City of Encinitas, CA DESIGN GUIDELINES

7.1 INTRODUCTION AND PURPOSE.

Encinitas Ranch is a master-planned community with a well-diversified mix of complementary land uses. Through the implementation of Design Guidelines, the ideas and intentions of the Specific Plan can be realized. The Design Guidelines for the Encinitas Ranch Specific Plan are provided to serve as a method of achieving a high quality, aesthetically cohesive environment for the community that will develop within the Encinitas Ranch Specific Plan Area. In addition, the Guidelines create a framework for the development within Encinitas Ranch intended to ensure that new and future development is consistent with the goals and policies of this Specific Plan. More specifically, the objectives of these Design Guidelines are as follows:

▪	To provide the City of Encinitas with the necessary assurance that the Encinitas Ranch Specific Plan Area will develop in accordance with the character and appearance proposed in this document.
▪	To provide guidance to developers, builders, engineers, architects, landscape architects, and other professionals in order to maintain the desired design character and appearance.
▪	To provide guidance to City staff, the Planning Commission and the City Council in the review of future development projects in the Specific Plan Area.
▪	To provide guidance in formulating Covenants, Conditions, and Restrictions for the use of land in the Specific Plan Area.
▪	To encourage new development in the Specific Plan Area which is compatible with existing development in the project site vicinity, while allowing flexibility for innovative and creative design solutions that respond to contemporary market trends.

These Design Guidelines are intended to provide the property owner, developer, architect, and designer with a framework of guidelines that, when followed, will ensure that new development will be of high quality that complements the character of existing development, while enhancing property values. The Guidelines do not discourage original or innovative designs or expressions. Applicants desiring to create innovative or experimental projects are encouraged to do so, given the understanding that such projects may be subject to higher levels of discretionary or subjective City reviews than more traditional projects.

It should be understood by the applicant that these Guidelines are not regulatory, as are the standards contained in the Encinitas Ranch Zoning Ordinance set forth in Section 6.0 of this document. These Design Guidelines are discretionary on part of the City's approval authority. Likewise, if any inconsistencies or discrepancies between the standards contained in the Design Guidelines and those contained in the Encinitas Ranch Zoning Ordinance (Section 6.0) of this Specific Plan, the standards in the Zoning Ordinance shall take precedence.

7.2 DEVELOPMENT SUBJECT TO DESIGN REVIEW.

All new building, landscaping, exterior alterations, or construction projects, whether they require any other City permit or not, are subject to Design Review, unless exempted by the next section, Section 7.3, Exemptions to Design Review.

Unless otherwise provided herein, the provisions of this section shall apply in addition to the provisions of Chapter 23.08 of the City Municipal Code and Section 6.0, Encinitas Ranch Zoning Ordinance, in this document. Where conflicts between these sections and documents arise, Section 6.0 in this document and the City's Municipal Code shall take precedence over the Design Guidelines contained in Section 7.0 of this Specific Plan for application to the area designated as the Encinitas Ranch Specific Plan. Objective "Standards" included in the City's Design Standards and Guidelines shall apply to all residential development and mixed-use residential development. Where conflicts in objective standards occur, the objective design standards specified in this chapter shall supersede and apply. Where the Specific Plan is silent, the City's Design Guidelines shall apply.

Paragraph amended 3/18/98 (Reso. 98-17); (Ord. 2022-02)

7.3 EXEMPTIONS TO DESIGN REVIEW.

Except as otherwise provided in this Specific Plan, the provisions of Section 23.08.030B of the City of Encinitas Municipal Code concerning exempt projects shall apply to all development within the Encinitas Ranch Specific Plan Area.

Paragraph amended 3/18/98 (Reso. 98-17)

7.4 APPEALS.

Any person aggrieved by a final determination made under the authority of this section may file an appeal with the next higher authority pursuant to Chapter 1.12 of the Encinitas Municipal Code.

If appeals are filed, a final determination by the Director of Community Development or the Planning Commission shall be appealed only to the City Council.

Paragraph amended 3/18/98 (Reso. 98-17)

7.5 GENERAL DESIGN GUIDELINES.

7.5.1

GENERAL SITE PLANNING GUIDELINES

Building entries for housing, commercial, and office developments, should be designed to be easily visible from surrounding streets, accessways, and public areas, in order to maximize safety.

In residential areas, driveways, and non-circulation element streets shall not be permitted to directly access Leucadia Boulevard.

7.5.2

ARCHITECTURAL GUIDELINES

This subsection within the Encinitas Ranch Design Guidelines contains general architectural guidelines that apply to the entire Specific Plan Area, unless an exception for a specific Planning Area is called out below. These Guidelines discuss appropriate elements for architecture including building massing, colors, materials, and roof lines.

Building Massing

The following guidelines pertain to all buildings in Encinitas Ranch except those buildings located within the Green Valley Planning Area. The following guidelines are not intended as requirements, although buildings should seek to incorporate some or all of these objectives to mitigate the impact of building massing and to create variety, visual interest and community compatibility. Specific guidelines for architectural massing for the Green Valley uses are contained in Section 7.6.2 of this Specific Plan document.

Vary the planes of the exterior building walls in depth and/or direction.

Use landscaping at the ground level to lessen the impact of large buildings.

Incorporate architectural detailing on building facades to create a sense of interest and diversity provided that such detailing reflects the form and function of the building and does not create the appearance of a false facade.

Avoid new buildings with long expanses of blank walls at the ground floor level where pedestrians will pass on the sidewalk. Utilize windows, wall insets, change in materials, and canopies to create variety. Where blank walls are unavoidable due to storage space or other interior requirements, these walls should provide opportunities for landscape backdrops, and architectural decoration.

Provide visual relief for long, linear buildings by using architectural projections or recessed areas that create the appearance of smaller adjoining buildings. Break-up large expanses of walls and building facades by creating building recesses and projections; using unique roof shapes; incorporating pilasters, columns, stairs, or towers; adding architectural detailing; and installing windows or doorways, where feasible.

Add vertical articulation in buildings by incorporating architectural features such as towers, parapets, flag poles, etc., especially on buildings located at corner street intersections.

Break-up large building masses into several smaller ones to visually diminish the scale of a building. Building massings can be varied in form or divided to express various interior building functions.

Avoid large expanses of similar rooflines by varying roof heights. This may be accomplished through the use of dormer windows, changes in eave types, and roofline projections.

Reinforce the pedestrian scale of the street by distinguishing the upper floors from the ground floor through the uses of material changes, window variations, overhanging building elements, and other devices which focus attention on the pedestrian level.

10.

Enhance building entrances with special architectural treatments to add visual interest to a facade. These may include the use of recessed entries, small windows over doorways, overhangs, and similar features.

Roofs

The following guidelines pertain to all buildings in Encinitas Ranch except as modified by any of the guidelines set forth in Section 7.6.2 of this Specific Plan document.

Rooflines and roofing styles should be varied on all types of main buildings.

In general, pitched roofs are preferred over flat roofs. However, flat roofs with decorative parapets are acceptable for commercial, office, mixed-use, agricultural-related, and civic structures.

Flat roofs are prohibited on multi family residential structures, unless residential uses are intermingled in the same structure(s) as commercial/office uses.

Only pitched roofs or flat roofs with architectural interest integrated into the structure shall be permitted on single-family dwelling units.

For commercial, office, community-serving, and mixed-use buildings, mansard roofs are discouraged in favor of flat roofs with decorative parapets. Parapets and variations in rooflines should be incorporated into large buildings occasionally to avoid long expanses of unarticulated building plane.

Accessory structures and buildings for all types of uses may have either flat or pitched roofs.

No building signage shall be permitted to be mounted on any roof within the Encinitas Ranch Specific Plan Area.

All rooftop mechanical equipment must be screened from ground level view by the use of parapets or other architectural element(s).

All visible rooftop equipment should be painted to match the color of the roof as closely as possible.

10.

Roof drains should be designed as an integral part of the structure and shall not be exposed on the exterior walls for nonresidential structures.

11.

Roofing materials shall conform to all City and County building code and fire code standards and requirements.

Windows and Doors

Windows should be designed with clear or lightly tinted glass. Limited use of heavily tinted windows in office buildings may be appropriate. Highly reflective glass is inappropriate.

Metal awnings are not appropriate for residential uses in any area within the Encinitas Ranch Specific Plan Area, although fabric awnings are permitted on residential structures. Metal and fabric awnings are permitted on commercial, office, mixed-use, agricultural, and community serving buildings.

Building Colors and Materials

Neon paint colors on buildings shall be avoided.

The color palette chosen for a building should be compatible with the colors of adjacent buildings.

Awnings, when utilized, shall be designed to be compatible in color to the primary exterior building color(s).

Colored roof tiles should be limited to subtle colors such as earth tones, soft pastels, and typical clay colors. Intense hues such as bright reds, greens, or blues are not permitted.

Natural building materials such as brick, stucco, terra cotta, stone, tile, and wood-appearing cladding are appropriate materials for use throughout the Encinitas Ranch Specific Plan Area.

Materials such as simulated brick or stone, pecky cedar, corrugated metal (except in agricultural areas), plywood, or natural (clear or unpainted) wood siding are generally discouraged, except as accent or relief elements. Concrete and similar materials may be appropriate with accents, texture, and design.

Continuity of building materials and colors on all building elevations is an important aspect of establishing a strong community image.

Passive Solar Design

Passive solar heating techniques will be employed wherever possible within the project. Passive solar systems do not utilize sophisticated hardware. Passive systems involve orienting buildings properly, planting trees to take advantage of the sun, seeing that roof overhangs are adequate, making sure that walls are properly insulated, and installing simple heat storage systems.

7.5.3

GENERAL LANDSCAPE GUIDELINES

Master Landscape Plans

The Encinitas Ranch project includes a Master Landscape Plan. The Master Landscape Plan as shown in Figure 26 is intended to ensure that the Encinitas Ranch project minimizes impacts between adjacent land uses, while creating dynamic street scenes and landscaping which tie the entire project together. The landscape development concept is intended to provide a continuous and harmonious setting for the entire community. The conceptual landscape plan has been designed to accomplish the following goals:

▪	To provide a consistent and harmonious landscape setting and environmental character.
▪	To identify special features and landscape treatments such as project entries, the golf course and clubhouse facilities, and the major streetscenes.
▪	To develop landscape edge conditions that integrate the project into the surrounding community.
▪	To encourage selection of plant materials and implement irrigation techniques that will maximize aesthetic quality while minimizing resource consumption.

Landscape Development Zone and Streetscape Plantings

Street trees shall be required to be planted along all public streets within Encinitas Ranch. Street trees planted in parkways and medians of Circulation Element Roads and in commercial/office/mixed-use areas of Encinitas Ranch should be planted at an average spacing of 50 feet on center. Street trees in residential neighborhoods should be planted at an average spacing of 60 feet on center.

Landscape Development Zones (LDZs) are planned along the portions of Quail Gardens Drive and Leucadia Boulevard that pass through the Encinitas Ranch Specific Plan Area (see Figures 19A, 19B, and 19C, on pages 4-3 to 4-5). The LDZ on Quail Gardens Drive shall extend 13 feet beyond the face of the street curb. On Leucadia Boulevard, the LDZ shall extend 30 to 35 feet beyond the face of the street curb. The LDZ along the portions of Leucadia Boulevard through the bluffs will include the steep slopes on either side of the road. In areas of steep slopes, the LDZ width shall be measured horizontally, not vertically.

Plant materials in parkways and LDZs along Circulation Element Roads, except in the Green Valley Planning Area, shall be planted in informal patterns to complement the quasi-rural atmosphere of existing surrounding developments. Plantings in medians may either be formal or informal, depending upon the desired affect.

Plant materials in parkways and LDZs along Circulation Element Roads in the Green Valley Planning Area may be planted in either formal or informal patterns, depending upon the ultimate theme(s) selected for development in this area.

Golf Course and Recreational Area Landscaping

A variety of recreation opportunities are afforded within the Encinitas Ranch Specific Plan Area including the 18-hole golf course, a community-oriented recreation area adjacent to El Camino Real, and the elementary school site which will supplement the community recreation facilities during non-school hours. These three primary recreation areas which exist within the project site will be landscaped to serve their particular recreational functions.

The largest recreational area within the Encinitas Ranch Specific Plan Area is the golf course. Landscaping will take on the appearance of a highly manicured park along the fairways and greens. In general, plant materials within the golf course should be arranged in informal patterns to resemble a naturalized environment and incorporation of native and drought-tolerant plant materials encouraged. Toward the edges of the course, and especially in areas where the golf course abuts natural open space areas or agricultural uses, the use of high maintenance plant materials with high water requirements shall be minimized and the use of indigenous or drought tolerant plant materials, developed in consultation with the California Department of Fish and Game, shall be required. Pest-resistant and disease-resistant plant materials shall be utilized on the golf course adjacent to all agricultural uses. In addition, fencing shall be used as appropriate to prevent intrusion of golfers into designated agricultural areas.

Cultivated/ornamental plant materials and species with high water requirements should be concentrated near the club house facility and along the club house entry drive and may be arranged in either formal or informal patterns, depending upon the landscape themes ultimately selected for the golf course. Plant selection and a landscape theme will be determined at the time that the golf course is submitted to the City of Encinitas for Design Review.

The community-oriented recreational area will include athletic playing fields, restroom facilities, and recreation trails. Landscaping in these areas will be designed to require minimal maintenance, while being suitable for heavy use. The playing fields shall be turf and trees and shrubs shall be located around the periphery of the recreation area and adjacent to the restroom structure. Shrubs may be limited to a few key areas in order to provide for easy surveillance by police personnel.

Edge Conditions

A variety of edge conditions and landscape treatments between different land uses within Encinitas Ranch and between on-site and off-site land uses at project site boundaries require special attention. At edges, landscape buffering is required to soften visual impacts and to create compatible transitional zones between land uses while delineating them as distinct localities. Illustrations depicting edge conditions are provided in Section 3.2.

Circulation/Streetscenes

All Circulation Element Roads within Encinitas Ranch shall be landscaped to promote community character and, as appropriate, reflect existing plant materials used in adjacent off-site areas and the City of Encinitas as a whole. Plants should be carefully selected to reinforce the quasi-rural and agricultural heritage of the site, although more formalized landscaping is appropriate within the Green Valley Area. Continuity will be achieved through the use of a limited plant palette which shall be determined at the Design Review stage.

Major Streetscene with Landscape Development Zone (Leucadia Boulevard)

Perhaps the most visible streetscene within the Encinitas Ranch Specific Plan Area will be the Leucadia Boulevard streetscene. Leucadia Boulevard will include a landscaped median from the western project boundary to the eastern edge of the golf course. No landscape median is planned through the natural open space in order to minimize the right-of-way necessary for the road, minimize grading through the bluffs on-site, and preserve existing sensitive plant species. The median will commence again from Garden View Road, east to El Camino Real.

The Leucadia Boulevard streetscape will consist of a Landscape Development Zone (LDZ) which will include a meandering pedestrian/bicycle path. On-street bicycle lanes will be provided on both sides of Leucadia Boulevard. The LDZ along Leucadia Boulevard will vary from 30 feet in width between Sidonia Street, east to the Garden View Road extension, to a 35 foot width between the Garden View Road extension and El Camino Real.

The LDZ will be landscaped with a variety of ornamental, drought tolerant, and native plant species to create a park-like setting along Leucadia Boulevard in keeping with its designation as a "scenic roadway." The landscaping will be designed to blend in with the golf course landscaping and allow views across portions of the golf course. The streetscape planting concept will consist of informally spaced evergreen and deciduous street trees. The major community streetscene LDZs along Leucadia Boulevard are depicted in Figures 19A and 19B on pages 4-4 and 4-5. The LDZ will include slopes on either side of Leucadia Boulevard; therefore, the LDZ will be measured horizontally, not vertically.

Enhanced Collector with LDZ (Quail Gardens Drive)

Enhanced collector landscaping will occur only along portions of Quail Gardens Drive. Landscaping on this enhanced collector will consist of a 13 foot wide LDZ. Plantings within the Quail Gardens Drive LDZ shall be informal. A minimum eight foot wide recreation trail shall meander through the LDZ on the eastern side of the street (see Figure 19C, Roadway Cross-Sections, on page 4-6, Illustration D-D').

Enhanced Collector Landscape Buffers - Project Entrances

Through the establishment of sensitively designed landscaped buffers at entrances into Encinitas Ranch, it will be possible to create a gentle transition between the project and the surrounding communities without resulting in an abrupt and definitive edge condition. These landscape buffers will consist of a mixture of existing off-site vegetation and plant varieties which are proposed for Encinitas Ranch. Thus, there will not be an abrupt edge formed by a sudden change in vegetation at the project boundary, but rather a smooth, gradual transition which will welcome visitors and residents to the property.

Landscape buffers will exist on all entrances to the project along northern and southern Quail Gardens Drive, Via Cantebria, Saxony Road, and Garden View Road. On northern Quail Gardens Drive and at the intersection of Garden View Road and Via Cantebria, the landscape buffers will end at an enhanced internal entry where the project-wide landscape theme will be established.

Enhanced Collector Landscape Buffers - Golf Course & Natural Open Space

Landscape buffers will occur in places where the roadway is not bisecting a land use, but where it is serving as a boundary between dissimilar uses. It is intended that the landscaping will act as an efficient transitional area to blend different land use intensities. This landscape type will exist along the Garden View Road extension where the street separates commercial development from natural open space and along the portions of Quail Gardens Drive which borders the golf course. These landscape buffers will consist of informal groupings of street trees.

Specific Landscape Treatments and Zones

Greenbelt Mitigation Zone

Within the linear greenbelt proposed along El Camino Real in the Green Valley Planning Area, a series of swales and detention/sedimentation basins will be designed and landscaped to resemble a naturally occurring riparian corridor. The vegetation in this area will provide valuable wildlife habitat and serve as a scenic amenity along El Camino Real, as well as a cleansing agent for urban runoff. Landscaping in the riparian area should be unique but not interfere with the primary drainage function of the greenbelt. The locations of the riparian/mitigation zone in the greenbelt are depicted in Figure 17C, Greenbelt Mitigation Plan.

Special Treatment Zone

Several high intensity land use types within the project site will require a more intense landscape treatment. These areas include commercial, mixed use and multi-family areas. Additionally, the golf course clubhouse and a possible hotel site in the portion of the North Mesa Planning Area zoned "ER-SFR5, will also require intensive landscaping. Plant materials and design (masses and forms) in these zones should be used to create an identity for specific facilities and to help visually integrate these areas into their larger environmental context. Special treatment zones shall consist of large specimen trees, flowering shrubbery, ground cover, annual color and turf which will punctuate these areas. Each special treatment zone should incorporate the project wide landscape theme but also develop their own distinctive landscape characteristics.

Entries

Landscaped entry features within the Encinitas Ranch Specific Plan Area should be designed to serve as accent points, provide view corridors into the project, and introduce the theme and character of the Encinitas Ranch community through the judicious use of trees and accent plantings. Enhanced entries into the project site should also establish the project-wide landscape theme.

Enhanced Community Entry - Major

At the southwest corner of Leucadia Boulevard and El Camino Real, a monument and associated landscaping acting as an entry for the City of Encinitas shall be provided. Four crosswalk delineations at the intersection of Quail Gardens Drive and Leucadia Boulevard shall be provided; two across Leucadia Boulevard and two across Quail Gardens Drive. The crosswalk delineations shall be provided through an enhanced paving section of not less than 8 feet in width, using colored concrete and a heavily exposed aggregate. A design substantially filling the intersection bounded by the crosswalk delineations using "streetcrete" or a similar treated asphalt, or an enhanced concrete element shall be provided. Corner monumentation will be provided at the intersection of either Sidonia Street and Leucadia Boulevard or Quail Gardens Drive and Leucadia Boulevard, which shall be similar in character (e.g., size, graphics, plant materials) to the City of Encinitas entrance monumentation at Leucadia Boulevard and El Camino Real, subject to Design Review.

Enhanced Community Entry—Minor

Two minor community entries will be provided in the Encinitas Ranch. One located at Town Center Drive at the entrance into the Regional Commercial Center, and a second in the North Mesa Planning Area on Quail Gardens Drive, at its intersection with Quail Hollow Drive and Swallowtail. The minor community entry landscaping treatment will duplicate the major entry features but at a smaller scale, and the pedestrian delineation will only cross between those corners wholly within the Specific Plan area (i.e. Town Center Drive and Quail Gardens Drive). Corner landscape features will be required as a part of the landscape plan included for development of associated residential and commercial areas. Project signage/identification may exist at the minor entries.

Enhanced Entries

Two enhanced entries are planned within the Encinitas Ranch project. One enhanced entry will be located at the entrance into the club house/golf course facilities on Quail Gardens Drive, and the other enhanced entry occurs at the entrance into the Regional Commercial Center from Leucadia Boulevard (Town Center Place). Although these entries will reflect the design and landscaping of the Enhanced Community Minor Entry features, the enhanced entries will be simpler.

ENHANCED ENTRY

Slope Plantings/Fuel Modification Guidelines

The fire control guidelines outlined in the Landscape Standards of the Encinitas Fire Department shall be implemented for planting and maintenance programs.

Landscape Planting Palette

It is the intent of these Landscape Design Guidelines to provide flexibility and diversity in plant materials, while encouraging the use of a limited palette of primary plant materials in order to give greater unity and thematic identity to the Encinitas Ranch community. Therefore, rather than limit permitted plant materials to a narrow list of plant species, the aim of these guidelines is to encourage the use of a variety of plants carefully selected for their appropriateness to the community identity, climatic conditions, soil conditions, and ease of maintenance. Therefore, all plant materials contained on the City of Encinitas Master Plant List, as permitted in the City's Community Design Guidelines, shall be permitted within the Encinitas Ranch Specific Plan Area. When finalizing a plant palette for a specific area within Encinitas Ranch, special consideration should be given to incorporating drought tolerant and native plant materials from indigenous plant communities (e.g., chaparral, coastal sage scrub, etc.) into the palette as much as feasible and appropriate.

In addition to all of the plants contained on the City's Master Plant List, the plant materials below are also permitted and recommended for incorporation into the planting palette for specific development projects within Encinitas Ranch. The list of acceptable plant materials is not limited exclusively to these plants. Additional plant materials should also be considered as appropriate.

Trees

Acacia longifolia (Bailey Acacia)

Archontophoenix cunninghamiana (King Palm)

Arecastrum romanzoffianum (Queen Palm)

Casuarina (Beefwood)

Catalpa (Western Catalpa)

Cinnamomum camphora (Camphor Tree)

Ficus microcarpa (Indian Laurel Fig)

Ficus rubiginosa (Rusty-leaf Fig)

Fraxinus uhdei (Shamel Ash)

Fraxinus velutina "modesto" (Modesto Ash)

Gleditsia traicanthos (Sunburst Locust)

Juglans california (Southern California Black Walnut)

Olea europaea (Olive Tree)

Phoenix canariensis (Canary Island Date Palm)

Phoenix dactylifera (Date Palm)

Pinus canariensis (Canary Island Pine)

Pinus pinea (Italian Stone Pine)

Pistacia chinensis (Chinese Pistache)

Platanus acerifolia (London Plane Tree)

Prunus cerasifera atropurpurea (Pissard Plum)

Ulmus parvifolia (Chinese Elm)

Washingtonia filifera (California Fan Palm)

Washingtonia robusta (Mexican Fan Palm)

Zelkova serrata (Sawtooth Zelkova)

Shrubs

Abelia grandiflora (Glossy Abelia)

Arctostaphylos spp. (Manzanita)

Callistenon citrinus (Lemon Bottle Brush)

Cassia artemisioides (Featherly Cassia)

Coleonena pulchrum (Pink Diosma)

Cordyline australis (Dracaena)

Dodonaea viscosa (Hopseed)

Euonymus (Burning Bush)

Hakea laurina (Sea Urchin Tree)

Leucophyllum frutescens (Texas Ranger)

Ligustrum spp. (Privet)

Mahonia aquifolium (Oregon Grape)

Myrica california (Wax Myrtle)

Myrtus communis (Myrtle)

Phornium tenax (Flax)

Photinia serrrulata (Chinese Photinia)

Prunus caroliniana (Carolina Laurel Cherry)

Puncia granatum (Pomegranate)

Rhus integrifolia (Lemonade Berry)

Rhus laurina (Laurel Sumac)

Rhus ovata (Sugar Bush)

Viburnum spp. (Viburnum spp.)

Ground Covers

Arctostaphylos uva-ursi (Bearberry)

Arctotheca calendula (Capeweed)

Baccharis pilularis (Dwarf Coyote Bush)

Beaumontia grandiflora (Herald's Trumpet)

Drosanthemum spp. (Ice Plant)

Hedera helix (English Ivy)

Juniperus spp. (Junipers)

Passiflora (Passion Vine)

Polygonum capitum (Knotweed)

Santolina chamaecyparissus (Lavender Cotton)

Stephanotis floribunda (Madigascar Jasmine)

Thymus serpyllum (Mother-of-Thyme)

A detailed plant palette must be submitted to the City of Encinitas for Design Review by the Planning Commission prior to the commencement of construction for any development project within the Encinitas Ranch Specific Plan Area.

Paragraph amended 8/23/95 (Reso. 95-91), 3/18/98 (Reso. 98-17)

7.6 GREEN VALLEY DESIGN GUIDELINES.

In the event that any of the following design guidelines for the Green Valley Planning Area in the Encinitas Ranch Specific Plan Area conflict with one or more of the general design guidelines contained in Section 7.5 of this document, then these Green Valley design guidelines shall take precedence.

7.6.1

SITE PLANNING GUIDELINES—GREEN VALLEY

General Site Planning Guidelines

The local street system within the Green Valley Planning Area shall be designed to integrate commercial, mixed use, and residential development to facilitate vehicular and pedestrian movement between land uses without requiring vehicles and pedestrians to re-enter the public street system.

Regional Commercial Center

All buildings with a floor area of 30,000 square feet or less which are located within 300 feet of Leucadia Boulevard shall be constructed with fully articulated facades on all faces, since these buildings will be visible from many different angles and streets. Buildings larger than 30,000 which are readily visible from El Camino Real and Leucadia Boulevard should incorporate periodic changes in facade treatments (e.g., changes in color, texture, material, etc.) to create visual interest.

The vast size of the large users (40,000 square feet and greater in size) who are expected to locate within the Regional Commercial Center will not encourage pedestrian movement between individual stores. Therefore, the site plan(s) for the Regional Commercial Center should accommodate easy vehicular movement between uses via a street network internal to the Center. The Center should allow vehicular movement between uses on-site, so that traffic circulating between stores and businesses need not use the surrounding external street system except to enter or leave the Center.

It is anticipated that the Regional Commercial Center will contain numerous high-volume businesses that require substantial parking areas. However, parking lots should be designed to enable people leaving their cars in the parking areas to reach the commercial buildings with minimal crossing of access drives or internal circulation roadways.

It is the intent of this Specific Plan to encourage innovative parking solutions in the Regional Commercial Center. The provision of vast amounts of parking consumes valuable land, results in major development costs, and promotes continued reliance on the automobile. Where feasible, the following parking solutions are encouraged:

Shared Parking: Because certain active uses function differently and attract people at different times of the day and night, the possibility of two or more uses sharing the same parking area should be examined and implemented, subject to approval by the City Engineer & Community Development Director. For example, offices and daytime oriented retail uses could share parking facilities with night clubs or theaters. Once uses are established, changes in the types of uses sharing the same parking area shall require preparation of a shared parking study, unless the new types of uses are essentially similar to the original types of uses.

Joint Development Parking Districts: Owners of two or more contiguous properties may form a parking district and develop a comprehensive parking plan which will allow them to meet their parking requirements in a coordinated manner, not necessarily tied to individual zoning requirements. Creation of a parking district and any parking plan will require the approval of the City Engineer and the Director of Community Development.

Where buildings are grouped near El Camino Real and Leucadia Boulevard the building mass should be small; large building masses should be set back from and face these major streets.

Smaller stores and businesses (30,000 square feet and less in size) may be clustered to permit a pedestrian orientation, possibly around a small pedestrian plaza or gathering node. Restaurants, in particular, are encouraged to locate in close proximity to one another and may share a central outdoor eating space. Heat lamps and night lighting can make this area conducive to night and year-round outdoor dining.

Buildings and site plan elements within the Regional Commercial Center will not be pedestrian scale. However, specific elements of the overall site plan and the buildings on-site should be designed to be pedestrian-friendly. These elements may include arcades, building overhangs, enriched paving, special landscape treatments, and street furniture (e.g., benches, bollards, trash cans, etc.) which should be concentrated at building entrances and at small gathering nodes or plazas within the Commercial Center.

Small plazas and/or gathering nodes are encouraged to be provided at periodic intervals throughout the Regional Commercial Center. These plazas/nodes need not be large, formal, or elaborate spaces, but should include human-scaled elements and places for people to rest, socialize, and people watch.

Visual landscape relief elements such as clustering of trees and shrubs in small, landscaped islands within the parking areas may be incorporated into the shopping center design to visually break-up large expanses of paving. If preferred, trees and landscaping plantings may be evenly distributed through parking lots in planters no smaller than 5 feet by 5 feet in size (curb face to curb face).

10.

Covered arcades and/or awnings are encouraged along sidewalks to protect pedestrians from sun and inclement weather. Arcades need not be continuous structures, but may break periodically to allow clear views of building facades and add visual interest to the streetscene. Awnings may be provided at building entrances and on windows.

Mixed Use Development

Retail uses shall be concentrated on the first floor of all buildings in the mixed use area of Green Valley; however, office and residential uses are also permitted on the first floor. Office and/or residential uses may be constructed over the retail uses.

All residential units in buildings that contain a mixture of residential and commercial/office uses shall have access separate from the adjoining commercial/office uses. However, internal access between the various uses shall not be precluded. Residential entries shall be clearly discernible to be different from commercial and office access points.

Buildings with long expanses of blank walls at the ground floor level where pedestrians will pass on the sidewalk should be avoided. Windows, wall insets, change in materials or canopies should be utilized to create variety. Where blank walls are unavoidable due to storage space or other interior requirements, these walls should provide opportunities for landscape backdrops, and architectural decoration.

Covered arcades or awnings are encouraged along sidewalks to protect pedestrians from sun and inclement weather. Arcades need not be continuous structures, but may break periodically to allow clear views of building facades and add visual interest to the streetscene.

Where possible, the public entrance to shops, stores, and lobbies shall orient to the major pedestrian routes.

It is the intent of this Specific Plan to encourage innovative parking solutions in the Mixed-Use Zone in the Green Valley Planning Area. The provision of vast amounts of parking consumes valuable land, results in major development costs, and promotes continued reliance on the automobile. Where feasible, the following parking solutions are encouraged:

Multi Family Residential Development

In the Green Valley Planning Area, residential areas should be developed in a traditional grid pattern configuration, minimizing use of cul-de-sacs and dead-end streets unless necessary for safe traffic movement and to protect the integrity of existing off site residential neighborhoods.

Multi family residential buildings should be designed to relate to surrounding streets where possible. For example, buildings may be constructed with both a "front" and a "back" door, so that the buildings may face the street, but access could be provided from a parking lot or alleyway via a "back" door.

Free standing multi family residential developments in Green Valley shall be designed to reflect an intensity of use that is compatible with the nearby locations of the commercial center and mixed use development within Green Valley.

Garages, carports, and assigned parking spaces shall be located not more than 250 feet from the multi family dwelling unit(s) they are intended to serve.

Public spaces should be clearly delineated from private spaces through the use of paving and building materials, grade separations, and physical separations such as landscaping, fences, walls, screens, earth berms, or building enclosures. This delineation between public and private use areas will create "defensible spaces", a term that refers to the monitoring of identifiable spaces by the actual residents of a housing development or neighborhood, rather than by City law enforcement.

Interior common open spaces including patios, courtyards, recreation centers, and individual living unit entrances should be visible from a majority of the living units. These areas should be designed to allow easy surveillance from the living units.

7.6.2

ARCHITECTURAL GUIDELINES—GREEN VALLEY

General Architecture Guidelines (All Portions of Green Valley)

The following roof materials are strongly discouraged in Green Valley: corrugated metal, high contrast or brightly colored glazed tiles or asphalt shingles, highly reflective materials, and illuminated roofs. However, standing seam metal, batten seam metal, and copper roofing shall be permitted in all areas within the Green Valley Planning Area.

Natural building materials such as brick, stucco, terra cotta, stone, tile, and wood-appearing cladding are appropriate throughout the Green Valley Planning Area. Materials such as simulated brick or stone, pecky cedar, corrugated metal, plywood, or natural (clear or unpainted) wood siding are discouraged, except as accent or relief elements. Concrete and similar materials may be acceptable if accents through design, texture, or color are included.

Each residential, commercial, or mixed-use development in Green Valley should incorporate elements of a Planning Area wide design theme to help create a consistent and aestheticallypleasing community character throughout the Green Valley Planning Area. These elements may include architectural style, compatible building colors and materials, and/or landscaping.

Regional Commercial Center

Large buildings should include changes in building colors and materials to create visual diversity. Because of the large scale of the buildings in the Regional Commercial Center, it is not possible nor desirable to create highly articulated building facades or masses. However, focal elements such as towers, parapets, arcades, and building overhangs are encouraged at building entrances and corners. Each of the major commercial buildings in the Regional Commercial Center should include one primary focal design element along the building roofline. Fine architectural detailing such as "gingerbread" is not appropriate due to the size of the proposed commercial users and, as such, shall be discouraged.

The architectural theme ultimately selected for the Regional Commercial Center should consciously acknowledge that the majority of the buildings in the Center are large buildings. There should be no pretense that the buildings are human-scaled structures, since these buildings are, by their very nature, designed at a "macro" scale, not a "micro" scale.

The visual appearance of the Regional Commercial Center from both El Camino Real and Leucadia Boulevard is of primary importance. Buildings should be designed to present an attractive facade to these streets. Facades which face these streets should be enhanced through the use of changes in building materials and/or colors. These buildings should incorporate focal elements (i.e., towers, parapets, roof overhangs, roofline modifications, etc.) that create the appearance of overall articulation when viewed from a distance from El Camino Real and Leucadia Boulevard.

Windows, signs, displays and entrances shall convey information about the nature of the business inside.

Where possible, the public entrance to shops, stores, and lobbies shall be pedestrian route oriented.

Buildings located at the corner of two or more major streets shall be designed as focal elements. Buildings should incorporate specialized architectural features such as towers, parapets, flag poles, or other architectural elements to create interesting focal points.

Mixed-Use Development

Rectangular, box like buildings and facades are appropriate in the mixed-use "Village Center" in Green Valley and shall be built to resemble traditional store fronts. Buildings may be two to three stories in height. The first floor should provide extensive pedestrian-scaled elements in the storefront design.

Non retail commercial uses, offices, or residential/office lobbies shall occupy no more than 30% of the ground level frontage along the major retail street in the mixed use area of Green Valley. Office and other non-retail uses may occupy up to 100% of buildings which do not front on the major retail street in the mixed use area of Green Valley.

Active street frontage along major and secondary pedestrian routes is the key to creating an interesting, safe and more exciting pedestrian environment. To encourage this, buildings should be designed with large show windows facing streets and pedestrian walkways to provide visual interest and advertising opportunities for local shops.

Display windows shall be included in at least 70% of the linear first floor storefront, but may vary as to height, style, and size. These windows may be recessed, flush with, or protrude out from the building facade. It is desirable to vary window size and type to create interesting building frontages.

Unlike the commercial uses in the Regional Commercial Center, fine architectural detailing is appropriate in the mixed-use area of Green Valley. These details may include such elements as soffits, moldings, recessed panels, highly articulated building facades, tile detailing, and other similar architectural elements.

In the village center, mansard roofs are discouraged in favor of flat roofs with decorative parapets or full roofs.

Multi Family Residential Development

Garages, carports, and accessory structures (e.g., restroom buildings, maintenance structures, laundry room buildings) should be designed as an integral part of the overall project. They shall be similar in materials, color, and detail to the principal buildings within the development.

Carports are permitted within residential development. Prefabricated structures without distinguishing design features or architectural detailing shall be prohibited.

7.6.3

LANDSCAPING GUIDELINES—GREEN VALLEY

Entry Features/Monumentation

A major entry feature/monument shall be constructed at the intersection of El Camino Real and Leucadia Boulevard and shall consist of a freestanding community identification sign and landscaping. The signage and landscaping shall be designed to incorporate building motifs and plant materials that are found within the Encinitas Ranch Specific Plan Area.

Two minor community entries are planned in Green Valley. One minor community entry will be located on El Camino Real at the entrance into the Regional Commercial Center at Town Center Drive. This entry will include a sign/clock tower that may extend up to 22 feet tall exclusive of architectural features. Architectural features may extend above the 22 foot sign limit another seven feet for a maximum sign height of 29 feet. A second minor community entry is planned at the intersection of Garden View Road and El Camino Real. If an entry monument feature or wall is provided at this location, it shall not exceed the standards set forth in the City's Municipal Code.

Two enhanced entries shall be constructed at the entrances into the Regional Commercial Center from Leucadia Boulevard. These features/monuments shall include freestanding community identification signage and palm trees or flowering specimen/accent trees.

Entry signage in the Regional Commercial Center should be developed in accordance with the standards and requirements set forth in Section 6.13.4 in this Specific Plan.

Landscape Design Elements

Utilize common site design elements such as lighting, signage, enhanced paving, and landscaping to unify the site.

Incorporate colored or stamped concrete, brick pavers, or other similar enhanced paving materials to define pedestrian cross-walks and key intersections on streets within the mixed-use development and on Leucadia Boulevard between the mixed-use commercial area and the Regional Commercial Center.

Screen all parking lots and areas from the views of passing motorists on El Camino Real and Leucadia Boulevard by the use of 30-inch high solid block walls, low earth berms, landscaping, or combination thereof. Landscape materials should be carefully selected and walls and berms designed so as not to obscure views of the buildings in the mixed-use area and the Regional Commercial Center.

Use tall vertical elements such as light fixtures and trees as a foil to the expansive parking lots in the Regional Commercial Center and balance for the large buildings. Trees may be planted in regular intervals throughout the parking lots and massed together in "islands". If "islands" are used, the "islands" should be large enough to break up long, extended views of the parking areas.

Loading docks and parking areas in the Regional Commercial Center, if they face El Camino Real and/or Leucadia Boulevard, shall be screened from ground level views from either of these streets by walls, earth berms, landscaping, or combination thereof. Similar screening from the Via Cantebria/Garden View Road extension view lines should be included.

Landscape Planting Palette

All plant materials permitted in other areas of the Encinitas Ranch Specific Plan Area are also allowed within the Green Valley Planning Area. Although use of drought tolerant plantings is encouraged in all areas situated within the Encinitas Ranch project, some of the more "naturalized" plant materials may not be appropriate given the urban conditions present in Green Valley. Consideration should be given to low maintenance, hardy plant materials that can tolerate the greater intensity of development in Green Valley and the associated urban conditions. When selecting plants from the City's Master Plant List and the expanded plant list contained in Section 7.5.3.I. of this Specific Plan, care should be given to create a landscape that unifies the many different uses and types of development in Green Valley by repetition of certain landscape characteristics such as plant form, color, and/or texture, as well as compatible growth requirements.

Paragraph amended 8/23/95 (Reso. 95-91) and 3/18/98 (Reso. 98-17)