Encinitas Municipal Code § 3.3 Planning Areas

This Section of the Specific Plan includes a detailed discussion of each of the eight Planning Areas located within the Encinitas Ranch Specific Plan Area. Each Planning Area description includes: 1) A descriptive summary detailing its location on-site, its design intent, and planned land uses; 2) A discussion of applicable zone standards and exceptions; and 3) A series of general planning standards specific to the Planning Area. In addition, a graphic representation of each Planning Area is provided which depicts important land use relationships and interfaces within and between Planning Areas and between on-site and off-site land uses. Every Planning Area exhibit also refers to other exhibits within the Specific Plan document that depict conceptual circulation routes and access points, as well as appropriate landscape and streetscape treatments. The graphics are provided for conceptual purposes only and as a general guide to assist designers and decision-makers in the design, planning, and approval processes.

A. Descriptive Summary – Green Valley

The Green Valley Planning Area is located in the eastern portion of the Encinitas Ranch Specific Plan Area, between El Camino Real and the mesa which forms the central spine of the project area. A mix of commercial and mixed-use development is planned within Green Valley. Approximately 24.9 acres will be preserved as open space along El Camino Real and shall include flood control measures, wetland and riparian revegetation, and park and recreation uses. The bluffs on the western side of the Green Valley Planning Area will be preserved as permanent natural open space. The entire Green Valley Planning Area is depicted in Figure 7, Green Valley Planning Area.

1. Mixed-Use Zone

The Mixed-Use Zone in the Green Valley Planning Area of the Encinitas Ranch Specific Plan will encompass approximately 24.8 acres and is intended to allow individual properties to develop as either residential, commercial, office professional, or a mixture of retail/commercial/office professional and residential uses. In a mixed-use development, residential uses may be allowed on the same parcel or in the same structure as commercial or office uses. Building heights up to three stories are permitted to provide a community focus and to encourage mixed-use development.

The Mixed-Use Zone encourages the development of a variety of multi-family housing types including townhomes, condominiums and apartments in close proximity to the planned commercial and office uses. Experimental housing will also be permitted subject to approval of a Minor Use Permit. Residential densities up to 25 dwelling units per acre are permitted for freestanding residential structures in order to minimize reliance on the automobile since residents will be able to walk or bike to a variety of other uses. The residential density will also be high enough to support the use of limited mass transit such as bus routes. Up to 450 dwelling units are permitted in the Mixed-Use Zone.

The commercial/office development in a mixed use concept is intended to provide retail and office uses which serve area residents, while maintaining compatibility with a residential environment. The freestanding residential development shall not exceed an overall density of 25 dwelling units per acre. Up to 40 percent of the building footprint for all freestanding residential buildings may exceed two stories in height, although no freestanding residential structure shall exceed three stories in height. The two-story buildings should be concentrated along the greenbelt/recreation area that abuts El Camino Real and adjacent to natural open space areas. Three-story buildings should be concentrated internal to individual parcels and along project area roadways. In no case shall buildings exceed three stories in height.

The 4.8, 5.5, 8.8 and 3.9 acre mixed-use parcels (Lots 40, 41, 43, and 45 respectively) located at the intersection of Garden View Road and Via Cantebria may be developed as multi-family residential at a maximum density of 25 du/ac. However, the total residential units permitted within the entire 24.8 acre mixed-use area (Lots 40, 41, 43, 44, and 45) shall not exceed 450 dwelling units.

The 1.8 acre parcel (Lot 44) on the east side of Via Cantebria (west of the existing mobile home park) shall be restricted to low income senior housing at 25 dwelling units per acre. An affordable housing compliance plan shall be submitted and approved by the City prior to submittal of a development proposal for the 1.8-acre parcel.

The 3.9 acre mixed-use parcel (Lot 45) west of the intersection of Garden View Road and Via Cantebria may be used for neighborhood commercial uses and multi-family residential uses at a maximum density of 25 du/ac. However, the total residential units permitted within the 24.8 acre mixed-use area shall not exceed 450 dwelling units.

It is the intention of the mixed-use development in Green Valley to allow for significant functional and physical integration of project components of different adjacent uses as well as mixed commercial/office professional and residential uses. Consideration will be given to joint use of parking, common areas, landscaping, specific types of uses and associated intensities, housing types and sizes of units, and overall architectural design. Below-grade and on-grade parking shall be permitted in the Mixed-Use Zone; however, above-ground multi-story parking structures are discouraged.

2. Commercial Zone

The Commercial Zone in the Green Valley Planning Area contains 73.8 acres and is intended to develop as a regional retail center within the City of Encinitas. It is expected that this zone will be implemented as a Regional Commercial Center. The Regional Commercial Center in Green Valley is proposed as a "one-stop" shopping center with a carefully selected group of businesses that will provide a wide variety of shopping opportunities for the residents of Encinitas Ranch, as well as the region as a whole. A total of 750,000 square feet of commercial and office uses is permitted within the Commercial Zone; provided that no more than 725,000 square feet is permitted unless a community-oriented use (such as a community theater) acceptable to the City has been constructed or is under construction.

An illustrated site plan depicting one possible development scenario is included as Figure 8A. The Green Valley Illustrative Site Plan is intended to depict an example of how the Green Valley Planning Area, and the Regional Commercial Center in particular, could be built-out, including access points, parking, arrangement of buildings, relationship to the greenbelt, etc. The Tentative Map shall be judged in substantial conformance to the illustrative site plan, but is not required to duplicate it exactly. The illustrated scenario proposes a large shopping complex with numerous large anchor tenants, rather than the one or two anchor tenants found at more traditional community shopping centers. Smaller tenants would be clustered into groups at the entrances into the Center and near the intersection of Leucadia Boulevard and El Camino Real to promote visibility and to facilitate pedestrian movement between businesses.

3. Natural Open Space

The western portion of the Green Valley Planning Area containing the bluffs, which separate the mesa from Green Valley, will be preserved as permanent open space. The 103.2 acres of natural open space will serve to protect the various indigenous fauna and flora that are found within the bluffs.

4. Recreational Uses

A linear greenbelt consisting of 25.6 acres adjacent to El Camino Real will exist along the entire eastern edge of the Specific Plan Area boundary. This greenbelt will provide recreational opportunities for the Encinitas community, while also managing storm water flows and detention, sedimentation and urban runoff. A series of swales, detention and sedimentation basins will be designed. Portions of the basins and swales will be landscaped to resemble a naturally-occurring riparian corridor. The riparian vegetation will provide valuable wildlife habitat and also serve as a scenic amenity along El Camino Real.

The greenbelt will widen at one point to form a community-oriented recreation area, which may contain such uses as restroom facilities, athletic playing fields, lawn bowling and basketball courts. The recreation area will be easily accessible from both the mixed-use development and the multi-family residential uses in Green Valley. Parking for the athletic playing fields shall be provided off-street and shall meet City of Encinitas parking standards for such facilities.

A recreation trail connecting the Garden View Road extension with the athletic playing fields will be located within a 1.4-acre greenbelt that will separate the mixed-use development from the regional commercial center.

5. Interim Uses

This Specific Plan has been designed to permit interim uses within the Green Valley Planning Area by right and through the use permit process. Since it is anticipated that Green Valley will be built-out over a long period of time, it is appropriate that interim uses are permitted on vacant land prior to ultimate development. These uses may include a farmers market, fruit stands, art/music festivals, fairs, flower markets, and/or public gardens, to name a few of the possible interim uses. Please refer to Section 6.11 in this document for a discussion of Interim Use Standards.

6. Agricultural Uses

Agricultural uses may continue in Green Valley concurrently with development.

B. Applicable Zone Standards & Exceptions – Green Valley

1. Mixed-Use Zones

The provisions of Section 6.7 relating to the "ER-MU1" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Commercial Zone

The provisions of Section 6.9 relating to the "ER-C" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

3. Open Space Zone

The provisions of Section 6.4 relating to the "OS" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

4. Park and Recreation Overlay

The provisions of Section 6.3 relating to the Park and Recreation overlay as set forth in the Encinitas Ranch Zoning Ordinance shall apply to the portion of the greenbelt/recreation which lies adjacent to El Camino Real and south of Leucadia Boulevard (this area is designated as an "OS" Zone), as well as to all "ER-C" and "ER-MU1" zoned areas within the Green Valley Planning Area.

5. Interim Use Standards

The provisions of Section 6.11 relating to Interim Use Standards as set forth in the Encinitas Ranch Zoning Ordinance shall apply to all ER-MU1" and "ER-C" Zones.

6. Agricultural Zone

The provisions of Section 6.2 relating to the "AG" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – Green Valley

1. Primary access into the portion of the Regional Commercial Center located south of Leucadia Boulevard shall be available from El Camino Real. A main entry with a combination sign/lock tower shall be constructed similar in appearance to Figure 8B, Regional Commercial Center – Main Entry. The sign/clock tower is not represented in Figure 8B. Actual design of the sign/clock tower will be determined during the Design Review process. Secondary access shall be provided from Leucadia Boulevard. Primary access into the portion of the Regional Commercial Center located north of Leucadia Boulevard shall be provided from Leucadia Boulevard.

2. The Regional Commercial Center shall be developed in a manner consistent with these general planning standards and Section 7.6 in this Specific Plan. The architecture and landscaping of the shopping center shall reflect a botanical garden theme by incorporating elements such as trellises, glass, and gazebo-type structures. An example of a typical building elevation is depicted in Figure 8C, Regional Commercial Center – Typical Building Elevation.

A sample building materials and color palette is shown in Figure 8D, Regional Commercial Center – Sample Color and Material Board. Actual building style, the overall design theme and color/materials palette for the Regional Commercial Center will be determined during Design Review by the Planning Commission.

3. Primary access to the mixed-use areas in Green Valley will be available from the extensions of Garden View Road and Via Cantebria.

4. The following recreation trail standards shall apply:

a. Natural Open Space Trails: The maximum width of any trail or path located in the natural open space areas located in the western half of the Green Valley Planning Area shall not exceed six feet. The trails will extend northward from the southern boundary of the Green Valley Planning Area within the bluffs, then turn east and pass between the edges of the Mixed-Use Zone and the Regional Commercial Center. The trail will terminate at the trail in the recreation area located adjacent to El Camino Real (see Figures 20A and 20B, Recreation Trails).

b. Recreation trails in natural open space areas shall be sited to avoid, to the maximum extent feasible, adverse impacts to existing native plant materials and wildlife. The City shall not authorize the use of trails in natural open space areas (subject to the open space zone) by horses and nonmotorized bicycles unless such use is first reviewed and approved by the California Department of Fish and Game and the U.S. Fish and Wildlife Service.

c. A five foot wide sidewalk (excluding curb) will extend along the east side of the Garden View Road extension and will terminate at Leucadia Boulevard.

d. A meandering recreation trail will continue parallel to Leucadia Boulevard within the planned Landscape Development Zone. The trail shall be a minimum of eight feet in width to allow simultaneous use by both bicycles and pedestrians.

5. Where feasible, every effort shall be made to make the trails/paths handicapped accessible, unless this action would result in significant impacts to existing flora and fauna in the immediate vicinity of the trails and paths due to the need for massive grading to make the trails and paths handicapped accessible

6. Where appropriate, scenic overlooks and viewpoints shall be required at prominent viewshed locations in Green Valley along the planned trail system. Such scenic overlooks and viewpoints shall be constructed concurrent with trail development and maintained in perpetuity. A typical illustration of a cross-section of a trail and a scenic overlook/viewpoint is shown below.

CROSS-SECTION A-A (see Figure 7 for typical cross-section location)

7. A greenbelt/recreation area is planned along El Camino Real. The recreation area will contain athletic playing fields, as well as restroom facilities and recreation trails. The recreation area, including the athletic playing fields, may be dedicated to the City once finished grading has occurred. A drainage swale and greenbelt will separate the recreation area from El Camino Real. Figure 8E is a site plan of the greenbelt/recreation area. Lighting of Green Valley park shall be at the City's discretion, unless the Owner elects to form a maintenance district for Green Valley Park facilities, in which event the Owner may restrict lighting and after hours use of park facilities within such maintenance district. (See Development Agreement, Section 3.2.10.)

8. The design of the portion of the Regional Commercial Center located south of Leucadia Boulevard may vary from the layout depicted in Figure 8A, Green Valley Illustrative Site Plan, provided that any proposed development plan for the Center meets the following conditions:

a. The large anchor tenants within the Regional Commercial Center (tenants over 30,000 square feet in area) shall be oriented to face Leucadia Boulevard and/or El Camino Real. Smaller stores provided in conjunction with the larger stores may be sited as conditions allow.

b. A cluster of smaller stores and shops (tenants 30,000 square feet or less in area) shall be developed near the intersection of El Camino Real/Leucadia Boulevard.

c. A 35 foot wide building setback shall apply from the edge of the Leucadia Boulevard right-of-way for all commercial and public buildings; provided that only 25 feet directly adjacent to the right-of-way must be landscaped. The remaining 10 feet within the setback may accommodate parking areas and access drives.

d. A hundred (100) foot wide building setback shall apply from the edge of the El Camino Real right-of-way.

e. The internal circulation network within the Regional Commercial Center shall provide for vehicular and pedestrian connection between the Center and the mixed-use areas of Green Valley. It shall consist of a vehicular connector with sidewalks and shall run along the west edge of the greenbelt/recreation area along El Camino Real.

f. A maximum of four vehicular access points shall be permitted into the Regional Commercial Center from Leucadia Boulevard (two access points to the north and two to the south). Additional access points will provide direct access into the Center from El Camino Real. The easterly access point(s) on Leucadia Boulevard shall be a minimum of 700 feet from El Camino Real to insure adequate stacking for automobiles.

9. Grading in the Green Valley Planning Area shall conform to Figure 24, Grading Concept. Cross-sections have been prepared to show how the Green Valley area will look once build-out has been achieved (see Figure 9, Green Valley Cross-Sections).

10. Landscape buffers shall occur in Green Valley to buffer natural open space areas from adjacent commercial, mixed-use and residential areas. This landscape treatment shall occur between the high intensity commercial and mixed-use areas in the eastern portion of Green Valley and the natural open space in the western portion of the Planning Area. The plant materials selected for use in this area should require low maintenance and be compatible with existing vegetation types. Incorporation of indigenous plant species is especially encouraged. The actual buffer between natural open space areas in the western portion of the Green Valley Planning Area and the development located in the eastern portion of the Planning Area shall be a minimum of 50 feet in width.

11. A landscape buffer with a minimum of fifty (5) feet shall be constructed in Green Valley to buffer the natural vegetation to be planted in the drainage swale located on the west side of El Camino Real from the nearby high intensity commercial and mixed-use areas, as depicted in the illustration below. The plant materials selected for use in this area should require low maintenance and be compatible with existing vegetation types. Incorporation of indigenous plant species is especially encouraged. The illustration below depicts typical buffer landscaping between proposed development and the open drainage channel.

CROSS-SECTION B-B (see Figure 7 for typical cross-section location)

12. A 4.3-acre property (known as the "Hinsvark" property), located just north of the planned extension of Leucadia Boulevard on El Camino Real, is under separate ownership from most of the Encinitas Ranch Specific Plan Area. Because this property is located within the 100-year floodplain of Encinitas Creek and also contains important biological resources, a density transfer shall be permitted from this property to any area within the Specific Plan boundaries that allows residential development as a permitted use. Up to two dwelling units may be transferred to other areas within the Encinitas Ranch subject to the approval of the Director of Community Development.

A. Descriptive Summary – Quail Hollow East

The Quail Hollow East Planning Area is located in the northernmost reaches of the Specific Plan Area. The north eastern boundary of this Planning Area also coincides with the city limits of Carlsbad, while the northern and western boundaries are all located within the City of Encinitas. The southern boundary of the Quail Hollow East Planning Area forms the northern boundary of the North Mesa Planning Area.

Much of the steepest topography in this Planning Area will be preserved in the 2.1 acres of land to be set aside as natural open space. A maximum of 63 low density, single family detached homes will be constructed on 21.1 acres at an average density of 3.0 du/ac on the edges of some of the fairways, plus units pursuant to any allowable density transfer (See Section 6.5). Access to all residential areas will be available from Quail Gardens Drive. (See Figure 10, Quail Hollow East Planning Area.)

B. Applicable Zone Standards & Exceptions – Quail Hollow East

1. Open Space Zone

The provisions of Section 6.4 relating to the "OS" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Single Family Residential Zone

The provisions of Section 6.5 relating to the "ER-SFR3" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

3. Park and Recreation Overlay

The provisions of Section 6.3 relating to the Park and Recreation overlay as set forth in the Encinitas Ranch Zoning Ordinance shall apply to areas designated as "P/SP" and "ER-SFR3" Zones.

C. General Planning Standards – Quail Hollow East

1. To emphasize and encourage a quasi-rural environment in the Quail Hollow East Planning Area, variations from building and development standards for road widths, lighting, curbing, flag lot access, and other similar standards will be permitted subject to minimum public health and safety requirements, as determined by the Director of Community Development and the City Engineer, and subject to the appropriate landowner agreements.

2. In areas adjacent to the golf course, clustering of residential units shall be permitted pursuant to City Planned Residential Development standards.

3. A maximum of 63 dwelling units may be constructed in this Planning Area, plus additional units pursuant to any allowable density transfer (See Section 6.5).

4. Access into the residential areas within the Quail Hollow East Planning Area shall be provided from Quail Gardens Drive. Entry gates may be allowed subject to any City-wide policy adopted by the City of Encinitas for gated communities and provided that public pedestrian access is available.

5. A 13 foot wide Landscape Development Zone (LDZ) is planned on both sides of Quail Gardens Drive. A public access recreation "soft" (dirt or DG) trail shall be provided along the east and northeast side of Quail Gardens Drive. The trail shall be designed to be handicapped accessible, where feasible, and shall be designed to be compatible with the adjacent golf course such that fences between the golf course and trail are not required, where feasible. The trail shall not exceed six feet in width. The west and southwest side of Quail Gardens Drive shall have a recreation trail no less than eight feet in width having an AC (asphalt concrete) surface. The trails shall meander within the LDZ while meeting the golf course safety standards and shall terminate at Swallowtail Road.

6. Where the project site boundary abuts existing residential development to the north, it is necessary to provide adequate landscaping to provide privacy for homeowners and to transition between residential uses. New residences will be required to have a rear yard of at least 25 feet in depth and a wall and/or fence to separate the existing properties from the new homes. Landscaping along these property lines should be botanically compatible with plant materials on neighboring properties.

This type of edge condition may have three conditions: on-site upslope, downslope, or at-grade conditions. Upslope and downslope conditions shall involve creating a maximum 2:1 manufactured slope of varying width and height. In order to maximize view opportunities, trees shall be clustered and shrubs should be planted sufficiently down the slope to preserve existing views. Vegetation in these landscape buffers shall be comprised of a mix of evergreen and deciduous trees and low maintenance, drought tolerant shrubs and groundcover. Plant materials shall be arranged in informal drifts to convey a quasirural character and natural appearance.

7. Landscape buffers shall occur between the single family residential property and natural open space (50-foot-wide buffer, minimum as a building setback from the natural open space). Landscaping shall include a mix of drought tolerant native plant materials, developed in consultation with the California Department of Fish and Game, with limited ornamental species in developed areas. Landscaping should allow views between neighboring uses while separating them as distinct areas.

A. Descriptive Summary – North Mesa

The North Mesa Planning Area of Encinitas Ranch is characterized by its isolation from existing development, panoramic views, and canyons and slopes on its boundaries. Development within the Planning Area will be dominated by a public 18-hole golf course and club house and related accessory facilities including a driving range, together with agriculture, open space, the Magdalena Ecke Park, and small enclaves of single family residential units. (See Figure 11, North Mesa Planning Area.)

A 10 acre site is zoned for agriculture within the North Mesa Planning Area, a portion of which will be subject to a recorded open space restriction. This site will be used by the Paul Ecke Ranch for a remote facility, including greenhouses to maintain genetic material.

East of the agricultural area will be 6.2 acres of residential development located in a relatively small, isolated area within the North Mesa Planning Area. Clustering of residential uses is encouraged to preserve existing natural open space areas on-site. A total of 18 dwelling units shall be permitted at a maximum density of 3.0 du/ac, plus any additional units pursuant to any allowable density transfer (See Section 6.5). Waivers from typical City Standards in lot shape, road widths, lighting, and related features may be provided under the Design Review, Major Use Permit, Planned Residential Development, and Tentative Map processes. Additionally, a maximum of 40 single-family residential units shall be permitted at a maximum density of 5.0 du/ac, plus any additional units pursuant to any allowable density transfer (See Section 6.5), on 8.0 acres, west of Quail Gardens Drive. Visitor serving lodging may be provided on the 8.0 acre parcel in lieu of 40 dwellings, subject to approval of a Major Use Permit.

In addition to the golf course and residential uses planned within the North Mesa Planning Area, approximately 48.8 acres of native vegetative habitat will be preserved within designated open space areas that surround enclaves of the golf course and residential development.

The Magdalena Ecke Park is located within the southern and western portion of the North Mesa Planning Area. It is 29.8 acres and is owned by the County of San Diego. An area in the eastern portion of the Planning Area, surrounded by open space and the golf course, is owned by the Olivenhain Municipal Water District. The "Wanket" reservoir is located within this area.

B. Applicable Zone Standards & Exceptions – North Mesa

1. Public/Semi-Public Zone

The provisions of Section 6.12 relating to the "P/SP" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Open Space Zone

The provisions of Section 6.4 relating to the "OS" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

3. Single Family Residential Zone

The provisions of Section 6.5 relating to the "ER-SFR3" and "ER-SFR5" Zones as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

4. Park and Recreation Overlay

The provisions of Section 6.3 relating to the Park and Recreation overlay as set forth in the Encinitas Ranch Zoning Ordinance shall apply to areas designated as "P/SP," "ER-SFR-3," and "ER-SFR5" Zones.

5. Agricultural Zone

The provisions of Section 6.2 relating to the "AG" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – North Mesa

1. To emphasize and encourage a quasi-rural environment in the North Mesa Planning Area, variations from building and development standards for road widths, lighting, curbing, flag lot access, and other similar standards will be permitted subject to minimum public health and safety requirements, as determined by the Director of Community Development and the City Engineer, and subject to the appropriate landowner agreements.

2. In areas immediately adjacent to the golf course, clustering of residential units shall be permitted pursuant to City Planned Residential Development standards.

3. A maximum of 58 dwelling units may be constructed in this Planning Area, plus any additional units pursuant to any allowable density transfer (See Section 6.5).

4. Subject to a major use permit, a hotel or inn is permitted on the parcel zoned "ER-SFR5" located west of Quail Gardens Drive, with a maximum of 150 hotel rooms constructed.

5. Access into the various residential clusters within the North Mesa Planning Area shall be provided from Quail Gardens Drive. Entry gates may be allowed subject to any City-wide policy adopted by the City of Encinitas for gated communities and provided that public pedestrian access is available.

6. A public access recreation trail shall be provided along the eastern edge of the golf course, adjacent to natural open space, north of Leucadia Boulevard. The trail shall be designed to be handicapped accessible, where feasible, and shall connect with a recreation trail that runs parallel to the east side of Quail Gardens Drive, and shall be designed to be compatible with the adjacent golf course such that tall fences between the golf course and trail are not required. The trail shall not exceed six feet in width.

7. A 13 foot wide Landscape Development Zone (LDZ) is planned on both sides of Quail Gardens Drive. A public access recreation "soft" (dirt or DG) trail shall be provided along the east side of Quail Gardens Drive. The trail shall be designed to be handicapped accessible, where feasible, and shall be designed to be compatible with the adjacent golf course such that fences between the golf course and trail are not required, where feasible. The trail shall not exceed six feet in width and shall meander within the LDZ while meeting golf course safety standards. The west side of Quail Gardens Drive shall have a recreation trail no less than eight feet in width having an AC (asphalt concrete) surface. The trail shall meander within the LDZ.

8. A public access recreation "soft" (dirt or DG) trail shall be constructed to connect the Indian Head Canyon property to the Quail Gardens Drive trail system. The trail shall be located between Magdalena Ecke Park and the northern boundary of the 8.0-acre area zoned ER-SFR5. The specific location of this trail shall be determined at the tentative map stage of development of the North Mesa Planning Area.

9. Reclaimed water shall be utilized on the golf course, as feasible.

10. Landscape buffers shall occur between differing land uses and shall include a mix of drought tolerant native plant materials with limited ornamental species. This buffer is intended to provide adequate screening of proposed development which will be located adjacent to recreation and open space areas.

a. Where proposed single family residences abut Magdalena Ecke Park, a minimum 25 foot rear yard setback will be required and a minimum 42 inch high wall shall be constructed at the boundary (see the illustration below).

CROSS-SECTION A-A' (see Figure 11 for typical cross-section location)

b. Landscape buffers shall occur where residential development borders natural open space. In these areas, a 25 foot minimum rear yard for single family residential development shall be required to be separated from a 30 foot wide fuel modification zone by a minimum 42 inch high wall or fence. Plant materials in these transitional zones should require low maintenance and consist of indigenous and drought tolerant species.

c. Landscape buffers shall occur between the golf course and open space and shall include plantings of trees and shrubs as depicted in the illustration below. Drought tolerant and native plants shall be incorporated into the plant palette, which shall be developed in consultation with the California Department of Fish and Game, to form a transition from the ornamental plants used in the golf course and the indigenous species that are found in the natural open space. On the eastern perimeter of the golf course, the meandering path shall be located to the east of the buffer zone to allow views into the natural areas.

CROSS-SECTION B-B' (see Figure 11 for typical cross-section location)

11. Buffer/screen landscape treatments shall be required around the existing Olivenhain Municipal Water District (OMWD) parcel. This parcel is designated as "Public/Semi-Public" on Figure 11, North Mesa Planning Area. Landscape screening shall be necessary to visually separate and screen the water tank facility from the adjoining golf course and open space areas. A 15 foot wide minimum landscape buffer shall be required and dense plantings of trees and shrubs shall surround the OMWD parcel.

A. Descriptive Summary – South Mesa

Located in the south-central portion of the Encinitas Ranch Specific Plan Area, part of the South Mesa Planning Area will develop with a public 18-hole golf course. At the northeastern end of the Planning Area, 26.3 acres will be zoned for agriculture, a small portion of which is subject to a dedicated open space easement (See Figure 12). The remaining land shall be occupied by a maximum of 353 single family detached residential dwellings on 117.8 acres at a maximum density of 3.0 du/ac, plus any additional units pursuant to any allowable density transfer (see Section 6.5). In addition to the residential uses, a minimum 10.0 net usable acre site adjacent to Quail Gardens Drive will be set aside for an elementary school within the South Mesa Planning Area. The grading and site layout for the elementary school should be designed in a manner to meet State and District guidelines and operational needs while taking into consideration the neighboring properties.

B. Applicable Zone Standards & Exceptions – South Mesa

1. Agricultural Zone

The provisions of Section 6.2 relating to the "AG" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Public/Semi-Public Zone

The provisions of Section 6.12 relating to the "P/SP" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

3. Park and Recreation Overlay

The provisions of Section 6.3 relating to the Park and Recreation Overlay as set forth in the Encinitas Ranch Zoning Ordinance shall apply to areas designated as "P/SP" and "ER-SFR3".

4. Single Family Residential

The provisions of Section 6.5 relating to the "ER-SFR3V" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

5. Open Space Zone

The zoning provisions of Section 6.4 relating to the "OS" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – South Mesa

1. Access into the South Mesa Planning Area shall be provided via a local access road through the golf course from Quail Gardens Drive and via a roadway connection through the Quail Gardens East Planning Area tentatively known as Street "A". Entry gates may be allowed subject to any City-wide policy adopted by the City of Encinitas for gated communities and provided that public pedestrian access is available.

2. A minimum 42-inch high wall or fence shall be constructed on the property lines of all residential lots, which abut either the golf course or the natural open space/bluffs in Green Valley.

3. Reclaimed water shall be utilized on the golf course, as feasible.

4. A minimum 25 foot wide landscape buffer shall be created along the southern boundary of the Specific Plan Area. The buffer area may contain a slope area, depending on the topography of the area in which the buffer occurs. A public access recreation "soft" (dirt or DG) trail will be constructed within this buffer. The area immediately to the north of the terminus of Rosebay Drive and south of the first row of mature eucalyptus trees on the mesa top depicted in green on Figure 12 shall be planned for open space uses (including the recreation trail) and the row of mature eucalyptus trees shall be preserved, either within finished lots or as a part of the open space area.

5. A minimum 10 foot wide landscape buffer shall be required between the golf course and agricultural land uses. This buffer shall contain drought tolerant, low maintenance trees, shrubs, and ground covers. Also, a minimum five foot high wall or fence or dense landscaping, shall be constructed at the edge of the agricultural area, in order to prevent intrusion of golfers into designated agricultural areas. The plant materials used in the buffer between the golf course and the agricultural uses should be pestresistant and disease-resistant.

6. A minimum 50 foot wide landscape buffer shall be required between the residential uses on the mesa top and the natural open space/bluffs to the east of the Planning Area. This buffer shall contain drought tolerant, low maintenance trees, shrubs, and ground covers. A recreation trail on existing farm roads shall be provided within this buffer with a trail segment connecting to the trail within the natural open space area and the bluffs within the Green Valley Planning Area. A minimum 42-inch high wall or fence shall be constructed on the property line between the individual single family residential lots and the landscape buffer. Private gates shall be permitted in this wall or fence to allow access from individual single family residential lots.

7. A 13 foot wide Landscape Development Zone (LDZ) is planned on both sides of Quail Gardens Drive. A public access recreation "soft" (dirt or DG) trail shall be provided along the east side of Quail Gardens Drive. The trail shall be designed to be handicapped accessible, where feasible, and shall be designed to be compatible with the adjacent golf course such that fences between the golf course and trail are not required, where feasible. The trail shall not exceed six feet in width and shall meander within the LDZ while meeting golf course safety standards. The west side of Quail Gardens Drive shall have a recreation trail no less than eight feet in width having an AC (asphalt concrete) surface. The trail shall meander within the LDZ.

8. A 30 foot wide LDZ shall be provided on the south side of Leucadia Boulevard and shall include a recreation trail.

9. A public access recreation ("soft" dirt or DG) trail shall be provided along the western edge of the residential development of the South Mesa Planning Area adjacent to the golf course. The trail shall be designed to be handicapped accessible, where feasible, and shall be designed to be compatible with the adjacent golf course such that fences between the golf course and trail are not required, where feasible. The trail shall not exceed six feet in width and shall meet golf course safety standards.

10. A minimum 25′ wide landscape buffer shall be required between the northern boundary of the residential areas and the agricultural area, with a minimum 5′ high wall or fence to be constructed immediately adjacent to the agricultural area. A "soft" recreation trail shall be provided in the landscape area.

11. The following planning standards shall govern the South Mesa residential area: (See Figure 12A)

a. A Master Tentative Map shall be prepared for the entire South Mesa residential area which shall include a Phasing Plan and a Master Landscape Plan. At the time a subdivision for individual residential building lots for an area is proposed, Design Review of the residences shall be required. Illustrative video or computer visual simulations (three dimensional) of representative streetscenes moving through the subdivision, including key areas publicly visible from the roadways (including major slopes) shall be submitted as part of the Design Review application.

b. A maximum of 353 dwelling units may be constructed in this area, plus an allowance for up to a 5% increase to 370 total number of dwelling units (See Section 6.5).

c. This residential community will be made up of 3 to 5 neighborhoods which will be distinguished by different lot sizes to allow for a variety of home sizes. Lot sizes will range from a minimum of 5,000 square feet to over 8,000 square feet.

d. Monumentation and special landscape treatments shall be provided at the South Mesa Planning Area entryways.

12. The South Mesa residential area shall be planned to create an overall diversity of style, appearance and housing opportunities. Implementation shall occur by incorporating elements such as the following:

a. Street Design.

(i) A curvilinear major loop street.

(ii) Landscaped parkways, meandering sidewalks, cul-de-sac islands (landscape/hardscape), and medians (landscape/hardscape) provided on the major loop street and on secondary or minor streets.

b. Slopes. Undulating slopes (i.e., varying slope gradients from 2:1 to 3:1 slopes) and varying landscape treatments on major slopes to avoid a uniform look.

c. One and Two Story Elements. One and two story homes and/or one and two story elements in all neighborhoods, including first story and second story accessory units in neighborhoods with accessory units.

d. Front Yard Setbacks. Variable front yard setbacks allowing for substantial landscape coverage.

e. Architecture and Materials.

(i) Varied but compatible architectural styles within each neighborhood. One architectural style in a neighborhood with different colors, materials and elevations is not acceptable.

(ii) More than three floor plans with varying elevations in all neighborhoods.

(iii) Architectural features such as bay windows, porte coucheres, porches, balconies, steps, and side and/or rear entry garages.

(iv) Architectural detail/treatment on all building sides visible from public roads, substantially equal to the streetside detail/treatment.

(v) Avoid contiguous repetition of color, floor plans, architectural elevations and materials.

13. A recreation trail shall be constructed along the south side of Leucadia Boulevard from the eastern boundary of the Planning Area to the western boundary of the Planning Area.

14. The single-family lots located between the elementary school site and the golf course shall be a minimum of 20,000 square feet (see Figure 12).

15. The grading and site layout for the elementary school should be designed in a manner to meet State and District guidelines and operational needs while taking into consideration the neighboring properties.

16. The slope between the school site and the single-family residential development shall be landscaped with trees, shrubs, and groundcovers to discourage children from playing on the slope. A minimum 42-inch high wall or fence shall be constructed at the top of the slope.

A. Descriptive Summary – Sidonia East

The Sidonia East Planning Area, located on the east side of Sidonia Street in the western portion of the Encinitas Ranch Specific Plan Area, is intended to reflect the character of the existing residential development located to the west of Sidonia Street. The land use in this Planning Area shall be agricultural and residential. The 25.7-acre area located north of Leucadia Boulevard and west of Quail Gardens Drive shall be zoned for agricultural uses and 246 to 296 multi-family residential units ("ER-R-30"). No more than 53 homes may be constructed with the 12.4-acre single family residential portion of the Planning Area south of Leucadia Boulevard, plus any additional units pursuant to any allowable density transfer (See Section 6.5); 41 units within an 8.2-acre area west of Quail Gardens Drive, and 12 units within a 4.2-acre area east of Quail Gardens Drive (minimum lot size for units within the 4.2-acre area is 20,000 allowing remaining units available for density transfer). Figure 13 illustrates the proposed configuration of land uses in the Sidonia East Planning Area.

B. Applicable Zone Standards & Exceptions – Sidonia East

1. Single Family Residential Zone

The provisions of Section 6.5 relating to the "ER-SFR3" and "ER-SFR5" Zones as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Agricultural Zone

The provisions of Section 6.2 relating to the "AG" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

3. Multi-Family Residential Zone

The provisions of Section 6.6 related to the "ER-R-30" Zone as set forth in Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – Sidonia East

1. Once the infrastructure improvements to Leucadia Boulevard and Quail Gardens Drive have been completed, vehicular access into the agricultural area located north of Leucadia Boulevard shall be taken from Quail Gardens Drive. Only emergency vehicular access into the agricultural area may be taken from Sidonia Street.

2. Access into the residential development located south of Leucadia Boulevard will be determined at the tentative map stage, but shall not be allowed from Leucadia Boulevard or Sidonia Street. Entry gates may be allowed subject to any City-wide policy adopted by the City of Encinitas for gated communities and provided that public pedestrian access is available.

3. Approximately 21.5 acres north of Leucadia Boulevard within the Sidonia East Planning Area would be developed as an "agrihood." Of those 21.5 acres, 16 acres shall be zoned ER-R-30 (14.2 acres of usable land, and 1.8 acres within Leucadia Boulevard and Quail Gardens Drive), and the remaining 5.5 acres would remain zoned for agricultural uses. The Agricultural Zone provisions of this Specific Plan encourage the continued agricultural use of portions of the Specific Plan Area and the provision of a favorable setting in which to continue agricultural operations. The "agrihood" concept proposed allows for the continued viability of an agricultural business on the site. Primary vehicular access would be from Quail Gardens Drive, with secondary access as determined appropriate by the City. A 50 foot building setback shall be created along the western boundary of the "agrihood" development to buffer it from existing single family homes to the west. The "agrihood" would consist of a residential development interwoven with amenities such as a community garden, farm field, edible paseos, a barn, and greenhouses. In this way, multi-family housing will be integrated into the agricultural character as part of the "agrihood" development through innovative planning and design.

4. A 30 foot wide Landscape Development Zone (LDZ) shall be provided on both sides of Leucadia Boulevard and along the east side of Sidonia Street south of Leucadia Boulevard measured from the edge of pavement as determined by the City Engineer. The LDZ on the south side of Leucadia Boulevard shall include a recreation trail. The LDZ on the north side of Leucadia Boulevard shall contain a minimum five foot wide sidewalk. The LDZ along the east side of Sidonia Street south of Leucadia Boulevard shall preserve the existing Eucalyptus trees and residential views to the greatest extent possible.

5. A pedestrian and bicycle accessway shall be created between Sidonia Street and Quail Gardens Drive, south of Leucadia Boulevard, at the location depicted in Figure 13. This accessway shall be located within an open space/greenbelt area which will provide a view corridor to the golf course and may include limited park or recreation facilities which encourage pedestrian use. No automobile or motorized vehicle access or parking shall be permitted at this location.

6. A minimum setback of 45 feet from the edge of the Leucadia Boulevard right-of-way shall be required for all primary structures, provided that a sound attenuation wall may be constructed within this setback (but outside of the LDZ).

7. A 13 foot wide Landscape Development Zone (LDZ) is planned on both sides of Quail Gardens Drive. A public access recreation "soft" (dirt or DG) trail shall be provided along the east side of Quail Gardens Drive. The trail shall be designed to be handicapped accessible, where feasible, and shall be designed to be compatible with the adjacent golf course such that fences between the golf course and trail are not required where feasible. The trail shall not exceed six feet in width and shall meander within the LDZ while meeting golf course safety standards. The west side of Quail Gardens drive shall have a recreation trail no less than eight feet in width having an AC (asphalt concrete) surface. The trail shall meander within the LDZ.

8. The single-family residential lots located along the southern boundary of the Sidonia East Planning Area, east of Quail Gardens Drive, shall be a minimum of 20,000 square feet. In addition, Section 3.3.5.C.9.c and d shall apply relating to protecting view corridors and minimizing street lighting.

9. The following general planning standards are applicable to the 8.2 acre residential area south of Leucadia Boulevard, east of Sidonia Street, and west of Quail Gardens Drive.

a. Lots on the western portion of this residential area shall have pad elevations that are lower than the adjacent Sidonia Street elevation creating a down slope from Sidonia Street to the pad in conformance with Figure 13A. Single story homes shall be utilized opposite the existing homes on the west side of Sidonia Street to maximize their view corridor substantially consistent with Figure 13A.

b. No lots shall front or take access to Sidonia Street south of Leucadia Boulevard and this section of Sidonia Street shall not be widened, allowing the existing eucalyptus trees and semi-rural atmosphere of the surrounding neighborhood to remain. The 30' LDZ area east of Sidonia, which contains the existing eucalyptus trees, shall be left at the existing grade. The downslope 30' east of Sidonia Street shall allow a wall located two feet below the top of the slope at a maximum height of 5' and not exceeding 3' above the top of the slope. Vegetation west of the wall (excluding the existing eucalyptus trees) within the LDZ shall be maintained by the public landscape and lighting district at a height not exceeding 3' above the top of the slope.

c. The Tentative Map Approval and Design Review process for this residential area shall include an analysis to assure that the existing homes on the west side of Sidonia Street south of Leucadia Boulevard will have view corridors to the east, with distant views of the golf course.

d. Street lighting in this residential area shall be low profile residential lighting to minimize the impact to the residential neighborhood to the west.

10. Reclaimed water shall be utilized in the agricultural areas as feasible.

A. Descriptive Summary – East Saxony

The Land Use Plan (see Figure 14) assumes that the existing agricultural/greenhouse operations will continue in their present location within the East Saxony Planning Area. The 68.6-acre site will be designated for agricultural uses, and no public street will be extended through the East Saxony Planning Area.

B. Applicable Zone Standards & Exceptions – East Saxony

1. Agricultural Zone

The provisions of Section 6.2 relating to the "AG" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – East Saxony

The following standards shall apply:

1. Access into the Planning Area shall be provided from Saxony Road and Quail Gardens Drive.

2. Street lighting adjacent to the East Saxony Planning Area may be modified to minimize light onto adjacent agricultural areas.

3. Reclaimed water shall be utilized in the agricultural areas as feasible.

A. Descriptive Summary – West Saxony

Because of the adjacent community serving facilities and Circulation Element Roads (including Interstate 5 and Saxony Road), development of the 13.0-acre West Saxony Planning Area with complementary community serving uses (including medical or church uses) and multi-family residential uses is preferred. Figure 15 depicts the West Saxony Planning Area. The property will develop with a mix of residential and offices uses. Construction of a maximum of 162 multi-family dwellings are permitted on 8.1 acres (however, the City of Encinitas has approved construction of a project consisting of 138 multi-family dwellings on the 8.1-acre site), with the remaining 4.9 acres within the Planning Area to be developed with up to 25,000 square feet of medical/office and office uses and limited retail uses.

B. Applicable Zone Standards & Exceptions – West Saxony

Mixed-Use Zone

The uses permitted in Section 6.8 relating to the "ER-MU2" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

C. General Planning Standards – West Saxony

1. No residential units shall be located within 200 feet of the Interstate 5 right-of-way.

2. A minimum 20 foot building setback is required from the edge of the Interstate 5 right-of-way for nonresidential uses.

3. To the maximum extent possible, residential units shall be located to minimize the influence of the recreational facility located off-site to the south of the West Saxony Planning Area.

4. Limited retail uses shall be permitted within this Planning Area. Office, retail and medical/office uses shall not exceed 25,000 square feet on a maximum of 4.9 acres. In addition, a maximum of 162 dwelling units are permitted for construction on 8.1 acres at a maximum density of 20 DU/AC (however, the City of Encinitas has approved construction of a project consisting of 138 multi-family dwellings on the 8.1-acre site.

5. In the West Saxony Planning Area, the following development standards shall apply for projects which include residential and commercial or office uses on the same site:

a. Residential uses shall be provided in separate structures from commercial and office uses. Commercial and office uses may be mixed within the same building.

b. Residential structures shall be located no closer than 20 feet to any commercial or office structure.

6. Design standards for office, medical and commercial buildings shall be of a residential/garden style design to ensure compatibility with existing residential uses to the north.

7. Commercial/office buildings shall be required to incorporate solar design features as practical and appropriate. (See Section 20.010.C of the City Municipal Code.)

8. Regardless of which mix of land uses actually occurs in the West Saxony Planning Area, special consideration shall be given to mitigating any adverse noise, visual and lighting impacts resulting from the relationship between the planned uses and the off-site residential uses to the north. Mitigation may include landscape buffers, walls, earth berms and similar devices.

9. If multi-family uses are constructed within the West Saxony Planning Areas, the multi-family development shall be separated from the face of the western curb on Saxony Road by a landscape buffer with a minimum width of between 30 feet and 40 feet. The purpose of the buffer is to screen the multifamily units.

10. A buffer/screen landscape treatment shall be required along the northern and western boundaries of the West Saxony Planning Area. Buffer/screen landscaping in this area will consist of dense plantings of shrubs, vines and trees of varying heights. Such landscaping should be designed to discourage human intrusion, while also obscuring views between the adjoining uses year-round, as depicted below. In addition, a minimum five foot high wall or fence shall be erected at the project boundary as shown in the illustration below.

CROSS-SECTION A-A' (see Figure 15 for typical location of cross-section)

A. Descriptive Summary – Quail Gardens East

Approximately 12.8 acres of community-oriented uses are planned within the Quail Gardens East Planning Area (see Figure 16), along the east and west sides of Quail Gardens Drive. Possible uses for this area include museums, theaters, a library, cultural facilities, and recreational uses. The identification of uses will be determined through a process designed and implemented by the City of Encinitas. The grading and site layout for the Community Use area should be designed in a manner sensitive to the neighboring properties. This area will also include storm water detention/retention basins located on the east side of Quail Gardens Drive.

B. Applicable Zone Standards & Exceptions – Quail Gardens East

1. Public/Semi-Public Zone

The provisions of Section 6.12 relating to the "P/SP" Zone as set forth in the Encinitas Ranch Zoning Ordinance shall apply.

2. Park and Recreation Overlay

The provisions of Section 6.3 relating to the Park and Recreation overlay as set forth in the Encinitas Ranch Zoning Ordinance shall apply to areas designated as "P/SP" Zone.

C. General Planning Standards – Quail Gardens East

1. A minimum 10 foot wide buffer shall be provided along the western boundary of the community use area west of Quail Gardens Drive as a buffer between the adjacent agricultural uses. The buffer may be within the 2:1 slope separating the community and agricultural use areas.

2. A minimum 25 foot wide landscape buffer shall be provided at the northern and southern boundaries of the community use area, adjacent to off-site residential uses.

3. Lighting of the community uses in the Planning Area shall be directional and shall not spill over onto the agricultural area.

4. Detention/retention basins shall be permitted on the east side of and adjacent to Quail Gardens Drive. If feasible, these basins shall be covered in turf or landscaped in a natural appearance which would allow for maintenance and limited public use as open space or recreational purposes. If this is not possible because of engineering-related constraints, then the basins shall be screened from ground level views from Quail Gardens Drive by the judicious planting of trees and shrubs.

5. A 13 foot Landscape Development Zone (LDZ) is planned on both sides of Quail Gardens Drive. A public access recreation "soft" (dirt or DG) trail shall be provided along the east side of Quail Gardens Drive. The trail shall be designed to be handicap accessible, where feasible. The trail shall not exceed five feet in width. The west side of Quail Gardens Drive shall have a recreation trail no less than eight feet in width having an AC (asphalt concrete) surface. The trails shall meander within the LDZ.

6. The grading and site layout for the Community Use area should be designed in a manner sensitive to the neighboring properties.

Paragraph added 8/23/95 (Reso. 95-91), 12/4/96 (Reso. 96-89); paragraph amended 8/23/95 (Reso. 95-91), 12/4/96 (Reso. 96-89) and 12/4/97 (Reso. 96-89) and 3/18/98 (Reso. 98-17) and 3/17/04 (Reso. 2004-13) and 9/23/09 (Reso 09-47); (Ord. 2019-04)