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 the North 101 Corridor Specific Plan area.

One of the basic intents of these Design Recommendations is to encourage good design 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 specific direction on design to the property owner, developer, architect or designer. It is not the intent of the recommendations, however, to discourage innovative design or individual expressions. The applicant that wants to create an innovative project is encouraged to do so with the understanding that the project will be subject to discretionary City review, and may be approved or denied by the City.

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

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

4.2 DEVELOPMENT REQUIRING DESIGN REVIEW.

All new building, landscaping, exterior alterations, signage or construction projects, whether they require any other City permit or not, are subject to Design Review unless exempted by Section 4.3, Exemptions from Design Review. These recommendations do not affect existing buildings which are not proposing new construction, new signage, new landscaping, or exterior alterations. Except as otherwise specified herein, the provisions of Title 23, Section 23.08 of the Encinitas Municipal Code shall apply to the area designated as the North 101 Corridor Specific Plan. Objective "Standards" included in the City's Design Standards and Guidelines shall apply to all residential development and mixed-use residential development. Where conflicts in objective standards occur, the objective design standards specified in this chapter shall supersede and apply. Where the Specific Plan is silent, the City's Design Guidelines shall apply.

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:

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

b. 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 cafes) or city streetscape projects requiring discretionary approval.

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

d. 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, as determined by the Director of Community Development.

e. Change of message/copy of existing signs. This shall not include new signs or substantial reconstruction of existing nonconforming signs, as determined by the Director of Community Development.

f. Interior remodeling work.

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

h. Landscape maintenance and upkeep, including minor replacement of plants, as determined by the Director of Community Development.

i. Residential swimming pools, spas, patio covers, lath houses, decks, and balconies provided that zoning and specific plan standards are met.

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

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

l. 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.

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

4.5 COMMERCIAL AND MIXED USE DESIGN RECOMMENDATIONS.

4.5.1 INTRODUCTION

The North 101 Corridor Specific Plan Area has primarily developed as a small scale, eclectic commercial corridor along North Highway 101 and portions of Vulcan Avenue. The commercial development consists of mostly single business, single ownership buildings constructed individually on small lots. More than any other commercial area in the City, this corridor has accommodated artisans and craftsmen with related retail sales. The visual impression created by this area reflects the way residents feel about their community. It also reflects the diversity and scale of this beach community.

Two specific goals of the design recommendations for this area include; promotion of a village scale with pedestrian orientation and, encouragement of the patronage from North Highway 101 travelers. It is also important that the design recommendations remain sensitive to and allow for the preservation and enhancement of the family-owned and village scale businesses as well as the construction of new commercial development and pedestrian oriented improvements.

The economic vitality of the commercial portion of the North 101 Corridor Specific Plan Area reflects and affects the economics of the other commercial districts within the City. Therefore, the commercial and mixed use design recommendations in this section focus on efforts to foster superior design in order to create a quality image, encourage reinvestment and improve economic vitality while at the same time reinforcing the area's eclectic character.

New developments and enhancement of existing development will evolve in a more unique and creative manner if the recommendations are flexible and provide an array of choices that can be combined in many different ways. The following recommendations will provide direction without eliminating the creative opportunities that will ultimately determine the success of many design solutions. Rather than establishing strict and rigid recommendations, a framework of discretionary statements has been created.

4.5.2 GENERAL COMMERCIAL AND MIXED USE RECOMMENDATIONS FOR COMPATIBILITY AND CONTEXT

This section provides general design principles for commercial and mixed use projects in the North 101 Corridor Specific Plan Area. This section provides the basic concepts for the creation of good community design and quality development. These general recommendations are to be used in conjunction with other, more specific recommendations for commercial and mixed use development found in subsequent parts of this section.

A. Desirable Elements of Project Design

The following design elements are desirable and highly encouraged:

1. Significant wall articulation (insets, pop outs, columns, canopies, wing walls, trellises)

2. Natural wall materials including stucco, stone, brick, clapboard, and ceramic tile

3. Multi-planed roofs

4. Full roof treatments

5. Roof overhangs, arcades, plazas and outdoor dining areas

6. Traditional storefront design (See Section 4.5.7)

7. Articulated mass and bulk oriented to pedestrian/village scale

8. Significant landscape and hardscape elements

9. Shared access driveways (for new and larger developments)

10. Landscaped and screened parking and loading

11. Pedestrian orientation and village scale

B. Undesirable Elements of Project Design

The following design elements are discouraged:

1. Large blank, flat wall surfaces

2. Unpainted concrete, slumpstone or corrugated metal

3. Highly reflective surfaces (mirror windows)

4. Metal or plastic siding

5. Large front yard setbacks accommodating parking

6. Visible outdoor storage, loading, and equipment areas

7. Disjointed parking areas and awkward circulation patterns

8. Over abundance of access driveways, or unsafe locations

9. Large commercial development across numerous lots, without pedestrian orientation

C. Building Height

Building heights should relate to adjacent development to allow compatibility between new and existing development, promote a village scale and encourage pedestrian activities.

1. Varied building heights preserve the desired mix of one, two, and three-story buildings.

2. A transition from the height of adjacent development to the maximum height of the new development is highly desirable.

3. Building heights which are oriented to a pedestrian scale promote the intended "village" atmosphere.

4. Transitions from one story or two stories along the street frontage to two or three stories further back, are desirable.

D. Scale and Bulk

Scale is the relationship between a proposed building's size and the size of adjoining buildings. The scale of new buildings should be compatible with existing buildings in the area and should allow the continued domination of large trees along the North 101 Corridor Specific Plan Area.

Large scale buildings that give the appearance of square box structures are discouraged and generally will appear out of place if situated adjacent to the typically smaller buildings of the North 101 Corridor Specific Plan area. Large developments, which are constructed on three or more adjacent lots or have a frontage greater than 100 feet are encouraged to utilize a "village" design, such as several small buildings around a plaza area. There are several ways to reduce the appearance of excessive bulk in large buildings:

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

2. Step back upper floors.

3. Vary the height of the building so that it appears to be divided into distinct elements.

4. Use varied roof planes and shapes.

5. Articulate the different parts of a building's facade by use of color, arrangement of facade elements, and/or change in materials.

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. 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.

E. Color

The following color recommendations are intended to promote building colors that are appropriate to the character and orientation of the building, and which tie together the various elements of the building in a manner which is compatible with adjacent buildings as well as the intended character of the area. These recommendations are not intended to dictate all building colors or rule out color options, but rather to provide a framework of desirable colors, and color values which are appropriate to the intended character of the North Highway 101 Corridor Specific Plan area.

1. Light to medium intensity colors are encouraged for the overall background building color. Bright, intense colors are better reserved for accents, trim or highlighting architectural features.

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

3. No limit to the number of colors used on a building is recommended. In fact, the use of numerous accent colors can be appropriate provided the color palette is compatible with these recommendations.

4. Fluorescent colors are generally not appropriate to the desired eclectic village character.

5. Color can be used to break down the scale of a building by highlighting various architectural elements.

6. Signs and awnings which are color coordinated with the building facade can successfully be used to introduce brighter or more intense colors.

7. The hues, values, and intensities of a color program should be compatible with adjoining building colors and landscaping elements, except where adjacent buildings diverge from these recommendations.

8. Large areas of intense white are discouraged.

9. Murals and supergraphics, not advertising a business, are encouraged.

4.5.3 GENERAL COMMERCIAL AND MIXED USE BUILDING DESIGN RECOMMENDATIONS

The commercial and mixed use building design recommendations for the North 101 Corridor Specific Plan area are developed to encourage new buildings and renovations to have a pedestrian scale, which is compatible with the desired village character. The following provides design recommendations for single- and multi-building commercial developments.

A. Mass and Compatibility

New buildings and renovations are encouraged to have pedestrian orientation and scale and to be compatible with the existing village character. The following recommendations propose ways to break up building mass and encourage compatibility between larger and smaller development.

1. 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 emphasize various interior building functions.

2. Large expanses of building facades (approximately 30 feet or greater) with no architectural variations should be avoided. Building articulation and setbacks, window and entry variations, patios, plazas or other landscaped/hardscaped pedestrian areas are highly encouraged.

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

4. The pedestrian scale of the street can be reinforced by distinguishing the upper floor. This can be accomplished with materials changes, window variations, overhanging building elements and other devices which focus attention on the pedestrian level.

5. Special treatment of building entrances is desirable to add interest to a facade.

6. Long, regular facades should be avoided.

7. Strong vertical elements such as windows, roofs, pilasters, columns, stairs and towers, or use of wall articulation can break up the length of a facade and create necessary variation in building style.

8. A diversity of scale throughout the commercial corridor encourages a village atmosphere.

9. The traditional pattern of development in the commercial corridor has been small buildings on small lots. If consolidation of lots is proposed, efforts should be made to preserve this pattern. New development using small individual buildings or building modules is strongly encouraged.

10. Additions to existing buildings should be designed to be integrated with the existing building. The new addition should match the existing building in terms of scale, window and door styles and openings, roof line, materials, color, and other aspects of design.

11. Where a newer look is desired than that found on the existing building, the entire building should be renovated to achieve a single design, except designated historic or architecturally significant buildings as determined by the Director of Community Development.

12. Terracing of buildings tends to diminish mass and provides an opportunity to conceal parking or mechanical equipment.

B. Roofs

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

1. Rooflines of large buildings (approximately 70 feet of width or more), which run in a continuous plane are discouraged. Jogging or offsetting the roofline breaks up monotony and mass and is encouraged.

2. Nearly vertical roofs (A Frames) and piecemeal mansard roofs (used on a portion of the building perimeter only) are discouraged. Mansard roofs, if utilized on commercial structures should wrap around the entire building perimeter where feasible.

3. Roof overhangs can provide protection for shoppers from sun and rain and are encouraged.

4. Roofing materials should be consistent with the architectural character of the building and should convey a sense of permanence and quality.

5. Roof-mounted mechanical equipment must be concealed from public view by screening in a manner consistent with the character of the building.

6. Dormers, when appropriate to the character of the building, can be used to add interest to the roofline and to introduce natural light into the building.

7. The following roof materials are discouraged:

-	corrugated metal
-	high contrast or brightly colored glazed tile, except where desirable for accent purposes
-	highly reflective surfaces
-	illuminated roofing

8. Roof drains designed as an integral part of the structure and not exposed on the exterior are desirable.

9. Flat roofs are discouraged except for small freestanding buildings.

C. Lighting

1. Exterior lighting shall be compatible with the architectural style of the building.

2. Exterior lighting placement shall blend with the building's architectural style.

3. Exterior lighting should accentuate and integrate with the design qualities of the building. Exterior lighting should not overpower the visual effect of the building design.

4. Exterior lighting should maintain a moderate to low intensity level throughout the project (less than or equal to 1.5 foot candles average).

D. Walls and Fences

1. Walls viewed from the street or parking lots should be designed to blend with the site's architecture.

2. If security fencing is necessary, a design which incorporates a combination of solid walls with pillars and offsets or short solid wall segments and segments with open grill work is encouraged.

3. A wall design which provides offsets along large expanses (50 feet or more), reduces monotony. Landscape pockets along such walls or fences are also encouraged.

4. Walls and fences between buildings and the main street frontage are generally discouraged.

E. Screening of Storage and Equipment Areas

Outdoor storage and trash areas present a negative visual experience, especially in commercial 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. New construction shall provide trash storage in a trash enclosure, compatible with the principal building architecture.

2. Screening should consist of a combination of elements including solid masonry walls, berms, and landscaping. Chainlink 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.

F. Building Materials (New)

The use of high quality building materials is encouraged.

1. Natural materials, such as stone, brick, tile, and wood are appropriate. Simulated or painted brick, stone, tile, corrugated metal, or wood must be carefully reviewed for appropriateness and appearance.

2. Stucco with a variety of finishes is encouraged; however, the finish should be compatible with the building character.

3. Aggregate panels, metal, or bonded metal panels and similar materials are discouraged.

4. Clear or lightly tinted glass and glass blocks can be used, but highly reflective glass is discouraged.

5. Roofing materials should be selected based on compatibility with the architecture of the building.

6. Materials can be combined to enrich the appearance of a building and highlight architectural elements; however, only a limited number of materials should be used.

7. The following materials are strongly discouraged as primary exterior wall materials:

-	unfinished concrete and concrete block
-	corrugated metal or plastic
-	reflective mirror type glass
-	standing seam metal walls
-	plywood (painted or otherwise)
-	imitation "rock work" veneers
-	corrugated fiberglass
-	asphalt shingles
-	illuminated sidings and awnings
-	plastic laminate
-	unmilled, bare aluminum

G. Building Materials (Renovation)

1. Original exterior materials such as brick, stucco, stone, adobe, tile, vitrolite or carrera glass, wood, and metal should be retained and repaired where appropriate.

2. Original facades should be repaired only with materials that match the original materials.

3. 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.

4. Deteriorated architectural features should be repaired or replaced to match the original as closely as possible.

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

4.5.4 GENERAL SITE PLANNING RECOMMENDATIONS

Placement of commercial and mixed use buildings, parking and pedestrian amenities is important in the North 101 Corridor Specific Plan area to encourage the desired pedestrian/ village scale. The following recommendations seek to provide design techniques which will allow a compatible mix of development size and land uses. The recommendations are aimed at promoting a pedestrian/village scale commercial corridor utilizing sensitive and innovative design.

A. Setbacks and Building Orientation

1. Orientation of new buildings should consider adjacent buildings.

2. Buildings which are immediately adjacent to the sidewalk promote visibility and pedestrian orientation. This can also be accomplished if buildings are separated from the street by plazas, outside dining or other pedestrian areas.

3. Larger developments which utilize more than one lot can maintain a village scale by constructing several smaller buildings rather than one large structure, and clustering the development. This creates opportunities for plazas and pedestrian areas and prevents large expanses of buildings. When clustering is impractical, a visual link between buildings can be established through the use of an arcade system, trellis or other open structure.

4. Locating buildings and on-site circulation systems such that pedestrian/vehicle conflicts are minimized encourages pedestrian activity.

5. Recognizing the importance of spaces between buildings as outdoor rooms allows these spaces to have a planned and useful shape and not simply be left over areas.

B. Street Orientation

1. The building wall facing the street should generally be oriented parallel to the street.

2. Storefronts and the major pedestrian access for all buildings shall be oriented to the major street upon which it is located. Secondary rear or side entries are encouraged.

3. Buildings with parking lots between the street and structure do not promote the village scale or pedestrian activities and are discouraged.

C. Rear Yard, Alley and Street Treatments

Those commercial areas which back up to or are otherwise adjacent to residential areas are best buffered by providing landscape areas and/or screen walls along the adjacent property line. Low scale commercial buildings which are oriented to the front of the site allow side and rear portions of the site to be utilized for parking, landscaping, plazas, or other buffering amenities.

1. Those lots along North Highway 101 which have through access to Melrose and La Veta Avenues shall refer to Section 3.1.3.A & B, Development Standards, for site design requirements and Section 4.5.8.E for design recommendations.

2. Commercial or mixed use properties which are immediately adjacent to or separated by streets or alleys from residentially zoned properties can best buffer the commercial activities by providing a landscaped setback along the length of the adjacent property line. Buildings are required to be oriented as closely as possible toward the major street frontage. In some cases screen walls may be necessary to screen parking or loading areas, or unsightly building views.

3. A combination of low or opaque walls and landscape methods are encouraged for visual variety and to soften blank wall surfaces, however, pedestrian access should be provided through landscape buffer areas.

4. Consideration should be given to shared access drives for adjacent properties, both from alleys and from North Highway 101 or Vulcan Avenue. This consideration will help minimize curb cuts and reduce alley noise and traffic.

5. Where rears of buildings are visible across alleys or streets from residential lots, architectural treatment which softens blank rear walls, loading and trash areas is necessary.

4.5.5 GENERAL CIRCULATION RECOMMENDATIONS

Access and parking design of commercial and mixed use properties in the North 101 Corridor Specific Plan Area is essential to ensure successful site design. The following recommendations address the important elements of access and parking design.

A. Parking located on one side and/or at the rear of a building reduces pedestrian/vehicle conflicts and promotes the desired village scale and pedestrian activities along the North Highway 101 and Vulcan Avenue edge.

B. On-site parking located adjacent to the street should be avoided where possible. Where on-site parking is located adjacent to the street, landscaping should be planted along the street frontage to provide needed screening. This planting should not block building visibility from the street. Hedges, shrubs, low berms, mounding, or low fences along pedestrian ways and streets should be used to effectively screen views of parked cars.

C. Within parking areas, trees, shrubs and ground cover should be used to break up large expanses of paving, provide shade and reduce glare.

D. Any new parking lots and structures should be located at the rear of the lot and should be softened by landscape and architectural techniques such as raised planters, etc.

E. 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.

F. Common driveways which provide vehicular access to more than one site are encouraged. This will effectively reduce the number of curb cuts along North Highway 101.

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

H. Where parking areas are connected, interior circulation should allow for a similar direction of travel to reduce conflict.

I. Parking garages and tuck-under parking located in front of a building or visible from a front or side street can diminish a viable pedestrian environment and are discouraged except where innovative design methods are used.

J. Loading facilities should generally be located at the rear of the building and should be appropriately screened from all views (See Section 3.1.3.A & B, Development Standards for requirements for properties adjacent to Melrose Avenue and La Veta Avenue and Section 4.5.8.E for design recommendations).

K. Parking areas shall be well lit and obstructions to visibility should be minimized.

L. Parking access points, whether located on front or side streets should be located at least 100 feet from street intersections. Unsafe and substandard curb cuts should be eliminated.

M. 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.

4.5.6 GENERAL SIGN RECOMMENDATIONS

The following recommendations offer a variety of sign types and sizes. All new developments and renovations are encouraged to develop a sign program which integrates the development, addresses a variety of orientations and does not create a monotony of single size and similar color signs across the entire frontage. Signs should promote the desired village scale and pedestrian orientation, while providing sufficient building identification. Proposing a mixture of sign types, sizes and locations based on storefront styles, sizes and orientations can achieve the desired effect. The intent of the following recommendations is to encourage creativity and a diversity of signs throughout the North 101 Corridor Specific Plan Area. When consideration is given to the size, design and location, signs can contribute to the village atmosphere, serve as symbols of quality for commercial establishments and relate to pedestrians and traffic within the area.

A. Preferred Sign Types

1. Under canopy signs

2. Business wall mounted ID signs in sign board area at upper portion of first story

3. Awning signs

4. Blade or projecting signs

5. Building address numbers

6. Permanent and temporary painted window signs, limited to 20% of the window area

7. Building signs containing the name of the business at rear entrances used by customers

B. Discouraged Sign Types

1. Freestanding signs, except temporary A-frame signs (Freestanding signs may be acceptable for a large development site with a lengthy street frontage, and where the freestanding sign is architecturally compatible with the building)

2. Roof mounted signs

3. Animated signs, except time and temperature displays

4. Rotating, moving, swinging or flashing signs

5. Light bulb strings except holiday decorations

6. Off site signs

7. Paper, cloth or plastic streamers and bunting except holiday decorations

8. Portable signs, except A-frame signs

9. Statues used for advertising

10. Traffic sign replicas

11. Signs attached to vehicles parked to advertise a nearby business

12. Inflatable signs

13. Formed plastic or injection molded plastic signs

C. General Sign Design Recommendations

The following recommendations apply to all new signs in the North 101 Corridor Specific Plan Area.

1. 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.

2. Avoid hard to read, overly intricate typefaces because they reduce the sign's ability to communicate.

3. Carefully select color and material combinations. Colors should be selected which contribute to legibility and design integrity

4. Use a significant color contrast between the background and the message. 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.

5. Limit colors to three on a single sign. Too many colors overwhelm the basic function of communication.

6. Signs should be placed at or near the entrance to a building to indicate the most direct access to the business.

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

8. The placement of signs should be consistent with the proportion and 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.

9. 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.

10. Use logos rather than print/text whenever possible. Where possible widely recognized logos are encouraged.

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

12. 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. A general rule is that letters should not appear to occupy more than 75% of the sign panel area.

13. Limit the use of neon signs. Neon may be used as an accent feature on signs, but excessive use of neon is undesirable.

14. Make signs smaller if they are oriented to pedestrians. The pedestrian oriented sign is usually viewed at close range and its size should be in proportion.

Letters take up too much of the sign area.

Letters occupy approx. 75% of the sign area (max.)

Small projecting signs help reinforce a pedestrian scale.

15. 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.

D. Wall Mounted Sign Recommendations

1. Direct and indirect lighting methods are allowed provided 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 North 101 Corridor Specific Plan area.

2. Shield external light sources. The indirect reflection of the light from the sign should be visible, rather than the light source itself.

3. Lighting intensities should be compatible with other signs and light sources.

Internally lit letters with opaque background

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

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

6. For storefronts 30′ wide or less, a maximum letter height of 12″ is recommended.

7. For storefronts 30′ to 60′ wide, a maximum letter height of 18″ is recommended.

8. For storefronts 60′ wide or greater, a maximum letter height of 24″ is recommended.

E. Building Identification

The identification of each building or store's address over the main entry doorway or within ten feet of the main entry with numbers six inches high minimum is recommended.

F. Permanent Window Sign Recommendations

1. 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 window signs should not exceed 2 feet, and total window 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.)

2. 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 permanent window signs are used, no temporary window signs are permitted.

3. Permanent window signs are 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 prespaced vinyl die cut forms.

4. 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 shall be limited to two inches in height.

G. Awning Sign Recommendations

1. The sign text copy is limited to the name of the business or business type.

2. The sign text should be located only on the valance of the awning and letter height must be proportionate to the valance height. Letter color should be compatible with the awning and the building color scheme.

3. The shape, design, and color of awnings shall 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. Internal Illumination of awning signs is generally not appropriate.

4.5.7 SPECIFIC STOREFRONT RECOMMENDATIONS

The following recommendations apply to construction of new and enhancement of existing commercial and mixed use buildings in the North 101 Corridor Specific Plan area. The recommendations for specific storefront treatments promote the village scale and desired pedestrian activities of the corridor.

A. Entries

Many older storefront entries along the corridor are recessed and/or sheltered by a covered arcade or porch entry. This is an effective design because it provides more area for displays, a sheltered transition area to the interior of the store and emphasizes the entrance. Covered and recessed entries should be retained and encouraged in new construction.

B. Awnings

Awnings contribute to the village character by adding color, texture, and shade to the streetscape. It is important that awnings relate to the pattern of the building and that their size and shape is consistent with the building character.

1. Awnings should be designed consistent with the scale, proportion and rhythm created by the architectural elements of the facade.

2. Awnings by their nature are meant to be lightweight structures. Permanent "awnings" constructed with metal, tile, plexiglass, wood shakes, or similar roofing materials are discouraged.

3. Canvas, matte finish vinyl, and fabric awnings are encouraged.

4. When a building contains more than one store, different colored awnings can be used for each store when they relate visually with one another and with the building as a whole.

5. Signage placed on awnings is limited to the awning valance.

6. Minimum height of awnings should be 8′-0″ from the lowest point to the sidewalk and shall not extend more than 6′-0″ from the facade of the structure. (The 6′-0″ dimension should be reduced when tree plantings and other obstacles dictate).

7. Awnings should have a single color or two-color stripes. Lettering and trim in other colors is appropriate.

8. When awnings are placed on two- or three-story buildings, the awning should be spaced comfortably between the architectural elements of the building's stories.

9. Care should be taken so that the awnings do not obstruct the views to adjacent businesses.

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

C. Doors

Storefront doors in the North 101 Corridor Specific Plan area should create a pleasant entry which invites the customer into the store. The following concepts provide recommendations for the design of storefront doors.

1. The door should be designed with simple details such as a handsome door pull, kickplate, or an attractive painted sign.

2. Avoid inappropriately decorated doors. Fake historic or highly decorated contemporary doors look out of place in the traditional storefront.

3. 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 and helps maintain a pedestrian scale.

4. Doors to retail shops should have a high percentage of glass to frame (i.e. 60-90% glass).

D. Windows

The use of windows as an architectural element is important in the North 101 Corridor Specific Plan area because windows help create the desired pedestrian orientation and village scale while providing the necessary visibility to display areas or building interiors for vehicular traffic.

The design of a particular commercial window depends as much on the nature of the business inside as the architectural style of the building. While large plate glass windows are often appropriate for larger retail stores, smaller or mullioned windows characteristic of specialty shops can also be appropriate. The following recommendations outline important considerations in developing complementary window themes for new developments (large or small) and renovations.

1. Large, continuous expanses of glass without careful detailing tend to give an undesirable urban character. Glass areas can be subdivided by mullions, panes, or decorative millwork to reduce a window to human scale.

2. To maintain a distinction between upper and lower floors, the ground level facade should have larger patterns of glass than the upper.

3. Bay, bow and box windows can be used to add visual interest to a facade by providing variety, shadow and texture. They can also become focal points for merchandising.

4. Use clear glass (88% light transmission) on the first floor. Tinted glass allowing a minimum of 50% light transmission will be considered only for use in upper floor windows. The use of reflective glass is very strongly discouraged.

5. Storefront windows should be as large as possible and no closer than 18″ to 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 40″. Minimum height should be 18″. Existing buildings are encouraged to retrofit to these heights.

6. Replacing window and door features with incompatible materials is discouraged.

7. Air conditioning units placed in windows or over doors on the primary facade are strongly discouraged.

8. Permanent, fixed security gates, grilles or bars (defined as those clearly visible and fixed to windows or the facade) are strongly discouraged. If such bars are required they should be placed a minimum of 3 feet inside the storefront windows.

E. Storefront Accessories

1. Electronic security systems are encouraged.

2. Mechanical appurtenances attached to building facades, such as the mechanical equipment for an automatic retractable security grille, must 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, or constructed with a material, in keeping with the facade colors and materials.

3. Where transom windows exist, every effort must be made to retain this storefront feature.

4. The original bulkhead material should always be retained, maintained or uncovered, where desirable.

5. Newer storefronts can have simplified bulkheads, but bulkheads constructed of glass that simply retain a horizontal framing bar at their top are strongly discouraged.

F. Balconies

1. Balconies should be designed to be of a useable size, accessible and located to encourage use. False balconies should be used only when appropriate to the building's character.

2. The structure supporting the balcony should be designed to integrate with the building, and give the appearance of strength. The balcony should not look "tacked on".

3. The design and choice of balcony railing materials should reflect the function of the balcony and the character of the building.

G. Rear Entrances

Because of the location of residential uses directly behind much of the commercial and mixed use zones in the North 101 Corridor Specific Plan area, rear facades are more visible and must be designed attractively.

In general, the rear entrance must respond to the same needs as the storefront, only at a reduced scale. These include identification signage, display, lighting, and a pleasant entry. In addition, it must also meet the service needs of the business. Since these two functions are often in conflict, the design of the rear entrance must 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 possible.

The design of a rear entrance should be appropriate to its surroundings. The design should be pleasantly inviting, but simple in detail

1. Signs should be modestly scaled to fit the casual visual character of the alley or other rear entrance.

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

3. The rear entry door should be similar in design to the front door.

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

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

6. Refuse containers and service facilities shall be screened from view.

H. Storefront Rehabilitation

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

2. Original storefront elements should be retained and repaired, where such elements are appropriate.

3. Decorative features such as special trims, tiles, and bevelled glass should be retained and repaired, where such elements are appropriate.

4. Inappropriate materials that detract from the character of the building should be removed.

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

6. Original storefront windows, bulkheads, etc. should not be removed.

7. All tinted or mirrored glass should be removed.

8. Exposed air conditioning units should be removed.

9. Do not:

-	change original window size (if traditional storefront windows are desirable)
-	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 recommendations presented previously and should be considered in conjunction with them for applicable projects. Specific uses and building types covered in this section are:

A.	Hotels, motels and timeshares
B.	Automobile related uses
C.	Drive-through or drive-in businesses
D.	Mixed use
E.	Commercial or mixed use through-lots located between Highway 101 and Melrose Avenue and La Veta Avenue

A. Hotels, Motels and Timeshares

1. Design Issues

This category includes hotels, motels and timeshares as new developments (where permitted) or renovations to existing buildings. In responding to the needs of guests, these buildings often have problems with providing sufficient amenities and services on the site while maintaining a desired 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, which may, or may not, become a design issue depending on the actual site location and the design quality of the structure.

2. Architectural Treatment

a. The design and scale of the structure should relate to the desired form and pedestrian scale of surrounding structures in the North 101 Corridor Specific Plan area, but most importantly to the desired village scale for the area.

b. Combinations of one, two or three story building elements which create sensitive transitions in form and scale with surrounding structures are preferred over linear buildings of a single consistent height. Clusters of cottage type buildings are encouraged.

c. Whenever possible, consider how design characteristics of appropriate surrounding architecture can be repeated or adapted.

3. 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. wood, brick, clapboard, stone, stucco, concrete, tile, etc.) as primary building materials. Avoid the use of glass walls, bare aluminum and plastic.

4. Site Planning

a. 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.

b. Utilize parking drives and courts or other open spaces on the site to help buffer the buildings from any adjacent incompatible land uses however, avoid locating large parking areas adjacent to North Highway 101.

5. Other Elements

a. Small cottage type buildings are encouraged to promote the village scale of the corridor. New linear buildings with numerous adjacent room entrances opening onto parking lots should be avoided in new development.

b. Any large developments, especially those incorporating mixed commercial uses, are encouraged to provide underground parking which is architecturally compatible and of moderate scale.

c. Avoid exposed air conditioning units for each guest room.

d. Screen mechanical equipment on roofs. Locate equipment in mechanical/utility rooms surrounded by a solid screening wall designed to integrate with the architecture of the building, wherever possible.

B. Automobile Related Uses

1. Design Issues

The primary design recommendations concerning automobile-related uses address the need to screen, or otherwise hide from public view, some of the more unattractive repair and storage operations. Another issue, 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.

2. Architectural Treatment

a. All automobile repair or work areas and facilities shall be within enclosed buildings with openings designed to eliminate noise and view impacts.

b. Automotive use structures (including pump islands) should incorporate full roof treatments with moderate pitch, varied parapet height and complete screening of mechanical equipment.

c. Architectural treatments should conform to the design recommendations for other commercial and mixed use structures found in this chapter.

d. 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, slumpstone, clapboard, textured block or stucco. Painted metal siding is discouraged.

e. All automotive repair bays shall be provided with roll up doors (or similar) with all operating mechanisms located on the interior of the structure.

3. Site Planning

a. Service areas for all automotive uses should place bay door openings to the side or rear of the structure (with proper screening from residential uses) to allow landscape setbacks and more unobstructed sidewalk area. This promotes the desired pedestrian orientation and scale.

b. Curb cuts should be located as far from intersections as possible.

c. Curb cuts for adjacent automotive uses along North Highway 101 should be no less than 25 feet apart and should be a minimum of 30 feet wide to allow ease of ingress for fast moving traffic.

C. Drive-through or Drive-in Businesses

1. Design Issues

a. This section establishes recommendations for development of businesses which rely on drive through or drive in patronage. Such businesses include, but are not limited to, fast food restaurants, banks, savings and loans, and car washes.

b. 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.

2. Architectural Treatment

Architectural treatments should conform to the design recommendations for other commercial and mixed use structures found in this chapter.

3. Site Planning

a. All drive-through establishments along North Highway 101 should be located at corner locations. Mid block locations are strongly discouraged.

b. Drive-through aisles should provide adequate on site queuing distance to accommodate a minimum of 5 cars before the first stopping point (e.g. menu board, teller window).

c. Drive-through aisles should have a minimum 25 foot interior radius for any curves.

d. 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.

D. Mixed Use Projects

1. 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.

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.

2. Architectural Treatment

a. Architectural treatments should conform to the design recommendations for other commercial and mixed use structures found in this chapter.

b. 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.

c. 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.

d. All projects should incorporate full roofs where feasible.

e. Structures with heights greater than one story should step back upper portions of the structure.

f. 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 the potential to impact residential uses.

3. Site Planning

a. Mixed use projects that provide commercial space on the ground floor with residential units above are encouraged.

b. Separate site access drives and parking for residential and commercial uses are encouraged where lot size and access make it feasible.

c. Site access drives should incorporate distinctive architectural elements and landscape features which help to differentiate access to commercial parking areas from residential areas. Security gates should be considered for access to residential uses and residential parking areas, as well as for securing commercial parking areas when businesses are closed.

d. 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.

e. Parking lot lighting and security lighting for the commercial uses should 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 signage.

E. Commercial or Mixed Use through-lots located between North Highway 101 and Melrose Avenue and La Veta Avenue

This section deals with those commercial or mixed use through-lots located between North Highway 101 and Melrose Avenue and La Veta Avenue within the North 101 Corridor Specific Plan area.

1. Building frontages shall be oriented toward North Highway 101.

2. Buildings shall be sited as closely as practical to the front of the lot, allowing as much of a buffer area between the rear of the building and Melrose Avenue and La Veta Avenue as possible.

3. Architecturally, the rear of any buildings visible from Melrose Avenue and La Veta Avenue should have equal design treatment as the front. Storefront "rear entrances" are encouraged in lieu of simple fire exits.

4. Loading areas and doors should be located along the side of the buildings, or incorporated into decorative "rear entrance" designs or otherwise screened from view from Melrose Avenue and La Veta Avenue.

5. Trash enclosures should be incorporated into new building designs wherever possible. Enclosures should not be located within thirty feet of the Melrose Avenue and La Veta Avenue property line. Any new enclosures which are not an integral part of the building design should match the architecture of the building and should be effectively screened from view.

6. Clearly identifiable pedestrian access is encouraged off of Melrose Avenue and La Veta Avenue.

7. Vehicular access off of Melrose Avenue and La Veta Avenue is discouraged and should be avoided wherever possible.

8. Pedestrian ways through parking areas from Melrose Avenue and La Veta Avenue shall be separated from drive aisles and shall have definite design and landscape features to differentiate them from the parking areas.

9. Low screen walls and fences used in conjunction with landscape berms and mounding are encouraged to buffer buildings, and loading and parking areas.

4.6 RESIDENTIAL DESIGN RECOMMENDATIONS.

The intent of the following recommendations is to encourage superior design of residential projects through the appropriate use of materials and the creation of visually interesting developments.

4.6.1 ARCHITECTURAL CONSIDERATIONS

A. New residential development should be compatible with the desirable characteristics and scale of the surrounding neighborhood.

B. Changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables are encouraged.

C. Hipped or gabled roofs covering the entire building are strongly encouraged in lieu of mansard roofs or segments of pitched roofs applied at the building's edge.

D. Wall planes should not run in one continuous direction for more than 20 feet without an off set 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.

E. Major design orientation shall be onto street frontages, so that pedestrian entries, window openings, walkways, etc. are oriented onto front and side streets.

F. Building materials should be very durable, require low maintenance, and relate a sense of permanence. Excessive changes in materials should be avoided.

G. The selection of appropriate exterior building materials should be based on the desirable style and materials used in the surrounding neighborhood. Veneers should turn corners, avoiding exposed edges.

H. 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.

I. All mechanical equipment whether mounted on the roof or ground should be screened from view. Screen walls should be visually compatible with structures.

4.6.2 SITE DESIGN CONSIDERATIONS

A. New residential developments should be designed to continue the desirable on site relationships of the original structure(s) and surrounding neighborhood. Parking should be located in the rear and access taken from the side streets or alleys whenever possible.

B. The height of residential projects should be considered within the context of their surroundings. Buildings with greater height may require additional setbacks at the upper stories so as not to impose on adjacent single story uses.

4.6.3 SECURITY CONSIDERATIONS

A. It is important that all entrances to a site be designed to be easily visible whether from a public street or alley. It is also essential that interior and exterior access points and corridors be well lit.

B. Interior 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.

C. Obscured spaces where intruders might hide should be avoided in the design of all new residential projects.

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

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

4.7 STREETSCAPE CONCEPTS.

4.7.1 INTRODUCTION

The purpose of this section is to provide recommendations for the streetscape design in the North 101 Corridor Specific Plan area. 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, special intersection treatments, signs, and a linear park adjacent to the railroad tracks.

These recommendations will be used by the City in establishing capital improvement projects and revising streetscape standards for the area, and as a guide for informing private developers about 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 City's Capital Improvement Program process. However, when opportunities arise where private developments are occurring, developers may be required to install these "off-site" improvements as part of their conditions of approval.

4.7.2 APPLICABILITY

The Streetscape Concepts provided in this section apply to all applicable areas of the public right-of-way and to some extent, the railroad right-of-way within the North 101 Corridor Specific Plan Area. They provide the design criteria that the City and future developers will follow in the preparation of plans for implementation of the various elements.

4.7.3 GOALS

The Streetscape Concepts for the North 101 Corridor Specific Plan Area have been prepared with the following goals in mind:

A. To strengthen and enhance an eclectic, scenic highway environment.

B. To beautify the North 101 Corridor in order to improve the overall visual "image" of the Specific Plan Area.

C. To enhance the motorist's "sense of arrival" into the North 101 Corridor Specific Plan area.

D. To create a unique "sense of place" and identity for the North 101 Corridor Specific Plan area.

E. To improve pedestrian safety through appropriate streetscape design.

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

4.7.4 STREETSCAPE DESIGN CONCEPTS

The overall general streetscape recommendations for the North 101 Corridor area shall include:

A. Architectural Theme - selected street furniture does not have to match exactly in style or color, but should be compatible.

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

C. Seating Nodes - create seating nodes at Leucadia Roadside Park and along the linear park that include benches and bike racks. Avoid seating that is open and parallel to the line of sidewalk to avoid skateboard abuse.

	The following section provides details of the various design elements that make up the Streetscape Concepts for the North 101 Corridor Specific Plan Area.
	4-A.	North Highway 101 and North Vulcan Avenue Streetscape Concept
	4-B.	North Highway 101 and North Vulcan Avenue Typical Cross-Section
	4-C.	North Highway 101 Parking Alcove Concept
	4-D.	North Highway 101 Bus Turnout Concept
	4-E.	Bus Stop Area and Sidewalk Planting Pockets Concept
	4-F.	Leucadia Boulevard/North Highway 101/North Vulcan Avenue Intersection Concept
	4-G.	Leucadia Roadside Park Streetscape Concept
	4-H.	North 101 Corridor Comprehensive Streetscape Concept Plan

Figure 4-A: North Highway 101 and North Vulcan Avenue Streetscape Concept

Figure 4-B: North Highway 101 and North Vulcan Avenue – Typical Cross-Section

Figure 4-C: North Highway 101 Parking Alcove Concept

Figure 4-D: North Highway 101 Bus Turnout Concept

Figure 4-E: Bus Stop Area and Sidewalk Planting Pockets Concept

Figure 4-F: Leucadia Boulevard/North Highway 101/North Vulcan Avenue Intersection Concept

Figure 4-G: Leucadia Roadside Park Streetscape Concept

Figure 4-H Comprehensive Streetscape Concept Plan

4.8 GENERAL LANDSCAPE RECOMMENDATIONS.

Landscaping for commercial and mixed use areas in the North 101 Corridor Specific Plan area is important in defining specific areas by helping to focus on building entrances, parking lots, defining the edges of various land uses, providing transition between neighboring properties (buffering), 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:

1. Specimen trees used in informal groupings or clusters at major focal points.

2. Use of flowering vines both on walls and arbors.

3. Use of planting to create shadow and patterns against walls.

4. Trees to create canopy and shade, especially in parking areas.

5. Plantings and walls to screen outdoor areas from wind and views of unsightly areas.

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 should 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.

F. Special paving such as brick, stone or tile can be used to identify store entrances and provide a visual link with the streetscape within the North 101 Corridor Specific Plan area.

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

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

I. Landscaping can be used to screen trash, equipment, storage and loading areas from public view.

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

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

L. 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 street intersections.

M. The following spacing is recommended for trees and large shrubs:

1. A minimum of 5 feet between center of trees or large shrubs and edge of driveway, water meter or gas meter and sewer laterals.

2. 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.

3. A minimum of 10 feet between center of trees and large shrubs to utility poles.

4. A minimum of 8 feet between center of trees or large shrubs and fire hydrants and fire department sprinkler and standpipe connections.

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

Trees*	50% 24 inch box, 50% 15 gallon
Shrubs*	100% 5 gallon
Groundcover	100% coverage within 1 year

*	Larger sizes are encouraged and may be required for specific projects.

4.8.2 ADDITIONAL LANDSCAPE REQUIREMENTS

A. All new and rehabilitated landscaping projects that require a permit shall comply with the City's Water Efficient Landscape Ordinance (92-40) except for the following exemptions:

1. Homeowner-provided landscaping at single family and multi-family projects.

2. Registered historical sites.

3. Ecological restoration projects that do not require a permanent irrigation system.

4. Any project with a landscaped area less than 1,000 square feet.

B. Informal groupings of street trees along North Highway 101 and Second Street shall be provided as follows:

North Highway 101

1. Parkway - west side:

Ligustrum lucidum (Glossy Privet)

Tristania conferta (Brisbane Box)

2. Parkway - east side; Linear Park:

Cupressus macrocarpa (Monterey Cypress)

Pinus halepensis (Aleppo Pine)

Pinus torreyana (Torrey Pine)

Quercus agrifolia (Coast Live Oak)

Quercus ilex (Holly Oak)

Tristania conferta (Brisbane Box)

Eucalyptus

3. Median:

Pinus torreyana (Torrey Pine)

Tristania conferta (Brisbane Box)

Eucalyptus

4. \Accent Trees:

Arbutus unedo (Strawberry Tree)

Erythrina humeana (Natal Coral Tree)

Second Street Parkway

Metrosideros excelsus (New Zealand Christmas Tree)

C. Parkway and median street trees shall be a minimum of 24-inch box in size.

D. Linear Park trees shall be a minimum of 15 gallon in size.

E. Accent trees shall be a minimum of 24-inch box in size.

F. All trees in paved areas shall be provided with "deep root" barriers and shall be planted in a 5′ diameter or square tree well with a minimum interior dimensions of 4 feet. Automatic irrigation and metal grates shall also be provided.

G. Soils testing for agricultural suitability is required on each site and the resulting laboratory recommendations must be followed.

4.8.3 LANDSCAPE INSTALLATION AND MAINTENANCE

All required landscaping shall be properly installed, irrigated, inspected and permanently maintained prior to use inauguration or the issuance of a Certificate of Occupancy, whichever first occurs. The landscaping and irrigation shall be inspected as stated in the procedures and policy for landscaping and irrigation.

A. Maintenance of approved landscaping shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems and integrated architectural features.

B. Prior to the issuance of a Certificate of Occupancy, the landowner shall file a maintenance agreement and easement subject to the approval of the City Attorney. The agreement and easement shall ensure that if the landowner, or subsequent owners, fails to maintain the required/installed site improvements, the City will be able to file an appropriate lien(s) against the property in order to accomplish the required maintenance.

4.8.4 SUGGESTED PLANT PALETTE

All property within the North 101 Corridor Specific Plan 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. Some examples of appropriate landscape materials for the first zone of exposure are:

BOTANICAL NAME	COMMON NAME
Trees
Arecastrum romanzoffianum	Queen Palm
Arbutus unedo	Strawberry Tree
Brahea armata	Mexican Blue Palm
Brahea edulis	Guadalupe Palm
Butia capitata	Pindo Palm
Chamaerops humilis	Mediterranean Fan Palm
Cupressus macrocarpa	Monterey Cypress
Eriobotrya japonica	Loquat
Koelreuteria paniculata	Goldenrain Tree
Metrosideros excelsa	New Zealand Christmas Tree
Pinus halepensis	Aleppo Pine
Pinus torreyana	Torrey Pine
Pittosporum crassifolium	Karo (std.)
Quercus agrifolia	Coast Live Oak
Quercus ilex	Holly Oak
Washingtonia robusta	Mexican Fan Palm
Tristania conferta	Brisbane Box
Eucalyptus
Shrubs
Carissa spp.	Natal Plum
Ceanothus spp.	Wild Lilac
Coprosma spp.	Mirror Plant
Dodonea viscosa	Hopseed Bush
Juniperus spp.	Juniper
Leptospermum laevigatum	Australian Tea Tree
Melaleuca spp.	None
Metrosideros villosus	None
Myoporum laetum	None
Pittosporum crassifolium	Karo
Pittosporum crassifolium nana	Dwarf Karo
Pittosporum tobira	Tobira
Pittosporum tobira Wheeleri	Wheeler's Dwarf Tobira
Raphiolepis spp.	Indian Hawthorne
Rhus integrifolia	Lemonade Bush
Perennials
Euryops pectinatus	None
Felicia amelloides	Blue Marguerite
Limonium perezii	Sea Lavendar
	Other wild flowers
Groundcovers
Arctostaphylos uva-ursi	Bearberry
Baccharis piluaris	Prostrate Coyote Bush
Carissa 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.	None
Hedera canariensis	Algerian Ivy
Juniperus conferta	Shore Juniper
Lampranthus productus	Purple Iceplant
Lantana montevidensis	None
Vinca Rosea	Madagascar Periwinkle
Vines
Bignonia sp.	Trumpet Vine
Ficus Rerens	Creeping Fig
Muehlenbeckia complexa	Wire Vine
Solandra maxima	Cup-of-Gold Vine
Tecomaria capensis	Cape Honeysuckle
Bougainvillea sp.
Grass and Lily-Like Plants
Agave spp.	Century Plant
Aloe vera	None
Dracaena spp.	None
Festuca rubra	Red Fescue
Pandanus utilis	Screw Pine
Paspalum spp.	None
Pennisetum clandestinum	Kikuyu Grass
Phormium tena	New Zealand Flax
Yucca aloifolia	Spanish Bayonet
Zoysia japonica	Korean Grass