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The development form and design guidelines for buildings in the Uptown community, focusing on urban design transitions, height and massing, and building types. It emphasizes the use of high-quality materials, appropriate lighting, and architectural elements to create engaging and visually interesting buildings that complement the community's character. The document also includes recommendations for corner buildings, setbacks, and height transitions.
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52 Uptown Community Plan Update^ PUBLIC REVIEW DRAFT^ August 1, 2014
The blocks in the community’s commercial and mixed use areas were historically platted with 50’ wide lot increments. This historic lot pattern gives the development on these blocks a fine-grained pattern with its own rhythm and inherent variety. It is important that variety in the street wall be maintained and enhanced to avoid long, monotonous façades. This is of particular importance where blocks are longest such as the eastern portion of Hillcrest and within University Heights. Articulation of building facades is also key to creating visual interest and maintaining the pedestrian scale to achieve enduring architectural design.
4.4.4.1 Vary and articulate building massing and façades to contribute to a fine-grained, pedestrian scale environment at the street level. 4.4.4.2 Avoid uninterrupted blank walls along all building facades. The unbroken length of a façade generally should be no greater than 25’. 4.4.4.3 Reinforce the fine-grained pattern established by the underlying historic lot pattern by articulating building facades at a minimum of Development Form Development form refers to buildings and improvements associated with the ‘private realm’ though also applies to the ‘public realm’ when buildings are considered. Generally, the guidelines for Development Form are based on the following objectives that were based on community input:
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The ground level use and design of buildings plays a significant role in the vitality of the public realm because of its interrelation with the pedestrian experience. In commercial and mixed use areas, it is important that commercial, residential, and community uses actively engage the public streetscape in order to promote vibrant commercial corridors. The following guidelines apply to ground-level uses throughout the community with a focus on commercial and mixed use areas.
4.4.5.1 Ensure that ground-floor uses are active and pedestrian-oriented within commercial and mixed-use areas. Uses that have low propensity for walk-in traffic should be discouraged from locating in street-front locations. 4.4.5.2 Require floor-to-floor heights of between 16’ and 18’ as an optimal height for commercial ground floors in mixed-use buildings. 4.4.5.3 Design ground-floor elevations for commercial uses to be level with the elevation of the adjacent public sidewalk, and not more than 2’ above the sidewalk grade. 4.4.5.4 Avoid blank walls greater than 12 feet in length. If unavoidable, they should be landscaped or decorated in a manner that makes them visually interesting. 4.4.5.5 Avoid placing residential uses other than residential entries on the ground floor in commercial and mixed-use areas. 4.4.5.6 Where ground floor residential uses are permitted or desired, promote active residential street frontages by designing ground-floor units to provide living space that fronts the street and/ortakes direct access from the street every 50’ (25’ preferred). Façade articulation may include notched setbacks, projecting bays, balconies, etc. 4.4.4.4 Articulate the ground level façade by at least 2 to 4 feet to read as substantial change in the façade (i.e., provide a significant shadow line). In areas where a project is required to be built to the build-to line, use street wall variation elements such as recessed storefront entrances, sidewalk cafes, and pedestrian passages to create visual interest. Articulation elements at the second or third floor include notched setbacks, projecting bays, balconies, etc. 4.4.4.5 Employ the use of vertical volumes (e.g., towers, gables, etc.) and changes in height to break up long facades, provide focal features, and identify key locations (e.g., building entrances, entry to a paseo, street corners, etc.). 4.4.4.6 Avoid repeating the same wall surface design horizontally by more than a third of a lot face. 4.4.4.7 Combine changes in depth or horizontal plane with a change in material and character. Changes in façade material or color should be associated with a change in plane or separated by a pilaster. Ground-floor uses should be active, on sidewalk level, and punctuated with design elements in scale with the pedestrian realm. GROUND LEVEL USES
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4.4.7.1 Use high-quality, durable materials in all projects. Quarry stone, terra cotta, traditional decorative tile and masonry, brick and solid wood are examples of quality materials. In taller buildings, use high quality materials at the street level to a minimum height of twenty (20) feet where they are more visible to the public. 4.4.7.2 Design new developments to respond in a compatible manner to the existing color, texture and materials used on surrounding notable buildings. 4.4.7.3 Design buildings with materials and colors that relate to masses and volumes. Changes in material or color should be designed with a change in the wall plane. Materials should wrap corners and continue at least 18 inches before another change in material. Compatible materials should be used on all four sides of the structure. 4.4.7.4 Building materials and colors should be used to unify and provide visual interest to building exteriors. However, the number of materials and colors should be limited to promote a visual simplicity and harmony. 4.4.7.5 The adherence to color trends over neighborhood or architectural context is discouraged. Colors should be selected to correlate with traditional building styles as well as neighborhood aesthetics. 4.4.7.6 Residential projects should avoid the excessive use of metal, concrete, and concrete block as wall surfaces.
The craftsmanship and design detail that is embodied in the the community’s historic and traditional buildings is highly valued. While newer construction techniques and design processes do not strive to replicate the hand-crafted quality of the past, the use of high quality materials is a design decision that is possible for new construction. The use of high quality materials is essential for creating buildings that convey the sense of quality and permanence desired for the community. This includes the materials that are featured in the area’s historic buildings such as plastered stucco, solid wood, tile, brick and decorative masonry. Accent materials used in entryways, windows, and cornices must also be of the highest quality to ensure durability and character. Materials should be selected that complement and respond to San Diego’s climate and maximize views and natural light and ventilation. Materials may be distinct between ground-floor and upper story facades. High-quality materials should be used adjacent to pedestrian right-of-way. BUILDING MATERIALS
56 Uptown Community Plan Update^ PUBLIC REVIEW DRAFT^ August 1, 2014
generally low levels of exterior illumination. Thus, the manner in which it is illuminated is critical to maintaining community character, user comfort, and successful businesses. In general, the following policies apply to building lighting, which is distinct from the lighting of the public realm.
4.4.8.1 Employ lighting to add drama and character to buildings and landscape, ensure public safety, and enhance nighttime activities. 4.4.8.2 Balance levels of illumination to be responsive to the type and level of anticipated activity without under- or over-illuminating. Generally, higher illumination is desired on buildings and areas with higher levels of nighttime use. 4.4.8.3 Select fixtures that complement building architecture, and integrate lighting into the whole of the building and project design. 4.4.8.4 Focus illumination on the front entryway, recessed entryways, walkways, and garage areas of residential buildings. Building addresses should be illuminated and clearly visible from the street at night. 4.4.8.5 Illuminate buildings and landscaping indirectly by concealing light features within buildings and landscaping to highlight attractive features. Direct lighting to avoid light spillage onto neighboring properties. Building-mounted lighting should be angled downwards or include cut-off shields. Unnecessary glare should be avoided. 4.4.8.6 In pedestrian-oriented areas, energy efficient lighting sources with warm white color and good color rendition are recommended. 4.4.8.7 Ensure that electric sources are concealed and not in conflict with architectural detailing. 4.4.7.7 Sustainable, local and rapidly-renewable materials should be incorporated to the extent feasible and if compatible with overall design strategy.
The primary purpose of illuminating buildings is to provide for security and pedestrian safety. Lighting is also used to enhance details of the front facade, and to illuminate plant materials and pathways in the landscaping. Known for their distinctive commercial areas and nightlife, various parts of Uptown employ lighting to promote commercial and entertainment activity. In residential buildings, lighting is focused primarily on key entries and access paths with Lighting should enhance building features and materials, while minimizing light trespass and providing appropriate levels of illumination. Lighting of buildings should be intergrated into the building design and employ fixtures that reflect overall design approach. LIGHTING
58 Uptown Community Plan Update^ PUBLIC REVIEW DRAFT^ August 1, 2014
Buildings located on corners are especially positioned to activate the public realm add visual interest to the pedestrian environment. Corner buildings draw activity from four directions and are ideally situated for active ground-floor uses and commercial spaces with greater, more functional depths. They also offer the opportunity to define street character with bold architecture, vertical height elements or place-making features. Designs for buildings situated on corners may include design enhancements on the ground floor, such as enhanced building entrances and ornament, as well as design treatments for upper story volumes, such as variations in material and color, and lighting treatments, as well as distinctive canopies.
4.4.10.1 For buildings on corner lots, locate entrances at the corner to anchor the intersection and create a seamless transition that captures pedestrian activity from both street frontages. 4.4.10.2 Accentuate the corner’s unique location with architectural features that actively engage the public realm and create a visual presence at the corner, such as:
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4.4.11.3 Utilize clear, non-reflective glass rather than opaque, translucent or reflective glass, which does not count towards the transparency ratio. 4.4.11.4 Design front doors of retail or other pedestrian- oriented ground-floor uses with windows that permit views into the establishment.
Projections refer to architectural elements, such as cornices, balconies, window bays, and sun shades that may extend into the setback zone. Typically these are placed at a height or distance from the street frontage that they do not impact pedestrian movement, however, they must be designed carefully to ensure that their scale and location is appropriate. The following guidelines apply to individual types of projections. Signage – which may also be a projection – is covered under the Signage policy and recommendations.
4.4.12.1 Canopies and Awnings: Include canopies and awnings in buildings to protect pedestrians from summer heat and winter rain, and to contribute variety to storefronts and building entries. Generally canopies and awnings:
Transparency refers to the amount of glazing (i.e., windows) on a building façade. Transparency at the street level plays a significant role in supporting an active pedestrian environment by creating a direct connection between public and private realms and engaging the interest of passersby. Storefront windows activate and add visual interest to the pedestrian environment by displaying products and revealing activity within shops and restaurants. They also contribute to public safety by placing “eyes on the street.” Including appropriate building transparency is especially important where commercial and mixed-use areas are prevalent such as in Neighborhood Centers and Nodes. This ensures that commercial and mixed-use areas are vibrant, well-lit, and there is a clear connection between the activity of the pedestrian realm and commercial establishments.
4.4.11.1 Incorporate generous windows and street- oriented glazing that provide a high degree of transparency on street-level facades in commercial and mixed use areas. 4.4.11.2 Ensure that the street level façade is 60-75% transparent where retail or other community or active uses occur. Transparency enhances the blending of building interiors and exteriors. BUILDING TRANSPARENCY
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The silhouette created by building roof lines is an important component of community character whether it is a two-story commercial building viewed from the street frontage or a high-rise mixed use building viewed from afar. Rooftops need to accommodate servicing and life-safety requirements and mechanical areas need to be appropriately screened while still retaining a form that will be a distinctive and memorable contribution to the community’s skyline.
4.4.13.1 Design rooflines to be sculpted and expressive in a manner that complements the composition of the building. 4.4.13.2 In buildings with flat roofs, use strong, attractively detailed cornices or parapets to define the roofline. 4.4.13.3 Screen and architecturally integrate all mechanical penthouses and stair towers into the form of the building. Use materials to clad mechanical equipment and penthouses that complement the rest of the building. 4.4.13.4 Locate rooftop equipment so that it is not visible from streets or other public spaces. Mechanical penthouses or screens should be setback at least 5 feet from the building façade. 4.4.13.5 Consider potential views from surrounding taller buildings in rooftop design. Green roofs and roof gardens or patios can be used to enhance rooftop appearance from surrounding buildings.
62 Uptown Community Plan Update^ PUBLIC REVIEW DRAFT^ August 1, 2014
Open Space and landscaping plays a significant role in how people experience the urban environment, providing an interface between the public and private realms that unites them into a seamless whole. Landscaping provides a natural element to the urban form, softens and frames views and can also screen unattractive elements. Historically, Southern California developed with relatively generous spaces for gardens and landscaping in a large urban context. As the scale of development in the Uptown community increases, these spaces need to be re-fashioned for a more urban context rather than become vestiges or eliminated altogether. Maintaining setbacks to include room for landscape designs that are attentive to detail with thoughtful placement and layering of plant material is therefore important. This includes plantings along building street frontages and required yard areas as well as in interior courtyards, plazas and paseos. While landscaping plays a significant role in residential and residentially-oriented mixed-use areas, it is also important in commercial areas where creating comfortable and attractive places for people is critical to successful retailing. Landscape and open space plays an important role in a number of residential and commercial building typologies that are typical to the areas temperate climate, including courtyard housing where units are oriented around a central open space and retail development organized around plazas and paseos. The inclusion of landscaping on both building frontages and within courtyards is important for achieving the aesthetic quality that is desired for future developments.
4.4.14.1 Strongly encourage residential development or development with a residential component to provide on-site outdoor open space as an amenity for residents. The open space should be designed as a central-organizing principle of the development not as an afterthought and function primarily as a gathering space. Features such as pools and sport courts (and indoor gyms) are encouraged for larger developments to provide a recreation component. 4.4.14.2 Maintain required setbacks for installation of landscaping to achieve needed landscape design functions such as soften development forms, buffer unwanted uses and provide privacy. 4.4.14.3 Use landscaping to activate building facades, soften building contours, highlight important architectural features, screen less attractive elements, provide shade, and add color, texture, and visual interest. 4.4.14.4 Select high quality landscape materials suitable for the San Diego coastal climate. 4.4.14.5 Integrate semi-public outdoor spaces such as on-site plazas, patios, courtyards, paseos, terraces and gardens to address the public realm and support pedestrian activity and community interaction. These are strongly encouraged in larger projects. 4.4.14.6 Delineate plazas and courtyards through building and landscape design. Ensure that plazas and courtyards are comfortably scaled, landscaped for shade and ornament, furnished with areas for sitting, and lighted for evening use. Courtyards should be surrounded by active facades or landscape treatments. 4.4.14.7 Provide a variety of seating options, such as benches, seat walls, and broad steps. Private patios may be located in courtyards if they are defined by a low wall or hedge. 4.4.14.8 Whenever feasible, design landscape and private open space areas to serve a sustainable infrastructure function by collecting and treating stormwater flow, allowing for infiltration and being used for irrigation. ONSITE OPEN SPACE & PUBLIC SPACE
64 Uptown Community Plan Update^ PUBLIC REVIEW DRAFT^ August 1, 2014
Public art helps to activate the public realm by adding visual interest to the public streetscape and enriching the pedestrian experience. Adding elements that visually and intellectually engage the community can be an effective means of encouraging pedestrian activity and fostering community identity. However, given the competition for space in the pedestrian realm, it is important that public art be seen as more than just statues or sculpture that occupy space. Instead, public art should be seen as something that is integral to the design of the many elements that occupy the public streetscape--making them more interesting, but not necessarily requiring more space.
4.4.16.1 Encourage all capital improvement and development projects to integrate public art into the design of public streetscape elements (e.g. paving, street furniture, transit shelters, lighting, etc.) 4.4.16.2 Locate public art in areas where it can be viewed and enjoyed by a large number of people, including sidewalks, intersections, plazas, and medians. 4.4.16.3 Use public art to enhance community understanding of the community’s history and culture. 4.4.16.4 Determine the design and placement of public art so that it will be coordinated with and enhance other streetscape elements. Three- dimensional installations that occur within the public right-of-way should not obstruct pedestrian circulation, and should be considered in the same manner as other street furnishings. Public art should be incorporated into elements of the public realm that are well-used and viewed by the community. 4.4.15.4 Provide ample seating and areas for social interaction within public spaces. 4.4.15.5 Landscape areas within public open space with climate-appropriate plant materials and reflect the native or historically significant plants of San Diego. 4.4.15.6 Explore creative ways to create small public spaces such as the re-purposing of underutilized utility easements, extra-wide street rights-of-way, and undevelopable remnant parcels to create usable open space. Such measures may include:
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4.4.16.5 Use public art to mark key gateways and intersections, e.g., the Hillcrest Core, Park Boulevard. 4.4.16.6 Include interactive art that will encourage community participation or provides sensory stimulation through touch, movement, or sound. Locate such installations so as not to obstruct pedestrian movement or create a nuisance. 4.4.16.7 Engage local San Diego artists in the creation of public art installations.
As new development is added within the established neighborhoods of Uptown, it is important that it does not detract from overriding architectural character of the neighborhood. New development that is compatible with existing context will contribute to the sense of place and enhance neighborhood character. A consistent interface with the public realm is key to establishing the proper context within a block or area. Compatibility is evaluated based upon a building’s relationship to the scale, form and architecture of adjacent properties and an appropriate scale for the block. New development that is compatible with existing homes will contribute to the sense of place and enhance neighborhood character. 285’ 200’ 600’ 300’ 50 ’x 135’ Parcels 50 ’x 100’ Parcels 1/2 Block = 600’ x 135’ Parcel 1/2 Block = 300’ x 100’ Parcel Typical Uptown Blocks Although there are many different block configurations in Uptown, two block configurations established in the area's early history predominate. A long, narrow block with mid-block alley predominates in Hillcrest and University Heights. A shorter block without an alley predominates in Park West. CONTEXTUAL DESIGN
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brackets, rafters, and decorative trim, to enhance visual compatibility. 4.4.17.6 Design roofs of infill and additions with appropriate pitch, overhang depth, and gable orientation to be similar to those of existing homes on the block and/or the existing structure. 4.4.17.7 Design porch and entry elements of infill and additions with a scale and style consistent with the scale and style of the residence, respecting the scale and style of similar elements on the other residences on the block.
Much of the community’s vibrant pedestrian-oriented environment is a product of development in the late nineteenth and early twentieth century’s, prior to the prominence of the automobile, when buildings were designed at a more pedestrian scale and sited to address the public realm, creating a well-defined street edge. In later generations, in response to changes in transportation choices, retail formats, and construction technologies, this consistent edge was eroded by parking lots, driveways, and buildings set far back from the street. The intent of the urban design guidelines is to reinforce the pedestrian scale and orientation that typifies the community’s historic grain and ‘fill-in’ the missing pieces of the street edge.
4.4.18.1 Orient buildings towards public (and private) streets to positively define street edges. Align with primary street frontages and public spaces to frame the pedestrian environment. 4.4.18.2 Place the main building entrance on the primary street frontage.
4.4.17.1 Design infill to complement the architectural styles of the block. If there is a mixture of styles on a block, then the design of new housing should still be responsive to the shared characteristics of existing housing (e.g., setbacks, heights, massing, etc.). 4.4.17.2 Explore new stylistic interpretations of traditional architectural vocabulary in new development without copying them. 4.4.17.3 Incorporate architectural features and detailing proportional to the scale of surrounding development on the block. Give equal design treatment and architectural consideration to all elevations. 4.4.17.4 Design new expansions and additions using architectural details that are consistent with those of the existing structure. Ensure that all elements (i.e. additions) in a structure are consistent with that structure’s overall design or style. 4.4.17.5 Use stylistically cohesive, character-defining features, such as porches, columns, balustrades, Historic buildings in Uptown have a strong orientation to the street. STREET ORIENTATION
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4.4.18.3 Orient primary building entrances onto street frontages rather than parking lots. 4.4.18.4 For building facades that face streets or are adjacent to sidewalks or pedestrian pathways (e.g., paseos), incorporate features such as windows, doors and other architectural elements that activate the facades and provide visual interest. 4.4.18.5 Maintain quality architectural articulation and finishes around all visible sides of the buildings, not just the building fronts.
The distance buildings are setback from the street helps to define the character of the public realm. In order to create a coherent character, it is important to establish a consistent alignment of building frontages without significant gaps within each block or series of blocks. Building setbacks and build-to lines are the tools used to establish a consistent street wall. In residential areas, a greater setback is appropriate, where a landscaped zone between the building and the back edge of the sidewalk provides a buffer. Commercial buildings and storefronts should be closer to the street to define and engage the pedestrian environment. Current setbacks are shown in Figure 4.12: Setbacks.
4.4.19.1 Design buildings in commercial and mixed use areas to either an agreed upon minimum setback line or to the prevailing setback along the street in order to create a consistent and well-defined street frontage. 4.4.19.2 Avoid placing surface parking between the building frontage and the public street right-of- way in all circumstances. Zero-foot setback. 6-10 foot setback with outdoor seating. Forecourt within zero-foot setback zone. Design of the Setback Examples Examples of Building Setbacks Diagrams illustrating the placement of a building in relation to the Build-to Line. Street Wall/ Prevailing Sebtack line Project Site New Building New New Building Building Forecourt Unacceptable Front Setback (^) X Street Wall/ Prevailing Sebtack line 10-15 foot setback with seating within setback zone. SETBACKS
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Upper-Story Stepbacks from Street Upper-Story Stepbacks from Street SETBACKS
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4.4.19.3 Establish minimum setbacks that contribute to a wider pedestrian zone in the community’s commercial areas to support an active and well-furnished pedestrian environment. For example, on commercial streets that currently have 8-foot wide sidewalks, a minimum 4-foot front yard setback could be established to achieve a more desirable 12-foot wide sidewalk. 4.4.19.4 Include public or semi-public spaces such as plazas, courtyards, forecourts, and sidewalk cafes, adjacent to the public right-of-way. 4.4.19.5 Design buildings such that at least 80% of the building frontage is set up to the minimum setback line in commercial areas. In mixed use areas that are not primarily retail districts, at least 65% of the building must be set up to the minimum setback line. 4.4.19.6 Allow minor variations in the building frontage to create more interesting facades, which will be credited toward the minimum setback percentage requirement. Minor variations include recessed building entries, vertical recesses up to three feet deep and four feet wide, and building setbacks up to 2 feet from the minimum setback line. 4.4.19.7 In mixed-use areas that are not primarily retail districts (e.g., Fourth Avenue in Bankers Hill/ Park West), place buildings within 3 feet of the minimum setback in order to allow for landscaping along the building frontage. 4.4.19.8 Residential front and street sideyard setbacks should be the greater of either the zone requirement or a 6 foot minimum. The minimum setback allows for a landscaped area to buffer residential uses from the street.
The community contains an eclectic variety of buildings in its commercial and mixed-use areas, ranging in scale, style, use, and material, among other attributes. These areas have been identified as Neighborhood Centers and Nodes, per the Urban Form Analysis. Although design guidelines must be applied to regulate scale and type, other broadly-based principles of good design can be applied to allow for variety to flourish within these areas. The following guidelines apply new development in Neighborhood Centers and Nodes:
4.4.20.1 Building scale and massing shall be sensitive to and not overwhelm the scale of surrounding development. 4.4.20.2 Employ a combination of building setbacks, upper-story stepbacks, and articulated sub- volumes to sensitively transition to adjacent lower height. 4.4.20.3 Factors such as the quality and likely longevity of adjacent buildings as well as permitted zone heights may be considered when determining sensitive height transitions in areas identified for higher intensity development. HEIGHT & MASSING Upper-Story Stepbacks from Adjacent Rear Properties