Encinitas Municipal Code § 4.4 Site Planning Recommendations

Cardiff-by-the-Sea is characterized by a variety of buildings in a variety of settings. This variety and unique character should be preserved as new buildings and additions to existing buildings are designed and sited. Additionally, the pedestrian orientation and beach town character should be preserved and enhanced as change occurs. Each planning area and each street embodies unique character that adds measurably to the beach town qualities of Cardiff-by-the-Sea.

The following Design Recommendations seek to provide design techniques, which will support a compatible mix of development size and land uses. These recommendations promote a pedestrian/beach town scale by employing sensitive and innovative design that allows a variety of uses that relate harmoniously to each other. Site design is the first step to achieving this goal.

A. New buildings should be sited to respect adjacent buildings. Sensitivity to the height, mass and open space of the subject site and adjacent site will result in buildings compatible with their surrounding sites.

B. Consideration of the unique site characteristics of the Planning Area should guide the site planning of individual sites. Each Planning Area has a distinctive rhythm and scale of buildings that should be respected and enhanced.

C. Siting buildings with pedestrian plazas behind the sidewalk and building entrances opening on to the plaza also create pedestrian orientation.

D. Large developments, where the building footprint is larger than 10,000 square feet, can maintain the beach town scale through a site design that incorporates a cluster of smaller buildings rather than one large structure. The resulting plazas and pedestrian areas add variety, pedestrian activity and beach town scaled, inviting buildings. When these design techniques are impractical, a visual link between buildings can be established through the use of an arcade system, trellis or other open structure.

E. Siting buildings and locating on-site pedestrian and vehicular circulation systems to avoid conflicts encourages pedestrian activity.

F. Recognizing the importance of spaces between buildings as outdoor rooms results in spaces with a planned and useful shape and not simply leftover areas.

G. Plazas may be incorporated into parking areas as well as between buildings. Care should be taken to fully develop these plazas as dedicated to pedestrian activities.

In Cardiff-by-the-Sea, the streets are the primary public spaces in the commercial area. As such, the streets should be respected as the primary organizing element of the plan and provide the pedestrian backbone. See Figure 11, Building Articulation and Street Orientation and Figure 12, Street Orientation at Corners.

A. The building wall facing the street generally should be oriented to the street. However, building insets, recessed entries, pockets, and pedestrian courtyards are encouraged to allow for building articulation, interest, and visual relief in a continuous facade. Extreme setbacks create opportunities for pedestrian oriented courtyards.

B. Street level uses and the major pedestrian access for all buildings should be oriented to the primary street frontage. Secondary or rear entries are encouraged, but should not overshadow the street entry as the primary entrance.

C. When parking lots located between the building and street cannot be avoided, pedestrian walkways and plazas should be included in their design. Such parking lots should be designed to function as pedestrian gathering places supporting occasional events such as farmers markets, art exhibits and other civic events.

D. Varying building heights and massing can create distinct elements and human scale. Details such as varied roof designs, porches, balconies and arcades are encouraged.

E. Complete four-sided design as opposed to "fronts" and true architectural styles as opposed to overly designed theme park-like representations are strongly encouraged.

Rear yards are of concern in Cardiff-by-the-Sea when they create the transition between uses. Transition between uses is important in each Planning Area, but this condition occurs primarily in Planning Areas One and Four.

A. Because the streets are the major public spaces within the commercial area of Cardiff-by-the-Sea, they should be designed to incorporate landscape, street furniture, lighting and unique paving where feasible.

B. Commercial sites, which abut residentially zoned properties, can best buffer the commercial activities by providing a landscape setback along the length of the common property line.

C. In all planning areas, where the rear of buildings are visible from residential lots, architectural treatment, which softens blank, rear walls and extends the character and scale of the building completely around the building is necessary. Similarly, trash and loading areas should be screened from residential areas.

The alleys of Cardiff-by-the-Sea present a unique opportunity to enhance the overall pedestrian experience and beach town character. Through the design of buildings fronting alleys and the surface and detail of the alleyway itself, one of the most unique elements of the neighborhood can be developed as an outstanding design feature. See Figure 13, Alley Section.

A. Entries to buildings should be encouraged off of the alleys.

B. Trash receptacles shall be screened from public view. Trash receptacles shall be enclosed by a six-foot high decorative masonry wall with view-obstructing gates and covered per SWPC standards.

C. Landscape enhancing is encouraged at storefronts, entries, and parking areas.

D. Alleys should be considered the domain of the loading and unloading activities that take place there. However, the paved surfaces should be free and clear for pedestrian use.

Locating parking lots in the front of buildings is discouraged because it inhibits pedestrian access to the building. Parking behind buildings is preferred, with primary vehicular access to the parking lot from a main street or alley where feasible. Building facades must be oriented to the street, with secondary entrances oriented to the parking lot. Locating parking along the side of buildings is also acceptable, but building facades must be oriented to the street, with secondary entrances oriented to the parking lot.

See Figures 14 and 15, Parking and Street Orientation.

Where parking structures are provided, compatibility, safety, and pedestrian activity should be encouraged. The following design and operational features should be considered to optimize public safety:

A. The design of the parking structure should permit maximum opportunities for natural surveillance into the structure and where possible, elevators and stairs;

B. Parking Structures, when proposed below grade, allow an opportunity to increase public open space (e.g. plazas, courtyards) and do not increase the floor area ratio (FAR) of the structure provided it meets the definition of basement in Section 30.04 of the Encinitas Municipal Code.

C. All proposed shoring for below grade parking structures must meet the requirements of the Engineering Department.

D. Activities such as shops, offices, or other commercial space should be incorporated along the ground level of structured parking street frontage.

E. Lighting shall be in conformance with IESNA (Illuminating Engineering Society of North America) standards;

F. Interior walls should be painted a light color (e.g. white or light blue) to improve illumination;

G. If applicable, the parking structure should be designed to integrate into existing or proposed developments to allow direct access from different levels;

H. Landscaping shall be incorporated along blank walls on side streets and entrances.

Specific principles can be applied to developments to promote a safe and secure environment.

A. Providing well lit areas is preferred in and along areas where pedestrians travel to assist them going to and from their automobiles, passing in the front of buildings, and when using alley ways.

B. Signs should be used to direct vehicle and pedestrian traffic to entrances of buildings and parking areas. Clearly visible signage (i.e. "Caution" and "No Trespassing") displaying warnings, or violation codes and penalties, should be prominently placed around the property.

C. Security plants and shrubbery can be utilized to discourage the movement and/or concealment of intruders. These plantings provide the most benefit when placed along fence lines and other areas where foot traffic is discouraged.

D. The street address should be clearly visible, on the front and rear of the building, at all hours of the day and night.

E. The use of permanent exterior security bars are discouraged.