HomeMy WebLinkAboutAttachment 8.d. - Design PlanDESIGN PLAN
Freeway Commercial
South Portion
Otay Ranch Town Center
Sectional Planning Area (SPA)
Adopted April 1, 2003, by Resolution No. 2003-132
Amended on May 26, 2015, by resolution No. 2015-114
Amended on September 13, 2016, by Resolution No. 2016-187
Amended on June 18, 2019, by Resolution No. 2019-123
Amended on _______ XX, 202_ by Resolution No. 202_-XXX
Project Sponsor: GGP-Otay Ranch L.P.
733 Eighth Avenue
San Diego, CA 92101
Contact: Tony Pauker
(858)794-6157
Prepared by: Atlantis Group
2488 Historic Decatur Road, Suite 220
San Diego, CA 92 I 07
Contact: Theodore R. L. Shaw
(619) 523-1930
tshaw@atlantissd.com
FREEWAY COMMERCIAL SPA
OTAY RANCH TOWN CENTER, SOUTH PORTION
DESIGN PLAN
TABLE OF CONTENTS
SECTION PAGE
I INTRODUCTION 1
A. DESIGN PLAN DOCUMENT 3
1. Purpose and Intent 3
2. Related Planning Documents 3
B. DESIGN CONCEPT 3
1. Topography 4
2. Surrounding Land Uses 4
3. Freeway Commercial Land Uses 5
4. Circulation 7
5. Conceptual Site Plan 7
II DESIGN GUIDELINES 9
A. SITE PLANNING 9
1. landform 9
2. Building Siting 10
3. Site Entries 10
4. Parking 11
5. Bikes, Pedestrian Access, and Linkages 12
6. Transit Facilities 15
7. Service, Storage, and Utilities 17
B. ARCHITECTURE 17
1. Architectural Character 17
2. Mass and Form 19
3. Equipment Screening 24
4. Utilities, Antennae, and Flagpoles 24
C. LANDSCAPE DESIGN 25
1. Landscape Concept 25
2. Entries and Monuments 27
3. Edge Treatment 28
4. Slope and Erosion Control 28
5. Streetscape Landscaping 28
6. Building Site and Parking Area Landscaping 30
7. Transit Facilities Landscaping 30
8. Plant Materials 31
9. Landscape and Irrigation Standards 33
10. Landscape Maintenance Standards 33
D. LIGHTING 33
1. Streetlights 34
2. Parking Field Lighting 34
3. Safety/Security Lighting 34
4. Residential Lighting 34
5. Pedestrian/Architectural/Landscape Lighting 34
E. ADDITIONAL LANDSCAPE ELEMENTS AND CONDITIONS 35
1. Transit Station 36
2. Paving 36
3. Walls and Fences 36
4. Site Furniture 36
F. SIGNAGE 36
1. Comprehensive Sign Program 37
a. Purpose and Intent 37
b. Submittals and Approvals 37
c. Definitions 38
d. Sign Restrictions 38
e. Site Signage and Building Design Guidelines 39
III DESIGN REVIEW PROCESS 46
A. INTRODUCTION 46
B. DESIGN REVIEW AREAS AND SUBMITTALS 46
C. CITY OF CHULA VISTA DESIGN REVIEW PROCESS 47
1. Design Review Process 47
2. Appeals 48
LIST OF EXHIBITS
PAGE
EXHIBIT 1, Regional Vicinity Map 2
EXHIBIT 2, Location/SPA Boundaries 2
EXHIBIT 3, Design Influence 4
EXHIBIT 4, Site Utilization 6
EXHIBIT 5, Conceptual Site Plan 8
EXHIBIT 6, Conceptual Grading Plan 10
EXHIBIT 7, Parking Concepts 12
EXHIBIT 8, Pedestrian Circulation 13
EXHIBIT 9, Plaza Concept 14
EXHIBIT 10, Pedestrian Crossing 14
EXHIBIT 11, Transit Station 15
EXHIBIT 12, Transit Plaza and Sections 16
EXHIBIT 13, Building Massing and Parking Fields 19
EXHIBIT 14, Pedestrian Friendly Environments 20
EXHIBIT 15, Building Materials and Scale 21
EXHIBIT 16, Building Details 22
EXHIBIT 17, Building Materials and Colors 23
EXHIBIT 18, Flagpoles 25
EXHIBIT 19, Landscape Concept 26
EXHIBIT 20, Enhanced Buffer 29
EXHIBIT 21, Birch Road Streetscape 29
EXHIBIT 22, Birch Road Entry Concept 30
EXHIBIT 23, Landscape Along Transit Route 31
EXHIBIT 24, Lighting Concept 35
EXHIBIT 25, Major Sign Locations 38
EXHIBIT 26, Freeway and Entry Signs 39
EXHIBIT 27, Design Review Planning Areas 49
1
I INTRODUCTION
The Freeway Commercial, South Portion, Sectional Planning Area (“SPA”) represents the
continued southward and eastward extension of the initial development approved in Otay
Ranch SPA One, and the subsequent approval of Otay Ranch Village 6 immediately to the west
of the Freeway Commercial SPA and Otay Ranch Village 11, immediately to the east (see
Vicinity Map, Exhibit 1 and Project Location/SPA Boundary Map, Exhibit 2). The proposed
SPA is the Freeway Commercial component of the sub-regional commercial, cultural, social,
and public services center envisioned as the Eastern Urban Center (EUC) and freeway
commercial area established in the Otay Ranch General Development Plan (Otay Ranch GDP).
(The proposed contemporaneous Otay Ranch GDP Amendment renames the southern portion
of the Freeway Commercial SPA to Otay Ranch Town Center.)
In 2001, an Otay Ranch 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 square-feet of commercial uses:
867,000 square-feet on the South Portion (FC 1), and 347,000 square-feet on the North Portion
(FC 2). In 2006, a portion of the allowed building area in the Otay Ranch Town Center Mall
was constructed on FC 1.
In 2007, SPA amendment was approved which raised the total commercial area allowed on FC
1 from 867,000 square-feet to 960,000 square-feet; however, to date, only 816,000 square-feet
has been built. In 2015, due to the changed conditions of development, including economic
environment and housing market, a General Plan (GP) amendment and Otay Ranch GDP
amendment were approved for FC 2 site adding residential land use to the existing SPA (refer
to the FC 2 Master Precise Plan, Promenade for details). The SPA Plan amendment to
implement the GP and GDP amendments was approved in 2016 and modified in 2019.
This FC 1 amendment would introduce Mixed-Use/Residential to the northwest quadrant of
the FC 1 area of the SPA, including adding ground-floor commercial on the north side of Main
Street west of the Town Center Plaza. The provision of up to 840 residential units reinforces
the walkability and mixed-use plan of Planning Area 12 (PA 12) of Otay Ranch. It is intended
to enhance living, working, shopping, and transit options in the area.
This introductory section of the Freeway Commercial Design Plan provides a description of
the design framework for the project, the setting, an overview of the SPA land use plan,
surrounding uses and circulation system. The second chapter describes the overall planning area
design features and provides specific guidelines for various design components/issues of the
project. A separate section in that chapter provides landscape design guidelines and provides
plant palettes for specific areas within the project. The final chapter describes the regulatory
process for design review.
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Exhibit 1
Exhibit 2
3
A. Design Plan Document
1) Purpose & Intent
The Otay Ranch GDP requires that a Village Design Plan be prepared for each village
or planning area at the SPA level of planning. The SPA-level Design Plan guides
planning and development by defining the intended character and design elements of the
SPA. It provides guidance for developers and designers in creating the project and it
will be used by the City of Chula Vista to evaluate the plans submitted to implement
the approved SPA.
This Design Plan for the Freeway Commercial SPA guides the design of sites, buildings,
and landscapes within the project to ensure that the quality of the adopted urban design
and architectural concepts established for the overall Otay Ranch community are
maintained. The design plan identifies an architectural theme and delineates
streetscape and landscape design, signage programs, and lighting guidelines consistent
with that theme.
2) Related Planning Documents
The guiding framework design plan is the Otay Ranch GDP Overall Design Plan. The
Overall Design Plan provides general design guidelines appropriate to the pedestrian
and transit-oriented village concepts envisioned for the community. Village Design
Plans for previously approved SPAs also serve, to a limited extent, as models for the
Freeway Commercial SPA Design Plan.
The Design Plan is one component of the Freeway Commercial SPA package which
includes the land use and facility design focused SPA, the Planned Community (PC)
District Regulations which provide land use and development regulations (zoning), the
Master Precise Plan (MPP), and the Public Facilities Finance Plan (PFFP) which
addresses public facilities financing and phasing.
B. Design Concept
A number of factors influence the design of the Freeway Commercial SPA. The primary
design influence is the freeway and automobile oriented commercial center, and high-
density mixed-use concept described in the Otay Ranch GDP. Other influences are
landowner desires, site conditions and characteristics, such as landforms, biological
resources, drainage patterns, aesthetics, land use relationships and circulation patterns.
Existing and planned adjacent development patterns, Chula Vista General Plan policies,
and the Otay Ranch GDP provisions governing adjoining undeveloped land also influence
the design of the Freeway Commercial SPA, including the regional open space system, off-
site circulation, biology, public facility connections and the planned land uses for adjacent
properties. These factors are briefly described below and depicted on the Design
Influences Exhibit (Exhibit 3).
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Exhibit 3
1) Topography
The Freeway Commercial project area is located in the north-central portion of the Otay
Valley Parcel of the Otay Ranch GDP. The project area includes approximately 160-
acres of gently rolling terrain and is bounded by the alignments of Olympic Parkway on
the north, Birch Road on the south, Eastlake Parkway on the east and, State Route 125
(SR-125) on the west.
2) Surrounding Land Uses
As noted above, a freeway and major streets bound the project site. Planned uses to the
north are within “Land-swap” area of the Eastlake Planned Community, while planned
uses to the west, south and east are within the Otay Ranch GDP. Property north of
Olympic Parkway is within the Eastlake Greens SPA. The approved Eastlake Greens
SPA plan designates freeway commercial uses between SR-125 and Eastlake Parkway
(similar to the uses proposed in this SPA), and 750 units of medium-high density
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residential uses east of Eastlake Parkway, northeast of the Freeway Commercial site.
Olympic Parkway will separate the Eastlake development areas from Otay Ranch and
Freeway Commercial SPA.
Otay Ranch development to the east and west of the Freeway Commercial SPA is
typical Otay Ranch “village” concept while the high intensity EUC is located to the
south. The Otay Ranch GDP requires a sensitive design that includes transition areas
between villages which typically consists of landscaped slopes on either side of an
arterial or major road which separates the villages. The western edge of the Otay Ranch
Town Center SPA is SR-125 which physically separates the Otay Ranch Town Center
from Otay Ranch Village Six. Access to the site is via SR-125 interchanges at Olympic
Parkway and Birch Road, along the respective arterials to site entries and via an entry
from Eastlake Parkway.
Landscaped open space, no less than 35-feet in width (30-feet along Olympic Parkway
between Town Center Drive and Eastlake Parkway), within the average 75-foot wide
“Enhancement Buffer” along the major roads. Pedestrian routes and pedestrian-
oriented design features will be provided within the project along the internal streets,
extending from the project entries to major destinations within the commercial center.
In addition, the “Village Pathway” providing community-wide pedestrian and bicycle
circulation connections is located off-site on the south side of Birch Road, and a
regional trail is located on the north side of Olympic Parkway.
3) Freeway Commercial Land Uses
Together, the Freeway Commercial SPA and the EUC are described in the Otay Ranch
GDP as “the central commercial and office node for the entire ranch.” The EUC is
further described as “an urban center, serving regional commercial, financial,
professional, entertainment and cultural needs.” Although the Otay Ranch Town Center
area and the EUC are intended to function synergistically to meet these regional needs,
the intended character and uses in each are distinctly different. The EUC is intended to
be a mixed-use area including some medium to high rise buildings with landmark
architecture and a highly urban character, providing social and activity areas such as
pedestrian plazas, a cultural arts facility, a library, etc. The Otay Ranch Town Center
area also provides for a mix of commercial and residential uses, but with a somewhat
lower intensity as a transition to the planned community north of Olympic Parkway.
The land use pattern for the SPA is that of a large commercial and residential use areas
surrounded by major circulation routes. The conceptual location of the internal street
system shown on the Site Utilization Plan (Exhibit 4) begins to establish the structure
and pattern of development within the SPA. However, as a large area, the configuration
of development will be established as site plans for various components of the planning
area are prepared. In order to assure that a consistent and coherent plan for the entire
area is developed and implemented, a Site Plan and Architectural approval (or Master
Concept Plan with implementing site plans) shall be required for each parcel designated
on the Site Utilization Plan to implement the allowed uses.
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Exhibit 4
The Site Utilization Plan identifies two planning areas (FC 1 and FC 2) which
correspond to the major ownerships of the property. Because of the independent
ownerships, project plans have been designed and structured to allow the parcels to
develop separately but in a coordinated manner. The SPA Plan is intended to provide
the necessary SPA-level planning and design approvals which will be implemented at
successive stages of planning and design separately by each owner. Prior to initiation
of development within parcel FC 2 a Master Precise Plan (MPP) shall be approved to
establish a comparable overall site planning and design framework for the parcel. An
MPP for FC 1 was included in the Freeway Commercial SPA Amendment package
approved by the City Council.
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4) Circulation
Regional access to the project area is currently provided by SR-125 via Olympic
Parkway, Birch Road, and Eastlake Parkway, which are located north, south, and east
of the SPA area.
The Otay Ranch GDP provides for the eventual expansion of the regional transit system
into Otay Ranch transit villages and the EUC (including the Freeway Commercial
area.). The Freeway Commercial SPA is designated in the Otay Ranch GDP to be served
by the regional transit system.
The Planned Bus Rapid Transit (BRT), 225 transit route. enters the Freeway Commercial
SPA from Village Six, west of SR-125 by bridging over SR-125 and then continues at-
grade to the transit station on the northwest corner of the Main Street (Kestrel Falls Road) and
Eastlake Parkway. This is also the location of a 200-parking space Park and Ride.
From there, the route extends south crossing Birch Road and entering the EUC SPA,
where, according to the Otay Ranch GDP, an additional transit station is to be located.
The SPA is also served by local bus routes 707 and 709. The SPA is also connected to
the surrounding Villages through a series of pedestrian and bicycle
paths/trails/sidewalks.
Exhibit 3 of the Freeway Commercial SPA Plan provides for the location of the transit
way alignment and transit station.
5) Conceptual Site Plan
The anticipated character of the developed Freeway Commercial site is illustrated in
the Conceptual Site Plan (Exhibit 5). This is neither the proposed design for the project
nor a standard to which proposed designs will be held. It is included to provide an
example of the scale, intensity, layout, and design that the implemented project may
have.
The Conceptual Site Plan serves as an illustrated introduction and context for the
specific design guidelines which follow in the next chapter.
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Exhibit 5
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II DESIGN GUIDELINES
This chapter includes design guidelines for all aspects of development of the Otay Ranch
Freeway Commercial Center. In addition to these guidelines, development standards for each
land use area (i.e., permitted land uses, lot coverage, height and bulk requirements, signs, etc.)
are established in the Freeway Commercial SPA PC District Regulations. All of the
development area is within the Freeway Commercial (FC) land use district and subject to the
provisions of the FC land use district.
The following design guidelines supplement those PC District Regulations. Notwithstanding
the guidance provided in these guidelines, compliance with zoning and other regulations of the
City of Chula Vista or other authorized agencies is required and takes precedence. Any aspect
of design not addressed in this Design Plan shall be governed by the City’s Design Manual and
associated development standards adopted by the City of Chula Vista.
The Freeway Commercial Center is planned to be a special focus area for the Otay Ranch
Community and surrounding areas served by SR-125 freeway adjacent to the site. From a
design/planning perspective, the Freeway Commercial Center is considered a “village” within
the Otay Ranch Planned Community. The amenity and design program for this “village” should
create a sense of identity in much the same way that the unique features and themes within the
Otay Ranch residential villages have formed their identities.
A. Site Planning
The Freeway Commercial Center will consist of a variety of buildings and open areas. The
project is specifically designated to accommodate retailers which serve a regional market
and residential uses. Retail, residential, office, service, restaurant, and entertainment uses
will be integrated in a way that will provide a quality environment appropriate to each use.
Because of the importance of unifying themes and designs over an extended development
period, the Design Plan will be utilized to ensure overall consistency while allowing for
necessary flexibility at the site plan level of detail.
The conceptual master plans herein provide illustrations of the overall land use diversity,
site development character and conceptual space relationships within the commercial
center. The purpose of these plans is not to establish specific development standards, but
rather a context for the evaluation of detailed plans for individual phases from the
perspective of the Freeway Commercial Center as a whole.
1. Landform
The Grading Concept (Exhibit 6) illustrates the proposed landform for development.
The overall grading concept was to create one large continuous graded pad between FC
1 and FC 2, with no significant grade changes or need for permanent walls. The site
gently sloping with slopes at the development edges, adjacent to the major roads and
SR-125. Upon buildout, landform is not expected to be a significant design issue
internal to the commercial center. Figure 7 illustrates the grading concept of the FC 1
residential area.
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Exhibit 6
2. Building Siting
The project will include a variety of building sizes and types. In general, buildings
should be visible from the perimeter arterial highways or along the SR-125 edge.
Smaller structures with a greater opportunity to provide a pedestrian-scaled environment
should be located along the internal street edges in a manner consistent with pedestrian
oriented design but balanced with the tenant requirements in the overall concept of an
automobile-oriented and mixed-mobility center.
3. Site Entries
Primary ingress/egress to the SPA are via vehicle entries along Olympic Parkway,
Eastlake Parkway, and Birch Road. These entries connect to the internal circulation
system which will provide access to the various parking/shopping and mixed-use
residential areas within the project. Design features for these access points/entries are
depicted below. These concepts will be subject to detailed engineering evaluation with
submittal of future site plans. Refer to Section II-F for additional detail on signing at
entries.
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4. Parking
• Textured and/or enhanced paving may be used to accent driveways and building
entries or other significant areas.
• All parking should be clearly outlined by double stripes on the surface of the
parking facility.
• Standard car size parking spaces (Exhibit 7) are a minimum of 9-feet by 19-feet
(including a potential 1½-foot overhang at the front curb where adjacent to
landscaping or a sidewalk). The planting strip and/or pedestrian walk width should
be increased accordingly to compensate for the overhang.
• Two-way private driveways are to have a minimum width of 24-feet for
perpendicular parking.
• All parking facilities should be lighted in accordance with current City standards.
• The number of parking spaces required is determined by the Schedule of Off-street
Parking Requirements in the Freeway Commercial SPA PC District Regulations.
• Landscape islands should be provided at approximately every tenth stall; the
Director of Development Services shall approve any alternative parking
landscaping solution.
• Landscape islands between parking stalls shall be 6-feet wide and provide a 12-
inc h concrete step out strip on each side of the landscape node.
• Landscape nodes at the end of parking bays shall be 8-feet wide with a 12-inch step
out strip abutting the parking stall.
• Alternative tree planters (as shown in Exhibit 7) may be provided every fifth stall
in lieu of the 6-foot landscape island.
• The building edge/parking interface should provide a well identified building
entrance with enhanced landscaping/hardscape and safe, comfortable walking
routes to reach the building entry.
• All new parking lots shall comply with the City’s current Shade Tree Policy.
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Exhibit 7
5. Bikes, Pedestrian Access, & Linkages
The regional commercial uses which will dominate this section of the project do not
tend to attract significant numbers of customers who arrive via walking or bicycling.
Hence facilities to serve these modes of transportation are not expected to be significant
design issues. Internal pedestrian circulation is a more significant issue. Internally,
strong, pedestrian-friendly routes should be provided to encourage walking within the
commercial and residential areas. Pedestrian-friendly areas include appropriately
scaled buildings; interesting pedestrian level patterns, textures and building details; and
inviting landscaping and site furnishings along a well-defined walking route. The
pedestrian circulation system, based on the current conceptual site plan, is illustrated
in Exhibit 8 on the following page. The final location of these routes will be a function
of detailed design at the Design Review site plan level.
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The internal intersections are designated an “Enhanced Paving Intersection” and will
have enhancement features as determined during Design Review. Major pedestrian
routes are identified on Exhibit 8 and are intended to have a high-level of pedestrian
features, such as: benches, eating plazas, trellises, low walls or bollards, and enhanced
hardscape. Examples are indicated as Exhibits 9 and 10. At the entry to the main
shopping core, from Eastlake Parkway, is the BRT station, which is designated a
Pedestrian Enhanced Intersection.
Several conceptual illustrations in the Design Plan include call outs for specific trees or
features (such as fountains or Palm trees). This is only to illustrate one of many
possible design concepts and not intended to be a specific proposal, or the only concept
possible or desirable. The proposed specific design for these areas is not established at
the SPA planning stage, but at the Design Review submittal stage. These illustrations
should not be used to imply otherwise.
Exhibit 8
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Exhibit 9
Exhibit 10
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6. Transit Facilities
The Freeway Commercial SPA is designated in the Otay Ranch GDP to be served by
extension of the to be served by extension of the San Diego Association of Governments
(SANDAG) regional transit system. Consistent with the Otay Ranch GDP, a BRT
line bridges over SR -125 , along the property line between FC 1 and FC 2 then
on the west side of Eastlake Parkway . A BRT station is located on the northwest
corner of Eastlake Parkway and Kestrel Falls Road , Exhibits 1 1 and 1 2 provide
plan and section views . The BRT station provides the community with the
opportunity for commuters and persons needing regional transit without use of a
personal vehicle. The overall on-site transit system was previously shown in Exhibit 5.
Patrons of the regional commercial uses in the Freeway Commercial Center are not
expected to be significant transit users. Users are generally employees within the center
or residents using transit to commute to jobs elsewhere.
Exhibit 11
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Exhibit 12
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7. Service, Storage, and Utilities
• All outdoor storage and sales yards must be completely enclosed, screened from
public view by landscaping, wall, or fence, not less than six feet in height,
constructed of material complementary to the building materials. Outdoor storage
includes material involved in fabrication, as well as the parking of all company
owned or operated motor vehicles with the exception of regular passenger vehicles.
• Storage between the public street and the building may be permitted subject to
Design Review but should be adequately screened from public view.
• No loading should be allowed which directly faces Olympic Parkway, Eastlake
Parkway, Birch Road, and or primary internal streets unless it is adequately
screened.
• All outdoor refuse collection and recycling areas must be completely enclosed and
screened from view by a wall or fence constructed of materials which are
complementary to the building materials. All such areas shall have concrete floors
and loading pads and shall be of sufficient size to contain all business generated
refuse. Trellis covers may be considered in visually sensitive locations.
• Sight distance shall not be obscured by trash enclosures.
• Shopping cart storage will be an important consideration in the Design Review
process. It is a design objective that shopping cart storage does not interfere with
vehicular or pedestrian circulation nor create a visual intrusion to the well-designed
commercial setting. A well thought out plan that balances the functional
considerations of shopping cart use with visual aspects of their storage is essential.
Recommended locations are within the main structures and/or within small,
conveniently located enclosures designed to efficiently serve the use.
• Comply with the City’s Trash, Recycling, and Organic Materials program manual
and requirements.
B. Architecture
1. Architectural Character
The intended architectural character of the commercial and residential should be
consistent with the architectural and design themes established in the community
structure completed per the Otay Ranch Overall Design Plan (major streetscapes, etc.)
and previously adopted and implemented “village” development increments. Based on
this design framework, the building architectural theme for the Freeway Commercial
Center will be based on early California Heritage architecture styles, including
Mediterranean, California Ranch, Monterey, and Southwest U.S. vernacular idioms.
Adapting these architectural styles to the building requirements of large format
commercial users and residential buildings will require imagination and creativity as
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these architectural styles were developed for other, typically smaller, structures and
homes. The specific architectural character will be developed during the preparation and
approval process for the MPP.
The following components will contribute to the intended architectural character of
the project:
• Building Scale and Proportions These styles are characterized by low pitched
sloping roofs, plain wall surfaces, simple tapered or straight columns, parapet
walls, use of arches, and courtyards. Building sizes consistent with commercial
retail and residential uses shall incorporate these elements in order to reduce the
scale and proportions of building elements. Building scale should be compatible
with the surroundings and may include flat, pitched, or parapet roof lines. This
applies not only to the relationship between structures, but also to the
relationship between structures and open spaces and pedestrian areas such as
plazas, courtyards, and sidewalks (see Exhibits 14-17).
▪ Building Height Varying the height of a building so that it appears to be divided
into distinct massing elements, and/or articulating the building facade by
horizontal and vertical offsets in wall planes can reduce building bulk and is
strongly encouraged. Building articulation and architectural detailing are
particularly important in creating an inviting and human scale at the ground
level of structures (see Exhibits 14-17).
• Building Materials and Colors These styles are characterized by red barrel tile
roofs, smooth or lightly textured hand troweled plaster finishes with eased
corners, white or warm color earth tones, wrought iron accents, larger size wood
trellises, rafter tails, overhangs and accents, ceramic tile accents, simple shaped
plaster covered moldings and parapet terminations. Building scale can also be
addressed through the proper use of window patterns, roof overhangs, awnings,
and other architectural ornamentation.
• Building Lighting Buildings shall utilize more ornate, wall mounted accent
lighting with angular, tapered shapes in dark or verde finishes, characteristic of
these styles.
• Building Hardscape/Landscape Interface Transitions between building
entrance areas hardscape and landscape shall be characterized by use of in ground
or slightly raised planters and freestanding circular shaped natural concrete or
clay pots.
• Front Elevations/Pedestrian Orientation Building elevations are an important
design consideration since they are the most visible to both drivers and
pedestrians. A variety of methods shall be used to provide interest, including,
but not limited to articulation of wall planes; variation in heights; fenestration
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and glass; architectural moldings; color or material changes; graphic signing;
and other similar techniques. The scale and design of these architectural
features at the pedestrian level should not overwhelm the pedestrian but create
an environment that welcomes pedestrian use.
2. Mass & Form
Building massing on the site is shown conceptually on Exhibit 13. It shows the major
building are to be set back, while smaller shops and buildings will front the internal
streets. Another important consideration is the form of individual buildings. The
exhibits and photographs on Exhibits 14-17 depict examples of how a variety of forms
can be combined to provide variation to avoid the mundane large buildings and is
adaptable for use in smaller buildings.
Exhibit 13
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Exhibit 14
21
Exhibit 15
22
Exhibit 16
23
Exhibit 17
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3. Equipment Screening
• All roof-mounted equipment must be hidden from street level view with parapet
walls or screening. Screens should be attractive in appearance and reflect or
complement the architecture and color of the building. Mechanical equipment
should not extend above the enclosing wall or screen unless it is not visible from a
public street.
• All exterior mechanical equipment which is visible from the upper floors of
adjacent buildings should be kept to a minimum, must be installed in an orderly,
compact manner, and must be painted a color to blend with the adjacent
background.
• Exterior ground mounted equipment, including backflow prevention devices, must
be mounted in a location where it is screened from public view.
4. Utilities, Antennae, and Flagpoles
• Where feasible, exterior on-site utilities (gas, water, and sewer lines; drainage
systems; electrical, telephone and communications wires and equipment, etc.) not
placed underground should be properly screened or incorporated into the overall
building design. Backflow preventers and similar devices may be excepted, as it
may not be practical or desirable to screen them due functional requirements.
• On-site underground utilities should be located so as to minimize disruption during
maintenance and repair.
• No antenna or other transmission or reception device which can be viewed from
ground level is permitted without specific approval.
• Temporary overhead power and telephone lines are permitted during construction.
• The maximum flagpoles that may be permitted per Design Review area are shown
on Exhibit 18. All flagpoles are subject to a 50-foot maximum height limitation.
The United States and State of California flags are exempt from permitting. Any
flag containing a commercial message (e.g., corporate logo) is considered a
freestanding sign and should be included in the overall planned sign program.
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Exhibit 18
C. Landscape Design
1. Landscape Concept
The landscaping for the Freeway Commercial Center should take advantage of the
ample building setbacks and street frontages and provide for pedestrian activity and
circulation throughout the project area. Placement of human-scale pedestrian-friendly
elements, such as gathering and seating areas, covered arcades for shelter, accent
lighting, and enhanced paving will create an aesthetically pleasing environment within
the project. Attention should be given to the placement and ultimate size of plant
material as a means of accenting the built elements such as arcades, towers, and similar
architectural features and to ensure that there is a balance between commercial exposure
and other landscape objectives. The landscape design will address the interface
between the streetscape and the commercial center while framing and articulating
views into the site. Utilization of common site design elements such as lighting,
signage, enhanced paving, and landscaping will provide a unifying element between
the landscape and the buildings constructed within the project. The Landscape Concept
for planning area FC 2 will complement the existing Landscape Concept for planning
area FC 1, but the specific design character will be developed during the preparation
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and approval process for the Master Precise Plan. The landscape design shall comply
with the City’s Landscape Manual and Landscape Water Conservation Ordinance (CVMC
20.12). The Landscape Concept provided as Exhibit 19 includes the following
components:
• Building Perimeter/Parking: Flowering and evergreen canopy trees are used to
provide shade and visual interest in the parking area and building perimeter. Shrub
plantings will be used in accent planting areas throughout the site to provide a variety
of form and texture.
• Entries: The project entries will be identified through use of theme trees with a
canopy tree backdrop. The palms and canopy trees will introduce the thematic
corridor scheme to the site and transition from the streetscape design scheme.
Exhibit 19
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• Arterial Streetscape: The variable width parkways along the major roads
surrounding the site will continue the established planting schemes to blend into
the existing community theme.
• SR-125 Slopes: The slope area adjacent to SR-125 will be planted with indigenous
plant material providing visual interest through plant massing and random
groupings of trees.
Several conceptual illustrations in this section include call outs for specific trees or
features (such as fountains or Palm trees). This is only to illustrate one of many
possible design concepts and not intended to be a specific proposal, or the only concept
possible or desirable. The proposed specific design for these areas is not established at
the SPA planning stage, but at the Design Review submittal stage. These illustrations
should not be used to imply otherwise.
2. Entries & Monuments
Landscaped project entries shall be designed to introduce the theme and character of
the Commercial Center and identify the project and its access points. Project
entry/monumentation areas consist of two types, Major Intersection Monuments, and
Major Entries. The major intersection monuments for the site will be located at the
intersections of Eastlake Parkway and Birch Road and Olympic Parkway. The
treatment of these areas is described below; however, specific design details will be
determined during the initial site design phase of the project. Refer to Exhibit 24, which
conceptually indicates monument and entry signage locations.
• Freeway Monument: While not an actual entry monument, this sign will provide
project identification for the project SR-125. An example of this feature is illustrated
in Exhibit 26.
• Major Intersection Monuments Major monumentation occurs at the arterial road
corners. These will consist of project identification signage to include the project
name and major tenant identification, specimen trees for backdrop accentuation,
large, flowering accent shrubs and a combination of turf and groundcover at the
base of the signage. (see Exhibit 26)
• Major Entry Monuments: Major Entry monumentation occurs at the actual vehicle
access points to the site as shown for Major Entry Signs on Exhibit 26. These
entries consist of project identification signage to include the project name and tenant
identification, specimen trees for accentuation and a combination of flowering
shrubs, groundcover, and turf. Utilization of enhanced paving at entry corners is
encouraged with consideration given to pedestrian circulation.
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3. Edge Treatment
The landscaping along the project perimeter varies between on- and off-site land uses
and requires special attention to each condition. Street frontages should take advantage
of the ample setbacks and grade differential to provide visual interest, view corridors
and accentuation of the built elements. Landscaped berms or plant massing should be
used to screen parking areas and other areas requiring screening from the perimeter.
Design solutions along the “Enhancement Buffer” are depicted in Exhibit 20. The
perimeter landscape treatment should serve to set the tone as well as reinforce the
landscape theme for the commercial center. Additionally, the streetscape should
maintain continuity with the community character and reflect existing plant material
used in adjacent off-site areas. The established plant palette for Eastlake Parkway and
Birch Road will be utilized to maintain continuity throughout the project area. Edge
treatments along SR-125 should provide landscape buffering to mitigate visual impacts
and create view corridors into the project. Plantings along SR-125 will consist of a
combination of low water use trees, shrubs, and groundcovers.
4. Slope and Erosion Control
Slopes within the site will be permanent and be planted with low water use trees,
shrubs, and groundcovers. A permanent automatic recycled water irrigation system
will be required to establish and maintain the plant material. Plant materials should vary
in height and be informally placed to provide visual interest and soften slope edges. View
corridors will be established, and objectionable views mitigated through careful
placement of trees on the slope. All slope erosion control planting shall be in
conformance with the requirements of the City of Chula Vista Landscape Manual and
the City Landscape Architect.
5. Streetscape Landscaping
Due to the established planting scheme developed for all adjacent roadways, the plantings
along these roads will consist of the pre-selected trees and shrubs. The parkways will
consist of ornamental and low water use trees, shrubs, groundcover; however, turf is
not allowed per the CVMC 20.12. Trees will be offset similar to the arrangement shown
on Exhibit 21 and 22, which depicts Birch Road as an example.
Internal streetscapes should provide a strong linear connection through the site. In
addition, the landscape easement shall utilize a pedestrian scale tree planted within an
ornamental tree grate to provide a buffer from the adjacent roadway. The street trees in
both the medians and the landscape easement shall be planted at an average spacing of
40-feet on center.
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Exhibit 20
Exhibit 21
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Exhibit 22
6. Building Site & Parking Area Landscaping
The landscaping within the building and parking areas will take advantage of the ample
building setbacks and street/parking area frontages to provide for pedestrian activity and
circulation throughout the commercial center. Within this area, placement of human scale
pedestrian friendly elements such as gathering and seating areas, covered arcades for shelter,
accent lighting and enhanced paving will create a safe, comfortable, and aesthetically pleasing
environment. All new parking lots shall comply with the City’s current Shade Tree
Policy. Attention shall be given to the placement and ultimate size of plant material as
a means of accenting the built elements such as arcades, towers, and other similar
architectural features. Vines and climbing plants can be integrated on building
elevations, trellises, and perimeter walls to soften the appearance of structures and deter
graffiti. The landscape palette shall consist of materials consistent with early California
Heritage (see Plant Palette Matrix and guidelines for parking).
Landscaping design and plant material selection should also take into consideration
maintenance issues, excessive litter on parked vehicles or on pedestrian routes, and
provision of shade. Landscaping should be protected from vehicular and pedestrian
encroachment. Landscape design should also consider “Safescape” issues to avoid
creating hiding places for potential criminal activity.
7. Transit Facilities Landscaping
A specific landscape design and material selection should be made to create a distinct
area identified by landscaping, Exhibit 23. Pedestrian routes to the station and the
station environs should be particularly “pedestrian friendly” in design and have an
enhanced level of pedestrian-oriented site furnishings.
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Exhibit 23
8. Plant Materials
Plant material for the project’s landscape and open space should respond to the variety
of orientations, refinement, land use transitions and edge conditions. The following
plant material list represents examples of suggested plant material and their areas of
use. Plant materials are listed below by horticultural and common name. This list
should not be considered exhaustive. Other plant material may also be acceptable for
use upon approval by the City.
Trees
Street Trees
(20% 48” box, 60% 24” box, 20% 15 gallon)
Jacaranda mimosifolia Jacaranda
Plantanus Racemosa California Sycamore
Quercus Agrifolia Coast Live Oak
Gleditsia Triancanthos Honey Locust
Understory Trees
(50% 24” box, 50% 15 gallon)
Acacia Baileyana Baily Acacia
Arbutus X ‘Marina’ Marina Strawberry Tree
Cercidium X ‘Desert Museum’ Desert Museum Palo Verde
Cercis Occidebtalis Western Redbud
Olea Europaea Wilsonii Olive Tree
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Shrubs / Groundcover
(30% 1 gallon, 50% 5 gallon, 20% 15 gallon)
Achillea Millerolium Common Yarrow
Agave Deserti Desert Agave
Aloe Acutissima Blue Aloe
Artemisia Californica California Sagebrush
Baccharis pilularis Coyote Brush
Bougainvillea Spectabilis Great Bougainvillea
Bulbine Frutescens Stalked Bulbine
Buxus Microphylla Littleleaf Boxwood
Calamagrostis X Acutiflora Feather Reed Grass
Callistemon Viminalis ‘Little John’ Little John Weeping Bottlebrush
Carex Divulsa European Grey Sedge
Carissa Macrocrpa Natal Plum
Ceanothus Cordulatus Mountain Whitethorn
Deschampsia Cespitosa Tufted Hair Grass
Dianella Atraxiz Flax Lily
Eschscholzia Californica California Poppy
Festuca Mairei Atlas Fescue
Festuca Rubra Red Fescue
Helictotrichon Sempervirens Blue Oat Grass
Iris X Germanica German Iris
Kniphofia Uvaria Red Hot Poker
Lavandula Angustifolia English Lavender
Leymus Condensatus Canyon Prince Giant Wild Rye
‘Canyon Prince’
Muhlenbergia Capillaris Regal Mist Pink Muhly Grass
‘Lenca’ TM
Nassella Pulchra Purple Needlegrass
Penstemon Rydbergii Oreocharis Meadow Penstemon
Rhamnus Californica California Coffeeberry
Rus Integrifolia Lemonade Berry
Rosa Woodsii Mountain Rose
Rosmarinus Officinalis Rosemary
Salvia Darcyi Mexican Sage
Salvia Dorrii Desert Sage
Senecio Serpens Blue Chalksticks
Sesleria Autumnalis Autumn Moor Grass
Setcreasea Pallida ‘Purple Heart’ Purple Heart Spiderwort
Teucrium Chamaedrys ’Prostratum’ Prostrate Germander
Trachelospermum Jasminoides Chinese Star Jasmine
Verbena Lilacina ‘De La Mina’ De La Mina Lilac Verbena
Veronica Spicata Sike Speedwell
Yucca Parviflora Red Yucca
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Turf Lawn (Marathon III or equal)
Inert Groundcover
Shredded bark mulch (Minimum 3” deep)
9. Landscape & Irrigation Standards
The landscaping for the Freeway Commercial Center shall, as a minimum, conform to
the landscape requirements for the City of Chula Vista Landscape Manual and the City
Landscape Architect as well as the guidelines herein.
All landscaped areas shall be served by a permanent, subsurface, automatic irrigation
system utilizing reclaimed water. The irrigation system shall be designed to maximize
efficiency and minimize water usage through use of low-flow and matched
precipitation rate irrigation heads, separation of irrigation systems by plant hydrazone,
and use of automatic controllers with built in water management capabilities. Irrigation
design shall meet the requirements of the City of Chula Vista Landscape Manual and the
Otay Water District.
10. Landscape Maintenance Standards
All landscaped areas shall be kept free of weeds and debris. Trees shall be trimmed on
an annual basis, or as recommended by a certified arborist, to maintain the desired form
to enhance the project site. Shrub and groundcover areas shall be maintained in a weed
free condition and trimmed as necessary to maintain desired form. Turf areas shall be
mowed on a weekly basis and fertilized as recommended. An ongoing pest control and
fertilization program shall be established prior to completion of landscape installation. It
is suggested that a soils analysis be conducted by a qualified testing laboratory once a
year to provide recommendations for the landscape fertilization program.
All landscaping installed shall comply with Chapter 20.12 Chula Vista Landscape
Water Conservation Ordinance.
D. Lighting
The overall lighting scheme for the project is shown in the Lighting Concept Pan (Exhibit 46)
which depicts four lighting zones: parking field lighting, security lighting, pedestrian
lighting, and street lighting. Lighting can illuminate walks through transparent glass from
smaller shops. Larger buildings may have liner shops with glass on some sides, or little or
no glass on others. These buildings will require pedestrian scaled lighting along walks to
provide security and encourage pedestrian circulation. All lighting shall be selective and
shielded to confine light within the site and prevent glare onto adjacent properties to the
extent feasible.
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1. Streetlights
All street lighting shall conform to City standards. The design of poles and fixtures
shall be consistent with those adopted for the Otay Ranch Community.
2. Parking Field Lighting
• Parking areas, access drives, and internal vehicular circulation areas should have
sufficient illumination for safety and security. Lighting fixtures should be a zero
cutoff at the project edges. The parking lot illumination level should achieve a
uniformity ratio of 3 to 1 (average to minimum) with a minimum of 1-foot candle.
• Light standards shall not exceed 35-feet in height.
• Unless otherwise specifically approved in the Design Review process, exterior pole
lighting should be either High Pressure Sodium (HPS) or Metal Halide (MH).
3. Safety/Security Lighting
• Lighting should be indirect (except for parking areas) and subtle. Overhead pole
mounted down lighting is encouraged. Light fixtures shall not be placed more than
35-feet above grade.
• Lighting levels should emphasize walking areas so as to clearly identify the
pedestrian walkway and direction of travel.
• Outdoor pedestrian use areas (courtyards, entry ways, walkways, etc.) should have
sufficient illumination for safety and security. Primary pedestrian use area lighting
should achieve a uniformity ratio of 3 to 1 with a minimum of 1-foot candle.
• Service area lighting should be contained within the service yard boundaries and
enclosure walls. No light spillover is allowed.
4. Residential Lighting
• Lighting standards shall be established for areas permitting residential uses at the
Master Precise Plan and Design Review phases of implementation.
5. Pedestrian/Architectural/Landscape Lighting
• Indirect lighting (except for parking areas), such as soffit lighting, wall lighting or
lighting with full cutoff shield type fixtures, is encouraged where it effectively
achieves the desired lighting intent. The bare light source (bulb, etc.) should not be
visible.
• Architectural overhead down lighting, or interior illumination which spills outside
is encouraged. In addition, up-lighting will be utilized in specific locations per the
Design Review plan. Any such lighting should articulate the building design.
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Exhibit 24
• Exterior illumination to enhance building identity should respect and reinforce the
architectural treatment of the building. Patterns of light and fixture concealment
should be considered to avoid glare and intrusion onto adjacent properties.
• Buildings should utilize more ornate, wall mounted accent lighting with angular,
tapered shapes in dark or verde finishes, characteristic of the selected architectural
styles.
• Landscaping lighting should be subtle and should accentuate rather than overpower
landscape features.
• Special lighting should be introduced at gateways and other key locations.
E. Additional Landscape Elements and Conditions
Landscape design goes beyond plant materials. It includes additional elements, such as
hardscape, street furniture, walls and fences, and treatment of other outdoor spaces. It is
an objective of the Freeway Commercial Center design concept to make the outdoor spaces
friendly and inviting to pedestrian use.
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1. Transit Station
To encourage transit use, the access routes leading to, and near, the Transit Station
should be given special attention. The landscape and hardscape of the Transit Station
area should convey a safe and comfortable area to wait for transit service. This should
be an area of enhanced street furnishings and, potentially, “sidewalk” commercial
facilities (newspaper racks, etc.) to serve transit users. Pedestrian routes should connect
to the planned transit station location.
2. Paving
• Enhanced paving, paving with contrasting color and/or texture, should be used to
identify pedestrian routes and as an accent at intersections and entries.
3. Walls & Fences
• Masonry walls should be constructed of split face block, ‘Otay Ranch Brown’
color. Masonry walls may be used as necessary for noise mitigation of SR-125,
Birch Road or Eastlake Parkway or as screening of refuse collection and storage
areas.
• Project retaining walls over eight feet in height should utilize a Keystone (or equal)
wall system to provide planting pockets for visual softening with landscape materials.
A sufficient number of planting pockets should be provided to ensure adequate
landscape coverage of the wall within 2-years.
• Project fencing should be constructed of vinyl coated chain link fencing and should
be utilized in areas where security or limited screening is needed.
4. Site Furniture
Site furnishings such as benches, trash receptacles, bike racks, and drinking fountains
should be provided throughout the pedestrian circulation areas to enhance the
pedestrian experience and encourage pedestrian use. Site furnishings should be
included at pedestrian plazas, traffic nodes, and key locations along building frontages
to provide areas of interest and gathering spaces. Benches should be compatible with
the style of the building architecture and be made for outdoor use. Bollards or planters
may be utilized as means of separation between pedestrian and vehicular areas as well as
providing accent lighting along internal pathways. The elimination of curbs, or a ‘zero
curb’ face, along building frontages is encouraged. Trash receptacles and similar
furnishings should also take on the character of the architecture of the project.
F. Signage
Signs are necessary to provide adequate identification of buildings and businesses, and to
convey information to motorists and pedestrians that will simplify and clarify their
movement to and through the commercial center. As connoted by the land use designation
of “freeway commercial,” uses in the project are intended to be identified from and
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marketed to local as well as regional travelers. The Otay Ranch GDP requires the
preparation of a “Freeway Signage Program” to establish an approved design program for
these signs. The freeway-oriented signs are included within the conceptual sign types
described below. A Comprehensive Sign Program for the project is also outlined for use
during Site Plan approvals. All commercial signs must be approved pursuant to the
provisions of the Freeway Commercial SPA, PC District Regulations, and the
Comprehensive Sign Program. The signage included herein is conceptual and limited to
the major sign types. In the event that the Sign Program approved with Design Review
varies from that indicated herein, Design Review shall prevail.
Major Signs:
Three basic types of major signs are proposed. The locations of these major signs are
indicated on Exhibit 25.
• Freeway Sign is a freeway-oriented sign identifying the commercial center and
major tenants, incorporated into a structure with design themes consistent with
the building architecture. A concept sketch for this type of sign is shown in
Exhibit 26.
• Major Intersection Sign is an arterial oriented sign, similar to the Freeway
Sign, but smaller in scale and oriented toward motorists traveling along the
perimeter arterials. They will be located at Eastlake Parkway’s intersection with
Birch Road and with Olympic Parkway. A sketch of this type of sign is
illustrated in Exhibit 26.
• Major Entry Sign is sign denotes the major entries to the Freeway Commercial
project and is located at the intersections of the Commercial Promenade Streets
with the arterials, see Exhibit 28.
1. Comprehensive Sign Program
a) Purpose and Intent
The purpose and intent of this Comprehensive Sign Program is to provide the
general design standards and specifications that assure consistency in quality,
colors, sizes, placements, and configurations for project site identification signs and
building tenant signs throughout the Freeway Commercial Center.
b) Submittals and Approvals
Prior to sign fabrication and installation, plans for all proposed signage shall be
submitted to the property owner or designated representative who will review plans
for conformance with the sign program criteria. All plans submitted for approval
must conform to the criteria contained in this Comprehensive Sign Program. The
Owner shall have the discretionary authority to deny approval for any submittal
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which does not comply with the purpose or intent of the sign program. Following
approval by the Owner, the City of Chula Vista shall approve all commercial signs,
per the provisions of the Freeway Commercial SPA, PC District regulations, prior
to installation.
Exhibit 25
For Owner’s signage approval, the submissions shall include three sets of the
following. Submittals to the City shall conform to City requirements.
1) Elevations showing all proposed signs indicating sign type, design, location,
size, and layout of sign drawn to scale indicating dimensions, attachment
devices and construction details, colors, materials, and lighting details.
2) Section detail of letters and/or sign element showing the dimensioned
projection of the face of letters, method, and intensity of illumination.
3) Color board with actual sample colors (8-1/2" x 11" format).
Requests to establish signs that vary from the provisions of this sign program or
any requests to change the provisions of this program shall be submitted to the
Owner for approval prior to submission to the City of Chula Vista.
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Following approval of proposed signage by the Owner, applications for all permits
for fabrication and installation by Sign Contractor shall be submitted to the City of
Chula Vista.
Fabrication and installation of all signs shall be performed in accordance with the
standards and specifications outlined in this sign program and in the final approved
plans and working drawings.
Note: The above design is a conceptual sketch. The final design will be
approved through a sign permit.
Exhibit 26
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c) Definitions
Building Pad Tenant: A free standing building with a single tenant who occupies
up to 10,000 square-feet of leased floor space.
Letter Height: Letter height shall be determined by measuring the normal capital
letter of a type font exclusive of swashes, ascenders, and descenders.
Logo: An image composed of a single or collection of symbols, figures and design
elements which together form a distinct and unique identifying mark.
Major Tenant: A building with a single tenant who occupies more than 80,000
square-feet of leased floor space.
Shops in Line Tenant: A building with multiple tenants where each tenant occupies
up to 10,000 square-feet of leased floor space.
Sign Area: The area of a sign, exclusive of margins, in which copy, and graphics may
be placed. Sign area shall be computed by surrounding each graphic element with
a regular geometric shape (e.g., circle, rectangle, trapezoid, ellipse), calculating the
area contained within the shape(s), and then computing the sum of the areas. Minor
elements such as swashes, simple lines, or other decorative touches that might extend
beyond the limits of the geometric shape shall not be included as part of the sign area.
Sub-Major Tenant: A building with a single or multiple tenants where each tenant
occupies from 10,001 to 80,000 square-feet of leased floor space.
Owner: The party who possesses legal title to the property or site in question or his
designated representative.
Wall Sign: Any sign affixed to the elevation of a building wall or parapet.
d) Sign Restrictions
1) Prohibited Signs
• Rooftop signs and signs projecting above roof lines or parapets.
• Rotating, revolving, flashing, or moving signs.
• Advertising or promotional signs on parked vehicles.
• Signs on mansard roofs and equipment screens.
• Cabinet signs.
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• Canned signs.
• Flashing neon signs.
2) Nonconforming Signs
Owner may, at its sole discretion and at Tenant’s expense, correct, replace, or
remove any sign that is installed without written approval and/or that is deemed
not to be in conformance with the plans as submitted and with the Comprehensive
Sign Program.
3) Illegal Signs
Any sign that is deemed not to be in conformance with the approved Sign Plan
or erected without government approval or permits is considered an illegal sign.
The Owner may, as its sole discretion and at Tenant’s expense, correct, replace,
or remove any illegal sign.
4) Abandoned Signs
An abandoned sign is that which use is discontinued because the premises upon
which it is located becomes vacated and unoccupied for a period of more than
90-days. The Owner may, at its sole discretion and at Tenant’s expense, replace
or remove any abandoned sign.
e) Site Signage and Building Signage Design Guidelines
1) Design Objective
The primary objective of the sign program is to generate high-quality, creative
site signage and building tenant signage. A diversity of sign types and styles is
encouraged to impart a lively quality. Treatments encouraged by the program
include mixed- media signs incorporating multi-dimensional forms and
combinations of colors, shapes, materials, and lighting techniques.
• Signs shall be designed in a manner that is compatible with and
complementary to the overall project and adjacent facades.
• Signage that incorporates logos, business identity, and/or images
denoting the type of business shall be encouraged. Logo design and
colors to be approved by the Owner.
• Notwithstanding the maximum square footages specified for sign area
allowances, signs and typography in all cases shall appear balanced and
in scale within the context of the sign space and the building as a whole.
• Thickness, height, and color of sign lettering shall be visually balanced
and in proportion to other signs on the building.
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• Wall signs shall be affixed without visible means of attachment unless
attachments make an intentional statement. Wall signs need not be
attached directly to the lease space to which they refer.
• Ground signs or monument signs may be located within landscaped
zones between property lines and building setback lines, allowing for
adequate sightlines for approaching vehicular traffic at street
intersections and project entries.
• All sign fabrication work shall be of excellent quality. All logo images
and typestyles shall be accurately reproduced. Lettering that
approximates typestyles shall not be acceptable. The Owner reserves
the right to reject any fabrication work deemed to be below standard.
Construction Requirements
• Signs must be made of durable rust-inhibited materials that are
appropriate and complementary to the building.
• All formed metal, such as letter forms, shall be fabricated using full-
weld construction.
• All ferrous and non-ferrous metals shall be separated with non-
conductive gaskets to prevent electrolysis. In addition to gaskets,
stainless steel fasteners shall be used to secure ferrous to non-ferrous
metals.
• Threaded rods or anchor bolts shall be used to mount sign letters which
are spaced out from background panel. Angle clips attached to letter
sides will not be permitted.
• Paint colors and finishes must be reviewed and approved by the Owner.
Color coatings shall exactly match the colors specified on the approved
plans.
• Surfaces with color mixes and hues prone to fading (e.g., pastels,
fluorescent, complex mixtures, and intense reds, yellows, and purples)
shall be coated with ultraviolet- inhibiting clear coat in a matte or semi-
gloss finish.
• Joining of materials (e.g., seams) shall be finished in such a way as to
be unnoticeable. Visible welds shall be continuous and ground smooth.
Rivets, screws, and other fasteners that extend to visible surfaces shall
be flush, filled, and finished so as to be unnoticeable.
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• Finished surfaces of metal shall be free from canning and warping. All
sign finishes shall be free of dust, orange peel, drips, and runs and shall
have a uniform surface conforming to the highest standards of the
industry.
• Reverse channel letters shall be pinned 2-inches off building wall. Signs
shall have clear acrylic backings, and p.k. housings shall be mounted flush
to surface of building.
• Depth of open channel letters shall not exceed 4-inches. All hardware
and neon tube supports inside open channel letters shall be painted to
match interior letter color. Neon tubing shall be sufficient to make
letters read “solid” and shall be installed so that top surface of neon is
flush with front edges of open channel.
• All lighting must match the exact specifications of the approved
working drawings.
• Brightness of signs is subject to approval by Owner and City. Surface
brightness of all illuminated materials shall be consistent in all letters
and components of the sign. Light leaks will not be permitted.
• The back side of all bare neon used for signage shall be painted to
provide an opaque finish. The paint color shall exactly match the
Owner-approved specification.
• All conduit, raceways, crossovers, wiring, ballast boxes, transformers,
and other equipment necessary for sign connection shall be concealed.
All bolts, fastenings and clips shall consist of enameling iron with
porcelain enamel finish: stainless steel, anodized aluminum, brass, or
bronze; or carbon-bearing steel with painted finish. No black iron
materials will be allowed.
• Underwriter’s Laboratory-approved labels shall be affixed to all
electrical fixtures. Fabrication and installation of electrical signs shall
comply with UBC, NEC, and local building and electrical codes.
• Penetrations into building walls, where required, shall be made
waterproof.
• Location of all openings for conduit sleeves and support in sign panels
and building walls shall be indicated by the sign contractor on drawings
submitted to the Owner. The sign contractor shall install same in
accordance with the approved drawings.
• In no case shall any manufacturer’s label be visible from the street from
normal viewing angles.
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2) Sign Treatments
A mixed-media approach where signage is composed of several different
elements and lighting techniques is encouraged. The following treatments are
considered appropriate:
• Internally illuminated individual channel letters
• Dimensional geometric shapes
• Painted metal
• Screens, grids, or mesh
• Etched or polished metal
• Cut steel or fabricated steel
• Dimensional letter forms with seamless edge treatment
• Opaque acrylic materials with matte finishes
3) Lighting
Site Signage and Building Tenant Signage should be illuminated using a variety
of lighting techniques. One or more of the following are encouraged:
• Reverse channel neon with silhouette illumination
• Open channel non-neon
• Fiber optics
• Internal illumination
• Front lighting
• Area lighting
All front lighting should be baffled and obscured in channels where possible.
Where fixtures, shades, or other elements are exposed, they should contribute
to the design of the storefront.
All exposed or skeletal neon must be backed with opaque coating, unless
otherwise approved in writing by the Owner. All housings and posts for
exposed neon signs must be painted out to match the building background
immediately behind and adjacent to the sign.
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The following shall be prohibited:
• Exposed conduits and raceways
• Electrified neon attached to glass tubing surrounds or crossbars
• Front lighting fixtures that compete with the storefront design
4) Colors
The following guidelines are to be adhered to in selecting colors for site and
tenant signage:
• Sign colors should be selected to provide sufficient contrast against
building/structure background colors
• Colors within each sign should be harmoniously blended
• Sign colors should be compatible with building/structure background
colors
• Signage colors should provide variety and excitement
• Color of letter returns should contrast with face colors for good daytime
readability
• Interior of open channel letters should be painted dark when against
light backgrounds
• Neon colors should complement related signage elements
• Color of trim cap retainers must match the color of letter returns and
logo returns
All sign colors are subject to review and approval by the Owner as part of the
tenant sign submittal.
5) Typestyles
The use of logos and distinctive typestyles are encouraged for all signs. Tenants
may adapt established typestyles, logos and/or images that are in use on similar
buildings operated by them in California, provided that said images are
architecturally compatible and approved by the Owner. Type may be arranged
in one or two lines of copy and may consist of upper and/or lower-case letters.
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III DESIGN REVIEW PROCESS
A. Introduction
The design review process includes two integrated procedures: design review and approval
by the Master Developer Review Process and the City of Chula Vista Design Review
Process.
In order to ensure that this Freeway Commercial SPA Design Plan is adhered to and
maintained, specific review and approval procedures have been established. The property
owners’ design review committees will consider initial construction and development
plans. In addition, future improvements will be evaluated by the architectural review
committee of the private association(s) that may be established within the project area.
These review committees will assure the integrity of each development area by reviewing and
approving all development proposals within their respective areas. The committees will
consider the level of conformance to the intent and specific requirements of these guidelines
and the adopted CC&R's. In addition, all projects shall be subject to all applicable statutes,
codes, ordinances, or regulations of the City of Chula Vista and any other appropriate
controlling governmental jurisdictions.
Design review submittal requirements for the owner’s association(s) will be established
with the formation of these associations. Submittals shall include the necessary architectural
site plans, floor plans, exterior elevations or perspectives, and schematic grading and
landscaping plans to fully describe the proposed improvements. In order to facilitate design
coordination between individual buildings, all architectural and landscape plans for
adjacent projects will be available for review through the committee(s).
Any changes or modifications to approved plans proposed during the initial construction
period shall be submitted to the appropriate property owner and/or owners’ association for
review and approval prior to submittal to City or incorporation in building or site
improvements.
B. Design Review Areas and Submittals
Design Review approval of site plan and architecture is required for all development within
the Freeway Commercial SPA. Recognizing that development of the SPA will be phased,
coordinated design review is required. Submittals shall, at a minimum, include an entire
Design Review Area as shown on Exhibit 27 and contain the information listed below. As
an alternative to preparing detailed plans for an entire Design Review Area, an MPP may
be approved for the entire area and implemented through phased Design Review approvals.
While the MPP may include many of the components required for Design Review, it does
not replace the need for Design Review. The MPP is also intended to provide more detail than
is typically included in a Design Plan and upon adoption becomes an administrative
supplement to the Design Plan. Affordable housing projects are not subject to the Design
Review process.
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Required components of an individual design review area project submittal will be
determined at the pre-application meeting with City staff. The following plans will be
required: Site Plan, floor plans, landscape plan, grading plan, building elevations, roof plan,
sign plans, site photographs, colors, and materials palette. Additional information may be
required, depending upon the specific project proposed. All submitted plans must be
consistent with the provisions of this Design Plan and the MPP.
Individual buildings, store fronts or other improvements, not approved in the overall Design
Review process, shall provide evidence that the proposed improvement has been reviewed
and approved by the Master Developer. The City shall not initiate the review process,
except for pre-application consultation, until the Master Developer has approved the
design.
C. City of Chula Vista Design Review Process
The requirements of the City are typical and are further detailed below, but each builder
should contact the City for current, specific requirements. As noted above, the design
review process with the master developer should be initiated prior to formal review by the
City. Affordable housing projects are not subject to the Design Review process.
The design review process with the City should be initiated with an informal pre-application
meeting with City staff to identify specific design issues and submittal requirements for the
proposed project. A formal application would be the next step in the process to which city
staff would provide comments. A revised submittal would then be prepared, and the
proposed project would be scheduled for a formal approval action.
Site Plan and Architectural Approval, as well as Design Review are required for all uses
within the zoning districts, as defined in the Freeway Commercial PC District Regulations.
Specific requirements for application and review procedures are provided in Chapter VI of
the PC District Regulations and Chapter 19.14 of the City's Zoning Ordinance.
In addition to the Design Plan, the City’s “Design Manual” provides design guidance for
all projects subject to Design Review, including commercial and industrial projects. The
Design Manual should be consulted when preparing plans for these projects, along with
these guidelines.
The City has also published a “Landscape Manual” which describes the landscape review
process and provides some guidelines for landscape design from the City's perspective.
The Manual also includes specific standards for landscape and irrigation improvements.
1. Design Review Process
Plans for the establishment, location, expansion, or alteration of structures in all
residential zones and all commercial and industrial zones shall require design
review by the Zoning Administrator.
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The Zoning Administrator shall approve, conditionally approve, or deny such
plans. The Zoning Administrator shall base its findings and actions on the design
review provisions of the affected design manuals of the City.
The Zoning Administrator has the discretion, with the concurrence of the applicant,
to act in the place of the Planning Commission in the case of minor projects,
including new construction or additions to commercial, industrial, or institutional
Plans for the establishment, location, expansion, or alteration of structures in all
residential zones and all commercial and industrial zones shall require design
review by the Zoning Administrator.
The Zoning Administrator shall approve, conditionally approve, or deny such
plans. The Zoning Administrator shall base its findings and actions on the design
review provisions of the affected design manuals of the City.
The Zoning Administrator shall base its findings and actions upon the provisions
of the affected design manuals of the City. (Ord. 3268 § 3, 2013; Ord. 3212 § 4,
2011).
2. Appeals
The applicant or other interested persons may file an appeal from the decision of
the Zoning Administrator, as defined in the Planned Community District
Regulations, section VI, to the Planning Commission within 10 business days after
the decision is made. The appeal shall be in writing and filed with the Development
Services Department on City forms prescribed for the appeal and shall specify
therein the argument against the decision of the Zoning Administrator. The appeal
shall include a statement of the reasons supporting the appeal, including a
demonstration that any issues being raised were raised during the public hearing.
Said appeal shall also specify therein that the decision of the Zoning Administrator
was in error and specifically identify all the facts and circumstances on which the
claim of error is based, supported by evidence. Failure to timely file an appeal with
the City Clerk and/or to identify with specificity all facts and circumstances on
which the appeal is based shall result in the appeal being rejected and not processed
by the City. If an appeal is filed within the time limit specified, it automatically
stays proceedings in the matter until a determination is made by the Planning
Commission.
Upon the hearing of such an appeal, the Planning Commission may, by resolution,
affirm, reverse, or modify, in whole or in part, any determination of the Zoning
Administrator for minor projects. The resolution must contain a finding of facts
showing wherein the project meets or fails to meet the requirements of this chapter
and the provisions of the design review manual.
The applicant or other interested person may appeal the decision of the Planning
Commission granting or denying site plan and architectural approval to the City
Council within 10-days after said decision is filed with the City Clerk. Said appeal
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shall be filed with the City Clerk in writing upon forms provided by the City and be
accompanied by the non-refundable required fee, therefore. The appeal shall
include a statement of the reasons supporting the appeal, including a demonstration
that any issues being raised were raised during the public hearing. Said appeal shall
also specify therein that the decision of the Planning Commission was in error and
specifically identify all the facts and circumstances on which the claim of error is
based, supported by evidence. Failure to timely file an appeal with the City Clerk
and/or to identify with specificity all facts and circumstances on which the appeal
is based shall result in the appeal being rejected and not processed by the City.
Upon the hearing of such an appeal, the City Council may, by resolution, affirm,
reverse, or modify, in whole or in part, any determination of the Planning
Commission. The resolution must contain a finding of facts showing wherein the
project meets or fails to meet the requirements of this chapter and the provisions of
the design review manual. The decision of the City Council is final. (Ord. 3268 §
3, 2013; Ord. 3212 § 6, 2011; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2822 § 1, 2000;
Ord. 2036 § 1, 1983; Ord. 1994 § 1, 1982; Ord. 1771 § 3, 1977).
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Exhibit 7