HomeMy WebLinkAboutItem 3 - Attch 3 - EUC Form Based CodeATTACHMENT 3
DISTRICT REGULATIONS AND DESIGN GUIDELINES
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 -use. Vertical mixed -use
may be present.
b. Organizing Principles & Urban Design Vision.
i. 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)
Exhibit 11 -2
(3/5/t3) 11 -2 1 EUC .PC DISTRICT REGULATIONS
DISTRICT REGULATIONS AND DESIGN GUIDELINES
Gateway Mixed Use Commercial District: NW corner of Street A and Birch Road Looking South
* dote: This exhibit is air artist's conception of the ultimate build out of the EUG it represents only one of the
various alternatives that would be consistent with the intended vision far the EUC.
Legend:
1. Canopy street trees improve pedestrian comfort
2. Huinan scaled gateway plaza
3, 1 -2 siory retail frames plaza creating urban condition
4. W,Jm No ,s and mvnings provide human scale
............
5. Outdoor dining activates plaza and sidewalk
.......................... ...............................
6. Decorative paving and "zero" curb condition support
comfortable pedestrian crossing
7. Fountains offer visual Focus to plaza
8. Planters, light totems. and other amenities enhance plaza
9. Pasco provides convenient access to parking
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Exhibit 11 -3
Gateway fixed Use Character illustrations
(4/24109) 1I -3 EUC PC DISTRICT REGULATIONS
DISTRICT REGULATIONs AND DESIGN GUIDELINES ti
02.01.002 Overall
a. Provide a distinctive architectural entry statement at the northern entry to the 1J UC,
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 ehtry 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
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.
f Ensure limited access to Birch Road.
g. The alignment of jogging path shall be determined during the Design Review and the
comprehensive block planning process. It may weave into the development area rather
than a continuous frontage 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• architecture.
b. Introduce "1conic Architecture" at the intersection with Birch Road to mark this as a
special entry portal.
G. Put active uses on corners to attract customers and create excitement.
(4124109) 11•-4 EUC PC DISTRICT REGULATIONS
F.
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)
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Number Legend:
1- Internal Pla2a/Pocal Element w/ 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
permitted for major uses.
3. Vehicular & Pedestrian Connection
4. Edge condition to be tlexible and seamless
5. These are northern anchors for Main Street and
should orient towards Main Street.
.................................... ..............................r
i Portals or Entries on Street
C, Plaza
----- District Boundary
• - - - -- Important Views
Pedestrian inks across Street'A'
logging Path .
r Connection to existing Sidewalk
t � • Vi6lagePaOmay
• — - Pedestrian ! Vehicular Connecrien
Artenal Open Space
Poientia €Outdoor Care
OConceptual Building Footprint
® Active Ground Floor l Transparency
C.3; Urban Park
Exhibit II -4
(4/24/09) II -5 1 EUC PC DISTRICT REGULATIONS
DISTRICT REGULATIONS AND DESIGN GUIDELINES
District - Table of Requirements
(4/24/09) II -6 ' EUC PC DISTRICT REGULATIONS
o'
Building Setback
Stories
or height in feet
1
3
Minimum Average Building Height
25'
40'
mrnrmum
MH1
MH3
1 -7
Building Height Range (stories)
v
4D
N
W
U
U
V
9
Access Management Category
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a ¢
O Ch
z
R11
Note: Refer to "pedestrian Corridors" exhibit for widths and locations
of walks.
Exhibit 1I -5a
(4/24/09) II -6 ' EUC PC DISTRICT REGULATIONS
DISTRICT REGULATIONS AND DESIGN GUIDELINES
Gateway District 1 R"x1equirement 11
c�
Note: Refer to entire SPA and FBC
for complete requirements and how
to apply those specified on this exhibit. - ? Key Map
Exhibit II -5b
(41241 09) II -7 EUC PC DISTRICT REGULATIONS