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Chapter II - Development Standards & Urban Design Guidelines 1. Freeway Frontage Area - New development should parallel the initial phase PC Permit application, and may be modi- I construction of the Blomquist Street Extension and Redwood fied in subsequent applications subject to City review and Creek Bridge, to create a gateway to the Bayfront, and approval. project an attractive image along US 101. 2. South Center Area - This is the heart of the Precise Plan, II. Building Height & Setbacks therefore development of the South Center Area shall be completed prior to completion of development of the North A. MAXIMUM BUILDING HEIGHT - Building height is defined Point Area. as the average vertical distance measured from adjacent sidewalk(s) and/or publicly-accessible walkways to the top of An initial phase project consisting of a maximum of 25% of building wall, parapet, and/or eave line. Pitched, domed, and/or the total housing units may be constructed prior to develop- other special architectural roof forms are recommended and may ment of the community hub. Development exceeding 25% qualify for a height exception; see c., Maximum Height Excep- of the total number of housing units proposed shall require tions. See diagrams on pages 32 and 33. development of the required recreational park/open space and initiation of development of the community hub. The 1. Maximum Base Building Height - Maximum building height community hub is a key element of the Precise Plan's Trans- shall generally be 80', but may range from 60' to 120' to portation and Circulation policies, affecting development provide variety, subject to Planning Department review. phasing and potential buildout. It shall be completed prior Lower buildings should generally be located adjacent to to development of 65% of the total number of housing units public areas; e.g., outer esplanade, Bair Island Road, etc. Base proposed. buildings shall be stepped back between a height of 35' and 50' to provide visual interest and maintain a pedestrian scale 3. Affordable Housing - Affordable housing, consistent with along streets and ways. the provisions contained in Chapter IV, shall be provided in proportion to the overall number of units developed in a 2. Maximum Residential Tower Height - A tower building is given phase. defined as any building or portion of a building exceeding the base building height of 80'; see B, Tower Stepbacks, be- 4. Development Phasing Plan - The developer/applicant shall low. Maximum tower height shall be 240' in the North Point submit a development phasing plan for City approval, con- subarea and 205' in the South Center subarea, per FAA re- sistent with Precise Plan objectives and policies. This Phas- quirements. ing Plan shall indicate the total number of development phases proposed, and where, when, and how much devel- 3. Percentage Area of Tower Buildings - Total floorplates of all opment is proposed in each phase. Individual development tower buildings shall not exceed a maximum of 7.5% of the phases should be able to stand alone functionally and aes- total Precise Plan land area of 46.5 acres; see diagram on thetically, if for some reason subsequent phases are not de- page 33. veloped. The Development Phasing Plan shall accompany Final Plan· June 2004 - 30 -