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HomeMy WebLinkAboutItem 3 - Attachment 3 - EUC FOrm Based CodeATTACHMENT 3 DISTRICT REGULATIONS AND DESIGN GUII)ELPIES 02.01.000 Gateway Mixed Use Commercial District (District 1) 02.01,001 Character Description a, The district will serve as a portal and as a transition that "pulls" from surrounding areas into the core of the EUC, including landmark buildings announcing that the EUC is a special place. While both national and regional tenants will be prominent, this district will emphasize horizontal mixed -rise. Vertical mixed -use may be present. b. Organizing Principles & Urban Design Vision. L Northern Landmark and anchor project of the EUC ii. Early phase, urban mixed-use "gateway" to the EUC iii. Prominent locale across from Otay Ranch Town Center (regional lifestyle retail center) • , ti's (3/5/13) i -� EUC • ILLUSTRATIVE SITE PLAN Exhibit 11 -2 11 -2 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES Gateway Mixed Use Commercial. District: NW corner of Street A and Birch Road Looking South *Note: This exhibit is an artist's conception of the ultimate build out of the EUC. [t represents only one of the various alternatives that would be consistent with the intended vision for the EUC. Legend- 1. Canopy street fines improve pedestrian comfort. 2. Human scaled gateway plaza 3. 1 -2 spry retail frarnes plaza creating urban condition 4. Win�ows and awnings provide human scale 5. Outdoor dining activates plaza and sidewalk ........... r .......................... ............................... 0 6. Decorative paving and "zero" curb condition support comfortable pedestrian crossing 7. Fountains offer visual focus to plaza S. Planters, light totems. and other amenities enhance plaza 9, Paseo provides convenient access to parkins d O 0 O Exhibit H -3 Gateway Mixed Use Character Illustrations (4124109) II -3 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINEs 02 .01.002 Overall a. Provide a distinctive architectural entry statement at the northern entry to the EUC, conveyed through landmark buildings and prominent corner treatment within mixed -use setting b. Generate architectural interest, featuring high quality architecture with prominent building entrances and articulated facades 02.01.003 Site Planning a. Incorporate a central entry plaza or feature as the place- making focal point of the district; orient buildings to define this space. b. Use architectural treatment of the facades, as well as landscape to visually screen and further reduce the visual impact of the parking lots and/or structures. C. Coordinate vehicular and pedestrian connection to Business District. d. Screen parking structures and/or lots. This should be done through proper orientation of y `. buildings especially along Street "A" as well as Birch Road. However, landscape screening or other methods may be used. e. Include pedestrian connections that link urban parks and paths. £ Ensure limited access to Birch Road. g. The alignment of jogging path shall be deterzmined during the Design Review and the comprehensive block planning process. It may weave into the development area rather than a continuous fiontage along SR -125. 02.01.004 Architecture a. Design high- quality buildings to highlight the gateway and announce the district from SR- 125 and Birch Road, giving particular attention to providing icon ic "ai rchitecture. b. Introduce "Iconic Architecture" at the intersection with Birch Road to mark this as a special entry portal. c. Put active uses on corners to attract customers and create excitement. (4124109) II -4 EUC PC DISTRICT REGULATIONS DISTRICT° REGULATIONS AND DESIGN GUIDELINES 02.01,005 Landscape a, Include a highly attractive entry plaza/feature to serve as the principal "place- making" feature of this district, b. Provide canopy shade trees in public /outdoor spaces and places to sit in the sun or shade Gateway Mixed -Use Urban Design Diagram (Design Framework Plan) fL /fr I Number Legend: 1. Internal Plaza/Focal Element wl pedestrian i connection to Business District & Village Pathway. Location to be determined. 2. Buildings should have an attractive urban character as viewed from SR -125. Building signing i permitted for major uses. 3. Vehicular & Pedestrian Connection 4. Edge condition to be flexible and seamless 5. These are northern anchors for Main Street and should orient towards Main Street. ....................... ............................... ............. s • Poda� or Fntr,'es M Street Plaza -- MitrictBound3q . . - ---- knpertaniY�e+rs Pedesuvn tiros across Street W Jogng Path • conrtectm to wdsting sidewa k •*, , Yi'lage Paff rvay >w. • Pedestrian /VeKakrConnedon —• Artenal Open Spate 9 Potential Outdoor cafe aConcephW " Footprint ® AcWe G'ou -rd Floor / Tr woarerq CVd)an Puk Exhibit II -4 (4124169) 11 -5 EUC PC DTsTRicT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES District 1 - Table of Requirements Dominant Land Use U� m Residential Dwelling Units Permitted Lori Target High 0 50 1ig Non- Residential Intensity Range (in 000's Sq. Ft.) Low Target High 100 400 700 0' 0' -10' Building Setback Stories or height in feet 1 3 Minimum Average Building Height 25' 40' minimum MH1 MH3 1 -7 Building Height Range (stories) EE Note. Refer to "Pedestrian Corridors" exhibit for widths and locations of walks. Exhibit II -5a. (4124109) II -6 EUC PC DISTRICT REGULATIONS Access Management Category z J a 4 a a iz R IIR0 Note. Refer to "Pedestrian Corridors" exhibit for widths and locations of walks. Exhibit II -5a. (4124109) II -6 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES District 1 Requirements Gateway Mixed Use Commercial District Birch Road Note. Refer to entire SPA and FBC for complete requirements and how to apply those specified on this exhibit. Key Map Exhibit II -5b (4/24/09) H -7 RUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES 02.04.000 Main Street District 02.04.001 Character Description This district will be the most active and urban component of the project, a mixed -use, pedestrian environment that combines office and residential uses over ground floor retail. Entertainment is an important component of Main Street, including retail shops, restaurants, bars and cafes, and a potential for a grocery store, generating activity day and night. Public spaces accommodating community events, street fairs, and farmer's markets will further "make this the place to be." 02.04.002 a. b. C. d. e. Organizing Principles and Urban Design Vision Continuous 3 -4 story mixed -use buildings, Le.,office, residential, hotel (uses include ground level retail). Vibrant, high energy, eclectic "round the clock Main Street" focused mixed use pedestrian - oriented precinct. Visually interesting secondary entry gateway (portal) from Birch Road. Special lighting & signage to provide drama and upscale elegance. High duality pedestrian connections to districts beyond as well as parking with shared parking preferred. Exhibit II -14 (4124109) 11 -20 EUC PC DiSTRiCT REGULATIONS Ef DISTRICT REGULATIONS AND DES [ON GUIDELINES • Main Street District Character Illustration ,4 Fq — Main Street District: Town Square 1'laxa looking West *Note: This exhibit is an artist's conception of the ultimate build out of the EUC. It represents only one of the various altematives that would be consistent with the intended vision for the EUC. r WSJ � 1 Legend: _ L.1rge plaza serves as heart of district 2. Buildings define plaza space 3. Ground floor retail, orbospi�aIity, or similarly activated uses :around "plaza perimeter - 4. Trees shade and 'enrich plaza 5. Plaza includes flbxible open space for a variety of events 6. Public art/fountain become focal point of plaza Note: #S refers to a building not in this district ? 7, pavilion accommodates multiple functions i S. Tall iconic building backdrop district and terminates view Exhibit 11 -15 (4/24109) I1 -21 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES Main Street District Character Illustration Main Street District: At the intersection of Main Street f Street B looking South Note: This exhibit is an artist's conception of the ultimate build out of the EUC. It represents only one of the various alternatives that would be consistent with the intended vision for the EUC. i Legend: s 1. Buildings orient to street ,_ _ 5. C7n street par>ung cai Ts traffic ! 2. Ground floor retail (horizontal as well as vertical nixed use) 7. Curb bulbeuts reduce crossing distance ! with human scaled details such as canopies, awnings, S.- Decoradve paying marks pedestrian and shop windows enliven street crossings - - ; !'3 -Wide sidewalks accommodate intense pedestrian ar�tivfty. i Canopy 9. Outdoor dining act�vates sidewalks �3. and ornamental trees balanced with the tree of tenants F tre�6�Alllity.proyido shade and bcautit3_ �rce�� � ! : S. S re, ape mMti'es such as lighting, bepehe� wwa Minding aps, �.. ................. .......... ,...........,............,,t Exhibit IT-16 (4 {24109) I1-22 EUC PC DISTRICT REGULATIONS t DISTRICT REGULATIONS AND DESIGN GUIDELINES 02.04.003 Overall a. Encourage a complimentary mix of uses throughout the Main Street District to ensure "round- the - clock" activity. b. Promote a high level of streetscape amenity due to the pedestrian- oriented nature of the Main Street District 02.04.004 Site Planning Establish a strong relationship between buildings and Main Street, placing the building at or near the sidewalk edge (i.e. reinforce the street wall). b. Emphasize ground floor- retail frontage, although horizontal mixed use is permitted, along -Main Street, potential residential and boutique hotel with minimal retail uses on the side streets at primary intersection:. c. Highlight ground floor pedestrian oriented uses around Town Square Plaza to activate the space. 02.04.005 Architecture Introduce pedestrian- scaled design elements at street level, including inviting entrances, transparent windows, coordinated canopies and awnings. b. Maintain a high degree of street -level transparency, featuring regular openings (frequent entrances), expansive storefront windows, engaging window displays, and opportunities for outdoor dining. C. Encourage distinctive and innovative storefront design and signage while maintaining compatibility with the overall building character and urban street scene. d. Storefront Transparency: Storefronts along Main Street shall be comprised of a minimum of 70% transparent glazing and a maximum of 30% solidwall. This standard shall apply to the ground floor leasable space of storefronts. Variation may be considered in order to accommodate individual restaurant concepts while keeping in mind the need to maximize transparency in a manner consistent with adjacent storefronts. 02.04.006 Landscape a. Make the Main Street's sidewalks social spaces, accommodating outdoor dining, window shopping meeting and strolling, while de- emphasizing the automobile and Iimiting parking's visual presence. (424109) I1 -23 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES ; r f , b. Contribute to the physical safety and comfort of pedestrians, incorporating streetscape amenities such as wide sidewalks, canopy street trees and street furniture. C. Encourage outdoor seating in conjunction with restaurants. d. The design of the town square should reflect the :multipurpose nature of this space, allowing flexibility for gathering, performances, and other community uses. e. Balance tenants visibility needs with pedestrian shading needs whenplacing landscape. -7 (4/24109) II -24 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS AND DESIGN GUIDELINES • Main Street Urban Design Diagram (Design Framework Plan) Legend . I % —1, �, • . :' —1 ..., j, jj 81) 0 kork ArthitCdLm 1 Pu�lrArtf kork 9 hwftzm 0 4 & the Cror D4tnci and DV.n d circul INA I pane Prow"& 7'A Tt,, L---J Pcptellrlj Ouldoo• Cafe Cciccptx' Buld"g Footpnot Aci-,e GQLmd Flcr / Tmrrp�waln� Is Potent -J1 Ovdwj• SVea: Fur Space U ZN JL N n ............... ....... A Number Legend,, 7 4 2 1. Mixed-use (horizontal & vertical) 1 along Main Street. Continuous C. building fa4ade with residential over retail is the predominant use along! Main Street. 2. Provide safe pedestrian access rrom 4U1 Y, 1: t Main Street Rcgiomfl Trail to Civic Park Plaza 3, Primary pedestrian streets with building entries on street. 4. Raised intersection 0 Exhibit 11•17 (4/24/09) 11-25 EUCPC DISTRICT REGULATIONS DISTRICT R.E(iuLATIONs AND DESIGN GIJI)EI n Es 02.04.007 Activation a. Promote activities within district with public and private events that spill into the streets and parks. b. Encourage routine street closures and concessions to activate district with pedestrians, as shown on Exhibit II -18 (Street Closures and Concessions), with consideration of a global city permit process. Street Closures and Concessions (4/24/09) 11 -26 Anticipated streets thatwould have routine street closures with concessions and events. Parks anticpated to have routine concessions and planned events Exhibit 11 -18 EUC PC DISTRICT REGULATIONS DISTRICT REGULATIONS ARID DESIGN GUIDELINES (4124109) II -27 EUC PC DISTRICT RwmATlom DISTRICT REGULATIONS AND DESIGN GUIDEL NBS District 6 - Table of Requirements N Dominant Land Use X a Residential Dwelling Units Permitted Low Target High 100 533 800 Non - Residential Intensity Range (in 000'5 Sq. Ft.) Low Target High 80 240 400 0' 0' -5' 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 2 -12 2 Exhibit 11 -19a (4124/09) II -28 EUC PC DISTRICT REGULATIONS 2 U Access Management Category o © a z Exhibit 11 -19a (4124/09) II -28 EUC PC DISTRICT REGULATIONS DismcT REGULATIONS AND DESIGN GUIDELINES District 6 Requirements Main Street District Key Map 'PA and FBC ints and how to apply those specified on this exhibit. Exhibit 11-19b (4124109) 11-29 EUC PC DISTRICT REGuLATioNs