Urban: Redevelopment Design Concepts Guidelines

, -..!.- -.-....
Urban
Redevelopment Design Concepts & Guidelines
Southeastern Economic Development Corporation

Commercial Corridor Urban Design Guide
Southeastern San Diego

Commercial Corridor
Urban Design Guide
Redevelopment Design Concepts & Guidelines
• Town Center at Euclid Avenue and Market Street
• Euclid Avenue Commercial Corridor
• Euclid Avenue and Imperial Avenue Commercial Center
• Market Street Industrial Corridor
• Encanto Village at Imperial Avenue
• Mount Hope Commercial Corridor
Prepared for:

Prepared by:
Roesling Nakamura Architects, Inc.
Acknowledgments
The Southeastern San Diego Commercial Corridor Urban Design
Guide was prepared by Roesling Nakamura Architects, Inc. (RNP),
located in San Diego.
These services were provided for the Southeastern Economic
Development Corporation (SEDC) as part of the Commercial
Rehabilitation program for Southeastern San Diego.
Principal-in-Charge: Ralph J. Roesling, FAIA·
Project Team: Rick Espana, Jennifer Custodio,
Jamie Ho, Joe Mansfield, Ricardo
Balvaneda
SEDC and the project team would like to extend their special thanks to the
following organizations fortheircooperation and valuable input in producing
this document:
4th District Council Office of George Stevens, Diamond Business

Improvement District, Central Imperial Project Area Committee, Sutter
Assets, Jacobs Foundation, Fehlman LaBarre Architects, Frisco White
Architects, City of San Diego Planning and Development Review,
Metropolitan Transit Development Board, and SDG&E.
Table of Contents
1 Introduction and Goals
1.0 Project Purpose ..................................................................... 1-1
1.1 Planning Study Areas ............................................................ 1-2
1.2 Design Guide Goals and Objectives ..................................... 1-3
1.3 About the Guide .................................................................... 1-4
1.4 Making it Work ....................................................................... 1-5
2 Redevelopment Concepts and Guidelines

2.0 Introduction ............................................................................ 2-1
2.1 Principal Commercial Concepts for the Euclid Avenue
Commercial Corridor and Adjacent Areas ............................. 2-1
2.2 Town Center at Euclid Avenue and Market Street ................ 2-5
2.3 Euclid Avenue Commercial Corridor ..................................... 2-9
2.4 Commercial Center at Euclid Avenue and
Imperial Avenue .................................................................. 2-13
2.5 Market Street Commercial Industrial Corridor ..................... 2-17
2.6 Encanto Village at Imperial Avenue .................................... 2-23
2.7 Mount Hope Commercial Corridor ....................................... 2-29
3 DeSign Criteria and Guidelines

3.0 Purpose and Intent ................................................................ 3-1
3.1 Applicable Areas ................................................................... 3-1
3.2 Land Use ............................................................................... 3-3
3.3 Architectural Character .......................................................... 3-7
3.4 Landscaping ........................................................................ 3-1 0
3.5 Circulation and Parking ....................................................... 3-17
3.6 Property Maintenance ......................................................... 3-20
3.7 Commercial Signage ........................................................... 3-24
3.8 Site Furnishings ................................................................... 3-28
3.9 Lighting and Utilities ............................................................ 3-33
T able of Contents
4 Resource Guide
4.0 Introduction ............................................................................ 4-1

4. 1 Southeastern Economic Development Corporation .............. 4-1
4.2 4th District Council Office of George Stevens ....................... 4-2
4.3 Diamond Business Improvement District .............................. 4-3
4.4 Central Imperial Project Area Committee .............................. 4-3
4.5 City of San Diego Planning Development Review ................ 4-4
4.6 City of San Diego Neighborhood Code Compliance ............. 4-4
4.7 City of San Diego Storefront Improvement Program ............. 4-5
4.8 San Diego Police Department Community Relations ............ 4-5
4.9 Market Creek Plaza / Jacobs Foundation ............................. 4-6
4.10 San Diego Gas and Electric .................................................. 4-6
4.11 Metropolitan Transit Development Board .............................. 4-6
4.12 Sources of Assistance ........................................................... 4-7
• WilsonJones® Quick Reference Index System © 1991 Wilson Jones Company
Section 1 Introduction and Goals

1.0 Introduction
The project goal is to
enhance the character of The Southeastern Economic Development Corporation's Commercial
the area's retail and Corridor Urban Design Guide is a document for redeveloping specific
commercial services to commercial corridors and nodes within the Central Imperial and Mount
achieve the community s Hope Redevelopment Project Areas of Southeastern San Diego.
vision for vital These commercial corridors and nodes were identified early by the
commercial districts. Southeastern Economic Development Corporation (SEDC) and Roesling
Nakamura Architects, Inc. (RNP) as strategic "seed" areas that, when
guidelines were properly applied, would spark commercial redevelopment
throughout the commercial and industrial zones.
As part of the commercial redevelopment project, the Commercial Corridor

Urban Design Guide provides property and business owners a planning
and design framework, in the form of design concepts and regulatory
guidelines, to ensure that future development and improvements will
conform to high standards of design excellence. In addition, the Guide is
designed to:
• Assist in enhancing the community's unique identity.
• Help the community understand its environmental assets and design

opportunities.
• Visually enhance existing retail and commercial zones specified in the

study area.
• Enhance and preserve the community's historic and cultural heritage.
Urban design guidelines are not distinct from planning - they are a further
step that adds refinement, focus, detail and direction to community plans
that are already established.
The Commercial Corridor Urban Design Guide supports redevelopment

concepts that were developed through a series of community workshops
held by SEDC and co-sponsored by local community and business
groups such as the Diamond Business Improvement District (BID), and
Central Imperial Project Area Committee (PAC). In addition to the
community workshops, the guidelines consider and incorporate data from
past studies, reports and City of San Diego planning documents.
1- 1 Introduction and Goals

Vicinity Map
1.1 Planning Study Areas
There are six commercial study areas that the design concepts and
guidelines address. Three are commercial corridors and three are
commercial nodes or centers that have been identified by SEDC for
commercial redevelopment. (See Figure 1.1)
These study areas are:
Commercial corridors
• Euclid Avenue commercial corridor from Martin Luther King, Jr.

Freeway 94 to Imperial Avenue.
• Market Street commercial industrial corridor between 47th and

54th Streets.
• Mount Hope commercial corridor along Market Street from

Interstate 805 west to 41 st Street.
Introduction and Goals 1-2

Planning Study Areas

r Community Gateway
' - - Trolley Corridor
Chollas Creek.:::..e
Study Areas
1. The commercial intersection node of Euclid

Avenue and Market Street. /
2. Euclid Avenue commercial corridor 'from

Martin Luther King, Jr. Freeway 94 to Imperial
Avenue.
3. The commercial intersection node at Euclid

Avenue and Imperial Avenue.
4. The Market Street commercial industrial

corridor between 47th and 54th Streets.
5. The ImperialAvenue commercial corridor at

~ - -- --- -
'--- .~-
Encanto Village (from 61 st to 69th Streets). IMPERIAL AVENUE PLANNING STUDY AREA
NOT TO SCALE
6. Mount Hope commercial corridor along
Market Street from Interstate 805 west to
FIGURE
41 st Street.
DIAMOND DISTRICT
1-3 Introduction and Goals

Commercial nodes
• The commercial intersection node of Euclid Avenue and Market

Street.
• The commercial intersection node at Euclid Avenue and Imperial

Avenue.
• The Imperial Avenue commercial node at Encanto Village (from

61 st to 69th Streets).
The guidelines are intended to be applied to existing commercial

businesses, future commercial development and public right-of-way
infrastructure and are specifically tailored for the individual commercial
redevelopment mission of the community and physical settings of
Southeastern San Diego.
1.2 Design Guide Goals & Objectives
Goals and objectives have been developed from analysis of past reports
and studies, plus a review of existing conditions and meetings with
community members. The goals are summarized as follows:
1. Enhance community pride
A. Establish a community center that promotes a unique, yet integral

and positive identity for the Diamond Business Improvement
District as part of the City of San Diego (See Map on Page 1-7).
2. Encourage economic development
A. Develop economic attractions that bring the greater community,

as well as tourists, into the area.
B. Provide a wide range of community services.
C. Produce redevelopment concepts that encourage daytime and

nighttime pedestrian activity.
D. Develop commercial themes that improve economic development

for each of the six project areas.
3. Increase mass-transit usage to the areas
A. Produce redevelopment concepts near trolley stations.

Southeastern· Economic Development Corporation
B. Provide clear signage that directs visitors to areas of interest.
c. Allow trolley stations to serve as activity generators where people

can interact and socialize.
D. Promote area uses and pedestrian access that encourage trolley

ridership for employees of local businesses.
4. Preserve the existing community fabric
A. Incorporate existing community strengths and opportunities to

define concepts.
5. Effectively communicate, motivate and educate the community about

design goals and guidelines
A. Develop a poster that reaches out and effectively communicates

the visions, design guidelines and resources to the local business
community.
1.3 About the Guide
The Guide is divided into four sections. Introduction & Goals, Section 1 ,
provides a brief background of the study, the purpose of the project, and
outlines the study areas within Southeastern San Diego.
Goals and objectives are clearly outlined, having been established

through the collaboration of local organizations and the community.
Redevelopment Concepts & Guidelines, Section 2, delineates specific

design concepts for each commercial corridor and node as well as an
overall community center design direction. The concepts and guidelines
are conveyed through the use of graphics and text to assist the community
in understanding the design approach and direction for the designated
redevelopment nodes and corridors.
The Design Criteria provided in Section 3 are more specific in nature.

Design guidelines are to be applied to the overall commercial
redevelopment district and provide a framework that ensures future
development and improvements will conform to high standards of
commercial environmental design excellence.
And finally, the Resource Guide is provided to assist property owners

and business owners with contacts for further redevelopment assistance.

1.4 Making it Work
To assist in the implementation of the guidelines, the handbook includes

a poster that summarizes the concepts and corresponding guidelines. It
will serve to educate the community about its own assets and strengths
which help define the community's unique identity.
In addition, the poster outlines each team member's role in reaching

redevelopment goals. Members include SEDC, the local business
community represented by the Diamond BID, the Central Imperial PAC,
the City of San Diego, local agencies, community planning groups, and
residents of Southeastern San Diego.
Diamond Business Improvement District


• WilsonJones® Quick Reference Index System © 1991 Wilson Jones Company
Section 2 Redevelopment Concepts

and Guidelines
2.0 Introduction
The commercial redevelopment concepts and guidelines were developed

through a series of design workshops sponsored by SEDC, the Diamond
BID and the Central Imperial PAC. In addition to the workshops, the
concepts presented here incorporate data from previous studies, reports,
and City of San Diego planning documents that apply to the project area
(see Appendix for a complete list).
The concepts and guidelines presented in this section produce a framework

of ideas, visions and goals for the individual commercial nodes and
corridors. Both area design concepts and guidelines are outlined in this
section. General design guidelines are found in Section 3, Design Criteria
and Guidelines.
The concepts and guidelines are expressed in both written and graphic
formats. Both should be used as a guide in the redevelopment of the
commercial property within the corridors and nodes.
Diagrams throughout this section graphically describe concepts for each

of the corresponding areas. Figures 2.1 through 2.6 illustrate in more
detail each of the area nodes and corridors with graphic examples of the
design objectives and guidelines.
2.1 Principal Commercial Concepts for the

Euclid Avenue Commercial Corridor and Adjacent Areas
The area known as the Euclid Commercial Corridor, from the Martin
Luther King Jr. Freeway Route 94 to Imperial Avenue, serves as the main
north-south commercial corridor within this region. The corridor links
several major land-uses within the area such as commercial, office,
residential and industrial.
Because of the corridor's commercial importance, project concepts focus

on four subareas: the intersection at Market Street and Euclid Avenue,
the intersection of Imperial Avenue and Euclid Avenue, the Euclid
Corridor from the Martin Luther King Jr. Freeway Route 94 to Imperial
Avenue, and the Market Street Commercial Industrial Corridor between
47th Street and 54th Street.
2-1 Redevelopment Concepts and Guidelines

The individual areas of the Euclid Corridor are explained in further Topography
detail under Sections 2.2 through 2.4. Concepts and Guidelines interrupts
for the Encanto Village at Imperial Avenue and Mount Hope rural Qrid
Commercial Corridor are addressed in Sections 2.6 and 2.7
respectively.
l
.....
Principal design concepts for the Euclid Avenue commercial

corridor region address the area's rural history, Chollas Creek,
and the development of public plazas.
Rural History
There are several elements within the area to remind us about the
region's rural history. These elements include the open natural
land tracts, Chollas Creek, topography north of the project sites, RURAL HISTORY
and the open space north of Market Street and west of Euclid • Agrarian expression over rural
Avenue. grid (hedges of trees)
• Rustic structures
These agrarian elements still have a large presence within the
urban grid. The rural history of the region should not be forgotten.
Where possible, new development should respect, retain, enhance
and use these features as design inspiration.
Chollas Creek
As an element of the region's rural history, Chollas Creek is part Entry

of a system of natural drainage channels that traverses
Southeastern San Diego. Although the system has been modified
over the years by urban development, the section that crosses
Euclid Avenue represents an important design opportunity for the
immediate area.
The Proposed Chollas Creek Enhancement Program outlines the

concept of creating a regional linear park that blends the natural
and built environments. The creek as well as its open space is
acknowledged as a positive and unique design feature that adds
to the community's overall identity. New development and
redevelopment activities should participate in the restoration of
the creek where possible, as well as incorporating the creek's
streambed as a design opportunity.
CREEK
Where Euclid Avenue crosses Chollas Creek, an implied • Emphasize creek as natural
"Commercial Gateway" should be established. A gateway at this boundary feature
location would assist in creating awareness of the creek as well as
enhance the local community as a rural enclave within the City of
San Diego. The gateway should be subtle so as not to direct
Redevelopment Concepts and Guidelines 2-2

attention away from the creek, but should be visible enough to

announce an entry point into the commercial district and the town
center. (See sketch).
A similar gateway element could be established where Market

Street crosses Chollas Creek west of Euclid.
Plazas as the Town Center Identity Element

Express cultures or
universal pattern
Plazas serve in defining open space, establishing spaces as part
of a sidewalk experience, and act as a community resource,
allowing a community or groups to share a common space for
interaction. The future Market Creek Plaza, tobe located nearthe
southwest intersection of Market Street and Euclid Avenue,
utilizes the Plaza concept to define open spaces as well as the
cultural themes present in the community.
The Plaza theme should continue beyond Market Creek Plaza

and be developed to establish a central community public plaza
that defines the region's "Town Center". This plaza should be
incorporated within the Euclid Avenue Trolley transit stop to
PLAZAAS IDENTITY ELEMENT create a public space that serves as the central link to all areas
• Plaza as space definition and
of interest within the community. In addition, the space should
community resource
contain wayfinding and community informational elements to
• Plaza as part of sidewalk support and enhance the community's cultural identity. (See
experience sketch and Figure 2.1).

INTENTIONAL BLANK PAGE

2.2 Town Center at Euclid Avenue and Market Street
2.2.1 Concept
At the Euclid trolley station, a Community Town Center should be

established. The center should serve as the central node that
establishes wayfinding links to all major points of commercial and
MARKET ST. cultural interest in the immediate area.
Community Center
To build upon the area's unique assets such as the Tubman
Chavez Community Center, the Malcolm XLibrary , the Elementary
Institute of Science and the future Market Creek Plaza, the design
of the center should express a "multi-cultural educational" theme.
A central "plaza" should orient and educate visitors about the
area's unique assets, the community, its history and local
attractions.
A "nexus" which represents a connection or union of wayfinding

CULTURAL NEXUS and urban design elements would link the cultural centers and
Cultural Centers connected by local area attractions. (See Figure 2.1).
urban design elements and
wayfinding elements 2.2.2 Concept Objectives
• Emphasize the Euclid Avenue/Market Street node as an
important transit node and gateway into the community.
• Reinforce the node as the Community Town Center.
• Unify the appearance of the intersection corners with
landscaping and enhanced paving.
• Create a seamless connection of landscaping between
properties.
• Retain and enhance natural features.
• Promote pedestrian safety through the use of enhanced
paving.
• Enhance streetscape image through the use of landscaped
medians, enhanced paving at the intersection, and
landscaping.
• Add wayfinding elements that educate and direct pedestrians
to area points of interest.

2.2.3 Concept Guidelines
Open Space and Landscaping
A community plaza near the trolley station will establish the "heart"
of the community. The plaza shall consist of enhanced paved
surfacing, information/wayfinding signage, shade structures,
seating areas, and landscaping.
Directional signage shall be provided at key wayfinding points

from the trolley station to points of interest. Signage shall
incorporate the design theme and materials expressed in Figure
2.1.
The intersection shall be landscaped to create a unified

appearance. Pedestrian crossing zones shall consist of enhanced
paved materials and shall incorporate patterns that are consistent
with the overall design theme found in the immediate area.
Landscaping shall be approved by SEDC and reviewed by local
community planning groups and the respective Project Area
Committee.
Landscape medians along the Euclid corridor shall be incorporated

into the site to deter illegal pedestrian street crossing, provide a
unified landscape theme, and promote safety from street
automobile traffic.
Landscape medians will consist of low wall planters made of

poured-in-place concrete with a sandblasted finish. Refer to
Figure 2.3 Street Section B.
Public art shall be incorporated into the public plaza to express the
location as the "Cultural Center" of the community. The art shall
be approved by SEDC and local community planning groups.
l'
TRANSIT STOP
• Emphasize special place
• Linear wayfinding elements
intersects node
• Wayfinding elements greet
passengers at stop
• Sense of arrival Linear Track
• Plaza acts as orientation
compass Linear
Trolley stop

Town Center at Euclid & Market
CD Reconfigured trolley plaza allows access

to trolley cars from either side
® Monument sign and plaza orient and

infonn visitors about the community
a D o
Community Plaza at Town Center
® Overhead shade
c::l structure directs
o pedestrians to and from
Euclid Avenue
o o ceremonial
o Pocket plaza creates
gateway into
town center
Q
o ® Wayfinding sign
infonns pedestrians
Steel Frame
00 about amenities along

Market Street
t€P Stone Veneer - - - - - A i . ,
® Market Creek kiosk
Town Center Plan

ir F infonns visitors about
the commercial and
cultural centers
Directional Kiosk
TOWN CENTER AT
EUCLID & MARKET
NOT TO SCALE
2.1
NOT TO SCALE
FIGURE
CONCEPT
DESIGN GUIDEUNES
----------------------------------------------------------------------~2~-77------RiieeddlEe;vevelopment Concepts and Guidelines
2.3 Euclid Avenue Commercial Corridor
2.3.1 Concept
The design concept for the Euclid Avenue commercial corridor is

to strengthen the corridor's image as a "grand" boulevard which
is "formal" in design compared to Market Street. (See Figure 2.2).
The corridor should provide a safe and attractive night and day
Corridor gateway pedestrian experience and should focus on establishing a strong
walking link between Imperial Avenue and Market Street.
Cultural town
Gateways at the crossing of Euclid Ave. and Chollas Creek in the
center
MARKET ST. north and near St. Rita's church at the south should help establish
entries into the district. (See sketch).
2.3.2 Concept Objectives

~ Secondary
• Create guidelines that establish strong commercial links and
o o~ pedestrian
paths promote pedestrian day and nighttime activities along Euclid
Avenue.
• Promote the use of formal street tree landscaping that
addresses the scale and hierarchy of the street as the major
east-west link of the area.
• Emphasize residential links with landscaping.
• Landscaping at medians and sidewalks should slow down
traffic and create a uniform street appearance.
• Encourage consistency for building facades and signage.
WALKING PROMENADE
• Make a comfortable walking
experience between points of Pedestrian crossing zones shall consist of enhanced paved
interest and along Euclid Ave. materials and shall incorporate patterns that are consistent with
• Primary pedestrian path focuses the overall design theme found in the immediate area. Landscaping
on commercial west-side.
shall be approved by SEDC and local community planning groups.
• Primary path gets pedestrian to
cross street at designated
Landscape medians along Euclid corridor shall be composed of
points.
• Secondary pedestrian paths two types: 1} at areas of illegal crOSSing potential, median will
emphasize linkages to adjacent consist of low wall planters made of poured-in-place concrete with
uses. a sandblasted finish. 2} in other areas, medians shall be raised

concrete with enhanced colored paving with landscaping in

intermittent areas. (See Figure 2.2).
Designated areas for the placement of public art are encouraged

along the corridor. The art shall be approved by SEDC and local
community planning groups.
Street furnishings shall reinforce the design theme established in

the Town Center.
New pedestrian-oriented lighting along the corridor shall

incorporate structural elements to support a banner program.
Exposed retaining walls should be treated with an anti-graffiti

application, painted an approved color or covered by landscaping.
Where possible, exposed retaining walls should be replaced by
landscaped, terraced low walls. (See Figure 2.2).
Architectural Character & Signage
A uniform street setback shall be reinforced by building facades,

low walls, fencing and/or landscaping. (See Euclid Avenue Street
Section drawing for dimensions on Figure 2.2).
Facade enhancements should help establish business identity

and incorporate colors and materials that support the overall
design concept. They shall be approved by SEDC and reviewed
by local community planning groups and the respective project
area committee.
Commercial signage shall comply with the criteria contained

within the city-wide sign regulations, Chapter X, Article 1, Division
11 of the Municipal Code. Commercial sign age shall consist of
two types: 1) building facade signage viewable from the public
right-of-way and 2) low-scale, pedestrian-oriented signage that
supports the overall concept theme. (See MuniCipal Code)
Building entries should have adequate exterior lighting and are

encouraged to incorporate entry-defining elements such as
overhead trellises and awnings.

Euclid Ave. Commercial Corridor
7 6 Commercial Rehabilitation
m Standards:
1. Facade enhancements and
Guideline
new storefront windows act as
• Add street furnishings that reinforce business identity
theme found in the town center
2. Shade avvnings define entry
• Provide lighting that promotes
3. Terraced landscaping replaces
nighttime use of corridor retaining '-Valls
4. New exterior lighting promotes
safety
5. Screened utility boxes and trash
bins
6. Durable signage along sidewalk
edge relates to building scale
Guideline Objectives: " 7. Vine-covered trellis screens
define residential entries and
• Promote pedestrian activity create serrri-private spaces
between intersection nodes
• Reinforce linear corridor with
formal landscaping
Perspective up Euclid ~
• Landscaping at medians and
sidewalks should slow down
traffic and create a uniform street
appearance
A
Guideline Objectives:
• Encourage consistency for
building facades
and signage
• Commercial development should
reinforce pedestrian activity
7' 8' ~ 3'~\ 10' l t
18' 90'
Street Section A
NOT TO SCALE
EUCUD AVENUE
COMMERCIAL CORRIDOR
Site Plan NOT TO SCALE
o 80 160
2.2
FIGURE
CONCEPT
DESIGN GUIDEUNES

2.4 Commercial Center at Euclid Avenue and Imperial Avenue
intersection
2.4.1 Concept
The Commercial Center at Euclid Avenue and Imperial Avenue

serves as the southern terminus of the Euclid Avenue commercial
corridor. The intersection should be seen as a pedestrian-
friendly community node that provides commercial se rvices that
differ from the Euclid and Market node. Uses include retail
business and restaurants. The plaza at the southwest corner of
the intersection should be enhanced as an open space amenity
serving the local businesses.
crossing Landscaping and street reconfiguration should unify the

intersection corners, help establish a safe pedestrian crossing
zone and create a formal open space that serves as the terminus
point for the southern end of the Euclid Avenue commercial
UNIFIED INTERSECTION
district.
• Intersection corners are unified by
creating a "formal" open space with
pedestrian mini-plazas that serve 2.4.2 Concept Objectives
commercial buildings.
• Create a consistent building setback, massing and signage
program for intersection.
• Improve the pedestrian crossing at intersection.
• Unify the appearance of the intersection to assist in creating
a "commercial center".
• Create an open space public plaza at the southwestern
corner of the intersection.
• Provide uniform guidelines for building setbacks, appearance,
signage and landscaping.
• Enhance facades with new storefronts, awnings and exterior
lighting.
• Reinforce urban street edges with building forms by providing
attractive, accessible and safe parking areas at the rear of
buildings.


Pedestrian crossing zones shall consist of enhanced paved

materials and incorporate patterns that are consistent with the
overall design theme found in the Town Center. Landscaping
shall be approved by SEDC and local community planning groups.
Landscape medians south of Imperial along the Euclid corridor

shall replace the existing chain-link fencing and be composed of
poured-in-place concrete planters with a sandblasted finished
and integral colored textured paving.

within the public open space. The art shall be approved by SEDC
and reviewed by local community planning groups and the
respective project area committee.

the Town Center.
The southwest open space shall be developed as a landscaped

restaurant plaza amenity with a water fountain, shade devices,
landscaping and seating to support surrounding businesses.
A uniform street setback shall be reinforced by building facades,

low walls, fencing and/or landscaping. (See section for dimensions
on Figure 2.3).

design concept and shall be approved by SEDC and reviewed by
local community planning groups and the respective project area
committee.
Commercial signage shall comply with the criteria contained

within the city-wide sign regulations, Chapter X, Article 1, Division
11 of the Municipal Code. Commercial signage shall consist of
two types: 1) building facade signage viewable from the public
right-of-way and 2) low-scale, pedestrian-oriented signage that
supports the overall concept theme. (See Municipal Code).


2.5 Market Street Commercial Industrial Corridor
2.5.1 Concept
The Market Street Commercial Industrial Corridor extends from
47th street at the west end to 54th Street at the east. The concept
is to enhance the area as a commercial industrial park that has
features and amenities unique from any other industrial park in
San Diego. This unique identity is partly attributed to:
• its close proximity to the Town Center at Market Street and
Euclid Avenue.
• close proximity to the cultural learning centers of the Malcolm
X Library, the Elementary Institute of Science, and the Tubman
Chavez Community Center that share the corridor.
• the natural open space beauty north of the project site.
• its retained rural feel.
This corridor has the potential to create a partnership between the

cultural learning centers and local commercial businesses. A
partnership can be achieved by:
• Creating a walking environment that produces a seamless
experience of cultural/learning centers and commercial
businesses.
• Both groups emphasizing protection of open space as a
unique amenity.
• Trolley corridor announcing both learning centers and
commercial businesses through landscaping.
• Wayfinding elements listing both uses.

• Enhance the business park theme to become a showcase
model for a transit-oriented redevelopment environment for
San Diego.
• Retain and utilize the open space areas as site amenities and
attractions.
• Develop a pedestrian-friendly environment.
• Retain a rural feeling with its sense of open space.
• Develop pedestrian and bicycle paths along the street.
• Plant natural indigenous and durable landscaping along street
edges.

• Create a pleasant and unique sense of arrival and identity

along the trolley line corridor.
• Direct the trolley corridorto become a green space by promoting
building and site improvements.
• Develop pedestrian "nature" walkway along northern edge of
Market Street.
2.5.3 Design Guidelines
Pedestrian paths on both sides of Market Street shall consist of

well-lighted and safe concrete surfacing. Landscaping shall be
approved by SEDC and reviewed by local community planning PARTNERSHIP BETWEEN
groups and the respective project area committee. LEARNING CENTERS AND
COMMERCIAL BUSINESSES
Pedestrian paths on the south side of Market Street shall be • Walking environment creates a
formal linear paths of no less than 8'-0" in width and shall be lit at seamless experience of cultural/
learning centers and commercial
nighttime with pedestrian-scaled lamps. (See Figure 2.4).
businesses.
• 80th groups emphasize protection
Pedestrian paths on the north side of Market Street shall be
of open space as a unique ame-
informal meandering paths that support the natural open space nity.
theme proposed. Lighting shall consist of light bollards. (See • Trolley corridor announces both
Figure 2.4). learning centers and commercial
businesses through landscaping.
Cultural/Learning activities
Safe and accessible

pedestrian zone has
Strong link to transit
strong link to town
center and town ~
MARKET ST.
Uniform building
setbacks
"Green" linear trolley

corridor announces
arrival

Landscape medians along Market Street between 47th Street and

54th Street shall be composed of poured-in-place-concrete planters
with a sandblasted finish and integrally-colored textured surface
paving.

within the public open space. The art shall be approved by SEDC
and reviewed by local community planning groups and the
respective project area committee.

the Town Center.
Trolley Corridor
To establish a "green zone" along the trolley corridor, rear private

property lots should screen parking and open spaces with
landscaping, vine-covered trellis carports, vine-covered fencing,
and/or low walls that establish property setbacks.
Views to rear building signage should be allowed.
All general design guidelines found in Section 3 that apply to

building maintenance, trash enclosures, graffiti, and storage shall
apply to rear lots of properties along the corridor.
Architectural Character & Sign age

design concept and shall be approved by SEDC and reviewed by
local community planning groups and the respective project area
committee.
Commercial signage along the Market Street Commercial Industrial

Corridor shall comply with the criteria contained within the city-
wide sign regulations, Chapter X, Article 1, Division 11 of the
Municipal Code. (See Municipal Code).
Commercial signage shall consist of two types: 1) building facade

signage viewable from the public right-of-way and trolley corridors
and 2) low-scale, pedestrian-oriented signage that supports the
open space concept theme.



Market Street Commercial Industrial Corridor
(
/
I I
-,
..... ~ - ~ , .
B I
.! -..= ~:-'- ~.lj
r=-.~F=
o .. _--{)
o------'l
~ L:-;--.-j
~
~.~
Perspective looking west on Market St. & 54th Partial Site Plan
o 100 200 400
Guideline Objectives: Guideline Objectives: Guideline Objectives: Guideline Objectives:

• Retain and enhance rural/open • Develop safe well-lighted • Provide uniform guidelines for • Screening from trolley
space feeling pedestrian and bicycle paths building setbacks, appearance, • Parking
• Add street landscape medians • Locate utilities underground signage and landscaping
• Rear lot landscaping
and site furnishings
.
/
IIYour Name, Inc. WII
8'-0" 12'-0" 24'-0" 6'·0 24'-0" 20'-0" 65'-0" 25'-0" MIN. 'r
MARKET STREET COM-
Street Section MERCIAL INDUSTRIAL
o 10 20 40 CORRIDOR
NOT TO SCALE
2.4
FIGURE
CONCEPT
DESIGN GUIDEUNES

2.6 Encanto Village at Imperial Avenue
2.6.1 Concept
The area known as Encanto Village, which encompasses the

Imperial Avenue commercial corridor between 615t and 69th
Streets, should focus itself on becoming a unique pedestrian-
oriented commercial and residential enclave within the entire
avenue corridor.
The unique features that define the "Encanto Village" are its low-
scale street-front, and older commercial buildings that feature a
"historic" identity. This environment along with the nearby Encanto
Trolley Station is conducive to a pedestrian-oriented entertainment
theme of restaurants, clubs and shops.
To increase density and promote day and nighttime uses,

multifamily or work/live residential development along with safe
and ample parking areas should be encouraged as infill projects
between the existing buildings.

• Strengthen pedestrian crossings from Akins Street.
• Unify building edges along the southern street edge of Imperial
Avenue.
• Create safe parking opportunities along Imperial Avenue.
• Develop signage standards.
• Prescribe building setbacks and height limits.
• Promote "Village Entertainment District" destination.
• Allow mixed commercial and residential use.
The pedestrian zone along the south side of Imperial Avenue shall
be strengthened by enhancing the off-street parking zones that
separate the street from the sidewalk.
Setbacks shall be maintained and strengthened with building

facades, low walls, and landscaping (See Figure 2.5).

Slow down traffic along corridor and encourage off-street parking

by defining parking zones
Provide attractive and safe parking areas (40-60 vehicles) on

open space lots.
Trolley Corridor
Establish a "green zone" along the trolley corridor by continuing

plant-covered fencing where applicable.
All general design guidelines found in Section 3 regarding building

maintenance, trash enclosures, graffiti, and storage shall apply to
commercial and private properties along the corridor.
Strengthen connections to
residential neighborhood
Uniform
building
setback
and signage
parking lots

Promote in-fill developments that increase density and reinforce

a pedestrian-oriented destination "theme" node.
Infill development and renovation of existing buildings shall respect

the historic character, setback, building materials, colors, scale
and size of existing structures between 61 st and 69th Streets.
All new development and redevelopment activities shall be

approved by SEDC and reviewed by local community planning
groups and the respective project area committee.

design concept and be approved by SEDC and reviewed by local
community planning groups and the respective project area
committee. (See Figure 2.5).
Where feasible, raised planters should be incorporated along the

pedestrian zone on storefront or window ledges. (See Figure 2.5).
Commercial signage along the Imperial Avenue Corridor shall

comply with the criteria contained within the city-wide sign
regulations, Chapter X, Article 1, Division 11 of the Municipal
Code. (See Municipal Code).

signage viewable from the public right-of-way and trolley corridors
and 2) low-scale, pedestrian-oriented signage that supports the
open space concept theme. (See Figure 2.5).



.- ........
Guideline Objectives: Guideline Objectives: Guideline Objectives:

.- .
• Slow down traffic along corridor and • Promote in-fill developments that • Provide a consistent building ITIassing,
encourage off-street parking by defining increase density and reinforce a setback and signage program -for 63rd
Imperial Avenue Partial Plan parking zones destination "theme" node through 69th St.
o 10 20 40 • Provide attractive and safe parking
areas/lots (40-60 vehicles)
Commercial Rehabilitation Standards:

1. Refinish exterior facades
2 to original condition
1 3
2. Optional side porch
3. Add planters along public spaces
4. Sidewalk -oriented signage and lighting
5.f.wnings define pedestri~ space 5
1\. ri"V(6. New storefront j.' J
~f(
fl,
;
I
:
J
L ],
24'-0" if 4' -oJ( 6'-0" '( 10' _0" " 24'-0" 'I 15'-0"
Partial Street Section near 63rd and Imperial

NOT TO SCALE ENCANTO VILLAGE AT
IMPERIAL AVENUE
NOT TO SCALE
Perspective near 63rd and Imperial 2.5

CONCEPT FIGURE
DESIGN GUIDELINES

2.7 Mount Hope Commercial Corridor
2.7.1 Concept
This Market Street corridor bounded by 41 st Street and Interstate
805 serves as the eastern commercial gateway into the Mount
Hope area. The concept is to build upon the area's existing low-
scale commercial theme through creating a traditional "main
streef' identity. The "main streef' identity is partly defined by low-
scale commercial buildings along the street corridor with links to
the residential neighborhoods directly beyond the buildings.
This identity is enhanced by creating pedestrian-friendly zones

along building storefronts, adding safe parking areas in back of
commercial businesses, and providing formal landscaped medians
with that helps slows automobile traffic along the five block zone.
(See sketch on Pg. 2-30).

• Create a Market Street "East Gateway" off Interstate 805.
• Create a low-scale, pedestrian-friendly commercial
environment.
• Provide uniform guidelines for building set backs and private
property landscaping.
• Provide uniform guidelines for building setbacks, appearance,
signage and landscaping.
• Enhance facades with new storefronts, awnings and exterior
lighting.

A "Gateway" median off of 1-805 should be enhanced to establish

a gateway identity, slow traffic, and create more landscaping
surface area.
Slow down traffic along the corridor with the use of landscape
medians and encourage off-street parking by defining parking
zones.
Reinforce urban street edges with building forms by providing
attractive, accessible and safe parking areas at the rear of
buildings.
Provide landscape treatments at side streets to enhance
connections to residential neighborhoods.
Pedestrian zone
Residential Residential Residential
MARKET ST.
1tr.C=-~c::IJI;::::.c:::a c=sw:::s-=at=l-=ac:::L1:!:I
~ ·i"·"·.'~~~~~
Parking zone I
I Residential -' i1 Residential JlJ.....--_R_e_s_id_e_nt_ia_I_ _----'
Gateway
Promote in-fill developments that increase density and reinforce

a pedestrian-oriented destination "theme".
Setbacks shall be maintained and strengthened with building

facades, low walls, and landscaping (See Figure 2.6).
Infill development and renovation of existing buildings shall respect

the street character, setback, building materials, colors, scale and
size of existing structures between 41st and Interstate 805.
All new development and redevelopment activities must be

approved by SEDC and reviewed by local community planning
groups and the respective project area committee.


design concept and should be approved by SEDC and reviewed
by local community planning groups and the respective project
area committee. (See Figure 2.6).
Building openings, such as windows, storefronts, and exterior

lighting shall be placed along side facades to promote safety and
accessibility off side streets where applicable.
Commercial signage along the Mount Hope Commercial Corridor

shall comply with the criteria contained within the city-wide sign
regulations, Chapter X, Article 1, Division 11 of the Municipal
Code. (See Municipal Code).

signage viewable from the public right-of-way and 2) low-scale,
pedestrian-oriented signage that supports the concept theme.
(See Figure 2.6).


Mount Hope Commercial Corridor
Commercial Rehabilitation Standards:
1. Renovate, add, or repaint shade structures/awnings
2. Update commercial sign age and exterior lighting
3. Facade enhancements and new storefront windows
4. Add planter low walls and landscaping to help define
sidewalk edges
5. Create uses to promote outdoor commercial activity
6. Encourage the use of banners to promote community identity
7. Screened utility boxes and trash bins from street
Perspective of Toyne & Market
Guideline Objectives: Guideline Objectives: Guideline Objectives: Guideline Objectives:

• Provide side-street building • Develop safe well-lighted .. Provide uniform guidelines for • Reinforce urban street edges with building forms
openings and lighting to pedestrian paths building setbacks, appearance, by providing attractive, accessible and safe
promote safety • Locate utilities underground signage and landscaping parking areas at rear of buildings
• Provide landscape treatments • Create "gateway" median ., Enhance facades with new
at side streets to enhance off 1-805 storefronts, awnings and exterior
connections to residential lighting
neighborhoods
t_
MOUNT HOPE COMMER-

Market Street Section CIAL CORRIDOR
NOT TO SCALE
2.6
FIGURE
CONCEPT
DESIGN GUIDEUNES

3
WilsonJones® Quick Reference Index System © 1991 Wilson Jones Company

Section 3 Design Criteria and Guidelines

3.0 Purpose and Intent
The Design Criteria and Guidelines provide planning and design standards
that ensure commercial redevelopment and improvements conform to a
high level of commercial environmental design excellence.
This section presents design criteria and guidelines that are specific in
nature. The guidelines provide commercial property and business owners
direction and assistance in reaching "design standard goals".
Design criteria and guidelines are unlike the redevelopment concepts

presented in Section 2. Instead, they are applied throughout the
redevelopment Project Areas district, unless otherwise noted. The
design criteria and guidelines are developed for property and business
owners to help them meet design requirements that create vital and active
commercial districts.
This section is divided into seven design subsections: Land Use,

Architectural Character, Landscaping, Circulation and Parking, Property
Maintenance, Signage, Site Furnishings, and Lighting and Utilities.
3.1 Applicable Areas
Applicable areas for the regulatory guidelines are within the SEDC
Redevelopment Project Areas and include the three commercial nodes
and three commercial corridors outlined below:
Commercial Nodes
• Town Center at Euclid Avenue and Market Street.

• Euclid Avenue and Imperial Avenue Commercial Center.
• Encanto Village at Imperial Avenue (includes corridor from
61st Street to 69th Street).
Commercial Corridors
• Euclid Avenue Commercial Corridor between Martin Luther

King, Jr. Freeway 94 and Imperial Avenue.
• Market Street Commercial Industrial Corridor from 47th Street

to 54th Street.
• Mount Hope Commercial Corridor along Market Street between

Interstate 805 and 41st Street.
3-1 Design Criteria & Guidelines

3. 1.1 Applicable Standards
The following standards and recommendations were applied in

developing the design criteria and guidelines and should be
consulted for additional information: The City of San Diego Zoning
Ordinance, Applicable Zoning Maps supplied by the City of San
Diego Planning Department, Southeast San Diego Planned District
Ordinance and the Market Street Corridor Urban Design Study
(see Section 4 "Resource Guide" for a complete list).
The design criteria and guidelines are intended to be applied to

existing commercial businesses, future commercial development
and public right-of-way infrastructure. The guidelines are
specifically tailored for the individual commercial redevelopment
mission of the community and physical settings of Southeastern
San Diego.
Design Criteria & Guidelines 3-2

. . Land Use
3.2.1 General Objectives
Uses permitted within the redevelopment districts are governed

by the underlying commercial and industrial zone regulations.
However, all proposed uses are subject to approval by SEDC and
the City of San Diego Planning Department.
The intent of the land use criteria guidelines is to achieve vital

commercial districts that:
• Conform to the Land Use Plan described by the City of San

Diego.
• Provide maximum employment opportunities for local

residents.
• Provide uses that accommodate the redevelopment concepts
or themes per area (See Sections 2.1 to 2.7).
• Provide land uses that reduce or minimize energy consumption.
• Provide uses that accommodate the scale and commercial

activity proposed per individual commercial area (See Sections
2.1 to 2.7).
3.2.1 Design Criteria & Guidelines
Land use guidelines are provided in graphic format to ensure that

accepted redevelopment goals are met through the various uses
of commercial property. Figures 3.1 and 3.2 graphically display
the land use guidelines.
No building or improvement shall be erected, constructed,

established, altered or enlarged except where designated.
Residential use is not permitted in the commercial zones except

where designated.
Mixed use development of commercial and residential uses shall

be permitted except in areas designated 1-1 (Light Industrial) and
CT-2 (Commercial Center), and OS-P (Open-Space / Park). The
residential development must conform with criteria of the referenced
residential zone of the planned district and with the scale and
character proposed under Section 2 "Concepts".

--~--;--, -:--------,-~,
LAND USE LEGEND
SF-SOOO Single Family Residential
SF-6000 Single Family Residential

-.:.~-
~'
- ' - - '~',
'--+-+-: SF-40,OOO Single Family Residential
~---l........t.......:._~
-
~ MF-1S00 Multiple Family Residential
MF-3OOO Multiple Family Residential
CSF-1 Commercial Strip Development

11111111
(Automobile Oriented) North
~ CSF-2 Commercial Strip Development
-
(Automobile Oriented)

CSR-3 Commercial Strip Development
-
(Pedestrian Oriented)
CT-2 Commercial Center
-
1-1 Light Industrial
LAND USE
1-2 Office/Industrial Park NOT TO SCALE
OS-P Open Space-Park EUCLID AVE. & 3.1

MARKET STREET FIGURE
CORRIDORS

Urban Design Guidelines
Q
~t-
_L
r-r-1.......,.~f-- ~--l :;::

I --.1to-
-.- -!-- - --
LAND USE LEGEND
SF-5000
SF-6000
Single Family Residential
Single Family Residential

North
I
SF-40,OOO Single Family Residential
-
~ MF-1500 Multiple Family Residential
MF-3000 Multiple Family Residential
11111111 CSF-1 Commercial Strip Development

~ CSF-2 Commercial Strip Development
-

CSR-3 Commercial Strip Development
-
(Pedestrian Oriented)
CT-2 Commercial Center
-
1-1 Light Industrial
LAND USE
1-2 Office/Industrial Park NOT TO SCALE
OS-P Open Space-Park

IMPERIAL 3.2
FIGURE
AVENUE
CORRIDORS


Ell Architectural Character Guidelines

• Create appropriate and consistent architectural responses to

site and climate.
• Develop commercial architectural character that is consistent

with the area themes and that promotes safe and attractive day
and nighttime uses.
• Develop consistent and straight forward detailing that minimizes

maintenance.
• Develop a consistent set of guidelines for self-help efforts that
coordinate with public improvements.
• Develop a consistent approach to commercial property
redevelopment.
• Use exterior materials, colors, and textures that relate to the
natural environment as well as minimize the time and cost of
maintenance.
General
• Use building massing to develop a strong and consistent spatial

definition of the street as an outdoor space.
• Recognize the importance of spaces between buildings as
opportunities to develop places for outdoor activities and to
create a sense of transition between indoors and outdoors.
Outdoor spaces can be developed by incorporating courtyards,
terraces, arcades, colonnades, and low walls, and by using
vegetation as a space-defining element.
Building Scale - Euclid Commercial Corridor and Commercial Center

at Euclid and Imperial
• Structures containing commercial uses will often require loading

platforms. Such vehicular-scaled platforms must be screened
from public view, and should not be located between the street
and front of any structure. Office facilities, either free standing
or related to manufacturing uses, should be designated to
address the street frontage at a pedestrian scale.

Building Scale - Market Street Commercial Industrial Corridor
• Buildings along this commercial/industrial corridor should

address the street frontage as a pedestrian-scaled
environment. Structures containing manufacturing uses will
often require loading platforms and/or large vehicular entries
into the structures. Such vehicular scaled entries and platforms
should be screened from public view, and should not be
located between the street and front of any structure.
Building Scale - Encanto Vii/age at Imperial A venue
• Buildings along the Imperial Avenue corridor between 63rd

and 69th Streets should be low-scale, 1 to 2-story structures,
built up to the pUblic-right-of-way property line. To increase
area density, work/live development should be encouraged.
Exterior Architecture
• Building exteriors and character shall support the design

concepts per area outlined in Section 2.
• Building exteriors shall promote day and nighttime commercial

uses through ample exterior lighting, adequate public access,
and exterior openings where possible. These openings would
be glass and aluminum storefronts, windows and public-
access entries along public right-of-ways.
• Exterior fixed security bars at windows and building openings,

which are visible from the public right-of way, are not permitted
and should be replaced with interior security screens or bars
with controlled emergency release systems.
Materials & Colors - Buildings & Site Furnishings
• Colors, textures, and materials should be simple in form and

able to withstand both weather and physical exposure.
• Exterior finishes should be continuously maintained and be

free of excessive peeling paint, debris and graffiti.
• Exterior paint finishes shall conform to the individual area

color schedules that are displayed at SEDC and the City of
San Diego's Neighborhood Code Compliance Department.
• Materials that contain integral colors and texture, such as

stucco, precast concrete, concrete masonry, brick, and split-
faced block are encouraged. The buildings should have
exterior wall materials in a variety of colors, materials and
texture.

Climate Consideration
• Natural ventilation is preferable to mechanical systems. Use

sun shading devices and recessed openings to reduce heat-
gain of interior spaces. (See sketch)
Design to maximize natural ventilation

• Natural ventilation should also be achieved by incorporating
operable windows that allow natural airflow through interior
spaces. (See sketch)
• Natural illumination is preferable to electrical systems. Use of
clerestory windows, skylights, and light-fins that reflect light
into interior spaces is preferable to using electrical fixtures.
(See sketch)
• South-facing windows, a positive source for passive heat
gain, should be placed in a manner to allow a deep penetration
of sun in the winter and provide complete shade in the
summer.
• Calculated overhangs should be used to allow sun into spaces
in the winter and provide shade in the summer.
Shade screens minimize building
heat gain Building Entries
• Entries should be well defined and emphasized with accent

colors, awnings, or overhead trellises.
• Entries should be human in scale, well lighted and inviting to
pedestrians.
• Building entries shall conform with all City of San Diego
Municipal Building Codes, the Americans with Disabilities Act
(ADA), Title 24, the Uniform Building Code (UBC), and all
other applicable codes and regulations.
Roof-Mounted Equipment
• No commercial signage should be mounted on any roof.
Sun screen overhangs • Roof-mounted equipment should be screened or recessed

within the roof structure.
• If screening is not possible, equipment should be treated as a

design element. Equipment should be painted per the color
schedule.

. . Landscaping Guidelines
Landscaping Guidelines are provided to:
• Create appropriate and consistent landscaping responses to

site and climate.
• Develop commercial landscape character that is consistent

with the area themes and promotes safe and attractive day
and nighttime uses.
• Develop a consistent set of guidelines for self-help efforts that

coordinate with public improvements.
• Develop a plant pallette that creates a seamless connection

to adjoining properties.
• Use exterior materials, colors, and textures that relate to the

natural environment as well as minimize the time and cost of
maintenance.
Perthe Southeastern San Diego Planned District Ordinance, prior

to the use and occupancy of any premises, the property shall be
landscaped in accordance with the requirements of the City-Wide
Landscape Regulations contained in Chapter X, Article 1, Division
7 of the Municipal Code.
Please refer to the approved planting lists in Figures 3.3 and 3.4
Accent Trees
Accent tree plantings highlighting selected intersections and

open spaces shall be incorporated to strengthen community
identity, provide directional cues for visitors, and define open
space for commercial use where applicable. Accent trees shall be
selected from the area approved planting lists described in
Figures 3.3 and 3.4.
Open Space and Recreation Areas
• Overhead utilities shall be located underground. Peripheral

and under-utilized areas shall be planted with drought-
tolerant shade trees, mass trees, and some large shrubs.
These areas shall be irrigated by automatic drip or bubbler

systems and will be mulched with chipped prunings or

commercial materials to conserve water and control weeds.
Screening
• Visual screening of utility boxes and undesirable views shall

be accomplished by the use of large shrubs and small trees.
See Section 3.9.2 for SDG&E utility box screening restrictions.
Prototypical Commercial Landscaping
Property and commercial business owners may select plants from

the approved plant list (see Figures 3.3 through 3.4).
3.4.3 Design Guidelines
Town Center at Euclid Avenue & Market Street
Landscaping at the Market Street and Euclid Avenue Town

Center shall conform to the approved plant list (see Figures 3.3
through 3.4) and be arranged to promote the intersection as the
community's town center.
Euclid Avenue Commercial Corridor
Landscaping along the Euclid Avenue Commercial Corridor shall

strengthen the corridor as the community's primary north-south
pedestrian and vehicular commercial link. The landscape
guidelines shall conform to the following criteria:
• Establish a major shaded pedestrian pathway along the west

side of Euclid Avenue by incorporating a two-row, low scale
linear street tree plan (see Figure 2.2).
• Provide visual enhancements as well as vehicular safety by

constructing landscape street medians of enhanced-concrete
paving with raised planters. Median landscaping shall consist
of low-scale shrubs with street trees centered within the
median's width that do not block motorist views to oncoming
traffic (see Figure 2.2).
Market Street Commercial Industrial Corridor
The landscaping along the Market Street Industrial Corridor shall

complement the natural open spaces that define the area as a
'rural enclave of the community.
• Landscaping along the street edge of Market Street shall not

block views to canyon landscape, but shall complement it with

low-scale, drought tolerant, low maintenance, native planting.

Site entries are the exception to this guideline and should
incorporate taller landscape elements such as Palm Trees
and shrubs to identify primary vehicular and pedestrian
entrances.
• To create a positive sense of arrival to the Town Center and

to promote the area's rural-identity to trolley users, landscape
screening devices such as overhead trellis shade structures,
trees, and grass berms shall be placed to enhance and screen
views to the rear of industrial lots and buildings (See Figure
2.4).

Create landscape plazas that Urban DeSign Guidelines
Planting Concepts create a visual diagonal link from

the Elementary Institute of Science
to the future Market Creek Plaza.
:1 F,> -_._- --.. -~ r-:

'-- U
Plant accent trees along trolley

tracks to create a sense of entry to
the Euclid trolley station arrival for
trolley riders.
Create a "Green" linear trolley
corridor with taller tree planting
to announce arrival into the
community.
Approved Plants for Euclid Avenue [

ni..J
Formal streetscape landscap- #j
10'
'J
10'
ing is recommended for the
and Market Street Euclid Avenue Corridor. Plan 18' 90' 18'
Corridors and Nodes includes a new landscaped Eulcid Avenue Street Section
median and pedestrian-scaled
Proposed tree types: street trees along street edge
(Botanical, Common Name) (See Euclid Avenue street
Callistemon viminalis, Weeping Bottle Brush section).
Eucalyptus ficifolia, Red Flowering Gum
Eriobotrya deflexa, Bronze Loquat Guideline Objectives: Guideline Objectives: Guideline Objectives: Guideline Objectives:
Geijera parviflora, Australian Willow • Retain and enhance rural/open • Develop safe well-lighted • Provide unifonn guidelines for • Screening from trolley
space feeling pedestrian and hicycle paUlS building setbacks. appearance, • Parking
Golden Rain Tree signage and landscaping
• Add street landscape medians • Locale utilities underground • Rear lot landscaping
Gold Medallion Tree and site furnishings
Jacaranda mimosifolia, Jacaranda
Koelreuteria bipinnata, Chinese Flame Tree /
Pinus canariensis, Canary Island Pine
Platanus acerifolia, London Plane Tree NEIGHBORHOOD
Podocarpus Gracilior, Fern Pine
Purple Leaf Flowering Tree
II Your Name, Inc. @) I PLANTING PLAN
NOT TO SCALE -----
Queen Palm
Quercus agrifolia, Live Oak
Washington robusta, Mexican Fan Palm
t,J'] 24'-0"
EMERALD HILLS
3.3
FIGURE
Market Street Partial Street Section

3-13 Design Criteria
Planting Concepts Urban Desig n Guidelines
ULt UU UU UU LJ LJ LJ I-
Approved Plants for
Mount Hope
Commercial Corridor
Tree Types:
(Botanical, Common Name)
Gold Medallion Tree
Koelreuteria bipinnata, Chinese Flame Tree
Mediterranean Fan Palm
Pinus canariensis, Canary Island Pine
~ - ... _. - -- . -
-.- .. - --
,. Podocarpus gracilior, Fern Pine
Swan Hill, Fruitless Olive
L -
Tabebuia impetiginosa, Pink Trumpet Tree
Storefront planters and seat wall planters are
encouraged along public spaces and sidewalk
edges (See Figure 2.6).
'---_ New street median and landscaping

(See figure 2.6) i
L··--
Approved Plants for

Encanto Village
Tree Types:
(Botanical, Common Name)
Brahea armata, Mexican Blue Palm
Eucalyptus ficifolia, Red Flowering Gum
Geijera parviflora, Australian Willow
Gold Medallion Tree
Jacaranda mimosifolia, Jacaranda
Koelreuteria bipinnata, Chinese Flame Tree Storefront planters are Use low sh rubs and/or
encouraged along public landscaping elements
Quercus agrifolia, Live Oak
spaces (See Figure 2.5). not to exceed 4'-0" in NEIGHBORHOOD
Raywood Ash height to screen trolley _ _ _ _I _ _ _ _ _ _ __
PLANTING PLAN
Tipuana tipu, Tipu Tree
'---_ Retain existing median tracks from public NOT TO SCALE
landscaping. right-of-ways.
Washington robusta, Mexican Fan Palm 3.4 1
FIGURE
MOUNT HOPE
AND ENCANTO
3-15 Design Criteria
Em Circulation and Parking Guidelines

3.5.1 Guideline Objectives
• Accommodate primary and secondary vehicles.
• Increase safety and use of parking lots.
• Visually enhance the property and adjacent uses.

• Conform to high design standards found in major commercial
developments.
• Reinforce setback edges where parking lots are open to

streets.
• Increase the safety of the pedestrians from street traffic by
separating the pedestrian and traffic zones with a combination
of parkways, street trees, lamps and on-street parking zones.
• Develop off-street parking areas for vehicles that cannot be
accommodated on driveways and allow only short-term visitor
parking on the street.
Street Character and Vehicular Circulation
• Design site access pOints and develop efficient circulation

systems that minimize the impact to available open space.
• Establish a circulation system that minimizes pedestrian and

vehicular conflicts. Where feasible, separate pedestrian
walkways from roadways and service areas. ADA compliant pedestrian ramps
• All public-right-of-way sidewalks and pedestrian paths shall

be concrete construction and shall meet ADA and UBC
standards. Bicycle paths shall be integral with streets and
shall be delineated by paint striping, painted bicycle path
logos, and bicycle lane signage.
Street Crossings
Special enhanced street crossings are required atthe intersections

of Market Street and Euclid Avenue, and Euclid Avenue and
Imperial Avenue. At these crossings, primary pedestrian routes
cross primaryvehicular routes and should be enhanced to highlight
the crosswalks for motorists as well as identify the commercial Enhanced paving and crosswalks at
and cultural centers of the community. major intersections
3-1 7 Design Criteria & Guidelines

• Crosswalks atthese intersections shall be constructed of specialty

paving surrounded by concrete bands. Crosswalks at other
locations shall not be highlighted. (See sketch)
Parking Areas
All parking areas will be maintained in a weed-free and debris-free

Low walls or shrub landscaping
condition and will be subject to the following criteria:
strengthens urban edges along parking
lots while maintaining views from • Parking areas shall comply with all applicable current City of San
sidewalks.
Diego, State of California, and Federal codes.
• All parking lot landscape plantings shall be maintained per the

Criteria Guidelines listed in the Property Maintenance found in
the next section of this document.
• Increase safety and use of parking lots by adding lighting,
landscaping, and pedestrian paths inside the lots where possible
(See sketch and Lighting Regulatory Guidelines under Section
3.9).
• All individual parking stalls shall be striped per code and shall
incorporate wheel stops (See sketch for dimensions).
• Where possible, designate parking with gO-degree stalls and
aisles wide enough for two-way traffic (See sketch on opposite
42" min. Sidewalk
page).
48" min.
• All parking lots shall be continuously maintained or repaired.
• To provide direct sunlight relief and to reduce glare, provide
landscaping throughout parking lots with trees and low shrubs.
• Where bollards are required to protect buildings from vehicular
damage, make bollards impact resistant, and night lighted or
reflective.
\ ~.c. • Make repairs to existing paving, curbs and gutters to conform to
\ymbOI
the standards of new construction.
~
108" min.
rn
108" min.
•
•
Provide handicapped stalls to meet the State of California and
Federal requirements.
All handicapped parking stalls shall be striped per State and

Handicapped parking stall configuration Federal access codes and shall incorporate wheel stops (See
and dimensions sketch for dimensions).

v II I
Standard 90 degree parking lot configuration and dimensions
Parking along sides and rear of buildings maintains urban edges
Street and parking lot lighting

III Property Maintenance
Routine building and landscape maintenance of individual lots will

be the responsibility of each property owner and shall conform to
the criteria guidelines listed below.
If a property owner fails to maintain privately-owned buildings and

landscaping in a satisfactory manner, the City of San Diego's
Neighborhood Code Compliance Department will notify the owner
by site visit and/or certified mail of the conditions requiring
correction. Property owners shall be given a reasonable amount
oftime, determined by the Department, to correct any maintenance
deficiencies, unless an agreement to extend the period, for such
cause as fire or other disaster, is made by the property owner.
Landscape Maintenance
All planted areas will be maintained in a weed-free and debris-free

• Lawn and ground cover areas will be kept trimmed and/or

mowed regularly.
• All plantings will be maintained in a healthy and growing
condition by regular watering, fertilization, cultivation, and
pruning.
• Damaged or diseased plants will be replaced or repaired
within (30) thirty days of notification by the City.
• Irrigation systems will be maintained in proper working condition

and checked, cleaned, and adjusted regularly.
• Pruning will be done regularly, at the appropriate times of the
year, in order to promote trunk caliper, desired form and health
of plants and to prevent excessive wind damage.
• Tree stakes, guys, and ties will be checked and adjusted

regularly to avoid trunk girdling and abrasions.
• All unplanted landscape improvements, i.e. benches, planter

walls, etc., shall be continuously maintained, repaired or
replaced.

• Vehicles parked on landscaping are a citable offense.
• Removal of required landscaping is a citable offense.
Site Maintenance - Fences, Gates and Walls
Walls, fences and gates shall be maintained and shall be free of

deterioration in a weed-free and debris-free condition. Walls,
fences and gates will be subject to the following criteria:
• All fence and wall materials are subject to approval. As a

guideline, all materials should be chosen to be architecturally
compatible with the building's exterior. Barbed wire fencing
and chain-link fencing are not permitted in any area visible
from the public right-of-way.
• Retaining walls over 2 feet in height with a slope backfill or 3

feet high with level backfill and fence exceeding 6 feet in height
requires a building permit (Development Services Department).
• Low walls and fencing are allowed and encouraged along the
commercial property lines to establish and strengthen an
urban edge along commercial retail corridors. Low walls and
fencing if applied, shall provided public access and shall not
block visual access to buildings beyond.
Building Maintenance
Building conditions and appearance shall be maintained in good

• All building additions, improvements, and independent

structures shall have a valid building permit for construction
issued by the City of San Diego Building Department.
Structures or additions without a permit shall not be occupied
until a valid permit is issued and inspected by a City of San
Diego Building Inspector.
• Exterior building elevations shall be clean and free of graffiti.
• Exterior building damage shall be repaired within (3) three

months from notification by the City.
• Structurally damaged buildings shall be repaired within a

reasonable amount of time of notification by the City.
• Building signage, including addresses, shall be clear from

visual obstructions and debris (See Signage Regulatory
Guidelines).

• All exterior building lighting fixtures shall be maintained in

proper working order to illuminate a safe, significant portion of
the pedestrian entry access and building address. Building
lighting is recommended to prevent any "dark" recesses along
the public-right-of-way (See Section 3.9 Lighting and Utilities).
Trash
• Trash containers, dumpsters, bins and enclosures shall be

located away from public view where feasible. Where trash
containers, dumpsters, bins and enclosures are visible from or
near the public right-of-way, they shall be screened by a solid
wall, fence or landscaped element with a minimum height of
one (1) foot higher than any container to be screened.
• Trash receptacles at private property shall not be visible from

the public-right-of-way except on days of collection.
• Trash receptacles are required at all significant public open
space and recreation areas.
• Trash receptacles in public spaces shall be manufactured
precast concrete with integral color and sandblasted finish to
match neighborhood wall and signage treatment.
• Receptacles in public spaces shall conform to the City of San
Diego's Consultants Guide to Park Design, Rights-ot-Way
and Open Space Landscaping.
Graffiti
SEDC currently has a zero-tolerance policy against graffiti

applications throughout Southeastern San Diego. The policy
enforces same-day removal of graffiti on both public right-of-way
locations and private property.
• Per the SEDC zero-tolerance policy, graffiti shall be removed

through the use of anti-graffiti applications or by reapplying the
existing exterior finish overthe graffiti. Reapplications of paint
color must match the existing building color.
Outdoor Storage
• No material, equipment, supplies, or products shall be stored

or permitted to remain on the property outside a permanent
structure.
• Outdoor storage of merchandise, material or equipment shall

be subject to all municipal codes and planned district
ordinances. This provides that:

Commercial Corridor Urban DeSign Guide
• The storage area shall be completely screened or enclosed by

solid fences, walls or buildings not less than six (6) feet tall.
• There shall be no outdoor storage of merchandise, materials,

equipment or other goods of a height greater than that of any
enclosed wall, or buildings.
• Outdoor storage shall not be placed on any public right-of way.
Inoperable Vehicles
• A maximum of two inoperable vehicles may be stored on
private property if they are fully, legally screened from the
public right-of-way in an area not exceeding 400 square feet.

_ Commercial Signage
The signage program forthe commercial redevelopment area has

been designed to:
• Provide appropriate and consistent signage for identity,

orientation, and safety.
• Enhance the overall community visual environmental theme.
• Clearly communicate required directional information.
• Provide durable and low-maintenance construction.
• Coordinate with the design of the adjacent architecture.
• Meet the requirements of all applicable City of San Diego
signage regulations.
General Guidelines
• Commercial signage shall comply with the criteria contained

within the city-wide sign regulations, Chapter X, Article 1,
Division 11 of the Municipal Code.
• Commercial signage shall consist of two types: 1) building
facade signage viewable from the public right-of-way and; 2)
low-scale pedestrian-oriented signage that supports each
area's overall pedestrian and automobile concept theme.
One sign per type is allowed at each individual business. Any
commercial signage, both permanent and temporary that
exceeds this allowance without City/SEDC consent shall be
deemed excessive and shall be removed by the business or
property owner within (3) working days of the notice.
• All signs, including temporary signs, require a permit and must
be approved by SEDC prior to installation. Approval of
temporary signs shall include the period of time for which they
will be permitted. Unless otherwise approved by SEDC, only
one building-mounted sign and one ground-mounted sign
identifying the occupant, nature of business and or products
or services shall be permitted for each occupant. (See Other
Signs for exceptions). The only other allowed signs will be
directional signs or temporary signs.

• Banners, pennants, flags are only permitted for a grand

opening of a new business (maximum 60 days).
• A-Frame signs are not permitted.
• All building signage, including property addresses, shall be

visible from the public right-of-way and shall be clear from
visual obstructions and debris.
• All signs must be either attached to the building or ground-

mounted and adhere to all San Diego Municipal Code, Division
11 regulations for on-premise signs plus the following
guidelines:
Building-Mounted Signs
• Shall be installed so as to be parallel to and contiguous with

building walls in a manner proportionate to the wall on which
they are mounted.
• Letters, symbols, or logos may be painted or integrally colored.

• Letters, symbols, or logos should be securely fastened to the
buildings no less than one and one half inches from the
building face to provide for sufficient drainage and to prevent
staining of the building face, but no further than 6 inches from
the building face.
• A maximum 3 foot square logo may be incorporated with the

building-mounted sign.
Commercial Center Signs
• Signage within a shopping center shall be coordinated

throughout the commercial development. A comprehensive
sign program detailing types, sizes, locations and quantities
shall be submitted for approval.
Ground Mounted Signs on Industrial Lots along Market Street
• Shall not be closer than 10 feetfrom any property line and shall
not be located within the street right-of-way.
• Shall not be closer than 3 feet from a driveway or parking area.
Shall not exceed 4 feet in height from the ground surface on

which it is mounted.
Shall be a precast concrete sign with an anti-graffiti application

applied to the surface.

Specific Area Signs
Market Street Commercial Industrial Corridor from 47th Street to

54th Street
For the industrial buildings within the Market Street Commercial

Industrial Corridor from 47th Street to 54th Street, a secondary
building-mounted sign is allowed and encouraged to be placed on
the rear building facade - viewable from the trolley corridor. The
same regulatory criteria listed above shall apply to the size and
location dimensions. The signage shall not exceed the size of the
original signage mounted on the front building facade .
.
I Commercial signage
......._ ...... [ viewable by trolley users
f--- -- --
Building signage and view corridors in back of industrial lots along trolley
line

Encanto Village at Imperial Avenue between 61st to 69th Streets
Forthe commercial buildings within the Encanto Village at Imperial

Avenue between 61 st and 69th Streets a secondary "pedestrian-
oriented" building-mounted sign is allowed and the following
regulations shall apply:
• Sign age shall be installed so as to be parallel to and contiguous

with the building wall in a manner proportionate to the wall on
which it is mounted (see sketch).
• Signage shall consist of matte finish metal or wood base with

painted letters, symbols or logos on the surface.
• Letters, symbols or logos may be painted or integrally colored.
• All letters shall be a minimum of 3 inches in height. Pedestrian-oriented signage along

Encanto Village street-front buildings
• All letter, symbol or logo color schemes will be subject to
approval .
. The only other allowed signs will be directional signs or temporary

signs meeting the following guidelines:
• Internal Directional Signs: Directional signs indicating loading

or delivery areas, employment office, various building entries,
and parking lot signs shall not exceed 378 square inches nor
employ lettering larger than 8 inches in height.
• Temporary Signs: During the construction phase of the

project, one construction or leasing sign with the minimum
dimensions of 8 feet by 12 feet mounted on two six inch by six
inch posts will be permitted. If a sign is to be supported by
unfinished posts, the base of the sign shall be framed out to
give a finished appearance.
• No temporary sign is to be constructed more than four feet

above ground level, as measured to the base of the sign,
unless otherwise approved. The sign shall be removed upon
ninety percent occupancy ofthe building. After the construction
phase of a project and ninety percent occupancy of the
building, the only temporary sign permitted would be one
indicating "For Sale" or "For Lease", provided that there is
space available in that particular building.

m Site Furnishings
One of the goals of the Commercial Corridor Urban Design Guide

is to create a uniform appearance along the commercial corridors
and nodes as well as provide a comfortable and inviting environment
for business patrons and staff. Site furnishings are amenities and
features that make the commercial zones more pleasant, safe,
and comfortable. There is a need for a consistent site furnishing
program to help foster a unified community appearance. All of the
site furnishings should be coordinated in the use of materials and
colors.
Metal bench at public spaces 3.8.2 Design Criteria & Guidelines
Site furnishings at the public right-of-way commercial zones and

open space shall be:
• Consistent with and enhance the overall visual environmental

theme.
• Compatible with commercial architecture.

• Durable, vandal-proof and low-maintenance.
• In compliance with the requirements of all applicable standards.
Benches
There are few existing benches found in public spaces within the
Public space trash receptacles
redevelopment district. Benches give a sense of comfort to public
areas and open spaces within the community and create an
opportunity to continue a design theme of streetscape elements.
• Benches will be located at open space and commercial areas.
• Benches for high-visibility areas shall consist of durable

rolled-metal park benches painted black with seating
clearances of no more than 5'-0" wide. (See sketch).

Bicycle Racks
Bicycle use should be encouraged within the community to help

reach energy efficiency goals in addition to being used for
recreational use. It is important to provide convenient bicycle
storage (e.g. bicycle racks) atal! significant commercial businesses
and open space areas.
• Bicycle racks should be simple yet vandal-proof racks that are

durable and require no maintenance. See sketch on this page
Recommended bicycle rack
for a recommended bicycle rack selection.
Drinking Fountains
The need for drinking fountains is limited to community open

space zones, recreation areas, and at major commercial centers.
• Drinking fountains shall be located on hard services and meet

ADA accessibility requirements.
• Drinking fountains shall be supplied with a potable water line
and nearby control valves and overflow drain inlets.
• All drinking fountains shall comply with applicable sections of
the Uniform Plumbing Code and State and Federal access
regulations.
• Drinking fountains in high visibility areas shall be the wall-
mounted type and or pedestal-mounted fixtures matching
neighborhood visual themes.
Trash Receptacles
See Section 3.6.2, Property Maintenance for trash enclosures

and receptacles.
• Trash receptacles in public spaces shall be manufactured

precast concrete with integral color and sandblasted finish- to
match neighborhood wall and signage treatment.
• Receptacles in public spaces shall conform to the City of San

Diego's Consultants Guide to Park Design~ Rights-of-Way
and Open Space Landscaping.


Metal Canopy----'
Stained Wood
Beams -------'
Steel Frame ----'
Stone Veneer -----I~~
Directional Kiosk
Option 1 Option 2
Stone Surface Stone Surface
Wood Stain Wood Stain
Color 1 Color 1
SITE FURNISHINGS:
DIRECTIONAL KIOSKS
NOT TO SCALE
Polished Aluminum Galvanized Metal
Canopy Canopy 3.6
FIGURE
COLOR SCHEDULE


ED Lighting and Utilities
The general objective of the Lighting and Utilities Regulatory

Guidelines is to provide safe, attractive and design-consistent
commercial environments.
Public Right-ot-Way Lighting
Lighting shall adhere to the following criteria:
• The major arterial roads shall be illuminated with new light

standards, as indicated in sketches in this section. These
standards shall be 30 feet high with high pressure sodium
lamps and shall have anodized aluminum poles and lamp
housings. These new fixtures shall be placed at a maximum Street and parking lot lighting
interval of 200 feet.
• Pedestrian-oriented street lights shall be 20 feet high with a

spacing interval of approximately 150 to 200 feet. Intersections
and street corners shall be separately illuminated, with special
attention paid to the illumination level for pedestrians. The
exact layout of this lighting will be determined in the detailed
design phase.
• Lighting for pedestrian paths and walkways along natural
paths and open space areas shall be precast concrete fixtures
with anodized aluminum housings. These fixtures shall be 24
inches above grade, spaced 25 to 30 feet horizontally. 16'
• The use of energy-conserving fixtures or lighting systems

should be given the highest priority.
Commercial Property Lighting
Lighting on private property shall adhere to the following criteria:
• All exterior building lighting fixtures shall be maintained in

proper working order and illuminate a safe, significant portion Pedestrian-scaled street lamps with
of the pedestrian entry access and building address. Building commercial theme banners
lighting is recommended to prevent any "dark" recesses along
the public-right-of-way.

• The use of energy-conserving fixtures or lighting systems

should be considered.
• All site, landscape or building lighting shall be of a configuration,

style and finish color that complements the architectural
theme and materials established by the building architecture.
• All sign lighting shall comply with the City of San Diego
Municipal Code, Division 11. Sign lighting and fixtures shall
be compatible in design and finish with the architectural theme
established by the buildings.
Bollards
The use of lighted bollards at key pedestrian locations along

Bollard lighting along pedestrian paths
streets and at public open spaces help slow traffic down and
create safer pedestrian zones. Sollards can also close off service
drives for maintenance, making them removable for authorized
personnel only.
Power, Telephone, and Cable Television Lines
A phasing program for the underground installation of power and

communication lines should be implemented. These utilities shall
be located in concrete-encased underground duct banks, with
manholes for access. Pad-mounted transformers would replace
existing pole-mounted transformers. The pad-mounted
transformers would be located for easy access and screened from
view by landscape elements. Sollards shall be used to protect
installations from vehicular traffic.
Utility Boxes
To visually enhance commercial property, utility boxes can be

screened with low walls, landscaping and repainting. All site
improvements must conform to San Diego Gas and Electric
Guidelines and it is advisable to contact a SDG&E representative
for design assistance. See Table 3.1 on the following page for
required clearances for SDG&c utility boxes.

Table 3.1
Required clearances for SDG&E utility boxes.

f·~~~
f~·~I\~
~ ~ . . { '.
l ~ 'B~
3 Phase Service Restorer
(preferred)
3 Phase Service Restorer

3415
3415
60'
64"
64" lB"
18"
18"
9S"
18" 96"
\ (alternate)
3 Phase Cable Terminating 3416 80"

SO"
30" lB" 18"

18"
18"
4"
9S"
Cabinet
(200 AMP)
'A' 3 Phase Cable Terminating 3417 48" 48" 96" 96" 18" 18"
Applicable di"!-ensions diagram/or Cabinet
(600 AMP)
utility box screening (See Table 3.1)
1 Phase Cable Terminator 3421 46" 48" 4" 4" 12" 96"
(Future Transformer
Installations)
3 Phase Fused Switching 3421 46" 48" 96" 96" 4" 4"
Cabinet
1 Phase Fused 3421 48" 46" 96" 96" 4" 4"

Sectionalizing Cabinet
1 Phase Transformer 3421 46" 48" lB" 18" 18" 96"

(25-167 KVA)
3 Phase PME 3 Switch 3422 78" 59" 96" 96" 18" 52"
(600 AMP)
3 Phase PME 9 Switch 3423 73" 78" 96" 96" 52" 52"
(600 AMP)
3 Phase PME 10 Switch 3423 73" 78" 96" 96" 52" 52"
(600 AMP)
3 Phase PME 11 Switch 3423 73" 78" 96" 96" 52" 52"
(600 AMP)
3 Phase Automatic 3423 73" 78" 96" 96" 12" 72"

Transfer Switch (600AMP S
&C)
3 Phase Livefront
Transformer


WlisonJones~ Quick Reference Index System © 1991 Wilson Jones Company
Section 4 Resource Guide

4.0 Introduction
The Resource Guide provides assistance to property and business

owners in the Commercial Redevelopment District by highlighting
the roles of redevelopment organizations. Organizations presented
are available to complement this guide in answering questions
about commercial property redevelopment or improvements.
The organizations listed below include Southeastern Economic

Development Corporation, 4th District Council Office of George
Stevens, Diamond Business Improvement District, Central Imperial
Project Area Committee, City of San Diego Planning and
Development Review, City of San Diego Neighborhood Code
Compliance, City of San Diego Storefront I mprovement Program,
San Diego Police Department Community Relations Division,
Jacobs Foundation which includes the Market Creek Plaza
Development, San Diego Gas & Electric and Metropolitan Transit
Development Board.
A list summarizing agency contacts, addresses and phone/fax

numbers is provided at the end of this section.
4.1 Southeastern Economic Development Corporation
The Southeastern Economic Development Corporation (SEDC)

is an independent corporation in charge of all redevelopment
activities within a 7 -square-mile area adjacent to downtown San
Diego.
Established in 1981, SEDC is responsible for an area bound by

Highway 94 to the north, Interstate 5 to the south and west, and
69th Street to the east. SEDC's sphere of influence covers 15
neighborhoods and four redevelopment project areas -- Central
Imperial, Gateway Center West, Mount Hope and Southcrest.
SEDC has developed a corporate strategy based upon the twin

pillars of redevelopment and business development. As a result,
it is dedicated to updating the infrastructu re throughout its entire
geographic sphere of responsibility. At the same time, its
commitment to encourage and actively assist both new and
existing enterprises is clear and unequivocal.
4-1 Resource Guide

SEDC objectives include:
• Increase the number of adequate retail facilities that offer

quality merchandise.
• Provide sites for new and relocated industries that will provide
jobs for Southeastern San Diego residents.
• Maximize the multiplier effect that economic growth, new jobs

and the improved environmental aspects of a specific project
will have on the entire southeastern community.
• Promote affordable housing opportunities.
• Promote local entrepreneurship by providing incentives for

industrial/commercial development by local residents.
• Eliminate blighting influences such as incompatible land uses,

obsolete and substandard structures, and underutilized land.
4.2 4th District Council Office of George Stevens
The 4th District Council Office of George Stevens assists the

community of the 4th District in reaching positive social, economic,
environmental and education goals. Through empowerment and
fostering leadership, part of the mission of the Council office is to:
• Act as a role model for restoring neighborhoods as the basic

foundation of government.
• Secure community development and enhancement in the

Fourth District's infrastructure.
• Provide a positive environment for restoring and maintaining

the family.
• Create a sense of empowerment and community pride through

economic growth and development, which has made the 4th
District Council a great place to live, work, and do business.
Resource Guide 4-2

4.3 Diamond Business Improvement District
The Diamond Business Improvement District is a Cal ifornia public

benefit corporation which strives to:
• Bring about the revitalization of the Diamond area and its

surroundings.
• Bring about the investment of private and public capital within

the Diamond and its surroundings for public benefit and
charitable purposes.
• Bring about increased provision of quality public improvements

and educational, cultural, artistic, charitable, and social
services.
• Increase the economic well-being of residents, employees,

and business.
• Promote business improvement which includes, but is not

limited to, those activities set out in the California Parking and
Business Improvement Law and its successors: general
promotion of business activities; the acquisition, construction
or maintenance of parking; decoration of any public places in
the area; furnishing of music in any public place in the area.
• Increase the quality of housing, enhance neighborhood

character and ownership opportunities.
4.4 Central Imperial Project Area Committee (PAC)
The Central Imperial Project Area Committee (PAC) is an advisory

group to the Redevelopment Agency of the City of San Diego and
the Southeastern Economic Development Corporation Board of
Directors. The PAC reviews and evaluates plans, programs, and
policies which affect the lives of those who live, work and own
property or businesses in the Central Imperial Project Area. The
PAC is made up of property owners, business owners, residents,
tenants, and representatives of community organizations.
4-3 Resource Guide

4.5 City of San Diego Planning and Development Review
The City of San Diego Planning and Development Review

Department assists business and property owners with building
and site modifications, new construction, planning, and
redevelopment questions. The department reviews and approves
planning, design and construction plans and documents throughout
the City of San Diego including the redevelopment district of
Southeastern San Diego. It is advisable to contact the City of San
Diego Planning and Development Review Department early in
any new construction, planning, or improvement site and/or
building project.
4.6 City of San Diego Neighborhood Code Compliance
Neighborhood Code Compliance (NCC) works in partnership

with the people of San Diego to promote and maintain a safe and
desirable living and working environment. They strive to administer
a fair and unbiased enforcement program to correct violations of
property conditions and land use requirements. NCC works with
Neighborhood Service Centers, the Police Department, the Livable
. Neighborhood Partnerships, the Housing Commission, community
volunteer groups and public agencies. They participate in programs
that target specific problems in San Diego communities.
Neighborhood Code Compliance enforces regulations related to

the following:
• Conditions of an existing structured that constitute a clear and

present danger to the public.
• Building Code violations (building, plumbing, electrical,

mechanical, disabled access, etc.), including construction or
change of occupancy without permits.
• California State Housing law (minimum standards for safe

and sanitary housing).
• Zoning requirements for structures (use, location, configuration

and size) and land use requirements.
• Grading, earth moving and retaining walls.
• Encroachments into the public right-of way and public prope rty.
Resource Guide 4-4

• Noise (other than airports).
• Swimming pool fences.
• Sign requirements including signs in the public right-ot-way,

failure to have required permits, signs in disrepair, illegal
inflatable displays, balloons and pennants.
4.7 City of San Diego Storefront Improvement Program
The City of San Diego Storefront Program is part of a

comprehensive approach to neighborhood revitalization. Buildings
on major commercial streets located in the existing and proposed
commercial Business Improvement Districts, Revitalization Areas
or Livable Neighborhood Areas are eligible for'assistance.
4.8 San Diego Police Department Community Relations
The purpose of the San Diego Police Department Community

Relations Offices is to provide the citizens and businesses within
their command area direct police outreach. They provide
services such as:
• Crime prevention surveys, awareness and education.
• Neighborhood/Business Watch assistance.
• Community-Oriented Policing (COP) and Problem-Solving

techniques (POP).
• Public education, interaction with local schools and Park &

Recreation, etc.
The SDPD Community Relations Offices work closely with the

City of San Diego's 4th District Council. One of their most
important jobs is acting as a direct liaison between the community
and Southeastern Division. Their goal is to create a better quality
of life for those they serve.
4-5 Resource Guide

4.9 Market Creek Plaza/Jacobs Foundation
The Jacobs Centerfor Nonprofit Innovation is the developerofthe

future Market Creek Plaza and works in partnership with community
residents, nonprofit organizations, and businesses to explore
new ways to invest in and strengthen neighborhoods.
The Jacobs Center is committed to assisting under-invested

communities gain access to opportunities for learning, quality
technical assistance and planning, as well as philanthropic support.
It is also committed to reducing the time wasted in the nonprofit
world on writing and screening inappropriate proposals. In
keeping with these values, it seeks long-term relationships allowing
the discovery of appropriate roles for investment and involvement.
4.10 San Diego Gas & Electric
San Diego Gas & Electric (SDG&E) provides assistance to local

business and property owners who may have questions regarding
site and building electrical utilities. Questions regarding the
modification orwork near underground and above ground electrical
utility lines, site utility boxes, building metering, and related issues
can be answered though SDG&E's community representative
provided in Section 4.12.
4.11 Metropolitan Transit Development Board
The Metropolitan Transit Development Board (MTDB) oversees

and operates the San Diego Trolley and related public services.
The Board can be contacted through its Community and Economic
Development Department for questions about community issues
and services.
Resource Guide 4-6

4.12 Sources of Assistance

Paula Scribner, Business Development Manager
995 Gateway Center Way, Suite 300
San Diego, CA 92102
(619) 527-7345, fax (619) 263-6912
4th District Council Office of George Stevens

Charles Lewis, Chief of Staff
5106 Federal Blvd., #207
San Diego, CA 92105
(619) 236-6644, fax (619) 236-6529
Diamond Business Improvement District

Bill Lyons, Executive Director
Matt Brown, President and Chair
5106 Federal Blvd., #207
San Diego, CA 92105
(619) 527-0710
City of San Diego Planning and Development Review

Coleen A. Frost, Senior Planner
Community and Economic Development
202 C Street, 4th Floor
San Diego, CA 92101
(619) 235-5216
Neighborhood Code Compliance

Billie Church, Senior Zoning Investigator
4690 Market Street, Suite D-20
San Diego, CA 92102
(619) 527-5440, fax (619) 527-3469
City of San Diego Storefront Improvement Program

Alicia Martinez Higgs, Manager
1250 Sixth Avenue, 10th Floor
San Diego, CA 92101
(619) 685-1390, fax (619) 685-1391
4-7 Resource Guide

San Diego police Department Community Relations Offices

Officer Terri Davis-Cole (CRO)
City of San Diego Neighborhood Service Center
4690 Market Street, Suite #090
San Diego, CA 92113
(619) 527-3487
Nancy Johnson, Community Service Officer

Southcrest police Satellite
1410 S. 43rd Street, #F
San Diego, CA 92116
(619) 527-5490
Market Creek Plaza / Jacobs Foundation

Roque Barros, Team Member / Community Development
P.O. Box 740650
San Diego, CA 92174-0650
(619) 527-6161,800-500-6856, fax (619) 527-6162
San Diego Gas & Electric

Jany Staley, Governmental Liaison Planner
Project Management - Metro
701-A 33rd Street
San Diego, CA 92101-3341
(619) 230-7845, fax (619) 230-7886
Metropolitan Transit Development Board

Coleen A. Frost, Senior Planner
Community and Economic Development
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San Diego; CA 92101
(619) 235-5216
Resource Guide 4-8

Urban: Redevelopment Design Concepts Guidelines

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Southeastern Economic Development Corporation

Southeastern San Diego

Southeastern Economic Development Corporation

4th District Council Office of George Stevens, Diamond Business

2 Redevelopment Concepts and Guidelines

3 DeSign Criteria and Guidelines

4.0 Introduction ............................................................................ 4-1

Section 1 Introduction and Goals

As part of the commercial redevelopment project, the Commercial Corridor

• Assist in enhancing the community's unique identity.

• Help the community understand its environmental assets and design

• Visually enhance existing retail and commercial zones specified in the

• Enhance and preserve the community's historic and cultural heritage.

The Commercial Corridor Urban Design Guide supports redevelopment

1- 1 Introduction and Goals

1.1 Planning Study Areas

These study areas are:

• Euclid Avenue commercial corridor from Martin Luther King, Jr.

• Market Street commercial industrial corridor between 47th and

• Mount Hope commercial corridor along Market Street from

Introduction and Goals 1-2

Planning Study Areas

' - - Trolley Corridor

1. The commercial intersection node of Euclid

2. Euclid Avenue commercial corridor 'from

3. The commercial intersection node at Euclid

4. The Market Street commercial industrial

5. The ImperialAvenue commercial corridor at

1-3 Introduction and Goals

• The commercial intersection node of Euclid Avenue and Market

• The commercial intersection node at Euclid Avenue and Imperial

• The Imperial Avenue commercial node at Encanto Village (from

The guidelines are intended to be applied to existing commercial

1.2 Design Guide Goals & Objectives

1. Enhance community pride

A. Establish a community center that promotes a unique, yet integral

2. Encourage economic development

A. Develop economic attractions that bring the greater community,

B. Provide a wide range of community services.

C. Produce redevelopment concepts that encourage daytime and

D. Develop commercial themes that improve economic development

3. Increase mass-transit usage to the areas

A. Produce redevelopment concepts near trolley stations.

1-5 Introduction and Goals

B. Provide clear signage that directs visitors to areas of interest.

c. Allow trolley stations to serve as activity generators where people

D. Promote area uses and pedestrian access that encourage trolley

4. Preserve the existing community fabric

A. Incorporate existing community strengths and opportunities to

5. Effectively communicate, motivate and educate the community about

A. Develop a poster that reaches out and effectively communicates

1.3 About the Guide

Goals and objectives are clearly outlined, having been established

Redevelopment Concepts & Guidelines, Section 2, delineates specific

The Design Criteria provided in Section 3 are more specific in nature.

And finally, the Resource Guide is provided to assist property owners

Introduction and Goals 1-6

1.4 Making it Work