The North 101 Corridor Specific Plan was prepared in accordance
with applicable goals, policies and provisions of the general plan,
which calls for the preparation of a specific plan for the beach-side
commercial corridor within the Leucadia community.
The following are applicable goals and policies listed under
each element category of the general plan, followed by a discussion
which addresses the specific plan's consistency with the general plan.
GOAL 1:
Encinitas will strive to be a unique seaside community providing
a balance of housing, commercial, light industrial/office development,
recreation, agriculture and open space compatible with the predominant
residential character of the community.
POLICY 1.8:
Encourage the types of commercial
activities which will supply the community with a diverse economic
base.
POLICY 1.9:
Maintain a proper balance between acreage
of commercial land and population served.
POLICY 1.10:
Encourage the reasonable regulation of
signs to preserve the basic character of the communities and to avoid
adverse effect on property values. New pole and roof signage shall
be prohibited. Freestanding monument signs shall be permitted, but
shall be limited to a maximum height of eight feet. A variance from
this height limitation may be granted by the City based on extreme
topographic constraints and a demonstration that all other reasonable
alternatives have been considered to provide site/business identification.
Detailed regulation and limitation shall be specified in the City's
zoning regulations. (Coastal Act/30251/Visual Protection)
POLICY 1.11:
Encourage the rehabilitation and redevelopment
of obsolete or declining commercial development, in ways consistent
with community design and development objectives.
POLICY 1.14:
The City will maintain
and enhance the Highway 101 commercial corridor by providing appropriate
community-serving tourist-related and pedestrian-oriented uses. (Coastal
Act/30250)
|
SPECIFIC PLAN COMPLIANCE
|
|
The specific plan provides a broader mix of commercial uses
which includes commercial mixed use zones allowing residential as
a secondary use in conjunction with commercial uses.
|
|
The specific plan design recommendations chapter includes a
section on general commercial sign recommendations that encourages
signs that promote the desired village scale and pedestrian orientation,
while acknowledging and servicing the vehicular element which passes
by on Vulcan Avenue and on North Highway 101 at speeds of up to 45
mph (see Section 4.5.6).
|
|
Commercial and mixed use zones within the specific plan area
have been custom-tailored in order to encourage the rehabilitation
and redevelopment of existing buildings in the commercial districts.
Setbacks, minimum lot sizes, landscape, maximum lot coverage and parking
requirements have been modified in order to encourage a more realistic
development of the existing properties in the North 101 Corridor Specific
Plan area (refer to Chapter 3.0, Use and Development Regulations).
|
GOAL 3:
To assure successful planning for future facilities
and services, and a proper balance of uses within the city, the City
of Encinitas will establish and maintain a maximum density and intensity
of residential and commercial uses of land within the city which will:
|
(a)
|
provide a balance of commercial and residential uses which creates
and maintains the quality of life and small town character of the
individual communities; and
|
|
(b)
|
protect and enhance the City's natural resources and indigenous
wildlife.
|
POLICY 3.3:
The City will designate land
use categories/zones for commercial development which provide for
the commercial needs of the community with use and intensity regulations
consistent with the goals of this Element.
POLICY 3.4:
The City will allow those commercial uses
which are necessary to satisfy the current and projected needs of
the individual communities as indicated on the Land Use Map and under
the policies of this plan.
POLICY 3.5:
Commercial areas/zones shall be designated
to avoid undue concentrations of commercial development which would
increase traffic to levels beyond the current and projected capability
of the City's services and facilities to deal with the increased traffic.
POLICY 3.7:
With the exceptions described
in Policy 3.12, once acknowledged as being consistent with the General
Plan and Local Coastal Program, the allowable maximum density of any
property designated for residential use shall not be increased except
by the affirmative vote of a majority of those voting in the election
approving the proposed increase.
POLICY 3.8:
With the exceptions described in Policy
3.12, once acknowledged as being consistent with the General Plan
and Local Coastal Program, property designated/zoned for non residential
uses shall not be redesignated/rezoned to allow residential uses except
by the affirmative vote of a majority of those voting in the election
approving the proposed change.
POLICY 3.9:
With the exceptions described in Policy
3.12, once acknowledged as being consistent with the General Plan
and Local Coastal Program, property designated/zoned for residential
use shall not be redesignated/rezoned to any non-residential use except
by the affirmative vote of a majority of those voting in the election
approving the proposed change.
POLICY 3.10:
With the exceptions described in Policy
3.12, once acknowledged as being consistent with the General Plan
and Local Coastal Program, property designated/zoned for non-residential
use shall not be redesignated/rezoned to allow more non-residential
uses or a greater intensity of use except by the affirmative vote
of four or more City Council members based upon a finding that the
proposed redesignation/rezoning will not substantially reduce revenues
to the City and will not substantially increase traffic burdens on
roads and highways.
POLICY 3.12:
The following may be considered
as exceptions to the requirements for voter approval for specified
general plan land use map amendments:
1.
Minor adjustments in land use boundaries to correctly
reflect property or development site boundaries, which adjustments
do not substantially change intended area development potential as
approved by Council by unanimous vote.
2.
Changes to land use designations to correct (a)
map omissions and (b) mapping errors which are clearly demonstrated
to be errors contrary to the intent of the General Plan as approved
by a unanimous Council vote.
3.
A change from any land use designation to the Ecological
Resource/Open Space/Parks designation, when property has been purchased
or land development rights have been secured for land for open space
or parks purposes as approved by a unanimous Council vote.
4.
Minor land use designation changes when approved
by affirmative vote of four or more City Council members. For purposes
of this paragraph, "minor" is defined as changes for which certified
environmental review per the California Environmental Quality Act
has determined that there will be no unmitigable significant negative
environmental impacts, and one of the following apply:
(a)
Exception for Decrease in Intensity:
The change is to a category of lower land use intensity or density
than the existing category that results in a reduction in intensity.
For purposes of this determination the following hierarchy of categories,
from higher to lower, is established: Light Industrial, General Commercial,
Visitor-Serving Commercial, Transportation Corridor, Local Commercial,
Public/Semi-Public, Office Professional, Residential 25, Residential
15, Residential 11, Mobilehome Park, Residential 8, Residential 5,
Residential 3, Rural Residential 2, Rural Residential 1, Rural Residential,
Ecological Resource/Open Space/Parks.
(b)
Exception for Residential Density:
The change applies to 5 acres of land area or less, and is a
change from a non-residential to a residential category, or from a
residential to another higher-density residential category, which
would result in the allowance of ten or fewer additional dwelling
units (prior to consideration of any density bonus) for the 5 acre
site. The change shall also be determined to be compatible with, and
generally not exceeding the density of, surrounding planned land use
residential densities.
(c)
Exception for Change Within Land Use Class:
The change applies to 5 acres of land area or less, and is a
change from one land use category to another when both are within
the same class of categories. For purposes of this determination the
following classes of categories are established:
5.
Changes in land use designations when approved by
affirmative vote of four or more City Council members, to allow projects
that provide a significant public benefit. A "significant public benefit"
shall be determined by the City Council.
|
SPECIFIC PLAN COMPLIANCE
|
|
The specific plan is not proposing to change the existing residential
and commercial uses in such a manner that will impact future facilities
and services. One of the major goals of the specific plan is to maintain
the village atmosphere and pedestrian character of the North 101 Corridor
Specific Plan area which will be implemented through the plan's design
recommendations (Chapter 4.0) and use and development regulations
(Chapter 3.0).
|
|
The bluffs to the north of La Costa Avenue and the mature trees along Vulcan Avenue and North Highway 101 are important resources in need of protection and enhancement and specific goals and objectives have been established which address these resources (see Chapter 2.0 and Section 4.8). The bluffs within the plan area are protected by development standards pursuant to Section 30.34.020 of Title 30 of the Encinitas Municipal Code.
|
|
The Specific Plan is proposing to amend the general plan land
use designation on fifteen distinct areas within the North Highway
101 Corridor Specific Plan area. Eight of the fifteen proposed general
plan land use changes are consistent with Policies 3.7 through 3.11,
pursuant to the exception provisions of Policy 3.12.4 as follows:
a) the change will result in a decrease in the land use intensity;
b) the change applies to 5 acres of land area or less, and is a change
from a non-residential to a residential category, or from a residential
to another higher-density residential category, which would result
in fewer than 10 dwelling units; or c) the change applies to 5 acres
of land area or less, and is a change from one land use category to
another when both are within the same class of categories.
|
|
Seven of the fifteen proposed land use changes are consistent
with Policies 3.7 through 3.12, pursuant to the exception provision
of Policy 3.12.5, as the changes have been determined to provide a
"significant public benefit" and have been approved by affirmative
vote of four or more City Council members. The "significant public
benefits" provided by these land use changes include the following:
1) the allowance of mixed use and higher density residential development
which will provide more opportunities for a variety of housing types;
2) design recommendations directed at preserving and enhancing the
village atmosphere and pedestrian character of the North 101 Corridor
Specific Plan area, 3) specifically tailored development standards
to allow flexibility in the development of new projects and the rehabilitation
of existing development; 4) the allowance of mixed use as an incentive
for commercial and economic development, and 5) increasing the land
area designated for Visitor-Serving Commercial would increase the
opportunity for economic benefit to the City. At buildout, the overall
land use intensity of the proposed land use plan, as measured from
a traffic generation standpoint, is less than at buildout under the
current general plan land use plan. The proposed commercial, mixed
use and residential zone changes will not pose significant traffic
impacts as discussed in Chapter 5.0, Circulation Plan and the Environmental
Impact Report (EIR) and Addendum certified by the Encinitas City Council.
|
GOAL 4:
The City of Encinitas
will ensure that the rate of residential growth:
|
(a)
|
does not create a demand which exceeds the capability of available
services and facilities;
|
|
(b)
|
does not destroy the quality of life and small town character
of the individual communities;
|
|
(c)
|
does not exceed a rate which excludes the public from meaningful
participation in all aspects of land use decision making regarding
proposed projects;
|
|
(d)
|
provides the City with the ability to plan ahead for the location,
timing and financing of required services and facilities; and
|
|
(e)
|
does not exceed an annual allotment of dwelling units based
on the projected ultimate buildout of dwellings in the City of Encinitas
assuming a 25-year buildout period.
|
POLICY 4.2:
The City will plan to provide
services and facilities concurrent with projected need, sufficient
to allow issuance of the maximum annual number of dwelling unit building
permits. To guard against an unforeseen shortfall of services or facilities,
the City will determine adequacy of services and facilities for each
residential development at the discretionary review stage. For dwellings
not subject to discretionary review, such determination shall be made
with the earliest development permit submittal. No unit shall be approved
or permitted for which inadequate services or facilities are available.
|
SPECIFIC PLAN COMPLIANCE
|
|
The specific plan land use build-out proposals will increase
the number of dwelling units by approximately 871 dwelling units over
the projected general plan build-out for the planning area. However,
this increase will not significantly impact public services or facilities
with the exception of school and library facilities (see Chapter 6.0).
|
GOAL 5:
The City of Encinitas
will ensure that the rate of commercial growth:
|
(a)
|
does not create a demand which exceeds the capability of existing
services and facilities;
|
|
(b)
|
does not destroy the quality of life and small town character
of the individual communities;
|
|
(c)
|
does not exceed a rate which excludes the public from meaningful
participation in all aspects of land use decision making regarding
proposed projects;
|
|
(d)
|
provides the City with the ability to plan ahead for the location,
timing and financing of required services and facilities; and
|
|
(e)
|
provides for the City's commercial needs during growth and thereafter
as part of a fully developed city.
|
POLICY 5.1:
Commercial growth within the City should
be sufficient to support residential growth and provide adequate services
to the citizens of the individual communities.
POLICY 5.2:
Proposed commercial growth should reflect
a general balance of uses within the community.
POLICY 5.3:
The City shall develop and implement commercial
zoning and development standards which will accomplish the goals and
policies of the General Plan, emphasizing quality, community character,
and community needs.
|
Specific Plan Compliance
|
|
The specific plan build-out proposals may reduce the total general
commercial square footage over the general plan build-out projection
for general commercial. This is based on assumptions that a certain
portion of each property in the commercial mixed use zones would develop
with residential as described in Chapter 3.0. However, these proposals
are consistent with Goal 5 and Policies 5.1, 5.2 & 5.3 of the
General Plan listed above.
|
|
The specific plan commercial and mixed use land use proposals
will not pose a significant impact to public services and facilities
within the planning area, with the exception of school and library
facilities, and are consistent with the general plan land use policies
for the Leucadia Community.
|
GOAL 6:
Every effort shall be
made to ensure that the existing desirable character of the communities
is maintained.
POLICY 6.1:
Permit commercial land uses and other types
of non-residential development only in those areas where such development
presently is concentrated or where indicated by the General Plan as
long as such development does not result in land use conflicts with
surrounding residential development.
POLICY 6.5:
The design of future development
shall consider the constraints and opportunities that are provided
by adjacent existing development. (Coastal Act/30251)
POLICY 6.6:
The construction of very large buildings
shall be discouraged where such structures are incompatible with surrounding
development. The building height of both residential and non-residential
structures shall be compatible with surrounding development, given
topographic and other considerations, and shall protect public views
of regional or statewide significance. (Coastal Act/30251/30252/30253)
POLICY 6.7:
Require commercial development to provide
sufficient landscaping to soften the visual impact of commercial buildings
and parking areas.
|
Specific Plan Compliance
|
|
Chapters 3.0 and 4.0 include use and development regulations
and design recommendations, respectively, that consider the opportunities
and constraints and visual and physical impacts to surrounding development
within the planning area.
|
GOAL 7:
Development in the community
should provide an identity for the City while maintaining the unique
identity of the individual communities. (Coastal Act/30253)
POLICY 7.1:
Establish design themes for commercial
districts located within individual communities.
POLICY 7.3:
Although common themes for
each of the communities may be established, each community may also
promote variety in the design of individual projects.
POLICY 7.4:
Develop regulations and incentives for
residential, commercial, and industrial developers to vary design,
setbacks, driveways, rooflines, materials, colors, landscaping, etc.
to ensure variation in the design of individual residential units
within larger subdivisions and commercial/ industrial projects.
POLICY 7.5:
A streetscape specific plan(s) for the
Highway 101 corridor and El Camino Real corridor shall be prepared
(Coastal Act/30251)
POLICY 7.6:
Private development shall coordinate with
street/public improvements, i.e. streetscape, landscape, site design
and the like.
POLICY 7.8:
The 101 corridor from the
north City boundary to Encinitas Boulevard is designated a Specific
Plan area. Development shall be allowed prior to the completion of
the Specific Plan.
|
•
|
Establish standards and uses that compliment adjacent residential
uses, enhance the appearance of Highway 101 streetscape and railroad
right of way, and create an attractive commercial district that would
serve the needs of both local residents and visitors to the Community.
|
|
•
|
Establish standards that will help to revitalize the commercial
corridor.
|
|
•
|
Provide for residential uses in commercial zones along the corridor
provided the residential uses are accessory and incidental to the
principal commercial use.
|
|
•
|
Develop standards for development to vary design, setbacks,
materials, colors, landscaping and the like to ensure a variation
in the design of individual projects that can be tied together via
common parking and internal circulation, and a common streetscape
design.
|
POLICY 7.10:
Both residential and non-residential
development shall be limited to a maximum height of two stories and
30 feet. Limited exceptions for non-residential development may be
allowed, but only for designated specific sites as developed and adopted
through area specific plans. Exceptions may also be made for Medical
Complex development projects at the discretion of the City pursuant
to conditional use permit applications as provided by the Zoning Code,
to allow building heights up to a maximum height of three stories.
|
Specific Plan Compliance
|
|
The primary goal of the specific plan is to maintain the unique
and desirable characteristics of the specific plan area, while providing
continued private land use and public improvements. The specific plan
provides custom-tailored zoning to replace the standard citywide zoning
regulations. Use allowances and development standards have been created
to fit the particular circumstances of the area which are consistent
with the above goal and policies (see Chapter 3.0).
|
|
Design recommendations have been established which address streetscape,
landscape, commercial and residential development (see Chapter 4.0).
|
|
The specific plan has established a building height limit of
33 feet or three stories, whichever is less, to allow additional design
flexibility for commercial, mixed use, and residential development
projects.
|
GOAL 9:
Preserve
the existence of present natural open spaces, slopes, bluffs, lagoon
areas, and maintain the sense of spaciousness and semi-rural living
within the I-5 view corridor and within other view corridors, scenic
highways and vista/view sheds as identified in the resource management
element. (Coastal Act/30240/30251)
POLICY 9.3:
Prohibit and eliminate billboards
and obtrusive advertising media along freeway corridors, Highway 101/First
Street and other scenic corridors and routes as specified in the Resource
Management Element. (Coastal Act/30251)
|
SPECIFIC PLAN COMPLIANCE
|
|
Section 4.5.6, General Commercial Sign Recommendations, encourage
signs that achieve and promote the desired village scale and pedestrian
orientation as well as acknowledge and service the vehicular element
which passes by on North Highway 101 and Vulcan Avenue at speeds of
up to 45 mph. Sign recommendations are provided that are consistent
with the above goal and policy.
|
|
A streetscape concept and street tree master plan have been
established for North Highway 101 (see Sections 4.7 and 4.8 respectively).
|
GOAL 1:
The City will encourage the provision of a wide range of housing
by location, type of unit, and price to meet the existing and future
housing needs in the region and city. [i-a through h; ii-a through
d; iii-c and d; iv-a through f; v-b through g; vi-a, c through l;
vii-c; viii-c]
POLICY 1.2:
Strive to provide a wide
variety of housing types so that a range of housing needs and tastes
will be made available to existing and future residents. [I-a through
h; II-b, c, d; IV-e, f; V-b, c; VI-a, e, j, k, l; VII-e; VIII-c]
POLICY 1.3:
When existing residential units are replaced,
they should be replaced with units that are compatible in design with
the surrounding residential neighborhood as planned by the City. [I-a]
POLICY 1.6:
Encourage retention of all
existing, viable mobile home parks through use of a mobilehome/trailer
park overlay zone, a permanent mobilehome park zone, and the application
of incentives. [I-d; II-c; IV-e, f; V-c]
|
SPECIFIC PLAN COMPLIANCE
|
|
The North 101 Corridor Specific Plan implements the City's General
Plan and the commitment of the Housing Element to provide a range
and balance of housing opportunities. The specific plan area includes
the residentially zoned properties along Vulcan Avenue, which will
continue to contribute to the City's housing stock. The North 101
Corridor Specific Plan utilizes mixed use zoning which includes residential
uses along with commercial uses. (see Chapter 3.0).
|
|
Section 4.6 discusses residential design recommendations which
encourage good design that is compatible with other well designed
buildings without severely restricting the building owner's preference
or the dictates of economics regarding materials and style.
|
|
Section 8.5.B. summarizes specific plan strategies for the retention
of the Riveria Mobile Home Park within the specific plan area.
|
GOAL 3:
The
City will encourage the maintenance and preservation of the existing
housing stock as well as quality workmanship in new housing.
POLICY 3.9:
Encourage street planting,
landscaping, and undergrounding of utilities. [I-a]
POLICY 3.10:
Encourage high standards of design, materials,
and workmanship in all construction and developments. [I-a]
|
SPECIFIC PLAN COMPLIANCE
|
|
Landscape recommendations and a street tree master plan for
North Highway 101 and Second Street have been established for the
specific plan area (see Section 4.8).
|
|
Section 4.6 discusses residential design recommendations which
encourage good design that is compatible with other well designed
buildings without severely restricting the building owner's preference
or the dictates of economics regarding materials and style.
|
GOAL 1:
Encinitas should have a transportation system that is safe,
convenient and efficient, and sensitive to and compatible with surrounding
community character. (Coastal Act/30252)
POLICY 1.2:
Endeavor to maintain Level
of Service C as a basic design guideline for the local system of roadways
understanding that the guideline may not be attainable in all cases.
POLICY 1.3:
Prohibit development which results in Level
of Service E or F at any intersection unless no alternatives exist
and an overriding public need can be demonstrated.
POLICY 1.4:
Require, where feasible, interconnecting
off-street pedestrian and vehicular circulation between adjacent commercial
and office land uses. This policy should be required along major transportation
corridors to minimize traffic conflicts associated with pedestrian
and vehicular movement to and from these properties. (Coastal Act/30252)
POLICY 1.7:
Encourage adjacent properties
to use common access points to access prime arterials, major roads,
collectors and augmented local streets.
POLICY 1.9:
Minimize private driveway
access onto both major and collector roads.
POLICY 1.10:
Encourage the design of roads and traffic
controls to optimize safe traffic flow by minimizing turning, curb
parking, uncontrolled access, and frequent stops.
POLICY 1.12:
The City will promote increased
off street parking for existing and future commercial and residential
uses in the near coast area, will minimize curb cuts for new development
in the vicinity of beach access points in order that the maximum amount
of curb parking will be available to beach users, and will encourage
remote parking/shuttle service and park-and-ride facilities in the
Coastal Zone. The City will require that all commercial, industrial
and residential uses be designed and constructed with sufficient off
street parking and loading facilities to assure adequate parking is
provided with new development such that no adverse impacts on coastal
access are documented. Parking ratios shall be utilized as specified
and detailed in the City's Zoning Code and in implementing Specific
Plans which provide sufficient parking spaces so as not to require
patrons/employees/residents to utilize parking which is necessary/required
for other approved uses or street and other public parking that should
otherwise be available for public use. (Coastal Act/30252)
POLICY 1.14:
A coordinated traffic signal
system shall be developed and implemented.
POLICY 1.15:
The City will actively support an integrated
transportation program that encourages and provides for mass-transit,
bicycle transportation, pedestrians, equestrians, and car-pooling.
(Coastal Act/30252)
POLICY 1.17:
Standards shall be established
and implemented to provide for adequate levels of street lighting,
based on criteria of safety and related to volumes of vehicular, pedestrian
and bicycle activity and potential points of conflict. Such standards
shall be designed to respect different community and neighborhood
needs for lighting, different community standards for design and special
attention given to preservation of dark sky.
POLICY 1.18:
Standards shall be established and implemented
to provide for a comprehensive system of traffic control devices and
signing, based on sound traffic engineering principals, to assure
traffic safety and preservation of community character.
POLICY 1.19:
The City will provide for adequate levels
of maintenance of all improved components of the circulation system,
such as roadways, sidewalks, bicycle facilities, roadway drainage
systems, pedestrian, recreational trails, bicycle trails and facilities.
|
SPECIFIC PLAN COMPLIANCE
|
|
The circulation model indicates that two intersections (North
Highway 101/La Costa Avenue and Vulcan Avenue/La Costa Avenue) within
the North 101 Corridor specific plan area are deficient under both
the previous General Plan buildout conditions and the land uses projected
by the specific plan. The lane configurations used to determine the
levels of service are consistent with the geometrics outlined in the
City of Encinitas General Plan. Recommendations for intersection mitigation
are offered in Section 5.2.2. With the implementation of the mitigation
measures, the level of service for the North Highway 101/La Costa
Avenue intersection will improve from LOS D (a.m.) and LOS E (p.m.)
to LOS A (a.m.) and LOS B (p.m.) at buildout under the Specific Plan.
The level of service for the Vulcan Avenue/La Costa Avenue intersection
improves from LOS A (a.m.) and LOS D (p.m.) to LOS A (a.m.) and LOS
A (p.m.) at buildout under the Specific Plan.
|
|
Two additional intersections (Southbound I-5 Ramp/Leucadia Boulevard
and Piraeus/Northbound I-5 Ramps/Leucadia Boulevard) located outside
of the Plan Area boundary experience a deficient level of service.
Recommendations for intersection mitigation are offered in Section
5.2.2. With the implementation of the intersection mitigation measures
the southbound I-5 Ramp/Leucadia Boulevard and the Piraeus/NB I-5
Ramp/Leucadia Boulevard intersections will operate at acceptable levels
of service.
|
|
Chapter 4.0, Design Recommendations, provides recommendations
that encourage more efficient and compatible circulation patterns
within the specific plan area. Alley access for delivery trucks and
vehicular access also is encouraged.
|
|
Parking alcoves along the railroad right-of-way are proposed
in order to provide an increase in off-street parking for commercial
businesses along North Highway 101 (see Sections 3.3 and 4.7). Streetscape
and circulation proposals include street improvements that will promote
the efficient and safe movement of people and goods within the specific
plan area (see Section 4.7 and Chapter 5.0).
|
GOAL 2:
The City will make every
effort to develop a varied transportation system that is capable of
serving both the existing population and future residents while preserving
community values and character. (Coastal Act/30252/30253)
POLICY 2.1:
Adopt and implement standards for rural,
semi-rural, and urban roadways within the City consistent with community
character.
POLICY 2.4:
When considering circulation
patterns and standards, primary consideration will be given to the
preservation of character and safety of existing residential neighborhoods.
Where conflicts arise between convenience of motorists and neighborhood
safety/community character preservation, the latter will have first
priority.
POLICY 2.8:
Where necessary, require
acquisition of right-of-way as a condition of approval of all final
subdivision maps. Encourage landscaping of rights-of-way if not being
used for public roads, hiking/riding trails or beach access trails.
POLICY 2.9:
Develop new alternate road and intersection
standards to promote retention of existing neighborhood atmosphere.
POLICY 2.10:
Establish landscaping buffer and building
setback requirements along all roads which are local augmented status
or larger, except where inappropriate. (Coastal Act 30252)
POLICY 2.12:
Encourage unique characteristic
community design standards for traffic signals and intersection signing
and other street improvements, structures and furniture.
POLICY 2.13:
Encourage landscaped medians and parkways
on all roadways where practical.
POLICY 2.14:
Develop rural, semi-rural, and urban standards
and criteria for private streets including a mechanism for on-going
maintenance.
POLICY 2.16:
Develop a program to improve
alleyways with paving and drainage improvements.
POLICY 2.18:
Where possible, functioning
of the street system should be improved by the installation of intersection
improvements.
|
SPECIFIC PLAN COMPLIANCE
|
|
Streetscape and street improvements outlined in Section 4.7
and in Chapter 5.0, respectively, will reduce congestion, provide
increased on-street parking, improve bicycle facilities, and create
a safe pedestrian environment. In addition, specific street standards
are proposed for the plan area streets which are more reflective of
the neighborhood characteristics.
|
GOAL 3:
The City of Encinitas
will promote the use of other modes of transport to reduce the dependence
on the personal automobile. (Coastal Act/30252)
POLICY 3.1:
The needs of the handicapped will be considered
in new development plans including handicapped parking, loading, etc.
POLICY 3.2:
Continue to assist in expanding public
transportation and emphasize public transportation in future development
with preference given to cost-effective alternatives. (Coastal Act/30252)
POLICY 3.3:
Create a safe and convenient circulation
system for pedestrians. (Coastal Act/30252)
POLICY 3.4:
Cooperate with San Diego County, SANDAG,
and other jurisdictions to help plan and implement a regional multi-modal
transportation system that is accessible to residents in the City.
(Coastal Act/30252)
POLICY 3.6:
The City should provide and
encourage efficient links between possible rail transit service and
other transportation modes, including rerouting of bus service to
interface with transit stops.
POLICY 3.8:
A program shall be developed
to install sidewalks or paths, where appropriate, around schools,
churches, active parks, commercial and other areas of pedestrian activity
where public safety or welfare is at issue (Coastal Act/30252)
POLICY 3.10:
Standards shall be established
for the location and design of newsracks, signs, walls and other improvements
which encroach into the public right-of-way. (Coastal Act/30251)
POLICY 3.11:
The City will strive to implement a safe,
direct, and convenient circulation system for commuting and recreational
bicycle traffic. The City will support the development of additional
bicycle facilities in the Coastal Zone, including the following:
|
•
|
all Circulation Element roads will include provisions for bicycle
lanes unless precluded by design and safety considerations in which
cases, alternative routes shall be provided to form a continuous network.
|
|
•
|
the provision of secure bicycle storage facilities at all beaches
designated for high and moderate levels of use; and
|
|
•
|
the installation of bicycle and surfboard racks on all buses
serving the Coastal Zone. (Coastal Act/30252)
|
|
SPECIFIC PLAN COMPLIANCE
|
|
Streetscape and street improvements outlined in Section 4.7
and in Chapter 5.0, respectively, will improve bicycle facilities
and create a safer pedestrian environment.
|
GOAL 4:
The City should make
every effort to develop a circulation system that highlights the environmental
and scenic amenities of the area. (Coastal Act/30251)
POLICY 4.1:
Design roads to enhance scenic areas. (Coastal
Act/30251)
POLICY 4.2:
Promote and encourage roadside and median
landscaping. (Coastal Act/30251)
POLICY 4.3:
Separate pedestrian, bicycle, and vehicular
traffic by encouraging adequate space for walking and biking by striping
roadways, excepting freeways. Coastal Act/30252)
POLICY 4.4:
Where possible, establish a separate system
of hiking trails, bicycle paths and equestrian trails from which motorized
vehicles shall be banned.
POLICY 4.9:
Prohibit whenever legally
possible, or strictly regulate billboards on city streets, roads,
freeways, railroad rights-of-way, and lagoons. (Coastal Act/30251/30253)
POLICY 4.10:
Develop street lighting standards, where
appropriate, consistent with neighborhood/community character and
night sky viewing.
POLICY 4.11:
Keep street lighting, curbs, and gutter
requirements consistent with individual neighborhood character.
POLICY 4.12:
Encourage undergrounding of utilities
within street rights-of-way and transportation corridors. (Coastal
Act/30251)
POLICY 4.14:
Where feasible, minimize
the dependence on private motor vehicles. (Coastal Act/30252)
|
SPECIFIC PLAN COMPLIANCE
|
|
As mentioned above, a linear park with a multi-modal recreational
path extending from La Costa Avenue to Encinitas Boulevard is proposed
within the railroad right-of-way. Streetscape and street improvements
outlined in Section 4.7 and in Chapter 5.0, respectively, will reduce
congestion, provide increased on-street parking, improve bicycle facilities,
and create a safer pedestrian environment. In addition, specific street
standards are proposed for plan area streets, which are more reflective
of the neighborhood characteristics.
|
|
Vulcan Avenue and North Highway 101 have been identified as
streets within the specific plan area that require the undergrounding
of utilities (see Chapter 10.0).
|
|
The proposed mixed use development in the specific plan area
will provide more opportunities for live/work situations to occur,
as well as residential uses which are closer to the commercial and
office professional uses. This will help reduce dependence on the
private motor vehicle.
|
GOAL 1:
Public health and safety will be considered in future land use
planning. (Coastal Act/30253)
POLICY 1.4:
Develop a master plan for
drainage and flood control. (Coastal Act/30236)
POLICY 1.6:
The City shall provide for
the reduction of unnatural causes of bluff erosion, as detailed in
the Zoning Code, by:
a.
Only permitting public access stairways and no private
stairways, and otherwise discouraging climbing upon and defacement
of the bluff face;
b.
Improving local drainage systems to divert surface
water away from the bluff;
c.
Studying the underground water system and looking
for potential solution to bluff instability/erosion caused by such
water;
d.
Reducing the infusion of ground water from domestic
sources through, among other actions, requiring the removal of existing
irrigation systems within forty feet of the bluff edge and prohibiting
the installation of such systems in new development;
e.
Permitting pursuant to the Coastal Bluff Overlay
Zone, bluff repair and erosion control measures on the face and at
the top of the bluff that are necessary to repair human-caused damage
to the bluff, and to retard erosion which may be caused or accelerated
by land-based forces such as surface drainage or ground water seepage,
providing that no alteration of the natural character of the bluff
shall result from such measures, where such measures are designed
to minimize encroachment onto beach areas through an alignment at
and parallel to the toe of the coastal bluff, where such measures
receive coloring and other exterior treatments and provided that such
measures shall be permitted only when required to serve coastal-dependent
uses or to protect existing principal structures or public beaches
in danger from erosion, and when designed to eliminate or mitigate
adverse impacts on local shoreline sand supply; and
f.
Requiring new structures and improvements to existing
structures to be set back 25 feet from the inland bluff-top edge,
and 40 feet from coastal bluff-top edge with exceptions to allow a
minimum coastal bluff-top setback of no less than 25 feet. For all
development proposed on coastal bluff-tops, a site-specific geotechnical
report shall be required. The report shall indicate that such a reduced
setback will not result in risk of foundation damage resulting from
bluff erosion or retreat to the structure within its economic life
and with other engineering evidence to justify the coastal bluff-top
setback.
In all cases, all new construction shall be specifically designed
and constructed such that it could be removed in the event of endangerment
and the applicant shall agree to participate in any comprehensive
plan adopted by the City to address coastal bluff recession and shoreline
erosion problems in the City.
This does not apply to minor structures that do not require
a building permit, except that no structures, including walkways,
patios, patio covers, cabanas, windscreens, sundecks, lighting standards,
walls, temporary accessory buildings not exceeding 200 square feet
in area, and similar structures shall be allowed within five feet
from the bluff-top edge; and
g.
Permanently conserving the bluff face within an
open space easement or other suitable instrument. (Coastal Act/30210/30235/30240/30251/30253)
|
Standards for the justification of preemptive erosion control
devices and limits on location of shoreline devices shall be as detailed
in the Zoning Code.
|
POLICY 1.15:
The City shall establish
and implement standards, based on the 50- or 100-year storm, for flood
control and drainage improvements, and the maintenance of such improvements,
designed to assure adequate public safety. Such standards and improvements
shall be consistent with the policies of this Plan to respect community
character and maintain natural or natural-appearing drainage courses
whenever feasible.
GOAL 1:
The City will conserve, protect, and enhance the water resources
in the planning area. (Coastal Act/30231)
POLICY 1.1:
Require new development to utilize measures
designed to conserve water in their construction.
POLICY 1.10:
Promote the use of water
efficient sprinkling and gardening systems to include ordinances and
technology to encourage drought tolerant plants.
|
SPECIFIC PLAN COMPLIANCE
|
|
General landscape recommendations have been established which
address water conservation (see Section 4.8).
|
GOAL 3:
The
City will make every effort possible to preserve significant mature
trees, vegetation and wildlife habitat within the planning area. (Coastal
Act 30240)
POLICY 3.1:
Mature trees of community significance
cannot be removed without City authorization.
POLICY 3.2:
Mature trees shall not be removed or disturbed
to provide public right-of-way improvements if such improvements can
be deferred, redesigned, or eliminated. This policy is not meant to
conflict with the establishment of riding/hiking trails and other
natural resource paths for the public good, or with the preservation
of views.
POLICY 3.3:
The City will examine ways to aesthetically
trim street trees and vegetation within the public right-of-way including
the possibility of using contract services or City personnel. (Coastal
Act/30240/30251)
POLICY 3.4:
A program shall be developed to trim roots
and replace sidewalks and other public facilities which may be damaged
by roots. (Coastal Act/30251/30254)
POLICY 3.5:
A street tree planting program shall be
developed and implemented.
POLICY 3.6:
Future development shall maintain significant
mature trees to the extent possible and incorporate them into the
design of development projects.
|
SPECIFIC PLAN COMPLIANCE
|
|
An objective of the specific plan is to establish a street tree
master plan which includes preservation of mature trees, planting
additional street trees, and a regular maintenance program. Landscape
recommendations (see Section 4.8) have been established for the specific
plan area which encompass street tree design/planting and management/maintenance
recommendations.
|
GOAL 4:
The City, with the assistance
of the state, federal and regional agencies, shall provide the maximum
visual access to coastal and inland views through the acquisition
and development of a system of coastal and inland vista points. (Coastal
Act/30251)
POLICY 4.5:
The City will designate "Scenic/Visual
Corridor Overlay" areas within which the character of development
would be regulated to protect the integrity of the Vista Points according
to the following criteria:
|
•
|
Critical viewshed areas should meet the following requirements:
| |
|
|
-
|
extend radially for 2,000 feet (610M) from the Vista Point;
and
|
|
|
-
|
cover areas upon which development could potentially obstruct,
limit, or degrade the view.
|
|
•
|
Development within the critical viewshed area should be subject
to design review based on the following:
| |
|
|
-
|
building height, bulk, roof line and color and scale should
not obstruct, limit or degrade the existing views;
|
|
|
-
|
landscaping should be located to screen adjacent undesirable
views (parking lot areas, mechanical equipment, etc.) (Coastal Act/30251/30253)
|
POLICY 4.6:
The City will maintain and enhance the
scenic highway/visual corridor viewsheds. (Coastal Act/30251)
POLICY 4.7:
The City will designate the following view
corridors as scenic highway/visual corridor viewsheds:
|
•
|
Highway 101, from Encinitas Blvd. to La Costa Ave.
|
|
•
|
Leucadia Blvd. between Highway 101 and El Camino Real
|
POLICY 4.9:
It is intended that development
would be subject to the design review provisions of the Scenic/ Visual
Corridor Overlay Zone for those locations within Scenic View Corridors,
along scenic highways and adjacent to significant viewsheds and vista
points with the addition of the following design criteria:
|
•
|
Road Design
| |
|
|
-
|
Type and physical characteristics of roadway should be compatible
with natural character of corridor, and with the scenic highway function.
|
|
•
|
Development Design
| |
|
|
-
|
Building and vegetation setbacks, scenic easements, and height
and bulk restrictions should be used to maintain existing views and
vistas from the roadway.
|
|
|
-
|
Off-site signage should be prohibited and existing billboards
removed.
|
|
|
-
|
Development should be minimized and regulated along any bluff
silhouette line or on adjacent slopes within view of the lagoon areas
and Escondido Creek.
|
|
|
-
|
Where possible, development should be placed and set back from
the bases of bluffs, and similarly, set back from bluff or ridge top
silhouette lines; shall leave lagoon areas and floodplains open, and
shall be sited to provide unobstructed view corridors from the nearest
scenic highway.
|
|
|
-
|
Development that is allowed within a viewshed area must respond
in scale, roof line, materials, color, massing, and location on site
to the topography, existing vegetation, and colors of the native environment.
(Coastal Act/30251/30253)
|
|
SPECIFIC PLAN COMPLIANCE
|
|
A recreation/open space objective of the specific plan includes the development of a linear park within the railroad right-of-way which fronts along North Highway 101 (see Section 4.7). Designated existing vista points and view corridors, specifically North Highway 101 through Leucadia, shall comply with Chapter 30.32 and Section 30.34.080 of Title 30 of the Encinitas Municipal Code respectively.
|
GOAL 5:
The City will make every
effort to participate in programs to improve air and water quality
in the San Diego region. (Coastal Act/30231)
|
SPECIFIC PLAN COMPLIANCE
|
|
The introduction of mixed use development in the specific plan
area will provide more opportunities for live/work situations to occur,
as well as residential uses which are closer to the commercial uses.
This should reduce automobile trips, therefore, improving future air
quality.
|
GOAL 7:
The
City will make every effort to ensure significant scientific and cultural
resources in the planning area are preserved for future generations.
(Coastal Act/30250)
POLICY 7.1:
Require that paleontological, historical
and archaeological resources in the planning area are documented,
preserved or salvaged if threatened by new development. (Coastal Act/30250)
POLICY 7.2:
Conduct a survey to identify historic structures
and archaeological/cultural sites throughout the community and ensure
that every action is taken to ensure their preservation. (Coastal
Act/30250/30253(5))
POLICY 7.3:
The City will pursue the development of
a historic resources program to assist in the identification, preservation,
and restoration of those buildings, structures, and places within
the City that have historic significance.
|
SPECIFIC PLAN COMPLIANCE
|
|
An architectural and historic resources inventory was conducted
as part of the specific plan process for the planning area. The historic
preservation program (see Chapter 7.0) offers incentives for preservation
of historic and architectural resources, rather than establishing
new regulatory limitations.
|
GOAL 9:
The
City will encourage the abundant use of natural and drought tolerant
landscaping in new development and preserve natural vegetation, as
much as possible, in undeveloped areas. (Coastal Act/30240/30251)
POLICY 9.1:
The City will initiate and pursue the landscaping
of appropriate median and parking areas with trees on all new and
existing arterial streets. (Coastal Act/30251)
POLICY 9.4:
Encourage and adopt standards
for the use of drought tolerant and/or natural landscaping and efficient
irrigation systems throughout the City. (Coastal Act/30231/30240)
POLICY 9.5:
Encourage and adopt standards for clean-up,
landscaping, beautification, utility undergrounding, and additional
landscaping in parking facilities where needed in existing commercial
areas. (Coastal Act/30251/30252)
POLICY 9.6:
Require landscaping in the design of new
residential, commercial, and industrial areas and buildings as detailed
in the City Zoning Code regulations. (Coastal Act/30251/30253)
POLICY 9.7:
Encourage and adopt standards for landscaping
of existing commercial and industrial uses to screen and buffer unsightly
and congested commercial/industrial areas from surrounding land uses.
(Coastal Act/30251)
|
SPECIFIC PLAN COMPLIANCE
|
|
General landscape recommendations and design recommendations
have been established which address landscape design and use of drought
tolerant plants (see Chapter 4.0).
|
GOAL 13:
Create
a desirable, healthful, and comfortable environment for living while
preserving Encinitas' unique natural resources by encouraging land
use policies that will preserve the environment. (Coastal Act/30250/30251)
POLICY 13.3:
Encourage the use of buffer
zones to separate major thoroughfares from adjacent areas and protect
them from pollutants of noise, exhaust, and light. (Coastal Act/30250/30251)
POLICY 13.5:
The City shall promote and
require the conservation and preservation of natural resources and
features of the area in their natural state and avoid the creation
of a totally urbanized landscape. Encourage the planting of trees
and other vegetation, especially native species, to enhance the environment.
(Coastal Act/30240/30251)
|
SPECIFIC PLAN COMPLIANCE
|
|
The preservation of and additional planting of trees along scenic
North Highway 101 is a major objective established for the specific
plan area. A street tree master plan for North Highway 101 and landscape
recommendations have been established for the specific plan area (see
Section 4.8.)
|
GOAL 1:
The maintenance of the open space resources in the planning
area will continue to be emphasized. (Coastal Act/30240)
POLICY 1.6:
Establish mini-parks and
playlots in high density areas where larger parks are inaccessible
or impractical to provide, and only when the provision of neighborhood
parks to serve local neighborhood park needs is not possible.
POLICY 1.7:
Provide a neighborhood park within convenient,
and where possible, walking distance for all urban area residents.
POLICY 1.11:
Develop an open space program
that will link the various communities together with parks, recreation/pedestrian
access and natural visual corridors.
POLICY 1.12:
Active parks, passive parks, and natural
open space shall be provided in each of the communities to the extent
possible.
POLICY 1.14:
The City shall attempt
to acquire the Santa Fe railroad right-of-way, should it become available,
for the development of recreational facilities and landscaping as
well as transportation and other public needs.
POLICY 1.16:
Future trails in addition
to those planned for in this element may be added to the existing
systems to enhance the recreational opportunities of the City.
|
SPECIFIC PLAN COMPLIANCE
|
|
The nearest developed park sites to the residential areas within
the specific plan area are Orpheus Park located at Orpheus Avenue
and Union Street and Leucadia Roadside Park located at the west end
of Leucadia Boulevard on North Highway 101. However, the Roadside
Park is a very small passive park and Orpheus Park is not located
within walking distance of most of the residential areas within the
planning area.
|
|
The proposed linear park within the railroad right-of-way will
provide an opportunity to provide needed open space and some active
and passive recreational activity such as jogging, bicycling, and
walking. The large agricultural properties along Vulcan Avenue also
provide an opportunity to develop parks which would be consistent
with Policy 1.6 above.
|
|
The existing Leucadia Roadside Park has been identified as a
significant historic resource by the historic resources inventory
and is proposed to be rezoned to a Historic Park Zone in order to
protect this resource.
|
GOAL 2:
The City will make every
effort to preserve open space areas that represent a significant environmental
resource in the community. (Coastal Act/30240)
POLICY 2.2:
Provide and maintain an inter-linking
network of trails for horseback riding, hiking, and bicycling; and
minimize the cost of the trail system by encouraging the use of drainage
channels, flood plains, existing trails, public lands, excess street
rights-of-way, and major utility rights-of-way. (Coastal Act/30212.5/30252)
POLICY 2.3:
Encourage the preservation and protection
of areas for the recreational activities characteristic of Encinitas
such as horseback riding, surfing, skin-diving, bicycling, walking,
and jogging. (Coastal Act/30212.5/30252)
|
SPECIFIC PLAN COMPLIANCE
|
|
The existing Leucadia Roadside Park has been identified as a
significant historic resource by the historic resources inventory
and is proposed to be rezoned to a Historic Park Zone in order to
protect this resource. Refer to Chapter 3.0 for use and development
regulations.
|
|
The proposed linear park within the railroad right-of-way will
provide an opportunity to provide needed open space and some active
and passive recreational activity such as jogging, bicycling, and
walking. The multi-modal recreational path within the linear park
will provide linkage to a regional trail system both to the north
and to the south of Encinitas as well as provide linkage to other
recreational destinations within the surrounding area such as beach
access points and Moonlight State Beach and Park.
|
GOAL 1:
Provide an acceptable noise environment for existing and future
residents of the City of Encinitas.
POLICY 1.1:
Review actions or projects that may have
noise generation potential to determine what impact they may have
on existing land uses. If a project would cause an increase in traffic
noise levels, the policy of the City of Encinitas is to accept an
increase up to an Ldn of 55 dB in outdoor residential use areas without
mitigation. If a project would increase the traffic noise level by
more than 5 dB and the resulting Ldn would be over 55 dB, then mitigation
measures must be evaluated. If the project, or action, would increase
traffic noise levels by 3 dB or more and the resulting Ldn would exceed
60 dB in outdoor use areas in residential development, noise mitigation
must be similarly evaluated. The impact of non transportation projects
must generally be evaluated on a case-by-case basis. The following
recommendations will aid in evaluating the impacts of commercial and
industrial projects.
a)
Performance Standards Adjacent to Residential Areas.
New commercial construction adjacent to residential areas should not
increase noise levels in a residential area by more than 3 dB (Ldn)
or create noise impacts which would increase noise levels to more
than an Ldn of 60 dB at the boundary of the nearest residential area,
whichever is more restrictive.
b)
Performance Standards Adjacent to Commercial and
Industrial Areas. New commercial projects should not increase noise
levels in a commercial area by more than 5 dB (Ldn) or increase noise
levels to an Ldn in excess of 70 dB (office buildings, business and
professional) or an Ldn of 75 dB (industrial) at the property line
of an adjacent commercial/industrial use, whichever is more restrictive.
|
These criteria may be waived if, as determined by a noise analysis,
there are mitigating circumstances (such as higher existing noise
levels) and/or no uses would be adversely affected. Where conditions
are unusual or where backgrounds are unusually low and the characteristics
of a new noise source are not adequately described by using the Ldn
noise descriptor, additional acoustical analysis is encouraged and
the conclusions of such analysis will be considered by the City.
|
POLICY 1.2:
An Ldn of 60 dB is the maximum acceptable
outdoor noise level in residential outdoor use areas. The City recognizes
that there are residential areas in which existing noise levels exceed
an acceptable level. The City will adopt a Noise Wall/Barrier Installation
Policy for determining which areas should receive soundwalls along
the major street system and to evaluate possible cost participation
programs for constructing these soundwalls.
POLICY 1.4:
The City will limit truck
traffic in residential and commercial areas to designated truck routes.
Limit construction, delivery, and through truck traffic to designated
routes. Distribute maps of approved truck routes to City traffic officers.
POLICY 1.5:
The City will establish and maintain coordination
among City, County, and State agencies involved in noise abatement
and other agencies to reduce noise generated from sources outside
the City's jurisdiction.
POLICY 1.7:
Apply Title 24 of the California
Administrative Code, associated with noise insulation standards, to
single-family dwellings.
|
SPECIFIC PLAN COMPLIANCE
|
|
Future development within the specific plan area shall be required
to comply with Title 24 of the California Administrative Code and
other citywide regulations.
|
GOAL 2:
Require that new development
be designed to provide acceptable indoor and outdoor noise environments.
|
SPECIFIC PLAN COMPLIANCE
|
|
Future development within the specific plan area shall be required
to comply with Title 24 of the California Administrative Code and
other citywide regulations.
|
GOAL 3:
Ensure that residents
are protected from harmful and irritating noise sources to the greatest
extent possible.
|
SPECIFIC PLAN COMPLIANCE
|
|
Future development within the specific plan area shall be required
to comply with Title 24 of the California Administrative Code and
other citywide regulations.
|
GOAL 4:
Provide for measures
to reduce noise impacts from stationary noise sources.
POLICY 4.1:
Ensure inclusion of noise mitigation measures
in the design and operation of new and existing development.
|
SPECIFIC PLAN COMPLIANCE
|
|
Future development within the specific plan area shall be required
to comply with Title 24 of the California Administrative Code and
other citywide regulations.
|
