Project Conformance
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The Encinitas Ranch Specific Plan provides a broad mix of land
uses within the Specific Plan Area including agriculture, open space,
commercial, recreation, and residential uses. The project will preserve
the residential character of the City by providing much of the planned
single family residential development adjacent to existing residential
areas in Encinitas. Detached single family and multi-family homes
will make up all of the homes on the Mesa. The community character
of the mesa will be detached residential development and attached
multi-family development surrounded by a golf course and natural open
space.
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Implementation of the Specific Plan will achieve a balance of
housing through the inclusion of multi-family (attached and detached)
units in the Green Valley, Sidonia East and West Saxony Planning Areas.
Higher density residential land uses are appropriate for these locations
since multi-family housing will be compatible with the higher intensity
uses in these areas, the potential accessibility of these areas from
Circulation Element Roads, and their proximity to commercial services
and transit stops. Existing lower density residential uses occur north
of the West Saxony Planning Area and west of the Sidonia East Planning
Area. The Encinitas Ranch Specific Plan has been designed to address
this adjacency and compatibility issue by proposing buffers between
the two uses. A buffer/screen landscape treatment will be required
along the northern boundary of the West Saxony Planning Area, and
shall consist of dense plantings of shrubs, vines and trees of varying
heights. In addition, a minimum five foot high wall or fence will
be erected at the project boundary.
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As part of the Encinitas Ranch project, a maximum of 753,000
square feet of commercial and office uses will provide a wide diversity
of shopping opportunities on-site. These uses will be concentrated
in the West Saxony and Green Valley Planning Areas. A large regional-serving
commercial complex of 650,000 square feet is planned within Green
Valley. Possible uses to be constructed within the 73.8-acre center
include a supermarket, a drug store, clothing stores, a home improvement
store, a discount store, a bookstore, restaurants, and a sports specialty
store. This Regional Commercial Center will draw from a wide area
and will attract shoppers from surrounding communities, as well as
shoppers from the City of Encinitas and the Encinitas Ranch Specific
Plan Area. Such uses will provide a strong tax base for the City and
broaden the City's economic base with stores and commercial uses not
presently available within the City of Encinitas.
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The Land Use Plan proposes 25,000 SF of office uses and limited
retail uses on 4.9 acres west of Saxony Road in the West Saxony Planning
Area.
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In conformance with Land Use Policy 1.7, the Green Valley Regional
Commercial Center will be served by El Camino Real and Leucadia Boulevard,
two major thoroughfares in the City of Encinitas which will provide
convenient access to the Center. The West Saxony mixed-use zone will
be easily accessible from Interstate 5, Encinitas Boulevard, and Leucadia
Boulevard via Saxony Road. The "agrihood" development within the Sidonia
East Planning Area will be easily accessible from Interstate 5, Leucadia
Boulevard, and Quail Gardens Drive. As required by Land Use Policy
1.15, the easy and safe circulation and movement of bicyclists, pedestrians
and the handicapped will be ensured in Encinitas Ranch through the
provision of off-street bike paths, pedestrian crosswalks, sidewalks,
pedestrian trails, and wheelchair ramps.
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A.
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Provide a balance of commercial and residential uses which creates
and maintains the quality of life and small-town character of the
individual communities; and
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B.
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Protect and enhance the City's natural resources and indigenous
wildlife.
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Project Conformance
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One of the goals of the Encinitas Ranch Specific Plan is to
retain the agricultural and small town character of the project site,
while accommodating higher intensity development adjacent to Circulation
Element Roads (i.e., El Camino Real and Saxony Road). The project
will include extensive amounts of natural open space, passive parks,
and recreational facilities (approximately 215 acres). This area will
satisfy the need for more community-serving parks, open space, and
recreation areas. The agricultural land uses will preserve the agricultural
heritage of the project site.
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Much of the residential area will be allotted to single family
detached housing consistent with the General Plan land use designations.
However, all segments of the population will be provided with housing
opportunities within Encinitas Ranch by the inclusion of multi-family
residential and experimental housing in the Green Valley, Sidonia
East, and West Saxony Planning Areas.
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Commercial activity will be concentrated primarily in the Green
Valley Planning Area with a limited office and commercial component
in the West Saxony Planning Area. These uses will be consistent with
the type and intensity of surrounding land uses. The Regional Commercial
Center will be buffered from El Camino Real and Leucadia Boulevard
by extensive landscaping and increased building setbacks, prohibiting
a "strip commercial" appearance along the roadway corridors. Commercial/office
buildings adjacent to Saxony Road shall not be permitted to exceed
two stories in height in order to insure compatibility with nearby
land uses.
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Implementation of the Specific Plan will result in the phased
extension and connection of several important City circulation system
roadways including Leucadia Boulevard, Quail Gardens Drive, Garden
View Road, and Via Cantebria. Saxony Road and El Camino Real will
also be widened adjacent to the project site. Construction of these
circulation infrastructure improvements will ensure that the City's
circulation network has adequate capacity to handle the increase in
traffic generated by the Encinitas Ranch project. Financing strategies
for financing the infrastructure improvements will be determined in
the Public Facilities Financing Program (i.e., Development Agreement)
for Encinitas Ranch. The project will pay its proportionate share
of the necessary traffic improvements.
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The commercial/office uses in the West Saxony Planning Area
will be adequately served by improvements to Saxony Road. Access into
the Regional Commercial Center and mixed-use development in Green
Valley will be primarily available from a four-way signalized intersection
at Via Cantebria/Garden View Road, a four-way signalized intersection
providing access to the commercial developments on either side of
Leucadia Boulevard, and a four-way intersection at Woodley Road/El
Camino Real. The project will implement access drive configuration
guidelines to ensure proper lane configuration and stacking length
for the Regional Commercial Center and the Green Valley mixed-use
development. These measures will ensure that there will be no significant
access drive traffic impacts.
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A.
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Does not create a demand which exceeds the capability of available
services and facilities;
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B.
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Does not destroy the quality of life and small town character
of the individual communities;
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C.
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Does not exceed a rate which excludes the public from meaningful
participation in all aspects of land decision making regarding proposed
projects;
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D.
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Provides the City with the ability to plan ahead for the location,
timing, and financing of required services and facilities; and
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E.
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Does not exceed an annual allotment of dwelling units based
on the projected ultimate buildout of dwellings in the City of Encinitas
assuming a 25-year buildout period.
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Project Conformance
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The Specific Plan provides approximately 1,435 dwelling units
in the Land Use Plan. This increase in residential units creates the
need for public services such as schools, recreation areas, and cultural
facilities such as theaters, museums, etc.. The Specific Plan proposes
the dedication of a site for a community-serving elementary school
and a variety of recreational areas including an 18-hole municipal
golf course, several athletic playing fields, and a comprehensive
network of pedestrian and bicycle trails. Cultural structures will
be encouraged to develop in the mixed-use zones of the West Saxony
and Green Valley Planning Areas and in the Community Use Zone of the
Quail Gardens East Planning Area. The project is designed to be phased
to provide services and facilities concurrent with project need. Additionally,
the Specific Plan provides for the continuation of agricultural operations
on-site while accommodating residential growth.
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The Encinitas Ranch project site has been pre-designated by
the City as "SP" (i.e., Specific Plan). This Specific Plan has been
prepared in conformance with the "SP" pre-designation for the property.
Along with approval of this document, the City also will be approving
specific zoning for the property (see Figure 25, Zoning Map). Therefore,
the project site has already been pre-zoned in anticipation of annexation
of the property into the City of Encinitas.
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The Encinitas Ranch Specific Plan has been carefully designed
and developed to preserve the small-town flavor of the Leucadia community.
Single family residential, multi-family residential, agricultural,
open space, and golf course uses are located on the mesa top abutting
existing residential development.
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Commercial and higher intensity development will be concentrated
adjacent to I-5 in the West Saxony Planning Area, and adjoining El
Camino Real, which is already developed with considerable commercial,
office, and higher density residential uses.
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Project Conformance
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The Encinitas Ranch Specific Plan Area is surrounded by a variety
of land uses. Planned single-family residential dwellings on-site
will be consistent with lot sizes and design to complement surrounding
existing residential neighborhoods.
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The Land Use Plan proposes commercial and mixed-use uses along
a portion of Saxony Road and on the west side of El Camino Real, two
of the City's most important Circulation Element Roads. The commercial
and mixed-uses in Green Valley will be physically separated from the
single family residential and agricultural uses on the mesa by more
than 100 acres of natural open space and more than a 200 foot elevational
change in topography.
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The mixed-use development planned for the West Saxony Planning
Area is compatible with its location adjacent to the I-5 freeway and
the Magdalena Ecke YMCA and Ecke Sports Park; across the street is
the CPC San Luis Rey Hospital. The mixed-use development within West
Saxony will be buffered from the existing low density residential
uses to the north, and physical design and landscape buffer solutions
shall be implemented in order to ensure compatible land uses. For
example, the maximum permitted building height in these areas will
be 35 feet which is comparable to the height of the existing development
in the area. Additionally, commercial/office buildings in the West
Saxony Planning Area shall be constructed in a residential/garden
style design to ensure compatibility with existing residential uses
to the north.
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The "agrihood" development at the northwest corner of Leucadia
Boulevard and Quail Gardens Drive (within the Sidonia East Planning
Area) would be consistent with the Agricultural Zone provisions of
this Specific Plan, which encourage the continued agricultural use
of portions of the Specific Plan Area and the provision of a favorable
setting in which to continue agricultural operations. The "agrihood"
concept proposed allows for the continued viability of an agricultural
business on the site. The development would be appropriately buffered
from existing low density residential uses to the west by a 50-foot
landscaped buffer.
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The eastern portion of the Specific Plan Area will include a
mix of higher intensity land uses to correspond with the existing
level of development that is existing or planned along El Camino Real.
This area will be physically separated from El Camino Real by a landscaped
greenbelt and recreation area that will result in a "park-like" appearance
for motorists, pedestrians, and cyclists using El Camino Real when
passing the project site.
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The Encinitas Ranch Land Use Plan has been designed to insure
compatibility between on-site and off-site land uses. In addition,
the Specific Plan also includes a Master Landscape Plan. The Master
Landscape Plan and the detailed development standards in Section 3.2
in this Specific Plan include discussions of appropriate edge treatments
and buffers to mitigate any potential impacts on existing off-site
land uses caused by implementation of the Land Use Plan. Finally,
Section 6.0 (Encinitas Ranch Zoning Ordinance) and Section 7.0 (Encinitas
Ranch Design Guidelines) in this Specific Plan document specify use,
development standards, and design guidelines that have been provided
to insure that the planned development is of a consistently high quality
that will complement and reflect the identity of Encinitas.
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Project Conformance
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Each residential, commercial, and mixed-use zone is designed
to incorporate elements of a project-wide design theme to help create
a harmonious and aesthetically-pleasing community. These elements
include architectural style, building color, construction materials,
and landscaping. Section 7.0 of this Specific Plan addresses design
guidelines for landscaping and structures that allow diversity in
selection while maintaining a common theme to unite and distinguish
the community.
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The Encinitas Ranch project will coordinate the street/public
improvements (i.e., streetscape, landscape, site design, etc.) necessary
to implement the project.
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In the mixed-use zones of the Green Valley and West Saxony Planning
Areas, building heights up to three stories will be permitted to provide
community focus. Residential development throughout the project site
shall not exceed 30 feet in height without Design Review approval.
The Encinitas Ranch Zoning Ordinance expressly allows building heights
up to 45 feet in the Green Valley Mixed-Use Zone and Agricultural
Zone and up to 35 feet in height in the West Saxony Planning Area.
In the Sidonia East Planning Area, the ER-R-30 Zone allows for heights
up to 39 feet, consistent with the development standards established
for the R-30-OL zone.
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Section 6.0 in this Specific Plan addresses detailed criteria
for building setbacks, heights, and similar building criteria. Section
7.0 contains landscape, architectural, and site design criteria that
is applicable to the entire project with specific design guidelines
provided for the Green Valley Planning Area.
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These exceptions shall be allowed only to the extent that no
other feasible alternatives exist and minimum disruption to the natural
floodplain environment is made. The City shall not approve subdivisions
or boundary line adjustments which would allow increased impacts for
development in 100-year floodplains. For specific policy provisions
regarding wetlands which may be associated with floodplains, refer
to Resource Management Element Policy 10.6. (Coastal Act/30253)
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Lot averaging and PRDs shall only be used to create a quality
development, but shall not increase the overall density of the subdivision;
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A conventional subdivision shall be submitted to determine the
overall density through compliance with the standard requirements
for lot size considering overall slopes and natural constraints;
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•
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The areas of open space shall be determined and preserved in
perpetuity;
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For PRDs under single-family detached residential categories,
every dwelling unit shall be established on its own private lot (no
one-lot, "air space" ownership projects);
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•
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The minimum lot size allowed under PRDs and lot averaging shall
be 75% of the standard minimum lot size established for development
site's designated zone;
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•
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No further subdivisions of land within lot-averaged subdivisions
shall occur. (Coastal Act/30240).
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Project Conformance
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This Specific Plan has been designed to minimize development
on lands with sensitive resources and steep topography (areas with
greater than 25% slope). No residential, mixed-use, or commercial
development is planned on land subject to any of the following physical
constraints: beaches, permanent bodies of water, significant wetlands,
major utility easements, or railroad track beds or rights-of-way.
The project will require the removal of the existing drainage channel
adjacent to El Camino Real to accommodate the planned Green Valley
development and to eliminate existing flooding on El Camino Real.
The channel will be reconstructed as an earthen channel planted with
native riparian vegetation. As a result of the channel being improved,
the existing floodplain will also be reconfigured. The new channel
will have increased storm water capacity to eliminate the periodic
flooding of El Camino Real during winter rains.
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The vast majority of impacts to sensitive lands on-site are
the result of public improvements or facilities including Circulation
Element roadways, the golf course, or the recreation area/greenbelt/natural
drainage channel that will abut El Camino Real.
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The easternmost portion of the Green Valley Planning Area is
located within the 100-year Floodplain. This area is planned as a
25.6-acre linear greenbelt and will provide recreational opportunities
for the Encinitas community, while also managing storm water flows
and detention, sedimentation and urban runoff.
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The Specific Plan preserves approximately 25 percent of the
entire site as open space and an additional approximately 20 percent
as an 18-hole municipal golf course. The preservation of bluffs which
separate the mesa from Green Valley, as well as the native vegetation
consisting primarily of southern maritime chaparral, Diegan coastal
sage scrub, and woodland vegetative communities, will be accomplished
by designating the areas as permanent open space. Only passive uses
such as pedestrian paths with scenic overlooks will be permitted within
these locations. Where development is planned abutting sensitive open
space in Green Valley, a minimum 42 inch high wall/fence will be constructed
in order to discourage human intrusion into the vulnerable areas.
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The 18-hole municipal golf course will serve as a much needed
recreational facility not only for local residents, but for the entire
Encinitas community. Although the golf course will encroach into one
canyon, much of the steepest topography within the Encinitas Ranch
Specific Plan Area will be preserved. A wildlife corridor between
open space areas to the west (e.g., Indian Head Canyon, Magdalena
Ecke Park, and open space easements adjacent to Saxony Road) and the
open space preserved along the inland bluff on the Encinitas Ranch
has been incorporated into the golf course design.
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The Encinitas Ranch Specific Plan complies with the land uses
specified in Policy 8.8. The plan designates an agriculture/open space
land use preserve for portions of the project site located north and
south of the Leucadia Boulevard extension of the upper mesa. North
of Leucadia Boulevard, on the upper mesa, low density (3.0 du/ac maximum)
residential dwelling units are clustered around the golf course. Magdalena
Ecke Preserve shall be preserved in its natural state in the northwest
corner of the Specific Plan Area. Mixed-use development is planned
west of El Camino Real, consistent with the City's policy.
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The Encinitas Ranch Specific Plan is consistent with the land
use designations and densities of the General Plan.
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All development and other activities provided for by the Encinitas
Ranch Specific Plan conform to the land use provisions set forth by
Policy 8.8. The Land Use Plans were developed to implement this and
other similar policies within the City's General Plan.
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Project Conformance
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An extensive linear greenbelt/recreation area consisting of
25.6 acres is proposed along El Camino Real; it will provide a scenic
"park-like" view to passing motorists. Portions of the greenbelt will
also serve as a community recreation area, while other portions will
help manage storm water flows and runoff. Existing riparian vegetation
along El Camino Real will be preserved and increased.
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Scenic visual corridors, referred to in this document as Landscape
Development Zones (LDZs), will also be established on the portions
of Leucadia Boulevard and Quail Gardens Drive that pass through the
property. These LDZs will range in width from 13 feet along Quail
Gardens Drive to between 30 and 35 feet along Leucadia Boulevard.
The LDZs will be fully landscaped and, in most cases, include either
a meandering sidewalk or combination pedestrian/bicycle trail. Landscaping
in the LDZs will be designed to complement and implement the overall
design theme(s) of Encinitas Ranch.
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If multi-family residential uses are constructed within the
West Saxony Planning Area, a minimum 200 foot wide setback from the
I-5 freeway right-of-way shall be required. Office buildings may be
erected in this setback to serve as a visual and sound attenuation
buffer between the freeway and the planned residential uses. In the
unlikely event that a retaining or noise-attenuation wall is required
adjacent to the I-5 corridor to accommodate planned development in
the West Saxony Planning Area, then a wall shall be constructed with
natural-appearing materials and landscaped with vines, trees, and
shrubbery.
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Project Conformance
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Residential units are proposed throughout the Specific Plan
Area in a variety of locations and densities to accommodate a variety
of family sizes and income levels. In the Land Use Plan smaller single
family detached dwellings and lot sizes may be available in the North
Mesa, Sidonia East, Green Valley and South Mesa Planning Areas, and
dwelling units that will appeal to move-up buyers and larger families
will be constructed in the Quail Hollow East, North Mesa, South Mesa,
and Sidonia East Planning Areas, all at an aggregate maximum density
of 3.0 du/ac.
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To achieve a balance of housing opportunities, multi-family
units including townhomes, free-standing apartment buildings, senior
citizen housing, apartments, and residential units over office and
retail uses are also proposed in the Green Valley Planning Area. Multi-family
attached units will be constructed in the West Saxony and Sidonia
East Planning Areas. Higher density residential is appropriate for
these areas due to the proximity to Circulation Element Roads and
nearby commercial and public uses and transit stops.
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In addition, a 1.8-acre parcel located in the Green Valley Planning
Area, west of the existing mobile home park and east of Via Cantebria,
is planned to be developed with low income senior units. The Land
Use Plan allows a maximum of 45 units at a density not to exceed 25
du/ac.
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Project Conformance
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The Encinitas Ranch project will include a range of housing
types employing sound construction techniques. All housing on-site
will comply with the provisions of the Federal and State laws that
prohibit housing discrimination. Housing types within Encinitas Ranch
are anticipated to include both rental and for-sale single family
detached and multi-family homes. The range and variety of housing
types to be constructed in Encinitas Ranch will expand the diversity
of housing types available within the City of Encinitas and will help
meet the needs of both existing and future City residents.
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Project Conformance
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Single family and multi-family residential development in the
Specific Plan Area is planned on approximately 22 percent of the project
site. The multi-family units are situated in close proximity to and
within mixed-use zones, away from sensitive topographic areas, or
adjacent to Circulation Element roads and nearby transit stops. Low
density clusters of single-family dwellings are planned in small enclaves
around the perimeter of portions of the golf course in the North Mesa
and Quail Hollow East Planning Areas, thereby preserving natural open
space and sensitive biotic communities. The Land Use Plan for Encinitas
Ranch has been developed to maximize the amount of open space adjoining
residential development, particularly areas of mixed-use and multi-family
housing. Housing will be clustered adjacent to natural open space
areas and the planned golf course in portions of the North Mesa, Quail
Hollow East, South Mesa, and Green Valley Planning Areas. Higher density
residential development shall be constructed adjacent to the greenbelt/park
in Green Valley and at the northwest corner of the Leucadia Boulevard/Quail
Gardens Drive intersection within the Sidonia East Planning Area.
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The developer of the Encinitas Ranch project will be required
to pay its fair share of fees to mitigate all related local and regional
impacts on public facilities related to project implementation. The
exact timing and type of developer contributions shall be determined
in the Development Agreement between the developer and the City.
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Section 7.0 in this Specific Plan contains design guidelines
which advocates quality design and construction. In designing housing
for Encinitas Ranch, consideration shall be given to constructing
cost effective energy-efficient housing, including the use of passive
systems, that will decrease residential energy use. City and state
building and safety codes will be followed in developing the residential
uses on-site to ensure public health and safety. Additionally, all
utilities in Encinitas Ranch shall be installed underground, unless
the City or the appropriate public utilities agency requires that
specific facilities be installed above-ground.
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Street trees shall be planted along all public streets within
Encinitas Ranch, primarily in informal patterns on the mesa and in
the western part of the site in order to retain the agricultural and
quasi-rural character of the region. LDZs are planned along Quail
Gardens Drive and Leucadia Boulevard and shall be planted in appropriate
ornamental, drought tolerant, and indigenous plant materials.
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Project Conformance
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The Encinitas Ranch Specific Plan will provide relief to the
current deficiency in the circulation system by completing the Leucadia
Boulevard/Olivenhain Road link from El Camino Real to the I-5 freeway,
as well as extending Via Cantebria from its current terminus to the
northern project boundary, and extending Quail Gardens Drive north
to connect with Quail Hollow Drive and Saxony Road off-site. The on-site
circulation system will strive to maintain a Level of Service C or
better operating condition, as further discussed in the accompanying
EIR. Circulation Policy 1.2 is intended only as a guide and does not
mandate that all roads within Encinitas Ranch maintain a Level of
Service C.
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The project's circulation system has been designed to provide
a safe, convenient, and efficient transportation network. To facilitate
traffic movement on-site, traffic signals in Encinitas Ranch will
be coordinated and developed to integrate into the City's overall
traffic signalization network. Major roads and prime arterials will
serve as the backbone streets, while collector and local roads will
serve individual residential neighborhoods. Heavy through traffic
and opportunity traffic will be eliminated from residential neighborhoods
by creating a system of limited access collector and arterial roads
for through traffic. The Land Use Plan is designed to minimize private
driveway access onto both major and collector roads. Additionally,
the Land Use Plan encourages adjacent properties to use common access
points to access prime arterials, major roads, collectors and augmented
local streets.
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The project supports an integrated transportation program by
encouraging the use of bicycle, pedestrian, and bus opportunities.
Encinitas Ranch provides a comprehensive network of bicycle and pedestrian
trails, which allow the general public to move freely within the property
while permitting access to both the natural open space and recreational
amenities provided. Adequate street lighting will be provided to ensure
the safety of vehicular and non-vehicular travel along project roads.
In addition, mass-transit opportunities, such as bus stops and carpooling
or rideshare programs, shall be implemented in areas where development
intensity supports the need for such services.
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Specific parking requirements for the Commercial Zone are provided
in this Specific Plan that require one off-street parking space for
every 200 square feet of enclosed floor area. Loading space requirements
for the Commercial Zone are also set forth in this document. Development
in the Regional Commercial Center will meet or exceed these requirements.
In addition, all other uses within Encinitas Ranch (excepting specifically
the Commercial Zone) are required to conform to the City's adopted
parking and loading facility standards.
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Project Conformance
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To reflect the low density residential and agricultural heritage
that exists in the project vicinity of the project site, modified
development standards for road width, lighting, curbs, and other similar
matters will be permitted in the Quail Hollow East and North Mesa
Planning Areas, subject to minimum public health and safety requirements,
as determined by the Development Services Director, and subject to
the appropriate landowner agreements. Single family development in
the Sidonia East Planning Area will be designed to reflect the residential
uses, and character of the existing development located west of Sidonia
Street. Multi-family housing will be integrated into the agricultural
character as part of the "agrihood" development through innovative
planning and design.
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Roads in all other portions of the Specific Plan Area (other
than Quail Hollow East and North Mesa Planning Areas) shall be constructed
to City standards before the roads can be dedicated to the City. In
addition, heavy through traffic in residential neighborhoods will
be eliminated by creating a system of limited access collector and
arterial roads for through traffic. The street standards for Encinitas
Ranch have been carefully established to reflect the character and
image of the community.
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Increased landscape setbacks shall be required along Leucadia
Boulevard and Quail Gardens Drive and will range in width from 13
feet to 35, depending upon location.
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The Specific Plan also includes a series of design and development
standards that address setbacks, landscaping, architecture, siting,
building heights, and other items. The development standards are contained
in Section 6.0 of this document; the design guidelines are contained
in Section 7.0.
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All Circulation Element roads will include provisions for bicycle
lanes unless precluded by design and safety considerations in which
cases, alternative routes shall be provided to form a continuous network.
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The provision of secure bicycle storage facilities at all beaches
designated for high and moderate levels of use; and
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The installation of bicycle and surfboard racks on all buses
serving the Coastal Zone. (Coastal Act/30252)
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Project Conformance
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In the Green Valley Planning Area, the multi-family residential
units will be of high enough density to support a limited mass transit
system such as bus routes. Off-street combination pedestrian and bicycle
trails, as well as sidewalks, will be constructed to connect the Regional
Commercial Center with the Mixed-Use Zone. In fact, a comprehensive
network of painted bicycle lanes, sidewalks, and off-street trails
are planned throughout the Specific Plan Area, helping to limit reliance
on the automobile. Bicycle storage racks and small plazas and gathering
nodes for pedestrians are encouraged to be provided throughout the
Commercial and Mixed-Use Zones to augment a pedestrian-friendly atmosphere.
In the Sidonia East Planning Area, the multi-family units as part
of the "agrihood" development will be located within ¼ mile
walk of transit stops on Leucadia Boulevard.
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All sidewalks in Encinitas Ranch shall be constructed with handicapped
ramps at intersections and, where feasible, recreational trails will
be designed to accommodate the disabled.
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Project Conformance
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All roadways within the Specific Plan Area will be required
to be planted with street trees and landscaping as described in Section
7.0 and the Master Landscape Plan in this document. Leucadia Boulevard,
Quail Gardens Drive, and the Via Cantebria extension are all planned
to contain landscaped medians. In addition to a comprehensive network
of vehicular roads, the Encinitas Ranch project will also provide
a network of bicycle and pedestrian trails. The bicycle trails will
consist of both off-street paths and on-street striped lanes. The
trail network highlights the scenic amenities of the project, passing
through the linear greenbelt/recreation area that abuts El Camino
Real and through the natural open space area and bluffs in the Green
Valley Planning Area.
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This Specific Plan encourages that street lighting, curbs, and
gutter requirements within each Planning Area be designed to be consistent
with the individual neighborhood character of existing adjacent off-site
uses.
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The City shall form the Leucadia Boulevard Task Force to be
composed of residents of Leucadia. The Task Force will participate
with City staff in developing design standards for Leucadia Boulevard
east of I-5. Comments by residents of New Encinitas will be considered
in the design of the northeast link of Leucadia Boulevard.
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Design may include full landscape/streetscape design, bicycle
and pedestrian facilities, recreational trails, and intersection improvements
where desired. Where facilities cannot be accommodated within the
right-of-way, additional easements may be required.
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The design of the Leucadia Boulevard extension may include broad
landscape medians and/or parkways, which may be integrated with pedestrian
facilities.
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Buffers such as earth berms, vegetation, broad parkways and
other landscape features may be provided to protect adjacent land
uses from undesirable effects of traffic, noise, pollution and light
along Leucadia Boulevard.
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The extension of Leucadia Boulevard across the bluff facing
Green Valley shall be aligned and developed so as to minimize grading
impacts to the bluff along Green Valley.
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Wildlife corridors across the alignment of Leucadia Boulevard
at the Green Valley bluff and elsewhere as warranted shall be provided
to facilitate wildlife passage and provide continuous areas of habitat.
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The connection of Leucadia Boulevard to Olivenhain Road shall
bridge over Encinitas Creek rather than use pipes or culverts to minimize
impacts to the drainage area.
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With street design, detailed noise impact analysis shall be
provided to identify where noise walls or other attenuation measures
may be required. Such analysis shall assume ultimate "build-out" traffic
volumes. The installation of noise walls/other measures shall be provided
prior to or in conjunction with street improvement.
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Where it is necessary or desirable to construct retaining walls
or noise-attenuation walls along the Leucadia Boulevard corridor,
they shall be constructed with natural-appearing materials and generously
landscaped with vines, trees, and shrubbery, reflecting local community
character.
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The design and improvement of Leucadia Boulevard may be considered
as a two stage project: Stage I being a two lane highway and Stage
II providing additional lanes and improvements as needed to accommodate
ultimate projected traffic.
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A maximum of four through-travel lanes shall be designed and
improved. The additional right-of-way for physical or visual mitigation
shall not be used for through-lanes.
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A high priority shall be given to implement these standards
in areas where 126 feet of right-of-way presently exists.
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No truck routes shall be permitted along Leucadia Boulevard
from I-5 to Sidonia Street.
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The City will consider purchasing any land within the right-of-way
when it is offered for sale along Leucadia Boulevard from I-5 to Sidonia
Street.
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Project Conformance
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The Encinitas Ranch Specific Plan incorporated the design standards
of Leucadia Boulevard as established by the Leucadia Boulevard Task
Force and the City. The design will include landscaped parkways and,
in several portions along the street, landscaped medians. A meandering
bicycle and pedestrian trail is planned within the parkways, as well
as on-street bicycle lanes. Enhanced entry and intersection treatments
are planned at the intersections of Leucadia Boulevard/Quail Gardens
Drive and Leucadia Boulevard/El Camino Real. Buffers such as earth
berms, vegetation, broad parkways and other landscape features will
be provided to protect the residential and golf course uses on the
upper mesa from noise and visual impacts associated with Leucadia
Boulevard. A 30 to 35 foot wide landscaped setback will be provided
along Leucadia Boulevard adjacent to the Regional Commercial Center
to ensure that Leucadia Boulevard is implemented as a scenic roadway.
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Project Conformance
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Encinitas Ranch shall pay its fair share of all circulation
infrastructure improvements and facilities required to serve the project.
The exact form and amount of the project's contributions shall be
determined by the City and the Project Applicant in a Development
Agreement to be prepared following (or in conjunction with) approval
of this Specific Plan. It is anticipated that the project will be
annexed into a Lighting and Landscape District for maintenance of
on-site landscape improvements including greenbelts, trails, and Landscape
Development Zones/parkways adjacent to public streets.
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Only permitting public access stairways and no private stairways,
and otherwise discouraging climbing upon and defacement of the bluff
face;
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Improving local drainage systems to divert surface water away
from the bluff;
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Studying the underground water system and looking for potential
solution to bluff instability/erosion caused by such water;
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Reducing the infusion of ground water from domestic sources
through, among other actions, requiring the removal of existing irrigation
systems within forty feet of the bluff edge and prohibiting the installation
of such systems in new development;
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Permitting pursuant to the Coastal Bluff Overlay Zone, bluff
repair and erosion control measures on the face and at the top of
the bluff that are necessary to repair human-caused damage to the
bluff, and to retard erosion which may be caused or accelerated by
land-based forces such as surface drainage or ground water seepage,
providing that no alteration of the natural character of the bluff
shall result from such measures, where such measures are designed
to minimize encroachment onto beach areas through an alignment at
and parallel to the toe of the coastal bluff, where such measures
receive coloring and other exterior treatments and provided that such
measures shall be permitted only when required to serve coastal-dependent
uses or to protect existing principal structures or public beaches
in danger from erosion, and when designed to eliminate or mitigate
adverse impacts on local shoreline sand supply; and
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Requiring new structures and improvements to existing structures
to be set back 25 feet from the inland blufftop edge, and 40 feet
from the coastal blufftop edge with exceptions to allow a minimum
coastal blufftop setback of no less than 25 feet. For all development
proposed on coastal blufftops, a site-specific geotechnical report
shall be required. The report shall indicate that the coastal blufftop
setback will not result in risk of foundation damage resulting from
bluff erosion or retreat to the principal structure within its economic
life and with other engineering evidence to justify the coastal blufftop
setback.
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On Coastal bluffs, exceptions to allow a minimum setback of
no less than 25 feet shall be limited to additions or expansions to
existing principal structures which are already located seaward of
the 40 foot coastal blufftop setback, provided the proposed addition
or expansion is located no further seaward than the existing principal
structure, is set back a minimum of 25 feet from the coastal blufftop
edge, and the applicant agrees to remove the proposed addition or
expansion, either in part or entirely, should it become threatened
in the future.
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In all cases, all new construction shall be specifically designed
and constructed such that it could be removed in the event of endangerment
and the applicant shall agree to participate in any comprehensive
plan adopted by the City to address coastal bluff recession and shoreline
erosion problems in the City.
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This does not apply to minor structures that do not require
a building permit, except that no structures, including walkways,
patios, patio covers, cabanas, windscreens, sundecks, lighting standards,
walls, temporary accessory buildings not exceeding 200 square feet
in area, and similar structures shall be allowed within five feet
from the bluff top edge; and
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Permanently conserving the bluff face within an open space easement
or other suitable instrument. (Coastal Act/30210/30235/30240/30251/30253)
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Standards for the justification of preemptive erosion control
devices and limits on location of shoreline devices shall be as detailed
in the Zoning Code.
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Project Conformance
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Development and grading within the floodplain will primarily
be limited to that necessary to construct the 25.8-acre linear greenbelt,
circulation element roadways, and portions of the Regional Commercial
Center parking lots, all of which are contained in the Green Valley
Planning Area.
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The Land Use Plan for Encinitas Ranch is designed to develop
the flatter portions of the site, while leaving the steeper hillsides
and bluffs as open space. Section 6.0, Encinitas Ranch Zoning Ordinance,
designates many of the steep hillsides on-site, as well as the entire
bluff area, as Open Space Zone, a permanent open space designation.
Development in Open Space Zones is restricted to pedestrian trails
and related facilities. No structures will be constructed within the
bluff area.
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All new development will conform with Public Safety Policy 1.6
which requires that structures be set back 40 feet from the edge of
the bluff top. Development in Encinitas Ranch located next to natural
open space areas, as well as areas subject to increased fire risk,
shall incorporate brush management zones as required by Public Safety
Policy 1.13 and implement the fire control guidelines outlined in
the Landscape Standards of the Encinitas Fire Protection District.
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The project has developed a master drainage plan, which employs
Best Management Practices to control flooding, detention, desiltation,
and urban pollution removal prior to being discharged into natural
watersheds, wetlands, and coastal lagoons.
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To provide for public safety, all residential and commercial
construction within Encinitas Ranch will provide smoke detector and,
as required by the Encinitas Fire Protection District, fire sprinkler
systems, to reduce the impact of development on service levels within
the City. Furthermore, the project will observe and apply measures
to reduce earthquake structural risk through implementation of City
building and construction codes.
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The project shall contribute its fair share for new public safety
services and/or equipment. Payment of in-lieu fees may satisfy this
requirement.
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Project Conformance
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The Land Use Plan for Encinitas Ranch allows for fast and easy
access by emergency personnel (e.g., fire, police, paramedics) into
all areas of Encinitas Ranch. A comprehensive network of Circulation
Element roadways and local streets will allow emergency personnel
to respond quickly to any emergency on-site.
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The Encinitas Ranch project conforms to Public Safety Policy
1.1, which prohibits development or filling within floodplains and
floodways, except as provided by Land Use Element Policy 8.2.
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Project Conformance
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The Encinitas Ranch Specific Plan requires the incorporation
of water and energy conservation features in the design of all new
construction as required by State law. Also, the project promotes
the use of water efficient sprinkling and gardening systems throughout
the Specific Plan Area and encourages the use of drought resistant
and native plant materials.
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The project site is currently located within the jurisdiction
of two sewer districts: the Encinitas Sanitary District (ESD) and
the Leucadia County Water District (LCWD). Both the ESD and LCWD have
adequate capacity to handle the additional load of the proposed project.
The project may either be served by both districts or annexed completely
into one district or the other. Such a determination will be made
at a future date by the project developer.
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Project Conformance
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Wherever possible, mature trees shall not be removed or disturbed
to provide public right-of-way improvements if such improvements can
be realistically deferred, redesigned, or eliminated. However, in
several cases, this project will require the removal of mature trees,
including a group of Torrey Pines that exists onsite. Some of these
trees shall be transplanted to the planned golf course. Those trees
which cannot be salvaged will be replanted with similar species elsewhere
in the Specific Plan Area. The Encinitas Ranch project proposes a
Master Landscape Plan that will result in the planting of a significant
number of trees throughout the project site and along all Specific
Plan Area streets. In addition, the project will preserve the existing
bluff areas and a large portion of sensitive vegetative habitat on-site
in designated natural open space areas.
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Saxony Road, from Leucadia Blvd. north to La Costa Ave.
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Highway 101 from Encinitas Blvd. south to Santa Fe Drive
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El Camino Real from Encinitas Blvd. north to La Costa Blvd.
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Highway 101, La Costa Ave. to South Carlsbad Beach
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La Costa Ave. from just west of I-5 to El Camino Real
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Highway 101, from Encinitas Blvd. to La Costa Ave.
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Leucadia Blvd. between Highway 101 and El Camino Real
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San Elijo Ave. (and Highway 101) south of Cardiff Beach State
Park to Santa Fe Drive
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Manchester Ave. from San Elijo Ave. to Encinitas Blvd.
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Interstate 5, crossing San Elijo Lagoon (Coastal Act/30251/30253)
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Road Design
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Type and physical characteristics of roadway should be compatible
with natural character of corridor, and with the scenic highway function.
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Development Design
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Building and vegetation setbacks, scenic easements, and height
and bulk restrictions should be used to maintain existing views and
vistas from the roadway.
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Off-site signage should be prohibited and existing billboards
be removed.
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Development should be minimized and regulated along any bluff
silhouette line or on adjacent slopes within view of the lagoon areas
and Escondido Creek.
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Where possible, development should be placed and set back from
the bases of bluffs, and similarly, set back from bluff or ridge top
silhouette lines; shall leave lagoon areas and floodplains open, and
shall be sited to provide unobstructed view corridors from the nearest
scenic highway.
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Development that is allowed within a viewshed area must respond
in scale, roof line, materials, color, massing, and location on site
to the topography, existing vegetation, and colors of the native environment.
(Coastal Act/30251/30253)
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Project Conformance
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Two view corridors classified as scenic highway/visual corridors
lie within the Specific Plan Area: 1) El Camino Real, oriented north/south
on the eastern edge of the project area, and 2) Leucadia Boulevard,
oriented east/west through the center of the property. El Camino Real
will be buffered from the commercial and mixed-use zones of the Green
Valley Planning Area by an extensive greenbelt that will enhance the
view from the roadway. This greenbelt will vary in size with a minimum
width of approximately 120 feet; it shall be landscaped with a variety
of riparian and native plant species. The quality of the habitat created
by this greenbelt will be equal to or superior to the existing native
habitat along the west side of El Camino Real. Decorative fencing
shall be erected along El Camino Real to discourage human intrusion
into the native vegetation in the greenbelt. Buildings will be set
back at least 150 feet from the El Camino Real right-of-way to insure
that the streetscape on the west side of El Camino Real will maintain
its scenic appearance.
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Leucadia Boulevard will extend through the golf course and open
space area, providing access to the northern portion of the Regional
Commercial Center in Green Valley. The commercial uses will be partially
screened from the boulevard by landscaping and building setback requirements.
For buildings in the Regional Commercial Center, the minimum building
setback from the roadway curb along Leucadia Boulevard shall be 40
feet. At least 30 feet of this setback adjacent to the roadway curb
shall be landscaped to create a scenic parkway. As Leucadia Boulevard
rises through the bluffs as it travels westward from El Camino Real,
the roadway right-of-way will narrow to 74 feet in width to minimize
impacts to existing native vegetation. The manufactured slopes necessitated
by the roadway cut will be revegetated with native and drought tolerant
plant species. Once Leucadia Boulevard reaches the mesa top, the parkway
will expand and blend into the golf course to create a park-like setting.
West of Quail Gardens Drive, the parkway will be a minimum of 30 feet
in width and the required residential building setback shall be 45
feet.
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Project Conformance
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An architectural and historic resources inventory was conducted
as part of the EIR/Specific Plan process for the entire project site.
The accompanying project EIR addresses the identified cultural resources
on-site and their potential mitigation measures.
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The Specific Plan recognizes the need for the construction of
cultural facilities within Encinitas Ranch and identifies goals to
encourage the development of theaters, museums, art galleries, etc.
within the West Saxony, Green Valley and Quail Gardens East Planning
Areas.
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Project Conformance
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The Specific Plan encourages the selection of plant material
and irrigation techniques that maximize aesthetic quality, while minimizing
resource consumption. Within the Specific Plan Area, street trees
shall be planted within the street parkways and medians. All manufactured
slopes shall be revegetated with an appropriate mix of ornamental,
drought tolerant, and/or native vegetation and all other areas will
be planted with appropriate plant material as outlined in the landscape
design guidelines in this Specific Plan (see Section 7.0). Also, brush
clearing and grading for agricultural, construction, and non-construction
purposes shall be subject to review by the Encinitas Fire Prevention
District and/or the City of Encinitas.
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The linear greenbelt/recreation area, located adjacent to the
eastern Specific Plan Area boundary, will serve several purposes.
An active recreational area will contain several athletic playing
fields, as well as pedestrian/bicycle trails. In addition, the greenbelt
will be designed for detention, sedimentation, and storm water purposes,
and for the capture and treatment of urban runoff. Much of the greenbelt
will be revegetated to resemble a naturally occurring riparian corridor,
providing distinct wildlife habitat and serving as a scenic amenity
along El Camino Real. Detention/retention basins covered with turf
or screened from ground level by trees and shrubs, will be permitted
adjacent to Quail Gardens Drive.
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In conformance with Resource Management Policy 9.3, bridge/deck
structures shall be constructed over the natural stream course at
both the Woodley Road/El Camino Real and Leucadia Blvd./El Camino
Real intersections. These bridges will allow wildlife movement to
occur along the Encinitas Creek tributary under the bridges, while
maintaining community character in Encinitas Ranch.
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Conservation of as much existing contiguous area of Coastal
Mixed Chaparral or Coastal Sage Scrub as feasible while protecting
the remaining areas from highly impacting uses.
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Minimize fragmentation or separation of existing contiguous
natural areas.
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Connection of existing natural areas with each other or other
open space areas adjacent to maintain local wildlife movement corridors.
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Maintenance of the broadest possible configuration of natural
habitat area to aid dispersal of organisms within the habitat.
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Where appropriate, based on community character and design,
clustering of residential or other uses near the edges of the natural
areas rather than dispersing such uses within the natural areas.
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Where significant, yet isolated habitat areas exist, development
shall be designed to preserve and protect them.
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Conservation of the widest variety of physical and vegetational
conditions on site to maintain the highest habitat diversity.
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Design of development, with adjacent uses given consideration,
to maximize conformance to these guidelines.
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Preservation of rare and endangered species on site rather than
by transplantation off-site. (Coastal Act/30240/30250)
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In addition, all new development shall be designed to be consistent
with multi-species and multi-habitat preservation goals and requirements
as established in the statewide Natural Communities Conservation Planning
(NCCP) Act. Compliance with these goals and requirements shall be
implemented in consultation with the United States Fish and Wildlife
Service and California Department of Fish and Game.
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Identification of wetland acreage and resource value shall precede
any consideration of use or development on sites where wetlands are
present or suspected. With the exception of development for the primary
purpose of the improvement of wetland resource value, all public and
private use and development proposals which would intrude into, reduce
the area of, or reduce the resource value of wetlands shall be subject
to alternatives and mitigation analyses consistent with Federal E.P.A.
404(b)(1) findings and procedures under the U.S. Army Corps permit
process. Practicable project and site development alternatives which
involve no wetland intrusion or impact shall be preferred over alternatives
which involve intrusion or impact. Wetland mitigation, replacement
or compensation shall not be used to offset impacts or intrusion avoidable
through other practicable project or site development alternatives.
When wetland intrusion or impact is unavoidable, replacement of the
lost wetland shall be required through the creation of new wetland
of the same type lost, at a ratio determined by regulatory agencies
with authority over wetland resources, but in any case at a ratio
of greater than one acre provided for each acre impacted so as to
result in a net gain. Replacement of wetland on-site or adjacent,
within the same wetland system, shall be given preference over replacement
off-site or within a different system.
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The City shall also control use and development in surrounding
areas of influence to wetlands with the application of buffer zones.
At a minimum, 100-foot wide buffers shall be provided upland of salt
water wetlands, and 50-foot wide buffers shall be provided upland
of riparian wetlands. Unless otherwise specified in this plan, use
and development within buffer areas shall be limited to minor passive
recreational uses with fencing, desiltation or erosion control facilities,
or other improvements deemed necessary to protect the habitat, to
be located in the upper (upland) half of the buffer area when feasible.
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All wetlands and buffers identified and resulting from development
and use approval shall be permanently conserved or protected through
the application of an open space easement or other suitable device.
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The City shall not approve subdivisions or boundary line adjustments
which would allow increased impacts from development in wetlands or
wetland buffers. (Coastal Act/30231)
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Involve wetland fill or increased sedimentation into wetlands.
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Adversely decrease stream flow into the wetlands.
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Reduce tidal interchange.
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Reduce internal water circulation.
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Adversely affect existing wildlife habitats. (Coastal Act/30231)
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Plans for the west, central and eastern basins should be treated
as internal parts of the whole;
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Wildlife corridors between the wetland shoreline and important
upland areas and upstream riparian areas should be maintained and
enhanced;
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Adequate buffer zones should be utilized when development occurs
adjacent to the floodplain and sensitive habitats;
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Human uses of the wetland and adjacent areas should be compatible
with the primary use of the wetland as a natural value;
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Passive recreational activity at the lagoons should be encouraged
to the extent there are no substantial adverse impacts to wildlife;
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The plan should include a provision for sediment catch basins
or other control devices outside the wetland area and should allow
for periodic removal of recently accumulated sediment from the lagoon
until a long-range sediment control plan is operational.
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Plans should attempt to optimize the habitat for species already
known to use the wetlands, as well as certain "featured" species recognized
as depleted, rare, or endangered.
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The integrity of the existing natural system (in particular,
topography, hydrology, and vegetative cover) should not be disturbed,
except as required to restore internal lagoon water circulation, tidal
flushing, and plant habitat improvements.
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Adequate monitoring of chemical, physical and biological changes
should be carried out for periodic re-evaluation of the management
plan and maintenance of optimal conditions.
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Project Conformance
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The Specific Plan will preserve approximately 179.0 acres in
permanent natural open space in the Land Use Plan. These open space
areas will help preserve identified sensitive plant communities and
habitats (such as southern maritime chaparral and Diegan coastal sage
scrub) that have been identified within the Specific Plan Area. Natural
vegetation will be encouraged to remain unaltered on all undeveloped
slopes and a maintenance plan will be developed. Selective thinning
and modification of some of the existing vegetation may be necessary
for fuel modification purposes; the accompanying EIR addresses any
potential impacts that could result from implementation of fuel modification
techniques.
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Other sensitive biological communities existing on the Encinitas
Ranch property include Coastal and Valley Fresh Water Marshes and
ponds/reservoirs. These communities also will be preserved in permanent
natural open space and shall be buffered from adjacent existing and
proposed land uses.
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Although no wetlands or lagoons are present on-site, the project
contributes storm runoff to three watersheds: the Encinitas Creek
Watershed, which discharges into Batiquitos Lagoon; the Encinitas
Boulevard Watershed, discharging into the Pacific Ocean; and the Saxony
Road Watershed which discharges into Batiquitos Lagoon. The applicant
shall comply with the requirements of the NPDES permit and provide
Best Management Practices to control discharges of pollutants into
waters of the United States to the maximum extent practical. Plans
for such improvements shall be approved by the City Engineer prior
to, or concurrent with, approval of the final map or issuance of the
grading or building permit, whichever occurs first, in the affected
area.
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Project Conformance
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In the Land Use Plan, approximately 115.8 acres of land within
the project site will be devoted to agriculture. The poinsettia agricultural
activity and its greenhouses and other agricultural operations will
be preserved at its present location consisting of approximately 68.6
acres. It will be encouraged to upgrade and renovate the current structures
to remain competitive; modernizing the operation will strengthen the
economic vitality of the agricultural business and secure its future
productiveness. The poinsettia operations will also maintain a 10-acre
agricultural area in the North Mesa Planning Area, north of the Magdalena
Ecke Park, as a remote facility used to store and manage genetic material.
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Approximately 9.0 acres of land within the Sidonia East Planning
Area, north of Leucadia Boulevard, will be used for agricultural facilities.
Additionally, the "agrihood" development will encourage the continued
agricultural use of portions of the Sidonia East Planning Area and
the provision of a favorable setting in which to continue agricultural
operations. The "agrihood" concept proposed allows for the continued
viability of an agricultural business on the site.
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The Encinitas Ranch Specific Plan will include a variety of
multi-family housing types in Sidonia East and the mixed-use area
of Green Valley. This housing could provide shelter for farm employees
of the Paul Ecke Ranch. In addition, up to 25 farm employee housing
units may be constructed in the agricultural areas.
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The floodplain in Green Valley is being reconfigured as part
of the Encinitas Ranch project. The existing drainage channel will
be replaced by an earthen channel landscaped with native riparian
plant species. The existing channel periodically overflows, flooding
El Camino Real. The new channel will eliminate this flooding hazard
by accommodating higher flow volumes. The land to the west of the
new channel will be developed with mixed-use development and a Regional
Commercial Center. With the steady increase and encroachment of urbanization
along El Camino Real, the viability of land in Green Valley for agriculture
has been greatly diminished. The highest and best use of the land
in Green Valley is no longer for agriculture, but for more intensive
urban uses. The Specific Plan provides for continued agricultural
use in portions of the South Mesa, North Mesa, East Saxony, and Sidonia
East Planning Areas.
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Project Conformance
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Existing agricultural ranch holdings have historical significance
and are of tremendous economic value to the Encinitas community. The
Land Use Plan proposes to retain the agricultural ranch in its existing
location and permits it to continue and upgrade operations. The area
encompassing the Ecke Holdings will be denoted as permanent agricultural
acreage.
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Project Conformance
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Encinitas Ranch is designed to ensure land use compatibility
between the development areas on-site and the adjacent recreation
areas, natural open space, and agricultural areas. Where necessary,
building setbacks and buffers with landscaping, fencing, and/or walls
are planned to minimize land use conflicts. These setbacks and buffers
are discussed in Section 3.2 - Planning Areas, Chapter 6.0 -Encinitas
Ranch Zoning Ordinance, and Section 7.0 - Design Guidelines. Design
Review standards are included in the Encinitas Ranch Specific Plan
as well.
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The project establishes Landscape Development Zones (LDZs) to
act as buffers along Leucadia Boulevard and Quail Gardens Drive. The
LDZs on Leucadia will vary in width from 30 feet to 35 feet, while
the LDZs on Quail Gardens Drive will be 13 feet wide. These LDZs will
serve to separate new development from the major thoroughfares and
protect the adjacent uses from pollutants of noise, exhaust, and light.
Development in Green Valley will be separated from traffic on El Camino
Real by a landscaped greenbelt with a minimum width of 120 feet.
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Project Conformance
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The project shall meet all applicable standards for grading
operations and erosion control as established in the Encinitas Municipal
Code Section 23.24 (Grading, Erosion, and Sediment Control Ordinance).
Sedimentation basins and traps shall be incorporated into the design
of individual development projects in Encinitas Ranch to retain sediment
on-site. In addition, no grading permits shall be issued for work
occurring between October 1st of any year and April 15th of the following
year, unless the plans for such work include details of protective
measures, including desilting basins or other temporary drainage or
control measures, or both.
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Project Conformance
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The Specific Plan requires the use of passive solar design concepts
for commercial/office buildings in the West Saxony Planning Area in
accordance with State and City laws which make use of natural climate
to increase energy efficiency. Additionally, passive solar heating
techniques will be employed whenever 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.
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Project Conformance
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The Specific Plan responds to the need for additional recreational
facilities within the project area by developing a variety of recreational
opportunities for residents of the Specific Plan Area and the City
of Encinitas as a whole. An expansive, 18-hole municipal golf course
on the mesa will provide golfing opportunities to City residents and
attract players from surrounding regions. A public recreation area,
which includes athletic playing fields, is proposed in the eastern
section of the Green Valley Planning Area within the 25.6-acre greenbelt/recreation
area along El Camino Real. This recreation area will be easily accessible
from the adjacent mixed-use and multi-family residential development.
A public hiking and biking trail will be incorporated into a linear
greenbelt adjacent to the recreation area; the trails in the greenbelt
will connect with the project-wide system of trails, on-street bicycle
lanes, and sidewalks.
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747 multi-family homes (attached and detached) have been approved
for construction under the Land Use Plan, with 45 additional multi-family
units permitted. It is anticipated these multi-family developments
are required by this Specific Plan to provide private recreational
areas and facilities for the use of project residents and their guests,
unless this requirement is waived during the Design Review process.
These recreational areas/facilities may include such uses as swimming
pools, spas, basketball courts, tot lots, tennis courts, volleyball
courts, and recreation rooms. The facilities to be provided should
be reasonably related to the projected population.
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Project Conformance
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As stated above, the Specific Plan will provide a wide variety
of recreational opportunities for community residents. The trail system
will traverse through open spaces, connecting with the regional network,
and providing scenic overlooks where feasible. The project will also
result in the construction of a new earthen drainage channel to handle
drainage flows related to a tributary of Encinitas Creek. This channel
will be landscaped with native plant materials and preserved within
an open space easement. Also, the majority of the bluffs and undisturbed
natural open space in Green Valley will be preserved in an open space
preserve with impacts limited primarily to the extension of Leucadia
Boulevard through the bluffs.
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Project Conformance
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A public park/greenbelt is planned in Green Valley. It will
be easily accessible from the planned abutting mixed-use development.
In addition, a network of pedestrian and bicycle trails and sidewalks
will connect all areas within Encinitas Ranch to the park facility.
Magdalena Ecke YMCA and Ecke Sports Park lies within easy walking
distance of the West Saxony Planning Area.
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Project Conformance
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The project will comply will all applicable City of Encinitas
noise standards. The Specific Plan shall initiate any required noise
mitigation measures that are identified in the EIR for the project.
Included in the EIR will be measures to mitigate potential noise impacts
resulting from the construction of Specific Plan Area roads if necessary.
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Concurrent with approval of this Specific Plan, the City is
amending Noise Element Policy 1.6 to read as follows: "Include noise
mitigation measures in the design of new roadway projects recognizing
that driveways, street openings, and other existing site conditions
make noise mitigation impossible."
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Project Conformance
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The project will comply will all measures set forth in the accompanying
EIR to mitigate noise impacts to a level of insignificance.
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Project Conformance
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The project will comply will all measures set forth in the accompanying
EIR to mitigate noise impacts to a level of insignificance.
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