this Plan may be amended
following public hearings before
and approval by both the
Planning Commission and the
City Council. Such amendment
is a legislative act subject to
initiative and referendum. Under
state law, a specific plan may be
amended in the same manner as
a general plan, except that it may
be amended as often as deemed
necessary by the legislative body.
This Plan provides for
overall aggregate limits on
development for the entire
Plan Area. Due to the long-
term nature of the anticipated
build-out, it is desirable to
maintain flexibility in the precise
allocation of the density and
type of land uses. However,
the density of development
for a particular block must be
allocated at the time that (1) a
Subdivision Map or (2) a SPAR
for such block is approved,
whichever occurs first
.
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CHAPTER 1 INTRODUCTION
31 July 2014
City of San Mateo
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How to Use the Design Guidelines
1. Introduction [ 03 ]
The Introduction gives an overview of the purpose and content of the Design Guidelines, and provides an overall vision of the urban design concept and the sustainable planning and design approach.
2. Open Space and Streetscape Guidelines [ 15 ]
This chapter details the open space, streetscape, and landscape design strategies and guidelines that provide a pedestrian-oriented network of public amenities.
3. General Urban Design [ 83 ]
This chapter elaborates upon the objectives and policies of the Corridor Plan to contextualize Station Park Green into the Hayward Park TOD Zone as well as the larger City Context.
4. Blocks and Building Elements [ 111 ]
This chapter includes block guidelines that address uses, edges, access, form, heights, and building expression, as well as building elements guidelines that address the design intent and character of and the relationships between buildings within each block in the Plan Area.
5. Sustainability [ 151 ]
This chapter describes how stormwater management, green design, and sustainable de- velopment features will be integrated into the Plan Area.
Appendix [ 165 ]
The appendix includes definitions of some of the more specialized terms used in the Design Guidelines.
This page intentionally left blank.
1. Introduction
Introduction 03
Relation to the Specific Plan 05
Vision 06
Examples 07
Urban Design Concept 08
Sustainable Planning and
Design 10
2. Open Space and
Streetscape
Introduction 15
Open Space Guidelines 16
Streetscape Guidelines 48
Landscape Guidelines 62
3. General
Urban Design
Introduction 83
Form 84
Building Placement and Edges 88
Primary Ground-Floor Uses 90
Solar Orientation 92
Modulation of Built Form 93
Residential-Scale Expression 102
Housing Diversity 105
Parking and Loading 105
4. Blocks and
Building Elements
Introduction 109
Blocks and Open
Space 110
Block MU-1 112
Block RE-2 118
Block RE-3 124
Block RE-4 130
Building Elements 136
Contents
5. Sustainability
Introduction 151
LEED for Neighborhood
Development 152
Stormwater Management 153
Flood Control Strategy 159
Site Preparation and Design 160
Neighborhood Design and
Community 160
Green Building Design 161
Appendix
Definitions 165
This page intentionally left blank.
1. Introduction
FIGURE 1.01 Station Park Green
illustrative site plan 4
FIGURE 1.02 Illustrative rendering
of a residential street in the Plan
Area, facing north along Concar
Drive 6
FIGURE 1.03 Rendering from the
‘Rail Corridor Plan’ illustrating
clear view corridors and good
connectivity of streets drawing
people through the two
properties 7
FIGURE 1.04 Bird’s-eye-view
rendering of Station Park Green,
looking east 8
FIGURE 1.05 Urban design
concept 9
2. Open Space and
Streetscape
FIGURE 2.01 Open Space diagram
16 FIGURE 2.02 Station Park Green
illustrative site plan with open
space components 17
FIGURE 2.03 The Park illustrative
site plan 18
FIGURE 2.04 A row of deciduous,
fast-growing trees edges a park 18
FIGURE 2.05 Illustrative rendering
of The Park, looking east from
RE-2 19
FIGURE 2.06 Example of various
rooms for range of activities 19
FIGURE 2.07 Example of built-in
seating around a fountain 20
FIGURE 2.08 Example of a
reflective sculpture 20
FIGURE 2.09 Example of sculpture
derived from circular form 20
FIGURE 2.10 Eastern Plaza
illustrative plan and section 21
Figures + Tables
FIGURE 2.11 Example of sculptural
iconic structure 22
FIGURE 2.12 Example of a pavilion
as a lantern at night 22
FIGURE 2.13 Example of a gazebo
22 FIGURE 2.14 The Pavilion illustrative
plan and section 23
FIGURE 2.15 Example of lawn and
low planting providing openness
and visibility 24
FIGURE 2.16 Example of lawn
serving as a large, informal
gathering space 24
FIGURE 2.17 The Lawn illustrative
plan and section 25
FIGURE 2.18 Example of pocket
spaces sheltered by lush planting
26 FIGURE 2.19 Example of a
specimen grove with seating 26
FIGURE 2.20 Western Plaza
illustrative plan and section 27
FIGURE 2.21 Example of rain
garden planting 28
FIGURE 2.22 Example of rain
garden planting with seasonal
interest 28
FIGURE 2.23 Park Promenade
illustrative plan and section 29
FIGURE 2.24 Linear Park illustrative
plan 30
FIGURE 2.25 Example of tree grove
31 FIGURE 2.26 Example of glower
garden 31
FIGURE 2.27 Example of pathway in
the grove 31
FIGURE 2.28 Gateway Park
Illustrative Plan 32
FIGURE 2.29 Gateway sculpture 33
FIGURE 2.30 Gateway Park
Illustrative Plan and section 33
FIGURE 2.31 Gateway Plaza
Illustrative Plan 34
FIGURE 2.32 Example of seating
area buffer with planting 34
FIGURE 2.33 Example of custom
seating that accommodate different
usage 35
FIGURE 2.34 Example of lighting
integrated into seating 35
FIGURE 2.35 Example of tree grove
framing view 36
FIGURE 2.36 Drought tolerant
ornamental planting 36
FIGURE 2.37 Example of flush curb
and paving transition at crossing 36
FIGURE 2.38 The Park Connection
Illustrative Plan 37
FIGURE 2.39 The Park Community
Park Illustrative Plan 38
FIGURE 2.40 Example of topographic
mount 38
FIGURE 2.41 Illustrative Plan of Tilted
Garden 39
FIGURE 2.42 Example of tilted garden
39 FIGURE 2.43 Example of tilted
garden 40
Figures + Tables
2. Open Space and
Streetscape
(continued)
FIGURE 2.44 Example of buffer
planting 40
FIGURE 2.45 Illustrative Plan of
The Mount 41
FIGURE 2.46 Example of color
sculptural element 41
FIGURE 2.47 Example of fast-
growing deciduous tree 42
FIGURE 2.48 Example of Park
Corridor with seating 42
FIGURE 2.49 Example of
seating under the grove 42
FIGURE 2.50 Park Corridor
Illustrative Plan 43
FIGURE 2.51 Station
Corridor Illustrative Plan
43 FIGURE 2.52 Example of Multi-
use EVAE 44
FIGURE 2.53 Example of seating
along Pocket Park 44
FIGURE 2.54 Greenway Pocket
Parks Illustrative Plan 45
FIGURE 2.55 Example of
Courtyard planting 46
FIGURE 2.56 RE-3 Courtyard 46
FIGURE 2.57 Corner of Concar
and South Delaware Street Plaza
Illustrative plan and section 47
FIGURE 2.58 Street section
location key 48
FIGURE 2.59 “ A” Street illustrative
plan and section (Section 1) 49
FIGURE 2.60 “B” Street illustrative
plan and section (Section 2) 50
FIGURE 2.61 “C” Street illustrative
plan and section (Section 3) 51
FIGURE 2.62 “C” Street at MU-1
garage illustrative plan and
section (Section 4) 52
FIGURE 2.63 “ C” Street at Block
RE-2 illustrative plan and section
referred to key plan 1 (Section 5) 53
FIGURE 2.64 Garvey Way Extension
illustrative plan and section 54
FIGURE 2.65 Concar Drive at Blocks
RE-2 and RE-3 illustrative plan and
section (Section 7) 55
FIGURE 2.66 OS-7 Pedestrian Path-
way (Section 8) 56
FIGURE 2.67 Concar Drive at Block
RE-2 illustrative plan and section
(Section 9) 57
FIGURE 2.68 Concar Drive at Block
MU-1illustrative plan and section
(Section 10) 58
FIGURE 2.69 South Delaware Street
at Block MU-1 Retail illustrative
plan and section (Section 11) 59
FIGURE 2.70 South Delaware
Street at Block MU-1illustrative
plan and section (Section 12) 60
FIGURE 2.71 South Delaware Street
at Block RE-4 Retail illustrative plan
and section (Section 13) 61
FIGURE 2.72 Tree Diagram 62
TABLE 2.01 Encouraged street and
open-space tree species 63
FIGURE 2.73 Ginko biloba 63
FIGURE 2.74 Ulmus parvifolia 63
FIGURE 2.76 Platanus acerifolia 63
FIGURE 2.77 Zelkova serrata 63
FIGURE 2.78 Magnolia soulangeana
64 FIGURE 2.79 Olea europea 64
FIGURE 2.80 Cedrus deodora 64
FIGURE 2.81 Sequoia semperviren
64 FIGURE 2.82 Populus fremontia 64
FIGURE 2.83 Populus fremontia 65
FIGURE 2.84 Cercis canadensis 65
FIGURE 2.85 Arbutus unedo 65
FIGURE 2.86 Eucalyptus nicholi 65
FIGURE 2.87 Quercus agrifolia 65
FIGURE 2.88 Lavendula 66
FIGURE 2.89 Garrya elliptica 66
FIGURE 2.90 Ribes sanguineum 66
FIGURE 2.91 Fremontadendron
californicum 66
FIGURE 2.92 Ceanothus “Ray
Hartman” 66
FIGURE 2.93 Corylus cornuta 66
FIGURE 2.94 Cercis occidentalis 66
FIGURE 2.95 Romneya coulteri 66
FIGURE 2.96 Carex nudata 66
TABLE 2.02 Encouraged plant
species 67
FIGURE 2.97 Lighting diagram 68
TABLE 2.03 Lighting Performance
and Types 69
FIGURE 2.98 Example of
bollard pathway lighting 70
FIGURE 2.99 Example of street
trees interspersed with lights
70 FIGURE 2.100 Example of a pavilion
serving as a lantern at night 70
FIGURE 2.101 Example of a marker
light 70
FIGURE 2.102 Example of lighting
used to define landscape rooms 70
FIGURE 2.103 Example of a light
sculpture 70
FIGURE 2.104 Decomposed granite
71 FIGURE 2.105 Cobblestone 71
FIGURE 2.106 Flag stone 71
FIGURE 2.107 Wood decking 71
FIGURE 2.108 Concrete unit paver 71
FIGURE 2.109 Concrete 71
FIGURE 2.110 Warning paver/
truncated dome 71
2. Open Space and
Streetscape
(continued)
FIGURE 2.111 Flagstone 71
FIGURE 2.112 Paving integrated with
grass 71
TABLE 2.04 Paving Performance
and Types 72
FIGURE 2.113 Example of a planter
73 FIGURE 2.114 Example of permanent
furnishing used to reinforce the
larger design concept 73
FIGURE 2.115 Example of seating 73
FIGURE 2.116 Example of fixed bench
73 FIGURE 2.117 Example of built-in
seating 73
FIGURE 2.118 Example of masonry
wall and metal fencing 74
FIGURE 2.119 Example of masonry
wall with opening to increase
transparency 74
FIGURE 2.120 Example of a fence 74
FIGURE 2.121 Paving performance
and types 74
FIGURE 2.122 Example of a fence 74
3. General
Urban Design
FIGURE 2.123 Example of masonry
post with wood fence 74
FIGURE 2.125 Example of a
temporary installation 75
FIGURE 2.124 Example of art
gateway sculpture 75
FIGURE 2.126 Example of lighting
as art 75
FIGURE 2.128 Example of
illuminated signage 76
FIGURE 2.127 Example of custom
text providing identity 76
FIGURE 2.129 Example of signage
mounted on landscape slope 76
FIGURE 2.130 Example of
pedestrian path and fire lane 77
FIGURE 2.131 Example of fire lane
and pedestrian thoroughfare 77
FIGURE 2.132 Example of multi-
directional ramp 77
FIGURE 2.133 Example of curb cut
to allow stormwater to drain into
stormwater planter 78
FIGURE 2.134 Example of
stormwater planter 78
FIGURE 2.135 Example of
stormwater treated in soil-filled,
planted concrete catch basin 78
Figures + Tables
FIGURE 2.136 Example of rain
garden 78
FIGURE 3.01 Form areas and
subareas 85
FIGURE 3.02 Form areas,
perspective view 87
FIGURE 3.03 Example of a build-to
line edge 89
FIGURE 3.04 Example of residential
setback edge 89
FIGURE 3.05 Building placement
and edges 89
FIGURE 3.06 Example of mixed-
use on The Park frontage 90
FIGURE 3.07 Example of residential
unit entries 90
FIGURE 3.08 Residential-scale unit
entryway example 91
FIGURE 3.09 Example of mixed-use
typology for Concar Drive 91
FIGURE 3.10 Primary ground-floor
use plan 91
FIGURE 3.11 Solar orientation 92
FIGURE 3.12 Modulation of
Built Form 93
FIGURE 3.14 Vertical Expression
93 FIGURE 3.15 Horizontal Expression
93 FIGURE 3.16 Residential-Scale
Expression 93
FIGURE 3.17 Modulation of Built
Form 94
FIGURE 3.18 Primary Vertical
Expression 94
FIGURE 3.19 Roof modulation 95
FIGURE 3.20 Block MU-1
Concar Frontage 95
FIGURE 3.21 Vertical Corner
Massing 95
FIGURE 3.22 Primary Vertical
Expression example #1 96
FIGURE 3.23 Primary Vertical
Expression example #1 with
secondary Horizontal Expression
96 FIGURE 3.24 Primary Vertical
Expression example #1 showing
building envelope 96
FIGURE 3.25 Vertical Expression
example #2 97
FIGURE 3.26 Vertical Expression
example #2 showing irregular
façade planes and stepbacks 97
FIGURE 3.27 Vertical Expression
example #2 showing building
envelope 97
FIGURE 3.28 Modulation of Built
Form 98
FIGURE 3.29 Horizontal Expression
framed by corner end-pieces 98
FIGURE 3.30 Secondary Vertical or
Horizontal Expression 99
FIGURE 3.31 Roof Expression 99
FIGURE 3.32 Horizontal
Articulation Ground-floor
Interface 99
FIGURE 3.33 Primary Horizontal
Expression example #1 100
FIGURE 3.34 Primary Horizontal
Expression example #1 with
secondary (vertical) articulation 100
Figures + Tables
3. General
Urban Design
(continued)
FIGURE 3.35 Primary Horizontal
Expression example #1 showing
building envelope 100
FIGURE 3.36 Primary
Horizontal Expression
example #2 101
FIGURE 3.37 Primary Horizontal
Expression example #2 with
secondary (vertical) articulation
101
FIGURE 3.38 Primary Horizontal
Expression example #2 showing
building envelope 101
FIGURE 3.39 Residential-Scale
Expression 102
FIGURE 3.40 Location of
Residential-Scale Expression
unit modulation
102
FIGURE 3.41 Residential-Scale
Expression example #1 102
FIGURE 3.42 Residential-Scale
Expression example #2 102
FIGURE 3.43 Residential-Scale
Expression elements
example #1 103
4. Blocks and Building
Elements
FIGURE 3.44 Unit Rhythm example
#1 103
FIGURE 3.45 Vertical Expression
example #1 103
FIGURE 3.46 Roofline example
#1 103
FIGURE 3.47 Secondary Expression
example #1 103
FIGURE 3.48 Residential-Scale
Expression elements example #2
103
FIGURE 3.49 Unit Rhythm example
#2 103
FIGURE 3.50 Vertical Expression
example #2 103
FIGURE 3.51 Roofline example
#2 103
FIGURE 3.52 Secondary Expression
example #2 103
FIGURE 3.53 Illustrative rendering
of The Park Corridor as seen from
across South Delaware Street in
the Nineteenth Avenue Park
neighborhood 104
FIGURE 4.01 Plan Area Block and
Open Space Plan 110
FIGURE 4.02 Illustrative site plan
111
FIGURE 4.03 Block MU-1 illustrative
plan 112
FIGURE 4.04 The Park frontage
example 112
FIGURE 4.05 Concar Drive frontage
example 112
FIGURE 4.06 The Park frontage
example 112
FIGURE 4.07 The Paseo example 113
FIGURE 4.08 Example of corner
treatment at intersection of Concar
Drive and South Delaware Street 113
FIGURE 4.09 Block MU-1 placement
guidelines 113
TABLE 4.01 Block MU-1 guidelines
114, 116, 117
FIGURE 4.10 Block MU-1 massing
guidelines 115
FIGURE 4.11 Block MU-1 section A-A
115
FIGURE 4.13 Block RE-2 illustrative
plan 118
FIGURE 4.14 The Park frontage
example 118
FIGURE 4.15 Common usable open
space example 118
FIGURE 4.16 Concar Drive frontage
example 118
FIGURE 4.17 Block RE-2 placement
guidelines 119
FIGURE 4.18 “A” Street frontage
example 119
TABLE 4.02 Block RE-2 guidelines
120, 122, 123
FIGURE 4.20 Block RE-2 massing
guidelines 121
FIGURE 4.21 Block RE-2 section A-A
121
FIGURE 4.23 Block RE-3 illustrative
plan 124
FIGURE 4.24 The Park frontage
example 124
FIGURE 4.25 The EVAE frontage
example 124
FIGURE 4.26 Block RE-3 placement
guidelines 125
FIGURE 4.28 Garvey Way Extension
frontage example 125
FIGURE 4.29 Example of frontage on
The Park 125
TABLE 4.03 Block RE-3 guidelines
126, 128, 129
FIGURE 4.30 Block RE-3 massing
guidelines 127
FIGURE 4.31 Block RE-3 section
A-A 127
FIGURE 4.33 Block RE-4 illustrative
plan 130
FIGURE 4.34 South Delaware
Street frontage example 131
FIGURE 4.35 The Park frontage
example 130
FIGURE 4.36 South Delaware
Street frontage example 131
FIGURE 4.37 Block RE-4 placement
guidelines 137
TABLE 4.04 Block RE-4 guidelines
132, 134, 135
FIGURE 4.38 Block RE-4 massing
guidelines 133
FIGURE 4.39 Block RE-4 section
A-A 133
FIGURE 4.40 Buildings
should not overuse
multiple architectural
expressions 136
FIGURE 4.41 Example of possible
materials, openings and
projections 136
FIGURE 4.42 Example of
building transition 137
FIGURE 4.43 Example of
materials and colors 137
FIGURE 4.44 Example of
projections 138
FIGURE 4.45 Example of
openings and recesses 138
FIGURE 4.46 Roof form example
139
FIGURE 4.47 Roof should integrate
green design features 139
FIGURE 4.48 Mixed-use ground-
floor transparency example 139
FIGURE 4.49 Awning example 140
FIGURE 4.50 Materials and
setbacks example 140
FIGURE 4.51 Retail façade
example 140
FIGURE 4.52 Example of entries
that enhance pedestrian
character 141
FIGURE 4.53 Example of entry
that provides visual interest
and relates to building’s overall
façade 141
FIGURE 4.54 Materials and colors
example 142
FIGURE 4.55 Example of façade
response to solar orientation 142
FIGURE 4.56 Brise-soleil example
142
FIGURE 4.57 Common residential
usable open space example 144
Figures + Tables
FIGURE 4.58 Common residential
usable open space example 144
FIGURE 4.59 Planter on hardscape
example 145
FIGURE 4.60 Planter on hardscape
example 145
FIGURE 4.61 Residential private
usable open space example 145
FIGURE 4.62 Residential private
usable open space example 145
FIGURE 4.63 Example of signage
on awning 146
FIGURE 4.64 Example of blade
signs 146
FIGURE 4.65 Retail signage
example 147
FIGURE 4.66 Building address and
commercial signage example 147
FIGURE 4.67 Retail signage
example 147
FIGURE 4.68 Address signage
example 147
4. Blocks and Building
Elements
(continued)
5. Sustainability
FIGURE 5.01 Example of
biofiltration in planter box 153
FIGURE 5.02 Typical Filterra® layout
153
FIGURE 5.03 Planter box with
disconnected leader 155
FIGURE 5.04 Typical rain garden
section 156
FIGURE 5.05 Typical planter box
section 156
FIGURE 5.06 Rain garden example
157
FIGURE 5.07 Rain Garden
example 157
FIGURE 5.08 Rain garden example
157
FIGURE 5.09 Stormwater
Management example 157
FIGURE 5.10 Disconnected leader
over podium example 158
FIGURE 5.11 Disconnected leader
over podium example 158
FIGURE 5.12 Disconnected leader
and rain garden over podium
example 158
Appendix
There are no numbered
figures or tables in the
Appendix.
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Chapter 1
Station Park Green
is a compact network
of walkable blocks
framing parks, public
spaces, and pedestrian-
oriented streets. As a
transit-oriented plan,
the block pattern and
street network are
designed to provide
internal connectivity,
complement the mix
of uses, and reinforce
links to the Hayward
Park Station and the
surrounding existing
neighborhoods.
3 Chapter 1
Introduction
This document guides the physical design of Station Park Green. These guidelines are intended to facilitate the creation of high-quality spaces in the public realm—the parts of Station Park Green that are seen and used by the public—including the system of streets, open spaces and linkages, and the building components that frame them.
Introduction [ 03 ]
Relation to the Specific Plan [ 05 ]
Vision [ 06 ]
Examples [ 07 ]
Urban Design Concept [ 08 ]
Sustainable Planning and Design [ 10 ]
Program
599 Residential Units
25,000 to 30,000 Square feet of Retail
10,000 to 15,000 square feet of Office
2.3 acres of Open Space
(excluding streets and sidewalks)
FIGURE 1.01 Station Park Green Illustrative Site Plan
4 STATIONPARKGREEN DESIGN GUIDELINES
STATIONPARKGREEN DESIGN GUIDELINES
5 CHAPTER 1 INTRODUCTION
Relation to the Specific Plan
The Design Guidelines give
detailed guidance to supplement
the Station Park Green Specific
Plan (Specific Plan). By detailing
the physical design of all buildings,
commercial spaces, open spaces
and travel areas, these guidelines
ensure that development in the
Plan Area will serve good planning
principles and make a pleasing
aesthetic contribution to the
whole.
These Design Guidelines state
minimum and maximum unit
densities, off-street parking and
loading standards, setbacks,
building heights, floor area ratio
requirements, and open space
requirements. Additionally,
ranges of permissible materials
for constructing buildings and
open spaces and paving streets
are specified.
All projects within the area of
the Specific Plan (Plan Area)
must comply with these Design
Guidelines. Thus future Site Plan
and Architectural Review (SPAR)
applications will be reviewed for
consistency with these Design
Guidelines.
Throughout these Design
Guidelines, mandatory conditions are
specified by the terms “shall” and
“not permitted.” All other conditions
are voluntary and are specified by the
terms “should,” “encouraged,” “not
encouraged,“ and “permitted.” A
project may still be approved despite
a failure to comply with voluntary
conditions. The term “should” does
not create a mandatory condition, but
does demonstrate intent. An applicant
that does not comply with a condition
which “should” be included must be
prepared to explain why compliance is
problematic.
6 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 1.02 Illustrative rendering of “A” Street in the Plan Area, facing north along Concar Drive
• Active uses, including multiple
building entries and lobbies, are
encouraged to foster activity and
interaction between buildings and
sidewalks;
• Building articulation, such as
storefront display windows,
window openings, and the use of
varied materials, are encouraged
in order to reinforce the pedestrian
scale and create architectural
interest.
Vision
Station Park Green is envisioned
as a compact network of
walkable blocks framing parks
and pedestrian-oriented streets.
As a transit-oriented plan, the
block pattern and street network
are designed to provide internal
connectivity, complement the
mix of uses, and reinforce links
to the Hayward Park Station
and the surrounding existing
neighborhoods. A system of
interconnected parks, park
corridors, and pedestrian streets
infuses the plan with a high-
quality landscape character and
integrates sustainable practices.
These Guidelines apply only to
the Plan Area. However, as noted
throughout these Guidelines,
the ultimate design intent for the
Hayward Park Station TOD Zone
is for the Plan Area and the JPB
property to operate together
seamlessly through coordinated
access ways, view corridors, an
active network of streets and
open spaces, and attention to
building design and use along
pedestrian routes, to achieve
a successful transit-oriented
neighborhood, to facilitate
pedestrian and bicycle traffic
across the JPB property to and
from all portions of the Hayward
Park Station Area, and to
increased use of transit services.
These intended design elements
are further elaborated below:
• The appropriate building
articulation, building materials
and landscaping at the interface
of the Plan Area with the
adjacent JPB property should
provide for seamless integration.
• Pedestrian and bikeway
amenities shall be considered to
promote safe, efficient, attractive
connections to and through the
Plan Area and the adjacent JPB
property, mindful that Hayward
Park Station is not merely a
destination but also a through-
way for pedestrians and cyclists
traveling in both directions
across the railroad right-of-way.
• Along the westerly edges of
Blocks RE-2 and RE-3, which
face the JPB property, once
direct connection to the
station area is implemented,
attractive, safe, and well-lit
pedestrian and bicycle access
should be provided;
7 CHAPTER 1 INTRODUCTION
FIGURE 1.03 Rendering from the ‘Rail Corridor Plan’ illustrating clear view corridors and good connectivity of streets drawing people through the two properties The figures in these Guidelines
show an EVA at the southwestern
portion of the Plan Area, along
the boundary of the adjacent JPB
property. It is the ultimate goal
of these Guidelines to integrate
the Plan Area seamlessly with the
adjacent JPB property by providing
for direct adjacency of buildings
and the connection of vehicular,
bike and pedestrian ways through
to the JPB property. Integration of
the properties could include the
placement of buildings, fronting
directly onto the JPB property, as
well as a new street through the
JPB property to meet Concar Drive.
The location of street, pedestrian
and bikeway amenities would then
straddle the Plan Area and JPB
property. However, at this time it is
not known how the Plan Area and
the JPB property will ultimately
interface, so the EVA is shown as a
necessary contingency, providing
required fire safety access for
the Plan Area, solely within its
boundaries. The interface of the
Plan Area and the JPB property
will be determined during SPAR for
Blocks RE-2 and RE-3.
Examples
The Design Guidelines are illustrated
throughout with images of existing
built environments. These illustrations
are meant to serve as examples of the
different forms of development that are
possible under these guidelines. The
examples must be treated as only that
-- examples. The Design Guidelines
are expressly intended to allow a
wide variety of architectural styles,
not merely the styles depicted in the
examples.
8 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 1.04 Bird’s-eye-view rendering of Station Park Green, looking east The bird’s-eye-view rendering in
Figure 1.04 reflects an overall
vision for Station Park Green.
It illustrates the relationships
among the blocks and their built
edges, the open space system
and its access linkages, and
locations of key architecture and
landscape focal points.
Open Space System
Station Park Green is organized
by an interconnected system of
public parks, green corridors,
and pedestrian-oriented streets.
Located at the center of the
plan area, The Park is the central
open space “room” for four
mixed-use and residential blocks.
There are also three smaller
parks interconnected into the
plan, Community Park, Gateway
Park and the Greenway Pocket
Parks. The Park is connected to
South Delaware Street by a linear
landscape, the Park Corridor. The
interior streets along the four
blocks have a special streetscape
character that unifies the space
around The Park from building
face to building face.
Access and Connections
There are three points of vehicular
access to the plan area: at South
Delaware Street opposite
Charles Lane; at Concar Drive
opposite the SR 92 ramps; and
from Garvey Way. The primary
transit access corridor from South
Delaware Street to the Joint
Powers Board property is planned
along the north side of The Park,
creating a visual link to Hayward
Park Station. Pedestrians may pass
through Block MU-1 from South
Delaware Street using a publicly
accessible path called “the
Paseo.”
Building Edges
Three types of building edges
differentiate the mixed-use and
residential blocks within Station
Park Green. The character of a
building’s edges is related to the
uses of that building, as well as
to the adjacent streets and open
spaces. Accordingly, the block
frontages along Concar Drive and
the JPB property will have mostly
full build-to lines. Frontages
on The Park extend into the
surrounding blocks with articulated
build-to lines. The lower heights
and massing of the units along
South Delaware Street will have
a high degree of modulation and
residential-scale expression.
Urban Design Concept
*
*
*
*
*
*
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*
*
*
*
9 CHAPTER 1 INTRODUCTION
Focal Points
Five architectural focal points and five landscape
focal points are planned within Station Park Green.
Architectural:
• The intersection of Concar Drive and South
Delaware Street will be emphasized in Block MU-1,
per the Corridor Plan.
• Blocks MU-1 and RE-2 will each have a focal point to emphasize the corridor to Caltrain Station.
• A focal point at the north end of RE-3 will announce the project to traffic entering from Garvey Way.
• The corner of “A” Street and “C” Street on Block
MU-1 will anchor The Park with an architectural
feature.
Landscape:
• A landscape feature should be provided in The Park,
on axis with “A” Street, to create a visible landmark
announcing this 1.1-acre space.
• The focal point at the intersection of Concar Drive
and South Delaware Street will serve as a gateway to
the site.
• A landscape berm at the north end of Community
Park will provide a visual terminus for the connected
open spaces.
• Sculptural artwork and specialized plantings at the
south end of “A” Street and the east end of The
Park will welcome visitors to the Plan Area.
FIGURE 1.05 Urban design concept
10 STATIONPARKGREEN DESIGN GUIDELINES
Station Park Green integrates
sustainable planning in its location,
transit-orientation, mix and
intensity of uses, block pattern and
orientation, landscape materials,
and stormwater management
strategies. The approach to
sustainable planning and design
for the Plan Area is incorporated
in every chapter of this document.
Chapter 5: Sustainability includes
detailed guidelines for the
Plan Area regarding stormwater
management and building
components.
Publications relied upon include:
• Constructed Wetlands in the
Sustainable Landscape (Craig S.
Campbell and Michael Odgen,
1999)
• Creating Great Neighborhoods:
Density in Your Community (Local
Government Commission and US
EPA, September 2003)
• Great Streets (Allan B. Jacobs,
The MIT Press, 1993)
• LEED for Neighborhood
Development pilot version
(United States Green Building
Council, 2007)
• Multi-Family Green Building
Guidelines (Alameda County
Waste Management Authority,
2004)
• Pedestrian- and Transit-Friendly
Design (Smart Growth Network,
1999)
• Planning and Urban Design
Standards (American Planning
Association, John Wiley & Sons,
2005)
• Plants and Landscapes for
Summer-dry Climates of the San
Francisco Bay Region (EBMUD,
2004)
• San Mateo County Sustainability
Checklist
• San Mateo Municipal Code;
Chapter 23.70 “Green Building
Requirements”
• Sustainable Landscape
Construction: a Guide to Green
Building Outdoors (J. William
Thompson and Kim Sorvig, 2000)
• Take Back Your Streets
(Conservation Law Foundation,
1995)
Sustainable Planning and Design
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CHAPTER 1 INTRODUCTION
Chapter 2
From The Park,
green corridors will
reach out into the
surrounding streets
and establish visual
and pedestrian
connections to
additional open
spaces and public
transit. Within The
Park, three green
“rooms” will face
toward the mixed-use
areas.
Introduction [ 15 ]
Open Space Guidelines [ 16 ]
Streetscape Guidelines [ 48 ]
Landscape Guidelines [ 62 ]
15 Station Park Green is organized around a system of interconnected open spaces and streets that provide a pedestrian-oriented network of public amenities. The design approach to the parks and streetscapes is based upon principles of sustainability, and examples from nearby communities. This chapter describes the open space and streetscape design strategies and guidelines for the Plan Area. It is divided into three sections: Open Space Guidelines, Streetscape Guidelines, and Landscape Guidelines.
Chapter 2
Open Space and
Streetscapes
16 STATIONPARKGREEN DESIGN GUIDELINES
Figure 2.01 Open Space and Streets
The open space program
includes The Park, Gateway Park,
Community Park, Park Corridor,
Station Corridor, Greenway Park,
and the Courtyards. These eight
open spaces are shown in Figure
2.01. The street network includes three
mixed-use streets around The
Park, “A”,”B”, and “C” streets,
and one residential street, the
Garvey Way Extension.
Plantings for the open space and
streetscape program is covered
in the Landscape Guidelines,
beginning on page 62.
Open Space Guidelines
CHAPTER 2 OPEN SPACE AND STREETSCAPES
17 Figure 2.02 Station Park Green illustrative site plan with Open Space Components
South Delaware Street
A Street
Garvey Way Extension
C Street B Street
Concar Drive
18 STATIONPARKGREEN DESIGN GUIDELINES
Figure 2.03 The Park Illustrative Site Plan
Figure 2.04 Example of a row of
deciduous, fast growing trees edging
a park
The Park
The Park gives Station Park
Green its primary identity. The
Park will have a semi-formal, civic
character, expressed through
materials that reflect its prime
Peninsula setting, and will build
upon the examples established in
nearby communities.
From The Park, green corridors
will reach out to the surrounding
streets, and establish visual
and pedestrian connections
to additional open spaces and
public transit. Within The Park,
two green “rooms” will face
south toward the mixed-use areas
and the last room will face south
towards the residential area.
Residential areas north of The
Park will be buffered by a line of
tall trees. The Park’s spaces will
offer a variety of scales and sun
conditions to accommodate a
range of activities related to the
adjacent buildings and uses.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
19 Figure 2.05 Illustrative rendering of The Park, looking west from RE-2 Tree species such as native
redwood, oak, and cottonwood
trees are encouraged in The
Park to reinforce the regional
microclimate and help shape the
different scales of built and open
spaces. Trees will vary in size
from ornamental to specimen.
Provision has also been made for
a potential sculptural pavilion to
provide a focal point and space
for gathering, retail uses, utilities,
bike parking, or other new uses
and programs that may develop.
Figure 2.06 Example of various rooms
for a range of activities
20 STATIONPARKGREEN DESIGN GUIDELINES
Figure 2.09 Example of sculpture dervied from circular form Figure 2.07 Example of built-in
seating
Figure 2.08 Example of reflective
sculpture
Eastern Plaza
General Guidelines
• Establish the first impression for
neighborhood visitors to The
Park.
• Relate to Block MU-1.
• Provide a semi-formal plaza for
outdoor events, dining, and
vending for retail tenants.
• Offer shade and seating for
residents and visitors.
Planting
a. Tall, fast-growing deciduous
trees shall be planted on the
northern side to orient the plaza
toward Block MU-1.
b. The plaza should contain
a sculpture surrounded by a
ring of trees. Native oaks are
encouraged.
c. The plaza should provide
a welcoming space to guide
pedestrians from The Paseo
at MU-1. Low plantings are
encouraged to maintain openness
and visibility.
Sculpture
a. The sculpture is encouraged
to have a polished surface to
capture the reflection of the
sky and the surrounding tree
canopies.
b. The sculpture should avoid
creating harmful glare into
residential units or the path of
automobile travel.
Paving
a. Unit pavers and decomposed
granite are encouraged.
b. The plaza edge contains a
portion of the EVAE around The
Park and shall be curbless and
marked with a flush band of
warning pavers and bollards for
safety.
Furniture
a. Built-in seating should be an
integral part of the plaza design.
b. Moveable tables and chairs
provided by mixed-use tenants
are permitted.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
21 Figure 2.10 Eastern Plaza Illustrative plan and section c. Furnishings shall be compatible
with the materials and finishes
of site elements such as lighting,
signage, metalwork and minor
structures.
Lighting
a. Light poles should mark the
southeast corner of The Park,
using greater height and mass
to create a transition to taller
adjacent buildings.
b. Accent lighting should be
integral to the design of a plaza
sculpture.
c. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
warning pavers
circular bench
seating
iconic sculpture
bike lane
bollards
street trees with
underplanting
C Street
B Street
22 STATIONPARKGREEN DESIGN GUIDELINES
The Pavilion
General Guidelines
• Provide a sculptural, iconic
structure.
• Create a focal point.
• Anchor the view from Concar
Drive to The Park.
• Provide a source of light; act as a
lantern at night.
• Allow for informal usage
Planting
a. Tall, fast-growing deciduous
trees shall be used on the
northern side to orient the plaza
toward Blocks MU-1 and RE-2.
b. A grove of mid-sized trees shall
provide an enclosed, shady area,
and frame adjacent open space.
Evergreens are encouraged.
c. Tree species such as Olea
Europea ‘Swan Hill’ (Fruitless
Olive) or Arbutus ‘Marina’
(Madrone crossed with Strawberry
Tree) are encouraged.
d. Low plantings are encouraged
to maintain openness
FIGURE 2.13 Example of a gazebo
Figure 2.11 Example of sculptural
iconic structure
Figure 2.12 Example of a pavillion as a
lantern at night
Paving
a. Paving materials shall be
compatible with those used in the
Eastern and Western Plazas.
b. Colored sandblasted
concrete steps, unit pavers,
and decomposed granite are
encouraged.
c. The curbless edge along the
street contains a portion of the
EVAE around The Park and shall
be marked with a flush band of
warning pavers for safety.
Furniture
a. Built-in seating should be
provided within the grove of
trees.
b. Furnishings shall be compatible
with the materials and finishes
of site elements such as lighting,
signage, metalwork, and minor
structures.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
23 FIGURE 2.14 The Pavilion illustrative plan and section Lighting
a. Accent lighting should be
provided for the grove of trees
and the Pavilion itself.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
warning
pavers
pavillion
grove
bike lane
bike parking
grove
stormwater
managment
area
C Street
flush curb with
warning pavers
and bollards
high contrast
pavers in
crosswalk
garden
plantings
garden
plantings
street trees with
underplanting
24 STATIONPARKGREEN DESIGN GUIDELINES
The Lawn
General Guidelines
• Provide a large, informal
gathering space that is suitable
for events, passive recreation,
and casual games.
• Accommodate informal seating
on low steps.
• Provide accessible connection at
both north and south ends.
Planting
a. Tall, fast-growing deciduous
trees shall be used on the
northern side to orient the lawn
toward RE-2.
b. Low plantings around the
lawn are encouraged to maintain
openness and visibility.
c. A sunken lawn area is
encouraged.
Paving
The curbless edge along the
street contains a portion of the
EVAE around The Park and shall
be marked with a flush band of
warning pavers for safety.
FIGURE 2.16 Example of lawn serving as a large, informal gathering space FIGURE 2.15 Example of lawn and low planting providing openness and visibility Furniture
Built-in steps for seating should
define the lawn perimeter.
Lighting
Low-level strip lighting
incorporated into seating steps is
encouraged for safety.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
25 FIGURE 2.17 The Lawn illustrative plan and section
bike lane
flush curb with
warning pavers
and bollards
stormwater
management
area
bench seating
flush curb and
warning pavers
lawn
step seating
concrete
walkway
street trees with
underplanting
26 STATIONPARKGREEN DESIGN GUIDELINES
Western Plaza
General Guidelines
• Provide a protected gathering
space.
• Divide the plaza and grove
into a series of smaller, informal
gathering spaces.
• Create a transition in scale and
mass between the lawn and RE-2
west of The Park.
Planting
a. A grove of specimen trees shall
relate to existing Peninsula parks.
Coast Redwoods or Deodor
Cedars are encouraged.
b. Low, flowering shrubs should
frame outdoor gathering spaces.
Paving
a. Paving materials shall be
compatible with those of the
Pavilion and Eastern Plaza.
b. Sandblasted concrete steps,
unit pavers, and decomposed
granite are encouraged.
c. Textured and patterned
surfaces shall tie into paved areas
across “C” Street to Blocks RE-2
and RE-3
FIGURE 2.18 Example of pocket
spaces sheltered by lush planting
FIGURE 2.19 Example of a specimen
grove with seating
d. The Plaza edge contains a
portion of the EVAE around The
Park and shall be curbless and
marked with a flush band of
warning pavers and bollards for
safety.
Furniture
Built-in seating should be
integrated into the plaza design.
Lighting
a. Lights mounted in branches of
trees are permitted to create a
moonlight effect.
b. Light poles should mark the
southwest corner of The Park,
using greater height and mass
to create a transition to taller
adjacent buildings.
c. Paths of travel or high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
27 FIGURE 2.20 Western Plaza illustrative plan and section bike lane
flush curb with
warning pavers
and bollards
stormwater
management
area
flush curb and
warning pavers
street trees with
underplanting
large speciman
trees
28 STATIONPARKGREEN DESIGN GUIDELINES
Park Promenade
General Guidelines
• Provide a green pedestrian
connection from South Delaware
Street to the Hayward Park
Station.
• Subtly separate The Park from
RE-3 and RE-4 with a screen of
trees.
• Include a rain garden with plants
that withstand saturation and
drought to treat stormwater
from the streets around The
Park. More information on rain
gardens is provided in Chapter 5:
Sustainability.
Planting
a. A row of large, fast-growing
deciduous trees that can
withstand both saturation and
drought conditions shall be
planted along the northern
edge of The Park. Species
such as Populus fremontii
(Fremont’s Cottonwood) or
Fraxinus americana ‘Empire’ are
encouraged.
b. Carex spp. or other species
capable of withstanding
saturation and drought conditions
are encouraged for the Rain
Garden.
FIGURE 2.21 Example of rain garden
planting
FIGURE 2.22 Example of rain garden planting with seasonal interest Paving
a. The curbless edge along “C”
Street shall be marked with
warning pavers for safety.
b. The paving material should
include sandblasted concrete with
lampblack color.
Lighting
a. Low-level path lights should be
used to mark the main pedestrian
axis and augment street and
building lighting.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
CHAPTER 2 OPEN SPACE AND STREETSCAPES
29 FIGURE 2.23 Park Promenade illustrative plan and section .
bike lane
flush curb with
warning pavers
stormwater
management
area planted with
fast-growing trees
bench seating
lawn
concrete walkway
30 STATIONPARKGREEN DESIGN GUIDELINES
Linear Parks
Commmunity and Gateway Parks
connect Concar and Garvey Way,
and invite the public to share
and enjoy the heart of the Plan
Area. Daily, the parks will delight
walkers, joggers, bicyclists,
and transit riders with a green
backdrop, a colorful display, new
foliage, or a place to rest. Color,
variety, a focus on arts, and a
sophisticated sustainable palette
will distinguish the landscape
design and the selection of trees
and plant materials.
FIGURE 2.24 Linear Park Illustrative Plan
GATEWAY PARK
COMMUNITY PARK
Garvey Way Extension
Concar Drive
A Street
CHAPTER 2 OPEN SPACE AND STREETSCAPES
31 Gateway Park
Connecting to The Park from
Concar Drive, The Gateway Park
provides a plaza for seating
and begins a grove of trees
and flower gardens that carry
through the linear park designs.
A large sculpture and plantings
will anchor the corner of A Street
and Concar Drive providing
wayfinding into the site for
pedestrians and cyclists. An
elongated bench provides places
for gathering.
FIGURE 2.28 Gateway Park Illustrative Plan
A Street
Concar Drive
Concar Entry Plaza
and Flower Garden
Gateway Plaza Grove
Garden Seating
Area
32 STATIONPARKGREEN DESIGN GUIDELINES
The Grove &
Flower Garden
General Guidelines
• Create a continuous view
corridor from Concar Drive to
Garvey Way using the buffer
trees and vibrant ornamental
plantings to promote a long view
across all three parks.
• Anchor the view corridor from
Concar Drive with a cluster
of trees at the north end of
Community Park.
• Mirror the character of the
Western Plaza in The Park to tie
the two parks together along
one axis.
Planting
a. Specimen trees that are similar
to those in the Western Plaza
shall be used in the grove.
b. Tree species such as Cedrus
deodara (Deodor Cedar) and
Sequoia sempervirens (Coast
Redwood) are encouraged.
c. Drought-tolerant plantings are
encouraged.
Paving
a. Concrete unit pavers and
decomposed granite are
encouraged.
b. Flush wood decking is
permitted.
Furniture
Built-in seating should be
provided and should be located
and installed with careful regard
to the protection of specimen
tree roots.
Lighting
a. Lights mounted in branches of
trees are permitted to create a
moonlight effect.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to to an average of one
foot-candle.
FIGURE 2.25 Example of tree grove FIGURE 2.26 Example of flower garden
FIGURE 2.27 Example of pathway in the grove
CHAPTER 2 OPEN SPACE AND STREETSCAPES
33 Concar Drive
Entry Plaza
General Guidelines
• Anchor the view corridor from
Concar Drive with a cluster of
trees.
• Mirror the character of the
Western Plaza in The Park to tie
the two parks together along
one axis.
• Utilize seatwalls to provide
casual seating and reinforce site
lines.
• Facilitate pedestrian and cyclist
circulation from sidewalk and
bike lane.
Planting
a. Continuous street tree
plantings with planted understory
shall create a feel of separation
from the roadway.
b. Planting in The Grove and
Flower Garden should create
cohesion in the parks.
c. Drought-tolerant plantings are
encouraged.
d. Planting should buffer the
terrace at RE-2
Paving
Concrete unit pavers and
decomposed granite are
encouraged.
Furniture
Utilize seatwalls to provide casual
seating and reinforce sight lines.
Lighting
a. Lights mounted in branches of
trees are permitted to create a
moonlight effect.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
FIGURE 2.29 Excample of Gateway
Sculpture
FIGURE 2.30 Gateway Park Illustrative Plan
iconic sculpture
shared bike path
garden plantings
seatwall
stormwater
management
area
street trees with
underplanting
A Street
34 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.31 Gateway Plaza illustrative Plan
FIGURE 2.32 Example of seating area buffer with planting Gateway Plaza
General Guidelines
• Provide a gateway at Concar
Drive and “A” Street that is
welcoming to both pedestrians,
cyclists, and vehicles.
• Facilitate clear movement
within the sidewalk zone while
providing a quiet space to pause.
• Provide wide fixed seating within
the plaza suitable for sitting
alone, or in groups.
• Utilize seatwalls to provide
casual seating and reinforce sight
lines.
• Provide access to small-scale
public courtyard space
Planting
a. Continuous street tree
plantings with planted understory
shall create a feel of separation
from the roadway.
b. Plantings in The Grove and
Flower Garden at the corner of
“C” St should be consistent with
planting at Concar Drive Entry
Plaza and across to The Park.
grove plantings
seatwall
flowering trees
flower garden
plantings
entries to private
residences
street trees with
underplanting
fixed plaza seating
flush curb with warning
pavers and bollards
high contrast pavers in
crosswalk
garden plantings
Bike Parking
A Street
C Street
CHAPTER 2 OPEN SPACE AND STREETSCAPES
35 illuminated during the hours of
darkness to a level of one foot-
candle on average.
FIGURE 2.33 Example of custom seating that accomodates different usage FIGURE 2.34 Example of lighing integraged into seating
Paving
a. Concrete unit pavers are
encouraged and plaza paving
shall extend to the sidewalk to
enlarge the feeling of the space.
b. Flush curb with warning pavers
and bollards should be used at
crossing to The Park.
c. High contrast pavers should
identify pedestrian crossings
across “C” street to The Park.
Furniture
Built-in seating should be
provided and designed to
accomodate a range of group
sizes and activities.
Lighting
a. Lighting may be added to
seating to accentuate sight lines
and create interest near the entry.
b. Paths of travel or areas of high
pedestrian activity should be
36 STATIONPARKGREEN DESIGN GUIDELINES
The Park
Connection
General Guidelines
• Create visual coherance
between the three parks
• Facilitate safe pedestrian
movement across C St.
• Act as interface to grove and
pavillion spaces.
Planting
a. Match plantings in the Grove
and Flower Garden sections of
Gateway Park
b. Drought-tolerant plantings are
encouraged.
Paving
a. Concrete unit pavers and
decomposed granite are
encouraged.
b. High contrast pavers should
identify pedestrian crossings to
The Park across “C” Street.
Lighting
a. Lights mounted in branches of
trees are permitted to create a
moonlight effect.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
FIGURE 2.35 Example of tree grove
framing view
FIGURE 2.36 Example of drought
tolerant ornamental planting
FIGURE 2.37 Example of flush curb and paving transition at crossing CHAPTER 2 OPEN SPACE AND STREETSCAPES
37 FIGURE 2.38 The Park Connection illustrative Plan
bike lane
flush curb with
warning pavers
and bollards
stormwater
management
area
flush curb and
warning pavers
crossing at stormwater
swale
street trees with
underplanting
garden planting
grove planting
garden planting
high contrast paving at
crossing
pavillion
C Street
38 STATIONPARKGREEN DESIGN GUIDELINES
Community Park
Across The Park and C Street, The
Community Park is the northern
most open space. To terminate
the long view from The Gateway
Park, a six foot high topographic
play feature will provide a visual
barrier as well as a children’s
play area. Tilted gardens give
horticultural variety and the seat
walls provide casual seating. The
RE-4 Courtyard and the pathway
to South Delaware Street extend
this park into the smaller scale
gardens and stoop zones of the
residential units
FIGURE 2.39 The Community Park illustrative Plan
FIGURE 2.40 Example of topographic mount
bike lane
seatwall
Flower Garden planting
Grove plantings
flush curb with
warning pavers
and bollards
street trees with
underplanting
garden seating area
The Mount
Tilted Garden
Garvey Way Extension
CHAPTER 2 OPEN SPACE AND STREETSCAPES
39 Tilted Garden
General Guidelines
• Provide unique horticultural
experiences using drought-
tolerant plants.
• Create more intimate walkway
and garden spaces.
Planting
a. The Grove and Flower Garden
sections echo other parks in
the Plan Area while buffering
residential units and adding
seasonal interest.
b. Drought-tolerant plantings are
encouraged.
Paving
Concrete unit pavers are
encouraged for primary
circulation. Secondary walkways
may be concrete with saw-cut
joints.
Furniture
Seatwalls to provide flexible
seating
Lighting
Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to a level of one foot-
candle on average.
FIGURE 2.42 Example of tilted lawn
FIGURE 2.41 Illustrative Plan of Tilted Garden
Flower
Garden
planting
Grove
plantings
flush curb
with warning
pavers and
bollards
seatwall
drought
tolerant
garden
plantings
small scale residential
entries
garden entry
Garvey Way Extension
40 STATIONPARKGREEN DESIGN GUIDELINES
The Mount
General Guidelines
• Terminate park views and screen
views of the adjacent Postal
Service facility.
• Provide opportunities for play
through topography and art.
• Create more expansive views
from the top of the mount which
in an otherwise flat site.
Planting
a. The southern side of the mount
should be irrigated lawn to
facilitate play while the other two
sides may be low-maintenance,
low-water grasses.
b. The northern edge of the
park should include stormwater
management plantings and fast-
growing, water-loving trees to
create a backdrop for The Mount
and screen views.
c. Buffer plantings to the east of
The Mount should match species
in the Grove.
Paving
a. Secondary circulation around
The Mount should be concrete.
Lighting
a. Uplighting at The Mount is
encourage to create dramatic
effect and terminal vista.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to a level of one foot-
candle on average.
FIGURE 2.43 Example of tilted garden
FIGURE 2.44 Example buffer planting
CHAPTER 2 OPEN SPACE AND STREETSCAPES
41 FIGURE 2.45 Illustrative Plan of the Mount
FIGURE 2.46 Example of color sculptural element
Garvey Way Extension
stormwater management area
with fast-growing trees
topographic play feature
Grove tree planting
South Delaware Street
park connection
Flower Garden planting
seatwall
42 STATIONPARKGREEN DESIGN GUIDELINES
Station Corridor
& Park Corridor
General Guidelines
• Create a gateway to the Plan
Area.
• Strengthen the east-west axis
along The Park toward Hayward
Park Station.
• Extend space and character
of The Park from the Eastern
Plaza to South Delaware
Street to open The Park to the
surrounding neighborhoods.
• Continue The Park Promenade
to South Delaware Street,
by using the same trees,
construction materials, lighting,
and rain garden plantings.
Planting
a. Tall, fast-growing deciduous
trees shall be planted to continue
the line of regularly-spaced trees
in The Park to South Delaware
Street.
b. Tree species Populus fremontii
(Fremont’s Cottonwood) or
Fraxinus americana ‘Empire’ are
encouraged.
c. A 21-foot-wide continuous bed
of plantings at least three feet
high shall be installed below the
trees.
d. Carex spp. or other species
capable of withstanding
saturation and drought conditions
are encouraged for the rain
garden.
Paving
Sandblasted concrete colored
with lampblack is encouraged.
Lighting
a. Low-level path lights should be
used to mark the main pedestrian
axis and to augment street and
building lighting.
b. The general level of
illumination should average 0.4
foot-candles.
c. Paths of travel or high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
FIGURE 2.47 Example of fast growing
deciduous tree
FIGURE 2.48 Example of Park Corridor
with seating
FIGURE 2.49 Example of seating under the Grove
CHAPTER 2 OPEN SPACE AND STREETSCAPES
43 FIGURE 2.50 Park Corridor illustrative Plan FIGURE 2.51 Station Corridor Illustrative Plan unit pavers
potential seating adjacent
to retail
Stormwater management
area
bike lane
B STREET
S. DELAWARE
STREET
speciman tree plantings
seating nooks
bike parking
buffer plantings at
residential
stone dust jogging path
center planting strip
concrete bike path
buffer planting at fence
44 STATIONPARKGREEN DESIGN GUIDELINES
Greeway Pocket
Parks
General Guidelines
• Create areas of respite
along greenway corridor for
pedestrians, cyclists, and
residents.
• Pocket parks should act as quiet
gathering spaces seperate from
the larger more active park
spaces.
• Create pleasant access to
train station for residents with
entrances along the greenway.
Planting
a. Specimen trees that are similar
to those in the Western Plaza
shall be used in the Pocket Parks.
b. Tree species such as Cedrus
deodara (Deodor Cedar) and
Sequoia sempervirens (Coast
Redwood) are encouraged.
c. Drought-tolerant plantings are
encouraged.
Paving
a. Concrete unit pavers, concrete
paving, and decomposed granite
are encouraged.
b. Use different materials to signal
seperate active and passive uses.
c. Signify residential lobby
entrances with special paving.
Concrete unit pavers are
encouraged.
Furniture
Built-in seating should be
provided with careful regard to
the protection of specimen tree
roots.
Lighting
a. Lights mounted in branches of
trees are permitted to create a
moonlight effect.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
FIGURE 2.52 Example of Multi-use EVAE
FIGURE 2.53 Example of seating along pocket park
CHAPTER 2 OPEN SPACE AND STREETSCAPES
45 FIGURE 2.54 Greenway Pocket Parks illustrative Plan
46 STATIONPARKGREEN DESIGN GUIDELINES
RE-3 Courtyard
General Guidelines
• Facilitate access to lobbies and
private terraces while creating
small scale residential open
spaces for quiet enjoyment.
• Encourage visual and physical
access between the parks and
courtyards.
Planting
a. Specimen and flowering trees
should give a more intimate scale
to the spaces.
b. More horticultural variety
encouraged.
Paving
a. Concrete unit pavers and
decomposed granite are
encouraged.
b. Flush wood decking is
permitted.
Furniture
Built-in seating should be
provided
Lighting
a. Lower bollard lighting
encouraged.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to an average of one
foot-candle.
FIGURE 2.55 Example of courtyard planting
FIGURE 2.56 RE-3 Courtyard
Illustrative plan
flowering trees
flower garden
plantings
bike parking
entries to private
residences
CHAPTER 2 OPEN SPACE AND STREETSCAPES
47 FIGURE 2.57 Corner of Concar Drive and South Delaware Street Plaza Illustrative Plan
Delaware/ Concar
Plaza
General Guidelines
• Define intersection of South
Delaware Street and Concar
Drive.
• Create an green and attractive
plaza space as a transition
between the Nineteenth Avenue
Park neighborhood and Station
Park Green.
• Create retail-serving space for
casual gathering and outdoor
seating.
Plantings
Specimen treeis encouraged as a
marker with a green understory to
soften the corner.
Paving
a. Concrete unit pavers and
decomposed granite are
encouraged.
b. Flush wood decking is
permitted.
Furniture
Built-in seating should be
provided
Lighting
a. Accent lighting is encouraged.
b. Paths of travel or areas of high
pedestrian activity should be
illuminated during the hours of
darkness to a level of one foot-
candle on average.
specimen trees
flower garden
plantings
bike parking
48 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.58 Street section location key
This section describes each street
section in the Plan Area. Figure
2.58 indicates the locations of
the street sections shown on the
following pages. Plan Area streets
will facilitate vehicular movement,
link to public transit, encourage
pedestrian use, and support
sustainability. Since street names
will be determined later, streets
are indicated as “A”, “B”, “C”
and Garvey Way Extention for
reference purposes.
The hierarchy of street types will
be reinforced by the selection of
trees. Streets with different uses,
character, and volumes will have
distinct street tree species. The
largest trees will reinforce the
main axes, focal points, public
spaces, and mixed-use areas.
Smaller trees will be used on
secondary streets and areas with a
lower, residential scale. Street tree
placement should have priority
over utilities and lighting to allow
adequate space for root growth
and regular tree spacing.
Streetscape Guidelines
CHAPTER 2 OPEN SPACE AND STREETSCAPES
49 FIGURE 2.59 “A” Street illustrative section and plan (Section 1) at a regular interval of not more
than 30 feet, except at driveways.
c. Deciduous trees are
encouraged.
d. Street tree placement should
have priority over utilities and
lighting.
e. Trees shall be planted in tree
wells with minimum dimensions of
five feet, six inches, by eight feet.
f. The minimum installation size
shall be a 24-inch box.
g. Cobblestone or decomposed
granite combined with low
plantings should be installed
at the base of each tree along
Gateway Park.
h. Cobblestone or tree grate
should be installed at the base of
each tree at Block MU-1.
i. Tree species Ginkgo biloba
‘Saratoga’ (Maidenhair) and
Platanus x acerifolia (Sycamore)
are encouraged.
Sidewalk
Sidewalks should be concrete
colored with lampblack and
sandblasted, except adjacent to
Gateway Park where sidewalk
paving should match.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
“A” Street (Street Section 1)
General Guidelines
• Provide the primary entrance to
the Plan Area and The Park from
SR 92 and Concar Drive.
• The geometry of the existing SR-
92/Concar Drive intersection at
the “A” Street entry shall meet
City standards.
Parking
a. Parallel parking shall be
provided on both sides of the
street except where stormwater
management structures are
installed.
b. 5’ walk to be provided at
center of each parallel parking
spot to cross planting zone.
Planting
a. Mid-sized street trees shall
be planted on both sides of the
street.
b. Street trees should be placed
mid-sized
deciduous tree
w/ light shade
OFFICE
concrete
paving
pedestrian
concrete
unit pavers
asphalt paving
min. tree well-
size 8’x5’-6”
Cobblestone or
tree grate
street light
50 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.60 “B” Street illustrative section and plan (Section 2) General Guidelines
• Create the primary entrance to
the Plan Area and The Park from
South Delaware Street.
• Provide for two-way traffic with a
bike lane on either side.
Parking
On-street parking should not be
permitted.
Planting
a. Mid-sized street trees shall be
planted on the northern side of
the street.
b. Street trees should be placed
at a regular interval of not more
than 30 feet, except at driveways.
c. Eucalyptus trees may be
considered where soil alkalinity is
an issue.
d. Street tree placement should
have priority over utilities and
lighting.
e. Trees shall be planted along
with low planting in a continuous
planting strip with minimum
dimensions of five feet, six inches,
by eight feet.
f. The minimum installation size
shall be a 24-inch box.
g. Evergreen trees, Tristania
conferta (Brisbane Box) and
Ulmus parvifolia ‘Drake’ (Chinese
Elm) are encouraged.
Sidewalk
Sidewalks shall be composed
of either concrete (colored with
lampblack and sandblasted) or
concrete unit pavers.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
“B” Street (Street Section 2)
min. tree well
size 8’x5’-6”
rain garden
planting
pedestrian
concrete
unit pavers
special paver
for bikelane
vehicular
concrete
unit paver
street light
RESIDENTIAL RETAIL
CHAPTER 2 OPEN SPACE AND STREETSCAPES
51 FIGURE 2.61 “C” Street illustrative section and plan (Section 3) “C” Street (Street Section 3)
General Guidelines
• Ring The Park with a one-way
street including a bike lane.
Parking
Parallel parking shall be provided
Planting
a. Mid-sized street trees shall
be planted on the building side
(opposite from The Park side).
b. Street trees should be placed
at a regular interval of not more
than 30 feet, except at driveways.
c. Evergreen trees are
encouraged.
d. Street tree placement should
have priority over utilities and
lighting.
e. Trees shall be planted in tree
wells with a minimum dimension
of five feet six inches by eight
feet.
f. The minimum installation size
shall be a 24-inch box.
g. Tree species Tristania conferta
(Brisbane Box) and Ulmus
parvifolia ‘Drake’ (Chinese Elm)
are encouraged.
h. Cobblestone should be
installed at the base of each
street tree.
Sidewalk
Sidewalks should be either
concrete (colored with lampblack
and sandblasted) or concrete unit
pavers.
b. A 2-foot-wide concrete path
should be provided to connect
the sidewalk to parallel parking.
Curb
A flush band of warning pavers shall
be provided along the outer edge of
the Park as part of the EVAE.
Lighting
a. The general level of illumination
should be 0.6 foot-candle on average.
b. Intersections should be illuminated
to one foot-candle on average.
medium
evergreen
trees
RESIDENTIAL RESIDENTIAL
3’-wide
warning
pavers
special paver
for bike lane
vehicular
concrete unit
pavers
street light
OFFICE
52 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.62 “C” Street at Block MU-1 Garage illustrative section and plan (Section General Guidelines
• Two way street for better access
to MU-1 Garage with bike lane
on one side.
Parking
a. Parking should not be
permitted except in temporary
loading zone on east side of “C”
Street.
Planting
a. Low planting at The Paseo and
under street trees should guide
the eye towards the Eastern Plaza.
b. Tree species Magnolia
soulangeana ‘Rustica Rubra’ is
encouraged.
c. Street tree placement should
have priority over utilities and
lighting.
d. Trees shall be planted in tree
“C” Street at MU-1 Garage (Street Section 4)
wells with a minimum dimension
of five feet six inches by eight
feet.
e. The minimum installation size
shall be a 24-inch box.
f. Cobblestones or tree grates
should be installed at the base of
each tree.
Sidewalk
Sidewalks should be either
concrete (colored with lampblack
and sandblasted) or concrete unit
pavers.
b. A 2-foot-wide concrete path
should be provided to connect
the sidewalk to parallel parking.
Curb
A flush band of warning pavers
shall be provided along the outer
edge of The Park with bollards to
complete the EVAE.
Lighting
a. Light poles should match those
of the Eastern Plaza in The Park,
using greater height and mass
to create a transition to taller
adjacent buildings.
b. The general level of
illumination should be 0.4 foot-
candles on average.
c. Intersections should be
illuminated to one foot-candle on
average.
Cobblestone or
tree grate
medium
deciduous tree
special paver
for bike lane
two-way street
light pole
3’-wide
warning paver
RESIDENTIAL
CHAPTER 2 OPEN SPACE AND STREETSCAPES
53 FIGURE 2.63 “ C” Street at Block RE-2 illustrative section and plan (Section 5) General Guidelines
• Ring The Park with a one-way
street including a bike lane.
Parking
Parking should not be permitted.
Planting
a. Mid-sized street trees shall
be planted on the building side
(opposite from The Park side).
b. Street trees should be placed
at a regular interval of not more
than 30 feet.
c. Trees shall be planted along
with low plantings in a continuous
strip with minimum dimensions of
five feet, six inches, by eight feet.
d. Stormwater plantings to be
provided on south side of the
street within planting area.
Sidewalk
a. Sidewalks should be either
concrete (colored with lampblack
and sandblasted) or concrete unit
pavers.
“C” Street at Block RE-2 (Street Section 5)
Curb
The street shall be curbless
adjacent to the park and marked
by a flush band of warning pavers
for safety.
Lighting
a. Light poles should match those
of the Western Plaza in The Park,
using greater height and mass
to create a transition to taller
adjacent buildings.
b. The general level of
illumination should be 0.4 foot-
candles on average.
c. Paths of travel or high
pedestrian activity should be
illuminated during the hours of
darkness to a level of one foot-
candle on average.
light pole
3’-wide
warning pavers
special pavers
for bike lane
vehicular concrete
unit paver
RESIDENTIAL
54 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.64 Garvey Way Extension illustrative section and plan (Section 6) e. Trees shall be planted in tree
wells with minimum dimensions
of five feet, six inches, by eight
feet.
f. The minimum installation size
shall be a 24-inch box.
g. Cobblestones or decomposed
granite combined with low
temporary plantings should be
installed at the base of each tree.
h. Tree species Ginkgo biloba
‘Saratoga’ (Maidenhair) and
Platanus x acerifolia (Sycamore)
are encouraged.
Sidewalk
a. Sidewalks should be concrete
colored with lampblack and
sandblasted.
b. A 2-foot-wide concrete path
should be provided to connect
the sidewalk to parallel parking.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
General Guidelines
• Provide the primary entrance to
the Plan Area and The Park from
Garvey Way.
Parking
Parallel parking shall be provided
on both sides of the street.
Planting
a. Mid-sized street trees shall
be planted on both sides of the
street.
b. Street trees should be placed at
a regular interval of not more than
30 feet, except at driveways.
c. Deciduous trees are
encouraged.
d. Street tree placement should
have priority over utilities and
lighting.
Garvey Way Extension
(Street Section 6)
medium
deciduous
tree
low water-use
planting
concrete unit
pavers
sculptural
light pole
slanting
concrete
seatwall
5’-wide
concrete walk
at parking
RESIDENTIAL
CHAPTER 2 OPEN SPACE AND STREETSCAPES
55 FIGURE 2.65 Concar Drive at Blocks RE-2 & RE-3 illustrative section and plan (Section 7)
Greenway EVAE (Street Section 7)
General Guidelines
• Provide a twenty foot-wide
emergency vehicle access as well
as pedestrian and cycling route.
• Connect Concar Drive to Garvey
Way at the exisitng cul-de-sac.
• Establish a more pedestrian-
friendly environment.
Parking
Parking is not permitted.
Planting
a. Screen planting should be
planted along the property line
between JPB parcel and the
EVAE.
b. Maximum planting height at
the central planter should be no
more than two feet.
Paving
a. H-20 rated concrete paving
shall be used at the bike path.
b. H-20 rated decomposed
granite shall be used at the
pedestrian path.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
screen plantingRESIDENTIAL
3’-wide small shrubs
and groundcover
planting
8.5’-wide decom-
posed granite
pathway
8.5’-wide
multi-use lane
56 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.66 OS-7 Pedestrian Pathway (Section 8)
d. Tree placement should have
priority over utilities and lighting.
e. Trees shall be planted in tree
wells with minimum dimensions
of five feet, six inches, by eight
feet.
f. The minimum installation size
shall be a 24-inch box.
g. Cobblestones or decomposed
granite combined with low
temporary plantings should be
installed at the base of each tree.
h. Tree species Cedrus deodora
(Deodor Cedar) and Sequoia
sempervirens ‘Aptos Blue (Coast
Redwood) are encouraged.
Sidewalk
Sidewalks should be either
concrete (colored with lampblack
and sandblasted) or concrete unit
pavers.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
General Guidelines
• Provide Bike and Pedestrian
connection from The Park to the
Hayward Park Station
• Establish a more pedestrian
friendly environment.
Parking
Park is not permitted.
Planting
a. Mid-sized street trees shall
be planted on both sides of the
pathway.
b. Park trees should be placed at
a regular interval of not more than
25 feet.
c. Evergreen trees are
encouraged.
OS-7 Station Corridor (Street Section 8)
medium
evergreen
tree
low water-use
planting
concrete unit
pavers
bike parking
sculptural
light pole
RESIDENTIALRESIDENTIAL
CHAPTER 2 OPEN SPACE AND STREETSCAPES
57 FIGURE 2.67 Concar Drive at RE-2 illustrative section and plan (Section 9) Concar Drive at RE-2 (Street Section 9)
General Guidelines
• Maintain existing vehicular
circulation and widen sidewalk
to accommodate pedestrian and
bike circulation.
• Provide wide planting buffer
between retail stores and drive
lane.
• Establish a more pedestrian
friendly environment.
Parking
Parking is only be permitted
towards the east end of RE-2.
Planting
a. Mid-sized trees shall be
planted along Concar Drive.
b. Street trees should be placed
at a regular interval of no more
than 30 feet, except at driveways.
c. Trees shall be planted in a
planting strip with a minimum
width of five feet.
d. The minimum installation size
shall be a 24-inch box.
e. Small shrubs and groundcover
should be installed at the base of
each tree.
f. Tree species Platanus acerifolia
and Tristania conferta are
encouraged.
Sidewalk
a. Sidewalks should be concrete
colored with lampblack and
sandblasted.
b. A 2-foot-wide concrete path
should be provided to connect
the sidewalk to parallel parking.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
Platanus acerifolia
RESIDENTIAL
concrete sidewalk
bike lane buffer
small shrubs and
groundcover
planting
2’-wide concrete
walk
10’-wide
multi-use lane
58 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.68 Concar Drive at MU-1 illustrative section and plan (Section 10) Concar Drive MU-1 (Street Section 10)
General Guidelines
• Maintain existing vehicular
circulation and widen sidewalk
to accommodate pedestrian and
bike circulation.
• Provide wide planting buffer
between retail stores and drive
lane.
• Establish a more pedestrian
friendly environment.
Parking
Parallel parking cannot be
provided in front of MU-1.
Planting
a. Mid-sized trees shall be
planted along Concar Drive.
b. Street trees should be placed
at a regular interval of no more
than 30 feet, except at driveways.
c. Trees shall be planted in a
planting strip with a minimum
width of five feet.
d. The minimum installation size
shall be a 24-inch box.
e. Small shrubs and groundcover
should be installed at the base of
each tree.
f. Planting should occur between
stoops wherever possible outside
of bike lane buffer.
g. Tree species Platanus acerifolia
and Tristania conferta are
encouraged.
Sidewalk
a. Sidewalks should be concrete
colored with lampblack and
sandblasted.
b. A 2-foot-wide concrete path
should be provided to connect
the sidewalk to parallel parking.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
RESIDENTIAL
Platanus acerifolia
concrete path
10’ wide multi-use
lane
small shrubs and
groundcover planting
CHAPTER 2 OPEN SPACE AND STREETSCAPES
59 South Delaware Street at MU-1 Retail (Street Section 11) FIGURE 2.69 South Delaware Street at MU-1 Retail illustrative section and plan (Section 11)
General Guidelines
• Draw in pedestrians from
sidewalk into the Plan Area.
• Continue the Paseo onto South
Delaware Street by using the
same shrub planting, paving
material, site furnishing, and
lighting.
• Maintain existing vehicular
circulation.
• Establish a more pedestrian-
friendly environment.
• Provide lush planting buffer
between retail stores and drive
lane.
Parking
No parking shall be provided in
front of Block MU-1.
Planting
a. Mid-sized trees shall be planted
along South Delaware Street.
b. Street trees should be placed
at a regular interval of no more
than 30 feet, except at driveways.
c. Trees shall be planted in a
planting strip with a minimum
width of five feet, six inches.
d. The minimum installation size
shall be a 24-inch box.
e. Small shrubs and groundcover
should be installed at the base of
each tree.
f. Tree species Ginkgo biloba is
encouraged.
Sidewalk
Sidewalks should be concrete
(colored with lampblack and
sandblasted) or concrete unit
paver.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
Ginkgo biloba
concrete path
small shrubs and
groundcover planting
RESIDENTIAL
60 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 2.70 South Delaware Street at MU-1 Bus stop illustrative section and plan (Section 12)
South Delaware Street at MU-1 bus stop (Street Section 12) General Guidelines
• Maintain existing vehicular
circulation and bus stop
operation.
• Provide wide planting buffer
between residential units and
drive lane.
• Establish a more pedestrian-
friendly environment.
Parking
Parking is not permitted in front
of MU1.
Planting
a. Mid-sized trees shall be
planted along South Delaware
Street.
b. Street trees should be
placed at a regular interval of
no more than 30-feet except at
driveways.
c. Trees shall be planted in a
minimum 5’-6” wide planting
strip.
d. The minimum installation size
shall be a 24-inch box.
e. Small shrub and groundcover
should be installed at the base of
each tree.
f. Tree species Ginkgo biloba is
encouraged.
Sidewalk
Sidewalks should be concrete
colored with lampblack and
sandblasted.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candles
on average.
Ginkgo biloba
street light
concrete path
small shrubs and
groundcover
planting
existing bus stop
to remain
RESIDENTIAL
CHAPTER 2 OPEN SPACE AND STREETSCAPES
61 South Delaware Street at RE-4 (Street Section 13)
FIGURE 2.71 South Delaware Street at RE-4 illustrative section and plan (Section 13) General Guidelines
• Maintain existing vehicular
circulation.
• Set building edge back to
provide wider planting buffer
between residential units and
drive lane.
• Establish a more pedestrian-
friendly environment.
Parking
No parking shall be provided in
front of Block RE-4.
Planting
a. Mid-sized trees shall be
planted along the west side of
South Delaware Street.
b. Street trees should be
placed at a regular interval of
no more than 30 feet, except at
driveways.
c. Trees shall be planted in a
planting strip with a minimum
width of five feet, six inches.
d. The minimum installation size
shall be a 24-inch box.
e. Small shrubs and groundcover
should be installed at the base of
each tree.
f. Tree species Ginkgo Biloba is
encouraged.
Sidewalk
Sidewalks should be concrete
colored with lampblack and
sandblasted.
Lighting
a. The general level of
illumination should be 0.6 foot-
candles on average.
b. Intersections should be
illuminated to one foot-candle on
average.
Ginkgo biloba
concrete path
existing stormwater
management area
small shrubs and
groundcover planting
RESIDENTIAL
62 STATIONPARKGREEN DESIGN GUIDELINES
Landscape
Guidelines
The following pages describe all
landscape elements for the open
spaces and streetscapes of the Plan
Area, including trees, plantings,
paving, lighting, furnishings, fencing,
public art, signage, and accessibility.
Trees
Figure 2.74 diagrams tree selection
within the Plan Area.
General Guidelines
• Reinforce the street hierarcy and
block pattern of the Plan Area
through the selection of trees of
varying character, giving specific,
function-related identity to streets,
parks and open spaces.
• Provide a backbone of evergreen
trees that will serve as a green
framework in contrast to the
changing character and transparency
of deciduous trees which provide
seasonal change, texture, flowers and
fall color.
• Select trees for longevity, ease of
management, and adaptability to
salty soil conditions.
• Encouraged tree species are listed in
Table 2.01.
• No invasive species shall be used.
FIGURE 2.72 Tree diagram
CHAPTER 2 OPEN SPACE AND STREETSCAPES
63 FIGURE 2.73 ginko biloba
FIGURE 2.76 Platanus acerifoliaFIGURE 2.75 Fraxinus Uhdeii FIGURE 2.74 Ulmus Parvifolia
FIGURE 2.77 Zelkova serrata
Street Encouraged Species Tree Character Encourage Size at Installation Mature Size
Water Need
When Established
“A” Street &
Garvey Way
Extension
Ginko biloba ‘Saratoga’ / Maidenhair ‘Saratoga’
Platanus acerifolia ‘Columbia’ / Sycamore
‘Columbia’
Urban character with
light shade 36” Box Medium-large
deciduous Low
“B” Street
(Building Side)
Tristania conferta / Brisbane Box
Ulmus parvifolia ‘Drake’ / Chinese Elm ‘Drake’
Eucalyptus nicholi / Peppermint Gum (for alkaline
soil only)
Fast-growing;
strongly upright to
rounded
36” Box Medium
evergreen Moderate to Low
“C” Street
Tristania conferta / Brisbane Box
Ulmus parvifolia ‘Drake’ / Chinese Elm ‘Drake’
Eucalyptus nicholi / Peppermint Gum (for alkaline
soil only)
Fast-growing;
strongly upright to
rounded
36” Box Medium
evergreen Moderate to Low
South Delware
Street
Tristania conferta / Brisbane Box
Ginko biloba ‘Saratoga’ / Maidenhair ‘Saratoga’
Urban character with
light shade; upright 36” Box
Medium
evergreen or
deciduous
Moderate to Low
Concar Drive
Tristania conferta / Brisbane Box
Platanus acerifolia ‘Columbia’ / Sycamore
‘Columbia’
Urban character with
light shade; upright 36” Box
Medium
evergreen or
deciduous
Moderate to Low
TABLE 2.01 Encouraged Street Trees and Open Space Tree Species 64 STATIONPARKGREEN DESIGN GUIDELINES
The Park Encouraged Species Tree Character Encourage Size at Installation Mature Size
Water Need
When Established
Eastern
Plaza
Quercus agrifolia / Coast Live Oak (alternating
with)
Magnolia soulangeana ‘Rustica Rubra’ / Saucer
Magnolia
Magnolia ‘Galaxy’ / Galaxy Magnolia
Large evergreens
interplanted with
sculptural-accent
trees with delicate
branching
48” box
Large evergreen
& small-medium
deciduous
Moderate to Low
The Pavillion
Olea europea ‘Swan Hill’ / Olive
Arbutus ‘Marina’ / Arbutus ‘Marina’
Sculptural multi-trunk
tree; Mediterranean
character
48” box Medium
evergreen Low
Western
Plaza
Cedrus deodora / Deodor Cedar
Sequoia sempervirens ‘Aptos Blue’ / Coast
Redwood
Tall conifer with grand
stature
8”-caliper
trunk Large evergreen Low
Rain Garden Populus fremontii / Fremont’s Cottonwood
Fraxinus americana ‘Empire’ / Empire Ash
Large, fast-growing
tree with delicate
foliage
48” box Large
deciduous Moderate
Park
Corridor Fraxinus americana ‘Empire’ / Empire Ash
Large, fast-growing
tree with delicate
foliage
48” box Large
deciduous Moderate
FIGURE 2.78 Magnolia soulangeana FIGURE 2.79 Olea europea FIGURE 2.80 Cedrus deodora FIGURE 2.81 Sequoia sempervirens FIGURE 2.82 Populus fremontia TABLE 2.01 Encouraged Street Trees and Open Space Tree Species, Continued CHAPTER 2 OPEN SPACE AND STREETSCAPES
65 Gateway Park
& Community
Park
Encouraged Species Tree Character Encourage Size
at Installation Mature Size
Water Need
When Established
Buffer Planting
Eucalyptus nicholi / Peppermint Gum
Lyonothamnus floribunda / Catalina Ironwood
Melaleuca quinquenervia / Cajeput tree
Tall and slender with
fast growth rate 48” box Medium
evergreen Low
Screen Tree
Rhamnus alaternus / Italian Buckthorn
Laurus nobilis / Grecian Laurel
Myrica californica / Wax Myrtle
Bambusa oldhamii / Timber Bamboo
Attractive informal
hedges and screens 24” Small Low
Rain Garden Populus fremontii / Fremont’s Cottonwood
Fraxinus americana ‘Empire’ / Empire Ash
Large, fast-growing
tree with delicate
foliage
48” box Large
deciduous Moderate
Entry Court
Garden Prunus yedoensis / Yoshino Flowering Cherry Flowering specimen trees 48” box Medium/Small
deciduous Moderate
Greenway
Pocket Parks,
Station
Corridor &
Delaware/
Concar Plaza
Cedrus deodora / Deodar Cedar
Sequoia sempervirens ‘Aptos Blue’ / Redwood
Tall, grand stature
specimen trees
8”-caliper
trunk
Large
evergreen Low
Residential
Frontage
Cercis reniformis ‘Oklahoma’ / Oklahoma Redbud
Arbutus unedo / Strawberry Trees Ornamental 36” Small Low FIGURE 2.83 Populus fremontia FIGURE 2.84 Cercis canadensis FIGURE 2.85 Arbutus unedo FIGURE 2.86 Eucalyptus nicholi FIGURE 2.87 Quercus agrifolia TABLE 2.01 Encouraged Street Trees and Open Space Tree Species, Continued 66 STATIONPARKGREEN DESIGN GUIDELINES
Plants
• Native and Mediterranean
climate-adapted plantings,
such as those from Southern
Europe, Chile, South Africa, and
Australia, are encouraged for
their attractiveness, longevity,
drought tolerance, ability
to support regional habitat
(including pollinators and birds),
ease of maintenance, and
adaptability to post-construction
soil conditions.
• Plantings for the Rain Garden
should be selected to withstand
saturation and drought,
supporting stormwater
management strategies.
Encouraged plant species are
given in Table 2.02; a selection is
pictured at right.
FIGURE 2.88 Lavandula
FIGURE 2.91 Fremontadendron californicum
FIGURE 2.94 Cercis occidentalis
FIGURE 2.89 Garrya elliptica
FIGURE 2.92 Ceanothus ‘Ray Hartman’
FIGURE 2.95 Romneya coulteri
FIGURE 2.90 Ribes sanguineum
FIGURE 2.93 Corylus cornuta
FIGURE 2.96 Carex nudata
CHAPTER 2 OPEN SPACE AND STREETSCAPES
67 Native and Mediterranean Climate-Adapted Plants
Arctostaphylos/ Mazanita
Heteromeles arbutifolia/ Toyon
Rhamnus californica/ Coffeeberry
Myrica californica/ Pacific Wax Myrtle
Ribes sanguineum/ Red Flowering Current
Rosmarinus officianalis/ Rosemary
Ceanothus “Ray Hartman”/ Wild Lilac
Cercis occidentalis/ Western Redbud
Lavandula spp./ Lavender
Lonicera hispidula/ Native Honeysuckle
Mahonia aquifolium/ Oregon Grape
Pittosporum spp./ Pittosporum
Rhamnus californica/ California Coffeberry
Rosa spp./ California Wild Rose
Rubus parviflora/ Thimbleberry
Vaccinium ovatum/ California Huckleberry
Romneya coulteri/ Matilija Poppy
Fremontadendron californicum/ Common Flannel Bush
Garrya elliptica/ Silktassel
Myrtus communus/ Myrtle
Olea europaea ‘Little Ollie’/ Dwarf Olive
Phormium tenax/ New Zealand Flax
Laurus nobilis/ Grecian Laurel
Rain Garden Plants
Aralia californica/ Elk Cover
Aristolochia californica/ Pipevine
Calycanthus occidentalis/ Western spicebush
Myrica californica/ Pacific wax myrtle
Carex nudata/ California black-flowering sedge
Corylus cornuta var. california/ Hazelnut
Darmera peltata/ Umbrella plant
Juncus patens/ California grey rush
Mimulus spp./ Monkeyflower
Physocarpus capitatus/ Ninebark
Polypodium californicum/ California polypody
Ribes sanguineium/ Red-flowering currant
Rubus spectabilis/ Salmonberry
Rudbeckia californica/ Coneflower
Vaccinium ovcatum/ California huckleberry
Carex tumulicola/ Berkeley Sedge
Chondrapetalum tectorum/ Cape Rush
Rubus parviflora/ Thimbleberry
Sambucus mexicana/ Elderberry
TABLE 2.02 Encouraged plant species
68 STATIONPARKGREEN DESIGN GUIDELINES
Lighting
The lighting for the Plan Area is
diagrammed in Figure 2.97. “A”
Street, “B” Street, “C” Street,
and Garvey Way Extension are
anticipated to have 16 to18-
foot-high street lights. The
Greenway/EVAE is anticipated
to have 12-14-foot-high street
lights. South Delaware Street
and Concar Drive should have
City of San Mateo standard
street lights. The open spaces
should provide a range of lighting
types, including path-marking
lights, “moonlights” in trees,
diffuse in-ground lights, bollards,
and accent lights on landscape
features.
All outdoor luminaires shall be
fully shielded such that they emit
no direct uplight into the night
sky. Some low-level accent and
directional lighting in public
spaces shall be allowed.
FIGURE 2.97 Lighting Diagram
CHAPTER 2 OPEN SPACE AND STREETSCAPES
69 Location The Park , Park
Corridor & Station
Corridor
Gateway &
Community Park
“B” & “C” Street “A” Street &
Garvey Way
Extension
South Delaware
Street & Concar
Drive
Lighting
Performance
Innovative and
distinctive lighting
should be used at the
Eastern and Western
plazas.
Lighting should
complement special
planting area, define
landscape rooms, and
highlight architectural
elements.
Modern light fixtures
are preferred.
The general level of
illumination should be
0.4 foot-candles on
average.
Paths of travel or high
pedestrian activity
should be illuminated
during the hours of
darkness to a level
of one foot-candle on
average
Unobtrusive lighting is
preferred for intimate
garden spaces and
to avoid glare to the
adjacent residential
units.
Lighting is encouraged
to be incorporated into
site furnishings.
Simple and elegant
light fixtures are
encouraged.
Paths of travel or high
pedestrian activity
should be illuminated
during the hours of
darkness to a level
of one foot-candle on
average
Lighting should be
coordinated with The
Park lighting design.
Should provide
minimum light for
safe pedestrian and
vehicular circulation.
Light layout should
integrate tree planting
plans so mature trees
will not block street
light fixtures.
The general level of
illumination should be
0.6 foot-candles on
average.
All intersections
should be illuminated
to one foot-candle on
average.
Should provide
minimum lighting for
safe pedestrian and
vehicular circulation.
Attention should be
paid to preventing
light obtrusion into
the adjacent dwelling
units.
Light layout should
incorporate tree
planting plan so
mature trees will
not block street light
fixtures.
The general level of
illumination should be
0.4 foot-candles on
average.
All intersections
should be illuminated
to one foot-candle on
average.
Additional Street
lighting should comply
with City of San
Mateo standard and
match the adjacent
neighborhood.
The general level of
illumination should be
0.6 -foot-candles on
average.
All intersections
should be illuminated
to one foot-candle on
average.
Lighting Types Pole-mounted,
Cylindrical glass
lighting
Light sculptures
In-ground uplights
Light Emitting Diode
(LED) is encouraged
Pole-mounted lights
In-ground uplights
Light markers
Light Emitting Diode
(LED) is encouraged
in all types.
Street lights
Use full cut-off
luminaires wherever
such equipment is
available.
Street lights
Use full-cut-off
luminaires wherever
such equipment is
available.
City standard
luminaires
TABLE 2.03 Lighting Performance and Types
70 STATIONPARKGREEN DESIGN GUIDELINES
General Guidelines
• Implement a hierarchy of lighting
types with street lights providing
ambient light and visual rhythm.
• Illuminate open spaces and
streets to provide clear and
comfortable visibility at night.
• Make streets and sidewalks
inviting at night.
• Reduce nighttime accidents.
• Facilitate vehicular, bicycle, and
pedestrian circulation.
• Promote business and use of
public facilities at night.
Levels
Lighting should be provided at
the lowest levels which are in
accordance with the Illumination
Engineering Society of North
America (IESNA) lighting
guidelines and applicable codes.
Open Space
There should be accent lighting
at focal points, sculptures, or
pavilions; mood lighting in high
branches of mature trees; and
path lights or markers such as
LED displays.
FIGURE 2.98 Example of
bollard pathway lighting
FIGURE 2.101 Example of a
marker light
FIGURE 2.99 Example of
street trees interspersed
with lights
FIGURE 2.102 Example of
lighting used to define
landscape rooms
FIGURE 2.100 Example of
a pavilion serving as a
lantern at night
FIGURE 2.103 Example of a
light sculpture
CHAPTER 2 OPEN SPACE AND STREETSCAPES
71 Paving
• Paving materials should have a
variety of textures and finishes in
order to reinforce design ideas.
• Unit pavers are encouraged to
increase site permeability and signal
areas of pedestrian priority.
• If used, concrete paving shall use
lampblack color which has been
sandblasted or washed to conceal
stains and reduce reflectivity.
• Decomposed granite and
cobblestones are encouraged at the
base of trees where walking surfaces
are not required.
FIGURE 2.104 Decomposed granite
FIGURE 2.107 Wood decking
FIGURE 2.110 Warning paver/truncated
dome
FIGURE 2.105 Cobblestone
FIGURE 2.108 Concrete unit paver
FIGURE 2.111 Flag stone
FIGURE 2.106 Flagstone
FIGURE 2.109 Concrete
FIGURE 2.112 Paving integrated with
grass
72 STATIONPARKGREEN DESIGN GUIDELINES
Location The Park, Park
Corridor & Station
Corridor
Gateway Park &
Community Park
“B” & “C” Street “A” Street &
Garvey Way
Extension
South Delaware
Street & Concar
Drive
Paving Performance All paving materials
should be
permeable and have
high-quality finishes
that complement
usage
and enhance civic
character.
All paving materials
used should be
permeable and refined
to define use areas.
Vehicular unit pavers
should be used on the
driveway and sidewalk
of these streets to the
face of buildings.
Vehicular warning
pavers shall be used
around The Park and
their color should
complement adjacent
paving.
Asphalt is permitted
on
roadways. Concrete
paving should be use
on the sidewalk.
Additional paving on
sidewalk should match
adjacent existing
condition. Asphalt is
permitted on
roadways.
Paving Type Concrete unit pavers
or decomposed
granite
Poured asphalt is not
permitted.
Concrete unit pavers,
Flagstones,
Decomposed granite,
Wood, or
Crushed glass.
Poured asphalt is not
permitted.
Concrete unit pavers Concrete paving, and
Asphalt.
Broom-finish concrete
paving with lampblack
and tooled joints
are encouraged on
sidewalks.
Concrete paving
Asphalt
TABLE 2.04 Paving Performance and Types
CHAPTER 2 OPEN SPACE AND STREETSCAPES
73 Site Furnishings
• Furnishings built into retaining walls
or site structures should reinforce the
design concept.
• Where catalog furnishings are used
they shall be a uniform family of
elements throughout the open space
network, with a combination of
steel and wood that ties into colors,
finishes, and materials of required site
elements (such as light poles, utility
enclosures and minor structures).
• Moveable furniture which is
compatible with site materials, colors,
and finishes is permitted.
FIGURE 2.113 Example of a planter
FIGURE 2.114 Example of permanent
furnishing used to reinforce the larger
design concept
FIGURE 2.115 Example of seating
FIGURE 2.116 Example of a fixed bench FIGURE 2.117 Example of built-in seating 74 STATIONPARKGREEN DESIGN GUIDELINES
Fencing
• Fences shall have architectural-
quality detailing and materials
that enhance the overall Plan
Area.
• Fences should be built with
consideration for permanence,
and are encouraged to include
wood, masonry, metal or a
combination of those materials.
• Fences in transition areas
between residential and public
spaces should be primarily
transparent.
• Sound walls, chain link, security,
plastic and lightweight tube steel
fences are not permitted.
FIGURE 2.118 Example of masonry wall
and metal fencing
FIGURE 2.119 Example of masonry
wall with openings to increase
transparency
FIGURE 2.120 Example of a fence
FIGURE 2.121 Paving Performance and Types FIGURE 2.122 Example of a fence FIGURE 2.123 Example of masonry post with wood fence
CHAPTER 2 OPEN SPACE AND STREETSCAPES
75 Public Art
• Public art is encouraged to be
used to reinforce or upgrade
required landscape design
elements such as paving, steps,
lighting, utility structures, or
pavilions.
• Freestanding art should be
placed to reinforce or strengthen
existing axes, view corridors, and
spaces.
• Temporary art installations are
permitted.
FIGURE 2.124 Example of gateway sculpture FIGURE 2.126 Example of lighting as art FIGURE 2.125 Example of a temporary
installation
76 STATIONPARKGREEN DESIGN GUIDELINES
Signage
• All text and signage should be
designed to provide uniformity
and coherence throughout the
Plan Area.
• Signage shall be building-
mounted or integrated into
required landscape structures
whenever possible.
• Independent, freestanding signs
are discouraged, except where
required for City requirements
such as street or parking signs.
• If approved by the City, required
signage is permitted to be
customized to be integrated with
wayfinding signage.
• Illuminated signage should be
directed towards the pedestrian
or intended audience, with
no spill light or light pollution
affecting adjacent and
neighboring spaces.
• Billboards are prohibited.
• Animated, moving, flashing,
blinking, reflecting, revolving or
other similar signs, or signs that
incorporate these elements, are
prohibited.
• Pennants, wind, or inflated signs
are prohibited.
• Signs cannot be placed at
intersection or locations where
they could obstruct the visibility
of drivers.
FIGURE 2.128 Example of illuminated
signage
FIGURE 2.127 Example of custom text
providing identity
FIGURE 2.129 Example of signage
mounted on landscape slope
CHAPTER 2 OPEN SPACE AND STREETSCAPES
77 • Circulation requirements for
safety and accessibility should
be integrated into sidewalks,
crosswalks, ramps, bike lanes,
and curbless streets so that they
are invisible except to the extent
that they reinforce the overall
design.
FIGURE 2.130 Example of pedestrian path and fire lane
FIGURE 2.131 Example of fire lane and pedestrian thoroughfare FIGURE 2.132 Example of multi-directional ramp • Ramps, curbcuts, wheelguides,
and painted pavements are
required to meet standard
Caltrans specifications; however,
they are encouraged to be
coordinated with the street
furniture palette.
• Multi-directional ramps
should be used at all corner
intersections. These ramps are
depressed from curb return
to curb return. The design
shall maintain a minimum 2%
slope along the flow line and
an accessible route. Truncated
domes shall be provided along
the depressed curb.
Emergency Vehicle & Handicapped Accessibility
78 STATIONPARKGREEN DESIGN GUIDELINES
Sustainability
• Best management practices
such as biofilters, rain gardens,
and permeable pavings should
be integrated into the parks and
sidewalks for the treatment of
surface runoff and roof water.
• Besides stormwater
management, electrical energy
generation for low light-
level fixtures and fountains is
encouraged.
Please refer to Chapter 5:
Sustainability for more details.
FIGURE 2.133 Example of curb cut to allow stormwater to drain into stormwater planter
FIGURE 2.134 Example of stormwater planter
FIGURE 2.135 Example of stormwater treated in soil-filled, planted concrete catch basin
FIGURE 2.136 Example of rain garden
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Chapter 3
Station Park Green
is designed as
a transit-oriented
neighborhood. The
general urban design
guidelines in this
chapter incorporate
the objectives
and policies of the
Corridor Plan to fit
Station Park Green
into the Hayward Park
TOD Zone, as well
as the larger City
context.
83 Introduction [ 83 ]
Form [ 84 ]
Building Placement and Edges [ 88 ]
Primary Ground-Floor Uses [ 90 ]
Solar Orientation [ 92 ]
Modulation of Built Form [ 93 ]
Residential Scale Modulation [ 102 ]
Housing Diversity [ 105 ]
Parking and Loading [ 105 ]
Station Park Green is designed as a transit-oriented neighborhood.
The general urban design guidelines in this chapter elaborate upon the objectives and policies of the Corridor Plan to fit Station Park Green into the Hayward Park TOD Zone, as well as the larger City context.
Chapter 3
General Urban Design
84 STATIONPARKGREEN DESIGN GUIDELINES
Form Areas
Concar Drive
Concar Drive frontages of
Blocks MU-1 and RE-2
• Buildings should be of
appropriate height and mass to
screen interior streets and The
Park from SR-92 conditions and
to achieve desired density.
• Building articulation should
provide variety, visual interest,
and points of reference along
Concar Drive.
• Buildings may share courtyards
and transition areas with
adjacent form areas.
• Open space at grade should
further modulate building mass.
The Park Frontages
Frontages to larger open spaces
• Buildings should be minimum
height of 35’ (as specified in the
block diagrams in Chapter 4) and of
sufficient mass to clearly define a built
frame around The Park. This frame
should create a coordinated and
identifiable “room” around The Park.
• Buildings should provide a transition
from South Delaware Street and
Concar Drive into the heart of the plan
area with appropriate modulation.
• Buildings may share courtyards, open
space, and transition massing with
adjacent form areas.
• Open spaces at grade should further
modulate building mass.
• Upper stories should be modulated to
create visual rhythm along roof lines,
provide usable open space, include
architectural and landscape elements,
and increase sunlight in The Park.
• Building entrances and setbacks
should create appropriate
transitions for residential units
from the street, while supporting
an active relationship with the
street.
• Building mass should create an
architectural feature at both ends
of The Park.
• Spaces and structures should be
aligned to create direct physical
or visual connections across
streets and The Park.
• Building lobbies should be
located to activate the street
frontage and complement the
composition of building forms
The Plan Area has five main form
areas: Concar Drive, The Park
Frontages, Delaware Street (MU-
1), Delaware Street (RE-4), and
Hayward Park Station Edge. For
block-specific form guidelines,
refer to Chapter 4: Blocks and
Building Elements.
Building form within the Plan
Area should address the internal
and external contexts of Station
Park Green. Within the form
areas, building heights should
be modulated as contextually
appropriate, to break up building
mass, create variety and visual
interest, and allow for penetration
of sunlight and air. Figure 3.01
shows each form area. The
approach to form is shown in a
three-dimensional perspective
view in figure 3.02, with basic
buildable envelopes.
Form
85 CHAPTER 3 GENERAL URBAN DESIGN
FIGURE 3.01 Form areas and subareas
86 STATIONPARKGREEN DESIGN GUIDELINES
Delaware Street (MU-1)
South Delaware Street frontage
of Block MU-1
• Smaller massing should respond
to the existing neighborhood
across South Delaware Street.
• Architectural massing should hold
the corner of “B” Street and the
intersection of South Delaware
Street and Concar Drive, creating
an identifying feature for Station
Park Green and transitioning the
block from the 35’ height limit to
55’ height limit.
• Ground-floor articulation should
respond to pedestrian and
automobile activity, encouraging
building/street interaction and
highlighting the mixed use
elements of the block.
Delaware Street (RE-4)
South Delaware Street frontage
of Block RE-4
• Ground-level stoops and
landscape setbacks should
create appropriate transitions
for residential units from the
street, while supporting an active
relationship with the street.
• Building form should incorporate
the residential scale with fine-
grained rhythms and articulation.
Smaller-scale massing should
provide a transition to the
existing neighborhood.
Hayward Park Station
Edge
West edge of the site that fronts
Hayward Park Station
• Building volumes should create
focal points to highlight the
project’s identity to the Caltrain
line that runs along this form area.
• Buildings should be of sufficient
mass and height to frame the site
at the transit edge.
• Massing and articulation should
emphasize the physical and visual
connection into The Park.
• The buildings should address the
Joint Powers Board property as
primary frontages.
• Varied building and landscape
depths should create additional
diversity along the length of this
form.
87 FIGURE 3.02 Form areas perspective view
CHAPTER 3 GENERAL URBAN DESIGN
88 STATIONPARKGREEN DESIGN GUIDELINES
Edge types and building placement
guidelines create a hierarchy of
streetwalls in the Plan Area. There
are three major edge types:
Build-to Block Lines, Limited
Landscape, and Setback.
• Building placement and edge
character should ensure clear
block patterns, active sidewalks,
and buffers for residential areas.
• Edge types should consider land
uses and the surrounding context.
Build-to Block
Lines
Block MU-1 frontages
• Buildings at Block MU-1 should
clearly define the edge to activate
and engage frontage for retail uses
and building entries.
• Building edges should follow the
block lines wherever possible,
creating an urban street edge with
frequent pedestrian entrances and
hardscape.
Limited Landscape
Landscape buffers of zero to
ten feet from the block line are
permitted for blocks RE-2, RE-3,
and RE-4 to buffer from pedestrian
and vehicular traffic or other uses
as detailed in Chapter 4: Blocks
and Building Elements. Parking
and loading areas should be
screened.
•
Buildings fronting on The Park
should allow for a landscaped
transition at the building edge while
still framing The Park and activating
the ground level.
• Landscaped buffers should provide
additional space for residential
stoops at street level.
• Buildings fronting The Park,
Delaware Street, and Concar
Drive should have a continuous
and articulated streetwall to
define the blocks.
• Buildings at the corners of
intersecting streets should hold
the corner, avoiding excessive
setback from the block lines.
• Reducing the Limited
Landscape zone (up to zero
feet) may be utilized at
lobby locations, residential
amenities, and when
architectural articulation
requires increased variation in
depth. Reduced landscaping
should be minimized, used
primarily as a means of the
building reaching out to
engage with the sidewalk,
highlighting special spaces.
• The building edge must
remain within ten feet of
the block line, ensuring
engagement with the street
and creating a more urban
condition throughout Station
Park Green.
Building Placement and Edges
Setback
Setback conditions should be
used for additional landscaping
next to ground-floor units,
and to allow for increased
building articulation as the
building mass steps in and out.
Setback depth varies from each
condition and reacts to the
blocks contextual edge.
•
Setbacks should create a
transition space along the
EVAE and the Plan Area’s
north edge to allow for
stoops, pedestrian walkways,
and landscaping to foster
and appropriate residential
character.
• Setbacks should create
appropriate transitions at site
edges.
89 FIGURE 3.03 Example of a build-to block line
FIGURE 3.04 Example of residential setback edge
FIGURE 3.05 Building placement and edges
Note: Assumes EVAE along boundary with the JPB property.
CHAPTER 3 GENERAL URBAN DESIGN
90 STATIONPARKGREEN DESIGN GUIDELINES
There are two basic ground-floor
uses in the plan area: one is mixed-
use and one is primarily residential,
as shown in Figure 3.10. Refer to
Chapter 4: Blocks and Building
Elements for additional guidelines
for ground-floor design.
Mixed-Use:
Retail/Office
Frontages of Block MU-1
• Retail/Services/Restaurant and
Office uses shall be the primary
ground-floor uses.
• Residential uses should include
residential lobbies and entries.
• Uses along The Park should
prioritize restaurants, cafés, and
outdoor sidewalk dining.
Residential
Frontages of Blocks RE-2, RE-3,
and RE-4
• Residential uses should be the
primary ground-floor use in
Blocks RE-2, RE-3, and RE-4
• Residential uses should include
lobbies, residential entries, and
amenities.
FIGURE 3.06 Example of mixed-use on The Park frontage
FIGURE 3.07 Example of residential unit entries (stoops) Primary Ground-Floor Uses
91 FIGURE 3.08 Residential-scale unit entryway
example
FIGURE 3.09 Example of mixed-use typology
for Concar Drive
FIGURE 3.10 Primary ground-floor uses plan
CHAPTER 3 GENERAL URBAN DESIGN
92 STATIONPARKGREEN DESIGN GUIDELINES
Solar Orientation
The exposure of building
façades to the sun is illustrated
in Figure 3.11. Façades facing
south and west have the most
solar exposure, while northern
and eastern façades will receive
limited sunlight.
• Buildings should be designed
with an understanding of their
relationship to solar orientation.
• Buildings with significant
exposure to the sun should
incorporate façade treatments
that address solar exposure;
such treatments can reduce
energy expenditures and create
more comfortable indoor
environments for working and
living.
• Buildings with significant
exposure to the sun should
consider incorporating devices
to harvest passive energy.
• Southern and western façades
should incorporate elements
such as brise-soleil, balconies, or
loggias to shade against the sun.
FIGURE 3.11 Solar orientation
FIGURE 3.14 Vertical Expression
93 Modulation of Built Form
Within Station Park Green,
diversity of modulation
creates a more successful
street character and vibrant
streetscape. Through
conscious variation, the Plan
Area becomes a village of
diverse architectural styles.
Three particular forms are
emphasized in the buildings’
massing: Vertical Expression,
Horizontal Expression, and
Residential-Scale Expression.
(Figure 3.12)
• Integrating vertical and
horizontal forms along The Park
edge will create visual interest
and varied ground-plane
interaction.
• Each form should address
ground-floor uses, access
points, street character, and
solar orientation into its design.
• The building facades within the
Plan Area should be broken
into segments through the
variation in horizontal and
vertical articulation.
• Utilizing vertical and horizontal
articulation for architectural
focal points will create a variety
of iconic forms as reference
points throughout the Plan
Area. Heightened forms will
allow for vertical expression
(such as lobby and leasing
locations) with horizontal
masses anchoring both ends of
The Park.
• Materials and openings should
differentiate facade planes.
• Facade step backs, recesses,
and projections should
continue above the ground
floor to create visual interest
and rhythm.
FIGURE 3.15 Horizontal Expression FIGURE 3.16 Residential-Scale Expression Vertical Expression
Horizontal Expression
Residential Scale Expression
FIGURE 3.12 Modulation of Built Form
CHAPTER 3 GENERAL URBAN DESIGN
94 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 3.18 Primary Vertical Expression
FIGURE 3.17 Modulation of Built Form
Vertical Expression
Vertical Expression
The use of Vertical Expression is one
means of providing architectural
diversity throughout the Plan Area.
Creating a series of planes at the
ground floor provides opportunities
for landscaping, pedestrian niches,
and defined entries. Carrying these
jogs in the building plane up to the
parapet creates roof form variation
that articulates the overall mass
-
ing of the facade. Recesses used
to define vertical building forms
also create voids ideal for defining
unit decks within the built mass. In
mixed-use conditions, continuing
vertical lines from the upper resi
-
dential expression through to the
ground floor can inform glazing
openings, pedestrian access points,
and breaks in plane while incorporat
-
ing horizontal articulation to create a
strong ground floor-base.
1. Facade modulation: Facades
should establish a vertical
expression (see Figure 3.18).
• Vertical modulation will create
diverse facade depth as well as
variety at the street level as the
building wall meets the ground
plane.
• Vertical expression should relate
to ground-floor facades to engage
street-level activity.
• Individual planes within the facade
above the ground-floor should have
proportions that use the width of a
residential unit or room to create a
vertical rhythm.
• Irregularity of the vertical rhythm
is encourage to achieve greater
diversity and further integrate with
the overall design strategy.
• The depth of step backs and
recesses should vary from one to ten
feet.
Vertical Modulation / Rhythm
Vertical
Proportions
Ground Floor Base
Façade plane
95 2. Roof Modulation: Roof
modulation should create
attractive and varied rooflines
(see Figure 3.19).
•
Buildings should vary massing
within the height limits.
• Modulated roof forms, integrated
with mechanical equipment, are
permitted.
• Roof shapes and treatment should
contribute to the overall roofline
appeal.
3. Ground-Floor Interface: Ground-
floor treatment should create
a vibrant interface between the
building and the sidewalk (see
Figure 3.20).
• Buildings should foster interaction
between the inside and outside by
using multiple entrances and trans-
parent façades.
• Architectural details such as retail
entrances, residential or office
lobbies, other active uses, awnings,
paving, or signage should be used
to create visual appeal and interest
at the pedestrian level.
• Minor setbacks of ground-floor
façades are permitted to create va-
riety and additional spatial interest.
Please refer to Chapter 4: Blocks
and Building Elements for further
guidelines on ground-floor design.
4. Corners: The massing of corners
should create distinctive façades
(see Figure 3.21).
• Corners should address the charac-
ter and scale of adjacent streets.
• Façade treatment and materials
should optimize orientation to sun-
light.
5. Distinctive Corners: Massing
should create distinctive
landmarks at important corners.
• Block MU-1, at the corner of “C”
street and “A” Street, should address
The Park and highlight ground-floor
uses.
• Block MU-1, at the corner of South
Delaware Street and Concar Drive,
should announce Station Park Green,
anchoring the retail edge and the
Delaware/Concar Plaza.
• Lobby entrance at RE-3 fronting
Hayward Park Station should create a
visual landmark for the pedestrian ac-
cess point and break up the longest
block frontage.
FIGURE 3.19 Roof Modulation
FIGURE 3.20 Block MU-1 Concar Frontage
FIGURE 3.21 Vertical Corner Massing
CHAPTER 3 GENERAL URBAN DESIGN
96 STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 3.22 Primary Vertical Expression example #1 FIGURE 3.23 Primary Vertical Expression example #1 with secondary Horizontal Expression
FIGURE 3.24 Primary Vertical Expression example #1 showing building envelope 97 FIGURE 3.25 Vertical Expression example #2 FIGURE 3.26 Vertical Expression example #2 showing irregular façade planes and stepbacks
FIGURE 3.27 Vertical Expression example #2 showing building envelope CHAPTER 3 GENERAL URBAN DESIGN
98 STATIONPARKGREEN DESIGN GUIDELINES
Horizontal
Expression
Horizontal expression creates a
strong base at the ground level,
which lends itself to retail uses. This
approach is used on Block MU-1
along South Delaware Street to
highlight the mixed-use component
of Station Park Green. Horizontal
expression establishes an important
visual line directing visitors in at the
corner of “A” Street and Concar
Drive. Similar forms used along the
north side of “C” street visually rein
-
force the connection with the transit
station. Additionally, using horizon
-
tal articulation in high sun exposure
areas creates useful shade.
1. Primary Horizontal Expression:
Façades should establish a primary
Horizontal Expression (see Figure
3.29).
• The Horizontal Expression shall be re-
lated to the components of base, mid-
dle, and capital/cornice, and framed by
corner end-pieces.
• Horizontal expression should be paired
with landscaping and stoops at the
ground level to provide variety where
the building wall meets the ground
plane.
• In particular for larger blocks, corner
end-pieces should be considered to
frame the façade and to address the
character of adjacent streets.
• Ground floors should be designed as a
base for the primary Horizontal Expres-
sion of buildings.
• Buildings should comply with block
edges established in Figure 3.05.
• Southerly facades should incorporate
shading devices such as brise-soleil,
balconies or loggias that support the
horizontal rhythm.
FIGURE 3.28 Modulation of Built Form
Horizontal Expression
FIGURE 3.29 Horizontal Expression framed by corner end-pieces
99 2. Secondary Expression:
Secondary façades should
create variety and rhythm
within the primary Horizontal
Expression (See Figure 3.30).
•
Projections within required setbacks
and stepbacks should be used to
create secondary modulation and
façade interest.
• The secondary modulation may
be horizontal and/or vertical. A
secondary Vertical or Horizontal
Expression is permitted to relate to
or engage roof treatments so that
horizontal and vertical lines interplay
dynamically, provided that reading
of horizontality remains dominant.
• Corner end-pieces or side façades
should address the immediate
street and open space context and
orientation, as well as the height
and character of buildings on the
facing block.
3. Roof Modulation: Roof
modulation should create
attractive and varied rooflines
(See Figure 3.31).
•
Buildings should vary massing
within the height limits.
• Modulated roof forms, integrated
with mechanical equipment, are
permitted.
• Roof shapes and treatment should
contribute to the overall roofline
appeal.
• Roof shapes and treatment should
also consider their southern orien-
tation to create additional shade for
façades or private open space.
4. Ground-Floor Interface:
Ground-floor treatments should
create an attractive transition
between the street and
residential units (See Figure 3.32).
•
Ground-floor units should be raised
above street level while ensuring
ADA accessibility. Please refer to
guidelines for ground-floor design
in Chapter 4: Blocks and Building
Elements.
• Setback areas should be supple-
mented with treatments that create
visual interest for pedestrians, such
as stoops, awnings, paving, and
landscape.
• The ground floor should be
activated with building entrances,
secondary unit entrances, or other
active uses that support residential
use.
FIGURE 3.32 Horizontal Articulation ground-floor interface FIGURE 3.31 Roof Expression
FIGURE 3.30 Secondary Vertical or Horizontal Expression CHAPTER 3 GENERAL URBAN DESIGN
100
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 3.33 Primary Horizontal Expression example #1 FIGURE 3.34 Primary Horizontal Expression example #1 with secondary (vertical) articulation
FIGURE 3.35 Primary Horizontal Expression example #1 showing building envelope 101
FIGURE 3.36 Primary Horizontal Expression example #2 FIGURE 3.37 Primary Horizontal Expression example #2 with secondary (vertical) articulation
FIGURE 3.38 Primary Horizontal Expression example showing building envelope CHAPTER 3 GENERAL URBAN DESIGN
102
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 3.39 Residential-Scale Expression
FIGURE 3.40 Location of Residential-Scale Expression
(highlighted area)
FIGURE 3.41 Residential-Scale Expression example #1
FIGURE 3.42 Residential-Scale Expression example #2
Residential-Scale Expression should
reflect a fine-grained, reduced
mass and vertical articulation.
This modulation should be
accomplished with patterns
of projections or recesses, and
changes in roof forms expressed
at each residential-scale unit, as
shown in Figures 3.43-3.52. Block
RE-4 along Delaware Street and
Block RE-3 South along Garvey Way
Extension will feature units with
Residential-Scale Expression.
Residential-Scale Expression
103
FIGURE 3.51 Roofline
example #2
FIGURE 3.49 Unit Rhythm
example #2
FIGURE 3.46 Roofline
example #1
FIGURE 3.44 Unit Rhythm
example #1
FIGURE 3.48 Residential-Scale Expression elements example #2 FIGURE 3.43 Residential-Scale Expression elements example #1 FIGURE 3.45 Vertical Expression
example #1
FIGURE 3.47 Secondary
Expression example #1
FIGURE 3.50 Vertical
Expression example #2
FIGURE 3.52 Secondary
Expression example #2
CHAPTER 3 GENERAL URBAN DESIGN
104
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 3.53 Illustrative rendering of the Park Corridor as seen from across South Delaware Street in the Nineteenth Avenue Park neighborhood Note: Buildings shown only for context.
105
Housing
Diversity
Parking and
Loading
• The Plan Area must include at
least one car-sharing stall for ev-
ery 230 required off-street motor
vehicle parking stalls. “Car-shar-
ing” means a service that
provides an integrated network
of neighborhood-based automo-
biles available only to members
by reservation for periods as short
as one hour.
• Off-street motor vehicle facili-
ties are encouraged to include
charging stations for electric
vehicles.
Bicycle Parking Facilities
The Plan focuses on pedestri-
ans and bicyclists and provides
non-motorized access to all parts
of the Plan Area. To support this
focus on bicyclists, bicycle parking
facilities shall be provided in an
amount equal to at least five per
-
cent (5%) of the required number
of off-street motor vehicle parking
stalls, and using the following
guidelines:
• Bicycle parking is permitted on
streets and should be protected
from encroachment by motor
vehicles.
Unit Types and Sizes
• Station Park Green should have
multiple unit types, such as
studio, 1-bedroom, 2-bedroom,
and 3-bedroom.
• Units should range in size among
different unit types.
Affordable Housing
• Pursuant to Municipal Code
Section 27.16.050 and City
Council Resolution 121 (2008),
the Project shall provide BMR
units in conformance with a
BMR Agreement(s) between the
building permit applicant and
the City.
Motor Vehicle Parking
Facilities
Off-street motor vehicle parking
facilities shall be provided for
each use in the amounts required
under the Specific Plan, and using
the following guidelines:
• All off-street parking facilities
shall be designed and main-
tained in compliance with Sec-
tion 27.64.140 of the San Mateo
Municipal Code.
• Off-street parking facilities acces-
sory to residential uses should be
separated from parking dedicat-
ed to other uses.
• During SPAR, the Planning
Commission (and City Council)
may consider allowing required
off-street parking stalls to be
space-efficient and loading
facilities to be located on-street,
without the need for a variance.
• Except as to space-efficient stalls,
the stalls, aisles, turning radii,
and turn-arounds for off-street
parking facilities shall comply
with Sections 27.64.120 through
27.64.130 of the San Mateo Mu-
nicipal Code.
• Off-street bicycle parking should
be in prominent locations near
entrances to buildings, but shall
not obstruct pedestrian access.
• Each bicycle shall be provided a
minimum of eighteen (18) inch
side clearance from the center-
line of adjacent bicycles and ten
(10) inch clearance both front
and rear.
• Secured bicycle parking for each
residential unit is encouraged.
Loading
Loading shall be provided for
each use in the amounts required
under the Specific Plan.
CHAPTER 3 GENERAL URBAN DESIGN
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Chapter 4
The block guidelines
address uses,
edges, access, form,
heights, and building
expression on the
block level. The
building elements
guidelines address
the design intent and
character of and the
relationships between
buildings within each
block, including their
facades, roofs, ground
floors and residential
usable open spaces.
109
Chapter 4
Blocks and Building
Elements
This chapter includes guidelines specific to each block in the Plan Area as well as guidelines about the placement and character of building elements.
The block guidelines address uses, edges, access, form, heights, and building expression on the block level. The building elements guidelines address the design intent, character of, and relationships between buildings within each block, including their façades, roofs, ground floors, and residential usable open spaces. Diagrams and sample images shown in this chapter further illustrate particular design characteristics, but are not intended to prescribe architectural style. Guidelines for the Plan’s open space blocks are provided in Chapter 2: Open Space.
This chapter should be read in concert with Chapter 3: General Urban Design.
Introduction [ 109 ]
Blocks and Open Spaces [ 110 ]
Block MU-1 [ 112 ]
Block RE-2 [ 118 ]
Block RE-3 [ 124 ]
Block RE-4 [ 130 ]
Building Elements [ 136 ]
110
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.01 Plan Area Block and Open Space Plan
One block will have a mixed-use
building, and three will be residential.
The other eight (8) areas of the Plan
Area comprise publicly accessible open
space. All 12 areas have been labeled
based upon their predominant use:
“MU” for mixed-use, “RE” for residen
-
tial, and “OS” for open space:
MU-1 Mixed-Use Block 1
RE-2 Residential Block 2
RE-3Residential Block 3
RE-4 Residential Block 4
OS-5 The Park
OS-6 Park Corridor
OS-7 Station Corridor
OS-8 Gateway Park
OS-9 Community Park
OS-10 Greenway Pocket Parks
OS-11 RE-3 Courtyard
OS-12 Delaware/Concar Plaza
This chapter contains guidelines
for all of the mixed-use and resi-
dential blocks. Guidelines for OS-
5, OS-6, OS-7, OS-8, OS-9, OS-10,
OS-11, and OS-12 are in Chapter
2: Open Space.
Blocks and
Open Space
111
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.02 Illustrative site plan
112
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.03 Block MU-1 illustrative plan
FIGURE 4.04 The Park frontage example
FIGURE 4.06 The Park frontage example
4.05 Concar Drive frontage example
Block MU-1
Design Intent
• Provide a transition between the
Plan Area and the Nineteenth
Avenue Park neighborhood
through lower massing and fine-
grained articulation along South
Delaware Street.
• Include a mix of uses.
• Create gateways to the Plan Area
from South Delaware Street and
from Concar Drive.
• Frame and activate the eastern
side of The Park and “C” Street.
• Define the Concar Drive and South
Delaware Street intersection.
• Provide a through-block pedestrian
pathway (“The Paseo”).
113
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.08 Example of corner treatment at
intersection of Concar Drive and South
Delaware Street
FIGURE 4.04 The Park frontage example
4.05 Concar Drive frontage example
FIGURE 4.07The Paseo Example
OS-12
OS-6
Primary Pedestrian Entrance
Unit Entrance
Vehicular Access
Block Line
Active Use at Gournd Level/Build-to Line
Curb Cut Zone
(required location)
Plan Area Boundary
Paseo
“A” STREET
CONCAR DRIVE
“C” STREET
MU-1
Approximately 1.8 Acres
SOUTH DELAWARE STREET
“B” STREET
MIN. 60’MIN. 100’
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
MIN. 100’
FIGURE 4.09 Block MU-1 Placement guidelines
114
STATIONPARKGREEN DESIGN GUIDELINES
South Delaware Street
TABLE 4.01 Block MU-1 guidelines
BLOCK MU-1
Land Use (approximately 1.8 acres) Ground Floor Retail/Services/Restaurants or other active uses are required on the frontage.
Upper Floors Residential or Office uses are encouraged.
Concar Drive
Ground Floor Retail/Services/Restaurants or other active uses are required.
Upper Floors Residential or Office uses are encouraged.
The Park Frontage
Ground Floor Retail/Services/Restaurants or other active uses are required.
Priority retail locations are at the corners of “B” and “C” Streets and “A” and “C” Streets.
Upper Floors Residential or Office uses are encouraged.
Block Interior
Ground Floor Parking should be enclosed. The Paseo is required (see page 117).
Upper Floor Parking should be enclosed. The Paseo is required (see page 117).
Hold Corner/Edge
Height: 25’-35’
Height: 40’-55’
Block Line
Plan Area Boundary
Architectural Focal Point
“A” STREET
CONCAR DRIVE
“C” STREET
MU-1
Approximately 1.8 Acres
SOUTH DELAWARE STREET
“B” STREET
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
45’ MIN 35’ HEIGHT LIMIT
A
A
50’ MIN
30’ MIN
MIN. 50’
MIN. 15’
PASEO
OS-12
OS-9
OS-6
MAX. 35’
Height Limit
Block Line
Max Height 55’
S. Delaware St.
Block Line
MU-1
45’
“A” Street
Breaks in roof lines
encouraged
115
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.10 Block MU-1 massing guidelines
FIGURE 4.11 Block MU-1 Section A-A
116
STATIONPARKGREEN DESIGN GUIDELINES
Form Please refer to the “Building Elements” section in this chapter for additional guidelines.
General Primary massing shall be along Concar Drive, “A” Street, and “C” Street/The Park, and secondary massing along South Delaware Street. Please refer to the “Form” section of Chapter 3: General Urban Design.
Massing Articulation Built mass should be broken into varying styles through perceptible changes in façade treatment and articulation, height, materials, etc.
Holding Corners Buildings shall be built to the primary streetwall for a distance of at least 40 feet along each frontage at the corners of: Concar Drive/“A” Street; “A” Street/”C” Street; and “C” Street/”B” Street.
Stepbacks Permitted above the ground floor, up to six-feet in depth beyond the primary streetwall, except within hold corner zone. Greater stepbacks are permitted for top floors.
Streetwall and Setback Please refer to the “Building Elements” section in this chapter for additional guidelines.
Primary Streetwall Primary streetwall shall be zero feet to ten feet from the block line. Additional setbacks, projections, stepbacks, modulation of built mass, and articulation of the façade shall be defined relative to the primary streetwall.
Buildings shall occupy at least 70% of the primary streetwall on Concar Drive and “A” Street, and 60% of the primary streetwall on “C” Street along The Park.
Concar Drive Frontage Build to primary streetwall.
South Delaware Street and
Concar Drive Corner
Building entry should be recessed to create a pedestrian plaza.
South Delaware Street:
Mixed-Use Frontage
Build to primary streetwall. Five-foot setback is permitted on South Delaware Street. “A” Street Frontage Build to primary streetwall. Setback of no more than five feet is permitted for providing building articulation, screening of ground-floor surface parking, utili- ties, and garage entrance.
The Park/”C” Street Frontage Setback up to five feet is permitted at the entrance to the The Paseo. “B” Street Frontage Alternate alignments along “B” Street are permitted to open views of The Park from South Delaware Street.
Height* Excludes rooftop structures.
General Except as noted below, building heights shall be no less than 40 feet and no more than 55 feet.
South Delaware Street Building heights shall be no more than 35 feet to a depth of 45 feet from South Delaware Street.
Building Envelope
TABLE 4.01 Block MU-1 guidelines, continued * Measured as described in the Appendix under Building Heights 117
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
Element
Garage Entrance Residential garage access shall be from “A” Street. Maximum width of curb cut shall be 35 feet.
Retail garage access shall be from “C” Street. Maximum width of curb cut shall be 35 feet.
Garage entrances shall be designed to minimize disruption of the pedestrian realm. Portions of the garage visible from the public realm should reflect the same architectural character employed throughout the rest of the building.
Building service areas, including loading areas, trash and recycle dumpsters, and garage access locations, should be located where they will not negatively impact the pedestrian environment.
Parking Parking should be enclosed. Secured parking for residential units is encouraged.
The Paseo An at-grade pedestrian pathway with at least 12 feet in vertical clearance shall be provided through the block, connecting South Delaware Street to The Park. The width of The Paseo, no less than 15 feet, shall be determined during SPAR with reference to safety, privacy, desirability of living spaces, and other relevant factors.
The Paseo is encouraged to be open to sky or partially covered for no more than 50% of its length. It should include pedestrian amenities, including street furniture, and lighting.
Building frontages shall be designed to address security and to activate The Paseo. Active uses, building entrances, window openings and balconies are encouraged where possible to enliven The Paseo. Landscaped transition should be used for non-active uses.
Signs shall be placed at the corner of South Delaware Street and Concar Drive to indicate the location of The Paseo.
The Paseo planting, paving, site furnishing, and lighting should match the adjacent sidewalk treatment along South Delaware Street.
OS-10 Block OS-10 is The Park Corridor, a landscaped pedestrian connection providing clear and direct access from South Delaware Street to The Park. Please refer to Chapter 2: Open Space and Streetscapes.
Building Entrances
Park Frontage At least two building entrances other than residential lobbies, and at least one residential lobby, should be provided on The Park frontage.
Concar Drive At least two building entrances other than residential lobbies should be provided on Concar Drive.
Additional building entrances are encouraged and should be located along frontages with active uses, particularly along Concar Drive and The Park.
South Delaware Street At least two building entrances other than residential lobbies should be provided on South Delaware Street.
Circulation and Access
TABLE 4.01 Block MU-1 guidelines, continued
Articulation and Modulation
Mixed-Use Buildings Please refer to the Building Elements section in this chapter for additional guidelines. The Park frontage is subject to The Park Frontages form area per Chapter 3: General Urban Design.
Architectural expression along South Delaware Street is encouraged to distinguish active ground-floor uses.
Architectural Feature
A distinctive architectural feature or treatment shall address the corner of South Delaware Street and Concar Drive.
To hold the west end of The Park, an architectural focal point should be located east of “C” Street.
Building Expression
118
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.13 Block RE-2 illustrative plan
FIGURE 4.14 The Park
frontage example
FIGURE 4.15 Common usable
open space example
FIGURE 4.16 Concar Drive frontage example
Block RE-2
Design Intent
• Include a mix of unit types
(studio, 1 bedroom, and 2
bedroom).
• Achieve medium to high
intensity to support Retail/
Services/Restaurant uses
at Block MU-1, transit, and
amenities.
• Provide a defined streetwall
along Concar Drive.
• Frame and activate The Park.
• Provide architectural focal
points to identify the Station
Corridor.
119
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.18 “A” Street Frontage
FIGURE 4.17 Block RE-2 Placement guidelines
OS-8
Primary Pedestrian Entrance
Unit Entrance Encouraged
Vehicular Access
Block Line
Setback Line (0’ - 10’ Typ. from block line)
Curb Cut Zone
(required location)
Plan Area Boundary
“A” STREET
CONCAR DRIVE
“C” STREET RE-2
Approximately 1.9 Acres
MIN. 100’
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
VARIABLEEVAEEVAE
120
STATIONPARKGREEN DESIGN GUIDELINES
“A” Street
TABLE 4.02 Block RE-2 guidelines
BLOCK RE-2
Land Use (approximately 1.9 acres) Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
Concar Drive
Ground Floor/Mezzanine Residential use is encouraged.
Upper Floors Residential use is encouraged.
The Park Frontage
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
The EVAE
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
“A” STREET
CONCAR DRIVE
“C” STREET
RE-2
Approximately 1.9 Acres
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
Hold Corner/Edge
Height: 40’-55’
Block Line
Plan Area Boundary
Architectural Focal Point
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
A
A
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 50’MIN. 60’ MIN. 60’
OS-8
EVAE
Block Line
OS-8
Block Line
Max Height 55’
SETBACK
(Variable)
RE-2
LIMITED LANDSCAPING
(0’- 10’)
“A” STREETEVAE
FIRST FLOOR MIN HEIGHT 1’
Breaks in roof lines
encouraged
4.20 Block RE-2 massing guidelines
FIGURE 4.21 Block RE-2 Section A-A
121
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
EVAE
122
STATIONPARKGREEN DESIGN GUIDELINES
Form Please refer to the Building Elements section in this chapter for additional guidelines.
General Massing should help to frame The Park along “C” Street and hold the street edge on Concar Drive. Strong massing on the Hayward Park Station frontage should announce Station Park Green from the Caltrain line. Please refer to the “Form” section of Chapter 3: General Urban Design.
Massing Articulation Built mass should be broken into varying styles through perceptible changes in façade treatment and articulation, height, materials, etc.
Holding Corners Buildings shall be built to primary streetwall for a distance of at least 40 feet along each frontage at the corners of: Concar Drive/“A” Street; “A” Street/”C” Street; and Concar Drive/EVAE.
Stepbacks Permitted above the ground floor, up to six feet in depth beyond the primary streetwall, except within hold corner zone. Greater stepbacks are permitted for top floor.
Streetwall and Setback Please refer to the “Building Elements” section in this chapter for additional guidelines.
Primary Streetwall Primary streetwall shall be within zero to ten feet of the block line. Additional setbacks, projections, stepbacks, modulation of built mass, and articulation of the façade shall be defined relative to the primary streetwall.
Buildings shall occupy at least 70% of the primary streetwall on Concar Drive and “A” Street, and 60% of the primary streetwall on “C” Street along The Park.
Concar Drive Frontage Setback up to ten feet from the block line is permitted for landscape screening of ground-floor residential units, except at the “A” Street and EVAE hold corner zones.
“A” Street Frontage Setback up to ten feet from the block line is permitted for landscape screening of ground-floor residential units, except at the “C” Street and Concar Drive hold corner zones.
The Park/”C” Street Frontage Build to the primary streetwall along “C” Street, except as permitted in the “Building Elements” section in this chapter.
OS-7 Frontage Setback of zero to ten feet is permitted.
At-grade open space should be designed to reinforce both visual and physical connection, where possible.
Height* Excluding rooftop structures.
General Except as noted below, building heights shall be no less than 40 feet and no more than 55 feet.
Building Envelope
TABLE 4.02 Block RE-2 guidelines, continued * Measured as described in the Appendix under Building Heights 123
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
Element
Garage Entrance Maximum width of curb cut shall be 35 feet.
Garage access shall be on “C” Street, located a minimum of 100 feet from “A” Street.
Garage entrance shall be designed to minimize disruption of the pedestrian realm.
Garage and service entries should include translucent garage door panels. Portions of the garage visible from the public realm should reflect the same archi- tectural character as the rest of the building.
Building service areas, including loading areas, trash and recycle dumpsters, and garage access locations, should be located where they will not negatively impact the pedestrian environment.
Parking Parking should be enclosed.
Building Entrances
Park Frontage At least one residential lobby should be provided on The Park frontage. Private residential unit entries (stoops) are encouraged along all park frontages.
Concar Drive/”A” Street At least one residential lobby should be provided on Concar Drive.
Hayward Park Station Frontage At least one residential lobby should be provided on Concar Drive.
Circulation and Access
Articulation and Modulation Please refer to the “Building Elements” section in this chapter for additional guidelines.
Residential Building The Park frontage and OS-8 frontages are subject to The Park Frontage form area per Chapter 3: General Urban Design.
Concar Drive frontage is subject to Concar Drive form area per Chapter 3: General Urban Design.
Hayward Park Station Frontage is subject to Hayward Station Edge form area per Chapter 3: General Urban Design Architectural Feature
A distinctive architectural feature or treatment shall address the corners of: Concar Drive/Hayward Park Station edge, OS-7/Hayward Park Station edge, and OS-7/”C” Street.
Building Expression
TABLE 4.02 Block RE-2 guidelines, continued
124
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.23 Block RE-3 illustrative plan Note: Assumes EVAE along boundary with JPB property.
FIGURE 4.24 The Park frontage example FIGURE 4.25 EVAE frontage example Block RE-3
Design Intent
• Include a mix of unit types
(Studio, 1 bedroom, 2 bedroom,
and 3 bedroom).
• Achieve medium to high
intensity to support Retail/
Restaurant/Services uses at Block
MU-1, transit, and amenities.
• Frame and activate The Park
along “C” Street.
• Provide an architectural focal
point at the north edge of the
site on Garvey Way Extension.
• Enhance the Plan Area’s visual
identity from the Hayward Park
Station and vary its appearance
through pockets of landscaping,
a variety of building forms, and
dramatic variations in setback
depth.
“C” STREET
GARVEY WAY EXTENSION
RE-3
Approximately 1.8 Acres
BLOCK LINE
PLAN AREA BOUNDARY
EVAE
N
MIN. 80’ MIN. 150’
EVAE
OS-10 OS-11
Primary Pedestrian Entrance
Unit Entrance
Vehicular Access
Block Line
Active Use at Gournd Level/Build-to Line
Curb Cut Zone
(required location)
Plan Area Boundary
125
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.26 Block RE-3 placement guidelines
Note: Assumes EVAE along boundary with the JPB property FIGURE 4.28 Garvey Way Extension frontage example
FIGURE 4.29 Example of frontage on The Park
126
STATIONPARKGREEN DESIGN GUIDELINES
Garvey Street Extension
TABLE 4.03 Block RE-3 guidelines
BLOCK RE-3
Land Use (approximately 1.8 acres) Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
“C” Street/The Park Frontage
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
EVAE
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
OS-10 OS-11
“C” STREET
GARVEY WAY
EXTENSION
RE-3
Approximately 1.8 Acres
BLOCK LINE
PLAN AREA BOUNDARY
EVAE
N
Hold Corner/Edge
Height: 40’-55’
Block Line
Setback Line (0’ - 10’ Typ. from block line)
Plan Area Boundary
Architectural Focal Point
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
A
A
Hold Corner
MIN. 45’MIN. 60’
MIN. 70’
VARIABLE
EVA
EVAE
Block Line
Block Line
RE-3EVAE
Max Height 55’
GARVEY WAY EXTENSION
SETBACK
(Variable) LIMITED LANDSCAPING
(0’- 10’)
OS-9
FIRST FLOOR MIN HEIGHT 1’
Breaks in roof lines
encouraged
4.30 Block RE-3 massing guidelines
Note: Assumes EVAE along boundary with the JPB property.
FIGURE 4.31 Block RE-3 Section A-A
127
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
128
STATIONPARKGREEN DESIGN GUIDELINES
Form Please refer to the “Building Elements” section in this chapter for additional guidelines.
General Primary massing shall be along “C” Street, Emergency Vehicle Access Easement (“EVAE”), OS-10 and Garvey Way Extension. Please refer to the “Form” section of Chapter 3: General Urban Design.
Massing Articulation Built mass should be broken into varying styles through perceptible changes in façade treatment and articulation, height, materials, etc.
Hold Corner Zone Buildings shall be built to the primary streetwall for a distance of at least 40 feet at the corners of: Garvey Way/”C” street and EVAE/Garvey Way Extension Stepbacks Permitted above the ground floor, up to six feet in depth beyond the primary streetwall, except within hold corner zone. Greater stepbacks are permitted for the top floor.
EVAE A 20-foot wide EVAE may be provided along the western property line as a contingency if access cannot be provided using the adjacent JPB property. The EVAE shall be composed of varied surface materials and landscaped to accommodate a walking/bike trail.
Streetwall and Setback Please refer to the “Building Elements” section in this chapter for additional guidelines.
Primary Streetwall Primary streetwall shall be within zero to ten feet of the block line. Additional setbacks, projections, stepbacks, modulation of built mass, and articulation of the façade shall be defined relative to the primary streetwall.
Buildings shall occupy at least 70% of the primary streetwall on “C Street along The Park, and 60% of the primary streetwall on Garvey Way Extension.
Garvey Way Extension Frontage Setback of at least five feet is encouraged for landscaped stoop zone except at hold corner zone on “C” Street.
On-grade open space should be designed to reinforce both visual and physical connections, where possible.
The Park/”C” Street Frontage Build to the primary streetwall along “C” Street, except as permitted in the “Building Elements” section in this chapter.
EVAE Frontage Build zero to ten feet within the Block Line, to allow for OS-10: Greenway Pocket Parks.
Height* Excludes rooftop structures
General Except as noted below, building heights shall be no less than 40 feet and no more than 55 feet.
Building Envelope
TABLE 4.03 Block RE-3 guidelines, continued * Measured as described in the Appendix under Building Height 129
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
Element
Garage Entrance Maximum width of curb cut shall be 35 feet.
Garage access should be from Garvey Way Extension, a minimum of 150 feet from “C” Street and a minimum of 60’ from the Plan Area boundary. Garage entrance shall be designed to minimize disruption of the pedestrian realm.
Portions of the garage visible from the public realm should reflect the same architectural character employed throughout the rest of the building.
Building service areas, including loading areas, trash and recycle dumpsters, and garage access locations, should be located where they will not negatively impact the pedestrian environment.
Parking Parking should be enclosed.
Building Entrances
The Park Frontage At least one residential lobby is encouraged on The Park frontage along “C” Street.
Garvey Way Extension Frontage At least one residential lobby is encouraged on Concar Drive.
EVAE Frontage At least one residential lobby is encouraged on the EVAE Frontage.
Private residential unit entries (stoops) are encouraged along all block edges.
Circulation and Access
TABLE 4.03 Block RE-3 guidelines, continued
Articulation and Modulation Please refer to the “Building Elements” section in this chapter for additional guidelines.
Residential Building The Park frontage is subject to the Park Frontages form area per Chapter 3: General Urban Design.
The EVAE Frontage is subject to the Hayward Park Station Edge form area per Chapter 3: General Urban Design.
Architectural Feature
A distinctive architectural feature or treatment should be located at the corners of: Garvey Way Extension/”C” Street, and EVAE/Garvey Way Extension.
Building Expression
130
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.33 Block RE-4 Illustrative plan
FIGURE 4.34 The Park frontage example
Block RE-4
Design Intent
• Achieve medium to high
intensity to support Retail/
Services/Restaurant uses (at
Block MU-1), transit, and
amenities.
• Create a transition along
South Delaware Street to
lower Residential-Scale
Expression.
• Support connections to
South Delaware Street
through OS-9.
• Frame and activate The
Park’s northern edge.
131
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.35 South Delaware Street
frontage example
Primary Pedestrian Entrance
Unit Entrance Encouraged
Vehicular Access
Block Line
Setback Line (0’ - 10’ Typ. from block line)
Curb Cut Zone
(required location)
Plan Area Boundary
GARVEY WAY
EXTENSION
“C” STREET
RE-4
Approximately 1.4 Acres
SOUTH DELAWARE STREET
MIN. 60’
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
OS-9
MIN. 15’
FIGURE 4.37 Block RE-4 placement guidelines
FIGURE 4.36 South Delaware
Street frontage example
132
STATIONPARKGREEN DESIGN GUIDELINES
TABLE 4.04 Block RE-4 Guidelines
Garvey Street Extension
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
“C” Street/The Park Frontage
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
South Delaware Street
Ground Floor Residential use is encouraged.
Upper Floors Residential use is encouraged.
BLOCK RE-4
Land Use (approximately 1.4 acres)
GARVEY WAY
EXTENSION
“C” STREET
RE-4
Approximately 1.4 Acres
S. DELAWARE STREET
45’
BLOCK LINE
PLAN AREA BOUNDARY
CURB LINE
N
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
MIN. 40’
Hold Corner
35’ HEIGHT LIMIT
Hold Corner/Edge
Height: 25’-35’
Height: 40’-55’
Block Line
Setback Line (0’ - 10’ Typ. from block line)
Plan Area Boundary
A
A
OS-9
MIN. 40’
MIN. 70’
MIN. 15’
MIN. 50’ MIN. 50’
MAX. 35’
Height Limit
Block Line
S. DELAWARE ST
Block Line
RE-4OS-9
Max Height 55’
45’
GARVEY WAY
EXTENSION
LIMITED LANDSCAPING
(0’- 10’)
LIMITED LANDSCAPING
(0’- 10’)
FIRST FLOOR MIN HEIGHT 1’
Breaks in roof lines
encouraged
4.38 Block RE-4 massing guidelines
FIGURE 4.39 Block RE-4 Section A-A
133
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
134
STATIONPARKGREEN DESIGN GUIDELINES
Building Envelope
TABLE 4.04 Block RE-4 guidelines, continued * Measured as described in the Appendix under Building Height Form Please refer to the “Building Elements” section in this chapter for additional guidelines.
General Primary massing shall be along “C” Street, OS-9 and Garvey Way Extension. Please refer to the “Form” section of Chapter 3: General Urban Design.
Massing Articulation Built mass should be broken into varying styles through perceptible changes in façade treatment and articulation, height, materials, etc.
Hold Corner Zone Buildings shall be built to the primary streetwall for a distance of at least 40 feet along each frontage at the corners of: South Delaware Street/”C” Street and OS-9/”C” Street.
Stepbacks Permitted above the ground floor, up to six feet in depth beyond the primary streetwall, except within hold corner zone. Greater stepbacks are permitted for the top floor.
Streetwall and Setback Please refer to the “Building Elements” section in this chapter for additional guidelines.
Primary Streetwall Primary streetwall shall be within zero to ten feet of the block line. Additional setbacks, projections, stepbacks, modulation of built mass, and articulation of the façade shall be defined relative to the primary streetwall.
Buildings shall occupy at least 70% of the primary streetwall on “C” Street and 60% of the primary streetwall on South Delaware Street.
South Delaware Street Frontage Setbacks of at least five feet from the block line is encouraged for landscaped stoop zone.
The Park/”C” Street Frontage Build to the primary streetwall along “C” Street.
Garvey Way Extension Frontage Build to the primary streetwall along the OS-9 boundary (block line).
Open space should be designed to reinforce both visual and physical connections, where possible.
OS-9 Frontage A setback of at least 15 feet from the Plan Area boundary is required for landscaped walking path (OS-9). A 20’ setback is encouraged for 50% of the building wall.
Height* Excludes rooftop structures.
General Except within 45 feet of South Delaware Street, building heights shall be no less than 40 feet and no more than 55 feet. 135
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
Element
Garage Entrance Maximum width of curb cut shall be 35 feet. Garage entrance shall be designed to minimize disruption of the pedestrian realm.
Garage access shall be located on “C” Street at least 60 feet from the block line of South Delaware Street.
Garage entrance shall be designed to minimize disruption of the pedestrian realm.
Building service areas, including loading areas, trash and recycle dumpsters, and garage access locations, should be located where they will not negatively impact the pedestrian environment.
Parking Parking should be enclosed.
Pedestrian Circulation
Building Entrances Primary building entrances should be located on “B” Street and at OS-9.
Private residential unit entries (stoops) are encouraged along all block frontages.
Circulation and Access
TABLE 4.04 Block RE-4 guidelines, continued
Articulation and Modulation Please refer to the “Building Elements” section in this chapter for additional guidelines.
Residential Building The Park frontage is subject to the Park Frontages form area per Chapter 3: General Urban Design.
The South Delaware Street frontage is subject to Delaware Street (RE-4) form area per Chapter 3: General Urban Design.
Architectural Feature
Residential Buildings The Park frontage should exhibit a higher degree of visual interest.
South Delaware Street frontage should Residential-Scale Expression.
Building Expression
136
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.41 Example of possible materials, openings and projections Building Elements
This section addresses
fundamental building design
principles and guidelines for
major building elements, such as
façades, roofs, residential usable
open space, and signage, as well
as the relationship of these with
publicly accessible open spaces.
Design Intent
The following principles
summarize the design intent for
buildings in the Plan Area:
• Advance a diverse, cohesive
identity for the Plan Area through
the expression of building
façades, projections, and
architectural elements.
• Address uses, open spaces,
landscape treatments, and solar
orientation in the design of
building elements.
• Incorporate architectural variety
and authenticity in building
design.
• A single building should not
overuse multiple architectural
expressions.
The following guidelines
encourage the design of building
elements to fulfill the intent of
Station Park Green as a model
sustainable neighborhood.
FIGURE 4.40 Buildings should not overuse multiple architectural expressions 137
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.42 Example of building
transition
FIGURE 4.43 Example of materials and
colors
Building Façades
Design
• Façades along block perimeters
should be articulated according to
their specific uses.
• Façade design should reference
existing or designed façades for
adjacent buildings in the Plan
Area.
• Façades with southern and
western exposure are encouraged
to include passive solar shading
devices, including overhangs,
horizontal sun shades, and vertical
shading (such as fins) to balance
solar access with the need to
control heat gain.
• Façades that transition between
styles or form areas should
incorporate variations in height,
recesses of the façade plane,
or changes in materials and/or
openings, so these transitions are
identifiable from street level.
• Tones and colors of materials should
be used to add visual interest and
also generally be in keeping with
those used in San Mateo and the
Bay Area. Accent colors should be
used with moderation.
• Façades of courtyards should
have greater diversity to address
their intimate scale.
Materials and colors
• Façades should have modulation
and articulation to create visual
interest and architectural diversity
in the neighborhood.
• The façades of higher buildings
should generally adopt a defined
base, middle, and top as a primary
modulation.
• Timeless and durable materials
are encouraged for building
façades, including terra-cotta,
stucco, clay brick, pre-cast or
cast-in-place concrete, wood,
steel, and glass.
• Large, uninterrupted expanses of
highly-reflective materials which
create glare, such as bright
aluminum cladding, are not
encouraged.
• The use of sustainable building
materials, such as materials with
recycled content or those regionally
produced, is encouraged.
• Materials should be located in a
manner that reflects their traditional
structural placement. For instance,
wood should be placed above
stone.
• The use of synthetic stucco, such
as Dryvit, is not permitted.
• To maintain a pedestrian-friendly
scale, building façades should
take advantage of allowed
setbacks or a change of material
or fenestration at intervals of 75
feet or less.
• Changes of materials and/or
façade openings are encouraged
to create diversity and to support
the massing, transition, and
modulation strategies.
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STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.44 Example of projections
Façade Openings,
Projections, and
Stepbacks
Openings, projections, and step-
backs are encouraged to artic-
ulate façades and create visual
interest.
Openings
• Tinted glazing is not permitted.
• Low-energy glazing is
permitted.
• Main entrances should be
located to encourage activity on
the street.
• Building openings such as bay
windows, loggias, and floor-
to-floor glazing, in addition to
punched window openings, are
encouraged to create diversity.
• Façades along streets and open
spaces shall have windows.
• Shutters, when used, should
be operable and not fixed or
decorative.
• Window reveals should be a
minimum of two-inches deep.
• Main entrances should be
designed to create visual
interest for pedestrians
• The width of garages and
parking entries should be
minimized. Openings for
garages and parking should
be integrated into the façade
design.
• For Blocks RE-2 and RE-3, a vertical
clearance of 13.5-feet shall be
maintained above the EVAE along
the Joint Powers Board property.
• Unless specified differently in
these guidelines, projections shall
maintain a minimum distance of
six feet from street trees.
Projections
• Façade projections such as
bay windows or balconies are
permitted above the ground-floor
along all streets.
• Façade projections may extend
up to four feet past the block
line, provided that a minimum
eight feet of vertical clearance is
provided below.
• Projections in setback areas shall
maintain a minimum seven-foot
clearance from sidewall to lower
edge of projection.
• Projections are encouraged to
respond to their immediate
context to address issues such as
noise levels, view corridors, and
sunlight exposure
• Purely decorative projections such
as cornices, eaves, sills, and belt
courses are permitted.
Stepbacks
• Façade stepbacks such as loggias,
balconies, terraces or other
architectural treatments are
permitted on all streets.
FIGURE 4.45 Example of openings and
recesses
139
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.46 Roof form example
FIGURE 4.47 Roofs should integrate green
design features
FIGURE 4.48 Mixed-use ground-floor
transparency example
Roofs and Mechanical
Equipment
Design Intent
Roofs are critical visual elements
in creating successful buildings
and should be designed as a
“5th façade” integrated into the
building’s overall design.
• Green design features that
generate renewable energy are
encouraged on building roofs.
Any green design features should
be integrated into the overall
building and roof design.
• Roof designs with architectural
features are encouraged for
Blocks MU-1.
• The roof should include volumes
and surfaces varying in form,
massing, and height, as well
as design components that are
attractive from both street level
and adjacent buildings.
Roof materials
• Utilize the roof’s available surface
as an additional opportunity for
usable open space or sustainable
design strategies.
Roof design
• Modulation and articulation of
rooflines within the height limits
is encouraged to minimize
massiveness and uniformity of
buildings.
• Roofs should use non-reflective
materials and low-intensity color
to minimize the heat-island effect.
Dark materials should be avoided.
• Renewable/energy-generating
materials are encouraged.
• Materials with potential negative
impacts on stormwater quality, such
as copper, are not permitted.
Mechanical Equipment
• Height variations and roof
shapes should be used to create
attractive rooflines.
• Roofs with usable open spaces,
such as roof gardens or terraces,
are encouraged.
• Rooftop enclosures should be used
to screen mechanical units and
generally should be set back from
the parapet. Mechanical equipment
enclosures, mechanical and elevator
enclosures, exit stair enclosures and
other roofscape elements should be
considered as sculptural forms that
can add to the overall composition
and visual interest of the building
when viewed from a distance.
• All mechanical equipment,
ventilation exhausts, and other
HVAC components should be
integrated into roof design to
minimize their visual impact from
street level and from elevated
points in adjacent buildings.
140
STATIONPARKGREEN DESIGN GUIDELINES
Mixed-Use Ground
Floors and Pedestrian
Scale
Design Intent
Create an attractive pedestrian
experience with treatment and
materials at the ground floor that
are sensitive to the pedestrian
scale. Encourage interaction
between building interiors and
outdoor spaces.
Façade design
• Multiple entrances are encouraged
to foster activity and interaction
between buildings and sidewalks.
• Blank building walls are not
encouraged.
• Façades without multiple entrances
should create visual interest with
varied materials and storefront
display windows or other forms of
transparency.
• Façades should use architectural
features such as canopies, awnings
or signage.
• Designs are encouraged to clearly
define the base and maintain a
clear separation between the
ground floor and the floors above.
FIGURE 4.49 Awning example
• Providing human-scaled
architectural features is
particularly important in areas
where pedestrian activity is
encouraged; the highest level
of detail should occur close to
pedestrian areas, near streets and
entries, and around the ground
floor.
Materials
• Ground-floor façades should be
predominantly transparent with
clear glass on Block MU-1.
• Any retail façade shall be
a minimum of 70 percent
transparent.
• Office façades should be
a minimum of 50 percent
transparent.
• The base of storefront windows
should be raised at least six
inches above sidewalk finished
grade.
• Retail storefronts should remain
unshuttered at night and provide
clear views of interior spaces.
Setbacks
• Minor setbacks of retail façades
are permitted to add variety
and accommodate seating and
outdoor dining along the sidewalk.
Such setbacks shall be no more
than
FIGURE 4.50 Materials and setbacks example
six feet deep and at least 10 feet
but no more than 36 feet long.
• Recessed doorways for retail
uses are encouraged. The depth
of recessed doorways should
be a minimum of two feet and a
maximum of four feet.
• Paving materials used for floor
areas in contact with sidewalk
should be of equal or superior
quality to that of the sidewalk.
• Ground-floor setback areas
adjacent to mixed-use and non-
residential façades should be
treated as sidewalk extensions,
providing additional area for
walking as well as for benches,
café tables, or landscape.
Awnings
• Awnings, canopies, or marquees
are encouraged to create a
comfortable scale and sheltered
spaces for pedestrians.
• Awnings that project from
building façades should not
conflict with street trees.
• Awnings shall maintain a
minimum vertical clearance of
eight feet.
• Architectural detailing of awnings
is encouraged to incorporate
design features related to the
identity of the ground-floor uses.
FIGURE 4.51 Retail façade example
141
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.52 Example of entries that enhance pedestrian character FIGURE 4.53 Example of entry that provides visual interest and relates to building’s overall façade
• Retail and lobby entries are
encouraged to be glazed to
provide a high degree of
transparency to and from the
outdoors, for visual interest as well
as increased safety.
• Frequent entries for retail or
ground floor office space, in
addition to the main building
lobby, are recommended to
activate the street edge.
• Detail and materials should
address pedestrian scale.
Entries
• Entrances on publicly-accessible
streets enhance pedestrian activity
and convey an inviting image
to the community. They should
create a visible and attractive
visual element of the building
and be located on the primary
façades.
• Placement of entries should relate
to upper floors and should help
create a sense of hierarchy in the
building’s primary façade. When
possible, they should relate to
surrounding features such as park
entrances, pedestrian ways, or
street view corridors.
• Commercial lobbies and larger
retail units should be designed
with prominent entries that
provide visual interest, orientation,
and a sense of invitation and
welcome on adjacent streets.
• Entry doors that face public streets
should incorporate weather
protection, either by being
recessed into the building face
or by having an awning or other
element projecting over the
entry. See “Setbacks” (previous
page) for minimum dimensions of
recessed doorways.
142
STATIONPARKGREEN DESIGN GUIDELINES
Residential
Ground Floors and
Pedestrian Scale
Design Intent
Establish a comfortable pedestrian
experience and provide adequate
transition from the street for
ground level units.
Façade design
• Residential ground floors are
encouraged to include building
lobbies, direct individual unit
entrances, and/or common areas
near the street.
• Building lobbies and common
areas, such as community rooms,
gyms, residential offices and
media centers, are encouraged to
have a high level of transparency.
• Ground-floor units are encouraged
to be raised 18 to 24 inches above
finished sidewalk grade.
• Façade designs for ground-floor
units are encouraged to provide
privacy.
• Exterior entrances to individual
dwelling units are encouraged to
have stoops.
• The use of continuous plantings
of a height between four and
eight feet above sidewalk
grade to create a hedge is
discouraged; however, trees
are permitted provided they
maintain visibility beneath their
respective canopies.
• Architectural elements
employed in setback areas,
such as stairs, railings, low
walls, and planters, should use
materials and details that are
similar to those of the rest of
the building.
• Stoops are encouraged to be
perpendicular to the sidewalk.
• Openings for garage entrances
should be minimized and
integrated into the ground-
floor façade design. Placement
of garage entrances shall be
coordinated with the streetscape.
• Residential units adjacent to any
street or easement should be
designed to provide a level of
privacy while maintaining visibility
to that street or easement.
Materials
• Please refer to the “Materials and
Colors” subsection of Building
Façades on page 137.
Setbacks
• Building setbacks are encouraged
to have stoops, building lobbies,
unit entrances, awnings, and
landscape to create a pedestrian
scale and transition to the street.
• Entrances to units fronting The
Park are encouraged to be
coordinated with The Park’s design
to create active engagement
between the building and the
landscape.
FIGURE 4.54 Materials and colors example
FIGURE 4.55 Example of façade response to
solar orientation
FIGURE 4.56 Brise-soleil example
143
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
• Multi-unit building entries are encour-
aged to be glazed to provide a high
degree of transparency to and from
the outdoors, for visual interest as
well as increased safety.
• Frequent entries for individual units
or communal space, in addition to
the main building lobby, are recom-
mended to activate the street edge.
• Detail and materials should address
pedestrian scale.
Entries
• Entrances on public rights-of-way en-
hance pedestrian activity and convey
an inviting image to the community.
Buildings with street-facing façades
should have a street-facing entry or
clearly defined street access to an
entry.
• Placement of entries should relate to
upper floors and should help create
a sense of hierarchy in the building’s
primary façade. When possible, they
should relate to surrounding features
such as park entrances, pedestrian
ways, or street view corridors.
• Multi-unit buildings should be de-
signed with prominent entry lobbies
that provide visual interest, orienta-
tion, and a sense of invitation and
welcome on adjacent public ways.
• Entry doors that face public rights-
of-way should incorporate weather
protection, either by being recessed
into the building face or having an
awning or other element projecting
over the entry.
144
STATIONPARKGREEN DESIGN GUIDELINES
Residential Usable
Open Space
Design Intent
Provide greenery and open space for
residents; create transitions between
buildings and their adjacent public
streets and open spaces; and add
visual interest to building façades,
roofs, and podium areas.
Private Usable Open
Space
• Types of private usable open
space are encouraged to include
balconies, terraces, loggias, patios,
roof decks, and yards.
• Private usable open spaces should
be integrated into façade design,
roof design, and landscape of
adjacent streets and park spaces.
• Screens, trellises, and minor
architectural structures are
encouraged to provide privacy to
private usable open spaces where
adjacent to common usable open
space.
FIGURE 4.57 Common residential usable open space example Common Usable Open
Space
• Types of common usable open
space are encouraged to include
roof decks, courtyards, and
gardens.
• Common usable open spaces
should be visually and/or
physically linked to the publicly
accessible open space system.
• Amenities not available in
private usable open spaces
are encouraged for common
usable open spaces. Amenities
such as seating areas, gathering
areas, planting areas, flower
gardens, shade trees, lawn areas,
sculptures, trellises, lighting,
fountains, and barbecue facilities
are encouraged.
• The on-site collection and
treatment of stormwater from
building roofs is encouraged in
common usable open space.
• Any devices for the collection and
treatment of stormwater should
be integrated into the design of
the common usable open space.
FIGURE 4.58 Common residential usable open space example 145
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.59 Planter on hardscape example
FIGURE 4.60 Planter on hardscape example FIGURE 4.61 Residential private us- able open space example
FIGURE 4.62 Residential private usable open space example 146
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 4.63 Example of signage on awning
• In general, only natural
construction materials such
as wood, metals, ceramic, and
stone should be used for signs.
• Contrasting colors should be
used between the color of the
background and the letters or
symbols used. Colors or color
combinations that interfere with
the legibility of the sign copy
should be avoided.
• Signs within windows should
integrate with window displays.
Acceptable materials for window
signs include vinyl or paint,
applied to the inside face of
glass.
• Signs should be externally or
halo-illuminated. Illumination
should consist of incandescent,
halogen, LED, metal halide, or
other sustainable light sources
only. High-pressure sodium, low-
pressure sodium, and fluorescent
lighting types are discouraged.
Signage
Design Intent
Signage helps to give the public
realm its character. The following
signage guidelines are meant to
create lively street frontages in
order to encourage pedestrian
activity and help way-finding.
They apply to all permanent and
temporary signs installed in the
Plan Area that are visible from
publicly accessible open spaces
or streets, including interior signs
designed or arranged to be
primarily visible from such public
areas, except those signs that
are exempt from the permit and
fee requirements of Title XXV of
the San Mateo Municipal Code
(Signs).
All Signs
• Signs within the Plan Area should
comply with Section 25.06.070(b)
[Regulations in all Commercial
(C) Districts (C1, C2, C3, C4 and
CBD Support)] of the San Mateo
Municipal Code.
• Signs on high-rise buildings
within the Plan Area should
comply with the restrictions set
forth in Section 25.06.050(b)(3) of
the San Mateo Municipal Code.
FIGURE 4.64 Example of blade signs
147
CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
FIGURE 4.65 Retail signage example
FIGURE 4.66 Building address and commercial signage example Business Signs
• Signs that identify a business or
other establishment should be in
proportion to the frontage such
establishment has on publicly
accessible open spaces and
streets.
• The design, including color,
of business signs should be
appropriate to the establishment,
conveying a sense of what type of
business is being advertised.
• Tenant improvements to
storefronts should preserve façade
transparency. Curtains, posters,
or other opaque objects or
materials should not obstruct
visibility of the interior from the
sidewalk, except that temporary
translucent sun screens to shade
café and restaurant patrons are
FIGURE 4.67 Retail signage example
encouraged.
• Storefront signage should help
create architectural variety from
establishment to establishment.
In multi-tenant buildings, signage
should be used to create interest
and variety.
• Business signs--including face
signs, projecting signs and window
signs--are encouraged to be
oriented primarily to pedestrians.
FIGURE 4.68 Address signage example
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Chapter 5
In the Plan Area,
sustainable principles
and strategies should
be incorporated into
the planning and
design of buildings,
streets and sidewalks,
and public and private
open spaces.
151
Introduction [ 151 ]
LEED for Neighborhood Development (LEED-ND) [ 152 ]
Stormwater Management [ 153 ]
Flood Control Strategy [ 159 ]
Site Preparation and Design [ 160 ]
Neighborhood Design and Community [ 160 ]
Green Building Design [ 161 ]
Chapter 5
Sustainability
In the Plan Area, sustainable principles and strategies should be incorporated into the planning and design of buildings, streets and sidewalks, and public and private open spaces. Development in the Plan Area shall comply with the requirements of Chapter 23.70 “Green Building Requirements” of the San Mateo Municipal Code. The San Mateo County Sustainability Checklist, among other criteria, should also be consulted during SPAR.
The landowner has registered the Project in the LEED-ND Pilot Program, ensuring that certain sustainability criteria are applied to the Plan. 152
STATIONPARKGREEN DESIGN GUIDELINES
LEED for Neighborhood Development (LEED-ND)
• Native and low water-consuming
plantings should be used to help
reduce water consumption.
LEED, an acronym for Leadership
in Energy and Environmental
Design, is a program developed
by the US Green Building
Council (USGBC) to encourage
and accelerate adoption
of sustainable development
practices. LEED has become a
nationally recognized standard
for the design, construction,
and operation of high-
performance green buildings and
developments.
The USGBC selected Station Park
Green for its LEED-ND Pilot
Program; the project achieved
Gold Level designation at stage
one certification. Feedback from
participants in the pilot program,
including Station Park Green,
informed and helped refine the
LEED-ND rating system which now
has been endorsed and adopted.
Station Park Green had the added
distinction of inclusion in the LEED-
In 2007, the USGBC, in
conjunction with the Congress
for New Urbanism (CNU) and
the Natural Resource Defense
Council (NRDC), launched
a pilot program for LEED for
Neighborhood Development
(LEED-ND). LEED-ND is one of
the first rating systems to measure
sustainable developments based
on principles of smart growth,
urbanism and green building
design.
ND Focus Group. This entitled
Station Park Green to prioritized
processing of its application for
LEED-ND certification.
Sustainability
Measures
Environmentally sustainable
planning and design principles
should be incorporated into the
site design, open spaces, and
buildings of the Plan Area. This
chapter covers the integration
of those measures with the Plan
Area’s approach to sustainability
in infrastructure. The previous
chapters include guidelines for
how building and landscape
components address sustainable
design.
• Trees, vegetation, and buildings
should be placed to mitigate the
potential of strong prevailing winds
creating a “wind tunnel” effect in
pedestrian and open spaces.
• Passive landscape and streetscape
areas within the Plan Area should
be used for primary treatment of
stormwater using drought-resistant
plantings.
• Building design should incorporate
green building practices, in
accordance with the city’s mandatory
green building program.
The Plan Area’s broad sustainable
measures include:
• Using the block pattern and
generous pedestrian spaces
to create an inviting, walkable
neighborhood.
• Stormwater management within
the Plan Area shall comply with
the City of San Mateo’s National
Pollution Elimination Discharge
System (NPDES) permit, and be
designed not to affect adversely
the existing storm sewer network
or the watercourse in Leslie
Creek.
• Treatment of stormwater run-
off should employ biofiltration
and low impact development
techniques to the extent required
to meet the requirements of
the County of San Mateo’s C.3
Stormwater Quality guidelines. In
certain areas where biofiltration
techniques are infeasible,
alternative treatment methods
such as tree wells and mechanical
devices may be required to
meet regulations and/or permit
requirements
• To help reduce the urban heat-
island effect to the maximum
extent practical, pavement areas
should be minimized, alternative
and light-colored concrete and
pavers should be used, and tree
canopy over pavements should
be maximized.
153
CHAPTER 5 SUSTAINABILITY
FIGURE 5.01 Example of biofiltration in planter box
FIGURE 5.02 Typical Filterra® layout
Stormwater Management
Stormwater
Conveyance
The stormwater system for
the Plan Area shall consist of
underground pipes in the main
street sections and open spaces
that convey run-off from the
building parcels, streetscape, and
open spaces to the existing City
storm sewer systems in Concar
Drive, South Delaware Street, and
Garvey Way. The new stormwater
facilities shall be designed and
constructed such that the existing
City drainage system, Leslie Creek
and its associated watershed are
not negatively impacted.
The effective run-off coefficient,
C, by block type, should not
exceed the following:
• Mixed-use blocks (MU): C = 0.75
• Residential blocks (RE): C = 0.7
Quality
Stormwater
The stormwater quality design
shall comply with requirements of
the National Pollution Discharge
Elimination System (NPDES)
regulations and the City of San
Mateo’s Water Pollution
Prevention Permit.
Best Management Practices
such as biofilters, rain gardens,
permeable paving, and swales
shall be integrated into the Plan
Area, as described below and on
the following pages:
Water Quality in
Streetscape
The run-off from “A,” “B,”
“C,” Streets and “Garvey Way
Extension” shall be treated using
the following (or equivalent)
permissible biofiltration
methods:
154
STATIONPARKGREEN DESIGN GUIDELINES
Biofiltration Planters in
Landscape Strip
Planters in the landscape strip
between the roadbed and
sidewalks shall be configured
to permit stormwater flow in
the gutter to enter the planter at
the upstream end (Figure 5.01).
Water shall filter through the soil
media during low-flow events.
During higher-flow events, water
exits the planter, either via an
overflow drain connected to the
storm drain system within the
planter, or returns to the gutter
via an outlet.
Treated water flows out of the
system via an under-drain
connected to a storm drain pipe
or other appropriate outfall.
The planters are not permitted to
be used as stand-alone drainage
facilities. Traditional catch basins
shall be located downstream for
effective bypass of flows during
higher-intensity rainfall events.
Permeable Pavements
Permeable pavements are
encouraged in limited
applications within streets.
Permeable paving shall be
engineered to account for the
sub-soil conditions. Design
recommendations include:
under-drain connected to a storm
drain pipe or other appropriate
outfall.
• The bottom of the stone reservoir
shall not exceed 2% slope with
an under-drain system to ensure
infiltration through the entire
surface.
• Porous pavement should be
located at least two to five feet
above the seasonally high
groundwater table.
Filterra® units (or equivalent)
These units consist of a concrete
box, a mulch layer, approximately
1.5 to 3.5 feet of a unique soil filter
media, an observation/ clean-out
pipe, an under-drain system and
an appropriate type of plant, i.e.,
flowers, grasses, shrubs, or trees.
The top of the unit should be
recessed to permit the specified
sidewalk material to be laid on top
of the box.
Stormwater run-off drains directly
from the impervious right-of-way
surfaces through an inlet structure
in the concrete box and flows
through the mulch, plant, and soil
filter media. Treated water shall
flow out of the system via an
Filterra® units, or the like, shall
not be placed in sump conditions.
Filterra® cannot be used as a
stand-alone inlet. A downstream
catch basin should be provided for
effective bypass of flows during
higher-intensity rainfall events.
Surface flow shall not be directed
to Filterra® in a head-on
configuration. A cross-linear flow
configuration (left-to-right or right-
to-left) in the gutter in front of the
unit is encouraged.
Plant types and tree grates should
be consistent with the adjacent
streetscape.
Water Quality in Open
Spaces
The Park, Community Park,
Gateway Park, and Greenway
Pocket Parks as well as Green
Corridors and other open spaces
should be self-treating areas that
incorporate planted areas that
treat the stormwater run-off they
generate. Additionally stormwater
treatment areas, such as rain
gardens, swales and biofiltration
planters, incorporated into
the open spaces should aid in
treatment of the streets and parcel
water quality.
Rain Gardens
A rain garden is a shallow,
depressed area in the landscape,
planted with vegetation that can
withstand periodic inundations of
water (Figure 5.04). Rain garden
examples are shown in Figures
5.06-5.08. Requirements for rain-
gardens include:
• Rain gardens should be located
away from buildings so water is
not directed toward foundation
structures.
• Amended soil should be used. To
increase infiltration, compaction
of soil should be avoided.
• A sub-drain shall be provided to
promote infiltration.
• Surrounding land should be
sloped towards the rain garden.
• Overflow should be directed to
a discharge point such as an
overflow drain within the rain
garden.
155
Overflow
bypass
Disconnected
leader
Water Quality in Buildings–
Blocks and Open Spaces
Run-off from the building roofs
and hardscape in at-grade areas
shall be treated using one
or more of the following (or
equivalent) methods:
Planter Boxes
Planter boxes should be located
within the block setbacks or within
courtyards to treat roof run-off
(Figure 5.05). Roof leaders shall
discharge directly to the planter
boxes.
Swales
The following strategies shall
be considered in the design of a
swale:
• Swales should be located away
from active use areas and
buildings so water is not directed
toward foundations.
• Sides of the swale should be
gently sloped to reduce erosion.
• Swales should be sized to meet
capacity requirements.
• Overflow catch basins along the
length of the swale should be
provided to permit bypass of flow
during higher-intensity rainfall
events.
• Swales should be sloped towards
a storm drainage system structure
such as a catch basin or manhole.
• Compaction of swale subsoils
should not be permitted during
construction.
• Sub-drains should be considered
to promote infiltration.
Disconnected Roof Leaders
Splash blocks shall be used to
reduce the velocity and impact
of water entering rain gardens,
planter boxes, swales, etc., from
roof leaders (Figure 5.03). Splash
blocks shall be constructed from
concrete, stone, glass or other
durable materials.
The following strategies shall be
considered:
• Ground should be sloped at least
2% to direct run-off away from the
buildings.
• Ponding water next to buildings is
not permitted.
• Roof drainage should be
distributed to more than one
downspout.
Permeable Pavement
Although not suitable for sole
treatment, the use of permeable
paving is encouraged in
driveways, courtyards, and
walkways to reduce the amount of
treatment required.
Permeable paving shall be
engineered to account for the
sub-soil conditions. The following
design recommendations shall be
considered:
• The bottom of the stone reservoir
should be completely flat to
ensure infiltration through the
entire surface.
• Porous pavement should be
located at least two to five feet
above the seasonally high
groundwater table.
• Rain gardens and Biofiltration
planters may also be used to treat
runoff from the buildings.
FIGURE 5.03 Planter box with
disconnected leader
CHAPTER 5 SUSTAINABILITY
156
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 5.04 Typical Rain garden section
FIGURE 5.05 Typical planter box section
Green Roofs
Buildings are permitted to use
green roofs to filter and reduce
the volume of stormwater run-off.
Cisterns
Installation of cisterns is permitted
to reduce the rate of stormwater
run-off from the buildings,
provided that:
• Cisterns shall be integrated into
the building design.
• If a cistern holds greater than six
inches of water, it shall be covered
securely, or have a top opening of
fewer than four inches.
• Cistern design and maintenance
should minimize the potential
for clogging by leaves and other
debris.
157
FIGURE 5.07 Rain garden example
FIGURE 5.09 Stormwater management example FIGURE 5.08 Rain garden example FIGURE 5.06 Rain garden example
CHAPTER 5 SUSTAINABILITY
158
STATIONPARKGREEN DESIGN GUIDELINES
FIGURE 5.10 Disconnected leader over podium example
FIGURE 5.11 Disconnected leader over podium example
FIGURE 5.12 Disconnected leader and rain garden over podium example 159
Flood Control Strategy
In early 2012, the City of San Mateo
completed levee improvements that
resulted in revisions to the FEMA
flood insurance mapping in October
2012. These improvements removed
the Plan Area from the 100-year flood
plain (1-percent chance annual flood).
Parts of the site remain in Zone X,
the 500-year flood plain (0.2 percent
chance annual flood).
Due to this change, the requirements
of San Mateo Municipal Code Chap
-
ter 23.33, which were included in the
2011 Specific Plan and Design Guide
-
lines documents, no longer apply.
Currently, portions of the Plan Area
(below +104.7 ft Adjusted City Datum)
are susceptible to flooding in the
unlikely event of failure of the Crystal
Springs Reservoir Dam (Corridor Plan
EIR).
160
STATIONPARKGREEN DESIGN GUIDELINES
Site Preparation
and Design
The following principles are
encouraged:
• Site disturbance: Minimize
impact on pre-existing native
vegetation and permeable
surfaces, including during
construction.
Neighborhood Design
and Community
• Heat-Island effect: Increase
the amount of pervious
and/ or shaded areas to
reduce microclimate impact.
Discourage dark roof
materials.
• Infrastructure, energy
efficiency: Consider energy-
efficient infrastructure
equipment.
• Recycled content for
infrastructure: Consider
materials with recycled content
for infrastructure.
• Site forestation: Encourage site
greening through a high density
of trees and plants.
• Light pollution: Design open-
space lighting to minimize
impact on the night sky.
• Construction waste
management: Promote the
diversion of construction
waste and demolition debris
from disposal in landfills and
incinerators.
The following principles are
encouraged:
Compact development:
Optimize the allowed density
through a strategy that fits with
the community.
Walkable streets: Promote
pedestrian activity and public health
through increased physical activity,
using:
• Frequent use of building entries
Parking footprint: Minimize
off-street parking impact by
encouraging integration of
parking in building cores and/
or underground, such that the
majority of street frontages will
favor pedestrian activity.
• Street proportions that ensure
space definition
• Limited traffic speed
• Limited and coordinated setbacks
for buildings framing streets
• Mixed-use building façades primarily
contiguous to sidewalks
• High level of transparency for
non-residential uses and ground-floor
façades fronting streets
• Minimized blank walls
• Regular rhythm of street trees
between travel lanes and sidewalk
walking areas
• Ground floor of residential units
should be at least two feet above
finished sidewalk grade
161
Green Building Design
Bicycle network: Encourage
bicycle use by providing bicycle
lanes and storage facilities.
Access to publicly accessible
open space: Foster walking,
physical activity and time spent
outdoors, as well as social
interaction, through access to and
connectivity of parks.
Housing Diversity: Offer a range
of housing types to enable a
variety of residents to live in the
Plan Area.
Universal accessibility: Provide a
high level of accessibility through
general street grades and
individual designs which meet
applicable ADA requirements.
Internet accessibility: Consider
wireless access for the Plan Area.
The following principles are
encouraged to ensure sustainable
building design:
• Construction waste should
be recycled and reused when
possible.
• Roofs should reduce heat-
island effect through design and
materials selection.
• Façades of buildings with
residential uses should be
designed to take advantage of
natural lighting and optimize
solar gain.
• Façades of buildings with
retail and office uses should be
designed to shield peak gains
and optimize natural lighting.
• Building design should
incorporate operable windows
and open-air courtyards to
encourage natural and cross
ventilation as part of the HVAC
system.
• Building design should include
water-efficient fixtures and
plumbing such as faucets, shower
heads, and toilets that reduce water
consumption.
• Energy-efficient lighting,
appliances, and HVAC equipment
should be used to reduce the
energy required for building
operation.
• Recycled or locally-produced
building materials should be used
where practical and appropriate.
• Buildings should use rating
systems to evaluate design
and pursue green design
certification.
• Additional green design features
such as on-site renewable energy
sources and green roofs should be
considered.
CHAPTER 5 SUSTAINABILITY
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CHAPTER 4 BLOCKS AND BUILDING ELEMENTS
Appendix
165
Appendix
The following pages provide definitions of some of the more specialized terms used in the Design Guidelines.
166
STATIONPARKGREEN DESIGN GUIDELINES
Definitions
ACTIVE USE:
Retail/services/restaurants,
residential entrances, or other
high-frequency uses such as
brokerage offices, commercial
lobbies, health facilities and
professional offices
AMENDED SOIL:
A soil mix that allows adequate
drainage through the soil to
remove pollutants and provide
efficient drainage
APARTMENT:
A room or suite of rooms used or
designed for use as a residence
by a family, located in a building
containing two or more such
rooms or suites
ARCADE:
A length of sidewalk covered by
enclosed building mass above,
which is supported by a series of
arches on columns or piers
ARCHITECTURAL FEATURE:
A visible treatment of building
massing, fenestration, materials,
or other distinctive details on a
building
ARTICULATION: BAY WINDOW:
Variation in the massing, setback,
height, or architectural features
of a building, such as changes
in wall plane, apparent height,
materials and colors, vertical
recesses and projections, floor
levels, roof forms, parapets or
cornice treatments, the location
of garage and residential
entrances, or window forms and
patterns
BALCONY:
BLOCK OPENING:
A window or group of windows
that project(s) from a building wall
BIOFILTRATION PLANTER:
A break in the frontage or
streetwall to allow for a visual or
physical connection to the interior
of a block
A landscape element that is
designed to capture runoff from
streets and pavement areas to
permit water-quality treatment by
infiltration through soil media
BIOFILTRATION UNIT:
An open, habitable portion
of an upper floor that extends
beyond or is recessed within a
building’s exterior wall, and that
is not supported from below by
vertical columns or piers but is
instead supported by a cantilever,
brackets, or the building mass
below
BALUSTER:
A vertical member used to
support a railing or coping
BALUSTRADE:
A railing together with its
supporting balusters or posts,
often used at the front of a
parapet
A landscape element with
openings that are designed to
capture runoff from streets and
pavement areas to permit water-
quality treatment by infiltration
through an engineered medium
or filter
BLANK (BUILDING) WALL:
A side of a building lacking any
windows or architectural features
BLOCK:
A built area that is bounded by
streets and/or open space
BLOCK LINE:
The boundary line that defines a
block. Typically, the block line is
drawn at the back of sidewalk.
BRISE SOLEIL:
A horizontal projection extending
from a building façade to shield
glass from the sun, which may
or may not include louvers to
provide passive solar heating in
the winter months
BUFFER:
Buildings, open spaces,
landscaped areas, fences, walls,
and plantings that screen one use
or property from another, usually
to mitigate noise or lights
BUILD-TO BLOCK LINE:
A line to which a building façade
shall be built, for which criteria
may set a minimum percentage or
length per façade
167
APPENDIX
Roof Plateline
Building Height (H)
Plan Area
Existing Highest
Elevation + 107’
Roof Plateline
Building
Height (H)
104.7’
Flat Roof
Slope Roof
BUILDING FRONTAGE:
A vertical side of a building that
faces an open space or street and
is built to the setback or build-to
line
Plan Area Existing
Highest Elevation
+107’
Location of 107’ height measurement
point
BUILDING HEIGHT: CURB CUT:
The height of the building,
not including roof structures,
measured from +107 feet adjusted
City datum, (except for areas in
A location where a driveway apron
intersects a street curb
CURB LINE:
MU-1 and RE-4 within the 35-foot
Method of height measurement
along 35-foot Maximum Height Zone
on South Delaware Street
Method of height measurement along
graded parcel in Plan Area
Location of roof plateline
Maximum Height Zone along
South Delaware Street) to the
roof plateline. For the 35-foot
Maximum Height Zone along
A line where a sidewalk curb meets
the edge of street pavement
CURB RADIUS:
South Delaware Street, height will
be measured from 104.7 feet (City
datum) to the roof plateline
CATALOG FURNISHINGS:
A curved edge of street paving at
an intersection used to describe
the sharpness of a corner
Outdoor furnishings that are not
custom made and are supplied
through vendors
COLONNADE:
A row of columns set at regular
intervals
CORNICE:
DROUGHT-TOLERANT PLANTS:
Plants, many of them native, with
the ability to survive with little or
no irrigation other than rainfall
EAVE:
A projecting overhang extending
from the lower edge of a roof
EVAE:
A molding along the top of a wall
or building
COURTYARD:
Emergency Vehicle Access
Easement
EXPRESSION LINE:
An enclosed or semi-enclosed
open space, with planted and/or
paved areas, to which there may
be public access
A line, generally running the full
length of a façade, expressed by a
material change or by a continuous
projection, such as a molding or
cornice, which delineates the
transition between floor levels
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STATIONPARKGREEN DESIGN GUIDELINES
FAÇADE:
An exterior wall of a building
facing a street or open space (or
the treatment given thereto)
GARDEN WALL:
FRONTAGE:
Building width along a street or
open space
FREESTANDING BRICK PIER:
A pillar of brickwork not
connected to a wall
FULL CUT-OFF LUMINAIRE:
An outdoor light fixture that is
shielded or constructed such
that it emits no light above the
horizontal plane, as certified by a
photometric test report
A freestanding wall along the
property line dividing private
areas from streets, alleys, and
or adjacent lots; can occur
within courtyards, mid-block
connections, and common
residential usable open spaces
GREEN CORRIDOR:
LAMPBLACK COLOR:
A San Mateo City Standard
concrete additive producing
darker concrete that reduces
signs of wear
LIGHT POLLUTION: A narrow, linear park space linking
two parks or a park with a street
HOLD CORNER ZONE:
The portion of a frontage which
must maintain the build-to
line to define block form at an
intersection/corner of a block
HORIZONTAL EXPRESSION:
A building façade condition in
which floors or a group of floors,
window shapes, linear balconies,
cornices, stepbacks, or roof lines
are perceived in horizontal layers
IMPERMEABLE:
Excess or obtrusive light that
disrupts ecosystems, wastes
energy, or intrudes on an
otherwise low-light setting
LIGHT TRESPASS:
Light emitted by a luminaire that
shines beyond the property on
which the luminaire is installed
LOGGIA:
A roofed but open gallery or
arcade along the façade of a
building
LUMINAIRE:
LINTEL:
A horizontal structural beam
that spans an opening, such as
between the posts of a door or
window, or between two columns
or piers
MASSING:
The volume or bulk of a building
or structure
MASSING TRANSITION:
A lighting device including a light
source, pole, and any necessary
parts, decorations, and mounting
brackets
Not able to be infiltrated by
water
INFILTRATION:
The movement of water through
surface soil
A significant change in façade
plane, height, and/or material to
differentiate two major parts of a
building
MARQUEE:
A permanently roofed
architectural feature, with vertical
sides and intended for the display
of signs, and which is supported
entirely from an exterior wall of a
building
169
MODULATION:
Major variations in the massing,
façade, height, or setback of a
building
THE PARK:
The approximately 1.1-acre
publicly accessible open space
located at the center of Station
Park Green
PARK FRONTAGE ZONE:
The built area with edges facing
The Park
PAVEMENT:
PERMEABLE:
Allowing infiltration of water or
other liquid
PLAN AREA BOUNDARY:
The boundary of the Station Park
Green Specific Plan Area
PLAZA:
A designated open space that
includes paved areas and a
distinctive civic character
A hard surface to facilitate
pedestrian and potentially bicycle
or vehicular passage
PEDESTRIAN-ORIENTED:
A condition in which the
arrangement and location of
active uses, buildings, streets,
and open spaces are such that
walking is safe, inviting, and
efficient
PRIMARY ACCESS:
The main entry point of a
building
PRIMARY FAÇADE PLANE:
PROJECTION:
SECONDARY ACCESS:
A part of the building façade
that extends outward beyond the
primary façade plane
PUBLICLY ACCESSIBLE OPEN
SPACE:
A building entry other than the
primary access
SETBACK:
Open space to which there is a
right to public access on a regular
basis
RECESS:
An area on a lot within which
certain types of structures may
not be situated, measured
perpendicular to lot lines, and
extending for the full width or
depth of the lot
An indentation or small hollow,
measured from the primary
façade
RESIDENTIAL USABLE OPEN
SPACE:
Open space to which there is no
right to public access
REVEAL:
The vertical plane of a building
not including stoops, porches,
or other appurtenances
PRIMARY STREET WALL:
SHARED PARKING:
A system of parking areas shared
by multiple users, where each user
has peak parking demands at
different times within a 24-hour
period, thereby allowing some
parking spaces to be shared
The horizontal distance between
a window or door opening and
the building façade, measured
from the dominant building
surface to the window or door
frame
ROOFTOP STRUCTURES:
The predominant aggregate
effect of the façades/walls of
buildings along a property line
nearest to a public street or
open space, which defines the
public realm by framing and/or
engaging the street
Architectural features added to
the main body of a building, such
as turrets, cupolas, spires, belfries,
dormers, chimneys or mechanical
equipment
RESIDENTIAL-SCALE
EXPRESSION:
The method of designing and
articulating a building facade
with small scale elements. These
elements can range between 10
to15 feet in width and include
frequent recesses and/or step
backs in between the prominent
architectural elements
APPENDIX
170
STATIONPARKGREEN DESIGN GUIDELINES
STEPBACK:
A portion of a building recessed
a minimum distance from the
façade
STORY:
An occupiable level within a
building
STOOP:
A small platform and entrance
stairway at a building entrance,
sometimes covered by a
secondary roof or awning
STOREFRONT:
The portion of a building at the
first story of a retail frontage that
is made available for retail use
STREETWALL:
UNIT PAVER:
A high-quality paving material
used to differentiate important
public spaces and streets and,
within streets, signal pedestrian
priority; may include concrete
unit pavers, cobblestones, and
flagstones
VERTICAL EXPRESSION:
A building façade condition in
which floors or a group of floors,
window shapes, linear balconies,
cornices, stepbacks, or roof lines
are perceived in vertical divisions
WARNING PAVER:
Continuous façade of buildings
generally situated on the property
line, building line, or setback line,
and facing a street or open space
pedestrian pathway
TOWNHOME-STYLE UNIT:
A dwelling unit which: (i) shares at
least one party or demising wall
with an adjacent dwelling unit;
and (ii) has an entrance which
may be shared opening onto an
adjacent sidewalk or other
A durable band of truncated
domes that is located at edges
where a pedestrian condition
meets a vehicular condition, and
taking the place of curbs where a
flush condition is needed to allow
passage of emergency vehicles,
achieve adequate turning radii,
and/or maintain the safety of
the pedestrian. Must comply
with applicable federal and state
audibility requirements.
SPECIAL PAVER:
A man-made concrete or
natural stone fabrication, usually
two- to three-inches high and
geometrically shaped, which can
be laid in patterns for walkways,
patios, driveways, or streets
SILL:
The horizontal member at the
base of a window opening
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PA 14-055
TITLE: Station Park Green
Address: 1700 & 1790 S. Delaware Street
Parcel Number: 035-200-060, -180
Assigned Planner: Lorraine Weiss
20 November 2014