Fremont Municipal Code Art. 3 Walkable Block Standards

Property and rights-of-way subject to the city center code are intended to generate and support the walkable blocks, streetscapes and city-scale physical character as described below.

(a) Design Objectives. Existing blocks are allowed to remain until any of the requirements of Section 18.43.030(a)(2)(A) apply. New or existing blocks to be modified shall be designed and maintained to:

(1) Support the city center-scale environment of interconnected blocks and streetscapes that facilitate walking and multi-modal access;

(2) Support the intended physical character of the zone; and

(3) Generate blocks per the requirements of the zone and identified in Section 18.43.170.

(b) Applicability. Existing blocks or parcels that do not conform to the requirements of Table 18.43.140 shall be made to conform when any of the criteria in Section 18.43.030(a)(2)(A) apply. In those circumstances, new streets or pedestrian connections shall be applied to the parcel in compliance with the requirements of Table 18.43.140, Block Standards.

(c) Street Standards. Street Standards are identified in the city center community plan.

(d) Block Standards. Table 18.43.140 identifies the requirements for block size in each zone. These standards work in combination with existing streets and intended alignments for new streets as identified in Figure 18.43.050.

New blocks or existing blocks that are to be modified shall comply with the following:

Table 18.43.140 Block Standards

The following requirements apply as required by Section 18.43.030(a)(2)(A):

(1) Blocks shall be made only by applying the applicable street type(s) identified in the city center community plan and per the procedure identified in Figure 18.43.140 (illustrative sequence);

(2) A network of walkable blocks shall be maintained or generated as identified in Figure 18.43.050 and may be modified when consistent with the applicable findings in Section 18.43.160;

(3) The locations of intended street alignments identified in Figure 18.43.050 are approximate and as with existing street alignments, may be moved in either direction in compliance with the block standards in Table 18.43.140 and the applicable findings in Section 18.43.160;

(4) When, after applying an intended street(s), a block still exceeds the maximum block length requirements for the zone, one or more of the streets available as new streets in the community plan shall be applied to the parcel per the requirements of Table 18.43.140;

(5) When new blocks are generated, the zone that previously applied to the parcel shall continue to apply unless the applicant chooses to request another city center zone through a rezoning process under Chapter 18.225.

Figure 18.43.140 Illustrative Sequence of Applying Block Standards to Generate New Block(s)

STEP 1: EXISTING SITE

When required to apply streets to a parcel as identified in Section 18.43.140, the parcel shall be subdivided further to create additional blocks per the requirements of Table 18.43.140. These requirements do not require or prohibit unified ownership.

The example in Figure 18.43.140A shows one zone applying to the existing site to be subdivided into multiple blocks. As the site is subdivided to generate additional blocks, the zoning may need to be adjusted to exclude rights-of-way and correspond to the reconfigured block(s). Refer to Figure 18.43.050 for applicable zoning.

[Figure]

Figure 18.43.140A – Existing Site

STEP 2: APPLY STREETS

Parcels being subdivided to generate additional blocks shall apply streets or pedestrian connections by using one or more of the streets in the city center community plan per the applicable block size requirements of Table 18.43.140 and per Figure 18.43.050 which identifies the approximate location of new streets intended by the city center precise plan.

The actual alignment(s) and street(s) to be applied shall be resolved through the design review process in Chapter 18.235. For existing streets, the location and trajectory may also be adjusted subject to the requirements of Section 18.43.140 and the design review process.

[Figure]

Figure 18.43.140B – Apply Streets

STEP 3: APPLY ALLEYS

Access to new blocks and their individual building sites is allowed primarily by alley or side street, with certain requirements for access via the primary street. Alleys are not intended as additional streets but as service alleys, and shall be up to 20 feet wide. The intent of directing access to the rear or side of building sites is to maintain the continuity of the streetscape without interruptions such as driveway access. Therefore, the introduction of rear service alleys is not required if a building site complies with the zone requirements for front access.

[Figure]

Figure 18.43.140C – Apply Alleys

STEP 4: ADJUST ZONE BOUNDARIES

Upon generating the additional block(s) per Table 18.43.140, it may become desirable or necessary to adjust the existing zone boundaries. In such a case, the adjusted zone(s) or new zone(s) are to be applied to the new block(s) per Section 18.43.140(d)(5).

The example in Figure 18.43.140D shows an additional zone being applied to the reconfigured site: The original zone prior to subdividing the parcel and a second city center zone to allow for a different range of intensity and physical character in response to the new block and street configuration.

[Figure]

Figure 18.43.140D – Adjust Zone Boundaries and potentially add a new Zone

STEP 5: APPLY BUILDING SITES

After finalizing the blocks and their zoning, building sites are applied on each block to correspond with the pattern and scale allowed by the applicable zone.

Building sites are for the purpose of building design and reflect the minimum to maximum area needed to effectively design one building per building site per the requirements of the zone.

The example in Figure 18.43.140E shows several building sites, each of which complies with the “building site width” and “building site depth” requirements of the zone. A “project application” may consist of one or as many building sites that can fit on each applicant’s parcel within a block per the zone requirements. For example, a new block may have multiple project applications by different applicants while each application helps to incrementally generate the intended physical character of the zone.

[Figure]

Figure 18.43.140E – Apply Building Sites

STEP 6: APPLY PROJECTS

Each building site is to accommodate one building per the applicable requirements. The building is then designed by the applicant of that building site per the requirements of the zone. Upon concluding the design review process, the actual building site lines are no longer required.

[Figure]

Figure 18.43.140F – Apply Projects

(Ord. 15-2015 § 2 (Exh. B), 6-2-15.)

(a) Required Dedications and Improvements. In order to implement the city center community plan, dedications and improvements may be deemed necessary by the city and may be required as a condition of approval for the project. All dedications and improvements shall be in accordance with Chapter 12.10 (Street Rights-of-Way and Improvements).

(b) Subdivided Parcels. Whenever a parcel is subdivided or when any of the thresholds in Section 18.43.140 apply, public improvements shall be installed on the parcel frontage in compliance with the requirements of this section.

(c) Installation of Streets. When a parcel exceeds the applicable maximum block length in Table 18.43.140 and the application involves any of the scenarios in Section 18.43.140, additional streets are required on the parcel per the following:

(1) In accordance with the general locations for new streets and street types shown on Figure 18.43.050, the applicable street(s) shall be installed as part of the project;

(2) As required by the city, the project shall provide the necessary right(s)-of-way to install its pro rata share of all necessary street improvements. The city shall determine if a street is to be dedicated as a public street or if it will remain as a private street;

(3) The street(s) to be applied to the property shall be from those labeled “New Street” or “Optional as New Street” in the city center community plan subject to the design review process in Chapter 18.235.

(d) Physical Transitions. As required by the city, when a street is improved, the nearest intersection(s) shall be redesigned to correspond with the applicable street requirements from the city center community plan. Improvement plans for each street being improved or installed shall include the proposed design for the involved intersections subject to the city’s review and approval and shall address the following:

(1) When a new building, addition, or other site improvement affects the layout of an existing parking area or the alignment of existing driveway access, the site plan for the new building, addition, or other site improvement shall show how the resulting parking area or driveway access will be reconfigured to be consistent with the zone standards and to provide effective physical transitions between the area(s) being improved and areas not being improved.

(2) When a streetscape is improved on one block and the adjacent blocks are not being improved, the streetscape plan for the project shall show how the physical transition between the improved block and the blocks to remain unimproved is consistent with the standards in Section 18.43.030, subject to the review and approval of the lane-transitions by the city. Such transitions between improved and unimproved blocks may require that the ultimate improvements along the block to be improved may not be able to be installed until such time as the adjacent blocks are proposed for the same improvement(s). In such cases, the streetscape plan for the project shall show the interim improvements and the ultimate improvements.

(e) Standards. All improvements shall comply with the applicable standards and requirements of this article. (Ord. 15-2015 § 2 (Exh. B), 6-2-15.)

In addition to the requirements set forth in Chapter 18.235, the approval authority shall approve or conditionally approve a project subject to this article only when all of the following findings, as applicable, can be made.

The project:

(a) Generates or maintains an interconnected, network of walkable, pedestrian-oriented blocks defined by pedestrian-oriented streets, as shown in Figure 18.43.050 and envisioned in the city center community plan;

(b) Supports public open space corresponding to the intended physical character and role of the adjacent zone(s);

(c) Provides for vehicular and service access to blocks through alleys or as otherwise allowed to maintain a pedestrian-oriented streetscape while adequately servicing individual buildings; and

(d) Complies with the applicable requirements of Figure 18.43.050. (Ord. 15-2015 § 2 (Exh. B), 6-2-15.)