HomeMy WebLinkAbout4. Design PlanDESIGN PLAN
Otay Ranch Freeway Commercial
Sectional Planning Area (SPA)
Adopted April 1, 2003
by Resolution No. 2003-132
Amended on May 26, 2015
by resolution No. 2015-114
Amended on September 13, 2016
by Resolution No. 2016-187
Amended on XXX, 2019
by Resolution No. 2019-XXX
Project Sponsor: Baldwin & Sons
610 West Ash, Suite 1500
San Diego, CA 92101
Contact: Nick Lee
email: nlee@baldwinsons.com
(619) 234-4050
Prepared by: Cinti Land Planning
PO 439030, PMB 101
San Diego, CA 92143
Contact: Gary P. Cinti
email: gary@cinti.com
(619) 223-7408
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OTAY RANCH FREEWAY COMMERCIAL SPA
DESIGN PLAN
TABLE OF CONTENTS
I. Introduction .............................................................................................................................. I-1
A. Design Plan Document ....................................................................................................................... I-1
1. Purpose & Intent ............................................................................................................................ I-1
2. Related Planning Documents ......................................................................................................... I-1
B. Design Concept .................................................................................................................................. I-4
1. Topography .................................................................................................................................... I-4
2. Surrounding Land Uses ................................................................................................................. I-4
3. Freeway Commercial Land Uses ................................................................................................... I-6
4. Circulation ..................................................................................................................................... I-7
5. Conceptual Site Plan .................................................................................................................... I-10
II. Design Guidelines ............................................................................................................... II-1
A. Site Planning ..................................................................................................................................... II-1
1. Landform ...................................................................................................................................... II-1
2. Building Siting .............................................................................................................................. II-3
3. Site Entries .................................................................................................................................... II-3
4. Parking .......................................................................................................................................... II-3
5. Bikes, Pedestrian Access, & Linkages .......................................................................................... II-6
6. Transit Facilities ......................................................................................................................... II-10
7. Service, Storage & Utilities ........................................................................................................ II-14
B. Architecture .................................................................................................................................... II-15
1. Architectural Character ............................................................................................................... II-15
2. Mass & Form .............................................................................................................................. II-16
3. Equipment Screening .................................................................................................................. II-24
4. Utilities, Antennae & Flagpoles .................................................................................................. II-24
C. Landscape Design ........................................................................................................................... II-26
1. Landscape Concept ..................................................................................................................... II-26
2. Entries & Monuments ................................................................................................................. II-29
3. Edge Treatment ........................................................................................................................... II-29
4. Slope & Erosion Control ............................................................................................................. II-30
5. Streetscape Landscaping ............................................................................................................. II-30
6. Building Site & Parking Area Landscaping ................................................................................ II-34
7. Transit Facilities Landscaping .................................................................................................... II-34
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8. Plant Materials ............................................................................................................................ II-36
9. Landscape & Irrigation Standards .............................................................................................. II-38
10. Landscape Maintenance Standards ......................................................................................... II-38
D. Lighting ........................................................................................................................................... II-39
1. Street Lights ................................................................................................................................ II-39
2. Parking Field Lighting ................................................................................................................ II-39
3. Safety/Security Lighting ............................................................................................................. II-39
4. Residential Lighting .................................................................................................................... II-40
5. Pedestrian/Architectural/Landscape Lighting ............................................................................. II-42
E. Additional Landscape Elements and Conditions ............................................................................ II-42
1. Transit Station ............................................................................................................................. II-42
2. Paving ......................................................................................................................................... II-42
3. Walls & Fences ........................................................................................................................... II-43
4. Site Furniture .............................................................................................................................. II-43
F. Signage ........................................................................................................................................... II-43
1. Comprehensive Sign Program .................................................................................................... II-50
a) Purpose & Intent ..................................................................................................................... II-50
b) Submittals & Approvals .......................................................................................................... II-50
c) Definitions .............................................................................................................................. II-51
d) Sign Restrictions ..................................................................................................................... II-51
e) Site Signage & Building Signage Design Guidelines ............................................................. II-52
III. Design Review Process ...................................................................................................... III-1
A. Introduction ..................................................................................................................................... III-1
B. Design Review Areas & Submittals ............................................................................................... III-1
C. City of Chula Vista Design Review Process ................................................................................... III-4
1. Design Review Process ............................................................................................................... III-4
2. Appeals ....................................................................................................................................... III-5
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LIST OF EXHIBITS
Exhibit 1......................................................................................................................................................... I-2
Exhibit 2......................................................................................................................................................... I-3
Exhibit 3......................................................................................................................................................... I-5
Exhibit 4......................................................................................................................................................... I-9
Exhibit 5....................................................................................................................................................... I-11
Exhibit 6....................................................................................................................................................... I-12
Exhibit 7........................................................................................................................................................ II-2
Exhibit 8........................................................................................................................................................ II-3
Exhibit 9........................................................................................................................................................ II-5
Exhibit 10...................................................................................................................................................... II-7
Exhibit 11...................................................................................................................................................... II-8
Exhibit 12...................................................................................................................................................... II-9
Exhibit 13.................................................................................................................................................... II-11
Exhibit 14.................................................................................................................................................... II-12
Exhibit 15.................................................................................................................................................... II-13
Exhibit 16.................................................................................................................................................... II-17
Exhibit 16b .................................................................................................................................................. II-18
Exhibit 16c .................................................................................................................................................. II-19
Exhibit 17.................................................................................................................................................... II-20
Exhibit 18.................................................................................................................................................... II-21
Exhibit 19.................................................................................................................................................... II-22
Exhibit 20.................................................................................................................................................... II-23
Exhibit 21.................................................................................................................................................... II-25
Exhibit 22.................................................................................................................................................... II-27
Exhibit 23.................................................................................................................................................... II-31
Exhibit 24.................................................................................................................................................... II-32
Exhibit 25.................................................................................................................................................... II-33
Exhibit 26.................................................................................................................................................... II-35
Exhibit 27.................................................................................................................................................... II-41
Exhibit 28.................................................................................................................................................... II-46
Exhibit 29.................................................................................................................................................... II-47
Exhibit 30.................................................................................................................................................... II-48
Exhibit 31.................................................................................................................................................... II-49
Exhibit 32.................................................................................................................................................... III-3
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INTRODUCTION
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I. Introduction
The Otay Ranch Freeway Commercial SPA represents the continued southward and eastward
extension of the initial development approved in Otay Ranch Sectional Planning Area (SPA) One,
and the subsequent approval of Village Six immediately to the west of the Freeway Commercial
SPA and Village Eleven, immediately to the east (see Vicinity Map, Exhibit 1 and Project
Location/SPA Boundary Map, Exhibit 2). The proposed SPA is the Freeway Commercial
component of the sub-regional commercial, cultural, social and public services center envisioned
as the Eastern Urban Center (EUC) and freeway commercial area established in the Otay Ranch
General Development Plan (GDP).
This introductory section of the Freeway Commercial Design Plan provides a description of the
design framework for the project, the setting, an overview of the SPA land use plan, surrounding
uses and circulation system. The second chapter describes the overall planning area design features
and provides specific guidelines for various design components/issues of the project. A separate
section in that chapter provides landscape design guidelines and provides plant palettes for specific
areas within the project. The final chapter describes the regulatory process for design review.
A. Design Plan Document
1. Purpose & Intent
The Otay Ranch General Development Plan (GDP) requires that a Village Design Plan be
prepared for each village or planning area at the Sectional Planning Area (SPA) level of
planning. The SPA-level Design Plan guides planning and development by defining the
intended character and design elements of the SPA. It provides guidance for developers and
designers in creating the project and it will be used by the City of Chula Vista to evaluate
the plans submitted to implement the approved SPA.
This Design Plan for the Freeway Commercial SPA guides the design of sites, buildings and
landscapes within the project to ensure that the quality of the adopted urban design and
architectural concepts established for the overall Otay Ranch community are maintained.
The design plan identifies an architectural theme and delineates streetscape and landscape
design, signage programs, and lighting guidelines consistent with that theme.
2. Related Planning Documents
The guiding framework design plan is the Otay Ranch GDP Overall Design Plan. The
Overall Design Plan provides general design guidelines appropriate to the pedestrian and
transit oriented village concepts envisioned for the community. Village Design Plans for
previously approved SPAs also serve, to a limited extent, as models for the Freeway
Commercial SPA Design Plan. The freeway commercial use has not been included in any
of the previously approved or implemented SPAs so there are no established SPA-level
commercial design standards to which this project must adhere.
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Exhibit 1
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Exhibit 2
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The Design Plan is one component of the Freeway Commercial SPA Plan package which includes
the land use and facility design focused SPA Plan, the Planned Community (PC) District
Regulations which provide land use and development regulations (zoning), and the Public Facilities
Finance Plan (PFFP) which addresses public facilities financing and phasing.
B. Design Concept
A number of factors influence the design of the Otay Ranch Freeway Commercial SPA. The
primary design influence is the freeway and automobile oriented commercial center and high-
density mixed-use concept described in the Otay Ranch General Development Plan. Other
influences are landowner desires, site conditions and characteristics, such as landforms, biological
resources, drainage patterns, aesthetics, land use relationships and circulation patterns.
Existing and planned adjacent development patterns, Chula Vista General Plan policies, and the
Otay Ranch GDP provisions governing adjoining undeveloped land also influence the design of the
Freeway Commercial SPA, including the regional open space system, off-site circulation, biology,
public facility connections and the planned land uses for adjacent properties. These factors are
briefly described below and depicted on the Design Influences Exhibit (Exhibit 3).
1. Topography
The Freeway Commercial project area is located in the north-central portion of the Otay
Valley Parcel of the Otay Ranch GDP. The project area includes approximately 160 acres
of gently rolling terrain and is bounded by the proposed alignments of SR-125 on the west,
Olympic Parkway on the north, EastLake Parkway on the east and Birch Road on the south.
2. Surrounding Land Uses
As noted above, a proposed freeway and major streets bound the project site. Planned uses
to the north are within “Landswap” area of the EastLake Planned Community, while planned
uses to the west, south and east are within the Otay Ranch GDP. Property north of Olympic
Parkway is within the EastLake Greens SPA. The approved EastLake Greens SPA plan
designates freeway commercial uses between future SR-125 and EastLake Parkway (similar
to the uses proposed in this SPA), and 750 units of medium-high density residential uses east
of EastLake Parkway, northeast of the Freeway Commercial site. Olympic Parkway will
separate the EastLake development areas from Otay Ranch and Freeway Commercial SPA.
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Exhibit 3
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Future Otay Ranch development to the east and west of the Freeway Commercial SPA is planned to be the
typical Otay Ranch “village” concept while the high intensity Eastern Urban Center is located to the south.
The Otay Ranch GDP requires a sensitive design that includes transition areas between villages which
typically consists of landscaped slopes on either side of an arterial or major road which separates the villages.
The western edge of the Freeway Commercial SPA is future SR- 125 which will physically separate the
freeway commercial area and Otay Ranch Village Six. Access to the site will be via SR-125 interchanges at
Olympic Parkway and Birch Road, along the respective arterials to site entries and via an entry from
EastLake Parkway.
Landscaped open space, no less than 35 feet in width (30 feet along Olympic Parkway
between Town center Drive and EastLake Parkway), within the average 75-foot wide
“Enhancement Buffer” along a major road in FC-1 will be the edge condition. Pedestrian
routes and pedestrian oriented design features will be provided within the project along the
internal streets, extending from the project entries to major destinations within the
commercial center. In addition, the “Village Pathway” providing community-wide
pedestrian and bicycle circulation connections will be located off-site, on the south side of
Birch Road, and a regional trail is located on the north side of Olympic Parkway.
3. Freeway Commercial Land Uses
Together, the Freeway Commercial SPA and the EUC are described in the Otay Ranch GDP
as “the central commercial and office node for the entire ranch.” The EUC is further
described as “an urban center, serving regional commercial, financial, professional,
entertainment and cultural needs.” Although the Freeway Commercial area and the EUC are
intended to function synergistically to meet these regional needs, the intended character and
uses in each are distinctly different. The EUC is intended to be a mixed-use area including
some medium to high rise buildings with landmark architecture and a highly urban character,
providing social and activity areas such as pedestrian plazas, a cultural arts facility, a
library, etc. The Freeway Commercial area also provides for a mix of commercial and
residential uses, but with a somewhat lower intensity as a transition to the planned
community north of Olympic Parkway.
The land use pattern for the SPA is that of a large commercial and residential use areas
surrounded by major circulation routes. The conceptual location of the internal street system
shown on the Site Utilization Plan (Exhibit 4) begins to establish the structure and pattern
of development within the SPA. However, as a large area, the configuration of development
will be established as site plans for various components of the planning area are prepared.
In order to assure that a consistent and coherent plan for the entire area is developed and
implemented, a Site Plan and Architectural approval (or Master Concept Plan with
implementing site plans) shall be required for each parcel designated on the Site Utilization
Plan to implement the freeway commercial uses
The Site Utilization Plan identifies two planning areas (FC-1 and FC-2) which correspond
to the two major ownerships of the property. Because of the independent ownerships,
project plans have been designed and structured to allow the two parcels to develop
separately but in a coordinated manner. The SPA Plan is intended to provide the necessary
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SPA-level planning and design approvals which will be implemented at successive stages
of planning and design separately by each owner. Prior to initiation of development within
parcel FC-2 a Master Precise Plan shall be approved to establish a comparable overall site
planning and design framework for the parcel.
4. Circulation
Regional access to the project area is currently provided by I-805 via Olympic Parkway,
which is located immediately north of the project site. Future construction of SR-125, at the
western boundary of the SPA, will provide additional north-south access for the traffic
generated in the build-out of surrounding development.
The Otay Ranch GDP provides for the eventual expansion of the regional transit system into
Otay Ranch transit villages and the EUC (including the Freeway Commercial area). The
Freeway Commercial SPA is designated by the Otay Ranch GDP to eventually be served by
extension of the regional transit system. As specified in the Otay Ranch GDP, the
development area will reserve area for the transit line, a transit stop and park-and-ride
facility.
The planned 628 transit route enters the Freeway Commercial SPA from Village Six, west
of SR-125. The transit route enters the SPA by bridging over SR-125 and then continues at
grade to the transit station near the Kestral Falls and EastLake Parkway intersection. From
there, the route extends south crossing Birch Road and entering the EUC SPA, where,
according to the Otay Ranch GDP, an additional transit station is to be located. The 635
route enter from the south transit way and continues northerly, ultimately entering the
planned community of EastLake along EastLake Parkway.
The Freeway Commercial SPA Plan provides for the approximate location of the transit way
alignment and transit station (see Exhibit 5, Transit Plan).
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Exhibit 4
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5. Conceptual Site Plan
The anticipated character of the developed Freeway Commercial site is illustrated in the
Conceptual Site Plan (Exhibit 6). This is neither the proposed design for the project nor a
standard to which proposed designs will be held. It is included to provide an example of the
scale, intensity, layout and design that the implemented project may have.
The Conceptual Site Plan serves as an illustrated introduction and context for the specific
design guidelines which follow in the next chapter
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Exhibit 5
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Exhibit 6
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II. Design Guidelines
This chapter includes design guidelines for all aspects of development of the Otay Ranch Freeway
Commercial Center. In addition to these guidelines, development standards for each land use area
(i.e., permitted land uses, lot coverage, height and bulk requirements, signs, etc.) are established in
the Freeway Commercial SPA PC District Regulations. All of the development area in the SPA is
within the Freeway Commercial (FC) land use district and subject to the provisions of the FC land
use district.
The following design guidelines supplement those PC District Regulations. Notwithstanding the
guidance provided in these guidelines, compliance with zoning and other regulations of the City of
Chula Vista or other authorized agencies is required and takes precedence. Any aspect of design
not addressed in this Design Plan shall be governed by the City’s Design Manual and associated
development standards adopted by the City of Chula Vista.
The Freeway Commercial Center is planned to be a special focus area for the Otay Ranch
Community and surrounding areas served by the planned SR-125 freeway adjacent to the site. From
a design/planning perspective, the Freeway Commercial Center is considered a “village” within the
Otay Ranch Planned Community. The amenity and design program for this “village” should create
a sense of identity in much the same way that the unique features and themes within the Otay Ranch
residential villages have formed their identities.
A. Site Planning
The Freeway Commercial Center will consist of a variety of buildings and open areas. The project
is specifically designated to accommodate retailers which serve a regional market. Retail,
residential, office, service, restaurant and entertainment uses will be integrated in a way that will
provide a quality environment appropriate to each use. Because of the importance of unifying
themes and designs over an extended development period, the Design Plan will be utilized to ensure
overall consistency while allowing for necessary flexibility at the site plan level of detail.
The conceptual master plans herein provide illustrations of the overall land use diversity, site
development character and conceptual building/parking/open space relationships within the
commercial center. The purpose of these plans is not to establish specific development standards,
but rather a context for the evaluation of detailed plans for individual phases from the perspective
of the Freeway Commercial Center as a whole.
1. Landform
The Grading Concept (Exhibit 7) illustrates the proposed landform for development. The
overall grading concept is to create one large continuous graded pad between FC-1 and FC-2,
with no significant grade changes or need for permanent walls. The site will be gently sloping
with slopes at the development edges, adjacent to the major roads and SR-125. Upon full
buildout, landform is not expected to be a significant design issue internal to the commercial
center.
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Exhibit 7
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2. Building Siting
The project will include a variety of building sizes and types. In general, buildings should be
visible from the perimeter arterial highways or along the SR-125 edge. Smaller structures
with a greater opportunity to provide a pedestrian scaled environment should be located along
the internal street edges in a manner consistent with pedestrian oriented design but balanced
with the tenant requirements in the overall concept of an automobile-oriented center.
Some smaller scaled buildings should also be located in the vicinity of the planned transit
station, although this will need to be balanced with the parking requirements for the park-and-
ride function and timing of transit implementation. Conceptual Building Massing and Parking
Field relationships are illustrated in Exhibit 16.
3. Site Entries
Primary ingress/egress to the Commercial Center will be via vehicle entries along Olympic
Parkway, EastLake Parkway and Birch Road. These entries connect to the internal circulation
system which will provide access to the various parking/shopping areas within the project.
Design features for these access points/entries are depicted below. These concepts will be
subject to detailed engineering evaluation with submittal of future site plans. Refer to Section
II-F for additional detail on signing at entries.
4. Parking
• Textured and/or enhanced paving may be used to accent driveways and building entries or other significant areas.
• All parking should be clearly outlined by double stripes on the surface of the parking facility.
• Standard car size parking spaces (Exhibit 8) are a minimum of 9 feet by 19 feet (including a potential 1½ foot overhang at the front curb where adjacent to landscaping or a sidewalk). The
planting strip and/or pedestrian walk width should be increased accordingly to compensate for the overhang.
• Two-way private driveways are to have a minimum width of 24 feet for perpendicular parking.
• All parking facilities should be lighted in accordance with current City standards.
• The number of parking spaces required is determined by the Schedule of Off-street Parking Requirements in the Freeway Commercial SPA PC District Regulations.
• Landscape islands should be provided at approximately every tenth stall; any alternative parking landscaping solution shall be approved by the Director of Planning and Building.
• Landscape islands between parking stalls shall be 6 feet wide and provide a 12-inch
Exhibit 8
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concrete step out strip on each side of the landscape node.
• Landscape nodes at the end of parking bays shall be 8 feet wide with a 12 inch step out strip abutting the parking stall.
• Alternative tree planters (as shown in Exhibit 9) may be provided every fifth stall in lieu of the 6-foot landscape island.
• The building edge/parking interface should provide a well identified building entrance
with enhanced landscaping/hardscape and safe, comfortable walking routes to reach the building entry.
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Exhibit 9
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5. Bikes, Pedestrian Access, & Linkages
The regional commercial uses which will dominate this section of the project do not tend to
attract significant numbers of customers who arrive via walking or bicycling. Hence facilities
to serve these modes of transportation are not expected to be significant design issues. Internal
pedestrian circulation is a more significant issue. Internally, strong, pedestrian-friendly routes
should be provided to encourage walking within the commercial and residential areas.
Pedestrian friendly areas include appropriately scaled buildings; interesting pedestrian level
patterns, textures and building details; and inviting landscaping and site furnishings along a
well-defined walking route. The planned pedestrian circulation system, based on the current
conceptual site plan, is illustrated in Exhibit 10 on the following page. The final location of
these routes will be a function of detailed design at the Design Review site plan level.
The internal intersection in FC-2 is designated an “Enhanced Paving Intersection” and will
have enhancement features as determined during Design Review. Major pedestrian routes are
identified as “Nodes with Pedestrian Features” on Exhibit 10 and are intended to have the
highest level of pedestrian features, such as: benches, eating plazas, trellises, low walls or
bollards, and enhanced hardscape. Examples are indicated as Exhibits 11 and 12. At the entry
to the FC-1 main shopping core is the transit station, which has been designated a Pedestrian
Enhanced Intersection. An illustration, showing access from the station to the shopping core
is provided as Exhibit 14.
Several conceptual illustrations in the Design Plan include call outs for specific trees or features
(such as fountains or Palm trees). This is only to illustrate one of many possible design
concepts and not intended to be a specific proposal, or the only concept possible or desirable.
The proposed specific design for these areas is not established at the SPA planning stage, but
at the Design Review submittal stage. These illustrations should not be used to imply
otherwise.
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Exhibit 10
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Exhibit 11
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Exhibit 12
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6. Transit Facilities
The Freeway Commercial SPA is designated by the Otay Ranch GDP to eventually be served
by extension of the SANDAG regional transit system. As specified in the Otay Ranch GDP, the
development area will reserve area for the transit line, a transit stop and a park-and-ride facility.
When constructed, the transit center does provide an opportunity for siting smaller structures
providing services and amenities such as a coffee shop, newsstand, dry cleaners, etc. which cater
to commuters.
The planned transit route enters the SPA from Village Six, west of SR-125. The transit route
enters by bridging over SR-125 and then continues at grade to the transit station. From there,
the route extends south crossing Birch Road and entering the EUC. The overall on-site transit
system was previously shown in Exhibit 5.
Patrons of the regional commercial uses in the Freeway Commercial Center are not expected
to be significant transit users. Users are more likely to be employees within the center or
residents using transit to commute to jobs elsewhere. Thus the primary design issue relative to
transit in the planned transit station/park-and-ride facility is providing an appropriate, pedestrian
scaled edge adjacent to the planned location and pedestrian connections to likely transit user
destinations while also providing adequate exposure, vehicle access and parking for the large
scale commercial users sharing the site with the transit station.
Exhibit 13 depicts a transit station concept which could be implemented at the proposed
location. Similar to the pedestrian circulation design issue in general, the placement and design
of these features will be a function of detailed design at the site plan level. The Conceptual Site
Plan (Exhibit 6A & 6B) illustrates one site plan configuration integrating the transit facilities
within the commercial center.
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Exhibit 13
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Exhibit 14
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Exhibit 15
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7. Service, Storage & Utilities
• All outdoor storage and sales yards must be completely enclosed, screened from public view by landscaping, wall, or fence, not less than six feet in height, constructed of material complementary to the building materials. Outdoor storage includes material involved in fabrication, as well as, the parking of all company owned or operated motor vehicles with the exception of regular passenger vehicles.
• Storage between the public street and the building may be permitted subject to Design Review, but should be adequately screened from public view.
• No loading should be allowed which directly faces Olympic Parkway, EastLake Parkway, Birch Road, and or primary internal streets unless it is adequately screened.
• All outdoor refuse collection and recycling areas must be completely enclosed and screened from view by a wall or fence constructed of materials which are complementary to the
building materials. All such areas shall have concrete floors and loading pads, and shall be of sufficient size to contain all business generated refuse. Trellis covers may be considered in visually sensitive locations.
• Sight distance shall not be obscured by trash enclosures.
• Shopping cart storage will be an important consideration in the Design Review process. It
is a design objective that shopping cart storage does not interfere with vehicular or
pedestrian circulation nor create a visual intrusion to the well-designed commercial setting. A
well thought out plan that balances the functional considerations of shopping cart use with
visual aspects of their storage is essential. Recommended locations are within the main
structures and/or within small, conveniently located enclosures designed to efficiently serve
the use.
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B. Architecture
1. Architectural Character
The intended architectural character of the commercial and residential should be consistent with
the architectural and design themes established in the community structure completed per the
Otay Ranch Overall Design Plan (major streetscapes, etc.) and previously adopted and
implemented “village” development increments. Based on this design framework, the building
architectural theme for the Freeway Commercial Center will be based on early California
Heritage architecture styles, including; Mediterranean, California Ranch, Monterey, and
Southwest U.S. vernacular idioms. Adapting these architectural styles to the building
requirements of large format commercial users and residential buildings will require
imagination and creativity as these architectural styles were developed for other, typically
smaller, structures and homes. The FC-2 planning area will complement the existing FC-1
planning area, but the specific architectural character will be developed during the preparation
and approval process for the Master Precise Plan.
The following components will contribute to the intended architectural character of the project:
• Building Scale and Proportions These styles are characterized by low pitched sloping roofs,
plain wall surfaces, simple tapered or straight columns, parapet walls, use of arches, and
courtyards. Building sizes consistent with commercial retail uses shall incorporate these
elements in order to reduce the scale and proportions of building elements. Building scale
should be compatible with the surroundings. This applies not only to the relationship between
structures, but also to the relationship between structures and open spaces and pedestrian
areas such as plazas, courtyards and sidewalks (see Exhibits 17-20).
Varying the height of a building so that it appears to be divided into distinct massing
elements, and/or articulating the building facade by horizontal and vertical offsets in wall
planes can reduce building bulk and is strongly encouraged. Building articulation and
architectural detailing are particularly important in creating an inviting and human scale at
the ground level of structures (see Exhibits 17-20).
• Building Materials and Colors These styles are characterized by red barrel tile roofs, smooth
or lightly textured hand troweled plaster finishes with eased corners, white or warm color earth tones, wrought iron accents, larger size wood trellises, rafter tails, overhangs and accents,
ceramic tile accents, simple shaped plaster covered moldings and parapet terminations. Building scale can also be addressed through the proper use of window patterns, roof
overhangs, awnings and other architectural ornamentation.
• Building Lighting Buildings shall utilize more ornate, wall mounted accent lighting with angular, tapered shapes in dark or verde finishes, characteristic of these styles.
• Building Hardscape/Landscape Interface Transitions between building entrance areas hardscape and landscape shall be characterized by use of in ground or slightly raised planters
and freestanding circular shaped natural concrete or clay pots.
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• Front Elevations/Pedestrian Orientation Building elevations are an important design
consideration, since they are the most visible to both drivers and pedestrians. A variety of
methods shall be used to provide interest, including, but not limited to: articulation of wall
planes; variation in heights; fenestration and glass; architectural moldings; color or material
changes; graphic signing; and other similar techniques. The scale and design of these
architectural features at the pedestrian level should not overwhelm the pedestrian, but create
an environment that welcomes pedestrian use.
2. Mass & Form
Building massing on the site is shown conceptually on Exhibit 18. It shows the major building
are to be set back, while smaller shops and buildings will front the internal streets. Another
important consideration is the form of individual buildings. The exhibits and photographs on
Exhibits 17-20 depict examples of how a variety of forms can be combined to provide variation
to avoid the mundane large buildings and is adaptable for use in smaller buildings.
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Exhibit 16
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Exhibit 16b
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Exhibit 16c
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Exhibit 17
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Exhibit 18
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Exhibit 19
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Exhibit 20
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3. Equipment Screening
• All roof-mounted equipment must be hidden from street level view with parapet walls or screening. Screens should be attractive in appearance and reflect or complement the architecture and color of the building. Mechanical equipment should not extend above the enclosing wall or screen unless it is not visible from a public street.
• All exterior mechanical equipment which is visible from the upper floors of adjacent buildings should be kept to a minimum, must be installed in an orderly, compact manner,
and must be painted a color to blend with the adjacent background.
• Exterior ground mounted equipment, including backflow prevention devices, must be mounted in a location where it is screened from public view.
4. Utilities, Antennae & Flagpoles
• Where feasible, exterior on-site utilities (gas, water and sewer lines; drainage systems;
electrical, telephone and communications wires and equipment, etc.) not placed underground should be properly screened or incorporated into the overall building design. Backflow preventers and similar devices may be excepted, as it may not be practical or
desirable to screen them due functional requirements.
• On-site underground utilities should be located so as to minimize disruption during maintenance and repair.
• No antenna or other transmission or reception device which can be viewed from ground level is permitted without specific approval.
• Temporary overhead power and telephone lines are permitted during construction.
• The maximum flagpoles that may be permitted per Design Review area are shown on
Exhibit 21. All flagpoles are subject to a 50-foot maximum height limitation. The United States and State of California flags are exempt from permitting. Any flag containing a
commercial message (e.g., corporate logo) is considered a freestanding sign and should be included in the overall planned sign program.
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Exhibit 21
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C. Landscape Design
1. Landscape Concept
The landscaping for the Freeway Commercial Center should take advantage of the ample
building setbacks and street frontages and provide for pedestrian activity and circulation
throughout the project area. Placement of human-scale pedestrian friendly elements, such as
gathering and seating areas, covered arcades for shelter, accent lighting and enhanced paving
will create an aesthetically pleasing environment within the project. Attention should be given
to the placement and ultimate size of plant material as a means of accenting built elements
such as arcades, towers and similar architectural features and to ensure that there is a balance
between commercial exposure and other landscape objectives. The landscape design will
address the interface between the streetscape and the commercial center while framing and
articulating views into the site. Utilization of common site design elements such as lighting,
signage, enhanced paving and landscaping will provide a unifying element between the
landscape and the buildings constructed within the project. The Landscape Concept for
planning area FC-2 will complement the existing Landscape Concept for planning area FC-1,
but the specific design character will be developed during the preparation and approval
process for the Master Precise Plan. The Landscape Concept provided as Exhibit 22 includes
the following components:
• Building Perimeter/Parking: Flowering and evergreen canopy trees are used to provide shade and visual interest in the parking area and building perimeter. Shrub plantings will be
used in accent planting areas throughout the site to provide a variety of form and texture.
• Entries: The project entries will be identified through use of theme trees with a canopy tree backdrop. The palms and canopy trees will introduce the thematic corridor scheme to the
site and transition from the streetscape design scheme.
• Arterial Streetscape: The variable width parkways along the major roads surrounding the
site will continue the established planting schemes to blend into the existing community theme
• SR-125 Slopes The slope area adjacent to SR-125 will be planted with indigenous plant material providing visual interest through plant massing and random groupings of trees.
Several conceptual illustrations in this section include call outs for specific trees or features
(such as fountains or Palm trees). This is only to illustrate one of many possible design
concepts and not intended to be a specific proposal, or the only concept possible or desirable.
The proposed specific design for these areas is not established at the SPA planning stage, but
at the Design Review submittal stage. These illustrations should not be used to imply
otherwise.
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Exhibit 22
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2. Entries & Monuments
Landscaped project entries shall be designed to introduce the theme and character of the
Commercial Center and identify the project and its access points. Project
entry/monumentation areas consist of two types, Major Intersection Monuments and Major
Entries. The major intersection monuments for the site will be located at the intersections of
EastLake Parkway and Birch Road and Olympic Parkway. The treatment of these areas is
described below; however, specific design details will be determined during the initial site
design phase of the project. Refer also to Exhibit 28, which conceptually indicates monument
and entry signage locations.
• Freeway Monument: While not an actual entry monument, this sign will provide project identification for the project SR-125. An example of this feature is illustrated in Exhibit 30.
• Major Intersection Monuments Major monumentation occurs at the arterial road corners.
These will consist of project identification signage to include the project name and major
tenant identification, specimen trees for backdrop accentuation, large, flowering accent
shrubs and a combination of turf and groundcover at the base of the signage. (see Exhibit
29)
• Major Entry Monuments: Major Entry monumentation occurs at the actual vehicle access
points to the site as shown for Major Entry Signs on Exhibit 29. These entries consist of project identification signage to include the project name and tenant identification, specimen
trees for accentuation and a combination of flowering shrubs, groundcover and turf. Utilization of enhanced paving at entry corners is encouraged with consideration given to
pedestrian circulation.
3. Edge Treatment
The landscaping along the project perimeter varies between on- and off-site land uses and
requires special attention to each condition. Street frontages should take advantage of the
ample setbacks and grade differential to provide visual interest, view corridors and
accentuation of the built elements. Landscaped berms or plant massing should be used to
screen parking areas and other areas requiring screening from the perimeter. Design solutions
along the “Enhancement Buffer” are depicted in Exhibit 23. The perimeter landscape
treatment should serve to set the tone as well as reinforce the landscape theme for the
commercial center. Additionally, the streetscape should maintain continuity with the
community character and reflect existing plant material used in adjacent off-site areas. The
established plant palette for EastLake Parkway and Birch Road will be utilized to maintain
continuity throughout the project area. Edge treatments along SR-125 should provide
landscape buffering to mitigate visual impacts and create view corridors into the project.
Plantings along SR-125 will consist of a combination of low water use trees, shrubs and
groundcovers.
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4. Slope & Erosion Control
Slopes within the site will be permanent and be planted with low water use trees, shrubs and
groundcovers. A permanent automatic recycled water irrigation system will be required to
establish and maintain the plant material. Plant materials should vary in height and be informally
placed to provide visual interest and soften slope edges. View corridors will be established and
objectionable views mitigated through careful placement of trees on the slope. All slope erosion
control planting shall be in conformance with the requirements of the City of Chula Vista
Landscape Manual and the City Landscape Architect.
5. Streetscape Landscaping
Due to the established planting scheme developed for all adjacent roadways, the plantings along
these roads will consist of the pre-selected trees and shrubs. The parkways will consist of
ornamental and low water use trees, shrubs, groundcover as well as an appropriate amount of
turf. Trees will be offset similar to the arrangement shown on Exhibit 24, which depicts Birch
Road as an example.
Internal streetscape for the Commercial Promenade Street (in FC-2) should provide a strong
linear connection through the site. In addition, the landscape easement shall utilize a pedestrian
scale tree planted within an ornamental tree grate to provide a buffer from the adjacent roadway.
The street trees in both the medians and the landscape easement shall be planted at an average
spacing of 40 feet on center.
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Exhibit 23
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Exhibit 24
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Exhibit 25
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6. Building Site & Parking Area Landscaping
The landscaping within the building and parking areas will take advantage of the ample
building setbacks and street/parking area frontages to provide for pedestrian activity and
circulation throughout the commercial center. Within this area, placement of human scale
pedestrian friendly elements such as gathering and seating areas, covered arcades for shelter,
accent lighting and enhanced paving will create a safe, comfortable and aesthetically pleasing
environment. Attention shall be given to the placement and ultimate size of plant material as
a means of accenting built elements such as arcades, towers and other similar architectural
features. Vines and climbing plants can be integrated on building elevations, trellises and
perimeter walls to soften the appearance of structures and deter graffiti. The landscape palette
shall consist of materials consistent with early California Heritage (see Plant Palette Matrix
and guidelines for parking).
Landscaping design and plant material selection should also take into consideration
maintenance issues, excessive litter on parked vehicles or on pedestrian routes, and provision
of shade. Landscaping should be protected from vehicular and pedestrian encroachment.
Landscape design should also consider “Safescape” issues to avoid creating hiding places for
potential criminal activity.
7. Transit Facilities Landscaping
When constructed, the transit station will be a unique site feature and activity focal point. A
specific landscape design and material selection should be made to create a distinct area
identified by landscaping. Pedestrian routes to the station and the station environs should be
particularly “pedestrian friendly” in design and have an enhanced level of pedestrian oriented
site furnishings.
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Exhibit 26
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8. Plant Materials
Plant material for the project’s landscape and open space should respond to the variety of
orientations, refinement, land use transitions and edge conditions. The following plant
material list represents examples of suggested plant material and their areas of use. Plant
materials are listed below by horticultural and common name. This list should not be
considered exhaustive. Other plant material may also be acceptable for use upon approval by
the City.
Trees
Primary & Secondary Entry / Accent
(50% 36” box, 50% 24” box)
Olea europaea ‘Swan Hill’ Olive
Phoenix dactilyfera Date Palm
Pistache chinensis Chinese
Pistache Platanus acerifolia ‘Bloodgood’ London
Plane Tree Tipuana tipu Tipu Tree
Washingtonia robusta Mexican Fan Palm
Streetscape (Birch Rd. / Eastlake Parkway)
(20% 36” box, 60% 24” box, 20% 15 gallon)
Cassia leptophylla Gold Medallion Tree
Jacaranda mimosifolia Jacaranda
Pinus eldarica NCN
Pistache chinensis Chinese Pistache
Platanus acerifolia ‘Bloodgood’ London Plane Tree
Schinus molle California Pepper
Tree
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
Entry Street in FC-2 (as prescribed on the Master Precise Plan)
Building Perimeter / Parking Area
(50% 24” box, 50% 15 gallon)
Agonis flexuosa Peppermint Tree
Cassia leptophylla Gold Medallion Tree
Magnolia grandiflora Southern Magnolia
Pinus canariensis Canary Island Pine
Pittosporum undulatum Victorian Box
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
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Shrubs / Groundcover
Ornamental Shrubs (Streetscape, Thematic Corridor, Building Perimeter, Entries,
Slopes)
(30% 1 gallon, 50% 5 gallon, 20% 15 gallon)
Acacia redolens Prostrate Acacia
Agapanthus orientalis Lily of the Nile
Brunfelsia pauciflora Yesterday, Today and Tomorrow
Coprosma kirkii Mirror Plant
Dietes bicolor Fortnight Lily
Dodonea viscosa Hopseed Bush
Escallonia fradesi Escallonia
Hemerocallis species Daylilly
Ligustrum japonicum Japanese Privet
Leptospermum scoparium New Zealand Tea
Tree Phormium species Flax
Pittosporum tobira Pittosporum
Plumbago auriculata Cape Plumbago
Raphiolepis indica Indian Hawthorn
Xylosma congestum Shiny Xylosma
Groundcovers and Accents (Slopes and Level Areas)
(flats, Myoporum 1 gallon)
Baccharis pilularis Dwarf Coyote Brush
Gazania ‘Sunrise Yellow’ Gazania
Hedera helix ‘California’ California Ivy
Lantana montevidensis Lantana
Myoporum parvifloium NCN
Turf Lawn (Marathon III or equal)
S.R. 125 / Birch Rd. Interchange Plant Legend per SR 125 Guidelines
Trees
(20% 36” box, 30% 24” box, 50% 15 gallon)
Screening Evergreen Mass Buffer
Eucalyptus camaldulensis Sugar Gum
Eucalyptus sideroxylon Red Ironbark
Pinus halepensis Aleppo Pine
Deciduous Limited
Windrow
Populus nigra Lombardy Poplar
Grove Trees (Flowering, Evergreen)
Olea europaea Fruitless Olive
Pyrus calleryana Ornamental Pear
Flowering Accent
Albizia julibrissen Silk Tree
Pyrus calleryana Ornamental Pear
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Shrubs
(5 gallon)
Dietes vegeta Fortnight Lily
Slope Groundcovers and Accents
(flatted ivy, Myoporum in 1 gallon)
Acacia redolens Prostrate Acacia
Baccharis pilularis Dwarf Coyote
Brush Hedera Helix ‘Needle Point’ English Ivy
Myoporum parvifloium Myoporum
Inert Groundcover
Shredded bark mulch (Minimum 3” deep)
9. Landscape & Irrigation Standards
The landscaping for the Freeway Commercial Center shall, as a minimum, conform to the
landscape requirements for the City of Chula Vista Landscape Manual and the City Landscape
Architect as well as the guidelines herein.
All landscaped areas shall be served by a permanent, subsurface, automatic irrigation system
utilizing reclaimed water. The irrigation system shall be designed to maximize efficiency and
minimize water usage through use of low flow and matched precipitation rate irrigation heads,
separation of irrigation systems by plant hydrazone and use of automatic controllers with built in
water management capabilities. Irrigation design shall meet the requirements of the City of Chula
Vista Landscape Manual and the Otay Water District.
10. Landscape Maintenance Standards
All landscaped areas shall be kept free of weeds and debris. Trees shall be trimmed on an annual
basis, or as recommended by a certified arborist, to maintain the desired form to enhance the
project site. Shrub and groundcover areas shall be maintained in a weed free condition and
trimmed as necessary to maintain desired form. Turf areas shall be mowed on a weekly basis and
fertilized as recommended. An ongoing pest control and fertilization program shall be established
prior to completion of landscape installation. It is suggested that a soils analysis be conducted by
a qualified testing laboratory once a year to provide recommendations for the landscape
fertilization program.
All landscaping installed after 2015 shall comply with Chapter 20.12 Chula Vista Landscape
Water Conservation Ordinance.
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D. Lighting
The overall lighting scheme for the project is shown in the Lighting Concept Pan (Exhibit 27) which
depicts four lighting zones: parking field lighting, security lighting, pedestrian lighting and street
lighting. Lighting can illuminate walks through clear glass from smaller shops. Larger buildings
may have liner shops with glass on some sides, or little or no glass on others. These buildings will
require pedestrian scaled lighting along walks to provide security and encourage pedestrian
circulation. All lighting shall be selective and shielded to confine light within the site and prevent
glare onto adjacent properties to the extent feasible.
1. Street Lights
All street lighting shall conform to City standards. The design of poles and fixtures shall be
consistent with those adopted for the Otay Ranch Community.
2. Parking Field Lighting
Parking areas, access drives, and internal vehicular circulation areas should
have sufficient illumination for safety and security. Lighting fixtures should be a zero cutoff at the project edges. The parking lot illumination level should
achieve a uniformity ratio of 3 to 1 (average to minimum) with a minimum of 1-foot candle.
Light standards shall not exceed 35 feet in height.
Unless otherwise specifically approved in the Design Review process,
exterior pole lighting should be either High Pressure Sodium (HPS) or Metal Halide (MH).
3. Safety/Security Lighting
Lighting should be indirect (except for parking areas) and subtle. Overhead pole mounted down lighting is encouraged. Light fixtures shall not be placed more than 35 feet above grade.
Lighting levels should emphasize walking areas so as to clearly identify the pedestrian walkway and direction of travel.
Outdoor pedestrian use areas (courtyards, entry ways, walkways, etc.) should have sufficient illumination for safety and security. Primary pedestrian use area lighting should achieve a uniformity ratio of 3 to 1 with a minimum of 1 foot candle.
Service area lighting should be contained within the service yard boundaries and enclosure walls. No light spillover is allowed.
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4. Residential Lighting
• Lighting standards shall be established for areas permitting residential uses at the Master Precise Plan and Design Review phases of implementation.
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•
Exhibit 27
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5. Pedestrian/Architectural/Landscape Lighting
• Indirect lighting (except for parking areas), such as soffit lighting, wall
lighting or lighting with full cutoff shield type fixtures, is encouraged
where it effectively achieves the desired lighting intent. The bare light
source (bulb, etc.) should not be visible.
• Architectural overhead down lighting, or interior illumination which spills outside is encouraged. In addition, up-lighting will be utilized in specific
locations per where provided for in an adopted Design Review plan. Any such lighting should articulate the building design.
• Exterior illumination to enhance building identity should respect and
reinforce the architectural treatment of the building. Patterns of light and fixture concealment should be considered to avoid glare and intrusion onto
adjacent properties.
• Buildings should utilize more ornate, wall mounted accent lighting with angular, tapered shapes in dark or verde finishes, characteristic of the
selected architectural styles.
• Landscaping lighting should be subtle and should accentuate rather than overpower landscape features.
• Special lighting should be introduced at gateways and other key locations. E. Additional Landscape Elements and Conditions
Landscape design goes beyond plant materials. It includes additional elements, such as; hardscape,
street furniture, walls and fences, and treatment of other outdoor spaces. It is an objective of the
Freeway Commercial design concept to make the outdoor spaces friendly and inviting to pedestrian
use.
1. Transit Station
To encourage transit use, the access routes leading to, and near, the Transit Station should be
given special attention. The landscape and hardscape of the Transit Station area should convey
a safe and comfortable area to wait for transit service. This should be an area of enhanced street
furnishings and, potentially, “sidewalk” commercial facilities (newspaper racks, etc.) to serve
transit users. Pedestrian routes should connect to the planned transit station location.
2. Paving
• Enhanced paving, paving with contrasting color and/or texture, should be used to identify pedestrian routes and as an accent at intersections and entries.
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3. Walls & Fences
• Masonry walls should be constructed of split face block, ‘Otay Ranch Brown’ color.
Masonry walls may be used as necessary for noise mitigation of SR-125, Birch Road or EastLake Parkway or as screening of refuse collection and storage areas.
• Project retaining walls over eight feet in height should utilize a Keystone (or equal)
wall system to provide planting pockets for visual softening with landscape materials. A sufficient number of planting pockets should be provided to ensure adequate
landscape coverage of the wall within 2 years.
• Project fencing should be constructed of vinyl coated chain link fencing and should be utilized in areas where security or limited screening is needed.
4. Site Furniture
Site furnishings such as benches, trash receptacles, bike racks and drinking fountains should
be provided throughout the pedestrian circulation areas to enhance the pedestrian experience
and encourage pedestrian use. Site furnishings should be included at pedestrian plazas, traffic
nodes, and key locations along building frontages to provide areas of interest and gathering
spaces. Benches should be compatible with the style of the building architecture and be made
for outdoor use. Bollards or planters may be utilized as means of separation between pedestrian
and vehicular areas as well as providing accent lighting along internal pathways. The
elimination of curbs, or a ‘zero curb’ face, along building frontages is encouraged. Trash
receptacles and similar furnishings should also take on the character of the architecture of the
project.
F. Signage
Signs are necessary to provide adequate identification of buildings and businesses, and to convey
information to motorists and pedestrians that will simplify and clarify their movement to and
through the commercial center. As connoted by the land use designation of “freeway commercial,”
uses in the project are intended to be identified from and marketed to local as well as regional
travelers. The Otay Ranch GDP requires the preparation of a “Freeway Signage Program” to
establish an approved design program for these signs. The freeway-oriented signs are included
within the conceptual sign types described below. A Comprehensive Sign Program for the project
is also outlined for use during Site Plan approvals. All commercial signs must be approved pursuant
to the provisions of the Freeway Commercial SPA, PC District Regulations, and the
Comprehensive Sign Program. The signage included herein is conceptual and limited to the major
sign types. In the event that the Sign Program approved with Design Review varies from that
indicated herein, Design Review shall prevail.
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Major Signs:
Three basic types of major signs are proposed. The locations of these major signs are indicated on
Exhibit 28.
• Freeway Sign
This is a freeway-oriented sign identifying the commercial center and major tenants,
incorporated into a structure with design themes consistent with the building architecture.
A concept sketch for this type of sign is shown in Exhibit 30.
• Major Intersection Sign
This is an arterial oriented sign, similar to the Freeway Sign, but smaller in scale and
oriented toward motorists traveling along the perimeter arterials. They will be located at
EastLake Parkway’s intersection with Birch Road and with Olympic Parkway. A sketch of
this type of sign is illustrated in Exhibit 29.
• Major Entry Sign
This sign denotes the major entries to the Freeway Commercial project and is located at the
intersections of the Commercial Promenade Streets with the arterials.
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Exhibit 28
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Exhibit 29
FC-1
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Exhibit 30
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Exhibit 31
FC-2 Gateway Monument Sign
Note: The above design is a conceptual sketch. The
final design will be approved through a sign permit.
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1. Comprehensive Sign Program
a) Purpose & Intent
The purpose and intent of this Comprehensive Sign Program is to provide the
general design standards and specifications that assure consistency in quality,
colors, sizes, placements, and configurations for project site identification signs and
building tenant signs throughout the Freeway Commercial Center.
b) Submittals & Approvals
Prior to sign fabrication and installation, plans for all proposed signage shall be
submitted to the property owner or designated representative who will review plans
for conformance with the sign program criteria. All plans submitted for approval
must conform to the criteria contained in this Comprehensive Sign Program. The
Owner shall have the discretionary authority to deny approval for any submittal
which does not comply with the purpose or intent of the sign program. Following
approval by the Owner, all commercial signs shall be approved by the City of Chula
Vista, per the provisions of the Freeway Commercial SPA, PC District regulations,
prior to installation.
For Owner’s signage approval, the submissions shall include three sets of the
following. Submittals to the City shall conform to City requirements.
i. Elevations showing all proposed signs indicating sign type, design, location,
size and layout of sign drawn to scale indicating dimensions, attachment
devices and construction details, colors, materials and lighting details.
ii. Section detail of letters and/or sign element showing the dimensioned
projection of the face of letters, method and intensity of illumination.
iii. Color board with actual sample colors (8-1/2" x 11" format).
Requests to establish signs that vary from the provisions of this sign
program or any requests to change the provisions of this program shall be
submitted to the Owner for approval prior to submission to the City of Chula
Vista.
Following approval of proposed signage by the Owner, applications for all
permits for fabrication and installation by Sign Contractor shall be
submitted to the City of Chula Vista.
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Fabrication and installation of all signs shall be performed in accordance with
the standards and specifications outlined in this sign program and in the final
approved plans and working drawings.
c) Definitions
Building Pad Tenant: A free standing building with a single tenant who occupies
up to 10,000 square feet of leased floor space.
Letter Height: Letter height shall be determined by measuring the normal capital
letter of a type font exclusive of swashes, ascenders, and descenders.
Logo: An image composed of a single or collection of symbols, figures and design
elements which together form a distinct and unique identifying mark.
Major Tenant: A building with a single tenant who occupies more than 80,000
square feet of leased floor space.
Shops in Line Tenant: A building with multiple tenants where each tenant occupies
up to 10,000 square feet of leased floor space.
Sign Area: The area of a sign, exclusive of margins, in which copy and graphics may
be placed. Sign area shall be computed by surrounding each graphic element with a
regular geometric shape (e.g., circle, rectangle, trapezoid, ellipse), calculating the area
contained within the shape(s), and then computing the sum of the areas. Minor
elements such as swashes, simple lines, or other decorative touches that might extend
beyond the limits of the geometric shape shall not be included as part of the sign area.
Sub-Major Tenant: A building with a single or multiple tenant where each tenant
occupies from 10,001 to 80,000 square feet of leased floor space.
Owner: The party who possesses legal title to the property or site in question or his
designated representative.
Wall Sign: Any sign affixed to the elevation of a building wall or parapet.
d) Sign Restrictions
1) Prohibited Signs
• Rooftop signs and signs projecting above roof lines or parapets.
• Rotating, revolving, flashing or moving signs.
• Advertising or promotional signs on parked vehicles.
• Signs on mansard roofs and equipment screens.
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• Off-premise signs (other than directional signs) installed for the purpose of advertising
a project, event, person or subject not related to the premises upon which said sign is located.
2) Nonconforming Signs
Owner may, at its sole discretion and at Tenant’s expense, correct, replace or remove
any sign that is installed without written approval and/or that is deemed not to be in
conformance with the plans as submitted and with the Comprehensive Sign Program.
3) Illegal Signs
Any sign that is deemed not to be in conformance with the approved Sign Plan or
erected without government approval or permits is considered an illegal sign. The
Owner may, as its sole discretion and at Tenant’s expense, correct, replace or remove
any illegal sign.
4) Abandoned Signs
An abandoned sign is that which use is discontinued because the premises upon which
it is located becomes vacated and unoccupied for a period of more than 90 days. The
Owner may, at its sole discretion and at Tenant’s expense, replace or remove any
abandoned sign.
e) Site Signage & Building Signage Design Guidelines
1) Design Objective
The primary objective of the sign program is to generate high quality, creative site
signage and building tenant signage. A diversity of sign types and styles is encouraged
to impart a lively quality. Treatments encouraged by the program include mixed-
media signs incorporating multi-dimensional forms and combinations of colors,
shapes, materials, and lighting techniques.
• Signs shall be designed in a manner that is compatible with and complementary to the overall project and adjacent facades.
• Signage that incorporates logos, business identity, and/or images denoting the type of
business shall be encouraged. Logo design and colors to be approved by the Owner.
• Notwithstanding the maximum square footages specified for sign area allowances,
signs and typography in all cases shall appear balanced and in scale within the context of the sign space and the building as a whole.
• Thickness, height, and color of sign lettering shall be visually balanced and in proportion
to other signs on the building.
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• Wall signs shall be affixed without visible means of attachment, unless attachments make an intentional statement. Wall signs need not be attached directly to the lease space to which they refer.
• Ground signs or monument signs may be located within landscaped zones between property lines and building setback lines, allowing for adequate sight- lines for
approaching vehicular traffic at street intersections and project entries.
• All sign fabrication work shall be of excellent quality. All logo images and typestyles
shall be accurately reproduced. Lettering that approximates typestyles shall not be acceptable. The Owner reserves the right to reject any fabrication work deemed to be
below standard.
2) Construction Requirements
• Signs must be made of durable rust-inhibited materials that are appropriate and complementary to the building.
• All formed metal, such as letter forms, shall be fabricated using full-weld construction.
• All ferrous and non-ferrous metals shall be separated with non-conductive gaskets to
prevent electrolysis. In addition to gaskets, stainless steel fasteners shall be used to secure ferrous to non-ferrous metals.
• Threaded rods or anchor bolts shall be used to mount sign letters which are spaced out from background panel. Angle clips attached to letter sides will not be permitted.
• Paint colors and finishes must be reviewed and approved by the Owner. Color coatings shall exactly match the colors specified on the approved plans.
• Surfaces with color mixes and hues prone to fading (e.g., pastels, fluorescent, complex
mixtures, and intense reds, yellows and purples) shall be coated with ultraviolet-inhibiting clear coat in a matte or semi-gloss finish.
• Joining of materials (e.g., seams) shall be finished in such a way as to be unnoticeable. Visible welds shall be continuous and ground smooth. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished so as to be
unnoticeable.
• Finished surfaces of metal shall be free from canning and warping. All sign finishes
shall be free of dust, orange peel, drips, and runs and shall have a uniform surface conforming to the highest standards of the industry.
• Reverse channel letters shall be pinned 2-inches off building wall. Signs shall have clear
acrylic backings, and p.k. housings shall be mounted flush to surface of building.
• Depth of open channel letters shall not exceed 4-inches. All hardware and neon tube
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supports inside open channel letters shall be painted to match interior letter color. Neon
tubing shall be sufficient to make letters read “solid” and shall be installed so that top
surface of neon is flush with front edges of open channel.
• All lighting must match the exact specifications of the approved working drawings.
• Brightness of signs is subject to approval by Owner and City. Surface brightness of all illuminated materials shall be consistent in all letters and components of the sign.
Light leaks will not be permitted.
• The back side of all bare neon used for signage shall be painted to provide an opaque
finish. Paint color shall exactly match the Owner-approved specification.
• All conduit, raceways, crossovers, wiring, ballast boxes, transformers, and other
equipment necessary for sign connection shall be concealed. All bolts, fastenings and
clips shall consist of enameling iron with porcelain enamel finish: stainless steel,
anodized aluminum, brass or bronze; or carbon-bearing steel with painted finish. No
black iron materials will be allowed.
• Underwriter’s Laboratory-approved labels shall be affixed to all electrical fixtures. Fabrication and installation of electrical signs shall comply with UBC, NEC, and local
building and electrical codes.
• Penetrations into building walls, where required, shall be made waterproof.
• Location of all openings for conduit sleeves and support in sign panels and building walls shall be indicated by the sign contractor on drawings submitted to the Owner.
Sign contractor shall install same in accordance with the approved drawings.
• In no case shall any manufacturer’s label be visible from the street from normal viewing angles.
3) Sign Treatments
A mixed-media approach where signage is composed of several different elements and
lighting techniques is encouraged. The following treatments are considered
appropriate:
• Internally illuminated channel letters
• Dimensional geometric shapes
• Painted metal
• Screens, grids, or mesh
• Etched or polished metal
• Cut steel or fabricated steel
• Neon
• Dimensional letter forms with seamless edge treatment
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• Opaque acrylic materials with matte finishes
4) Lighting
Site Signage and Building Tenant Signage should be illuminated using a variety of
lighting techniques. One or more of the following are encouraged:
• Reverse channel neon with silhouette illumination
• Open channel neon
• Fiber optics
• Exposed neon
• Internal illumination
• Front lighting
• Area lighting
All front lighting should be baffled and obscured in channels where possible. Where
fixtures, shades, or other elements are exposed, they should contribute to the design
of the storefront.
All exposed or skeletal neon must be backed with opaque coating, unless otherwise
approved in writing by the Owner. All housings and posts for exposed neon signs
must be painted out to match the building background immediately behind and
adjacent to the sign.
The following shall be prohibited:
• Animated lights
• Exposed conduits and raceways
• Electrified neon attached to glass tubing surrounds or crossbars
• Front lighting fixtures that compete with the storefront design
5) Colors
The following guidelines are to be adhered to in selecting colors for site and tenant
signage:
Sign colors should be selected to provide sufficient contrast against building/structure background colors
Colors within each sign should be harmoniously blended
Sign colors should be compatible with building/structure background colors
Signage colors should provide variety and excitement
Color of letter returns should contrast with face colors for good daytime readability
Interior of open channel letters should be painted dark when against light backgrounds
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Neon colors should complement related signage elements
Color of trim cap retainers must match the color of letter returns and logo returns
All sign colors are subject to review and approval by the Owner as part of the
tenant sign submittal.
6) Typestyles
The use of logos and distinctive typestyles are encouraged for all signs. Tenants may
adapt established typestyles, logos and/or images that are in use on similar buildings
operated by them in California, provided that said images are architecturally
compatible and approved by the Owner. Type may be arranged in one or two lines of
copy and may consist of upper and/or lower-case letters.
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III. Design Review Process
A. Introduction
The design review process includes two integrated procedures: design review and approval by the
Master Developer Review Process and the City of Chula Vista Design Review Process.
In order to ensure that this Freeway Commercial SPA Design Plan is adhered to and maintained,
specific review and approval procedures have been established. Initial construction and
development plans will be considered by the property owners’ design review committees. In
addition, future improvements will be evaluated by the architectural review committee of the private
association(s) that may be established within the project area. These review committees will assure
the integrity of each development area by reviewing and approving all development proposals within
their respective areas. The committees will consider the level of conformance to the intent and
specific requirements of these guidelines and the adopted CC&R's. In addition, all projects shall be
subject to all applicable statutes, codes, ordinances, or regulations of City of Chula Vista and any
other appropriate controlling governmental jurisdictions.
Design review submittal requirements for the owner’s association(s) will be established with the
formation of these associations. Submittals shall include the necessary architectural site plans, floor
plans, exterior elevations or perspectives, and schematic grading and landscaping plans to fully
describe the proposed improvements. In order to facilitate design coordination between individual
buildings, all architectural and landscape plans for adjacent projects will be available for review
through the committee(s).
Any changes or modifications to approved plans proposed during the initial construction period shall
be submitted to the appropriate property owner and/or owners’ association for review and approval
prior to submittal to City or incorporation in building or site improvements.
B. Design Review Areas & Submittals
Design Review approval of site plan and architecture is required for all development within the
Freeway Commercial SPA. Recognizing that development of the SPA will be phased, coordinated
design review is required. Submittals shall, at a minimum, include an entire Design Review Area
as shown on Exhibit 31 and contain the information listed below. As an alternative to preparing
detailed plans for an entire Design Review Area, a Master Precise Plan may be approved for the
entire area and implemented through phased Design Review approvals. While the Master Precise
Plan may include many of the components required for Design Review, it does not replace the need
for Design Review. The Master Precise Plan is also intended to provide more detail than is typically
included in a Design Plan and upon adoption becomes an administrative supplement to the Design
Plan.
Required components of an individual design review area project submittal will be determined at
the pre-application meeting with City staff. Generally, the following plans will be required: site
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plan, floor plans, landscape plan, grading plan, building elevations, roof plan, sign plans, site
photographs, colors and materials palette. Additional information may be required, depending upon
the specific project proposed. All submitted plans must be consistent with the provisions of this
Design Plan and the Master Precise Plan.
Individual buildings, store fronts or other improvements, not approved in the overall Design Review
process, shall provide evidence that the proposed improvement has been reviewed and approved by
the Master Developer. The City shall not initiate the review process, except for pre-application
consultation, until the Master Developer has approved the design.
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Exhibit 32
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C. City of Chula Vista Design Review Process
The requirements of the City are fairly typical and are further detailed below, but each builder
should contact the City for current, specific requirements. As noted above, the design review
process with the master developer should be initiated prior to formal review by the City.
The design review process with the City should be initiated with an informal pre-application meeting
with City staff to identify specific design issues and submittal requirements for the proposed project.
A formal application would be the next step in the process to which city staff would provide
comments. A revised submittal would then be prepared and the proposed project would be
scheduled for a formal approval action.
Site Plan and Architectural Approval, as well as Design Review are required for all uses within the
Freeway Commercial zoning district, as defined in the Freeway Commercial Planned Community
(PC) District Regulations. Specific requirements for application and review procedures are provided
in Chapter VI of the PC District Regulations and Chapter 19.14 of the City's Zoning Ordinance.
In addition to the Freeway Commercial Design Plan, the City’s “Design Manual” provides design
guidance for all projects subject to Design Review, including commercial and industrial projects.
The Design Manual should be consulted when preparing plans for these projects, along with these
guidelines.
The City has also published a “Landscape Manual” which describes the landscape review process
and provides some guidelines for landscape design from the City's perspective. The Manual also
includes specific standards for landscape and irrigation improvements.
1. Design Review Process
a. Plans for the establishment, location, expansion or alteration of structures in all multifamily
residential zones and all commercial and industrial zones shall require design review by the
Planning Commission.
b. The Planning Commission shall approve, conditionally approve or deny such plans. The
Planning Commission shall base its findings and actions on the design review provisions of the
affected design manuals of the City.
c. The Zoning Administrator has the discretion, with the concurrence of the applicant, to act
in the place of the Planning Commission in the case of minor projects, including new
construction or additions to commercial, industrial, or institutional projects with a total floor
area of 20,000 square feet or less, and residential projects of 10 units or less. The Zoning
Administrator shall base its findings and actions upon the provisions of the affected design
manuals of the City. (Ord. 3268 § 3, 2013; Ord. 3212 § 4, 2011).
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2. Appeals
a. The applicant or other interested persons may file an appeal from the decision of the
Planning Commission or Zoning Administrator for minor projects to the City Council within
10 business days after the decision is made. The appeal shall be in writing and filed with the
Development Services Department on forms prescribed for the appeal, and shall specify
therein the argument against the decision of the Planning Commission. If an appeal is filed
within the time limit specified, it automatically stays proceedings in the matter until a
determination is made by the City Council.
b. Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or
modify, in whole or in part, any determination of the Planning Commission or Zoning
Administrator for minor projects. The resolution must contain a finding of facts showing
wherein the project meets or fails to meet the requirements of this chapter and the provisions
of the design review manual.
c. The decision of the City Council is final. (Ord. 3268 § 3, 2013; Ord. 3212 § 6, 2011;
Ord. 3153 § 2 (Exh. A), 2010; Ord. 2822 § 1, 2000; Ord. 2036 § 1, 1983; Ord. 1994 § 1,
1982; Ord. 1771 § 3, 1977).