The Land Use Plan, as depicted in Figure 6, proposes residential, commercial, and mixed-use development in addition to a substantial amount of natural open space, recreational area, and agricultural uses on a total of 852.8 acres, which includes the 29.8-acre Magdalena Ecke Park. No development is proposed within the Magdalena Ecke Park; the park will remain as permanent natural open space. A statistical summary of the Land Use Plan is shown in Table 3-1.
In developing the Specific Plan for Encinitas Ranch, every effort has been made to ensure preservation of existing poinsettia agricultural activities on-site and the continued viability of agriculture within the Specific Plan Area. The City of Encinitas, in its General Plan, recognizes that portions of the land within the Specific Plan Area are desirable agricultural lands. As such, the General Plan designates it for long term preservation as agriculture. The Land Use Plan assumes that the existing ranch farming facilities and uses in the East Saxony Planning Area of the project site will remain in continued operation at their present location. This plan designates 115.8 acres of land for agricultural use in the East Saxony, Sidonia East, South Mesa and North Mesa Planning Areas. (See Figure 6, Land Use Plan, and Table 3-1, Land Use Plan Summary.) It is anticipated that the majority of agricultural operations within the East Saxony Planning Area will take place in large greenhouses. Secondary uses may include biotechnical and bioresearch laboratories and facilities.
Without the need to amend this Specific Plan, any areas within Encinitas Ranch, except those designated as Open Space, may be subdivided and developed for agricultural purposes since this Specific Plan permits agricultural uses by right. For the purposes of this Specific Plan, agricultural uses will include all aspects of research, development, propagation, finishing, distribution, and wholesale marketing, together with associated functions. These uses may require a variety of structures including laboratories, greenhouses or other growing and production facilities, field nurseries, shade houses, packing and shipping facilities, offices, storage facilities and other similar facilities. Residential facilities for employees of the agricultural operations may be constructed, maintained, and occupied on the property, provided that such uses are consistent with the uses and development standards of the underlying zone.
An 18-hole golf course with clubhouse facilities and driving range is planned on 171.8 acres. The clubhouse, driving range, and nine holes of golf are located north of Leucadia Boulevard, and nine holes of golf are located on the south side of Leucadia Boulevard. The course is designed to respond to the existing site topography, incorporate existing reclaimed water storage ponds, and minimize encroachment into areas of sensitive biological resources. The clubhouse, driving range, and golf course will be available for municipal use. The entire facility will not only provide important recreational benefits to the residents of Encinitas, but will serve to attract visitors and tourists to the City of Encinitas.
Another public use on-site will be an elementary school. At the request of the Encinitas Union School District, the project will include a 10-acre school site, which is located in the South Mesa Planning Area.
The Land Use Plan is anticipated to generate a total of 253 elementary school students (grades K-6), 108 junior high school students (grades 7-9) and 215 high school students (grades 10-12). It is anticipated that these students will be accommodated in existing schools within the San Dieguito Union High School District, either in permanent facilities or in portable classrooms. Should the Encinitas Union Elementary School District select the designated school site within the South Mesa Planning Area for construction of an elementary school facility, then the elementary school students generated by the project are expected to attend the new school. Otherwise, the elementary students shall attend an existing school within the district. The proposed school would have a capacity of approximately 600 students.
The most intense development with Encinitas Ranch will occur in the Green Valley Planning Area, adjacent to El Camino Real. This area will include a 73.8-acre Regional Commercial Center (straddling Leucadia Boulevard) and approximately 24.8 acres to be developed as a mixed-use development with a variety of commercial, office, and multi-family residential uses along with commercial/office uses. A linear greenbelt, public recreation area, and open space area consisting of 25.6 acres will be located adjacent to El Camino Real. This open space will contain a mix of passive and active recreational areas, as well as a drainage channel with riparian vegetation and natural open space. The recreation area will contain athletic playing fields, trails, and restroom facilities. Access into Green Valley will be available from Leucadia Boulevard, Town Center Drive and the extensions of Garden View Road and Via Cantebria. Collector and local serving roads will connect the Regional Commercial Center in Green Valley to the mixed-use areas of Green Valley.
Besides the mixed-use development in Green Valley, there is a total of 13.0 acres of mixed-use development planned on the west side of Saxony Road in the southwestern portion of the project site. The West Saxony Planning Area is designed with the ability to contain community-serving uses such as a theater, and/or museum. If these uses are not built, then the area would develop with a mix of traditional residential and office uses.
In 2019, as part of the City's Housing Element Update, an approximately 16-acre portion of the Sidonia East Planning Area was designated for 246 to 296 multifamily residential units (at a density of 25 to 30 du/ac; "ER-R-30") as part of an "agrihood" development. The site sits at the junction of a major 4-lane arterial and a local 2-lane road. The owner had expressed interest in developing 250 residential units in conjunction with a working agricultural practice at the intersection of Leucadia Boulevard and Quail Gardens Drive. The Agricultural Zone provisions of this Specific Plan encourage the continued agricultural use of portions of the Specific Plan Area and the provision of a favorable setting in which to continue agricultural operations. The "agrihood" concept proposed allows for the continued viability of an agricultural business on the site.
The Encinitas Ranch project also includes single family residential development. Single family dwelling units will be constructed in the Quail Hollow East, North Mesa, South Mesa and Sidonia East Planning Areas. If any of the single family residential areas within these Planning Areas zoned Encinitas Ranch single family residential three dwelling units per acre ("ER-SFR3") or Encinitas Ranch single family residential three dwelling units per acre, variable ("ER-SFR3V") are developed with fewer than the maximum number of allowable units, based on recorded final maps, then a density transfer shall be allowed; (see "Mesa Single Family Density Transfer table in Section
6.5) provided, however (i) the density transfer shall be to another area zoned "ER-SFR3" or "ER-SFR3V" within one of these Planning Areas, (ii) any increase within a Planning Area shall not exceed 5% (i.e. the total number of units shall not exceed the approved density factor, plus 5%), and (iii) the total number of residential units within the Quail Hollow East, North Mesa, South Mesa and Sidonia East Planning Areas shall not exceed 823 units.
The Quail Gardens East Planning Area will contain 12.8 acres of community use development which is planned on both sides of Quail Gardens Drive. This community use area is designed to accommodate a variety of cultural services and recreational uses, as well as drainage and storm water detention facilities.
(Reso. 96-89; Reso. 98-17; Reso. 2004-13; Reso. 09-47; Ord. 2019-04)
