An 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.
(Ord. 3194-22 § 1)
(a)
The zoning districts associated with the ECRSP district are established
to implement the ECRSP, which is incorporated herein by reference.
The ECRSP is a comprehensive, long-term planning document for the
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 choices.
(c)
The council finds that the ECRSP will:
(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 commercial and residential opportunities
and fiscal health of the city.
(Ord. 3194-22 § 1)
(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 the applicable standards for the O and PF zoning districts,
respectively, set forth in the Sunnyvale Municipal Code, with the
following exceptions:
(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 follow-ing exception:
(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 (Non-conforming Buildings and Uses).
(Ord. 3194-22 § 1)
means the portion of a building frontage in a mixed-use development
that is built along the frontage zone setback, as measured from the
new right-of-way line.
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.
means the construction of a new building or buildings or
additions or modifications to buildings.
"Commercial Development, Major" means the construction of a
new building or buildings totaling more than ten thousand square feet
in area, to be occupied by uses as allowed in Table 19.36.060B. Residential
uses are not permitted in commercial development.
"Commercial Development, Minor" means the construction of a
new building or buildings up to but no greater than ten thousand square
feet in area, to be occupied by uses as allowed in Table 19.36.060B.
Residential uses are not permitted in commercial development.
"Office Mixed-Use Development" means a development comprised
of office uses with commercial uses as allowed in Table 19.36.060B,
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.
"Residential Mixed-Use Development" means a development comprised
of multi-family dwelling units with other uses as allowed in Table
19.36.060B, developed in line with the development standards and requirements
in this chapter and the ECRSP.
means the uppermost surface of the ground floor of a building
once finishes have been applied.
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 forty-two inches.
means the purpose for which land or a building is intended
or for which it may be occupied or maintained.
"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 Section 19.36.110.
(Ord. 3194-22 § 1)
The ECRSP establishes the following zoning districts:
(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 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 19.36.070.
(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 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.
(e)
El Camino Real – Medium Density Residential (ECR-R3) District.
The ECR-R3 zoning district is reserved for the construction, use,
and occupancy of not more than twenty-four 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 thirty-six dwelling units per acre.
(Ord. 3194-22 § 1)
(a)
Development Types and Use Tables. Tables 19.36.060A and 19.36.060B 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).
(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.
(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 Development Permits.
(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.
(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;
(3)
Engage in a use requiring a miscellaneous plan permit or special
development permit without obtaining the required permit.
|
Table 19.36.060A
| ||
|---|---|---|
|
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 19.36.060B
| ||||
|---|---|---|---|---|
|
Permitted, Conditionally Permitted, and Prohibited Uses in ECRSP
Districts
| ||||
|
USE
|
ECR-C
|
ECR-MU[1]
|
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[2]
|
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[3]
|
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
|
|
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[4]
|
SDP
|
N
|
N
|
N
|
|
B. Auto sales or rental
|
SDP
|
SDP
|
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
|
|
6. EDUCATION, RECREATION, AND PLACES OF ASSEMBLY
| ||||
|
A. Education - recreation and enrichment[5]
|
MPP
|
MPP
|
N
|
SDP
|
|
B. Education - primary, middle, and high school[5]
|
N
|
N
|
N
|
SDP
|
|
C. Education - institution of higher learning[5]
|
SDP
|
N
|
SDP
|
SDP
|
|
D. Recreational and athletic facility[5]
|
SDP
|
SDP
|
N
|
SDP
|
|
E. Place of assembly - business serving[5]
|
SDP
|
SDP
|
SDP
|
SDP
|
|
F. Place of assembly - community serving[5]
|
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[6]
|
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
|
|
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[7]
|
N
|
N
|
|
D. Mobile home park
|
N
|
N
|
N
|
N
|
|
E. Single-room occupancy (SRO) living unit facility
|
N
|
SDP[8]
|
N
|
N
|
|
F. Single-room occupancy (SRO) residential hotel
|
N
|
SDP[8]
|
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[9]
|
MPP[9]
|
MPP[9]
|
MPP[9]
|
|
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
|
SDP[8]
|
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[10]
|
N
|
N
|
N
|
|
K. Recycling center[9]
|
SDP
|
N
|
SDP
|
SDP
|
|
L. Salt extraction
|
N
|
N
|
N
|
SDP
|
|
M. Storage or parking of commercial or industrial vehicles
|
N
|
N
|
N
|
N
|
|
N. Storage or parking of public utility vehicles
|
N
|
N
|
N
|
N
|
|
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
|
|
Notes:
| |
|---|---|
|
[1]
|
ECR-MU sites that have not introduced residential uses are subject
to the ECR-C use standards.
|
|
[2]
|
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).
|
|
[3]
|
Massage establishment uses are subject to the provisions of Chapter 9.41 (Massage Establishments and Professionals).
|
|
[4]
|
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.
|
|
[5]
|
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.
|
|
[6]
|
Only permitted in a mixed-use development with commercial provided.
|
|
[7]
|
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).
|
|
[8]
|
Only permitted in ECR-MU33, 42, and 54.
|
|
[9]
|
Accessory structures are required to comply with setback, height,
and lot coverage requirements of underlying zone.
|
|
[10]
|
Payday lending establishment uses are subject to the provisions of Section 19.20.050.
|
(Ord. 3194-22 § 1; Ord. 3210-23 § 1; Ord. 3223-24, 2/6/2024)
(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 19.36.070.
|
Table 19.36.070
| ||
|---|---|---|
|
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
|
|
Notes:
| |
|---|---|
|
[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
achieved 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 Chapters 19.67 and 19.77 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 Benefits/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 infrastructure systems and the environment. If this development
threshold is reached, subsequent development proposals are required
to conduct additional environmental analysis per the California Environmental
Quality Act (CEQA).
(Ord. 3194-22 § 1)
(a)
Minimum lot size requirements for residential mixed-use developments
in the ECR-MU zoning districts are listed in Table 19.36.080.
|
Table 19.36.080
| |
|---|---|
|
Minimum Lot Size Requirements for Residential Mixed-Use Development
| |
|
Node or Segment
|
Minimum Net Lot Area
|
|
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
|
|
Notes:
| |
|---|---|
|
[1]
|
Residential mixed-use developments are not permitted in the
West Segment.
|
(Ord. 3194-22 § 1)
(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 19.36.90.
|
Table 19.36.090
| ||
|---|---|---|
|
Minimum Ground Floor Commercial Area Requirements for Mixed-Use
Development
| ||
|
Minimum Net Lot Area
|
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.
| |
|
Notes:
| |
|---|---|
|
[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 or 75% of major commercial frontage
length X 50 if the property is 400 feet or more from El Camino Real
shall also be permitted.
|
(Ord. 3194-22 § 1)
(a)
Development requirements for commercial development are listed in
Table 19.36.100A.
|
Table 19.36.100A
| |
|---|---|
|
Development Requirements for Commercial Development
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Standard
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Requirement
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Maximum Building Height
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Node Properties: 75 feet Segment Properties: 55 feet
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Maximum Lot Coverage
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60%
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Minimum Front Yard Setback
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15 feet
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(b)
Development requirements for mixed-use development are listed in
Table 19.36.100B and depicted in Figures 19.36.100A through 19.36.100C,
as identified by the numbered/lettered standards that are associated
with the table and figures.
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Table 19.36.100B
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Development Requirements for Mixed-Use Development
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Standard
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Requirement
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Node
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Segment
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1. Through/Furniture Zone Width (New Right-of-Way)[1]
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El Camino Real Frontages: 13 feet
All Other Frontages: 11 feet
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2. Frontage Zone Setback (Build-to Line)[2]
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15 feet
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3. Minimum Percentage of Building Frontage at Build-to Line
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80%
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60%
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4. Minimum Side/Rear Yard Setback (From Lot Line Shared with
Another ECRSP Area Property)
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0 feet
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5. Minimum Side/Rear Yard Setback (From Lot Line Shared with
a Non-Plan Area Property)
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10 feet
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A1. Maximum Building Height
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75 feet (Subject to Daylight Plane requirements)
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55 feet (Subject to Daylight Plane requirements)
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A2. Maximum Building Height (if first floor retail space has
a minimum 25-foot ground floor plate height)
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85 feet (Subject to Daylight Plane requirements)
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65 feet (Subject to Daylight Plane requirements)
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B1. Stepback
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Applied to 5th story and above
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Applied to 4th story and above
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B2. Stepback (if first floor retail space has a minimum 25-foot
ground floor plate height)
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Applied to top 2 stories
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Applied to top 1 story
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C. Minimum Stepback from Build-to Line
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10 feet from face of building, for at least 60 percent of the
building frontage length
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5 feet from face of building, for at least 60 percent of the
building frontage length
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D. Minimum Ground Floor Active Use Area[3]
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Multiply length (linear feet) of ground floor building frontage
at build-to line x 20 feet
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E. Maximum Ground Floor Finish Level Above Sidewalk
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6 inches (Commercial)
3 feet (Residential)
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F1. Minimum Ground Floor Plate Height (Commercial)
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18 feet
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16 feet
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F2. Minimum Ground Floor Plate Height (Residential)
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10 feet
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G1. Minimum Daylight Plane Angle (From Lot Line Shared with
a Non-Plan Area Property)[4]
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45 degrees
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G2. Minimum Daylight Plan Angle (From Lot Line Shared with a
Non-Plan Area Property in a Non-Residential Zoning District)[4]
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60 degrees
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Notes:
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[1]
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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.
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[2]
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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 as identified
in ECRSP Chapter 6.
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[3]
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Subject to requirements outlined in Section 19.36.110.
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[4]
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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 ECR-R4 zoning districts, including residential-only
or commercial-only developments, on parcels identified in ECRSP Chapter
4.
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Figure 19.36.100A
Node Mixed-Use Building Form
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Figure 19.36.100B
Mixed-Use Building Form (Bird's Eye View)
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Figure 19.36.100C
Segment Mixed-Use Building Form
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(Ord. 3194-22 § 1)
(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 Section 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 19.36.100B (Development Requirements for Mixed-Use Development).
(c)
Table 19.36.110 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; other classrooms;
assembly space; service entries; delivery drop-off/pick-up area; and
trash enclosure areas.
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Table 19.36.110
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Ground Floor Active Uses
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RETAIL COMMERCIAL
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Retail sales business
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Liquor store
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EATING/DRINKING ESTABLISHMENTS
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Take-out only restaurant
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Restaurant and fast-food restaurant that may have on sale beer
and wine alcohol beverage service
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Restaurant and fast-food restaurant that has on sale general
alcohol beverage service
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PERSONAL SERVICE
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Personal service business
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Childcare center with occupancy of 30 or fewer children
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Childcare center with occupancy of 31 or more children
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EDUCATION, RECREATION, AND PLACES OF ASSEMBLY
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Education - recreation and enrichment
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Recreational and athletic facility
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Place of assembly - business serving
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Place of assembly - community serving
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OFFICE
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Ground floor dependent office less than 1,000 square feet
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Ground floor dependent office greater than 1,000 square feet
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Financial institution
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Medical clinic
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Medical office
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OTHER
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Animal hospital, clinic, and boarding
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(d)
Uses not enumerated in Table 19.36.110 may be considered by the director
of community development, whose decision shall be final.
(Ord. 3194-22 § 1)
(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 19.36.120A.
(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.
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Table 19.36.120A
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ECRSP Residential Off-Street Vehicle Parking Space Requirements
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Use
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Node
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Segment
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Minimum
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Maximum
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Minimum
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Maximum
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RESIDENTIAL (Multiple-Family Dwelling)
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Studio and one-bedroom
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1
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1.5
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1
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1.5
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Two-bedroom
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1.25
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2
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1.5
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2.25
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Three + bedrooms
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1.7
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2
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2
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2.25
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Parking requirements for special housing developments are located
in Table 19.46.080
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(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 on a case-by-case basis
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 programs. In accordance with Chapter 19.46, a 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.
(h)
Transportation Demand Management. New office development projects
must achieve a daily trip reduction of twenty percent and a peak hour
trip reduction of twenty-five percent.
(i)
Bicycle Parking.
(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
build-ings.
(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. Examples of this type of facility
include lockers, check-in facilities, monitored parking, restricted
access parking, and personal storage. Long-term bicycle park-ing is
most appropriate for residential buildings and places of employment
where bicycles will be left all day and potentially overnight.
(2)
Residential uses shall provide bicycle parking per requirements in
Table 19.36.120B.
(3)
Bicycle parking requirements shall comply with the Santa Clara Valley
Transportation Authority (VTA) Guidelines, with the exception of bicycle
parking ratios.
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Table 19.36.120B
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Minimum Unassigned Bicycle Parking Ratio Requirements
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Land Use
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Class I
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Class II
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Residential
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General/low-income housing/senior housing) [1]
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2 spaces per 3 units
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1 space per 15 units
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Non-Residential
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Commercial/Retail
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1 space per 10,000 sq. ft.
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1 space per 4,000 sq. ft.
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Hotel
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1 space per 15 rooms
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1 space per 20 rooms
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Restaurant (free-standing, no bar or entertainment)
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1 space per 3,000 sq. ft.
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1 space per 800 sq. ft.
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Office
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1 space per 4,000 sq. ft.
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1 space per 10,000 sq. ft.
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Notes:
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[1]
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Minimum of 4 unassigned Class I bicycle parking spaces shall
be provided for each residential development.
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(Ord. 3194-22 § 1)
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 19.36.130 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, respectively, in Chapter 19.37.
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Table 19.36.130
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ECRSP Landscape and Open Space Standards
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Zoning District
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Usable Open Space
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Other Landscaped Area
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Surface Parking Lot Landscaped Area
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Total Landscaped Area
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ECR-C
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N/A
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12.5% of floor area
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20% of the parking lot area, including associated drive aisles
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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.
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ECR-MU54
ECR-MU42
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150 sq. ft. /unit
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20% of lot area
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ECR-MU33
ECR-MU28
ECR-MU24
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200 sq. ft. /unit
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(Ord. 3194-22 § 1)
(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 Review 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. The maximum allowable deviation is twenty
percent of any dimensional requirement. No deviation shall be granted
for total landscaping or open space.
(4)
Distance Between Main Buildings
(b)
Any deviation not specifically listed shall require a variance.
(Ord. 3194-22 § 1)
