The Cardiff-by-the-Sea Specific Plan is meant to establish development
patterns and design character for the area as new development takes
place and existing properties are replaced and/or expanded and updated.
These Design Recommendations will guide that development and replacement
within the Specific Plan area.
The overall goal of these recommendations is to ensure that changes occurring in years to come will add to and enhance the community character, not detract from its distinctive and unique qualities in any way. This includes architectural design, landscape, streets and pedestrian ways and public spaces. A development applicant should understand that these Design Recommendations are not regulatory, such as the development regulations in Chapter 3, but rather discretionary. Language will state "very strongly encouraged" or "encouraged" on items the City would like to see included in a development project and "very strongly discouraged" or "discouraged" on items the City would not like to see included in a development project. Therefore, if any discrepancies between these Design Recommendations and the development regulations occur, the development regulations take precedence.
Creation of a healthy development climate in Cardiff-by-the-Sea
is a key purpose of these Design Recommendations. Innovative or creative
design solutions and individual expression are encouraged. These Design
Recommendations recognize that physical change in Cardiff-by-the-Sea
will be incremental. Therefore, each development project that incorporates
any level of rebuilding should conform to these recommendations even
though certain elements suggested in this Specific Plan may not be
continuous throughout the community until later development takes
place. Likewise it is expected that each applicant within the area
will cooperate by contributing to the overall vision as they improve
their property whether in a major or minor way.
4.2.1
Development Requiring Design Review
All new buildings, landscaping, exterior alterations, signage or construction projects, whether they require any other City permit or not, are subject to design review unless exempted by Section 4.2.3, Development Exemptions from Design Review. These Recommendations do not affect existing buildings, which are not proposing new construction, new signage, new landscaping, or exterior alterations. Except as otherwise specified herein, the provisions of Chapter 23.08 (with the exception of Section 23.08.100) of the Encinitas Municipal Code shall apply to the Cardiff-by-the-Sea Specific Plan area.
In addition to the infrastructure proposals described in Chapter 5, other recommendations for the local circulation system deal literally with the points of interaction between vehicle and pedestrian routes, such as at street intersections and within parking lots where pedestrians walk to access shops. Other recommendations are based on the implications of proposals in Chapter 2, Community Vision and Specific Plan Goals.
Figure 9, Area Circulation Concepts, summarizes
circulation recommendations.
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4.3.1
Pedestrian Routes
In general, efforts to maintain a contiguous pedestrian network
are encouraged. Completing missing pedestrian linkages within and
in immediately adjacent areas outside the Specific Plan creates connectivity
to and from the Specific Plan area.
A.
North-South
Routes
The three principal north-south routes recognized by this Specific
Plan are: the path within the NCTD right-of-way; Newcastle Avenue;
and the informal meander created by pedestrians walking through the
middle of the Plan area using alleys, spaces between buildings, and
parking lots.
This Specific Plan proposes reinforcing the informal meander
by encouraging the creation of pedestrian pathways and other passageways
between buildings; developing alleyways that allow for safe pedestrian
passage; and designating Newcastle Avenue as a greenway, i.e., a richly
landscaped corridor between Orinda Drive on the south to Birmingham
Drive on the north. Newcastle Avenue should become a street that is
highly attractive to pedestrians.
B.
East-West
Routes
All east-west streets should function as pedestrian routes,
with pathways and landscaping designed as part of infrastructure upgrades.
4.3.2
Gateways and Intersections
All intersections and street crossings within the Specific Plan
area are designated as Major Gateways or Intersections.
A.
Major
Gateways
Two major gateways exist within Cardiff-by-the-Sea.
Both San Elijo Avenue and Birmingham Drive provide direct links
to the regional road system, namely South Coast Highway 101 and Interstate
5. As a result, a regional entrance to Cardiff-by-the-Sea typically
occurs for vehicles traveling westbound on Birmingham Drive and for
vehicles traveling east-bound on Chesterfield Drive. At those two
points – Birmingham Drive at Newcastle Avenue and San Elijo
Avenue at Chesterfield Drive – a major community gateway should
signify entrance into Cardiff-by-the-Sea.
These gateways can include signage, landscaping, paving, and
other design elements. See Figure 10, Gateways and Intersections.
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Cardiff-by-the-Sea is characterized by a variety of buildings
in a variety of settings. This variety and unique character should
be preserved as new buildings and additions to existing buildings
are designed and sited. Additionally, the pedestrian orientation and
beach town character should be preserved and enhanced as change occurs.
Each planning area and each street embodies unique character that
adds measurably to the beach town qualities of Cardiff-by-the-Sea.
The following Design Recommendations seek to provide design
techniques, which will support a compatible mix of development size
and land uses. These recommendations promote a pedestrian/beach town
scale by employing sensitive and innovative design that allows a variety
of uses that relate harmoniously to each other. Site design is the
first step to achieving this goal.
4.4.1
Setbacks and Building Orientation
A.
New
buildings should be sited to respect adjacent buildings. Sensitivity
to the height, mass and open space of the subject site and adjacent
site will result in buildings compatible with their surrounding sites.
B.
Consideration
of the unique site characteristics of the Planning Area should guide
the site planning of individual sites. Each Planning Area has a distinctive
rhythm and scale of buildings that should be respected and enhanced.
C.
Siting
buildings with pedestrian plazas behind the sidewalk and building
entrances opening on to the plaza also create pedestrian orientation.
D.
Large
developments, where the building footprint is larger than 10,000 square
feet, can maintain the beach town scale through a site design that
incorporates a cluster of smaller buildings rather than one large
structure. The resulting plazas and pedestrian areas add variety,
pedestrian activity and beach town scaled, inviting buildings. When
these design techniques are impractical, a visual link between buildings
can be established through the use of an arcade system, trellis or
other open structure.
E.
Siting
buildings and locating on-site pedestrian and vehicular circulation
systems to avoid conflicts encourages pedestrian activity.
F.
Recognizing
the importance of spaces between buildings as outdoor rooms results
in spaces with a planned and useful shape and not simply leftover
areas.
G.
Plazas
may be incorporated into parking areas as well as between buildings.
Care should be taken to fully develop these plazas as dedicated to
pedestrian activities.
4.4.2
Street Orientation
In Cardiff-by-the-Sea, the streets are the primary public spaces
in the commercial area. As such, the streets should be respected as
the primary organizing element of the plan and provide the pedestrian
backbone. See Figure 11, Building Articulation and Street
Orientation and Figure 12, Street Orientation at
Corners.
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A.
The
building wall facing the street generally should be oriented to the
street. However, building insets, recessed entries, pockets, and pedestrian
courtyards are encouraged to allow for building articulation, interest,
and visual relief in a continuous facade. Extreme setbacks create
opportunities for pedestrian oriented courtyards.
B.
Street
level uses and the major pedestrian access for all buildings should
be oriented to the primary street frontage. Secondary or rear entries
are encouraged, but should not overshadow the street entry as the
primary entrance.
C.
When
parking lots located between the building and street cannot be avoided,
pedestrian walkways and plazas should be included in their design.
Such parking lots should be designed to function as pedestrian gathering
places supporting occasional events such as farmers markets, art exhibits
and other civic events.
D.
Varying
building heights and massing can create distinct elements and human
scale. Details such as varied roof designs, porches, balconies and
arcades are encouraged.
E.
Complete
four-sided design as opposed to "fronts" and true architectural styles
as opposed to overly designed theme park-like representations are
strongly encouraged.
4.4.3
Yard and Street Treatments
Rear yards are of concern in Cardiff-by-the-Sea when they create
the transition between uses. Transition between uses is important
in each Planning Area, but this condition occurs primarily in Planning
Areas One and Four.
A.
Because
the streets are the major public spaces within the commercial area
of Cardiff-by-the-Sea, they should be designed to incorporate landscape,
street furniture, lighting and unique paving where feasible.
B.
Commercial
sites, which abut residentially zoned properties, can best buffer
the commercial activities by providing a landscape setback along the
length of the common property line.
C.
In
all planning areas, where the rear of buildings are visible from residential
lots, architectural treatment, which softens blank, rear walls and
extends the character and scale of the building completely around
the building is necessary. Similarly, trash and loading areas should
be screened from residential areas.
4.4.4
Alley Treatments
The alleys of Cardiff-by-the-Sea present a unique opportunity
to enhance the overall pedestrian experience and beach town character.
Through the design of buildings fronting alleys and the surface and
detail of the alleyway itself, one of the most unique elements of
the neighborhood can be developed as an outstanding design feature.
See Figure 13, Alley Section.
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A.
Entries
to buildings should be encouraged off of the alleys.
B.
Trash
receptacles shall be screened from public view. Trash receptacles
shall be enclosed by a six-foot high decorative masonry wall with
view-obstructing gates and covered per SWPC standards.
C.
Landscape
enhancing is encouraged at storefronts, entries, and parking areas.
D.
Alleys
should be considered the domain of the loading and unloading activities
that take place there. However, the paved surfaces should be free
and clear for pedestrian use.
4.4.5
Parking Lot Locations
Locating parking lots in the front of buildings is discouraged
because it inhibits pedestrian access to the building. Parking behind
buildings is preferred, with primary vehicular access to the parking
lot from a main street or alley where feasible. Building facades must
be oriented to the street, with secondary entrances oriented to the
parking lot. Locating parking along the side of buildings is also
acceptable, but building facades must be oriented to the street, with
secondary entrances oriented to the parking lot.
See Figures 14 and 15, Parking and Street Orientation.
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4.4.6
Parking Structures
Where parking structures are provided, compatibility, safety,
and pedestrian activity should be encouraged. The following design
and operational features should be considered to optimize public safety:
A.
The
design of the parking structure should permit maximum opportunities
for natural surveillance into the structure and where possible, elevators
and stairs;
B.
Parking
Structures, when proposed below grade, allow an opportunity to increase
public open space (e.g. plazas, courtyards) and do not increase the
floor area ratio (FAR) of the structure provided it meets the definition
of basement in Section 30.04 of the Encinitas Municipal Code.
C.
All
proposed shoring for below grade parking structures must meet the
requirements of the Engineering Department.
D.
Activities
such as shops, offices, or other commercial space should be incorporated
along the ground level of structured parking street frontage.
E.
Lighting
shall be in conformance with IESNA (Illuminating Engineering Society
of North America) standards;
F.
Interior
walls should be painted a light color (e.g. white or light blue) to
improve illumination;
G.
If
applicable, the parking structure should be designed to integrate
into existing or proposed developments to allow direct access from
different levels;
H.
Landscaping
shall be incorporated along blank walls on side streets and entrances.
4.4.7
Security Considerations
Specific principles can be applied to developments to promote
a safe and secure environment.
A.
Providing
well lit areas is preferred in and along areas where pedestrians travel
to assist them going to and from their automobiles, passing in the
front of buildings, and when using alley ways.
B.
Signs
should be used to direct vehicle and pedestrian traffic to entrances
of buildings and parking areas. Clearly visible signage (i.e. "Caution"
and "No Trespassing") displaying warnings, or violation codes and
penalties, should be prominently placed around the property.
C.
Security
plants and shrubbery can be utilized to discourage the movement and/or
concealment of intruders. These plantings provide the most benefit
when placed along fence lines and other areas where foot traffic is
discouraged.
D.
The
street address should be clearly visible, on the front and rear of
the building, at all hours of the day and night.
E.
The
use of permanent exterior security bars are discouraged.
4.5.1
Offsetting Planes
Offsetting planes, an architectural recess or projection of
building walls relative to one another, is a strategy to promote sensitive
design of an elevation by reducing a building's overall sense of bulk,
mass and scale. Building entrances, window bays, patios, porches,
stoops and other areas of respite are examples that take advantage
of offsetting planes. See Figure 16, Offsetting Planes and
Building Massing.
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A.
When
changes in material occur, offsetting of planes is recommended.
B.
While
design features such as trellises, shade devices and space defining
elements like low walls and fencing are encouraged ingredients that
add richness, scale and articulation to environments, such elements
will not count towards offsetting plane requirements.
C.
Keep
in mind that when planes offset, roof lines, details and features
associated with building articulation should respond accordingly.
4.5.2
Building Articulation
Building articulation (variation) comes in many forms; fenestration
and doorways, details of pattern and rhythm, shade structures, use
of color, transitions between materials, trim and moldings, etc. Diversity
and visual interest is encouraged, particularly when adjacent to the
pedestrian realm.
A.
Offsets
of wall planes provide visual interest and scale to buildings. Elements
that offset less than 36 inches are acceptable when pertaining to
details such as framing of windows, entry door insets, pilasters and
items such as those defined under building articulation.
B.
Large
expanses of blank walls or building facades are unacceptable.
The intent of these recommendations is to ensure building design
is sensitive to the opportunities and objectives of the specific plan
area. Generic design that is transported from other areas is to be
avoided in favor of unique design crafted for Cardiff-by-the-Sea.
Massing, siting, materials, color and detail all work together to
support the existing scale character of the area and carry residential
design into the future with similar attention to its visual quality.
A.
Single-family
detached and town home residential projects are both acceptable, depending
on Planning Area.
B.
There
is not a preferred architectural style. In fact, an eclectic mix of
style and period characterizes the area, and that approach to design
is expected to continue into the future.
C.
Regardless
of the form of housing proposed, particular care must be taken to
create a project that is compatible with the desirable characteristics
and scale of the surrounding neighborhood and Planning Area.
D.
New
residential developments should be designed to continue the desirable
on-site relationships of the original structure(s) and surrounding
neighborhood. Parking should be located in the rear and access taken
from the side streets or alleys whenever possible.
E.
The
height and mass of residential projects should be considered within
the context of their surroundings. The Development Regulations of
this Specific Plan govern these heights and setbacks.
F.
To
create a secure and active environment, interior open spaces, courtyards,
circulation corridors and balconies, and individual living unit entrances
should be visible from a majority of the living units. The units should
also allow easy surveillance from within the living units.
G.
Obscured
spaces where intruders might hide should be avoided in the design
of all new residential projects.
H.
Authenticity
in architectural design is important to the overall quality of the
environment. This refers to the use of natural materials as opposed
to artificial representations, complete four-sided design as opposed
to "fronts" and true architectural styles as opposed to overly designed
theme park-like representations.
I.
Roof
forms should be complete. Full hipped or gable roofs are recommended.
Flat roofs are discouraged unless they are true to the style of the
architecture.
J.
The
selection of appropriate exterior building materials should be based
on the desirable style and materials used in the surrounding neighborhood.
K.
Building
materials should be durable, require low maintenance, and convey a
sense of permanence. The use of multiple materials should be kept
to a minimum and excessive changes in materials should be avoided.
L.
Wall
planes that face a public right-of-way should not run in one continuous
direction for more than 20 feet without an offset of at least 3 feet.
Where this is accomplished by the use of a building projection, such
projection should be a minimum of 6 feet wide.
M.
Changes
in plane and height, and the inclusion of elements such as balconies,
porches, arcades, dormers, and cross gables are encouraged.
N.
There
is no prescribed color palette for Cardiff-by-the-Sea. However, color
is an important element in design that should be considered. The careful
consideration and selection of color can support continuity and compatibility
while still expressing individuality. This is a delicate and sensitive
design technique, but one that is vitally important to overall character.
O.
Natural
materials, such as stone, brick, tile, and wood are preferred.
4.7.0
Purpose
The purpose of this section is to provide guidance for the architectural
design of nonresidential projects that both complement and enhance
community character. Respecting and incorporating the established
character and scale of the buildings in the Cardiff-by-the-Sea Specific
Plan area will accomplish this goal.
4.7.1
Guiding Principles
A.
Buildings
shall be designed with the unique site potentials and constraints
of the Specific Plan area in mind. Pre-designed buildings or stock
plans are not appropriate for the Cardiff-by-the-Sea business district
and fail to take advantage of the site opportunities, including but
not limited to usability, natural terrain, scale, walkability, energy
efficiency, solar orientation, advantageous views, relationship to
adjoining uses, and prevailing winds.
B.
The
unique, eclectic architectural character, scale and pedestrian orientation
of the Specific Plan area are the community's most cherished qualities
to be incorporated in new and/or renovated buildings. Compatibility
with surrounding uses is of primary importance in guiding building
design.
4.7.2
Design Guidelines
Unless otherwise stated, these guidelines shall apply to both
residential and non-residential uses.
4.7.3
Overall Objectives
Design criteria have been created to allow for diversity in
scale while still ensuring compatibility consistent with the existing
beach town-like character of the Cardiff-by-the-Sea Specific Plan
area. The strategy has three purposes:
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To support changes of scale from one building to the next;
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To assure that larger buildings use techniques that reduce the
appearance of excessive bulk; and
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To integrate a strong pedestrian orientation and human-scaled
element into the overall design.
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A.
Desirable
Qualities
The qualities and design elements sought for development in
the Specific Plan area include:
(1)
Significant wall articulation at the pedestrian or first floor (e.g.
insets, pop-outs, columns, canopies, wing walls, trellises).
(2)
Full roof treatments that are integrated to the design of the building.
(3)
Roof overhangs, arcades, porches.
(4)
Articulated mass and bulk sensitive to the pedestrian scale.
(5)
Significant landscape and hardscape elements for pedestrian comfort
and which facilitate pedestrian activity.
(6)
Landscaped and screened parking areas.
(7)
Transparency in building elevations through the use of well placed,
clear glazed windows.
B.
Undesirable
Qualities
In general, undesirable qualities and design elements of new
development in the Specific Plan area include:
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Front yard setbacks used for parking.
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Visible outdoor storage, loading, and equipment areas.
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Abundance of curb cuts, or driveways in unsafe locations.
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4.7.4
Mass and Compatibility
A.
Compatible
Scale
The scale and bulk of new buildings should to be compatible
with the proportions of existing buildings in the Specific Plan area.
B.
Mass
and Form
Building design should avoid excessive mass by one or more of
the following methods:
(1)
The traditional pattern of development in the Cardiff by the Sea
Specific Plan area has been small lot development. Effort should be
made to preserve the earlier pattern. The resulting size of lot consolidations
proposed after the adoption date of this Specific Plan, shall be limited
to a 10,000 square feet maximum. New development using small individual
buildings or building modules is strongly encouraged.
(2)
The design of additions to existing buildings should be integrated
with the existing building.
(3)
Where a different design is desired than that of the existing building,
the entire building should be renovated to achieve a single design,
except designated historic or architecturally significant buildings
as determined by the Planning and Building Director.
(4)
Vary the planes of exterior walls on the first floor in depth and/or
direction.
(5)
Vary the height of a building so it appears to be divided into distinct
elements.
(6)
Use varied roof planes and shapes.
(7)
Use landscaping and architectural detailing at the ground level.
(8)
Avoid buildings with large areas of long linear surfaces. Where blank
walls are unavoidable, provide windows, wall insets, change in materials
or canopies, murals, color or landscape fore-ground.
(9)
Building articulation is expected for commercial buildings. Any elevation
longer than 60 feet and fronting a public right-of-way shall incorporate
off-setting planes that are at least 10 feet wide and 5 feet deep.
(10)
Special treatment of building entrances is desirable to add interest
to a façade.
(11)
The area between the front property line and building frontage should
seamlessly link the public right-of-way with the building's entries,
patios, courtyards, planters and walkways.
C.
Roofs
(1)
The shape of a roof and the materials used also contribute to the
overall building design, and need to be treated carefully.
(2)
Jogging or offsetting the roofline is encouraged to break up monotony
and mass.
(3)
Roof overhangs can provide protection for shoppers from sun and rain
and are encouraged.
(4)
Roofing materials should be consistent with the architectural character
of the building and should convey a sense of permanence and quality.
(5)
Roof-mounted mechanical equipment must be concealed from public view
by screening in a manner consistent with the character of the building.
(6)
Dormers, when appropriate to the character of the building, can be
used to add interest to the roofline and to introduce natural light
into the building.
(7)
The following roof materials are discouraged: Highly reflective surfaces;
illuminated roofing.
(8)
Roof drains designed as an integral part of the structure and not
exposed on the exterior are desirable
D.
Lighting
(1)
Exterior lighting shall be compatible with the architectural style
of the building.
(2)
Exterior lighting placement shall blend with the building's architectural
style.
(3)
Exterior lighting should accentuate and integrate with the design
qualities of the building.
(4)
Exterior lighting should not overpower the visual effect of the building
design.
4.7.5
Colors and Materials
A.
Exterior
facing materials are one of the major determinants of a building's
visual image. Variety in complementary exterior materials and colors
should be used. Additional colors, materials and details (including
but not limited to fascia, trim, and railings) may be applied to small
areas to emphasize certain features including entrances, decks, etc.
Trim, fascia, rafter tails and the like should be of a sufficient
dimension to achieve the desired visual effect and to be consistent
with the overall character of the building design.
B.
Natural
materials, such as stone, brick, tile, and wood are preferred.
C.
Glass,
skylights and reflective materials such as aluminum and plastic should
be used carefully to minimize their reflective properties. Overhangs
should protect large areas of glass. Highly reflective mirrored glass
or roofing should be avoided.
D.
The
use of high quality building materials is encouraged.
E.
Stucco
with a variety of finishes is encouraged; however, the finish should
be compatible with the building character.
F.
Aggregate
panels, metal, or bonded metal panels and similar materials are discouraged.
G.
Clear
or lightly tinted glass and glass blocks can be used, but highly reflective
glass is discouraged.
H.
Roofing
materials should be selected based on compatibility with the architecture
of the building.
I.
Materials
can be combined to enrich the appearance of a building and highlight
architectural elements; however, only a limited number of materials
should be used.
4.7.7
Architectural Character and Detailing
A.
Buildings
should include sensitive architectural detailing and careful selection
of materials to enhance character definition. Special care should
be given to building detailing on all visible sides of developments,
particularly at building entrances. Although side and rear elevations
may be less intensely detailed than the front elevation, some recollection
of front elevation materials and detailing shall be incorporated.
B.
Walls
and fences shall be compatible with the surrounding landscape and
architecture. Straight, unbroken solid fence or wall lines can become
monotonous and should be avoided through the use of offsets, color
changes, columns, and varied material treatments.
C.
Building
masses should be arranged so that they create shadows and emphasize
the contrast of light and shaded surface.
4.7.8
Solar Energy Devices
A.
The
use of solar and other energy collecting and conserving strategies
is strongly encouraged. Solar hardware, such as water heating collectors,
should be selected to withstand corrosion from salt laden air when
feasible and should be an integral part of the overall building design.
Solar hardware should never appear to just be set on roofs, walls,
or the ground, as an after-thought, but should be incorporated into
the actual building construction.
B.
Solar
equipment shall be located and installed so as not to produce excessive
glare. A very visible location and/or excessive use of solar equipment
can detract from a structure's overall quality of appearance. Proposed
solar equipment installations will be reviewed to determine compatibility
with existing structures and the site and to prevent significant glare
problems.
C.
Glass
areas should be integrated into the structure in a manner that maximizes
use of solar energy.
4.7.9
Walls and Fences
A.
Walls
viewed from the street or parking lots should be designed to blend
with the site's architecture.
B.
If
security fencing is necessary, a design which incorporates a combination
of solid walls with pillars and offsets or short solid wall segments
and segments with open grillwork is encouraged.
C.
A
wall design which provides offsets along large expanses (50 feet or
more) reduces monotony. Landscape pockets along such walls or fences
are also encouraged.
D.
Walls
and fences between buildings and the main street frontage are discouraged.
4.7.10
Screening of Storage and Equipment Areas
A.
Outdoor
storage and trash areas present a negative visual experience, especially
in commercial areas, and should be concealed from public view to the
greatest degree possible.
B.
Any
exterior storage or trash area should be confined to portions of the
site least visible to public view. New construction shall provide
trash storage in a trash enclosure, compatible with the principal
building architecture.
C.
Screening
should consist of a combination of elements including solid masonry
walls, berms, and landscaping.
D.
Any
equipment, whether on the roof, side of building, or ground, should
be screened. The method of screening should be architecturally integrated
with the building in terms of materials, color, shape, and size.
E.
Where
individual equipment is provided reasonably close together, a continuous
screen is desirable as opposed to a number of individual screens.
F.
Co-location
of trash receptacles should allow convenient access and opportunity
for commercial tenants to share whenever feasible. Siting service
areas in a consolidated and controlled environment is encouraged.
4.8.0
Introduction
A diverse commercial/retail business environment characterizes
Cardiff-by-the-Sea. Storefronts associated with retail uses and other
commercial uses are typically located on the first floor with street
frontage. In this location, they affect the pedestrian quality, scale,
character and vitality of the neighborhood. Considering this potential
impact, the design of storefronts and the associated signage is a
critical component of this Specific Plan. Existing and new storefronts
should comply with these recommendations.
4.8.1
Entries
Entries should be clearly recognizable and accessible from the
street. When possible, entries should be recessed or protected from
inclement weather and sun. Entries should also be well lit and clearly
addressed. While entries should employ creative design features, consistency
with the overall project design is also encouraged.
4.8.2
Awnings
Awnings create unique character, texture, color and protection
from rain and sun. While creativity is encouraged, awnings should
relate to the overall building form, scale, proportion, materials
and color. Further recommendations include:
A.
Awning
material must meet Fire Department specifications. Backlit awnings
are prohibited.
B.
Buildings
with multiple stores may incorporate different colored awnings as
long as they relate in color, material and design.
C.
Minimum
height of awnings shall be 8'-0" from the lowest point to the sidewalk
and shall not extend more than 6'-0" from the façade of the
structure (this distance should be less when tree plantings and other
obstacles dictate).
D.
Awnings
above the street level should be designed to be compatible with the
overall design of the structure. These awnings should be smaller in
scale and not as brightly colored as those at the street level.
4.8.3
Doors
Doors and entries cannot be separated in design approach. The
entry and doors should be designed together with a consistent use
of materials, form and color.
4.8.4
Windows
Cardiff-by-the-Sea should continue to be an active community
with a variety of interesting and exciting commercial businesses.
This excitement is often created by the storefronts and the degree
to which they present these businesses to the passer by. To that end,
the windows employed in storefront design are the eyes into Cardiff-by-the-Sea's
many and varied businesses. To create this, transparency in building
facades is a goal of this recommendation.
Windows also often become the primary architectural design element
of a storefront. While extensive glass is important to many businesses,
windows should be designed to be in scale with the overall building
and an integral part of the design of the project. Some basic design
concepts for windows include:
A.
Bay,
bow and box windows are encouraged to add scale and interest to the
buildings.
B.
Exposed
air conditioners, security grates and other elements not part of the
basic window design are discouraged.
C.
Windows
in special locations such as corners, plazas, alleys and other such
locations are encouraged to create variety, interest and a continuous
transparency along the street fronts. In locations where true windows
are not desired by the building owners and tenants, show windows,
used to display merchandise for sale in the store, should be placed
carefully to create the activity and "life" on the street that is
a goal of these guidelines.
D.
Electronic
security systems are recommended.
4.8.5
Storefront Accessories
Storefronts often have to contend with various elements that
are necessary to the operation of the business or building, but detract
from the overall design of the building. These include mechanical
equipment, retractable security hardware and similar items. These
should be integrated into the building design or concealed with housings
that are integrated into the building design.
4.8.6
Rear Entrances
A.
Often
retail businesses have entrances both on the "front" and the "rear".
Many of the rear entrances may be on alleys. This offers the opportunity
to create a unique environment and business opportunity. Care must
be taken however, to design the entrance to be as inviting and considered
as the primary entrance. This includes incorporating positive design
features into the rear entrance as well as avoiding the conflicts
with trash and utilities that often are located in the rear of a building.
B.
The
design of the door, lighting, landscaping, awnings and other design
features should be equal in quality to the primary entrance. Trash
and utility areas should be screened and moved to areas away from
the rear entrance.
4.8.7
Restoration
Restoration of existing retail buildings and storefronts should
concentrate on restoring the elements of the building that embody
the scale and character of Cardiff-by-the-Sea. For example, the original
wall-to-glass ratio should be maintained or restored. Additionally,
other elements such as mirrored glass, exposed air conditioning units
and building elements not consistent with the overall design should
be removed.
4.9.0
Introduction
Variety in sign types, sizes and style serve to further the
character and vitality of Cardiff-by-the-Sea. Extreme signage however,
will detract from the beach town atmosphere. Signs should promote
the beach town scale and pedestrian orientation, while providing sufficient
building identification. With this in mind, all new development and
renovations are encouraged to develop a sign program which integrates
the development, addresses a variety of orientations and does not
create a monotony of single size and similar color signs across the
entire frontage.
Proposing a mixture of sign types, sizes and locations based
on storefront styles, sizes and orientation can achieve the desired
effect. The intent of the following recommendations is to encourage
creativity and diversity of signs throughout Cardiff-by-the-Sea. When
consideration is given to the size, design and location, signs can
contribute to the beach town atmosphere, serve as symbols of quality
for a commercial establishment and relate to pedestrians and traffic.
These recommendations will be applied to each project along
with the general requirements of the City of Encinitas sign ordinance.
4.9.1
Preferred Sign Types
While creativity in sign design and graphics is encouraged,
there are types of signs that are preferred. These include:
A.
Under
entrance canopies and the valance of awnings at entrances.
B.
Blade
signs above entrance doorways or projecting signs above entrances.
C.
Wall
mounted signs located between the first and second floors at the second
floor line.
D.
Permanent
window signs limited to 20% of window area.
E.
Address
signs and directional signs located approximately at eye level.
F.
Sign
frames and backgrounds that are integrated into the architectural
design.
G.
Temporary
signs such as A-frames, holiday lights and banners.
H.
Externally
illuminated signs provided the light source is shielded.
I.
Backlit
individual letter signs.
J.
Attractive
painted signs on entrance doors.
K.
Modest
secondary signs on rear doors.
4.9.2
Discouraged Sign Types
There are some types of signs that are discouraged due to their
distracting nature. Signs are meant to identify and instruct, not
create the environment. Some of these instances include:
A.
Free-standing
signs, except temporary A-frame signs, unless integrated with the
site and landscape design.
B.
Temporary
signs such as paper, cloth, light bulb strings, portable signs, signs
attached to nearby vehicles, statues and traffic sign replicas used
for signage, off-site signs.
C.
Formed
plastic or injection molded plastic signs.
D.
Internally
illuminated can signs.
4.9.3
General Sign Recommendations
All signs in the Cardiff-by-the-Sea Specific Plan area should
comply with the following general recommendations. It is recognized
that these recommendations may not cover all potential situations
and conditions. Unique circumstances can be addressed through the
design review and/or sign permit process, taking into consideration
the overall goals of the plan. Those goals are consistent with the
overall design and planning goals stated throughout this document.
Those goals apply to signage insofar at it affects the beach town
and pedestrian character of the area.
Cardiff-by-the-Sea is a unique area that has been created over
a long period of time in an incremental manner, resulting in small-scale
individual buildings and businesses. The area is mostly devoid of
national businesses with formula approaches to their products or environment.
This home-grown quality extends to the signs that have been favored
as well. Some general recommendations to continue with the modest,
well-scaled approach include:
A.
Brief
messages conveyed in a simple type face.
B.
Simple,
carefully selected colors that provide appropriate contrast for legibility.
C.
Location
of signs close to the entrance of buildings for clear way-finding
and location of pedestrian oriented signs at eye level.
D.
Location
and scale of signage consistent with the proportion and scale of the
building.
E.
Signs
may sometimes be used to establish or continue appropriate design,
scale and proportion.
F.
Sign
proportion should support signage legibility.
G.
Generally,
the message should occupy approximately 75% of the sign area.
H.
Neon
should be used as an accent, not as the primary design motif.
I.
The
design of any sign should be appropriate for the building design and
an integral part of the façade.
J.
Approved
numbers and/or addresses shall be placed on all new and existing buildings
and at appropriate additional locations as to be plainly visible and
legible from the street or roadway fronting the property from either
direction of approach. Numbers shall contrast with their background,
and shall meet the standards outlined in Section 505.1 of the California
Fire Code (CFC).
4.10.0
Introduction
The Cardiff-by-the-Sea Specific Plan area has been organized
into four planning areas, described in Section 3.1 as Planning Area
1, Planning Area 2, Planning Area 3 and Planning Area 4. The following
recommendations are general in nature, but set the tone for the scale,
character, uses and objectives of each area. As well, it is expected
that all development will contribute to the framework elements which
link and give distinction to the Specific Plan area:
|
•
|
Pedestrian Connections – which are to occur formally (e.g.,
pathways) and informally (e.g., alleyways, mid-block paths, public
passageways through buildings, pedestrian lanes through parking lots).
|
|
•
|
Landscape Diversity – which is to occur through the use
of naturalized or native drought tolerant plant materials employed
in formal and informal arrangements.
|
|
•
|
Eclectic Architecture – which allows buildings of different
heights, materials, and designs to locate adjacent to one another
without rigid standards to force design compatibility between neighboring
structures.
|
|
•
|
Graphics in the Ground – which is to occur primarily,
though not exclusively, in the public right-of-way, through the use
of special paving material and/or eye-catching graphics to designate
crosswalks, community entry points, public and private plazas, alleys,
etc.
|
4.10.1
Planning Area 1
Planning Area 1 occupies approximately half the land area between
Mozart Drive and Birmingham Drive, and between San Elijo Avenue and
Montgomery Avenue. Planning Area 1 is expected to function as a transition
from the residential uses north of Mozart and east of Montgomery to
office and commercial uses with-in Planning Areas 2, 3, and 4.
Residential uses are expected to cluster in the northern portion
of the Planning Area and retail and office uses to remain along San
Elijo Avenue and 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 appeals to both residents
and visitors.
Within Planning Area 1:
|
•
|
Landscaping is encouraged in the parking areas in front of the
office buildings facing Birmingham Drive if those parking areas are
not relocated to the side or rear of buildings.
|
|
•
|
Develop a pedestrian walkway along San Elijo Avenue which links
the uses fronting on San Elijo Avenue.
|
|
•
|
Create a pedestrian-friendly gateway entry and crosswalk at
the intersection at Birmingham Drive and Newcastle Avenue.
|
|
•
|
Development should respond to the gateway at Birmingham Drive
and Newcastle Avenue via compatible, complementary, or corresponding
design elements.
|
|
•
|
Encourage pedestrian activity along Birmingham Drive and in
front of the commercial uses along San Elijo Avenue through creation
of safe pedestrian access ways, enhanced landscaping, and unexpected
linkages among uses.
|
|
•
|
Landscaping and pedestrian continuity is emphasized along San
Elijo Avenue and Birmingham Drive.
|
|
•
|
Informal pedestrian connections should be established between
buildings, and at crosswalks and gateways.
|
4.10.2
Planning Area 2
Planning Area 2 occupies the area between Birmingham Drive and
Liverpool Drive, and between San Elijo Avenue and the alley behind
Newcastle Avenue.
In the event that the Town Center site will be reconstructed
and depending on the scale of the Town Center reconstruction, it is
encouraged that bold and recognizable pedestrian linkages be created
between uses on Newcastle Avenue (e.g., the library and/or Post Office),
and commercial uses or public gathering spots with-in the Town Center
site where views of the ocean are available.
Additional passageways between Newcastle Avenue and the Town
Center site are considered highly desirable, as is creating active
retail use along the west side of Newcastle.
As either an interim or a permanent measure, uses such as kiosks
or retail carts should be permitted along Newcastle Avenue to encourage
pedestrian use.
Within Planning Area 2:
|
•
|
Create a pedestrian-oriented environment on Newcastle by encouraging
that future reconstruction of property on the west side of Newcastle
Avenue orient to Newcastle Avenue.
|
|
•
|
Enhance public passageways between Newcastle Avenue and the
Town Center.
|
|
•
|
Locate an additional passageway that connects Newcastle Avenue
with the Town Center pedestrian plaza.
|
|
•
|
Locate active uses along the western edge of the Town Center
site – what is currently a parking lot – to create a pedestrian
environment along portions of San Elijo Avenue.
|
|
•
|
Encourage the preservation of through-views to the ocean from
within the Town Center site..
|
|
•
|
Create and enhance linkages between the Town Center site and
Newcastle Avenue.
|
|
•
|
Along the west side of Newcastle Avenue, pathways are widened
and parking bays created. Create widened pathways and parking bays
along the west side of Newcastle Avenue.
|
|
•
|
Retail frontage is encouraged along the west side of Newcastle
Avenue.
|
|
•
|
Encourage a richly landscaped corridor along the east side of
Newcastle Avenue.
|
4.10.3
Planning Area 3
Planning Area 3 occupies the land between Liverpool Drive and
Chesterfield Drive, and between San Elijo Avenue and the alley behind
Newcastle Avenue.
This Planning Area already contains many of the fundamental
characteristics that the community desires to emulate elsewhere in
the Specific Plan area, including unexpected architectural styles,
differences in structural height and bulk, unusual site design, naturalized
native drought tolerant landscaping palette, and informal pedestrian
linkages via alleys and passageways between buildings. These desirable
characteristics should be retained, enhanced, and replicated.
All reconstruction is strongly encouraged to create opportunities
for pedestrian access to stimulate pedestrian traffic. Public spaces
are encouraged to open from the edge of the sidewalk to create mini
public plazas, outdoor seating areas, sites for artwork, etc.
Alleys are subject to special design regulations (Section 4.4.4) which allow the transformations to occur, provided that safety measures are put in place.
Within Planning Area 3:
|
•
|
Incorporate public spaces wherever possible.
|
|
•
|
Encourage the development of sidewalk cafes and other outdoor
uses throughout the Planning Area.
|
|
•
|
Create a web of internal interconnections within this Planning
Area via pedestrian pathways, alley connections, landscaped spaces
between buildings, etc., to allow a sense of discovery for pedestrians
as they weave through the area.
|
|
•
|
Interconnect this Planning Area with others via clear pedestrian
connections at mid-blocks and intersections, especially: on Chesterfield
Drive at San Elijo Avenue and Newcastle Avenue; and on Liverpool Drive
at San Elijo Avenue and Newcastle Avenue.
|
|
•
|
Pedestrian passageways show internal connections that support
travel by foot from Chesterfield Drive through to Liverpool Drive,
without using public sidewalks.
|
|
•
|
The alley can considerably enliven the block, create new connections
and linkages, and create the opportunity for new commercial ventures
which open out onto the alley.
|
4.10.4
Planning Area 4
Within Planning Area 4:
|
•
|
Continuing the pedestrian linkages from the north on both San
Elijo Avenue and Newcastle Avenue to the park is encouraged.
|
|
•
|
Create a pedestrian-friendly gateway entry and crosswalk at
the intersection at Chesterfield Drive and San Elijo Avenue.
|
|
•
|
Development should correspond to the gateway at Chesterfield
Drive and San Elijo Avenue via compatible, complementary, or corresponding
design elements
|
4.11.0
Introduction
The Cardiff Specific Plan area is within a Mediterranean climate.
Due to low annual rainfall and sporadic water shortages, drought tolerant
plantings are encouraged be implemented in all discretionary review
projects.
Landscape is often used to enhance an already-appropriate project
design, cover inadequacies in the visual character of the project,
or help establish a connection between the public domain and a structure
or space. Within the Cardiff-by-the-Sea Specific Plan area, all three
applications of landscape are needed. Reinforcing the character of
a structure and focusing the pedestrian on important visual elements
of an environment are key objectives of landscape design. Protection
and visual screening are also valuable uses of landscape design and
routinely involve protecting pedestrians from traffic and screening
utility areas.
The Use and Development Regulations of this plan deals with many specific landscape requirements and should be consulted with this section and Parking Area Landscaping in Chapter 30.54 of Title 30 of the Encinitas Municipal Code so that a full application of landscape recommendations and standards can be the applied.
4.11.1
Landscape Elements of the Plan
A.
Each
gateway and intersection should be characterized by special landscape
treatment.
B.
Public
spaces and potential public spaces should be a focus of special landscape
treatment that provides visual interest, shade and color.
C.
All
pedestrian connections should be enhanced and protected from traffic
by landscape.
4.11.2
General Landscape Design Recommendations
A.
Landscape
includes yards, planting beds, planters, containers and window boxes.
B.
Naturalized
or native drought tolerant grasses and ground cover, shrubs, trees,
vines, flowering plants and specimens should all be used in landscape.
C.
Landscape
in parking lots should be used to break up the mass of the area into
distinct "bays" and also provide shade.
D.
Water
conservation shall be practiced by limiting turf areas, employing
naturalized native plantings, drought tolerant plantings, stabilized
decomposed granite, and incorporating efficient irrigation systems
and regular maintenance.
E.
Landscaping
which is in scale with adjacent buildings and of appropriate size
at maturity to accomplish its intended goals is most efficient.
F.
Landscaping
can be used to screen trash, equipment, storage and loading areas
from public view from alleys as well as from streets.
G.
All
new and rehabilitated landscape projects shall comply with the City's
Water Efficient Landscape Ordinance (EMC 23.26).
H.
Landscape
should be protected from vehicular and pedestrian encroachment by
raised planting surfaces, depressed walks, or the use of curbs. Concrete
mow-strips separating ground cover areas can also be provided.
I.
Special
paving should be incorporated with each landscape plan to provide
clear visual emphasis of special areas, such as entrances, pedestrian
ways and intersections.
J.
Vines
and climbing plants integrated with the building on trellises and
walls are not only visually attractive but also help discourage graffiti.
K.
Plant
palette and architectural design of structure(s) shall go hand in
hand.
L.
Maintain
ocean views within the Cardiff-by-the-Sea specific plan area through
the goals and policies of the Specific Plan.
4.11.3
General Recommendations for Sizing and Spacing of Plant Material
A.
Minimum
tree size at installation: 33% 36 inch box, 33% 24 inch box, 33% 15
gallon.
B.
Minimum
street tree size at installation: 36 inch box.
C.
Minimum
shrub size at installation: 60% 1 gallon and 40% 5 gallon.
D.
Minimum
groundcover: 100% coverage within 1 year.
E.
Careful
consideration of the spacing of plant materials will insure that they
do not interfere with the lighting of the premises or restrict access
to emergency apparatus such as fire hydrants or fire alarm boxes.
Plant placement can assist in providing unobstructed access for vehicles
and pedestrians and provide clear vision at site intersections.
4.11.4
General Recommendations for Plant Palette
All property within the Cardiff Specific Plan area is affected
by the salt laden air and moderate wind. While development is not
limited to an exclusive palette, some examples of appropriate landscape
materials include:
|
BOTANICAL NAME
|
COMMON NAME
|
|---|---|
|
Perennials
| |
|
Achillea tomentosa
|
Wooley Yarrow
|
|
Coreopsis spp.
|
|
|
Echium fatuosum
|
Pride of Madeira
|
|
Euryops pectinatus
|
|
|
Felicia amelloides
|
Blue Marguerite
|
|
Gaura lindheimeri
|
|
|
Malva alcea
|
Mallow
|
|
Pelargonium domesticum spp.
|
|
|
Penstemon spp.
|
Beard Tongue
|
|
Penstemon spp.
|
|
|
Pentas lanceolata
|
|
|
Romneya coulteri
|
Matilja Poppy
|
|
Scaevola
|
Mauve Clusters
|
|
Sedum spp.
|
|
|
Tagetes lemmonii
|
|
|
Groundcovers
| |
|
Arctostaphylos uva-ursi
|
Bearberry
|
|
Baccharis piluaris
|
Prostrate Coyote Bush
|
|
Carissa prostrata
|
Prostrate Natal Plum
|
|
Ceanothus gloriosus
|
Point Reyes Ceanothus
|
|
Ceanothus griseus horizontalis
|
Carmel Creeper
|
|
Drosanthemum floribundum
|
Rosea Ice Plant
|
|
Dymondia margaretus
|
|
|
Juniperus conferta
|
Shore Juniper
|
|
Lampranthus productus
|
Purple Iceplant
|
|
Lantana montevidensis
|
|
|
Arenaria spp.
|
Sandwort
|
|
Cotoneaster horizontalis
|
|
|
Juniperus horizontalis
|
|
|
Liriope spicata
|
Lily Turf
|
|
Ophiopogon spp.
|
Mondo Grass-Share
|
|
Pachysandra terminalis
|
Japanese Spurge
|
|
Phyla nodiflora
|
Lippia Grass
|
|
Rosmarinus officinalis
|
Huntington Carpet, Prostratus
|
|
Senecio repens
|
Blue Chalk Stick
|
|
Thymus spp.
|
Thyme
|
|
Grass and Lily-Like Plants
| |
|
Acornus gramineus
|
Ogon
|
|
Acornus gramineus
|
Variegata
|
|
Carex Glauca
|
Blue Sedge
|
|
Pandanus utilis
|
Screw Pine
|
|
Paspalum spp.
|
|
|
Phormium tena
|
New Zealand Flax
|
|
Zoysia japonica
|
Korean Grass
|
|
Agapanthus africanus
|
Lily of the Nile
|
|
Cynodon spp.
|
Bermuda Grass
|
|
Festuca ovina glauca
|
Elijaa Blue
|
|
Hemerocallis spp.
|
Daylily
|
|
Kniphofia
|
Red Hot Poker
|
|
Liriope spp.
|
Creeping Lily Turf
|
|
Muhlenbergia rigens
|
Deer Grass
|
|
Sansevieria spp.
|
Mother-in-Laws Tongue
|
|
Stipa tenuissima
|
Mexican Feather Grass
|
|
Yucca whipplei
|
|
|
Vines
| |
|
Bignonia sp.
|
Trumpet Vine
|
|
Ficus Rerens
|
Creeping Fig
|
|
Muehlenbeckia complexa
|
Wire Vine
|
|
Solandra maxima
|
Cup-of-Gold Vine
|
|
Tecomaria capensis
|
Cape Honeysuckle
|
|
Bougainvillea sp.
|
|
|
Beaumontia grandiflora
|
Easter Lily Vine
|
|
Gelsemium sempervirens
|
Caolina Jassamin
|
|
Hibbertia scandens
|
Guinea Gold Vine
|
|
Jasminum spp.
|
|
|
Macadyena unguis-cati
|
Cat's Claw Trumpet Vine
|
|
Parthenocissus tricuspidata
|
Boston Ivy
|
|
Rhoicissus capensis
|
Evergreen Grape
|
|
Trachelospermum jasminoides
|
Star Jasmine
|
|
Trees
| |
|
Arbutus unedo
|
Strawberry Tree
|
|
Beaucarnea recurvata
|
Elephants Foot
|
|
Callistemon spp.
|
Bottlebrush
|
|
Cordyline australis
|
Cabbage Tree
|
|
Cordyline spp.
|
|
|
Cypress montana
|
|
|
Dracaena spp.
|
|
|
Eriobotrya spp.
|
Loquat
|
|
Heteromeles arbutifolia
|
Toyon
|
|
Pinus torreyana
|
Torrey Pine
|
|
Podocarpus spp.
|
|
|
Prunus spp. (Prunis ilicipolia and cerasifera are prohibited)
|
|
|
Quercus agrifolia
|
Coast Live Oak
|
|
Melaleuca nesophila
|
Pink Melaleuca
|
|
Arecastrum romanzoffianum
|
Queen Palm
|
|
Brahea armata
|
Mexican Blue Palm
|
|
Brahea edulis
|
Guadalupe Palm
|
|
Butia capitata
|
Pindo Palm
|
|
Chamaerops humilis
|
Mediterranean Fan Palm
|
|
Metrosideros execelsus
|
New Zealand Christmas Tree
|
|
Pittosporum crassifolium
|
Karo (std.)
|
|
Tristania conferta
|
Brisbane Box
|
|
Yucca recurvifolia
|
Curve-leaf Yucca
|
|
Shrubs
| |
|
Agave spp.
|
|
|
Agave
|
Attenuata
|
|
Aloe arborescens
|
|
|
Aloe vera
|
|
|
Bidens ferulifolia
|
|
|
Carissa spp.
|
Natal Plum
|
|
Ceanothus spp.
|
Wild Lilac
|
|
Coprosma spp.
|
Mirror Plant
|
|
Dudleya
|
|
|
Heteromeles arbutifolia
|
Toyon
|
|
Juniperus spp.
|
Juniper
|
|
Lavendar spp.
|
|
|
Laventera assurgentifolia
|
|
|
Leptospermum laevigatum
|
Australian Tea Tree
|
|
Malvastrum lateritium
|
Trailing Mallow
|
|
Melaleuca spp.
|
|
|
Metrosideros villosus
|
|
|
Pittosporum tobira
|
Tobira
|
|
Raphiolepis spp.
|
Indian Hawthorne
|
|
Rhus integrifolia
|
Lemonade Bush
|
|
Salvia spp.
|
|
|
Strelitzia spp.
|
|
|
Abelia grandiflora
|
Glossy Abelia
|
|
Baccharis spp.
|
Coyote Bush
|
|
Callistemon spp. (viminalis is prohibited)
|
Bottlebrush
|
|
Ceanothus spp.
|
Wild Lilac
|
|
Eleagnus spp.
|
|
|
Escallonia spp.
|
|
|
Feijoa sellowiana
|
Pineapple Guave
|
|
Garrya elliptica
|
Tassel Bush
|
|
Hibiscus spp.
|
|
|
Lantana spp.
|
|
|
Leptospermum spp.
|
|
|
Leucophyllum texanum
|
Texas Ranger
|
|
Ligustrum spp.
|
Privets
|
|
Nolina recurvata
|
|
|
Nerium oleander
|
|
|
Westringia fruticosa
|
|
|
Yucca aloifolia
|
Spanish Bayonet
|
4.12.0
A.
In
most communities, the streets are the major public spaces that everyone
enjoys. In Cardiff-by-the-Sea, this is particularly the case. The
narrow, comfortable streets form an easily navigated system with-in
a modified grid. The overall street system appears much as a ladder
in plan with San Elijo Avenue and Newcastle Avenue forming the side
rails with Chesterfield Drive, Aberdeen Drive, Liverpool Drive and
Birmingham Avenue forming the rungs of the ladder. This simple street
system lends itself to a clear and effective streetscape program.
B.
Major
gateways can provide a visual announcement of entry into the business
district. In addition, intersection improvements, primarily involving
special surface treatment such as enhanced paving, encourage motorists
to slow down and provide visual cues to pedestrians.
C.
The
Streetscape Concepts provided in this section apply to all designated
areas of the public right-of-way within the Cardiff Specific Plan
area. They provide the design criteria that the City and future developers
will follow in the preparation of plans for improvement of the various
rights-of-way. When improvement of designated streets or portions
of rights-of way is proposed by the City, or required of any developer
or agency in conjunction with land use or other development, such
improvement shall be consistent with these streetscape concepts. Consistent
with City regulations, requirements to install street improvements
may be satisfied by other applicable measure(s) when it is determined
that incremental improvements are inappropriate.
4.12.1
Streetscape Goals
The Streetscape Concepts for the Specific Plan Area have been
prepared with the following goals in mind:
A.
Strengthen
and enhance a pedestrian environment.
B.
Improve
the overall visual quality of the Specific Plan area.
C.
Develop
gateways that enhance the motorist's "sense of arrival" into the Specific
Plan area.
D.
To
consider the maintenance and durability in the selection and design
of streetscape elements.
4.12.2
Streetscape Design Concepts
The overall general streetscape guidelines for the Cardiff Specific
Plan area include:
A.
Architectural
Theme - selected street furniture does not have to match exactly in
style or color, but should be compatible and provide a cohesive quality
within the Specific Plan area.
B.
Street
Furniture - should discourage vandalism and be low in maintenance.
C.
Seating
Nodes - create seating nodes at intersection locations that include
benches and bike racks.
D.
Pavement
Treatment - use enhanced paving on sidewalks, at sidewalk nodes and
at intersection crossings to unify streetscapes and accent the area's
pedestrian environment. In selecting paving materials and texturing
treatments, the City should consider safety, durability, accessibility,
and ease of maintenance. Concrete curbing and sidewalks is preferable.
The use of asphalt for streetscape improvements is discouraged.
E.
To
the extent possible, the design of streets should be consistent within
any given stretch of streets, primarily between intersections. This
includes landscape, street furniture and lighting.
F.
Streets
and intersections should be designed to facilitate an easy pedestrian
flow, free of barriers and encourage walking.
G.
It
is expected that a substantial supply of parking will remain on the
streets, augmented with parking lots. Parking lots should be landscaped
with trees and other plant materials to provide relief, break up the
areas of paving, and provide shade. Pedestrian walkways through parking
areas should connect the buildings with street-side sidewalks.
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