Encinitas Municipal Code § 3.6 Site Planning

A. Site planning shall include consideration of adjoining parcels in terms of building configuration, building design, and scale of landscaping materials, circulation/parking configuration and access.

B. All commercial uses, including storage, shall be located within an enclosed building unless authorized by a minor use permit, or as otherwise permitted by this Specific Plan. This requirement does not apply to agriculture uses authorized per Chapter 30.33 (Urban Agriculture) of Title 30 of the Encinitas Municipal Code.

A. Visual relief shall be provided for linear buildings by the use of architectural projections or recessed areas which create the appearance of smaller adjoining buildings.

B. Energy consumption in buildings should be minimized using the following features where feasible:

C. All signage associated with the buildings and site shall be integrated in terms of both architecture and color and shall be consistent with applicable provisions of Section 3.7 Signage Recommendations.

A. All roof appurtenances including, but not limited to, air conditioning units, and mechanical/electrical equipment shall be shielded and architecturally screened from view from public view at on-site parking areas, adjacent public streets and adjacent properties.

B. All ground-mounted mechanical/electrical equipment, including heating and air conditioning units, and trash receptacle areas, shall be completely screened from surrounding properties by use of a wall, fence, or landscaping, or shall be enclosed within a building.

C. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with an appropriate screening treatment. All new and existing utility connections within the boundaries of the project shall be placed underground, with the exception of existing overhead power transmission lines with voltage levels exempted by the Municipal Code, and long distance and main trunk communications facilities. Transformers, terminal boxes, meter cabinets, pedestals, ducts and other facilities may be placed above ground provided they are screened from public view at on-site parking areas, adjacent public streets, and adjacent properties by use of a wall, fence, or landscaping.

D. Trash receptacles shall be located behind the building, where possible. In all locations, trash receptacles shall be enclosed by a six-foot high decorative masonry wall with view-obstructing gates and covered per SWPC standards.

E. Outdoor storage areas, when approved by minor use permit, shall be located to the rear of a building and shall be enclosed by solid decorative masonry walls and view-obstructing gates, both to be not less than six feet in height to adequately screen such areas from public view. Reasonable substitutions such as masonry, wood or metal pilasters with wrought iron or vinyl-clad chain link and view obscuring material may be approved through Design Review. This requirement does not apply to agriculture uses authorized per Chapter 30.33 (Urban Agriculture) of Title 30 of the Encinitas Municipal Code.

A. A minimum of 10 percent of the site area shall be landscaped. Pedestrian plazas or decorative landscaping, which include site amenities such as sculpture, fountains, enhanced paving, etc., may be counted towards meeting up to one-half the required minimum.

B. Site landscaping shall include a combination of naturalized or native trees, shrubbery, vines, or groundcovers all of which shall be drought-tolerant, where feasible. Landscaping in parking areas shall be predominantly trees to provide shade and visual relief.

C. Where feasible, landscaping in parking areas shall include one 24" box tree for every four parking spaces distributed throughout the parking area.

D. All landscaped areas shall be watered by an automatic irrigation system with underground piping (excluding drip or soaker irrigation systems) and regularly maintained in a healthy and thriving condition free of weeds, trash, and debris.

E. Street trees shall be provided in accordance with Section 4.12, Streetscape and Parking Area Recommendations.

F. Landscaping shall be in accordance with Section 4.11, Landscape Recommendations and Municipal Code Section 30.54.60.

Properties which front on San Elijo Avenue or are adjacent to the railroad right-of-way may be subject to noise impacts from rail and transit operations. Proposed new development on such properties for noise-sensitive uses as determined under the Noise Element of the Encinitas General Plan, including residential, shall provide an analysis by an acoustical engineer to demonstrate compliance with the maximum interior noise average of LDN 45dB.

A. Lighting placed upon the building shall be architecturally integrated. Freestanding lamp posts shall be no taller than 18 feet.

B. Provisions of Section 30.40.010(I) of the Encinitas Municipal Code regarding lighting standards shall apply to new development in the Specific Plan area.

A. Accessory structures shall not be located in front of or on the street side of the main building(s).

B. Accessory structures shall meet the setback requirements for main building(s) as found in the setbacks overlay zone.

C. Between any street property line and a principal structure on that property, no wall or fence shall exceed four feet in height, except that within a Primary Corner Setback, as described in Section 3.5.2(B)(2) above, no wall or fence shall exceed three feet in height. Additional restrictions may apply in order to maintain adequate sight distance. Where a retaining wall is used to increase usable lot area, the height of said retaining wall between any street property line and the principal structure shall not exceed four feet above the adjacent street grade.

D. Where a commercial development abuts property in any residential zone, a masonry wall of no less than six feet in height is required along the property line between the commercial development and the residentially-zoned property, and may be increased to eight feet through Design Review to resolve any noise or visual impacts. Said wall shall be measured from the highest finished grade at the property line, and shall be erected and maintained as separation between the commercial and residential uses. Said wall shall be stepped down to no more than four feet in height within 10 feet of the front property line. For purposes of this section "abut" shall be as defined in Chapter 30.04 of the Encinitas Municipal Code.

E. The use of chain link fencing within public view shall be prohibited.

F. Barbed wire or razor wire fencing shall be prohibited.

In all zones, applicable provisions of Chapter 4 Plan Design Recommendations shall apply to proposed development. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence.

(Ord. 2016-08)