Bay Meadows Specific Plan Amendment San Mateo, California

Transcription

1 Bay Meadows Specific Plan Amendment San Mateo, California November 7, 2005 Submitted By Bay Meadows Land Company Wilson Meany Sullivan Prepared By Cooper, Robertson & Partners McLarand Vasquez Emsiek & Partners, Inc. Gibson, Dunn & Crutcher LLP Kimley-Horn and Associates Ove Arup & Partners

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3 Document Contents This Specific Plan Amendment contains five chapters. Chapter I Chapter II Chapter III Chapter IV Chapter V is an Overview that describes in general terms the Purpose, Goals and Vision for the Specific Plan Amendment, a Vision statement and narrative overall description of Phase II, and a summary of its development program. describes the Existing Conditions on and adjacent to the site, including a description of what has been built in Phase I. lists a series of Design Principles that were developed early on in the public Phase II conceptual design process, and which have guided all subsequent work leading to this Specific Plan Amendment. the Development Framework Plan, provides the specific regulations governing the use and development of the Phase II Specific Plan Amendment area, including its street, block and open space framework; development program; density and height limits; zoning provisions; street layout and dimensional criteria; and utility infrastructure. describes the Implementation measures that will govern the realization of Bay Meadows Phase II.

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5 Table of Contents I. Phase II Overview I -01 Explanatory Note... I -02 Legal Requirements... I -02 Introduction... I -02 Location... I -03 Phase I... I -04 Phase II... I -05 Purpose... I -06 Goals... I -06 Vision Statement For Bay Meadows Phase II... I -08 Project Description... I -09 Streets... I -10 Parks... I -12 Neighborhoods... I -14 Land Use... I -15 Development Program... I -16 II. Existing Conditions II -01 Racetrack Facilities... II -02 Surrounding Land Uses... II -02 Proposed Property Line Adjustment... II -06 Geotechnical Setting... II -08 Parks II -08 Storm Drainage... II -10 Sewer... II -10 Water II -11 Utilities II -12 Grading... II -12 Police and Fire Protection II -12 Noise... II -12 Solid Waste and Recycling... II -13 III. Urban Design Principles III -01 Recognize Regional Opportunities... III -02 Strengthen an Emerging Center... III -02 Invent a District... III -03 Build a Station... III -03 Make Connections III -04 Create Neighborhoods... III -04 Shape Special Places and Addresses... III -05 Develop a Mixed Use Plan III -05 Incorporate Sustainable Development Practices...III -05 IV. Development Framework Plan IV -01 Introduction... IV -02 Framework Plan... IV -04 Parcels... IV -05 Land Use Requirements... IV -06 Program... IV -09 Density Limits... IV -09 Height Limits... IV -11 iii

6 Table of Contents (cont) Station/Mixed Use Parcel... IV -15 Floor Area Ratio and Floor Area Limits IV -16 Parcelization... IV -16 Urban Design Requirements...IV -16 Residential Parcel... IV -17 Density Limits... IV -18 Parcelization... IV -18 Urban Design Requirements... IV -18 Development Standards... IV -18 Public Parks... IV -29 Community Park... IV -33 Residential Neighborhood Parks... IV -34 Linear Neighborhood Park... IV -35 Central Neighborhood Park... IV -36 Town Square... IV -37 View Corridor Axis... IV -38 South Neighborhood Easement... IV th Avenue Promenade... IV -39 Neighborhood Parks Pedestrian Passage... IV -40 Summary of Open Space Criteria... IV -41 Circulation... IV -42 Primary Streets... IV -45 Delaware Street... IV th Avenue... IV -47 Franklin Parkway IV -49 Secondary Streets... IV -50 Typical Secondary Streets... IV -50 Typical Residential Streets... IV -51 Linear Park and One-Way Streets... IV -52 Local Streets... IV -53 Pedestrian Mews... IV -53 Alleys... IV -53 Pedestrian Passages... IV -54 Summary of Streets Criteria... IV -55 Parking... IV -56 Pedestrian Connection and Bike Path Requirements... IV -56 Specific Pedestrian Improvements... IV -56 Bicycle System... IV -57 Infrastructure Improvements... IV -59 Storm Drainage... IV -59 Storm Water Quality... IV -61 Treatment Control BMPs... IV -61 Source Control BMPs... IV -62 Sewer, On Site... IV -62 Sewer, Off Site Connection... IV -63 Water... IV -63 Emergency Fire Water Storage... IV -63 Utilities IV -66 Grading... IV -66 iv

7 Table of Contents (cont) V. Implementation V -01 Introduction... V -02 Mapping...V -02 Design Guidelines... V -03 Approval of the Design Guidelines and Development Standards...V -03 Role of the Development Agreement... V -03 Content. of Design Guidelines... V -04 General Building Guidelines... V -15 Proposed Building Types... V -15 Landscape Design Guidelines... V -15 Sustainability Guidelines...V -16 Sustainability in the San Mateo Context... V -16 Bay Meadows Phase II Sustainability Checklist... V -17 Office & Retail Sustainability Strategy Checklist... V -18 Residential Sustainability Strategy Checklist... V -20 Allocation of Units...V -22 Phasing...V -22 Site Plan and Architectural Review (SPAR)...V -22 Amendments...V -23 v

8 List of Figures I. Phase II Overview Figure I -1 Bay Area Regional Map... I-03 Figure I -2 Aerial View of Site Looking West... I-04 Figure I -3 Aerial Boundary Map of Phase I and Phase II... I-05 Figure I -4 Town Square Illustrative Rendering... I-08 Figure I -5 Delaware Street Illustrative Rendering... I-08 Figure I -6 Courtyard Illustrative Rendering... I-08 Figure I -7 Phase II Illustrative Site Plan... I-09 Figure I -8 Phase II Primary Street Grid... I-10 Figure I -9 Public Streets... I-11 Figure I -10 Park System... I-12 Figure I -11 Town Square Illustrative Rendering... I-13 Figure I -12 Linear Neighborhood Park Illustrative Rendering... I-13 Figure I -13 Community Park Illustrative Rendering... I-13 Figure I -14 Phase II Use Zone Diagram... I-14 Figure I -15 Illustrative Plan of Delaware Street... I-14 Figure I -16 Residential Mixed Use Neighborhood Illustrative Plan... I-15 Figure I -17 Phase II Parcel and Block Key... I-16 Figure I -18 Land Use Plan... I-17 II. Existing Conditions Figure II -1 Phase II Surrounding Context... II-03 FIgure II -2 Phase II Surrounding Streets...II-04 FIgure II -3 Existing Mass Transit Map II-05 Figure II -4 Existing Phase II Site Property Line... II-07 Figure II -5 Proposed Phase II Site Property Line Adjustment II-07 Figure II -6 Proposed Phase II Delaware Alignment w/o Land Trade... II-07 Figure II -7 Existing San Mateo Regional Open Space Map... II-09 Figure II -8 San Mateo Central Park Passive Recreation... II-09 Figure II -9 San Mateo Central Park Active Recreation... II-09 Figure II -10 Phase II Site Context... II-14 III. Urban Design Principles Figure III -1 Regional Opportunities... III-02 Figure III -2 Second Center... III-02 Figure III -3 Inventing a District... III-03 Figure III -4 Building a Station... III-03 Figure III -5 Making Connections... III-04 Figure III -6 Bayside Housing, San Francisco, CA... III-04 Figure III -7 Forrest Hills Gardens, Queens, NY... III-04 Figure III -8 Mizner Park, Boca Raton, FL... III-05 Figure III -9 Abacoa, Jupiter, FL... III-05 IV. Development Framework Plan Figure IV -1 Phase II Illustrative Plan... IV -03 Figure IV -2 Framework Plan... IV -04 Figure IV -3 Parcel and Block Key Plan... IV -05 Figure IV -4 Land Use Diagram... IV -07 Figure IV -5 Parcel and Block Key... IV -08 Figure IV -6 Maximum Net Density...IV -10 Figure IV -7 Building Height Limits... IV -11 Figure IV -8 Existing General Plan Height Limit... IV -12 Figure IV -9 Building Height Limit Guidelines... IV -13 Figure IV -10 Key Plan... IV -15 Figure IV -11 Parcel/Block Key Plan IV -15 vi

9 List of Figures (cont) Figure IV -12 Illustrative Plan of Station/Mixed Use Parcel IV -15 Figure IV -13 Key Plan... IV -17 Figure IV -14 Block Key Plan... IV -17 Figure IV -15 Illustrative Plan of Residential Parcel... IV -17 Figure IV -16 Easement Dimensions... IV -19 Figure IV -17 Open Space System... IV -32 Figure IV -18 Illustrative Rendering of Community Park... IV -33 Figure IV -19 Illustrative Plan of Community Park... IV -33 Figure IV -20 Illustrative Plan of Neighborhood Parks... IV -34 Figure IV -21 Illustrative Rendering of Linear Neighborhood Park... IV -35 Figure IV -22 Illustrative Plan of Linear Neighborhood Park... IV -35 Figure IV -23 Illustrative Plan of the Central Neighborhood Park... IV -36 Figure IV -24 Illustrative Plan of Town Square... IV -37 Figure IV -25 Illustrative Rendering of Town Square... IV -37 Figure IV -26 Illustrative Plan of View Corridor Axis... IV -38 Figure IV -27 Illustrative Rendering of View Corridor Axis IV -38 Figure IV -28 Illustrative Plan of the South Bikeway... IV -39 Figure IV -29 Illustrative Plan of the 28th Ave. Promenade... IV -39 Figure IV -30 Illustrative Plan of Pedestrian Access Easement... IV -40 Figure IV -31 Street Hierarchy Diagram... IV -43 Figure IV -32 Street Key Plan... IV -44 Figure IV -33 Section A, Delaware Street... IV -45 Figure IV -34 Section B, Delaware Street... IV -45 Figure IV -35 Section C, Delaware Street... IV -46 Figure IV -36 Section D, Delaware Street... IV -46 Figure IV -37 Section E, 28th Avenue... IV -47 Figure IV -38 Section F, 28th Avenue... IV -48 Figure IV -39 Section G, 28th Avenue... IV -48 Figure IV -40 Section H, 31st Avenue... IV -49 Figure IV -41 Section I, 31st Avenue/Franklin Parkway... IV -49 Figure IV -42 Section J, Typical Street... IV -50 FIgure IV -43 Section K, Typical Street... IV -51 Figure IV -44 Section L, Residential Cross-Section... IV -51 FIgure IV -45 Section M, One Way Street... IV -52 Figure IV -46 Section N, Section at Linear Park... IV -52 Figure IV -47 Section of a Pedestrian Mews... IV -53 Figure IV -48 Section of an Alley... IV -53 Figure IV -49 Section of an open Pedestrian Passage... IV -54 Figure IV -50 Section of a covered Pedestrian Passage... IV -54 Figure IV -51 Bicycle Connection Diagram... IV -58 Figure IV -52 Storm Drain Improvement Diagram... IV -60 Figure IV -53 Sewer Improvement Diagram... IV -64 Figure IV -54 Water Improvement Diagram IV -65 Figure IV -55 Phase II Illustrative Plan... IV -67 V. Implementation Figure V -01 Specific Plan Framework... V -05 Figure V -02 Urban Design Framework Diagram... V -06 Figure V -03 Special Features... V -07 Figure V -04 Landscape and Street Trees... V -08 Figure V -05 Placemaking/Primary Address Locations... V -09 Figure V -06 Build To Lines... V -10 Figure V -07 Maximum Streetwall Height Standards... V -11 Figure V -08 Delaware Street Ground Floor Conditions... V -12 Figure V -09 Delaware Street Build To Lines... V -13 Figure V -10 Delaware Street Setbacks... V -14 vii

10 List of Tables Table IV -1 Permitted Phase II Program Chart... IV -08 Table IV -2 Program Option Land Use Maximums... IV -09 Table IV -3 Parcel Density Limits... IV -09 Table IV -4 Development Standards... IV -20 Table IV -5 Commercial Standards IV -21 Table IV -6 Mixed Use Standards... IV -23 Table IV -7 Apartment, Condominium and Loft Standards... IV -25 Table IV -8 Townhouse/Rowhouse Standards... IV -27 Table IV -9 Small Lot Single Family Standards... IV -29 Table IV -10 Summary of Parks Criteria... IV -41 Table IV -11 Street Design Criteria Chart... IV -55 viii