Sunnyvale City Council
June 28, 2022

Staff Recommended Changes to Draft ECRSP and Zoning Code

1. ECRSP Chapter 4 – Land Use and Development Standards a. Minor editorial text revisions throughout the document:
i. Make references to “El Camino Real Specific Plan” or “ECRSP” and “Sunnyvale Municipal Code” or “SMC” to be consistent throughout the document. ii. Rename “Bulk and Yard Requirements” to “Development Requirements” b. Section 2.1 – Land Use Classifications: Revise references/descriptions of new “land use designations” to read as “land use types.” Updated references are within the text of Chapter 4 and also in Figure 4‐1 (map). This is because the El Camino Real Specific Plan establishes the land use types within the ECRSP district, while the Land Use and Transportation element is revised to apply only one land use designat ion to the entire Plan Area (El Camino Real Corridor Mixed Use).
c. Section 3.1.1 – Node Descriptions
i. Civic Center Node: Revise description to include reference to the intersection of El Camino Real with Mathilda Avenue.
ii. Orchard District Node: Correct the name reference of “Orchard Heritage Park.” d. Section 3.2 – Zoning Districts
i. Zoning Districts Description: Remove incorrect references/description of “base zoning designation” to avoid confusion. All ECRSP properties will have a zoning designation of one of the following: ECR‐C, ECR‐MU, ECR‐O, ECR‐PF, ECR‐R3, or ECR‐R3. There will no longer be a combining district that applies to the ECRSP properties.
ii. Figure 4‐3: Zoning Districts (map): Revise map to reflect correct final zoning designations for
ECRSP properties.
e. Section 4 – Development Standards
i. Table  4‐2: Permitted Densities in Mixed‐Use Zoning Districts: Amend footnote description of procedures for calculating multiple density bonuses on one project.
ii. Figure 4‐4: Site Density Distribution Examples: Add statement that both the uniform density and blended density approaches are permitted for residential development.
iii. 4.4.1: Minimum Ground Floor Active Use Area: Remove typo reference to Footnote #1
.
iv. 4.5 Ground Floor Building Frontage Forms for Mixed‐Use Development: Revise renderings for building frontage forms to include labels/references to “New Right‐of‐Way” and “Build‐to Line.”

2. ECRSP Chapter 6 – Circulation and Streetscape
a. Strengthen Street Design Policy SD‐P2 related to removal of on‐street parking when sites are redeveloped.
b. Strengthen Transit Policy TSS‐P3 related to requiring bus stop improvements when sites are redeveloped.
c. Figures 6‐7 through 6‐10: Revise renderings of the pedestrian realm and outdoor dining areas to rotate pedestrian‐scaled lighti ng to face the sidewalk/pedestrian realm. d. Table 6‐4: Pedestrian Realm Design Requirements: Revise/simplify table to remove references to “New Pedestrian Realm Easement.” This results in a more straightforward reference to the required 15‐foot Frontage Zone
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3. Sunnyvale Municipal Code (SMC) Chapt
er 19.36
a. Minor editorial text revisions throughout the chapter:
i. Make references to “El Camino Real Specific Plan” or “ECRSP” and “Sunnyvale Municipal Code” or “SMC” to be consistent throughout the document. ii. Clarify that the ECRSP establishes multiple zoning designations, while the public draft only referenced one zoning district with multiple sub‐districts. iii. Revise references of “minim
um lot size” to read as “minimum net lot area.”
iv. Revise references of “minimum ground floor interior height” to read as “minimum ground floor plate height.”
b. Applicability section: Clarify that development projects in the ECR‐R3 and ECR‐R4 zoning districts shall conform to the development applicable standards for the R‐3 and R‐4 zoning districts, respectively.
c. Definitions section: Add definitions for the following ECRSP development standard terms: “Build‐to line,” “Daylight plane,” “ground floor finish level,” and “stepback.” d. Node and Segment Classification section: Remove this section from the SMC document because these classifications are already defined in the ECRSP document. e. Permitted Development Types and Uses section: Revise the permitted use table to identify that a Special Development Permit is required for a “rest home/convalescent hospital” use in the ECR‐MU33, 42, and 54 zoning districts. f. Development Requirements for Mixed‐Use Development section: Revise the following development standards:
i. Add a maximum height requirement (if first floor retail space has a minimum 25‐foot ground floor plate height): 85 feet in nodes and 65 feet in segments. ii. Add a stepback requirements (if first floor retail space has a minimum 25‐foot ground floor plate height): Applied to the top two stories in  nodes and 1 story in segments.
iii. Remove reference to the “easement” in “pedestrian realm easement.” g. Ground Floor Active Use Requirements for Mixed‐Use Development section: Clarify that uses not enumerated in the “Ground Floor Active Uses” table may be considered by the director of community development.
h. Parking Standards for Uses in ECR‐C and ECR‐MU Zoning Districts section: revise bicycle parking ratio requirements as follows:
i. Residential uses: Combine general, low‐income, and senior housing all under one category and increase the minimum required ratio.
ii. Non‐residential uses: Revise the minimum required ratio to be a factor of land use type (i.e., commercial/retail, hotel, restaurant (free‐standing, no bar or entertainmen
t), and office).
i. Landscape and Open Space Standards in ECR‐C and ECR‐MU Zoning Districts section:

Decrease the minimum required usable open space for ECR‐MU zoning districts; the new minimum requirement is 150 square feet per unit in ECR‐MU 42 and 54 zoning districts and 200 square feet per unit in ECR‐MU24, 28, and 33 zoning districts. j. Deviations section:
i. Landscaping/Open Space: Clarify that the maximum allowable deviation is 20% of any dimensional requirement.
ii. Identify that any deviation not specifically listed shall require a variance.

Attachment 22

4 LAND USE AND DEVELOPMENT STANDARDS
Attachment 22

This Chapter establishes
performance standards for
new development in the
Specific Plan Area that will
facilitate better access to
transit and a development
pattern that supports
pedestrian activity.

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Sunnyvale ElCaminoReal Specific Plan 39

1. Introduction

1.1 Purpose and I
ntent
This Chapter establishes standards for development in the Specific Plan Area.

These standards are intended to facilita te better access to transit, support a development pattern that supports pedestrian activity, and create opportunities for mixed- use urban development. The purpose of this Chapter is to implement the General Plan by creating objective area- specific, project-level regulations for development in the El Camino Real Specific Plan (ECRSP) Area. These development standards are enforceable regulations that w i l l b e u s e d t o r e a l i z e t h e ECRSPSpecific Plan ’s goals of creating an environment conducive to multimodal transportation. The protection of public health, safety, comfort, and the general welfare of the community are prioritized through policies and regu lations that are sensitive to the surrounding environment and that embrace a Complete Streets framework.

1.2 Relationship to the Sunnyvale Municipal Code
The Specific Plan ECRSP sets forth standards and procedures on permitted uses and development standards. All future development is expected to comply with both the provisions of the Sunnyvale Municipal Code (SMC) and the ECRSPEl Camino Real Specific Plan. The SMC contains the subdivision and zoning provisions that implement the ECRSPSpecific Plan in Title 18, “Subdivisions” and Title 19, “Zoning” (or Zoning Code), respectively.

Both this Specific Plan the ECRSP and the Zoning Code contain development regulations unique to the El Camino Real Specific Plan ECRSP aA rea. The locations of the relevant development regulations are identified in Table 4-1 on the following page.

Anything not expressly regulated in the Specific Plan ECRSP is regulated by the SMCSunnyvale Municipal Code, including but not limited to Title 19 the Zoning Code.

Other code provisions, such as subdiv ision regulations, park dedication requirements, and building codes in th e SMC will continue to apply to the ECRSPEl Camino Real Specific Plan aArea.

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Land Use and Development Standards 4
40 Sunnyvale ElCaminoReal Specific Plan

1.3 Organization and Use
This Chapter contains the land use classifications for the Specific Plan ECRSP Area, new zoning districts and de velopment standards. Development standards are organized based on zoning district. The Chapter is organized as follows:

1. Introduction – This section discusses how this Chapter should be used and types of development that are subject to the standards contained in this Chapter.

2. Land Use Framework – This section outlines concurrent land use designation changes to the Land Use and Transportation Element of the General Plan.

3. Zoning Framework – This section establishes the zoning frameworks that determine appl icable development standards (node/segment classification and zoning districts).

4. Development Standards – This section provides an overview of the development standards that apply to all deve lopment within the ECRSPSpecific Plan Area, including: residential density; daylight plane; and, ground floor building frontage forms. Detailed requirements are found in the zoning code, as indicated in Table 4-1.

Development Standard Zoning Code Specific Plan
Chapter 4
Permitted Development Types and Uses 
Residential Density Requirements  
Bulk and Yard Development Requirements
(e.g., minimum lot size, minimum ground floor commercial area requirements in mixed-use developments, setbacks, building height, etc.)

Daylight Plane Requirements  
Ground Floor Active Use Requirements
(for Mixed-Use Developments) 
Ground Floor Building Frontage Forms
(for Mixed-Use Development) 
Parking Standards
(for vehicles and bicycles) 
Landscape and Open Space Standards 
Table 4-1: El Camino Real Specific Plan Development Standard Locations Attachment 22

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Sunnyvale ElCaminoReal Specific Plan 41

2. Land Use Framework

2.1 Land Use Classifications
Adoption of the ECRSPSpecific Plan is accompanied by an amendment to the Land Use and Transportation Element (L UTE) of the Sunnyvale General Plan to reflect the updated Specific Plan ECRSP Area. The entire Specific Plan ECRSP aA rea will have a LUTE land use designation of “El Camino Real Corridor Mixed-Use.” To implement this designation, the ECRSP contains land use types to further refine the proposed land uses. These land use types are reflected in Figure 4-1 and are as described below:and will include associated updates to describe the types of land use designations found within the plan area.

Within the El Camino Real Corridor Mixed-Use land use designation there are six sub-land use designations in the Specific Plan Area:
• El Camino Real Mixed-Use
• El Camino Real Corridor Commercial
• El Camino Real Medium Density Residential
• El Camino Real High Density Residential
• El Camino Real Office
• El Camino Real Public Facilities
Land use sub-designations for the Specif ic Plan area are reflected in Figure 4-1. The descriptions of each of these land use designations for this Specific Plan are as follows:
• El Camino Real Mixed-Use (ECR-MU): ECR-MU provides for regional, community, or employment-serving retail uses in conjunction with higher-density residential uses. Commercial uses are a crucial component of future development in the Specific Plan ECRSP aA rea. Based on the pedestrian- oriented, mixed-use concept being implemented by the Specific PlanECRSP, development in these sub-areas on El Camino Real is required to provide a ground-floor commercial use. As defined in this chapter and in Chapter 19.36 of the SMCSunnyvale Municipal Code , residential densities in the El Camino Real Specific Plan ECR-MU range from 24 to 54 units per acre and are designated by the zoning district. It may be possible to exceed the maximum density on a corridor mixed- use property through the Specific Plan ECRSP or other local incentive program and/or through State density bonuses, when allowed. • El Camino Real Corridor Commercial (ECR-CC): The ECR-CC designation land use type primarily supports active retail and retail service uses (e.g., grocery stores, big-box retailers, bakeries, hair salons, etc.). Restaurants, entertainment, big-box retailers, auto dealers, hotels, and small offices may also be consid ered in this designation through appropriate permits. Residential uses are not permitted on properties with this land use designationtype.

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Land Use and Development Standards 4
42 Sunnyvale ElCaminoReal Specific Plan
• El Camino Real Medium Density Residential (ECR-MR): Townhomes, apartments, and condominiums are typical within this residential designationland use type . Medium density neighborhoods and developments are appropriate along arterials and residential collector streets and in close proximity to commercial areas. As defined in Title 19.

Zoning, residential densities within for this designation land use type range from 15 to 24 dwelling units per acre. While Tthe Specific Plan does slightly not modifiesy this existing land use designation type (previously Medium Density Residential), it does not modify or the densities allowed on these parcels and only a few of the ; however, some development standards of the Specific PlanECRSP apply to future redevelopment ofn these sites.
• El Camino Real High Density Residential (ECR-HR): This designation land use type provides for densities consistent with multi-family development but at higher dens ities than the medium density designationland use type . High density neighborhoods and developments are typically located ne xt to expressways, major arterial roads or freeways. As defined in Ti tle 19. Zoning, residential densities in with this land use designation type along in the El Camino Real Specific Plan ECRSP aA rea range from 25 to 36 units per acre. The primary purpose of this designation land use type is to provide for high- density residential uses; however, mixed-use development (combining commercial with residential) is allowed. While tThe Specific Plan does slightly modifiesnot modify this existing land use designation type (previously High Density Residential), it does not modifyor the densities allowed on these parcels a n d o n l y a f e w o f t h e ; h o w e v e r , s o m e development standards of the Specific PlanECRSP apply to future redevelopment on these sites.
• El Camino Real Office (ECR-O): The ECR-O designation land use type provides for corporate, professional, and medical offices near residential neighborhoods. Residential uses and retail commercial and service commercial uses are not permitted on these properties. This designation land use type is only found on two parcels (located in the Civic Center node ). While tThe Specific Plan does slightly modifiesnot modify this existing land use designation type (previously Office), only a few of the ; however, some development standards of the Specific PlanECRSP apply to future redevelopment on these sites. • El Camino Real Public Facilities (ECR-PF): The ECR-PF designation land use type provides for public and quasi-pu blic services such as parks, schools, places of assembly, child-care facilities, civic facilities, and other similar facilities. This designation land use type is compatible with the P- F (Public Facilities) zoning district. Public facility uses are crucial to the education and recreation needs, an d the operation of the community.

Preserving adequate land area for this land use is a high priority.

Changing a public facility designation to another non-public designation should only be considered when adequate facilities or resources are available to serve the community. Residential uses are not permitted on these properties and the Specific PlanECRSP does slightly modifies this land use designationtype (previously Public Facilities) not modify this Attachment 22

4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 43
existing land use. However,but only a few of the development standards of the Specific Plan apply to futu re redevelopment of these sites. designation.

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Land Use and Development Standards 4
44 Sunnyvale ElCaminoReal Specific Plan
Fig
ure 4-1: El Camino Real Specific Plan Land Use DesignationsTypes

2.2 Land Use Policies
General Land Use Policies
LU-P1 Stimulate reuse and intensificatio n of some properties in the Plan ECRSP Area with a mixed-use, transit-oriented development focus while recognizing the importance of retaining commercial uses and commercial square footage along El Camino Real.

LU-P2 Promote development of El Camino Real as a boulevard with a series of distinct neighborhoods, with a unified streetscape, sidewalk improvements, and pedestrian amenities that bind El Camino Real as one cohesive corridor.

LU-P3 Encourage a land use pattern (comprised of a mix of housing, retail, services, and small office) that creates a range of employment, commercial, and residential areas to support an active daytime and nighttime environment.

LU-P4 Require pedestrian-oriented building design that incorporates a consistent built frontage along El Ca m i n o R e a l t h a t i s i n t e r w o v e n w i t h strategically designed publicly accessible courtyards, plazas, and landscaped open areas.

LU-P5 Require parcel aggregation of smaller mixed-use sites to allow greater development feasibility and better design.

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4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 45
LU-P6 Encourage development at the maximum intensities allowable with incentives in order to maximize th e provision of neighborhood-serving amenities, support services, and infrastructure improvements.

LU-P7 Limit drive-through facilities in mixed-use developments and encourage designs that also accommodate pedestrians and bicyclists.

LU-P8 Maximize development intensities (while protecting nearby lower intensity land uses) as one tool to support transit usage.

Housing Policies
LU-P9 Prioritize the provision of affordable housing in the Specific Plan ECRSP Area through incentives such as density bonuses to promote development.

LU-P10 Ensure new development does not displace existing residents without proper relocation commitments.

LU-P11 Encourage a diverse mix of housin g types, including ownership, rental, affordable, and senior housing.

LU-P12 Encourage the development of a wide range of residential unit sizes and formats, including smaller units such as studios and single-level units that are available to serve residents at all income levels and various stages of life.

LU-P13 Encourage development of housing projects that accommodate the needs of large families, elderly individuals, and persons with disabilities, and providing a range of housing type and size options and including amenities such as on-site facilities, open space, and common areas.

LU-P14 Require new development to build to at least 85 percent of the maximum zoning density unless an exception is granted by the City Council.

Mixed-Use and Retail Policies
LU-P15 Ensure continued opportunities fo r a diverse range of retail and service uses in the Specific Plan ECRSP Area, even as the character, mix of land uses, and transit opportunities along El Camino Real change over time.

LU-P16 Target no net loss of commercial square footage when parcels are redeveloped with new buildings and uses.

Site Frontage Policies
LU-P17 When mixed-use developments are proposed, El Camino Real frontages should be “vertical” mixed-use to frame a vibrant pedestrian environment.

LU-P18 In mixed-use developments, require ground floor active uses that are visible from the public street and side walk in order to encourage pedestrian activity.

LU-P19 Protect the public realm (e.g., sidewalks, street trees, lighting features, or other infrastructure) by prohibitin g encroachment of building features (e.g., patios, entry features).

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Land Use and Development Standards 4
46 Sunnyvale ElCaminoReal Specific Plan
Open Space Policies
LU-P20 Encourage, through standards and incentives, publicly accessible open spaces.

LU-P21 Provide open space within a five-to-ten-minute walk of all residents.

LU-P22 New development and site designs shall create open space elements, such as plazas, seating areas and co urtyards to enhance a network of pedestrian and bicycle amenities along El Camino Real.

LU-P23 Connect open space areas to local and regional bikeways and trail networks to the greatest extent possible.

Neighborhood Interface Policies
LU-P24 Buffer/transition new development located adjacent to existing residential neighborhoods through site planning, land use, and design standards.

LU-P25 Establish pedestrian and bicycl e connections between El Camino Real frontages and adjacent neighborhoods.

Existing Built Resources Policy
LU-P26 Buildings greater than 50 years old shall be subject to a historic resource evaluation prior to undertaking any modifications or demolitions in order to determine their level of hist orical significance and to inform the appropriate level of discretionary review and applicability of local historic preservation policies.

Circulation and Parking Policies
LU-P27 Provide streetscape amenities, such as street furniture and signage, for pedestrians, bicyclists, and transit riders, particularly along El Camino Real frontages.

LU-P28 Ensure compatibility with the City ’s adopted Active Transportation Plan to implement standards that ensure greater bicycle circulation and safe pedestrian access.

3. Zoning Framework
Theis Specific Plan ECRSP establishes two zoning frameworks, which set the parameters for determining which development standards apply to new development within the Specific Plan ECRSP Area. These zoning frameworks include:

1. Node and Segment Classification

2. Zoning District
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4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 47

3.1 Node and Segment Cla ssification
The Specific Plan ECRSP Area is composed of four nodes and three segments, as described in the following sub-sections and as depicted in Figure 4-2 below.

An area’s node or segment classification defines the development standards that apply to future development, including permitted development type or use, bulk and yard development requirements (e.g., minimum lot size, setbacks, building height, etc.), and off-street parking requirements.

Figure 4-2: Node and Segment Boundaries
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Land Use and Development Standards 4
48 Sunnyvale ElCaminoReal Specific Plan

3.1.1 Nodes
The nodes are planned as neighborhoods that are characterized by high- density mixed-use development within existing or proposed commercial shopping centers. Most of the fu ture residential growth in the Specific Plan ECRSP Area will occur in these areas and will be supported by a higher number of transit connections. Development of the nodes must be pedestrian- oriented (i.e., pedestrian-friendl y land use development that is characterized by compact, high-densi ty mixed-use development with a mix of housing types, active ground floor commercial uses near the sidewalk, wide sidewalks, publicly-accessible open sp ace, and direct access to public transportation service) and must prov ide commercial uses on the ground floor. The four nodes in the Specific Plan ECRSP Area, which are all described in further detail in Chapter 3, include:
• Bernardo Gateway Node: This node is centered on the intersection of El Camino Real with Bernardo Avenue. The neighborhood serves as a gateway to Sunnyvale from Mountain View and is supported by regional access from Highway 85.
•
Civic Center Node: This node is the largest, is centered on the intersection of El Camino Real with Sunnyvale Avenue/ and Sunnyvale-Saratoga Road andas well as the intersection of Mathilda Avenue. , and This node is adjacent to Downtown Sunnyvale . This node and contains the City of Sunnyvale Civic Center and another government-owned property, a former courthouse.
• Orchard District Node: This node is centered on the intersection of El Camino Real with Fair Oaks Avenue and Remington Drive. The Orchard District Node is named for its proximity to Sunnyvale Heritage Park Museum and Orchard Heritage Park, home to a historic apricot orchard reflective of Sunnyvale’s agricultur al past. This node also enjoys proximity to the Sunnyvale Community Center.
• Three Points Neighborhood Node: This node is centered on the undeveloped City-owned open space known as “Three Points” (triangular in shape) located between El Camino Real and the intersection of Fremont Avenue and Wolfe Road.

3.1.2 Segments
The tThree segments connect the nodes along El Camino Real, except for the Civic Center and Orchard District Nodes, which are contiguous. All three of the segments will remain primarily commercial; however, some parcels within the Center and East segments will be re-zoned to permit residential mixed- use development. Although the segments will continue to support auto dealerships and services, new developmen t will be framed to a pedestrian scale through massing and orientation of the buildings towards the sidewalk.

The segments are as follows:
• West Segment: This segment includes the properties on El Camino Real between the Bernardo Gateway and Civic Center nodes. Auto dealerships and services are prominent in this segment. This segment will remain commercial and residential uses are not allowed.

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4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 49
• Center Segment: This segment includes the properties on El Camino Real between the Orchard District and Three Points Neighborhood nodes. With larger parcel sizes than the other segments, this segment supports big box retailers, but will also allow certain parcels to redevelop with mixed-use residential.
• East Segment: This segment is the eastern most neighborhood in the Specific Plan ECRSP Area bounded by the Three Points Neighborhood node to the west and the City of Santa Clara to the east. It is characterized by a range of parcel sizes and supports more existing residential uses than the other segm ents. This segment will also allow mixed-use residential redevelopment on certain parcels.

3.2 Zoning Districts
Along with the Node and Segment framework established above, theis Specific Plan ECRSP also establishes two new zoning district designations , which are described below: El Camino Real – Commercial (ECR-C) and El Camino Real – Mixed-Use (ECR-MU).
• El Camino Real – Commercial (ECR-C): The ECR-C – Commercial zoning district is reserved for the construction, use, and occupancy of commercial-only redevelopment and does not permit residential development. Office mixed-use development may be considered in this district.
• El Camino Real – Mixed Use ( ECR-MU): The ECR -MU – Mixed-Use zoning district is reserved for the construction, use, and occupancy of residential mixed-use development in the Specific Plan ECRSP Area, primarily located in the nodes. This zoning district comprises five different density classifications, wh ich permit a range of multi-family residential mixed-use development types, as described in Section 4.1.1, below.

Most of the properties within the Specific Plan Area are zoned ECR-C or ECR- MU. However, there are some properties whose existing zoning designations are relatively unchanged by this Specific Plan and will retain their existing base zoning designation of Medium De nsity Residential (R-3), High Density Residential (R-4), Administrative and Professional Office (O), and Public Facilities (PF). These properties with unchanged base zoning designations will continue to be largely regulated by the Sunnyvale Municipal Code with a few exceptions as detailed in the Specific Plan.
• El Camino Real – Office ( ECR-O): The ECR-O – Office zoning district is reserved for the construction, use, and occupancy of administrative, professional, and research offices, and other uses compatible with the administrative-professional character of the district and does not permit residential development.
• El Camino Real – Public Facilities ( ECR-PF): The ECR -PF – Public Facilities zoning district is reserved for the construction, use, and occupancy of governmental, public utility and educational buildings and facilities, and other uses compatible with the public character of the district and does not permit residential development.

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Land Use and Development Standards 4
50 Sunnyvale ElCaminoReal Specific Plan
• El Camino Real – Medium Density Residential ( ECR-R3): The ECR-R3 – Medium Density Residential zoning district is reserved for the construction, use, and occupancy of not more than 24 dwelling units per acre. • El Camino Real – High Density Residential (ECR-R4 ): The ECR-R4 – High Density Residential zoning district is reserved for the construction, use, and occupancy of not more than 36 dwelling units per acre.

An area’s zoning district defines the land use and development standards that apply to a site, including permitted development type and use, permitted density (where applicable), and landscap e, open space, parking, affordable housing, and other requirements, which are outlined in the Sunnyvale Municipal Code (SMC).

The zoning designation for all properties in the Specific Plan ECRSP Area are depicted in Figure 4-3.

Figure 4-3: Zoning Districts
[MAP TO BE UPDATED]
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Sunnyvale ElCaminoReal Specific Plan 51

4. Development Standards
Each node and segment in the Specific Plan ECRSP Area have distinct development standards that reinforce the urban character of the neighborhood. These standards include re quired setbacks, height limits, lot coverage, minimum commercial floor area (based on lot size and configuration), parking for vehicles an d bicycles, etc. The standard zoning requirements for other standards, such as affordable housing, art in private development, signage, wireless telecommunications, etc., are found in other Chapters of the Zoning Code.

4.1 Residential Density
Theis Specific Plan ECRSP establishes a development strategy within each node and segment by concentrating residential development around major transit stops and allowing large-scale commercial uses in auto-oriented areas.

In general, development intensity in the nodes, which tend to be centered around major intersections, is higher than in the segments to optimize transit opportunities and usage and to increase activity in the pedestrian realm.

4.1.1 Mixed-Use Zoning Districts
Each mixed-use zoning district in the Specific Plan ECRSP Area has an assigned permitted residential density for new development. The base density is the maximum residential de nsity that is permitted by right.

Additional density may be allowed through participation in the local density bonus incentive programs (e.g., Green Bu ilding, El Camino Real Incentives Program) and/or the State Density Bonus Program.

The permitted densities for the mixed-use zoning districts are as identified in Table 4-2 below:

Zoning District Base Maximum
Density (du/ac) [1] [2]
Total Density
Incentive Points
Available (du/acre)
ECR-MU24 24 6
ECR-MU28 28 10
ECR-MU33 33 12
ECR-MU42 42 14
ECR-MU54 54 20
Table 4-2: Permitted Densities in Mixed-Use Zoning Districts [1] New residential development in the El Camino Real Specific Plan ECRSP Area is required to build at least 85 percent of the zoning district’s base maximum zoning density. [2] Additional densities may be achieved abov e the base maximum density or density obtained through the City’s Green Building Program and/or the El Camino Real Specific Plan ECRSP Incentives Program or by providing affordable housing consistent with State Density Bonus Law. The minimum affordable housing units is calculated before the State Density Bonus is determined;. Aadditional densities above the base maximum density are calculated in the following order:
1) Apply the density bonus percentage through the City’s Green Building Program; 2) Add the incventive points gained through the El Camino Real Specific Plan ECRSP Incentives Program;
3) Apply the State Density Bonus percentage achieved by the project. The minimum affordable housing units is calculated before the State Density Bonus is determined.

Attachment 22

Land Use and Development Standards 4
52 Sunnyvale ElCaminoReal Specific Plan

4.1.2 Non-Mixed-Use Zoning Districts
Residential densities for the ECR-R3 and ECR-R4 zoning districts are as defined for the R-3 and R-4 zoning districts, respectively, in the Title 19 .

Zoning Code of the Sunnyvale Municipal Code . Residential uses are not permitted in the ECR-O and ECR-PF zoning districts.

4.1.3 Site Density Distribution
Individual buildings within a mixed-use development that are built on multiple existing or proposed parcels may vary from the permitted density standards outlined above, provided the total de nsity on the aggregated parcels meets the allowed density standards of the zoni ng district defined in this Chapter and in Title 19.the Zoning Code of the Sunnyvale Municipal Code.

Uniform Density Blended Density
Figure 4-4: Site Density D istribution Examples
Figure 4-4 illustrates two examples of potential development strategies that yield the same overall on-site density, but with different density distributions throughout the site. Either density distribution approach is permitted.

The Uniform Density alternative employs a single building typology and a uniform density across the development site. This approach may be beneficial when there is other higher intensity development nearby.

For a Blended Density strategy, the building typologies, density, and building height depict a higher development intensity closer to El Camino Real, with a transition to a lower density farther away from El Camino Real and closer to existing adjacent and lower intensity residential neighborhoods. It also provides the opportunity for a wider va riety of residential typologies that otherwise cannot meet the development minimum as a stand-alone project.

4.2 Bulk and Yard Development Requirements
The bulk and yard standards development requirements for the ECR-MU and ECR-C zoning districts are identified in Title 19.the Zoning C o d e o f t h e Sunnyvale Municipal Code.

The bulk and yard standards development requirements for the ECR-O, ECR- PF, ECR-R3, and ECR-R4 zoning districts are as identified for the O, PF, R-3, and R-4 zoning districts, respectively, in Title 19.the Zoning Code of the Sunnyvale Municipal Code.

Attachment 22

4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 53

4.3 Daylight Plane Requirements
“Daylight Plane” means a height limita tion that, when combined with the maximum height limit, defines the bu ilding envelope within which all new structures or additions must be contai ned. Daylight plane requirements are intended to provide for light and air, and to limit the impacts of bulk and mass on adjacent properties. Daylight pl ane is represented by an angle that is measured from the property line. The daylight plane is required where identified in Figure 4-5 below. The required daylight plane standards for the Specific Plan Area are identified in Title 19.the Zoning Code of the Sunnyvale Municipal Code.

4.4 Ground Floor Use Requirements for Mixed-Use
Development
In order to encourage development types that are oriented towards El Camino Real and connector streets, enhance vi sibility of commercial and retail uses, and promote a more pedestrian-friendly environment, th eis Specific Plan ECRSP establishes standards that require a portion of the ground floor of mixed- use developments to be devoted to commercial area. These standards are provided in Title 19. the Zoning Code.

Figure 4-5: Daylight Plane
Attachment 22

Land Use and Development Standards 4
54 Sunnyvale ElCaminoReal Specific Plan

4.4.1 Minimum Ground Floor Active Use Area
There are multiple benefits to having a built environment characterized by ground floor with active and transpar ent building frontages and a diversity of ground floor land uses occurring in the same building or development.

Ground floor active uses can accomplish the following:
• Accommodate a greater diversity of activities and land uses. • Encourage people to spend more time at the street level, connected to the life going on outside.
• Contribute to a sense of community and security, with more windows looking onto the street, and direct access resulting in more frequent comings and goings.
• Enhance the pedestrian experience by making walking more interesting and making multi-tasking possible.1
In order to achieve these objectives, and in addition to the provision of a portion of the ground floor with commercial uses, theis Specific Plan ECRSP establishes a requirement for a portion of the ground floor area in mixed- use developments to be set aside for active use areas, as defined in Title

19.the Zoning Code. Minimum standards are also established in the Zoning CodeTitle 19.

Attachment 22

4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 55

4.5 Ground Floor Building Frontage Forms for Mixed-
Use Deve
lopment
In mixed-use developments, the ground floor building forms along lot frontages serve as important transition s and interfaces between the public realm (street and sidewalk) and private realm (yard or building interior). These frontages establish well-defined outdoor spaces that support active and pedestrian-friendly areas. The permi tted ground floor building frontage forms and associated requirements are defined in Table 4-3a through 4-3f on the following pages.

Ground floor building frontage forms in mixed-use development shall be subject to the following requirements:
• Each mixed-use building shall utilize at least one of the building frontage forms per building frontage, as identified in Table 4-3a through 4-3f. • A building frontage may include more than one building frontage form. • The frontage area shall be subject to the location and dimension requirements identified in Table 4-3a through 4-3f.

Colonnade (Recessed Arcade)
A colonnade is a succession of exposed contiguous columns or vertical support beams. A recessed arcade is a pedestrian space along the lower floor (s) of the building frontage set in below the upper floors, lined by a colonnade, and open to the public realm on one side. Recessed arcades create a space that can serve as an extension of the pedestrian realm and ground-floor interior uses (where permitted by theis Specific Plan ECRSP and Title 19. the Zoning Code).

Location Requirements:
• The colonnade may align with or be set back
from the Build-to Line.
• When the colonnade aligns with the Build-to
line, the colonnade/recessed arcade area may
count towards the required percentage of the
building frontage at the Build-to line.
• Permitted at residential and non-residential
building frontages/entrances.

Dimension Requirements:
• Minimum Depth: 12 feet (measured from the
exterior of the colonnade)
• Minimum Interior Height (measured from the
sidewalk to the underside of the overhang): 18
feet (Nodes), 16 feet (Segments)
Elevation
Plan View
Table 4-3a: Colonnade (Recessed Arcade)
[DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE] Attachment 22

Land Use and Development Standards 4
56 Sunnyvale ElCaminoReal Specific Plan
Awning
An awning is an overhang element that is attached to the front façade over storefront entrances and windows that does not have columns. Awnings provide shade and relief from the elements and can also enhance the building façade
Location Requirements:
• Permitted at commercial/retail building entrances.
• May encroach from the Bu ild-to Line into the
pedestrian realm.

Dimension Requirements:
• Minimum Depth: 4 feet
• Maximum Depth: 10 feet
• Minimum Height (measured from sidewalk to
bottom of the awning/canopy): 8 feet
Elevation
Plan View
Table 4-3b: Awning
[DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE] Forecourt
A forecourt is a semi-public exterior space that is partially surrounded by a building and open to the pedestrian realm. The forecourt can serve as an automobile drop-off, entrance court or public gathering area, pedestrian access, or garden.

Location Requirements:
• Permitted at residential and non-residential
building frontages/entrances.
• The main building façade is aligned with the Build-
to Line, with the forecourt portion of the building
set back from the street.

Dimension Requirements:
• Minimum Depth: 10 feet
• Minimum Width: 20 feet
Elevation
Plan View
Table 4-3c: Forecourt
[DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE] Attachment 22

4 Land Use and Development Standards
Sunnyvale ElCaminoReal Specific Plan 57
Stoop
A stoop is an elevated entry pad that corresponds directly to the building entry. The façade is aligned with the Build-to Line, with the ground level elevated above the sidewalk grade, securing privacy at the windows. This type of frontage form is suitable for ground floor resi dential uses such as row houses and apartments (when applicable ADA requirements are otherwise met).

Location Requirements:
• Permitted at residential building frontages/
entrances.
• May encroach from the Bu ild-to Line into the
pedestrian realm.

Dimension Requirements:
• Minimum Depth: 4 feet
• Minimum Width: 4 feet
Elevation
Plan View
Table 4-3d: Stoop [DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE] Attachment 22

Land Use and Development Standards 4
58 Sunnyvale ElCaminoReal Specific Plan
Gallery
A gallery is a pedestrian space covered by a roof overhang that protrudes from the front façade, may be designed with or without a colonnade that runs along the building frontage, and is open to the public realm on one side. A gallery without columns is larger than an awning (see Table 4-3b).

Location Requirements:
• The colonnade may align with or be set back from
the Build-to Line.
• Permitted at residential and non-resident ial
building frontages/entrances.

Dimension Requirements:
• Minimum Depth: 10 feet (measured from the
exterior of the overhang)
Elevation
Plan View
Table 4-3e: Gallery
[DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE] Attachment 22

Porch
A porch is a roofed structure projecting from the face of the building that demarcates the semipublic front yard from the public sidewalk.

Dimension Requirements:
•Minimum Porch Depth: 8 feet
Plan View
Location Requirements:
•Permitted at residential building frontages/
entrances.
•The main building façade is aligned with the Build-
to Line, and the porch area may encroach from the
Build-to Line into the pedestrian realm.

Elevation
4 Land Use and Development Standards
Table 4-3f: Porch
Sunnyvale ElCaminoReal Specific Plan 57
[DIAGRAMS TO BE UPDATED TO LABEL “BUILD-TO LINE” AND “NEW RIGHT-OF-WAY LINE Attachment 22

6 CIRCULATION AND STREETSCAPE
Attachment 22

6 Circulation and Streetscape
Sunnyvale ElCaminoReal Specific Plan 69
For Mathilda Avenue south of El Camino Real, there are no proposed changes to the current right-of-way configuration/cross section. For Mathilda Avenue north of El Camino Real, proposed improvements shall follow the Mathilda Plan Line and the recommendations from the ATP, which include a south- bound Class I multi-use trail.

Other Connector Streets
There are also many connector streets in the Specific Plan Area that intersect El Camino Real, which are typically char acterized by either two or four lanes of auto-oriented traffic with the pote ntial for bicycle lanes and a desired speed ranging from 25 to 35 miles per hour, depending on the street.

Connector streets are used for slower moving local and through traffic to access commercial and civic uses along El Camino Real.

Proposed adjustments to the connector street types, which will implement both the Specific Plan’s multimodal vi sion and the ATP, are identified in Appendix A.

Street Design Goals
SD-G1 Provide a balanced circulation system that is accessible to all modes of travel and co nsistent with the hierarchy established in Land Use and Circulation Element Policy LT-

3.6. SD-G2 Provide a transportation system that is designed for speeds that safely accommodate all modes of travel.

Street Design Policies
SD-P1 Incorporate Complete Streets and the needs of diverse transportation modes, includ ing walking, biking, public transit, micromobility vehicles, car sharing, and driving.

SD-P2 Remove on-street parking adjacent to sites on El Camino Real when they redevelop, and Cconsider phasing out and removal of all at least 80 percent of on-street parking by 2028 on-street parking along El Camino Real and removal of 100 percent by 2032.

SD-P3 Coordinate with Caltrans to require all maintenance projects relating to resurfacin g, repaving, or rehabilitating to El Camino Real and connector streets to prioritize transit and bicycle needs.

SD-P4 Design streets to provide sufficient maneuvering flexibility for use by automobiles, buses, and trucks, while encouraging appropriate travel speeds through self-enforcing street design treatments.

SD-P5 Design and implement bicycle and pedestrian infrastructure that is suitable for all ages and abilities per the tools identified in the Active Transportation Plan and the Vision Zero Plan.

Attachment 22

6 Circulation and Streetscape
Sunnyvale ElCaminoReal Specific Plan 77
Boarding Islands
Bus boarding islands streamline transit services while also eliminating conflict between buses and bicyclists at stops. Boarding islands are separated from the sidewalk with a bicycle channel, t hus eliminating the need for buses to merge across bicycle facilities to reach bus stops. Boarding islands should be considered in areas of El Camino Real that have a Class IV bicycle facility and no on-street parking.

Refer to VTA’s Bus Stop Design and Passenger Facilities Standards for design standards of bus boarding islands.

Bus Bulb Outs
Buses that exit the travel lane at bus “duck outs” face difficulty reentering traffic. Bus bulb outs allow for in-l ane stopping, which can improve transit travel speeds.

Transit Goals
TSS-G1 Provide transit infrastructure to increase transit travel speeds and efficiencies, on-time performances, and overall convenience and attractiveness of using public transit
within the Plan Area.

TSS-G2 Allocate space and provide opportunities within the public realm to incorporate improved transit infrastructure.

Transit Policies
TSS-P1 Locate transit stops at key locations along the corridor that are connected to desired destinations and easily accessible from residential and high-density commercial areas.

TSS-P2 Coordinate with VTA to ensure bus stops prioritize safety of waiting passengers by providing in-shelter lighting at bus stops. When appropriate, new and renovated bus stops should be located in well-lit areas.

TSS-P3 Coordinate with VTA to implement require bus stop improvements for basic and major bus stops when
adjacent sites are redeveloped as described in VTA’s Transit Passenger Environment Plan. Explore opportunities for bus shelters at major bus stops near major intersections per Figure 6-3.

TSS-P4 Bus shelters should meet the following design guidelines:
 Transparent to allow users to be visible from the
surrounding streets and feel secure
 Constructed and sited to minimize visual obstruction
of adjacent businesses and residences
 Compatible with the streetscape character and
surrounding buildings
TSS-P5 Locate all bus stops at the far side of the intersection after the traffic light to keep buses moving through the intersection.

Attachment 22

Circulation and Streetscape 6
88 Sunnyvale ElCaminoReal Specific Plan
Figure 6-7: Pe
destrian Realm Zones [PEDESTRIAN LIGHTING IN DIAGRAM TO BE UPDATED] Frontage Zone Through Zone Furniture Zone
 Galleries
 Awnings
 Stoops
 Porches
 Outdoor Dining
 Outdoor Display of
Merchandise
 Bicycle Parking
 Supplementary Lighting
 Landscaping/Planters
 Wayfinding elements
 Art in Private Development
 Pedestrian Circulation
 Public Art*
 Street trees
 Streetlights
 Bicycle Parking
 Trash Cans
 Bus Shelters
 Street Furniture
 Planting Strips
 Wayfinding elements
 Public Art**
Table 6-3: Pedestrian Realm Zones
*May satisfy Art in Private Development, only if pavement treatment or other two-dimensional art forms, such that the Through Zone remains unobstructed and that ADA requirements are met. **Such as utility box art.

Attachment 22

6 Circulation and Streetscape
Sunnyvale ElCaminoReal Specific Plan 89
Figure 6-8: Pedestr
ian Realm [PEDESTRIAN LIGHTING IN DIAGRAM TO BE UPDATED] Frontage Type
Build‐To Line  15’ Frontage Zone [1][2]
(Private Property)
New Right‐of‐Way
Line [3]  13’ Through /
Furniture Zone [4]
Curb Additional
Front Yard Area
New Pedestrian
Realm Easement
El Camino Real Frontage  13 15 feet  2 feet  13 feet [5] Connector Street Frontage  15 feet  N/A  11 feet [6]
Table 6-4: Pedestrian Realm Design Requirements
[1] Measured from the new right-of-way line. Shall comply with requirements in Title 19. Zoning. [2] In cases when the building façade is set back from th e Build-to Line, the area between the building façade and Build-to Line shall be considered part of the Frontage Zone and shall be developed as publicly accessible open space.
[3] The new right-of-way line is established through provision of a street dedication, per requirements established by the City Engineer.
[4] Includes the existing pedestrian realm (typically +/- 8’) + a new street dedication (typically +/- 5’ on El Camino Real but may vary depending on the width of the exis ting pedestrian realm at th e time of a development application).
[5] 12’-wide sidewalk + 0.5’ for the face of curb + 0.5’ buffer along the Frontage Zone, which may be reduced when a bus stop shelter or tree wells are provided.
[6] 10’-wide sidewalk + 0.5’ for the face of curb + 0.5’ buffer along the Frontage Zone, which may be reduced when a bus stop shelter or tree wells are provided.

Attachment 22

6 Circulation and Streetscape
Sunnyvale ElCaminoReal Specific Plan 93

Figure 6-9: Outdoor Dining in Recessed Arcade [PEDESTRIAN LIGHTING IN DIAGRAM TO BE UPDATED]

Figure 6-10: Outdoor Dining in Shopfront [PEDESTRIAN LIGHTING IN DIAGRAM TO BE UPDATED] Attachment 22

SMC Ch. 19.36 (draft)   Page 1 of 24
EXHIBIT A ‐ DRAFT
SUNNYVALE MUNICIPAL CODE CHAPTER 19.36
EL CAMINO REAL SPECIFIC PLAN DISTRICT

19.36.10.  El Camino Real Specific Plan district established.

19.36.20.  Incorporation of ECRSP, Purpose, and Findings.

19.36.30.  Applicability.

19.36.40.  Definitions.

19.36.50.  Zoning districts.

19.36.60.  Permitted development types and uses.

19.36.70.  Residential density requirements for mixed‐use development in ECR‐MU zoning districts.

19.36.80.  Minimum lot size requirements for residential mixed‐use development.

19.36.90.  Minimum ground floor commercial area in mixed‐use development.

19.36.100.  Development requirements.

19.36.110.  Ground floor active use requirements for mixed‐use developments.

19.36.120.  Parking standards for uses in ECR‐C and ECR‐MU zoning districts.

19.36.130.  Landscape and open space standards in ECR‐C and ECR‐MU zoning districts.

19.36.140.  Deviations.

19.36.10. El Camino Real Specific Plan district established.

A zoning district entitled the “El
Camino Real Specific Plan” (ECRSP) district (with associated zoning districts contained in this chapter) is established as shown on the official precise zoning plan, zoning district map, City of Sunnyvale, on file in the office of the city clerk and incorporated by reference.

19.36.20. Incorporation of ECRSP, Purpose, and Findings. (a) The zoning districts associated with the ECRSP district is are established to implement the El Camino Real Specific PlanECRSP, which is incorporated herein by reference. The El Camino Real Specific Plan ECRSP is a comprehensive, long‐term planning document for the ECRSP area, and includes architectural and design guidelines, site development standards, public facility improvement plans, and an environmental mitigation and monitoring program to be implemented through zoning and subdivision regulations, development standards, and public and private improvements.
(b) The purpose of the ECRSP is to support and enhance community‐serving retail and provide significant new residential options while advancing sustainability and improving transportation safety and mobility choi
ces.
(c) The council finds that the ECRSP will:

Attachment 22

SMC Ch. 19.36 (draft)   Page 2 of 24
(1) Protect and promote the public health, safety, peace, comfort, and general welfare;
(2) Establish the procedure for adoption of the orderly physical development of the ECRSP district by defining development procedures and requirements to obtain the objectives of the ECRSP;
(3) Promote the city’s goals of smart growth and sustainable development; (4) Diversify and strengthen the commerci
al and residential opportunities and fiscal
health of the city.

19.36.30. Applicability.
(a) The regulations contained in this chapter shall apply in the ECRSP district, in conjunction with the standards, guidelines, and plans contained in the ECRSP document. (b) Whenever this chapter or the ECRSP document does not provide specific standards and/or procedures for
the review, approval, and/or administration of development projects within the ECRSP district or for appeals concerning approvals or administration of development projects, the provisions of the Sunnyvale Municipal Code shall apply. (c) Development projects in the ECR‐O and ECR‐PF zoning districts shall conform to th e applicable standards for the O and PF zoning districts, respectively, set forth in the Sunnyvale Municipal Code, with the following exceptions:
(1) Permitted uses are as identified in Section 19.36.0670. (2) Daylight plane standards are as required by Section 19.36.1010. (d) Development projects in the ECR‐R3 and ECR‐R4 zoning districts shall conform to the applicable development standards for the R‐3 and R‐4 zoning districts, respectively, set forth in the Sunnyvale Municipal Code, with the following exception:
(1) Daylight plane standards are as required by Section 19.36.1010. (e) In the event of any conflict between the provisions of this Chapter and the provisions of the Sunnyvale Municipal Code, the provisions of this Chapter shall prevail. (f) The owner or occupant of land or buildings used for any purpose in the ECRSP district shall provide the facilities as required by and which conform  with the regulations set forth in this chapter; provided however, that buildings, structures, or uses lawfully constructed or established prior to the effective date of this chapter that do not comply with the provisions hereof shall be deemed legally nonconforming in accordance with the provisions of Chapter 19.50 (Nonconforming Buildings and Uses).

Attachment 22

SMC Ch. 19.36 (draft)   Page 3 of 24

19.36.40. Definitions.
(a) “Build‐to line” means the portion of a building frontage in a mixed‐use devel opment
that is built along the frontage zone setback, as measured from the new right‐of‐way line. (b) “Daylight plane” means a height limitation that makes up a portion of the building envelope within which all new structures or additions must be contained. Daylight plane requirements are intended to provide for light and air, and to limit the impacts of bulk and mass on adjacent properties. Daylight plane is represented by an angle that is measured from the property line.
(a)(c) “Development” means the construction of a new building or buildings or additions or modifications to buildings.
(1) “Commercial Development, Major” means the construction of a new building or buildings totaling more than 10,000 square feet in area, to be occupied by uses as allowed in Table 19.36.0670B. Residential uses are not permitted in commercial development.
(2) “Commercial Development, Minor” means the construction of a new building or buildings up to but no greater than 10,000 square feet in area, to be occupied by uses as allowed in Table 19.36.0670B. Residential uses are not permitted in commercial development.
(3) “Office Mixed‐Use Development” means a development comprised of office uses with commercial uses as allowed in Table 19.36.0670B, developed in line with the development standards and requirements in this Chapter and the ECRSP. Residential uses are not permitted in office mixed‐use development. (4) “Residential Mixed‐Use Development” means a development comprised of multi‐family dwelling units with other uses as allowed in Table 19.36.0670B, developed in line with the development standards and requirements in this Chapter and the ECRSP. (d) “Ground Floor Finish Level” means the uppermost surface of the ground floor of a building once finishes have been applied.
(e) “Stepback” means a change in the vertical plane of a multi‐story building created by setting the upper story building elevation away from the street beyond the maximum building height allowed at the build‐to‐zone. The stepback area may be used as terraces or balconies if no building element within the stepback is higher than 42 inches. (b)(f)  “Use” means the purpose for which land or a building is intended or for which it may be occupied or maintained.

Attachment 22

SMC Ch. 19.36 (draft)   Page 4 of 24
(1) “Active use” means either the standalone land use, or a component, activity, or space within the same land use, which maintains transparency between the street and the interior of the ground floor, and which provides and encourages foot traffic at the street frontage, as noted in SMC 19.36.110.

19.36.50. Node and segment classification.

The Specific Plan Area is composed of four nodes and three segments, including:
(a) Bernardo Gateway Node. This node is centered on the intersection of El Camino Real with Bernardo Avenue. The neighborhood serves as a gateway to Sunnyvale from Mountain View and is supported by regional access from Highway 85. (b) Civic Center Node. This node is the largest, is centered on the intersection of El Camino Real with Sunnyvale Avenue and Sunnyvale‐Saratoga Road, and is adjacent to Downtown Sunnyvale. This node contains the City of Sunnyvale Civic Center and another government‐ owned property, a former courthouse.
(c) Orchard District Node. This node is centered on the intersection of El Camino Real with Fair Oaks Avenue and Remington Drive. The Orchard District Node is named for its proximity to Sunnyvale Heritage Park Museum and Heritage Park, home to a historic apricot orchard reflective of Sunnyvale’s agricultural past. This node also enjoys close proximity to the Sunnyvale Community Center.
(d) Three Points Neighborhood Node. This node is centered on the undeveloped City‐ owned open space known as “Three Points” (triangular in shape) located between El Camino Real and the intersection of Fremont Avenue and Wolfe Road. (e) West Segment. This segment includes the properties on El Camino Real between the Bernardo Gateway and Civic Center nodes. Auto dealerships and services are prominent in this segment. This segment will remain commercial, and residential uses are not allowed. (f) Center Segment. This segment includes the properties on El Camino Real between the Orchard District and Three Points Neighborhood nodes. With larger parcel sizes than the other segments, this segment supports big box retailers, but will also allow certain parcels to redevelop with mixed‐use residential.
(g) East Segment. This segment is the eastern most neighborhood in the Specific Plan Area bounded by the Three Points Neighborhood node to the west and the City of Santa Clara to the east. It is characterized by a range of parcel sizes and supports more existing residential uses than the other segments. This segment will also allow mixed‐use residential redevelopment on certain parcels.

19.36.60.19.36.50. Zoning districts.

The ECRSP zoning district contains establishes the following sub‐ zoning districts:

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(a) El Camino Real – Commercial (ECR‐C) District. The ECR‐C zoning district is reserved for the construction use and occupancy of commercial‐only development and does not permit residential development. Office mixed‐use development may be considered in this district. (b) El Camino Real – Mixed Use (ECR‐MU) District. The ECR‐MU zoning district is reserved for the construction use and occupancy of residential mixed‐use development in the Specific Plan ECRSP Area, primarily located in the nodes. This zoning district comprises five different density classifications, which permit a range of multi‐family residential mixed‐use development types, per Section 19.36.0780.
(c) El Camino Real – Office (ECR‐O) District: The ECR‐O zoning district is reserved for the construction, use, and occupancy of administrative, professional and research offices, and other uses compatible with the administrative‐professional character of the district and does not permit residential development.
(d) El Camino Real – Public Facilities (ECR‐PF) District: The ECR‐PF zoning district is reserved fo
r the construction, use and occupancy of governmental, public utility and educational buildings and facilities, and other uses compatible with the public character of the district and does not permit residential development.
(e) El Camino Real – Medium Density Residential (ECR‐R3) District: The ECR‐R3 zoning district is reserved for the construction, use, an
d occupancy of not more than 24 dwelling units
per acre.
(f) El Camino Real – High Density Residential (ECR‐R4) District: The ECR‐R4 zoning district is reserved for the construction, use, and occupancy of not more than 36 dwelling  units per acre.

19.36.70.19.36.60. Permitted development types and uses. (a) Development Types and Use Tables. Tables 19.36.0670A and 19.36.0670B set forth the development types and uses, respectively, that are permitted, conditionally permitted, and prohibited in the ECR‐C, ECR‐MU, ECR‐O, and ECR‐PF zoning districts. Permitted uses in the ECR‐ R3 and ECR‐R4 zoning districts are as identified for the R‐3 and R‐4 zoning districts, respectively, in Chapter 19.18, Residential Zoning Districts.
(1) Permitted (P).
(A) A use shown with
“P” in the table is allowed subject to compliance with
all applicable provisions of this title.
(B) If the proposed use includes no new construction, additions, or changes to the exterior of the building, the use is permitted to occur within existing enclosed buildings.

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(C) If the proposed use includes minor new construction, changes to the exterior of a building or other site modifications, a miscellaneous plan permit is required in accordance with the provisions of Chapter 19.82, Miscellaneous Plan Permit.
(2) Miscellaneous Plan Permit (MPP).
(A) A use shown with “MPP” in the table requires the approval of a miscellaneous
plan permit, in accordance with the provisions of Chapter 19.82, Miscellaneous Plan Permit.
(B) If there is an existing valid miscellaneous plan permit for the use, and no new construction or expansion is proposed, then such use may be conducted without requiring another miscellaneous plan permit.
(3) Design Review (DR).
(A) A development type shown with
“DR” requires design review approval, in
accordance with the provisions of Chapter 19.80, Design Review. (4) Special Development Permit (SDP).
(A) A use or development type shown with “SDP” requires approval of a special development permit, in accordance with the provisions of Chapter 19.90, Special De
velopment Permit.
(B) If there is an existing valid special development permit for the use, and no new construction or expansion is proposed, then such use may be conducted without requiring another special development permit.
(5) Not Permitted (N).
(A) A use or development type shown with  “N” in the table is prohibited in that zone district, node, or segment.
(B) Existing legal uses that are now shown with “N” in the table shall remain as legal nonconforming uses and are subject to provisions in Chapter 19.50:

Nonconforming Buildings and Uses.
(b) Compliance. It is a violation of this chapter to:
(1) Engage  in
a use that is conditional without complying with the imposed conditions;
(2) Engage  in a prohibited use;
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(3) Engage  in a use requiring a miscellaneous plan permit or special development permit without obtaining the required permit.

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SMC Ch. 19.36 (draft)     Page 8 of 24
Table 19.36.0670A
Conditionally Permitted and Prohibited Development Types in ECR‐C and ECR‐MU Zoning Districts
Development Type  ECR‐C  ECR‐MU

1. MIXED‐USE DEVELOPMENT
A. Residential Mixed‐Use Development  N  SDP
B. Office Mixed‐Use Development  SDP  N

2. COMMERCIAL DEVELOPMENT
A. Commercial Development, Minor  DR  DR
B. Commercial Development, Major  SDP  SDP

Table 19.36.0670B
Permitted, Conditionally Permitted, and Prohibited Uses in ECRSP Districts USE  ECR‐C  ECR‐MU  ECR‐O  ECR‐PF

1. RETAIL COMMERCIAL
A. Retail sales business  P  P  MPP  N
B. Retail sales business with drive‐through  SDP  N  N  N C. Outside display of merchandise or products in
connection with a retail sales business  MPP  MPP  N  N D. Donation center for used goods [1]  MPP  MPP  N  N
E. Liquor store  MPP  MPP  N  N

2. SERVICE COMMERCIAL
A. Service commercial  MPP  MPP  MPP  N
B. Retail service  P  MPP  MPP  N
C. Commercial storage  N  N  N  N
D. Open or unenclosed storage ancillary to a
permitted use (screened from public view)  P  N  N  N
E. Self‐storage "mini warehousing"  N  N  N  N

3. PERSONAL SERVICE
A. Personal service business  P  P  MPP  N
B. Massage establishment [2]  P  P  P  P
C. Childcare center with occupancy of 30 or fewer
children  MPP  MPP  MPP  MPP
D. Childcare center with occupancy of 31 or more
children  SDP  SDP  SDP  SDP

4. EATING/DRINKING ESTABLISHMENTS
A. Drive‐through restaurant  SDP  N  N  N
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SMC Ch. 19.36 (draft)     Page 9 of 24
USE  ECR‐C  ECR‐MU  ECR‐O  ECR‐PF
B. Take‐out only restaurant  P  P  MPP  N
C. Restaurant and fast‐food restaurant that may
have on sale beer and wine beverage service  MPP  MPP  MPP  N D. Restaurant and fast‐food restaurant that has on
sale general alcohol beverage service  SDP  SDP  SDP  N E. Nightclub or bar  SDP  N  N  N
F. Outdoor dining in conjunction with an approved
restaurant use  MPP  MPP  N  N

5. AUTOMOTIVE
A. Automobile service station [3]  SDP  N  N  N
B. Auto sales or rental  SDP  N  N  N
C. Auto broker for 3 or fewer vehicles on site  MPP  N  N  N D. Sale or rental of utility trailers, heavy
equipment, or machinery  N  N  N  N
E. Automobile/vehicle service and repair  SDP  N  N  N
F. Car wash facility  N  N  N  N

6. EDUCATION, RECREATION, AND PLACES OF ASSEMBLY
A. Education ‐ recreation and enrichment [4]  MPP  MPP  N  SDP B. Education ‐ primary, middle, and high school [4]  N  N  N  SDP C. Education ‐ institution of higher learning [4]  SDP  N  SDP  SDP D. Recreational and athletic facility [4]  SDP  SDP  N  SDP E. Place of assembly ‐ business serving [4]  SDP  SDP  SDP  SDP F. Place of assembly ‐ community serving [4]  SDP  SDP  SDP  SDP G. Cardroom  N  N  N  N
H. Entertainment establishment  SDP  N  N  N
I. Private golf courses  N  N  N  SDP

7. OFFICE
A. Administrative, professional, and research and
development offices  SDP [5]  N  P  SDP
B. Medical office  SDP  SDP  P  N
C. Ground floor dependent office less than 1,000
square feet  P  P  P  N
D. Ground floor dependent office greater than
1,000 square feet  MPP  MPP  P  N
E. Financial institution  P  P  SDP  N
F. Financial institution with drive‐through  N  N  N  N G. Medical clinic  MPP  MPP  MPP  SDP
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SMC Ch. 19.36 (draft)   Page 10 of 24
USE  ECR‐C  ECR‐MU  ECR‐O  ECR‐PF

8. PUBLIC FACILITIES
A. Buildings and facilities used by government
agencies for government purposes N  N  SDP  P
B. Buildings and facilities used by federal, state, or
local government agencies (except City of
Sunnyvale), for nongovernmental purposes
N  N  SDP  SDP
C. Bus terminal and other public transportation
facility SDP  SDP  N  N
D. Public  service buildings and accessory uses N  N  SDP  SDP E. Public utility building and service facility SDP  SDP  SDP  SDP

9. RESIDENTIAL/BOARDING/LODGING
A. Hotel or motel SDP  SDP  N  N
B. Single‐ or two‐family dwelling N  N  N  N
C. Multiple‐family dwelling and accessory
buildings and uses N  SDP [6]  N  N
D. Mobile home park N  N  N  N
E. Single‐room occupancy (SRO) living unit facility N  SDP [7]  N  N F. Single‐room occupancy (SRO) residential hotel N  SDP [7]  N  N G. Residential care facility, 6 or fewer residents N   SDP  N  N H. Emergency shelter N  N  N  N

10. OTHER
A. Accessory structure MPP [8]  MPP [8]  MPP [8]  MPP [8] B. Adult business establishment N  N  N  N
C. Animal hospital, clinic, and boarding SDP  SDP  N  N D. Any use which is obnoxious, offensive, or
creates a nuisance N  N  N  N
E. Rest home/convalescent hospital N  NSDP [7]  SDP  SDP F. Electric distribution substations N  N  N  SDP
G. Electric transmission substations N  N  N  SDP
H. Hospitals N  N  N  SDP
I. Medical marijuana distribution facility N  N  N  N
J. Payday lending establishment MPP [9]  N  N  N
K. Recycling center [8] SDP  N  SDP  SDP
L. Salt extraction N  N  N  SDP
M. Storage or parking of commercial or industrial
vehicles N  N  N  N
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SMC Ch. 19.36 (draft)     Page 11 of 24
USE  ECR‐C  ECR‐MU  ECR‐O  ECR‐PF
O. Storage of materials, supplies, or equipment for
commercial or industrial purposes  N  N  N  N
P. Storage of materials, supplies, or equipment for
public utility purposes  N  N  N  N
Q. Storage, warehousing, handling, processing, or
assembling merchandise or products  N  N  N  N
R. Stand‐alone parking structure and surface lot  N  N  N  N [1] Miscellaneous plan permits for donation centers shall be reviewed for compliance with council policy on operations, location and appearance following the procedures in Chapter 19.82 (Miscellaneous Plan Permit).
[2] Massage establishment uses are subject to the provisions of Chapter 9.41. Massage Establishments and Professionals.
[3] Automobile service stations with sale of groceries, beer and wine, or both, require findings as set forth in Section 19.98.020(i), as applicable.
[4] Educational and recreational uses and places of assembly shall not be located in retail centers in a manner that disrupts the flow of pedestrians between retail establishments. [5] Only permitted in a mixed‐use development with commercial provided. [6] Residential‐only developments are not permitted. Multiple‐family dwelling uses are only permitted in a mixed‐use development (as a new residential component over an existing commercial site that already meets development regulations). [7] Only permitted in ECR‐MU33, 42, and 54.
[8] Accessory structures are required to comply with setback, height, and lot coverage requirements of underlying zone.
[9] Payday lending establishment uses are subject to the provisions of Section 19.20.050.

19.36.80.19.36.70. Residential density requirements for mixed‐use development in ECR‐ MU zoning districts.
(a) Allowable Residential Density. Allowable dwelling unit per acre (du/ac) densities for residential mixed‐use development in the ECR‐MU zoning districts are represented by the “base maximum density,” listed in Table 19.36.0780.

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Table 19.36.0780
Permitted Density in ECR‐MU Zoning Districts
Zoning District Base Maximum Density
(du/ac) [1] [2]
Total ECRSP Community
Benefits/ Incentive
Program Points
Available (du/acre)
ECR‐MU24 24 6
ECR‐MU28 28 10
ECR‐MU33 33 12
ECR‐MU42 42 14
ECR‐MU54 54 20
[1] New residential development shall build to at least 85 percent of the zoning district’s base maximum zoning density.
[2] Additional densities may be achieved above the base maximum density or density obtained through the City’s Green Building Program, the ECRSP Community Benefits/Incentives Program, and by providing affordable housing consistent with State Density Bonus Law. When calculating additional densities above the base maximum density, the following order of operations shall apply: 1) Apply the density bonus percentage a chieved through the City’s Green Building Program; 2) Add the inventive points gained through the ECRSP Community Benefits/Incentives Program; 3) Apply the State Density Bonus percentage achieved by the project. (b) Development in the ECR‐R3 and ECR‐R4 zoning districts is not eligible for the incentive program. Permitted residential density in the ECR‐R3 and ECR‐R4 zoning districts are as
identified for the R‐3 and R‐4 zoning districts, respectively, in Chapter 19.18, Residential Zoning Districts and Chapter 19.30, Lot Area and Width.
(c) Residential development is not permitted in the ECR‐C, ECR‐O, and ECR‐PF zoning districts.
(d) City affordable housing requirements in
Chapter 19.67 (ownership) and Chapter 19.77
(rental) are based on the total number of units proposed in the project that are obtained by the base maximum density plus the green building bonus and highest density achieved through the ECRSP Community Ben
efits/Incentives Program, if proposed. Additional units obtained through the state density bonus are not counted towards the affordable housing requirement calculation. If no incentives are proposed, the affordable housing requirement is based on the total number of units proposed in the project, as allowed by the zoning district’s base maximum
density.
(e) Growth Monitoring. The ECRSP includes monitoring of net new residential units consistent with the certified ECRSP Environmental Impact Report (EIR) to ensure that long‐term development does not exceed the carrying capacity of infrastr ucture systems and the
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SMC Ch. 19.36 (draft)   Page 13 of 24
required to conduct additional environmental analysis per the California Environmental Quality Act (CEQA).

19.36.90.19.36.80. Minimum lot size requirements for residential mixed‐use development. (a) Minimum lot size requirements for residential mixed‐use developments in the ECR‐MU zoning districts are listed in Table 19.36.0890.

Table 19.36.0890
Minimum Lot Size Requirements for Residential Mixed‐Use Development Node or Segment Minimum Net Lot
SizeArea
Bernardo Gateway Node 0.85 acres
West Segment N/A [1]
Civic Center Node 1.5 acres
Orchard District Node 0.7 acres
Center Segment 0.5 acres
Three Points Neighborhood Node 0.85 acres
East Segment 0.7 acres
[1] Residential mixed‐use developments are not permitted in the West Segment.

19.36.100.19.36.90. Minimum ground floor commercial area in mixed‐use development. (a) Each mixed‐use development (including both office and residential mixed‐use developments) shall be subject to devoting a portion of the ground floor area to a commercial use.
(b) The minimum ground floor commercial area requirements for mixed‐use developments are listed in Table 19.36.9100.

Table 19.36.9100
Minimum Ground Floor Commercial Area Requirements for Mixed‐Use Development Minimum Net Lot
SizeArea
Minimum Required Commercial Area,
whichever is greater [1] [2]
≤ 50,000 sq. ft. 7,000 sq. ft.
50,001‐100,000 sq. ft. 10,000 sq. ft.
75% of El Camino Real
frontage length x 50
100,001‐150,000 sq. ft. 20,000 sq. ft.
150,001‐200,000 sq. ft. 30,000 sq. ft.
200,001‐300,000 sq. ft. 40,000 sq. ft.
300,001‐400,000 sq. ft. 50,000 sq. ft.
≥400,000 sq. ft. 60,000 sq. ft.

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[1] If the floor area values/calculations presented above yield a value that is over 20% of the lot size, a commercial area capped at 20% of the lot size shall also be permitted. [2] If a property has no frontage along El Camino Real, a commercial area capped at 10% of the lot size shall also be permitted.

19.36.110.19.36.100. Development requirements.
(a) Development requirements for commercial development are listed in Table 19.36.1010.

Table 19.36.1010
Development Requirements for Commercial Development
Standard  Requirement
Maximum Building Height  Node Properties: 75 feet
Segment Properties: 55 feet
Maximum Lot Coverage  60%
Minimum Front Yard Setback  15 feet
(b) Development requirements for mixed‐use development are listed in Table 19.36.1100 and depicted in Figures 19.36.1010A through 19.36.1010C, as identified by the numbered/lettered standards that are associated with the table and figures.

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SMC Ch. 19.36 (draft)   Page 15 of 24
Table 19.36.1010
Development Requirements for Mixed‐Use Development
Standard  Requirement
Node   Segment

1. Through/Furniture Zone Width
(New Right‐of‐Way) [1]
El Camino Real Frontages: 13
feet
All Other Frontages: 11 feet

2. Frontage Zone Setback (Build‐to Line) [2] 15 feet

3. Minimum Percentage of Building
Frontage at Build‐to Line 80%  60%

4. Minimum Side/Rear Yard Setback
(From Lot Line Shared with Another Plan
ECRSP Area Property)
0 feet

4. Minimum Side/Rear Yard Setback
(From Lot Line Shared with a Non‐Plan
Area Property)
10 feet
A1. Maximum Building Height
75 feet
(Subject to Daylight
Plane requirements)
55 feet
(Subject to Daylight
Plane requirements)
A2. Maximum Building Height (if first floor
retail space has a minimum 25‐foot
ground floor plate height)
85 feet
(Subject to Daylight
Plane requirements)
65 feet
(Subject to Daylight
Plane requirements)
B1. Maximum Height to Stepback
4 stories
(Stepback aApplied to
5th story and above)
3 stories
(Stepback aApplied to
4th story and above)
B2. Stepback (if first floor retail space has
a minimum 25‐foot ground floor plate
height)
Applied to top 2 stories  Applied to top 1 story
C. Minimum Stepback from Build‐to Line
Distance
10 feet from face of
building, for at least 60
percent of the building
frontage length
5 feet from face of
building, for at least 60
percent of the building
frontage length
D. Minimum Ground Floor Active Use Area
[3]
Multiply length
(linear feet) of ground floor
building frontage at build‐to line x 20 feet
E. Maximum Ground Floor Finish Level
Above Sidewalk
6 inches (Commercial)
3 feet (Residential)
F1. Minimum Ground Floor
Interior Plate Height (Commercial)   18 feet  16 feet
F2. Minimum Ground Floor Interior Plate
Height
(Ground Floor Residential)
10 feet
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SMC Ch. 19.36 (draft)     Page 16 of 24
G1. Minimum Daylight Plane Angle
(From Lot Line Shared with a Non‐Plan
Area Property) [4]
45 degrees
G2. Minimum Daylight Plan Angle
(From Lot Line Shared with a Non‐Plan
Area Property in a Non‐Residential Zoning
District) [4]
60 degrees
[1] The new right‐of‐way is measured from the face of curb. See Chapter 6 of the El Camino Real Specific Plan for the pedestrian realm cross‐section details. [2] The frontage zone setback/build‐to line is measured from the new right‐of‐way line. For property frontages along El Camino Real, the front setback area shall allow for a pedestrian realm easement as identified in ECRSP Chapter 6.
[3] Subject to requirements outlined in SMC 19.36.1120. [4] Daylight plane is a component of the allowable building envelope, which is measured from the point at grade along any side or rear yard lot line shared with a non‐Plan Area property. The daylight plane requirement applies to all new development in the ECR‐C, ECR‐MU, ECR‐O, ECR‐PF, ECR‐R3, and EC
R‐R4 zoning districts, including residential‐only or commercial‐only developments, on parcels identified in ECRSP Chapter 4.

Figure 19.36.1010A
Node Mixed‐Use Building Form

Figure 19.36.1010B
Mixed‐Use Building Form (Bird’s Eye View)

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SMC Ch. 19.36 (draft)     Page 17 of 24

Figure 19.36.1010C
Segment Mixed‐Use Building Form

19.36.120.19.36.110. Ground floor active use requirements for mixed‐use developments. (a) In all mixed‐use developments, a portion of the ground floor area along the building frontage shall be set aside for “active uses,” as defined in 19.36.040 and in line with the requirements outlined below.
(b) The minimum required ground floor active use area is as required in Table 19.36.1010 (Development Requirements for Mixed‐Use Development).
(c) Table 19.36.1120 lists the permitted uses that are considered “active uses.” Active use areas may include such activities as: retail sales; dining area; open kitchen area visible to patrons; lobby/waiting area; hair/nail salon in an open floor plan; public gym or group exercise area; or, childcare classrooms. Active use areas shall not include such activities as: private office/patient room; laboratory; area where procedures occur; office (desk/cubicle) area; othe r classrooms; assembly space; service entries; delivery drop‐off/pick‐up area; and, trash enclosure areas.

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SMC Ch. 19.36 (draft)   Page 18 of 24
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SMC Ch. 19.36 (draft)     Page 19 of 24
Table 19.36.1120
Ground Floor Active Uses

RETAIL COMMERCIAL
Retail sales business
Liquor store
EATING/DRINKING ESTABLISHMENTS
Take‐out only restaurant
Restaurant and fast‐food restaurant that may have on sale beer and wine alcohol beverage service
Restaurant and fast‐food restaurant that has on sale general alcohol beverage service
PERSONAL SERVICE
Personal service business
Childcare center with occupancy of 30 or fewer children Childcare center with occupancy of 31 or more children
EDUCATION, RECREATION, AND PLACES OF ASSEMBLY
Education ‐ recreation and enrichment
Recreational and athletic facility
Place of assembly ‐ business serving
Place of assembly ‐ community serving
OFFICE
Ground floor dependent office less than 1,000 square feet Ground floor dependent office greater than 1,000 square feet Financial institution
Medical clinic
Medical office
OTHER
Animal hospital, clinic, and boarding

(d) The decision on whether the individual use is considered an active use is made Uses not enumerated in Table 19.36.110 may be considered by the director of community development, whose decision shall be final.

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SMC Ch. 19.36 (draft)   Page 20 of 24

19.36.130.19.36.120. Parking standards for uses in ECR‐C and ECR‐MU zoning districts. (a) Vehicle Parking Standards. Vehicle parking requirements in the ECRSP zoning districts are as required in Chapter 19.46, Parking, except for residential uses as listed in Table

19.36.1230A.
(b) Other Provisions. Refer to Chapter 19.46 for definitions, parking space dimensions and lot design, adjustments to parking requirements, parking management plans and tools, and parking ratios for any uses not listed.

Table 19.36.1230A
ECRSP Residential Off‐Street Vehicle Parking Space Requirements Use  Node  Segment
Minimum  Maximum  Minimum  Maximum
RESIDENTIAL (Multiple‐Family Dwelling)
Studio and one‐bedroom  1  1.5  1  1.5
Two‐bedroom  1.25  2  1.5  2.25
Three + bedrooms  1.7  2  2  2.25
Parking requirements for special housing developments are located in Table 19.46.080 (c) Calculating Required Parking. When calculating required parking, any portion of a parking space shall be rounded up to the next whole number. (d) Parking Management Plan. New developments require
a parking management plan in
accordance with Section 19.46.160.
(e) Parking locations, types, and criteria for parking reductions will be determined as part of the project review a case‐by‐case bas
is in accordance with the ECRSP plan and implementing
regulations.
(f) Shared Parking. Shared parking may be allowed for differing uses on the same property and is encouraged for trip reduction programs such as car sharing and other transportation demand management pro grams. In accordance with Refer to Chapter 19.46. Parking analysis must be provided with the planning application submittal and will be evaluated prior to issuance of a permit. A shared parking agreement or a parking management plan shall also be required.
(g) Loading Spaces. Loading spaces shall conform with the provisions of Chapter 19.46. (h) Transportation Demand
Management. New office development projects must achieve a daily trip reduction of 20 percent and a peak hour trip reduction of 25 percent. (i) Bicycle Parking.

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SMC Ch. 19.36 (draft)   Page 21 of 24
(1) New developments within the Specific Plan Area shall provide two types of bicycle parking as outlined below:
(A) Short‐term bicycle parking (Class II) is designed to provide secure storage for up to two hours. Bicycle racks or corrals, which allow the frame and at least one wheel to be locked to the rack, shall be used. Short‐term bicycle parking is most appropriate for serving visitors to retail establishments , libraries, office
buildings, and residential buildings.
(B) Long‐term bicycle parking (Class I) provides secure storage for more than two hours. Long‐term bicycle parking protects the entire bicycle from theft, vandalism, and the weather. Example
s of this type of facility include lockers,
check‐in facilities, monitored parking, restricted access parking, and personal storage. Long‐term bicycle parking is most appropriate for residential buildings and places of employment where bicycles will be left all day and potentially overnight.
(2) Nonresidential uses shall provide bicycle parking in the amount of five percent of the maximum number of vehicular parking spaces required. A minimum of 25 percent of the required bicycle parking shall be Class I parking spaces, and a minimum of 50 percent shall be Class II.
(3)(2) Residential uses shall provide bicycle parking per requirements in Table

19.36.1230B.
(4)(3) Bicycle parking requirements shall comply with the Santa Clara Valley Transportation Authority (VTA) Guidelines, with the exception of bicycle parking ratios.

Table 19.36.1230B
Minimum Unassigned Bicycle Parking Ratio Requirements
Land Use  Class I  Class II
Residential
General/low‐income
housing/senior housing) [1]  1 space per 3 units  1 space per 15 units Non‐Residential
Commercial/Retail  1 space per 10,000 sq. ft.  1 space per 4,000 sq. ft.

Hotel  1 space per 15 rooms  1 space per 20 rooms
Restaurant (free‐standing, no
bar or entertainment)  1 space per 3,000 sq. ft.  1 space per 800 sq. ft.

Office  1 space per 4,000 sq. ft.  1 space per 10,000 sq. ft.

Class II  Class I
Residential Uses [1]
General  1 space per 15 units  1 space per 4 units
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SMC Ch. 19.36 (draft)   Page 22 of 24
Low‐income housing  1 space per 15 units  1 space per 3 units Senior housing  1 space per 15 units  1 space per 20 units [1] Minimum of 4 unassigned Class I bicycle parking spaces shall be provided for each residential development.

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SMC Ch. 19.36 (draft)   Page 23 of 24

19.36.140.19.36.130. Landscape and open space standards in ECR‐C and ECR‐MU zoning districts.

Landscape and open space standards apply in connection with new construction, replacement, or expansion in floor area of any structure in the ECRSP area. Refer to Table 19.36.1340 for standards specific to ECRSP and Chapter 19.37 of the Municipal Code for additional landscaping, irrigation, and open space requirements not covered by this section. Landscape and open space requirements for the ECR‐O, ECR‐PF, ECR‐R3, and ECR‐R4 zoning districts are as required for the O, PF, R‐3, and R‐4 zoning districts, respective ly, in Chapter 19.37.

Table 19.36.1340
ECRSP Landscape and Open Space Standards
Zoning
District
Usable Open
Space
Other
Landscaped Area
Surface Parking Lot
Landscaped Area  Total Landscaped Area
ECR‐C N/A 12.5% of floor
area
20% of the parking
lot area, including
associated drive
aisles
Total minimum
landscaped area is the
combination of the
minimum parking lot
landscaped area and
other landscaped area. In
no case shall this total be
less than 20% of the lot
area.

ECR‐MU54
ECR‐MU42
380 150 sq. ft.
/unit
375 sq. ft./unit ECR‐MU33
ECR‐MU28
ECR‐MU24
200 sq. ft.
/unit

19.36.150.19.36.140. Deviations.
(a) Deviations from the following standards and regulations may be permitted by the approving authority for uses and development required to obtain a Special Development Permit or Design Review approval. If an applicant for a Design Review seeks a deviation from these standards, the applicant must apply for a Special Development Permit. No deviation may be granted through the Design Revi
ew permit. In reviewing and considering a proposed
development through the Special Development Permit process, the decision‐making body may allow deviations from the standards for:
(1) Lot Area: Only for individual ownership of lots within a larger development that meets minimum lot area.
(2) Minimum Percentage of Building Frontage at Build‐to Line: Only if area is for active uses or is needed to preserve
a significant sized tree.
(3) Landscaping/Open Space: Not to exceed The maximum allowable deviation is 20% of any dimensional requirement. No deviation shall be granted for total landscaping or open space.

Attachment 22

SMC Ch. 19.36 (draft)   Page 24 of 24
(4) Distance Between Main Buildings
(b) Any deviation not specifically listed shall require a variance.

Attachment 22