DSG-8: OPEN SPACE IN PRIVATE REALM

Access to open space is critical for community health and well-being. In addition to public open space, open space in private development will be necessary to serve the increased number for residents and employees in the Plan Area. The purpose of the open space and landscaping standards is to ensure that with growth in population over the next twenty years, the community is adequately served with open space amenities, by augmenting public open spaces with open spaces in private development.

Open Space in private development may have varying degrees of public access. Some open spaces may be accessible only to residents or employees occupying the building, while some open spaces may be fully accessible to public.

Types of private open spaces for common use include roof gardens, roof-top amenities, playgrounds, community rooms, etc.

Privately owned public spaces include forecourts in front of the building, courtyards, paseos, ground floor lobbies and atriums.

Standards

DS-8.1: Private open spaces for common use shall be easily accessible to all inhabitants of the building.

DS-8.2: Private open spaces for common use shall have good access to light and air. There should be enough “eyes” on the space by orienting as many balconies and windows towards the common open space.

DS-8.3: Both private and publicly accessible open spaces shall be designed for safety with ample lighting and other security measures as relevant.

DS-8.4: Privately owned publicly accessible open spaces shall be visible and directly accessible from public streets, with clear signage.

DS-8.5: Open Spaces should be designed for universal access and should be provided with comfortable seating, shade, access to daylight and air, and landscaping.

DS-8.6: Open Spaces should be designed with sustainable best practices such as the use of recycled materials, drought tolerant planting, storm-water management systems, etc.

DS-8.7: Publicly accessible open space provided in all new development shall comply with City of Millbrae’s Parkland dedication requirements.

Guidelines

G-8.1: Design of all outdoor open spaces should take into consideration wind patterns and provide adequate screening from winds where needed.

G-8.2: Design of all outdoor open spaces should ensure solar access for at least 6 hours a day.

G-8.3: Permanent and/or temporary programming in publicly accessible outdoor spaces is strongly recommended to activate the space and create a sense of community. The programming can include farmer’s markets, fairs, art and food festivals, live performances and concerts. The public space design should consider provision of power outlets, adequate lighting and movable outdoor furniture to support such programming.

G-8.4: Building frontages adjacent to outdoor public spaces should be designed with good facade articulation and good quality building materials.

Usable Open Space Requirements

(a) The open space requirements of this district are in addition to park requirements resulting related to a subdivision map. Open space required by this section is intended to be for the use and enjoyment of the residents of the development.

(b) Each dwelling unit shall be provided with the following:

(1) Not less than eighty (80) sq. ft. per dwelling unit of private usable open space directly accessible to each unit provided that no single creditable private usable open space shall be less than seventy-five (75) sq. ft. or have a dimension of at least six (6) feet in each direction, or

(2) 150 percent of the private usable open space requirement in common usable open spaces provided that no creditable common usable open space shall be less than 300 sq. ft. with a dimension not less than fifteen (15) feet in each direction, or

(3) A proportional combination of both of the above.

DSG-9: PUBLIC ART

The community has expressed a strong desire to integrate public art in to the Plan Area. Public Art creates visual interest in the public realm, serves as landmarks, expresses community character and reflects community culture. Public Art can take the form of sculptures, murals, interactive installations or window displays. The Millbrae Cultural Arts Advisory Committee will serve as the advisory body for all public art proposed in the Plan Area.

Standards

DS-9.1: Public Art should be integrated in the design of public spaces from the concept stage to ensure that its location on site does not conflict with pedestrian and vehicular circulation paths and access; and to ensure aesthetic integration of the art work with the design of the space.

DS-9.2: All new development shall be required to provide public art, in compliance with the new public art ordinance and in-lieu fee to facilitate art in the Specific Plan Area.

DS-9.3: Public Art shall be located in areas of high-visibility and universal accessibility, and where possible, combined with mobility features such as bike racks.