HomeMy WebLinkAboutAttachment 8.e. - Master Precise PlanMASTER PRECISE PLAN
Freeway Commercial
(South Portion)
Otay Ranch Town Center
Sectional Planning Area (SPA)
Adopted , 2024, by Resolution No. 2024-
Project Sponsor:
GGP-Otay Ranch L.P.
733 Eighth Street
San Diego, CA 92101
Contact: Tony Pauker
(858) 794-6157
Prepared by:
Atlantis Group
2488 Historic Decatur Road, Suite #220
San Diego, CA 92106
Contact: Ted Shaw
(619) 523-1930
tshaw@atlantissd.com
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FREEWAT COMMERCIAL
SOUTH PORTION
OTAY RANCH TOWN CENTER
MASTER PRECISE PLAN
TABLE OF CONTENTS
SECTION PAGE
I. INTRODUCTION 1
A. BACKGROUND AND PURPOSE 1
B. PLANNING CONCEPTS 3
C. RELATED DOCUMENTS 4
II. DESIGN REVIEW PROCESS 6
A. INFORMATION AND SUMMARY 6
B. MASTER PRESICE PLAN 6
C. DESIGN REVIEW 7
D. TURN-KEY PLAZA APPROVAL PROCESS 7
III. MASTER PRECISE PLAN 8
A. PURPOSE/ROLE 8
B. GUIDING PRINCIPLES 9
C. URBAN CHARACTER 10
D. DESIGN COMPONENTS 11
1. Commercial 11
2. Mixed-Use/Residential 12
3. Town Center Plaza 12
E. MASTER PRECISE PLAN ILLUSTRATION 13
F. SITE PLAN AND ARCHITECTURAL REVIEW 14
G. MANDATORY SITE PLAN ELEMENTS 15
1. Commercial 15
2. Mixed-Use/Residential 15
3. Town Center Plaza 16
IV. SITE DESIGN GUIDELINES 21
A. SPECIFIC REQUIREMENTS FOR PRIMARY DESIGN REQUIREMENTS 21
1. Town Center Drive 21
B. GENERAL REQUIREMENTS 23
1. Architecture 23
C. LANDSCAPE ARCHITECTURE 31
1. Places 32
2. Pedestrian Paving 32
3. Walls and Fences 34
4. Plant Materials 35
D. LIGHTING/SIGNAGE/STREET FURNISHINGS 36
1. Lighting 36
2. Signage 40
3. Street Furnishings 51
V. DESIGN REVIEW CHECKLIST 53
A. MIXED-USE 53
B. RESIDENTIAL 54
LIST OF EXHIBITS
PAGE
EXHIBIT 1, LOCATION MAP 2
EXHIBIT 2, EXISTING PA-12/OTAY RANCH FC 1 SITE 3
EXHIBIT 3, SITE PLAN CONCEPT 5
EXHIBIT 4, FC 1 MASTER PRECISE PLAN ILLUSTRATION 14
EXHIBIT 5 SITE PLAN ELEMENTS 17
EXHIBIT 6, TOWN CENTER PLAZA CONCEPTUAL DESIGN 19
EXHIBIT 7, BUILDING MATERIALS AND FINISHES 30
EXHIBIT 8, TEMPORARY SUBDIVISION SIGNAGE PROGRAM 49
EXHIBIT 9, STREET FURNISHINGS 52
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I. Introduction
1. Background and Purpose
The Freeway Commercial Sectional Planning Area (SPA) represents a southward and eastward
extension of the initial development approved in Otay Ranch 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 SPA is an extension of the urban
development approved and constructed in the Eastlake Planned Community, located
immediately to the north.
The 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 (Otay Ranch GDP). (Note that the proposed
contemporaneous Otay Ranch GDP Amendment renames the southern portion of the Freeway
Commercial SPA [FC 1] 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.
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Exhibit 1: Location Map
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 freeway
commercial SPA (refer to the FC 2 Master Precise Plan, Promenade for details). The SPA
Plan amendment to implement the GP and Otay Ranch GDP amendments was approved in
2016 and modified in 2019.
The 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 and reduce the
allowed Freeway Commercial area from 960,000 to 816,000 square-feet.
This Master Precise Plan (MPP), required by the Freeway Commercial SPA, provides the
entitlement bridge that links the approved policies and land use designations of the Freeway
Commercial SPA 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 Otay Ranch Town Center Design Plan.
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Exhibit 2: Existing PA-12 / Otay Ranch FC 1 Site
2. Planning Concept
As mentioned above, the proposed 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 PA 12 of Otay Ranch. When
considered in conjunction with the other in SPA area, it enhances the living, working, shopping,
and transit options in the area.
Site uses are located to support the 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 the adjacent FC 2 portion of the SPA through the provision of an
extension of Town Center Drive which extends southerly from FC 2 into FC 1. This link
connects (pedestrian and vehicular) the residential and commercial uses in FC 2 to the
residential and commercial uses within FC 1. With visibility and access from surrounding
roadways holding equal importance the site that enjoys visibility from SR-125.
Residential uses are located on the northwest portion of the site. This provides direct adjacency
to the commercial core of 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, the Bus Rapid Transit (BRT) bridge provides a pedestrian connection between
Village 6 and the Otay Ranch Town Center of less than a ¼-mile. The South Portion of the
SPA abuts the EUC on the south side of Birch Road. 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, approximately
1,000-feet, of the BRT transit stop along Eastlake Parkway at Kestrel Falls Road/Main Street
intersection which serves as the main entrance from Eastlake Parkway. This further
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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 do not 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 and
commercial uses to each other and the public spaces. Architecture will be complementary
across all uses to further establish a cohesive site design.
3. Related Documents
The Otay Ranch 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 South
Portion, Planned Community (PC) District Regulations, and Design Plan. 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.
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Exhibit 3: Site Plan Concept
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II. DESIGN REVIEW PROCESS
A. Introduction and Summary
The design review process for FC 1 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 MPP.
B. Master Precise Plan (MPP)
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
MPP, 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 MPP, subject to Design Review.
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Design Review Applications within PA 12 shall be administered following the standard
procedures for Design Review as set forth in the Freeway Commercial SPA South Portion
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 MPP
Illustration (see Section III), and Design Review Checklists (see Section IV). In some
instances, said plans shall be colored to reflect the architecture and/or landscape plans.
Retention of plans and documents shall comply with the City’s document retention
policies.
C. Design Review
In general, Design Review submittals shall be processed according to the procedures
established in the Administrative Procedures Section of the Freeway Commercial Planned
Communities District. Only Design Review applications that are consistent with the
Freeway Commercial South Portion SPA, Design Plan, and MPP, shall be approved or
conditionally approved by the Zoning Administrator. Any project which is inconsistent
with the adopted MPP shall require amendment of this document prior to or concurrent
with its approval. Design Review applications shall be reviewed by the Zoning
Administrator and shall be considered by the Planning Commission only on appeal.
Upon approval of any Design Review application, an annotated illustration of the approved
project shall be incorporated as a “hardline” component of the MPP Illustration (see
Chapter III) and incorporated into the MPP. This subsequent modification of the MPP
Illustration shall be an administrative action and shall not be considered an amendment to
the MPP.
D. Park and Plaza Approval Process
The master developer of the Freeway Commercial (FC 1) project will provide and construct
2.56 usable acres of plaza and park space (of the required 6.57-acres) through permanent
easement for public usage, as well as the payment of in-lieu park benefit fees for the
remaining 4.01 usable park acres, all as discussed in the proposed Development Agreement
between the City and Owner. This MPP contains a conceptual plaza design exhibit, plaza
program and mandatory site plan elements, which will serve as the basis for the
development of a separate Park and plaza construction documents.
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III. MASTER PRECISE PLAN
MASTER PRECISE PLAN
A. Purpose/Role
The MPP 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.
• Park and Plaza – overarching goals and objectives and design features of each area.
This document establishes parameters within which design solutions can be developed for
FC 1 while ensuring that overall community design objectives are met.
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The MPP 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 1 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 South Portion SPA, Design Plan, and
MPPs.
In addition to providing site developers and designers with a framework plan as a basis for
their projects, the MPP 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 1 is
developed as a cohesive, integrated community.
Clarification of ambiguities of the provisions of the MPP is at the sole discretion of the
Director of Development Services.
B. Guiding Principles
The FC 1site 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 1 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, which 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, South Portion Design Plan,
Chapter II shall be applied in the design of each development parcel.
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C. 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.
The proposed FC 1 project is symbolic of the vision for Chula
Vista evolving to its fullest potential as South County’s diverse
urban center. This mixed-use development benefits from its
key location at the heart of Otay Ranch, along SR-125, Birch
Road, Eastlake Parkway, 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. The state of California and the City
of Chula Vista have pledged to reduce its greenhouse gas
emissions to 55% below 2005 levels by 2030, 2017 Climate
Action Plan. 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. The FC 1 project embodies a
New Urbanism style development which provides a way to
reduce carbon emissions through its compact design and its
on-site transit station.
The urban theme and character of FC 1 village is a denser, walkable neighborhood that
offers modern smaller-scale living accommodations within walking distance to local shops,
dining, and services in the community. 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 1 will offer residents a
choice of residential products for an urban style living, a mixed-use apartment complex
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with 2 to 6 story buildings. The residential buildings are intended to promote a strong
connection to pedestrian streets and common public places, encouraging walking, and
creating a feasible alternative to driving. These residential uses are adjacent to Main Street
and/or Town Center Drive and are designed around people, to promote sidewalk activity,
and provide 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 buildings 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, 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.
D. Design Components
FC 1 consists of primary components. They are as follows:
• Commercial (C)
• Mixed-Use/Residential (MU/R)
• Town Center Plaza (TCP)
The guidelines contained in the Freeway Commercial South Portion Design Plan shall be
applied to the design of these areas unless specified herein.
1. Commercial
The existing Commercial development remains the focal point of the Otay Ranch Town
Center. The Main Street is the primary east-west driveway – extending westerly from
Kestrel Falls Road to Aqua Verde Avenue - where it becomes a pedestrian connection
through the center of the planning area. A pedestrian mall extends north and south
from the round-about near the east end of the commercial core. Additionally, there are
other north-south pedestrian connections between Main Street and the residential
buildings and the other commercial uses. There are several commercial buildings
adjacent to Eastlake Parkway between Kestrel Falls and Birch Roads. The BRT station
is located on the north side of the main entry to the Otay Ranch Town Center, adjacent
to Eastlake Parkway.
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It is anticipated that periodic improvements will be made to the Commercial area as
shopping trends evolve, tenants change, and building, landscape, and hardscape
maintenance is needed.
2. Mixed-Use/Residential
The Mixed-Use/Residential area will be beautifully landscaped with impressive 2-6
story residential buildings fronting Main Street and in proximity of the Town Center
Plaza. Buildings fronting on Main Street are required to have ground-floor commercial
facing Main Street. Other buildings are encouraged to include ground-floor commercial
space; however, it is not required. These buildings will create 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 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.
Town Center Drive will extend from FC 2 as a significant street leading residents and
visitors to the Town Center Plaza and the core of the Otay Ranch Town Center. Town
Center Drive is both a shared pedestrian/vehicle connection as well as pedestrian mall
and 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.
3. Town Center Plaza and Park Areas
The Town Center plaza serves as the primary
pedestrian entry to the Commercial core for the
residential units in FC 1 and FC 2, to the north. The
Plaza is a flexible space with enhanced paving such as
pavers or decorative concrete. There is space for food
trucks or mobile vending operations to enter the plaza.
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 plaza 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.
In addition to the plaza, three (3) park areas are included in the MPP. Two spaces south
of Main Street on both sides of Vista Miguel Avenue and one space north of Main
Street on the west side of Vista Miguel Avenue. These park areas will be privately
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owned with a public access easements. It is anticipated that each space will have
differing forms and functions, including passive areas with ample landscape and
pedestrian amenities.
E. Master Precise Plan Illustration
The MPP Illustration, Exhibit4, graphically depicts a generalized design solution for FC 1
and conceptually illustrates the overall land use, diversity, and building/parking/open
space/pedestrian relationships.
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Exhibit 4: FC 1 Master Precise Plan Illustration
F. Site Plan and Architectural Review
Site plans and architecture for FC 1 must be consistent with the MPP 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 MPP Illustration but on compatibility with the character,
content, and intent of the plan.
Site plans and architectural drawings shall be consistent with the MPP 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 MPP
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
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MPP 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 Zoning Administrator or Director of
Development Services 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, South Portion, Design Plan and this document.
G. Mandatory Site Plan Elements
Certain mandatory site plan elements are required to implement community design themes
or functions within FC1. The mandatory site plan elements are listed below, by Design
Component, for convenience and are graphically depicted on Exhibit 6 on page 39:
1. Commercial (C)
As noted above, the Commercial portion of FC 1 is
development and will remain as a critical element of the
SPA. The existing SPA allocated 960,000 square-feet of
commercial development for the Otay Ranch Town Center.
To date, approximately 669,700 square-feet have been
constructed which leaves approximately 290,300 square-feet
remaining to be built; however, with the approval of the
Freeway Commercial SPA amendment, the allowable
commercial square-footage will be reduced to 816,000.
Implementation of the remaining building area shall be
consistent with the existing design of the Otay Ranch Town
Center, within FC 1.
2. Mixed-Use/Residential (MU/R)
The Mixed-Use/Residential component is comprised of
residential and mixed-use buildings. This component shall:
• Architectural gateway elements on the building’s
corner at the intersection of Town Center Drive and
the dedicated BRT right-of-way.
• Village landscape accents, such as special trees and
landscaping, lighting, or public art along Town
Center Drive, the Otay Ranch Town Center
pedestrian mall, and adjacent to the Town Center
Plaza. The design surrounding buildings and open
spaces to create a sense of place at this node.
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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.
Village Landscape 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.
3. Town Center Plaza and Parks (P)
The Town Center Plaza and Park component is comprised of a plaza and park spaces
totaling 2.56 usable acres (P), as well as the payment of in-lieu park benefit fees for
the remaining 4.01 usable park acres, all as discussed in the proposed Development
Agreement between the City and Owner. This Park component shall include the
following elements, and shall be consistent with the City’s Landscape Manual, Parks
and Recreation Master Plan. Design Manual, Shade Tree Policy, Street Tree Policy,
Subdivision Manual, CVMC Chapter 17.10, CVMC Chapter 20.12 Landscape Water
Ordinance, and Park Facilities Guidelines:
Program
• Provide a highly amenitized urban plaza that will serve a wide range of user
groups such as City of Chula Vista residents, retail employees, residents of all
ages in the adjacent developments, and consumers from the adjacent
commercial and lifestyle center.
• Provide park spaces are located strategically to increase usage by residents and
visitors. The spaces are intended to allow a variety of uses, such as dog park,
passive enjoyment, and some active recreation within an urban environment.
• Consider Chula Vista and Otay Ranch’s existing and
proposed plaza 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 design. Given the variety of users,
this will become a key component. A physical space that
allows the plaza to be transformed for events and various
activities is integral to the plaza. These activities could be
coordinated by a variety of different user groups including
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the mall, the City, adjacent residential complex, surrounding
businesses, or other groups. Activities could include, but is
not limited to, inflatable or temporary play, movies,
concerts, farmer’s markets, art fairs, or similar uses that will
activate the area.
Exhibit 5: Site Plan Elements
Connections
• Enhance connections to adjacent uses and provide good pedestrian linkages to
other amenities. Provide pedestrian paths with connections to the intersections
on all sides. Pedestrian paths must meet the required dimensions per the
Landscape Manual.
• The Plaza is located at the southern terminus of Town Center Drive with
residential buildings and the Town Center Plaza fronting to the west and
commercial uses to the south. Streetscape enhancements are encouraged along
these edges that interface seamlessly with the plaza and tie together the entire
planning area into one complimentary landscape experience.
• Implement safe pedestrian crossings and opportunities to provide traffic
calming measures to allow for pedestrian movement from the adjacent
development to the plaza and parks.
• Provide a pedestrian path from the intersection of the BRT/Town Center Drive
around the MU/R – adjacent to the BRT pathway to the west then south along
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the west side of the development through to the retail area.
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• Activate the plaza and park areas with residential dwelling units, where
possible. This frontage and interface with the plaza will become a key
component, not only increasing the desirability of these residential units, but
also providing enhanced surveillance and safety in the plaza, as these residents
will have a sense of ownership for the plaza 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
plaza, provide wayfinding elements for pedestrians, and
will contribute to a unique sense of place for the plaza
should be highlighted, enhanced, and expanded upon as
the plaza and adjacent areas develop.
• Provide provocative and unique design elements that
reflect the adjacent uses and features that are grounded
in the Chula Vista and Otay Ranch surroundings.
• Encourage the parks and plaza to be well designed, functional, and easily
maintained and operated.
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Exhibit 6: Town Center Plaza Conceptual Design
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IV. SITE DESIGN GUIDELINES
Site Design Guidelines
The preceding chapters identified the FC 1 Village, described the Design Review
processes, and presented an overview of the design components and MPP. This Chapter
provides additional detailed guidelines for the urban character of FC1. 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; and
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 FC1.
The following sub-sections provide an overview of the urban character of FC1, followed by
a series of exhibits and discussion of the guidelines and required/desired responses to be
addressed in the Design application.
A. Specific Requirements for Primary Design Components
1. Town Center Drive
a) 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
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a wonderful park-like experience. Here they are encouraged to enjoy a shopping
and dining experience along Town Center Drive.
b) Building Design & Siting
These guidelines should be applied to the buildings along
Town Center Drive. Special attention shall be given to
buildings along the Town Center Drive, where initial
impressions of the planning area will be established.
• Multiple story building: 2-6 stories
• Retail commercial storefronts and/or 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.
c) 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
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d) Landscape Architecture
The streetscape merges the character of the Town Center Plaza 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.
• There is a distinct pedestrian zone that provides inviting access to plazas
and retail storefronts.
B. General Requirements
The preceding chapters describe specific FC 1 requirements. The following guidelines and
requirements apply to all components within the planning area unless specified otherwise.
1) Architecture
The architectural vocabulary selected for FC 1 has been
designed to reflect a contemporary interpretation of the
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.
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The residential buildings of this new neighborhood
will feature strong and simple massing that is distinctly
residential in character. Each block is intended to have
its own flavor, implemented by shifts in material and
details, color and pattern of fenestration. In order to
emphasize the pedestrian-oriented nature of Otay
Ranch Town Center, the base of each residential block
will be scaled and differentiated from the mass above
via material and color cues. Additionally, the top of
the buildings is envisioned as having distinctive bands,
or projections that are symbolic of a traditional cornice,
but handled in a modern and contemporary way.
Balconies and other recesses will provide a distinctive
rhythm and serve to break down each building’s
massing into smaller, visually accessible divisions.
Some buildings will include visual references to
traditional Southern California vernacular and Spanish
styles, without overt historical recall.
Example of derived Contemporary Spanish elevation.
The following architectural guidelines shall apply to buildings proposed within FC1:
a) Building Massing and Scale
Contemporary Southern California Vernacular:
• Plan and building forms are bold and simple with strong vertical and
horizontal accent elements.
• Building form and architectural features define private and common
open space (i.e., patios, balconies, courtyards)
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• 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.
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.
b) Roof Form
Contemporary Southern California Vernacular:
• Roofs are typically flat and contemporary in character but may include
canted or angled edges or details where appropriate. Accent elements
may include tower forms or setbacks as associated with stairwells or
roof rooms. Overall roof design should be a well composed
combination of these elements:
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• Contemporary roof forms and materials:
• Parapet walls
• Horizontal projections
• Broad or exaggerated eave overhang
• 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
and the freeway.
c) Architectural Features and Materials
Contemporary Southern California Vernacular:
• Contemporary architectural features and materials shall be used.
• Stucco should be the predominant wall material articulated with
projecting or recessed openings.
• 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.
• 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 non-descript.
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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.
• Carefully consider the placement of stucco control joints on
elevation design to ensure they visually reinforce the building’s
architecture.
• 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
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.
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d) Other Features
Contemporary Vernacular 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.
• 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.
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Mixed-Use/Residential 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/workspace 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.
• Enhanced paving coordinated use of materials, and landscaping should
be used in these spaces to promote walkability and an intimate
atmosphere.
The following building specific guidelines apply to structures located
within FC 1 and shall be applied by building type as described below.
• Building Type A Defined: Includes all buildings except those
designated residential (mixed-use buildings).
• Building Type R Defined: Includes residential designated buildings.
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Exhibit 7: Building Materials and Finishes
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C. Landscape Architecture
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).
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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.
1) 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.
• 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.
2) 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
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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.
• 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).
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• 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.
3) 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 (6’) except where a combination retaining
wall and wall/fence are within 4-foot (4’) of each other the height may
be as high as 8-1/2-feet (8’-6”). Sound barriers taller than 8-½-feet (8’-
6”) must be a combination of a wall at 8-½-feet (8’-6”) 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
• Plaster coated block wall to match
adjacent building(s)
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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.
4) Plant Materials
Permitted Plant Materials 2:
Town Center Drive
Trees such as:
Quercus Agrifolia Coast Live Oak
Platanus Racemosa California Sycamore
Washingtonia Robusta Mexican Fan Palm
Shrubs & Groundcover
such as:
Agave Deserti Desert Agave
Carex Divulsa European Grey Sedge
Muhlenbergia Capillaris Regal Mist Pink Muhly Grass
Salvia Dorrii Desert Sage
Senecio Serpens Blue Chalksticks
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
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
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D. Lighting/Signage/Street Furnishings
1) 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.
• 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 on 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.
• Plaza: the plaza 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 plaza, such as the amphitheater, splash pad, public plaza, event
lawn, as well as lighting for the pedestrian paths.
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 community. 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 community, and to assist Planning Commission, Planning staff,
architects, lighting designers, and applicants with an understanding of the
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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, 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
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.
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• The use of Deluxe High-Pressure Sodium (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 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 may be required as
determined by the Planning Commission to avoid fixture glare viewed
from adjacent residential.
• 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. 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 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.
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Additional shielding of fixtures shall be required as determined by the design
review board to avoid fixture glare viewed from adjacent residential.
• 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 HPS, 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 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
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.
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• 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 HPS or Incandescent.
d. Exceptions to Guidelines
• Nothing in these guidelines shall preclude the Planning Commission
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.
2) Signage
a) General Guidelines
These general sign guidelines apply to all signs within FC1.
• All signs must comply with and incorporate all the standard provisions of
CVMC 19.60.050, excepting that digital signs and kiosks are permitted.
• 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.
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• 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.
• Temporary ground monument signs, as well as permanent monument signs
which are perpendicular to the street, shall be allowed 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, 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
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be coated with ultraviolet-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 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.
• Any building with double frontage shall have addresses on both frontages.
b) Specific Requirements
Town Center Drive
A unified thematic sign program is required for the 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 Freeway Commercial
South Portion SPA.
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.
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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.
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:
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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.
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:
• Five-inch (5”) deep standard channel letters.
• Front and halo five-inch (5”) illuminated channel letters (Note: acrylic
face, internally illuminated channel letters will not be permitted unless
successfully used as a part of a three-inch (3”) deep halo illuminated
letters.
• Mixed media/3-dimensional signs using images, icons, logos, etc.
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• 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 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);
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• Pre-manufactured signs, such as franchise signs, which 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,
excepting digital signs.
• 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;
• 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, which have
not been modified to meet these criteria;
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• Paper, cardboard or styrofoam signs, stickers, or decals hung around or
behind storefronts;
• Flashing, oscillating, animated lights, or other moving sign components,
excepting digital signs.
• 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.
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.
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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-inch minimum and 6-inch 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 FC1. 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-feet (6’) in height is permitted.
One wall sign per street frontage shall be provided.
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.
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Temporary On-Site Subdivision Signage
Temporary billboards, directional signs and staff-mounted flags are allowed in
FC 1, 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-feet (12’) 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-months (12)
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.
Exhibit 8: Temporary Subdivision Signage Program
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c) Submittals
There is a formal process for the design review and approval of signs within Otay
Ranch, FC1. This process involves review by GGP-Otay Ranch L.P. 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 GGP-Otay Ranch L.P. or designated representative for review.
The submittal must include:
• Storefront or building exterior elevations at ½-inch 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 GGP-Otay Ranch L.P. and City of Chula Vista prior to
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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 GGP-Otay Ranch L.P. 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.
• Storefront or building elevation showing exact location, size, and placement
of each sign on the building.
3) Street Furnishings
General Guidelines
Street furniture, depicted on the next page, has been selected for the Freeway
Commercial Southareas to provide a continuity of design unique to the Village.
Deviations from the approved street furniture may be allowed if determined to be in
substantial compliance with the examples contained in exhibit 27. General street
furniture requirements are listed below:
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.
Newspaper Vending Cabinets, bicycle hitching posts, trash and recycling containers,
benches, and Village Pathway lighting fixtures are to be as specified herein.
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Exhibit 9: Street Furnishings
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V. DESIGN REVIEW CHECKLISTS
DESIGN REVIEW CHECKLISTS
This chapter summarizes the important site planning and design issues for each of the various
Individual Precise Plan areas within PA 12. They do not address phasing of development,
construction responsibility, or other important implementation or site development issues not
addressed in this MPP. These issues will arise in the review of each Design Review Submittal
and are addressed in the Freeway Commercial South Portion SPA, 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:
A. MIXED-USE BUILDINGS
Location:
Fronting Main Street, west of Aqua Verde Avenue.
Planned Use:
• Mixed-use with storefront retail commercial (facing Main Street and the Town
Center Plaza) with residential above.
• 2-6 story residential.
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Permitted Use:
• As permitted by the Freeway Commercial SPA and the Otay Ranch Town Center
“PC District Regulations.”
Mandatory Site Plan Elements:
• Primary architectural gateway element on the southeast corner of building at Main
Street.
• Secondary architectural gateway element on building corners facing the Otay Town
Center Plaza.
• 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 the Main Street and the Otay Town
Center Plaza.
• 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.
• Neighborhood streets should promote a social street life experience.
• Angled parking along Town Center Drive.
• Pedestrian circulation should be designed to promote pedestrian connections to the
transit station.
Urban Character:
• All buildings should create a sense of place by following a unique character and
theme for Town Center Drive, Town Center Plaza, and other significant public
spaces.
B. RESIDENTIAL BUILDINGS
Location:
West side of Town Center Drive.
Planned Use:
• 2-6 story residential
• Mixed-use is allowed, but not required, with storefront amenity space or retail
commercial and residential above.
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Permitted Use:
• As permitted by the Freeway Commercial SPA and Otay Ranch Town Center “PC
District Regulations”
Mandatory Site Plan Elements:
• Primary architectural gateway element on the building’s corner at the intersection
of Town Center Drive with BRT right-of-way (south).
• Special architectural enhanced elevations on all building facades along Town
Center Drive and facing Town Center Plaza.
• Provide centralized common open space
Building Design/Siting:
• Residential amenity or retail commercial storefront appearance for the ground-floor
of buildings is encouraged, but not required.
• 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.
• 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, Town Center Plaza, and other significant public
spaces.