City of Encinitas, CA 4.0 DESIGN RECOMMENDATIONS

4.1 INTRODUCTION AND PURPOSE.

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 DESIGN REVIEW.

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.

4.2.3 Development Exempt from Design Review

When in compliance with all other City ordinances, regulations, and provisions of this Specific Plan, the development activities listed in Section 23.08.030 (B) of the Encinitas Municipal Code are exempt from Design Review.

4.3 AREA CIRCULATION RECOMMENDATIONS.

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.

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.

4.4 SITE PLANNING RECOMMENDATIONS.

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.

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.

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.

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 GENERAL DESIGN RECOMMENDATIONS.

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.

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.

4.6 RESIDENTIAL DESIGN RECOMMENDATIONS.

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 NONRESIDENTIAL DESIGN RECOMMENDATIONS.

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:

•	To support changes of scale from one building to the next;
•	To assure that larger buildings use techniques that reduce the appearance of excessive bulk; and
•	To integrate a strong pedestrian orientation and human-scaled element into the overall design.

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:

*	Front yard setbacks used for parking.
*	Visible outdoor storage, loading, and equipment areas.
*	Abundance of curb cuts, or driveways in unsafe locations.

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.

4.7.6 Building Materials for Renovations

A. Original exterior materials such as brick, stucco, stone, adobe, tile, wood, and metal should be retained and repaired where appropriate.

B. Original facades should be repaired with materials that match the original materials.

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 STOREFRONT RECOMMENDATIONS.

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 SIGNAGE RECOMMENDATIONS.

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).

4.9.4 Specific Sign Design Recommendations

Specific Sign Design Recommendations shall follow the sign recommendations outlined in Section 4.9 of the Specific Plan along with the general requirements of the City of Encinitas sign ordinance.

4.10 PLANNING AREA DESIGN RECOMMENDATIONS.

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 LANDSCAPE RECOMMENDATIONS.

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 STREETSCAPE AND PARKING AREA RECOMMENDATIONS.

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.