ATTACHMENT 2
Summary of Changes to the April 2011 Draft North Fremont Specific Plan
The following summarizes the contextual changes to the April 2011 Revised Draft North
Fremont Specific Plan that are reflected in the September 2012 Revised Draft that has now
been posted to the website and made available to the public. A February 2012 Revised Draft
was also published on the website and made available to the public earlier this year. The
February 2012 Revised Draft incorporated comments received and authorized by the
subcommittee. The new September 2012 Revised Draft reflects a new standard format that has
been established for the City's three new specific plans (Downtown, Lighthouse/Foam, and
North Fremont). The new template is more user-friendly to the on-line user and has an
improved graphics capability. In sum, the September Revised Draft reflects the following:
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Changes authorized by the subcommittee during public meetings held from May 2011
through February 2012, including specific references to controlling impacts to adjacent
residences (see separate section below)
Two new chapters: Financing/Implementation and Administration
New formatting and organization to establish greater consistency with the other specific
plans
The contextual changes are therefore summarized as follows:
INTRODUCTION
General Plan Goals have been added to the introduction. These goals set the stage for the
purpose of the Specific Plan as an implementation tool for the North Fremont mixed use
neighborhood.
CHALLENGES AND OPPERTUNITIES SECTION
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The Noise subsection on page 23 has been expanded to address airport noise and the
Monterey Airport Comprehensive Land Use Plan restrictions.
While reviewing the Land Uses Subsection during Subcommittee and public discussion,
it was suggested that the value of the VAF zoned properties may change if the VAF
charter restriction were lifted. The ultimate value would be dictated by market changes
over time. Currently, property owners are requesting more flexibility. Lifting the charter
restrictions would incentivize the property owner to invest in improvements to the
existing hotel properties, add amenities that are currently prohibited under the charter,
and ultimately increase the value of the property and transient taxes to the City.
The Design Character subsection describes in better detail how the design guidelines
will require that site and building design mitigate negative impacts to adjacent
residences.
A description of a prototype conference facility has been added per the financing study.
The concept is that type of facility would be complimentary and not necessarily compete
with existing facilities, including the City’s Conference Center.
The Character Areas subsection has been expanded to better describe how the three
areas will be distinguished through a slight variation of allowed uses and development
standards.
A section on Crime Prevention Through Environmental Design has been added.
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LAND USE AND DEVELOPMENT
Uses
 Use-related objectives have been added. Use tables have been developed consistent
with zoning ordinance revisions reflecting new definitions for retail and restaurant related
uses. Residential uses requiring use permits are defined by density and location. All
commercial uses fronting Bruce Lane or Kolb Avenue require a use permit.
Site Planning
 O.2.3-5 has been added that addresses parking, safety, and adjacent utilities.
 S.2.3 narrowed the requirement of through-lot requirement to apply only to lots between
North Fremont and Fairgrounds Road to ensure that generous setbacks are allowed
along Bruce Lane.
 G.2.2 address when outdoor seating may be allowed in the ROW.
 G.2.8 defines high activity areas.
 New sketches illustrate topography guidelines.
 G.2.9 addresses Crime Prevention Through Environmental Design
 G.2.10 is more specific to North Fremont/Fairgrounds Road sites.
 Open Space section has been expanded.
 G.2.40 addresses minimizing impacts to adjacent residences.
Building Design, Mass and Scale
 Building Design section has been combined with Mass and Scale section.
 Eliminated regulations and guidelines addressing minimum floor area for retail uses and
eliminated guidelines specific to full-service hotels/motels.
 O.3.5, S.3.2 and G.3.4 address minimizing impacts to adjacent residences.
 O.3.9, O.3.10, S.3.2, S.3.3, address projects exceeding 35 feet in height.
 G.3.8 has been softened to allow flexibility in design by providing a menu of design
techniques that can be used.
 G.3.10 now includes recommended solid to void dimensions.
Building Materials and Colors
 O.4.2 requires durable, low maintenance building materials.
Lighting
 Requirement for review and approval of a project’s lighting plans has been added,
including possible requirement of a photometric study.
 O.5.7 requires application of CPTED standards.
Signs
New section has been developed.
CIRCULATION, PARKING AND STREETSCAPE
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Some graphics require updating to reflect actual BRT stop locations.
The street naming process for North Fremont has been described.
Recommended parking programs are described, but not required.
Streetscape section incorporates the Streetscape Plan that was developed by Bellinger
Foster Steinmetz.
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FINANCING & IMPLEMENTATION SECTION
This section has been developed according to the results of the North Fremont Financing Plan.
The section highlights the importance of the development of opportunity sites to stimulate
development along the corridor. The section also lists potential funding programs and
mechanisms, but concludes that the ultimate financing strategy is being developed with the new
citywide long term Capital Improvement Program that remains a work in progress.
ADMINISTRATION
This section outlines the process for application and implementation of and amendments to the
specific plan and its relationship to citywide land use policies and regulations.
SPECIFIC REFERENCES TO PROTECTION OF RESIDENTIAL USES ADJACENT TO THE
SPECIFIC PLAN AREA:
SECTION
Introduction
PAGE
8
Concept Plan
19
Challenges
Opportunities
& 23
25
28
33
37
DESCRIPTION
Guidelines should address impacts on adjacent residential
areas.
Parking, branding, circulation, creating a sense of place, and
ensuring that new development is sensitive to adjacent
residential uses.
NOISE - Special consideration will be required in the
determination of allowed uses and development standards for
mixed-use properties with residential uses above commercial
uses, and development adjacent to existing residential
neighborhoods to reduce noise impacts to residents.
SENSITIVITY TO ADJACENT RESIDENTIAL DWELLINGS –
Residential dwellings adjacent to the Planning Area require
special consideration
Figure 3 maps “Sensitive Areas” to include properties along
Bruce Lane
DESIGN CHARACTER – These regulations encourage
improved appearance, mitigate impacts of older building
designs on adjoining businesses, and require design solutions
and/or buffers where necessary to be sensitive to and reduce
impacts to adjacent residents.
VISITOR SERVING CHARACTER AREA – Providing
subgrade parking. This would relieve parking impacts to the
adjacent neighborhoods, provide additional revenue for the
property owners, and help address the Fairgrounds parking
issues.
Dundee Ave and Bruce Lane are sometimes use by North
Fremont Street customers and deli very trucks as a return to
Monterey, rather than returning to North Fremont Street and
going through several traffic signals. Proper design of
underdeveloped, and redeveloped sites can direct traffic to
use the appropriate streets and accessways.
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Land Use &
Development
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Circulation,
Parking &
Streetscape
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OBJECTIVE O.1.2. – The project us adjacent to Bruce Lane
or Kolb Avenue and includes Commercial and/or Visitor
Serving uses that do not generate high levels of noise, traffic,
or other nuisances that may have an impact on the adjacent
residential uses.
OBJECTIVE O.2.2. – The privacy of existing adjacent
residences is preserved and noise impacts are avoided
through sensitive lot design and use of buffers, such as
landscaping, parking, and open space.
STANDARD S.2.3. – Projects on through lots between North
Fremont Avenue and Fairgrounds Road, and corner lots shall
provide a building face to both streets.
STANDARD S.2.4. – Projects shall be predominantly built to
the back of sidewalk, with the exception of projects that front
Bruce Lane.
STANDARD S.2.5. – Minimum setbacks to Bruce Lane shall
be 15 feet for first and second stories; 25 feet for third stories.
GUIDELINE G.2.7. – Provide buffers where necessary to
reduce impacts to adjacent residents, such as landscaping.
GUIDELINE G.2.8. – Appropriately to avoid noise and privacy
impacts to existing residences.
O.2.11. Parking facilities are conveniently located and
designed to be attractive, compatible additions that provide a
pedestrian-friendly edge to the area but do not cause negative
impacts to adjacent residences.
GUIDELINE G.2.40. – Design structures or surface lots to
minimize light and noise impacts to adjacent residences.
While remaining sensitive to existing adjacent residences.
OBJECTIVE O.3.5. – The project preserves the privacy of
existing adjacent residences through sensitive building design.
STANDARD S.3.2. – Up to 40 foot high buildings may be
permitted in the Village Core Area with a Use Permit, provided
the project is consistent with Mass and Scale Objectives and
Design Guidelines and the height and setback requirements
from Bruce Lane.
GUIDELINE G.3.4. – Orient decks and windows away from
the existing private yards and decks and windows of existing
residences.
OBJECTIVE O.5.2. – The lighting is sensitive to adjacent
residential uses.
GUIDELINE G.5.2. – Conceal all light sources from adjoining
properties.
Increased enforcement to limit spillover in adjacent
neighborhoods, including special tow-away regulations during
fair days.
To implement Residential Parking Benefit Districts in
commercial-adjacent residential areas.