Encinitas Municipal Code Art. 4.0 Design Standards

This chapter sets forth design standards to achieve high-quality, well-designed development throughout the El Camino Real Specific Plan Area (SPA). The overall intent of these standards is to require design that accomplishes the community's desired vision for the SPA, as described in Chapter 2 to fit within the cultural context of Encinitas and historical context of El Camino Real. This vision includes a well-designed, dynamic mix of uses linked together by quality pedestrian-oriented connections, public spaces, and an improved streetscape along El Camino Real.

Feedback from the community throughout the development of the El Camino Real Specific Plan (ECRSP) was heavily in favor of retaining and celebrating Encinitas' suburban beach town vibe through setbacks, thoughtful architectural features, careful building placement and increased provision of public realm spaces. The following design standards provide a framework for development to occur in a context-sensitive manner to achieve this vision.

The objective design standards in Section 4.4 are aligned with the City of Encinitas Design Standards and Guidelines (Adopted by the California Coastal Commission on June 9, 2022; or as amended).

(Ord. 2024-08, 9/25/2024)

All new buildings, building additions, exterior alterations, landscaping, 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 to Design Review. These recommendations do not affect existing buildings or sites where no new construction, new signage, new landscaping, or exterior alterations are included in the proposed designs.

Design Review applications shall be processed according to the procedures indicated in Chapter 23.08 of the Encinitas Municipal Code (EMC).

(Ord. 2024-08, 9/25/2024)

When in compliance with all other City ordinances and regulations, the development activities listed in Section 23.08.030.B of the EMC are exempt from Design Review and compliance with the provisions of the chapter.

(Ord. 2024-08, 9/25/2024)

All projects that utilize the ECRSP shall comply with the following Objective Design Standards which supersede and replace the City of Encinitas Design Standards and Guidelines within the SPA. These standards apply to projects utilizing State law such as AB 2011 and SB 6, except where in conflict with relevant State law. Project applications that only propose facade improvements shall be subject to Sections 4.4.8, Architectural Design, 4.4.11, Building Materials, Finishes, and Colors, and 4.4.15 Building Signage only.

4.4.1 Site Design

A. Intent:

To provide standards for the public realm including sidewalks, streets, and publicly accessible open spaces that ensure walkability, connectivity, and appropriately scaled buildings by creating pedestrian-scaled blocks and developments with streets, paths, and open spaces for people to gather and connect throughout the corridor. Consideration shall be given to adjoining parcels in terms of building configuration, building design, scale of landscaping materials, and circulation/parking configuration and pedestrian access for cohesive circulation. Developments shall minimize ingress and egress onto the El Camino Real right-of-way through consolidation of driveways and providing access onto local roads where possible.

B. Standards:

1. Site designs with buildings or structures shall demonstrate through shadow modeling or analysis that at least 50 percent existing solar access is retained for adjacent residential.

2. Publicly accessible retail uses along El Camino Real and Encinitas Boulevard shall include a public pedestrian building entrance fronting El Camino Real or Encinitas Boulevard and shall incorporate at least two architectural features such as canopies, ramps, staircases, recessed doorways, atriums, or large windows to signal public use.

3. Paseos or pedestrian linkages shall be provided through the development on private property to connect the street and parking areas to the destination. Paseos shall be compliant with the walkway requirements in Section 4.4.2, Standard 3, and Section 4.4.7, Common Open Space.

4. Development shall incorporate activated internal paseos and Common Open Spaces that connect adjacent developments to each other to provide for additional pedestrian mode choice, enhance the pedestrian experience, encourage pedestrian travel, and provide linkages between uses.

5. Projects requiring access from El Camino Real shall be designed with the following standards:

a. Projects with 500 linear feet or more fronting El Camino Real shall have a maximum of one vehicle access point (or driveway) from El Camino Real for every 500 linear feet;

b. Projects with less than 500 linear feet of El Camino Real frontage shall include a shared driveway access point with adjoining parcel or shall prioritize driveway access from a side street, where ownership allows; and

c. Where side street access is not applicable, one curb cut shall be allowed located a minimum of three feet from a property line and a minimum of 50 feet from any intersection.

6. See Figure 4-1, Internal Site Private Drive Rendering. Private drives are intended to minimize ingress and egress access points onto El Camino Real. Private drives shall connect public rights-of-way to multiple locations within a development. Where private drives are provided, they shall comply with the following:

a. Private drives shall be designed to reduce conflicts between vehicles and pedestrian and bicycle circulation through driveway design, use of physical barriers such as bollards, or visual cues such as signage, painted asphalt, or unique pavers;

b. Non-contiguous sidewalks shall be provided along both sides of private drives; and

c. Entry driveways connecting public streets to the interior of the site shall use enhanced paving treatment with patterned and/or colored pavers, brick, or decorative colored and scored concrete, a minimum of 12 feet deep, and spanning the width of the driveway.

4.4.2 Streetscape and Public Realm

A. Intent:

These streetscape standards will facilitate the transformation of El Camino Real within the SPA into a vibrant and attractive commercial corridor that prioritizes pedestrian safety and comfort, while also enhancing the visual appeal along El Camino Real. Development shall create attractive, contextsensitive, high-quality public realm spaces, landscaping, and pedestrian- and bicyclist-oriented amenities that are safe, vibrant, and accessible to all.

B. Standards:

1. Where there is additional public right-of-way (ROW) width beyond the five-foot sidewalk, a parkway (varies in width) shall be placed between the sidewalk and the curb to create a more pleasant and safe walking experience for pedestrians. Exemptions may be provided from this requirement where significant slope conditions, environmentally sensitive areas, and/or existing major utilities within the parkway exist as determined by the Director of Development Services. When sites are redeveloped adjacent to the ROW with significant slopes, ROW shall be redesigned to have the parkway adjacent to the curb.

a. Sidewalks shall be constructed clear of impediments and obstacles such as utility cabinets and power poles shall be placed out of the accessible walkway and be in compliance with accessibility requirements.

2. Streetscape design shall limit conflicts between pedestrians, cyclists, and motor vehicles consistent with Chapter 5, Mobility roadway and pedestrian network recommendations.

3. As demonstrated in Figure 4-2A, Constrained Streetscape Rendering, and Figure 4-2B, Unconstrained Streetscape Rendering, parkways shall be improved with a combination of the following:

a. Street trees shall be planted at regular intervals along the street frontage, with a minimum spacing of 25 feet between trees. Trees shall be chosen from the City's approved street tree list and Urban Forest Management Plan subject to City approval and shall have a height of 20 feet or greater at maturity. Locations and species of street trees shall be approved by the City.

b. Sidewalk panels adjacent to street trees in the parkway shall be comprised of tree grate extension panels.

c. Landscaped planting (no greater than 18 inches in height).

d. Non-vegetated groundcover such as bark, mulch, gravel, rocks, and pavement, for up to 20% of the total parkway area.

e. Other utility amenities such as meter/sign poles, streetlights, community identification or wayfinding signage, and traffic signals.

4. Cycleways shall be physically separated from the adjacent roadway or parkway through treatments such as buffering, or grade separation as approved by the City Traffic Engineer.

a. Cycleways that traverse signalized intersections shall have a dedicated crossing phase to allow cyclists to safely cross the intersection.

b. Cycleways shall be adequately marked out with painted motifs on the ground and signage alerting to the usage of the cycleway.

5. Crosswalks must be clearly marked with reflective, high-visibility markings as approved by the City Traffic Engineer. Hand-activated, high-visibility, flashing lights shall be installed and used at crosswalks, for visibility and safety for pedestrians at night. Flashing pedestrian lights shall be solar powered. Ladder or zebra striping patterns shall be used to increase visibility.

a. Crosswalks shall be complemented with buffered sidewalks consistent with Chapter 5, Mobility recommendations.

b. At intersections with high pedestrian volumes, bulb-outs or curb extensions shall be installed to reduce roadway crossing distances for pedestrians.

c. Pedestrian crossing times at signalized intersections must be set at a walking speed of 3.5 feet per second to allow adequate crossing time for people with disabilities and seniors.

d. Pedestrian push buttons must be accessible from sidewalks and walking paths leading to crosswalks.

6. Enhanced architectural pavements that are reflective of the local environment and community of Encinitas shall be provided through decorative paving materials, patterns, textures, and colors in the following situations:

a. Within the SPA on Encinitas Boulevard and South El Camino Real and at the intersection of North El Camino Real and Leucadia Boulevard;

b. At all public street intersections; and

c. Highly utilized pedestrian thoroughfares such as public parks and paseos.

7. Lighting fixtures must be provided along walkways, roadways, and cycleways.

a. Each lighting design shall cater for the user group of that specific resource. i.e., pedestrian-level lighting on walkways and higher lighting on roadways.

b. As demonstrated in Figure 4-2B, Unconstrained Streetscape Rendering, all lighting fixtures must utilize cutoff or full cutoff luminaires to eliminate light spillover and glare into adjacent properties. The use of smart lighting technology shall be required.

8. Future contextual wayfinding signage shall be made with durable materials and designed to be consistent with any future branding of the SPA or El Camino Real corridor as future coordination occurs with neighboring cities. Wayfinding signs within the public ROW shall be approved by City.

9. Streetscape furniture exemplified in Figure 4-3, Example Street Furnishings, shall be reflective of the context of Encinitas and El Camino Real and of a consistent or complementary style, material, and color.

a. Street furnishings shall be installed at a minimum interval of 300 feet along the sidewalk to enhance the pedestrian experience and encourage walking and biking.

b. Historical street furnishings, such as the Mission Bell Marker System, shall be preserved, restored when appropriate, and integrated into streetscape design as development occurs.

4.4.3 Frontage Zone

A. Intent: The Frontage Zone shall abut the public ROW, offering supplemental pedestrian and bicyclist amenities to the public. While this is technically within the private realm, the Frontage Zone shall offer additional high-quality spaces that improve the overall human experience along the El Camino Real Corridor.

B. Standards:

1. As shown in Figure 4-4, Frontage Zone, directly outside the public right-of-way, a six-foot-wide Frontage Zone (that may occur within the 10-foot El Camino Real setback) shall be provided.

a. The Frontage Zone shall include a combination of paved area for pedestrian mobility using pavers, concrete, or stabilized decomposed granite and landscaping and/or planters.

b. The Frontage Zone shall include outdoor furnishings that complement the City-installed street furnishings described in Section 4.4.2, Subsection B.9 such as additional benches and bike racks where high pedestrian and bicycle traffic are anticipated, permitted outdoor dining, dog waste stations with waste bags, and trash receptacles.

c. Frontage Zone site furnishings shall be installed at a minimum interval of 300 feet to enhance the pedestrian experience and encourage walking and biking.

d. Site furnishings shall be durable, comfortable, and designed to complement the surrounding architecture. Furnishings shall be made of natural materials unless it is infeasible to use such materials. Street furniture shall meet the applicable City of Encinitas regional quality standards and be regularly maintained by property owner.

2. Paseos that are over 200 linear feet shall include an element of art, including: artistic pavement treatment, murals, and public art pieces; preferably created by local artists, to facilitate a sense of place and pride.

3. Development shall activate the street by providing and integrating office commercial, retail, and eating establishments.

4. Development projects must provide public seating in proportion to the type, size, and function of the development, as well as the size of common open spaces required in Section 3.4.5, Useable Open Space Standards. Public seating options include, but are not limited to: benches, tables with chairs (permanent or movable), raised planters designed for seating, or other specifically designed amenities.

4.4.4 Buffers and Screening

A. Intent:

To ensure quality design and site layouts that increase pedestrian comfort and safety while minimizing visual impacts of development, including trash receptables and waste removal, especially from existing residential neighborhoods.

B. Standards:

1. Public and private areas, and residential and non-residential areas, shall be clearly differentiated with separate building entrances, building and landscape design features, building separations, access control, or a change in levels and materials. Entrances to private or residential uses shall be located no less than 10 feet away from public or non-residential use entrances. Entrances to private or residential uses shall be buffered by one of the following:

a. A minimum of two plants that are no smaller than 15-gallon in size;

b. Set back a minimum of two feet with lighting; or

c. A coded front gate.

2. A landscape buffer of a minimum of five feet in width or a landscaped patio wall shall be located adjacent to ground-level residential units along high-traffic streets and intense uses to reduce noise impacts and provide additional privacy and security. The buffer shall be planted with dense shrubs or trees and the buffer and/or wall shall be four feet in height. See also Development Standards, Section 3.4.4, Neighborhood Adjacency Standards.

3. Utility instruments such as wires, conduits, junction boxes, transformers, irrigation controllers, and gas and electrical meters shall be located at interior corners of building walls, or behind building or landscape elements that conceal them from the view of pedestrian linkages.

4. Loading, service, and equipment areas shall not be located within 50 feet of residential dwelling units or common recreational space areas and shall be visually screened from the public right-of-way with walls, solid fencing, and/or evergreen vegetation no less than five feet wide and no less than four feet tall.

5. Vines, shrubs, and trees shall be used around garages, tuck-under parking spaces, and underground parking entrances to reduce their visual dominance. The landscape screening shall be of appropriate plant type and design to cover 30 percent of the parking structure facade after the first three years post-construction.

6. Surface parking lots shall be screened with landscape plantings, berms, and fencing, in accordance with Chapter 23.26 of the EMC, Section 7 of the City of Encinitas Design Standards and Guidelines, and Section 4.4.6, Circulation and Parking of this Chapter.

a. Where parking areas are located within 15 feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum of six feet in height to prevent vehicle light intrusion into habitable spaces.

7. Parking structures shall be wrapped on at least 75 percent of one side with active commercial and/or residential space.

8. Common open spaces, such as pedestrian plazas, paseos, greenways, and courtyards, shall be designed to serve dual functions as valuable community space and buffers between different horizontal uses. Said spaces shall be no less than six feet wide.

9. New development shall include street trees along the public right-of-way at an average of every 25 feet. Street trees shall not impede pedestrian movement along the sidewalk and species shall be selected in accordance with the City's Street Tree Selection Guide and Planting Plan. The required trees shall be a minimum of 24-inch box in size when planted.

10. Refuse and recycling areas shall be located within a building in enclosed niche/ recess area, incorporated into the exterior building design, or located within a detached enclosure located on the rear side of the building.

11. A clear pedestrian route shall be established leading to each refuse and recycling area.

12. Exterior and detached refuse and recycling areas shall be designed with the same materials and colors of the primary building design, and consistent with the surrounding onsite landscape.

13. Refuse and recycling bins located in exterior areas detached from the building and shall be constructed with solid materials on at least three sides to screen from view. All refuse and recycling enclosures in exterior areas shall be covered with a trellis or similar canopy structure and shall be landscaped to protect adjacent uses from noise and odors.

4.4.5 Placemaking

A. Intent:

Integrate arts, culture, and visual interest into the site design that is visible and welcoming, including easy access to public spaces through walking, biking, and transit.

B. Standards:

1. Developments shall include a minimum of three distinct features of any of the following on the project site:

a. Artwork;

b. Shade trees provided on both sides of pedestrian paths/sidewalks calculated at an average rate of one for every 30 feet;

c. Open air cafe with food service;

d. Covered arcade, colonnade, and/or veranda;

e. Recessed building entrance with a minimum recess of 10 feet;

f. Widened sidewalk with a minimum width of 15 feet for the entire length of the project frontage;

g. Pedestrian through block connection (paseo) with a minimum width of six feet;

h. Plaza or terrace with a minimum width of 40 feet and a minimum depth of 20 feet; or

i. Garden with a minimum width of 20 feet and a minimum depth of 20 feet.

4.4.6 Circulation and Parking

A. Intent:

Locate parking and service areas in a way that minimizes appearance from public rights-of-way. Locate entries, parking areas, and service areas of buildings to minimize conflicts with adjacent properties, especially residential neighborhoods. Minimize the visual impact of parking, loading and service areas, support pedestrian interest along public rights-of-way and other pedestrian ways, and minimize conflicts between pedestrians and vehicles within the development sites.

B. Standards:

1. Conflicting vehicle and pedestrian circulation shall be minimized by providing a continuous, clearly marked walkway from parking areas to main entrances of buildings.

2. Sidewalks and pedestrian passages within the site shall be physically separated from vehicular rights-of-way and shall provide access to the main entrance of all commercial and mixed-use buildings.

3. Decorative paving shall be incorporated into driveway entries; and textured paving, colored paving, and/or marked striping shall be utilized at all pedestrian and bicycle crossings in parking areas (such as concrete surface treatment, brick, terra-cotta, or stone pavers). Decorative paving consists of stamped or stained concrete, pavers, and or cobblestones.

4. Paseos or pedestrian linkages shall be provided for safe access between buildings, other site facilities, and parking areas within a site. Paseos or pedestrian linkages shall be clearly identified and made safe and accessible through the use of hardscape design, landscaping, and lighting.

a. Paseos or pedestrian linkages shall be concrete, stamped concrete, concrete pavers, or permeable paving in conformance with accessibility requirements.

b. Paseos shall be at least six feet wide with a meandering curvature in length.

c. Pedestrian linkages shall be at least four feet wide.

d. Pedestrian-scaled lighting shall be provided no more than every 20 feet to illuminate connections to parking and common areas to and from residential units.

e. Mid-block connections shall include reciprocal pedestrian easements and shall be privately maintained.

f. Reciprocal access easements shall be required for the public and adjacent pedestrian activity per EMC Section 30.20.010.E.5.

g. Public access easements shall cover all property between back-of-walk and all drive aisles.

5. The following surface parking design features shall be incorporated into surface parking areas of the development:

a. Carports/shade structures shall provide a minimum of 50 percent shade covering the parking area.

b. A minimum 10-foot landscape area (trees, shrubs, groundcover) at the exterior perimeter of all parking lots. The 10-foot landscape area may consist of existing and established native and naturalized vegetation and new container plant material. New planting should consist of a combination of small-, medium-, and large-scale trees, shrubs, and ground cover.

c. Utilize engineered pervious paving treatments, such as permeable pavers, porous asphalt, reinforced grass pavement (turf-crete), stone pavers and other permeable materials to meet City stormwater requirements per the Engineering Design Manual, or any successor document.

6. Bicycle parking:

a. Shall be provided under shelter wherever possible to protect from the weather.

b. Shall be complemented with storage lockers and accessible showers when bike parking is provided for more than 40 employees. Incorporate one bicycle repair station into bicycle parking facilities per development project.

7. Where parking structures are provided, the parking structure shall permit maximum opportunities for natural surveillance into the structure and, where possible, elevators and stairs.

8. Below-grade parking structures shall be considered, rather than surface parking, to provide opportunity for increased public open space (e.g., plazas and courtyards).

9. Activities such as shops, offices, or other commercial space shall be incorporated along the ground level of structured parking street frontage.

10. If applicable, the parking structure shall be designed to integrate into existing or proposed developments to allow direct access from different levels.

4.4.7 Common Open Space

A. Intent:

Create a network of safe internal roadways, building configuration, parks, and common open and civic spaces that support and promote an active pedestrian environment that connect development to the public rights-of-way and to adjacent developments allowing greater walkability.

B. Standards:

1. Common Open Space is required within new developments as required in Section 3.4.5, Useable Open Space Standards. Common Open Space shall also include, but not be limited to:

a. Public plazas;

b. Public paseos;

c. Public courtyards;

d. Public seating areas;

e. Public parklets;

f. Public play areas;

g. Publicly accessible recreational facilities or equipment including splash pads;

h. Publicly accessible rooftops;

i. Public dog parks;

j. Community gardens; or

k. Usable green space.

2. Access to public plazas, paseos and courtyards may be from either the street or from retail shops, restaurants, offices, and other uses. However, if defined as a public space there shall be access from the public realm. All areas shall incorporate lighting programmed with dusk to dawn lighting for safety, security, and aesthetics.

3. Shade trees and other architectural elements that provide shelter and relief from direct sunlight shall be provided when designing Common Open Space into the project.

a. A minimum of 60 percent of the area shall be open to the sky and free of permanent weather protection or encroachments. Trellises and similar open-air features that enhance the usability of the spaces are permitted.

b. A minimum of 20 percent of the open space shall be planted with trees, ground cover, and/or shrubs.

c. Applicant shall lay out all amenities and site furniture for City review and approval to ensure adequate space is allotted for intended uses.

4. Courtyards shall be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of pedestrian space.

5. Seating, including sheltered seating and trash facilities shall be provided to encourage keeping public spaces clean. Site furniture shall use graffiti-resistant material and/or coating to retain the site furniture's attractiveness.

6. Where dog parks are provided adjacent to residential, consideration shall be given to the locality of the park, safety provisions and adjoining land uses. Dog parks shall be fully enclosed using fencing and landscape buffering.

7. The establishment of community gardens shall have an ownership, operation, and maintenance plan.

8. Where art, murals or monuments are proposed, local artists are encouraged to be commissioned for these works.

9. Common open space amenities exemplified in Figure 4-5, Example Common Open Space Elements, shall be reflective of the cultural and historical context of Encinitas and El Camino Real pursuant to any adopted theme for the area. Where possible, the styles, materials, and colors shall emphase the use of green materials and local designers. Examples shown are illustrative only and are not intended to set forth or require a specific design or feature.

4.4.8 Lighting.

A. Intent:

Lighting provides security and safety for areas such as parking, loading, shipping, receiving, pathways, and working areas.

B. Standards:

1. All building entrances shall be well lit as required under the California Building Code and incorporate architectural lighting treatment.

2. Providing well-lit areas shall be required in and along areas where pedestrians travel to assist them going to and from their automobiles, passing in front of buildings, and when walking throughout the SPA.

3. Lighting placed upon the building shall be architecturally integrated.

4. Lighting shall be sensitive to adjacent land uses and viewsheds.

5. Lighting shall be shielded and not spill over onto adjacent parcels.

4.4.9 Architectural Design

A. Intent:

Mediate the scale, massing, and bulk of buildings to reflect a human scale and enhance the pedestrian experience.

B. Standards:

1. The height and scale of buildings shall be compatible with that of surrounding development.

2. Except as prohibited by law, areas of intense bright colors on a building facade shall not exceed 35 percent, unless approved by the Planning Commission through design review. While subdued colors usually work best as a dominant color, a bright or darker trim color may be appropriate.

3. Mechanical equipment may be roof mounted but shall be screened from public view through using the structure's basic materials. Mechanical equipment shall be located below the highest vertical element of the building.

4. Roofs shall be light-colored or vegetated in order to reflect rather than absorb solar heat.

4.4.10 Building Scale, Massing and Articulation

A. Intent:

Create cohesive and well-crafted building facades with human scale details that provide visual interest and promote unique placemaking.

B. Standards:

1. Upper levels of the building shall step back with a minimum depth of two feet and a maximum depth of 15 feet for a minimum of 70 percent of the facade length to reduce the perceived scale of the building in accordance with Table 3-3, Development Standards, of Chapter 3. See Figure 4-6, Building Scale, Massing, and Articulation.

2. Individual tenants or dwelling units shall be defined utilizing horizontal and vertical articulation. See Figure 4-6, Building Scale, Massing and Articulation.

3. The formal character of the building shall be articulated by coordinating building window locations and sizes with the massing of the building to strongly articulate the formal character of the building. See Figure 4-6, Building Scale, Massing, and Articulation.

4. Any three of the following design features shall be incorporated to reduce the visual bulk of new development:

a. Accentuated building corners. This may be achieved with architectural treatments, such as a change in material, greater building height at the corner, rounded or chamfered building facade, pronounced building forms, enhanced window treatments or projections — such as awnings, trellises, parapets, roof overhangs, etc.

b. Fenestration elements, such as recessed windows, decorative panels and trim, color accents, offsets, and framed openings.

c. Patterned garage doors with painted trim or varied garage door colors.

d. A change in materials and finishes, providing at least three materials and finishes across the building facade.

e. A horizontal offset in the building plane consisting of a minimum two-foot offset in the building facade for every 30 feet of building frontage.

5. Buildings shall provide vertical and clustered horizontal massing breaks to achieve proportional diversity.

6. Variations in building facades, including entranceways, shall provide architectural interest, shade and shadow opportunities, and relief to the streetscape.

7. Building facades, particularly commercial, shall be articulated and varied to add scale and avoid monotonous walls, by incorporating different textures, colors, materials, and distinctive architectural treatments such as glazing, overhangs, canopies, columns, trellises, arches, or other projecting or recessed architectural elements that add visual interest.

8. Architectural elements such as overhangs, awnings, canopies, columns, trellises, arches, or cornice treatments shall be applied on commercial buildings to break up the massing and assist in maintaining a human scale to the development.

9. Development shall integrate varied roof lines through the use of sloping roofs, variation of building heights, stepbacks, or innovative architectural elements.

4.4.11 Building Facade Activation

A. Intent: Provide modulation and articulation features on elevations facing a street or pedestrian oriented space to help create attractive four-sided architecture.

B. Standards:

1. Building facades shall articulate individual units/tenants or clusters of units through varied footprints, heights, setbacks, roof forms, materials and/or colors. See Figure 4-7, Building Facade Activation and Roofline Variation.

2. Building doors, windows, and entrances shall be oriented to face directly onto public and private streets, drives, paseos, greenways, plazas, and common open space amenities of the development.

3. The public street facades of buildings shall be activated by providing a minimum of two frontage elements listed below. A minimum of two elements shall be provided for every 30 feet of the building facade length (frontage elements selected may repeat and may encroach into the required front setback for a maximum of three feet provided the allowable floor area ratio is not exceeded). A clear path of pedestrian travel shall be maintained at all times:

a. A covered porch;

b. A gated stoop;

c. A recessed entrance;

d. An arcade or colonnade;

e. Bay windows;

f. Awnings, overhangs, and/or trellises projecting a minimum of two feet;

g. Yard, forecourt, or planter; and

h. A storefront with a minimum 60 percent transparency on the ground floor.

4. Clusters of five or more units shall have no more than 75 percent of a building facade on a single plane.

5. Building elevations that are longer than 30 feet in horizontal length shall be articulated in one of the following three ways which may consist of larger elevation plane changes, insets, bays, notches, or protrusions.

a. Elevation plane change. Provide a minimum of one horizontal change in plane for every 30 feet of building elevation. The change in plane must be at least four feet deep and six feet wide, and shall be open to the sky; or

b. Inset or bay with material change, material change shall be of three-quarters of the building's height. Provide a minimum of one horizontal change in plane every 30 feet of building elevation. The change in plane must be at least two feet deep and six feet wide, and be combined with a change in material; or

c. Notch or protrusion with material change. Provide a minimum of one horizontal change in plane at an interval of 50 feet or less. The change in plane must be at least eight feet deep and 12 feet wide and be combined with a change in material. When implemented as building notches, such notches may contain balconies, as long as the railing is at least 70 percent see through or transparent.

4.4.12 Building Materials, Finishes, and Colors

A. Intent: Create cohesive and well-crafted building facades with human-scaled details that provide visual interest using complementary architectural elements that differentiate uses within a mixed-use or multi-tenant building; contribute to a building's character, aid in climate control, and enhance pedestrian scale.

B. Standards:

1. Continuity of building materials and colors on all building elevations shall be applied as an important aspect of establishing a strong community image.

2. Exterior columns or supports for site elements such as trellises and porches shall utilize materials and colors that match the materials and colors of the building and other elements in the development.

3. Natural building materials such as brick, stucco, terra cotta, stone, tile, and wood-appearing cladding are encouraged as most appropriate materials for use throughout the SPA.

4. Brick, stone, terra cotta, tiles, and copper shall be left in their natural colors. Veneer shall turn corners and avoid exposed edges.

5. Materials such as simulated brick or stone, pecky cedar, corrugated metal, plywood, or natural (clear or unpainted) wood siding shall not be accepted, except as accent or relief elements. Concrete and similar materials shall be appropriate with accents, texture, and design.

6. The color palette chosen for a building shall be compatible or complementary with the colors of adjacent buildings.

7. Neon or overly bright paint colors on buildings are prohibited.

8. Colored roof tiles shall be limited to subtle colors such as earth tones, soft pastels, and typical clay colors. Intense hues such as bright reds, greens, or blues are not permitted.

4.4.13 Roofline Variation

A. Intent: Buildings shall be designed with variation in roof form, building height, and projections to provide a hierarchical visual interest.

B. Standards:

1. See Figure 4-7, Building Facade Activation and Roofline Variation. Variation in roof lines of new development shall be provided every 50 horizontal feet through breaks in parapets, varied parapet heights, cornices, reveals, dormers, pitched roofs, gabled roofs, and/or mansard roofs.

2. See Figure 4-7, Building Facade Activation and Roofline Variation. Variable or stepped building heights with no less than an average of four vertical feet shall be incorporated to provide visual interest and give the appearance of a collection of smaller structures.

4.4.14 Energy Efficient Buildings

A. Intent: Provide energy efficient buildings that go above and beyond the standards in the California Green Building Standards by various site design and building techniques.

B. Standards:

1. Energy consumption in buildings shall be minimized using the following features where feasible:

a. Cogeneration;

b. Solar access;

c. South facing windows with eave coverage;

d. Double glazed windows;

e. Deciduous shade trees;

f. Heat recovery ventilation (HRV) or energy recovery ventilation (ERV) systems;

g. Energy efficient lighting fixtures and systems; and

h. Natural Day lighting techniques including window orientation and placement, skylights, controlling floor plate depth, etc.

4.4.15 Landscaping

A. Intent:

Landscaping shall be used to define specific areas such as entrances, parking lots and the edge of a property while providing a transition between neighboring properties or uses.

B. Standards:

1. Landscaped Area

a. All Open Space, public and private, shall be landscaped.

b. All portions of required front yards, except those areas occupied by pedestrian or vehicular access ways, shall be landscaped.

c. The number of trees required for each private drive frontage shall be calculated at the average rate of one canopy tree for every 30 feet of private drive frontage. Tree spacing may be varied to accommodate site conditions or design considerations.

2. Groundcover

a. Turf areas shall be limited to activity or recreation areas.

b. Turf areas shall have a minimum 10 feet diameter.

c. Crushed rock, mulch, pebbles, stones, and similar non-plant materials where no plant material is present shall be allowed up to five percent of the total required landscaping.

3. Neighborhood Adjacency

a. Within the neighborhood adjacency setback buffer zone (as established in Section 3.4.4, Neighborhood Adjacency Standards) landscape screening shall obscure direct sight into dwelling units and restricted open space areas from communal areas such as parking areas, common mailboxes, and pedestrian linkages. The following standards shall apply:

i Landscape screening shall utilize evergreen tree species, shrubs and/or vines located and sized to buffer views. Deciduous species, perennials, and grasses or grass-like plants are not permitted for privacy screening.

ii A minimum of a 10 feet wide landscape buffer shall be provided along the full length of a shared property line.

iii Landscape screening shall be designed to achieve a six feet tall buffer between uses. An earth berm a maximum of two feet in height may be used to achieve a portion of the minimum six feet required heights. Berms shall be planted with landscape materials.

iv Landscape screening and vegetation shall use the following minimum container sizes at time of planting:

(A) Trees shall be at least six feet in height at time of planting and be spaced approximately 15 to 20 feet on center (depending on the species selected as determined by a licensed landscape architect or arborist) to create a continuous and effective foliage barrier at maturity, along with medium-sized shrubs and live ground cover. All required trees shall be a minimum 24-inch box in size when planted.

(B) Shrubs shall be a minimum 15-gallon size.

(C) Vines shall be a minimum five-gallon size.

v The mature size of the screen planting must be compatible with available space and not obstruct solar access as provided in the state solar shading act.

vi Landscape screening container size shall be selected to achieve at least 50 percent of the height of the window, door, or exterior gathering space within at least two years from time of installation.

4. Site Details

a. All legal lots 10,000 square feet or less in size shall be required to provide a minimum of 10 percent landscaping. All legal lots exceeding 10,000 square feet in size shall be required to provide a minimum of 15 percent landscaping. Pedestrian plazas or decorative landscaping, which include site amenities such as sculpture, fountains, planters, enhanced paving, etc., may be counted towards meeting the respective landscaping minimum, up to a maximum of 50 percent of the respective landscaping minimum.

b. All landscaped areas shall be watered by an automatic irrigation system with underground piping and regularly maintained in a healthy and thriving condition free of weeds, trash, and debris.

c. A minimum of 50 percent of site landscaping shall be drought-tolerant planting to bring interest and beauty to the landscape, support biodiversity, and reduce the need for pesticides and excessive irrigation.

d. Landscape planting must be designed to contribute to crime prevention. Shrubs that create hiding places shall not be placed in areas of pedestrian movement, such as along pedestrian linkages and building entrances.

5. Encinitas Creek Sensitivity

a. Landscape within 100 feet of naturalized Encinitas Creek segments shall be subject to review and approval by a biologist to ensure native riparian species are used.

6. Surface Parking Tree Planting

a. One tree per 200 square feet of landscaping or one tree per every five parking spaces, whichever is more, shall be provided. Tree spacing may be varied to accommodate site conditions or design considerations; however, the total number of trees calculated for all parking areas shall be maintained.

4.4.16 Building Signage

A. Intent: Provide well-designed signage that is coordinated with and complements the architecture, is easy to understand, and visually unobtrusive.

B. Standards:

1. All signage associated with the buildings and site shall be integrated and coordinated in terms of both architecture and color.

2. Building signs shall be placed and fitted to areas provided on storefront architecture.

3. Window and canopy signs shall be allowed and coordinated with the graphics of the main panel sign.

4. Flashing illuminated "open" signs are prohibited.

5. Projects subject to a sign program as per the EMC, shall locate signs to provide clear directional information and wayfinding cues to help visitors navigate the site efficiently, and shall be consistent with any future branding of the SPA or EI Camino Real corridor as future coordination occurs with neighboring cities.

4.4.17 Landmark Signage

A. Intent: To establish a sense of place with high-quality landmark signage that is coordinated with related EI Camino Real signage efforts.

B. Standards:

1. Future landmark signage shall be installed at entrances to the SPA on Encinitas Boulevard and South EI Camino Real and at the intersection of North EI Camino Real and Leucadia Boulevard to denote entry. See Figure 4-8, Recommended Landmark Signage Locations, for conceptual locations. Landmark sign design and placement will require City approval.

2. Landmark signs shall reflect the coastal character of Encinitas and the SPA and incorporate any future branding of the SPA or EI Camino Real corridor as future coordination occurs with neighboring cities.

3. Landmark signs shall be prominently marked with accent paving, lighting, landscaping, accent trees, monumental features, and/or ornamental lighting.

(Ord. 2024-08, 9/25/2024)