4.1 PUBLIC REALM 4.2 URBAN DESIGN CHARACTER AREAS€¦ · NORTH PAR COUNIT PAN UPDATE . PUBIC REVIE DRAT June 2015 Introduction. Urbanesign D addresses the defining features and relationships

4URBAN DESIGN

4.1 PUBLICREALM4.2 URBANDESIGNCHARACTERAREAS

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NORTH PARK COMMUNITY PLAN UPDATE PUBLIC REVIEW DRAFT June 2015

Introduction

Urban Design addresses the defining features andrelationshipsofnewbuildings,groupsofbuildings,spaces,and landscapeswith thoseof existingneighborhoods,districts and corridors. It assimilates the relationshipsbetween buildings, streets, land use, open spaces,circulation,height,density,parking,andparks.WithintheNorthParkcommunity,ithasbeendemonstratedthatnewusesanddevelopmentcanbeintegratedintothehistoricfabricofneighborhoodsanddistricts, if theyprotectorbuilduponexistingcharacterdefiningfeatures.NorthPark’soriginalurbandesignandplanningprinciplespromotedhuman-scale,pedestrianorientedresidentialandcommerciallanduseswitheachofitsolderneighborhoodshavingtheirowndiversityandcharacterwith representative traditionalarchitectural styles suchasCaliforniabungalow,CraftsmanandSpanish/Mediterraneanarchitecture.

Fromthe1960stothe1980s,NorthParkdevelopedandgrewwithlittleregardtothescale,character,andthecontextofitsoriginalbuildingsandhomes.Single-familyhomeswerereplacedwithlong,narrowapartmentbuildingswithfrontparkinglotsthatdisruptedthescale,diminishedthecharacter,andreducedthewalkabilityofneighborhoods.Similarintrusionsoccurredinthe“MainStreet”businessdistricts,changingthewalkablehumanscaledstorefrontcharacteroftheseareasintostripcommercialauto-orienteduses.Asthecommunitycontinuestoseeinfilldevelopmentandbuildingrenovations,thisplanplacesanemphasisonnewdevelopmenttoincludeinnovativeanddynamicformswhilestillbeingsensitivetoadjacentneighbors.TheUrbanDesignElementprovidespoliciestoprotect,enhanceandencouragequalitydesignthattakesintoaccounttheuniquefeaturesofNorthParkwhilerecognizingthattherewillbechangestotheurbanformandaneedtorespondtofutureurbandesignissues.

VISIONInterconnectedneighborhoods, commercialdistricts,andcorridorsthatprovidethesettingfornewbuildingswithahigh-levelofdesignandallowsNorthPark’sdistinctivecharactertocontinuallyevolveaswellasprotectthefabricofolderbuildingsandneighborhoodcharacter.

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4Urban Design Element Goals1. AbuiltenvironmentthatenhancesNorth

Park’s quality of life and communitycharacter.

2. Newbuildingsthatprotectandenhanceaneighborhood’sdistinctivecontextandvitalityandcomplement thecharacterandscaleofneighboringbuildings.

3. Preservation of the architecturalvariety anddistinctiveneighborhoodcharacter.Preservation,restorationandadaptivereuseofuniquearchitecturallysignificantstructures.

4. Unique thematicdistricts thatexpressculture and neighborhood identitythroughthebuiltenvironment.

5. Public spaces that evoke pride andenrichthelivesofthecommunity.

6. Asenseofarrivalatmajorcommunitygateways.

7. A pedestrian oriented public realmwith aesthetic quality, functionality,and sustainability through thedesignof buildings, public improvements,landscaping,andpublicart.

8. Enhancement of the visual interfacebetweenBalboaPark/openspaceandthecommunity.Sustainablestreettreesandlandscapinginthepublicrealmthatcontributestocommunitycharacter.

GENERALPLANCROSS-REFERENCETheCityof SanDiegoGeneralPlanprovides citywideurbandesign-relatedpoliciestobeappliedinconjunctionwith theurbandesignpolicies in thecommunityplan.Policiesmayalsobe referenced further,emphasizedordetailedinthecontextofacommunitytoprovidefurthercommunity-specificdirection.GeneralPlanUrbanDesignElementpoliciesparticularlysignificanttotheNorthParkcommunityarelistedasnotedinTable4-1.

Table4-1:GeneralPlan-RelatedUrbanDesignTopicsandPolicies

GeneralPlan-relatedTopics

Policies

DevelopmentadjacenttoCanyons&OtherNaturalFeatures

UD-A.3

LandscapeGuidelines UD-A.8

Parking UD-A.11,UD-A.12

WirelessFacilities UD-A.15

Utilities UD-A.16

Safety&Security(CrimePreventionthroughEnvironmentalDesign–CEPTED)

UD-A.17

ResidentialDesign UD-B.1–UD-B.8

Mixed-UseandCommercialDevelopment UD-C.1–UD-C.8

PublicSpaces&CivicArchitecture UD-E.1–UD-E.2

PublicArt&CulturalAmenities UD-F.1–UD-F.5

UrbanRunoff&StormwaterManagement CE-E.1–CE-E.7

UrbanForestry CE-J.1–CE–J.5

SustainableDevelopmentPractices CE-A.5–CE-A.12

StreetscapeDesign UD-C.7

PedestrianAccesstoDevelopments UD-A.5,UD-A.9

SiteDesign&BuildingOrientation UD-A.3–UD-A.6

BuildingCompatibility&Transitions UD-B.2

BuildingQuality,Durability,Materials&Colors UD-A.4,UD-A.5&CE-A.9

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UE2.7 Encouragesidewalkwideninginfrontofcommercial,mixed-usebuildingstocreatepocketsofgatheringandsittingareasandoutdoorsittingforrestaurants.

UE2.8 Encourageaconsistentthemeformixed-usecorridorsutilizingcoordinatedstreetfurnish-ings,bannersandsignage.

UE2.9 Encouragestreetscapeimprovementsalongmixed-usecorridorsincludinggatewaysandnodes.

UE2.10 Locateanddesignutilitiesoutsideofthesidewalktomaintainaclearpathoftravel.

UE2.11 Screenabovegroundutilityequipmentbybeingintegratedinabuilding’sarchitecture,placedunderground,and/orscreenedbylandscapingwherefeasible.

UE2.12 Preserveandincorporatethehistoricscoringpattern,color,texture,andmaterialofthecommunity’solder,historicsidewalkswhenreplacingsidewalks.

UE2.13 Preservetheoriginalsidewalkcontractordatestampsinplace.

UE2.14 Keepthepedestrianzoneandstreetcornerswithinsidewalksclearofobstructionsandvisualclutter.

POLICIESUE2.1 Locateprojectfeaturessuchaspublicseat-

ing,cafeandrestaurantspaces,patios,andplazasalongthesidewalktoactivatethepublicrealmalongthestreet.

UE2.2 Considerplazas,courtyards,pocketparks,andterraceswithcommercialandmixed-usebuildings.

UE2.3 Incorporateplantedwalls,plantingcontain-ers,andseatingasapartoftheon-siteopenspacewithinbuildingstohelpdefinepublicorsemi-publicspaces.

UE2.4 Providepedestrianorientedlightingforsafetyandsurveillance.

UE2.5 Encouragethecreationofpublicplazasatgateways,nodes,andstreetcornerswithtransitstopstohelpactivatestreetcornersandprovideaforegroundtobuildingen-trances.

UE2.6 Designthepedestrianzonetoincludestreetfurnishings,seating,gatheringspaceandretailfrontagezone.a. ElCajonBoulevardshouldhaveaminimumsidewalkwidthof15feet.

b. UniversityAvenue,AdamsAvenue, and30thStreetshouldhaveno less than10feetinsidewalkwidth.

4.1 Public RealmThepublicrealmreferstothepublicspacethatiscreatedwhenbuildingsacrossastreetframethestreet.Thepublicrealmextendsbetweenpropertylinesoneachsideofastreetandincorporatessidewalks,streettrees,andtheroadway.Throughintentionaldesign,theroadway,parkways,sidewalks,andareasimmediatelynexttothebuildingcancreateopportunitiesforsocialinteraction,businessactivation,andanattractivepedestrianarea.

Althoughthepublicrealmincludestheroadway,RefertotheMobilityElementforpoliciesandrecommendationsforbicycles,transit,andallmotorizedvehicles.Portionson-streetparkinglanesmaybeconsideredaspublicrealmspacesforusessuchasparkletsorbikecorralsonacase-by-casebasisasdiscussedintheMobilityElement.

Howbuildingsinterfacewiththesidewalksandparkwaysandenhancemulti-modalconnectivity isafocusofthisurbandesignelement.Sidewalkscanincorporatepedestrianaccess,gatheringspace,uniquedesign,andpublicart.Thecommunityplanenvisionstransformingauto-orientedstreetsintosharedpublicspacesthataccommodatealluserswhilealsoincorporatingelementsofsustainability.Thisvisionwillbeaccomplishedthoughacombinationofdesignstrategiesincludingreductioninimpervioussurfaces,expansionandenhancementofparkways,sidewalks,andpublicspaces.

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44.2 Urban Design Character Areas

COREANDMIXED-USECORRIDORSThe Core and Mixed-Use Corridors areas are thecommercialareaswithinthecommunitywhichprovideforthemostdevelopmentactivitygiventheirallowabledevelopmentintensity.TheCoreareasareamajoractivitynodesfocusedaroundprominentintersectionlike30thStreet andUniversityAvenueandElCajonBoulevardandParkBoulevard,withtraditionalmain-streetbuildingstorefrontsthatdefinethepublicrealmwithpedestrianinteraction.Mixed-use corridor areas are the linearcommercial areas that connect theCoreareas and toadjacentcommunitiesandincludelessintenseretailuses.Theseareasarefocusonthemajoreast-westandnorth-southstreetsinthecommunity.ThevisionfortheCoreandtheMixedUseCorridorsisthepreservationandreuseofthetraditionalmain-streetbuildingsandtheopportunityfornewbuildingstoincorporatecharacteristicfromthemain-streetbuildings.EarlyNorthParkbuildingsutilizeanumberof strengths including traditionalarchitecture,pedestrianorientation,scale,andtheinterfacewiththepublic realmwhich shouldbe the foundation fornewdevelopmentwithintheseareas.

Newarchitecturalstyleswillrespectthemainstreetlookandfeel.TheCoreAreasprovideopportunitiesforuniqueart,historyandcultureofNorthPark.Thebuildingdesignwillencouragepedestrian interactionalong thepublicrealm.NewbuildingsalongthecorridorscanextendthestreetwallfromtheCoreandwillneedtoaddressadjacentlowerintensityareaswithdesignthattransitionsinscaleandmassing.TheMixed-UseCorridorswillprovide foropportunitiesforbothpedestrianandauto-orientedusesaswell asmultiple-usewhere stand-alone residentialwouldbeallowedtosupportcommercialdistricts.

Commonelementsincoreareasandmixed-usecorridorsincludeacontinuousstreetwallwithsmallstorefronts.Thestorefrontswithornamentationandgeometricpatterningacross the top of thewindows and entranceswithentriesorientedtowardstheprimarystreettoenhancethepublic realm.Overhangs,awnings, insets,entrancealcoves, deepeneddoorways facilitate the transitionbetween interior spaceandpublic realm.Multi-upper-storystepbacks,viewprotection, sunlightaccessandaconcentrationofdesigndetailsyieldingtosimplicityathigherelevationsofabuildingandfocusingahigherlevelofdetailatthestreetlevel.

Groundfloorentriesshouldincludehuman-scaleentriesandwindows

ThisUrbanDesignElementidentifiesfoururbandesigncharacterareasbasedthebuiltenvironment:CoreArea,Mixed-UseCorridors,DiverseCharacterAreas,andConsistentCharacterAreas.Thesecharacterareasaremeanttobebroadenoughtoallowfordiversityandindividualityinthebuiltform,whilestillrecognizingdominantcharacteristicsaswellasrespectingexistingneighborhoodcontextanddetailsalreadypresentineacharea.RefertoFigure4-1:UrbanDesignCharacterAreasforlocation.

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Figure4-1:UrbanDesignCharacterAreas

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4POLICIESUE1.1 Locatebuildingfrontagesattheproperty

linetocreateastreetwall.UE1.2 Designbuildingstobecompatibleinscale,

massing,andstylewithanyadjacentoldercharacterdefiningbuildings.

UE1.3 Designvisibleelevationswithconsistentarchitecturaldetail,articulationanddesignelements.

UE1.4 Incorporateandutilizequalitybuildingma-terials,textures,anddetailingtoemphasizefeaturesofthebuildingsuchasentries,cor-ners,andwalkwaysandaddoverallinteresttobuildingfacades.a. Usenon-reflectivewindowcoatings.b. Incorporatetraditionalstorefrontelementsinnewand contemporary commercialbuildingsby includinga solidbase forstorefrontwindows. Use high qualitydurablematerialssuchassmoothstucco,masonry,orstoneforthewindowbase.

UE1.5 Incorporatechangesinbuildingmaterial,colors,awningtreatments,andoffsettingplanesreducebuildingmasstoapedestrianscale.

UE1.6 Incorporatenaturalfeaturesandlandscapedspacesintodevelopmentstoprovideasenseofopenness,continuityandtoenhancetheenvironmentofthecommunity.

UE1.7 EncourageandincorporateadesignthemewithinParkBoulevardandAdamsAvenuecommercialnodebasedontherelationshipwiththenearbyTrolleyBarnParkandtheexistinghistoricalfeaturestoenhanceandupgradetheParkBoulevardandAdamsAvenuecommercialnode.

UE1.8 PreserveandencouragetheenhancementoftheAdamsAvenue“AntiqueRow”andcommercialnode.

UE1.9 Provideimprovementssuchaspublicart,monuments,decorativesignagetoenhancetheentrywayintoNorthParkonAdamsAvenue.

CraftsmanarchitectureisacommoncharacterdefiningstyleofNorthPark’sresidentialsinglefamilyneighborhoods.

Articulatingbuildingelevationswithvarioustextures,windowarrangements,andotherarchitecturalfeaturesaddsinterestandhelpstodiminshapparentscale.

Outdoorseatingandsidewalkcafesshouldbeincorporatedwhileprovidingadequatepedestrianaccessalongthesidewalk.

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PublicRealmInterfaceUE1.10 Designgroundfloorentrancesforpedestrianstocreateahuman-scaledcharacter.

a. Differentiatethegroundfloorfromtheupperfloorsofmulti-storybuildingswithchangesinmassingtodiminishperceivedheightandemphasizepedestrianscale.

b. Chamferprimarygroundfloorentrancesorlocateentrancesalongthesidewalk.c. Designbuildinggroundfloorswithaminimum15-footfinishedfloortoceilingheighttopromotemoreopenandinvitingcommercialspaces.

d. Providedistinctretailstorefrontsandentrancesevery30feetto50feetonthegroundfloor.e. Recessstorefrontentrancesfromtheedgeofthebuildingfacadetoaddarticulationtothestorefront.f. Integraterestingandwaitingareaswithsolidorglassdoorsintobuildingswithmultifamilyresidential.i. Avoidexteriormountedgatesandsecuritygrills.ii. Avoidsunkenresidentialentrywaysbelowstreetlevel.

UE1.11 Locatedrive-thruaccessassociatedwithfoodandbeverageestablishmentstosecondarystreetsinordertopromoteundisturbedpedestrianaccess,walkability,andpreventpedestrian-automobileconflictsalongcommercialstreets.

Figure4-2:TypicalPublicRight-Of-WayZones

WalkwayWalkway Park-way

Park-way

On-StreetParking

On-StreetParking

BikeLane

BikeLane

TravelLane TravelLaneCenterTurnLane

Pedestrian Zone Multi-Modal Zone Pedestrian Zone

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4Commercial-ResidentialUseCompatibilityUE1.12 Bufferresidentialusesattheadjoiningprop-

ertylinethroughinstallationofsolidmason-rywallsandlandscaping.

UE1.13 Utilizeparkinglevelsorrooftopsasappropri-atewhenlocatinggenerators,exhaustvents,trashenclosuresandotherserviceequip-ment.

UE1.14 Containandventexhaustfumesassociat-edwithodor-generatingusesawayfromadjacentresidentialusesaswellaspedes-trianareassuchassidewalksandplazas.Formixed-usebuildings,exhaustventsshouldbelocatedbelowthefourthfloorandshouldbedirectedawayfromoperablewindows,airventsandbalconieswithinthebuilding.

UE1.15 Utilizeplantingstoform“green”wallsandscreensbetweenbuildingsandadjacentproperties.

ParkingUE1.16 Encouragetheconsolidation,removal,and

orrelocationofdrivewaysandcurb-cutsfrommixed-usecorridors.

UE1.17 Maintainexistingalleysforaccess.UE1.18 Designcommercialparkingareastomini-

mizeimpactonthepublicrealm.a. Encourage automobile parking belowgrade.

b. Screen surfaceparking lotsandparkingstructureswithbuildingsfromtheprimarystreet frontageandprovideaccess fromsidestreetsoralleys.

c. Considerpublic art to add articulationtothebuildingfacadesofabovegroundparkingstructures tominimizebulkandscalefromsecondarystreets.

Outdoorseatingareasactivatethepublicrealm.

Incorporatepedestrian-oriented,glare-freelighting.

Useparkwaystocapturerunoff.

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DIVERSECHARACTERAREASBuildingsfromthe1960sto1980swerenotespeciallysensitivetodesigntreatmentsorthecharacterofNorthPark.Muchoftheoriginalcharacterisnolongerdominantandconsistentintheseareas.Theexistingcharacterhasresultedfromdiversechangesinscale,style,formandbuildingmaterialsthatareincontrastwithneighborhoodorigins.Thevisionofthediversecharacterareasfocusesonpreservingwhatremainsofthetraditionalarchitecturalanddesignthemesanddetailswithintheseneighborhoods,andtheredesignorreplacementofbuildingsfromthe1960stothe1980swithbuildingsthatareconsistentwiththepedestrianorientationandscaleoftheoriginaldesigncharacter.OpenstreetfacingfacadeswithcentralcourtyardswereprevalentthroughoutNorthParkandincreasethepotentialforinteractionbetweenpublicandprivatespace.Theintentistoprovideflexibilityindesignandencourageinnovation.

POLICIESUE1.19 Considernewanduniquearchitectur-

aldesignwhilerespectingthescaleofolderbuildings.a. Articulate building facades toprovideahumanscaleinbuildingdesign,detailingandwindowsandvisualinterest.

b. Orient multiple features of abuildingtothestreettoprovideavisualandphysicaltransitionsuchasmainentries,windows,balconies,porches,yards,andpatios.

c. Incorporatearchitectural featuresin the front yard to create visualtransitions between new andexistingbuildings,suchastrellises,wingwalls (attached tobuilding),garden walls (free standing),porches,fencing,andarbors.

d. Incorporate multiple windowsin the street-facing facadeof thebuilding.

e. Utilize entries, arcades, stairs,overhangs, and unique creativebuildingshapesandangles.

f. Consideropenstreet-facingfacadeswithacentralcourtyard.

g. Create a gradual transitionwithmultiple layers between publicrealmandprivatespace.

h. Provide consistent landscapecoveragewith a variety of plantsizesandspecies.

i. Discourage fencingon the frontyard that exceeds three feet inheight.

Consistent Character Areas include:Human Scale.Buildingelements includingmassandoverall heightdesignedproportionally to ahumancontext.

Orientation to the street. Entries,porches,livingrooms,family rooms, andmultiplewindoworiented to thepublicstreet.

Transitions between Public and Private Space. Parkways,yards,enclosedpatios,stoops,porches,andalcovesthattransitionthepublicstreettotheprivateinterior.

The de-emphasis of vehicular parking. Garageswithlongdrivewaystothesideandgaragesattheendofthesedrivewaysleadingintothealley.

Attention to detail.Designdetails areexpressed inwindow,door,andexteriorfinishes.Includewindowsdividedwithmullions, sashes,and insets;doorswithglass,insetsandornamentation;andexteriorcladdingwith articulation of joints, scoring, overlappingmaterials,orplasterornamentation.

Variations in roof forms and building mass. RooflinesthataresimpleingeometryandsilhouetteagainsttheskyarecommoninNorthPark.

Simple building materialsthataremostlywoodandstuccowithtroweledsmoothfinishes.

A horizontal orientation. Horizontal articulation,multiplesidebysidewindowsets,buildingsidingwithhorizontal lines,windowsets that stretch to formahorizontalorientation.

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4CONSISTENTCHARACTERAREASAhigherlevelofdesignqualityanddetailingwaslargelyconsistentfromthe1910’sthroughthe1950’s.Thoughdesign and style variations occur even in consistentneighborhoods,thesevariationsareperceivedasbeingpart of the samehistoric period and are typically ofthesamescaleanduseof similarmaterialsanddesigndetail.NorthPark’sConsistentCharacterAreascontaintraditional andhistoric architectural styles. Themostconsistentlyobserved styles areCaliforniaBungalows,Craftsmanand itsvariations includingneoclassical rowhomes.Othercommonstyles includeSpanishColonialRevival,MissionRevival,andMinimalTraditional.Whiletraditional andhistoric architectural styles arepresentthroughoutNorthPark,historicresidentialarchitecture,inparticular, is valuedwithin theConsistentCharacterAreas.RefertotheHistoricPreservationElement.Whiletraditionalarchitecturalstylesdisplayagreatdiversityindetailing, theystillutilizedacommonsenseofscaletounifyneighborhoodsblocks.

The vision for the consistent character areas is themaintenance and renovation of defining characterbuildings. New buildingswill need to respect and

enhance thedefiningcharacter thatdominates theseneighborhoods.Caremustbetakentofitnewbuildingsintothefabricoftheexistingneighborhoodstoensurethattheyblendintotheexistingcharacter.Theseareasarea seriesof characterdefiningneighborhoods,eachoneexpressing theirpride andhistory throughentryorgatewaymonument, educational signage and theapplicationof streetscapeand lighting improvementsthatexpressesthehistoryoftheseareas.

New buildingswill not replication of any of thesehistorical styles. The community plan envisions andencouragescontext-sensitivedesignbasedonknowledgeof traditional structuresnearnewbuildings. Theplanencouragesa compatibilityof scaleand incorporationofkeydesignelementsasawayofrelatingtotraditionalarchitecturalstyles.Newbuildingsshouldexplorestylisticinterpretationsof these traditional architectural styleswithoutcopying them.Garagesandgaragedoorscaninfluence the character of a structurebasedon sizealone.Carefulthoughtshouldbegiventobothgarageplacementanddesign tonotallow it todominate thecharacterofthehome.

EgyptianRevivalSpanishColonial SpanishRevivalPrairieStyle

NeoclassicalRowhomesVictorian CaliforniaBungalow Craftsman

ThearchitecturalstylesshownabovearesomeofthedominantstylesinNorthPark.SinglefamilyhomesreflectthesestylesthatreferenceaperiodofNorthPark’sdevelopmenthistory.Newprojectsshouldtakecaretorespecttheexistingcharacterinbothsinglefamilyandmulti-familyareas.

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POLICIESUE1.20 Designbuildingsthatcomplementtheform

andcharacterofdefiningbuildingsonbothsidesofthesameblock.a. Articulatebuildingfacadestoaddvisualinterestandtobreak-upthemassing.

b. Usebuildingmaterialsconsistentcharacterdefiningbuildings.i. Utilize commonmaterials such aswood,stone,stucco,plasterandclearglass,withclaytileroofsorwoodorwoodlikeshingles.

ii. Limit galvanizedmetal, perforatedmetals, brick, precision cut block,splitfaceblock,masonryunits,tintedwindows, steel framed windowsto accent areas since they are notconsideredcommonmaterials.

c. Usethecharacteristicwindowsizingandproportionality.

d. Reducethevisualpresenceofgarages.i. Locategaragesalongtherearpropertylinetoaccessfromthealley.

ii. Locategaragesalong the sideyardsetback at least from the primarybuildingfacadewithadriveway

iii. Articulategaragedoorswithamulti-panel design, colors, or varyingmaterials.

iv. The levelofdetailingandmaterialsusedinthegaragedoorshouldalsorelatetothemainbuilding.

v. Metal,aluminumorvinylgaragedoorsarenotrecommendedunlesstheyarepaintedtomatchothercolorsoftheprimarybuilding.

UE1.21 Preserveandretainthesingle-familychar-actercreatedbysmalllotsalongMissionAvenue.

UE1.22 Activatethestreetscapeandprovidesur-veillanceofthepublicrealmthroughtheplacementofwindows,providingmainentryaccess,porches,sittingareas,etc.alongthestreetfrontingfacadeofthebuilding.

UE1.23 Maintaintheprevailingfrontyardsetbackswithinsingle-familyresidentialneighbor-hoodsthataregreaterthantherequiredsetbackofthezoneinordertomaintainthehistoricaldevelopmentpatternsalongstreetssuchasSpruceStreet,DaleStreet,28thStreet,andPershingDrive.

UE1.24 Delineateparkwayswithinthepublicrealmwithplants,gravel,pavers/bricks,stoneorotherdecorativegroundcoverwhilediscour-agingtheconcretepaving.

UE1.25 Preserveandretaintheexistingsingle-fami-ly,largelotcharacterofthePanoramaDriveNeighborhoodaswellastheexistingpalmtreesinthisarea.

UE1.26 Enhance28thStreetasalinkfromthecommercialareaalongUniversityAvenuetoBalboaParkthroughthemaintenanceofhistoricallyscoredsidewalks,theexistingpalmtreepattern,and/ortheconsiderationofgreenstreet-relatedimprovementsfortreatingandfiltratingstormwater.

Parkingstructuresshouldbedesignedaboveand/orbehindmixed-useandhaveanaethisticappeal.

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4DEVELOPMENTTRANSITIONSInorder to accommodate thedevelopment intensityenvisioned in the communityplan it is essential thatnewdevelopmentbesensitivelydesignedsothattheytransitionfromhigherintensityareastolowerintensityareas. Thisismostessentialwheremaximumbuildingheightsdiffergreatlybetweenadjacentpropertiesoralleysasaresultofzoning.Creatinggradualdevelopmenttransitionscanbedonemostsuccessfullythroughdesignthataddressessetbacksandupper-storystepbacksfortheportionoftheabuildingoveracertainthreshold.RefertoFigure4-3:DesignTransitionsAreasforlocationwheredevelopmenttransitionpoliciesshouldbeapplied.

POLICIESUE1.27 Designbuildingstocreatecompatibletransi-

tionwhentheyarelocatedadjacenttoareasdesignatedatalowerdensity.

UE1.28 Considerthedominantarchitecturalstyleofadjacentbuildingsincludingroofforms,architecturalfeatures,andmaterials.

UE1.29 Considerthemassing,scale,andheightofadjacentbuildingsbyusingarchitecturaldesignfeaturestomaintainasenseofscaleandtransitiontoadjacentbuildingswithlowerheights:a. Dividing the building heights of newbuildings into one and two-storycomponents.

b. Varyingtherooflinesc. Offsettingwallplanes.d. Providingopenings,projections,recessesandotherbuildingdetails.

e. Incorporating upper-story step backsalongsharedpropertylines.

UE1.30 Designthesideandrearelevationsofbuild-ingswithasmuchqualityasthefrontfacadeandincorporatewindowswhilerespectingtheneedforlight,airandprivacyoftheadja-centbuildings.

ExistingStreetFacades&Streetscape

ImprovedStreetFacades&Streetscape

Parkinginthefrontyardoverwhelmsthesidewalkandrequiresexpansivecurb-cuts

Blankfacadeswithno“eyesonthestreet”

Buildinglacksasenseofentry

Missingstreettreesandlandscaping

Limitedstreetandprojectlighting

Removecurb-cutsfrombuildingentrances.Incorporatelandscapingandlightingatentrances.

Plantstreettreesandotherlandscapingtoenhancethebuildingstreetedge

Screentheparking,whereverpossible

Introducepermeablesurfacesandlandscapedparkways

Re-paintthefacadetoaddvisualinterest

Incorporatewindowtreatmentsandachangeinmaterialsto“soften”thefacade

Existingmulti-familyprojectscanberetrofittedtobetteraddressthepublicrealmanddecreasetheimpacttothesidewalkandwalkabilityofaneighborhood.

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Figure4-3:DesignTransitionAreas

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4GATEWAYSANDNODESGatewaysmarksignificantentrypointsintothecommunity.Nodeswithin the community are located atmajorintersectionsandactivityareaswithin thecommunityandcoincidewiththeCoreAreasidentifiedintheplan.Theseareasemphasizemixed-useddevelopment andpedestrianorientation.Nodesinsomeinstancescoincidewithgatewaysinthecommunitywherenewdevelopmentshouldincludevisuallyenhancedfeaturesthatmarkthelocation’sprominenceasagatewayintotheNorthParkcommunity. These featurescanconsistof landscapingandstreettrees;pedestrian-orientedamenitieslikeplazas,seating, lighting,andartwork;andqualityarchitectureanddesignthatincludesvariouselementssuchasrichlydetailed facades,windows, entrances, stairways, andotherfeaturesthatcanbeappreciatedbythepedestrianandimpartasenseofhumanscale.RefertoFigure4-4:GatewaysandNodesforlocations.

POLICIESUE2.15 EnhancethegatewaysintoNorthParkand

nodeswithinthecommunitybyutilizesignage,landscaping,otherpublicimprove-ments,iconicarchitecture,monuments,plazas,andpublicart.

Gateways:• UniversityAvenueatbothInterstate805andParkBoulevard/GeorgiaStreet

• ElCajonBoulevardatbothInterstate805andParkBoulevard

• AdamsAvenue atboth I-805 andParkBoulevard

• MeadeAvenueatI-805• LincolnAvenueandParkBoulevard• HowardAvenueandParkBoulevard• UpasStreetatParkBoulevard• TexasStreetattheAdamsAvenueBridge• UpasStreetand28thStreet• JuniperStreetand30thStreetNodes:• 30thStreetatAdamsAvenue• 30thStreetatElCajonBoulevard• 30thStreetatUniversityAvenue• 30thStreetatUpasStreet• 30thStreetatJuniperStreet• ParkBoulevardandUniversityAvenue• ParkBoulevardandAdamsAvenue• I-805andUniversityAvenue• I-805andElCajonBoulevard• TexasStreetatElCajonBoulevard• UniversityAvenueandTexasStreet

UE2.16 MaintainandenhancetheEgyptianRevivalarchitecturalthemeofthecommercialareaalongParkBoulevardbetweenUniversityAvenueandRobinsonAvenuealsoknownasthe“EgyptianThematicDistrict”whichfeaturesanumberofEgyptianRevivalandArtDecostylebuildingsandservesasajointgatewaycorridorintotheUptownandNorthParkcommunitiesfromBalboaPark

UE2.17 Preserveandencouragethecontinueden-hancementoftheAdamsAvenue“AntiqueRow”andcommercialnode.

Cornerbuildingscanmarkkeynodes.ThecornerofUniversityAve-nueand30thStreethasbuildingsthataddressbothstreets.

Activationofthepublicrealmrequiresspacetosupportactivities

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Figure4-4:GatewaysAndNodes

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4SUSTAINABLEBUILDINGDESIGNSustainablebuildingdesignisanessentialelementtoreduceenergyandresourceconsumption.NorthParkcanbeamodelofsustainabledevelopmentthatdemonstrateshowtobuildresponsiblywithinthelimitsofourresources.SeealsopoliciescontainedintheSustainabilityandConservationElementrelatedtosustainabledevelopmentandnaturalresourceconservation.

UE2.24 Incorporateelementstoreducetheuseofnon-renewableenergysuchasphotovoltaicpanelsandsmalllow-impactwindturbines.

UE2.25 Incorporateofphotovoltaicpanelsonflatroofsthatarediscretelylocatedtolimitanyvisibilityfromthestreetorglaretoadjacentproperties.

UE2.26 Encouragerecycled,rapidlyrenewable,andlocallysourcedmaterialsthatreduceim-pactsrelatedtomaterialsextraction,pro-cessing,andtransportation.

UE2.27 Incorporatesustainablelandscapetreat-mentssuchasartificialturf,drought-toler-ant,andclimate-appropriateplantspecies,plantingmaterials,andlight-coloredpavingmaterials.

UE2.28 Incorporatestormwatercapture,retention,andinfiltrationforlandscapeirrigation,andloweredrunoffbyusingpermeableorpo-rouspavingmaterials.

UE2.29 UtilizeSustainabilityToolslocatedinTable8-2oftheSustainabilityandConservationElementastheyapplytonewdevelopment.

POLICIESUE2.18 Incorporateofbuildingfeaturesthatreduce

waterconsumptionsuchaswaterefficientapplicantsandfixtures.

UE2.19 Incorporateofbuildingfeaturesthatreducewaterconsumptionsuchasnaturalventila-tion,reductioninsolarheatgain,andnaturalday-lighting.

UE2.20 Incorporateoverheadarchitecturalfeaturesthatprovideshade,passivecooling,andreducedaytimeheatgainsuchaseaves,awnings,canopies,trellises,orcornicetreat-mentsatentrancesandwindows.

UE2.21 Incorporateinsetwindowsandincorporatewell-designedtrimsanddetailsthatconsiderheatgainandshading.

UE2.22 Incorporategreenroofs,gardens,andothervegetatedroofsystemstohelpreducethesolarheatgainofbuildingroofs.

UE2.23 Incorporatewhiteorreflectivepaintonrooftopsandlightpavingmaterialstoreflectheatawayfrombuildingsandreducetheneedformechanicalcooling.

Sustainabledesigncanincludematerialselection,equipmentsystems,andpassiveenergysavingtechniquessuchaswidenedparkwaywithnativeplants,largecanopytreesthatcreateshade,andpermeablesurfacesthatallowforwatercaptureandfiltration.

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URBANFORESTRYStreet trees areencouraged throughout all areasofNorthPark. A consistent street treepalettewill enhanceneighborhood identity,unifycorridors, addvisual interest, reduce theheat islandeffect, andprovide shadeandstreettreecoveragewithinthepublicrealm.Consistencyofstreettreesisnotimperativeonallstreets,givenexistingconditionswherethereisalreadyamixturetrees.However,thedesireistoestablishahierarchyofstreetbasedonlevelofuse,size,andfunction.ThesepoliciesareusedinconjunctionwithTable4-2:StreetTreeSelectionGuide.Figure4-5:RecommendedStreetTreesshowsstreetlocationsandFigure4-6:TreePaletteGuideshowstherecommendedstreettreesspecies.AllotherareasshouldutilizeguidancefromtheCityofSanDiegoTreeSelectionmatricesbasedonplantingwidthsandaddtreespeciesthatalreadyexistinginthearea.Consistencyofstreettreesisnotimperativeonallstreets,givenexistingconditionswherethereisalreadyamixturetrees.However,thedesireistoestablishahierarchyofstreetbasedonlevelofuse,size,andfunction.

POLICIESUE2.30 Retainmatureandhealthstreettreeswhen

feasible.UE2.31 Utilizestreettreestoestablishalinkage

betweenblocks.UE2.32 Utilizelargecanopystreettreeswhereap-

propriate.UE2.33 Spacetreesconsistentlyatanintervalequal

toproviderhythmandcontinuity.UE2.34 Planttreesinareaswheresufficientroot

growthanddrainagecanbeaccommodat-ed.

UE2.35 Utilizestructuralsoilsovercompactedsoils,openplanterswithshrubsandgroundcoverovertreegrates,anddeeptreewellpitswithcornersubsurfacedrainageoptionsoverlowpermeablesoiltypestypicalofNorthPark.

UE2.36 Utilizetreerootbarriersalongwalkwaysinordertominimizesidewalkupheaval.

UE2.37 Createanetworkofgreenstreetsthatpro-videsurbangreeningfeaturesthatenhancethepedestrianandbicycleenvironment,stormwatermanagementfeatures,andopportunitiesforadditionalstreettrees.

Streettreescreateaphysicalbarrierbetweenpedestrianareasandvehicularareas.

Treescancreateshadeandenergysavingsforhomesandapleasantwalkingenvironment.

URBAN DESIGN

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4Key Street Segment PrimaryTree SecondaryTreeA UniversityAvenue ParkBoulevardtoRayStreet BradfordPear QueenPalm*B UniversityAvenue RayStreettoBoundaryStreet ChineseFlame CarrotWoodC 30thStreet MeadeAvenuetoRedwoodStreet ChineseFlame QueenPalm*D 30thStreet RedwoodStreettoJuniperStreet SycamoreorLondonPlane MarinaMadroneE ElCajonBoulevard All Eucalyptus JacarandaF ParkBoulevard MeadeAvenuetoRobinsonAvenue

SweetGum QueenPalm*G ParkBoulevard RobinsonAvenuetoUpasStreet SycamoreorLondonPlane CaliforniaBayLaurelH AdamsAvenue All SweetGumorCassia QueenPalm*I DwightStreet All CarrotWood QueenPalm*J IllinoisStreet All St.Mary’sMagnolia QueenPalm*K MississippiStreet AdamsAvenuetoDwightStreet PurpleLeafPlum QueenPalm*L MississippiStreet DwightStreettoUpasStreet SycamoreorLondonPlane WesternRedbudM NorthParkWay All ChineseElm ChineseFlameN IdahoStreet AdamsAvenuetoUniversityAvenue AustralianWillow QueenPalm*O OregonStreet AdamsAvenuetoUniversityAvenue TipuTree QueenPalm*P UpasStreet ParkBoulevardto31stStreet BrisbaneBox QueenPalm*Q BoundaryStreet RedwoodStreettoUniversityAvenue

MarinaMadrone WesternRedbudR BoundaryStreet UniversityAvenuetoAdamsAvenue CatalinaIronwood HollyOakS RedwoodStreet PershingDrivetoBoundaryStreet CoastLiveOak WesternRedbud

T RobinsonAvenue ParkBoulevardtoAlabamaStreet SycamoreorLondonPlane WesternRedbud

U LandisStreet AlabamaStreettoNileStreet SycamoreorLondonPlane WesternRedbud

V MissionAvenue All TorreyPine SycamoreW MadisonAvenue MissionAvenuetoOhioStreet TorreyPine SycamoreX PershingAvenue All TorreyPine Toyon*-Note:Existingpalmtreesarethedominantspeciesinthesestreetsandshouldnotberemoved.Infillplantingsandsecondaryplantingsshouldnotbepalmtrees,butothercanopytreesasindicated.

Table4-2:StreetTreeSelectionGuide

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Lyonothamnusfloribundus(CatalinaIronwood)

Magnoliagrandiflora(St.MarysMagnolia)

Pinustorreyana(TorreyPine)

Platanusacerifolia“Bloodgood”(LondonPlane)

Tipuanatipu(Tipu)

Ulmusparvifolia(ChineseElm)

Umbellulariacalifornica(CaliforniaBayLaurel)

Quercusilex(HollyOak)

Quercusagrifolia(Coastliveoak)

Pyruscalleryana(BradfordPear)

Prunuscerasifera(PurpleLeafPlum)

Plantanusracemosa(CaliforniaSycamore)

Figure4-5:StreetTreePalette

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4URBAN DESIGN

Arbutusmarina(MarinaMadrone)

Cassialeptophylla(GoldMedallionTree)

Cercisoccidentalis(WesternRedbud)

Cupaniopsisanacardioides(Carrotwood)

Eucalyptusleucoxylon(WhiteIronbark)

Geijeraparvifolia(AustralianWillow)

Heteromelesarbutifolia(Toyon)

Jacarandamimosifolia(Jacaranda)

Koelreutariabipinnata(ChineseFlameTree)

Koelreutariapaniculata(GoldenRain)

Lophostemonconfertus(BrisbaneBox)

Liquidambarstyraciflua(Sweetgum)

Figure4-6:StreetTreePalette

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Figure4-6:RecommendedStreetTrees

URBAN DESIGN

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4CANYONSANDOPENSPACEPRESERVATIONCanyonsprovidingopenspacefeaturesthatshapethecommunityidentityandbuiltform.Openspaceareasprovidevisualreliefwithintheurbanizedenvironment.Buildingdesignwillresponsivetothecommunity’suniquecanyonenvironmentandsteepslopes.

POLICIESUE2.1 Maintainthescaleandcharacterofthe

canyonandhillsideneighborhoodsandlandformsbydesigningnewbuildingstominimizebulkandbelow-scale.

UE2.2 Maintainviewsfrompublicvantagepointsandstreetsaswellaspublicaccesstocan-yonareas.

UE2.3 Designbuildingsalongthecanyonedgetoconformtothehillsidetopography.

a. Provideasetbackfromtopofslope.b. Incorporatelandscapescreening.c. Designroofpitchestomimictheslope.d. Provideasteppedfoundationdowntheslope,ratherthancantileveringoverthecanyon to accommodate a reasonablebuildingsizeforlotswithlimitedflatarea.

e. A l ign veh ic le access and o the rimprovements to conform to existingslopesandminimizegrading.

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Consistentlightingdesigncanincorporatebannersandway-findingdesignedthroughthepublicartprocess.

Widenedwalkways&streetfurnishingsareanopportunitytoincorpo-rateathemeforabusinessdistrictorretailarea.

PUBLICARTANDCULTURALAMENITIESPromotingpublicartandcelebratingartisticculturearewidelyacknowledgedfacetsofNorthPark’scommunityidentity.Withinthecommunity’scommercialenvironment,theemphasisonartandculturecanbeseeninmurals,artinstallations,ingalleries,publicevents,andasaresultofthegrowthinthelocalcraftfoodandbeverageestablishments.TheinfusionofartandculturewithintheurbanenvironmenthascreatedexcitingandinterestingplacesinthecommunityandhascontributedtoNorthPark’sattractionasadestination.SeealsopolicieslocatedintheArtsandCultureElement.

POLICIESUE2.4 Provideandincorporateplaces,spaces,care-

fullyplanneddetails,andgenuinebuildingmaterialstocraftvaluableandinterestingexperiencesforpeoplewalkingthroughnewdevelopments,publicstreets,andcivicspaces.

UE2.5 Designpublicartinstallationsasworksonpermanentand/ortemporarydisplaywithextensivecommunicationaboutarttothoseexperiencingtheinstallation.

UE2.6 CultivateNorthPark’scraftfoodandbever-agecultural.

UE2.7 Encouragenewdevelopmenttocontributepublicarttoserveasaninterfacebetweenart,buildings,parkingstructures,spaces,people,andculturesuchastheincorpora-tionofmonuments,sculptures,fountains,buildingdetailsandartfuldecorationstocommunicatebeauty,monumentality,re-membrance,andcelebration.

UE2.8 ProvidefornewartopportunitiesonRayStreetbyprovidingspacesfortemporaryandpermanentpublicartasapartofallnewdevelopmentsalongthecommercialpor-tionsofthestreet.

Documents

4.1 PUBLIC REALM 4.2 URBAN DESIGN CHARACTER AREAS€¦ · NORTH PAR COUNIT PAN UPDATE . PUBIC REVIE DRAT June 2015 Introduction. Urbanesign D addresses the defining features and relationships