HomeMy WebLinkAbout6. Master Precise Plan
OTAY RANCH PLANNING AREA 12
FREEWAY COMMERCIAL NORTH
MASTER PRECISE PLAN
Adopted September 13, 2016
by Resolution No. 2016-187
Amended by Resolution No. XXX
Applicant:
Baldwin & Sons
610 West Ash Street, Suite 1500
San Diego, California 92101
Contact: Nick Lee
(619) 234-4050
PLANNING AREA 12 | FREEWAY COMMERCIAL NORTH | MASTER PRECISE PLAN
PLANNING AREA 12 | FREEWAY COMMERCIAL NORTH | MASTER PRECISE PLAN
Table of Contents
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TABLE OF CONTENTS
1. INTRODUCTION ................................................................................ 3
A. Background and Purpose .............................................................. 3
B. Planning Concept .......................................................................... 5
C. Related Documents ...................................................................... 7
2. DESIGN REVIEW PROCESS .............................................................. 11
A. Introduction and Summary......................................................... 11
B. Master Precise Plan .................................................................... 11
C. Design Review ............................................................................. 11
D. Turn-Key Park Approval Process ................................................. 12
3. MASTER PRECISE PLAN ................................................................... 15
A. Purpose/Role .............................................................................. 15
B. Guiding Principles ....................................................................... 16
C. Urban Character ......................................................................... 16
D. Design Components .................................................................... 18
1. Hotel Corner ........................................................................... 21
2. Mixed-Use Residential East .................................................... 21
3. Residential West ..................................................................... 22
4. Town Center Park ................................................................... 22
E. Master Precise Plan Illustration .................................................. 23
F. Site Plan and Architectural Review ............................................. 26
G. Mandatory Site Plan Elements ................................................... 26
1. Hotel Corner ........................................................................... 27
2. Mixed-Use Residential East .................................................... 27
3. Residential West (R) ............................................................... 29
4. Town Center Park (P) .............................................................. 33
4. SITE DESIGN GUIDELINES ................................................................ 41
A. Specific Requirements for Primary Design Components............ 41
1. Town Center Drive .................................................................. 41
a) Building Design & Siting ...................................................... 41
b) Pedestrian/Bicycle/Vehicle/Transit Access ........................ 42
c) Landscape Architecture ...................................................... 42
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2. Private Street A Promenade Street......................................... 43
a) Building Design & Siting ...................................................... 43
b) Pedestrian/Bicycle/Vehicle/Transit Access ......................... 43
c) Landscape Architecture ...................................................... 43
3. Hotel Drive Centerpark Road .................................................. 44
a) Building Design & Siting ...................................................... 44
b) Pedestrian/Bicycle/Vehicle/Transit Access ......................... 44
c) Landscape Architecture ...................................................... 44
4. Shared Streets ......................................................................... 46
a) Building Design & Siting ...................................................... 46
b) Pedestrian/Bicycle/Vehicle/Transit Access ......................... 47
c) Landscape Architecture ...................................................... 47
5. Alley ........................................................................................ 48
6. BRT Frontage ........................................................................... 48
B. General Requirements ............................................................ 80
a) Building Massing and Scale ................................................. 81
b) Roof Form ........................................................................... 83
c) Architectural Features and Materials ................................. 83
d) Other Features .................................................................... 85
2. Landscape Architecture .......................................................... 90
a) Places .................................................................................. 90
b) Pedestrian Paving................................................................ 91
c) Walls and Fencing ............................................................... 92
d) Plant Materials .................................................................... 94
3. Lighting/Signage/Street Furnishings ....................................... 96
a) Lighting ................................................................................ 96
b) Signage .............................................................................. 104
c) Street Furnishings ............................................................. 116
5. DESIGN REVIEW CHECKLISTS ........................................................ 121
1. Hotel (H) .................................................................................... 123
2. Mixed-Use Residential East ...................................................... 124
3. Residential West ....................................................................... 125
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INDEX OF EXHIBITS
Exhibit 1: Location Map ............................................................................ 3
Exhibit 2: Existing PA-12 / Otay Ranch FC-2 Site ...................................... 4
Exhibit 3: Site Plan Concept ...................................................................... 6
Exhibit 4: Design Components ................................................................ 19
Exhibit 5: FC-2 Master Precise Plan Illustration ...................................... 23
Exhibit 6: Mandatory Site Plan Elements ............................................... 30
Exhibit 7: Town Center Park Conceptual Design .................................... 35
Exhibit 8: Section Key Map ..................................................................... 49
Exhibit 9: Town Center Drive (along Town Center Park) ........................ 51
Exhibit 10: Private Street A Promenade St. (West Residential along Town
Center Park) .......................................................................... 53
Exhibit 11: Private Street A Promenade St. (West Residential, west of the
Park) ...................................................................................... 54
Exhibit 12: Private Street A Promenade St. (East Residential) .............. 55
Exhibit 13: Hotel Drive Centerpark Rd. (Along the Park) ........................ 57
Exhibit 14: Hotel Drive Centerpark Rd. (west of the Park) ..................... 58
Exhibit 15: One-Way Shared Street (West Residential) ......................... 59
Exhibit 16: Alley (West Residential) ........................................................ 60
Exhibit 17: BRT Frontage (West of Town Center Drive) ......................... 61
Exhibit 18: BRT (East of Town Center Drive) .......................................... 62
Exhibit 19a: Olympic Parkway, Section A ............................................... 66
Exhibit 19b: Olympic Parkway, Section B ............................................... 67
Exhibit 19c: Olympic Parkway, Section C ................................................ 68
Exhibit 19d: Olympic Parkway, Section D ............................................... 69
Exhibit 19e: Olympic Parkway, Section E................................................ 70
Exhibit 20: Special Considerations for Buildings..................................... 72
Exhibit 21: Key Pedestrian/Bicycle Circulation ....................................... 74
Exhibit 22: Vehicular Access to the Project ............................................ 76
Exhibit 23: Wayfinding Signage .............................................................. 78
Exhibit 24: Building Materials and Finishes ............................................ 88
Exhibit 25: Lighting Zones ....................................................................... 97
Exhibit 26: Temporary Subdivision Signage Program ........................... 114
Exhibit 27: Street Furnishings ............................................................... 116
Exhibit 28: Design Components ............................................................ 122
Freeway Commercial North Master Precise Plan
I. Introduction
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Introduction
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1. Introduction
Background and Purpose
The Otay Ranch Freeway Commercial Center represents a southward and
eastward extension of the initial development approved in Otay Ranch
Sectional Planning Area (SPA) One, containing Villages 1 and 5. It also
represents an eastward extension of Village 6 and a westward extension
of Village 11. Additionally, the Freeway Commercial Center is an
extension of the urban development approved and constructed in the
Eastlake Planned Community, located immediately to the north.
The Freeway Commercial SPA was originally envisioned to be the freeway
commercial component of the regional commercial, cultural, social, and
public services center of the Eastern Urban Center (EUC). It was also the
freeway commercial area in the heart of Otay Ranch as established in the
Otay Ranch General Development Plan (GDP).
In 2001, a GDP amendment separated the EUC and Freeway Commercial
components into separate planning areas. In September 2004, the
Freeway Commercial SPA Plan was adopted and entitled approximately
1,214,000 s.f. of commercial uses: 867,000 s.f. on Freeway Commercial
South, or “FC-1”, and 347,000 sf on Freeway Commercial North, or “FC-
2”. In 2006, the Otay Ranch Town Center Mall was constructed on FC-1.
Exhibit 1: Location Map
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Introduction
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In 2007, SPA amendment was approved which raised the total
commercial area allowed on FC-1 from 867,000 sf to 960,000 sf.
In 2015, due to the changed conditions of development, including
economic environment and housing market, a General Plan (GP)
amendment and Otay Ranch General Development Plan (GDP)
amendment were approved for FC-2 site adding residential land use to
the existing freeway commercial. Freeway Commercial SPA Plan
amendment to implement the GP And GDP amendments was approved
in 2016.
Today, the FC-2 site remains vacant and undeveloped.
The proposed project establishes a unified, walkable, mixed-use plan for
the FC-2 site in Planning Area 12 of Otay Ranch. It is intended to enhance
living, working, shopping, and transit options in the area.
This Master Precise Plan, required by the Freeway Commercial SPA Plan,
provides the entitlement bridge that links the approved policies and land
use designations of the Freeway Commercial SPA Plan with subsequent
project-level approvals. It serves as a framework document by which
future projects are evaluated in accordance with the Application and
procedures for site plan and design review as specified in Chapter
19.14.420 et. seq., Chapter 19.14.581 et. seq. CVMC and Chapter III of
the Freeway Commercial SPA Design Plan.
Exhibit 2: Existing PA-12 / Otay Ranch FC-2 Site
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Introduction
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Planning Concept
The proposed project establishes a unified, walkable, mixed-use plan for
the FC-2 site in Planning Area 12 of Otay Ranch. It is intended to enhance
living, working, shopping, and transit options in the area.
Site uses are located to engender project goals, and enhance the viability
of proposed uses. As a result, the amount, and location of the uses has
been prioritized in the site planning process. Site planning responds to
commercial needs by locating retail uses along existing Town Center
Drive. This location provides the commercial uses with optimal visibility
from the street, and sets it as a gateway to the Otay Ranch Town Center
Mall. This is crucial to the viability of retail/commercial uses within the
planning area. With visibility and access from surrounding roadways
holding equal importance for hotel uses, the hotels are located in the
northwest corner of the site that enjoys visibility from SR-125 and
Olympic Parkway.
Residential uses are located on the southwest and eastern portions of the
site. This provides direct adjacency to the Otay Ranch Town Center Mall.
The location is also proximate to Otay Ranch Village 6 which includes
neighborhood serving uses such as parks and schools. Additionally, with
the construction of the BRT bridge, a pedestrian connection will exist
shortening the walk to these uses to less than a 1/4 mile. The close
proximity to these neighboring uses, as well as to commercial uses within
FC-2, encourages residents to walk to these uses, rather than drive. The
proposed residential uses are also within a short walk, less than half of a
mile, of the proposed BRT transit stop along Eastlake Parkway at the Otay
Ranch Town Center Mall. This further encourages residents to reduce
automobile use in favor of walking and transit. The high density mid-rise
neighborhood not only creates a sense of place, but also provides a ready
source of riders for the public transit system. People who live in transit-
oriented development use public transit much more often than people
who don’t live in a similar situation. The benefits of that are fewer auto
trips, less auto congestion, lower air pollution, and a more active lifestyle.
Although residential uses are adjacent to SR-125, buildings will be set
back from the western property line to minimize the effects of the
freeway. Additionally, the freeway is located well below the level of the
residential pad. To create a pedestrian friendly environment and
encourage residents to walk, pedestrian sidewalks and pathways will
connect residential, hotel, and commercial uses to each other and the
Town Center Park. Architecture will be complementary across all uses to
further establish a cohesive site design.
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Exhibit 3: Site Plan Concept
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Related Documents
The General Development Plan (GDP)-defined “village” is guided by
several documents which provide increasing levels of detail for
implementing the goals, objectives, and policies established by the Otay
Ranch GDP, Overall Design Plan, and subsequent Freeway Commercial
SPA Plan and Design Plans. The Otay Ranch GDP and Overall Design Plan
provide community-wide land use designations, policies, and design
guidance. The Freeway Commercial Design Plan on the other hand,
addresses the design issues particular to this subarea and further refines
village identity and character by addressing design issues that are site
specific and related to land use, circulation, landscape and architecture
for the Freeway Commercial Planning Area.
Together these documents guide development proposed for the planning
area and provide a specific design framework that bridges the gap
between the Otay Ranch GDP and individual precise plans.
Freeway Commercial North Master Precise Plan
II. Design Review Process
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2. Design Review Process
A. Introduction and Summary
The design review process for FC-2 of Otay Ranch PA- 12 involves a two-
part, integrated procedure: design review and approval by the master
developer, and Design Review and approval by the City of Chula Vista.
The emphasis of this document is on City review of Design Review
submittals following the adoption of this Master Precise Plan.
Master Precise Plan
The City of Chula Vista requires preparation and approval of a Design
Review Application (site plan, architectural and landscape review) for all
development within the Project. The Master Precise Plan, in conjunction
with the SPA Plan and Design Plan, establishes the framework for
evaluating these proposals. Individual site plans may vary from the
conceptual designs presented in this Master Precise Plan, subject to
Design Review.
Design Review Applications within Planning Area 12 shall be administered
following the standard procedures for Design Review as set forth in the
Freeway Commercial Planning Area PC District Regulations, Village
Design Plan, Chula Vista Design Manual and Zoning Ordinance, except as
modified or supplemented in this text.
An application for approval of a Design Review application shall be
accompanied by all required maps and data that identify the elements of
development as listed in Chula Vista Design Manual and Section
19.14.450 of the Zoning Ordinance. All Design Review submittals shall
also include materials that demonstrate consistency with the Master
Precise Plan Illustration (see Section III), and Design Review Checklists
(see Section IV).
Design Review
In general, Design Review submittals shall be processed according to the
procedures established for the City’s Planning Commission. Only Design
Review applications that are consistent with the Freeway Commercial
Planning Area SPA Plan, Design Plan, and Master Precise Plan, shall be
approved or conditionally approved by the Planning Commission. Any
project, which is inconsistent with the adopted Master Precise Plan shall
require amendment of this document prior to or concurrent with its
approval. Design Review applications shall be reviewed by the Planning
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Commission and shall be considered by the City Council only on appeal,
pursuant to Section
19.14.480 of the Zoning Ordinance.
Upon approval of any Design Review application, an annotated
illustration of the approved project shall be incorporated as a “hardline”
component of the Master Precise Plan Illustration (see Chapter III) and
incorporated into the Master Precise Plan. This subsequent modification
of the Master Precise Plan Illustration shall be an administrative action
and shall not be considered an amendment to the Master Precise Plan.
Turn-Key Park Approval Process
The master developer of the Freeway Commercial North project will
grant a 2-acre property to the City in a permanent easement for public
usage. The development of a turn-key park follows a different process
than the one described in the section above.
This Master Precise Plan contains a conceptual park design exhibit, park
program and mandatory site plan elements, which will serve as the basis
for the development of a separate Park Master Plan and the park
construction documents.
Freeway Commercial North Master Precise Plan
II. Master Precise Plan
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Master Precise Plan
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3. Master Precise Plan
A. Purpose/Role
The Master Precise Plan provides design direction and establishes a
detailed framework for the following:
• Building Design/Siting – Locations of proposed structures
• Pedestrian/Vehicle/Transit Access – Identification of pedestrian, bike
and vehicle access and circulation.
• Urban character/Architecture/Landscape Architecture –
Identification of architectural, landscape architectural style and key
urban elements.
• Lighting/Signing/Street Furnishings – Specifications for lighting
fixtures, signs and street furnishings.
This document establishes parameters within which design solutions can
be developed for FC-2 while ensuring that overall community design
objectives are met.
The Master Precise Plan contains specific mandatory criteria and general
design recommendations. Specific mandatory criteria are established for
features, elements, and/or items deemed essential in establishing a
unifying design theme for FC-2 and for achieving the planning area’s
intended character and use mix.
General design recommendations are provided to promote a well-
designed and functional project, while allowing for individual project
expression within the framework of the Freeway Commercial SPA Design
and Master Precise Plans.
In addition to providing site developers and designers with a framework
plan as a basis for their projects, the Master Precise Plan serves as an
important tool for reviewing and evaluating schematic, preliminary and
final plans, for individual projects. This document does not provide
precise design solutions but merely establishes guidelines to ensure that,
over time, FC-2 is developed as a cohesive, integrated community.
Clarification of ambiguities of the provisions of the Master Precise Plan is
at the sole discretion of the Director of Planning & Building.
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Guiding Principles
The Freeway Commercial-2 site is planned to be a special focus area for
the Otay Ranch Community and surrounding areas served by SR-125
freeway adjacent to the site. From a design/planning perspective, the FC-
2 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.
1. The mix and intensity of residential, retail, office, park and public
uses, all within a 10-minute walking distance of each other, should be
designed to encourage mass transit and non- vehicular modes of
transportation, providing convenient access for residents, visitors
and employees alike.
2. The area should contain both active and passive uses that consider
the needs of children, adolescents, young adults, couples, and the
elderly, that are interwoven with work, shopping and the residential
areas.
3. The arrangement of uses within the village should be responsive to
market viability and phasing considerations. Uses that can be
economically developed early in the development program should be
arranged to allow for a logical progression of development within the
Project over time.
4. The area shall contain clearly defined architectural gateways and
focal elements to provide orientation within the village for visitors
and residents alike.
The design criteria provided in the Freeway Commercial Sectional
Planning Area Design Plan, Chapter II shall be applied in the design of
each development parcel.
Urban Character
Chula Vista has been undergoing rapid and continuous growth in recent
years. There is a tremendous amount of new construction and
renovation, all to accommodate the city’s growing economy and
population. Attractively situated in proximity to commercial services,
shopping, recreation facilities, open spaces, schools, and several major
transportation arterials, Chula Visa’s Otay Ranch is a diverse and exciting
place to live.
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The proposed FC-2 project is symbolic of the vision for Chula Vista
evolving to its fullest potential as South County’s diverse urban center.
This mixed- use concept development benefits from its key location at
the heart of Otay Ranch, along the intersection of SR-125 and Olympic
Parkway, ideal for higher density residential community in a walkable
urban framework. This project embraces the growth in the Chula Vista
metropolitan area by affording consumers with a more diverse range of
housing types, transportation modes, accessibility to commercial
facilities, and a quality public realm. It creates an active community that
is bike- and pedestrian-friendly and offers diverse amenities, including
shopping, dining and a neighborhood park for community gathering,
resulting in a more walkable urban community and mixed uses along the
way. Additionally, two planned Marriott hotels in FC-2 will fulfill a
growing demand for high-quality accommodations in the surrounding
area.
The state of California has pledged to reduce its greenhouse gas
emissions to 40% below 1990 levels by 2030. These driving reductions
can be achieved by walking, biking and use of mass transit, but more
importantly through the development of new, higher density housing
near jobs and commercial centers. FC-2 project embodies a New
Urbanism style development which provides a way to reduce carbon
emissions though its compact design and its location next to a transit
station.
The urban theme and character of FC-2 village is a denser, walkable
neighborhood that offers modern smaller-scale living accommodations
within walking distance to local shops, dining and services along Town
Center Drive, as well as regional shopping and entertainment at the
adjacent Otay Ranch Town Center and Eastlake Land Swap. A cohesive
mix of for-sale and for-rent residential and commercial promotes a sense
of community, creates a high-quality environment and evokes a sense of
place for the residents. Most importantly, it provides a great option for
Chula Vista residents looking for a more compact and walkable
neighborhood as an alternative to a typical suburban-style subdivision,
while still offering a comfortable urban lifestyle and family-friendly
environment.
As Chula Vista continuously attracts new residents, it is essential to
diversify the housing mix that will accommodate a financially diverse
population. FC-2 will offer residents a choice of three multi-family
residential products for an urban style living: a mixed-use apartment
complex with 4 to 6 story buildings; 3 to 4 story for-sale 8-plex and 12-
plex townhouses; and 3-story for-sale rowhouses. Each of the residential
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communities carries an urban character with a strong connection to
pedestrian streets and common public places, creating high enough
density in the area to make walking a feasible alternative to driving. These
residential uses are centered around a thriving Town Center Drive and
are integrated into a complete place that is designed around people,
promotes sidewalk activity and provides eyes on the street, which are
essential elements of an urban village.
Abstract Spanish with elements of Contemporary California is the
defining architectural style linking the entire project. It is readily
identified with the lively urban lifestyle, but still rooted in history.
Architectural elements such as awnings, balconies, and trellises are
appended to the volumes for interest and reducing mass. In keeping with
its historical roots, the buildings will employ mostly exterior plaster, but
accented with wood siding of various hues and finishes to add interest.
Furthermore, in order to avoid monolithic buildings of the same
continuous height, the buildings are topped with gable and hipped roof
elements adjacent to flat, parapet roofs, adding to the contemporary
nature of the style.
Design Components
FC-2 consists of four (4) primary components. They
are as follows:
• Hotel Corner (H)
• Mixed-Use Residential East (MU, R)
• Residential West (R)
• Town Center Park (P)
The guidelines contained in the Freeway Commercial Design Plan shall be
applied to the design of these areas unless specified herein.
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Exhibit 4: Design Components
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1. Hotel Corner
Hotel Corner will consist of two hotels that attractively engage with their
surroundings to promote a walkable mixed-use village. Both hotels will
have a beautiful presence on Olympic Parkway, as they are set back from
the busy road with generous landscaped slopes. The hotel along Town
Center Drive will be more emphasized than the other due to its
prominent location within the planning area. As visitors and residents
enter FC-2, this hotel will consist of special architectural gateway
elements and village landscape accents to mark the gateway to the
planning area. This hotel will also line Town Center Drive to promote the
formation of a mixed-use, pedestrian-oriented, urban shopping and
dining street experience. From Town Center Drive, the entrance to Hotel
Corner will be impressive as visitors pass the Town Center Park along a
beautifully landscaped Centerpark Rd. This elegant entry will lead visitors
to a roundabout with a landscape accent feature that marks a significant
entrance to both hotels.
2. Mixed-Use Residential East
Mixed-Use Residential East consists of 4-6 story multi-family residential
buildings with retail on the ground floor of the buildings fronting Town
Center Drive.
Town Center Drive will become a significant street leading residents and
visitors to the FC-2 village, Town Center Park, Otay Ranch Town Center
Mall, and the future Eastern Urban Center, further south. This important
street will be treated prominently with primary and secondary gateway
elements, beautiful landscaping, including street trees and a large central
median, and angled parking to support what will become an urban
shopping and dining experience for all residents and visitors to enjoy.
Promenade Street running through the middle of Residential East will
bring back the neighborhood feel of the place, encouraging a social street
life for residents. Residential buildings, with possible stoops and large
windows on the ground floor and generous windows on upper floors
encourage an interaction between people inside and out. Pedestrian
walkways will front onto beautifully landscaped pedestrian friendly
streets designed to encourage and invite a variety of social activities,
such as taking a walk, throwing a ball, or riding a bike.
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3. Residential West
Residential West is beautifully landscaped with impressive 3-4 story
multi-family residential buildings, providing an urban backdrop to Town
Center Park. Through these buildings, a network of “shared” streets and
paseos encourage residents to socialize and connect with each other,
while also offering natural pedestrian connections across the site. A
variety of public spaces will be provided including a continuation of
Promenade Street and pocket parks, each one uniquely landscaped.
These public spaces will contribute to creating a sense of place by
encouraging a variety of social activities that bring the community
together.
4. Town Center Park
Building on the surrounding natural topography of the Otay Ranch area,
a series of rolling mesas and valleys are used to develop character and
give form to the Town Center Park. The lowland “valleys” created by the
ridges provide intimate space for small gatherings, seating, active use,
and play. These spaces open into larger areas providing flexible event
space. The mesas provide users with a unique vantage point taking them
above street level, revealing a view of the landscape and surrounding
areas otherwise not available. Connecting all the spaces are a series of
pathways and decomposed granite trails which traverse stunning native
gardens. Where appropriate these connections are also playful with
rock climbing walls and oversize slides that allow for interaction with the
unique and large topographic features of the park.
The central plaza for the park is nestled beneath a palm grove along
Promenade Street. This area is a flexible space with enhanced paving
such as pavers or decorative concrete. Here there is space for food trucks
or mobile vending operations to enter the park. Large communal tables
provide a space for retail workers, residents, and shoppers to have lunch
or dinner during vending hours or for picnicking and gathering at other
times. Adjacent to this space is a small low use water feature employing
misters or a similar water conscious feature to add interest to the park.
To keep the park active and usable for long periods of time a small
comfort station with restrooms is provided on the west side of the park.
This element allows for the accommodation of large events, as well as
potential storage or small concessions.
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E. Master Precise Plan Illustration
The Master Precise Plan Illustration, Exhibit 5, graphically depicts a
generalized design solution for FC-2 and conceptually illustrates the
overall land use, diversity, and building/parking/open space/ pedestrian
relationships. Annotations are included to identify the important
elements, many of which are mandatory.
Exhibit 5: FC-2 Master Precise Plan Illustration
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Site Plan and Architectural Review
Site plans and architecture for FC-2 must be consistent with the Master
Precise Plan Illustration and the site-specific design criteria contained in
this document. While projects will be evaluated for consistency with this
document, findings for consistency need not be made based on identical
appearance with the Master Precise Plan Illustration but on compatibility
with the character, content, and intent of the plan.
Site plans and architectural drawings shall be consistent with the Master
Precise Plan Illustration in the following areas:
• Access and circulation patterns, both non- vehicular and vehicular
(including parking);
• Major landscape, hardscape, signing, color and material themes;
• Complementary architectural design, building scale, and orientation;
and,
• Design Plan Elements/Site Design Guidelines in Chapter IV.
Each Site Plan and architectural submittal shall include a depiction of the
adopted Master Precise Plan Illustration with the proposed project
incorporated into the exhibit. The applicant shall annotate this exhibit to
identify the design features that demonstrate consistency with the
Master Precise Plan Illustration. Should the proposed Precise Plan
necessitate refinements or minor adjustments the proposed refinements
or adjustments shall be identified. Design refinements to the plan may be
approved by the Planning Commission and Baldwin & Sons prior to
submittal of any site plan and architectural drawing.
Site plans and architectural drawings shall be reviewed for consistency
with the guidelines contained in the Freeway Commercial Sectional
Planning Area Design Plan and this document.
Mandatory Site Plan Elements
Certain mandatory site plan elements are required to implement
community design themes or functions within FC-2. The mandatory site
plan elements are listed below, by Design Component, for convenience
and are graphically depicted on Exhibit 6 on page 39:
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1. Hotel Corner
Hotel Corner is composed of hotel (H) uses. This design component shall:
• Provide an architectural gateway element on the building at the main
entrance to FC-2, at the intersection of Town Center Drive and
Olympic Parkway to create a defined entry and arrival point for
visitors and residents entering the planning area. This gateway will
include a primary architectural element, such as a 2-3 story round or
square tower and/or enhanced facade materials, details and finishes
on the building.
• Be supported by a primary village landscape accent, such as a plaza
with special trees and landscaping, lighting, public art, or
monumentation to create a sense of place.
• Have a special architectural enhanced elevation on the hotel’s
building facade along Town Center Drive.
• Provide a secondary village landscape accent at the roundabout on
Centerpark Road. Centerpark leads visitors to the roundabout, where
they will turn right to enter the Hotel Corner.
The treatment of the roundabout should be impressive and elegant, such
as special trees, landscaping, lighting, public art, or monumentation to
highlight the hotel entry.
• Encourage landscaped slopes alongside Olympic Parkway.
2. Mixed-Use Residential East
The Mixed-Use Residential East component is composed of mixed-use
residential (MU) and multi- family residential (R) uses. Mixed-use
buildings along Town Center Drive will contain storefront retail
commercial intended to serve residents and visitors with multi-family
residential above. The rest of the site will contain multi-family residential
buildings. This component shall:
• Include primary architectural gateway elements on the corner of
building located at the intersection of Town Center Drive with Olympic
Parkway, to the north
• Create secondary architectural gateway elements on the corner
of buildings at the intersection of Town Center Drive and Promenade
Street.
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• Provide special architectural enhanced elevations on all building
facades along Town Center Drive, especially those facades facing Town
Center Park.
• Provide a secondary architectural gateway element on the
corners of the buildings at the intersection of Promenade Street and
Olympic Parkway, a secondary entrance to FC-2.
• Incorporate special architectural enhanced elevations on
building facades facing Olympic Parkway to strengthen the visual appeal
of this secondary gateway to FC-2.
• Utilize secondary village landscape accents, such as special trees
and landscaping, lighting, or public art. Design surrounding buildings and
open spaces to create a sense of place at this node.
• Provide a well-defined pedestrian connection to the transit stop
on the corner of Eastlake Pkwy and Olympic Pkwy
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3. Residential West (R)
The Residential West component is comprised of multi-family residential
(R) uses. This component shall:
• Include primary architectural gateway elements on the building’s
corner at the intersection of Town Center Drive and the Otay Ranch
Town Center Mall parking lot entry. This entry will be primary, but
not as significant as the entrance from Olympic Parkway.
• Provide secondary village landscape accents, such as special trees
and landscaping, lighting, or public art along A Street. Design
surrounding buildings and open spaces to create a sense of place at
this node.
Primary Architectural Gateway Elements
These elements help to create a building that becomes most prominent
and may include, but is not limited to, vertical architectural elements,
such as 2-3 story round or square towers, elaborated chimney tops, 1-2
story covered porches, open or roofed balconies and parapets. These
buildings may also include enhanced facade materials, details and
finishes at appropriate locations.
Secondary Architectural Gateway Elements
These elements help to create a building that is more prominent and may
include, but is not limited to, pedestrian scale architectural and landscape
elements, such as trellis covered walkways and/or seating areas, arched
entry features, colonnades, small outdoor plazas, special lighting, and
enhanced paving and landscape materials.
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Exhibit 6: Mandatory Site Plan Elements
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4. Town Center Park (P)
The Town Center Park component is comprised of a 2.0-acre public park
(P). This component shall include the following elements:
Program
• Provide a highly amenitized urban park that will serve a wide range
of user groups such as retail employees, hotel guests, residents of all
ages in the adjacent developments, and consumers from the
adjacent commercial and lifestyle center.
• Encourage eliminating the duplication of adjacent uses. For example,
if a dog park and children’s play space are being provided in the
adjacent apartment complex, they would not be included in the Town
Center Park program.
• Consider Chula Vista and Otay Ranch’s existing and proposed park
system as a whole to avoid conflict or duplication of nearby park
programs. Such as interactive water features, active recreation and
sports fields, which are provided by surrounding parks.
• Create flexibility in the park design. Given the variety of users, this
will become a key component. A physical space that allows the park
to be transformed for events and various activities is integral to the
park. These activities could be coordinated by a variety of different
user groups including the City, adjacent apartment complex, hotels,
surrounding businesses, or other groups. Activities could include,
inflatable or temporary play, movies, concerts, farmer’s markets, or
art fairs.
Connections
• Enhance connections to adjacent uses and provide good pedestrian
linkages to other amenities. Provide a pedestrian path along the park
boundary with connections to the intersections on all sides.
Pedestrian path must meet the required dimensions per the
Landscape Manual.
• The Park is bounded by Town Center Drive on the east, Promenade
Street on the south, and Centerpark Rd. on the north. Encourage
streetscape enhancements along these edges that interface
seamlessly with the park and tie together the entire planning area
into one complimentary landscape experience.
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• Implement safe pedestrian crossings and opportunities to provide
traffic calming measures to allow for pedestrian movement from the
adjacent development to the park.
• Activate the park with multi-family residential buildings on the
western boundary. This frontage and interface with the park will
become a key component, not only increasing the desirability of
these residential units, but also providing enhanced surveillance and
safety in the park, as these residents will have a sense of ownership
for the park and keep an eye on its safety.
Design
• Highlight surrounding views such as Mt. San Miguel to the north,
Otay Mountains to the east, and the palm allee connection at the
south of Otay Town Center. Features that provide character,
influence the orientation of the park, provide wayfinding elements
for pedestrians, and will contribute to a unique sense of place for the
park should be highlighted, enhanced and expanded upon as the park
and adjacent areas develop.
• Provide provocative and unique design elements and features that
are grounded in the Chula Vista and Otay Ranch surroundings.
• Encourage the park to be well designed, functional, and easily
maintained and operated.
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Exhibit 7: Town Center Park Conceptual Design
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39
Freeway Commercial North Master Precise Plan
IV. Site Design Guidelines
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4. Site Design Guidelines
The preceding chapters identified the FC-2 Village, described the Design
Review processes and presented an overview of the design components
and Master Precise Plan. This Chapter provides additional detailed
guidelines for the urban character of FC-2. Projects will be evaluated for
consistency with the following design elements:
1. Building Design/Siting;
2. Pedestrian/Bicycle/Vehicle/Transit Access;
3. Architecture/Landscape Architecture
4. Lighting/Signage/Street Furnishings
Projects must also demonstrate consistency with the exhibits in this
document. These exhibits must be consulted to determine vehicular and
pedestrian access requirements as well as required site plan elements for
FC-2.
The following sub-sections provide an overview of the urban character of
FC-2, followed by a series of exhibits and discussion of the guidelines
and required/desired responses to be addressed in the Design
application.
F. Specific Requirements for Primary Design Components
1. Town Center Drive
Town Center Drive is the most significant street, running through the
center of the planning area alongside Town Center Park. This beautiful
tree- lined street will serve as the gateway into the planning area, the
Otay Ranch Town Center Mall and the urban center beyond. As visitors
and residents enter FC-2, they will enjoy a wonderful park-like
experience. Here they are encouraged to enjoy a shopping and dining
experience along Town Center Drive.
a) Building Design & Siting
These guidelines should be applied to the buildings along Town Center
Drive. Special attention shall be given to buildings along the park and at
the intersection of Olympic Parkway, Centerpark Rd., Promenade Street,
and the Otay Ranch Town Center Mall parking lot entry where initial
impressions of the planning area will be established.
• Multiple story building: 3-4 stories
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• Retail commercial storefronts and/or hotel and residential amenities
are encouraged on the ground floor with residential above.
• Buildings are to be set close to the street to encourage interaction
between building activities and passersby and to enhance the urban
character of the area.
• Building corners shall be well defined with vertical elements to help
define public spaces and improve orientation within this district.
• Storefronts shall incorporate display windows to create interest and
encourage window shopping along the pedestrian walk.
b) Pedestrian/Bicycle/Vehicle/Transit Access
• Provide wide sidewalks to accommodate outdoor cafe seating,
benches and a leisurely shopping experience.
• Interior courtyards, paseos, promenades, and plazas are encouraged
to provide more opportunities for social gathering and pedestrian
connections throughout the community.
• Provide parking along Town Center Drive for vehicular access to
shopping and dining activities.
• Provide dedicated bike lanes
c) Landscape Architecture
The streetscape merges the character of the Town Center Park and Otay
Town Center, combining the naturalized and organic feel of the park with
modern and more formal feel of the Town Center. The plant palette is
comprised of formal rows of Mexican Fan Palms piercing through the
park canopy of Mission Pepper Trees and Coast Live Oaks. A double row
of the fan palms is placed on the east side of Town Center Drive to align
with the entry allee of palms at Otay Town Center.
• Planting in along Town Center Drive is modern with historical pieces
that tie the character to ranch history of Otay.
• Street trees are large and a mix of Mexican Fan Palms as well as
Mission Pepper Trees and Coast Live Oaks.
• Street trees are planted in a row along the walk to create a canopy
and provide a distinct pedestrian zone away from the street.
• Streetscape design along the park edge shall be more irregular and
organic as an attempt to blend the park design with the streetscape.
• Paving should be distinct for Town Center Drive.
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• There is a distinct pedestrian zone that provides inviting access to
plazas and retail storefronts.
2. Private Street A Promenade Street
Private Street A Promenade Street will be primarily used by residents and
visitors to walk or bicycle through the Plan Area. Promenade Street will
become a strong orientation device, linking the community together to
re-create a neighborhood street life experience. Impressive multi-family
residential buildings with elegant landscaping, lighting, and paving
treatments give this street a sense of significance and prominence within
the village.
a) Building Design & Siting
These guidelines should be applied to the buildings along Private Street
A Promenade Street.
• Multiple story building: 3 – 4 5 stories
• Residential stoops interspersed with Beautiful landscape treatments
are encouraged on the ground floor of multi-family residential
buildings.
• Residential building facades should contain a generous amount of
windows and balconies to provide eyes on the street, while also
utilizing quality materials that add texture and visual interest.
• Buildings are to be set close to the street to encourage interaction
between building activities and passersby and to enhance the urban
character of the area.
• Building corners shall be well defined with vertical elements to help
define public spaces and improve orientation within this district.
b) Pedestrian/Bicycle/Vehicle/Transit Access
• Provide sidewalks for a leisurely walk through the neighborhood.
• Interior courtyards, paseos, promenades, and plazas are encouraged
to provide more opportunities for social gathering and pedestrian
connections throughout the community.
• Provide parking along the street for vehicular access to residential
buildings.
c) Landscape Architecture
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Private Street A Promenade Street is configured with planting beds
separating the sidewalk from traffic and parked cars to allow for ease of
pedestrian travel. Street profiles, sidewalk paving, lighting, site
furnishings, planting, and trees species are all continuous to assist in
wayfinding and identity.
• Planting in this zone reflects the sinuous nature of the road with
flowing grasses and perennials.
• Paving should also be chosen to show movement using a distinct
paving pattern and/ or color.
• Paving, planting, lighting, and site furnishings should all be
continuous and assist in wayfinding and identity.
• The pedestrian pathway should be separated from the road with
landscape planting.
3. Hotel Drive Centerpark Road
Hotel Drive Centerpark Road will serve as the main entrance to Hotel
Corner. With impressive multi-family residential buildings on one side
and two hotels on the other, elegant landscaping, lighting, and paving
treatments give this street a sense of significance and prominence within
the village.
a) Building Design & Siting
These guidelines, in addition to those for Private Street A Promenade
Street should be applied to the buildings along Hotel Drive Centerpark
Road. Special attention shall be given along Town Center Park where
initial impressions of the planning area will be established.
• Hotel building facades shall be well articulated with quality materials
and lighting that add texture and visual interest.
b) Pedestrian/Bicycle/Vehicle/Transit Access
• Generous landscaping and trees should be provided to improve the
pedestrian sidewalk experience when parking lots line the street
edge.
c) Landscape Architecture
• Planting in this zone reflects the park and residential planting
character but includes elements of the planting from within the Hotel
projects.
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• Paving, planting, lighting, and site furnishings should all be
continuous with the rest of the project.
• The pedestrian pathway should be separated from the road with
landscape planting.
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4. Shared Streets
Shared Streets will re-define a typical alley experience by offering
residents a private place to socially interact with their neighbors and
children to actively play.
a) Building Design & Siting
• 3-story buildings with balconies, patios or porches
• Beautiful landscape treatments are encouraged in planters along the
front facades.
• Residential building facades should contain a generous number of
windows and balconies to provide eyes on the street, while also
utilizing quality materials that add texture and visual interest.
• Residential buildings with front-facing garages are encouraged to
emphasize front door stoops to intertwine pedestrian and vehicular
access to residential buildings, contributing to a more friendly, social
street experience.
One-Way Shared Street Illustration
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b) Pedestrian/Bicycle/Vehicle/Transit Access
A shared street is a combination of an alley, a roadway and a pedestrian
precinct. The street space is shared by vehicles and pedestrians, there are
no raised sidewalks, and several different patterns and textures of
pavement are used to demarcate the zones. The driver is forced to slow
down, following a route shared with play areas, planters, and parking
spaces. The resulting appearance is more of a meandering private
driveway than a typical street, which increases its recreational value.
• The distinction between private residential space, pedestrian space,
and the street should be minimal and created with unique paving
patterns and enhanced paving materials.
• Retain 20’ wide clear drive aisle for fire and emergency services
c) Landscape Architecture
The shared streets will be uniquely urban and walkable and will allow
residents and visitors the opportunity for informal gathering. Trees
planted in open planting beds protected in the path of vehicular travel by
short walls will line the streets providing shade and visual interest while
creating an inviting and stimulating urban environment. Special paving,
landscaping and architectural treatments will be provided to enhance the
soft, organic feel of the street.
• Planting should be more modern and structured as an urban
streetscape.
• Deciduous street trees should be planted in tree grates and used to
create a pleasant environment during all seasons.
• Paving should consist of a combination of enhanced concrete, unit
pavers, and asphalt to break down the overall scale of the street.
• Short cast in place concrete or stone walls should be constructed to
protect trees and define private spaces in the direction of the path of
travel.
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5. Alley
Alleys will serve other residents as they enter their homes from the car
or as a pedestrian. These streets will feel clean and safe through the use
of generous windows and balconies that provide eyes on the street,
quality materials that add texture and visual interest, and beautiful
landscaping and lighting that soften the feel of the street.
• Paving shall be primarily utilitarian and consist of asphalt, but in areas
where the alley is adjacent to parks, open space, or an amenity area
the alley paving shall consist of unit pavers or enhanced paving to
serve as small residential plazas.
• Landscape planting shall be provided in small pockets where it will
not be in conflict with vehicular traffic. These planting areas may
contain small scale columnar trees, vines on green screen, and
understory planting to help soften the overall appearance of the
alley.
6. BRT Frontage
BRT frontage provides a soft edge along the BRT dedicated route running
along the southern edge of the project site. A wide, graciously
landscaped median A landscaped buffer serves to soften the BRT lane,
increasing the sense of privacy and safety for residents, as residential
buildings are set further back. It doubles as a space for enjoying
leisurely activities, such as walking a dog, riding a bike or running.
• The BRT frontage zone should reflect functionality in its hardscape
materials but provide visual interest through the landscape palette.
• Landscape planting should serve as a divide between the BRT Lane
and pedestrian/ residential areas.
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Exhibit 8: Section Key Map
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Exhibit 9: Town Center Drive (along Town Center Park)
Refer to Key “1” on Exhibit 8 for plan view
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Exhibit 10: Private Street A Promenade St. (West Residential along Town Center Park)
Refer to Key “2A” on Exhibit 8 for plan view
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Exhibit 11: Private Street A Promenade St. (West Residential, west of the Park)
Refer to Key “2B” on Exhibit 8 for plan view
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Exhibit 12: Private Street A Promenade St. (East Residential)
Refer to Key “2C” on Exhibit 8 for plan view
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Exhibit 13: Hotel Drive Centerpark Rd. (Along the Park)
Refer to Key “3A” on Exhibit 8 for plan view
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Exhibit 14: Hotel Drive Centerpark Rd. (west of the Park)
Refer to Key “3B” on Exhibit 8 for plan view
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Exhibit 15: One-Way Shared Street (West Residential)
Refer to Key “4” on Exhibit 8 for plan view
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Exhibit 16: Alley (West Residential)
Refer to Key “5” on Exhibit 8 for plan view
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Exhibit 17: BRT Frontage (West of Town Center Drive)
Refer to Key “6B” on Exhibit 8 for plan view
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Exhibit 18: BRT (East of Town Center Drive)
Refer to Key “6A” on Exhibit 8 for plan view
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Exhibit 19: Olympic Parkway Landscape Concept
(East of Town Center Drive)
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Exhibit 19a: Olympic Parkway, Section A
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Exhibit 19b: Olympic Parkway, Section B
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Exhibit 19c: Olympic Parkway, Section C
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Exhibit 19d: Olympic Parkway, Section D
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Exhibit 19e: Olympic Parkway, Section E
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Exhibit 20: Olympic Pkwy Landscape Concept
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Exhibit 20: Special Considerations for Buildings
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Exhibit 21: Key Pedestrian/Bicycle Circulation
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Exhibit 22: Vehicular Access to the Project
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Exhibit 23: Wayfinding Signage
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B. General Requirements
The preceding chapters describe specific FC-2 requirements. The
following guidelines and requirements apply to all components within
the planning area unless specified otherwise.
1. Architecture
The Abstract Spanish architectural vocabulary selected for FC-2 has been
designed to reflect the historic character of the area, expressed with
modern architectural forms and materials. This vocabulary will
complement the existing surrounding areas while providing a distinct
feeling and sense of arrival for this mixed-use neighborhood.
Traditional Southern California architecture developed from a broad
palette of Spanish, Mexican, and Mediterranean influences. Well suited
to warm and sunlight-drenched climates, these styles shared common
traits and use of materials such as simple building forms, shaded windows
and doors, stucco walls, roof tiles, decorative lumber, and tile accents.
The architectural styles that evolved from these traditional locations
included simple building forms designed and oriented with private and
shared courtyards protected from the sun. These spaces were enhanced
with decorative paving, formal landscape elements, and simple
architectural features that define space and scale such as iron gates and
wood trellises.
These traditional elements are still relevant and valued in the Southern
California lifestyle. The Abstract Spanish style builds on these timeless
principles with progressive designs, materials, and features suited to the
contemporary California style. Contemporary elevations continue to
focus on traditional forms and detail but allow for the integration of
modern materials, colors, adaptations and artistic interpretation to
generate a contemporary, yet recognizable, expression of traditional
architecture.
Contemporary elevations of a traditional style combine these notions
into physical reinterpretation of an architectural style that can be
executed as:
• Contemporary details and materials applied to traditional Spanish
architectural forms
• Alternative, contemporary forms applied to traditional Spanish
materials and details
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• Contemporary or alternative materials applied to traditional Spanish
forms and details
• Exaggeration or emphasis of a prominent traditional Spanish
characteristic with contemporary or alternative expression
The Abstract Spanish style can be designed with a broad range of
expression ranging from very traditional Spanish with a few
contemporary accents, to very abstract with a few iconic Spanish
features. This broad architectural vernacular allows opportunity for
design variety that captures the traditional feel of the area.
Example of derived Contemporary Spanish elevation.
The following architectural guidelines shall apply to buildings proposed
within FC-2:
a) Building Massing and Scale
Abstract Spanish Style:
• Plan and building forms are bold and simple with strong vertical
accent elements.
• Building form and architectural features define private and common
open space (i.e., patios, balconies, courtyards)
• Varying or layered wall planes should be incorporated on the ground
floor to reduce overall building volume and articulate elevations.
Layered wall planes may include cantilevered masses or balconies,
recessed masses or inset balconies, arcades, colonnades, volume
spaces, common open spaces, inset entries, projecting exterior stairs,
or similar offset massing features.
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General Guidelines:
• Buildings shall use simple massing forms that convey solid
construction techniques. The design of all front or pedestrian-
oriented building elevations shall clearly convey a distinct base,
middle, and cornice feature.
• Building massing shall be broken up subtly into smaller units to
engage the streetscape with pedestrian-scaled features.
• Elevations shall be articulated to reduce the box-like appearance and
visual impact of repetitive rooflines.
• In larger buildings or groups of buildings, massing shall be accented
with pronounced horizontal or vertical massing features. This may
include a tower element, vertical stair element, horizontal colonnade
or horizontal succession of porches or trellis features, a colonnade,
projecting eaves, accented vertical parapet or offset parapets, or
similar design features.
• Along Town Center Drive, architecture shall be designed with entries,
glazing, and/or pedestrian-scaled articulation to create a pedestrian-
friendly streetscape experience.
• Large, uninterrupted wall planes are prohibited. Where entries,
windows, glazing, or other articulating features are not feasible,
elevations shall be broken up with the use of wall plane offsets,
change in materials, and/or change in color.
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b) Roof Form
Abstract Spanish Style:
• Roofs are typically exaggerated (flat, shallower, or steeper) from the
traditional style and are contemporary in character; accent roof
forms typically resemble the traditional style including hip, gable, and
shed forms. Overall roof design should be a well composed
combination of these elements:
• Traditional Spanish roof forms and materials:
• Concrete “S” or barrel tile roof with 12” eaves and tight rakes
• Gable roof with intersecting gable or hip forms
• Shed roof forms at porch or projecting elements
• Contemporary roof forms and materials:
• Parapet walls
• Horizontal projections
• Broad or exaggerated eave overhang
• Roof top decks with contemporary or traditional railing
• Design roof to have a minimum of two distinct ridge heights and two
distinct roof forms (preferably one traditional and one contemporary
element).
• Pronounced contemporary parapet and cornice treatments are
encouraged, complementary to the design vocabulary.
• Prohibited: Roofs comprised on a single form, such as all hip roofs.
General Guidelines:
• Rooflines and pitches, ridgelines and ridge heights should create a
balanced form to the architecture and elevation.
• Rooftop mechanical equipment shall be screened from view of
adjacent properties and the freeway.
c) Architectural Features and Materials
Abstract Spanish Style:
• Contemporary Spanish architectural features and materials shall be
used.
• Stucco should be the predominant wall material articulated with
projecting or recessed openings.
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• Use of wood, stone, siding, non-reflective metal, change in stucco
texture, or similar traditional or contemporary material accent is
encouraged.
• Front entries are typically less pronounced that in historical styles,
however entries should be articulated by trim, form or overhangs for
resident identification.
• Each elevation to include a form, detail or signature feature reflective
of the derived traditional Spanish style (may include either one or a
combination of the following features: panel or Bermuda shutters,
arched openings, wood accent materials, corbels, shaped rafter tails,
terraced walls, tile accents, accent shed roofs, hip roofs, gable roofs
with intersecting gables, vertical tower elements, sheltered entries,
recessed windows, colonnade, colored tile roof).
• Full or flat arches, reflective of traditional Spanish styles, of
appropriate scale are encouraged and may be used individually or
combined.
• Overhangs may project at any angle coherent with the architectural
design of the building; overhangs shall be designed to be obviously
Spanish or Contemporary, not nondescript.
General Guidelines:
• To convey a cohesive and understandable architectural character,
developments along the same street or within a complex shall include
buildings of similar but varying height and share one or more
distinctive elements: materials, window style, door style, detailing,
porches, arcades, overhangs, roofing, color, etc.
• The highest use pedestrian areas (i.e., courtyards, plazas, primary
streets) shall have the highest level of design detail. All other
elevations shall be consistent in architectural vernacular.
• Carefully consider the diameter, height, and width of columns and
arches. Supports shall be scaled to be visually appropriate in relation
to the supported arch or upper floor mass.
• Consider placement of stucco control joins on elevation design.
• Accent materials and/or colors should be used to enhance the
architectural character.
• Colors and materials shall be designed as an integral feature
(including placement, scale/sizing, and transitions) of the overall
Contemporary form and design
could be adapted to Abstract
Spanish with addition of arched
windows, change to brick to a
more Spanish material choice, and
inctrocudtion of an accent roof
with a red barrel tile
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architecture. Offset massing features are appropriate for changes of
materials and colors.
• Overhangs shall be sized to be functional in providing pedestrian
shade and articulating shadow for the elevation.
Doors, Windows & Shutters:
• Generally doors and windows should be vertically proportioned.
Placement of these features shall be balanced to provide a visually
understandable elevation; use of multiple different sized, shaped,
and offset windows is discouraged.
• Doors are encouraged to be protected, via recess or projection, and
accented as primary features of the elevation making individual units
recognizable.
• Windows shall be consistently treated or trimmed; either all
traditional with recesses or surrounds, or all contemporary with little
to no trim. Combining traditional and contemporary windows styles
on a single elevation is discouraged.
• Mullions or divided lites should be used, where appropriate to the
architectural design, to break up glass and add interest to the overall
elevation of the building.
• Design of shutters shall be proportioned to match (in width, height,
and depth) the correlating window opening.
d) Other Features
Abstract Spanish Style:
• Architecture shall provide traditional shade, indoor and outdoor
spaces, and people- gathering areas such as a plaza, courtyard,
enhanced shared streets, and/or paseo. Features and design used to
create these spaces may be Spanish or Contemporary in design.
• Overhead features that create a sense of enclosure and encourage
visitors to linger and enjoy the area are desirable aspects of plazas
and pedestrian areas. Features such as trellises, canopies, arcades,
projecting features, and roof overhangs achieve these objectives and
provide a measure of weather protection when necessary.
General Guidelines:
• Exterior stairs shall visually read as a volume integral to the building,
or as a significant defined architectural accent.
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• All accessory structures (i.e., exterior stairs, carports, freestanding
garages, collection area walls, mechanical equipment screening
walls, recreation building, bathrooms, etc.) shall be architecturally
integrated with the development.
• Landscape and hardscape features shall be incorporated into the
design of plazas, courtyards, enhanced shared streets, and paseos
wherever practical to soften the pedestrian experience.
• Seating, outdoor eating areas, and shopping entries are encouraged
along Town Center Drive in conjunction with non-residential uses.
• Privacy walls, space defining features, and pedestrian gates shall be
designed and located for ease of building and unit access.
• Gutters and downspouts shall be integrated into the architecture
(blending with the adjacent wall or highlighted as a design feature)
and be channeled into adjacent planting or recharge areas wherever
possible.
• Refuse, recycling, and storage containers shall be completely
screened. No collection or storage area shall be visible from a
perimeter street or located between a street and front elevation of a
building; exact location shall be determined at Individual Precise Plan
level.
Non-Residential / Mixed-Use Design
• Large massing or wall expanses shall be broken by layered wall
planes, material or color breaks, and design features that create a
pedestrian- scaled elevation.
• A minimum of 50% of any store front or live/ work space should be
comprised of glazing, subject to design review.
• Large unbroken expanses of glass or other shiny or reflective surfaces
are prohibited.
Enhanced Shared Streets
To provide a quality pedestrian experience, enhanced shared streets may
be incorporated in the site plan design.
• Shared streets are narrow, intimate spaces that balance vehicular
access and service functions with active building frontages that
create an inviting pedestrian experience.
• Elevations facing the shared streets shall be treated as the front of
the building.
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• Enhanced paving, coordinated use of materials, and landscaping
should be used in these spaces to promote walkability and an
intimate atmosphere.
The The following building specific guidelines apply to structures located
within FC-2 and shall be applied by building type as described below.
For purposes of Exhibit 23, the following definitions are used:
• Building Type A Defined: Includes all buildings except those
designated multi-family residential (hotel and mixed-use buildings).
• Building Type R Defined: Includes multi-family residential designated
buildings.
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Exhibit 24: Building Materials and Finishes
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2. Landscape Architecture
Taking strong cues from the land and surrounding ranch character,
Freeway Commercial 2 uses topography and plant material to give
expression to the neighborhood. A framework of Landscape Character
Zones is used to create both connections and destination places.
Landscape elements include not only planting but elements such as
pedestrian pathways, streetscape, creation of shade through structure or
trees, and the delineation of small and large gathering spaces. Also
included are details such as seating, lighting, paving, signage and
functional qualities like fencing, railing and walls (freestanding and
retaining).
Trees shall be incorporated into the pedestrian plazas and pathways,
planted flush to ground level with overhead branches creating canopies
and shade where needed. All public landscaping within the public right-
of-way shall be approved by the City and installed in accordance with City
standards.
General landscaping guidelines are as follows:
• Informal or asymmetrical plan layout may be combined with formal
plan layout.
• Environmental factors (i.e. provision of deciduous trees allow for
summer shade and winter sun on southwesterly exposures) should
be taken into consideration.
• Horticulture specifics to be considered include soil type, water
availability, type of maintenance available, etc.
• Low water use plant material is highly encouraged.
• Adjacent parking areas shall be buffered from the pedestrian paths
with landscape screening.
• Parking lots shall be designed to incorporate the “orchard concept”
of tree planting.
a) Places
The connecting framework of streets and park landscape form places that
derive their character from the various individual residential and hotel
product types. The intent is to give the residents and shoppers in each
community a unique sense of place in each location, while also connected
to the entire neighborhood.
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• Each place should relate to the architectural character of the area
providing distinction between different areas.
• The distinctions could include different color palettes in paving,
planting, etc. but should remain subtle rather than overt.
• Street furnishings should remain constant throughout the village to
connect each individual place to their larger neighborhood.
b) Pedestrian Paving
The following paving guidelines apply to all areas:
• The ground surface should be broken up into appropriately scaled
geometric patterns which are related to the design of the building, to
the general area within which the building is located and to plantings.
• Enhanced concrete, pavers, stone, decomposed granite, tile, and
brick are the preferred surface materials. Where concrete is used, it
should be appropriately colored and textured.
• Large uninterrupted paved horizontal surfaces should be broken up
and closely coordinated with the design of adjacent structures.
Paving materials are subject to the following additional requirement:
Sidewalk & Streetscape Paving
• Conventional sidewalk: natural color concrete - light broom finish.
Pedestrian Pathways
• Enhanced finished concrete paving
• Concrete paving with exposed aggregate
• Stabilized decomposed granite pathways
• Wood or recycled plastic decking
• Flagstone
Plazas & Special Outdoor Areas:
• Natural stone paving complimentary to color and material palette for
Otay Ranch.
• Interlocking pavers, pattern and color compatible with Otay Ranch
palette
• Natural Stone Unit Pavers.
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• Integral colored concrete (natural stone colors) with textured finishes
• Stamped or patterned concrete (natural stone colors)
• Fired clay pavers
• Pre-cast concrete pavers (natural stone finishes and colors).
• Ceramic tile accents
• Stabilized decomposed granite
• Saltillo tiles (or colored stamped concrete to imitate Saltillo tiles)
Prohibited Materials
• Common gravel
• Asphalt or asphaltic concrete
• Intense primary colored paving
Note: Asphalt or asphaltic concrete is permitted in parking lots and drive
aisles throughout the Village Core.
c) Walls and Fencing
Freestanding patio and/or landscape walls and retaining walls
Where open or solid fence/wall treatments are visible and/or adjacent to
a public right-of-way, the approved Otay Ranch wall shall be used.
Heights are limited to 6 feet except where a combination retaining wall
and wall/fence are within 4’ of each other the height may be as high as
8- 1/2’. Sound barriers taller than 8½ feet must be a combination of a wall
at 8½ feet and berm. Other fence/wall treatments are subject to the
following:
Permitted Materials
• Decorative steel or aluminum (with approved finishes)
• Natural Stone
• Gabion
• Otay Ranch natural stone
• Pre-cast concrete
• Cast in place concrete
• Corten Steel
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• Plaster coated block wall to match adjacent building(s)
Prohibited Materials
• Wood structural walls
• Chain link 1
• Plastic
• Other “styles” not in keeping with the architectural theme
1 Chain link fencing permitted in public parks only.
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d) Plant Materials
Permitted Plant Materials 2:
Town Center Drive
Trees such as:
Quercus agrifolia Coast Live Oak
Schinus molle California Pepper Tree
Washingtonia robusta Mexican Fan Palm
Shrubs & Groundcover such as:
Agave attenuata Foxtail Agave
Carex pansa California Meadow Sedge
Muhlenbergia rigens Deer Grass
Salvia ‘Bee’s Bliss’ Bee’s Bliss Sage
Senecio Serpens Blue Chalksticks
Centerpark Rd.
Trees such as:
Platanus Mexicana Mexican Sycamore
Washingtonia robusta Mexican Fan Palm
Shrubs & Groundcover such as:
Bougainvillea Species Bougainvillea
Dianella T. ‘Variegata’ Variegated Flax Lily
Festuca Mairei Atlas Fescue
Muhlenbergia C. ‘Regal Mist’ Pink Muhly
Promenade Street
Trees such as:
Cassia leptophylla Gold Medallion Tree
Schinus molle Mission Pepper
Shrubs & Groundcover such as:
Carex pansa California Meadow Sedge
Miscanthus sinensis Chinese Silvergrass
Muhlenbergia rigens Deer Grass
Nassella pulchra Purple Needle Grass
Salvia ‘Bee’s Bliss’ Bee’s Bliss Sage
Sesleria autumnalis Autumn Moor Grass
Verbena lilacina ‘De La Mina’ Cedros Island Verbena
2 This list is not exhaustive. Other plant materials may be proposed, subject to approval
of the Director of Development Services and the Fire Marshal.
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One-Way Shared Streets
Trees such as: Jacaranda mimsifolia Jacaranda Tipuana Tipu Tipu
Shrubs & Groundcover such as: Agave attenuata Foxtail Agave Aloe Species Aloe Anigozanthos Kangaroo Paw Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Brush Calliandra spectabilis Calliandra Elymus C.‘Canyon Prince’ Canyon Prince Wild Rye Festuca rubra ‘Molate’ Molate Red Fescue
BRT Frontage
Trees such as: Quercus suber Cork Oak Tipuana tipu Tipu
Shrubs & Groundcover such as: Agave attenuata Foxtail Agave Anigozanthos Kangaroo Paw Calliandra spectabilis Muhlenbergia rigens Deer Grass Baccharis pilularis Coyote Brush
Alley
Trees such as:
Pyrus calleryana ‘Capital’ Capital Flowering Pear
Shrubs, Vines & Groundcover such as:
Bougainvillea Species Bougainvillea
Carrissa macrocarpa Natal Plum
Lonicera species Honeysuckle
Pittosporum tobira Mock Orange
Vitus Roger’s Red Roger’s Red Grape
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3. Lighting/Signage/Street Furnishings
a) Lighting
Complimenting the landscape zones, the lighting concept for the planning
area highlights not only the character of the area but is appropriately
matched to the zoning distinctions.
Each lighting zone will provide the appropriate lighting standards for the
use of the areas as well as adhere to the character of the space and
surrounding architecture. The lighting zones (Exhibit 24) are as follows:
• Town Center Drive: primarily pole lighting for vehicular traffic with
smaller scale lighting for pedestrian circulation along the sidewalk,
but includes fixtures that create a sense of arrival to the project.
• Promenade Street: pole lighting for vehicular traffic and smaller scale
lighting for pedestrians. Lighting should complement the
architectural character of the adjacent buildings.
• Hotel District: provided in a separate package to suit the needs of the
hotel parking lot, entrance and amenity areas.
• Residential: lighting in this zone is primarily for safety and security.
Lighting consists primarily of pedestrian scale lighting and building
mounted lights.
• Shared Streets: lighting in this zone also focuses around safety and
security lighting as well as pedestrian scale lighting along the shared
street frontage.
• Residential Parking: lighting for these zones consist of safety and
security lighting within the parking lot for vehicular and pedestrian
circulation.
• Park: the park lighting shall consist of a wide arrange of light fixtures
to provide safety and security within the park at night. Special lighting
will also be provided for the various amenity areas and to serve
events and activities that will occur in the park, such as the
amphitheater, splash pad, public plaza, event lawn, as well as lighting
for the pedestrian paths.
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Exhibit 25: Lighting Zones
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General lighting guidelines are as follows. All lighting located within the
public right of- way shall be approved by the City of Chula Vista and
installed in accordance with City standards.
a. Purpose
At night, lighting is an integral component of this built and natural
environment. It is important that illumination is intelligently planned to
complement this environment, is subtle and avoids over lighting and
provides a cohesive appearance for the Village Core and remainder
Village neighborhoods. Safety and security for persons and property are
also of paramount concern, and it is necessary to recognize the
importance of quality of light versus quantity.
The goal of this guideline is to promote a high standard of quality for
lighting in the Village Core area, and to assist Design Review Committee,
Planning staff, architects, lighting designers, and applicants with an
understanding of the concepts behind good lighting design and a means
to achieve that goal by establishing parameters to enable reviewers to
determine that the intent of the guidelines has been met.
b. General Guidelines
• Lighting fixtures shall be appropriate to the style of architecture or
aesthetically concealed from view.
• Illumination levels shall be appropriate to the type of use proposed,
the architectural style of the structure and the overall neighborhood.
• Lighting shall be designed to control glare, minimize light trespass
onto adjacent properties, minimize direct upward light emission,
promote effective security, and avoid interference with safe
operation of motor vehicles. The minimum intensity needed for the
intended purpose shall be used. This paragraph is not intended to
preclude the use of decorative lantern fixtures with visible lamps,
provided that they meet other provisions of these guidelines.
• Lighting of building facades shall be considered for appropriateness.
• Blinking, moving or changing intensity of illumination; illumination of
roofs; and internal illumination of awnings are prohibited. Strings of
small lights attached to buildings are not generally allowed except for
temporary holiday installations between the last week of November
and the first week of January of the following year. However, string
lights may be utilized in trees and within plaza/gathering areas.
• In all residential areas, illumination levels shall be compatible with
residential uses. Lighting for commercial installations proximate to
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residential uses should be designed to be compatible with residential
illumination levels.
• Lighting of signs shall be consistent with these guidelines.
• Other laws or ordinances may require minimum illumination levels
for specific applications and may conflict with these guidelines. In
such cases, those laws or ordinances shall govern.
c. Specific Guidelines
Parking Lots and Traffic Areas
Goal: To provide a cohesive and homogeneous general illumination for
parking lots and traffic areas that is similar to the color quality of
incandescent lighting.
• The use of Deluxe HPS lamps is encouraged to provide high color
rendering ability.
• To meet minimum industry-recommended light levels for safety and
uniformity, but avoid glare and over lighting. Design review boards
may approve higher light levels than stated below, where necessary
in limited areas, for additional safety and security.
• To promote the use of cut-off type fixtures for area lighting, and
decorative lanterns for lower level accents.
• Lighting shall be High Pressure Sodium (HPS), Standard or Deluxe.
• Lamps in cut-off type fixtures should be a maximum of 400 watts.
Horizontal lamp mounting and flat glass lens are preferred over
vertical lamp mounting. ‘Sag’ or ‘drop’ lenses result in excessive glare
and are not acceptable. Additional shielding of fixtures shall be
required as determined by the design review board to avoid fixture
glare viewed from adjacent residential properties.
• Lamps in decorative lantern type fixtures should be a maximum of
100 watts.
• Fixtures should be in scale with the proposed pole height. Elevations
of the building with poles and fixtures superimposed shall be
provided for review.
• Pole lighting fixtures shall also be shown on the landscape plan to
demonstrate coordination of fixtures and tree planting.
• Lighting installations shall be equipped with controls for photocell on
and timer off. Plans submitted shall specify the off time proposed.
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This requirement shall not preclude a provision for reduced light
levels or reduced number of fixtures for after-hours security.
Exterior Sales and Service Areas
• Lighting shall be High Pressure Sodium (HPS), Metal Halide (MH), or
Fluorescent.
• Pole mounted fixtures shall have 400-watt maximum HPS or MH lamp
in cut-off type fixtures. Horizontal lamp mounting and flat glass lens
are preferred over vertical lamp mounting. ‘Sag’ or ‘drop’ lenses
result in excessive glare and are not acceptable.
Additional shielding of fixtures shall be required as determined by the
design review board to avoid fixture glare viewed from adjacent
residential properties.
• Fixtures should be in scale with the proposed pole height. Provide an
elevation of the building with poles and fixtures superimposed.
• Lighting installations shall be equipped with controls for photocell on
and timer off. Plans submitted shall specify the proposed off time.
This requirement shall not preclude a provision for reduced light
levels or reduced number of fixtures for after-hours security.
• Fixtures mounted in service station canopies should be fully recessed,
where feasible, and with flush or recessed diffusers. Where the
underside of a canopy is sloping, fixtures should be of a type to permit
aiming straight down. All fixtures shall be designed to control glare.
• Pole lighting fixtures shall also be shown on landscape plan to
demonstrate coordination of fixtures and tree planting.
Landscape and Building Lighting
• Lighting should be High Pressure Sodium (HPS), Metal Halide (MH),
Fluorescent, or Incandescent. Mercury Vapor (MV) may be uses for
illuminating landscaping.
• Landscape and building lighting should be carefully shielded to avoid
view of the source and aimed to avoid spill light onto adjacent
properties or into the night sky.
• Lighting should be subtle. HPS, MH, or MV sources should not exceed
175 watts, and incandescent sources should not exceed 300 watts.
• Lighting installations shall be equipped with controls for photocell on
and timer off. Plans shall specify the off time proposed. This
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requirement shall not preclude a provision for reduced light levels or
reduced number of fixtures for after-hours security.
Security Lighting
• Security lighting is exterior lighting installed solely to enhance the
security of people and property.
• Security lighting should meet the above guidelines, and especially
should be designed to control glare and direct view of illumination
sources, and to confine illumination to the property on which the
fixtures are located.
• Lighting fixtures that are aimed at a building are much more effective
for security than fixtures that are mounted on the building and that
can blind observers of the property (police, neighbors or others).
• Security lighting shall be High Pressure Sodium (HPS) or
Incandescent.
d. Exceptions to Guidelines
• Nothing in these guidelines shall preclude the design review board
from reviewing and approving, or conditionally approving, an
exception to these guidelines. Exceptions may include, but are not
limited to, illuminance level, illumination source, or pole height. The
design review board shall include findings in their approval, such as
references to historical authenticity, special circumstances, existing
installation, or other similar findings as deemed appropriate. The
approval of an exception shall not be construed to establish a
precedent.
• Sport court lighting and security lighting within public parks are
exempt from lighting guidelines.
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b) Signage
General Guidelines
These general sign guidelines apply to all signs within FC-2.
• All signs must comply with and incorporate all of the standard
provisions of CVMC 19.60.050.
• Signs must be thoughtfully designed, placed and proportioned to the
individual architectural facade on which they are placed. Care in the
design and installation of store signs will enhance customer’s
appreciation of individual tenants and contribute to the project’s
overall success.
• Natural stone, masonry and metal shall be incorporated in the
permanent signs when feasible.
• All signs shall be in scale with the surrounding buildings. Colors and
materials shall be compatible with the established architectural and
landscape architectural vernacular.
• All permanent signs shall be made of durable rust-inhibited materials.
• No wall signs (in windows or in exterior of windows) shall cover
windows, frames, stripes or other architectural details. Wall signs
shall fit comfortably into open wall surfaces leaving ample margins.
• No fascia signs shall be allowed on angled walls or mansard roofs, or
on equipment screens.
• Sign structures, supports and hardware shall be concealed or
integrated into the signage design. Architectural screening
surrounding signposts shall not be calculated as part of the sign face
area.
• All logo images and type styles shall be accurately reproduced on all
signs. Lettering which approximates type styles is not acceptable. A
sign that incorporates logos, business identity and/or designates the
type of business (e.g., Jewelry, Flowers, Coffee, etc.) is encouraged.
• All dimensional letters shall be affixed individually and without visible
means of attachment, unless attachments make an intentional
statement. No lighted signs or light fixtures shall have exposed
conduits or raceways.
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• Temporary ground monument signs, as well as permanent
monument signs which are perpendicular to the street, shall be
allowed up to and abutting the property line in the public right-of-
way with an encroachment permit. When signs are present in setback
areas, signs shall be positioned to maintain safe sight distances at
entrances to the public right-of-way.
• The ground surrounding monument signs may be bermed, and walls
with signs attached may be stepped, if necessary, in order to elevate
the signs.
• Vinyl lettering is prohibited on pedestrian oriented signs.
• Indirect lighting (e.g., edge lighting or front lighting) shall be arranged
so that the light source is not visible from any normal viewing angle
(e.g., from the street, sidewalk, parking lot, and storefront approach
or from other perimeter locations). In the case of hanging or
projecting signs, visibility of light sources shall be minimized as much
as possible.
• Silhouette-illuminated or backlighted forms shall be free of lighting
leaks.
• Underwriter’s Laboratory-approved labels shall be affixed to all
electrical fixtures.
• 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 ultra violet-inhibiting clear coat in a
matte, gloss 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 and drips, and shall
have a uniform surface conforming to the highest standards of the
industry.
• Only professional sign fabricators and installers approved by the
landlord who are well qualified in the techniques and procedures
required to implement the sign design concept shall be used.
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• Any building with double frontage shall have addresses on both
frontages.
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Specific Requirements
Town Center Drive
A unified thematic sign program is required for the Mixed Use
Commercial signs.
The specific sign guidelines that follow pertain to the Commercial and
Retail uses unless noted otherwise, and supplement but do not replace
the Comprehensive Sign Regulations found within the PC District
Regulations for Otay Ranch FC-2 SPA Plan.
Signs may be designed within a neo-traditional, eclectic context,
encompassing a diversity of design styles, as a collection of the best
elements from the past, present, and future.
Tenant signs should be sculptural as well as informative. They should be
imaginative, combining or juxtaposing forms, finishes, and lighting to
make a statement that extends beyond the meaning of words and letters.
Signage should contain both unified and contrasting elements so that
storefronts display a sense of dynamic tension that sparks interest and
excitement while achieving compatibility with the architectural
vernacular.
A variety of sign types and treatments is encouraged for each tenant
storefront, including:
• Multi-media signs, combining two or more materials, forms and
lighting techniques.
• Innovative technologies (e.g. laser and fiber optics).
• Fusion of contemporary with traditional elements to create a unique,
avant-garde appearance.
Commercial/Mixed Use:
• Two ground or monument signs identifying the name of the center
and no more than two anchor tenants. Monument signs for individual
tenants is not permitted.
• One wall or marquee sign per street frontage identifying the center
and each individual tenant.
• Ground monument sign maximum 50 square feet per side and six feet
in height per street frontage.
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Primary Store Tenant Identification:
• All tenants are allowed one primary identification sign typically
located above the store entrance in a specific area within the
confines of the tenant’s storefront.
• Most suites have building elevations facing multiple exposures and
they must incorporate one additional primary identification sign per
exposure, subject to City’s and Landlord’s approval.
• Signs may identify the business name and a minimum generic word
description of the service.
• Sign size is based upon the tenant’s leased frontage, as measured in
a straight line from lease line to lease line for each elevation. Tenants
are allowed one (1) sign per store frontage.
A minimum of one of the approved sign types for use within the
commercial areas shall be provided for each storefront public entrance.
These basic sign types approved for the commercial areas are described
below:
Blade Signs
Blade signs, which are suspended or which project perpendicular to the
storefront, enhance the pedestrian experience. Blade signs shall
incorporate expressive, non-traditional graphic forms. Playful
combinations of geometric shapes are encouraged. Designs are
encouraged which enrich the pedestrian environment with a creative use
of color and material combined with a strong store name identification.
The following requirements shall apply when blade signs are used:
• One blade sign is permitted per street front.
• Blade signs may be illuminated or non- illuminated. Illuminated signs
may have an internal or external light source.
• Bracket design shall be highly creative and shall be integrated with
the form of the sign face to create a unified design
• The blade sign may not be the primary store identification sign and
will not be included in the calculation for the overall sign area
permitted/required.
Other Sign Styles
Creative and imaginative signage is strongly encouraged and will be the
standard upon which all sign design submittals are reviewed/approved.
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There are many acceptable sign treatments, however a mixed-media,
three-dimensional approach combining several different fabrication and
lighting techniques is preferred. Tenants are strongly encouraged to
consider the specific architectural style of their facade, the overall
concept of the project, the scale of the proposed sign and the critical
viewing angles, sight lines, and surrounding architectural treatments,
when designing appropriate graphics and signs for the storefront.
Acceptable sign styles include:
• 5” deep standard channel letters.
• Front and halo 5” illuminated channel letters (Note: acrylic face,
internally illuminated channel letters will not be permitted unless
successfully used as a part of an 3” deep halo illuminated letters.
• Mixed media/3-dimensional signs using images, icons, logos, etc.
• Signs painted gold, silver or copper leaf.
• Neon accents will be approved at the discretion of the City and the
Landlord and should be proposed only if a part of the overall tenant
design concept.
• Dimensional, geometric shapes;
• Sand blasted, textured, and/or burnished metal-leaf faced
dimensional letters, pin mounted from facade;
• Signs mounted to hard canopies, eyebrows or other projecting
architectural elements utilizing screens, grids, or mesh and/or
etched, polished, patina or abraded materials;
Notes: Mixed Media signs are signs employing two or more illumination
and fabrication methods (for example, halo lit reverse channel letters
with exposed neon accents).
Although simple rectangular cabinet signs are generally not allowed,
mixed media signs may be composed of several elements, one of which
may be a cabinet. With the City’s and Landlord’s approval, complex
shaped (i.e. polyhedron) sign cabinets may be used alone if they
incorporate dimensional elements such as punch-thru letters and/or
exposed neon.
Type Styles and Logos
The use of logos and distinctive type styles is encouraged for all tenant
signs. Sign lettering should be combined with other graphic and/or
dimensional elements denoting the type of business. The typeface may
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be arranged in one or two lines of copy and may consist of upper and/or
lower-case letters.
Prohibited Sign Styles & Elements
• Unadorned rectangular cabinet signs with translucent or opaque
faces
• Temporary wall signs.
• Window signs of any type including box signs hanging in display
windows, are not allowed.
• Gold leaf treatment on windows, box signs and exposed neon
window displays without approval.
• Signs using trim-cap retainers that do not match the color of the
letters and logo returns (polished gold, silver or bronze trim caps are
not permitted);
• Pre-manufactured signs, such as franchise signs, that have not been
modified to meet these criteria;
• Paper, cardboard or styrofoam signs, stickers, or decals hung around
or behind storefronts;
• Flashing, oscillating, animated lights or other moving sign
components.
• Rooftop signs or signs projecting above roof lines or parapets;
• Advertising or promotional signs on parked vehicles;
• Exposed raceway, unless it forms a creative design element of the
sign.
Colors
The following guidelines are for selecting colors for Tenant’s signing. The
colors of the underlying architecture must be considered when choosing
sign colors.
• Signs may incorporate regionally and nationally recognized logo
colors.
• Sign colors should be selected to provide sufficient contrast against
building background colors;
• Sign colors should be compatible with and complement building
background colors;
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• Sign colors should provide variety, sophistication and excitement;
• Color of letter returns shall match the face of the letter or match the
wall surface color.
• Interior of open channel letters should be painted dark when placed
against light backgrounds;
• Accent neon colors should complement related
• Signs using trim-cap retainers that do not match the color of the
letters and logo returns (polished gold, silver or bronze trim caps are
not permitted);
• Pre-manufactured signs, such as franchise signs, that have not been
modified to meet these criteria;
• Paper, cardboard or styrofoam signs, stickers, or decals hung around
or behind storefronts;
• Flashing, oscillating, animated lights or other moving sign
components.
• Rooftop signs or signs projecting above roof lines or parapets;
• Advertising or promotional signs on parked vehicles;
• Exposed raceway, unless it forms a creative design element of the
sign.
Lighting
Tenant signs should be creatively illuminated using a variety of lighting
techniques. One or more of the following are allowed:
• Front and halo illuminated channel letters
• Halo illuminated pin-mounted reverse channel letters;
• Reverse channel neon with silhouette illumination
• Fiber optics
• Incandescent light bulbs;
• Internally illuminated signs with seamless opaque cabinets and
pushed-thru lettering and/ or neon.
• Cove Lighting
Note: Exposed neon tube may not be less than 13 mm in diameter.
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All front lighting must be baffled and obscured from direct visibility with
recessed channels, which are fully integrated into the building facade
elements. Decorative shrouds or housing which are custom designed and
fabricated to maintain or enhance the architectural integrity of the
building may be used to conceal “off the shelf” standard fixtures subject
to the City’s and landlord’s approval. Visible standard (non-custom)
“gooseneck” lamps and similar fixtures will not be approved. All housings
and post for exposed neon signs must be painted to match or
complement the building facade color immediately behind and adjacent
to the sign.
Address Signs
Varied solutions are encouraged: window addresses, addresses inset in
pavement and address signs on doors or awnings. The following
provisions shall apply:
• Each tenant shall provide an address sign at their primary entrance
• Letter heights shall be 3” minimum and 6” maximum
• Any building with a double frontage shall have address signs on both
frontages.
Non-Commercial Areas
Two basic sign types are approved for use within FC-2. They are described
below.
1. Freestanding Monument Signs: Single or double-sided, freestanding
monuments located perpendicular or parallel to the street near a site
entrance or on a corner.
2. Wall Mounted Signs: Signs incorporated into entry walls and located
on one or both sides of a site entry.
Allowable sign area shall be as regulated by the City of Section 19.60.530
CVMC.
Public & Quasi-Public Uses
Pursuant to Chapter 19.60.595 CVMC (Signs: Other Zones), one wall sign,
not to exceed thirty-two (32) square feet in size or one monument sign,
not to exceed thirty-two (32) square feet in area and six (6) feet in height
is permitted. One wall sign per street frontage shall be provided.
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Other Public and Quasi-Public Uses
One wall or monument sign not to exceed thirty-two (32) square feet in
area.
Residential Signs
Sign area and requirements shall be as regulated by the Chapter 19.60
CVMC Signs or as otherwise approved by the City of Chula Vista.
Temporary On-Site Subdivision Signage
Temporary billboards, directional signs and staff-mounted flags are
allowed in FC-2, as shown on Exhibit 24. Such signs shall be for the
identification of a subdivision, price information and the Builder’s name,
address and telephone number.
Billboards shall not exceed 400 square feet on each side. Directional signs
shall not to exceed 64 square feet in total area for two (2) sides or 32
square feet for one (1) side and a total overall height of twelve (12) feet
may be permitted on each street frontage of each neighborhood.
Temporary signs installed in the City public right-of-way shall require an
encroachment permit from Land Development Department. There shall
be no visibility obstructions within fire feet from any driveway. Said
signage shall be allowed until the units within the subdivision are sold
out, or a period of thirty-six months, whichever comes first. Extensions of
twelve (12) months may be approved by the Development Services
Director/Zoning Administrator prior to the expiration date.
Such signs shall be removed within thirty (30) calendar days from the date
of the final sale of the land and/or residences. Signs shall be maintained
in good repair.
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Exhibit 26: Temporary Subdivision Signage Program
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Submittals
There is a formal process for the design review and approval of signs
within Otay Ranch, FC-2. This process involves review by Baldwin & Sons
and the City of Chula Vista to determine conformance with these
guidelines. In addition, it shall be the owner or tenant’s responsibility to
submit a sign permit application to the City of Chula Vista, at which time
plans will be reviewed by city staff to assure consistency with these sign
guidelines and other City codes and ordinances.
Preliminary Design Submittal & Review
The owner or tenant shall submit two (2) sets of preliminary drawings of
any proposed sign to Baldwin & Sons or designated representative for
review. The submittal must include:
• Storefront or building exterior elevations at ½” scale clearly
identifying the materials and lighting and the size and location of
each sign for which a concept design is being proposed.
• Scaled colored mock-up of the front elevation of each sign type
indicating sizes, materials, and lighting techniques.
• Materials, colors, details and form for each sign, as well as its
integration into the overall storefront will be evaluated.
Submittals deemed unacceptable shall be revised and resubmitted
before proceeding with final plans.
Final Design & Working Drawings
Once preliminary designs are approved, the owner or tenant may
proceed with the submittal of final designs and working drawings. A full
set of final plans must be approved by Baldwin & Sons and City of Chula
Vista prior to issuance of a sign permit, if required, pursuant to Chapter
19.60.030 CVMC (Signs: Intent). No alterations, additions, or changes
may be made without review and approval by Baldwin & Sons and the
City of Chula Vista.
The following plans and information shall be submitted in triplicate:
• Dimensioned scaled drawings depicting front elevations, side views
and sections for all signs (including copy layouts).
• Specifications for materials, colors, finishes, coatings, typestyles,
lighting techniques, means of attachment, structural elements and
details.
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• Storefront or building elevation showing exact location, size and
placement of each sign on the building.
c) Street Furnishings
a. General Guidelines
Street furniture, depicted on the next page, has been selected for the
Freeway Commercial North areas to provide a continuity of design unique
to the Village. Deviations from the approved street furniture shall be
prohibited unless otherwise approved by Baldwin & Sons and the City of
Chula Vista may be allowed if determined to be in substantial compliance
with the examples contained in exhibit 27. General street furniture
requirements are listed below:
b. News racks and trash & recycling containers are to be located on
diagonal corners to allow for access from both sides of both streets at
each intersection.
c. Newspaper Vending Cabinets, bicycle hitching posts, trash and
recycling containers, benches, and Village Pathway lighting fixtures are to
be as specified herein.
Exhibit 27: Street Furnishings
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PRECISE PLAN
Design Review Checklists
Freeway Commercial North Master Precise Plan
IV. Design Review Checklists
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120
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5. Design Review Checklists
This chapter summarizes the important site planning and design issues
for each of the various Individual Precise Plan areas within Planning Area
12. They do not address phasing of development, construction
responsibility, or other important implementation or site development
issues not addressed in this Master Precise Plan. These issues will arise in
the review of each Design Review Submittal and are addressed in the
Freeway Commercial SPA Plan, PFFP and/or other adopted planning
documents and agreements.
The conceptual designs depicted on overall and individual parcel graphics
have been prepared based on the most current information available.
Subsequent changes may be proposed based on changing market
conditions and other considerations.
Checklists follow for the following
Plan Areas:
• H
• MU
• R
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Exhibit 28: Design Components
1.
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1. HOTEL (H)
Design Component:
• Hotel Corner.
Location:
• North-west corner of FC-2, along
Olympic Parkway.
Planned Use:
• Hotel with ground floor amenities
Permitted Use:
• As permitted by the Freeway
Commercial SPA Plan “PC District
Regulations”
Mandatory Site Plan Elements:
• Primary architectural gateway elements
on the building’s corner at the
intersection of Town Center Drive and
Olympic Pkwy.
• Primary Village Landscape Accent, such
as a plaza, special trees and landscaping,
lighting, public art and monumentation
at the intersection of Town Center Drive
and Olympic Parkway.
• Special architectural enhanced
elevations on the building’s facade along
Town Center Drive.
• Secondary village landscape accent,
such as special trees and landscaping,
lighting, public art and monumentation
at the center of the roundabout on
Centerpark Rd.
• Landscaped slopes along Olympic Pkwy.
Building Design/Siting:
• Retail commercial storefront
appearance and/or active hotel
amenities for the ground floor of
buildings adjacent to significant public
spaces, such as along Town Center Drive.
• Upper floors should contain a generous
amount of windows and balconies.
• Secondary architectural gateway
elements on the building’s corner at the
intersection of Town Center Drive and
Centerpark Rd.
• Design a pleasant entry experience
along Centerpark Rd., leading up to the
main entrance for both hotels.
Pedestrian/Bicycle/ Vehicle/ Transit
Access:
• Encourage multi-modal street design.
Enhance the pedestrian and cyclist
experience.
• Create enhanced pedestrian paths
through the parking lot and landscaped
areas to connect hotel visitors to other
nearby community amenities.
• Parking lot access via Centerpark Rd.
• Well defined pedestrian circulation with
pedestrian connection to nearby transit
station
Urban Character:
• All buildings should create a sense of
place by following a unique character
and theme for Town Center Drive,
Centerpark Rd., Olympic Parkway, and
other significant public spaces.
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Design Review Checklists
2. MIXED-USE RESIDENTIAL EAST
Design Component:
• Mixed-Use Residential East
Location:
Central Portion of Planning Area 12, along
the east side of Town Center Drive. East side
of Town Center Drive.
Planned Use:
• Mixed-use with storefront retail
commercial and residential above.
• 3-4 4-5 story multi-family residential
Permitted Use:
• As permitted by the Freeway
Commercial SPA Plan “PC District
Regulations”
Mandatory Site Plan Elements:
• Primary architectural gateway element
on the building’s corner at the
intersection of Town Center Drive with
Olympic Parkway, to the North and the
Otay Ranch Town Center Mall parking lot
entry, to the south.
• Secondary architectural gateway
elements on building corners at the
intersection of Town Center Drive and
Private Street A Promenade Street.
• Special architectural enhanced
elevations on all building facades along
Town Center Drive, especially facing
Town Center Park.
• Provide centralized common open space
Building Design/Siting:
• Retail commercial storefront
appearance for the ground floor of
buildings adjacent to all significant
public spaces, such as along Town
Center Drive, Private Street A
Promenade Street, courtyards and
paseos.
• Upper floors should contain a generous
amount of windows and balconies.
Pedestrian/Bicycle/ Vehicle/ Transit
Access:
• Encourage multi-modal street design.
Enhance the pedestrian and cyclist
experience.
• Create courtyards and paseos, extending
the park experience across Town Center
Drive to enhance pedestrian
connections and provide a variety of
places for people to socialize and enjoy
nature.
• Neighborhood streets should promote a
social street life experience.
• Angled parking along Town Center Drive.
• Well defined pedestrian circulation with
pedestrian connection to nearby transit
station
Urban Character:
• All buildings should create a sense of
place by following a unique character and
theme for Town Center Drive, Main Street
Promenade Street, Hotel Drive Centerpark
Rd., Town Center Park and other significant
public spaces.
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3. RESIDENTIAL WEST
Design Component:
• Residential West.
East and southwest portion of FC-2, to the
ease and west of Town Center Drive. West of
Town Center Drive
Planned Use:
• 3-4 story attached multi-family
residential
Permitted Use:
• As permitted by the Freeway
Commercial SPA Plan “PC District
Regulations”
Mandatory Site Plan Elements:
• Primary architectural gateway element
on the building’s corner at the
intersection of Town Center Drive and
the Otay Ranch Town Center Mall
parking lot entry.
• Secondary architectural gateway
element on building corners at the
intersection of Olympic Parkway and
Private Street A Promenade Street.
• Special architectural enhanced
elevations on building facades along
Olympic Parkway.
• Secondary village landscape accent,
such as special trees and landscaping,
lighting, public art and monumentation
at the center of the roundabouts on
Private Street A Promenade Street.
• Provide centralized common open space
Building Design/Siting:
• Special architectural enhanced
elevations along Town Center Drive,
Private Street A Promenade Street and
Town Center Park.
• Residential ground floors should contain
stoops and larger windows.
• Upper floors should provide a generous
amount of windows and balconies.
• Improve the quality of parking areas by
beautifully landscaping the area.
Pedestrian/Bicycle/ Vehicle/ Transit
Access:
• Encourage multi-modal street design.
Enhance the pedestrian and cyclist
experience.
• Create enhanced pedestrian paths along
streets, through parking lots, and
landscaped areas, courtyards, and
paseos to connect residents to the Town
Center Park, nearby amenities and other
parts of the community.
• Neighborhood streets should promote a
social street life experience.
• Parking along Promenade Street,
Centerpark Rd., and other parking areas.
• Garage access from other streets
• Parking lot access along Private Street A
Promenade Street.
Urban Character:
• All buildings should create a sense of
place by following a unique character
and theme for Town Center Drive, Town
Center Park, Main Street Promenade St.,
and other significant public spaces.