Encinitas Municipal Code § 4.10 Planning Area Design

4.10.0 Introduction¶

The Cardiff-by-the-Sea Specific Plan area has been organized into four planning areas, described in Section 3.1 as Planning Area 1, Planning Area 2, Planning Area 3 and Planning Area 4. The following recommendations are general in nature, but set the tone for the scale, character, uses and objectives of each area. As well, it is expected that all development will contribute to the framework elements which link and give distinction to the Specific Plan area:

•	Pedestrian Connections – which are to occur formally (e.g., pathways) and informally (e.g., alleyways, mid-block paths, public passageways through buildings, pedestrian lanes through parking lots).
•	Landscape Diversity – which is to occur through the use of naturalized or native drought tolerant plant materials employed in formal and informal arrangements.
•	Eclectic Architecture – which allows buildings of different heights, materials, and designs to locate adjacent to one another without rigid standards to force design compatibility between neighboring structures.
•	Graphics in the Ground – which is to occur primarily, though not exclusively, in the public right-of-way, through the use of special paving material and/or eye-catching graphics to designate crosswalks, community entry points, public and private plazas, alleys, etc.

Exceptions & meaning →

4.10.1 Planning Area 1¶

Planning Area 1 occupies approximately half the land area between Mozart Drive and Birmingham Drive, and between San Elijo Avenue and Montgomery Avenue. Planning Area 1 is expected to function as a transition from the residential uses north of Mozart and east of Montgomery to office and commercial uses with-in Planning Areas 2, 3, and 4.

Residential uses are expected to cluster in the northern portion of the Planning Area and retail and office uses to remain along San Elijo Avenue and 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 appeals to both residents and visitors.

Within Planning Area 1:

•	Landscaping is encouraged in the parking areas in front of the office buildings facing Birmingham Drive if those parking areas are not relocated to the side or rear of buildings.
•	Develop a pedestrian walkway along San Elijo Avenue which links the uses fronting on San Elijo Avenue.
•	Create a pedestrian-friendly gateway entry and crosswalk at the intersection at Birmingham Drive and Newcastle Avenue.
•	Development should respond to the gateway at Birmingham Drive and Newcastle Avenue via compatible, complementary, or corresponding design elements.
•	Encourage pedestrian activity along Birmingham Drive and in front of the commercial uses along San Elijo Avenue through creation of safe pedestrian access ways, enhanced landscaping, and unexpected linkages among uses.
•	Landscaping and pedestrian continuity is emphasized along San Elijo Avenue and Birmingham Drive.
•	Informal pedestrian connections should be established between buildings, and at crosswalks and gateways.

Exceptions & meaning →

4.10.2 Planning Area 2¶

Planning Area 2 occupies the area between Birmingham Drive and Liverpool Drive, and between San Elijo Avenue and the alley behind Newcastle Avenue.

In the event that the Town Center site will be reconstructed and depending on the scale of the Town Center reconstruction, it is encouraged that bold and recognizable pedestrian linkages be created between uses on Newcastle Avenue (e.g., the library and/or Post Office), and commercial uses or public gathering spots with-in the Town Center site where views of the ocean are available.

Additional passageways between Newcastle Avenue and the Town Center site are considered highly desirable, as is creating active retail use along the west side of Newcastle.

As either an interim or a permanent measure, uses such as kiosks or retail carts should be permitted along Newcastle Avenue to encourage pedestrian use.

Within Planning Area 2:

•	Create a pedestrian-oriented environment on Newcastle by encouraging that future reconstruction of property on the west side of Newcastle Avenue orient to Newcastle Avenue.
•	Enhance public passageways between Newcastle Avenue and the Town Center.
•	Locate an additional passageway that connects Newcastle Avenue with the Town Center pedestrian plaza.
•	Locate active uses along the western edge of the Town Center site – what is currently a parking lot – to create a pedestrian environment along portions of San Elijo Avenue.
•	Encourage the preservation of through-views to the ocean from within the Town Center site..
•	Create and enhance linkages between the Town Center site and Newcastle Avenue.
•	Along the west side of Newcastle Avenue, pathways are widened and parking bays created. Create widened pathways and parking bays along the west side of Newcastle Avenue.
•	Retail frontage is encouraged along the west side of Newcastle Avenue.
•	Encourage a richly landscaped corridor along the east side of Newcastle Avenue.

Exceptions & meaning →

4.10.3 Planning Area 3¶

Planning Area 3 occupies the land between Liverpool Drive and Chesterfield Drive, and between San Elijo Avenue and the alley behind Newcastle Avenue.

This Planning Area already contains many of the fundamental characteristics that the community desires to emulate elsewhere in the Specific Plan area, including unexpected architectural styles, differences in structural height and bulk, unusual site design, naturalized native drought tolerant landscaping palette, and informal pedestrian linkages via alleys and passageways between buildings. These desirable characteristics should be retained, enhanced, and replicated.

All reconstruction is strongly encouraged to create opportunities for pedestrian access to stimulate pedestrian traffic. Public spaces are encouraged to open from the edge of the sidewalk to create mini public plazas, outdoor seating areas, sites for artwork, etc.

Alleys are subject to special design regulations (Section 4.4.4) which allow the transformations to occur, provided that safety measures are put in place.

Within Planning Area 3:

•	Incorporate public spaces wherever possible.
•	Encourage the development of sidewalk cafes and other outdoor uses throughout the Planning Area.
•	Create a web of internal interconnections within this Planning Area via pedestrian pathways, alley connections, landscaped spaces between buildings, etc., to allow a sense of discovery for pedestrians as they weave through the area.
•	Interconnect this Planning Area with others via clear pedestrian connections at mid-blocks and intersections, especially: on Chesterfield Drive at San Elijo Avenue and Newcastle Avenue; and on Liverpool Drive at San Elijo Avenue and Newcastle Avenue.
•	Pedestrian passageways show internal connections that support travel by foot from Chesterfield Drive through to Liverpool Drive, without using public sidewalks.
•	The alley can considerably enliven the block, create new connections and linkages, and create the opportunity for new commercial ventures which open out onto the alley.

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4.10.4 Planning Area 4¶

Within Planning Area 4:

•	Continuing the pedestrian linkages from the north on both San Elijo Avenue and Newcastle Avenue to the park is encouraged.
•	Create a pedestrian-friendly gateway entry and crosswalk at the intersection at Chesterfield Drive and San Elijo Avenue.
•	Development should correspond to the gateway at Chesterfield Drive and San Elijo Avenue via compatible, complementary, or corresponding design elements

Exceptions & meaning →