Encinitas Municipal Code § 3.5 Development Standards (CA)

The development standards contained in this Specific Plan consist of three parts: a) zone-specific standards controlling land use density and intensity, and structure height; b) planning area-specific overlay requirements controlling lot configuration and structure siting; and c) other site planning requirements such as access, circulation and parking, building design and use, landscaping, lighting, and the like.

Table 3-2 below summarizes development standards, followed by detailed discussion and illustration of all development standards in this Specific Plan. The development standards described herein shall apply to all new development within the Specific Plan area. Unless otherwise indicated, the development standards below apply to all zones and planning areas in the Specific Plan area. Title 30 of the Encinitas Municipal Code standards shall apply when referenced. If there is a conflict between the development standards of this Specific Plan and Title 30 of the Encinitas Municipal Code, the development standards of this Specific Plan supersede.

TABLE 3-2 ZONE SPECIFIC DEVELOPMENT STANDARD SUMMARY

ZONE	C-R-11	C-OP	C-GC-2	C-GC-1
Residential Density (dwelling units/net acre)	9.5 mid-range 11 max.	n/a	n/a	n/a
Residential Restrictions	n/a	n/a	n/a	n/a
Residential Location restriction	n/a	n/a	n/a	n/a
Lot Coverage	40%	40%	30%	30%
Floor Area Ratio	0.6/0.5 1	.75	0. 6 2	0.6 2
Building Height	22 ft./26 ft., per Section 30.16.010.B.6, Title 30 of the Municipal Code	18 ft. 2 30 ft. or two stories, whichever is less	18 ft. 2 30 ft. or two stories, whichever is less	18 ft. 2 30 ft. or two stories, whichever is less
Lot Configuration—Minimum (Section 3.5 )
Net Lot Area 7	3,950 s.f.	5,000 s.f.	5,000 s.f.	5,000 s.f.
Width	40 ft.	50 ft.	50 ft.	50 ft.
Depth	90 ft.	100 ft.	100 ft.	100 ft.
Building Setbacks—Minimum (Section 3.5.2 )
Front	20 ft.	20 ft.	10/20 ft. 3	0/10/20 ft. 3
Side Yard, Interior	5/0-5 ft. 4	0-10 ft. 5, 6	0-10 ft. 5	0-10 ft. 5, 6
Side Yard, Street	10 ft.	20 ft.	0/10/20 ft. 3	10/20 ft. 3
Rear	20 ft.	5 ft. 6	5 ft. 3	5/20 ft 3, 6
Alley	20 ft.	5 ft.	5 ft.	5 ft.
Stepbacks (Section 3.5.2 )	Stepbacks (Section 3.5.2 )	Stepbacks (Section 3.5.2 )	Stepbacks (Section 3.5.2 )	Stepbacks (Section 3.5.2 )
Second Floor only	n/a	n/a	10/20 ft. 3, 8	10/20 ft. 3, 8
Corner Setbacks—Minimum (Section 3.5.2 )
Primary San Elijo Ave.	20 ft.	20 ft.	20 ft.	20 ft.
Secondary Newcastle Ave. Alleys at Newcastle, Liverpool, Aberdeen, and Chesterfield	10 ft.	10 ft.	10 ft.	10 ft.

1	FAR of 0.5 for substandard lots refers to a lot that does not meet the minimum standards for lot area.	FAR of 0.5 for substandard lots refers to a lot that does not meet the minimum standards for lot area.
2	The following are incentives for 1-story development:	The following are incentives for 1-story development:
	a.	18 ft. height limit for 1-story structures with an additional 2 ft. in height permitted for 20% of the façade (on the front of the building) for exceptional architectural details.
	b.	60% Lot Coverage and 0.6 FAR with an additional 0.10 FAR permitted for lofts or open patios.
3	See Figure 5, for front, rear and street side yard setbacks and stepbacks.	See Figure 5, for front, rear and street side yard setbacks and stepbacks.
4	For zero lot line development, a 5 ft. minimum side yard setback is required for one side yard with a zero side yard setback where the two units have common units.	For zero lot line development, a 5 ft. minimum side yard setback is required for one side yard with a zero side yard setback where the two units have common units.
5	Interior side yard setbacks shall be determined through Design Review and based on existing on and off-site conditions, prevailing commercial district character, project building and site design, and traffic/circulation.	Interior side yard setbacks shall be determined through Design Review and based on existing on and off-site conditions, prevailing commercial district character, project building and site design, and traffic/circulation.
6	A minimum setback of 25 ft. shall be required whenever a lot in a general commercial 1 or office professional zone abuts a lot in any residential zone.	A minimum setback of 25 ft. shall be required whenever a lot in a general commercial 1 or office professional zone abuts a lot in any residential zone.
7	The resulting size of lot consolidations proposed after the adoption date of this Specific Plan, shall be limited to a maximum of 10,000 square feet.	The resulting size of lot consolidations proposed after the adoption date of this Specific Plan, shall be limited to a maximum of 10,000 square feet.
8	Stepbacks shall apply to 50% of the front building face to allow for variation in building massing.	Stepbacks shall apply to 50% of the front building face to allow for variation in building massing.

3.5.1 Land Use Density, Intensity and Building Height¶

A. Density

Residential densities for the residential zone shall be as specified in Table 3-2 above, and shall be calculated pursuant to Section 30.16.010.B (1) and (2) of the Encinitas Municipal Code. Mid-range density requirements of the Encinitas Municipal Code shall apply to the C-R-11 zone.

B. Intensity

For all zones, Lot Coverage and Floor Area Ratio limits shall be as specified in Table 3-2 above.

C. Height

In all zones, the maximum height shall be as specified in Table 3-2 above. (amended 1/13)

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3.5.2 Overlay Requirements¶

The provisions, restrictions, and requirements of the following overlays apply in addition to site-specific zoning established under this Specific Plan. See Figure 5, Setbacks & Stepbacks.

A. Setback and Lot Dimension Overlay.

The Setback and Lot Dimension Overlay is intended to recognize that different standards must apply in different Planning Areas based on community objectives. Minimum lot size, dimensions, and setbacks vary by Planning Area in order to reinforce the desirable characteristics of the existing development pattern, encourage more pedestrian activity, and provide adequate buffers between non-residential and adjacent residential uses.

(1) Setbacks. Setback shall mean the area which defines the depth of the required front, side, or rear yard, as defined as per Municipal Code Section 30.04. All new construction must adhere to the minimum setback requirements of this Specific Plan.

Figure 5, Setbacks & Stepbacks, illustrates the required pattern of building setbacks for new development within the Specific Plan area. Detailed minimum lot size, lot dimension, and building setback requirements for each zone are shown in Table 3-2 above.

Figure 5: Setbacks and Stepbacks

(2) Lot Size and Dimensions. New subdivisions of land and/or lot line adjustments must comply with the minimum lot size and dimensions of this Specific Plan.

B. Stepbacks

A stepback is a setback located on the second floor of a building, typically to reduce the bulk and mass of a building or to provide outdoor floor space.

In the C-GC-1 and C-GC-2 zones only, a stepback of 10-20 feet shall be required on the second story for specific locations as shown on Figure 5, Setbacks & Stepbacks, and shall apply to 50% of the front building face to allow for variation in building massing.

C. Corner Setback Overlay

Corner Setback Overlay is intended to recognize that street corner setbacks in the Cardiff-by-the-Sea Specific Plan area provide opportunities for views of the ocean, views into alleys, visual sight lines for pedestrians and vehicles, and pedestrian gathering spaces. Implementation of corner setbacks will protect important public views, increase safety, and improve the built environment for pedestrians.

Figure 6, Corner Treatments, illustrates the locations of corner setbacks. Corner setbacks, classified as either primary or secondary, are considered minimums, and may be increased by the Setback Overlay requirements in the preceding section. Figure 7, View Corridors - Sight Lines at Streets, details the minimum dimensions of corner setbacks, while Figure 8, View Corridors and Open Corners, General Concepts, details concepts that allow the opportunity to maintain ocean views.

In addition to these minimum requirements, corner setbacks may be increased to achieve a minimum visibility triangle as required in Chapter 14.54 of the Encinitas Municipal Code.

(1) Primary Corner Setbacks

(a) These regulations apply to San Elijo Avenue at Birmingham Drive, Liverpool Drive, Aberdeen Drive, and Chesterfield Drive.

(b) No building may encroach within a triangular area created by connecting two imaginary points, each measured 20 feet back from the property corner. This area is designated a Primary Corner.

(d) Within all Primary Corners, acceptable uses include activities which require no permanent structures such as:

*	Retail, restaurant, and gathering spaces for public and/or private functions; and,
*	Surface parking lots

(2) Secondary Corner Setbacks

(a) These regulations apply to corners where alleys intersect with the public right-of-way, specifically:

•	On Newcastle Avenue between Liverpool and Aberdeen, and between Aberdeen and Chesterfield;
•	On Liverpool Drive between San Elijo and Newcastle;
•	On Aberdeen Drive between San Elijo and Newcastle; and
•	On Chesterfield Drive between San Elijo and Newcastle.

(b) These regulations apply to corners where Newcastle intersects with Birmingham, Liverpool, Aberdeen, and Chesterfield.

(c) No building may encroach within a triangular area created by connecting two imaginary points, each measured 10 feet back from the property corner. This area is designated a Secondary View Corner.

(d) Within all Secondary View Corners, acceptable uses include activities which require no permanent structures such as:

•	Retail, restaurant, and gathering spaces for public and/or private functions in the General Commercial 1 (C-GC-1) and General Commercial 2 (C-GC-2) zones; and
•	Surface parking lots.

(3) Coastal View Corner

(a) These regulations shall apply to San Elijo Avenue at Birmingham Drive (southeastern corner only) and to San Elijo Avenue at Chesterfield Drive (southeastern corner only).

(b) No building may encroach within a triangular area created by connecting two imaginary points, each measured 100 feet back from the property corner. This area is designated a Coastal View Corner.

(c) Within the Coastal View Corner, no portion of any fence, wall, or similar construction shall exceed three feet in height in order to protect public views to the ocean.

(d) Within the Coastal View Corner, all landscaping shall be maintained at a height 3 feet or lower (including raised planters) and/or shall consist of tall trees with taller canopy areas (rather than short bushy trees) to preserve and enhance public views of the ocean. Landscaping shall be designed to effectively enhance existing public views or provide new public view corridor opportunities of the ocean.

(e) Within the Coastal View Corner, permitted uses shall be:

•	Landscaping; and
•	Surface parking lots; and
•	General seating

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3.5.3 Other Requirements: Access, Circulation, and Off-Street Parking¶

A. Where vehicular access from San Elijo Avenue is necessary, access shall be limited to one point for each 300 feet of frontage or one point per parcel if frontage is less than 300 feet.

B. Access points to adjoining lots shall be shared wherever feasible. Reciprocal ingress and egress, circulation, and parking arrangements shall be required to facilitate the ease of vehicular movement between adjoining properties where feasible.

C. In all zones, off-street parking requirements are described in Section 5.6 of this Specific Plan.

D. On-site parking areas abutting all roads within the Specific Plan area shall be screened by landscaping, low decorative walls, lowering the parking area below street grade, or a combination of any of these methods so long as required sight lines are not diminished.

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