Attachment 1 6

001487 ATTACHMENT 1 6

Resolution No. 2008-0002 ALUC Page 3 of 4 ·

(3) The MCAS Miramar ALUCP requires that all structures greater than two hundred feet above ground level be submitted to the FAA for an obstruction evaluation. Preliminary evaluations of twenty conceptual vantage, points of the project by the FAA yielded corresponding determinations of no hazard. However, no actual building plans have been provided of the project; therefore, in order to determine if structures comply with the height limitations of the MCAS Miramar ALUCP. any future structures must be submitted to the ALUC for review.

(4) The proposed project is located outside the APZs for MCAS Miramar.

(5) The MCAS Miramar ALUCP states that the final determination of compatibility of projects is with the US Marine Corps. Therefore, the proposed project should be submitted to MCAS Miramar for a determination of compatibility.

(6) Therefore, if the proposed project contains the above-required conditions, the proposed project would be consistent with the adopted MCAS Miramar ALUCP.

BE IT FUTHER RESOLVED, that this Board action is not a "project" as ^ defined by the California Environmental Quality Act (CEQA), Pub. Res. Code Section 21065; and is not a "development" as defined by the California Coastal Act, Pub. Res. Code Section 30106. ATTACHMENT 16 001488

Resolution No. 2008-0002 ALUC Page 4 of 4 PASSED, ADOPTED AND APPROVED by the Board of the San Diego County Regional Airport Authority at a regular meeting this 3rd day of January, 2008, by the following vote:

AYES: Board Members: Bersin, Boland, Desmond, Finnila, Panknin, Watkins, Young, Zettel

NOES: Board Members: None

ABSENT: Board Members: Miller

ATTEST: \**uLL~*4Q> TONY R\ RUSSELL DIRECTOR, CORPORATE SERVICES/ AUTHORITY CLERK

APPROVED AS TO FORM:

BRETON K. LOBNER GENERAL COUNSEL ATTACHMENT 1 7 001489

City of San Diego Development Services 1222 First Ave., MS-302 Ownership Disclosure San Diego, CA 92101 (619)446-5000 Statement

Approval Type: Check appropriate box (or type of approval (s) requested: f Neighborhood Use Permit f- Coastal Development Permit ' Neighborhood Development Permit P* Site Development Permit ^ Planned Development Permit f Conditional Use Permit f" Variance f" Tentative Map ix Vesting Tentative Map f" Map Waiver (x Land Use Plan Amendment · f Other Project Title Project No. For City Use Ortiy UTC Rcvitalization Project Project Address:

4545 La Jolla Village Drive, San Diego, CA 92122-1212

Part I - To be completed when property is held by Individual(s)

By signing the Ownership Disclosure Stalamenl, Ihe ownerfsl acknowledge that an application for a permit, map or other mailer as identified above, will be filed wilh the City of San Dieao on the subject property, with the intent to record pn encumbrance against the property. Please list below the owner(s) and tenant(s) (if applicable) ot the above referenced property. The list must Include the names and addresses of all persons who have an interest in the property, recorded or otherwise, and state the type ot property interest (e.g., tenants who will benefit from the permit, all individuals who own the property). A signature is raquired of at least one of the property owners, Attach additional pages if needed. A signature from the Assistant Executive Director of the San Diego Redevelopment Agency shall be required for all project parcels for which a Disposition and Development Agreement (DDA) has been approved / executed by the City Council. Note: The applicant is responsible (or notifying the Project Manager of any changes in ownership during the lime the application is being processed or considered. Changes in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership information could result in a delay in the hearing process.

Additional pages attached [ Yes j - No

Name ot Individual (type or print): Name ol Individual (type o print)

f Owner I Tenant/Lessee ) Redevelopment Agency f~~ Owner [. Tenant/Lessee \~ Redevelopment Agency

Street Address: Street Address:

Cily/State/Zip: City/State/Zip:

Phone No: Fax No: Phone No: Fax No:

signature: Date: Signature : Date:

Name of Individual (type or print): Name of Individual (type or print):

f- Owner | Tenant/Lessee \~ Redevelopment Agency f~ Owner \~ Tenant/Lessee \~ Redevelopment Agency

Street Address: Street Address:

Cily/State/Zip: City/State/Zip:

Phone No: Fax No: Phone No; Fax No:

Signature : Dale: Signature : Date:

Printed on recycled paper. Visit our web site at www.sandiego.90v/dBvelopp1ent-SBrvices Upon request, this information is available in alternative formats for persons wilh disabilities. "~ DS-31B(5-05) 001490 ATTACHMENT 1 7

Project Tttla: Project No. (For City Use Only)

Part II - To be completed when property Is held by a corporation or partnership Legal Status (please check):

I Corporation |X Limited Liability -or- General) What State? PE Corporate Identificalion No. I - Partnership

By signing the Ownership Disclosure Statement, the ownerfs) acknowledge that an application for a permit, map or olher matter, as identified above, will be filed wilh the City of San Dieao on the subjegt property with the intent to record an encumbrance against - Ihe property.. Please list below the names, titles and addresses of all persons who have an interest in the property, recorded or otherwise, and slate the type of property interest (e.g., tenants who will benefit from the permit, all corporate officers, and all partners in a partnership who own the property). A signature is required of at legst ope of the corporate officers or partners who own Ihe Drooertv. Attach additional pages if needed. Note: The applicant is responsible for notifying the Project Manager of any changes in . ownership during the time the application is being processed or considered. Changes in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership information could result in a delay in the hearing process. Additional pages attached fx Yes | No

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print): UTC Venture LLC, a Delaware limited liability company [X Owner \~ Tenant/Lessee | Owner j Tenant/Lessee

Street Address: Street Address:

Cily/Stale/ZIp: ^ City/Slale/Zip:

Phone No:tf^ Fax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): / ' 0 Title (type or print):

Signature: Signature: Date; ^ ^ */// /J tOOf

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print);

I Owner i Tenant/Lessee | Owner ( Tenant/Lessee Street Address: Street Address:

Ctty/StaleyZip: City/Slale/Zip:

Phone No: Fax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): Title (type or print):

Signature: Date: Signature: Date:

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

| Owner J - Tenant/Lessee | Owner j Tenant/Lessee Street Address: Street Address:

City/State/Zip: Cily/State/Zip;

Phone No: Fax No: Phone No: Fax No:

Name of Corporate Uilicer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Tflle (type or print): Title (type or print):

Signature : Date: Signature: Date: 001491 ATTACHMENT 1 7

Ownership Disclosure Statement - UTC Rcvitalization Project

UTC VENTURE LLC, a Delaware limited liability company ,

By: University Towne Centre LLC, a Delaware limited liability company, its sole member

By: Valley Fair UTC LLC, a Delaware limited liability company, its sole member

By: WEA Valley Fair UTC LP, a Delaware limited partnership, its managing member

By; Westfield Sub^idjjtf^ REIT l^nc^ a Maryland corporation, a general partner

By: ory A. Packer 'Assistant Secretary ^estficld Subsidiary REIT 2. Jjjc., a Maryland corporation, a/gprifcrftl partj

By: Rory A. Packer Assistant Secrotarv 001492 ATTACHMEOT 1 7

City of San Diego Development Services 1222 First Ave.. MS-302 Ownership Disclosure San Diego, CA 92101 Statement - RAM U-cao (619)446-5000

Approval Type: Check appropriate box for type of approval (s) requested: P Neighborhood Use Permit \ Coastal Development Permit I Neighborhood Development Permit ^ Site Development Permit 'x Planned Development Permit ~ Conditional Use Permit f-Variance t~ Tentative Map 1^ Vesting Tentative Map f" Map Waiver [X Land Use Plan Amendment * f Other Project Title Project No, For City Use Only UTC Rcvitalization Project Project Address:

4545 La Jolla Village Drive, San Diego, CA 92122-1212

Part I - To be completed when property Is held by Indivldual(s)

By signing the Ownership Disclosure Statement, the ownerfs) acfchowledqe that an aoolication for a permit, map or other mailer, as identified abpve. will be filed wilh the City of San Dieao on Ihe subject propefty. with the Intent to record an encumbrance aoainst Ihe property. Please list below the owner(s) and tenant(s) (11 applicable) of the above referenced property. The list must include the names and addresses ot all persons who have an interest in the property, recorded or otherwise, and state the type of property interest (e.g., tenants who will benefit from the permit, all individuals who own the property). A Signatyre is required of 3I least pne ot the prooprly owners. Attach additional pages if needed. A signature from the Assistant Executive Director of Ihe San Diego Redevelopment Agency shall be required for all project parcels for which a Disposition and Development Agreement (DDA) has been approved / executed by the City Council. Note: The applicant is responsible for notifying the Project Manager of any changes in ownership during Ihe time the application is being processed or considered. Changes in ownership are (o be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership inlormation could result in a delay in the hearing process.

Additional pages attached j Yes j - " No

Name of Individual (type or print): Name ot Individ jal (type or print):

f Owner ( Tenant/Lessee i Redevelopment Agency [ Owner \ Tenant/Lessee I - Redevelopment Agency

Street Address: Street Address:

Cily/State/Zip: City/State/Zip:

Phone No: Fax No: Phone No: Fax No:

Signature : Date: Signature ; Uate:

Name of Individual (type or print): Name of Individual (type or print):

l~ Owner Tenant/Lessee j Redevelopment Agency [ Owner i TenanULessee [ Redevelopment Agency

Street Address: Street Address:

Cily/Slate/Zip: City/State/Zip:

Phone No: Fax No: Phono No: Fax No:

Signature: Date: Signature : Date:

Printed on recycled paper. Visit our web site at www.sandieqo.gov/developmenl-services Upon request, this information is available in alternative formats tor persons wilh disabilities. 05-318(5-05) 001493 ATTACHMENT 1 7

Project Titte: Project No. (For Crty Use Only)

Part II - To be completed when property is held by a corporation or p artnership

Legal Status (please check):

P Corporation fX Limited Liabiiity-or- P General) What Stale? DE Corporate Identification No. ["" P artnership

Bv signing the Ownership Disclosure Statement, the owner(s) apknowledoe that an application for a permit, map or other matter, as identified above, will bg filed with the City of San Diegp on the subject property with the intent to record an encumbrance against the property.. Please list below the names, titles and addresses of all persons who have an interest in the property, recorded or otherwise, and state the type of property interest (e.g.. tenants who will benefit from Ihe permit, all corporate officers, and all partners in a partnership who own the property). A signature is required of at ieast one of the corporate officers or partners who own the properly. Attach additional pages if needed. Note: The applicant is responsible for notifying the Project Manager of any changes in ownership during (he time the application is being processed or considered. C hanges in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. F ailure to provide accurate and current ownership information could result in a delay in the hearing process. Additional pages attached [x Yes |~~ No

Corporate/Partnership Name (type or print): ""* Corporate/Partnership hJame (type or print): CMF UTC North LLC, a Delaware limited liabiliiy co. · fX Owner j Tenant/Lessee Owner I - Tenant/Lessee

Streel Address: SStretre et Address:

Cily/State/Zip: " " Cily/State/Zip:

Khone No: ;ax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Tille (type or print): / if Title (type or print): Signature: Dale: v/tf/uoo? Signature: Date:

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

( Owner j Tenant/Lessee S~ Ov/ner j Tenant/Lessee

Street Address: Street Address:

City/Slate/Zip: Cily/State/Zip:

Phone No; Fax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): Title (type or print):

Signature : Date: Signature : Date:

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

| Owner | Tenant/Lessee | Owner j Tenant/Lessee Streel Address: Street Address:

Cily/State/Zip: City/State/Zip:

Phone No: Fax No: Phone No: Fax No:

Name of Corporate Otlicer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): Title (type or print):

Signature: Date: Signature : Date: 001494 ATTACHMENT 1 7

Ownership Disclosure Statement - UTC Revitalization Project

CMF UTC North LLC, a Delaware limited liability company

By: CMF, Inc., a Delaware coi^raG&n. its solc^member

By: Name: Title: ' RorVA. Packer Istant Secretflry 001495 ATTACHMENT 1 7

City of San Diego Development S ervices 1222 First Ave., MS-302 Ownership Disclosure San Diego, CA 92101 (619)446-5000 Statement

Approval Type; Check appropriate box for type of approval (s) requested: \~. Neighborhood Use Permit r~ Coastal Development Permit ' Neighborhood Development Permit ^ Site Development Permit I* Planned Developmenl Permit I - Conditional Use Permit f" Variance f Tentalive Map fit V esting Tentative Map I - Map Waiver |X Land Use Plan Amendment · I- Other Project Title Project No. For Crty Use Only UTC Revitalization Project Project Address:

4545 La Jollo Village Drive, San Diego, CA 92122-12I2

Part I - To be completed when property Is held by lndlvldual{s}

By signing the Ownership Disclosure Statement, the ownerfs 1 acknowledge that an application for a oermit. map or other mailer, as identified above, will be filed with the City of San Diego on the subject property, with the intent to record an encumbrance aaajpst Ihe property. Please list below the ownerfs) and tsnant(s) (if applicable] of the above referenced properly. The list must include the names and addresses of all persons who have an interest in the property, recorded or otherwise, and stale the type of property interest (e.g., tenants who will benefit from the permit, all individuals who own the property). A signature is required of at least one of the property owners. Attach additional pages if needed. A signature from the Assistant Executive Director of the San Diego Redevelopment Agency shall be required tor all project parcels for which a Disposition and Development Agreement (DDA) has been approved / executed by the City Council. Note: The applicant is responsible for nolilying the Project Manager of any changes in ownership during the time the application is being processed or considered. Changes in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on Ihe subject property. Failure to provide accurate and current ownership information could result in a delay in the hearing process.

Additional pages attached \~ Yes f- No Name ot Individual (type or print): Name ot individual (type or print):

| Owner I Tenant/Lessee | Redevelopment Agency " | Owner | Tenant/Lessee [ Redevelopment Agency

Street Address: Street Address;

Cily/State/Zip: Cily/State/Zip:

Phone No: Fax No: Phone No: Fax No:

Signature : Date: Signature: uate:

Name of Individual (type or print): Name of Individual (type or print):

\~ Owner I-Tenant/Lessee j - Redevelopment Agency [ Owner [ Tenant/Lessee \ Redevelopment Agency

Streel Address: Street Address:

City/State/Zip: Clly/Slate/Zip:

Phone No: Fax No: Phone No: Fax No:

Signature : Date: Signature : Dale:

Printed on recycled paper. Visit our web site at www^ndiego.qov/develQDmenl-services Upon request, this information is available in alternative formats for persons with disabilities. DS-318(5-05) 001496 ATTACHMENT 17

Project Title: Projecl No. (For City Use Only)

Part II - To be completed when property is held by a corporation or partnership

Legal Status (please check):

f" Corporation IX Limited Liabiliiy-or- f General) What Slate? DC Corporate Identification No. P Partnership

By signing the Ownership Disclosure Statement, the ownerfs) acknowledge that an application for a permit, map or other matter, as identified above, will be filed with the City of San Diego on the subjegt property wilh the inlent to record an encumbrance against the properly.. Please fist below the names, titles and addresses of all persons who have an interest in the property, recorded or otherwise, and state the type of property interest (e.g., tenants who will benefit from the permit, all corporate officers, and all partners in a partnership who own the property). A signature is required of at least one of the corporate officers or partners who own the property. Attach addilional pages if needed. Note: The applicant is responsible for notifying the Project Manager of any changes in ownership during the time the application is being processed or considered. Changes in ownership are to be given to Ihe Project Manager at least thirty days prior to any public hearing on the subjecl property. F ailure to provide accurate and current ownership information could result in a delay in the hearing process. Additional pages attached [x Yes J - No

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

CMF UTC South LLC, a Delaware limited liability co. : " fX Owner f- Tenant/Lessee p Owner \~ Tenant/Lessee

Street Address: Streel Address: c-lo Mj+rPi'&M J.JLC ' Hboi xjJilsktn*. fl-fkflr. City/Stale/Zip: ^ ^ City/Slate/Zip: „·*/>* Anaetes CA IO O JS Fax No: Pnone No: (7 Fa: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or porint): ' $ Title (type or print):

Signature/ Dale: Signature: Dale: Hfnjtoof

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print);

i Owner j Tenant/Lessee | Owner j Tenant/Lessee Street Address: Street Address:

City/State/Zip: Cily/State/Zip;

Phone No: Fax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): Title (type or print):

Signature : Date: Signature : Date:

torporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

f" Owner | Tenant/Lessee [ Owner | Tenant/Lessee Streel Address: Streel Address:

City/State/Zip: City/State/Zip:

· Phone No: Fax No: Phone No: Fax No:

Name ol Corporate Officer/Partner (type or print); Name of Corporale Officer/Partner (type or prinl):

Title (type or print): Tille (type or print):

Signature: Date: Signature : Date: 001497 ATTACHMENT 17

Ownership Disclosure Statement - UTC Revitalization Projecl

CMF UTC South LLC, a Delaware limited liability company

By: CMF, Inc., a DelawaiVMf^oratiot^rtj sole member

By: (ml Name 'Rory A. Packer Title: Assistant Secretary ATTACHMENT 1 7 001498

City of San Diego Development Services 1222 First Ave., MS-302 Ownership Disclosure San Diego, CA 92101 Statement THC CITT or BAH Diroo (619)446-5000

Approval Type: Check spprapriala box for type of approval (s) requested: £j Neighborhood Use Permit [jCoastal Developmenl Permit ' Neighborhood Doveiopment Permit ElSite Development Permit ^'Planned Development Pennit PiConditional Use Permit ("Variance f--Tentative Map |5?- Vesting Tenlattve Map [ jMapWaiver [50 Land Use Plan Amendment · £^ Other Project Title Project No. For City Use Only UTC Revitalization Project Project Address:

4545 La Jolla Village Drive, San Diego, CA 92122-1212

Part I.-To be,completed.when;property.|sLh.eJdI.by lndividiia[{s)

Bv stoning the Ownership Disclpsure gfclemenl, the owner(s) acknowledae that an appllcgljon for a permit, map or other matter, as Idenlifisd aboVQ. will be filed with tfrg Qltv of ggp Dlepo on the subfacl property, with the Intent to record an encumbrgnce aoainst the property. Please list below the ownerfs) and tenants) (If applicable) of the above referenced property. The list must include the names and addresses of all persons who have an Interest In the property, recorded or otherwise, and state the type of property interest (e.g., tenants who will benefit from the permit, all individuals who own (he property). A signature Is required of at least one of the property owners. Attach additional pages if needed. A signature from ihe Assistant Executive Director of the San Diego Redevelopment Agency shall be required for all project parcels for which a Disposition and Development Agreement (DDA) has been approved / executed by the City Council. Note: The applicant is maponsiblB for notifying the Project Manager of any changes in ownership during the time the application is being processed or considered. Changes in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership information could result In a delay In the hearing process.

Additional pages attached | Yes f- No Name or Individual (type or print): ' Name ot Individual (type or print):

f" Owner [ Tenant/Lessee f l Redevelopment Agency j : Owner P";Tenant/Lessee £"· Redevelopment Agency

Street Address: "Street Address:

City/State/Zip: City/Stateyzip:

Phone No: Fax No: Phone No: Fax No;

signature: Date: signature; Dale:

Name of Individual (type or print): Name of Individual (type or print):

f~ Owner j Tenant/Lessee | RedevelopmentAgency Hj Owner ["Tenant/Lessee f j Redevelopmenl Agency

Street Address: "Street Address:

City/State/Zip: City/State/Zip:

Phone No: Fax No: Phona No: Fax No:

Signature : Date: Signature: Date:

Printed on recycled paper. Visit our web site at www.sandlRgo.gov/develapmenl-services Upon request, this information Is available in alternative formats for persons with disabilities. DS-318 (5-05) 001499 ATTACHMENT 1 7

Project Title: Project No. {For City Use Only)

Part \\- To be completed,y/hen property Isi hejd fay acprporatlpn prpartnershlp; Legal Status (please check):

IXiCorporafion f" Limited Liability -or- CI General) What State? WA Corporate Identification No. (^"Partnership

Bv signing the Ownership Disclosure Statement, the ownerfs) acknowledge that an application for a permit, map or other matter, as identified above, will be filed wilh the City of San Dieao on the subject property with the intent to record an encumbrance against the property.. Please list below the names, titles and addresses of all persons who have an Interest in the property, recorded or otherwise, and state the lype of property interest (e.g., tenants who will benefit from the permit, all corporate officers, and alt partners in a partnership who own the property). A signature is required of at least one of Ihg pgrpprate officers or partners who own the property. Attach additional pages if needed. Note: The applicant Is responsible for notifying the Project Manager of any changes in ownership during the time the application is being processed or considered. Changes in ownership are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership information could result in a delay In the hearing process. Additional pages attached [X:Yes [j^ 0

Corporate/Partnership Name (type or print); Corporate/Partnership Name (type or print): Nordstrom, Inc., a Washington corporation {X. Owner ("= Tenant/Lessee | Owner f j Tenant/Lessee

Street Address; , Street Address;

City/State/Zip: ' ~ ~ ' , " ., . _ City/Stata/ZIp:

Phone No; ^ Fax No: Phone No' Fax No:

Name of Corporate Officer/Partner (type or print): , Name of Corporate Officer/Partner (type or print):

Title (type or print);- TQH„N* _,d. . O,o CsO_ .H„ „ -^ ,_ _ Tille (type or print):

Sign Signature: Date:

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

I ' Owner f~ T enanl/Lessea [ j Owner f- Tenanl/Lessee Street Address: Street Address:

City/State/Zip: Clty/State/2ip:

Phone No: Fax No: Phone No: Fax No:

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner {type or print):

Title (type or print); Title (type or print):

Signature: Date: Signature: "DaTeT

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print):

f~ Owner p" Tenant/Lessee | Owner f - : Tenant/Losses

Street Address: Street Address:

City/State/Zip: City/Slate/Zip:

Phone No: Fax No: Phone No: Fax No;

Name of Corporate Officer/Partner (type or print): Name of Corporate Officer/Partner (type or print):

Title (type or print): Title (type or print):

Signature: Date: Signature: Dale: 001500 ATTACHMENT 1 7

Sent via Ch'eniieht Delivery

April 7, 2008 MT. Gi-eg Fitchitt Development Director Westfield UTC 402 W/Broadway, Suite 2050 San Diego, CA 92101

Re: Nordstrom Ownership Disclosure Statement

Dear Mr. Fitchitt:

Please find enclosed the signed Disclosure Statement for University Town Center,

If you have any questions or concerns, please do not hesitate to contact Johit Dolson at 206.303.4408.

Thank you.

Sincerely, NORDSTROM, INC.

Gabriela F. Gusu Real Estate Analyst

End.

NORDSTROM

1700 7th Ave, Suite 700, Seattle. WA 98101-4^07 (T) 206.303.1416 001501 ATTACHMENT 1 7

City of San Diego Development Services 1222 First Ave., MS-302 Ownership Disclosure San Diego. CA 92101 (619)446-5000 Statement

Approval Type; Check appropriale box for type of approval (s) requested: f~ NBlghborhood Use Permll PCoastal Devalopment Permit ». i Neighborhood Developmenl Permit IK Sile Developmenl Permit tx Planned Developmenl Permit 1 Condllional Use Permit f7.Variance ^Tentative Map Jx Vesting Tentative Map fT Map Waiver ]x Land Use Plan Amendment · [" Other Project Title Project No. For City Use Only UTC Revitalization Project Project Address:

4545 La Jolla Village Drive. San Diego, CA 92122-1212

Part I -To be completed when property is held by indiyidualfs)

By. sjgning the Ownership Disclosure Stalement. theownerfslatAppwIedqe lhal an applicatian for a permit, map or other mailer, as identified gbove. will be filed wilh Ihe Clly of San DiBoo on Ihe subject property, wilh Ihe Inlenl to record an encumbrance aoainst Ihe property Please llsl below the ownerfs) and tenants) (If applicable) of the above referenced property The list must include the names end addresses of all persons who have an Inlerest In the properly, recorded or otherwise, and stale the type of properly interest (e g., tenanls who will benefit from Ihe permit, all individuals who own the property) A signalure Is reouired of at leasl one of Ihe Droperlv owners. Attach addilional pages if needed A signature from the Assistant Executive Director of the San Diego Redevelopment Agency shall be required for all project parcels for which a Disposition and Development Agreement (DDA) has been approved / executed by Ihe City Council. Nole: The appllcanl is responsible for notifying Ihe Projecl Manager of any changes In ownership during the time the application is being processed or considered Changes in ownership are lo be given lo the Project Manager at least thirty days prior lo any public hearing on the subject property Failure to provide accurate and current ownership information could result in a delay in Ihe hearing process

Additional pages attached | Yes | = No

Name oi Inctividuai (type or print): Name ot Individual (type or pnnt):

r Owner | Tenant/Lessee (~~; Rerfevetopmenl Agency f^ Owner [7 Tenant/Lessee ("~ Redevelopment Agency

Sireel Address: Sireel Address:

City/Stale/Zip: Cily/State/Zip:

Phone No; Fax No: Phone No: Fax No:

Signature : Date: Signature: "Dale!—

Name of Individual (type or print): Name of individual (type or print):

f~'. Owner ("TenanVLessee [ .Redevelopment Agency [^ Owner fTJTenanl/LBSsee f~ Redevelopment Agency

Street Address: Streel Address:

City/Stale/Zip: City/Slale/Zip:

Phone No: Fax No: Phone No: Fax No:

Signature : Date: Signature: Date:

Printed on recycled paper. Visit our web site at iw^w-AaMieSP-SP^SyeJoRmentSBIviEfiS Upon request, this inlormation is available in alternative formats for persons with disabililles. ______001.502 ATTACHMENT 17

Project Title: Project No. {For City Use Only)

Part 11 -Jo be completed when property Is held by a corporation or partnership Legal Status (please check):

fX, Corporation f" Limited Liability -or- f" General) What Slate? NY Corporate Identificalion No. ["7 Partnership

Bv signing Ihe Ownership Disclosure Slalemenl the ownerfs) acknowledge that an abpiicalion for a permit- map or other matter, as identified above, will be filed with the City of San Dieao on the subjecl property wilh the inlent to record an encumbrance against the property . Please list below the names, titles and addresses of all persons who have an inleresl in the property, recorded or otherwise, and stale the type of property interest (e.g.. tenants who will benefit from the permit, all corporate officers, and ail partners in a partnership who own the property) A signature is required of at least one of the corporate officers or partners who own the property. Attach additional pages If needed. Note: The applicant is responsible for notifying the Project Manager of any changes in ownership during the time the application is being processed or considered. Changes In ownenship are to be given to the Project Manager at least thirty days prior to any public hearing on the subject property. Failure to provide accurate and current ownership information could result in a delay in the hearing process. Additional pages attached }R Yes \~ No

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print): Sears. Roebuck & Co.. a New York corporation IX: Owner 17^ Tenant/Lessee p": Owner f j Tenant/Lessee Street Address:is: c-To/?-3^ 3 Vas/eAy imc Sireel Address: City/StatE City/Stale/Zip:

Phone NO: Fax NoT Phone No: Fax No:

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Signature : Date: Signature: Dale:

Corporate/Partnership Name (type or print): Corporate/Partnership Name (type or print);

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Signature: Date: Signature: Date; Attachment 18 001503 DEVELOPMENT SERVICES Project Chronology University Towne Center - PTS# 2214 City Applicant Date Action Description Review Response Time

12/17/01 First Submittal Project Deemed Complete

2/11/02 First Assessment Letter 56 days

6/17/02 Second Submittal 127 days

7/11/02 Second Review Complete 24 days

8/25/04 Third Submittal 782 days

10/22/04 Third Review Complete 58 days

4/13/05 Fourth Submittal 173 days

Staff meetings w/ applicant prior to 10/4/05 Fourth Review Complete 174 days review completion.

11/27/06 Fifth Submittal 419 days

2/1/07 Fifth Review Complete 66 days

4/13/07 Sixth Submittal 71 days

5/10/07 Sixth Review Complete 27 days

8/9/07 Public Review Draft EIR

11/16/07 Seventh Submittal 190 days

1/31/08 Seventh Review Complete 76 days

3/19/08 Eighth Submittal 48 days

4/7/08 Final EIR

4/9/08 Eighth Review Complete 21 days

4/21/08 Ninth Submittal 12 days

4/25/08 Ninth Review Complete 4 days

5/12/08 Issues Resolved · '. ' 21 days

Page 1 of2 001504 Attachment 18

5/22/08 Planning Commission 27 days Hearing 533 days TOTAL STAFF TIME 1843 days TOTAL APPLICANT TIME

TOTAL PROJECT RUNNING TIME From Deemed Complete to Planning 6 years, 5 months, 6 days Commission

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'MastefTlanned Development Permirand'lD&ign^uidelii^ hrWeslfiel^llTC^: -^" · ·: ··''·: '-- March 14, 2008 ^ "' ' · -· ....- . Revised July 2, 2008 CONTENTS

CITY OF SAN DiEGO- · Residential Developments 4:39 · Description of Planning Area Two 3:7 · Trolley and Transit Facility 4:43 CHAPTER 1 INTRODUCTION Palm Passage · Parking Decks 4:46 Overview 1:2 · Description of Planning Area Three 3:8 University Central Special Planning Area Requirements 4:47 Purpose of and Authorization for Master Planned 1:4 · Description of Planning Area Four 3:9 · Planning Area One Palm Plaza 4:48 Development Permit Towne Centre Gardens · Description of Planning Area Five 3:10 · Planning Area Two Palm Passage 4:50

Nobel Heights · Planning Area Three University Central 4:62 CHAPTER 2 THE SITE AND CONTEXT. · Description of Planning Area Six 3:11 · Planning Area Four Towne Centre Gardens 4:68 La lolla Terrace D — ; „ „ , ! ^„ J i .1 C „H:„ „ -I.-I · Description of Planning Area Seven 3:12 · Planning Area hive Nobel Heights 4:73 i\cgn_*i iai a i IUI i-w_ai JCLLII ig ^. 1 Torrey Trail · Planning Area Six La jolla Terrace 4:77

Existing Land Use 2:2 · Planning Area Seven Torrey Trail 4:81

CHAPTER 4 DESIGN GUIDELINES Existing Entitlement 2:3

The Vision of UTC 4:1 Surrounding Land Uses 2:4 CHAPTER 5 EXISTING AND PROPOSED ZONING

Existing Circulation and Transit 2:5 General Design Characteristics 4:2 Existing Zoning 5:1

Opportun ities 2:6 · Principals from the University Community Plan... 4:3 Proposed Zon i ng 5:2 · General Architectural Guidelines 4:10 · Permitted Uses 5:2 CHAPTERS LAND USE · General Landscape Guidelines 4:23 · Development Standards 5:3 Overview of University Community Plan 3:1 ·Master Plant List 4:25 · Parking 5:4 · Street Tree Masterplan 4:32 · Existing Land Use Designation 3:2 · Affordable Housing 5:5 · General Lighting Guidelines 4:34 Conceptual Site Plan 3:4 · Master Planned Development Permit Deviations.. 5:6 · General Wayfinding And Signage Guidelines 4:35 UTC Village-Master Planned Development Permit Contents continued on next page... Specific Design Characteristics 4:36 Planning Areas 3:6

· Open Space and Recreation 4:36 · Description of Planning Area One 3:6 Palm Plaza · Regional Commercial Uses 4:37

Master Planned Development Permit for Westfield UTC CONTENTS

CHAPTERS CIVIL AND UTILITY WORK APPENDICES

Civil And Utility Work Exhibits 6:1 Use Regulations Table for Commercial Appendices:! Zones (Table 131-05B)

CHAPTER 7 MOBILITY

Mobility Overview and Principles 7:1

Transit 7:2

Pedestrian Circulation 7:4

Bicycles 7:9

Vehicles 7:10

Future Transit Service 7:12 · Expanded Bus Service, Superloop, Trolley 7:12

CHAPTERS IMPLEMENTATION

Concurrent Discretionary Approvals 8:1

Master Planned Development Permit Deviations 8:2

Density Transfers and Alternative Mix of Uses 8:3

Project Alternative Use 8:4

Substantial Conformance Review 8:5-

CEQA 8:6

Master Planned Development Permit for Westfield UTC CITY OF SAN DIEGO

Mayor Jerry Sanders City Staff Kelly Broughton City Council Cecelia Callardo Council President, Scott Peters, District 1 Tim Daly Council President Pro Tern, Jim Madaffer, District 7 Betsy McCulIough Councilmember Kevin Faulconer, District 2 Dan Monroe CouncilmemberToni Atkins, District 3 Tait Calloway Councilmember Anthony Young, District 4 Chris Larson Councilmember Brian Maienschein, Districts Charlene Gabriel Councilmember Donna Frye, District 6 JohnTracanna Councilmember Ben Hueso, District 8 Cheryl Robinson Labib Qasem WESTFIELD UTC TEAM City Attorney Victoria Huffman Michael Aguirre Martha Blake Jonathan Bradhurst, SVP Development Dan Gutierrez, Rick Engineering Christine Rothman Greg Fitchitt, Development Director Karen Van Ert, Rick Engineering Mayor's Office Alexander Hempton Vince Zawodny, SVP Design Kevin Gibson, Rick Engineering Bill Anderson Don Weston Randy Galang, VP Design Chris Heidrick, EPT, Landscape Architecture Julius Ocen David Reitz, VP Design Tom Skinfill, Studio CITE, Landscape Architecture Planning Commission Jim Barrett Romain Gilli, Design Rich Miller, Planning, MetroPian Barry Schultz, Chairperson Marsi Steirer Ty Miller, Design Walter Musial, LLC, Traffic Engineering Michael Smiley George Adrian Ali Fetanat, Design Pat Gibson, Fehr & Peers/Kaku, Traffic and Parking Robert Griswold Bob Medan Lili Merck, Design Jim Lightbody, DMJM, Transit Gil Ontai Bobbi Salvini Reno Cao, Design Tamara Gould, Waking State Design, Graphic Design Dennis Otsuji Janet King Dewi Rusli, Design Lynne Heidel, Legal, Worley, Schwartz, Garfield & Prairie Eric Naslund Chris Gascon William Lo, Design Robin Munro, Legal, Worley, Schwartz, Garfield & Prairie Tim Golba Deborah Sharpe Loriann Valverde, Design Jeff Harkness Nicole Imberger, VP Development Marketing Ali Fattah Francesco Cordua, Development Marketing Mike Benoit Sherry Jones, General Manager, Westfield UTC ElifCetin Tim Murphy, Rick Engineering

Master Planned Development Permit for Westfield UTC c^ter, I NTRODUCTION

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Master Planned Development Permit for Westfield UTL Chapter 1:1 Overview

Located approximately 13 miles north of · Community meeting rooms Planning Area Three: University Central downtown San Diego, the University Com- · Bus transit center Planning Area Four: Towne Centre munity is defined by the beauty of its natural Gardens environment, clusters of world class bio- · Food Court medical and technology facilities, nationally Planning Area Five: Nobel Heights recognized works of architecture, the Univer- · Skating rink Planning Area Six: La Jolla Terrace sity of California San Diego, and Westfield · Health club UTC, a regional shopping center that serves Planning Area Seven: Torrey Trail as a thriving social center at the heart of the · Bank community. · Automotive service shops

O_u ,e _ r .t h^ rn\ irc^ of tho n—ac t thrA *,o. r\_.omr\o^^c, r · Surface and structured parking, and UTC has acted as an important center for both commerce and community connection. · Developed open space Seniors and students, office workers and tour- Proposed changes for Westfield UTC will be ists, families and friends ali find each other subject to a number of discretionary ap- at Westfield UTC. It has been, and aspires to provals including one for a Master Planned . remain, a place where the many diverse parts Development Permit (MPDP). The City of San of the community come together to interact, Diego Municipal Code allows for the use of to engage, and to share in the experience of a MPDP to promote imaginative and innova- living the good life. tive design. This MPDP document provides At present, the approximately 75-acre West- a new mixed-use, City of Villages vision for field UTC property features 1.06 million Westfield UTC that is consistent with adopted square feet of regional commercial uses city policies such as the Strategic Framework including: Element.

· Major department stores The MPDP divides the property into seven geographic areas that collectively implement · Specialty retail shops the vision: · Restaurants · Planning Area One: Palm Plaza · Westfield Playtown · Planning Area Two: Palm Passage · Pre-school

Master Planned Development Permit for Westfield UTC Overview

Westfield UTC today is a 1,061,400 square · Chapter Four (Design Guidelines): Offers maximum concentration and mix of land foot regional shopping center. The proposed both qualitative and quantitative guide- uses, project would be the renovation and expan- lines, policies and standards for private Guiding the character of the development sion of retail uses by 733,000 to 750,000 and public improvements that are appli- to ensure that improvements are of the square feet of new retail and the develop- cable project-wide or to a specific district. highest quality, and ment of 250 to 300 multiple-family dwelling · Chapter Five (Existing and Proposed Zon- units. Alternative scenarios, which could Conforming to City policies and regula- ing): Includes an explanation of the rezon- include different levels of retail and residen- tions. ing and establishes permitted uses and tial development, have been included in the development standards consistent with the MPDP, traffic analysis and environmental municipal ordinance. documents. This will allow Westfield UTC to flexibly adapt as a mixed-use village over · Chapter Six (Civil and Utility Work): Ad- time, without incurring additional traffic or dresses the civil and utility improvements environmental impacts. The MPDP contains - water, fire supply, storm drainage - nec- eight chapters and appendices that are orga- essary for the development. nized as follows: · Chapter Seven (Mobility): Addresses the · Chapter One (Introduction): Describes the nature of pedestrian, transit and vehicular purpose of the Master PDP and explains movement in and around the site. the legal authority for the permit. · Chapter Eight (Implementation): Outlines · Chapter Two (Site and Context): Discusses the process for future project reviews, existing conditions and the larger context density transfers and the California Envi- to understand the basis for planning deci- . ronmental Quality Act. sions. · Appendices: Contains Table 131-05B, · Chapter Three (Land Use); Provides a which illustrates use regulations for com- brief discussion of the community plan mercial zones. and proposed amendment. Divides the site into seven geographic districts and Ultimately the MPDP functions as a blueprint provides a map and accompanying table for fulfilling the vision articulated for West- that defines land use and the maximum field UTC The MPDP will provide for the amount of development. orderly revitalization of the site by:

· Determining the appropriate location,

Master Planned Development Permit for Westfield UTC Purpose of and Authorization for Planned Development Permits

A primary intent of the City of San Diego's The City of San Diego has adopted Planned project elements: ment, unless otherwise specified, the City Planned Development Permit regulations Development Permit Regulations, as part shall review the compliance of subsequent 1. Conceptual site plan is to... '''Accommodate to the greatest of the Land Development Code, to provide development proposals to the MPDP in extent possible, an equitable balance of ..."Flexibility in the application of develop- 2. Landscaping accordance with the substantial confor- development types, intensities, styles, ment regulations for projects where strict mance review process described in Section site constraints, project amenities, public application of the base zone development 3. Parking 126.0112 of the Municipal Code. improvements and community and City regulations would restrict design options 4. Building orientation All landscaping shall conform to the City benefits'' (City of San Diego Municipal and result in a less desirable project (Section of San Diego Landscape Regulations, LDC Code, Section 143.0401). 143.0401)."The intent of a Planned Devel- 5. Public transportation facilities 142.0401. opment Permit is to encourage imaginative 6. Recreational facilities and innovative planning and assure that a proposed development achieves the goals of 7. Traffic and pedestrian circulation the General Plan and Progress Guide such as 8. Architectural Design Guidelines the ones included In the Strategic Framework Element. 9. Density transfer information

To provide flexibility for projects where all The City of San Diego Municipal Code Sec- components may not be fixed at the time of tion 143.0480 provides the basis for process- Master PDP approval, the Municipal Code ing an MPDP. This type of a planned devel- allows for detailed plans to be submitted at a opment permit is particularly well-suited to future date (Sectionl 43.0480 b). implement City objectives for a mixed-use project such as the revitalization of West- As a Process Five project, the City Council field UTC. The section states that "A Master will be the decision-maker for the Westfield Planned Development Permit may be pro- UTC MPDP after receiving recommendations cessed for any proposed development that from the University Community Planning will comply with the primary and supple- Group and the Planning Commission. mental regulations of this division and proposes to incorporate conceptual development Upon approval, the MPDP would be appli- criteria for portions of the premises intended cable over the entire area that Is covered by for future or phased development." the permit and would become effective upon recordation. The MPDP includes criteria for the following As described in Chapter Eight of this docu-

Master Planned Development Permit for Westfield UTC aapni TH E S|TE AN D CONTEX1

Regional and Local Setting

5an Diego: A City of Villages The University Community Westfield UTC is regionally located approximately 13 miles north of downtown San Diego in virtually the center of the area known as the Golden Triangle. As a regional attraction, West- field UTC draws customers from a significant portion of San Diego County. The primary trade area for the regional shopping center includes interstate 8 to the south, north almost to State Route 78, the Pacific Ocean to the west and In- terstate 15 to the east. The geographic area has a total population exceeding 700,000. Demog- raphers forecast the population will increase 7% between 2006 and 2011.

Westfield UTC is within the boundaries of the 8,500-acre University Community planning area. More specifically, the site falls within Central Subarea #2, one of four geographic divisions established by the community plan. The Central Subarea is the most urbanized portion of the University Community containing a diverse mix of uses including two regional commercial centers, high-rise offices, hotels and residential towers. Characterized by wide streets and "super block" development, this portion of the community offers an experience that differs greatly from most outlying suburban communities.

As shown on the local vicinity map, the boundaries of Westfield UTC are largely defined by the major circulation elements that border the property: La Jolla Village Drive to the north, Genesee Avenue to the west, Towne Centre Drive to the east and Nobel Drive to the south.

Master Planned Development Permit for Westfield UTC Existing Land Use

For almost three decades, Westfield UTC has Approximately eight acres of developed open Westfield UTC Today served as the primary commercial element of space is located between the southern edge the Town Center for the University Commu- of the shopping center and Towne Centre nity and Golden Triangle communities. The Drive that includes landscaping, lawn and subject area for this MPDP currently includes pedestrian pathways. The aerial photograph a 1.06 million square foot regional shopping identifies the location of existing landmarks center featuring: within the MPDP site.

· Major department stores

· Specialty retail shops

Westfield Playtown

Pre-school

Community meeting rooms

Bus transit center

Food Court

Skating rink

Health club

Bank

Automotive service shops

Surface and structured parking, and

Developed open space

Master Planned Development Permit for Westfield UTC Existing Entitlement

The evolving nature of the project area is evi- Department Store, the corner of La Jolla Village Drive and Towne denced by the entitlement history associated Centre Drive was approved in December · Retail Stores including a new freestanding with the property. The initial approvals for 2006 through the Substantial Conformance restaurant, the center were granted in the early-1970's. Review (SCR) process, in conjunction with In September of 1973, the Planning Commis- · Public, Cultural, Educational & Recre- the decommissioning of a commensurate sion granted Planned Commercial Develop- ational Facilities, amount of space within an existing, unoc- ment No. 2 for the development of approxi- cupied department store building on the site. mately 3 million square feet, to include retail, · An MTDB Bus Transfer Facility, The new building is anticipated to open in the Fall of 2007. office, hotel, residential and other develop- · Residential Units, ment, on the then approximately 106 acre On February 7, 2002, the Planning Commis- site. This approval was appealed, and on May · Off-Street Parking including parking struc- r · \f rt ^ t"\w^ rs*\\ is*t/-\ i r-t i t-i ^t i /-\r-* t-\r -·* r% -^ m/\ n /-J rv%r\·-%t- t- *-\ 8, 1975, the City Council approved Planned tures. JIKJl l t_ t L/I-/* *_* V V_ *_J MIIIIULIUII KJt Lilt CH I H_ I H_JI J J*-< I I I U Commercial Development (PCD) #2 for an the University Community Plan associated The Subdivision Board also concurrently ap- approximately 118-acre area including UTC. with this MPDP. proved a two-lot Parcel Map that authorized The scope of the approval included a Town a new department store, additional retail Centre with approximately 1.1 million square areas, parking structures, a MTDB Bus Stop feet of gross commercial/retail floor area, {Transfer Facility) and a freestanding restau- along with approximately 300 dwellings rant. units and off-street parking. A renovation plan approved in July 1997 In September 1976, the Planning Commis- through the Substantial Conformance Review sion approved Amendment No.1 PCD #2 to (SCR) process authorized recent modifica- expand the square footage allowed by the tions made to UTC. The SCR provided Mall permit to accommodate the proposed Rob- Area Improvements (i.e. new paving, re- inson's-May Department Store and increased moval and replacement of planters, benches, the amount of parking. fountains, trellises and trees, the removal of On March 18, 1983, the Planning Director a building from the central food court, the granted PCD Permit No. 83-0117 to Teachers addition of a new clock tower with new retail Insurance & Annuity of America and Uni- space, the addition of pedestrian bridges and versity Towne Centre Associates. This permit, the enhancement of entry drives and new sig- which continues to govern the development nage along Genesee Avenue, La Jolla Village and use of the property, authorized Drive and Towne Centre Drive).

· Three Department Stores plus one new A new 2-story freestanding retail building on

Master Planned Development Permit for Westfield UTC Surrounding Land Uses

The area surrounding the site is character- tial development also occurs along the Lom- Existing Development ized by high-density urban development. The bard Place driveway on to the project site. 24 Regenl Park {PCD) exhibit (right) illustrates existing land uses 27.46 acres Farther from the site along Genesee Avenue 360 room holel surrounding Westfield UTC and Information 30,200 sf neighborhood commercial · are University High School, Rose Canyon from the community plan providing develop- 574 DU Open Space and single-family residential ment intensities. Immediately north of the site 27 The Plaza (PCD) development which characterize south Uni- 16.85 acres along La Jolla Village Drive are multi-story 841,300 sf office versity City. To the northwest of the sile and 8,700 sf restaurant office towers, restaurants and the Embassy north of La Jolla Village Drive is the Univer- Suites Tower. To the east are multi-story 34 E mbassy Suites (PCD) sity of California San Diego (UCSD). Office, 4.9 acres office developments, a religious institution/ 335 suites-holel Industrial park, institutional and residential school, neighborhood-serving commercial 4,400 sf. restaurant center and residential uses along Towne 35 L a Jolla Centre (PCD) Genesee Avenue and Towne Centre Drive. 3.17 acres Centre Drive. West of the site along Gen- 162,250 sf offices esee Avenue is a community/neighborhood Marine Corps Air Station (MCAS) Miramar is situated approximately 5 miles east of the 41 Renaissance La Jolla (PDR & PCD) commercial center and high-density resi- 112.96 acres UTC site along Miramar Road. 50.000 sf neighborhood commercial dential structures. The City Council approved 2500 DU development of 560 new residential units in 42 L a Jolla Gateway (PCD) four 21-story to 23-story residential towers in 14.1 7 acres 500,000 sf offices September 2007. 44 Vista La Jolla/University Pines 12.26 acres Another development request has been filed 257 DU with the City In the area immediately west 45 Vista La Jolla of UTC. It proposes to add approximately 14.84 acres 75,000 square feet of neighborhood and 55 DU community commercial uses to the 14-acre 46 Nobel Terrace (PDR) Source: University Community Plan, 1987 41.05 acres Costa Verde shopping center located at the 716 DU northwest corner of Nobel Drive and Gen- 47 Costa Verde Specific Plan esee Avenue. 54.00 acres 400 rooms hotel 178,000 neighborhood community Multi-family residential and a small pocket commercial of single-family residential uses are South of 2,600 DU Westfield UTC along Towne Centre Drive. 48 La lolla Highlands/Torrey Pines/La Jolla Pines Village Green Nobel Drive includes both townhome and 17.42 acres condominium projects. Multi-family residen- 474 DU

Master Planned Development Permit for Westfield UTC Existing Circulation and Transit

Existing Circulation Plan Circulation Network the north to Regents Road, the road chang- ^ PEDESTRIAN NETWORK ····· es to a six-lane Major Street from Regents Regional vehicular access to Westfield UTC Road to Nobel Drive. Posted speeds PEDESTRIAN OVERPASS is available from: ·/-—V ranges from 40 to 50 miles per hour. · 1-5 to the west via La Jolla Village Drive, · Towne Centre Drive -This north-south - BUS TRANSIT STATION Genesee Avenue or Nobel Drive, four-lane roadway is classified as a four- · 1-805 to the east via Nobel Drive, La Jolla lane Major north of Golden Haven Drive Village Drive/ Miramar Road, and and as a four-lane Collector south of Golden Haven Drive. · SR-52 to the south via Genesee Avenue or Regents Road · Nobel Drive - Classified as a six-lane Primary Arterial, Nobel Drive connects to Significant roadways in the immediate vicin- · interchanges at both 1-5 and 1-805. ity of Westfield UTC include: Transit · La jolla Village Drive/Miramar Road -This six-lane east-west roadway (with some A number of bus routes currently operate sections providing seven lanes of travel) within the University City community and offers access to Interstates 5, 805 and 15. connect to other regional destinations. Most It is classified as a six-lane Primary Arte- of the routes utilize the six-bay bus transit rial except between Towne Centre Drive center located at Westfield UTC. Transit ser- and 1-805 where it Is an eight-lane Primary vice in the area includes five regional routes Arterial. Average Daily Trips along the (Routes 30, 50, 150, 310, 960), six local Westfield UTC frontage range from ap- routes (Routes 5, 34, 41, 101, 921, 931) and proximately 35,000 east of Executive Way two routes that connect to the Sorrento Valley to over 51,000 west of Executive Way. The Coaster Station (Routes 981, 982). The com- posted speed limit varies between 45-50 munity also has several private transportation miles per hour. systems that offer local shuttle service.

· Genesee Avenue -This north-south four- As discussed in the Mobility chapter, a lane roadway runs from west of 1-5 to significant expansion of transit services is south of SR-52. Genesee Avenue currently anticipated in the coming years. carries approximately 28,000 average daily trips. Classified as a six-lane Primary Arterial from its intersection with 1-5 on

Master Planned Development Permit for Westfield UTC Opportunities

The revitalization of Westfield UTC in.coordi- Interfacing with the Neighborhood nation with public transportation plans being · · · · · ^ EXISTING PEDESTRIAN NETWORK contemplated for the University Community, \ s could in the future, offer a uniquely different EXISTING PEDESTRIAN OVERPASS San Diego experience. Westfield UTC pres- PROPOSH) PEDESTRIAN OVERPASS (BY OTHERS)

ents a number of significant opportunities: ·····I PEDESTRIAN CONNECTION OPPORTUNfTY

>—/ · · Facilitating the implementation of the PEDESTRIAN OVERPASS (UPGRADED)

Mid-Coast Light Rail Transit, the Superloop INTEGRATCD BUS I RAIL TRANSTT FACILITY OPPORTUNTTlf and other transit opportunities. GATEWAY AND PEDESTRIAN LINKAGE OPPORTUNITT · Promoting a culture of Smart Growth by integrating pedestrian and transit use along INCREASED STREET VTTALrn AREA OPPORTUNrTY '""""" "'(SPECIAL LIGKTING AND PAVING AND PLANTING) with residential and commercial uses as a centerpiece of redevelopment. EDBEHB PROJECT VEHICULAR ENTRIES

· Fulfilling the long-held vision articulated , PEDESTRIAN OVERCROSSING RING in the community plan of UTC as a dynamic, forward-thinking social center that is at the heart of the University Community.

· Reaching externally to integrate with neighboring uses.

· Creating an iconic sense of place.

Master Planned Development Permit for Westfield UTC Chapter 3 LAND USE

Overview of University Community Plan Existing Land Use Designation

The University Community planning area is CATEGORY , :r ACRES PERCENTAGE bounded by Penasquitos Lagoon and the toe of the east-facing slopes of Sorrento Valley on Residential 1,525 JJU)% the north, the railway tracks, MCAS Miramar Commercial 396 __ 4.7% and interstate 805 on the east, State Route 52 Life Sciences/Research 713 8.4% on the south and Interstate 5, Gilman Drive, Industrial 575 6.8% North Torrey Pines Road, La Jolla Farms and Parks 100 L2% the Pacific Ocean on the west. Neighbor- ing communities include Torrey Pines, Mira Open Space 2,713 31.9% Mesa, Clairemont and La Jolla. Both UCSD Schools 1,233_ __, 14.5% and Westfield UTC are considered to be fo- D,.UI:^ c~^;\\*:*r 3 C \J.~r / o i u i^/m- ia>_iin.iC3 cal points of the community. The research, Other 1,201 14.1% corporate headquarters, and medical centers in the northern portion of the planning area, TOTAL ' ..8,492 "-;,;;; - /V-v -·" ;. · 1 Q 0 ^ ) Torrey Pines, Rose Canyon, SanClemente Canyon and South University residential University Community Plan, Adopted July 7, 1987 Amended January 12, 1988 & January 16, 1990 areas are the other primary land uses in the Page 23 community.

Master Planned Development Permit for Westfield UTC Overview of University Community Plan Existing Land Use Designation

In 1960, the San Diego City Council adopted Extracts from University Community Plan the original Master Plan for the community to provide assurance to the Regents of the Uni- LAND USC CATEGORIES versity of California that a compatible land RESIDENTIAL use plan and local highway system would be COMMERCIAL available to serve the proposed university and lUDUSTRtAl surrounding area. The plan has continued to PUBLIC/SEMI-PUBUC be refined over the years including a major PARK update in 1983 and addition of an Urban m OPEN SPACE Design Element in 1990. The adopted land SCHOOL use plan provides for the land uses specified PUBLIC FAautES/INSTnUTIOfiAl. in the table on this page (right) (University Community Plan). U.C-S.D. BOUNDARY

COMMUNITY PLAN aOUNDARY

COASTAL ZONE BOUNDARY

Generalized Land Use Plan University Community Plan

Master Planned Development Permit for Westfield UTC Overview of University Community Plan Existing Land Use Designation

Extracts from University Community Plan The residential element of the community plan provides for 28,279 dwelling units in five density categories. Neighborhood, com- RESIDEKTIAi COMMERCIAL munity, regional, visitor and office commer- 5- 1DOWNRA NEIGHBORHOOD 10- 15DU/NBA COMMUNUV cial land uses are distributed throughout the I5-30OU/NRA REGDMA! 30-45DU/NBA VISITOR planning area primarily adjacent to major 45 - 75 DU/NRA OFFICE roadways. As illustrated in the table (left), INDUSTFft/V. the University Community Plan Subarea 2 ^ 5CICWTIF1C RESEARCH designates Westfield UTC as a regional com- iry i RESIRICTED INDUSTOIAL mercial use. The only other regional commer- PUBLlC/SEMt-PUBIIC cial center in the University Community Plan

COMMUMfTV PARK is La jolla Village Square Shopping Center SPORTS COMPLEX OPEN yACE located west of Interstate 5 and south of PUfltlC UTIUIY INSTHUTIONAl Nobel Drive. The Commercial Element of the SCHOOL nre/POucE University Community Plan states the inten- -— U.C.SD. BOUNDARY tion to "Encourage the renewal, and where appropriate, the expansion of regional and community commercial centers to maintain their viability in meeting community needs" (University Community Plan).

Master Planned Development Permit for Westfield UTC Conceptual Site Plan

j O/P 5—^t T^T-'^"Tir :" i i i j ^ i ^ .1-..., "i . S^^MS

'NO.'I NAME '' ACRES -USES . RETAIL (SO. FT.) . POTENTIAL USES RETAIL ADDITION DWELLING UNITS" TOTAL RETAIL' DWELLING UNITS" ;(MAXSQ.FT.(" I MAX SQ. FT.)"

ONE PALM PLAZA 18.4 REGIONAL COMMERCIAL 511,000 REGIONAL COMMERCIAL 80,000 591,000

TWO PALM PASSAGE :22.3 .'REGIONAL COMMERCIAL 450,000 REGIONAL COMMERCIAL', 470,000 0 920,000 PARKING PARKING ,. " . · TRANS IT. CENTER

REGIONAL COMMERCIAL IICJIUHH I IML REGIONAL COMMERCIAL 45,000 75,000 100 DU 120,000 100 DU THREE i UNIVERSITY C ENTRAL 5.3 TRANSIT FACILITV PARKING PARKING

FOUR' TOWNE CENTRE GARDENS : 6 ' REGIONAL COMMERCIAL, .10,000 ,.' RESIDENTIAL 20 000 100 DU V ;· L'.-30,000 100 DU . \; ' PARKING . ··. ' 'PARKING ·REGIONAL COMMERCIAL

FIVE NOBEL HEIGHTS 3 REGIONAL COMMERCIAL 10,000 RESIDENTIAL 20,000 50 DU 30,000 50 DU ! PARKING PARKING REGIONAL COMMERCIAL

REGIONAL COMMERCIAL, SIX I LA JOILA TERRACE .13.6 . PARKING .35,000 PARKING. ->·· .-'-'· 85i000 -*;· . 120,000 ODU i -

SEVEN TORREY TRAIL 7.3 OPEN SPACE OPEN SPACE COMMUNITY

ALL DISTRICTS 75.9 I REGIONAL COMMERCIAL" 1,061,000 SQ.FT.. REGIONAL COMMERCIAL -< 750,000 SQ. FT." ·< 250 DU* -< 1,811,000 SQ.FT." -i 250 DU4 · PARKING · RESIDENTIAL ' OPEN SPACE TRANSIT FACILITY TRANSIT CENTER rPARKING OPEN SPACE '"·· - 'COMMUNITY

Notes: 1- All square-footage indicated in the chart exclude Parking Structures, Transit Facilities and Community Meeting Areas. 2- Parking may include both structured and surface parking ' Alternative use mixes are permitted in accordance with the alternative scenarios described in chapter 8. Any alternative mix of uses shall not produce significant impacts beyond those already evaluated (see the EIR for additional information) Master Planned Development Permit for Westfield UTC ** Transfer will be allowed within the criteria defined in Chapters Conceptual Site Plan

Ri/m Plaza · one and two level shopping centre · two and three story department stores · parking (structured / surface)

Palm Passage · one and two level shopping centre · mid-coast light rail transit · two and three story department station stores « bus transit station · parking (structured / surface) University Central · plaza / restaurants/retail · residential · mid-coast light rail transit station · parking · bus transit station

Toi-vne Centre Gardens · residential · restaurants/ retail · parking (structured/surface)

Nobel Heights · residential · restaurants/ retail · parking (structured/surface)

La lolla Terrace · one and two level shopping centre · parking (structured/surface)

Torrey Trail · existing bike and pedestrian path · open space · recreational areas · community areas

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area One Palm Plaza

Palm Plaza defines the Westfield UTC experi- Landscape Concept E xisting palm trees will ence today, and is a much loved destination be transplanted. New, large specimen tor- for the people of the University Community rey pine trees will be the center piece of the and the surrounding areas. Human in scale plaza. New shrub plantings will incorporate with a relaxed atmosphere, generous out- more unique, California-centric, drought door concourses lined with single story retail tolerant plant species such as succulents, na- spaces direct shoppers towards a large, tree tives or indigenous material. filled plaza. With its charming clock tower and beautiful fountain, it provides a place to unwind, enjoy the outdoors, sip cappuccino and meet friends. Palm Plaza is one of the great public spaces in San Diego County and has been the inspiration for planning the future development of the UTC site. The expansion of Westfield UTC will embody the spirit of Palm Plaza at every turn, and offer more of the elements that make UTC a favorite destination today.

No significant changes are anticipated for Palm Plaza, although the retail offering will continue to evolve over time, and the dining options will be improved. Westfield will refresh the existing buildings, update the site furnishings, and create a rigorous tenant criteria package defining the requirements of future retail build-outs to ensure the highest quality of sustainable design and construction consistent with the site's new retail offerings.

Images from existing Palm Plaza area

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area Two Palm Passage

Carefully designed stores are arranged along walkable village center are key objectives beautifully crafted outdoor spaces. Shoppers of the new Westfield UTC plan. This new linger in spacious plazas, enjoying fountains, transit center, discussed in greater detail in courtyard areas, and family friendly walk- chapter 4, could be accommodated in either ways with paved and landscaped areas. A the Palm Passage or in University Central. In feeling of calm, casual sophistication fills the either location, it will be integrated into the air. Locally inspired architecture and design center with easy access to both the shopping elements enhance the outdoor mood, and center and the public sidewalks and will set the tone for a truly Southern California be designed to accommodate both existing experience. and planned future transit services. With this efficient new public transportation infrastruc- Tk ^ ..,-,IU,,-,,-,r -.---J ^^,.-+w-,rJr ~ f CKl^-, !>,,-,--,„„ III^ vvuitwvuyj CJI I U ^ w u i i y tii i_i J

Concept images for Palm Passage

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area Three University Centra!

This will be the most active part of the Landscape Concept Sculptural forms lead property, a welcoming gateway to the heart visitors into an expansive court of palm trees. of the University City Community. Offering Kinetic water features cool the space, and a grand "front door" experience, a vibrant dampen the noise of the street. Torrey Pines public plaza with exciting dining options, and other drought tolerant trees provide and providing the site with a modern high- perimeter shade and screening for seatwalls rise residential building, this area will have and site furnishings, creating inviting people an invigorating urban feel. places for sitting, discussion, and eating. Ground-level planters within the plaza Accessible, high quality public transportation include a brightly colored array of flowering is critical to San Diego's future and its real- plants such as Bougainvillea, Fortnite Lily, ization of the Citv nf Villaop'; nlan Build'no Salvia, and Senecio, while a wide variety of an,effective public transportation hub for the desert flora such as Agave and Kangaroo Paw University City Community and creating a provide focal interest in large scale pots. walkable village center are key objectives of the new Westfield UTC plan. This new transit center, discussed in greater detail in chapter 4, could be accommodated in either the Palm Passage or in University Central. In either location, it will be integrated into the center with easy access to both the shopping center and the public sidewalks and will be -"l—»—iBT designed to accommodate both existing and 1 T, planned future transit services. With this effi- jLa! J cient new public transportation infrastructure, University City Community residents, UCSD students and faculty, and local area workers will be conveniently connected to areas within the community, downtown San Diego and other parts of the region.

Concept images for University Central

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area Four Towne Centre Gardens

In the same way that a growing resident base Landscape Concept An urban courtyard has brought downtown San Diego to life in theme is created utilizing vertical screen- recent years, incorporating a mix of residen- ing plant material, small flowering shade tial units into the property will give Westfield trees such as Acacias, and garden plantings UTC a new pulse and create a sense of place of Roses, Cistus, and Crevillea. In addition, unique to Southern California . taller screen trees such asTristania and Mela- leucas along the perimeter create a sense of Towne Centre Gardens consists of court- enclosure and keep Towne Centre Gardens yard or garden apartment style housing built private from adjacent existing residential over structured parking. Arranged around developments. an expansive courtyard, units have private

and community spaces. Residents also enjoy views over Westfield UTC's great shopping precincts and its centra! plaza. Raised well above the level of the shops, the base of this residential complex creates a secluded, comfortable setting in the heart of the University Community.

The Towne Centre Gardens housing will provide young families, singles, students and empty nesters an opportunity to live the best life that Southern California has to offer: beautiful outdoor spaces, sun all year round, walking distance to shopping, dining and entertainment, a direct public transportation link to downtown, proximity to the University of California, and a great sense of community.

Concept images tor Towne Centre Gardens

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area Five Nobel Heights

Two state-of-the art residential towers form a grand gateway to the property for visitors arriving from the corner of Genesee and Nobel. Standing tall and framing views up to Westfield UTC's dynamic retail center, these towers reflect the vital ity of 21 st Century San Diego living. These units are planned as sophisticated, modern, and smart, offering exceptional quality and comfort to those who have made their home here. A clearly defined pedestrian-friendly path carries visitors from a street-level plaza up to an elevated plaza, then across to Westfield UTC's new retail precinct.

Landscape Concept Cascading water feature elements, and/or similar landscape features, heighten the sense of arrival that is felt as visitors ascend a pleasant and inviting path into the development. A bosque of shade trees such as Oaks, Torrey Pines and Sycamores provides intimate pedestrian level seating areas and places for people to gather within the urban setting. Shrubs duplicate the character of University Central, with an emphasis on the southern exposure of the plazas.

Concept images for Nobel Heights

Master Planned Development Permit for Westfield UTC UTCVillage-MPDP Planning Areas Description of Planning Area Six La jolla Terrace

Visitors to UTC, arriving from La Jolla Vil- v.""* ; '7 .,K · · · · ' · lage Drive, may be invited into the property by a family-oriented restaurant or signature retail offering. Surrounded by large outdoor terraces, and overlooking a large expanse of landscaping, guests may enjoy al fresco dining under the warm San Diego sun. The carefully considered landscaping, which would include a welcoming water element, provides shelter to areas of on-grade or structured parking offering easy access to the restaurants, retail buildings, Sears and Westfield UTC's Palm Plaza.

Landscape Concept Tree groves with palm accents at the gateways to the Westfield UTC screen.parking areas, reduce solar reflection, and give the site a verdant appearance from the street views. Sculptural groupings of Oak and Sycamore trees subdivide of the parking areas, while shrub plantings of native or drought tolerant screen and soften the ground level parking areas from street and building views.

Concept images for La jolla Terrace

Master Planned Development Permit for Westfield UTC Chapter 3:11 UTCVillage-MPDP Planning Areas Description of Planning Area Seven Torrey Trail

Torrey Trail is approximately eight acres of for general public use. No development is developed open space Westfield owns be- proposed within the southern section of Tor- tween UTC and Towne Centre Drive, which rey Trail except as may be required as part of was graded when UTC was originally devel- the public open space / recreation easement oped. Portions of Torrey Trail contain steep or to satisfy population-based parks require- slopes and sensitive biology as defined in the ments. Park improvements will be limited to City's Environmentally Sensitive Lands Regu- the developed open space areas only and no lations. Most of the slopes and vegetation are development shall encroach into the steep disturbed, either from the grading done when hillsides or sensitive biology as defined by UTC was originally developed, or from non- the ESL Regulations, in addition, a covenant native vegetation which has grown into it. It of easement will be recorded against those is currently improved with a pedestrian path portions of the premises which contain which is infrequently used by the community environmentally sensitive lands pursuant to in its current condition. SDMC sections 143.0140 (a) and 143.0152.

Westfield UTC proposes to improve Torrey Torrey Trail will provide a retreat for residents Trail with park amenities open to the pub- and visitors to the property, allowing them to lic, with pedestrian connections linking the take a break from the City and be in the great shopping center and community-oriented outdoors. Stronger linkages with Palm Plaza uses to the residential development. Im- will enable visitors to flow more easily into provements would be determined through Torrey Trail to picnic under the trees, work- the public input process as identified in the out, watch the birds, or just rest for a while. City of San Diego Council Policy 600-33 "Community Notification and Input for City- Wide Park Development Projects," and could include wayfinding signage, security lights along the pathway, a tot lot, benches, picnic tables or other park amenities. That portion of the existing Torrey Trail to be improved to satisfy population-based park requirements shall be developed consistent with Park and Recreation Department standards/guidelines, and shall be privately owned and maintained with a recreation easement to allow Concept images for Torrey Trail

Master Planned Development Permit for Westfield UTC ch^M DES |G N GUIDELINES The Vision of UTC

The University Community, the area in which The first part "Genera! Design Characteris- // UTC is located, attracted throughout the 20th tics" outlines characteristics and principles ^ / ^ ^ ^tlltl&ed; W€£& %?& -0 n* century a number of institutions and research that apply to all buildings for the entire UTC facilities. With time, a number of those build- site. The second part "Specific Design Char- ings and campuses became some of San Di- acteristics" presents characteristics and prin- ego's most famous architectural icons. From ciples that are specific to different building 0 6&WI&11& Ô C€^^mf^M^Îyi^ // t-W f Irving Gill's 1910 Bishop school and Louis' uses. The third part "Special District Require- Kahn's 1965 Salk Institute to the more recent ments", focuses on the requirements and the private houses designed by Wallace Cunning- criteria that are specific to each district. // Qtmth/l^ rz^ (~td^ ham, the area's architectural landmarks are recognized by their simple and harmonious These Design Guidelines shall be followed proportion, the attention to detail and the \r\\i ^ j j n^rtjoc IpwQJwoH i n fnfiiro Howotorimgnt palette of colors and materials they elegantly on the site. use. Influenced either by the Spanish heri- tage or by a more contemporary design, the area's best architecture also reveals a special attention given to the interaction between the buildings and landscape often celebrating the CsC&rri&tis&is, (J^M r^^S/osw S2/sie&sO êatî^c/s S^ru&w outdoors in beautiful courtyards and plazas.

Building upon the image of UTC as Universi- ty Community's heart, the UTC revitalization must reflect the area's distinctive character and achieve the unique vision that the community has expressed for its future. In order to achieve these objectives, the design guidelines that follow do not dictate a particular style or architectural vocabulary, but instead, give criteria that outline the overall character of the project and highlight the required or guiding elements taken from the San Diego Municipal Code and the University Commu- nity Plan. Example of simple form s and masses

Master Planned Development Permit for Westfield UTC Chapter 4:1 General Design Characteristics

Although they are essential in assuring the As general principles, the MPDP design cohesiveness and the proper integration of guidelines will ensure that: the project in the existing fabric and the · The character of University Community's neighborhood, these guidelines do not con- area and San Diego inspire the architec- stitute the exhaustive list of the requirements ture and the landscaping of Westfield UTC that apply to the project. Future development and all its components. at UTC and all of its components will first have to comply with the "General Develop- · The specific climate and vegetation of ment Regulations" and the "Supplemental San Diego influence the architecture, the Regulations" defined in the San Diego Mu- color, the materials, and the planning of nicipal Code for CR1-1 base zone develop- future development. ment. Permitted deviations from the baseline development regulations are included in · Each component is designed to assure the Chapter Eight of this document. best possible integration with the surrounding community fabric and transit system.

· Each component contributes to the public realm by providing visual amenities and a sense of place.

Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

Objective: Accomplished by:

Designate and clearly define a primary pe- Ensuring that the urban node pedestrian destrian network linking superblocks, major network sidewalks have generously land- activity centers and resource areas utilizing scaped parkways, are non-contiguous and the public sidewalk, street level crossings, have a minimum of ten feet in width. Exist- overpasses, meandering paths through private ing contiguous sidewalks along the Westfield developments and trails through natural open UTC project frontage will be retrofitted as space areas. The primary pedestrian network development occurs under this MPDP within should be supplemented by internal paths each planning area containing street front- within the superblocks. age (Palm Passage, University Central, Nobel

Concurrent to the processing of this MPDP, Gardens). See Chapter 7:4-7:6 for more an amendment to the University Community detail and implementation plan for sidewalk Plan is requested which would add La Jolla improvements. Village Drive and Genesee Avenue within the Urban Node to the existing primary pedes- Requiring provision of pedestrian paths trian network for the University Community through private developments. Such paths Plan. This addition will contribute to the pe- should be open and accessible to the public destrian friendliness and street vitality within at all times and connect with the street side- the Urban Node and help promote alterna- walk pedestrian network. The pedestrian net- tives to automobile use. work alignment should be through the most active, attractive and interesting areas of a project. Paths should have a minimum width of ten feet. Such a pedestrian network, which exists at Westfield UTC today through the private development and connecting to the street sidewalk network, will be expanded and enhanced as development occurs under this MPDP within each planning area.

Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

Objective: future elevated station, if constructed in the street level pedestrian crossings on Towne University Central planning area, are well in- Centre Drive at the southern entry point into Ensure that the location of new pedestrian tegrated and conveniently connected to both UTC, and at the intersection of Nobel Drive overpasses and street level crossings rein- sides of La jolla Village Drive. and Lombard Place, in order to ensure and forces the pedestrian network and that their enhance pedestrian network continuity. The design reflects safety, uniqueness and com- Designing overpasses as one-of-a-kind land- curb at such crossing points should allow use munity pride. marks which can create identity and citywide by handicapped persons. The traffic signals interest. Overpasses should be places for art and associated pedestrian crossings at these as well as pieces of art. The walking path and Accomplished by: two locations shall be installed at the time side enclosures offer imaginative opportuni- development occurs under the MPDP of new ties for artistic design. The side enclosures of Designing overpasses as integral parts of commercial or residential structures. n projects not as "afterthoughts." Overpasses an over ass should maximize views pedes- should connect buildings, plazas, major trian comfort and security. The solid portion entrances and the most active and interesting of side enclosures must maintain a feeling areas on both sides of the street. Detached of openness. Utilitarian, chain link enclo- and isolated overpasses landing on park- sures should be avoided unless enhanced by ing lots or dead spaces should be avoided. climbing plant materials. Overpass access Overpass design plans shall be submitted which is enclosed or hidden from public when development occurs under this MPDP view should also be avoided. All proposals within the planning areas which are to have for new overpasses must submit the following a pedestrian overpass (or where the planning in conjunction with new development under area contains an existing pedestrian overpass the MPDP within the relevant planning areas: to be retrofitted). · Proposed theme, color, materials, textures, The overpass across La Jolla Village Drive landscaping, artworks and other unique Overpasses should connect buildings, plazas and "people areas" becoming integrated parts of projects. to "The Plaza" project shall be maintained features. or replaced, with a new connection and/or · Description of land uses, structures and landing area into the new development oc- activities at landing points on each side of curring within the University Central plan- the overpass . ning area. Modifications to this overpass, which as noted in the University Community · Proposed access design from private prop- Plan is the most successful pedestrian over- erty as well as from the public sidewalk. pass in the community, shall be coordinated to ensure that the new transit facility and the Installing traffic signals permitting mid-block

Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

j v. Objective: Requiring entrances from the public sidewalks into new infill development bordering URBAN NODS PEDESTRIAN LINK Retrofit development bordering the Urban the Urban Node Pedestrian Network. There Node Pedestrian Network with pedestrian- should be maximum visual interest and con- oriented uses and amenities which contribute tact with the infill building's interior from the to street vitality. adjoining sidewalk.

Where entrances from the public sidewalks Accomplished by: directly into new structures are not feasible Allowing infill development on existing street (due to site grades, the uses of the new build- yards and surface parking lots bordering the ings, etc.), entrances from the public side- r o r c ;i i i-l KI l_ n_J_~i_: KI_. I. r i„ , ^Y^ji/c jntrt tbs new infill ' ve!o *ment h. !! WlOdll INUUC reUCSUIttll I>CIVVUIK. LAdlllplCb of pedestrian-oriented uses include restau- be open, articulated, attractive and inviting rants, retail shops, cafes, cultural institutions, gateways encouraging pedestrians to enter entertainment, etc. Examples of desired ame- the site. Where feasible, these gateways shall nities include transparent wails, entrances, provide direct visibility to interior courtyards windows, plazas, seating, special lighting and plazas. These gateway entrances are and paving, unique landscaping forms, art further identified and defined In Chapter 2:6 and water features, atriums, courtyards, etc. ("Interfacing with the Neighborhood") and in New infill development should contribute to the General Design Guidelines. the public realm and community livability. Restricting the location of new surface and Ensuring that the new street yard infill devel- above-grade parking in the Urban Node opment parallels the alignment of the adja- Pedestrian Network. As development occurs cent pedestrian network in order to provide under this MPDP in each planning area, the Iniill structures containing eating establishments, art galleries and other pedestrian-oriented activities are appropriate a sense of enclosure and maintain the street amount of street yard used for parking shall infill developments on existing street yards abutting the urban node pedestrian network and interna! pedestrian paths wall. not be increased above the existing conditions. Within the University Central planning Avoiding or screening utility boxes, mechani- area, no above-grade parking structures shall cal equipment and other utilitarian building be located within 50 feet of the street front- components from view from the Urban Node age unless screened by a building. While Pedestrian Network. Similarly, service areas La Jolla Village Drive and Genesee Avenue ·should not be visible from such pedestrian are planned to be added to the Urban Node network. Pedestrian Network as part of the Community

Master Planned Development Permit for Westfield UTL General Design Characteristics Principles from the University Community Plan

Plan Amendment being processed concurrently with this MPDP, they shall be exempt from the Urban Node Pedestrian Network ·limitation of parking uses along the frontage of only 30%. La Jolla Village Drive and Gen- esee Avenue along the project frontage shall, however, comply with the "Profile Wideness Rule" described in the Special Planning Area Requirements for Palm Passage, to assure variation along the street edge, along with other pedestrian-orientation requirements described under this objective.

Examples of good pedestrian-oriented environments which already exist in the community. The Urban Design Element proposes that more of these amenities be provided. However, they should be located adjacent to the urban node pedestrian network and along the interna! pedestrian paths within the superblocks.

Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

Requiring "visual breaks" along the street yard bordering the Urban Node Pedestrian Network. Examples of "visual breaks" include setback variations,.sculpted facade treat- un mm »*····;-.:"- ' ·-.^··.^.·J-:-:- ments, changes in color, material, texture and landscaping elements, articulated walls and fences, special features and amenities. Single treatment of an infill building wall or fence bordering the Urban Node Pedestrian Net- work should not exceed 50 linear feet. For example, every 50 feet the building or fence should protrude, recess, change in color or texture. Similarly, landscaping or other treatment within this street yard should not Building height subject to visual break requirement. exceed 100 linear feet. For example: every 100 linear feet, the basic landscaping theme should introduce a new element (form, planting material, hardscape, etc.) to break the monotony and enhance the pedestrian experience. This requirement is not intended to conflict or prohibit a uniform street tree theme along an entire street.

Parks and natural open space resource areas are excluded from the "visual break" requirement. The vertical distance of a new wall bordering the Urban Node Pedestrian Net- work which is subject to the "visual break" requirement is 12 feet.

Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

Objective: Exceptionally large, bulky or tall buildings THIS NOT THIS should not be located immediately adjacent Improve the central community's urban form to low-rise buildings. The contrast not only and cohesiveness as new construction activ- creates problems such as excessive shadows, ity continues. ^ > \ undesirable wind tunnels, lack of privacy ^ and view blockages, but is also aesthetically ^ - ^ Accomplished by: disturbing to the neighborhood. A gradual ^ 1—1 transition should be created between adja- l Providing building setbacks appropriate to cent projects of different forms and heights by 1 the variable height of structures. The street the use of terracing or sculpturing techniques. 'l 1 E 1 ·L. yards of new developments should average ,-J...-(,.,., /-,- II I ^. J H ^-^-l VUIUJ WJ CILIIV/I < I I · I C CIIIU IIVJtlLlllg U^ - TKP \A/gctfipjd UTC site is within the Urban velopments. Overpowering and drastic street Node of the Central Subarea of the Univer- setback variations should be avoided. sity Community Plan. As such, it is the most appropriate location in the community for Generally, as development occurs under this higher-density mixed use development. Most MPDP in each planning area, setbacks will of the properties located near the Westfield Articulating the building mass with offsets, be reduced as the large, landscaped berms UTC site are medium to high-density resi- changes of plane, stepped terraces and irreg- which exist today and provide barriers be- dential and commercial sites. To maintain ular architectural edges. The base of buildings tween the sidewalks and the interior uses are appropriate scale transition to the lower-den- should relate to the needs of pedestrians and removed and replaced with new street yard sity properties adjacent to the Towne Centre motorists, thus, this is the place for texture, infill development. The new infill develop- Gardens planning area, an additional height color, special amenities, architectural detail- ment will generally parallel the alignment of restriction is applied to this planning area ing and other visual interest. External materi- the adjacent pedestrian network, providing a (see Special Planning Area Requirements for als that are sympathetic in color and texture sense of enclosure and maintaining the street Towne Centre Gardens). to the existing patterns should be used. wall. Siting and designing buildings to maximize Utilizing building elements, colors and Transitioning the scale and height of adjacent solar access and view corridors. Prevent dark, materials that are not disturbing to the eye. buildings. Projects which lie between dis- windy spaces between adjacent high-rise The eye is usually disturbed by lack of unity, similar use types or are adjacent to projects buildings by the use of terracing. This tech- asymmetrical balance, and bad proportion. with differing intensities should be designed nique also aids in the preservation of views. to ascend or descend in scale and height to Plazas and courtyards should be located on Concealing rooftop equipment, vents and create a harmonious, smooth transition. the south side of high-rise structures to maxi- shafts from view from adjacent highrise mize sun access. buildings. Similarly, trash storage, mechanical

Variations in planes of wall surfaces create interesting environments . Master Planned Development Permit for Westfield UTC General Design Characteristics Principles from the University Community Plan

equipment, utility appurtenances and service network, all of Westfield UTC's street front- areas should be screened with walls, doors or age will be included as part of the pedestrian SUPERBLOCK landscaping. network. However where parking decks are BUILDING EDGE required adjacent to the streets, they shall Requiring that ali structures above 50 feet in comply with the "Profile Wideness Rule" de- height developed under this MPDP submit scribed In the Special Planning Area Require- solar access and shadow studies as part of ments for Palm Passage, as well as the visual the Substantial Conformance Review process. break requirement described in Chapter 4:7, Requiring that roads and open space areas to assure variation along the street edge. If within a large development be coordinated surface parking lots must be provided, they

I4fiimi|.|*\t""$ with the roads and open spaces of adjacent should be dispersed throughout the site \ and facing projects, and aligned so as to form in multiple increments located at different a continuous network. levels. Large, single expanses of surface areas parking should be avoided. Surface parking Providing areas for employees that include landscaping must conform to the City's Land- seating, sunny plazas and recreational facili- scaping Ordinance at a minimum. ties. Integrating signage into the site and build- Avoiding the location of service roads and ing design. All signage shall conform to the fire lanes parallel to the public street. Pro- Wayfinding and Signage Guidelines included viding sidewalks on at least one side of all in this MPDP. f^t INTERNAL PEDESTRIAN important private streets within the project. CIRCULATION COORDINATED W!TH INTERIOR VEHICULAR Ensure that such sidewalks interconnect with CIRCULATION AND PARKING other pedestrian paths within and outside the project, particularly with the primary pedes- PEDESTRIAN CIRCULATION trian network identified in the Existing Cir- COMPATIBLE EN SCALE AND culation Plan in Chapter 2:5, and originally LANDSCAPE TO MAJOR STREET identified in the University Community Plan SUPERBLOCX PROJBCT CONTINUITY (figure 12, Chapter 7:4).

Superblock project continuity Avoiding the location of parking and parking entrances adjacent to the pedestrian network streets. With the addition of La Jolla Village Drive and Genesee Avenue to the pedestrian

Master Planned Development Permit for Westfield UTC General Design Characteristics General Architectural Guidelines

From attractive walkways and intimate land- Symmetry and Articulation of Walls Quality of Materials scaped courtyards, to simple massing transi- The design of all buildings will incorporate The quality of materials should convey a tions that soften the contrast between high- spaces and building massing that pushes in sense of permanence and durability. The rise and low-rise buildings the architectural or pulls out to avoid obvious symmetry. The use of materials like stucco, masonry, stone, characteristics that follow are required in the design must be composed and articulated by concrete, and heavy timber is encouraged. design of all buildings. Each is essential In a series of proportionate simple geometric Stucco of various finishes including smooth, maintaining the overall character and image forms and avoid the appearance of a singular sand, or lightly textured may be utilized of UTC. mass. especially where a change in plane or building mass occurs. A similar approach should Elements such as chimneys, balconies, niches be used in the selection of more decorative and windows as well as wall articulations ryr r\ri-ti man f -i I alarviontr ciir-b ~ic t-Jln (y-\f i»/-ill · * shall be utilized in the composition of the features or fountains, richly detailed gates, m w elevation(s) of building(s). railing, awnings or signage armatures.

Example of use of materials and architecture to create a sense of permanence

Example of composition and articulation

Master Planned Development Permit for Westfield UTC General Design Characteristics General Architectural Guidelines

Roof Forms Windows and Doors Pedestrian Scale-Defining Elements

The overall roofline of the buiiding(s) should Building penetrations, such as windows and Throughout the development, it is essen- be simple and avoid drastic change of profile. doors should be recessed to emphasize them- tial to utilize elements that help to define Roofs can be shed, gabled or flat. Hipped selves, create interesting shadow lines, as a pedestrian scale. Architectural elements roofs can be used where appropriate (i.e. well as express the integrity and mass of the such as awnings, canopies, trellises, arcades towers or other articulated buildings). Slopes fagade wall. In addition, window and door and porches that help to create an intimate of roofs shall be between 2:12 and 5:12. assemblies should be of a high quality. scale are essential to maintain the image of Overhangs are also encouraged and should the project and are highly encouraged. These be also used where appropriate. should be incorporated into the building form to provide visual interest to large wail

3 ^ '''^'WSF^

Examples of pedestrian scale defining elements

Windows and doors should be substantial and also of a high quality material and design

Master Planned Development Permit for Westfield UTC Chapter 4:1 / General Design Characteristics General Architectural Guidelines

Project Entry Statements and Entry Drives- ing pedestrian network. Gateways along the edge of the public Creating a Welcoming Experience right-of-way shall highlight the access The gateways shall all include bike racks, ways and passages along the Primary Pe- All entry drives of UTC shall be visually and a directional map indicating the rela- destrian Network into the shopping center. symbolically identified as the "gateways" into tive distance to key buildings of the site the project. They should celebrate the ar- and connection to close bike/pedestrian rival into the project and should immediately routes. define the character that is uniquely UTC. In At least one of the following features shall addition, it is essential that the entries convey be integrated in the design of those gate- a sense of arrival. Therefore any portion of the ways/ arrival monuments: redevelopment that borders on or contains an v 6ntr drive must utilize a combination of ar-

TYPICAL ENTRY 200 feet from the gateway points provid- DRIVEWAY C ONDiTION · Gateways and/or arrival monuments shall ing access to the center from the public be erected at each of the five primary con- right-of-way. nections (see plan on opposite page). All pedestrian connections from the Pri- · These gateways shall architecturally relate mary Pedestrian Network into the center to the project courtyard and plaza and cre- shall have a similar or complementary ate welcoming transition along the exist- look and feel, both in material and color, to the adjacent mall and/or courtyard area.

Master Planned Development Permit for Westfield UTC General Design Characteristics General Architectural G uidelines Pedestrian Gateways

HI · ^- _; li ', __ _> n i^ ___LTQWN CENTER~DRIVE' ·

DIAGRAM KEY

—· ·· Non Contiguous Sidewalk Condition

Bi Connection between UTC Retail Resort along the pedestrian newtork

Anchor Plaza and Main Plazas

Pedestrian Gateways: The Project Front Doors

Arrival Lobbies

iaiiE Retail "Passage"

Connect the retail resort experience to the public sidewalks.

Integrate the UTC pedestrian network with the urban node pedestrian network.

Create multi-level retail passages within UTC.

Bring plentiful and indigenous landscaping to the site.

SCALE: NTS

Master Planned Development Permit for Westfield UTC Chapter 4:13 General Design Characteristics General Architectural Guidelines

Streetscape and Street Frontage Examples of such uses include: Architecture

Permeability - Retail Shops Architecture and architectural features are key elements to any entry statement. · In addition to the Primary Pedestrian Net- - Restaurants work, a secondary means of entering the · . When no new structures or buildings are - Cafes project may be used to minimize adjacent to the entry drives, monument travel distances between the pedestrian - News stand signs, and/or gateway-like structures are access ways. required components that help to frame - Florists the entry. · The minimum width of these secondary connections shall be 10 feet. - Service retail · When a new building or a new structure is adjacent lo an enliy drive, ii niusi include · The maximum distance between pedes- - Retail carts setback articulations and variations in its trian linkages along the public - Retail kiosks form within a distance of 30 to 50 feet on right-of-way shall not exceed 300 feet. either side of the entry. Be it a change in - Display cases · Pedestrian Connections that are covered fagade plane, color and/or texture, any or within the parking garages shall have - Show windows new building must also contribute to the enhanced paving, ceiling and lighting entry experience into the project. - Transit uses treatments that shall be of a complemen- · When the drive is adjacent to two or more tary look and feel of the shopping center. · In cases where the above uses are not fea- Planning Areas, setback variations and sible, street side amenities, pocket parks · The above criteria will be implemented in changes in color and/or texture must be or small plazas will be integrated into each specific planning area when actual coordinated, as well, in order to achieve the streetscape to enhance the pedestrian redevelopment or expansion greater than successful composition correspondence experience along these 5000 SF is proposed or constructed within and/or symmetry to the entry sequence. non-active frontages. each planning area. Overall, the architectural character of these Street Activation parts should convey the image and spirit of . the Planning Area or District by which it is · Tenants, uses, and functions that create adjacent or within which it is located. Color, activation and enhance the pedestrian materials and architectural form of these ele- experience along the street front shall be ments, be it a building, an entry gateway, or integrated into the project in substantial other architectural element should reinforce a conformance with the following exhibit. sense of arrival.

Master Planned Development Permit for Westfield UTC General Design Characteristics General Architectural Guidelines

PERMEABILITY & ACTIVATION

PRIMARY GATEWAY

I f SECONDARY GATEWAY

P I CONNECTION LINK

^ ® © ACTIVATED STREET FRONTAGES ALONG PRIMARY PEDESTRIAN NETWORK

4" ·- COVERED ACCESSWAY

^V* FUTURE ACCESSWAY

Master Planned Development Permit for Westfield UTC Chapter 4:15 General Design Characteristics General Architectural Guidelines

Urban Parks/Plazas and Streel. Amenities pathway shall together be a minimum of 2,500 SF. ^i^a" · To further enhance the pedestrian experience along La Jolla Village Drive · The maximum distance between any and Genesee, a variety of plazas, land- of the above shall be no greater than scaped areas, pocket parks, and street 200 feet in length. amenities along the street front shall be · Street side amenities, pocket parks and strategically placed. small plazas will be integrated to enhance · These can be grouped into 4 different the pedestrian experience along the categories: non-active frontage areas.

~ r\ variety oi ameriities snaii oe integraieu into the various plazas such as: ~ U rban Park/Plaza > 2,000 SF, but <5,000 SF - Benches and seating

- Pocket Park/Plaza > 200 SF, . - Sculpture and artwork LANDSCAPE / AMENITIES / OPPORTUNITIES but <2,000 SF - Fountains GATEWAY PARK / PLAZA > 5,000 SF - Street side Amenity < 200 SF - Landscape/planting URBAN PLAZA > 2,000 SF, < 5,000 SF These should vary in size and scale - Bike racks and acommodate a variety of different H "POCKET" PLAZA > 200 SF, < 2,000 SF activities which could be active and/or - Concierge and information services O STREET SIDE AMENITY AREA < 200 SF passive. ·BENCH/ SEATING - Valet service Immediately east from the corner of Gen- esee and La Jolla Village Drive, at the cer- - Project directories emonial entry to the project and a primary · Al! gateway park/plazas, Urban Park/Pla- gateway, the plaza shall be a minimum of zas, and Pocket Park/Plazas shall include 5,000 SF. at a minimum seating areas, bike racks, and landscape/planting areas. At the corner of Nobel and Genesee, the urban plaza shall be a minimum of 2,000 SF and the pocket parks along the

Master Planned Develo/jment Permit for Westfield UTC General Design Characteristics General Architectural Guidelines

University Centra! Streetscape - Conceptual Plan

^GENESEE AVENUE

/Waaler Planned Development Permit for Westfield UTC Chapter 4:17 General Design Characteristics General Architectural Guidelines

Nobel Heights - Conceptual Plan

NOBEL/GENESEE GATEWAY PARK / PLAZA

(TYP.) Enlarged Plan of Street. Side Amenity Area General Design Characteristics General Architectural Guidelines

Parkways/Sidewalks/Setbacks

Parkways

· The minimum sidewalk width shall be 10 feet, except in the specific locations shown on the Adjacent City Street Plans in the MPDP.

· Generally, there shall be a minimum 21.5 foot parkway from face of curb to building facade, consisting of a 6 Inch curb, a iiiimiiiuiii 5 fuuf planiing area including street trees, a minimum 10 foot sidewalk, of which 6 feet would be in the public ROW, =» C ONDITION 1A/1B: 10' MIN. SIDEWALK and 4 feet or more would be in the setback area with a pedestrian and non-motorized ^ CONDITION 2A/28:6'MIN. SIDEWALK vehicle public access easement over it. sraoi TRANSIT STATION · The remaining 6 feet within the setback area may be landscape, hardscape, or a combination thereof.

· The 5 foot planting area immediately behind the curb may also be hardscape, with tree wells for the street trees.

Setbacks

· When a building fronting onto the street cannot achieve the required 2 foot stepback at the building base, (i.e. department store), an additional 5 foot setback shall be required

{see diagrams). REFER TO PAGES 22+23

· Landscape, hardscape or a combination thereof can occur within this additional setback. Master Planned Development Permit for Westfield UTC Chapter 4:19 General Design Characteristics General Architectural Guidelines

ZMIN.

4'PEDESTRIAN/PUBLIC STREET TREES PER CITY ACCESS EASEMENT REQUIREMENTS 10'MIN. SIDEWALK 4'PEDESTRIAN/PUBLIC ACCESS EASEMENT

10'MIN. SIDEWALK STREET

TURNING LANE OR BULB OUT BULB-OUT WHERE IT OCCURS (WHERE OCCURS) tzza

MO'MIN.- , SETBACK · JC PA -; -7$ 21 -6"MIN.^-^«-- i STREETSCAPE STREEi^T eAPE^^r-r;;r,^

j 1 f a Streetscape - La jolla Village Drive and Genesee Drive .i-c. -.r.-^'A''^".^.^...::-' ^?..-.'"-^.»V. >*7KT-, '^"i/ A , ' ^'·v ' ^ ^.;^Vrf-i.r"j:..r\Ji?..£'!i;::.?.'.^: Typical Section at Street Frontage with Department Store or Parking Deck

Chapter 4:20 · Master Planned Development Permit for Westfield UTC General Design Characteristics General Architectural Guidelines

Parkway Plan at Active Frontage

4'PUBLIC ACCESS BUILDING EDGE OR EASEMENT PARKING

SETBACK LINE

P-L^H

4' PUBLIC ACQ CONTINUOUS HEDGE EASEMENT BUILDING EDGE OR INFORM PARKING / — BENCH SHRUB PLANTINGS SEATING

·PARKWAY SHRUB TREE WELLS EXISTING- ·PARKWAY SHRUB STREET TREES PER -TREE WELLS CURB UNE GROUNDCOVER CITY REQUIREMENT GROUNDCOVER HARDSCAPE ·HARDSCAPE PLANTING PLANTING CONDITION 1A CONDITION 1B CONDiTION 2A CONDITION 2B

Master Planned Development Permit for Westfield UTC Chapter 4:21 General Design Characteristics General Architectural Guidelines

Interior Courtyards and Plazas

Courtyards and plazas of various scales are essential to creating a development that is intimate and welcoming . Therefore, courtyards and plazas of various scales should be integrated into the project site. From private and semi-private courtyards to wider com- munal plazas, the new open spaces must be different but complementary and offer various levels of accessibility.

·4ccen( Colors

While lightly colored wails and surfaces should dominate the overall color scheme, accent color is encouraged for key architectural building forms and details. The use of rich quality materials, such as tile, mosaics, Example of accent color in storefront stone or integral color concrete should be used to infuse color into the development.

Master Planned Development Permit for Westfield UTC General Design Characteristics General Landscape Guidelines

"We should build our bouse simple, plain walkways and thoroughfares within the and substantial as a boulder, then leave the development. ornamentation of it to Nature, who will tone it with lichens, chisel it with storms, make it Provide screening and privacy where gracious and friendly with vines and flower appropriate and/or required. shadows as she does the stone in the mead- Draw attention to key architectural details ow." - Irving J. Gill- "The New Architec- and features of the buildings. ture of the West" 1916 Provide shading and cover in large open All landscape and irrigation shall conform spaces. to the standards of the City-Wide Landscape Repillations and the Citv of San DIPPO land Utilize indigenous and other low water Development Manual Landscape Standards use, non-invasive plant materia!. and all other landscape related City and Regional Standards.

The landscape guidelines for the development, much like the architectural guidelines,

Example of landscaped pathways are intended to help unify each component of the redevelopment and assure a successful transition with the neighborhood. Therefore, in addition to complementing and enhancing the design and character of the architecture of the development the landscape must:

· Define Westfield UTC development components as an integrated yet distinct part of the overall project and the community.

· Enhance the surrounding outdoor spaces within the retail, residential, office and the transport facilities.

· Accentuate key paths, passageways,

Example of integration of buildings and landscape

Master Planned Development Permit for Westfield UTC General Design Characteristics Genera! Landscape Guidelines

Tree Root Barriers Maintenance for street trees in the right-of-way. The site plan shall be submitted to the City Manager Tree root barriers shall be installed where All required landscape areas shall be main- for approval and the plans shall take into trees are placed within 5 feet of public im- tained by Westfield. Landscape and irriga- account a 40 square foot area around each provements including walks, curbs, or street tion areas in the public ROW dedicated tree which is unencumbered by utilities. pavements or where new public improve- from Westfield property as part of develop- Driveways, utilities, drains, water, and sewer ments are placed adjacent to existing trees. ment under this MPDP shall be maintained laterals shall be designed so as not to prohibit The root barrier will not wrap around the root by Westfield. The landscape areas shall be the placement of street trees. ball [142.0403]. ' maintained in a healthy growing condition. Diseased or dead plant material shall be Irrigation satisfactory treated or replaced per the condi- n A n -i r it/-\mi-i-i \\ry*~-+fif ,11,, ^^n^^lU^ :,-..;„-, tion of the ermit. 11 i y wwi m wi H_VJ It I Igtl" tion system shall be provided as required for All graded, disturbed or eroded areas that proper irrigation, development, and mainte- will not be permanently paved or covered by nance of the vegetation in a healthy, disease- structures shall be permanently revegetated resistant condition. The design of the system and irrigated as shown in Table 142-04F and shall provide adequate support for the veg- in accordance with the standards in the Land etation selected. Development Manual [142-0411(a)]. Mulch New development under this MPDP may All required planting areas shall be covered require removal of mature trees in various with mulch to a minimum depth of two portions of the site. When mature trees inches, excluding slopes requiring revegeta- are removed, replacement trees shall have tion and areas planted with ground cover. a comparable caliper and shall provide a All exposed soil areas without vegetation similar tree shade canopy at maturity to those shall also be mulched to this minimum depth trees removed. [142.0413(6)1. Landscape Development Plans will be submitted as part of the Substantial Conformance Review packages submitted in conjunction with development under this MPDP.

Prior to issuance of any building permits the site plan shall indicate the area and location

Master Planned Developmenl Permit for Westfield UTC Revised April 25, 2008 General Design Characteristics Master Plant List Streetscapes - Street Trees / Entry Trees (trees suited for 5' parkway: *7"-10' parkway required)

Botanical_Name -CommQn_Nam e_ HT/SPRFAD SD List Native.N .LQW_WateiLUse_ .Modetale_WatecJJse. High Water Use .Region-Adapled. Na//Ve Chitlpa tashkentensis Desert Chitalpa 20/-30'x25'-30' X X Heteromeles arbutifolia Toyon 15'-25'xl5'-25' X X Lyonothamnus floribundus asplenifolius Fernleaved Catalina Ironwood 30'-60'x20'-40' X X *Platanus rocemosa California Sycamore 40'-55'x25'-40/ X X X *Pinus torreyana Torrey Pine 40'-60'x30'-45' X X Washingtonia filifera California Fan Palm to40'x12' X Non-Native, Drought Tolerant Acacia baileyana Bailey Acacia 25'x25' X X Agonis flexuosa Australian Willow 25'-35'x15'-30' X X Alblzia julibrissin Silk Tree 20'x20' X X X , Arbutis 'Marina' Marina Madrone 35 x3(r X X Arbutus unedo Strawberry Tree 10'-35'x 10'-25' X X Brahea armata Mexican Blue Palm 30'-35'x10' X X X Brahea edulis Guadalupe Palm 25'-30'x10f X X Brachychiton populneus Bottle Tree 30'-50/x30, X Cassia leptophylla Golden Medallion Tree 20'-25'x20' X X X Cupaniopsis anacardioides Carrot Wood 20 '-4 0'x25 '-30' X X Eucalyptus gunii Cider Cum 50'x40' X X Eucalyptus torquata Coral Gum 20'-35'xl5,-30' X X Ceijera pa rviflora Australian Willow 25/-30'x 20' X X jacaranda mimosifolia Jacaranda 35'-40'x30,-35' X X Melaleuca quiquinervia . Cajeput Tree 20/-35'xl5'-20' X X *Olea europaea Olive "fruitless" 30'-35'xW' X X Phoenix dactilyfera 'Medjool' Date Palm to80'x15'-20' X Pinus canadensis Canary Island Pine 45'-70'x20'35' X X Pinus eldarica Afghan Pine 30'-70'xl5/-25' X X Pistacia chinensis Chinese Pistache 30'-40'x35'-40' X X X Pittosporum phillyraeoides Willow Pittosporum 15'-25'xl5'-20' X X *Platanus acerifolia 'Bloodgood' London Plane tree 40'-80' x 30'-40' X X X Podocarpus macrophyllus Yew Pine 15'-50'x8'-15' X X X Quercus ilex Holly Oak 25'-50,x25'-50' X X Rhus lancea African Sumac 20'-30'x20'-35' X X Firewheel Tree X Stenocarpus sinuatus 25'-30'x 15' X X Tristania conferta Brisbane Box 30'-45'x25' X X Mexican Fan Palm X Washingtonia robusta todO'xlO' X X

Master (banned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Streetscapes · Shade & Accent Trees

Rotaniral Namp Common Name HT/SPREAD California Native _Xaw_WateLJLise oderate Water Use High Water Use Region Adapted Native Acer macrophyllum Big Leaf Maple 25,-30'x20/-30' X X Alnus rhombifolia White Alder · 35'-60'x25'-35' X X Betula occidentallis Water Birch 10'-20'x10' X X Cercocarpus minutuflorus San Diego Mountain Madrone 10'-20'x12'-16' X X Lithocarpus densiflorus Tan Oak 40'-80'x30'-50' X X Lyonothamnus floribundus asplen Fern Leaved Catalina Ironwood 30'-60'x20'-40' X X Pinus sabiniana Foothill Pine 30'-60'x30'-45' X X Pinus torreyana Torrey Pine 40'-60'x30'-45' X X Platanus racemosa California Sycamore 40'-80'x 20/-50' X X Quercus agrifolia Coast Live Oak 20'-60'x40'-70' X X

Non-Native, Drought Tolerant Agonis flexuosa Peppermint Tree 25'-35'x15'-30' X X Albizia julibrissin Silk Tree 20'x20' X Chorisia speciosa Floss Silk Tree 35'- 50'x30'-45' X Cupressus sempervirens Italian Cypress 40'x8' X X Erythrina caffra Coral Tree 25'-40'x45'-55' X Eucalyptus ficifolia Red-Flowering Gum 20'-40'x20'-50' X X Eucalyptus nicholii Willow Leafed Peppermint 30'-40'x 75'-30' X X Eucalyptus sideroxylon Red Ironbark 35r-70'x30'-50' X X Geijera parviflora Australian Willow 25,-30 ,x 20' X X Melaleuca nesophila Pink Melaleuca 15'-20'x25'-30' X X Parkinsonia aculeata Mexican Palo Verde 15'-25'x15'-25' X X Pinus halepensis Aleppo Pine 30'-60'x20'-40' X X Pinus pinea Italian Stone Pine 40'-80'x40'-60' X X Quercus virginiana Southern Live Oak 40'-65'x50'-80' X X Rhus lancea African Sumac 20'-30'x20'-35' X X Tabebuia impetiginosa Pink Trumpet Tree 25'-40'x25'-40' X · X Tipuanu tipu Tipu Tree 25,-40'x30'-60' X X

Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Streettcapes - Shrubs & Groundcovers and Accent Plants

Botanical Name Common Namp CaUfomia^taliYe™^. Low Water Use M .RegionLAdapted. Native Achillea filipendulina Fernleaf Yarrow X X Achillea millefolium 'Rosea' Common Yarrow X X Adenostoma fasciculatum Chamise X 'X Adenostoma fasciculatum var. obtusifollum San Diego chamise, Chamise X X Arctostaphylos species Manzanita X X Baccaris pilularis 'Twin peaks' Dwarf Coyote Brush X X Ceanothus 'Concha' Wild Lilac X X Ceanothus griseus horizontalis Carmel Creeper X X Ceanothus griseus var. horizontalis Carmel ceanothus X X Ceanothus 'Joyce Coulter' loyce Coulter ceanothus X X Cercis occidentalis Western redbud X X Garrya elliptica 'James Roof James Roof silk tassel X X Malosma laurina Laurel sumac X X

Non-Native, Drought Tolerant Agave attenuata Foxtail Agave X Agave vilmoriana Octopus Agave X Aloe arborescens Tree Aloe X Aloe bainesii N.C.N. X Aloe striata Coral Aloe X Anigozanthos flavidus Kangaroo Paw X Arbutus unedo 'Compacta' Dwarf Strawberry tree X Bougainvillea spp. Bougainvillea X Carex speciosa velebit N.C.N. X Carex tumulicola Berkeley sedge X X Carissa grandiflora 'hybrids' Natal Plum X Dietes bicolor Fortnight Lily X Dracena draco Dragon Tree X Echium candicans (E. fastuosum) Pride of Madeira X Festuca mairei Maires Fexcue X Hesperaloe parviflora Red Yucca X Kniphofia uvaria Red Hot Poker X Ligustrum japonicum 'Texanum' Texas Privet X

Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Streetscapes - Shrubs & Croundcovers and Accent Plants

Rotaniral Namp Common Name California NativP Low Water Use Moderate Water Use High Water Use Region Adapted Native Prunus ilia'folia Hollyleaf cherry X X Rhamnus alaternus Italian buckhorn X X Rhamnus californica 'Little Sur' Coffeeberry X X Salvia Allen Chickering' Sage X X Salvia develandii 'Winnefred Gilman' Sage X X Trichostema lanantum Woolly Blue Curls X X Xylococous bicolor Mission manzanita X X Yucca recurvifolia N.C.N. X X

Non-Native, Drought Tolerant Myoporum 'Pacificum' N.C.N. X X Nassella tenuissima Mexican Feather Grass X X Phormium tenax species Flax X X Prunus caroliniana Carolina laurel cherry X X Rhaphiolepis indica hybrids India Hawthorne X X Rosmarinus spp Rosemary X X Salvia leucantha Mexican Sage X Strelitzia reginae Bird of Paradise X X Tagetes limmoni Mountain Marigold X X Thysanolaena maxina Tiger Grass X X Trachelospermum jasminoides Star Jasmine X X Westringia fruticosa Westringia X X

Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Courtyards - Trees

RatankaLName XQmmon_NameL -HT/SEREAI lifomia-Native. .LoMLWaterJUse. Moderate Water Use -HighJAfatetJjML -RegioiLAdapted- Native Pinus torreyana Torrey Pine 40-60x30-50' Washingtonia filifera California Fan Palm to60'x15'

Non-Native. Drought Tolerant Agonis flexuosa Australian Willow 25'-35'xl5''30' X Arbutus 'Marina' Marina Madrone 25'-30'x25'-30 X Brahea edulis Guadalupe Palm to 30x10'-!5' X Dracaena draco Dragon Tree 10'-20'10'-15' X Erythrina caffra Coral Tree 25'-40'x4S'-55' X Eucalyptus leucoxylon White Ironbark 20'-70'xl8'-50' X Geijera parviflora Australian Willow 25,-30'x20' X Melaleuca quiquinervia Cajeput Tree 20'-35'xl5'-20' X Phoenix dactylifera Date Palm to80'x15''20' Phoenix redinata Senegal Date Palm 15'-30'x20'-30' Pinus thunbergia Japanese Black Pine 10'-20'xl0'-15' Strelitzia nicolai Giant Bird of Paradise 15'-30'x10'-15' X Trachycarpus fortune! Windmill Palm to30'xW' Washingtonia robusta Mexican Fan Palm toBO'xW X

Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Courtvards - Shrubs, Perennials and Croundcovers

Botanical Name Common Name California Native 1 ow Water I Jse „MQo derale-WatenUse. ±tigLWater Use JiegioaAdaptedL Native Baccaris pilularis 'Twin peaks' Dwarf Coyote Brush X X Carex tumulicola Foothill sedge X X Deschampsia caespitosa Tufted Hairgrass X X Dudleya hassei Britton's Chalk Dudleya X X Dudleya lanceolata Britton's Chalk Dudleya X X juncus effusis 'Spiralis' Corkscrew Rush X Juncus acutus Spint Rush X

Non-Native, Drought Tolerant Agave attenuata Foxtail Agave X Agave vilmoriana Octopus Agave X Aloe bainesii N.C.N. X Aloe striata Coral Aloe X Anigozanthos flavidus Kangaroo Paw X Bamboo spp. Bamboo X Bougainvillea spp. Bougainvillea X Bromeilia spp. Bromeliads X Buxus microphylla Boxwood Beauty X Carex morrrowii var. temnolepis 'Silk Tassel' Hosoba kan suge X Carex humilis 'Velbeit' Low Sedge X Carex testacea Orange New Zeland Sedge X Carissa grandiflora ' hybrids' Natal Plum X Cistus spp. Rock Rose X Crassula spp Jade Plant X Cycas revoluta Sago Palm X Dietes bicolor Fortnight Lily X Echiveria spp. ' Hen and Chicks X E'chiveria x imbricata Hen and Chicks X Festuca amethystina 'Superba' Large Blue Fescue X Festuca glauca Blue Fescue X Haworthia spp. N.C.N. X Helictotrichon sempervirens Blue Oat Crass X

Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

Courtyards - Shrubs, Perennials and Croundcovers continued from previous page

BatanicaLName^ Common Name California Native Low Water Use .Moode cate^WaterJise. JJigLWateiOisfL -RegioaAdaptedL Non-Native, Drought Tolerant Muhlenbergia rigens Deer Crass X Muhlenbergia caplllaris 'White Cloud' Muhly X Nassella tenuissima Mexican Feather Crass X X Phormium tenax species Flax X Rhaphiolepis indica hybrids India Hawthorne X Rosemarinus officinalis Rosemary X Sesleria caerulea Blue Moor Crass X Trachelospermum asiaticum Asian Jasmine X

Courtyards - Vines

Botanical_Name Xojnmon_Name. jCalifomiaj&atiyjEL .Law Water Use Moderate Water Use High Water Use RegiorLA Native Vitis californica 'Rogers Red' California wild grape X X

Non-Native, Drought Tolerant Bougainvillea spp. Bougainvillea X X Clytostoma callistegioides Lavender Trumpet Vine X X Distictus buccinatoria Blood-red Trumpet Vine X X Ficus pumila Creeping Fig X Parthenocissus quinquefolia Virginia Creeper X Rosa banksiae Lady Banks' Rose X Wisteria sinensis Chinese Wisteria X X

Master Planned Development Permit for Westfield UTC General Design Characteristics Street Tree Masterplan /f^L r--..

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Chapter 4:32 · Master Planned Development Permit for Westfield UTC General Design Characteristics Master Plant List

La Jolla Village Drive Tree CJ T owne Centre Drive Tree

j Street Frontage: 1,954 I.F. Street Frontage: 1,109 L.F. ^i_—t—;.—·'- · ·i.l „l AMi.-,i^-.-.'..'—-' '' ··"· —-^·-··~-' ···'· ···;.L:l'lt.-,_L.1 ·...·y ·„„:,·: ·'· · ^ - " - '—i— 1 * Trees Required: 66 * Trees required: 37 IMPROVEMENT MIN. DISTANCE TO STREET TREE

Genesee Avenue Tree r^\ Nobel Drive Tree/Lombard Place Tree Traffic signals (stop sign) 20 feet

Street Frontage: 1,918 L.F. Street Frontage Nobel Drive: 487 L.F. Underground utility lines 5 feet * Trees Required : 64 Street Frontage Lombard Place: 202 L.F. * Trees Required: 23 | Above ground utility structures 10 feet

j Driveway (entries) 10 feet

Intersections 25 feet (intersecting curb lines of two streets)

Sewer Lines 10feet

Refer to Master Plant List, "Streetscape-Street Trees/Entry Tree' Chapter 4:25 for list of possible street trees.

* Assumes the use of Canopy Trees for all of the required number of street trees. Use of other trees not classified as Canopy Trees will result in an increase to the total number of street trees required.

Revised July 2, 2008

Master Planned Development Permit for Westfield UTC Chapter 4:33 General Design Characteristics General Lighting Guidelines

The lighting guidelines for the development · Use energy efficient lighting wherever are intended to not only ensure that the feasible to achieve the design objectives development offer a safe and usable environ- for the project. ment for its residents, visitors and guests, but In addition to the above criteria, the develop- also to provide criteria that utilizes lighting er shall also refer to additional requirements as a means for enhancing the character and as outlined in the "Urban Design Element" of appearance of the architecture. the City of San Diego General Plan, sections The design of the lighting for Westfield UTC C and F. development should:

· Provide pedestrian-scaled light at pedestrian pathways and walkways throughout the premises.

· Utilize effective and appropriate lighting for both pedestrian and vehicular circulation.

· Ensure lighting provides a sense of safety.

· Specify fixtures and standards that com- plement the architectural design and aesthetic.

· Employ dramatic lighting that enhances the massing and character of the architecture.

· Not disrupt or overwhelm lighting and/or privacy of adjacent property especially residential parcels (refer to Municipal code section 142.0740 for other pertinent requirements and restrictions).

Examples of pedestrian path lighting

Master Planned Development Permit for Westfield UTC General Design Characteristics General Wayfinding and Signage Guidelines

The wayfinding and signage guidelines are · Create an environment and develop guide- details to be disseminated throughout the intended to define the Westfield UTC devel- lines for tenant signage. project, therefore reinforcing the identity opment as a distinct destination within the through a variety of subtle manifestations; In general, the types of signage may fall un- greater University Community, and enhance this can include a variety of elements der the following categories: the user experience by orienting residents, such as pavers/medallions, banners, visitors and guests through aesthetically · 5/te Identification - monument, landmark friezes or artwork in walkways or building relevant, intuitive and logical means. Con- and/or gateway signage and other markers exteriors, ironwork and wood details, etc. sideration of the architectural design, and of for major and minor entries and to define · Temporal Elements - seasonal or event San Diego's rich history, culture, and sur- districts -driven banners, advertisements rounds, are some aspects that may inform · Wayfinding/Directional Signage - includ- the creation of a meaningful visual language · Tenant Criteria - the creation of guidelines ing vehiCuldi/'tidfliC MOW diiu peu'esiridii that will enhance the user experience, and defining tenant signage usage, including directional signing for site destinations, facilitate movement and action throughout design character, size and location perim- key areas and parking the project. eters, typography usage, colors and materials for individual districts Through the use of color, material, scale, · Informational Signage - directories and kiosks form, typography and texture, a system of The Westfield UTC wayfinding and signage signs shall be organized into an hierarchical · Regulatory Signage - stop, safety, etc, shall be a system which will integrate harmo- plan for the overall development..The intent (conforming to City of San Diego relevant niously into the fabric of the University Com- of these signs will be to: codes, and as determined by traffic con- munity, while distinguishing the project as sultant as necessary) a whole and project components both from · Announce and define the Westfield UTC the outside and throughout. The developer development and brand; · Parking Area Signage - entry and exit shall also refer to additional requirements as · Seamlessly communicate information and identification, vehicular and pedestrian outlined in the "Urban Design Element" of wayfinding direct users throughout the project; the City of San Diego General Plan, sections C and F: · Design individual districts within the proj- · Interpretative Signage - informational, ect: residential, office, retail, parks, etc.; educational, and/or entertaining signage elements may be incorporated within · Enhance both vehicular and pedestrian the project to further enhance the visitor user experiences through the visual lan- experience guage and interpretive signage and architectural details; and · Architectural Details and Artistic Amenities - development of a system of architectural

Examples of signage and architectural details

Master Planned Development Permit for Westfield UTC Specific Design Characteristics Open Space and Recreation

In addition to the "General Design Charac- the number of residential units developed Proposed Location of the Open Space and Recreational Area at. UTC teristics", this section outlines design charac- under this MPDP, up to 1.84 acres of usable teristics that are specific to the different uses open space and recreational area would be that will inhabit the project. Future devel- required under the maximum residential opment at UTC and al! of its components development scenario of 300 units, based will also have to comply with the "General on SANDAG's 2030 forecast of 2.19 persons Development Regulations", and the "Supple- per household for the north UCP area and mental Regulations" defined in the San Diego a usable acreage requirement of 2.8 acres municipal code for CR1 -1 base zone devel- per 1,000 persons. The portions of the site opment. Permitted deviations from the base- to be improved to satisfy population-based line development regulations are included in park requirements shall be developed con- the Chapter Eight of this document. sistent with Park and Recreation Department standards/guidelines, and shall be privately Open Space and Recreation owned and maintained with a recreation The Open Space and Recreation Element of easement to allow for general public use and the University Community Plan defines open must be contiguous to a public right of way, Nobel Heights space as including "urban areas such as de- in close proximity to the residents creating up to 1 Acre veloped parks, private recreational facilities, the need, and welcoming the general public plazas or mails" (See page 225 of the UCP). to reinforce public use. The area for these PROPERTY LINE- Westfield UTC will continue to serve as a park improvements and the improvements recreation amenity for University City with its themselves shall be identified at the time that improved open plazas, walkways, courtyards, residential plans are submitted for substantial community center and ice rink. conformance review by the City.

To further enhance the open space and recre- in addition, Westfield will enhance and pro- ation opportunities for residents and visitors vide new community-serving uses in areas of Westfield UTC, as part of its initial phase of Torrey Trail closest to the shopping center. of residential development under this MPDP, The Torrey Trail improvements will provide Westfield UTC proposes to improve Torrey an accessible link from Towne Center Drive Trail with park amenities open to the public, to the shopping center with lamppost-style with pedestrian connections linking the shop- lighting along the pedestrian connection, ping center and community-oriented uses to enhanced native landscape and landscape the residential development. Depending on treatments.

Master Planned Developmenl Permit for Westfield UTC Specific Design Characteristics Regional Commercial Uses

There are three regional commercial com- Building Height ponents in the Westfield UTC plan. Palm The maximum building height within the re- Passage and La Jolla Terrace, where most of gional commercial components of Westfield the shopping experiences occur, must blend UTC is set to 100 feet high. This Includes and/or transition with the existing shop- punctual architectural features that are de- ping center around Palm Plaza. To achieve signed and located to reinforce the identity of this goal, the architecture must successfully certain tenants or to serve as focal points. integrate the design of exterior storefronts to the buildings and to quality outdoor areas. Storefront Limits Westfield will work with individual tenants to develop fagade designs that integrate Horizontal limits (width) of the storefront harmoniously with the overall pedestrian will vary, but are defined from the inside face streetscape design. of landlord's "Neutral Piers." Vertical limits of the storefront are defined from finished floor to a height not less than 14 feet above finished floor or to the underside of the landlord's "Bulkhead".

Storefront Articulation

To add visual interest, articulation and modu- lation of the storefront is encouraged both horizontally and vertically. Long expanses of flat storefront will not be permitted. Recessed entries are encouraged. Tenants may recess or "pop out" their storefronts as long as the general lease line is followed. Storefront configuration is subject to Landlord review and approval. The base of the solid portion of the storefront must be stone, cast stone, or cultured stone.

Examples of storefront articulation

Master Planned Development Permit for Westfield UTC Specific Design Characteristics Regional Commercial Uses

Merchandising Front Yards and Patios Openings and Windows Canopies and Trellises

Westfield UTC will allow for a merchandis- Articulation of any fenestration is encouraged To provide shading and visual definition ing front yard in designated areas along the and should be compatible with the tenant to tenant storefronts, projecting canopies, storefronts. Also, patio seating is encouraged, storefront design and the overall base build- awnings or trellises are encouraged as part of including outdoor, covered or semi-enclosed. ing composition. All window frames should building design proposals within the com- Fences and/or gates enclosing the patio areas be metal or wood with a natural or stained mercial districts. To maintain the overall shall permit visibility into the patio space. finish that are finely crafted and detailed. image of the project, the design of the cano- Windows may be operable and allow indoor pies/trellises will be coordinated. and outdoor areas to mix.

Example of patio seating

Chapter 4:38 Master Planned Development Permit for Westfield UTC Specific Design Characteristics Residential Developments

Residential components are potentially locat- Building Height 5ca/e Transition ed in three districts of Westfield UTC- Uni- The maximum building height for any resi- High rise construction differs from low rise versity Central, Nobel Heights and Towne dential buildings shall be a maximum of 293 construction in that there are fundamentally Centre Gardens. Each will bring a variety of feet above grade. different structural, life safety, constructabiiity residential types to the heart of UTC and the and economic criteria that inform the archi- University community. The successful integra- tectural character of a building of this type. tion of these new components in the neigh- Application of scale transition principals such borhood depends primarily on the articula- as horizontal, vertical and proportional cor- tion of the massing and the transitions with respondence between buildings is applicable · the adjacent buildings and planning areas. as in low rise construction, with the applica- Westfield will work with the individual build- ers to develop fagade designs that integrate iai 11 L»u lanvi i, patterning and articulation methods consis- harmoniously with the overall skyline and the tent with industry standards for technically street corridors. competent, elegantly shaped/proportioned towers and bases.

Such proportioning may include pattern/ rhythm changes in-plane, offsets, changes of plane/geometries and/or balconies/terraces. Example of residential high-rise Within this context, high rise bases should correspond with proportions and rhythms of adjacent building facades and provide appropriate transitions to tower elements. In the same way, vertical elements of towers may extend into the building base to accentuate connection to the ground level and avoid appearance of towers isolated from the street.

Example of scale transition

Master Planned Development Permit for Westfield UTC Specific Design Characteristics Residential Developments

Conceptual Plan of Nobel Heights Residential

NOBEL/GENESEE GATEWAY PARK / PLAZA

Chapter 4:40 Master Planned Development Permit for Westfield UTC Specific Design Characteristics Residential Developments

Conceptual Plan of Nobel Heights Residential

Master Planned Development Permit for Westfield UTC Chapter 4:41 Specific Design Characteristics Residential Developments

Building Orientation and Building Base Fagade Articulation Environmental Response

Consistent with the setback recommendation Building fagades, especially for high-rise con- To promote sustainability and energy conser- for the central area given in the "University structions, should create visual interest for vation, high rise and mid-rise construction Community Plan" (UCP) p.111 & p.,113, all pedestrians and motorists. A gradual transi- should incorporate energy efficient build- buildings located along a public street should tion should be created between the smaller ing systems, technologies, environmentally have a building base seated at an appropriate scaled repetitive elements of the building (the endorsed finishes and/or skin treatments as setback to reinforce the street space and pro- windows, balconies...) and the larger scale appropriate to orientation, architectural ex- vide a comfortable sense of street enclosure. elements of the fagade. Relationships should pression and project economics. be created between the finer fabric of archi- With the exception of where plaza and tectural elements such as windows, balco- drops-off/entrance components are planned, njpt; canonigs and skin articulation's^ and the street yards of the new building should the primary and/or secondary (if applicable) average the street yards of adjoining and building forms of tower(s) and base(s) to gen- fronting developments so to avoid "overpow- erate cohesive architecture of character. ering and drastic street setback variations". In addition, the building base should respond to both tower architecture and massings/ rhythms of adjacent buildings to create a Example of building base and varied massing sense of rhythm and establish a correspondence of proportions and scales with adjacent buildings and the street.

Variations in planes of wall surfaces create interesting environmenIs. Example of facade articulation

Extracted from the University Community Plan

Chapter 4:42 Master Planned Devehjiment Permit for Westfield UTC Specific Design Characteristics Trolley and Transit Facility

"Integrated stations should be highly visible Visibility and Identity Physical Requirements and Project Phasing Transit plaza flooring shall extend across from the public street, adjacent to the most entry driveways to connect the transit Consistent with the recommendation for the The transit facility will be designed so it can active uses within a project..." UCP p. 86 plaza platform to the public right-of-way. urban node given in the UCP p.86, the trol- function both with and without the mid-coast Project Integration ley/transit facility should be planned in such trolley. The dimensioning and the organiza- The minimum width of the access way a way that it is clearly identifiable from the tion of the bus transit facility and the elevated from the transit plaza shall be 10 feet Consistent with the recommendation for the public right of way and near to the pedestrian trolley station will be consistent with the re- clear. Urban Node given in the UCP p.85, West- paths connecting the super-blocks. This will quirements of the Metropolitan Transit System field UTC will integrate the trolley/transit fa- Benches and/or other seating options shall be accomplished by the use of recognizable (MTS) of San Diego, CA and SANDAC. cility into its site plan. It will also coordinate be provided within the transit plaza. architectural features, public art elements, its design as part of the architecture of the Trolley and Transit Facility landscaping and hardscaping treatments. overall project. Furthermore, the designs of Retail and/or cafe offerings complemen- the benches, planters, lighting devices, way- (These criteria also apply to Special Planning tary to the transit center snail be provided finding signs and other site amenities should Area Requirements, Planning Area Two, Palm for transit patrons. be complementary or identical to those used Passage, Chapter 4:58) Bike racks and bike lockers shall be pro- in the regional commercial portion of the re- · A convenient and safe means of access vided within or immediately adjacent development. This will reinforce the integra- Example of urban transit facility shall be provided for patrons and users to the transit facility. tion of the facility and the distinct character of the public transit system from the of the revitalized UTC. transit plaza to the shopping center.

· A convenient and safe means of access shall be provided along the street front to project gateways.

· The maximum distance from the transit plaza to the shopping center entry or project gateway shall not exceed 200 feet.

· The accessways from the transit plaza shall have an enhanced paving, ceiling and lighting treatment that shall be of a complementary look and feel to the shopping center when covered.

Example of architectural entry feature

Master, Planned Development Permit for Westfield UTC Specific Design Characteristics Trolley and Transit Facility

Conceptual Plan for Connection Between Transit Center and Retail Center

Jl V" 1 ; ···-j.n

--.-i". . ..n-i ELEVATOR AND STAIRS TO TRANSIT PLAZA BELOW

Chapter 4:44 Master Planned Development Permit for Westfield UTC Specific Design Characteristics Trolley and Transit Facility

Conceptual Cross Section at Transit Connection Level 2 (380.0) ILUMINATED ACRYLIC WOOD & METAL TRELLIS WOOD & METAL SCREEN PANELS WITH GRAPHICS STRUCTURE WITH AT COLUMN TYPICAL INTEGRAL LIGHTING STRIPS

ILUMINATED ACRYLIC SLABS AT PARKING BAY

Master Planned Development Permit for Westfield UTC Chapter 4:45 Specific Design Characteristics Parking Decks

Ali parking decks shall comply with the achieve this objective, the building base The top floor of parking structures that are "Parking Regulations" defined in "San Diego shall be treated with textured and colorful open to the sky are subject to the vehicu- Municipal Code" §14.02.05 and the "Urban material, incorporate trellises, landscaping, lar use area requirements of the Landscape Design Element" defined in the General Plan canopies, or other architectural features that Regulations (Chapter 14, Article 2, Division p.UD-108& 109 . would achieve similar effects. A landscaped 4). One minimum 24 inch box size tree is yard will provide appropriate screening of required to be located within 30 feet of each Building Height parked vehicles and create a comfortable, parking space. The minimum planting area

The maximum building height for parking pedestrian-friendly streetscape. The access to required is 40 square feet, with no dimension decks, throughout Westfield UTC is 80 feet the decks shall be well defined and clearly less than 5 feet. Alternatively, trellis structures above grade. Architectural features, such recognizable elements in the fagade compo- with vine planting or innovative solutions as towers, trellises, and solar carports, may sition. such as solar "carports" may be utilized. extend up to 100 feet above grade. When appropriate, residential development The perimeter of each parking garage floor will use the top of the parking structure as a Facade Articulation above street level shall have an opaque recreational amenity deck. screen or other decorative screening mecha- The facade design of the parking decks nism to shield automobiles from public view. E should be complementary to the architectural The screen shall be at least 3.5 feet high expression of the adjacent/attached buildings. measured from the finished floor elevation. 'T^-J'-^r.Tfe gig ·iQ!gb-Ll^*"f*-tM An architectural treatment, such as a finished The architecture shall modulate the rhythm fascia, shall be provided to shield any unfin- of the deck structure by regrouping repeti- ished structural elements (including electrical tive elements into the larger overall fagade elements, exposed metal beams, and fire- composition. proofing material) or mechanical appurte- When parking deck elevation(s) are fronting a nances from a viewing position at grade from public right-of-way, the fagade must comply the opposite side of the street. Lights visible with the building articulation rule defined in from the exterior of the structure shall be §13.01.0554. covered or screened with a diffusing lens and oriented to minimize the visual impact from Screening and Street Interface a viewing position at grade from the opposite When the parking deck is located along a side of the street. public right of way, the building base shall Landscaping Requirement and Alternative Top reinforce the street space and provide a Deck Uses comfortable sense of street enclosure. To

Example of parking structure facade treatment

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements

The UTC site fronts onto approximately 5900 feet of public right of way and is adjacent to existing residential development on the additional 4300 feet of its perimeter (see Chap- ter 2:4).Gonsistent with the Urban Design Element in the University Community Plan (UCP), future development will contribute to the improvement of "the central community's urban form and cohesiveness".

In addition to the requirements for the CR1 -1

-, t U;^ —„* ; . ~...l:-,„.. „i„„„ : . . . £.\j\ ic, una SCULIUI i uuiinicj piai ii 111 ig, aica-spc- cific criteria that promote cohesiveness and continuity with the existing neighborhood fabric and circulation patterns. These guidelines are intended as implementation tools for use by the developer, their architects, planners, and civil engineers.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area One Palm Plaza

Project Description

Palm Plaza consists of most of the original shopping area minus the existing Robinson May store and the Macy's store. The 18.8 acres area includes about 521,000 square feet of existing retail stores including today's two level SEARS department store. In order to compliment of the existing shopping area, the project envisions the construction of up to 40,000 square feet of new retail which rniilH rnmp ^c p cprnnH louol aKm/o ovictlnn one level retail buildings.

NEW PROPERTY LKE

EXISTING PROPSTTY LINE

DISTRICT LMT

SETBACK

Palm Plaza - Ground Use and Setbacks

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area One Palm Plaza

^ 3 -x;' ·;

All of the photos on this page show the existing Westfield UTC

Master Planned Development Permit for Westfield UTC Chapter 4:49 Special Planning Area Requirements Planning Area Two Palm Passage

Project Description and Site Development

Palm Passage contains the main retail expansion area for the project. It consists of up to 450,000 square feet of net new outdoor NEW PROPERTY UNE shopping area that stretches north to south EXISTING PROPERTYLINE from University Central to Nobel Heights. DISTRICT UMTT Built on approximately 22 acres, this planning area includes existing retail stores as well as large expanses of surface parking fields directly adjacent to Genesee Avenue the west and La 'o!!a Vi!!ane Drive to the north. A segment of the Future development within Palm Passage will re-define a significant portion, of the street frontage and the pedestrian thoroughfares in and around UTC.

Palm Passage - Ground Use and Setbacks

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Entry Drives height, architecturally modulated in height, depth and width to create a sense 2* MIN. Currently, an entry drive at the intersection of rhythm and establish a pedestrian scale · 4" PEDESTRIAN /PUBLIC of Esplanade Drive and Genesee Avenue ACCESS EASEMENT with the streetscape. provides access to the project from the west for both vehicles and pedestrians. In order to · Above the building base, the fagade of highlight the entry drive as a "gateway" into new buildings must stepback a minimum the project, as well as provide a visual break of two feet and be composed of offsetting along the Genesee Avenue frontage, any planes that will provide depth and rhythm. new structure(s) adjacent to Esplanade drive BULB OUT · New buildings along Genesee Avenue (WHERE OCCURS) must include setback variations, changes in and La Jolla Village Drive shall be lined coior ano/or texture, ano larioscaping ele- »13!W*"*V * with a planted street yard providing a T-jf'V'^'J ments. Because an entry drive occurs within IV; " minimum separation of 6 feet between the r% this planning area, any development of new SETBACK pedestrian sidewalk and the building base STKEETSCAPE & buildings or structures must comply with wherever no storefront, pedestrian access the requirements defined in the GENERAL Typical Section at Parking Structures or vehicular access occurs. DESIGN CHARACTERISTICS on Entry Drives and Entry Statements. Special requirements · The maximum building height along for architectural features, landscape and Genesee Avenue and La Jolla Village Drive graphics are outlined and described in the is set to 80 feet. Above that, the building above mentioned section of the MPDP and height is limited by a plane rising away should be referenced to ensure compliance from the parapet at a 45 degree angle to a with these design criteria. maximum height of 100 feet.

The new building fagades will help to define The diagrams on Chapter 4:56 represent the streetscape and provide a comfortable four permissible building envelope profiles sense of street enclosure. To achieve these for new UTC street frontages along Genesee goals: Avenue and La Jolla Village Drive.

· New buildings will observe a minimum 10 feet setback from the property line.

· New buildings along Genesee Avenue and La Jolla Village Drive will maintain a building base of up to 35 feet maximum

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Street Frontages near the pedestrian network (see exhibit Po- tential Street Facing Retail Use Locations on The existing street frontages and sidewalks in this page). Entries to the public sidewalk are Planning Area Two are not currently pedestri- not required, however if they are not includ- an friendly as they exist today; "isolated from ed then a pedestrian gateway from the public adjacent buildings and activities, they make sidewalk into the project shall be located the pedestrian feel exposed and uncomfort- within 300 feet of the new building, and able" (UCP p.71). It Is therefore required that where practical, new buildings should have a any major modifications or new construction finish floor elevation close to the level of the along the public right-of-way include side- adjacent sidewalk in case a future pedestrian walks and landscape improvements designed building entry from the public sidewalk is iw 11-11MUIi_v. iino J\LII3

To achieve this goal, the following shall ap- the street level'to have floor-to-floor heights ply: of 14 feet or greater, to enable future infill development within the structure. · The existing curb and sidewalk will be upgraded to a "non-contiguous" condition, as per the diagrams and phasing plan in Chapter 7 (Pedestrian Department Store Circulation) Landscape Strip

Streetscape · As defined in the Street Tree Masterplan (TYP) -

exhibit Chapter 4:32, new street trees Conceptual Section Along Genesee at Macy's Conceptual Section Along La jolla Village At New Department Store will be planted along the new "non- contiguous"-sidewalk.

Furthermore, where practical, new development in Palm Passage Is encouraged to allow for future infill development which could open onto the pedestrian network and/or the street frontage. Future street-oriented development is encouraged by placing buildings

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

y^-x^ v_*>\ - ^ C ) > v,. - —. .J 1- fe2 ~ D f %* ^ /^v^ A * -, rfjii-r Ji * at**''

s JTOTOTT W-"tf-, ^ *»

\\~ Hctl Lt t-L otl A

w - GENESEE AVENUE \\ --

Potential Street Facing Retail Use Locations

Master Planned Developmenl Permit for Westfield UTC Chapter 4:53 Special Planning Area Requirements Planning Area Two Palm Passage

Par/cway F/an at Ac(/ve Frontage 4' PUBLIC ACCESS BUILDING EDGE OR EASEMENT PARKING

SETBACK LINE

Pl:^

· y i. t l \ ^EXISTING PARKING FIELDS gffl0®BaM lur^tFit! -qf^wc .IIMH?'- 41 bv

f I i Wft. -PROTECTED PARKING STREET TREES PER .· MINIMUM 10'CONCRETE EXISTING LANDSCAPE BUFFER CITY REQUIREMENT uiu£«ifni.r\

PROPERTY LINE ,, n^i. . , EXISTINGSIDEWALKtS'-IO' -"? ^ !· l!-1

i" ^ ' b-- TZEXISTING CURB. STREET CONTINUOUS HEDGE 4' PUBLIC* BUILDING EDGE OR INFORMAL EASEMENT Existing Contiguous Sidewalk PARKING / — BENCH SHRUB SEATING PLANTINGS SETBACK ^K // / UNE &SS^SI^&i&BSSSS£S^ i

MINIMUM lO'CONC RETE SIDEWALK EXISTING- ·PARKWAY SHRUB -TREE WELLS CURB LINE GROUNDCOVER CITY REQUIREMENT ·HARDSCAPE PLANTING CONDITION 1A CONDiTION 1B

Chapter 4:54 Master Wanned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Existing Streetscapes To soften parking deck edges, one or more of the following treatments will be used: Palm Passage fronts onto both La Jolla Vil- lage Drive and Genesee Avenue. The current 1. Vines streetscapes are inconsistent from block to 2. Trellises block and provide little street shading and minimal pedestrian level street character. 3. Cornice articulation

Street landscape will have street trees or 4. A combination of the solutions mentioned palms at regular spacing. The quantity of above Existing Typical Street Frontage new street trees is defined by the length Iff w of the street improvement divided by 30 feet (see the Street Tree Masterplan Exhibit Chapter 4:32). Planting in the Parkways and ^3> setbacks will be groundcovers/shrubs with intermittent accent plantings of succulents or flowering shrubs.

Building structures adjacent to sidewalks will be screened by double row plantings of hedge materials, vertical trees and vertical accent plants such as bamboo, unless the adjacent building has a storefront, in which Proposed case the sidewalk may encroach into the STREET TREES PER CITY REQUIREMENTS setback area to provide pedestrian access,

4'PEDESTRIAN/PUBLIC patio seating areas, etc. The sidewalk may ACCESS EASEMENT also encroach into the setback area in order 10'MIN, SIDEWALK to provide sidewalk widths in excess of the STREET minimum often feet.

Streetscape - La jolla Village Drive and Cenesee Drive

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements

Planning Area Two Palm Passage TRANSITION LINE

UTC STREET

NEW NONCONTIGUOUS SIDEWALK

TURN LANE OR BULS-OUT WHERE SURFACE IT OCCURS PARKING

:TflArK — 11737 £!> ·" ., 10 mI SETBACK . ,21 ^M|N . . ?f ^ ". W ^ - ^~ — 1~~Uin TYP'

Upgraded Typical Street Frontage

65'TYP,

6- SIDEWALK IN R.O.W.

TURN UNE OR BULB-OUT WHERE IT OCCURS

'iTSTREETSCAf?E?IF^"^^-i ^NEW CURB LINE '-^-V - >· ,· '.''& v'-\ L--t -i-^Z. Typical Section Through Drive Entry © V K Typical Section Through Department Stores (Br

Chapter 4:56 Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

sf · 300- MAX. · 300-WAX,- OWMWC. SOET.MAX. 5S

Example of possible condition at the Esplanade drive entry and illustration of Profile Wideness Rule

Profile Wideness Rule

In order to provide variation along the street edge, conditions A, B, C or D may. be used in any order, however none may be longer than 300 feet along one continuous stretch of frontage, and no single profile may represent more than 35% of the total length of each street's frontage. The total length of the EXISTING street frontage for both Cenesee Avenue and MEDIAN THEE La Jolla Village Drive is approximately 2,000 linear feet along each street.

The drawing above illustrates the Profile Wideness Rule.

Retaining Walls

New retaining walls around the parcel shall Section South of Cenesee Ave be screened with landscaping within 2 years of establishment. This can be accomplished by a combination of trees, shrubs and vines.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Transit Facility & Light Rail Station facility at street level and the elevated light rail station should be conveniently located The trolley and transit facility shall be and clearly identified to encourage clearly identifiable from the public efficient connection between buses and right-of-way. To help achieve this goal, trams and vice versa. The platforms of the wayfinding and identification signage for light rail station shall be in close proximity the station should be displayed and visible to the transit facility. Elevators, escalators on both La Jolla Village drive and Genesee and stairs that connect both facilities will Avenue. be located within close proximity. The pedestrian access way to the transit The finished level of the bus transit facility station and future light rail station must chall \-ic within ei^ht feet of the adjacent be visible and convenient from both the street level. public right-of-way on Genesee Avenue and La Jolla Village Drive as well as from areas within the shopping center.

A combination of signs and graphics, architectural features and/or landscaping elements shall be used. In addition, wayfinding signs that Identify access to the transit facility and the light rail station will be posted in the existing and expanded shopping area.

The trolley and transit facility shall be designed in a manner that allows for the future addition of the elevated trolley station or alternative high capacity transit, such as BRT. Therefore, the design of the transit facility shall be coordinated with both MTS (Metropolitan Transit System) and SANDAC.

The pedestrian link between the Transit

TRANSIT FACILITY PHASE 1 Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

PLANTER W/ INTEGRATED SEATING

Courtyards and Plazas These new open areas will: VENDOR CARTS In addition to their convenient and efficient · Be located in front of the major tenants, FOUNTAIN integrations, the new outdoor environments and/or provide continuity with and will be appealing, lively, and memorable. To transition to the adjacent districts. achieve these objectives, Palm Passage will · Be unique, but complementary to one SPECIAL PAVING NODE feature strategically located and specifically another. designed plazas and courtyards. These will share similar characteristics to the activity- · Provide landscaping and/or water oriented open spaces in the existing shopping elements integrated within their design. center, but will also have unique characteris- These elements will be an expression

flj- f 1 r-n-J (nit i irrir- -t-Ui t f4 ', ^1-'. r* .-.. . ', r- U ^ . ^ " " " £ - ^. 111-J HI IU ILtlLU I l^-J lllClLUIJlllieLIIJIlC;^ U l IC I I U l I I of the San Diego iocaie, designed to be the other. sustainable and environmentally friendly, native species of plants and indigenous PLANTER vegetation. · -'-'*,: - / k - > ,···.

SPECIAL PAVING W/ THEME INSETS · Accommodate a variety of artistic, social, cultural, and recreational opportunities such as festivals, markets, performances, and/or exhibits.

· Be such that plazas and courtyards will . have a strong connection to the pedestrian gateways identified on page 4:13

CIRCULARE PLANTER W/ INTEGRATED SEATING

SEATING NOOK

DEPARTMENT STORE

Example of typical courtyard landscaping plan

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Building Height will be a functional improvement to the pe- Potential for an additional pedestrian bridge the property owner to the west, the Westfield destrian network of the area. The pedestrian over Genesee south of Esplanade Drive UTC site shall coordinate its placement and As defined in Chapter Eight, the Planned linkages shall continue at street level from may exist, particularly if a Community Plan landing east of Cenesee with the property, Development Permit deviations for height in the public right-of-way along Genesee along Amendment initiated by the Costa Verde owner to assure maximum viability and us- Palm Passage are as follows: the Esplanade Drive entry and into the shop- Shopping Center is adopted in the future. In ability for the pedestrian. · Retail buildings within 20 feet of the pub- ping center outdoor areas. the case that such a bridge is proposed by lic right-of-way shall be limited to 80 feet. Internal Mall Criteria · The maximum structure height for all · To ensure sufficient mall amenities areas other retail buildings and parking struc- within the proposed project, a minimum 100' MAXIMUM RETAIL BUILDING HEIGHT tures shall be 100 feet. In addition, the of 100 sf of mall amenities area shall be

+ .~.»--ll r~. irv-ii .l-l f It ,r, -,.-^-1 ^. ( -.r^ w mJ-'.: ) ( \ ^ n r r . i\j\u t ^.ui i IUIUII vi„ UIVJCI ui a\iy i c i a n i IKJKJI J, provided for every 1,000 sf of GLA within BUILDING which are 80 feet or higher above grade, each of the Special Planning Areas. BEYOND shall not exceed more than 10% of the total amount of square feet allocated to · The minimum width of 12 feet shall apply regional commercial use permitted within to all common area walkways and pas- r'-jtji- the MPDP. sages. CASCADING VINES / SHRUBS TYP.

Pedestrian Linkages · A minimum width of 28 feet between L3 lease lines shall apply to any single level Consistent with CR1-1 zone requirements ACCENT TREES/ common area passage. 18- PLANTS IN PLANTERS TYP. and the City of San Diego General Plan TYP. Goals for commercial and mixed-use design, · Articulated lighting, enhanced ceiling, and L2 new buildings shall provide continuity with flooring similar to or of the same quality 18' existing pedestrian paths, walkways, and as the rest of the shopping center shall be TYP. over-crossings. used in single level covered "indoor" pas- L1 RETAIL sages and mall common areas. The existing pedestrian linkage that bridges 18' over Genesee Avenue from the Costa Verde · With the exception of any planning area TYP. /Monte Verde area shall be maintained, up- with a potential residential develop- LL STRUCTURED PARKING graded or.replaced. In the event the exist- ment (I.e. University Central and Nobel v ;£·<-·* , '·" ·'V-s v': ^-.vv^.- ·' ;"-,.· > ·; "A-''-:LOLOWWEEFR LEVEL SCREEN.PLANTING:,^ i. ing overpass connection is to be removed or Heights), buildings and/or architectural ji^eJ-'Si'TtJh.-f,,.: ffi.^ ::.[ .-'-·A^ .j.- .:;..-^-'SMALL PALMS TYP.'. '*<".''* j:ijj*..'ji:..r^~ replaced, UTC and Costa Verde/Monte Verde features above 65 feet above grade shall Typical Section through a courtyard of Palm Passage shall coordinate design of the landing areas not exceed 50% of the building area to ensure that the new pedestrian overpass within the special planning area. ic xt

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Two Palm Passage

Landscaping

100' - MAXIMUM BUILDING HEIGHT The goal of the landscape design for Palm Passage is to create a variety of spatial experiences and courtyard character while creating an identifiable and consistent street frontage within the context of the architectural character.

The various Palm Passage plazas and courtyards will have unique identities within the context of the surrounding architectural theme. Each plaza will create a space with a unique feature element that provides opportunities for sitting, viewing, events, etc. while providing differences in color, texture, ''^~- TENANT LEASE LINE fragrance and sounds. There will be a variety ^RETAIL of formal and semi-formal spaces utilizing architectural, water, or planting elements to create focal points. Plant materials will be TENANT LEASE LINE themed to create a specific court or plaza RETAIL planting character; for example. Ocean mAjMLM^m Court, Bromeliad Court, Protea Court - themes which relate both to the unique court SHRUBS, GROUNDCOVER, AND character and to the surrounding community. TYP SMALL TREES/PALMS TYP. LL STRUCTURED PARKING tv j'^t l ^ A'

Ji-*.

Typical section in the Palm Passage

10' 20'

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Three University Central

Project Description and Site Development Building Base Integration

Built on approximately 5 acres at the inter- Because of University Central's "mixed- section of two major arterials, La Jolla Village use" nature, the base of the new building Drive and Cenesee Avenue, Planning Area in Planning Area Three provides for accom- Three is situated at the heart of the Univer- modations to several distinct programmatic sity Community and is linked by pedestrian components. In addition to the SPECIFIC bridges to the surrounding neighborhood. Its DESIGN CHARACTERISTICS chapter, this proximity to both the pedestrian and vehicu- set of criteria will regulate the design within lar networks and other high density com- University Central, Planning Area Three. mercial and residential uses makes this area a nrtccinlA lrii~atir^n r n r fiitnr o miKlii " trancr-i^r-f-^. , . „. „ . ^ r „ ^.. ^ ^.^...jf^.— tion facilities. University Central {Planning Area Three) includes an option to incorporate the new transit facility and prepare the premises for the proposed light rail or other high capacity transit station. These would be located in a prominent area within University Central, and would provide a central location for the increased transit capacity envisioned in both the UCP and the City's General Plan.

In addition, University Central has been identified as an excellent location for mixed-use components within the project. Accordingly, along with new retail and new restaurants uses, University Central may also incorporate residential units. Each of these components will be arranged in a manner that organizes all of the parts into a unique design that is a significant urban destination that celebrates the context of the area and creates a landmark within the surrounding neighborhood and community.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Three University Central

PALM PLAZA

BITKET canifme

NEW PROPERTY UNE

EXISTING PROPERTYI

a la i» DISTRICT LMT I I I

— SETBACK University Central - Ground Use and Setbacks

Master Planned Developmenl Permit for Westfield UTC Chapter 4:63 Special Planning Area Requirements Planning Area Three University Central

FUTURE TROLLEY PLATFORM LOCATION

Possible configuration of new transit station

Chapter 4:64 Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Three University Central

Transit Facility & Light Rail Station · The pedestrian link between the Transit New second-level retail and restaurant facility at street level and the elevated light areas finished floor level must coincide · The trolley and transit facility shall be rail station should be conveniently located with or be no more than eight feet of the clearly Identifiable from the public . and clearly identified to encourage pedestrian bridges level. right-of-way. To help achieve this goal, efficient connection between buses and wayfinding and identification signage for trams and vice versa. The platforms of the the station should be displayed and visible light rail station shall be in close proximity on both La Jolla Village drive and Genesee to the transit facility. Elevators, escalators Avenue. and stairs that connect both facilities will · The pedestrian access way to the transit be located within close proximity. station and future light rail station must * Tkr. fin If UnA Irt. ,n\ n ( *kf 1-. .f +.—.T- It £„,.;[ I*. , i i iv, ji„VV,I ui 11 ii- LfUJ u t i i u i i lai^iiity be visible and convenient from both the shall be within eight feet of the adjacent public right-of-way on Genesee Avenue street level. and La Jolla Village Drive as well as from areas within the shopping center. Retail and Restaurants

· A combination of signs and graphics, Retail and restaurants within University Cen- architectural features and/or landscaping tral should be designed in such a way that elements shall be used. In addition, way- their storefronts participate in the establish- finding signs that identify access to the ment of a urban pedestrian plaza that brings transit facility and the light rail station will the light rail, the transit facility station and be posted in the existing and expanded the pedestrian bridges in one coordinated shopping area. ensemble. In order to achieve this goal:

· The trolley and transit facility shall be · New retail and restaurant areas will designed in a manner that allows for the be'located along a convenient and future addition of the elevated trolley comfortable pedestrian area transitioned station or alternative high capacity transit, between bridges, the transit areas and the such as BRT. Therefore, the design of the existing shopping areas. transit facility shall be coordinated with both MTS (Metropolitan Transit System) · New retail and restaurant storefronts and and SANDAC. their terraces shall be located along the new pedestrian path between the bridges and the existing shopping areas.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Three University Centra!

Residential and La jolla Village Drive will maintain a sidewalk may encroach Into the setback Streetscapes building base of up to a 35 feet maximum area to provide sidewalk widths in excess Vehicular and pedestrian access to the University Central fronts onto Genesee height that is architecturally modulated of the minimum ten feet. residential component must be clearly Avenue and La Jolla Village drive. The current in height, depth and width to create a identifiable and clearly separated from the Residential tower(s) should stepback away streetscapes are inconsistent from block to sense of rhythm and establish a pedestrian vehicular and pedestrian access ways to the from the property line a minimum of 15 block and provide little street shading and scale with the street and the sidewalk. transit facility at street level. feet along Genesee Avenue and La Jolla minimal pedestrian level street character. The Architectural details and elements like village Drive. streetscape will feature landscape including Street Frontages trellises or canopies may be added to street trees or palms at a regular spacing. supplement these goals. The maximum building height for parking University Central area fronts onto the The quantity of new street trees is defined by and new retail buildings adjacent to public right-of-way on approximately 1,000 New structures along Genesee Avenue the length of the street improvement divided n Genesee Avenue and/or La Jolla Village I:„«-,.. £„„+ A:..:A~A ,.„,..,11.. u~*...~— i - t „ i u and La 'olla Vil!a eDrive shall be lined rw i "if} tr\r\+ frr\r\ fKr* Qtw-r\r\t TV*-**-* h A -ir+nrr^l -^ r** 111 II_CII n ^ ^ i u i v i u c u CVJUCII i y IJCIKV c c i I i_a J U I i a Drive is 80 feet. Above 80 feet, the height Kf y *S \J I V^V_,L \ J^V- H I V , OLIV-^l 4IV-V. 1* IU.J>Ll~l LSIKI I with a planted street yard that provide a Exhibit Chapter 4:32). Building structures Village Drive and Genesee Avenue. The new for parking structures and new retail minimum separation of six feet between adjacent to sidewalks will be screened by Parkway will remain consistent and within buildings is limited by an imaginary plane the pedestrian sidewalk and the building's double row plantings of hedge materials, the public right of way. The public right-of- rising away from the parapet at a 45 base wherever no storefront, pedestrian vertical trees and vertical accent plants such way will include sidewalks and landscape degree angle to the maximum height of access or vehicular access occurs. The as bamboo, unless the adjacent building has improvements that will reinforce "the 100 feet. sense of protection and enclosure which is a storefront, in which case.the sidewalk may comfortable to pedestrians" (UCP p.71). The maximum building height is 293 feet. encroach into the setback area to provide pedestrian access, patio seating areas, etc. To achieve this, the existing curb and As defined in the Street Tree Masterplan The sidewalk may also encroach into the sidewalk will be replaced to a "non- exhibit Chapter 4:32, new street trees setback area in order to provide sidewalk contiguous" sidewalk condition, as illustrated will be planted along the new "non- widths in excess of the minimum ten feet. at right. contiguous" sidewalk. To soften parking deck edges, one or more of In addition, the new building fagades will the following treatments will be used: help to define the streetscape and provide ' a comfortable sense of street enclosure. To 1. Vines achieve these goals: 2. Trellises · New buildings or structures will observe 3. Cornice articulation a minimum 10 feet setback from the property line. 4. A combination of the solutions mentioned 4 tftL, above · New structures along Cenesee Avenue Non-contiguous sidewalk example

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Three University Central

Landscaping seating encourage walking within the overall modified landing areas, if necessary, to site. ensure that the new transit facility, as well The hardscape and landscape character as, the future elevated station is conveniently of this urban space and project gateway is The site will also include podium-level connected to both sides of La Jolla Village intended to capture the activity and vibrancy outdoor plazas and decks related to the Drive, if the transit facilities are located in of the area to provide a strong identity for specific building uses (high-rise residential, this planning area. the site at this critical corner location, and etc.). While these spaces may be semi-public to complete the urban intersection character or private, the podiums are designed to The bridge over Genesee Avenue from the and relationships to the adjacent offsite visually extend the landscape further into Costa Verde / Monte Verde area shall also developments. the project, and provide vegetation to soften be maintained, upgraded or replaced. In and reduce the scale of the architecture. The the event the existing overpass connection The entry plaza utilizes sculptural forms podium piazas arc scmiiormai or lorrnai, anu is repiaceu, w i^,, its owner, \„o5ta veroe/ and elements to lead visitors into a shaded utilize small tree and palm courts to create Monte Verde and its owner shall coordinate court of palm trees. An active water feature shaded seating and use areas. the design of the landing areas to ensure cools the space and provides white noise that the new pedestrian overpass becomes to moderate the noise of the street. The Pedestrian Linkages a functional improvement to the pedestrian Conccpltul Section Alon% Cenesee Jl Parking Deck landscape theme continues the idea of a Consistent with CR1-1 zone requirements network of the area. To achieve this, the new celebration of the California character and and the City of San Diego General Plan bridge will directly connect to the elevated image, with and emphasis on unique botanic Coals for commercial and mixed-use design, pedestrian plaza and provide easy access to elements. Ground-level planters within new buildings shall provide continuity with the transit facility. If a new bridge is to be the plaza include flowering plants such existing pedestrian paths and walkways. constructed (rather than an upgrade of the as Bougainvillea, Fortnitelily, Salvia, and Three pedestrian linkages exist today and existing bridge over Genesee), then it shall Senecio, while specimen and accent shrubs connect Planning Area Three to the streets be constructed by the applicant at such time such as succulents, Aloes, Agaves, Kangaroo and the surrounding blocks. Two pedestrian as more than 100,000 square feet of floor Paw, grasses and natives provide focal interest linkages bridge over the streets while a area is constructed in the University Central in planters and pots. Specimen trees such as pedestrian pathway links the sidewalk at planning area. The cost of such construction Torrey Pine, California Live Oak and accent the corner of Genesee Avenue and La Jolla may be subject to reimbursement from the palms provide perimetershadeand screening Village Drive to the elevated plaza north of Monte Verde project and/or from fees the with seatwalls and site furnishings below the existing shopping area. proposed University Central development creating people places for sitting, discussion, would generate into the Public Facilities and eating. The perimeter streetscape is The bridge over La Jolla Village Drive shall Financing Program, if the Public Facilities designed to match the La Jolla Village be maintained, upgraded or replaced. Financing Program Plan is so amended to streetscape planting while transitioning Coordination with UTC, its owner and include the new bridge. the onsite and offsite landscapes. Strong local public transportation authorities may pedestrian linkages to Palm Plaza and Palm be necessary to coordinate the design of Passage are lined with small trees. Pots and Maximum Envelope along la lolla Village Drive and Cenesee Drive Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Four Towne Centre Gardens

Project Description and Site Development opment of the larger 75 acres CR-1-1 site, the proposed density would be comparable to Within Towne Centre Gardens is one of the the RM-4-10 Zone. proposed residential parcels for the project redevelopment. It consists of up to 300 Open Space and Recreation · SISEET cemmue dwelling units with adjoining amenities, In addition to the recreational and open such as parking, storage, ancillary retail, and TOWNE CENTRE DRIVE ,?_»>« recreational areas. The planning area also space amenities existing on the site, addi- may contain a new parking garage that will tional recreational and open space will be replace the existing retail parking deck that provided on-site based on the number of DWVECENTtflLff · sits on two-thirds of the western portion of residential units developed under this MPDP. Up to 1.84 acres of usable open space and the planning area of approximately 6 acres. LA JOLLA TERRACE Today, a Tire, Battery and Accessory Building recreational area would be required un- also exists within Planning Area Four on the der the maximum residential development north side of the parcel along Town Centre scenario of 300 units, based on SANDAG's Drive. This may be removed and relocated to 2030 forecast of 2.19 persons per household Planning Area Six to allow for this new resi- for the north UCP area and a usable acreage dential development. Because of its location, requirement of 2.8 acres per 1,000 persons. lO'UMSEIINX - Towne Centre Gardens serves as a significant The Towne Centre Gardens Planning Area entrance into UTC that will be vibrant and may contain up to one acre of this recreation- peoposejwca welcoming for both pedestrians and future al open space and recreational area. The por- residents. tion of Towne Centre Gardens to be improved to satisfy population-based park requirements Certain criteria apply for Planning Area shall be developed consistent with Park and NEW PROPERTY LINE PALM PLAZA Four, Towne Centre Gardens. In accordance Recreation Department standards/guidelines, EXISTING PROPERTY UNE with the General Development Regula- and shall be privately owned and maintained e si m ICB DISTRICT UMiT I I I ^ tions for Planned Development Permits with a recreation easement to allow for gen- ^ SETBACK §143.0410(a)(2), the project Design Guide- eral public use and must be contiguous to a Towne Center Gardens- Ground Use and Setbacks lines for this planning area, including the public right of way, in close proximity to the residential portion of the program, are in- residents creating the need, and welcoming formed by the RM-4-10 zone Design guide- the general public to reinforce public use. lines to achieve a zone-equivalent project This park area shall be identified at the time design consistent with the intent of the base that residential plans are submitted for sub- zone. Were Towne Centre Gardens a stand- stantial conformance review by the City. alone residential development instead of a single component of the mixed-used devel-

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Four Towne Centre Gardens

Entry Drives

With La Jolla Terrace to the north, Towne Centre Gardens borders on the south side of a significant entry drive into the development off of Towne Centre Drive. Therefore, any new buildings or structures in the area must comply with the requirements defined in the GENERAL DESIGN CHARACTERISTICS for Entry Drives. Here, special attention must be given to the new buildings or structures in oroer to acmeve a successiUi ermy composition that highlights this as a prominent "gateway" into Westfield UTC. Consistent with the guidelines, the new structures must provide setback variations, as well as, changes in color and/or texture, and landscaping elements within at least 50 feet on both sides of the entry drive.

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Four Towne Centre Gardens

Streel Frontages · New buildings/structures along Towne Centre Drive and the existing internal ring Towne Centre Gardens fronts onto the public road will maintain a "base" to the building right-of-way on approximately 250 linear feet of a maximum of 35 feet high. The base on its eastern side along Towne Centre Drive. shall be architecturally modulated in In addition, the area is adjacent to the exist- height, depth and width to create a sense ing UTC internal street for approximately 700 of rhythm and establish a pedestrian scale feet on its northern and western sides. On its with the street and the sidewalk. CL southern side, the area is adjacent to "Vista 4' PEDESTRIAN / PUBLIC la Jolla", a 15 acre residential development. · Above the building base, the new fagade ACCESS EASEMENT The existing street frontages and sidewalks must be composed of offsetting planes 10'MIN, SIDEWALK in Planninn A roa Pmir a rc n ot r-MzAactritn - o ' · ··— · "" · "· " - '· W l r ^ " ^ · " - · '" , · that will provide oepth arid rliytliivi as STREET TREE friendly as they exist today; "Isolated from required by the Development Regulations cc adjacent buildings and activities, they make in the CR-1-1 zone (§131.0554 Building Q UJ the pedestrian feel exposed and uncomfort- Articulation). able" (UCP p.71). It is therefore required that S · All new buildings/structures along Towne any major modifications or new construction O along the public right-of-way include side- Centre Drive and the existing internal ring UJ road shall be lined with a planted street walks and landscape improvements designed e TURNING UNE OR to reinforce "the sense of protection and en- yard providing a minimum separation of BULB-OUT WHERE closure which is comfortable to pedestrians" six feet between the pedestrian sidewalk IT OCCURS cZ (UCPp.71). and the building wherever no storefront, pedestrian access or vehicular access i * To achieve this, Towne Centre Gardens will occurs. The sidewalk may encroach into

maintain or improve the existing bermed the setback area to provide sidewalk j 6 WIDE NON-CONTIGUOUS landscape along Towne Centre Drive and widths in excess of the six foot minimum. t + SIDEWALK W/ 5' WIDE MIN design new building fagades that will help PLANTING STRIP AND 6" re-define the streetscape and provide a more · As defined in the Street Tree Masterplan [ CURBIN_RbWt " * comfortable sense of street enclosure. There- exhibit Chapter 4:32, new street trees Condition I: Maximum Building Envelope along Towne Centre Drive fore: will be planted along the new "non- contiguous" sidewalk. · All new buildings/structures will observe a minimum 10 feet setback from the Furthermore, where practical, new develop- property line along Towne Centre Drive.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Four Towne Centre Gardens

ment in Towne Centre Gardens is encouraged Sfreettcapes Landscaping to allow for future infill development which Towne Centre Gardens fronts onto Towne The landscape for Towne Centre Gardens is could open onto the pedestrian network and/ Centre Drive and the existing UTC internal comprised of the exterior project planting or the street frontage. Future street-oriented ring road. The current streetscapes are incon- for the streetscape as well as slope planting development is encouraged by placing build- sistent from block to block and provide little at the adjacent housing project, and interior ings near Towne Centre Drive and the entry street shading, and minimal pedestrian level courtyard plantings of the housing. drive from Towne Centre Drive into the proj- street character. Street landscape will have ect. Entries to the sidewalks are not required, The perimeter streetscape along Towne street trees or palms at regular spacing. The however if they are not included then a Centre Drive will be informal tree plantings CL quantity of new street trees is defined by the pedestrian gateway from the public sidewalk and hedges outside of the row to match the length of the street improvement divided by into the project shall be located within 100 existing character of the street. Vertical trees ^ 0 iaa* Icaa f ViQ Ctrciot Troo kA tctr\rt~i\ i n Cy/l-iil-(l + feet of the new building, and where practi- will be used at the building edges and Towne Chapter 4:32). Building structures adjacent cal, new buildings should have a finish floor Centre Drive to visually reduce the mass of STREET TREE to sidewalks will be screened by double row elevation close to the level of the adjacent the architecture and develop a pedestrian Q plantings of hedge materials, vertical trees UJ sidewalk in case a future pedestrian build- scale. Tree planting will be grouped and will and vertical accent plants such as bamboo, ing entry from the public sidewalk is desired. vary from 15 feet OC to 44 feet OC Parkway 5 unless the adjacent building has a storefront, Future street-oriented development may also areas will be planted with mounding ground- O in which case the sidewalk may encroach LU be encouraged if parking decks constructed cover to create a more informal character for into the setback area to provide pedestrian TURNING LANE OR along the street are designed at the street the Towne Centre frontage. The drive into the s access, patio seating areas, etc. The sidewalk BULB-OUT WHERE level to have fioor-to-floor heights of 14 feet project from Towne Center Drive will devel- IT OCCURS «£ may also encroach into the setback area in or greater, to enable future infill development op a more urban, formal fagade planting in order to provide sidewalk widths in excess of within the structure. keeping with the limited landscape areas and the minimum six feet. architectural character. Hedges and linear To soften parking deck edges, one or more of planting of shrubs such as Arbutus, Rosemary, 6 WIDE CONTIGUOUS "SIDEWALK W/5 WIDE the following treatments will be used: and Ceanothus will funnel the visitor towards PUNTING STRIP AND 6", the interior of the project with street trees in L CURB IN ROW- 1. Vines the parkway. Condition 2: Maximum Building Envelope along Towne Centre Drive 2. Trellises f The project edge adjacent to the existing Vista 3. Cornice articulation La Jolla Housing will be heavily screened to minimize intrusion into the existing project. 4. A combination of the solutions mentioned Informal plantings of vertical trees such as above Tristania, Eucalyptus, Markhamia, and Pines

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Four Towne Centre Gardens

will be augmented at the ground level by tall Building Envelope hedges such as Arbutus, and mounding shrub The maximum building height for the Resi- plantings such as Cistus and Ceanothus to dential development is 293 feet above grade. limit off-site views where buildings are adja- However, the area specific requirements that cent to the property lines. VARIES. 15'TO 35'SETBACK follow regulate the building profile when it The partially shaded interior courtyards will abuts the adjacent parcels to the south to NEW SCREEN TREES provide resident Mediterranean gardens that ensure proper transition with the existing EXISTING TREES provide sitting and gathering areas with flow- residential development pursuant to both the ering attractive shrubs and ground covers that RM-4-10 zone Development Regulations and are drought tolerant, indigenous or native the University Community Plan (UCP p.l 13).. material. · New buildings must provide a setback Building Base Integration varying from 15 feet to 35 feet on the southern side of the developed parcel, thus At the street level, new structures will cover, maintaining the existing planted slope. within the required setbacks, most of Plan- ning Area Four. The eastern and southern · New buildings shall follow, on the sides of the planning area will accommodate southern side of the Area, a Required the hew residential use while on the western Angle Building Envelope Plane that and the northern sides, the existing retail limits the profile of the new building. NEW SHRUBS / GROUNDCOVER PLANTING parking use may remain. The eastern area The concept for this transitional building EXISTING BUILDING may also include up to one acre of open height restriction comes from the RS-1 space and/or recreational area. The new Zone, rather than the CR-1-1 Commercial residential portion may front onto Towne Zoning. Centre Drive where it is anticipated to house the main residential lobby as well as a private This plane establishes that above 24 feet, vehicular access for residents that leads up to the building height should be limited by an above-grade residential parking and residen- imaginary plane rising away from the property line at a 45-degree angle - refer to the tial amenities that sit above the parking lev- Section at Towne Centre Gardens and Vista La jolla 20' els. To provide proper separation of uses, the diagram on this page. retail parking area of the new structure(s) may have its own ramps and circulation system so as to function independently of the residential uses of the program.

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Five Nobel Heights

Project Description and Site Development

Nobel Heights is another parcel slated for a potential residential use within the overall masterplan of the site. It consists of up to 300 dwelling units and adjoining amenities, such as parking, storage, and recreational areas laPBcraniiM and up to 20,000 square feet of retail and/or restaurant uses. Built on approximately 3 acres, this area includes some retail uses today as well as a large expanse of surface

siren cmrmnc r>-i^l-;^ 0 rJ;i-r,r-tli . '.sJlir-.nn f t-r^. C n " " ·" " O A . ·""..; = [JU IIVIIIC u n o i - i i y ·I_IJCII_I^.I n H J v j t i iv r jir c / w tz i i u c on its west, Nobel Drive to its south, and Lombard Place to its east.

Because of its location, Nobel Heights will serve as the southern entrance into the UTC site for both pedestrian and vehicles. Future

ccsTiHCPiiica.LnE development within Nobel Heights will re- define the access to the revitalized UTC site as well as a significant portion of the street frontage. NEW PROPERTY LINE

EXISTING PROPERTY UJE In accordance with the General Develop-

S SI t o DISTRICT LMT ment Regulations for Planned Development Permits §143.0410(a)(2), the project Design SETBACK

N o b le H e ig h ts - G ro u n d U se a n d S etbacks Guidelines for the residential portion of the program are informed by the RM-4-11 zone Design guidelines to achieve a zone-equivalent project design consistent with the intent of the base zone. Were Nobel Heights a stand-alone residential development rather than a single component of the mixed-used development of the larger 75 acre CR-1 -1

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Five Nobel Heights

site, the proposed density could be compa- Street Frontages maintain a building base of up to 35 feet and minimal pedestrian level street charac- rable to the RM-4-11 Zone. maximum high, architecturally modulated ter. Street Landscape will have street trees The existing street frontages and sidewalks in in height, depth and width to create a or palms at regular spacing. The quantity Open Space and Recreation Planning Area Five are not pedestrian friendly sense of rhythm and establish a pedestrian of new street trees is defined by the length as they exist today; "Isolated from adjacent In addition to the recreational and open scale with the streetscape. of the street improvement divided by 30 space amenities existing on the site, addi- buildings and activities, they make the pedes- feet (see the Street Tree Masterplan Exhibit tional recreational and open space will be trian feel exposed and uncomfortable" {UCP · Portions of the building above the building Chapter 4:32). Planting in the Parkways and provided on-site based on the number of p.71). It is therefore required that any major base will provideadditional stepbacks so setbacks will be groundcovers/shrubs with residential units developed under this MPDP. modifications or new construction along the it is a minimum of 15 feet away from the Intermittent accent plantings of succulents or Up to 1.84 acres of usable open space and public right-of-way include sidewalks and property line. flowering shrubs. Building structures adjacent recreational area would be required un- landscape improvements designed to rein- to sidewalks will be screened by double row « New buildings a!onn '"·enesee Avenue uei Lne maximum residential development force "the sense of protection and enclosure plantings of hedge materials, vertical trees scenario of 300 units, based on SANDAG's Nobel Drive and Lombard Place shall be which is comfortable to pedestrians" (UCP and vertical accent plants such as bamboo, 2030 forecast of 2.19 persons per house- lined with a planted street yard providing p.71). unless the adjacent building has a storefront, hold for the north UCP area and a usable a minimum separation of six feet between in which case the sidewalk may encroach acreage requirement of 2.8 acres per 1,000 To achieve this goal, the existing curb and the pedestrian sidewalk and the building into the setback area to provide pedestrian persons. The Nobel Heights Planning Area sidewalk will be upgraded to a "non-con- base wherever no storefront, pedestrian access, patio seating areas, etc. The sidewalk may contain up to one acre of this recre- tiguous" condition, as per the diagrams and access or vehicular access occurs. The may encroach into the setback area to pro- ational open space and recreational area. The phasing plan in Chapter 7 (Pedestrian Circu- sidewalk may encroach into the setback vide sidewalk widths in excess of the mini- portion of Nobel Heights to be improved to lation). area lo provide sidewalk widths in excess mum 10 feet. satisfy population-based park requirements shall be developed consistent with Park and of the minimum of 10 feet. The new building fagades will help to define To soften parking deck edges, one or more of Recreation Department standards/guidelines, the street space and provide a comfortable · As defined in the Street Tree Masterplan the following treatments will be used: and shall be privately owned and maintained sense of street enclosure. To achieve this: exhibit Chapter 4:32, new street trees with a recreation easement to allow for gen- will be planted along the new "non- 1. Vines eral public use and must be contiguous to a · New buildings will observe a minimum contiguous" sidewalk. public right-of-way, in close proximity to the 2. Trellises 10 feet setback from the property line residents, creating the need and welcoming along Genesee Avenue and a minimum of Sfreetecapes 3. Cornice articulation the general public to reinforce public use. 10 feet along Nobel Drive and Lombard This park area shall be identified at the time Nobel Heights fronts on Genesee Avenue, 4. A combination of the solutions mentioned Place. that residential plans are submitted for sub- Nobel Drive and Lombard Place. The cur- above stantia! conformance Review by the City. rent streetscapes are inconsistent from block · New buildings along Genesee Avenue, to block and provide little street shading, Nobel Drive and Lombard Place will

Master Planned Development Permll for Westfield UTC Special Planning Area Requirements Planning Area Five Nobel Heights

Building Base Integration Building Envelope

Initially conceived as a Superblock, the exist- The building base footprint can occupy the ing site was graded from the inside out in totality of Planning Area Five parcel up to 35 such a way that the level of the internal shop- feet above the existing finished grade, ex- ping area coincides with the surrounding cluding the 10-foot minimum setback areas. surface parking expanses. As a result, much Above that level, the new building footprints of Nobel Heights' existing grade sits 20 to 25 within Planning Area Five should not exceed feet above the street level, "barricaded" be- 85% of the total planning area and be limited hind a 30 to 60 feet wide bermed landscap- to 25,000 square foot floor plates in order to ing zone. Physically disconnected from the avoid excessive bulk and the "walling" effect that a single large footprint would have. The access to Planning Area Five and the larger eastern portion of the planning area may also 75 acre site is very difficult or impractical include up to one acre of open space and/or especially along Genesee Avenue or Nobel recreational area. In addition, the building Drive where the grade differential is the most envelope must comply with the SPECIFIC pronounced. DESIGN CHARACTERISTICS chapter on Consistent with the University Community Residential Developments and provide scale Plan (UCP p.70-71), future development transition and articulation with the surround- should nevertheless locate its new building buildings and cityscape. ings "near or at the property line" in order to The maximum building height for Residential moderate the impact of the existing internal- tower(s) is 293 feet in this planning area. ly-oriented Superblock. In order to achieve this: Pedestrian Linkages

· The new building or structure may provide Consistent with CR1 -1 zone requirements the location of the new residential parking and the City of San Diego General Plan garage at its base in new excavated level(s) Coals for commercial and mixed-use design, accessible from the adjoining streets. new buildings shall provide continuity with existing pedestrian paths and walkways. · The new residential front entrance and There are two existing pedestrian paths parking drive entries may be located along in Planning Area Five. One is the public private streets interior to the Masterplan. sidewalk along Lombard Place that will be

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Five Nobel Heights

upgraded to a non-contiguous sidewalk con- Landscaping dition and the other passes directly along the Nobel Heights anchors the Southwest corner corner of Cenesee Avenue and Nobel Drive of the site, and as such provides an opportu- where existing steps along the landscape nity for a project gateway and presentation of sloped area take pedestrians from street level the project theme. The site would include a up to the existing Macy's parking field toward entry gateway similar to the University Cen- the shopping area. This will be replaced or tral character, but on a smaller scale, and/or relocated in conjunction with the new Nobel a cascading water feature element. A bosque Heights residential development. In order to of shade trees such as Oaks or Sycamores, or maintain the functionality of the existing path a palm bosque would soften scale and bulk and achieve the best possible integration in francitinnc anfl r\rr\\nnci nocioctrian I owe. I cent- the context of the site, the new pedestrian path must be inviting, visible and convenient. ing areas and people places. Shrubs would To achieve this: duplicate the University Central character, but with an emphasis on the southern expo- · Architectural features such as a gateway, sure of the plazas. terraced gardens and/or water features shall be used in addition to landscaping elements.

· Way-finding signs that indicate the access to the shopping area and the new transit facility shall be posted and visible from the street. Vise versa, pedestrian access to the corner of Genesee Avenue and Nobel Drive using the pedestrian path will be signed from within the shopping area.

· The pedestrian access at street level to the new path shall remain within 300 feet of the corner of Genesee Avenue and Nobel Drive.

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Six La jolla Terrace

Project Description and Site Development

STHEET CENTS INE La Jolla Terrace is a large area of the site [EJ PHOPtRTVUt bounded by La Jolla Village Drive to the east X. »mm»* TOWNE CENTRE DRIVE and Towne Centre Drive to the north. La Jolla Terrace may contain new retail uses of up -WDHIVEUfflpEKT to 75,000 square feet. Approximately 13.6

J JI - · * . : 3 ^ acres, this planning area today is predomi- nantly large expanses of surface parking, as well as a parking structure west of Executive Drive off of La Jolla Village Drive. The future ,J~,.~l,^~-.„„<· ^f i ^ T~IU -!-„.....,,-„ ,.,:ii :„„_„,.„ uc vtivjjji i id I L (Ji i_a juiia ICII ai_c: vvui IIIIIJIUVC .TOWNE a significant portion of the street frontage and CENTRE pedestrian access ways in and around UTC. GARDEN

v / · : PALM PLAZA STREET CENTER LfC * - I" «

. ^

»A .*&&£ Jk&s NEW PROPERTY LINE

EXISTING PROPERTY LINE UTC CENTRAL or uc zm -f— i DISTRICT LIMIT \

La lolla Terrace - Ground Use and Setbacks

Master Planned Development Permit for Westfield UTC Chapter 4:77 Special Planning Area Requirements Planning Area Six La lolla Terrace

PUNTING PALMS Entry Drives ALTERNATING WITH THE EXISTING MAX. HEIGHT STREET AND MEDIAN TREES 80' TYPICAL Because there,are significant entry drives located within La Jolla Terrace, all new buildings or structures must comply with the requirements defined in the GENERAL DESIGN CHARACTERISTICS on Entry Drives. Today, there are three entry drives within this planning area. Executive Drive entry off of La Jolla Village Drive provides access to the north, while two other entries, both off n_f.T ._,.nw n— p Ppntr p__..._ Driv p rn.r_n.v iHp arrpcc.^ nn the eastern side of the development. Special EXIS1TNG TREES attention shall be given to the ne w buildings TO REMAIN or structures at these entry drives, especially those at the entry drive adjacent to the Towne

Centre Gardens planning area. There, con- SCREEN HEDGE WTTH ACCE:WTNT ^ ·* - ' sistent with the Entry Drive guidelines, the SHRUBS AT GROUNDCOVER" % - design of new buildings or structures shall be coordinated with those within the Towne FLOWERING SHRUBS - ^ ·>.- AND GROUNDCOVER ^ * Centre Gardens planning area in order to ^ 'vl- ^ achieve a successful composition and an « 4 ^ 1 appropriate entry statement for both the new Entry Drive ol La jolla Village Drive residential development as well as the project as a whole. The new structures shall include setback variations, changes in color and/or texture, and landscaping elements within 50 feet on both sides of the entry drives.

Master Planned Developmenl Permll for Westfield UTC Special Planning Area Requirements Planning Area Six La jolla Terrace

Option A - Parkway Plan Street Frontages feet high and a maximum of 45 feet high. The building base will be architecturally The existing street frontage and sidewalks in modulated in height, depth, and width Planning Area Six are not pedestrian friendly CONTINUOUS HEDGE to create a sense of rhythm and establish BUILDING EDGE OR as they exist today; "isolated from adjacent INFORM a pedestrian scale along the street and PARKING /—BENCH SHRUB PUNTINGS buildings and activities, they make the pedes- SEATING sidewalk. SETBACK ^ trian feel exposed and uncomfortable" (UCP LINE p.71). It is therefore required that any major · Al! new buildings along La Jolla Village modifications or new construction along the Drive and Towne Centre Drive shall be public right-of-way include sidewalks and lined with a planted street yard that will landscape improvements designed to reinforce provide a minimum separation of six feet U„i 4.1 I i,:^ - -:,J n. i iU _ LI iv, JV,I i jv^ <^/i (ji ·JI'O^I.UJI I ai iu C ii^njJUiC v viin_ll ucivvccii mc [JCUCSU id11 siucvvcni-v di iu LI ic is comfortable to pedestrians" (UCP p.71). MINIMUM building base wherever no storefront, 'CONCRETE pedestrian access or vehicular access 6'SIDEWALK To achieve this goal, the existing curb and occurs. The sidewalk may encroach into EXISTING -TREE WELLS sidewalk will be upgraded to a "non-con- PARKWAY SHRUB/ STREET TREES PER the setback area to provide sidewalk CURB LINE GROUNDCOVER CITY REQUIREMENT HARDSCAPE tiguous" condition, as per the diagrams and widths in excess of the minimum as PUNTING phasing plan in Chapter 7 (Pedestrian Circu- shown on Chapter 4:19. CONDITION 2A CONDITION 2B lation). · As defined in the Street Tree Masterplan The new building fagades will help to define exhibit Chapter 4:32, new street trees the street space and provide a comfortable will be planted along the new "non- sense of street enclosure. To achieve this: contiguous" sidewalk. · All new buildings or structures will Furthermore, where practical, new develop- observe a minimum 10 feet setback from ment in La Jolla Terrace is encouraged to al- the property line on La jolla Village Drive, low for future infill development which could and a minimum of 10 feet setback on open onto the pedestrian network and/or the Towne Centre Drive. street frontage. Future street-oriented devel- · All new buildings or structures along opment is encouraged by placing buildings Towne Centre Drive and the existing near the pedestrian network. E ntries to the internal ring road within UTC will sidewalks are not required, however if they maintain an architectural expression of a are not included then a pedestrian connec- building "base" that is a minimum of 25 tion from the public sidewalk into the project

Master Planned Developmenl Permit for Westfield UTC Special Planning Area Requirements Planning Area Six La lolla Terrace

shall be located within 300 feet of the new may also encroach into the setback area in drives, and as such create a need to screen the extension of two- story retail buildings building, and where practical, new buildings order to provide sidewalk.widths in excess of views at parking, visually break up the large and the development of University Central should have a finish floor elevation close to the minimum six feet. asphalt areas, while providing project iden- and its multi-story buildings will require the level of the adjacent sidewalk in case tity at the west project entry drive and at the additional planting to maintain the strength To soften parking deck edges, one or more of a future pedestrian building entry from the corner of La Jolla Village Drive and Towne and impact of the scheme and the visual link. the following treatments will be used: public sidewalk is desired. Future street- Centre Drive. Planting will be structured to Thus, the entry drive planting will add date oriented development may also be encour- 1. Vines provide subdivisions of the areas using tree palms at the drive edges, in addition to the aged if parking decks constructed along the bosques of Oaks and Sycamore trees to add a median, alternating with shade trees. Hedges street are designed at the street level to have 2. Trellises more sculptural quality to the parking areas. will define the entry drive edges and screen Shrub plantings or Raphiolepis, Arbutus, adjacent parking, while flowering shrubs floor-to-floor heights of 14 feet or greater, to 3. Cornice articulation enable future infill development within the Ligustrum, Garrya and Dietes will screen and and groundcover such as Lantana, Rockrose, structure. 4. A combination of the solutions mentioned soften the ground level parking areas from Indian Hawthorn, Kangaroo Paw, and Fortnite above street and building views. Lily will reinforce and accentuate the entry Streetscape5 drive and pedestrian link. Building hleight For the areas between Towne Center Gardens La Jolla Terrace fronts onto La Jolla Village and the corner of La jolla Village Drive and drive and Towne Centre Drive. The current As defined in Chapter Eight, the Plan Devel- Towne Centre Drive, the landscape treatment streetscapes are inconsistent from block to opment Permit deviations are as follows: is essentially the same as for Towne Centre block and provide little street shading, and · Retail buildings within 20 feet of the pub- Gardens - informal street trees and hedge minimal pedestrian level street character. lic right-of-way shall be limited to 80 feet. shrub materials to screen parking /parking Street Landscape will have street trees or decks. Between the corner of La Jolla Vil- palms at regular spacing. T he quantity of · The maximum structure height for all other lage Drive and Towne Centre Drive and the new street trees is defined by the length of retail buildings and parking structures west entry drive, the planting scheme will the street improvement divided by 30 feet shall be 100 feet except the total cumula- be forma! street trees sjmilar to Palm Plaza (see the Street Tree Masterplan Exhibit Chap- tive area of any retail floors, which are 80 with hedge plantings and informal shrubs on ter 4:32). Building structures adjacent to feet or higher above grade, shall not ex- slopes to screen the parking lots. Parking lot sidewalks will be screened by double row ceed more than 10% of the total amount trees will be added to create a variety of den- plantings of hedge materials, vertical trees of square feet allocated to regional com- sities of shade and to break up the parking and vertical accent plants such as bamboo, mercial use permitted within the MPDP. area and create structure to the overall area. unless the adjacent building has a storefront, Landscaping in which case the sidewalk may encroach The West Entry Drive is currently successful into the setback area to provide pedestrian The landscape areas for La Jolla Terrace are in creating a strong visual link between Palm access, patio seating areas, etc. The sidewalk made up of parking areas and project entry Plaza and La Jolla Village Drive. However,

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Seven Torrey Trail

Extracts from University Community Plan Project Description and Site Development Recreation Department standards/guidelines, and shall be privately owned and main- Torrey Trail is approximately eight acres of LAND USE CATEGORIES tained with a recreation easement to allow developed open space Westfield owns be- s m RESIDENTIAL for general public use. No development is tween UTC and Towne Centre Drive, which COMMERCIAL proposed within the southern section of Tor- was graded when UTC was originally devel- INDUSTRIAL rey Trail except as may be required as part of oped. Portions of Torrey Trail contain steep PUBLIC/SEMI-PUBLIC the public open space / recreation easement slopes and sensitive biology as defined in the PMK or to satisfy population-based parks require- Hi City's Environmentally Sensitive Lands Regu- ments. Park improvements will be limited to [p^j OPEN SPACE lations. Most of the slopes and vegetation are the developed open space areas only and no F ] SCHOOL disturbed, either from the grading done when development shall encroach into the steep PUBLIC FAClLmES/INSTTTUTIONAL .rl.-.Imllw A . i irr , J ,. <:., "·6 "' "/ ^ HJ1JV.VJ, VJI hillsides or sensitive biology as defined by U,C,5.D. BOUNDARY native vegetation which has grown into it. It the ESL Regulations. is currently improved with a pedestrian path which is infrequently used by the community in its current condition.

Westfield UTC proposes to improve Torrey Trail with park amenities open to the public, with pedestrian connections linking the shopping center and community-oriented uses to the residential development. Im- provements would be determined through the public input process as identified in the City of San Diego Council Policy 600-33 "Community Notification and Input for City- Wide Park Development Projects," and could include wayfinding signage, security lights along the pathway, a tot lot, benches, picnic tables or other park amenities. That portion COWMUNiTY PLAN BOUNDARY of the existing Torrey Trail to be improved to COASTAL ZONE BOUNDARY satisfy population-based park requirements shall be developed consistent with Park and Generalized Land Use Plan University Community Plan

Master Planned Development Permit for Westfield UTC Special Planning Area Requirements Planning Area Seven Torrey Trail

In the southern section of Torrey Trail (ap- Potential Additional Open Space & Recreational Area within Torrey Trail proximately 2.1 acres, zoned CC-1-3 and RS- 1 -14), which is designated as open space in the University Community Plan (see figures 4 and 5 in the UCP), improvements will be made consistent with City Park and Recre- ation Department standards and guidelines for park development. These approximately 2.1 acres of Torrey Trail today meet the slope and size requirements for useable parkland for passive use. Portions of Torrey Trail outside the approximately 2.1 acres of usable park space contain steep slopes and sensitive biology as defined in the City's Environmen- tally Sensitive Lands Regulations. Park improvements will be limited to the developed open space areas only and no development shall encroach into the steep hillsides or sensitive biology. In addition, a covenant of easement will be recorded against those portions of the premises which contain environmentally sensitive lands pursuant to SDMC sections 143.0140 (a) and 143.0152.

In the northern section ofTorreyTrail nearest Palm Plaza, new community use buildings such as a child care center or a new com- SLOPE <2% 0,47 ACRES munity meeting facility could be developed. SLOPE <10% 2.66 ACRES Any structures would be constructed within SLOPE >10% 5.0 ACRES the northernmost portion of Torrey Trail of approximately 2 acres nearest the shopping USABLE AREA 2.10 ACRES center, which is designated for commercial NATURAL SLOPES development in the UCP. DIEGAN COASTAL SAGE SCRUB

SOUTHERN MIXED CHAPARRAL

SCRUB OAK CHAPARRAL

Master Planned Developmenl Permit for Westfield UTC caters EXISTING & PROPOSED ZONING Existing Zoning

Existing Zonim The property encompassing Westfield UTC was zoned CA (Area-wide Shopping Center) prior to adoption of the citywide Land Devel- opment Code. Effective January 1, 2000, new commercial zones were implemented and the property became regulated by the current base zoning of CC-1-3.

The site is also within the Airport Environs Overlay Zone and Community Plan Imple- mentation Overlay Zone (Area A). The first overlay zone requires any changes within the project area will need to comply with the Comprehensive Land Use Plan adopted for Marine Corps Air Station Miramar. The objective of the second overlay zone is to ensure that development proposals are reviewed for consistency with the use and development criteria included in the community plan.

Master Planned Development Permit for Westfield UTC Proposed Zoning Permitted Uses

A request has been made to re-zone the While the CR-1 -1 zone provides for a wide Proposed Zoning property to CR-1-1, concurrent with submit- variety of uses, the proposed changes at tal of the MPDP and several other related ac- Westfield UTC will primarily involve retail tions. The site is presently designated within sales/commercial services, multiple-family the University Community Plan as a re- housing, open space and public uses associ- gional-commercial site (UCP page 110). The ated with transit facilities with the potential purpose of the CR (Commercial—Regional) for office developments as well. A complete Zones is to provide areas for a broad mix of list of uses allowed by the CR-1-1 zone may business/professional office, commercial, be found in Appendix A, in the Use Regu- service, retail, wholesale, and limited manu- lations Table for Commercial Zones, Table ,r facturing uses. The CR zones are intended 131-05B. to accommodate large-scale high intensity 4v, MiHm>p=v '·.ffa^rtv^ .;wfiU,Lt.tr! developments. Property within these zones will be primarily located along major streets, primary arterials, and major public transportation lines. CR-1-1 allows a mix of regional serving commercial uses and residential uses with an auto orientation.

The exhibit to the right depicts the proposed re-zoning of the property.

Permitted Uses

Tabie131-05B of the Municipal Code provides a list of uses for commercial zones that are either:

· Permitted,

· Permitted with limitations,

· Require either a Neighborhood Use Per- mit/Conditional Use Permit, or

· Prohibited

Master Planned Development Permit for Westfield UTC Proposed Zoning Development Standards

Table 131-05D Table 131-05Dofthe City of San Diego Development Regulatioos of CR, CO, CV, CP Zones Municipal Code defines development regula- Footnotes For Table I3I-05D Development Regulations Zone Dtsignatoi 7Aiat% tions for the proposed CR-1-1 Zone. Excep- [Sec Section 131.0530 for Development Regulations 1 si & Znd »· /*^CR.V'->- CO- CV- CP- One dwelling unit per specified minimum square footage of lot area as determined in accordance with tions to these standards may be allowed by Section 113.0222. 3rd» ·iv-l 2- 1- 1- 1- approval of deviations as defined in Chapter See section 13l.0543(a){2). 4th » \'": .r · 1 2 1 2 i Eight. 1 , : See section 131.0543(b). Mn permitted reiidenliil density -·'i,s6o i. 1 1,000 1,500 1,500 1,500 - The CR-1-1 zoning allows up to 1 dwelling Within the Keamy Mesa Community Plan area, the maximum/loor urea ratio is 0.50 and the portion of the maximum allowed gross floor area lhal maybe occupied by retail sales or eating and drinking Supplemental reiidcDtial reguUtiom ·applies ' applies applici: applies applies unit for every 1,500 square feet of land area. establishments shall not exceed 70 percent. (Sec Section 131.0S40] For the 75.86 acre project site, this translates Lot a m into 2,202 units permitted. However, the Min Lot Area (sf) -·.·15.000,?! 5.000 5.000 15.000 5,000 - Max Lot Area (ac) iU^.&ZJ - - - - - number of dwelling units permitted on the -'F - Lot dtmemloni · -'. '."~',V ' site is further limited by this MPDP and the Min Lot Width (ft) vf-100 50 50 100 50 - environmental analysis, which restricts future Min sireelfronlage (ft) ; ::ioo · * 50 50 100 50 - development under this MPDP based on a Min Lot Depth (ft) '·\(K> ,'J mo 100 1O0 too - trip generation equivalency further described Setback rfquirtmenls %--^ i Min Krom ietbai:k(ft) y -IO- -;*· 10 10 10 10 in Chapter 8:4, "Project Alternative Use". Max Front setback {ft) 25(2) > [See Section 131.0S43(a)0)l

Min Side setback (ft) 10 10 10 10 10 Optional Side setback (ft) o0* o(31 ot31

Side Selbiick abutting residential ' applies applies applies applies applies applies (Sec Seeuon 131.OS-ISfc)] Min Street Side setback (ft) --''10 . 10 10 2J Max Slreet Side selhack (ft) 25C2' " ,J -- [Sec Section 131.0543(a)(1) Min Rear serbtick (ft) ''·'."I0 .. , 10 10 10 10 10 Uptional Rear srlhaik (ft) o(3> o(3' o(3> o(3>

Rear Setback abutting residential applies ^ applies applies applies applies appl ics [See Section I31.0543(i;)]

Mux jtruelure heighlffl) . a.60' _ 45 60 60 45 30

Min lol covera£c(%) 35 . ' · " - - -

Max ftixir area ratio (4| W d 1(4) - .'1.0W 0.7.V ' IJt4) M 2.0'' 1.0 ' PloorArea Raiia bonus for misod use/ Minimum " 11,0/50,^ 1.0/I0C 1.5/50 peroenlage of bonus required for reaidcnlial use (Sec Seclion 131.0546(a)] Floor Area Ratio bonus for child caro applies ' - applies - - - (See Section 131.0546(b)] Pedtsirianpaihs [See Section 131.0550) applies . applies applies applici applies - Transparrney [See Section 131.0552] applies applies -.:* · - ; · . - -- " Building articulation [Sec Section 131.055-1] applici applies applies applies applies -

Strett yarAperking restriction [Sec Seclion 131.0555] f1- T".- · applies -- - - - Parking lal oritntalion [Sec Section 131,0556] - applies' . applies applies applies -

Master Planned Developmenl Permit for Westfield UTC Proposed Zoning Parking

A May 2007 Shared Parking Analysis for modestly expanded to meet the peak parking Westfield University Town Center prepared demands of the proposed project. by Fehr & Peers/Kaku Associates evaluated Shared parking is not proposed for the resi- the projected peak parking demand under dents living on the site. The proposed resi- the alternative scenarios described in Chapter dential development would meet or exceed 8:4. The parking demand for the project will the minimum parking requirements in accor- be calculated using the Urban Land Institute's dance with the Transit Area ratio described in Shared Parking model. The model is based the City of San Diego's Parking Regulations. on the recently updated Shared Parking, Guest parking for the residential development Second Edition published by the Urban Land may be shared with the retail portion of the Institute and the International Council of deve!on.rnent If 3nnroved as nart'Gf a senarate Shopping Centers in 2005. shared parking analysis prepared in conjunc- Parking requirements for the project will be tion with Substantial Conformance Review. based on the parking supply calculated by A parking management plan will be prepared the Municipal Code, but the initial supply of that includes an annual monitoring program on-site parking will be based on the ULI data to make sure that the amount of parking described above. The ULI parking supply provided is adequate to meet the project will be targeted at providing enough parking demands. The parking management plan will to be able to accommodate the peak week- also discuss the holiday employee parking day parking demand on site. Peak weekend program and the project's support of transit demand will be served by the on-site supply and other transportation demand manage- and the continuation of an off-site employee ment measures. parking program during the December holiday shopping period. Westfield UTC is cur- The complete parking study, prepared by Fehr rently operating an off-site parking employee & Peers/Kaku dated May, 2007, is included in program during the month of December that the approved traffic study prepared by Lin- serves 250-350 vehicles at the peak times of scott, Law and Greenspan, July, 2007. the day. The program utilizes office parking in the vicinity of the shopping center and brings employees to/from the center in shuttle buses. The shared parking analysis presented in the report requires the program to be

Master Planned Developmenl Permit for Westfield UTC Proposed Zoning Affordable Housing

In May 2003, the City of San Diego City Council adopted Inclusionary Affordable Housing Regulations applicable to all new residential development consisting of two or more units. The ordinance provides for a set-aside of at least 10 percent of the total number of dwelling units in a project for households with an income at or below 65 percent average median income (AMI) for rental units, or at or below 100 percent AMI forfor-sale units.

Although the ordinance permits a variety of ways to comply with its requirements, such as construction of the units off-site or payment of in-lieu fees, the Westfield UTC project will comply with the ordinance by constructing the required affordable housing units on the same site as the market-rate housing units.

Master Planned Development Permit for Westfield UTC o o

Proposed Zoning Master Planned Development Permit Deviations

the City Council can approve deviations from the proposed base zone of CR-1 -1 as part of a MPDP. Deviations provide flexibility for applicants to achieve a zone-equivalent project design that will be consistent with the intent of the base zone. Chapter Eight identifies the deviations being requested by the applicant in the section entitled Special Planning Area Requirements.

Master Planned- Development Permit for Westfield UTC chapter6 CIVIL AN D UTILITY WORK Civil and Utility Work Exhibits

Street Improvements and Pedestrian Access

Public street and pedestrian access improvements that are a condition of this project will EXISTING- be designed in accordance with the stan- MEDIAN IRS dards established in the City of San Diego Street Design Manual, dated November 2002 and the San Diego Regional Standard Drawings, dated July 2004. Pedestrian access throughout the site will be designed to meet minimum ADA standards per acces-

< ;ih il itv/ 0m tir fp lin w c ,(.F ^r\.r ft ir th * ir r i'ic n ic.c io n ~.n t Swtinn ® Nnrdslrnm Parkino n n Genesee Avenue these design items, see Chapter 7, Mobility.} Detailed improvement plans for the public street frontage of this project are included in this chapter.

Grade Changes Along the Streets tfsf.V^^^ ··"·.;S-.Jirs'. :,J. Retaining wails along the streets shall not l exceed 4' in height (see La jolla Village Drive f»V'-; diagram on this page). Retaining walls that tt !:\...^^-] maintain anexisting cut bank adjacent to the public right-of-way may have a maximum height of 8' (municipal code (Chap. 142.0340(b)). Where existing grade change

is greater than 8', additional retaining wails k'^i'-i - r " y . * · <35-BUlLDIHG' p<: ,;,"K V^ -*,.".,,'·„· BASEMmL". with a maximum of 8' each are permitted if they are separated by a minimum horizon- r-t ·

tal distance equal to the height of the upper ^RAISED PLANTER WALL-- , .,v.. , . wall (see Cenesee Avenue diagram on this frf* WIN. WIDTH V t . '' 'i*'? '

page). In addition, 80% of the retaining walls a* ':;'I T ·- \ ' " \ ·"··'· > ^H 3 ^STREETSCAPE3 t -' i r shall be screened with landscaping within 2 r ' * · " i ' ····*. - ' ' - ··"·'.·'.'" i T Y P

years of plant establishment. A combination Section @ D epartm ent Store on La jolla Village D rive of trees, shrubs, and vines shall be used to screen the walls.

Master Planned Development Permit for Westfield UTC Civil and Utility Work Exhibits

Water Recycled Water of the scenarios to calculate the maximum accordance with established criteria in the population proposed for the site, and focused most current City of San Diego Sewer De- Water service will be supplied to the project Adequate recycled water service is available on the worst-case scenario for verifying the sign guide. A portion of the existing public from existing capacity in the surrounding to the project and can be supplied from the capacity of the downstream system. The main within the UTC boundary that is being streets. The project site is currently serviced City of San Diego North City Wastewater analysis also incorporates the data provided replaced by a private line will require aban- by a 16-inch water main loop in La Jolla Vil- Treatment Plant and the existing 12-inch in the "Sewer Study Analysis for the Mar donment, by either removing or abandoning lage Drive, Genesee Avenue, Nobel Drive, main in Towne Centre Drive and a six-inch Bella Project" prepared by Dexter Wilson in-place per the design requirements of the and Towne Centre Drive. This loop is con- main in Nobel Drive. The developer will de- Engineering (dated August 13, 2003), and City of San Diego. Additionally, the existing nected to the 30-inch Miramar Extension sign and construct all recycled water facilities verifies that the proposed expansion does not public sewer easement covering these aban- Pipeline at the intersection of La jolla Village within the subdivision boundaries as required exceed the total estimated flow noted in this doned lines will need to be vacated. Existing Drive and Genesee Avenue. The developer in the accepted recycled water studies for study for the downstream system. The addi- public sewer lines located under building \\/t\\ Hocinn ^nrl rrxrtctn tnt ^11 nrr^nricor) mrl-ili,- tnic ^ro^i ^niH t r* t\-iii c -it\cfni~1-'if~*n r\f t lici \A/itcir tional flows created by the proposed project structures will be privatized. All other exist- and private water facilities according to the Department Director. are anticipated to drain westerly into the ing public sewer lines not affected by the most current edition of the City of San Diego Sewer existing sewer line in Genesee Avenue. The project will remain public. Water Facility Design Guidelines and City existing sewer line in Cenesee Avenue does regulations, standards and practices pertain- A sewer system analysis prepared by Rick not have capacity to serve the proposed UTC All proposed private sewer facilities that ing thereto. Additionally, the developer will Engineering Company for the MPDP for the project when combined with the proposed serve more than one lot are to be designed provide acceptable water studies in a manner Westfield UTC revitalization project has been residential development to the west. There- and constructed in accordance with estab- satisfactory to the Water Department Director. submitted for approval to the City of San fore, Westfield UTC will participate finan- lished criteria in the most current City of San Diego Wastewater Department. This report Diego Sewer Design Guide and require an Fire Supply System cially by contributing their fair share cost to confirms that the proposed project will not upgrade the sewer line in Cenesee Avenue approved sewer study, improvement Draw- Fire service will be provided from the existing have an adverse affect to the future down- from the UTC point of connection to Rose ings and inspection by the Field Engineer- water main in La Jolla Village Drive, Towne stream sewer system. Upon completion of Canyon Trunk Sewer. If the Westfield UTC ing Division. All proposed private sewer Centre Drive and Genesee Avenue. Design the detailed project designs, the developer project is developed prior to the adjacent facilities located within a single lot are to and construction of the fire supply system will submit for a Substantial Conformance Monte Verde project, then Westfield UTC be designed to meet the requirements of the and emergency access will meet the most Review including submitting a detailed would be eligible to enter into a reimburse- California Uniform Plumbing Code and will current City of San Diego design standards. Sewer Study satisfactory to the Metropolitan ment agreement. be reviewed as part of the Building permit Fire hydrants will be installed in locations Wastewater Department Director. plan check. The developer will be required satisfactory to the Fire Marshall and the Wa- The proposed sewer system for the site will to provide evidence, satisfactory to the ter Department Director. Final construction The MPDP includes eight alternative land be a private system to be maintained through Metropolitan Wastewater Department Direc- of the fire supply system will be per a plan use scenarios for the site, including regional a Construction, Operation and Reciprocal tor, indicating that each lot will have its own reviewed and approved by the City of San commercial, multiple family dwelling units, Easement Agreement between property own- sewer lateral or provide recorded documen- Diego Fire Marshall. office uses. The analysis examined each ers and will be designed and constructed in tation for the operation and maintenance

Master Planned Developmenl Permit for Westfield UTC Civil and Utility Work Exhibits

of on-site private sewer facilities that serves requirements for the on-site private system that the UTC revitalization project will not engineering process that will ensure the on- more than one lot. for UTC. increase storm water runoff as compared to going maintenance for the permanent storm existing conditions. A preliminary drainage water BMPs. As part of the SWMDCMA, an The following conclusions are based on the 5. An Encroachment Maintenance and study has been prepared based on the City Operation and Maintenance (O&M) Plan wil sewer study analysis for the UTC Revitaliza- Removal Agreement will be provided of San Diego Drainage Manual that provides be prepared that describes the designated tion project: to the City of San Diego for and prior additional detail regarding existing and pro- responsible party to manage the storm water to proposed improvements of any kind, 1. The UTC Revitalization project can posed hydrologic conditions. BMPs. The party responsible for the O&M including utilities, landscaping, enriched receive sewer service by constructing a plan will retain records of inspection and paving and electrical conduits installed The UTC revitalization project will provide 10-inch private sewer main within the servicing of all permanent treatment control within the public right-of-way or public permanent storm water Best Management proposed expansion, and connecting into BMPs for at least 5 years.. A Storm Water easement. Practices (BMPs) to ensure that water qual- the sewer line in Genesee Avenue. Pollution Prevention Plan (SWPPP) will be llV liV,tH.MI\^lll UpiOv(VJ%_U IJIH_JI UJ JIWI III vvaici Storm Drainage and Water Quality prepared prior to construction and will be 2. The existing sewer line in Genesee Avenue runoff discharging downstream of the project implemented throughout the construction does not have adequate capacity to serve The existing on-site storm drain system is site. Generally speaking, the UTC project phase. the project when combined with the comprised of eight drainage basins. All will improve the water quality runoff situa- residential project to the west and shall be basins drain through a private on-site storm tion by replacing the acres and acres of ex- replaced with an 18-inch sewer line from drain system into public drainage systems posed existing asphalt surface parking areas the UTC connection to the Rose Canyon located in the public right-of-way in Genesee with rooftops and multi-story parking decks. Trunk Sewer connection . Avenue, Nobel Drive, Towne Centre Drive, Replacing vehicular use impervious surface and La Jolla Village Drive. The proposed with rooftops will help improve water quality 3. Westfield UTC will participate financially project will modify the existing on-site storm in the proposed condition. A combination by contributing their fair share cost to drain system; however, the proposed revital- of site design, source control, and treatment upgrade the sewer line In Genesee Avenue ization of UTC will not increase peak flow control BMPs will-be incorporated through- from the UTC point of connection to Rose rates or runoff volumes for any of the eight (8) out the project to improve water quality Canyon Trunk Sewer. If this project is basins draining to independent downstream runoff. developed prior to the adjacent Monte outfalls. Additionally, the overall drainage Verde project, then the Westfield UTC A Water Quality Technical Report (WQTR) area tributary to each independent down- has been prepared and will be updated dur- is eligible to enter into a reimbursement stream outfall and the outfall locations will ing final engineering as necessary. A main- agreement. remain the same as in the existing condition. tenance agreement (currently referred to as During final engineering, design tools such 4. Westfield UTC will provide a recorded a Storm Water Management and Discharge as pervious pavement, check dams, planter operating agreement for the business Control Maintenance Agreement (SWMD- boxes, or other equally comparable methods owners' association, outlining the CMA)) will also be prepared during the final responsibility and maintenance will be utilized where necessary to ensure

Master Planned Developmenl Permit for Westfield UTC Civil and Utility Work Exhibits VESTING TENTATIVE MAP UNIVERSITY TOWNE CENTRE REVITALIZATION UTC

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Master Planned Development Permit for-Westfield UTC Civil and Utility Work Exhibits Civil and Utility Work Exhibits

Master Planned Development Permit for Westfield UTC Civil and Utility Work Exhibits UTC t '.'/JfUtjf M f.^f< A Westfield Shoppingiown U\ 4545 La Jolli VHags 0 ™ * //// / 'ffTWii1 ' k~UZ>L. .--v San Diego. CaBtonV* 92122-121! 1 -rsKJi* LV-'htX^ v 1 · , , „ y i · EXISTING P Q W ^ » - - * * ' -v. i ~--^..,.-- ' < MPDPSUUMITTAL rir -i-... fl^fe/if " " · ·" 'j r " ' ··· ·- LA-^Ot^-VflFtAGE-DRr- Am... ^ l ,/' ^ . Ii9:ajaj;w7.'.6iwia ,.A ^.U ^. \EXISTING HOW-^ PROPOSED,H0«"\ ^ '"·"'-·' , ; } fcMiLEE^firrnTrrmiiTrntirnTTiiTn aoa e-r- ^OM

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Master Planned Development Permit for Westfield UTC Chapter 7 MOBILITY

Mobility Overview and Principles

Overview Principles

A core objective of most mixed-use devel- · Provide for a wide range of vehicular, tran- opments is the anticipation that a variety of sit, biking and pedestrian options. experiences at one location will lessen the · Cooperate with SANDAC and MTS in need to travel to other areas. The proposal as- planning the location and design of the sociated with this MPDP could transcend this Westfield UTC Transit Center/Light Rail most basic goal by assisting the implementa- Transit Station. tion of regional mobility strategies. While the expansion of transit is ultimately a public · Reduce reliance on automobiles. responsibility, the re-invention of Westfield

I i T C i~ in nmrnnf c -i wirintu r\f n-i i · '·''-'Tjoda! · Provide a series of safe, recognizable and opportunities at a key location. An,effective interesting pedestrian experiences by of- public-private partnership that integrates fering internal pathways and connections land use and mobility options could facilitate to on- and- off-site activity areas. much needed transit and mobility improvements to the University Community and sur- Example of elevated rail rounding areas. Maximizing opportunities as part of a comprehensive strategy could create a mobility model for the City and region.

Master Planned Development Permit for Westfield UTC Transit

The Mid-Coast Transit First Study proposes a The Mid-Coast Light Rail Transit Extension circulator loops are focused on connect- · Re-locate and expand the existing bus network of transit services for an area identi- is part of a larger project that also includes ing areas outside of the Super Loop with transit facility to create an inter-modal fied as the Mid-Coast Corridor. The report commuter rail improvements at Sorrento Val- service along the Super Loop. Community transportation system including linkages recommends transit projects and services in- ley and a new Nobel Drive Coaster Station. circulators would use portions of the Super with the future light-rail transit stop and cluding both near-term solutions, as well as a These improvements would provide access to Loop to provide for transfers to regional bicycle lockers/racks for secure storage. more comprehensive long-term network that growing employment, education and residen- services. · Provide accessibility to the LRT stop, Su- will link with other key activity centers in the tial areas within the Mid-Coast Corridor. 3. Point-to-Point (PTP) Services -This form of perloop, Community Circulators and Point region. It is a blueprint for improving transit Bus Rapid Transit service supplements community circula- to Point Services. service in the corridor for the next 30 years. tors by providing peak period direct ser- Bus Rapid Transit (BRT) involves the use of As discussed in Chapter Four, containing The study has defined routes, station loca- vice to employment sites that are difficult rubber-tired vehicles that can travel in dedi- 1 Design Guidelines, the location and design tinns, n, ntpnfial c—p ru. irpc , tTarKj n—n rt—atlnn t*" serve b*' circulator routes cated transit lanes, on streets and highways, of any transit improvements are critical com- modes, and methods of integrating transit and/or use signal priority to enhance transit Implementation of the Super Loop will ponents of the overall look and function of with surrounding land uses. The following travel time. BRT projects in the Mid-Coast require the construction of 11 -13 stations, Westfield UTC. section describes key elements of the study, Corridor include the Super Loop, conversion implementation of priority treatments, and including the significant role of Westfield of existing regional routes to BRT and the ad- the use of "branded" vehicles. The Super UTC in the proposed transit services network. dition of a peak period BRT service along the Loop could be operational within 3 to 5 years Mid-Coast Light Rail Transit Extension 1-805 corridor connecting Sorrento Mesa and depending on the availability of funding. South Bay. Additionally, SANDAC is evaluat- This project would extend the trolley ap- Exhibit 7-1 illustrates the interface between ing the option to use BRT instead of Light. proximately 11 miles from the Old Town regional services and the Superloop. The Rail for the Mid-Coast Transit Extension. Transit Center to University City (Exhibit Westfield UTC Transit Center is an important 7-2). The Mid-Coast Light Rail Transit Exten- The internal circulators would provide three Superloop station because it offers access sion includes two phases. The first phase is tiers of services to address and meet the dif- to a major activity area and connections to proposed to start at the connection to the ferent needs of the Mid-Coast area: several other mobility options including the light rail transit Blue Line in Mission Valley. It proposed LRT systems. 1. Super Loop - The Super Loop, which is at would continue approximately 3.4 miles to the core of the service plan, focuses on Transit Opportunities Balboa Avenue in existing right-of-way. Sta- providing frequent connections in both tions are proposed atTecolote Road, Claire- Approval of the MPDP would: mont Drive and Balboa Avenue. Ultimately directions along the major corridors and the extension would continue to UCSD and between the major activity centers in the · Provide for integration between the new end at Westfield UTC. community. bus transit station at the Westfield UTC site and the Mid-Coast Light Rail improve- 2. Community Circulators - C ommunity ments.

Master Planned Developmenl Permit for Westfield UTC Transit

Exhibit 7-1 Exhibit 7-2

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Master Planned Development Permit for Westfield UTC Chapter 7:3 Pedestrian Circulation

As discussed in the University Community Non-Contiguous Sidewalks Plan, the existing Westfield UTC currently One goal of the University Community Plan offers a very positive pedestrian environment is to improve the pedestrian experience, within the shopping center. The proposed particularly in the Urban Node, by retro- changes to Westfield UTC would enhance > mli-J/ ···· >£*? fitting existing contiguous sidewalks to a 1 % this walkability both within the site and . vf'tf^ ····· '"/^S^ non-contiguous condition. Non-contiguous through connections to surrounding uses. sidewalks provide a sense of comfort and Both La lolla Village Drive and Cenesee protection for the pedestrian. All the public Avenue are currently designated within the sidewalks fronting the Westfield UTC site University Community Plan as ceremonial, shall be upgraded to a non-contiguous condi- auto-oriented parkways, emphasizing auto- |-!f-in n-i(-ict\A/itK o m inimu m I O foot c\Aa\»fi\\/ mobiles rather than pedestrians. The Com- K.V f ...^J l . . 11. . u ^.. . . ^ .^.^.^ ^.u^.tu. ^ munity Plan Amendment being processed width and a minimum five feet parkway area, concurrently with this Master Planned Devel- in accordance with the Sidewalk Improve- opment Permit will add La jolla Village Drive ment Phasing Plan (figure 7-3) and the Park- and Cenesee Avenue within the Urban Node way Plan on Chapter 4:19. This upgraded to the pedestrian network. The University condition is further illustrated in the Special Community Plan recognizes this challenge Planning Area requirements sections for each that these streets will remain significant planning area. vehicular traffic arterials and provides for elevated pedestrian bridges rather than at-grade crossings in certain locations (see Opportuni- ties Exhibit, Chapter 2:6).

KEY PLAN

, A: Non-Contiguous Sidewalk + Street Parking J* . ... -i B: Non-Contiguous Sidewalk C: Valet Parking Drop-off . S1 D®i * Bike Lane

Master Planned Development Permit for Westfield UTC Pedestrian Circulation

Pedestrian Connections STREETTREEArtD 1JGHHNGIM PARKWAY

The University Community Plan establishes STREET IRES 1H BULB OUT BEYOND an objective to, "Designate and clearly [WHEN 0CCUR31 define a primary pedestrian network linking superblocks, major activity centers and resource areas utilizing the public sidewalk, street level crossings, overpasses, meandering paths through private developments and trails through natural open space areas." The proposed project would integrate existing sidewalks walkway's and bridfTes as shown in Figure 12 from the University Commu- nity Plan (page 7:7), revised to add La Jolla Village Drive and Genesee Avenue to the Urban Node Pedestrian Network. The design guidelines provide direction for the aesthetic requirements.

Valet Parking Drop-off

Master Planned Development Permit for Westfield UTC Chapter 7:5 Pedestrian Circulation

Sidewalk Improvement Phasing Exhibit 7-3

WESTFIELD UTC REVITALIZATION

SIDEWALK IMPROVEMENT PHASING STRATEGY

A+B+C: "PALM PASSAGE IMPROVEMENTS": SIDEWALKS TO BE UPGRADED IN CONJUNCTION WITH NEW DEVELOPMENT IN THE NOBEL HEIGHTS PLANNING AREA. OR THE PALM PASSAGE OR UNIVERSITY CENTRAL PLANNING AREAS FRONTING ON GENESEE."

D+E+F: "LA JOLLA TERRACE IMPROVEMENTS";

SIDEWALKS TO BE UPGRADED IN CONJUNCTION WITH NEW DEVELOPMENT IN THE LA JOLLA TERRACE OR TOWNE CENTRE GARDENS PLANNING AREAS, OR THE PALM PASSAGE OR UNIVERSITY CENTRAL PLANNING AREAS FRONTING ON LA JOLLA VILLAGE DRIVE."

Master Planned Development Permit for Westfield UTC Pedestrian Circulation

University City Plan, Figure 12 (page 82) Revised Figure 12 as proposed in Community Plan Amendment for this project .^·if*1

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Master Planned Development Permit for Westfield UTC Pedestrian Circulation

Overpasses pedestrian overcrossing above La Jolla Village Drive between Towne Center Drive and One of the objectives of the University Com- Executive Drive will be constructed when' munity Plan is to ensure that raised pedes- construction of new retail, commercial or trian bridges not only provide a safe means residential spaces occur at the existing Sears of crossing wide streets but link activity site. areas. The design of the overpasses should be unique landmarks that create identity and Pedestrian Opportunities appeal to City-wide interests. As discussed in the design guidelines, the The University Community Plan identifies proposed changes associated with implemen- five pedestrian bridges within the Urban tation of the MPDP would: Node, two of which have not been con- · Offer positive pedestrian experiences that structed. The La Jolla Village Drive overpass, connect on-and-off-site areas of high ac- connecting Westfield UTC and the Plaza to tivity such as the Transit Center. the north, is the bridge that is considered to most effectively connect two destinations. · Include pedestrian pathways (minimum The existing overpass on Cenesee Avenue of six feet wide) throughout the proposed between the UTC site and the Costa Verde development that comply with the Amer- site today fails to fulfill the objective of the ican's With Disabilities Act and California community plan for pedestrian overpasses to Title 24. connect buildings, plazas, major entrances or active areas rather than dead spaces. · Enhance connections from the internal existing pedestrian system and between One elevated walkway is proposed to cross the different planning areas and uses on La Jolla Village Drive west of Cenesee Ave. the site. This pedestrian bridge would be constructed concurrent with development of Monte Verde · Install directional signage for pedestrian as a requirement of the Costa Verde Specific use. Plan. The applicants for this MPDP and · improve the elevated network of pedes- Monte Verde are also coordinating plans to trian bridges to address community plan upgrade and better link to the existing pedes- goals. trian overcrossing across Cenesee south of La Jolla Village Drive to comply with the objec- · Connect with existing street sidewalk pe- tives of the community plan. An additional destrian network.

Master Planned Development Permit for Westfield UTC Bicycles

Bicycles Opportunities and Amenities 'Bikeways" diagram from University Community Plan, figure 23 The existing and proposed bikeway network y^'fr for the University Community is shown in the adjacent figure, including Class II bike lanes along Genesee and Nobel. Westfield UTC

0 0 0 PROPOSED BIKEWAYS. CLASS I, li, would support and enhance the bicycle net-

· · · EXISTING BIKEWAYS CLASS !, II, III work in the community by providing bicycle amenities (racks, lockers, etc.} near the transit CLASS 1 -BIKE PATH CLASS II - BIKE LANE station In University Centra! or Palm Pas- CLASS III - BIKE ROUTE sage, as well as by increasing the number of bicycle racks which are today distributed at convenient locations throughout the site. ^idASS III ticveiw ·unumj 'v" '-· SHOUtDEn ttTWON CENBK AVE. ANO SOMENTO VAU£V «OAD The Class II bikeway along Nobel between Genesee and Lombard will be implemented by the project concurrent with the improvements on Nobel as shown in Chapter Six.

^> EXISTING LOCATION

^ NEW LOCATION

NEW CLASS II BICYCLE LANES

EXISTING BICYCLE LANES

Master Planned Developmenl Permit for Westfield UTC Vehicles

As discussed in the existing circulation and p. 37). Impacts to freeway segments and Reconfigure the westbound approach to provide an additional dedicated right-turn . transit section of Chapter 2:5, Westfield UTC ramp meters will be significant, but would be provide a dedicated right-turn lane at the lane at the intersection of Governor Drive/ has excellent vehicular accessibility from an addressed by future improvements planned intersection of La Jolla Village Drive/Re- Cenesee Avenue. To accommodate the established circulation network. Develop- in the SANDAC Mobility 2030 Plan. The gents Road. To accommodate the addi- additional lane, widening and/or modifi- ment in the North University City area of the Westfield UTC project will contribute directly tional lane, widening and/or modifications cations to median along the roadway may University Community Plan is subject to the toward these improvements by initiating a to the median along roadway may be re- be required. Public Facilities Financing Plan for the area. project study report for the 1-805 improve- quired. Modifications to the traffic signal Segments The intent of the Public Facilities Financ- ments, and by constructing improvements timing by the City in conjunction with the ing Plan is to provide public infrastructure at impacted ramps. In addition, the future changed lane designation would also be · Add one eastbound lane on La jolla Vil- improvements commensurate with need. Westfield UTC envisioned within this MPDP required. lage Drive between Towne Centre Drive Projects developed under this MPDP will will contribute significantly through Transnet and 1-805. This additional lane will not · ^\_^UI MlCjUi^* *.< l-w I IWIlll*J*J(wJIHJ *J|J|_/« wu\_i i iw either construct public infrastructure projects taxes to these and other regional transporta- require street widening, but will be ac- provide a dedicated right-turn land at the benefitting the community, or contribute tion improvements. complished by restriping and restricting intersection of La Jolla Village Drive/Gen- fees toward the construction of such projects parking. identified in the Public Facilities Financing Transportation/Circulation improvements esee Ave. To accommodate the additional Plan. to be completed in conjunction with of the lane, widening and/or modifications to the · Add one westbound lane and one east- project are as follows: median along roadway may be required. bound lane on Nobel Drive between Gen- The approved "Westfield University Towne esee Avenue and Lombard Place (project Near-Term Reconfigure the northbound approach Center Traffic Impact Study" prepared by Lin- driveway). Bike lanes in the westbound to provide an additional through lane at scott, Law and Greenspan, July, 2007, pro- Intersections and eastbound directions shall also be the intersection of La Jolla Village Drive/ vides a comprehensive analysis of near-term provided. Towne Centre Drive. To accommodate the and horizon year conditions with the changes · Install a traffic signal to City standards at additional lanes, widening and/or modifi- proposed by this MPDP. The study area that the intersection of Nobel Drive/Lombard Ramp Meters cations to the median along the roadway was defined by the City of San Diego includ- Place. Timing plans would need to be de- may be required. · Extend the existing number 1 westbound ed 59 intersections and 70 street segments. veloped and implemented by the City. No left-turn lane east of the off-ramp to pro- The study concludes that with mitigation, changes to the lane configurations would Reconfigure the driveway to permit right- vide additional storage on the Nobel Drive Transportation/Circulation impacts from the be required. turn only movements at the intersection to Southbound 1-805 off-ramp. proposed project are less than significant for · Install a traffic signal to City standards at of Towne Centre Drive/North UTC Project intersections. Certain street segment matters · Widen the on-ramp to provide an HOV the intersection of Towne Centre Drive/ Driveway. This shall be achieved with would remain unmitigated due to the adverse lane to provide additional queue storage South UTC Project Driveway. Timing the construction of a raised median and effect that mitigation would impose on com- and promote carpooling on the West- plans would need to be developed and signage. munity character from the "freeway effect" bound La Jolla Village Drive to North- implemented by the City. that can result from excessive widening (UCP Reconfigure the westbound approach to bound 1-5 on-ramp.

Master Planned Developmenl Permit for Westfield UTC Vehicles

· Extend the existing number 1 westbound · Reconfigure the northbound approach during the month of December to serve up lane on Nobel Drive east of University at the intersection of La Jolla Village to 500 vehicles. Center Lane to provide additional queue Drive/Executive Way (project driveway) Freeway Segments storage for the Nobel Drive to Southbound to provide an additional dedicated right- 1-5 on-ramp. turn lane. To accommodate the additional · Pay affair share contribution towards the lanes, widening and/or modifications to study, design, or implementation of cor- · Extend the on-ramp to the Judical Drive the median along the roadway may be ridor improvements on 1-805 between under-crossing to provide additional required. Modification to the traffic signal Carroll Canyon Road and SR 52. queue storage (based on the review of timing in conjunction with the changed preliminary improvement plans) for the La land designations shall also be imple- Other Project Mitigation Jolla Village Drive to Southbound 1-805 mented. · In addition to the above mentioned project · Reconfigure the westbound approach at mitigations, the project is proposing other Nofe: With the exception of timing changes the Nobel Drive/Genesee Avenue intersec- improvements that include the reloca- at the intersection of La Jolla Village Drive tion to provide an additional dedicated tion and expansion of the bus center and and 1-805 Southbound ramps which are to be westbound right-turn lane. To accommo- planning for the future Light Rail Transit performed by CaiTrans, all other signal timing date the additional lanes, widening and/or Station, as well as a comprehensive Travel modifications to be developed and imple- modifications to the median along the Demand Management (TDM) plan. mented by the City of San Diego. roadway may be required. Modification Horizon Year to the traffic signal timing in conjunction with the changed land designations shall Intersections also be implemented.

· Reconfigure the southbound approach of · Reconfigure the eastbound approach at the intersection of La Jolla Village Drive/1- the Decoro Street/Genesee Avenue inter- 805 Southbound Ramps (lane geometry section. The two-lane eastbound approach was assumed based on the review of shall be restriped to provide a left-thru- preliminary improvement plans for the right turn lane and a right-turn lane. interchange). The four-lane southbound Modifications to the traffic signal timing in approach shall be restriped to include a conjunction with the changed lane desig- left, right-left and dual right-turn lanes. nations shall also be implemented. Modifications to the traffic signal timing by Caltrans in conjunction with the Parking changed lane designations shall also be · The project applicant shall expand the implemented. existing off-site employee parking program

Master Planned Development Permit for Westfield UTC Future Transit Service Expanded Bus Service, Superloop, Trolley

The concentration of density and activity in Transit Center Requirements 2. Designate sufficient right-of-way for the this key transit node will help achieve key transit center to accommodate 11 bus SANDAC has worked with Westfield in SANDAG goals, including increased transit bays, including 2 articulated buses. Suf- recent years on integrating the transit center ridership and enhanced multi-modal connec- ficient right-of-way may also be required into the proposed development of the UTC tivity. Through development of a multi-modal for the light rail track alignment adjacent shopping center. transit center in the revitalized UTC, public to the shopping center (approximately 35 transportation can play a major role in serv- The following requirements will meet the feet minimum width with an additional ing both the shopping center and adjacent service needs for existing bus and future light 20 feet each side for construction ease- residential, office, and commercial develop- rail, bus rapid transit, and local bus/shuttle ment), if the LRT platform is located in ment. Concentrating development intensity operations: the existing right-of-way above the street. around the new transit center and integrat- The Designing for Transit Manual shall be ing the design of the transit center into the consulted for facility standards. project will create an appealling model for integrates and provides immediate access the community and increase the attractive- to the shopping center, minimizes walk- ness of transit as a viable option for shoppers, ing distances, and emphasizes direct and employees, and neighboring residents. pleasant pedestrian connections. SANDAG and Westfield have prepared conceptual UTC is an important location for existing design plans'that provide this integrated and future transit service in the University access into the center by locating the community. Currently, ten weekday bus transit center at either of two locations: routes serve the existing bus transit center 1) along Cenessee Avenue immediately H-n^i'w'ju^"H'.rwf ^^g.·wh '· * > ··,· '-·'·>·; "tf i. '·>,ii-| at UTC. Future bus service additions are south of Esplanade, or 2) near the intersec- identified in the 1999 Centra! Coastal Transit tion of La Jolla Village Drive and Genesee

Development Study and in the 2003 Mid- Avenue. These designs maximize access to ly-ii- '·ittiij!&.flS^rtiîiH£iB^%affi Coast Action Plan. The SANDAG Transporta- the UTC site itself and to the existing and · ^ tion Committee in December 2003 approved future pedestrian bridges connecting to a preferred Mid-Coast light rail transit align- existing and future residential, office, and ^^îK±±^L£JiL^t^T.vv -.4 - * - :.-*-.,||H ment that terminates at UTC. The Mid-Coast commercial developments to the west and Super Loop transit circulator is also proposed north. !-—f-sr*t~tf-.Vf', - ., fcf **ri^T Mif*r^ to serve the UTC transit center. ..·*-.·-i'^-ûi^-1 Sr*"it -·f H-f* - ^r}?' lUft-'iT^j&vr- -'-["*''- -ip^hH^T"^ :

Examples of light rail and transit integration

Master Planned Development Permit for Westfield UTC IMPLEMENTATION PROCESS SUMMARY ^^8 IMPLEMENTATION

Applicant applied for Community Plan Amendment, Rezoning. Master Planned Concurrent Discretionary Approvals Developmenl Permit and Vesting Tentative Map

Submittal of Screencheck Environmental Impact Report (EIR)

In addition to the MPDP, several other plan- Re-zoning Staff Comments and Revisions ning and discretionary actions are being Approval of this action would change the requested: current zoning of the site from CC-1 -3 to Draft EIR Released for Public Review Community Plan Amendment CR-1-1.The Land Development Code, which was adopted in January 2000, included a The University Community Plan contains University Community Planning number of new zones such as the CR-1 -1 Croup Hearing a Land Use and Development Intensity (Commercial-Regional) to more effectively Table that provides a maximum building regulate specific identified circumstances. Preparation of Response to Comments limit for 101 subareas. Projects, which and Final EIR The CR-1 -1 zoning classification was created differ significantly from the land use or for regional-commercial sites such as development intensities in Table 3, as Planning Commission HearinG \A/"r-<-£;~M i IT/~ A^^I:^--.*:^^ ~c ti— Jr--- determined by the Planning Director will be v VCJUICIU u i *_. r\Li(jin_ai]i_JiiLHLiic A'Ji ic IVJI found to be inconsistent with the Community this site would serve to implement the Land Plan. The Community Plan currently Development Code. City Council certifies Environmental Documeni and approves project allocates 1,061,000 square feet of regional Vesting Tentative Map commercial uses to Subarea 43 (University Towne Center). The proposed Community A Vesting Tentative Map would serve to reconfigure existing parcels (to accommodate Applicant submits for Substantial Plan Amendment would revise Table 3 to Conformance Review ISCR) for a 'department store relocations) and create project under the approved MPDP include 1,811,400 square feet of regional commercial uses and 250 multiple family new parcels (to accommodate the residential dwelling units, or an equivalent alternative as development and new parking decks). If Ihe subsequent project substantially conforms to the MPDP and is consistent If the subsequent project is inconsistent, identified in the EIR for the project. with the FEIR, the City Manager issues the applicant may either: a letter to proceed

Building Permits Revise the projecl Submit an MI'DP and resubmit SCR Amend men l

If the subsequent projecl substanlialiy Environmental Public Review conforms to ihe MPDP and is consistent Documeni if Necessary with the FEIR, the City Manager issues Prepared a letter to proceed

Building Permits

If approved, Building Permits Master Planned Development Permit for Westfield UTC Master Planned Development Permit Deviations

Due to the conceptual nature of the MPDP, would determine to be a hazard for air The Municipal Code states that street trees 131-05D. Deviations from the minimum lot deviations are addressed on a planning area navigation. shall be located 7 feet from the face of curb standards may include street frontage, lot basis rather than attributed to a specific on streets classified in the applicable land area, lot dimensions, setbacks and lot cover- Ground Floor-Residential Use/Parking aspect of a subsequent development project. use plan as major streets, primary arterials, age. The site will be treated as a single prem- As an example, the MPDP identifies planning The Municipal Code does not permit residen- or expressways that have a posted speed of ises with respect to the development regula- area height limits for designated land uses tial use/residential parking in the front half 50 miles per hour or greater. The deviation tions; the frontage and setback standards rather than for specific building elevations. If of a lot that is zoned CR-1-1. The deviation would allow that: only apply to the portions of any exterior lot, a subsequent development proposes building would provide: which are adjacent to the public right-of-way. · if a non-contiguous sidewalk is proposed heights that are below or meet the increased as part of a street classified in the Univer- limit approved as a MPDP deviation, no fur- · Residential use and residential parking sity Community Plan as a major street, ther discretionary review is required. would be permitted on the ground floor r, occ i MI u n_ ii u i r t MOM ui ii nr IVJI IJI uv IUC U u IT ^rlmap' arterial or sx r wa ' 'with a Maximum Structure Height proposed development complies with posted speed of 50 miles per hour or the design requirements of the approved greater}, street trees may be placed 4 feet The maximum structure height for the CR-1 -1 MPDP. from the face of curb except if the location zone is 60 feet. The deviation would pro- of the tree would create a hazardous sight vide: Building Articulation visibility condition. · Retail buildings within 20 feet of the pub- The Municipal Code states that ali building 5ewer lic right-of-way shall be limited to 80 feet. elevations fronting a public right-of-way shall be composed of offsetting planes that provide The private, on-site sewer line may require a · The maximum structure height for all other relief in the building facade by insetting or depth of more than 15 feet. Should a depth retail buildings and parking decks shall be projecting surfaces (planes) of the building. of more than 15 feet be required, Westfield 100 feet. In addition, the total cumulative The minimum number of offsetting planes UTC shall design the utility corridor and area of any retail floors, which are 80 feet and the minimum horizontal separation nearby structure to provide adequate width or higher above grade, shall not exceed between planes is based on the length of the and clearance for the possible future repair or more than 10% of the total amount of new building facade, as shown in Table 131- replacement of the sewer line. square feet allocated to regional commer- 05F. The deviation would require: cial use permitted within the MPDP. Subdivision-Lot Standards · All building elevations, within 20 feet of · The maximum building height for The vesting tentative map creates 36 lots. the property line, fronting a public right- residential is 293 feet. Some of the newly created lots are interior of-way shall include offsetting planes as lots, without street frontage. The interior lots · Implementation of the MPDP will not described in the approved MPDP. will not meet the minimum developments result in any building that the FAA Streel Tree Locations regulation of the CR-1 -1 zone shown in Table

Master Planned Development Permit for Westfield UTC Density Transfers and Alternative Mix of Uses

Pursuant to Municipal Code section Planning Area Size The transfer of dwelling units from one plan- 143.0410(b)(1), the permitted number of ning area to another planning area where Expansions or reductions of any of the plan- dwelling units or total gross floor area is residential is a permitted use, is permitted ning areas of up to a maximum of 20% are based on the entire premises and may be through the Substantial Conformance Review allowed through Substantial Conformance distributed without regard to the proposed lot process.; Review. boundaries. Regional Commercial Use This MPDP provides for the ability to transfer development intensities between the plan- Transfer of regional commercial square ning areas within Westfield UTC to allow footage within this MPDP shall be allowed a flexible response to potentially changing provided the transfer does not result in any 0 n mzirirat (~nniHiti/^ric The tab! in Cha tsr ^'4 _l : :. .: J.1 -inn/ _ r [jitiiiiiing dieu icueivmg mute niciii JUVO ui establishes the maximum development inten- the maximum square footage identified in sities allowed in the various planning areas. The table in Chapter 3:4. Both the planning A proposed transfer of density may be ap- areas which receive additional development proved through the Substantial Conformance and the planning areas for which the density Process, if the subsequent project complies is being reduced shall be identified. with the requirements of the MPDP and does Multi-Family Housing not exceed the overall development intensity limit for the overall site contained in the The MPDP provides for a maximum develop- University Community Plan. An amendment ment of 300 multiple-family dwelling units. to the University Community Plan and this As provided in this MPDP and the EIR, ad- MPDP would be required if an applicant ditional dwelling units up to the maximum of proposes to expand beyond the adopted de- 300 may be included on the site as long as velopment intensity limit for the overall site they are consistent with the EIR and do not or expand the geographic boundaries of this increase the overall project intensity as evalu- permit. ated in the EIR. Development of additional dwelling units in excess of the 250 units in The applicant shall be responsible for pro- the proposed project will require a corre- viding City Staff with a Site Density Transfer sponding reduction in the amount of regional Chart and corresponding information to ac- commercial space permitted, consistent with curately record transfer of dwelling units or Table 13-1 in Chapter 8:4. regional commercial square footage.

Master Planned Developmenl Permit for Westfield UTC Project Alternative Use

Description of Alternative Project Scenarios SCENARIO LANDUSE WEEKDAY AM PEAK HOUR PM PEAK HOUR The MPDP provides a variable development RETAIL RESIDENTIAL ADT IN OUT 2-WAY IN OUT 2-WAY PROPOSED PROJECT 750,000 SF 250 UNITS 17,800 256 182 438 825 program that can respond to changing market 778 1,603 MAX. RESIDENTIAL 733,000 SF 300 UNITS 17,700 256 195 451 823 768 1,591 conditions and desires of the community as alternatives to the original project (750,000 Table 13-1, Alternative Project Scenarios square feet retail and 250 dwelling units). An Trip Generation Comparison ("Cumulative") alternative project scenario has been developed based on a trip generation equivalency. The Intent of the Master PDP is to allow flexibility in the development program while Alternative Project Scenarios pnstirin o thp pltprnativp nrruprt crpnari n hac .. . 0 . _ r . -j . - The "Maximum Residential" deveiopment been addressed by the analysis of the original scenario shall be revised to include 300 project. units and 733,000 square feet of retail GLA. A sensitivity analysis was performed to This scenario remains underneath all the develop the alternative project scenario. The traffic limits specified in the current MPDP determining factor was the "Critical Peak and the FEIR (ADT limit of 1 7,800, as well Hour Equivalency" (AM inbound and PM as inbound AM peak hour trips of 256, and outbound). Table 13-1 (at right) lists the al- outbound PM peak hour trips of 778). ternative project scenario, which qualifies as generating the same or less than the original project's AM peak hour "inbound" and PM peak hour "outbound" volumes. These are the critical movement directions during the critical peak hours. The scenario also gener- ates less overall ADT than the original project, which is listed as Scenario 1 in the table.

Source: Linscott, Law & Greenspan. /fng/Vieers

Master Planned Developmenl Permit for Westfield UTC Substantial Conformance Review

The goal of Substantial Conformance Review A subsequent development project that meets Trip Generation Study (SCR) is to determine if the proposed project or exceeds the above-referenced require- Upon completion of the full retail develop- is consistent and is in conformance with a ments shall be considered to substantially ment, the Owner/Permittee shall provide a previously approved permit. This includes a conform to this MPDP. trip generation study to show any reduction review of the revised project against the ap- Ali future submittals shall be subject to a in daily and AM/PM peak hour trips to the proved exhibits, permit conditions, environ- Process 2 level review for Substantial Confor- satisfaction of the City Engineer. mental documentation, applicable land use mance. The Process 2 level SCR includes: policies, and the public record for the prior permit. Staff will recommend approval of the a. Public Notice, to be mailed (rather modified project if the change falls within the than notification by publication in the parameters of the prior approval. newspaper)

The following development regulations, b. Referral to and review by theUniversity guidelines and approval conditions shall be Community Planning Group used by City Staff to determine if a subsequent development substantially conforms to c. Decision is appealable to the Planning Commission the Master Planned Development Permit:

· All future submittals for development · Land Use Plan/Allocation Table under this MPDP shall identify existing · CR-1-1 Zone Permitted Uses and proposed square footages and number of residential units, and the existing and · CR-1-1 Zone Development Standards proposed ADT counts and peak hour trip · Planning Area Deviations counts associated with the submittal.

· Shared Parking Analysis SCR submittals within the University Central and Palm Passage areas shall include SAN- · Design Guidelines DAG and MTS staff review for Transit Facility · Special Planning Area Requirements or Light Rail development requirements.

· Conditions of Approval for the MPDP and VTM

· Final Environmental Impact Report and Mitigation Monitoring and Reporting Program

Master Planned Development Permit for Westfield UTL CEQA

A Final Environmental Impact Report (FEIR) analyzing the MPDP and other concurrent actions has been prepared in accordance with the requirements of the California Environmental Quality Act (CEQA). The FEIR(SCH No.20022071071, PTSNo . 2214) evaluates the land use plan, circulation and infrastructure improvements associated with implementing the proposed changes to West- field UTC. Subsequent development projects which are consistent with the FEIR will not require any additional environmental documentation.

Master Planned Developmenl Permit for Westfield UTC APPENDICES Use Regulations Table for Commercial Zones

San Diego Municipal Code Chapter 13: Zones San Diego Municipal Code Chapter 13: Zones (3-2006) (3-2006)

Table 131-05B Use Categories/Subcategories Zone Dcsignatoi Zones Use Regulations Table for Commercial Zones |Sce Section 131.0112 for an explanation and descriplions of the Use Caicgories, Subcatcgof ics, and Separately Regulated lJscs| lsl&2nd» cW"- .Tck-' t CO cv- CP-

Use Categories/Subcategories Zone Dcsignaioi Zones 3rd » i- -1- 1_ 1- 1- 1- |Scc Seclion 131.0112 for an cxpianalion and descriplions of thc 4lli» i 2 3 1 1 2 1 2 1 Use Caiegories. Suhcaiettorius. iind Soparuidy Rcgulaied 1 kes] !sl&2nd>^ CN"*" CR-' " co CV- CP- 12 or Fewer Employees - - - 3rd » 1- 1- 2 1- 1- 1- t, ' Greater than 12 iimployecs - ' - · 4th » 1 2 3 1 1 2 i i 1 -'l'i Fraierniltcs. Sororities and Student Dofmitorics Ul c(* V; - c c - Open Space ; Garage. Yard. & Estate Sales - , 1 , - - Activr lltcrralion - · Guest Quarter - - - - . I'lissivc RfcrcHlion - \\i · - ' I bmc Occupations i. I - i. L. - Natural Resources PrcstrvalioD - - - · · i i lousing for Senior Citizens 2 1 ai c'' JV - c c · Park Mainlcnanct Facilities " - - " - 1 r ;,.-AV.,^. ti...,r.„rr - ' - - Agriculture i r i Residential Care Facilities: , * Agricnltural Processing - - - - - b or Fewer Persons · 2 . (21 Aquacullurt Fatilirits · -. - - - - P* ' p p p 7 or More Persons 2 c(2) - Dairies V ' *ci- - c · . j , - Transinonal Housing: · · Horticulture "Surscrirs & Greco houses - "^ _ - - - 6 or Fewer Persons Raising & llarveatiog of Crops pta. T . p ^ - · - - - 7 or More Persons · - Kaislng. Miidtainins & Keeping of A ni ma Is c (2| . (2> · - - C c c Septralely Kcj-ulated Agriculture Uses Watelikeeper Quarters - 'A I, - - - Agriculmrai liquipnwnt Repair Shopi - ,. p-. P - - - Institutional Commercial Stables L Separately Kcgulatcil Institutional I se-i · · - - -

Community Gardens r(H)) · - - ' - Airports "fc* ''· , c c c .- Equestrian Show & Rxhibiikm Fat il ities C Uotanical Gardens & Arboietums - · - - - , p" p c p . Open Air Markets kit the Sale of Agtieultnre-relnled Products & flowers - - - Cemeteries. Mausolciinis, Crematories . c c c C(I(M Churches & Plates of Religious Aiscmbly 1 i{>>

a ) Hoarder & Lodger AccomnKHlalions 2 kindergarten through Grade 12 c iHt) C c ll»l L* ' i - i. L - c c · Colleges / Universities (l«l Companion Units - c c c - - · · - Vocational / 1 rade School p p p Employee Housing: · - ^ t j (i") Energy (ieneration & Distribution Facilities c (1") p c p P - 6 or Fewer Kmployecs - - -

Master Planned Development Permit for Westfield UTC Appendices: I Use Regulations Table for Commercial Zones

San Diego Municipal Code Chapter 13: Zones San Diego Municipal Code Chapter 13: Zones (3-2006) (3-2006)

Use Categories/Subcategories Zone Dcsignalo Zones Use Categories/Subcategories Zone Dcsignatoi Zones (Sec Section 131.0112 for an explanation and dcseriplions of the (Sec Section 131.0112 for an explanation and descriptions oflhc Use Categories, Subcaiegories. and Separately Regulated Uses) Use Categories. Subcategories, and Separately Regulated Uses] 1st S. 2nd » CN11^ ' ' CR- .' - CO- CV- CP- 1st & 2nd » CN"" · r R ^ co- CV- CP-

3rd>^ 1- 1- 2- !- 1- 1- 3rd» 1- ?l- · 2- 1- 1- 1-

4lh>5 1 2 3 AI:. \ 1 ·2 I 2 1 4lh » 1 2 3 1 1 1 2 1 2 1 Exhibit 1 tails & Convention Facilities p P C P - Off-site Services - ^i 1' - - - Flood Control Facilities L L 1. L PersonalSen*ices p p P P &* - - - Historical Buildings Used for Purposes Not Otherwise Allowed clltt' -c C c c(10) - Assembly & Eutertainmeni - ui' P - P - I lomeless Facilities: Radio & Television Studios - p P - - -

Congregate Meal Facilities CIIOI -Cft c cKW) - Visitor Accnmmodalions - P - P - — f 4i Emergency Shelters c00. c - c c{ltt) - Separately Keguliitcd Commercial Services Uses k ' 0 ,(10, Homeless Day Centers c" ' c c Adult Entcrlamincnl Establishments: , - Hospitals. Intermediate Care Facilities £ Nursing Facilities P (10, Adult Book Store 1. 1, c p · - - - - · ila ^ Interpreiive Centers - - - - Adult Cabaret - L L - L - Museums - p P c p - Adult Drive-in Theater - tf -L - L - Major Transmission, Relay, or Commnniealions Switching Stations - c C c CI10| - Adult Mini-Motion Picture Theater L L - I. Social Service Instiluttons C (ltll Adult Model Studio c c · 1. 1. 1. - c ^ - - Retail Sales - ' Adult Motel - ',·1 T. 1. - 1, - Building Supplies & Equipment P p p - - - Adult Motion Picture Theater - L- L - L - Food, Beverages and (i rot tries p I> p p -Jb - Adult Peep Show Theater - 'L l. - L. - Consumer Gonds. Furniture. Appliances, Equipment p f:p p p". - - Adult Theater - ^1. - 1. - 1. - PflsA Pel Supplies p p p - " - Body Painting Studio L L L " i. - ·Sundries. Pharmaceutical. & Convenience Sales p F p p p - Massage Establishment L L .T |-J - - Wearing Apparel & Accessories p P p p · · Sexual Encounter Fstablishmcnt 1. L 1. L - · Separately Regulated Retail Sales 1 ses a Bed & Breakfast Kslablislimcnts: * Agriculture Related Supplies & Equipment 'P « p - - - 1-2 Guest Rooms P P P - · Alcoholic Beverage Outlets L L 1 t. 1/ · 3-5 Guest Rooms P P - P - Plant Nurseries P p ^ · - - 6* Ciuest Rooms - ·P P - P - Swap Meets & Other Large Outdoor Retail Facilities - C c - 10 c' ' Boarding Kennels C » C c c1"" - Commercial Services V ^ " ] Camping Parks -c C c c - Building Sen ices P p · - · *if r Child Care Facilitks: . . !· Business Support P P p ^ - - Child Care Centers L L' - t. l (10) - Ealing & Drinking Establisbnients P-4' P p p'i> p Large Family Das Care Homes L L* 1. ,(10) Financial Institutions P · P p p - - - h'unerul & Murtuary Services P 1' Small Family Day Care Homes V p p · - · - - - t ^ . Maintenance & Repair P ^V< p ^ - Fating and Drinking Establishmenis Abutting Residentially Zoned Property I. 1 - I, 1, 1. · Fairgrounds <-/ c - c -

Master Planned Development Permit for Westfield UTC Use Regulations Table for Commercial Zones

San Diego Municipal Code Chapter 13: Zones San Diego Municipal Code Chapter 13: Zones (3-2006} (3-2006)

Use Categories/Subcategories Zone Designator Zones Use Categories/Subcategories '/.one Designator Zones [Sec Seclion U1.0112 for an explanation and descriptions of the [See Section 131.0112 for an explanation and descriptions of the Use Caicipries. Subcategories, and Separately Regulated Uses] 1st & 2nd » CN1'1" i^CR;'^' CO- · cv- CP- Use CaicgorieN. Subcategories, and Separately Regulated Uses) Isl &2nd» CN'"- 5&CR ^ CO- CV- CP-

1- .- '."^ 2- 1- 1- 1- 3rd» 1- .1- · 2- 1- 1- 1-

4th » 1 2 3 '*f

GolfCourses. Driving Kanges, and Pilch Si Pull Courses - yCj, C C C - '['healers lhal are outdoor or over 5.0(11) square feet in size C c c - 1 m

Helicopter Landing Facilities c( "'I Urgent Care Facilities N ··v.- N N 0 - c c · N"' - ,P p Enstniciionat Studios 'X-' c c - Veterinary Clinics & Animal Hospitals · ;.'C C C - - Massage Establishmenis. Specialized Practice L 1. - Zoological Parks - - · - - Nightclubs & Bars over 5,000 square feel in si/e - c c c - ··'&. ' '&* i ! Offices r.' ! i Parking Facilities as a Primary Use: ^ Business & Professional 17 : P P - - ; P ' J:- Permanent Parking Facilities i' p;i p c c P dive mm em p P P - · Temporary Parking Facilities - . N.^ N c c N m '.·ciiinil. iftruini. ci ticaiih rraciiilonrr r 1* P pU"! · Private Clubs. Lodges and Fraternal Organizations C :Q\-> P p p - ^z Rei;ion»l& Corporate Headquarters p P P l-'^i · - · Privatclv Operated. Outdoor Recreation Fociiilies over 40.11ft0 Square Feci in - c c Si/e ' Separately Keculated OITicc Uses pr * Puslicuns: hiS^\ Real iistaic Sales Offices & Model 1 iomes i. ^V'- - L 1.

Pushcarts on Private Property L L- ;· L L L - Sex Offender Treatment & Counseling i. ., -L> L i. (101 - - Pushcarts in Public Right of Way N -N - N N N - Vehicle & Vehicular Equipment Sales & Service "%:· '· ' < Recycling Facilities: '£*$, C'ummercial Vehicle Repair & Maintenance - ·"?'··· P - - -

Large Collection Facility N N N ,l, h Commercial Vehicle Sales & Kenials ··V-[ P ·N-'] N - - · - - Small Coliection Facility I. ·L „ 1. L , (111) Personal Vehicle Repair & Maintenance P · >pr - - - - f. . Large Construction & Demolition Debris Recycling Facility Personal Vehicle Sales & Rentals :p P ------· -

. ; · " ; Small Consimciioii & ncmolitiim Debris Recycling Facility '^'"j- Vehicle Equipment & Supplies Sales & Rentals i .IP1 , P · - · - - - - Drop-off Facility L ·-L. " L L L Separaiely Regulited Vehicle & Vehicular Equipment Sales & Sen ice I'ses , ,. Green Materials Composting Facility Automobile Service Stations c · C C C :-.- - · · - - - ·

Mixed Organic Composting Facility - - - Outdoor Sturage &. Display oi'New. Unregistered Motor Vehicles as a Primary '-·-'· c - - - · " ' · * ' · ' . Use Large ProeessiiiK Fueility Accepting at Least ('K% of Total Annual Weight of - - -

Recyelables from Commercial &. Industrial TralTtc ' · ^. i Wholesale, Distribution, Storage v> " Large Processing Facilit)' Accepting All Types of Trafllc Equipment & Materials Storage Vards P ------· · · - - Small Processing Facility Accepting at Least 98% of Total Annual Weight of ..*-£ - - · - Mming & Storage Facilities r - -· "! p Rccycliibles From Commercial it Industrial Traflk - - - - Warehouses Small Processing Facility Accepting AH Types off ralfic . - - - - - · · - ,.*») - -

L Reverse Vending Machines · ..· · L L . L L L · Wholesale Distribution - ,,<«> - ·

Tire Processing Facility ' - .-» Separately Regulated Wholesale, Distribution, and Storage U-ics · - , ..;,'. .

Sidewalk Cafes N N N )·-.-· · N N Impound Storage Yards · . >· - " c - - -

Sports Arenas &. Stadiums - C c C - Junk Yards " : ·-·. -· - - - ·?·; Temporaiy Constiuction Storage Yards Located off-site L L L L 1. - Industrial ' ;/,j

Heavy MaDufacluria|> ·' - · - ·

Master Planned Development Permit for Westfield UTC Appendices: 3 Use Regulations Table for Commercial Zones

San Diego Municipal Code Chapter 13: Zones (3-2006)

Use Categories/Subcategories '/.one Designator Zones |Scc Section 131.0112 for an explanation and descriplions of the Use Categories. Subcategories, and Separately Regulated Uscs| 1st & 2nd » CN*'*" CO- CV- CP-

3rd » 1- M,--, 2 1- 1- 1- n* 4th » 1 2 3. 1 1 1 2 1 2 1

l.icht Mao u Tact urine - · · · > < ^ Marine Imlustry - "· · -

Research & Development P P - P^ · Trucking <& TransportaliOD Terminabi · \?' P - Separately Regulated Industrial Uses tf^ lltcaidaus U'asic Research Facility - - - - -

lltcardotis li'asie Treatment Facilily · - · · · Marine Related Uses Within the Coastal Overlay Zone · yea c C C -

Mining and Euractive Industries *· -^ i - - · Newspaper Publishing PlanLs (H1) c c C · Processing & Packaging of Plant Products & Animal Bv-products Grown OIV- premiscs " " " ' Vet}'! ieavy Industrial Uses - - · 1 Wrecking & Disntaiilliiig ofMotor Vehicles - · · · 1* ' Signs M MUn\ab\e StRns P V p P P

Separately Regulated Signs Uses Commnnity Ideniitlcation Signs " · - -

Reallocation of Sign Area Allowance N f'^A K N N N Rc\olving /*/ojecting Signs N *Nj' N N N N

Signs «ith Automatic Changing Copy N ;:N,^ N N N N Tileater Marquees -:N;1 N - N —ea

'S*- l^J Q CO -a-

Q_ C13 > t o C3 CD - Hi ^— UJ o UJ UJ C-J ^z: cc CO C_5 CO

Master Planned Developmenl Permit for Westfield UTC