Encinitas Municipal Code § 7.6 Green Valley Design Guidelines

In the event that any of the following design guidelines for the Green Valley Planning Area in the Encinitas Ranch Specific Plan Area conflict with one or more of the general design guidelines contained in Section 7.5 of this document, then these Green Valley design guidelines shall take precedence.

A. General Site Planning Guidelines

The local street system within the Green Valley Planning Area shall be designed to integrate commercial, mixed use, and residential development to facilitate vehicular and pedestrian movement between land uses without requiring vehicles and pedestrians to re-enter the public street system.

B. Regional Commercial Center

1. All buildings with a floor area of 30,000 square feet or less which are located within 300 feet of Leucadia Boulevard shall be constructed with fully articulated facades on all faces, since these buildings will be visible from many different angles and streets. Buildings larger than 30,000 which are readily visible from El Camino Real and Leucadia Boulevard should incorporate periodic changes in facade treatments (e.g., changes in color, texture, material, etc.) to create visual interest.

2. The vast size of the large users (40,000 square feet and greater in size) who are expected to locate within the Regional Commercial Center will not encourage pedestrian movement between individual stores. Therefore, the site plan(s) for the Regional Commercial Center should accommodate easy vehicular movement between uses via a street network internal to the Center. The Center should allow vehicular movement between uses on-site, so that traffic circulating between stores and businesses need not use the surrounding external street system except to enter or leave the Center.

3. It is anticipated that the Regional Commercial Center will contain numerous high-volume businesses that require substantial parking areas. However, parking lots should be designed to enable people leaving their cars in the parking areas to reach the commercial buildings with minimal crossing of access drives or internal circulation roadways.

4. It is the intent of this Specific Plan to encourage innovative parking solutions in the Regional Commercial Center. The provision of vast amounts of parking consumes valuable land, results in major development costs, and promotes continued reliance on the automobile. Where feasible, the following parking solutions are encouraged:

a. Shared Parking: Because certain active uses function differently and attract people at different times of the day and night, the possibility of two or more uses sharing the same parking area should be examined and implemented, subject to approval by the City Engineer & Community Development Director. For example, offices and daytime oriented retail uses could share parking facilities with night clubs or theaters. Once uses are established, changes in the types of uses sharing the same parking area shall require preparation of a shared parking study, unless the new types of uses are essentially similar to the original types of uses.

b. Joint Development Parking Districts: Owners of two or more contiguous properties may form a parking district and develop a comprehensive parking plan which will allow them to meet their parking requirements in a coordinated manner, not necessarily tied to individual zoning requirements. Creation of a parking district and any parking plan will require the approval of the City Engineer and the Director of Community Development.

5. Where buildings are grouped near El Camino Real and Leucadia Boulevard the building mass should be small; large building masses should be set back from and face these major streets.

6. Smaller stores and businesses (30,000 square feet and less in size) may be clustered to permit a pedestrian orientation, possibly around a small pedestrian plaza or gathering node. Restaurants, in particular, are encouraged to locate in close proximity to one another and may share a central outdoor eating space. Heat lamps and night lighting can make this area conducive to night and year-round outdoor dining.

7. Buildings and site plan elements within the Regional Commercial Center will not be pedestrian scale. However, specific elements of the overall site plan and the buildings on-site should be designed to be pedestrian-friendly. These elements may include arcades, building overhangs, enriched paving, special landscape treatments, and street furniture (e.g., benches, bollards, trash cans, etc.) which should be concentrated at building entrances and at small gathering nodes or plazas within the Commercial Center.

8. Small plazas and/or gathering nodes are encouraged to be provided at periodic intervals throughout the Regional Commercial Center. These plazas/nodes need not be large, formal, or elaborate spaces, but should include human-scaled elements and places for people to rest, socialize, and people watch.

9. Visual landscape relief elements such as clustering of trees and shrubs in small, landscaped islands within the parking areas may be incorporated into the shopping center design to visually break-up large expanses of paving. If preferred, trees and landscaping plantings may be evenly distributed through parking lots in planters no smaller than 5 feet by 5 feet in size (curb face to curb face).

10. Covered arcades and/or awnings are encouraged along sidewalks to protect pedestrians from sun and inclement weather. Arcades need not be continuous structures, but may break periodically to allow clear views of building facades and add visual interest to the streetscene. Awnings may be provided at building entrances and on windows.

C. Mixed Use Development

1. Retail uses shall be concentrated on the first floor of all buildings in the mixed use area of Green Valley; however, office and residential uses are also permitted on the first floor. Office and/or residential uses may be constructed over the retail uses.

2. All residential units in buildings that contain a mixture of residential and commercial/office uses shall have access separate from the adjoining commercial/office uses. However, internal access between the various uses shall not be precluded. Residential entries shall be clearly discernible to be different from commercial and office access points.

3. Buildings with long expanses of blank walls at the ground floor level where pedestrians will pass on the sidewalk should be avoided. Windows, wall insets, change in materials or canopies should be utilized to create variety. Where blank walls are unavoidable due to storage space or other interior requirements, these walls should provide opportunities for landscape backdrops, and architectural decoration.

4. Covered arcades or awnings are encouraged along sidewalks to protect pedestrians from sun and inclement weather. Arcades need not be continuous structures, but may break periodically to allow clear views of building facades and add visual interest to the streetscene.

5. Where possible, the public entrance to shops, stores, and lobbies shall orient to the major pedestrian routes.

6. It is the intent of this Specific Plan to encourage innovative parking solutions in the Mixed-Use Zone in the Green Valley Planning Area. The provision of vast amounts of parking consumes valuable land, results in major development costs, and promotes continued reliance on the automobile. Where feasible, the following parking solutions are encouraged:

a. Shared Parking: Because certain active uses function differently and attract people at different times of the day and night, the possibility of two or more uses sharing the same parking area should be examined and implemented, subject to approval by the City Engineer & Community Development Director. For example, offices and daytime oriented retail uses could share parking facilities with night clubs or theaters. Once uses are established, changes in the types of uses sharing the same parking area shall require preparation of a shared parking study, unless the new types of uses are essentially similar to the original types of uses.

b. Joint Development Parking Districts: Owners of two or more contiguous properties may form a parking district and develop a comprehensive parking plan which will allow them to meet their parking requirements in a coordinated manner, not necessarily tied to individual zoning requirements. Creation of a parking district and any parking plan will require the approval of the City Engineer and the Director of Community Development.

D. Multi Family Residential Development

1. In the Green Valley Planning Area, residential areas should be developed in a traditional grid pattern configuration, minimizing use of cul-de-sacs and dead-end streets unless necessary for safe traffic movement and to protect the integrity of existing off site residential neighborhoods.

2. Multi family residential buildings should be designed to relate to surrounding streets where possible. For example, buildings may be constructed with both a "front" and a "back" door, so that the buildings may face the street, but access could be provided from a parking lot or alleyway via a "back" door.

3. Free standing multi family residential developments in Green Valley shall be designed to reflect an intensity of use that is compatible with the nearby locations of the commercial center and mixed use development within Green Valley.

4. Garages, carports, and assigned parking spaces shall be located not more than 250 feet from the multi family dwelling unit(s) they are intended to serve.

5. Public spaces should be clearly delineated from private spaces through the use of paving and building materials, grade separations, and physical separations such as landscaping, fences, walls, screens, earth berms, or building enclosures. This delineation between public and private use areas will create "defensible spaces", a term that refers to the monitoring of identifiable spaces by the actual residents of a housing development or neighborhood, rather than by City law enforcement.

6. Interior common open spaces including patios, courtyards, recreation centers, and individual living unit entrances should be visible from a majority of the living units. These areas should be designed to allow easy surveillance from the living units.

A. General Architecture Guidelines (All Portions of Green Valley)

1. The following roof materials are strongly discouraged in Green Valley: corrugated metal, high contrast or brightly colored glazed tiles or asphalt shingles, highly reflective materials, and illuminated roofs. However, standing seam metal, batten seam metal, and copper roofing shall be permitted in all areas within the Green Valley Planning Area.

2. Natural building materials such as brick, stucco, terra cotta, stone, tile, and wood-appearing cladding are appropriate throughout the Green Valley Planning Area. Materials such as simulated brick or stone, pecky cedar, corrugated metal, plywood, or natural (clear or unpainted) wood siding are discouraged, except as accent or relief elements. Concrete and similar materials may be acceptable if accents through design, texture, or color are included.

3. Each residential, commercial, or mixed-use development in Green Valley should incorporate elements of a Planning Area wide design theme to help create a consistent and aestheticallypleasing community character throughout the Green Valley Planning Area. These elements may include architectural style, compatible building colors and materials, and/or landscaping.

B. Regional Commercial Center

1. Large buildings should include changes in building colors and materials to create visual diversity. Because of the large scale of the buildings in the Regional Commercial Center, it is not possible nor desirable to create highly articulated building facades or masses. However, focal elements such as towers, parapets, arcades, and building overhangs are encouraged at building entrances and corners. Each of the major commercial buildings in the Regional Commercial Center should include one primary focal design element along the building roofline. Fine architectural detailing such as "gingerbread" is not appropriate due to the size of the proposed commercial users and, as such, shall be discouraged.

2. The architectural theme ultimately selected for the Regional Commercial Center should consciously acknowledge that the majority of the buildings in the Center are large buildings. There should be no pretense that the buildings are human-scaled structures, since these buildings are, by their very nature, designed at a "macro" scale, not a "micro" scale.

3. The visual appearance of the Regional Commercial Center from both El Camino Real and Leucadia Boulevard is of primary importance. Buildings should be designed to present an attractive facade to these streets. Facades which face these streets should be enhanced through the use of changes in building materials and/or colors. These buildings should incorporate focal elements (i.e., towers, parapets, roof overhangs, roofline modifications, etc.) that create the appearance of overall articulation when viewed from a distance from El Camino Real and Leucadia Boulevard.

4. Windows, signs, displays and entrances shall convey information about the nature of the business inside.

5. Where possible, the public entrance to shops, stores, and lobbies shall be pedestrian route oriented.

6. Buildings located at the corner of two or more major streets shall be designed as focal elements. Buildings should incorporate specialized architectural features such as towers, parapets, flag poles, or other architectural elements to create interesting focal points.

C. Mixed-Use Development

1. Rectangular, box like buildings and facades are appropriate in the mixed-use "Village Center" in Green Valley and shall be built to resemble traditional store fronts. Buildings may be two to three stories in height. The first floor should provide extensive pedestrian-scaled elements in the storefront design.

2. Non retail commercial uses, offices, or residential/office lobbies shall occupy no more than 30% of the ground level frontage along the major retail street in the mixed use area of Green Valley. Office and other non-retail uses may occupy up to 100% of buildings which do not front on the major retail street in the mixed use area of Green Valley.

3. Active street frontage along major and secondary pedestrian routes is the key to creating an interesting, safe and more exciting pedestrian environment. To encourage this, buildings should be designed with large show windows facing streets and pedestrian walkways to provide visual interest and advertising opportunities for local shops.

4. Display windows shall be included in at least 70% of the linear first floor storefront, but may vary as to height, style, and size. These windows may be recessed, flush with, or protrude out from the building facade. It is desirable to vary window size and type to create interesting building frontages.

5. Unlike the commercial uses in the Regional Commercial Center, fine architectural detailing is appropriate in the mixed-use area of Green Valley. These details may include such elements as soffits, moldings, recessed panels, highly articulated building facades, tile detailing, and other similar architectural elements.

6. Buildings located at the corner of two or more major streets shall be designed as focal elements. Buildings should incorporate specialized architectural features such as towers, parapets, flag poles, or other focal points to create interesting focal points.

7. In the village center, mansard roofs are discouraged in favor of flat roofs with decorative parapets or full roofs.

D. Multi Family Residential Development

1. Garages, carports, and accessory structures (e.g., restroom buildings, maintenance structures, laundry room buildings) should be designed as an integral part of the overall project. They shall be similar in materials, color, and detail to the principal buildings within the development.

2. Carports are permitted within residential development. Prefabricated structures without distinguishing design features or architectural detailing shall be prohibited.

A. Entry Features/Monumentation

1. A major entry feature/monument shall be constructed at the intersection of El Camino Real and Leucadia Boulevard and shall consist of a freestanding community identification sign and landscaping. The signage and landscaping shall be designed to incorporate building motifs and plant materials that are found within the Encinitas Ranch Specific Plan Area.

2. Two minor community entries are planned in Green Valley. One minor community entry will be located on El Camino Real at the entrance into the Regional Commercial Center at Town Center Drive. This entry will include a sign/clock tower that may extend up to 22 feet tall exclusive of architectural features. Architectural features may extend above the 22 foot sign limit another seven feet for a maximum sign height of 29 feet. A second minor community entry is planned at the intersection of Garden View Road and El Camino Real. If an entry monument feature or wall is provided at this location, it shall not exceed the standards set forth in the City's Municipal Code.

3. Two enhanced entries shall be constructed at the entrances into the Regional Commercial Center from Leucadia Boulevard. These features/monuments shall include freestanding community identification signage and palm trees or flowering specimen/accent trees.

4. Entry signage in the Regional Commercial Center should be developed in accordance with the standards and requirements set forth in Section 6.13.4 in this Specific Plan.

B. Landscape Design Elements

1. Utilize common site design elements such as lighting, signage, enhanced paving, and landscaping to unify the site.

2. Incorporate colored or stamped concrete, brick pavers, or other similar enhanced paving materials to define pedestrian cross-walks and key intersections on streets within the mixed-use development and on Leucadia Boulevard between the mixed-use commercial area and the Regional Commercial Center.

3. Screen all parking lots and areas from the views of passing motorists on El Camino Real and Leucadia Boulevard by the use of 30-inch high solid block walls, low earth berms, landscaping, or combination thereof. Landscape materials should be carefully selected and walls and berms designed so as not to obscure views of the buildings in the mixed-use area and the Regional Commercial Center.

4. Use tall vertical elements such as light fixtures and trees as a foil to the expansive parking lots in the Regional Commercial Center and balance for the large buildings. Trees may be planted in regular intervals throughout the parking lots and massed together in "islands". If "islands" are used, the "islands" should be large enough to break up long, extended views of the parking areas.

5. Loading docks and parking areas in the Regional Commercial Center, if they face El Camino Real and/or Leucadia Boulevard, shall be screened from ground level views from either of these streets by walls, earth berms, landscaping, or combination thereof. Similar screening from the Via Cantebria/Garden View Road extension view lines should be included.

C. Landscape Planting Palette

All plant materials permitted in other areas of the Encinitas Ranch Specific Plan Area are also allowed within the Green Valley Planning Area. Although use of drought tolerant plantings is encouraged in all areas situated within the Encinitas Ranch project, some of the more "naturalized" plant materials may not be appropriate given the urban conditions present in Green Valley. Consideration should be given to low maintenance, hardy plant materials that can tolerate the greater intensity of development in Green Valley and the associated urban conditions. When selecting plants from the City's Master Plant List and the expanded plant list contained in Section 7.5.3.I. of this Specific Plan, care should be given to create a landscape that unifies the many different uses and types of development in Green Valley by repetition of certain landscape characteristics such as plant form, color, and/or texture, as well as compatible growth requirements.

Paragraph amended 8/23/95 (Reso. 95-91) and 3/18/98 (Reso. 98-17)