City of Encinitas, CA 4.0 DESIGN RECOMMENDATIONS

4.1 INTRODUCTION AND PURPOSE.

Design Recommendations as part of this Specific Plan are intended to inform and guide property development and redevelopment in Downtown Encinitas.

One of the basic intents of these Design Recommendations is to encourage good design that is compatible with other well designed buildings, without severely restricting the building owner's preferences or the dictates of economics regarding materials and style.

Another intent of these recommendations is to provide the property owner, developer, architect and designer with a framework of discretionary statements or recommendations that, if followed, will in many cases yield City approval. It is not the intent of the recommendations, however, to discourage innovative design or individual expressions. The applicant who wants to create an innovative project without following all of the recommendations is encouraged to do so, with the understanding that the project simply may be subject to higher levels of discretionary or subjective City reviews, and may be approved or denied by the City on the basis of meeting or not meeting the intent of the Recommendations.

A development applicant should understand that these Recommendations are not regulatory, such as the Development Regulations, but rather discretionary on the part of the City's approval authority. Language will state "very strongly encouraged" or "encouraged" on items the City would like to see in a development project. Therefore, if any discrepancies or inconsistencies between these recommendations and the development Regulations occur, the Development Regulations take precedence.

Creation of a healthy revitalization climate in the downtown is another key purpose of these recommendations. As new development and rehabilitation occur under the auspices of these recommendations, other property owners are encouraged to invest in improvements, knowing that their efforts will be matched by their neighbors.

4.2 DEVELOPMENT SUBJECT TO DESIGN REVIEW.

1. 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 4.3 Exemptions from Design Review. It is important to note that these recommendations do not affect existing buildings which are not proposed for new construction, landscaping, or exterior alterations.

2. Unless otherwise provided herein, the provisions of this chapter supersede the provisions of Title 23, Section 23.08 of the Municipal Code for application to the area designated as the Downtown Encinitas 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. The Design Guidelines contained in the City's Design Standards and Guidelines are superseded by the design recommendations contained in this chapter. Where the Specific Plan is silent, the City's Design Guidelines shall apply. Limitations to uses and approvals required under use regulations, Chapter 3.0 of this specific plan, are not affected by this Design Review exemption.

3. The following sections of the Encinitas Municipal Code apply to the process of design review for properties within the area designated as the Downtown Encinitas Specific Plan area: 23.08.020, Prohibitions; 23.08.040, Authority to Grant Permits; 23.08.050, Notice; 23.08.060, Procedure; 23.08.070, Final Determination; 23.08.072, Regulatory Conclusions – Generally; and 23.08.100, Standards and Guidelines.

4.3 EXEMPTIONS FROM DESIGN REVIEW.

When in compliance with all other City ordinances, regulations, and provisions of this Specific Plan, the following projects are exempted from all provisions of Design Review. Limitations to uses and approvals required under use regulations, Chapter 3.0 of this specific plan, are not affected by this Design Review exemption.

1. Walls and fences of 6 feet or less in height.

2. Construction underground, which will not leave any significant, permanent marks on the surface after completion. Utility boxes, pipes, and poles shall be considered "significant permanent marks". Street furniture shall be exempt unless, part of a development proposal (i.e. sidewalk cafe) or City streetscape project requiring discretionary approval.

3. Maintenance work on buildings, landscaping or grounds which does not significantly alter the appearance or function of the building, landscaping, or grounds.

4. Minor exterior alterations to buildings which do not result in an increase in floor area and are substantially consistent with the existing building design and character per the determination of the Director of Community Development.

5. Change of message/copy on existing signs. This shall not include substantial reconstruction of existing nonconforming signs.

6. Interior remodeling work.

7. The construction or landscaping of one single-family detached dwelling or an addition or accessory structure to a single family detached dwelling.

8. Landscape maintenance and upkeep, including relatively minor replacement of plants.

9. Private residential, accessory swimming pools, spas, patio covers, lath houses, decks, and balconies provided that zoning and specific plan standards are met.

10. Temporary facilities as defined in the Uniform Building Code.

11. Exterior repainting, providing color palette is consistent with Specific Plan Design Recommendations.

12. Roof maintenance and repair. Roof Reconstruction or use of different materials is subject to design review as determined by the Director of Community Development.

4.4 APPEALS.

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

2. A final determination by the Director of Community Development or the Planning Commission may be appealed only to the City Council.

4.5 COMMERCIAL DESIGN RECOMMENDATIONS.

4.5.1 Introduction

The central downtown area of Encinitas is representative of many historic small beach town commercial areas in California. Commercial uses are typically laid out on fairly narrow lots. The buildings are generally immediately adjacent to the sidewalk with parking being provided on street, behind or alongside the structure. As one moves from First Street, the primary downtown commercial corridor, other streets reflect more mixed land uses with a mixture of residential and commercial structures.

The following recommendations are established to promote commercial development complimentary to the existing pattern of development relative to height, pedestrian scale, building bulk and mass, storefronts, signs, setbacks, and parking; to provide a pedestrian atmosphere which takes precedence over the automobile; and to promote and maintain that elusive "beach town" atmosphere.

4.5.2 

General Commercial Recommendations for Compatibility and Context

This section provides general design principles which are applicable to downtown commercial retail, service, and office uses. This section provides the basic concepts of traditional beach downtown design. The general guidelines are to be used in conjunction with other, more specific recommendations for downtown commercial development found in subsequent parts of this section. This section is applicable to the First Street, Second Street, Cozen's Site, and Civic Center subdistricts of this Specific Plan.

A. Desirable Elements Of Project Design

The qualities and design elements for commercial buildings that are most desirable include:

1. Significant wall articulation at the pedestrian or first floor level (insets, pop outs, columns, canopies, wing walls, trellises)

2. Natural wall materials including but not limited to stucco, stone, brick, clapboard and ceramic tile

3. Full roof treatments, specifically on Second Street

4. Roof overhangs, arcades, porches

5. Traditional storefront design (see Section 4.5.7)

6. Articulated mass and bulk sensitive to the pedestrian scale of downtown

7. Significant landscape and hardscape elements for pedestrian comfort and which facilitate pedestrian activity

8. Landscaped and screened parking

9. Decorative parapets

10. Parking using alley access where available and at the rear of buildings.

11. The reuse and remodeling of buildings to maintain original historic dimensions and proportions.

B. Undesirable Elements

The following are not necessarily prohibited; however, these normally should not be included unless used in a very creative manner.

1. Large, blank, flat wall surfaces

2. Unpainted concrete, slumpstone, corrugated metal

3. Highly reflective surfaces (mirror windows)

4. Metal or plastic siding

5. Large front yard setbacks accommodating parking

6. Mix of unrelated materials (i.e. rustic wood shingles and polished chrome)

7. Visible outdoor storage, loading, and equipment areas

8. Disjointed parking areas and awkward circulation patterns

9. Over abundance of access driveways, or unsafe locations

10. Panhandle or "easement only" accessible lots.

11. First floor building entries and ground floors elevated above the existing sidewalk level.

C. Scale and Bulk

Scale and bulk relationships in Downtown Encinitas vary within the limits of "small lot" design and prevailing, two story building height limits. Some two story buildings nearly fill the entire lot frontage with alley vehicular access, while others are single story and have considerable open space and parking surrounding them.

The scale and bulk of buildings generally decreases the further one gets from First Street. With that in mind, the scale and bulk of new buildings should be consistent with the proportions of existing buildings in the area.

Larger scale buildings appearing on First or Second Street should employ the following recommendations to reduce their bulkiness and ensure a pedestrian friendly atmosphere for the downtown.

1. Vary the planes of the exterior walls on the first floor in depth and/or direction.

2. Step back upper floors on Second Street.

3. Vary the height of buildings so they appear to be divided into distinct elements.

4. Use varied roof planes and shapes (i.e. hip and gable on Second Street).

5. Flat roofs with decorative parapets are acceptable and consistent with existing First Street buildings.

6. Use landscaping and architectural detailing at the ground level to lessen the impact of large buildings.

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

8. Visual relief is recommended for linear buildings by the use of architectural projections or recessed areas that create the appearance of smaller adjoining buildings.

9. The proportion, size and shape of new or renovated buildings shall be compatible with existing desirable structures in the same area.

D. Color

Color can dramatically affect the appearance of buildings and should be carefully considered in relation to the overall design of the building. Color can also affect the apparent scale and proportion of buildings by highlighting architectural elements such as doors, windows, fascias, cornices, lintels, and sills.

1. The dominant color of new buildings should relate to the inherent color of the building's primary finish materials.

2. In general, black, purple, and green hues should be avoided as primary building wall paint colors.

3. Bright neon paint colors should be avoided as primary building wall paint colors.

4. Subdued colors are recommended for the overall color scheme. A bright trim color may be appropriate if it can be shown to enhance the general appearance of the building.

5. The color palette chosen for a building should be compatible with the colors of adjacent buildings. An exception is where the colors of adjacent buildings strongly diverge from these design guidelines.

6. Buildings with a monochromatic appearance should be avoided through the use of compatible colors. However, minimize the number of colors appearing on the building exterior. Commercial buildings should use no more than three wall and trim colors.

4.5.3 

General Commercial Building Design Recommendations

The design recommendations for the Downtown area are developed to encourage district character, variety, and architectural innovation while maintaining the scale and intimacy of the beach community. In order to capture the "beach town" atmosphere of Encinitas, these guidelines do not prohibit or promote an architectural theme or style. It is a goal, however, to avoid the suburban strip commercial "franchise" architectural themes prevalent in other urbanized beach communities.

It is the details of a building which articulate its local flavor and appearance.

1. Mass and Compatibility

New buildings and renovations are encouraged to design for a strong pedestrian orientation and scale and to be compatible with existing quality downtown developments.

The following recommendations suggest ways to break up excessive building mass and encourage compatibility between new larger development and existing smaller "beachy" development.

a. Breaking up large volumes or planes into smaller ones can diminish the scale of a building. Building mass can be varied in form or divided to express various interior building functions.

b. Box-like massing is appropriate only as traditional two story structures along First Street. The first floor, however, should provide extensive pedestrian scale elements in the store-front design.

c. Large expanses of building facades (approximately 30 feet or greater) with no architectural variations cause a building to appear massive in scale and visually monotonous. This appearance is not encouraged and may be reduced by utilizing building articulation and set-backs, window and entry variations, patios, plazas or other landscaped/hardscaped pedestrian areas.

d. Roofline and height variations utilizing full multi-planed roofs break up massing, provide visual interest and can be used to identify individual spaces.

e. The pedestrian scale of the street can be reinforced by distinguishing the upper floor from the ground floor. This can be accomplished with material changes, window variations, over-hanging building elements and other devices which focus attention on the pedestrian level.

f. Special treatment of building entrances is desirable to add interest to a facade and to orient first time visitors to the building access.

g. Strong vertical elements such as unique roof shapes, pilasters, columns, stairs or towers can break up the length of a facade and create variation in building style.

2. Roofs

The shape of a roof and the materials of which it is made also contribute to the overall building design, and need to be treated carefully.

a. In the downtown, specific attempts should be made to blend the proposed roof shape with the roof shapes in each area. Flat roofs with parapet walls predominate First Street while gable and hip roofs are more common as you move away from First Street. Full roofs are not discouraged on First Street, however. Likewise, some flat roofs with decorative parapets are not discouraged on Second Street.

b. The original roof shape should be considered to be retained on most existing buildings if rehabilitation is anticipated.

c. Full rooflines on large buildings (approximately 100 feet in frontage width or more) which run in a continuous plane are discouraged. Jogging or off-setting the roofline or parapet breaks up monotony and is encouraged.

d. Nearly vertical roofs (A-frames) and "pasted on" mansard roofs are discouraged. Mansard roofs typical of strip commercial franchise architecture is specifically discouraged in favor of flat roofs with decorative parapets (on First Street) or full roofs (on Second Street).

e. The following roof materials are discouraged in Downtown:

-	corrugated metal
-	high contrast or brightly colored glazed tile
-	highly reflective materials
-	illuminated roofing (lit from within or on the exterior) or specific illumination of roof material

f. All rooftop mechanical equipment must be screened from view by use of a "well" in a full roof or in the case of a flat roof, behind a parapet wall.

g. All visible rooftop equipment should be colored to match the color of the roof.

h. Roof drains should be designed as an integral part of the structure and not be exposed on the exterior walls.

i. Rooftop activities such as gardens, restaurants, patios, etc. are strongly encouraged where feasible.

3. Building Materials (New)

The use of high quality building materials which are appropriate to a beachy downtown character and integral with the architecture are encouraged.

a. Natural materials such as brick, stucco, terra cotta, stone, tile, and horizontal wood cladding are appropriate. Simulated or painted brick, pecky cedar, corrugated metal, plywood or natural (clear or unpainted) wood siding are generally discouraged.

b. Aggregate panels, metal, or bonded metal panels and similar materials while having an urban industrial character must be reviewed carefully before their allowance in the downtown.

c. Clear or lightly tinted glass and glass blocks can be used, but highly reflective glass has a character which is not appropriate.

4. Building Materials (Renovation)

a. Original exterior materials such as brick, stucco, stone, adobe, tile, vitrolite or carrera glass, stained glass, wood, and metal generally should be retained and repaired if necessary.

b. Original facades generally should be repaired only with materials that match the original ones.

c. Inappropriate materials and elements that may have been added in an earlier remodeling should be removed. These include aluminum siding, plywood false fronts, or natural (clear or unpainted) wood siding.

d. Deteriorated architectural features should generally be repaired or replaced to match the original as closely as possible in composition, design, color, texture, and scale.

e. Hardware that detracts from the building's appearance should be removed. This includes old sign supports, conduit, wires, and brackets.

4.5.4 

General Commercial Site Planning Recommendations

The site layout of new buildings in downtown Encinitas will decide if the downtown is going to maintain its traditional appearance of buildings located at the sidewalk edge or a less traditional, more suburban appearance of parking lots interspersed with building mass at the sidewalk edge.

1. Setbacks and "Build-To" Lines:

a. The first floor of any building along First Street should be built at the front property line or provide a covered arcade (for up to 50% of building face) between the building face and the front property line. (The covered arcade could be utilized for outdoor dining.) On a case by case basis, if the above configuration causes undue hardship due to "special circumstances" or the surrounding buildings do not exhibit the sidewalk adjacency, a project may be designed to fit with the existing setbacks of neighboring properties.

b. Awnings, trellises and other accessory building structures which are relatively open and do not restrict pedestrian or vehicular movement may project into the front right-of-way subject to approval of an encroachment permit.

c. Any building located at a corner intersection should incorporate architectural features at all ground floor elevations which emphasize the importance of pedestrian movement. These features may include building cut offs, walk through covered arcades, trellis structures, and other elements which focus visual interest on the corners. Discourage undesirable interruptions of pedestrian movement such as curb cuts and drive-throughs.

d. New buildings are encouraged to set back the corner of buildings at the intersections to create pedestrian plazas as well as improve visual sight lines for vehicles.

2. Street Orientation

a. The front building wall should be oriented parallel to the street. Slight modifications will be allowed. All frontages regardless of angle will be treated with pedestrian storefront emphasis.

b. Major pedestrian access for all buildings should be oriented to the major street upon which it is located. Secondary rear or side pedestrian entries are encouraged and should be treated with entry emphasis.

c. Storefronts should be designed to orient to the major street frontage. While side entries or rear entries are desirable, the predominant, major building entry should be oriented toward the major street or major pedestrian alleyway.

4.5.5 

General Circulation Recommendations

1. Parking Orientation

a. Parking lots and any future parking structures should be located as much as possible to the rear of buildings.

b. Whenever possible, locate vehicular access on alleys in order to minimize pedestrian/vehicular conflicts. When this is not possible, design the front site entry with appropriately patterned concrete or pavers to differentiate it from the sidewalk.

c. Locating parking lots or structures between the front property line and the primary building storefront/entry is highly discouraged.

d. Vehicular entry points to parking lots may receive special paving accents where the drive crosses the public sidewalk.

e. Private parking lots with street frontage, for which there are no current infill construction plans, should be attractively landscaped in order to continue the linear street frontage created by the buildings, and to screen parked vehicles. Low walls at the setback line might accomplish these purposes.

f. New parking structures located adjacent to the street should incorporate retail or other commercial uses along the predominant pedestrian frontages. Parking structures as part of an overall building master plan should be located away from predominant street/pedestrian frontages.

g. Common driveways which provide vehicular access to more than one site are encouraged.

h. Parking areas should be landscaped, receiving interior as well as perimeter treatment.

i. Parking areas should be separated from buildings by either a raised concrete walkway or landscaped strip, preferably both. Parking spaces which directly abut the building are strongly discouraged.

j. Shared parking between adjacent businesses and/or developments shall be encouraged and required where practical.

k. Where parking areas are connected, interior circulation should allow for a similar direction of travel and parking bays in all areas to reduce conflict at points of connection.

l. Parking access points, whether located on front (1st, 2nd) or side (C, D, E, etc.) streets should be located as far as possible from street intersections. A minimum distance recommended is 100 feet. Unsafe and substandard curb cuts should be eliminated.

m. Design parking areas so that pedestrians walk parallel to moving cars. Minimize the need for the pedestrian to cross parking aisles.

n. Parking areas should be designed so as to link the buildings they serve to adjacent street sidewalk or other pedestrian systems, and to give the impression of buildings as an extension of the pedestrian environment. This can be accomplished by using design features such as walkways with enhanced paving, trellis structures, and/or landscaping treatment.

o. Parking areas shall be well lighted and obstructions to visibility of pedestrians minimized for safety purposes. Lighting, however, should not be excessive or obtrusive.

p. Loading and delivery areas, where required or desired, should be encouraged at the rear alleys with emphasis on keeping alleys clear for passage.

4.5.6 

General Commercial Sign Recommendations

1. Introduction

In many American communities like Encinitas, the visual distinction between the traditional downtown business district and outlying commercial strips has become blurred. Sign manufacturers and designers have encouraged businesses downtown to adopt the large scale, internally illuminated signs used on the strip or along commercial highways. In those locations, signs need to be large to attract the attention of motorists moving past. But established downtown pedestrian oriented commercial areas were designed to accommodate shoppers strolling along sidewalks and motorists driving at slower speeds. Such a pace allows people to take in more of their surroundings at a glance, including signs scaled and illuminated more appropriately to the pedestrian's environment.

Along the vehicular commercial strips of Encinitas, businesses in relatively nondescript buildings often rely on large, flashy signs to attract attention. In contrast, the Downtown Specific Plan Area offers an exciting variety of building types, architectural styles, materials and well crafted details that form a distinctive, memorable context for individual businesses. Thus, large signs are not only out of scale here, they also over-whelm the very architectural features that make the Downtown special.

Mandatory standards for signage are applied under Chapter 3 of this specific plan, with which all signage must comply. In contrast, the following sign design recommendations are to be considered by project designers and sign permittees, to help guide their design of signage in the Downtown Encinitas area. These recommendations will be considered by the City through project design review, sign program and sign permit review.

2. Preferred Sign Types

-	Under canopy signs
-	Business wall mounted ID signs in sign board area at upper portion of first story
-	Awning signs
-	Blade or projecting signs
-	Building address numbers
-	Marquee signs for movie and theater uses
-	Murals and supergraphics not advertising a business
-	Permanent painted window signs, first floor limited to 20% of the window area
-	Temporary window signs, limited to 20% of the first floor's glass areas
-	Building signs containing the name of the business at rear entrances used by customers
-	Banners, flags and pennants if they do not directly advertise the business
-	Heritage signs as defined by the City

3. Discouraged Sign Types

-	Freestanding signs unless lot has over 300' of road frontage and sign is architecturally compatible with the buildings in the development (i.e. the Lumberyard, Moonlight Plaza)
-	Projecting signs above the first story (except windows)
-	Roof mounted signs
-	Animated signs, excluding analog time and temperature displays
-	Emitting signs
-	Rotating, moving or flashing signs
-	Light bulb strings except holiday decorations
-	Off site signs
-	Paper, cloth or plastic streamers and bunting except holiday decorations
-	Off-site portable signs, except temporary A-frame signs
-	Statues used for advertising
-	Traffic sign replicas
-	Vehicle signs, attached to vehicles parked to advertise a nearby business
-	Inflatable signs
-	Formed plastic or injection molded internally illuminated plastic signs

4. Sign Design Recommendations

a. General Sign Recommendations

The following 'general' guidelines should be considered prior to developing signs for any development in the Downtown.

Use a brief message. The fewer the words, the more effective the sign. A sign with a brief, succinct message is simpler and faster to read, looks cleaner and is more attractive.

Avoid hard to read, overly intricate typefaces. These typefaces are difficult to read and reduce the sign's ability to communicate.

Avoid faddish and bizarre typefaces. Such typefaces may look good today, but soon go out of style. The image conveyed may quickly become that of a dated and unfashionable business. However, existing historic typefaces are encouraged.

Carefully select color and material combinations. Colors should be selected to contribute to legibility and design integrity. Even the most carefully thought out sign may be unattractive and a poor communicator because of poor color selection.

Use significant contrast between the background and letter or symbol colors. If there is little contrast between the brightness or hue of the message of a sign and its background, it will be difficult to read.

Limit colors to three on a single sign. Too many colors overwhelm the basic function of communication. The colors compete with content for the viewer's attention. Limited use of the accent colors can increase legibility, while large areas of competing colors tend to confuse and disturb.

Place signs to indicate the location of access to a business. Signs should be placed at or near the entrance to a building to indicate the most direct access to the business.

Sign size should be proportionate. The size and shape of a sign should be proportionate with the scale of the structure.

Place signs consistent with the proportions of scale of building elements within the facade. Within a building facade, the sign may be placed in different areas. A particular sign may fit well on a plain wall area, but would overpower the finer scale and proportion of the lower storefront. A sign appropriate near the building entry may look tiny and out of place above the ground level.

Place wall signs to establish facade rhythm, scale and proportion where facade rhythm doesn't exist. In many buildings that have a monolithic or plain facade, signs can establish or continue appropriate design rhythm, scale, and proportion.

Signage should be architecturally consistent with the buildings.

Use logos. Use widely recognized logo's rather than print/text whenever possible.

Avoid signs with strange shapes. Signs that are unnecessarily narrow or oddly shaped can restrict the legibility of the message. If an unusual shape is not symbolic (i.e. hammer for hardware store), it is probably confusing.

Carefully consider the proportion of letter area to overall sign background area. If letters take up too much sign, they may be harder to read. Large letters are not necessarily more legible than smaller ones. A general rule is that letters should not appear to occupy more than 75% of the sign panel area.

Consider interior neon signs. Neon signs lend themselves to creative and exciting artistic expression. The use of neon signs inside a storefront can be used to attract attention and create a special ambience for a business.

Make signs smaller if they are oriented to pedestrians. The pedestrian oriented sign is usually read from a distance of fifteen to twenty feet; the vehicle oriented sign is viewed from a much greater distance. The closer a sign's viewing distance, the smaller that sign need be.

Design the sign to be appropriate to the building on which it is placed. The sign is an integral part of the building facade. The style of a sign should be appropriate to the style of a building's design.

b. Wall Mounted Sign Recommendations

The following recommendations relate to all wall mounted signs.

Direct and indirect lighting methods are allowed provided that they are not harsh or unnecessarily bright. The use of can type box signs with white or light colored translucent backlit panels are not recommended on any structure in the Downtown.

Sign colors should be compatible with all other signs on that building.

The use of backlit individually cut letter signs is allowed and strongly encouraged.

Clear street number address identification is required for all buildings under Fire Code and Building Code standards. For commercial buildings in the Downtown Encinitas area, it is strongly recommended that the identification of each building or store's address be provided in a minimum six inch high number over the main entry doorway or within ten feet of the main entry is required.

c. Sign Lettering Recommendations for Storefront Wall Mounted Signs

Sign lettering should meet the following size recommendations:

-	For storefronts 30′ wide or less, a maximum letter height of 12″ is recommended.
-	For storefronts 30′ - 60′ wide, a maximum letter height of 18″ is recommended.
-	For storefronts 60′ wide or greater, a maximum letter height of 24″ is recommended.

d. Window Sign Recommendations

Use individually cut letters - Permanent window signs should be limited to individual letters placed on the interior surface of the window and intended to be viewed from outside. White, black, or gold leaf paint are the recommended colors. Glass-mounted graphics may be applied by silk screening or pre-spaced vinyl die-cut forms.

Size - When used in conjunction with wall signs, permanent window signs should not occupy more than twenty percent of the window area. The maximum height and width of these signs should not exceed 2 feet, and the total sign area should not exceed 4 square feet. (The area of the window sign shall be included in calculating the total permanent sign area for the building but shall not be included in calculating the area permitted for temporary window signs.)

Permanent window signs may be used in lieu of wall signs - If so used, permanent window signs may occupy up to 50 percent of the window area (but not more than the area permitted for wall signs). If so used, no temporary window signs should be used for those windows having permanent window signs.

Limit text - The text or sign copy of a window sign should be limited to the business name, proprietor's name, hours of operation, and brief messages identifying the type of product or service (e.g., "maternity wear" or "attorney") or pertinent information (e.g., "se hable Espanol" or "reservations required"). Letter sizes for all information other than the business name should be limited to two inches in height.

e. Awning Sign Recommendations

Limit text - The text copy should be limited to the name of the business or business type.

Height and color - The text should be located only on the valance of the awning and letter height limited to six inches or less. Letter color should be compatible with the awning and the building color scheme.

Coordinate design and color - The shape, design, and color of awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where other awnings are used on the building, the design and color of the sign awnings and all other awnings should be coordinated.

4.5.7 

Specific Storefront Recommendations

1. Introduction

Although the storefront is only one of the architectural features of the facade, it is one of the most important visual elements in downtown Encinitas. The storefront usually has experienced the greatest amount of change during a building's life, and holds the most potential for creative alterations affecting both the character of the building and the streetscape. Once inappropriate additions are removed, the storefront's original design is often the best guideline for any alterations. The traditional storefront had few decorative elements other than those details which were often repeated across the face of the building, integrating the storefront into the character of the facade. Emphasis was placed on the display windows and their contents. The rest of the storefront was designed in a simple manner, in order to not compete with the displayed items but rather to clearly project the product or service being offered inside. Over the years this concept gradually has been forgotten, as evidenced by the proliferation of modern storefronts in the Downtown which are heavily decorated with loud colors, inappropriate textures and competing signs, all of which are designed to vie for the customer's attention.

2. Entries

Commercial storefront entries in Downtown Encinitas are often recessed and/or sheltered by a covering arcade structure. This provides more area for display space, a sheltered transition area to the interior of the store, and emphasizes the entrance. Recessed entries should be retained and encouraged in new storefront construction.

3. Awnings

The awning can play a special role in bringing visual harmony back to First Street and Second Street. Visually unrelated upper facade and storefronts represent a common visual problem. The careful addition of an appropriate awning can create a pleasant transition between the two, thus minimizing undesirable visual contrast. In such cases, the color and pattern of the awning should be carefully chosen to tie the two basic facade parts together.

a. Where the facade is divided into distinct bays or sections by vertical architectural elements, awnings should be placed within the elements rather than overlapping them. The awning design should respond to the scale, proportion and rhythm created by these elements.

b. Minimum height of awnings should be 7′ - 8′ (see Building Code) from the lowest point to the side-walk and should not extend more than 6′ 0″ from the face of the structure. (The 6′ 0″ dimension must be diminished when tree plantings and other obstacles dictate.)

c. Awnings should have a single color or two color stripes. Lettering and trim of other colors are allowed.

d. Aluminum awnings or canopies generally detract from the downtown character and should not be erected.

e. The highest point of a first floor awning shall not be higher than the midpoint of the space between the second story window sills and the top of the first floor storefront window, or transom. This attachment should leave a comfortable space between awning and architecture elements which comprise the building.

f. Awning shape should relate to the window/door opening as well.

g. Awnings should be well maintained, washed regularly, and replaced when faded or torn.

h. When there are several businesses in one building that has awnings, different colored awnings may be used, provided they are coordinated in color, trim, and form. An alternative would be awnings of the same color with simple signs on the valance that may vary in type style and color to differentiate the individual businesses within the building.

4. Door and Window Design

a. Doors

Many of the entrance ways to stores in Downtown are standard aluminum and glass doors, although wooden doors are still common in stores which have not recently been remodeled. In any renovation effort, doors should be selected to harmonize with the building facade.

Traditionally the storefront door was more than just a door. Tall and stately in proportion, its design reflected its commercial importance. Its wood and glass construction made it substantial and inviting to the customer. Other storefront doors (usually leading to upper floors) were similar in appearance but less impressive than the main entry door.

The storefront entry should play a similar role today. The customer should be invited into the store by a pleasant entry. The following general concepts should guide the design of doors.

-	Make the door special with simple details such as a handsome brass door pull, brass kickplate or an attractive painted sign.
-	Avoid inappropriately decorated doors. Fake historic or highly decorated contemporary doors look out of place in the traditional storefront.
-	Entrances to each individual building (even when one business has expanded to include several buildings) should be retained. The rhythm of entrances is important to the sidewalk character of First Street.
-	Doors to retail shops should have a high percentage of glass to frame (i.e. 60-90% glass).

b. Windows

The use of windows as an architectural element is of critical importance to the facade design, particularly on First Street. Windows create a visual rhythm of building openings, as well as a visual image of the retail interior. The primary function of glass should be to encourage visibility to the display area or building interior, especially for display windows and other windows at the ground floor level.

The windows of retail stores vary in size and shape depending on the nature of the business as well as the architectural style. Large plate glass windows are indigenous to fashion stores and small, often mullioned fenestration (framing) is characteristic of taverns and artisans.

When considering new window fenestration, it is important to relate the proposed design to the facade theme of the whole block. A "package design" used to portray a corporate image as in the case of many large national franchised stores often does not fit the existing street theme. Colonial windows with small frames, however attractive, can disrupt the continuity of a block facade which is entirely composed of large plate glass windows.

-	The use of reflective glass is very strongly discouraged.
-	Storefront windows should be as large as possible and no closer than 18" from the ground. By limiting the bulkhead height, the visibility to the storefront displays and retail interior is maximized.
-	Maximum bulkhead heights for new construction should be 36". Minimum height should be 18".
-	Discourage introducing or changing the location or size of windows or other openings that alter the architectural character of the building.
-	Discourage replacing window and door features with incompatible materials such as anodized aluminum or tinted glass.
-	Air conditioning units placed in windows or over doors on the primary facade are strongly discouraged.
-	Permanent, fixed security gates/grilles over windows are strongly discouraged.
-	For the taverns, bars or private offices on First Street, blinds or cafe curtains can be used for privacy versus tiny windows.
-	French doors and other bi-fold window types which allow the facade to become completely open to the sidewalk are encouraged.

5. Storefront Accessories

The following recommendations should be considered for storefront accessories:

a. Permanent security bars (defined as those clearly visible, non-retractable, and fixed to windows or the facade), window air conditioning units on the first floor and permanent flags are strongly discouraged.

b. Electronic security systems are recommended.

c. Exterior lights that are a part of the streetscape improvements should provide adequate lighting levels. However, in the case of a deep threshold to a building, a light recessed in the ceiling of this area is recommended.

d. Mechanical appurtenances attached to building facades, such as the mechanical equipment for an automatic retractable security grille, should be concealed by placement under an awning (when available) or enclosed by a housing that is in proportion with the building's architecture and painted a color in keeping with the facade colors.

e. Where transom windows exist, every effort shall be made to retain this storefront feature.

f. If the ceiling inside the structure has been lowered, the ceiling should be treated in such a way as to meet the transom.

g. The original bulkhead material should always be retained, maintained or uncovered when possible.

h. Newer storefronts can have simplified bulkheads in similar or smooth materials. Bulkheads constructed of glass that simply retain a horizontal framing bar at their top are suburban in nature and are strongly discouraged.

6. Rear Entrances

Because of some parking areas located behind the First Street commercial building blocks, rear facades are seen more often. An attractive rear entry should be a second entrance.

In developing a rear entrance, a number of things should be considered. In general, the rear entrance should respond to the same needs as the storefront only at a reduced scale. These include identification signage, display, and a pleasant entry. In addition, it should also meet the service needs of the business. Since these two functions are often in conflict, the design of the rear entrance should be carefully planned. A particular concern is the storage and disposal of refuse. Trash cans, dumpsters, and other containers should be hidden from view whenever feasible. Regular maintenance is of paramount importance.

The design of a rear entrance should be appropriate to its surroundings. The visual character of the rear facades, alleys, and parking lots is a relatively casual and utilitarian one, especially when compared to the more formal street facades. In this type of context, a refined or grand design can look out of place. Rather, the design should be pleasantly inviting, but simple in detail.

a. Signs should be modestly scaled to fit the casual visual character of the alley.

b. A canvas awning can soften rear facades and provide a pleasant protected space.

c. Special lighting should be modest and should focus on the entry door.

d. Selective use of tree planting and other landscaping can subtly improve a rear facade.

e. Refuse containers and service facilities should be screened from view.

7. Storefront Rehabilitation Recommendations

a. Whenever a storefront is renovated, the original glass to wall ratio (typically 3 to 1) should be retained for storefronts.

b. Original storefront elements should be retained and repaired.

c. Decorative features such as special trims, tiles, and bevelled glass should be retained and repaired.

d. Inappropriate materials that may have been added should be removed. In Downtown, these include vertical wood siding, poorly designed awnings, strange bulkhead tile or imitation rock work veneers.

e. Any elements or signs that may be covering parts of an original storefront should be removed.

f. Do not remove original storefront windows, bulkheads, etc.

g. Remove all tinted or mirrored glass.

h. Remove exposed air conditioning units.

i. Do not:

-	change original window size (if traditional storefront)
-	replace wood window and door frames with unfinished, silver aluminum
-	cover over transom windows
-	place permanent exterior security gates on windows and doors

4.5.8 

Design Considerations for Special Uses

The design recommendations in this section cover specific uses and building types which, because of the unique design issues associated with them, require special attention. The following special recommendations supplement the more general commercial guidelines presented previously and will be considered in conjunction with them for applicable projects. Specific uses and building types covered in this section are:

Hotels and motels

Motor vehicle and equipment related uses

Drive-through and Drive-in Businesses

Mixed use

1. Hotels and Motels

a. Design Issues

This category includes freestanding hotels and motels, either the development of new ones as permitted in Chapter 3, or the rehabilitation of existing ones. In responding to the needs of guests these buildings often have problems with providing sufficient amounts of amenities and services on the site while maintaining a certain level of privacy. Also, due to the inherent size of these types of uses, they can easily become imposing landmarks in relation to their surroundings. This may, or may not, become a design issue depending on the actual site location and the design quality of the structure.

b. Architectural Treatment

-	The design and scale of the structure should relate to the form and scale of surrounding downtown structures to the greatest extent possible.
-	Combinations of one and two story building (or higher where specifically allowed) elements which create sensitive transitions in form and scale with surrounding structures are preferred over buildings of a single consistent height.
-	Whenever possible, consider how design characteristics of surrounding architecture can be repeated or adapted in the design of new hotels and motels.
-	Hotels which face First or Second Street should be designed to incorporate retail or restaurant uses on the ground floor versus blank walls.

c. Materials

Use building materials and design features that promote a sense of permanence and a diversity of style and detail. More specifically, emphasize "permanent" materials (e.g. brick, clapboard, stone, stucco, concrete block, tile, etc) as primary building materials. Avoid the use of glass walls, bare aluminum and plastic.

d. Site Planning

-	Avoid locating driveways, garage ramps or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guest rooms.
-	Utilize parking lots and other open spaces on the site to help buffer the hotels and motels from any adjacent incompatible land uses.

e. Other Elements

-	Make guest rooms accessible from interior hallways or interior courtyards within the hotel. Avoid room entrances directly adjacent to parking lots or exterior walkways (suburban motor lodge look).
-	Avoid exposed air conditioning units for each guest room.
-	Screen mechanical equipment on roofs. Locate equipment in mechanical/utility rooms surrounded by a solid screening wall for noise as well as visual screening, wherever possible.
-	Facilitate community activities that are semi-public through the design of public spaces, meeting rooms, cafes, gardens, etc.

2. Automobile and Motor Vehicle Related Uses

a. Design Issues

There are two basic forms of automobile uses that these recommendations are meant to address in the Downtown. The first consists of simple service stations. The second type covers automobile sales, maintenance, and repair establishments which are more prevalent. Under the zoning of this Specific Plan (Chapter 3), existing uses of these types may be remodeled, and under some zones new uses may be established.

The primary design issues concerning these uses relate to reducing noise impacts and the need to screen, or otherwise hide from public view, some of the more unattractive repair and storage operations that take place at automobile related uses. Another issue more specifically associated with gasoline service stations is the need to accommodate site ingress and egress safely and efficiently because of the large number of turning movements these uses generate.

The primary design issues concerning motor vehicle sales is the attractive display of the motor vehicles without relying on massive rows of parked automobiles at the back of the public sidewalk. Adequate screening devices and display variety are key design objectives for motor vehicle sales.

b. Architectural Treatment

-	Automotive use structures (including pump islands) should incorporate full roof treatments with moderate pitch, varied parapet height and complete screening of mechanical equipment.
-	All automotive repair or work areas and facilities shall be within enclosed buildings with construction design and openings designed to eliminate noise impacts to adjacent uses.
-	Architectural treatments should conform to the design guidelines for other downtown commercial structures found in these guidelines.
-	Pump island canopies should be architecturally treated and should be designed as part of the station structure itself, and also incorporate full roof treatments.
-	Service stations should incorporate facade material to produce texture and to provide interest. Such materials include, but are not limited to, split face block, brick, clapboard, textured block or stucco. Painted metal siding is discouraged unless integrated.
-	All automotive repair bays shall be provided with roll up doors (or similar) with all operating mechanisms located on the interior of the structure.

c. Site Planning

-	Service stations should be oriented adjacent to the sidewalk, similar to other downtown commercial, placing any bay door openings on the rear of the structure facing away from public streets. Bay door openings also should be faced away from any adjacent noise sensitive uses.
-	Automotive maintenance and repair facilities should orient service bay door openings away from public streets and any main parking facilities.
-	Curb cuts should be limited to one per street for corner locations, or two per street for mid block locations.
-	Curb cuts should be placed as far from intersections as possible.
-	Curb cuts on the same street should be placed a minimum of 25 feet apart.

3. Drive-through and Drive in Businesses

a. Design Issues

This section establishes design recommendations for businesses which rely on drive through or drive in patronage. The establishment of new drive-through and drive-in operations, in conjunction with such uses as fast food restaurants, banks, savings and loans, and car washes, is not permitted in downtown. Existing operations, however, may be remodeled; when they are, it is the intent of this specific plan to attain as many of the following design suggestions as possible.

The major design issues related to these types of establishments are the components of the site plan that promote efficient vehicular access and on site circulation, while adequately buffering adjacent uses.

b. Architectural Treatment

Drive through facilities should review the architectural recommendations for Downtown commercial uses discussed previously.

c. Site Planning

-	Mid block locations are strongly discouraged; property owner's are encouraged to remove drive-through operations at mid-block locations altogether.
-	Drive through aisles should provide adequate on site queuing distance to accommodate a minimum of 3 cars before the first stopping point (e.g. menu board, teller window).
-	Drive through aisles should have a minimum 25 foot interior radius for any curves.
-	Whenever physically possible, the main structure should be sited so as to maximize the distance for vehicle queuing while screening the drive through operations located on the back side of the structure.

4. Mixed Use Projects

a. Design Issues

For the purpose of these recommendations, mixed use projects are defined as developments which combine both commercial and residential uses or structures on a single lot, or as components of a single development. The uses may be combined either vertically on the site within the same structure, or spread horizontally on the site in different areas and structures or a combination of both.

The primary design issue related to mixed use projects is the need to successfully balance the requirements of residential uses, such as the need for privacy and security, with the needs of commercial uses for access, visibility, parking, loading, and possibly extended hours of operation as well as to provide live/work opportunities in the community.

The recommendations for mixed use projects also apply to commercial projects adjacent to residential uses and to residential projects in commercial zones. The residential in fill guidelines will also apply to Residential projects in commercial zones. Refer also to the First Street, Second Street, and Cozen's Site Subdistrict sections.

b. Architectural Treatment

-	The architectural style and use of materials should be consistent throughout the entire mixed use project. Differences in materials and/or architectural details should only occur on a structure where the intent is to differentiate between the residential scale and character of the structure and the commercial scale and character.
-	The design of storefronts should be consistent with the design recommendations for commercial development. The residential portion of a mixed use structure should use design elements such as windows and balconies that reflect a residential character except on First Street where the residential unit may appear more commercially oriented through architectural design.
-	Roof top uses such as gardens and dining are strongly encouraged.
-	Projects two stories or less in height should incorporate full roofs on at least 50% of the roof area.
-	All roof mounted equipment shall be screened in accordance with the requirements of this Specific Plan. Special consideration should be given to the location and screening of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans. Noise reducing screens and insulation may be required where such equipment has he potential to impact residential uses.

c. Site Planning

-	Mixed use projects that provide commercial space on the ground floor (front and rear) with residential units above, are encouraged over projects that provide commercial structures on the front portion of the lot with residential uses placed at the rear of the lot. This latter configuration does not meet the intent of a true mixed use project which incorporates vertical integration of uses. However, a horizontal separation of uses (commercial to the front, residential to the rear) may be appropriate depending on the size of the site and available access except as may be allowed in this Specific Plan for mixed use parking.
-	Separate parking spaces should be provided for residential uses and commercial uses in accordance with the City of Encinitas statutes.
-	If enclosed parking is provided for the entire complex, separate parking areas should be provided for residential and commercial uses.
-	Loading areas and refuse storage facilities should be located as far as possible from Residential units and should be completely screened from view from the residential portion of the project. The location and design of trash enclosures should account for potential nuisances from odors for patrons and residents.
-	Parking lot lighting and security lighting for the commercial uses shall be appropriately shielded so as not to spill over into the residential area or impact the residential units in any way. Residential units should also be shielded from illuminated commercial signing whenever possible.
-	Private residential open space in mixed use projects is not required. If provided, however, open space intended for use by residents only should not be accessible from commercial areas. Open space and courtyards in commercial areas should be accessible to residential occupants and visitors. Residential roof decks are encouraged.
-	When residential and commercial uses are provided in the same structure, separate entrances should be provided for each use (This does not preclude interior access between residential and commercial uses).

4.5.9 

Design Considerations for Special Subdistricts

1. Introduction

The following recommendations relate specifically to defined design subdistricts within the Downtown Specific Plan area. In some cases these recommendations may supersede the previous recommendations, however, in most cases they are in addition to the previous recommendations.

2. Applicability

There are four commercial subdistricts, and a special case category within the Downtown Specific Plan area. They are defined as:

First Street - all properties with any lot line abutting First Street (Old Highway 101).

Second Street - all properties with any lot line abutting Second Street. Whenever a lot abuts First Street and Second Street, the recommendations which apply to First Street shall apply.

Civic Center - all property bounded by Vulcan Avenue, East D Street, East E Street, and Cornish Drive.

Cozen's Site - all property within the Cozen's Site Subdistrict.

Historic Rehabilitation - relates to identified potentially historic properties within the Specific Plan area in all subdistricts.

3. Recommendations for First Street (Old Highway 101)

-	Buildings along First Street should continue to exhibit a very strong tendency toward retail commercial storefront architecture at the ground floor.
-	Whenever physically possible, all buildings will not provide side yard setbacks in order to encourage a strong, linear wall of retail shops and other uses.
-	All vehicular access to First Street buildings should be strongly discouraged from First Street except where no other acceptable access is available. Vehicular access can be gained through side street entries or alleys. Exits for drive through uses shall be carefully reviewed for consistency with the recommendations for drive through uses.

-	All off-street parking for First Street businesses should be located to the rear of the building except where alley or side street vehicular access is unavailable to a mid block property.
-	Alleys should be maintained as primary vehicular and secondary pedestrian paths. Building obstructions into the alley right-of-way shall be prohibited.
-	In order to maintain the small town merchant atmosphere of the storefronts lining the sidewalks on First Street, proposals to combine small parcels into large development packages are discouraged unless the proposed development demonstrates a distinctively small, sidewalk adjacent storefront atmosphere.

4. Recommendations for Second Street

-	Small, landscaped front yard setbacks (5'-10') are allowed on properties fronting Second Street, provided that no off-street parking is located between the building and sidewalk.
-	Single story retail uses may build to the front yard property line without a landscaped setback. Two story developments must provide a 10' second floor setback if the first floor is located on the front property line (see development standards, Chapter 3).
-	Most of the parcels along Second Street are fifty feet wide. In order to maintain the small town, small lot atmosphere of Second Street, lot consolidation schemes incorporating in excess of 150' of frontage will be are discouraged, unless the proposed development reflects a massing sensitivity to the original lot and massing configurations of the block.

-	No parking is allowed in the front yard.
-	Allowable signs should be smaller and less obtrusive due to the pedestrian atmosphere of the downtown. Second Street's signs should appear less commercially oriented than First Street's signs.
-	Whenever possible, parking should be located at the rear of the property or under the structure. Alley access is preferred.
-	In order to provide a transition of architecture from commercial to residential, buildings on Second Street are encouraged to employ full roof treatments. Buildings with a combination of flat and pitched roofs are also encouraged.

5. Recommendations for Civic Center

-	Due to overview concerns of surrounding residential uses, all new construction should incorporate full roof treatments. Flat roofs with exposed mechanical equipment are strongly discouraged.
-	Building massing of any new construction on the site should be massed predominantly along the East D Street and Vulcan Avenue right-of-way. Building massing and vehicular access along East E Street should be minimized to protect adjacent land uses.
-	Direct vehicular access should be restricted from East E Street.
-	The removal of the extensive grade separation at Vulcan is encouraged.
-	Higher building heights may be considered on this site (see Chapter 3, Development Standards for D-CC zone).
-	Parking beneath structures is encouraged on this site.
-	A central courtyard, plaza, or commons is recommended to add to the site's civic appeal.

6. Recommendations for Cozen's Site

-	Provisions should be made to connect "C" Street through the property to allow vehicular and pedestrian access to First Street (see Streetscape Concepts, Section 4.7).
-	The site should incorporate strong vertical tree buffering along the top of the slope adjacent to Moonlight Beach Park.
-	The site should incorporate a mixed use appearance with pedestrian oriented retail shops along C Street, with increased privacy for patrons as the buildings and spaces move away from C Street.
-	The site should incorporate a strong vertical architectural element as a terminus for Second Street.

7. Historic Rehabilitation

Under City-wide zoning overlay regulations, site-specific analysis is required to determine when sites include historically and architecturally significant resources. For sites determined to include such resources, the following design recommendations apply.

-	Every reasonable effort should be made to provide a compatible use for a property which requires minimal alternation of the building, structure, or site and its environment, or to use a property for its historically original purpose.
-	The distinguishing original qualities or character of a building, structure, or site and its environment should not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
-	All buildings, structures, and sites should be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance should be discouraged.
-	Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance should be recognized and respected.
-	Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site should be treated with sensitivity.
-	Deteriorated architectural features should be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new materials should match the original material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
-	The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials should not be undertaken.
-	Every reasonable effort should be made to protect and preserve archaeological resources affected by, or adjacent to, any project.
-	Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and character of the property, neighborhood or environment.
-	Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

4.6 MULTI-FAMILY RESIDENTIAL DESIGN RECOMMENDATIONS.

4.6.1 Architectural Considerations

1. New residential development (two or more units) in existing neighborhoods should incorporate architectural characteristics which will maintain the scale of existing structures on the property and surrounding neighborhood, for example; window and door detailing, facade decoration, materials, color, roof style and pitch, porches, and the like.

2. Changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables mitigate the barracks like quality of flat walls and roofs, and of excessive length, which are often negative characteristics of multiple family projects.

3. The incorporation of balconies, porches, and patios within the building form is encouraged for both practical and aesthetic value. These elements should be integrated to break up large wall masses, offset floor setbacks, and add human scale to buildings.

4. Due to the existing context of full roofs on residential structures in the Downtown, hipped or gabled roofs covering the entire building are preferable to mansard roofs or segments of pitched roofs applied at the building's edge.

5. Wall planes should not run in one continuous direction for more than 20 feet without a change of at least 3 feet. Where this is accomplished by the use of a building projection, such projection should be minimum of 6 feet wide.

6. Projects should be broken up into groups of structures with each structure ranging approximately from 4 to 8 units.

7. When an existing single family unit is to remain on the site where new multiple family units are to be constructed, the existing unit should be upgraded to be compatible with the new units.

8. The composition of materials should avoid giving the impression of thinness and artificiality. Veneers should turn corners, avoiding exposed edges.

9. If concrete block is used it should receive a finish coat of stucco.

10. Carports, detached garages, and accessory structures should be designed as an integral part of the overall project. They should be similar in materials, color, and detail to the principal buildings of a development.

11. If carports are permitted to utilize flat roofs, the roofs should not project above any exterior walls adjacent to streets. Prefabricated metal carports are discouraged.

12. All mechanical equipment whether mounted on the roof or ground should be screened from view. Screen walls should be architecturally integrated with structures.

13. Major design orientation (front pedestrian entry, window openings) should be provided out onto front and side streets frontages.

14. Front porches are encouraged.

15. Residential development should provide a street/sidewalk appearance dominated by well-designed dwellings and landscaping. It is strongly emphasized that garages should not predominate the primary front facade. Under this specific plan's development standards, alley access for parking is to be used when alleys are present. This should automatically avoid front facades being dominated by garages or carports. When auto access from the street must be allowed, the front plane of garages or carports should be further back from primary street frontage than the front plane of the dwelling structures, and as far back on the site as possible.

4.6.2 Site Design Considerations

1. New multiple family developments should be designed to continue desirable site layout relationships between original structure(s) on a development site and the surrounding neighborhood. Access to parking should be taken from an adjacent alley whenever possible.

2. Because multiple family projects are usually taller than one story, their bulk can impose on surrounding uses. The height of such projects should be considered within the context of their surroundings. Buildings with greater height may require additional setbacks at the second story so as not to impose on adjacent single story uses.

3. Parking/garages: Access to parking and/or garages should be from alleys when available. Side street and front street access is less desirable and will be reviewed on a case-by-case basis.

Parking areas, covered carports, and enclosed garages should be set back further from the front property line than the primary wall facade of the primary residential structure on a development site. All parking/garages are preferred at the rear of the site.

4.6.3 Security Considerations

1. The most common security problems for multiple family projects are:

-	Uncontrolled access to parking where outsiders may enter freely.
-	Uncontrolled pedestrian access to the site.
-	Unassigned common areas, including parking spaces, provide opportunities for outsiders to go unnoticed on the site.
-	Security at building or site entrances is difficult to maintain if not visible from the public street or from well used common areas within the complex.

2. Both public and private spaces should be appropriately delineated with paving, building materials or grade separation, or with physical barriers such as landscaping, fences, walls, screens, or building enclosures. By defining spaces outside living units or groups of living units, residents will be more inclined to notice any unusual activity or intrusion.

3. Entrances for both automobiles and pedestrians should be marked with gates and lights. By defining and controlling access points to the building, unauthorized intruders will be deterred.

4. It is important that all entrances to a site be designed to be easily visible from a public street or alleyway. It is also essential that interior and exterior access points and corridors are well lit provided that such lighting is shielded and directed so as to be unobtrusive.

5. Private open spaces for individual dwellings (patios, balconies or courts) should not be required to be visible from other residential units. But common open spaces, courtyards, circulation corridors and balconies, and individual living unit entrances should be visible from a majority of the living units. The units should also allow easy surveillance from within the living units.

6. Consideration should be given to avoiding obscured spaces where intruders might hide in the design of all new multiple family projects without compromising principals of good architectural and site design.

7. Lighting for pedestrian walkways should be maintained at 0.5 footcandles for average areas such as through common areas, and at 0.8 footcandles for security areas such as at site entrances and walk-ways from parking areas.

8. In larger complexes, living units should be clustered in small groups of 4 to 8 units. This will help establish an active social network between residents and will reinforce the sense of territoriality in each cluster of units.

9. Garages or security gates should be provided for parking areas, where feasible.

4.6.4 Screening Of Storage and Equipment Areas

Outdoor storage and trash areas present a negative visual experience, especially in residential areas, and should be concealed from public view to the greatest degree possible.

1. Any exterior storage or trash area should be confined to portions of the site least visible to public view.

2. Screening should consist of a combination of solid screening materials and landscaping. Permanent chain-link fencing with slatting is not recommended.

3. Any equipment, whether on the roof, side of building, or ground, should be screened. The method of screening should be architecturally integrated with the building in terms of materials, color, shape, and size.

4. Where individual equipment is provided reasonably close together, a continuous screen is desirable as opposed to a number of individual screens.

4.7 STREETSCAPE CONCEPTS.

4.7.1 Introduction

The purpose of this Streetscape Concepts section is to set forth general and specific design standards for streetscape improvement within the Downtown area's public right-of-way. The information provided in this section identifies and coordinates the streetscape design elements of paving (sidewalks and crosswalks), street trees, street furniture, lighting, median treatments, and other special parking or "Gateway" treatments and signs.

The Streetscape Concepts section is a guidebook to be used by the City in revising its streetscape standards for the area and as a manual for informing private developers of some of their "off-site" improvement responsibilities.

All of the streetscape and right-of-way modifications identified in this section will occur within the public right-of-way and will be primarily initiated through the Public Works, Capital Improvements process. However, when opportunities arise where private developments are occurring, developers may be required to install these "off-site" improvements as part of their condition of approval.

4.7.2 Applicability

The Streetscape Concepts provided in this section apply to all designated areas of the public right-of-way within the Specific Plan Area. These are concepts only. They provide the design criteria that the City and future developers will follow in the preparation of plans for improvement of the various rights-of-way. When improvement of designated streets or portions of rights-of way is proposed by the City, or required of any developer or agency in conjunction with land use or other development, such improvement shall be consistent with these streetscape concepts. These concepts (as noted in Section 4.7.4 Street Design Concepts of this Specific Plan) may be modified by City Council resolution as initiated by the City Engineer in a Restriping Program. Examples of modifications to these concepts include (but are not limited to) the re-striping of on-street parking stalls within the plan, modification of traffic flow (example: allowing one-way traffic flow), and modifications to and/or removal of decorative pavement treatment consistent with City standards. Consistent with City regulations, requirements to install street improvements may be satisfied by covenant, lien and/or other applicable measure(s) when it is determined that incremental improvements are inappropriate. (amended Ord. 2011-05)

4.7.3 Goals

The Streetscape Concepts for the Specific Plan Area have been prepared with the following goals in mind.

1. To strengthen and enhance a nostalgic, small town Downtown pedestrian environment.

2. To beautify the commercial streets in order to improve the overall visual "image" of the Specific Plan Area.

3. To enhance the motorist's "sense of arrival" into the Downtown.

4. To enhance the unique "sense of place" and identity for Downtown.

5. To improve the availability of close, abundant "on-street commercial parking" spaces.

6. To consider the need for "long term maintenance" and durability in the selection and design of streetscape elements.

7. To avoid faddish or current streetscape gimmicks for the Downtown streetscape in favor of long term, more traditional approach to design.

4.7.4 Streetscape Design Concepts

The overall general streetscape guidelines for the downtown Encinitas area shall include:

Architectural Theme - selected street furniture does not have to match exactly in style or color, but should be compatible. Prefer a simple style, but not necessarily contemporary.

Theme Colors - select bright or dark blue or green colors for accents such as trash receptacles, tree grates, bike racks, etc.

Street Furniture - should discourage vandalism and be low in maintenance.

Seating Nodes - create seating nodes at intersection locations that include benches and bike racks. Avoid seating that is open and parallel to the line of sidewalk to avoid damage by skateboarders.

Pavement Treatment - use pavement texturing and coloring as indicated on sidewalks, at sidewalk nodes and at intersection crossings to unify streetscapes and accent the area's pedestrian environment.

The following section provides details of the various design elements that make up the Streetscape Concepts for Downtown Encinitas. The individual elements include:

1. First Street Streetscape Concept and Intersection Detail

2. Vulcan Avenue Streetscape Concept (3 pages)

3. Second Street Streetscape Concept and Cross Section

4. "C" Street Extension Concept

5. Encinitas Blvd./Highway 101 at Moonlight Beach Entry Area Concept and Sketch

6. Entry Sign Concepts

7. Street Furniture

8. Comprehensive Streetscape Plan

The City shall have the right to re-stripe on-street parking at any time to allow for the greatest gain of parking consistent with City practices. (amended Ord. 2011-05)

4.8 GENERAL LANDSCAPE RECOMMENDATIONS.

Landscaping for commercial uses in the Downtown is important to create an atmosphere conducive to pedestrian activities and to define specific areas by helping to focus on building entrances, parking lots, defining the edges of various land uses, buffering between neighboring properties, and providing screening for loading and storage areas. Landscaping can be used as a unifying element within a project to obtain a cohesive appearance and to help achieve compatibility of a new project with its surroundings.

4.8.1 General Landscape Design Recommendations

a. Landscaping can be in the form of planting beds, raised planters, containers, or window boxes, if a suitable setback is included.

b. Landscaped areas should generally incorporate plantings utilizing a three tier system; 1) grasses and ground covers, 2) shrubs, and 3) trees.

c. The following are common planting design concepts which are encouraged:

-	Specimen trees used in formal groupings or clusters at major focal points
-	Use of flowering vines both on walls and arbors
-	Use of planting to create shadow and patterns against walls
-	Trees to create canopy and shade, especially in parking areas
-	Plantings and walls to screen outdoor areas from wind

d. All landscaped areas should emphasize the following water conservation techniques:

(1) Limit turf areas.

(2) Install efficient irrigation systems.

(3) Improve soil for better water penetration and improved water holding capacity of the soil.

(4) Use of mulch to cover and cool the soil.

(5) Use of drought tolerant plants. Use of cactus, however, shall be very limited and used only in small areas for accent.

(6) Regular maintenance to include pruning, weeding, proper fertilization, pest control, and water schedule adjustments.

e. Landscaping which is in scale with adjacent buildings and of appropriate size at maturity to accomplish its intended goals is most efficient.

f. Landscaping around the entire base of buildings is encouraged to soften the edge between the parking lot and the structure. This can be accented at entrances to provide focus.

g. Landscaping can help to identify entrances, separate outdoor dining areas, shade courtyards or define alleys to encourage pedestrian activity.

h. Landscaping can be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. Concrete mow strips separating turf and shrub areas can also be provided.

i. Vines and climbing plants integrated upon buildings, trellises, and perimeter walls not only looks good but also help discourage graffiti. A few plants to consider for this purpose are: bougainvillea, grape ivy, and wisteria vines.

j. Landscaping can be used to screen trash, equipment, storage and loading areas from public view from alleys as well as from streets.

k. Where buildings are set back from the sidewalk or alley, landscaping can be used to treat both the setback area and the exposed walls of adjacent buildings.

l. Benches, kiosks or artwork are encouraged to be incorporated into the landscaping as amenities in high use areas.

m. The use of inorganic groundcover (gravel or crushed rock) is not recommended. If used in small areas, it can be in combination with drought tolerant plants and limited to an accent feature.

n. When used, hardscape materials should reflect the design and function of space and incorporate a variety of textures and materials whenever possible.

o. Plants in containers are especially encouraged for areas adjacent to storefronts along walkways.

p. The landscape irrigation system shall be automatic and should be designed to prevent over spray run off to the greatest degree possible.

q. All irrigation systems can be designed to minimize vandalism by placing controls in appropriate above or below grade enclosures.

r. For large systems, sectionalized gate valves can be provided to allow shutting down various sections without affecting the entire system.

s. Appropriate, protective staking is important to protect trees from potential vandalism.

t. Careful consideration of the spacing of plant materials will insure that they do not interfere with the lighting of the premises or restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Plant spacing can also insure unobstructed access for vehicles and pedestrians and provide clear vision at site intersections.

u. Alternative water conserving irrigation technologies should be incorporated whenever possible.

v. The following distancing is recommended for trees and large shrubs:

-	A minimum of 10 feet between center of trees or large shrubs and edge of driveway, water meter or gas meter and sewer laterals.
-	A minimum of 10 feet between center of trees or large shrubs and point of intersection of the edge of driveways and streets or walkways.
-	A minimum of 20 feet between center of trees and large shrubs to utility poles.
-	A minimum of 8 feet between center of trees or large shrubs and fire hydrants and fire department sprinkler and standpipe connections.
-	Parking lot trees should be a minimum of 15 gallon.

The following is recommended as the minimum size for plant materials:

Trees	Groundcover
100%, 15 gallon or larger	100% coverage within 1 year
Shrubs
100%, Balance between 1 and 5 gallon

4.8.2 Suggested Plant Palette

a. First Zone of Exposure

All property within the Downtown area which is between the high tide line and Vulcan Avenue lies essentially within the "first zone of exposure." Landscape materials in this area are subject to strong prevailing winds and salt laden air. While development is not limited to an exclusive palette, some examples of appropriate landscape materials for the first zone of exposure are:

BOTANICAL NAME*	COMMON NAME
Trees
Albizia julibrissin	Silktree
Arbutus marina	Marina Madrone
Brahea armata	Mexican Blue Palm
Brahea edulis	Guadalupe Palm
Butia capitata	Pindo Palm
Cassia leptophylla	Gold Medallion Tree
Chamaerops humilis	Mediterranean Fan Palm
Corymbia citriodora	Lemon-Scented Gum
Handroanthus chrysotrichus	Golden Trumpet Tree
Jacaranda mimosifolia	Blue Jacaranda
Lagerstroemia indica 'Biloxi'	Biloxi Crape Myrtle
Lagerstroemia indica 'Cherokee'	Cherokee Crape Myrtle
Lagerstroemia indica 'Potomac'	Potomac Crape Myrtle
Lagerstroemia indica 'Seminole'	Seminole Crape Myrtle
Liriodendron tulipifera	Tulip Tree
Magnolia grandiflora 'Little Gem'	Little Gem Magnolia
Magnolia grandiflora 'Majestic Beauty'	Majestic Beauty Southern Magnolia
Magnolia grandiflora 'Samuel Sommer'	Samuel Sommer Southern Magnolia
Metrosideros	New Zealand Christmas Tree
Peltophorum dubium	Yellow Jacaranda
Pistacia chinensis	Chinese Pistache
Pittosporum crassifolium	Stiffleaf Cheesewood
Quercus agrifolia	Coast Live Oak
Quercus dumosa	Coastal Sage Scrub Oak
Quercus suber	Cork Oak
Quercus tomentella	Island Oak
Quercus virginiana var. fusiformis	Escarpment Live Oak
Spathodea campanulata	African Tulip Tree
Syagrus romanzoffiana	Queen Palm
Tristania conferta	Brisbane Box
Shrubs
Carissa macrocarpa	Natal Plum
Ceanothus spp.*	Wild Lilac
Coprosma spp.*	Mirror Plant
Dodonea viscosa	Hop Bush
Juniperus spp.*	Juniper
Leptospermum laevigatum	Australian Tea Tree
Malaleuca spp.*	Paperbark, Honey-Myrtle, or Tea-Tree varieties
Metrosideros villosus	Pohutukawa
Pittosporum crassifolium	Stiffleaf Cheesewood
Pittosporum crassifolium nana	Dwarf Karo
Pittosporum tobira	Tobira or Japanese Cheesewood
Pittosporum tobira Wheeleri	Wheeler's Dwarf Pittosporum
Raphiolepis spp.*	Indian Hawthorne
Rhus integrifolia	Lemonade Berry
Perennials
Euryops pectinatus	Golden Shrub Daisy
Felicia amelloides	Blue Marguerite
Other native wildflowers may be considered upon review by City Staff.
Groundcovers
Arctostaphylos uva-ursi	Bearberry
Baccharis piluaris	Prostrate Coyote Bush
Carissa macrocarpa 'Prostrata'	Prostrate Natal Plum
Ceanothus gloriosus	Point Reyes Ceanothus
Ceanothus griseus horizontalis	Carmel Creeper
Delosperma alba	White Trailing Ice Plant
Drosanthemum floribundum	Rosea Ice Plant
Gazania spp.*	African Daisy
Juniperus conferta	Shore Juniper
Lampranthus productus	Purple Iceplant
Lantana montevidensis	Purple Trailing Lantana
Vinca Rosea	Madagascar Periwinkle
Vines
Bignonia radicans	Trumpet Vine
Ficus repens	Climbing Fig
Muehlenbeckia complexa	Wire Vine
Solandra maxima	Cup-of-Gold Vine
Tecomaria capensis	Cape Honeysuckle
Bougainvillea spp.*	Bougainvillea
Grass and Lily-Like Plants
Agave americana	Century Plant
Aloe vera	Aloe
Dracaena spp.*	Dracaena
Festuca rubra	Red Fescue
Pandanus utilis	Screw Pine
Paspalum spp.*	Bahiagrass
Phormium tenax	New Zealand Flax
Yucca aloifolia	Spanish Bayonet
Zoysia japonica	Korean Lawngrass

*	Multiple varieties may be considered, with the exception of those listed as invasive within the City's Invasive Plant Policy.

b. Second Zone of Exposure

The land located inland of Vulcan Avenue is within the "second zone of exposure." Wind and salt air again affect the vegetation, but not as much as in the first zone. Some examples of appropriate landscape materials include all species listed for the first zone as well as the following:

BOTANICAL NAME	COMMON NAME
Trees
Albizia julibrissin	Silktree
Arbutus marina	Marina Madrone
Arbutus unedo	Strawberry Tree
Callistemon spp.*	Bottlebrush
Cassia leptophylla	Gold Medallion Tree
Corymbia citriodora	Lemon-Scented Gum
Eriobotrya spp.*	Loquat
Eucalyptus spp.*	Gum Tree
Handroanthus chrysotrichus	Golden Trumpet Tree
Jacaranda mimosifolia	Blue Jacaranda
Lagerstroemia indica 'Biloxi'	Biloxi Crape Myrtle
Lagerstroemia indica 'Cherokee'	Cherokee Crape Myrtle
Lagerstroemia indica 'Potomac'	Potomac Crape Myrtle
Lagerstroemia indica 'Seminole'	Seminole Crape Myrtle
Liriodendron tulipifera	Tulip Tree
Magnolia grandiflora	Southern Magnolia
Magnolia grandiflora 'Little Gem'	Little Gem Magnolia
Magnolia grandiflora 'Majestic Beauty'	Majestic Beauty Southern Magnolia
Magnolia grandiflora 'Samuel Sommer'	Samuel Sommer Southern Magnolia
Peltophorum dubium	Yellow Jacaranda
Pinus spp.*	Pine Tree
Pistacia chinensis	Chinese Pistache
Pittosporum spp.*	Pittosporum
Podocarpus spp.*	Podocarpus
Prunus illicifolia	Hollyleaf Cherry
Quercus spp.*	Oak
Quercus suber	Cork Oak
Quercus tomentella	Island Oak
Quercus virginiana var. fusiformis	Escarpment Live Oak
Raphiolepis "Magestic Beauty"	Majestic Beauty Indian Hawthorne
Spathodea campanulata	African Tulip Tree
Shrubs
Abelia grandiflora	Glossy Abelia
Baccharis spp.*	Coyote Bush
Ceanothus spp.*	Wild Lilac
Cistus spp.*	Rock Rose
Eleagnus spp.*	Silverberry
Escallonia spp.*	Redclaw
Feijoa sellowiana	Pineapple Guave
Garrya elliptica	Silk Tassel Bush
Hibiscus spp.*	Hibiscus
Lantana spp.*	Lantana
Leptospermum spp.*	Tea Tree
Leucophyllum texanum	Texas Ranger
Ligustrum spp.	Privets
Perennials
Coreopsis spp.*	Tickseed
Pelargonium domesticum	Lady Washington Geranium
Veronica spp.*	Speedwell
Vines
Beaumontia grandiflora	Easter Lily Vine
Gelsemium sempervirens	Caolina Jassamin
Hibbertia scandens	Golden Guinea Vine
Jasminum spp.*	Jasmine
Lonicera spp.*	Honeysuckle
Macadyena unguis-cati	Cat's Claw Trumpet Vine
Parthenocissus tricuspidata	Boston Ivy
Rhoicissus capensis	Evergreen Grape
Trachelospermum jasminoides	Star Jasmine
Grass and Lily-Like Plants
Agapanthus africanus	Lily of the Nile
Beaucarnea recurvata	Elephants Foot
Cordyline australis	Cabbage Tree
Cynodon spp.*	Bermuda Grass
Festuca elatior	Meadow Fescue
Hemerocallis spp.*	Daylily
Liriope spicata	Creeping Lily Turf
Sansevieria spp.*	Mother-in-Law's Tongue
Strelitzia reginae	Bird of Paradise
Yucca recurvifolia	Curve-Leaf Yucca
Groundcovers
Arenaria spp.*	Sandwort
Cotoneaster horizontalis	Rockspray Cotoneaster
Juniperus horizontalis	Creeping Juniper
Lantana spp.	Lantana
Liriope spicata	Lily Turf
Lonicera japonica	Japanese Honeysuckle
Ophiopogon japonicas	Mondo Grass
Pachysandra terminalis	Japanese Spurge
Phyla nodiflora	Lippia Grass
Thymus vulgaris	Thyme
Other native wildflowers may be considered upon review by City Staff.

*	Multiple varieties may be considered, with the exception of those listed as invasive within the City's Invasive Plant Policy.

(Ord. 2019-28)