USP 177 Urban Design Pracicum / 01

BAY PARK VILLAGE

Prepared By Triton Associates

Source: 1 Source: 2

Source: 3

USP 177
Professor Nicholle Wright
 USP 177 Urban Design Pracicum / 03

A U T HORS
Executive Summary
VISION STATEMENT SUPPORTIVE POLICIES GUIDING PRINCIPLES
• Etienne Doidic
• John Harris, LEED GA Triton Associates are proud to present: Bay Park
Village, a revitalized community at the heart of
To effectively revitalize this site, any redevelopment must adhere
to the policies and principles presented in the Morena Corridor
·Provide a range of housing options

• Selina Yip Mission Bay. This redevelopment will improve the

quality of life along the Morena Corridor, and
Specific Plan. As such, Triton Associates has highlighted the most
important policies from the Specific Plan, and crafted Guiding Prin-

• Elizabeth Owen beyond, by establishing a varied and balanced

mix of uses and a range of housing options in
• Allyson Osborn a transit & pedestrian oriented, sustainable envi-
ronment. Through a holistic approach to redevel-
ciples based on these policies--ensuring congruence between the
Specific Plan and our redevelopment proposal.
·Establish a varied and balanced mix of uses
LAND USES

• Danny Becker opment and urban design, this TOD will improve
mobility for all modes of transportation and en-
hance access to Mission Bay for both residents
Source: 5
and visitors to enjoy. Bay Park Village will be an
excellent example of how to create thriving, sus-
2.4.1 Develop mixed use, pedestrian oriented district, supported by
a grid network of public streets
2.4.2 Provide a mix of entertainment, office, retail, recreational,
public, and park uses ·Improve mobility for all modes of transportation
2.4.3 Provide a variety of housing types that meets the needs of

C O NT ENT
tainable coastal communities, and will serve as all age, income, and social groups
a shining exemplar for future redevelopment in
the city of San DIego. PUBLIC SPACES
1. Executive Summary 4.24 Encourage pedestrian activity by sitting retail stores, restur-
ants, offices, or other activities that encourage pedestrian activity at ·Maximize sustainable development
2. Program At-A-Glance the edges of public spaces
4.2.6 Incorporate public space to expand and add interest to the
3. Site Analysis public realm and to serve as village gathering areas including, but
not limited to pocket parks, urban greens, plazas, courtyards, mini
4. Conceptual Redevelopment parks within villages, and commercial nodes
2.7.2 Implement a complete street multimodal design for Morena ·Improve access to Mission Bay
5. Development Guidance Boulevard that provides safe and accessible travel for bicycles and
pedestrians while maintaining traffic flow
Source: 4 Source: 6 6. Conclusion 3.4.9 Coordinate with SANDAG and Caltrans to provide a pe-
destrian/bicycle bridge over I-5. The location of the bridge should
improve access from the community and transit stations to Mission
Bay Park
 USP 177 Urban Design Pracicum / 05

Program At-A-Glance REDEVELOPMENT APPROACH MAP Program At-A-Glance URBAN DESIGN FRAMEWORK
Redevelop: Triton Associates envisions a revitalized With our design guidelines in mind, we crafted our Legend
Bay Park through the creation of a new, transit-ori- Urban Design Framework Map with many public Site Boundary
ented community directly adjacent to the Clairemont realm aspects and improvements. There will be im-
Grocery Store
Drive trolley station. To accomplish this, redevel- proved bike paths, lighting, and pedestrian paths all
opment on a large scale is necessary. Most of the along Morena Boulevard, which will aid in creating Transit Center Church

blocks within the site of interest will be redeveloped
to create this transit-oriented community that will re-
vitalize the entire Bay Park area.
Urban Design Improvement: To support the increased
density in Bay Park Village, the streets within and
surrounding the community will be redesigned to fo-
cus on the pedestrian environment and active modes
of transportation, instead of the automobile.
a more intense and enjoyable paseo for pedestrians. Community
Rec Center
More crosswalks have also been added in important
Courtyards
areas related to the trolley station as public art to
make the crosswalks more visible as well as creat- Residential
Medium Density
ing a tie to the community. Multiple publicly open,
Commercial
privately owned green spaces have been placed
throughout our site to increase public use and pre- Affordable Housing
serve green space throughout the city. There will be
Courtyard Bungalows
multiple housing options from medium density, court-
yard bungalows to affordable housing. Medium Density

Preserve in Place: In order to preserve communi- Bay Park Community Sign

ty nodes already present on the site, part of the Public Art Crosswalks
north-eastern block of the site of interest will be
Trees
preserved. This area consists of a community church
and a small commercial strip mall. Improved Bike Lanes

Improved Pedestrian Path

Improved Street Lighting

Pedestrian Paseo

Prepared by: triton associates morena boulevard

spring 2019 Urban Design Framework
 USP 177 Urban Design Pracicum / 07

Program At-A-Glance PROJECT DESCRIPTION SITE ANALYSIS LAND USE MAP

Revisions to Land Use Designations: Bay Park Village will be a
large redevelopment of almost the entire site. As such, the land
use designations throughout the entire site were changed. Howev-
er, all of the land uses within Bay Park village were taken from
the Morena Corridor Specific Plan. This revision reflects the vision
Bay Park Village will revitalize the Morena Corridor set forth in the city of Villages framework by fully leveraging the
through the creation of a dynamic, mixed-use com- public infrastructure provided by the city of San Diego and building
munity-- where people can live, work, and discover a dense, transit-oriented community around the Clairemont Trolley
all San Diego and Mission Bay have to offer, in an Station.
iconic and sustainable environment that encourages
walking, active transportation, and social interaction. Land Use Descriptions:
Community Commercial (15-54 DU/AC): Provides for high-inten-
sity commercial uses and residential uses in a mixed-use setting
with a pedestrian orientation.

Neighborhood Commercial - Residential Permitted (15-29 DU /

AC): Provides for a mix of local serving retail, dining, convenience
shopping, office, and civic uses with auto orientation and residential
uses.

Residential - Medium High (30-44 DU / AC): Provides for mul-

Legend tifamily housing within a medium-high density range of 30-44 du/
Community Commercial
15-54 Du/Ac ac including condominiums, town homes, apartments, row homes,
Residential (Med) senior housing and assisted care units. Limited commercial uses are
15-29 Du/Ac
allowed, but not required.
Residential (Med/ High)
30-44 Du/Ac

Neighborhood Residential - Medium (15-29 DU / AC): Provides for a range

Commercial 30-44 Du/Ac
of multifamily housing such as duplex, triplex, four-plex, townhomes
morena boulevard
Prepared by: triton associates
spring 2019 Land Usage map and apartments that range between 2 and 3 stories.
 USP 177 Urban Design Pracicum / 09

SITE ANALYSIS OPPURTUNITIES AND CONSTRAINTS MAP Conceptual Redevelopement PUBLIC REALM ZONES

CONSTRAINTS The following diagram presents our public realms improvement plan
1.
1 Cannot access Mission Bay via for the Morena Boulevard corridor. Our priority is to make Morena
Morena Blvd Boulevard a more pedestrian-friendly commercial corridor that pro-
2.
2 Poor pedestrian access to the Bay vides visitors and residents with amenities that make the street a
3.
3 Multi-family housing at maximum
destination, rather than just a throughway to and from the trolley
2 station. Callouts on the diagram indicate the type of improvement
4 density for current zoning
necessary. Red callouts identify the need for pedestrian crossing
4.
4 Existing single-family homes
spaces and bike lanes that are necessary to make Morena a more
7 5.
5 30’ Building elevation restriction Glass building
1 multi-modal corridor. The green callouts identify landscape improve-
1
6.
6 Elementary school nearby
ments, such as a landscaped wall along the western side of More-
facades, promote
ground floor

7.
7 Uneven topography
na that will serve as an aesthetically pleasing and sustainable noise
visibility

3
buffer for the freeway. On the east side of Morena, sidewalks will Series of public plazas
that break up street
3 be standardized at 10 feet, with building setbacks adding an ad- length, replace former
OPPORTUNITIES ditional 10-20 feet of store frontage that can provide public/pri- intersections with
Jellet and Kane Streets

5 1.
1 Future transit site
2.
2 Proximity to the Bay
6 3.
3 Central location in the region
vate space along the sidewalk. With the additional sidewalk width, Building step – ups provide
Morena can accommodate more shade, lighting, public seating, and Green wall with landscape
additional 10’ of green
rooftops & semi-private
outdoor eatery establishments that provide a space to stop and and art to reduce freeway
noise alongside sidewalk,
space

Mission Bay 4 Potential for an inviting entrance or visit while walking. The glass facades on all buildings help pro- enhance walkability
5 promenade to the site and the Bay mote visibility of the businesses and facilitate an active ground-floor
2
5 Alleys for mobility improvements that makes pedestrians feel invited to visit. All of the buildings also Sidewalk lighting,
shade, and public
4 feature an additional step-up of 10 feet that provides the oppor- seating
4.
6 Prime location for retail
6 5.
7 Potential alternative transit
tunity for green rooftops and more semi-private space that makes
the buildings feel less tall from the ground level. Finally, our team Building setbacks range from 10’ – 20’ to provide
improvements additional setback from 10’ wide sidewalk, adds
7 proposes the re-development of two existing intersections, Jellet and additional public/private commercial space
Kane Streets, that can be closed off from vehicular traffic and con-
verted into green public plazas. The development of these spaces
into plazas can facilitate connectivity with the existing alley network
on the site, as well as provide open space and recreation oppor-
tunities that could provide programming for the community such as
farmers markets, concerts, and more.
 USP 177 Urban Design Pracicum / 11

Conceptual Redevelopement RENDERINGS Conceptual Redevelopement RENDERINGS

North facing view of Bay Park Village showing increased density in what could be designated as a transit priori-
ty area by SANDAG. Easy access to the trolley station, and a lively ground floor public realm make the space a
walkable and fun place to live.

Public realm improvements along Morena Boulevard facing east, including increased frontage to
promote active facades that enhance the pedestrian experience, landscape, lighting, and connectivity
to public plazas and existing alleyways.

Public realm improvements along Morena Boulevard facing east. Urban design guidelines for the site incorporate
a variety of building step-ups to protect sun and shadow throughout the year and the colorful and unique design
makes the architecture unique to May Park Village. Additionally, urban rooftops increase public/private spaces for
activity, as well as promote safety and visibility within ground-floor plazas.
 USP 177 Urban Design Pracicum / 13

Conceptual Redevelopement STREET CROSS SECTIONS Conceptual Redevelopement STREET CROSS SECTIONS

Morena boulevard will be redeveloped into dual-direction single-lanes to reduce speed of traffic, due to its proximity to our pedestrian oriented retail area. With the inclusion of a dedicated Denver Street will soon feature single-lanes in both directions in order to reduce speed of traffic due to its proximity to nearby Bay Park Elementary School. This area of Bay Park Village will fea-
north-bound right-turn lane, traffic congestion in the area will be alleviated. A wide, dedicated bike lane is included on the west side of the street to exploit its lack of intersections. Wide ture the majority of the site’s on street parking, which will also be usable as waiting zones for the time-specific traffic the school creates. Wide, landscaping bordered sidewalks encourage a pleas-
sidewalks with landscaping strips run along both sides of the street to promote an amiable public realm. ant walking environment.

Conceptual Redevelopement STREET CROSS SECTIONS
As the main artery connecting Bay Park Village to the greater San Diego area,
Clairemont Drive will be allocated two drive lanes in both directions to accommo-
date daily periodic traffic. A dedicated bus lane to be installed east-bound and
wide bike lanes lining both sides of the street will encourage multimodal transport
through the area. Both sidewalks on Clairemont Drive are wide and furnished
with strips of landscaping to protect pedestrians from the roadway.
USP 177 Urban Design Pracicum / 15
DEVELOPMENT GUIDANCE OPEN SPACE CONCEPT
To encourage an active lifestyle, social interaction, and a pedestrian-oriented
environment, Bay Park Village will feature a robust network of public “green
courtyards” and open space. These places will not only provide active and
passive recreation opportunities, they will encourage community building
among residents and visitors, and provide much needed respite from a hec-
tic urban life. By providing this network of public space, Bay Park Village
will accomplish

DEVELOPMENT GUIDANCE SENSITIVE TRANSITIONS
In consideration of the varied mix of uses and the increased density in
Bay Park Village, thoughtful design strategies and land uses were im-
plemented around transition zones throughout the site. These sensitive
transition zones typically occur in the spaces between a change in land
use, or adjacent to single-family homes. Examples of considerations
implemented due to transition zones include: restriction of building height
to 50 feet, decreasing density further away from the transit center, and
thoughtful placement of retail frontages. Bay Park Village will be the
epicenter of a revitalized Bay Park community; therefore, it is impera-
tive that this thoughtful consideration be implemented to ensure current
Bay Park community members support Bay Park Village.
USP 177 Urban Design Pracicum / 17
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