Attachment 29"/4
B. SUBAREA INTENSITY
AND HEIGHT
STANDARDS
Mixed Use Corridor Subarea
This subarea covers the majority of the Plan Area
outside the Mixed Use Center subarea. A combination
of vertical and horizontal mixed-use development
is envisioned in this area. This would include both
residential and office mixed-use with ground-floor
retail in required active space locations~ In both
subareas' office development will need to comply with
the development phasing requirements identified in
Chapters 2. Retail in this subarea is focused on more
neighborhood-serving uses since it abuts existing
residential neighborhoods.
The intensity and height standards below apply to all
projects in the Mixed Use Corridor subarea. Applicants
shall use the base intensity and height standards below,
unless a Tier 1 development is requested according to
the standards below and the administrative process
described in Chapter 5.
Intensity and HeigM Standards
The Mi~ed Use Corridor subarea allows lower-intensity
mixed-use ~d residential development. It serves as a
buffer between the more intensive Mixed Use Center
subarea and the existing residential neighborhoods
surrounding the Plan Area. Table 4-3 provides the
details of the following intensity and height standards.
• Base Floor Area Ratio (FAR). To build to the
Base FAR, a proposal shall meet the development
standards identified in Table 4-3. Public benefits are
not required.
• Tier 1 FAR. If a development proposes higher FAR
and heights (as identified in Table 4-3), the Tier 1
process will be required, including an agreement
specifying required public benefit contributions.
iii Exemptions from FAR calculations. Floor area
for existing small businesses preserved as part of a
new development or relocated small businesses, is
exempt from FAR calculations at the discretion of
the Zoning Administrator and/ or City Council. This
exemption applies to:
Up to 7,500 square feet of building area for
one or more qualifying businesses; such as
nonprofit organizations; other cuitural/public
services providers; and existing neighborhood-
serving retail businesses, providing goods and
services to residents in the surrounding area and
generally excluding businesses with multiple
regim:1.al, statewide and/ or national locations.
An agreement or similar notice of development re-
striction shall be recorded on the property deed to
identify the approved FAR exemption and reserva-
tion of FAR exempt space for qualified small busi-
nesses.
Flexible FAR. FAR can be calculated cumulatively
across multiple, adjacent parcels that comprise
one project site at the discretion of the Z<>ning
Administrator and/ or City Council as part of a major
redevelopment and/ or Master Plan application, and
as long as other Plan standards and guidelines are
addressed.
• Dedications for circulation improvements.
New development may be required to provide
dedications and/ or easements deemed necessary for
circulation. Public right-of-way improvements, new
paths, or other circulation improvements, and utility
easements will not be deducted from the site's gross
lot area for the purposes of calculating FAR.
Open Area Standards
• Common usable open space (residential).
Residential projects shall provide . a minimum of
175 square feet of common usable open space per
residential unit. See Section D for.more information.
Minimum open area/landscaping :
Non-residential: 15%
Mixed-Use/Residential/Hotel: 40%
• Consolidate -spaces. Open area shall be
consolidated in usable setback and open space areas
wherever feasible.
San Antonio Precise Pion
ATTACHMENT 2 1
Conceptual drawing illustrating land use, building design, and streetscape concepts found in the Mixed Use Corridor subarea standards.
TABLE 4-3 Mixed Use Corridor Intensity and Height Standards
INTENSITY TYPE
MAXIMUM FLOOR AREA
MAXIMUM STORIES
MAXIMUM BUILDING HEIGHT
PUBLIC BENEFITS
REQUIREMENT
1.35
Up to 0.50 can be office or
commercial
3 stories
45 feet
No public benefit contribution
required.
Tier 1
1.85 FAR
Up to 0.50 FAR can be office or
commercial
4 stories 1
55 feet 1
Public benefit contribution
required.
I. Up to 5 stories (65 feet) will be considered on a case-by-case basis if project provides significant public benefits or major open
space improvements per Figure 4-2. Additional height (in feet} may be allowed if needed to accommodate commercial uses.
Chapter 4, I Development Standards & Guidelines 75
76
Mixed Use Center Subarea
This subarea covers the central portion of the Plan
Area (see Figure 4-2), and is generally bounded by
San Antonio Road to the west, California Street to
the north and El Camino Real and Latham Street to
the south. This area .prioritizes regional retail, "big-
box" or "in.id-box," uses and mixed-\lsed residential
development with active ground floor uses and
character. In the future, residential development may
occur above regional retail uses, and there is particular
focus for mixed-use residential development in the
northeast corner of the existing San Antonio Center,
where mixed-use residential development will help
create an active pedestrian corridor.
The intensity and height · standards below apply to all
'projects in the Mixed Use Center subarea. Applicants
shall use the base intensity and height standards below,
unless a Tier 1 development is requested according
to the standards below and the administrative process
described in Chapter 5.
Intensity and Height Standards
The Mixed Use Center subarea is the primary location
in the Plan for taller, mixed-use development. These
higher intensities and building heights help support
development of the open space amenities, circulation
improvements and goods and services planned for the
subarea. The Plan uses frontage setbacks and upper
floor step back standards to preserve the pedestrian
scale. Table 4-4 provides the details of the following
intensity and height standards.
• Base Floor Area Ratio (FAR). To build to the
Base FAR, a proposal shall meet the development
standards identified in Table 4-4. Public benefits are
not required.
111 Tier 1 FAR. If a development proposes higher FAR
and heights (as identified in Table 4-4), the Tier 1
process will be required, including an agreement
specifying required public benefit contributions.
11 Exemptions from FAR calculations. Floor area
for existing small businesses preserved as part of a
new development or relocated small businesses is
exempt from FAR calculations at the discretion of
the Zoning Administrator and/ or City Council. This
exemption applies to:
Up to 7,500 square feet of building area for one
or more qualifying businesses, such as nonprofit
r
\
organizations; other cultural/public services
providers; and existing neighborhood-serving
retail businesses, providing goods and services to
residents in the surrounding area and generally
excluding businesses with multiple regional,
statewide and/ or national locations.
An agreement or similar notice of development re-
striction shall be recorded on the property deed to
identify the approved FAR exemption and reserva-
ti~n of FAR exempt space for qualified small busi-
nesses.
• Flexible FAR. FJ\R can be calculated cumulatively
across multiple, adjacent parcels that comprise
one project site, at the . discretion of the Zoning
Administrator and/ or City Council as part of a major
redevelopment and/ or Master Plan application, and
as long as other Plan standards and .guidelines are
addressed.
• Special building height standards. Per Table
4-5, upper floors on new development along open
space and greenways are required to step back to
provide sunlight to the open space and avoid a canyon
effect. Building walls on upper floors shall have
voids and podium open space areas facing the public
open spaces and greenways. Buildings of 6 stories
or greater are required to provide significant public
benefits specified in Chapter 5, prior to approval.
• Dedications for circulation improvements.
New development may be required to dedicate street
easements for public right-of-way improvements.
These easements shall be part of the site's gross lot
area for the purposes of calculating FAR.
Open Space Standards
• Common usable open space (residential).
Residential projects shall provide a minimum of
17 5 square feet of common usable open area per
residential unit. See Section D for more information.
• Minimum usable open space/landscaping. A
minimum of 15 percent of the total parcel area is
required to be open space; it shall be consolidated in
major, publicly-accessible locations.
Exclusions. The following are not included in the
minimum requirement: Streetscape/landscaping and
amenity areas, including individual entry plazas or
other open spaces for office and mixed-use buildings,
or private common open space for residential uses .
San Antonio Precise Plan
Conceptual drawing illustrating land use, building design and streetscape concepts found in the Mixed Use Center subarea standards.
TABLE 4-4 Mixed Use Center Intensity and Height Standards
INTENSITY TYPE
MAXIMUM FLOOR AREA
MAXIMUM BUILDING HEIGHT
PUBLIC BENEFITS
REQUIREMENT
0.35 FAR or an addition of less than
20% of existing square footage
on a parcel at the time of Plan
adoption, whichever is less.
35
No pUblic benefit contribution
required.
2.35 FAR
Up to 0.75 FAR can be office or
commercial
75 feet 1
Public benefit contribution
requireo;
1. Up to 8 stories (95 feet) will be considered on a case-by-case basis for a project with significant public benefits. Additional height
(in feet) may be allowed if needed to accommodate commercial uses.
Chapter 4 I Development Standards & Guidelines 1'i
Plan and subsequent Planned Community Permit
demonstrates conformance with the purpose and
intent of the Precise Plan, including but not limited to
provision of open space and circulation improvements,
superior building siting and architectural design, and
neighborhood transitions; 2) the overall FAR of the
Master Plan does not exceed the allowable FAR of
the combined subject parcels; and 3) the maximum
allowable building heights are not exceeded.
Administrative Process
The Master Plan shall be reviewed by the Environmental
Planning Commission, who will forward a
recommendation to the City Council for final action.
Planned Community Permits submitted under an
approved Master Plan shall be generally consistent with
the Plan's permitting processes. Planned Community
Permits for up to "Base FAR" development may be
reviewed and approved by the Zoning Administrator.
"Tier 1" development may be reviewed by the Zoning
Administrator, who will forward a recommendation
to the City Council for final action. Projects deemed
complete prior to Plan adoption are exempt from the
Master Plan process and standards.
Transfer of Development Rights for
Public Schools
The Plan allows some transfer of development rights
(TDR) to support Plan policies encouraging creative
partnering solutions for development of a public school
to meet the needs of the Plan Area. This section outlines
the process for consideration of anyTDR proposal.
Conditions for Application
TDR is a voluntary process. A property owner may
submit a TOR application only if they have partnered
with the School District to develop a public school in
the Plan Area. TheTDR process may allow a transfer of
FAR within a single contiguous project site to transfer
FAR from a property provided for a public school
("sending site") to a different property in the Plan Area
("receiving site").
Administrative Process
A proposal for a transfer of development rights will
require submittal of a gatekeeper application for
a Precise Plan Amendment to evaluate and define
the locations and standards for the proposed TDR,
including the amount of transferable FAR.
Chap~er 5 I Implementation, Financing & Adminstration
Public Benefits Program
Public benefits refer to development contributions
made by property owners or developers to provide
benefit to the Plan Area in exchange for approval to
develop additional intensity. The Plan defines "Base"
FAR for each subarea in Chapter 4. Any development
above the Base FAR shall provide public improvements
and/ or equivalent resources to improve quality of life
in the Plan Area or city and to help implement the
Plan. This exchange is voluntary for the applicant and
the City. The following sections identify public benefits
expectations, priorities and other strategies.
Public Benefit Requirements
• Agreement required. Any developer taking part
in the Public Benefits Program will be required to
enter into a binding agreement with the City to
specify the public benefit(s) that will be provided in
exchange for the higher development intensity that
is requested. The City will negotiate the terms of
the Agreement, including the period during which
the development entitlement will be available to the
developer and public benefits that will be provided
by the developer. A developer may elect to negotiate
this agreement in the form of a Development
Agreement as defined in the Zoning Ordinance.
• Public benefit value. Tier 1 development projects
shall provide public benefits, with incremental value
proportional to the proposed development intensity
(e.g. building square footage) above Base FAR. Public
benefit value shall not be required for aboveground
parking structures in the Mixed Use Center subarea
or underground parking. The per square foot value
will be updated periodically by the City, consistent
with CPI, or if necessary to address market changes,
based on maintaining a reasonable development
return for a range of parcel and project sizes as well
as consideration of whether overall development
costs remain competitive with nearby communities
(talting into account comparable development and
existing fees).
• Cost increases. If the costs of providing agreed-
upon public benefits increase after entitlement, the
public benefit package will still be required.
102
Public Benefits List
The public benefits in Table 5-1 were determined
through the Plan process. Other benefits may be
determined in the future or may be identified during
the development review process based on local, Plan
Area needs. The City will maintain a prioritized list of
public benefits. In general, public benefits should be
provided within or accessible from the Plan Area.
Project applicants may elect to directly construct
or provide the benefits in Table 5-1, if they can
demonstrate to the satisfaction of the City that the
value of the public benefit is equivalent to the value
identified above. Provision or construction of benefits
is preferred. However, the City will have the discretion
to accept a monetary contribution to construct the
benefit or improvement.
Examples listed in Table 5-1 are not intended to limit
the City's discretion to determine the appropriate
public benefit value required in exchange for increased
intensity.
Public Access and Utility Easements
The Plan relies on increased sidewalk widths and planter
areas, new and improved bicycle facilities and new
connections through large blocks to achieve the Plan's
envisioned urban design, pedestrian environment and
overall connectivity conditions. These improvements
are necessary to accommodate the increased pedestrian
and bicycle activity resulting from development, since
existing improvements are often narrow, discontinuous
and do not provide adequate buff er or integration with
the roadway system.
New connections are necessary to reduce travel
distances and provide more direct connections between
Plan Area destinations and from surrounding areas to
Plan Area destinations. These improvements will result
in a smaller network of blocks that is more consistent
with standard City blocks. New development will also
require new, onsite infrastructure to provide public
utility services to future users.
The following are requirements for easements,
improvements related to new sidewalk widths and
bicycle facilities, new connections through sites, and
utility infrastructure:
• Public sidewalk widening, bicycle facilities
and easements. Proposed public street design,
including sidewalk widths and bicycle facilities are
identified in Chapter 3. Where existing public street
frontages do not meet these standards, public access
easements will be required from private property
owners to provide compliant improvements to
support the Plan Area's pedestrian activity. The
necessary easement widths will vary based on street
frontage and current property line locations.
These easements and improvements will be re-
quired with the following permit types:
Major Planned Community Permits
Minor Planned Community Permits involving
site plan changes, parking reconfiguration, or
demolition of all or portions of structures along
public street frontages.
These easements and/ or widening improvements
may be required with the following permit types,
based on the cost, extent, or intensity of the project
as determined through the development review
process:
Minor Planned Community Permits, not
involving improvements along public streets
Provisional Use Permits
For purposes of illustration, projects may include
but are not limited to: fas;ade remodels, changes in
use of a major tenant or parking reductions (Section
36.32.65 of the Zoning Ordinance). When require-
ments for sidewalk improvements are determined by
the City to be unreasonable based on project scope,
an irrevocable offer of dedication may be required so
improvements can be built in the future.
If the project site has existing, non-conforming struc-
tures, public utilities or heritage trees within the re-
quired easement or improvement areas, the Zoning
Administrator will determine the dimensions of the
easement and improvements based on the location
and type of structure and heritage tree ordinance and
policies.
• Connections through private property
and public access standards. Standards and
locations for new publicly-accessible pedestrian
and/ or bicycle connections through project sites
are identified in Chapter 2 (multimodal circulation
plans), Chapter 3 (mobility improvement standards),
San Antonio Precise Plan
TABLE 5-1: Public Benefits
Affordable Housing
Pedestrian and bicycle amenities
Public parks and open space
Other
Development of affordable units on-or off-site, including:
Provision of uniis over and above the amouni required under
existing regulations. On-site units preferred over off-site units.
Provision of units instead of payment of housing impact fees.
On-site and off-site pedestrian and bicycle improvements, above
and beyond those required by the development standards. These
may include but are not limited to:
• Enhanced pedestrian-oriented streetscapes.
• Protected bicycle lanes and pedestrian pathways, improved
bicycle and pedestrian crossings/signals, bicycle racks/
shelters.
• New pedestrian and bicycle connections to transit facilities,
schools, neighborhoods, etc.
• Removal or contribution to removal of existing pedestrian and
bicycle barriers (e.g. grade-separated crossings}.
Upgrading traffic signals to enhance pedestrian and bicycle
safety.
Providing publicly accessible parks, plazas, tot lots, etc .• above
and beyond existing Park Land Dedication Fees and required
open area standards or contributions to off-site publicly accessible
open spaces available to the community.
• Contributions to and/or space provided for community
facilities, affordable small business/non-profit spaces, etc.
• Providing publicly accessible parking to serve area-wide/
shared parking needs.
• Off-site utility infrastructure improvements above and beyond
those required to serve the development.
• Funds in lieu of improvements.
• Other public benefits proposed by the developer and
approved by the City Council.
and Chapter 4 (block standards). Public access
easements and improvements will be required
from private property owners to provide compliant
improvements supporting the Plan Area's pedestrian
activity. These easements and improvements will be
required with the following permit types:
For Minor Planned Community Permits, the Zon-
ing Administrator will determine the scope of the
required easements and improvements based on the
cost, extent, or intensity of the project as deter-
mined through the development review process.
For Major Planned Community Permits and Master
Plan applications, the Zoning Administrator and/ or
City Council may consider exceptions to require-
ments to provide public access easements on certain
roadways based on the function of the roadway and
the provision of other publicly accessible connec-
tions.
Major Planned Community Permits
Minor Planned Community Permits involving
major remodels, site plan changes, and parking
reconfigurations.
Chapter 5 I Implementation, Financing & Adminstration 103
This Page
Intentionally
Left Blank