Within the Cardiff-by-the-Sea Specific Plan area are four separate
Planning Areas, each of which is described below. See Figure 3, Planning Areas. Each Planning Area has a special character
which is addressed in regard to policy and development standards.
Within each Planning Area, zoning regulations reflect the desired
character and use of the area, with standards that may differ from
the current citywide zoning regulations.
Each of the four Planning Areas is described below, but in general:
|
Planning Area
|
Current Use/Future Character
|
|---|---|
|
1
|
Residential, small scale commercial and office use.
|
|
2
|
Both large and small scale commercial and office use.
|
|
3
|
Primarily small scale commercial and office use.
|
|
4
|
Primarily residential with small scale commercial and office
use.
|
 |
3.1.1
Planning Area 1 (PA 1)
Planning Area 1 is roughly bound by Mozart Avenue on the north,
Montgomery Avenue on the east, Birmingham Drive on the south, and
San Elijo Avenue on the west.
Single and multi-family housing, professional and administrative
offices, and restaurants define this Planning Area. In the future,
each use is expected to occupy approximately the same general area
as it did in 2006. Residential uses are expected to cluster in the
northern portion of the Planning Area with general commercial uses
along San Elijo Avenue. Office uses will remain along Birmingham Drive.
Retail and restaurant activities are especially appropriate
along the southern portion of San Elijo Avenue, due to open views
to the ocean which appeal to both residents and visitors.
3.1.2
Planning Area 2 (PA 2)
Planning Area 2 is bound by Birmingham Drive on the north, the
alley between Newcastle Avenue and Manchester Avenue on the east,
Liverpool Drive on the south, and San Elijo Avenue on the west. It
includes the Cardiff-by-the-Sea Town Center and the narrow block east
of the Town Center.
The scale and bulk of the Town Center is significantly larger
than other structures in the area, making it a dominant visual feature.
The Town Center is similar in layout to shopping centers found in
older suburban communities, with its large surface parking lot adjacent
to the street, high visibility from passing vehicles, and limited
though highly organized landscaping. Buildings are clustered at the
eastern portion of the site. Pathways surrounding the perimeter of
the shopping center are contiguous, straight, and except for curb
cuts, encompass the entire block.
In the future, shop entrances, pedestrian passageways, and other
physical changes along the east side of the Town Center site are encouraged
to connect Newcastle Avenue to the Town Center. The intention is to
more fully integrate uses along Newcastle Avenue with the Town Center,
enliven the Newcastle Avenue frontage, and enhance pedestrian access
to the Town Center. New commercial activity along the east side of
the Town Center site can include store entrances and additional passageways.
3.1.3
Planning Area 3 (PA 3)
Planning Area 3 is bound by Liverpool Drive on the north, the
alley between Newcastle Avenue and Manchester Drive on the east, Chesterfield
Drive on the south, and San Elijo Avenue on the west.
PA 3 epitomizes the unexpected character valued by the Cardiff-by-the-Sea
community. Inconsistency in architecture styles, site planning, landscaping,
and streetscape is a definable area feature and is considered a distinctive
asset. All development should encourage and engage pedestrian traffic.
3.1.4
Planning Area 4 (PA 4)
Planning Area 4 is bound by Chesterfield Drive on the north,
the alley between Newcastle Avenue and Manchester Drive on the east,
Orinda Drive on the south, and San Elijo Avenue on the west.
This Planning Area functions as a transition between the residential
area to the south and the commercial area to the north and is expected
to continue in the same role in the future. More than half the area
is developed residentially, with general commercial occupying the
balance of PA 4.
3.2.5
Planning Areas and Zones
3.2.6
Zones and Development Standards
 |
|
Planning Area
|
Zone Designation*
| |
|---|---|---|
|
PA 1
|
C-R-11
|
Cardiff – Residential 11
|
|
C-GC-1
|
Cardiff – General Commercial 1
| |
|
C-OP
|
Cardiff – Office Professional
| |
|
PA 2
|
C-GC-1
|
Cardiff – General Commercial 1
|
|
C-GC-2
|
Cardiff – General Commercial 2
| |
|
PA 3
|
C-GC-1
|
Cardiff – General Commercial 1
|
|
C-GC-2
|
Cardiff – General Commercial 2
| |
|
PA 4
|
C-GC-1
|
Cardiff – General Commercial 1
|
|
C-GC-2
|
Cardiff – General Commercial 2
| |
|
C-R-11
|
Cardiff – Residential 11
| |
|
* A "C" precedes the zone code designations in order to distinguish
properties within the Cardiff-by-the-Sea Specific Plan area.
|
|
Zone Designation
|
Summary Characteristics
| |
|---|---|---|
|
C-R-11
|
Residential-11 du/ac
|
This zone is intended to provide for residential development
including single-family detached and attached housing, and multi-family
housing. The planned density is 8.01 to 11 dwelling units per net
acre.
|
|
C-OP
|
Office Professional
|
This zone is intended to provide primarily for the development
of professional and administrative offices, with some accessory retail
and service uses.
Office Element: Permits the development
of professional and administrative offices, with some accessory and
service uses.
Commercial Element: Permits the development
of retail commercial uses and services as an element within an office
project.
|
|
C-GC-1
|
General Commercial 1
|
This zone is intended to create a primarily retail commercial
district.
Commercial Element: Permits the development
of retail commercial activities and services as ground floor and/or
upper level uses.
Office Element: Permits development of
professional and administrative offices in a retail property. With
the exceptions listed in the Zoning Use Matrix (Table 3-1).
|
|
C-GC-2
|
General Commercial 2
|
This zone is intended to create a retail commercial and office
professional district. Retail commercial and office uses may occupy
the same or separate structures.
Commercial Element: Permits the development
of retail commercial activities and services as ground floor and/or
upper level uses.
Office Element: Permits the development
of professional and administrative offices as ground floor and/or
upper level uses.
|
|
3.2.5 Zones and Development Standards
|
In order to classify, designate, regulate and restrict
the uses of land, buildings, and other structures to achieve the purposes
of this Specific Plan and of the General Plan of the City of Encinitas,
the zones and development standards described in the following sections
were established. The development standards are minimum unless otherwise
stated.
A.
Permitted,
Conditionally-Permitted and Prohibited Uses - General
Only those uses listed in Table 3-1 shall be permitted in the zones identified. Uses are designated as permitted, conditionally permitted (a minor or major use permit may be required) or as secondary, ancillary, or accessory to a principal use. Uses are also limited in regard to ground or upper floor location in order to maintain and enhance a pedestrian-oriented environment and economically viable down-town. Table 3-1 also identifies prohibited uses in certain zones. In addition, agricultural uses are permitted in accordance with Chapter 30.33 (Urban Agriculture) of the Encinitas Municipal Code. All other uses not listed in Table 3-1 are expressly prohibited. Except however, in the event a use is not specifically permitted within a zone but is similar in character to a use which is listed, a determination of allowable use may be applied for as per Municipal Code Section 30.01.030.
|
TABLE 3-1
| ||
|---|---|---|
|
Cardiff-by-the-Sea Specific Plan Area Zoning Matrix - Use Comparison
| ||
|
P = Permitted by Right
|
P 1 = Permitted on ground floor only
|
Cm 2 = Upper floor only
|
|
C = Major Conditional Use Permit
|
P 2 = Upper floor only
|
A = Ancillary (see EMC 30.04)
|
|
Cm = Minor Conditional Use Permit
|
C 2 = Upper floor only
|
X = Prohibited
|
|
Use
|
ZONE
|
Notes
| |||
|---|---|---|---|---|---|
|
C-R-11
|
C-OP
|
C-GC-1
|
C-GC-2
| ||
|
Acupuncture (Ord. 2015-01)
|
X
|
P
|
P
|
P
|
|
|
Alcoholic Beverage, Sales-off premises (Ord. 91-03)
|
X
|
X
|
P
|
X
|
|
|
Antique Sales, Retail
|
X
|
X
|
P*
|
P*
|
* Requires Operations Permit per EMC Chapter 6.08
|
|
Appliance Sales & Repairs (Household & Small Appliances)
|
X
|
X
|
P
|
P
|
|
|
Aquarium, Comm.
|
X
|
X
|
P
|
P
|
|
|
Arcade Accessory (Non-Adult)
|
X
|
X
|
P*
|
P*
|
* Requires Operations Permit per EMC Chapter 6.08. Only when accessory to permitted primary use.
|
|
Art Gallery
|
X
|
X
|
P
|
P
|
|
|
Artisan/Craftsman (Sales & Studio)
|
X
|
X
|
P
|
P
|
|
|
Auction House
|
X
|
X
|
Cm*
|
Cm*
|
* Requires operations permit as per Chapter 6.08
|
|
Bakery (Retail)
|
X
|
A
|
P*
|
P*
|
* Ancillary wholesaling allowed
|
|
Bank/Savings & Loan
|
X
|
P
|
P
|
P
|
|
|
Barber & Beauty Shop (Cosmetologist)
|
X
|
A
|
P
|
P
|
|
|
Bed & Breakfast
|
Cm
|
X
|
X
|
Cm
|
|
|
Bicycle Sales, Rental & Service
|
X
|
X
|
P
|
P
|
|
|
Billiard, Pool Hall
|
X
|
X
|
P*
|
X
|
* Requires Operations Permit per EMC Chapter 6.08
|
|
Blueprinting & Photostatting
|
X
|
P
|
P
|
P
|
|
|
Bookbinding
|
X
|
X
|
P
|
P
|
|
|
Book Sales
|
X
|
P
|
P
|
P
|
|
|
Bowling Alley
|
X
|
X
|
P1
|
X
|
|
|
Building Materials Sales Enclosed
|
X
|
X
|
P*
|
P*
|
* Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Candle Shop
|
X
|
X
|
P*
|
P*
|
* Ancillary manufacturing allowed
|
|
Candy & Confectionery Sales
|
X
|
X
|
P*
|
P
|
* Ancillary manufacturing allowed
|
|
Cannabis - Retailer
|
X
|
X
|
P
|
P
|
See Chapter 9.25 of the Municipal Code for specific provisions on cannabis and hemp-related uses.
|
|
Catering Service
|
X
|
X
|
P
|
P
|
|
|
Chiropractor (Ord. 2015-01)
|
X
|
P
|
P
|
P
|
|
|
Clothing Rental
|
X
|
X
|
P
|
P
|
|
|
Club, Private
|
X
|
C
|
Cm
|
C
|
|
|
Club, Athletic or Recreational
|
X
|
C
|
Cm
|
C
|
|
|
Club, with Alcohol Sales
|
X
|
X
|
C
|
C
|
|
|
Coins & Stamps, Purchase and Sales
|
X
|
X
|
P
|
P
|
|
|
Computer Sales & Service
|
X
|
X
|
P
|
P
|
|
|
Conservatory of Music
|
X
|
X
|
P
|
P
|
|
|
Convenience Store
|
X
|
X
|
P
|
P
|
|
|
Convent and Monastery
|
C
|
X
|
X
|
X
|
|
|
Cosmetic Design Studio
|
X
|
A
|
P
|
P
|
|
|
Costume Rentals
|
X
|
X
|
P
|
P
|
|
|
Cottage Food Operations (Ord. 2015-01)
|
P*
|
X
|
X
|
P*
|
*Accessory to a residential use per EC 30.48.040L
|
|
Courts, Commercial (Badminton, Tennis, Racquetball, Others)
|
X
|
C
|
Cm
|
Cm
|
|
|
Co-Working Space
|
X
|
P
|
P
|
P
|
|
|
Custom Manufacturing (Ord. 91-103)
|
X
|
X
|
P
|
Cm
|
|
|
Day Care Center
|
Cm
|
Cm
|
Cm
|
Cm
|
|
|
Dance Hall
|
X
|
X
|
P*
|
P*
|
* Requires Operations Permit per EMC Chapter 6.08
|
|
Delicatessen
|
X
|
A
|
P
|
P
|
|
|
Dental Clinic
|
X
|
P*
|
P*
|
P*
|
*Includes Dental Clinic, Canine/Feline (Ord. 2015-01)
|
|
Dressmaking Shop
|
X
|
X
|
P
|
P
|
|
|
Drug Store
|
X
|
X
|
P*
|
P*
|
* Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Dry Cleaning, Retail and self-service w/on site cleaning permitted
|
X
|
X
|
P
|
P
|
|
|
Dwelling Unit, Caretaker-Accessory to the principal use. (Ord.
97-17)
|
P
|
X
|
P2*/**
|
P2*/**
|
*Permitted as accessory use in conjunction with a Major or Minor
Use
Permit. (Ord. 97-17)
**Not permitted within coastal zone ecological resource areas
|
|
Dwelling Unit(s), One-Family and Multi-Family
|
P
|
X
|
X
|
X
|
|
|
Education Institution, Private
|
X
|
C
|
C
|
C
|
|
|
Educational Institution, Public (Ord. 95.04)
|
X
|
P
|
P
|
P
|
|
|
Electrical Distribution Substation
|
C
|
C
|
C
|
C
|
|
|
Electrical Transmission Substation
|
X
|
C
|
C
|
C
|
|
|
Employment Agency
|
X
|
P
|
P
|
P
|
|
|
Family Day Care Home, Large (Seven to 12 children. 13+ children
See Day Care Center)(Ord. 92-28)
|
P*
|
P*
|
P*
|
P*
|
*Accessory to a single-family home
|
|
Family Day Care Home, Small (Six or fewer children) (Ord. 92-28)
|
P
|
P
|
P
|
P
|
|
|
Family Day Care Home, Small (Six or fewer children) (Ord. 92-28)
|
|
|
|
|
|
|
Farmers' Market
|
X
|
X
|
A
|
A
|
|
|
Finance Company
|
X
|
P
|
P
|
P
|
|
|
Fire Prevention Equipment, Sales and Service
|
X
|
X
|
P
|
P
|
|
|
Fire Station
|
Cm
|
P
|
P
|
P
|
|
|
Floor Covering, Retail
|
X
|
X
|
P
|
P
|
|
|
Florist Shop
|
X
|
A
|
P
|
P
|
|
|
Furniture Sales
|
X
|
X
|
P
|
P
|
|
|
Garage, Public Parking
|
X
|
C
|
C
|
C
|
|
|
Garden Supplies
|
X
|
X
|
P
|
P
|
|
|
Gem/Precious Stone Retail
|
X
|
X
|
P
|
P
|
|
|
Gift Shop
|
X
|
X
|
P
|
P
|
|
|
Glass and Mirrors, Retail
|
X
|
X
|
P
|
P
|
|
|
Grocery Store
|
X
|
X
|
P*
|
P*
|
* Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Glass Edging and Beveling
|
X
|
X
|
P
|
P
|
|
|
Glass Studio (Stained and others)
|
X
|
X
|
P
|
P
|
|
|
Group Exercise (including but not limited to dance studio, yoga,
martial arts, Pilates or other similar group exercise class) (Ord.
2015-01)
|
X
|
Cm
|
P
|
P
|
|
|
Group Residential (Ord. 2005-03)
|
C
|
X
|
X
|
X
|
See Section 3.5 regarding residential use limitations in this zone.
|
|
Gymnasium, Public Health Club
|
X
|
Cm
|
Cm
|
C
|
|
|
Hair Salon (Ord. 91-03)
|
X
|
A
|
P
|
P
|
|
|
Hardware Store
|
X
|
X
|
P*
|
P*
|
*Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Hat Shop
|
X
|
X
|
P
|
P
|
|
|
Health Food Store
|
X
|
X
|
P*
|
P*
|
*Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Hobby Supply Shop
|
X
|
X
|
P
|
P
|
|
|
Home & Business Maintenance Service
|
X
|
X
|
P
|
P
|
|
|
Home Occupations
|
P*
|
X
|
X
|
P*
|
*Accessory to a residential use per EMC 30.48.040 (L)
|
|
Hotel
|
X
|
X
|
C
|
C
|
|
|
Ice Cream Parlor
|
X
|
A
|
P
|
P
|
|
|
Ice Sales, Storage and Retail
|
X
|
X
|
P
|
P
|
|
|
Interior Decorating Service
|
X
|
P
|
P
|
P
|
|
|
Janitorial Supplies/Sale
|
X
|
X
|
P
|
P
|
|
|
Jewelry Sales
|
X
|
X
|
P
|
P
|
|
|
Laboratories (medical, dental)
|
X
|
P
|
C
|
X
|
|
|
Laboratories (biochemical, film, other)
|
X
|
X
|
Cm
|
Cm
|
|
|
Lapidary Shop, Retail (Gems)
|
X
|
X
|
P
|
P
|
|
|
Laundry
|
X
|
X
|
P
|
P
|
|
|
Laundromat
|
X
|
X
|
P
|
P
|
|
|
Library
|
C
|
P
|
P
|
P
|
|
|
Locksmith
|
X
|
X
|
P
|
P
|
|
|
Mail Order House
|
X
|
P
|
P
|
P
|
|
|
Market (food)
|
X
|
X
|
P*
|
P*
|
* Total floor area greater than 20,000 square feet shall require
Major Use Permit.
|
|
Medical Equipment Sales
|
X
|
C
|
P
|
P
|
|
|
Medical/Dental Office
|
X
|
P
|
P
|
P
|
|
|
Medical/Dental Clinic
|
X
|
P
|
P
|
P
|
|
|
Mobile Home (including dwelling unit)
|
P
|
X
|
X
|
X
|
|
|
Motel
|
X
|
X
|
C
|
C
|
24-hour on-site management required.
|
|
Motor Vehicle Parts Store
|
X
|
X
|
P
|
X
|
|
|
Music/Record Store
|
X
|
X
|
P
|
P
|
|
|
Museum (Ord. 95-04)
|
X
|
Cm
|
P
|
P
|
|
|
Newsstand
|
X
|
A
|
P
|
P
|
|
|
Nurseries, Horticultural
|
X
|
Cm
|
Cm
|
X
|
|
|
Office (Business and Professional)
|
X
|
P
|
P2
|
P
|
|
|
Office Equipment/Supplies Sales
|
X
|
X
|
P
|
P
|
|
|
Optical Products Sales
|
X
|
P
|
P
|
P
|
|
|
Orthopedic Devices Sales
|
X
|
P
|
P
|
P
|
|
|
Outdoor Sales (Ord. 91-03)
|
X
|
X
|
Cm
|
Cm
|
|
|
Paper Product Sales
|
X
|
X
|
P
|
P
|
|
|
Parcel Delivery Service Office Only
|
X
|
P
|
P
|
P
|
|
|
Parking Lot, Commercial
|
X
|
C
|
C
|
C
|
*Amended Ord. 90-12
|
|
Parks and Recreational Areas (Ord. 95-04)
|
X
|
Cm
|
Cm
|
Cm
|
|
|
Pawnshop
|
X
|
X
|
Cm*
|
X
|
* Requires Operations Permit per EMC Chapter 6.08
|
|
Pet Shop/Pet Grooming
|
X
|
X
|
P
|
P
|
|
|
Pharmacy
|
X
|
Cm
|
P
|
P
|
|
|
Photocopy Shop
|
X
|
A
|
P
|
P
|
|
|
Photoengraving & Finishing
|
X
|
X
|
P
|
P
|
|
|
Photofinishing, Retail
|
X
|
X
|
P
|
P
|
|
|
Photographic Supplies
|
X
|
X
|
P
|
P
|
|
|
Photographic Studio
|
X
|
P
|
P
|
P
|
|
|
Police/Sheriff Station/Jail
|
X
|
C
|
C
|
C
|
|
|
Post Office
|
X
|
P
|
P
|
P
|
|
|
Postal Annex, Private Ownership
|
X
|
P
|
P
|
P
|
|
|
Pottery Sales
|
X
|
X
|
P
|
P
|
|
|
Printing
|
X
|
P
|
P
|
P
|
|
|
Public Utilities: Office
|
X
|
P
|
P2
|
P
|
|
|
Qualified Employee Housing – Seven Employees or More
|
P*
|
X
|
X
|
X
|
*Permitted as an accessory use in conjunction with an approved agricultural use. See EMC Section 30.48.040R for specific requirements
|
|
Qualified Employee Housing – Six Employees or Fewer
|
P*
|
X
|
X
|
X
|
*Shall be deemed a single-family residence and subject to all
municipal codes, regulations and other standards generally applicable
to other residential dwellings of the same type in the same zone.
|
|
Radio/Television Broadcasting Studio
|
X
|
C
|
C
|
C
|
|
|
Radio/Television Sales
|
X
|
X
|
P
|
P
|
|
|
Radio/Television Transmitter
|
X
|
C
|
C
|
C
|
|
|
Real Estate Office
|
X
|
P
|
P
|
P
|
|
|
Recording Studio
|
X
|
Cm
|
Cm
|
Cm
|
|
|
Recreational Facilities (Private / Public)
|
X
|
C
|
Cm
|
Cm
|
|
|
Religious Institution
|
C
|
C
|
C
|
C
|
|
|
Residential Care, limited (6 or fewer)
|
P
|
X
|
X
|
X
|
|
|
Residential Case, general (7 or more)
|
C
|
X
|
X
|
X
|
|
|
Restaurant – No Alcohol Sales. (Ord. 97-17)
|
X
|
P*/**
|
P*/**
|
P*/**
|
*Permitted as an accessory use up to 10% of leasable sq. ft.
of an office development, not to exceed 1,500 sq. ft. unless approved
by a Minor Use Permit.
** Outdoor dining permitted with Design Review Permit.
|
|
Restaurant - With Alcohol Sales. (Ord. 97-17)
|
X
|
Cm*/**
|
Cm**
|
Cm**
|
*Conditionally permitted as an accessory use up to 10% of leasable
sq. ft. of an office development, not to exceed 1,500 sq. ft. unless
approved by a Minor Use Permit.
**Outdoor dining permitted on private property with Design Review
Permit. On public right-of-way, see "Sidewalk Dining."
|
|
Retail Sales
|
X
|
X
|
P
|
P
|
|
|
Schools Private: (Elem., Jr. High, H.S.)
|
X
|
C
|
C
|
C
|
|
|
Schools Public (Ord. 95-04)
|
X
|
P
|
P
|
P
|
|
|
Schools, Technical
|
X
|
C
|
C
|
C
|
|
|
Scientific Instruments Sales
|
X
|
C
|
P
|
P
|
|
|
Second Hand Store
|
X
|
X
|
P*
|
P*
|
* Requires Operations Permit per EMC Chapter 6.08
|
|
Shoe Repair/Sales
|
X
|
X
|
P
|
P
|
|
|
Sidewalk Dining
|
X
|
X
|
P*
|
P*
|
* Encroachment Permit required, no alcohol permitted.
|
|
Silk Screen Printing Shop
|
X
|
X
|
P
|
P
|
|
|
Sign Shop
|
X
|
X
|
P
|
P
|
|
|
Single Room Occupancy Housing
|
P*
|
X
|
X
|
X
|
* Single room occupancy housing is subject to all municipal codes, regulations and other standards generally applicable to multiple-family residential buildings in the same zone and specific standards per EMC Section 30.16.050.
|
|
Small Animal Hospital
|
X
|
X
|
Cm
|
Cm
|
|
|
Sporting Goods Sales
|
X
|
X
|
P*
|
P*
|
* Total floor area greater than 20,000 square feet shall require
a Major Use Permit
|
|
Stationery Store
|
X
|
A
|
P
|
P
|
|
|
Supportive Housing
|
P*
|
X
|
X
|
X
|
*Supportive Housing is a residential use and is subject to only
those restrictions that apply to other residential uses of the same
type in the same zone.
|
|
Surf Shop Recreational Retail/Rental
|
X
|
X
|
P
|
P
|
Incidental repair with Cm
|
|
Swimming Pool Supplies/Equipment Sales
|
X
|
X
|
P
|
P
|
|
|
Tailor Shop
|
X
|
X
|
P
|
P
|
|
|
Telephone Answering Service
|
X
|
P
|
P
|
P
|
|
|
Theaters and Places of Public Assembly (Ord. 95-04)
|
X
|
X
|
C
|
X
|
|
|
Title Sales
|
X
|
X
|
P
|
P
|
|
|
Transient Habitation (Ord. 91.03)
|
X
|
X
|
C
|
C
|
24-hour on-site management required.
|
|
Transitional Housing
|
P*
|
X
|
X
|
X
|
*Transitional Housing is a residential use and is subject to
only those restrictions that apply to other residential uses of the
same type in the same zone.
|
|
Tutoring Center (Ord. 2015-01)
|
X
|
Cm
|
Cm
|
Cm
|
|
|
Utility Lines-Sewer, Gas, Petroleum, Telephone, Elec.
|
P
|
P
|
P
|
P
|
|
|
Vending Machine Sales and Service
|
X
|
X
|
P
|
P
|
|
|
Veterinarian
|
X
|
Cm
|
P
|
P
|
|
|
Video Production Studio
|
X
|
Cm
|
Cm
|
Cm
|
|
|
Video Sales & Rentals
|
X
|
X
|
P
|
P
|
|
|
Wearing Apparel Shop
|
X
|
X
|
P
|
P
|
|
|
Wholesale Business
|
X
|
X
|
Cm
|
Cm
|
|
|
Wine Bar
|
X
|
X
|
Cm
|
Cm
|
|
|
Wireless Communication Facilities
|
C*
|
P/C*
|
P/C*
|
P/C*
|
*See EMC Chapter 9.70 for specific requirements
|
|
Wood Prod. Sales Retail
|
X
|
X
|
P
|
P
|
|
(Ord. 2016-08; Ord. 2017-03; Ord. 2019-14; Ord. 2019-15; Ord. 2019-16; Ord. 2021-04)
3.3.1
Description of Zone
A.
Zone:
Residential 11 (C-R-11)
This zone is intended to provide for residential development
including detached or attached single-family housing and multi-family
housing. Maximum density is 11 dwelling units per net acre. Mid-range
density is 9.5 dwelling units per net acre. Except as otherwise specified
herein, all provisions of Title 30 of the Encinitas Municipal Code
applicable to the R-11 zone shall apply to the C-R-11 zone.
3.3.2
Permitted, Conditionally Permitted, and Prohibited Uses
For permitted, conditionally permitted, and prohibited uses
in the C-R-11 zone, see Table 3-1 above.
3.4.1
Description of Zones
A.
Zone:
Office Professional (C-OP)
C-OP is intended to provide professional and administrative
offices, with some accessory and service uses, which are generally
permitted by right and may occur within any structure, whether at
the ground or upper levels. Retail commercial uses and services may
occur as an element within an office project.
B.
Zone:
General Commercial1 (C-GC-1)
C-GC-1 is intended to create a primarily retail commercial district
with professional and administrative offices. The zone permits a variety
of development opportunities including retail commercial activities
and services as ground floor, upper level, or stand-alone uses; professional
and administrative offices. This zone is intended to accommodate citywide
and community needs as well as business and recreational visitors.
C.
Zone:
General Commercial 2 (C-GC-2)
C-GC-2 is intended to create a primarily retail commercial and
office professional district. Retail commercial and office uses are
permitted in the same or separate structures and may occupy any floor.
3.4.2
Permitted, Conditionally Permitted, and Prohibited Uses
For permitted, conditionally permitted, and prohibited uses
in the C-OP, C-GC-1, and C-GC-2 zones, see Table 3-1 above.
The development standards contained in this Specific Plan consist
of three parts: a) zone-specific standards controlling land use density
and intensity, and structure height; b) planning area-specific overlay
requirements controlling lot configuration and structure siting; and
c) other site planning requirements such as access, circulation and
parking, building design and use, landscaping, lighting, and the like.
Table 3-2 below summarizes development standards, followed by
detailed discussion and illustration of all development standards
in this Specific Plan. The development standards described herein
shall apply to all new development within the Specific Plan area.
Unless otherwise indicated, the development standards below apply
to all zones and planning areas in the Specific Plan area. Title 30
of the Encinitas Municipal Code standards shall apply when referenced.
If there is a conflict between the development standards of this Specific
Plan and Title 30 of the Encinitas Municipal Code, the development
standards of this Specific Plan supersede.
|
TABLE 3-2 ZONE SPECIFIC DEVELOPMENT STANDARD SUMMARY
| ||||
|---|---|---|---|---|
|
ZONE
|
C-R-11
|
C-OP
|
C-GC-2
|
C-GC-1
|
|
Residential Density (dwelling units/net acre)
|
9.5 mid-range 11 max.
|
n/a
|
n/a
|
n/a
|
|
Residential Restrictions
|
n/a
|
n/a
|
n/a
|
n/a
|
|
Residential Location restriction
|
n/a
|
n/a
|
n/a
|
n/a
|
|
Lot Coverage
|
40%
|
40%
|
30%
|
30%
|
|
Floor Area Ratio
|
0.6/0.51
|
.75
|
0. 62
|
0.62
|
|
Building Height
|
22 ft./26 ft., per Section 30.16.010.B.6, Title 30 of the Municipal Code
|
18 ft.2 30 ft. or two stories, whichever
is less
|
18 ft.2 30 ft. or two stories, whichever
is less
|
18 ft.2 30 ft. or two stories, whichever
is less
|
|
Lot Configuration—Minimum (Section 3.5)
| ||||
|
Net Lot Area7
|
3,950 s.f.
|
5,000 s.f.
|
5,000 s.f.
|
5,000 s.f.
|
|
Width
|
40 ft.
|
50 ft.
|
50 ft.
|
50 ft.
|
|
Depth
|
90 ft.
|
100 ft.
|
100 ft.
|
100 ft.
|
|
Building Setbacks—Minimum (Section 3.5.2)
| ||||
|
Front
|
20 ft.
|
20 ft.
|
10/20 ft.3
|
0/10/20 ft.3
|
|
Side Yard, Interior
|
5/0-5 ft.4
|
0-10 ft.5, 6
|
0-10 ft.5
|
0-10 ft.5, 6
|
|
Side Yard, Street
|
10 ft.
|
20 ft.
|
0/10/20 ft.3
|
10/20 ft.3
|
|
Rear
|
20 ft.
|
5 ft.6
|
5 ft.3
|
5/20 ft3, 6
|
|
Alley
|
20 ft.
|
5 ft.
|
5 ft.
|
5 ft.
|
|
Stepbacks (Section 3.5.2)
| ||||
|
Second Floor only
|
n/a
|
n/a
|
10/20 ft.3, 8
|
10/20 ft.3, 8
|
|
Corner Setbacks—Minimum (Section 3.5.2)
| ||||
|
Primary San Elijo Ave.
|
20 ft.
|
20 ft.
|
20 ft.
|
20 ft.
|
|
Secondary Newcastle Ave. Alleys at Newcastle, Liverpool, Aberdeen,
and Chesterfield
|
10 ft.
|
10 ft.
|
10 ft.
|
10 ft.
|
|
1
|
FAR of 0.5 for substandard lots refers to a lot that does not
meet the minimum standards for lot area.
| |
|
2
|
The following are incentives for 1-story development:
| |
|
|
a.
|
18 ft. height limit for 1-story structures with an additional
2 ft. in height permitted for 20% of the façade (on the front
of the building) for exceptional architectural details.
|
|
|
b.
|
60% Lot Coverage and 0.6 FAR with an additional 0.10 FAR permitted
for lofts or open patios.
|
|
3
|
See Figure 5, for front, rear and street side yard setbacks
and stepbacks.
| |
|
4
|
For zero lot line development, a 5 ft. minimum side yard setback
is required for one side yard with a zero side yard setback where
the two units have common units.
| |
|
5
|
Interior side yard setbacks shall be determined through Design
Review and based on existing on and off-site conditions, prevailing
commercial district character, project building and site design, and
traffic/circulation.
| |
|
6
|
A minimum setback of 25 ft. shall be required whenever a lot
in a general commercial 1 or office professional zone abuts a lot
in any residential zone.
| |
|
7
|
The resulting size of lot consolidations proposed after the
adoption date of this Specific Plan, shall be limited to a maximum
of 10,000 square feet.
| |
|
8
|
Stepbacks shall apply to 50% of the front building face to allow
for variation in building massing.
| |
3.5.1
Land Use Density, Intensity and Building Height
A.
Density
Residential densities for the residential zone shall be as specified
in Table 3-2 above, and shall be calculated pursuant to Section 30.16.010.B
(1) and (2) of the Encinitas Municipal Code. Mid-range density requirements
of the Encinitas Municipal Code shall apply to the C-R-11 zone.
B.
Intensity
For all zones, Lot Coverage and Floor Area Ratio limits shall
be as specified in Table 3-2 above.
C.
Height
In all zones, the maximum height shall be as specified in Table
3-2 above. (amended 1/13)
3.5.2
Overlay Requirements
The provisions, restrictions, and requirements of the following
overlays apply in addition to site-specific zoning established under
this Specific Plan. See Figure 5, Setbacks & Stepbacks.
A.
Setback
and Lot Dimension Overlay.
The Setback and Lot Dimension Overlay is intended to recognize
that different standards must apply in different Planning Areas based
on community objectives. Minimum lot size, dimensions, and setbacks
vary by Planning Area in order to reinforce the desirable characteristics
of the existing development pattern, encourage more pedestrian activity,
and provide adequate buffers between non-residential and adjacent
residential uses.
(1)
Setbacks. Setback shall mean the area which defines the depth of
the required front, side, or rear yard, as defined as per Municipal
Code Section 30.04. All new construction must adhere to the minimum
setback requirements of this Specific Plan.
Figure 5, Setbacks & Stepbacks, illustrates the required
pattern of building setbacks for new development within the Specific
Plan area. Detailed minimum lot size, lot dimension, and building
setback requirements for each zone are shown in Table 3-2 above.
 Figure 5: Setbacks and Stepbacks
|
(2)
Lot Size and Dimensions. New subdivisions of land and/or lot line
adjustments must comply with the minimum lot size and dimensions of
this Specific Plan.
B.
Stepbacks
A stepback is a setback located on the second floor of a building,
typically to reduce the bulk and mass of a building or to provide
outdoor floor space.
In the C-GC-1 and C-GC-2 zones only, a stepback of 10-20 feet
shall be required on the second story for specific locations as shown
on Figure 5, Setbacks & Stepbacks, and shall apply to 50% of the
front building face to allow for variation in building massing.
C.
Corner
Setback Overlay
Corner Setback Overlay is intended to recognize that street
corner setbacks in the Cardiff-by-the-Sea Specific Plan area provide
opportunities for views of the ocean, views into alleys, visual sight
lines for pedestrians and vehicles, and pedestrian gathering spaces.
Implementation of corner setbacks will protect important public views,
increase safety, and improve the built environment for pedestrians.
Figure 6, Corner Treatments, illustrates the
locations of corner setbacks. Corner setbacks, classified as either
primary or secondary, are considered minimums, and may be increased
by the Setback Overlay requirements in the preceding section. Figure
7, View Corridors - Sight Lines at Streets, details
the minimum dimensions of corner setbacks, while Figure 8, View Corridors and Open Corners, General Concepts, details
concepts that allow the opportunity to maintain ocean views.
 |
 |
 |
In addition to these minimum requirements, corner setbacks may be increased to achieve a minimum visibility triangle as required in Chapter 14.54 of the Encinitas Municipal Code.
(1)
Primary Corner Setbacks
(a)
These regulations apply to San Elijo Avenue at Birmingham Drive,
Liverpool Drive, Aberdeen Drive, and Chesterfield Drive.
(b)
No building may encroach within a triangular area created by connecting
two imaginary points, each measured 20 feet back from the property
corner. This area is designated a Primary Corner.
(c)
Within any Primary Corner, no portion of any fence, wall, or similar
construction shall exceed three feet in height.
(d)
Within all Primary Corners, acceptable uses include activities which
require no permanent structures such as:
|
*
|
Retail, restaurant, and gathering spaces for public and/or private
functions; and,
|
|
*
|
Surface parking lots
|
(2)
Secondary Corner Setbacks
(a)
These regulations apply to corners where alleys intersect with the
public right-of-way, specifically:
|
•
|
On Newcastle Avenue between Liverpool and Aberdeen, and between
Aberdeen and Chesterfield;
|
|
•
|
On Liverpool Drive between San Elijo and Newcastle;
|
|
•
|
On Aberdeen Drive between San Elijo and Newcastle; and
|
|
•
|
On Chesterfield Drive between San Elijo and Newcastle.
|
(b)
These regulations apply to corners where Newcastle intersects with
Birmingham, Liverpool, Aberdeen, and Chesterfield.
(c)
No building may encroach within a triangular area created by connecting
two imaginary points, each measured 10 feet back from the property
corner. This area is designated a Secondary View Corner.
(d)
Within all Secondary View Corners, acceptable uses include activities
which require no permanent structures such as:
|
•
|
Retail, restaurant, and gathering spaces for public and/or private
functions in the General Commercial 1 (C-GC-1) and General Commercial
2 (C-GC-2) zones; and
|
|
•
|
Surface parking lots.
|
(3)
Coastal View Corner
(a)
These regulations shall apply to San Elijo Avenue at Birmingham Drive
(southeastern corner only) and to San Elijo Avenue at Chesterfield
Drive (southeastern corner only).
(b)
No building may encroach within a triangular area created by connecting
two imaginary points, each measured 100 feet back from the property
corner. This area is designated a Coastal View Corner.
(c)
Within the Coastal View Corner, no portion of any fence, wall, or
similar construction shall exceed three feet in height in order to
protect public views to the ocean.
(d)
Within the Coastal View Corner, all landscaping shall be maintained
at a height 3 feet or lower (including raised planters) and/or shall
consist of tall trees with taller canopy areas (rather than short
bushy trees) to preserve and enhance public views of the ocean. Landscaping
shall be designed to effectively enhance existing public views or
provide new public view corridor opportunities of the ocean.
(e)
Within the Coastal View Corner, permitted uses shall be:
|
•
|
Landscaping; and
|
|
•
|
Surface parking lots; and
|
|
•
|
General seating
|
3.5.3
Other Requirements: Access, Circulation, and Off-Street Parking
A.
Where
vehicular access from San Elijo Avenue is necessary, access shall
be limited to one point for each 300 feet of frontage or one point
per parcel if frontage is less than 300 feet.
B.
Access
points to adjoining lots shall be shared wherever feasible. Reciprocal
ingress and egress, circulation, and parking arrangements shall be
required to facilitate the ease of vehicular movement between adjoining
properties where feasible.
C.
In
all zones, off-street parking requirements are described in Section
5.6 of this Specific Plan.
D.
On-site
parking areas abutting all roads within the Specific Plan area shall
be screened by landscaping, low decorative walls, lowering the parking
area below street grade, or a combination of any of these methods
so long as required sight lines are not diminished.
3.6.1
All Site Planning
A.
Site
planning shall include consideration of adjoining parcels in terms
of building configuration, building design, and scale of landscaping
materials, circulation/parking configuration and access.
B.
All commercial uses, including storage, shall be located within an enclosed building unless authorized by a minor use permit, or as otherwise permitted by this Specific Plan. This requirement does not apply to agriculture uses authorized per Chapter 30.33 (Urban Agriculture) of Title 30 of the Encinitas Municipal Code.
3.6.2
Building Design and Use
A.
Visual
relief shall be provided for linear buildings by the use of architectural
projections or recessed areas which create the appearance of smaller
adjoining buildings.
B.
Energy
consumption in buildings should be minimized using the following features
where feasible:
|
•
|
Cogeneration
|
|
•
|
Solar power or other energy saving devices
|
|
•
|
South facing windows with eave coverage
|
|
•
|
Double glazed windows
|
|
•
|
Deciduous shade trees
|
|
•
|
Natural ventilation
|
|
•
|
Efficient lighting
|
|
•
|
Day lighting
|
3.6.3
Auxiliary Structures/Equipment and Utilities
A.
All
roof appurtenances including, but not limited to, air conditioning
units, and mechanical/electrical equipment shall be shielded and architecturally
screened from view from public view at on-site parking areas, adjacent
public streets and adjacent properties.
B.
All
ground-mounted mechanical/electrical equipment, including heating
and air conditioning units, and trash receptacle areas, shall be completely
screened from surrounding properties by use of a wall, fence, or landscaping,
or shall be enclosed within a building.
C.
All
utility connections shall be designed to coordinate with the architectural
elements of the site so as not to be exposed except where necessary.
Pad-mounted transformers and/or meter box locations shall be included
in the site plan with an appropriate screening treatment. All new
and existing utility connections within the boundaries of the project
shall be placed underground, with the exception of existing overhead
power transmission lines with voltage levels exempted by the Municipal
Code, and long distance and main trunk communications facilities.
Transformers, terminal boxes, meter cabinets, pedestals, ducts and
other facilities may be placed above ground provided they are screened
from public view at on-site parking areas, adjacent public streets,
and adjacent properties by use of a wall, fence, or landscaping.
D.
Trash
receptacles shall be located behind the building, where possible.
In all locations, trash receptacles shall be enclosed by a six-foot
high decorative masonry wall with view-obstructing gates and covered
per SWPC standards.
E.
Outdoor storage areas, when approved by minor use permit, shall be located to the rear of a building and shall be enclosed by solid decorative masonry walls and view-obstructing gates, both to be not less than six feet in height to adequately screen such areas from public view. Reasonable substitutions such as masonry, wood or metal pilasters with wrought iron or vinyl-clad chain link and view obscuring material may be approved through Design Review. This requirement does not apply to agriculture uses authorized per Chapter 30.33 (Urban Agriculture) of Title 30 of the Encinitas Municipal Code.
3.6.4
Landscaping
A.
A
minimum of 10 percent of the site area shall be landscaped. Pedestrian
plazas or decorative landscaping, which include site amenities such
as sculpture, fountains, enhanced paving, etc., may be counted towards
meeting up to one-half the required minimum.
B.
Site
landscaping shall include a combination of naturalized or native trees,
shrubbery, vines, or groundcovers all of which shall be drought-tolerant,
where feasible. Landscaping in parking areas shall be predominantly
trees to provide shade and visual relief.
C.
Where
feasible, landscaping in parking areas shall include one 24" box tree
for every four parking spaces distributed throughout the parking area.
D.
All
landscaped areas shall be watered by an automatic irrigation system
with underground piping (excluding drip or soaker irrigation systems)
and regularly maintained in a healthy and thriving condition free
of weeds, trash, and debris.
3.6.5
Noise Attenuation
Properties which front on San Elijo Avenue or are adjacent to
the railroad right-of-way may be subject to noise impacts from rail
and transit operations. Proposed new development on such properties
for noise-sensitive uses as determined under the Noise Element of
the Encinitas General Plan, including residential, shall provide an
analysis by an acoustical engineer to demonstrate compliance with
the maximum interior noise average of LDN 45dB.
3.6.6
Lighting
A.
Lighting
placed upon the building shall be architecturally integrated. Freestanding
lamp posts shall be no taller than 18 feet.
B.
Provisions of Section 30.40.010(I) of the Encinitas Municipal Code regarding lighting standards shall apply to new development in the Specific Plan area.
3.6.7
Architectural Features, Accessory Structures and Walls/Fences
A.
Accessory
structures shall not be located in front of or on the street side
of the main building(s).
B.
Accessory
structures shall meet the setback requirements for main building(s)
as found in the setbacks overlay zone.
C.
Between
any street property line and a principal structure on that property,
no wall or fence shall exceed four feet in height, except that within
a Primary Corner Setback, as described in Section 3.5.2(B)(2) above,
no wall or fence shall exceed three feet in height. Additional restrictions
may apply in order to maintain adequate sight distance. Where a retaining
wall is used to increase usable lot area, the height of said retaining
wall between any street property line and the principal structure
shall not exceed four feet above the adjacent street grade.
D.
Where a commercial development abuts property in any residential zone, a masonry wall of no less than six feet in height is required along the property line between the commercial development and the residentially-zoned property, and may be increased to eight feet through Design Review to resolve any noise or visual impacts. Said wall shall be measured from the highest finished grade at the property line, and shall be erected and maintained as separation between the commercial and residential uses. Said wall shall be stepped down to no more than four feet in height within 10 feet of the front property line. For purposes of this section "abut" shall be as defined in Chapter 30.04 of the Encinitas Municipal Code.
E.
The
use of chain link fencing within public view shall be prohibited.
F.
Barbed
wire or razor wire fencing shall be prohibited.
3.6.8
Design Recommendations
In all zones, applicable provisions of Chapter 4 Plan Design Recommendations shall apply to proposed development. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence.
(Ord. 2016-08)
Except as otherwise specified in this Section and Chapter 4 of this Specific Plan, the signage standards and review and approval procedures of Chapters 23.08 and 30.60 of the Encinitas Municipal Code shall apply for all signs within the Cardiff-by-the-Sea Specific Plan area.
3.7.1
Window Signs
In addition to the provisions of Chapter 30.60 of the Encinitas Municipal Code, the following standards for window signs in the Specific Plan area shall apply:
A.
When
used in conjunction with wall signs, permanent window signs shall
not occupy more than the lesser of four square feet or 20% of the
total window area located on the same side of the tenant space of
the building on which the sign is placed.
3.7.2
Freestanding A-frame Signage
A.
General
In a commercial zone, freestanding A-frame signs shall be allowed,
subject to the following standards:
(1)
One sign per business.
(2)
Maximum size is two and one-half (2 1/2) feet in height by two feet
in width.
(3)
Maximum of two faces per sign, back-to-back.
(4)
There shall be no external or internal illumination.
(5)
Sign shall not be permanently affixed to any object, structure or
the ground, including utility poles, light poles, trees or any merchandise
or products displayed outside of buildings.
(6)
Sign shall be portable, self-supporting, stable and weighted or constructed
to withstand overturning by wind or contact.
(7)
Sign shall not be on display during non-business hours.
(8)
Sign shall be located directly in front of the building/business
it is advertising.
(9)
Sign shall not be placed in such a way as to interfere with pedestrian
or vehicular sight lines or corner clear zone requirements as specified
by the City.
(10)
Sign shall not be placed in such a way as to obstruct access to a
public pathway, public street, driveway, parking space, fire door,
fire escape, handicapped access or in such a way that it obstructs
free passage over any public right-of-way.
(11)
Sign shall not obscure or interfere with the effectiveness of any
official notice or public safety device.
(12)
Placement of sign shall maintain at least a four foot width for pedestrian
clearance over the entire length of the pathway or the public right-of-way
in front of the business, free of all obstructions such as planter
areas, fire hydrants, street lights, other street furniture, on-street
parking overhang, and any approved public right-of-way dining area.
B.
Placement
of A-frame Signs in the Public Right-of-Way
In addition to meeting the above standards, A-frame signs which
encroach into the public right-of-way are allowed with the issuance
of an encroachment permit from the Engineering Services Department.
Encroachment permits for A-frame signs in the public right-of-way
shall require the submittal of the following information and are subject
to the following limitations:
(1)
Submit a brief description of the proposed encroachment and its proposed
location in the public right-of-way.
(2)
Submit a site plan, in a form acceptable to the Engineering Services
Department and the Planning and Building Department, showing local
conditions, including street and pathway width, and location/dimensions
of all street furniture and elements on the pathway.
(3)
The description and site plan shall be reviewed and accepted by the
Planning and Building Department prior to the issuance of an encroachment
permit by the Engineering Services Department.
(4)
A liability insurance policy naming the City as additionally insured
shall be provided as specified by the Engineering Services Department.
(5)
An issued encroachment permit may be revoked by the City after a
30 day written notice.
In the General Commercial 1 (C-GC-1) and General Commercial 2 (C-GC-2) zones and except as otherwise specified herein, all provisions of Section 30.48.050 (A) of the Encinitas Municipal Code applicable to sidewalk/outdoor cafes shall apply in addition to the following provisions:
(1)
Chapter 9.28 of the Encinitas Municipal Code and City Council policy prohibiting alcohol sales and consumption within the public right-of-way shall apply.
(2)
A liability insurance policy naming the City as additionally insured
shall be provided as specified by the Engineering Services Department.
In the General Commercial 1 (C-GC-1) and General Commercial
2 (C-GC-2) zones, outdoor displays of merchandise accessory to a legally
established retail or wholesale business, is permitted within the
front yard setback subject to the following limitations:
(1)
Contiguous property owners shall be notified in accordance with Section
30.01, General Provisions, of the Encinitas Municipal Code, if the
outdoor display of merchandise is located on private property/commercial
complex of five or fewer tenants. If the outdoor display area is in
a commercial complex of six or more tenants, then the remaining tenants
in the commercial complex shall be notified in accordance with Section
30.01 of the Encinitas Municipal Code, provided that the notification
shall only include the tenants in the commercial complex where the
proposed outdoor display of merchandise is to be located.
(2)
The outdoor display of merchandise shall be limited to the hours
of operation of the associated retail or wholesale establishment.
(3)
No sound amplification device, musical instrument or sound reproduction
device shall be operated or used with the outdoor display of merchandise
and any outdoor lighting shall comply with performance standards.
(4)
The outdoor display area shall not adversely affect the neighborhood
nor be detrimental to persons residing, visiting or working in the
area.
(5)
The area of the outdoor display of merchandise shall not remove any
required parking areas and the display area shall not block access
to the entrance of the building or surrounding areas. The area for
pedestrian access must remain as least 5 feet in width.
(6)
The outdoor display area and types of merchandise must be reviewed
by and found to meet the standards of the Encinitas Fire Marshal relative
to access and flammability.
(7)
All other appropriate provisions of the Specific Plan, including
sign regulations, must be met.
(8)
Outdoor display shall not require additional parking.
