Item #3
DATE ISSUED:
April 8, 2015
ATTENTION:
Pre-Design Subcommittee of the Downtown Community Planning
Council – Meeting of April 13, 2015
SUBJECT:
520 W. Ash (Northwest corner of Ash and Columbia streets) – Centre City
Development Permit / Centre City Planned Development Permit 2015-07
– Little Italy Neighborhood of the Downtown Community Plan Area –
Preliminary Design Review
STAFF CONTACT: Lucy Contreras, Senior Planner
REQUESTED ACTION: That the Pre-Design Subcommittee (“Subcommittee”) of the
Downtown Community Planning Council (DCPC) receives a presentation on the preliminary
design proposal and associated permits for the 520 W. Ash project (“Project”).
STAFF RECOMMENDATION: The Subcommittee reviews and provides comments on the
preliminary design for the Project, and provides direction to staff and the Project applicant on
potential design issues discussed in the attached report.
Respectfully submitted:
Lucy Contreras
Senior Planner
Attachment:
A – Design Review Subcommittee of the Civic San Diego Real Estate Committee
Staff Report dated April 9, 2015.
S:\Contreras\DEVREV\2015-07 520 West Ash\Review Meetings\Pre-Design\2015-07.DCPC. Cover Sheet.docx
ATTACHMENT A
CARRIER JOHNSON
EMPLOYEE CENSUS
AS OF DECEMBER 31, 2014
Aftahi, Niknaz
Aiken, James
AI Bezer, Nasri
Ameen, Farooq
Amott, Alena
Andrade, Aaron H
Angel -McDonald, Jackie
Avila, Nicole M.
Bartelt, Jennifer L.
Barry, Alison
Baum, Elizabeth A.
Baumberger, Elisabeth
Beck, John
Berg, Marrianne
Bertolizo, Valentina
Bianco-Mckay, Brigit
Bissonnette, Viveca
Blackerby, Karen L.
Blair, Cindy
Bretana, Anne
Brown, Dennis M.
Brown-Spidell, Yolanda
Buckley, Stacy A.
Burke, Megan M.
Butler, Elizabeth
Byers, Kristine M.
Cardosa, Jose
Carrier, Gordon R
Carroll, Eric A.
Carroll, Holly
Cassity Saba, Jill
Causey, Jeffrey B
Cheek, Sarah M.
Combrink, Mathew M.
Comianos, Maha B
Cramer, Randall P.
Cross, Tamela
Davis, Jennifer
Davis, Jerrud 0.
DiPalo, Greg
Ditomaso, Deborah I.
Doman, Julie E
Echols, Leatrice
Edell, Matthew
Engles, Melissa
Escala, Claudia
Farahpovr, Behnam
Ferretti, Danette M.
Frewin, Indre
Fromson, Stuart
Gaines, Jeffrey T.
Gatley, Lauren
Gause, Gregory J.
George, Daphne
Georgescu, Daniela
Georgeson, Scott
Ginn, Dennis
Gonzalez, David C.
Gooden, Dennise K.
Goodwill, Thomas
Goodwin, Ryan
Grant, Gavin
Gray, Katherine E.
Gresseth, John L.
Grove, Mathew L.
Grundy, Meghan P.
Gutierrez, Alejandro
Haack, Jr. Jeffrey L
Haines, Morgan S.
Hagewood, Duane
Hamilton, Matthew S
Hipolite, Gary T.
Hoffman, Michael J
Holakiewicz, Edward M
Hultgren, Carey E.
Jetzer, Barbara L.
Johnson, Michael C.
Johnson, Toni M.
Jones, Stephen L.
Jones, Sabrina L
Jurgensen, Scott D.
Kabiljo, Rina
Kalla, Kenneth A.
Kataoka, David
Ke, David
Kearney, Paul H
Kim, Sandee S
Kress, Kerrie
Krumdieck, Kevin L.
Kubikova, Magdalena
Kung-Kellerer, Alison M.
LaBarre, Michael
Landau, Jennifer C.
Landry, Frank A.
Lantz, Charlotte L
Latimer, Bryron
Lawrence, Debra L.
Li, Ran
Lloyd, Corinne D.
Lopez, Alberto N.
Loxsom, Mark D
Lyons, Christiana M
Mahon, Patrick
Mannion, Christina
Marr, Kristin R
Marzolf, Jacob F.
McCollum, Thomas R.
McCormick, Tamara
Mcculley, John R.
Meyer, Michelle
Michajlenko, Andrew A.
Mikusky, Patrick
Mitome, Kathlene
Nagabayashi, Kiyomi
Navarro, Victor
Nay, Mark R.
Noll, Kelly K.
Nova- Acosta, Ana
Ojacastro, William D
Ogorzalek, David
Whitman, Ann
Wolden, Frank A.
Osgood, Gwen
Oyakawa, Daniel N.
Parrett, Lyndi M
Pathare, Atul
Partida, Sergio E
Peterson, Kyle
Phan, Man V.
Phipps, Kellie A.
Piazza, Vicky J
Pipal, Phillip G.
Pletkovic, Michelle M
Polk, Edward G.
Pulido, Gabrielan A
Randlett, Brian W.
Rawlings, Jeanne P
Reynolds, Lori A.
Calderon, Veronica
Chard, Katee
Rich, Jeremy L.
Robinson, Daniel
Rocha, Anemarie H.
Rodak, Alexander R
Roe, Christopher J.
Rooney, John C,
Rosania, Rebecca
Rowley, Sheila
Santo, Noelle W
Santos, Ernesto M
Schrader, Steven T.
Schwartz, Zoher
Scott, Tracey
Seelenbacher, Robert P.
Seto, Kristopher S
Shonkwiler, Gerald W
Silva, Josefina
Smith, Daniel F.
Stanovich-Reed, Charlene B.
Stonehouse, Michael
Swengel, Jennifer A.
Touhey, Christopher
Treadwell, Barbara E.
Tullis, R. Brett
Van, Vinh T
Varela, Ray
Vazquez, Viviana
Vines, Jessica
Von Kronburg, Joachim Paul
Walker, Monica V.
Ward, Michael A.
Wang, Jun
Yamamoto, Akiko H.
Yang, Julie
Yeung, Vinnie Yuan,
Benjamin C.
Zecchin, Suzanne
Zimmer, Dawn L.
Zirkle, Robert T.
Zubiate, Hermelinda
Asad, Lina
Belsey, Kathryn
Blankenship, Din
Brem, Ryan
Burton, Toren
Michael Yohannes,
Feben
Cordelle, Patrick
Gomes, Ana
Gutierrez, Abe
Jones, LeRoyal
Kelly, Trent
Khoury, Sami Lopez
Maria Mariscal,
Alejandro Martinez,
John Meloncelli,
Massimo Mendez,
Carlos Mudd,
Vincent Prinzivalli
Onofrio Richards
Austin Riggin,
February 20, 2015
520 W. Ash Mixed Use Development
520 W. Ash
San Diego, CA 92101
ARCHITECTURAL NARRATIVE
520 W. Ash located right at the southern edge of Little Italy and bordering the Columbia neighborhood
presents an elegant high rise mixed use development that is unique to its site location. In this development urban
relationship is conveyed through the building’s articulated facade. A distinct architectural language was developed to
represent the major urban forces at play. The intent is to communicate the particular character of the surrounding
neighborhoods in an abstract form. This creates a meaningful urban dialogue with the building and its context. To the
north, the building relates to Little Italy, with its fine grain nature and unique personality thus creating a more pixelated
and dynamic facade. To the south reflected in its skin, a glass prism rests within a more solid form.
Starting at the building base a commercial/retail space at the corner of Ash and Columbia Streets is defined by
an inviting fully glazed corner that along Ash Street is interspersed with a series of metal panels rhythmically arranged
with metal louvers to conceal the project’s utilitarian areas. This composition of panels defines a partial street wall
along Ash Street that relates in height to the neighboring condominium property. Along Columbia Street the glass
façade is interrupted by a stark steel canopy that marks the entry to the residential lobby. This entry is also
emphasized by a tactile board formed architectural concrete wall on the opposite side. Access off Columbia Street to
above and below grade parking is denoted by the vehicular entry gates and a stair leading from the high rise to the
public right of way is enhanced with tall expanses of glass.
Sitting immediately above the ground level are three levels of above grade parking wrapped with a perforated
metal screen. The parking screen above and the ground base below overlap to create a sense of connectedness. The
screen starts at the first level of parking along the Columbia Street façade and angles up to the second level. This
movement allows the ground level commercial glass face to merge with the perforated metal screen breaking the
division of programs and fully integrating base with parking. The screen is intended to serve both as a visual filter but
also as a light shield to minimize car headlight incidence to the neighboring developments. The parking will also be
artistically articulated to have a unique expression within the urban context. A hidden message is encoded within the
articulation of the screen. Morse code was used to arrange the proposed metal screen panels spelling “five twenty
west ash” with its multiple perforated panels. As for the color finish, a natural aluminum tone will be used for the
majority of the panels but accent colors will be added to give the composition a playful look and feel.
The massing of the tower was conceived as two interlocking elements. A glass jewel box anchors the corner
of Ash and Columbia, overlooking the skyline; while the second mass relates closer to the Little Italy neighborhood.
The tower placement right at the corner of Ash and Columbia Streets plants itself all the way down to the street level at
this prominent corner. The formation of the tower mass reacts to different conditions and opportunities on site; primarily
based on views and sun orientation. As the building moves up, its floor plates shift and angle to enhance conditions on
site. The west edge of the mass is shaped to maximize views, sun orientation, views to the city and the ocean.The
tower glazing is proposed in a window wall system and the pixelated pattern will be achieved with solid panels in
smooth cement plaster. Balconies are envisioned to express a dynamic vertical neighborhood; as such balconies vary
in size and shape further reinforcing this concept. Balconies are also articulated throughout the project based on view
and/or skin articulation. Balconies on the Little Italy side are more random and dynamic while the ones on the jewel box
are more organized and stacked. Vertical circulation elements reveal their natural concrete expression at the building
core and the northern stair. Creating identity within the skyline and visual focus (lantern) at night, a sculptural lantern
composed of translucent panels is proposed to cap the north side of the building. It’s located at this point because of its
high visibility from the freeway and its position in the San Diego skyline. This enhancement articulates the top of the
building and gives it a unique character. To define the building top the crisp glass prism at the southeast corner
extends upwards housing at the roof level an indoor amenity area and creatively disguising the mechanical penthouse
at the very top level. A linear canopy initiating at the lantern and wrapping around both east and west facades also
marks the top while serving as a shading device at the amenity roof deck area.
ATTACHMENT B
BLOCKS AND BUILDINGS
4
4.5.4
Building Tower Design
Guidelines
• 4.5.4.A All building façades of towers should
include a variety of fenestration and material
patterns to create visual interest and avoid
the appearance of a repeated single floor
extrusion. Building façades more than 100
feet in width should consider the use of
plane offsets and material changes to create
shadows and relief. Some elements of towers
should integrate with, and extend into the
building base façades to avoid the appearance
of towers isolated both from the street and
their own bases.
• 4.5.4.B Designers should carefully study
Buildings towers should employ a
variation in massing and fenestration
and material patterns to create visual
interest. Above, San Francisco, CA
their tower orientation to maximize energy
conservation. Although orienting the tower’s
longer edge along the east-west axis to
maximize northern/southern exposure
and minimize western exposure is typically
preferred, the use of sun-shading devices
should be studied on the western and
southern facades where appropriate to reduce
heat gain.
• 4.5.4.C Regardless of height or plan variation,
no two towers within a project should exhibit
identical, or closely similar, form and/or
elevations. No tower should be designed to be
identical, or closely similar, to another tower
located elsewhere in Centre City.
• 4.5.4.D To create a graceful transition to the
Multiple towers in one project should display variation in
either form or elevation in order to prevent close similarity.
Above, Philadelphia, PA
sky and avoid a cut off, flat-top appearance,
the upper 20 percent of any tower (measured
above the base or midzone) should achieve an
articulated form and composition by means
of architectural techniques such as layering,
material changes, fenestration pattern
variation and/or physical step-backs. Actual
reductions of floor areas and/or recessed
balconies can assist this composition goal,
but are not required. Tower top designs
should resolve mechanical penthouses and
other technical requirements in an integrated,
coherent manner consistent with the
composition below them.
Building design should incorporate appropriate shading
devices, balconies, projections and louvers.
ATTACHMENT C
105
SAN DIEGO DOWNTOWN DESIGN GUIDELINES
• 4.5.4.E Façades should have distinct solar orientations with
integrated and appropriate shading devices, balconies,
projections, louvers and/or window treatments. These
treatments will provide desirable elevation and composition
variety.
• 4.5.4.F Towers should be designed with a majority of the
facades composed of glazing, including façades facing
interior property lines. Large expanses of solid walls should
be avoided and should not exceed 20 feet in width. Solid
walls should contain enhanced materials, deep reveals and
scoring, and other textures.
• 4.5.4.G Reflective or mirror glass is strongly discouraged,
as is heavily tinted bronze, black, or gray glass. Glass color
should not be emphasized as a ”signature” element, and
subtle gray-green or blue-gray tints are encouraged if clear
glass is not proposed. Glass materials should exhibit visible
light transmittance of a minimum of 60 percent.
• 4.5.4.H Projecting balconies facing public streets should be
an average of no less than 40 percent open or transparent
(perforated mesh, 40 percent translucent glass, or open
rail) above a height of 18 inches, measured from the
balcony walking surface.
• 4.5.4.I To ensure a cohesive and compatible night
skyline, and to mitigate night-sky pollution, tower accent
lighting should be modest, restrained and focused on
the upper tower. Bright hues and neon outlines are
strongly discouraged, and white or warm-color washes
are preferred. Any signature lighting, including rooftop
lanterns and other lighting effects, should be designed
with adjustable intensity controls for subsequent testing
and approval as part of the Design Review process.
106
The upper 20 percent of any tower shall achieve an
articulated form and composition through layering, material
changes fenestration patterns and/or physical stepbacks.
Top, Chicago, IL; bottom left, Philadelphia, PA; bottom
right, San Diego, CA.
4
BLOCKS AND BUILDINGS
Section 1: Long Range
Goals and Policies
4.7 Sustainability
Section 2: Green
Streets Program and
Pilot Project
All new buildings located within Centre City should review
the guidelines in the Downtown Sustainability Master Plan.
The following are general sustainability guidelines that may
apply to various building types.
Green Building
Incentive Program
Submittal Manual
(updated periodically)
Figure 4.11 Centre City Green Document
4.7.1
Climate-Responsive Design Elements
San Diego’s temperate weather is ideal in terms of
maximizing energy conservation through design elements
and technologies.
Guidelines
Energy/GHG
Water
UrbanMobility
Economic Vitality
ͻ 4.7.1.A Buildings should be designed to allow for natural
ventilation, using courtyard designs, arcades, canopies and
other passive space-cooling techniques.
ͻ ϰ͘ϳ͘ϭ͘ Buildings should reduce use of daytime artiﬁcial
Streetscape
Vitality
Healthy
Spaces
Materials
Green IQ
lighting through such design elements as light shelves,
clerestory lighting, skylights and translucent wall materials.
ͻ ϰ͘ϳ͘ϭ͘ Buildings should incorporate various architectural
Figure 4.12 Sustainability Indicators
elements into the design to regulate the amount of direct
sunlight and glare into the interiors. Such elements could
include light shelves, louvered wall openings, and brisesoleil shading devices.
ͻ ϰ͘ϳ͘ϭ͘ Buildings should incorporate arcades, trellises,
horizontal shading devices and appropriate tree planting
along the base of buildings to screen southern and western
sun exposure during summer where appropriate.
ͻ ϰ͘ϳ͘ϭ͘ The longer edge of towers should be oriented
along the east-west axis to maximize north-south exposure
and minimize western exposure.
ͻ 4.7.1.F To maximize use of solar energy, buildings should
integrate active solar technologies such as photovoltaic
panels on roofs and/or within the exterior wall systems.
ͻ 4.7.1.G Tall buildings should use wind power as a source of
renewable energy where appropriate, with wind turbines
that are integrated into the tower top design.
Figure 4.13 Green Building Checklist
119
SAN DIEGO DOWNTOWN DESIGN GUIDELINES
4.7.2
Green Building Techniques and
Material
A range of green building techniques, including those
outlined below, should be considered, depending on a
project’s speciﬁc program and location.
Guidelines
ͻ 4.7.2.A Reuse and recycling of construction and demolition
materials is recommended for all new construction.
Reduce demand on utilities by considering cogeneration,
photovoltaic panels, wind turbines and other renewable
energy systems.
ͻ ϰ͘ϳ͘Ϯ͘ Use of products with identiﬁable recycled
content—including postindustrial content and with a
preference for postconsumer content—is encouraged.
ͻ ϰ͘ϳ͘Ϯ͘ Building materials, components, and systems
found regionally are preferred, to save energy and
resources in transportation.
ͻ 4.7.2.D Use of material from renewable sources is highly
encouraged.
ͻ 4.7.2.E Exterior lighting on buildings not only should
complement the architectural features but should
be designed to prevent glare and light trespass (see
Downtown Lighting Plan).
Building design should allow for natural ventilation through
courtyards, operable windows and louvers. Above, San
Francisco, CA.
ͻ 4.7.2.F Improvements to existing buildings should use
ENERGY STAR-qualiﬁed ﬁxtures to reduce a building’s
energy consumption.
ͻ 4.7.2.G Buildings should incorporate green roofs in their
design. Green roofs are effective in reducing the heat
island effect from the roof surface.
ͻ 4.7.2.H Projects should use porous material on walkways,
driveways and car parks to minimize storm water runoff
from paved surfaces.
ͻ 4.7.2.I Regional native and drought-resistant plant species
Green Roofs reduce solar gain, can be planted with native
species to reduce water consumption and provide amenity
spaces for building occupants. Above, Toronto, ON.
are encouraged as planting materials.
ͻ 4.7.2.J Community gardens, vegetable gardens and
composting gardens are encouraged at grade or on
podiums or roofs as a means of productive landscaping
and also as efﬁcient and natural waste-recycling.
Community Gardens create a more liveable downtown by
turning under utilized spaces into productive landscapes that
improves affordable living, softens hardscapes, and fosters a
community’s sense of place. Above, Seattle, WA.
120
SAN DIEGO DOWNTOWN LIGHTING PLAN
4.2 LITTLE ITALY
Lighting Goals:
1.
The use of festoon lighting with LED
technology is encouraged as a goal
in the near future.The new LED lights
should be of a warm color, similar to
the existing festoon lighting.
2.
The use of pale to saturated blue
washes of light on facades is encouraged along India Street, reinforcing the
warmth of the festoons and the street’s
connection to the blue gateway sign.
3.
A simple “necklace” of festoon lights is
encouraged to be added onto existing
streetlights beyond India Street, linking
it to the Columbia/Core neighborhood.
4.
Light the historic Star of India windjammer ship with a lighting system that
allows color change over time.
5.
The sailing community is encouraged to
implement an at-anchor program that
highlights the beauty of the masts of
the boats with a subtle wash of saturated colored light onto the masts.
6.
Special/temporary annual lighting
events are encouraged.
rel
Little Italy is a mature mixed-use ﬁne grain residential neighborhood with a
strong existing identity. Informal strings of festoon lights are strung from lamp
post to lamp post along India Street. A number of retailers and other commercial
venues have layered additional lighting with stylistic wall-mounted ﬁxtures and
festoon lighting on canopies of building facades reinforcing Little Italy’s nighttime
identity.
Within the Little Italy District, the historic Star of India and County Administration Building are well-lighted and mark Little Italy’s waterfront presence on the
bay. The “Little Italy” gateway sign announces the entry into the commercial
core of the neighborhood along India Street. Future lighting in Little Italy should
continue to reinforce the character and enhance the safety of the neighborhood.
Photo 4.2: Images of Little Italy
St.
Lau
y
Trolle
ia St.
Kalm
Juniper
Ivy
St.
St.
St.
n
thor
Haw
St.
St.
St.
Cedar Street
St.
Pa
rk
Cedar
d.
Date
SR 163
Fir
Blv
pe
Gra
Beech Street
Beech St.
Ash Street
Russ Blvd.
A Street
A Street
B Street
B Street
C Street
Broadway
Broadway
E Street
E Street
17th Street
15th Street
16th Street
13th Street
14th Street
Tenth Ave.
Ninth Ave.
G Street
Eleventh Ave.
Fifth Ave.
Eighth Ave.
Seventh Ave.
Third Ave.
Union St.
Front St.
First Ave.
Second Ave.
India St.
State St.
California St.
Kettner
Blvd.
F Street
Columbia St.
Pacific Hwy.
Harbor Drive
F Street
Market Street
Island Ave.
Ha
rbor
D riv
e
J Street
K Street
L Street
Gateway Site
Imperial Avenue
Commercial
Ha
rb
or
Dr
ive
0
Figure 4.2: Vicinity Map
4-6
300
600
900
1200 ft.
Figure 4.3: Neighborhood Main Streets and Open Space Map
ATTACHMENT D
CHAPTER 4 DOWNTOWN NEIGHBORHOODS
LIGHTING CONCEPTS
that are aimed downwards [4-5] and provide light
onto the sidewalk. [6]
Little Italy’s established annual arts and cultural
events could leverage lighting ideas, such as
cinema projections [7], lighted attachments that
span the street [8] and projected lighted art [9].
M
T
W
Th
Safety lighting [1] could include
articulated lighting along the
streetwall such as [2] lighted street
trees and [3] festoon lighting.
F
S
Architectural lighting could minimize
glare with exterior mounted ﬁxtures
Su
LITTLE ITALY
Consistent and moderate level of
lighting during the weekday, with
increased intensity during the weekends for festivals and events. Lighting
is prioritized along the streetwall and
crowns, but should be limited at the
mid-sections by residential adjacencies.
Figure 4.4: Conceptual Lighting
Intensity Neighborhood Chart
SAFETY
Street Activity
Walking
1
2
3
ARCHITECTURAL
Massing
Details
Scale
Fenestration
4
5
6
SPECIAL
Seasonal
Celebration
Festival
Art
7
8
9
CONFIRM
DOWNTOWN NEIGHBORHOODS
PHOTO REFERENCE
Photo 4.3: Photo Reference Diagram
4-7
SAN DIEGO DOWNTOWN LIGHTING PLAN
4.2 LITTLE ITALY
Neighborhood Lighting
Activity Objectives:
Building Lighting Activity:
Crown
Light building crowns west of
Paciﬁc Highway
Mid Section
Residential adjacency
Lighting Activity by Neighborhood
Streetwall
KEY
Illumination
Hardscape
Limited Illumination
Figure 4.5: Neighborhood Lighting Activity
CENTRE CITY GREEN - GREEN BUILDING INCENTIVE PROGRAM
The design should comply with Title 24 for energy and with the City of San Diego curfew requirements. In reference to
these codes, the building lighting shall follow the schedule below. To achieve reduced energy consumption, dimming ﬁxtures is encouraged; however, switching lights off is acceptable as an alternative.
Notes
- Add 10% if within 20’ of an intersection (Do not exceed 100%).
- If the property is on the Waterfront, an additional 20% of the energy allowance is allowed, but cannot exceed 100%.
- * Commercial business may be allowed to stay on until business closes.
- See Centre City Green - Green Building Incentive Program for submission requirements.
Table 1: Energy Consumption Schedule
4-8
CHAPTER 4 DOWNTOWN NEIGHBORHOODS
4.2.1 Little Italy Lighting Guidelines
Crown Lighting
4.2-1.A Building crown lighting is encouraged along commercial streets and the
waterfront. Color is appropriate. High efﬁciency warm LED lighting is encouraged
to be shielded at the top of roof parapets
or shielded light at the wall at roof parapets.
Luminance Maximum = 10.0 cd/sq.m.
All luminaires at buildings west of Paciic Highway should comply with BUG B1/U2/G1. Luminaires at buildings east of Paciﬁc Highway
should match Cortez Hill crown lighting BUG
rating.
Mid-Section Lighting
4.2-1.C Balcony lighting should be aimed
downwards and towards the building.
BUG + LUMINANCE
4.2-1.D Mid-section lighting above the
streetwall is discouraged adjacent to residential units.
Hardscape Notes:
a. Buildings located on India or
Cedar streets may increase the
BUG values by 1 but not exceed
3, or the maximum BUG values
allowed by CalGreen.
b. Buildings located on India or
Cedar streets may increase the
Luminance value by 5 cd/m.
All luminaires should comply with BUG B1/U2/G1
4.1-1.E Streetwall lighting should be
active and engaging at retail locations.
Architectural feature lighting that supports the “blue” district signature color
and shielded retail signage lighting is
encouraged. Warm LED festoon lighting
is encouraged to be added to retail street
lighting and second-story ﬂoor level to
highlight the retail area. Retail storefront
lighting should use high CRI & efﬁciency
sources and awnings.
BUG + LUMINANCE
Streetwall Lighting
Luminance Maximum = 10.0 cd/sq.m.
Luminance Maximum = 15.0 cd/sq.m.
All luminaires should comply with BUG B1/U2/G2
Hardscape Lighting
Figure 4.6: Section
Luminance Maximum = 15.0
All luminaires should comply with BUG B1/U2/G2
4-9
LITTLE ITALY
BUG + LUMINANCE
4.2-1.B Lighting strategies should emphasize the architectural composition of the
building at the tower crown.
4
BLOCKS AND BUILDINGS
Lighting
guidelines are
organized in three
zones:
4.8 Lighting Design
Principles
Crown
Mid Zone
The Downtown Lighting Plan deﬁnes exterior lighting
strategies that apply to new and existing buildings that
are intended to enhance the architectural composition
of a building with guidelines unique to each downtown
neighborhood; permitting more light in areas with more
commercial activity and less in residential areas, while
reinforcing the neighborhood character, minimizing light
pollution and glare.
Streetwall
The lighting guidelines are organized per the Centre City
Planned District Ordinance (PDO) deﬁnitions for bulk: Tower
Crown (the portion of a building that is above the base, or
mid-zone); Mid-Zone (applies to the portion of a building
located above the base and below the tower crown);
Streetwall (from grade up to 85 feet) and are based on three
categories of light:
Figure 4.14 PDO Bulk Model
t Safety - the minimum amount of light needed to support
basic visual activity along the streetwall
Little Italy
Cortez
Columbia
t Architectural - the aesthetic appeal of the entire building,
expressing its form, proﬁle and structure, emphasizing
the unique character of the building, district and/or
neighborhood.
Core
Horton/
Gaslamp
East
Village
Marina
t Special - festival, celebratory, seasonal and/or holiday
lighting that occurs on weekends, holidays and on special
event days
General lighting design guidelines are outlined in this section.
(Refer to the Downtown Lighting Plan for full narrative)
Guidelines
Conv.Center
Refer to Figure 4.16 Lighting Examples (1-12)
ͻ 4.8.1.A Employ lighting design objectives that are speciﬁc
to downtown districts and areas, as deﬁned by the
Downtown Lighting Plan.
Figure 4.15 Conceptual Lighting Intensity Map
The Downtown Lighting Plan creates design guidelines that
are unique to each downtown neighborhood, with incentives
for energy conservation. Refer to Centre City Green - Green
Building Incentive Program.
This approach allows for allocating more light to speciﬁc
activities per neighborhood, commercial or residential
buildings and/or street type, based on activity as represented
by the map’s lighting levels.
ͻ ϰ͘ϴ͘ϭ͘ Support sustainable design objectives by
encouraging effective and efﬁcient use of energy through
new lighting technologies and renewable energy sources.
ͻ ϰ͘ϴ͘ϭ͘ Control systems are encouraged to manage the
time, amount, intensity and character of light.
ͻ 4.8.1.D Lighting strategies should be designed so that
lighting above the street wall dims or completely shuts-off
after business hours.
ͻ ϰ͘ϴ͘ϭ͘Lighting strategies should minimize light pollution
and glare. (4,5)
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SAN DIEGO DOWNTOWN DESIGN GUIDELINES
ͻ 4.8.1.F The lighting of buildings shall highlight the
composition, massing, geometry, structure, features, and
articula tion of building elements, verticality, and porosity
of architecture elements that add to the complexity of a
design. (1-4)
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2
3
ͻ 4.8.1.G Lighting strategies envisioned as “physical
attachments” that have no visual relation to the
architectural composition of the building should not be
allowed.
ͻ ϰ͘ϴ͘ϭ͘,Light sources are encouraged to be integrated into
the architectural fenestration and design when possible.
4
5
ͻ ϰ͘ϴ͘ϭ͘/Lighting of the building crown should emphasize it’s
three dimensional character.
ͻ 4.8.1.J Lighting treatments should be emphasized on
buildings that are located on street intersections, view
corridors, designated main and commercial streets and
gateways to assist in downtown wayﬁnding.
ͻ 4.8.1.K Mid-tower lighting should prioritize the street wall
and crown of buildings, and may allow mid-tower lighting
(of a high rise building) depending on context and type of
exterior ﬁnish. (8)
ͻ 4.8.1.L Mid-tower lighting shall visually connect the
building base to the building crown and emphasize the
architectural composition, scale, structure and character of
the building. (8,9)
6
8
7
9
10
ͻ 4.8.1.M Lighting effects that project light downward are
generally encouraged to minimize light pollution. (5,9)
ͻ 4.8.1.N Up-lighting should be directed toward the building
with the minimum amount of energy to do the effect.
Uplighting on areas of buildings that have substantially
specular facades (such as glass or other highly polished
material) due to undesirable light scatter into the sky is
discouraged. (4,11)
ͻ 4.8.1.O Bafﬂes or shields on the luminaires should be
included to minimize direct light into the sky. (5)
12
11
ͻ 4.8.1.P Pedestrian scaled lighting at the street wall should
emphasize the character of the building, the points of entry
and other wayﬁnding elements. (11,12)
ͻ ϰ͘ϴ͘ϭ͘YSeasonal lighting: Lighted attachments with color
scenarios are encouraged in commercial and active use
areas. (7,12)
ͻ 4.8.1.R Projected light art is encouraged in civic and
commercial areas. (6)
ͻ 4.8.1.S All conduit and electrical sources should be hidden
from public view.
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Figure 4.16 Lighting Examples (Photos 1-12)
Project Review Committee
Little Italy Association, Friday, March 27th, 2015, 10:00 a.m.
LIA Office, 2210 Columbia Street
Present:
Jim Barone, Anthony Napoli, Luke Vinci, John Contasti, Diana Strauss, Casey, Vito
Altieri, Lou Palestini, David Baun, Rich Gustafson, Steve Galasso,
Staff:
Marco Li Mandri, Chris Gomez,
Presenters:
Darren Dalton/Lennar, Dan Ferguson/Lennar, Ray Varela/Carrier Johnson, Alex
Guitierez/Carrier Johnson, Claudia Escale/Carrier Johnson,
Discussions Held and Recommendation of Project Review Committee Support
Made to the Board of Directors:
The purpose of the meeting this morning was to discuss the proposed Lennar development at
the corner of Columbia and Ash Streets.
Project Description:
This project will be covering the current site of the John Hancock office building, a parking lot
and the Fitness gym on 20,000 square feet of the block. The specifications on the project are as
follows:
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20,000 square foot lot;
24 floor apartment project;
It is called 520 W. Ash Street project;
Parking will be 5 levels underground, 3 levels above ground; 331 parking spaces for 220
apartment units – 1 parking space per bedroom;
There will be 220 residential units, 12% are 3 bedroom, 18% are studios, 18% are 2
bedroom, 52% are 1 bedroom apartments;
It has an FAR of 13.8 with special additions to the FAR;
It will have 5,000 square feet of commercial on Columbia and Ash;
It will break ground in November of 2015;
It will open 22 months after construction is commenced;
Not determined if they will place a condo map on the site;
LITTLE ITALY ASSOCIATION OF SAN DIEGO
2210 Columbia Street  San Diego, CA 92101 Phone: 619-233-3898  Fax: 619-233-4866
Email: [email protected]  Website: www.littleitalysd.com
Facebook: Little Italy Association of San Diego  Twitter: @LittleItalySD
ATTACHMENT E
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Will pay into the Affordable housing fund;
Timeline for approval of plans were submitted to Civic San Diego in late February and is
scheduled for Board approval at the end of May;
Discussion took place on the size of the project, its applicability to Little Italy and its role as a
gateway project. At the end of the discussion, the following recommendations were made to
support the project:
a.
The ingress and egress should predominantly be on Ash, NOT Columbia as Columbia is a
much more walkable street than is Ash street. The garage entrance should be attractive with
the roll up screen appearing to be a higher level, as compared to simply a utilitarian garage
entry. LIA favored Option B showing one driveway on each street in lieu of both on Columbia.
The proposed driveway is at the very northeast end of the property.
b.
Lennar must make Columbia a desirable public setting by incorporating a 20 foot wide
public space/piazza along Columbia. 10 feet must either be given up by the building on
Columbia or popped out into the street south of the driveway on Columbia. This Piazza can be
used by the over 1,000 residential units built within 2 blocks of this development. This will be
public, not private space and Lennar can work with the Association to coordinate a branded
Piazza here. Lennar will contribute to the landscaping plan for the Piazza, including the
plantings, tables, umbrellas and seating.
c.
The huge nature of this project relative to the 3, 4 and 5 story buildings on this block
require it to provide this public space. This is what will make it attractive and incorporate its
design into Little Italy;
d.
Outdoor dining at Columbia and Ash should allow for seating within the property line
but outdoors, similar to what has been done at Po Pazzo;
e.
Street amenities, as per Civic standards, shall include a trash receptacle every 100 feet,
(4 for the project), the LED lighting, both dual acorn on Ash and single acorn on Columbia;
f.
Additional down cast lighting, similar to DOMA on Kettner, must be incorporated into
the development on the Ash Street and Columbia Street sides to enhance the pedestrian
experience at night;
g.
The screened area separating the parking levels (2, 3 and 4), from the ground floor on
Columbia, must be used as an opportunity for public art. Waves of water, swimming fish or
some other nautical art, similar to what was done at Ariel Stes, must be incorporated so
passers-by don’t simply see 200 feet of metal mesh as they walk along Columbia Street;
h.
The landscaping plan on Columbia and Ash must be worked out between Civic, Lennar
and the Association.
The Architects were very receptive to the ideas for walkability and public space enhancements
and stated they would incorporate these ideas for public space, outdoor dining, activation and
lighting into their plan.
Minutes taken by Marco Li Mandri, Chief Executive Administrator
Little Italy Association
2