Encinitas Municipal Code § 4.7 Nonresidential Design Recommendations

The purpose of this section is to provide guidance for the architectural design of nonresidential projects that both complement and enhance community character. Respecting and incorporating the established character and scale of the buildings in the Cardiff-by-the-Sea Specific Plan area will accomplish this goal.

A. Buildings shall be designed with the unique site potentials and constraints of the Specific Plan area in mind. Pre-designed buildings or stock plans are not appropriate for the Cardiff-by-the-Sea business district and fail to take advantage of the site opportunities, including but not limited to usability, natural terrain, scale, walkability, energy efficiency, solar orientation, advantageous views, relationship to adjoining uses, and prevailing winds.

B. The unique, eclectic architectural character, scale and pedestrian orientation of the Specific Plan area are the community's most cherished qualities to be incorporated in new and/or renovated buildings. Compatibility with surrounding uses is of primary importance in guiding building design.

Unless otherwise stated, these guidelines shall apply to both residential and non-residential uses.

Design criteria have been created to allow for diversity in scale while still ensuring compatibility consistent with the existing beach town-like character of the Cardiff-by-the-Sea Specific Plan area. The strategy has three purposes:

A. Desirable Qualities

The qualities and design elements sought for development in the Specific Plan area include:

(1) Significant wall articulation at the pedestrian or first floor (e.g. insets, pop-outs, columns, canopies, wing walls, trellises).

(2) Full roof treatments that are integrated to the design of the building.

(3) Roof overhangs, arcades, porches.

(4) Articulated mass and bulk sensitive to the pedestrian scale.

(5) Significant landscape and hardscape elements for pedestrian comfort and which facilitate pedestrian activity.

(6) Landscaped and screened parking areas.

(7) Transparency in building elevations through the use of well placed, clear glazed windows.

B. Undesirable Qualities

In general, undesirable qualities and design elements of new development in the Specific Plan area include:

A. Compatible Scale

The scale and bulk of new buildings should to be compatible with the proportions of existing buildings in the Specific Plan area.

B. Mass and Form

Building design should avoid excessive mass by one or more of the following methods:

(1) The traditional pattern of development in the Cardiff by the Sea Specific Plan area has been small lot development. Effort should be made to preserve the earlier pattern. The resulting size of lot consolidations proposed after the adoption date of this Specific Plan, shall be limited to a 10,000 square feet maximum. New development using small individual buildings or building modules is strongly encouraged.

(2) The design of additions to existing buildings should be integrated with the existing building.

(3) Where a different design is desired than that of the existing building, the entire building should be renovated to achieve a single design, except designated historic or architecturally significant buildings as determined by the Planning and Building Director.

(4) Vary the planes of exterior walls on the first floor in depth and/or direction.

(5) Vary the height of a building so it appears to be divided into distinct elements.

(6) Use varied roof planes and shapes.

(7) Use landscaping and architectural detailing at the ground level.

(8) Avoid buildings with large areas of long linear surfaces. Where blank walls are unavoidable, provide windows, wall insets, change in materials or canopies, murals, color or landscape fore-ground.

(9) Building articulation is expected for commercial buildings. Any elevation longer than 60 feet and fronting a public right-of-way shall incorporate off-setting planes that are at least 10 feet wide and 5 feet deep.

(10) Special treatment of building entrances is desirable to add interest to a façade.

(11) The area between the front property line and building frontage should seamlessly link the public right-of-way with the building's entries, patios, courtyards, planters and walkways.

C. Roofs

(1) The shape of a roof and the materials used also contribute to the overall building design, and need to be treated carefully.

(2) Jogging or offsetting the roofline is encouraged to break up monotony and mass.

(3) Roof overhangs can provide protection for shoppers from sun and rain and are encouraged.

(4) Roofing materials should be consistent with the architectural character of the building and should convey a sense of permanence and quality.

(5) Roof-mounted mechanical equipment must be concealed from public view by screening in a manner consistent with the character of the building.

(6) Dormers, when appropriate to the character of the building, can be used to add interest to the roofline and to introduce natural light into the building.

(7) The following roof materials are discouraged: Highly reflective surfaces; illuminated roofing.

(8) Roof drains designed as an integral part of the structure and not exposed on the exterior are desirable

D. Lighting

(1) Exterior lighting shall be compatible with the architectural style of the building.

(2) Exterior lighting placement shall blend with the building's architectural style.

(3) Exterior lighting should accentuate and integrate with the design qualities of the building.

(4) Exterior lighting should not overpower the visual effect of the building design.

A. Exterior facing materials are one of the major determinants of a building's visual image. Variety in complementary exterior materials and colors should be used. Additional colors, materials and details (including but not limited to fascia, trim, and railings) may be applied to small areas to emphasize certain features including entrances, decks, etc. Trim, fascia, rafter tails and the like should be of a sufficient dimension to achieve the desired visual effect and to be consistent with the overall character of the building design.

B. Natural materials, such as stone, brick, tile, and wood are preferred.

C. Glass, skylights and reflective materials such as aluminum and plastic should be used carefully to minimize their reflective properties. Overhangs should protect large areas of glass. Highly reflective mirrored glass or roofing should be avoided.

D. The use of high quality building materials is encouraged.

E. Stucco with a variety of finishes is encouraged; however, the finish should be compatible with the building character.

F. Aggregate panels, metal, or bonded metal panels and similar materials are discouraged.

G. Clear or lightly tinted glass and glass blocks can be used, but highly reflective glass is discouraged.

H. Roofing materials should be selected based on compatibility with the architecture of the building.

I. Materials can be combined to enrich the appearance of a building and highlight architectural elements; however, only a limited number of materials should be used.

A. Original exterior materials such as brick, stucco, stone, adobe, tile, wood, and metal should be retained and repaired where appropriate.

B. Original facades should be repaired with materials that match the original materials.

A. Buildings should include sensitive architectural detailing and careful selection of materials to enhance character definition. Special care should be given to building detailing on all visible sides of developments, particularly at building entrances. Although side and rear elevations may be less intensely detailed than the front elevation, some recollection of front elevation materials and detailing shall be incorporated.

B. Walls and fences shall be compatible with the surrounding landscape and architecture. Straight, unbroken solid fence or wall lines can become monotonous and should be avoided through the use of offsets, color changes, columns, and varied material treatments.

C. Building masses should be arranged so that they create shadows and emphasize the contrast of light and shaded surface.

A. The use of solar and other energy collecting and conserving strategies is strongly encouraged. Solar hardware, such as water heating collectors, should be selected to withstand corrosion from salt laden air when feasible and should be an integral part of the overall building design. Solar hardware should never appear to just be set on roofs, walls, or the ground, as an after-thought, but should be incorporated into the actual building construction.

B. Solar equipment shall be located and installed so as not to produce excessive glare. A very visible location and/or excessive use of solar equipment can detract from a structure's overall quality of appearance. Proposed solar equipment installations will be reviewed to determine compatibility with existing structures and the site and to prevent significant glare problems.

C. Glass areas should be integrated into the structure in a manner that maximizes use of solar energy.

A. Walls viewed from the street or parking lots should be designed to blend with the site's architecture.

B. If security fencing is necessary, a design which incorporates a combination of solid walls with pillars and offsets or short solid wall segments and segments with open grillwork is encouraged.

C. A wall design which provides offsets along large expanses (50 feet or more) reduces monotony. Landscape pockets along such walls or fences are also encouraged.

D. Walls and fences between buildings and the main street frontage are discouraged.

A. Outdoor storage and trash areas present a negative visual experience, especially in commercial areas, and should be concealed from public view to the greatest degree possible.

B. Any exterior storage or trash area should be confined to portions of the site least visible to public view. New construction shall provide trash storage in a trash enclosure, compatible with the principal building architecture.

C. Screening should consist of a combination of elements including solid masonry walls, berms, and landscaping.

D. Any equipment, whether on the roof, side of building, or ground, should be screened. The method of screening should be architecturally integrated with the building in terms of materials, color, shape, and size.

E. Where individual equipment is provided reasonably close together, a continuous screen is desirable as opposed to a number of individual screens.

F. Co-location of trash receptacles should allow convenient access and opportunity for commercial tenants to share whenever feasible. Siting service areas in a consolidated and controlled environment is encouraged.