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:
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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.
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To provide guidance to developers, builders, engineers, architects,
landscape architects, and other professionals in order to maintain
the desired design character and appearance.
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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.
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To provide guidance in formulating Covenants, Conditions, and
Restrictions for the use of land in the Specific Plan Area.
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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.
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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.
A. 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.
B. 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)
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)
A. 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.
B. 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)
7.5.1 GENERAL SITE PLANNING GUIDELINES
A. 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.
B. 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.
A. 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.
1. Vary the planes of the exterior building walls in depth and/or direction.
2. Use landscaping at the ground level to lessen the impact of large
buildings.
3. 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.
4. 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.
5. 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.
6. Add vertical articulation in buildings by incorporating architectural
features such as towers, parapets, flag poles, etc., especially on
buildings located at corner street intersections.
7. 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.
8. 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.
9. 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.
B. 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.
1. Rooflines and roofing styles should be varied on all types of main
buildings.
2. 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.
3. Flat roofs are prohibited on multi family residential structures,
unless residential uses are intermingled in the same structure(s)
as commercial/office uses.
4. Only pitched roofs or flat roofs with architectural interest integrated
into the structure shall be permitted on single-family dwelling units.
5. 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.
6. Accessory structures and buildings for all types of uses may have
either flat or pitched roofs.
7. No building signage shall be permitted to be mounted on any roof
within the Encinitas Ranch Specific Plan Area.
8. All rooftop mechanical equipment must be screened from ground level
view by the use of parapets or other architectural element(s).
9. 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.
C. Windows and Doors
1. 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.
2. 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.
D. Building Colors and Materials
1. Neon paint colors on buildings shall be avoided.
2. The color palette chosen for a building should be compatible with
the colors of adjacent buildings.
3. Awnings, when utilized, shall be designed to be compatible in color
to the primary exterior building color(s).
4. 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.
5. 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.
6. 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.
7. Continuity of building materials and colors on all building elevations
is an important aspect of establishing a strong community image.
E. 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
A. 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:
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To provide a consistent and harmonious landscape setting and
environmental character.
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To identify special features and landscape treatments such as
project entries, the golf course and clubhouse facilities, and the
major streetscenes.
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To develop landscape edge conditions that integrate the project
into the surrounding community.
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To encourage selection of plant materials and implement irrigation
techniques that will maximize aesthetic quality while minimizing resource
consumption.
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B. Landscape Development Zone and Streetscape Plantings
1. 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.
2. 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.
3. 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.
4. 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.
C. 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.
D. 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.
E. 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.
1. 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.
2. 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').
3. 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.
4. 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.
F. Specific Landscape Treatments and Zones
1. 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.
2. 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.
G. 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.
1. 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.
2. 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.
3. 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.
H. 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.
I. 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.
1. Trees
Acacia longifolia (Bailey Acacia)
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Archontophoenix cunninghamiana (King Palm)
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Arecastrum romanzoffianum (Queen Palm)
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Casuarina (Beefwood)
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Catalpa (Western Catalpa)
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Cinnamomum camphora (Camphor Tree)
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Ficus microcarpa (Indian Laurel Fig)
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Ficus rubiginosa (Rusty-leaf Fig)
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Fraxinus uhdei (Shamel Ash)
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Fraxinus velutina "modesto" (Modesto Ash)
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Gleditsia traicanthos (Sunburst Locust)
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Juglans california (Southern California Black Walnut)
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Olea europaea (Olive Tree)
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Phoenix canariensis (Canary Island Date Palm)
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Phoenix dactylifera (Date Palm)
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Pinus canariensis (Canary Island Pine)
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Pinus pinea (Italian Stone Pine)
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Pistacia chinensis (Chinese Pistache)
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Platanus acerifolia (London Plane Tree)
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Prunus cerasifera atropurpurea (Pissard Plum)
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Ulmus parvifolia (Chinese Elm)
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Washingtonia filifera (California Fan Palm)
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Washingtonia robusta (Mexican Fan Palm)
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Zelkova serrata (Sawtooth Zelkova)
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2. Shrubs
Abelia grandiflora (Glossy Abelia)
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Arctostaphylos spp. (Manzanita)
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Callistenon citrinus (Lemon Bottle Brush)
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Cassia artemisioides (Featherly Cassia)
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Coleonena pulchrum (Pink Diosma)
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Cordyline australis (Dracaena)
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Dodonaea viscosa (Hopseed)
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Euonymus (Burning Bush)
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Hakea laurina (Sea Urchin Tree)
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Leucophyllum frutescens (Texas Ranger)
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Ligustrum spp. (Privet)
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Mahonia aquifolium (Oregon Grape)
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Myrica california (Wax Myrtle)
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Myrtus communis (Myrtle)
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Phornium tenax (Flax)
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Photinia serrrulata (Chinese Photinia)
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Prunus caroliniana (Carolina Laurel Cherry)
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Puncia granatum (Pomegranate)
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Rhus integrifolia (Lemonade Berry)
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Rhus laurina (Laurel Sumac)
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Rhus ovata (Sugar Bush)
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Viburnum spp. (Viburnum spp.)
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3. Ground Covers
Arctostaphylos uva-ursi (Bearberry)
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Arctotheca calendula (Capeweed)
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Baccharis pilularis (Dwarf Coyote Bush)
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Beaumontia grandiflora (Herald's Trumpet)
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Drosanthemum spp. (Ice Plant)
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Hedera helix (English Ivy)
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Juniperus spp. (Junipers)
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Passiflora (Passion Vine)
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Polygonum capitum (Knotweed)
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Santolina chamaecyparissus (Lavender Cotton)
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Stephanotis floribunda (Madigascar Jasmine)
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Thymus serpyllum (Mother-of-Thyme)
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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.
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Paragraph amended 8/23/95 (Reso. 95-91), 3/18/98 (Reso.
98-17)
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
A. 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.
B. Regional Commercial Center
1. 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.
2. 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.
3. 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.
4. 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:
a. 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.
b. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
C. Mixed Use Development
1. 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.
2. 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.
3. 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.
4. 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.
5. Where possible, the public entrance to shops, stores, and lobbies
shall orient to the major pedestrian routes.
6. 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:
a. 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.
b. 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.
D. Multi Family Residential Development
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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
A. General Architecture Guidelines (All Portions of Green Valley)
1. 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.
2. 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.
3. 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.
B. Regional Commercial Center
1. 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.
2. 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.
3. 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.
4. Windows, signs, displays and entrances shall convey information about
the nature of the business inside.
5. Where possible, the public entrance to shops, stores, and lobbies
shall be pedestrian route oriented.
6. 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.
C. Mixed-Use Development
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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
focal points to create interesting focal points.
7. In the village center, mansard roofs are discouraged in favor of
flat roofs with decorative parapets or full roofs.
D. Multi Family Residential Development
1. 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.
2. 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
A. Entry Features/Monumentation
1. 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.
2. 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.
3. 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.
4. 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.
B. Landscape
Design Elements
1. Utilize common site design elements such as lighting, signage, enhanced
paving, and landscaping to unify the site.
2. 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.
3. 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.
4. 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.
5. 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.
C. 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)