HomeMy WebLinkAbout02-27-2013 PC Item 1 Attch 8ATTACHMENT 8
Eastern Urban Center (EUC)
Sectional Planning Area (SPA)
Otay Ranch GDP
REVISED AMENDMENT DRAFT
February 5, 2013
Project Sponsor
McMillin Otay Ranch, LLC
P.O. Box 85104
San Diego, CA 92186
Contact: Todd Galameau
(619) 794 -1204
tgalarneauAmcmillin.com
Prepared by
Cinti Land Planning
PMB 101, PO 439030
San Diego, CA 92143 '
Contact: Gary P. Cinti
(619) 223 -7408
ggy( ,,cinti.com
INTRODUCTION
B. Record of Amendments
1. Amendment to the Site Utilization Plan to change the Eastern Gateway District from
mixed use to residential and deleting reference to an alternative school site. (Date to be
inserted upon approval of the amendment)
1/21/13
I -4
SPA PLAN
Page 2 of 39
INTRODUCTION
i
P�tential Public Components
Park
r� Ubrary
Fire Station
Potential Elementary School*
Site
Utilization Plan
(Existing)
Area Eastern Urban Center Districts Acres
Symbol
' Does not include perimeter arterial highways
mbol'
R
Gateway Mixed Use Commercial District
22.7
2
Northeastern Neighborhood District
13.2
3
Eastern Gateway Neighborhood District
17.2
Low I Target High
Business District
25.4
100
Mixed Use CivldOffice Core District
23.3
0
Main Street District
34.7
2
Eastern Gateway District
9.6
8
Southwestern Neighborhood District
12.5
9
Central Southern Neighborhood District
24.4
0
Southeastern Neighborhood District
23.6
400
Total'
206.6
' Does not include perimeter arterial highways
mbol'
R
Eastern Urban Center Districts
Non - residential
Residential
Sq. Ft. (OOOs)
Permitted
Dwelling Units Permitted
Low
I Target I High
Low I Target High
1
Gateway Mixed Use Commercial District
Northeastern Neighborhood District
Eastern Gateway Neighborhood District
Business District
Mixed Use Civic/Office Core District
Main Street District
Eastern Gateway District
Southwestern Neighborhood District
Central Southern Neighborhood District
Southeastern Neighborhood District
Not to Exceed, Totals
100
400
700
0
50
100
2
2
120
200
150
300
500
3
5
50
250
150
400
750
4
500
1,362
1,900
0
100
150
5
100
900
1,000
0
200
300
6
80
240
400
100
533
800
7
10
170
400
50
200
300
8
2
50
200
300
500
700
9
2
45
100
130
500
650
10
Maximum,
2
150
200
200
200
450
3,487
2,983
CPF Site
Notes:
t le: District 10 may also bean alternative for the 1. *Numeric Area Symbols do not represent phases.
E ementary School Site. 2. The allocation of intensity in each district shall be
based on the building height regulations in the EUC
Form Based Code.
crEastern Urban Center
ZAR OTAY RANCH
(4/1/09
I -23
Urban Design: RTKL
Cinti Land Planning
�.�. orp, a pr q ma.or
7%= aar. 7
. r xr roe so
Exhibit III -6
SPA PLAN
Page 3 of 39
INTRODUCTION
�1
Public Components
Park
Library
Fire Station
Potential Elementary School'
CPF Site
Site Utilization Plan
(Proposed)
Eastem Urban Center Districts
Acres
Gateway Mixed Use Commercial District
22.7
Northeastern Neighborhood District
13.2
Eastern Gateway Neighborhood District
17.2
Business District
25.4
Mixed Use CiviclOKce Core District
23.3
Main Street District
34.7
Eastern Gateway District
9.6
Southwestem Neighborhood District
12.5
Central Southern Neighborhood District
24.4
Southeastern Neighborhood District
23.6
Total'
206.6
*Does not include perimeter arterial highways
Proposed Amendments subject to
City Council Approval
Eastern Urban Center Districts
Non - residential
Residential
Sq. Ft. (000's) Permitted
Dwelling Units Permitted
Low I Target I High
Low I Target I High
Gateway Mixed Use Commercial District
Northeastern Neighborhood District
Eastern Gateway Neighborhood District
Business District
Mixed Use Civic/Office Core District
Main Street District
Eastern Gateway District
Southwestern Neighborhood District
Central Southern Neighborhood District
Southeastern Neighborhood District
Not to ExcW, Totals
100
400
700
0
50
100
2
120
200
150
300
500
-r10
50
250
150
400
750
iica 505
f 2
1,900
0
100
150
100
900
1,000
0
200
300
80
240
400
100
533
800
* 0
,He 0
4* 0
50
200
300
2
50
200
300
500
700
2
45
100
130
500
650
2
150
200
200
200
450
3,487
2,983
Notes:
1. ' Numeric Area Symbols do not represent phases.
2. The allocation of intensity in each district shall be
based on the building height regulations in the EUC
Fnrm Rasad Cnda_ Chanrar n3 ng 009h vi therein
Eastern Urban Center
CHU
OF OTAY RANCH
(h'69)� 1/30/13
I -23
Urban Design: RTKL
Cinti Land Planning
W &A" CA(MI M74W
1/30113
Exhibit III -6 Proposed
SPA PLAN
Page 4 of 39
Foy BASED CODE
P( DISTRICT REGULATIONS & VILLAGE DESIGN PLAN
Eastern Urban Center Sectional Planning Area (SPA)
Otay Ranch GDP
REVISED AMENDMENT DRAFT
February 5, 2013
Project Sponsor:
McMillin Otay Ranch, LLC
P.O. Box 85104
San Diego, CA 92186
Contact: Todd Galameau
(619) 794 -1204
tgalameau @mcmillin.com
Prepared by:
Cinti Land Planning
PMB 101, PO 439030
San Diego, CA 92143
Contact: Gary P. Cinti
(619) 223 -7408
gary@cinti.com
Page 5 of 39
INTRODUCTION
EASTERN URBAN CENTER SPA BUILDING TYPE DISTRICTS DEFINITIONS
13YMOL
Crom Site
Utilization
Plan)
DOMINANT BUILDING TYPE
DESCRIPTION
EUC -1
Business/Retail
Gateway Mixed Use Commercial District
EUC -2
Residential
Northeastern Neighborhood District
EUC -3
Residential
Eastern Gateway Neighborhood District
EUC -4
Business/Retail
Business District
EUC -5
Mixed Use /Civic
Mixed Use Civic /Office Core District
EUC -6
Mixed Use
Main Street District
EUC -7
ib4bm&JUse Residential
Eastern Gateway District
EUC -8
Residential
Southwestern Neighborhood District
EUC -9
Residential
Central Southern Neighborhood District
EUC -10
Residential
Southeastern Neighborhood District
01.08.0001 Adoption of Regulatory Districts Maps
The Regulatory Districts Maps for the Otay Ranch Eastern Urban Center SPA are established
in Chapter 02, District Regulations and Design Provisions, which includes, among other
requirements, maps of each district as District Requirements. These maps, together with all
notations, references, data, district boundaries and other information in Chapter 02, are made a
part of these Eastern Urban Center SPA Planned Community District Regulations and adopted
concurrently herewith.
01.08.0002 Amendments to the Regulatory Districts Maps
Changes to the boundary of the EUC, in accordance with Chapter 04, Administration of the
Code, shall be made by Ordinance and shall be reflected on the Eastern Urban Center SPA and
Regulatory Plans, as provided in the CVMC. Minor changes resulting on the basis of an approval
of a tentative or final map may be made to the Regulatory Plans as an administrative matter. As
provided for in Chapter 04, herein.
01.09.000 Clarification of Ambiguity
If anbiguity arises concerning the proper classification of a particular land use within the meaning
anc intetit of this Ordinance, or if ambiguity exists with respect to height, setback requirements, area
or esign requirements or regulatory district boundaries as set forth herein, it shall be the duty of the
Zoi dng Administrator to ascertain all pertinent facts concerning such ambiguity and make the
determination of interpretation. This determination may be appealed to the Planning Commission;
the Planning Commission decision can be appealed to the City Council. If the appeal is approved by
the i Commission, or on appeal, by the City Council, the established interpretation shall govern there -
aft$r.
($111f99) 1/21/13) 1 -8 EUC PC DISTRICT REGULATIONS
Page 6 of 39
INTRODUCTION
Sh uld any provision of these regulations conflict with the regulations of the Municipal Code, the
rec uirements herein shall apply. References to the Chula Vista Municipal Code incorporate the Code
provisions in effect on the date of project approval.
Ki10.000 Effect of Regulations
Th provisions of this Ordinance governing the use of land, buildings, structures, the size of setbacks
abi itting buildings and structures, the height and bulk of buildings, standards of performance, design
rec uirements, and other provisions are hereby declared to be in effect upon all land included within
the boundaries of each and every regulatory district established by this Ordinance.
0111.000 Amendments
Arty amendment made to the EUC FBC after initial adoption shall be described below:
Amendment Date of Ordinance
N tuber Adoption Number General Description
1 to be inserted upon adoption Amended to change the Eastern Gateway District from
mixed use to residential and establish 3 -story
minimums fronting on "D" Street and in lots 4 and 27.
Reduced the minimum height in lots 11 and 21 to 2-
story, with 3 -story minimum fronting "D" street, and
adding specific locations for enhancements.
(1/21/13) 1 -9 EUC PC DISTRICT REGULATIONS
Page 7 of 39
i
Chapter 02 District Regulations and Design Guidelines
.00.000 Purpose and Intent
purpose of this Chapter is to provide regulations and design guidelines for each of the ten
Districts. It is intended that these regulations and guidelines are used to supplement the
r requirements in the FBC and related documents.
Ibis Chapter identifies six dominant land use categories and each of the EUC districts that fall
ithin each of those categories. Districts correspond to those identifies in Exhibit II- 1(Districts).
efer also to Chapter III for additional requirements and exceptions. The requirements for each
district include a range of urban form guidelines and then concludes with a diagram indicating
district specific regulations, including:
a. Land use
b.
Permitted intensity
C.
Pedestrian corridor widths
d.
Building setbacks
e.
Building height regulations
f.
Access management regulations
g.
Parking requirements
(8/1/09)
Districts (Existing)
9
Ww� rryd W G.•woY Oda
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3nw..
w�a.n..ao.em
V . w C—Off w. o..d
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C.Wk u.. �dWOM
TOW
Exhibit II -I
II -1 EUC PC DISTRICT REGULATIONS
Page 8 of 39
i
Chapter 02 District Regulations and Design Guidelines
0.00.000 Purpose and Intent
purpose of this Chapter is to provide regulations and design guidelines for each of the ten
'Districts. It is intended that these regulations and guidelines are used to supplement the
r requirements in the FBC and related documents.
its Chapter identifies six dominant land use categories and each of the EUC districts that fall
ithin each of those categories. Districts correspond to those identifies in Exhibit II- 1(Districts).
-.fer also to Chapter III for additional requirements and exceptions. The requirements for each
strict include a range of urban form guidelines and then concludes with a diagram indicating
strict specific regulations, including:
a. Land use
b. Permitted intensity
C. Pedestrian corridor widths
d. Building setbacks
e. Building height regulations
f. Access management regulations
g. Parking requirements
i i y1
a
Districts (Proposed)
�M+ra
Eaetem WWCenW0WN6 Agee
G." KkW W. C.—W 0416. 221
Z
NxMenl.n*gfte w NW 12.2
3
E.e oG.W yN"WkWDWd 171
S.d.o G.ea 25A
N9wurC- 0ywC.0 25.2
NLN MW N" XT
E. O9 ly D" 9.5
8
SaM.wIN. Npnephae50*;d 12.5
9
Ci MSwrN N4Vkv WSWM 2e.4
19
Sa MNOVMMOee DW 27.5
Tour 108.8
l�
(8//09) (1/21/13)
I
'Opeen 1 xWOe penmewNW4149hay]
Exhibit II -1 (Proposed)
EUC PC DISTRICT REGULATIONS
Page 9 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 4 - Table of Requirements (Existing)
N_
C ~y
Dominant Land Use m
m
Residential Dwelling Units Permitted
Low
Target
High
0
100
150
Non - Residential Intensity Range
(in 000's Sq. Ft.)
Low
Target
High
500
1,362
1,900
U -10'
Building Setback
Stories
or height in feet
Minimum Average Building Height 1 5
25' 70'
MH1 MI-15
1 -7 3 -15
Building Height Range (stories)
(8/x/09)
II -12
Exhibit II -9a
EUC PC DISTRICT REGULATIONS
Page 10 of 39
N
h
N
d
U
W
0
V
Access Management Category
o
Z
J
(8/x/09)
II -12
Exhibit II -9a
EUC PC DISTRICT REGULATIONS
Page 10 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
,District 4 - Table of Requirements (Proposed
pominant Land Use
m
Residential Dwelling Units Permitted
Low
Target
High
0
100
150
Non - Residential Intensity Range
(in 0001s Sq, Ft.)
Low
Target
High
-599 -505
47F62- L,532
1,900
Setback
Average Building Height
Building Height Range (stories)
Management Category
( ) 2( 5113)
0' -10' 1 0-15'+
Stories
or height in feet
1 5
25' 70'
MH1 I MH5
1 -7 1 3 -15
N H
N N
U
U Q
Q
zJ
Exhibit II -9a
II -12 EUC PC DISTRICT REGULATIONS
Page 11 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
district 7 - Table of Requirements (Existing)
N
Dominant Land Use x
Residential
Dwelling Units Permitted
Low
Target
High
50
200
300 _E]
Non-Residential
(in
Intensity Range
000's Sq. Ft.)
low
Target
High
10
170
400
0' -5' 1 0' -10' 1 0 -154
Setback
Stories
or height in feet
Mi imum Average Building Height 3
�
40'
MH3
3 -12
Height Range (stories)
(8M /09) II -34 EUC PC DISTRICT REGULATIONS
Page 12 of 39
p � N
(1)
A�cess Management Category
¢
��
t U
z
m�¢
a¢
i
(8M /09) II -34 EUC PC DISTRICT REGULATIONS
Page 12 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
i
District l - Table of Requirements (Proposed)
w
Land Use
Low Target
Residential Dwelling Units Permitted 50 200
Non - Residential Intensity Range Low Target
(in 000's Sq. Ft.) 4* 0
0' -5' 0' -10' 0 -16+
Building Setback
Stories
or height in
Minimum Average Building Height 3
(Refer also to exceptions in 40'
ha ter 03.09.002b vi, herein and
Exhibit 111-49 or a itiona requirements.) MH3
2-12
Building Height Range (stories)
I
-4* 0
EUC PC DISTRICT REGULATIONS
Page 13 of 39
U
v
7 0)
�M
N
E 0
Management Category
o
g<
a a
z
m
I
-4* 0
EUC PC DISTRICT REGULATIONS
Page 13 of 39
We:
f r compere requiremenrs ana now
t apply those specified on this exhibit.
{�} 1/( 2113)•
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 7 Requirements
---------- ^--t ....... rl%,-I--
►g)
Exhibit H -23b (Existing)
II-35 EUC PC DISTRICT REGULATIONS
Page 14 of 39
Nc
for compete requirements ana now
to apply those specified on this exhibit.
1/21/13
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 7 Requirements
�t
II -35 EUC PC DISTRICT REGULATIONS
Exhibit II -23b (Proposed)
Page 15 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
Residential Neighborhoods (Existing)
Exhibit II -24 (Existing)
Residential Neighborhoods (Proposed)
(10,'&69) 1/21/13
i
• Exhibit II -24 (Proposed)
II -37 EUC PC DISTRICT REGULATIONS
Page 16 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 2 - Table of Requirements (Existing)
,_
v
a
Dominant Land Use 0
o:
Residential Dwelling Units Permitted
Low
Target
High
150
300
500
Non - Residential Intensity Range
(in 000's Sq. Ft.)
Low
Target
High
2
120
200
Building Setback
Stories
or height in feet
Minimum Average Building Height 1 3
25 40'
MH1 MH3
Building Height Range (stories)
1 -7
2 -7
OD
t6
N
[ 3
:.0
Access Management Category
Notes:
Minimum height for buildings fronting arterials is 3 stories.
Refer to Exhibit 'Pedestrian Corridors' for widths and locations.
(81/09)
Exhibit II -28a
II -44 EUC PC DISTRICT REGULATIONS
Page 17 of 39
c�N
y
OD
t6
N
[ 3
:.0
Access Management Category
c
Q
U N
o
� V
0
a.
'= t
z
RI /R0
Notes:
Minimum height for buildings fronting arterials is 3 stories.
Refer to Exhibit 'Pedestrian Corridors' for widths and locations.
(81/09)
Exhibit II -28a
II -44 EUC PC DISTRICT REGULATIONS
Page 17 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
i
District 2 - Table of Requirements (Proposed)
Land Use
w
N
v
tr
Residential
Dwelling Units Permitted
Low
Target
High
150
300
500
Non -R
(in 00('s
asidential Intensity Range
Sq. Ft.)
Low
Target
High
2
120
200
Buildido Setback
Minimum Average Building Height
0' -10'
Stories
or height in feet
1 3
25' 40'
MH1 MH3
Building
Height Range (stories)
1 -7
3-2-7
N t0
� V1
N
C O
i
(1130/13)
Exhibit II -28a (Proposed)
II-44 EUC PC DISTRICT REGULATIONS
Page 18 of 39
N
h
N t0
� V1
N
C O
Q
N
V
p) L
Acces
Management Category
o
Z
o
a Q
� a
I
J
�
I
.. _
RI/R0
i
(1130/13)
Exhibit II -28a (Proposed)
II-44 EUC PC DISTRICT REGULATIONS
Page 18 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 2 Requirements
Northeastern Neighborhood District
(Existing)
Birch Rd.
:1,01■
3 story minimum
fronting arterial
highways
Lot 4
MH3
0
S�iee� N
cow
II -45
LL
Note: Refer to entire SPA and FBC
for complete requirements and how
to apply those specified on this exhibit.
Exhibit II -28b
EUC PC DISTRICT REGULATIONS
Page 19 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 2 Requirements
4 Northeastern Neighborhood District
(Proposed)
Birch Rd.
f Iki■
Lot 4
MH3
Minimum 3 -story building height
LL
co
Note: Refer to entire SPA and FBC
for complete requirements anj how
to apply those specified on this exhibit.
Exhibit II -28b
11-45 EUC PC DISTRICT REGULATIONS
Page 20 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
istrict 3 - Table of Requirements isting
esidential Dwelling Units Permitted
Low
Target
High
150
400
750
I on-Residential Intensity Range
( n 000's Sq. Ft.)
Low
Target
High
5
50
250
0' -5' 1 0' -10'
Setback
Stories
or height in feet
Minimum Average Building Height
3 5
40' 70'
MH3 MI-15
2 -7 1 3 -12
Height Range (stories)
ties:
4inimum height for buildings fronting arterials is 3 stories.
efer to Exhibit Pedestrian Comdors" for MdUis and locations.
bfA9) 1/21/13 II -48
Exhibit II -30a (Existing)
EUC PC DISTRICT REGULATIONS
Page 21 of 39
y
N
7 N
N !9
y N
U
000
6 v
J
U=
N
U
4ccess Management Category
o
Q
o
d
Z
J
m
F-
1
�
ties:
4inimum height for buildings fronting arterials is 3 stories.
efer to Exhibit Pedestrian Comdors" for MdUis and locations.
bfA9) 1/21/13 II -48
Exhibit II -30a (Existing)
EUC PC DISTRICT REGULATIONS
Page 21 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 3 - Table of Requirements (Proposed)
Land Use
w
M
y
a�
o:
Residential
Dwelling Units Permitted
Low
Target
High
150
400
750
Non-
(in 00
esidential Intensity Range
's Sq. Ft.)
Low
Target
High
10 -7 -
50
250
uildi6q Setback
Minim Average Building Height
Refer to Section 03.09.002b vi for
uildiog Height Range (stories)
0' -5' 0' -10'
Stories
or height in feet
3 5
40' 70'
MH3 MH5
2 -7 1 3 -12
Note
Minim im height for buildings fronting arterials is 3 stories.
Refer lo Exhibit 'Pedestrian Corridors' for vhdths and locations.
I
1130113
II -48 EUC PC DISTRICT REGULATIONS
Page 22 of 39
H
�
y
N N
� N
U
Q
0 01
M J
m
E U
Acce�s
Management Category
o
o
C
a Q
to
o°
a d
z
i
I
J
i-
Note
Minim im height for buildings fronting arterials is 3 stories.
Refer lo Exhibit 'Pedestrian Corridors' for vhdths and locations.
I
1130113
II -48 EUC PC DISTRICT REGULATIONS
Page 22 of 39
i�
lO
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 3 Re uirements
Eastern Gateway Neigh orhood District
(Existing)
Lot 10
MH5
Lot 13
MH5
Note: Refer to entire SPA and f8C
for complete requirements and how
to apply those specified on this exhibit.
(81/09)
i
i
Lot 11
MH3
Lot 19
MH5
a
0 Y `�1
II -50
M
m
co
-o
°N "'aiiii� E I(
Ir
f
Ke
Y Map
Exhibit II -30b
EUC PC DISTRICT REGULATIONS
Page 23 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 3 Re uirements
Eastern Gateway g Nei h orhood District
(Proposed)
Note: Refer to entire SPA and FBC
for complete requirements and how
to apply those specified on this exhibit.
(� /1 /09) (1121113)
(� requiremen s.
N�
(0
'0
1 �G
Key Map
Exhibit II -30b
II -50 EUC PC DISTRICT REGULATIONS
Page 24 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 10 - Table of
Requirements (Existing)
Dominant Land Use
o:
Residential Dwelling Units Permitted
Low
Target
High
200
200
450
Non - Residential Intensity Range
(in 009s Sq. Ft.)
Low
Target
High
2
150
200
0' -5' 0' -10' 0 -151+
Building Setback
Stories
or height in feet
Minimum Average Building Height 1 3 5
25' 40' 70'
MW MH3 MH5
I
j 1 -7 2 -7 3-12
Building Height Range (stories)
U)
Notes:
Minimum height for buildings fronting arterials is 3 stories.
Refer to Exhibit Pedestrian Corridors' for widths and locations.
i
(0 /09) II -60
Exhibit II -36a
EUC PC DISTRICT REGULATIONS
Page 25 of 39
N
N
Access Management Category
c
E
0
Z
Notes:
Minimum height for buildings fronting arterials is 3 stories.
Refer to Exhibit Pedestrian Corridors' for widths and locations.
i
(0 /09) II -60
Exhibit II -36a
EUC PC DISTRICT REGULATIONS
Page 25 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 10 - Table of Requirements (Proposed)
Dominant Land Use
Residential Dwelling Units Permitted _ --
200 200 450
Non - Residential Intensity Range Low Target High
(in 000's Sq. Ft.) 2 150 200
Setback
Minimum Average Building Height
Note: The minimum building height
in Lot 27 is 3 -story
Height Range (stories)
Management Category
0' -5' 1 0' -10' 1 0 -15'+
Exhibit II -36a (Proposed)
II -60 EUC PC DISTRICT REGULATIONS
Page 26 of 39
Stories
N
or height in feet
Q
Q
U
U
1
3
w
a Q
25'
40'
70'
MH1
j MH3
I
MH5
1 -7
2 -7
3 -12
Exhibit II -36a (Proposed)
II -60 EUC PC DISTRICT REGULATIONS
Page 26 of 39
N
U
Q
Q
U
U
w
a Q
Z
J
Exhibit II -36a (Proposed)
II -60 EUC PC DISTRICT REGULATIONS
Page 26 of 39
DISTRICT REGULATIONS AND DESIGN GUIDELINES
,District 10 Requirements
Southeastern Neighborhood District
(Existing)
v '
\ ry
t
� �rf
Key Map Tr
3 story minimum for
buildings fronting
is Q arterial highways
w
1
Lot 20
MH3
Lot 22
MH5
Lot 27
MH3
(alternative school site)
3 story minimum for
buildings fronting
arterial highways
($/1/09) II -61
eQat
Note: Refer to entire SPA and FBC
for complete requirements and how
to apply those specified on this exhibit.
Exhibit H -36b
EUC PC DISTRICT REGULATIONS
Page 27 of 37
r-
i
(-
W69),(1/21/13)
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District 14 Requirements „- _
Southeastern Neighborhood District
`(Proposed)
Key Map
Minimum
ui�in s_
on "D” St
II -61
Note: Refer to entire SPA and FBC
for complete requirements and how
to apply those specified on this exhibit.
Exhibit II -36b (Proposed)
EUC PC DISTRICT REGULATIONS
Page 28 of 39
GLOBAL REGULATIONS AND DESIGN PROVISIONS
03.02.002 Business/Retail Dominant District;
This district allows mixed uses as described in the mixed use district description but also
allows single use structures for offices, retail, hotels, and business support services.
Residential and civic uses are also permitted in mixed use and stand alone formats, but
within the district shall be secondary to business and retail activities. Streetscape uses
including concessions such as street vendors in the nearby town square are appropriate in this
district.
In addition to the dominant land uses of the district, the inclusion of services such as child
care facilities and adult education, which complement or support the primary land uses
contemplated for the district, should be encouraged either as stand -alone formats or as a part
of large employment users. Childcare facilities provided in either of these formats will
qualify for credit as Community Purpose Facilities.
03.Q2.003 Mixed Use /Civic Dominant District:
This is similar to the business /retail dominant district, but the emphasis shall be on civic
activities and buildings such as the library, government offices, and quasi - public uses. These
uses need not consume the majority of floor area in the district but the majority of all such
uses located in the EUC shall be located within this district. Streescape uses including
concessions such as street vendors in the civic plaza park are appropriate in this district.
In addition to the dominant land uses of the district, the inclusion of services such as child
care facilities which complement or support the primary land uses contemplated for the
district, should be encouraged either as stand -alone formats or as a part of large employment
users. Childcare facilities provided in either of these formats will qualify for credit as
Community Purpose Facilities.
03 02.004 Residential Dominant Districts:
There are -fie six distinct residential nci0orhoo districts within the EUC, caeh four
surrounding a centralized park facility. Each shall be a predominately residential district.
However convenience retail and personal service uses shall be permitted on the first floor of
buildings with residential uses above. Additionally, residential live -work, flex -space or loft
units, are permitted. These combined uses will be categorized according to the amount of
square footage of non - residential, and number of residential units included for intensity
calculations. Flex -space will be considered non - residential.
0303.000 Building Type District Boundaries
boundaries of Building type districts within the EUC SPA are shown on Exhibit III -1
ulating Plan - Dominant Land Use). The Building type district boundaries shown on the map
;ide with the right-of-way edges of proposed streets, alleys or lot lines. Changes to these
daries resulting from the relocation of a boundary street, alley, right-of-way, or lot line by the
oval of a tentative or final subdivision map shall be incorporated in the Building Type Districts
(1/21/13) EUC PC DISTRICT REGULATIONS
III -2
Page 29 of 39
GLOBAL REGULATIONS AND DESIGN PROVISIONS
Regulating Plan
Dominant Land Use
- (Existing)
y
." Eas tern Urban Center
MY CHULA Of OTAY RANCH
98/109)
III -4
Business /Retail
Mixed Use
Mixed Use /Civic
Residential
Urban Design: RTKL
Cinti land Planning
1.w..p0MM7M 1 1-I
.7 � ILIJ
Exhibit III -1
EUC PC DISTRICT REGULATIONS
Page 30 of 39
GLOBAL REGULATIONS AND DESIGN PROVISIONS
Regulating Plan
Dominant Land Use
(Proposed)
Business /Retail
Mixed Use
Mixed Use /Civic
Residential
* Amendment consists of convertin
the astern Gateway Distnct from
►xe se to Residential
Eastern Urban Center
QiULA of OTAY RANCH
(1/21/13)
III -4
Urban Design: RTKL
Cinti Land Planning
weft" w {4MM740 r1-1
/i• 'I �1 `I�
L.I 1110112
Exhibit III -1
EUC PC DISTRICT REGULATIONS
Page 31 of 39
j GLOBAL REGULATIONS AND DESIGN PROVISIONS
Urban Form District Map
(Existing)
91
EUC - ILLUSTRATIVE SITE PLAT �'�.......,
Exhibit III -461
III -64
EUC PC DISTRICT REGULATIONS
Page 32 of 39
y.
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GLOBAL REGULATIONS AND DESIGN PROVISIONS
Exhibit III -48
vi. Exceptions: Exceptions will be considered that are not factored into height
averaging, specifically buildings that represent iconic architecture, including
towers, that punctuate important intersections, prominent locations, or similar
conditions. Similarly, specific uses requiring single story buildings (such as
high end restaurants, clubhouses, and civic buildings). mtd 25% of the two-
story buif dings in blocks 4, i f, i 2, 26,
Minimum height calculations. The combination of these efements will
contribute to a more -visually compelling skyline. Refer to ehapter 04.04.602
for procedures. All buildings on lots 11, 12. 20, and 21 may be 2 -story in
height, except as otherwise specified below, and exempt from height
averaging. For these lots, the following criteria teria apply:
that buildings fg ronting "D" Street are minimum 3 -story and wrap at the
corners of "F" Street, "H" Street, & "K" Street,
that buildings fronting on EastLake Parkway, "H" and "K" Streets
include enhanced architectural treatment and punctuate the top building
line with vertical elements to avoid a continuous 2 -story roof line. Such
treatments can include, but are not limited to, incorporation of taller
elements, use of materials, colors, massing, articulation, etc. to create
��1 /21 /13)
i
a unique appearance.
that the following intersections have either 3 -sto buildings or 2 -story
buildings with enhanced vertical features to emphasize height at
intersections.
U Southwest corner of intersection of EastLake Pasrkway and "F"
Street (at this location, 3 - story buildings are encouraged, but
hot required),.
III -67
EUC PC DISTRICT REGULATIONS
Page 34 of 39
- kfibi2) kl /21/13)
GLOBAL REGULATIONS AND DESIGN PROVISIONS
L Northwest and southwest corners of the intersection of
EastLake Parkway and "H" Street; and,
U Northwest corner of the intersection of EasLake Parkway and
"K" Street.
U Along the "F" Street frontage of lot 11, to enhance the urban
appearance and to provide a transition to the 3 -story buildings
of the "D" Street frontage;
All 2 -story buildings fronting internal streets and main pedestrian
corridors such as along the BRT lane, shall feature high Quality urban
architecture in accordance with the applicable District Design
Guidelines and Design Regulations, Residential, Building Typologies
and Section 03 10 000 - Architectural Design Guidelines of the EUC
Form Based Code.
All building heights shall be determined in accordance with Section
03.09.002 of this Form Based Code.
III -67b
EUC PC DISTRICT REGULATIONS
Page 35 of 39
GLOBAL REGULATIONS AND DESIGN PROVISIONS
Regulating P
Minimum Average Building Heights
9 g g
1 Binh Road (Existing)
ry
M
0
P6
3
P1
P4
ON
) COk A.
R T
1. conlc Architecture: Bulking architectural desgn representational of its
penal location or prominent address: Special architectural features,
tment and materials, to create a distinctive archilurat facade and
ature at prominent address or street comer.
2. his Conceptual Plan illustrates the minimum average height for each
istrlct indicated at fun build-out. It does not establish the minimum or
ximum heights. Individual buildings may deviate from the the
minimum average height so long as the overall average within the district
3. The average heights include parking within the building, but excludes
separate parking structures or accessory structures, refer to the text in
chapter for additional explanation and methods of calculalwng height.
4. Refer also to Chapter 02 for the minimum and maximum building height
standards for each street frontage.
5. Refer also to Exceptions in C*ter 03.09.003 herein.
m
It1F
d
' Eastern Urban Center
rz
OF
VISCA OTAY RANCH
(9/22/12) III -69
Minimum Average Building Height"
Stories
Feet
1
25
2
35
3
40
5
70
Must meet either stoles or feet, except 1- story buildings
must be a minimum of 25; In height.
Other Height Standards
Height District Boundary
locations where taller buildings are
appropriate
3-Story minimum height adjacent
to arterials
Buildings on these lots should be taller
'
than those on Main Street
Potential school location, which does not
factor in to height avera
ging calculations,
Urban Design: RTKL
Gnti Land Planning
rwM,exNrtlnsfra
219109
Exhibit III -49
EUC PC DISTRICT REGULATIONS
Page 36 of 39
I
Regulating Plan
Minimum Average Building Heights
�Il � (Proposed)
c Architecture: Building architectural design representational of its
dal location or prominent address; Special architectural features,
ment and materials, to create a distinctive architural facade and
re at prominent address or street comer,
Conceptual Plan illustrates the minimum average height for each
ct Indicated at full build-out It does not establish the minimum or
mum heights. Individual buildings may deviate from the the
num average height so long as the overall average within the district
average heights include parking within the building, but excludes
irate parking structures at accessory structures. refer to the text in
iter for additional explanation and methods of calculationg height.
r also to Chapter 02 for the minimum and maximum building height
dards for each street frontage.
!r Aso toExceptionsin Chapter B3:990 heF& 03.09.002b vi, herein
Eastern Urban Center
QTAY RANCH
Minimum Average Building Height*
Stories
Feet
1
25
2
35
3
40
5
70
* Must meet either stories or feet
except that 1 -stony buildings must
be a minimum of 25' in height.
Other Height Standards
Height District Boundary
Locations where taller buildings are
appropriate
3-Story minimum height MOW!
leoerteriefa fronting adjacent street
Buildings on these lots should be taller
than those on Main Street
Potential school location, which does not
factor in to height averaging calculations.
3 story buildings or buildings with enhanced
vertical features to emphasize height at
intersections
Provide enhanced architectural treatment &
punctuate the tog buildino line with yertica
elements to avow a continuous sto coo
ine. (efer a so to haRter 03.09. 2b vi)
Urban Design: RTKL
Cinti land Planning
tae wM,u�piry aa��a
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11125/12
Page 37 of 39
ADMINISTRATION
That any deviation will not result in a reduction of the minimum average
building height required in the overall minimum average height district
boundary;
ii. That any deviation is otherwise consistent with the urban form standards
specified in Chapter 02, herein;
iii. That the project is otherwise consistent with the character description and
design vision (Chapter 02) for the district in which the proposed project is
located;
iv. That the project applicant has received a recommendation for approval of the
intensity transfer from the Master Developer, and written approval from all
property owners that would have any change in their intensity.
04.003 Site Plan and Architectural Review: Site Plan and Architectural Review shall include
those requirements specified in Chapter 19.14.420 et. seq. CVMC.
Intensity Transfers
0.05.001 Purpose: The purpose and intent of the Eastern Urban Center is to create a vibrant
mixed use center serving Otay Ranch and surrounding areas in Eastern Chula Vista.
The Site Utilization Plan provides a range of residential and non - residential intensities
in ten districts, which provide some latitude in the proportion of residential and non-
; residential uses intended for the EUC. There may be development proposals where
the intended character and purpose of the EUC can be maintained, yet result in
inconsistencies with the total intensity established for a particular district, or for the
total intensity of all districts. To provide for these instances, the following regulations
are established to permit and regulate these transfers of intensity. Every project, other
than those at the target intensity, shall require an intensity transfer to insure that the
maximum intensity is achieved at full maturity. Any reduction in low and target
intensity in any district must be met with a corresponding increase in another district
and vice versa.
0.05.002 Transfers Within Intensity Range of a District
Unless a proposed project is exactly consistent with the target intensity shown on the
Site Utilization Plan, an intensity transfer is required. If it is within the intensity
ranges for intensity indicated, then it shall be assumed to be consistent with intended
(4N24/09) IV -11
Page 38 of 39
N
W
Updated as of:
Non - Residential Intensity Monitoring Table
Zoning Administrator's Signature
b
Oq
(O
W
�o
W
b
100
Non - Residential Intensity
Gateway Mixed
C
Square Feet Transfers
Use District
Land Use District
.
(in 000's Sq. Ft.)
Actual Development
Square Feet (Based
Approved Within
200
NE Neigh. Dist.
(from Site
on Actual Design
Site Util. Plan
Notes
-5-10
Mixed Use Civic/
250
0
Office Core Dist.
Utilization Plan)
0
Main Street Dist.
'-d
c�
Review Approvals)
Range (yes/no)
Transferred
Transferred
E. Gateway Dist.
0
Low
Target
High
1,000
SW Neigh. Dist.
In
Out
Central So. Neigh.
b
Oq
(O
W
�o
W
b
100
400
Gateway Mixed
C
yes
Use District
0
NW Neigh. Dist.
120
200
NE Neigh. Dist.
yes
0
Business Dist.
-5-10
Mixed Use Civic/
250
0
Office Core Dist.
r�
c�
0
Main Street Dist.
'-d
c�
1,532
1,900
d
yes
E. Gateway Dist.
0
100
900
1,000
SW Neigh. Dist.
yes
0
Central So. Neigh.
c
Dist.
o
C
SE Neigh. Dist.
n
N
b
Oq
(O
W
�o
W
b
100
400
700
Q
yes
0
0
2
120
200
0
yes
0
0
-5-10
50
250
0
yes
0
0
505
-5w
1,532
1,900
0
yes
O
0
100
900
1,000
0
yes
0
0
80
240
400
0
yes
0
0
-1$ 0
170 0
400 - 0
0
yes
0
0
2
50
200
0
yes
0
0
2
45
100
0
yes
0
0
2
150
200
0
yes
0
0