Encinitas Municipal Code § 3.1 Planning Areas

Within the Cardiff-by-the-Sea Specific Plan area are four separate Planning Areas, each of which is described below. See Figure 3, Planning Areas. Each Planning Area has a special character which is addressed in regard to policy and development standards. Within each Planning Area, zoning regulations reflect the desired character and use of the area, with standards that may differ from the current citywide zoning regulations.

Each of the four Planning Areas is described below, but in general:

Planning Area 1 is roughly bound by Mozart Avenue on the north, Montgomery Avenue on the east, Birmingham Drive on the south, and San Elijo Avenue on the west.

Single and multi-family housing, professional and administrative offices, and restaurants define this Planning Area. In the future, each use is expected to occupy approximately the same general area as it did in 2006. Residential uses are expected to cluster in the northern portion of the Planning Area with general commercial uses along San Elijo Avenue. Office uses will remain along Birmingham Drive.

Retail and restaurant activities are especially appropriate along the southern portion of San Elijo Avenue, due to open views to the ocean which appeal to both residents and visitors.

Planning Area 2 is bound by Birmingham Drive on the north, the alley between Newcastle Avenue and Manchester Avenue on the east, Liverpool Drive on the south, and San Elijo Avenue on the west. It includes the Cardiff-by-the-Sea Town Center and the narrow block east of the Town Center.

The scale and bulk of the Town Center is significantly larger than other structures in the area, making it a dominant visual feature. The Town Center is similar in layout to shopping centers found in older suburban communities, with its large surface parking lot adjacent to the street, high visibility from passing vehicles, and limited though highly organized landscaping. Buildings are clustered at the eastern portion of the site. Pathways surrounding the perimeter of the shopping center are contiguous, straight, and except for curb cuts, encompass the entire block.

In the future, shop entrances, pedestrian passageways, and other physical changes along the east side of the Town Center site are encouraged to connect Newcastle Avenue to the Town Center. The intention is to more fully integrate uses along Newcastle Avenue with the Town Center, enliven the Newcastle Avenue frontage, and enhance pedestrian access to the Town Center. New commercial activity along the east side of the Town Center site can include store entrances and additional passageways.

Planning Area 3 is bound by Liverpool Drive on the north, the alley between Newcastle Avenue and Manchester Drive on the east, Chesterfield Drive on the south, and San Elijo Avenue on the west.

PA 3 epitomizes the unexpected character valued by the Cardiff-by-the-Sea community. Inconsistency in architecture styles, site planning, landscaping, and streetscape is a definable area feature and is considered a distinctive asset. All development should encourage and engage pedestrian traffic.

Planning Area 4 is bound by Chesterfield Drive on the north, the alley between Newcastle Avenue and Manchester Drive on the east, Orinda Drive on the south, and San Elijo Avenue on the west.

This Planning Area functions as a transition between the residential area to the south and the commercial area to the north and is expected to continue in the same role in the future. More than half the area is developed residentially, with general commercial occupying the balance of PA 4.