Land Use Alternatives for the ECR Corridor Specific Plan

All three land use alternatives strive to preserve key commercial land uses.  The main difference in the alternatives is where they allow/encourage additional residential development to take place, as noted below.

"Nodes" are a special place or destination along El Camino Real. They are located at major intersections and provide opportunity for mixed-use development of high design quality, where retail, residential and smaller office uses can coexist in a mutually supportive manner. While they may be accessed by automobile, and more easily by transit because of their proximity to major bus stops, they are envisioned to be enjoyed primarily on foot. The Cherry Orchard located at Mathilda Ave. and El Camino Real is the first example of this type of nodal development.

"Segments" are those areas between the nodes.

The community has reviewed the alternatives through the Community WorkshopPop-up Workshop, and Online Survey (now closed, but comments can be viewed).

The Planning Commission hearing on July 24, 2017 and the City Council hearing on August 15, 2017 provide additional opportunities for public comment on the alternatives.

 

Alternative C - Commercial Focus

  • Residential potential in Nodes only

  • Preserves segment areas for commercial uses

Brief Description

  • Land use scheme is similar to that in the 2007 Precise Plan, preserving the Node concept but defines their boundaries and specifies residential densities.
  • Focused on preserving or increasing the amount of space available for commercial development.
  • Mixed-use (residential and commercial) designations are concentrated in the four Nodes.
  • There is more commercial zoning in the segment areas (areas between the Nodes) as compared to the other two alternatives.

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Alternative M - Mixed-Use Focus

  • Residential potential in Nodes

  • Residential potential in segments

Brief Description

  • Preserves the Node concept and defines their boundaries.
  • Provides a balance between commercial and residential development.
  • Mixed-use designations are primarily within the Nodes with some additional mixed-use areas within the segments.

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Alternative R - Residential Focus

  • Enhanced residential potential in Nodes

  • Enhanced residential potential in segments

Brief Description

  • Preserves the Node concept and defines their boundaries.
  • Provides more opportunity for residential development compared to the other two alternatives.
  • Mixed-use designations are primarily within the Nodes with more mixed-use areas within the segments, compared to the other two alternatives.
  • Residential densities are increased for certain sites within the Nodes.

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Alternatives Comparisons

Comparison of Node and Segment Descriptions

Click HERE to view descriptions of the nodes and segments for each alternative.

Comparison of DeveloPment Potential

Click HERE to view the possible growth scenario for each alternative.