2022-003 Amendments to Design Standards and Guidelines RESOLUTION 2022-03
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ENCINITAS
ADOPTING AMENDMENTS TO THE CITY'S RENAMED DESIGN
STANDARDS AND GUIDELINES AND INCORPORATED BY REFERENCE IN
SECTION 23.08.100 OF THE ENCINITAS MUNICIPAL CODE
WHEREAS, on April 13, 2005, City Council adopted a comprehensive set of Design
Review Guidelines as part of the City's Community Character Implementation Program (CCIP);
WHEREAS, in 2019 the State of California Legislature declared that "California has a
housing supply and affordability crisis of historic proportions;"
WHEREAS, the Housing Accountability Act, Government Code Section 65589.5, restricts
the City of Encinitas's ability to deny or reduce the density of all housing development projects,
including residential development, transitional and supportive housing, and residential mixed-use
development, that are consistent with objective design and development standards;
WHEREAS, Senate Bill (SB) 35, Government Code Section 65913.4, establishes a
developer-initiated process to streamline the approval process for housing developments meeting
specific criteria, including affordable housing requirements and labor requirements; -
WHEREAS, the City of Encinitas seeks to adopt objective standards to facilitate and
accommodate development at the density,permitted on the site and proposed by the development
in accordance with State and Local Law;
WHEREAS, the 2021-2029 Housing Element approved by the City Council on April 7,
2021 contains Housing Element Program 3B, which provides that the City of Encinitas will revise
design guidelines and zoning standards to ensure they are objective standards;
WHEREAS, the City Council and Planning Commission held a joint study session on
August 25, 2021, received public comments and provided feedback on the development of draft
objective design standards;
WHEREAS, the Planning Commission held a study session on October 7, 2021, received
public comments and provided feedback on the draft objective design standards;
WHEREAS, the amendment of the City's Design Guidelines augment and are applied with
the objective standards of the General Plan, Encinitas Municipal Code, Downtown Encinitas
Specific Plan, North 101 Corridor Specific Plan, Encinitas Ranch Specific Plan, and Cardiff-By-
The-Sea Specific Plan;
WHEREAS, the Planning Commission conducted public hearings on November 4, 2021,
November 18, 2021, December 2, 2021, and December 16, 2021., for the purpose of considering
amendments to the City's Development Standards and Design Guidelines, and considered public
testimony made a recommendation to the City Council to approve draft Resolution No. 2022-03
with modifications, amending the Design Guidelines which proposes new Objective Design
Standards that are applicable to multi-family and mixed use residential development; and
WHEREAS, on January 19, 2022 the City Council held a duly noticed public meeting to
consider the amendments to the City's Design Review Standards and Guidelines and considered
the writing record for this action and public comment.
NOW, THEREFORE, the City Council of the City of Encinitas resolves as follows:
SECTION 1: The recitals above are each incorporated by reference and adopted as
findings by the City Council.
SECTION 2: Pursuant to Section 23.08.100 of the Encinitas Municipal Code, the City
Council of the City of Encinitas hereby approves the amendments to the renamed Design
Standards and Guidelines attached hereto as Exhibit "A."
SECTION 3: This project is not subject to review under the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines section 15060 (c)(2) because it will not result
in a direct or reasonably foreseeable indirect physical change in the environment and pursuant to
CEQA Guidelines section 15061 (b)(3) because there is no possibility the activity in question may
have a significant effect on the environment.All projects for which the Objective Design Standards
would apply will undergo separate CEQA review and approval. .
SECTION 4: This Resolution shall go into full force and effect immediately following
date of adoption on January 19, 2022.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of
Encinitas, California, held on the 19th day of January 2022.
Catherine S. Blakespear, Mayor
ATTEST:
A�
Kathy Hollyw rod, Ci y Clerk
APPROVED AS TO FORM:
Leslie E. Devaney,I it ttorney
J
CERTIFICATION
I, Kathy Hollywood, City Clerk of the City of Encinitas, California, do hereby certify under penalty
of perjury that the foregoing Resolution was duly adopted at a regular meeting of the City Council
on this 19th day of January, 2022 by the following vote:
AYES: Blakespear, Hinze, Kranz, Lyndes, Mosca
NOES: None
ABSENT: None
ABSTAIN: None
AO rJ-
Kathyy Hollywood, City Clerk
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City of Encinitas Design Standards and Guidelines
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April 2005, Amended 20XX
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
City of Encinitas Design Standards and Guidelines
Sponsored By:
The City of Encinitas
Planning Commission and City Council
Prepared By:
The City of Encinitas
Development Services Department
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Table of Contents
1. Introduction and Background .................................................................................................1-1
2. Site Planning Design Standards and Guidelines ......................................................................24
3. Grading and Landform Design Standards and Guidelines .......................................................3-1
4. Circulation, Parking and Streetscape Design Standards and Guidelines..................................4-1
5. Architecture and Sign Design Standards and Guidelines.........................................................5-1
6. Lighting Design Standards and Guidelines ..............................................................................6-1
7. Landscape Design Standards and Guidelines ..........................................................................7-1
1
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Where a project is subject to design review
pursuant to Sections 23.08.030 and
23.08.040 of the Encinitas Municipal Code, 1. Introduction and Background
applicants should review these Design
Standards and Guidelines. These Design 1.1 Community Description
Standards and - Guidelines shall be used
prior to initiating the project design and The City of Encinitas ("City" is a unique collection of 5 distinct
throughout the design process. Objective communities. The individuality of each Community is vital to
"Design Standards" included in this the overall character of the City and shall be maintained.
Architecture, landforms, landscape and streetscape are the
document shall apply to all residential primary determinants of this character. The City of Encinitas
development and mixed-use residential also is fortunate in
development. For projects located within a that it contains a
specific plan area, the objective design wide variety of
' standards and guidelines specified in the topographic
specific plan shall supersede and apply, features. The city
Nw
is bounded on the
Spenifin plan areas Gontain separate desigIl'
north and south
by lagoons and
leGated in those aireas should instead refef their associated ���•
valleys. The
cv-�hcdesign '-ec^vmn,eFlQutieF}s—irr—t�
appliGable . Where the specific Pacific Ocean lies
p to the west and
Figure 1-1
plan is silent, the General Plan design steeper inland hills Communities of Encinitas
j standards will apply. lie to the east.
1. Introduction and Background 1-1
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Three of the communities are located along the coastline
(Cardiff-by-the-Sea, Old Encinitas and Leucadia)'and represent 1.2 Background
the older established beach communities. The primary land use
is single-family residential, with some multi-family closer to the To help develop the design guidelines for Encinitas, a series of
beach. Commercial/office uses are located typically along
Highway 101 on small lots. Highway 101 and the I-5 Freeway community character workshops were conducted in November
traverse these communities. The combination of varied of 1999. At the conclusion of the five workshops, a common
architecture, narrow unities. streets theme for each of the communities could be seen. There was
, pedestrian orientation, pride in the prevailing character, especially in the older
and mature,unplanned landscaping creates an informal,eclectic, communities, and a concern that the inappropriate use and
small town feel that dominates the character of these
communities. reuse of land was having a negative impact on the character of
the communities.
The New Encinitas Community is centrally located within the City. A Please refer to the City of Encinitas Community Character
variety of land uses are located within the community with the Workshops Summary Report, October 2000, for more
primary land use being single-family residential. Major institutional information regarding these workshops.
and commercial uses are located along El Camino Real,the prime
arterial roadway for the City, and Encinitas Boulevard. This Since 2017,the Governor has signed into law multiple housing
community is considered more of a planned community with a
variety of private and public open space areas. bills, including: Affordable Housing: Streamlined Approval
Process of 2017 (SB 35), Housing Accountability Act of 2017
(Housing Accountability Act),the Housing Crisis Act of 2019(SB
The Olivenhain Community is a rural community with an informal 330)and Amendments to the Housing Crisis Act of 2019(SB 8).
character having large residential lots,mature landscaping,
equestrian facilities,open space,a variety of recreational trails, SB 35 provides for a streamlined, ministerial approval process
and rolling hills and canyons. Narrow roads with minimal for affordable multiple-family residential development (two or
more residential units), subiect to certain conditions and
improvements are associated with this rural community. consistent with ob'Iective zoning development and design
Ili review standards, among other things. The Housing
Accountability Act,Government Code Section 65589.5,restricts
the City's ability to deny or reduce the density of all housing
1. Introduction and Background 1-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
development projects, including residential development, implementation of the Design Standards and Guidelines shall
transitional and supportive housing, and residential mixed-use be based on the following points:
development, that are consistent with objective design and
development standards. SB 330 and SB 8 further modifies the (1) Maintain and enhance the character of each community;
Housing Accountability Act and the Permit Streamlining Act and
allows a housing developer to submit a "preliminary application" (2) Contribute to a positive physical image and identity;
to a local agency for a housing development proiect before
providing the full amount of information required and "freezes" (3) Supplement the development standards of the Encinitas
the applicable fees and development standards that apply to a Municipal Code on matters of design and aesthetics;
proiect while the rest of the material necessary for a full
application submittal is being assembled.These amendments are (4) Implement the goals,objectives,and policies of the
currently set to expire in 2030, unless extended by the State. In General Plan;
response to the directives of this new legislation, in 2021, the
City supplemented the design guidelines with objective design (5) Maintain and protect the value of property;and
standards title"Design Standards."
(6) Maintain community character without unduly
restricting private enterprise,or innovation in design.
1.3 Purpose of the Design Standards and
Guidelines These Design Standards and Guidelines describe the preferred
architectural character and development patterns within
The purpose of these Design Standards and Guidelines is to guide Encinitas today. Eclecticism and diversity are,and will continue
development within the City of Encinitas toward design that is to be,dominant themes.The Design Standards and Guidelines,
therefore, do not seek to impose an overriding style, a limited
consistent with the character of each community. Architecture, color palette, nor an artificial theme.They do seek to assist in
landscaping and site planning are important to preserving the
individual identity of each community. promoting the positive design characteristics that exist
throughout the City of Encinitas.
The Design Standards and Guidelines are intended to promote
well-designed development in Encinitas. The interpretation and The purpose of the obiective Design Standards is to provide
1. Introduction and Background 1-3
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
developers, design professionals, and the public with a clear 1.4 How to Use the Design Standards and
statement of the desired site planning and building design Guidelines
characteristics for new multiple-family and mixed-use residential
development in Encinitas. The Design Standards are intended to project proponents should review these Design Standards and
supplement existing objective design and development Guidelines. These Design Standards and Guidelines shall be
standards for multiple-family residential development described
in the City's Municipal Code, Design Guidelines, as well as in used prior to initiating the project design and throughout the
adopted specific plans including the Cardiff-by-the-Sea Specific design process.
Plan, Downtown Encinitas Specific Plan, Encinitas Ranch Specific In addition to these Design Standards and Guidelines, housing
Plan,and the North 101 Corridor Specific Plan. In addition,they development projects are also subject to consistency with
furtherthe goals,policies,and objectives of the Encinitas General Plan. objective standards in the Municipal Code, General Plan, and
Specific Plans in effect at the time a preliminary application
The Design Standards and Guidelines complement mandatory with all required information is Deemed Submitted to the City,
development standards by providing additional requirements or, if no preliminary application is submitted,those standards
and good examples of appropriate design solutions. The in effect at the time the development application is
guidelines are more determined to be complete. If an obiective design standard
g qualitative and less quantitative than conflicts with a General Plan standard, the standard more
mandatory design and development standards and may be
applied with some flexibility in the application to specific permissive of housing production governs. For projects located
projects. within a specific plan area, the objective standard specified in
the specific plan shall supersede and apply. State law defines
The Design Standards and Guidelines are not to be used in a "obiective standards" as standards that involve no personal or
manner that would modify the density allowances of the subjective iudgement by a public official and that are uniformly
underlying zoning of the subject property or modify the
verifiable by reference to an external and uniform benchmark
--
development standards of the Municipal Code applicable to that or criterion.
zone.
Examples contained in these Design Guidelines should not be
considered as the only design solution, but as a starting point
for the design process.Owners of properties should strive to be
1. Introduction and Background 1-4
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
creative and innovative and should look beyond franchise or To aid in the interpretation of these guidelines,a development
boilerplate architectural and landscape design treatments. It is applicant should understand the meaning of"shall," "should,"
important, too, that property owners involve City staff, "encouraged,"and"discouraged".
community groups, residents, and affected merchants and
business owners in the design process prior to making a Design Standards and Guidelines, which employ the word
significant investment in design. "shall"are mandatory.
1.5 Interpretation of Provisions Design Guidelines, which employ the word "should" are
intended to express the City's desire and expectation. An
The authorized agency shall be the designated authority to alternative measure may be considered if it meets or exceeds
interpret and apply the Design Standards and Guidelines, the intent of the guideline.
Interpretations and application of the guidelines shall be based
on the application submittal,the context and applicability of the Design Guidelines, which employ the word "encouraged" are
guideline,and the Design Guidelines as a whole. intended to express a more desirable design solution.
Some Design Standards and Guidelines may not apply to all Design Guidelines, which employ the word "discouraged" are
projects due to a variety of reasons, such as land use, intended to express a less desirable design solution.
architectural design,site-specific location issues,and character of
the neighborhood. Interpretations and application of the 1.6 Applicability
Standards and Guidelines should achieve the Purpose of the
Design Standards and Guidelines located in'the Introduction and The provisions of the Design Standards and Guidelines are
the Guiding Principles contained in each section. applicable to all development within the City of Encinitas that is
subject to design review, as stipulated in Chapter 23.08 of the
The Design Standards are considered minimum standards. The Encinitas Municipal Code. Unless otherwise stated, the Design
Design Standards and Guidelines complement those standards Guidelines shall apply to both residential and non-residential
and may, depending on circumstances, result in a project that uses.
exceeds the minimum development standards.
1. Introduction and Background 1-5
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
The objective Design Standards apply to housing development All other housing development projects (including projects
projects which include (1) projects that contain two or more eligible for "by right" approval and mixed used development
dwelling units: (2) groups of two or more attached/detached that contains at least two thirds of the square footage
dwelling units, regardless of whether multiple dwelling units designated for residential use) must meet the objective Design
occupy the same lot or each dwelling unit occupies a separate Standards. Subjective Design Guidelines can be used to apply
lot: (3) mixed-use projects that include residential uses; and (4) conditions of approval as long as they do not lower the density
transitional housing or supportive housing. of the proiect. However,under the Housing Accountability Act,
only obiective standards can be used to deny a housing
development proiect or reduce its density.
1.7. Design Review Process
Projects that are not housing development projects can be
Specific submittal requirements for projects are described in the required to comply with both objective Design Standards and
City of Encinitas Administrative and Discretionary Permit subjective Design Guidelines and can be denied or modified if
Applications. not consistent with either Design Standards or Design
Guidelines.
l
Following submittal of the project drawings and a complete
application, a continuing exchange of information should occur If a proiect is not a housing development project, the project
as the design is finalized and the City's review process begins. may deviate from the objective Design Standards through the
discretionary design review process.An application for a design
All projects for all uses must comply with the obiective Design review permit shall be approved unless findings of fact are
Standards unless the applicant requests an exception or made based upon the information presented in the application
modification which is granted by the City. or during the deliberations which support one or more of the
regulatory conclusions contained in Chapter 23.08.070 for
If an applicant has requested and a project is eligible for discretionary projects. The project design should be
streamlined approval under SB 35, the City may only require the substantially consistent with the Design Standards and
project to meet the objective Design Standards. Guidelines,in conformance with Section 23,08.080.
1. Introduction and Background 1-6
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
1.8 Design Review Approvals
Obtaining a Design Review approval signifies a project's
compliance with the architectural appearance and physical
development of the City. Future alterations and/or remodeling
of a project with a Design Review approval would be reviewed
within the context of the original design review approval.
1. Introduction and Background 1-7
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
2. Site Planning Design Standards 2.1.4 The existing character of the land, landscape and
r structures shall be considered in any new
and Guidelines development.
I
One of the key elements defining the City of Encinitas is the land. 2.1.5 Impacts to significant views from surrounding
Site planning is perhaps as important as the buildings properties should be minimized by the new
themselves. The location and "footprint"of a structure on each development. (See Section 2.5)
individual parcel and the relationship with nearby buildings,open
space, and properties are critical to the overall character of any 2.1.6 Site planning should not be repetitive, but should
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project. The varied physical environment within the'City means provide a varied experience.
special attention shall be given to the location and spacing of
each structure. To maintain visual character, the following 2.1.7 Site planning should-be used as one of many tools to
standards, visual concepts and guidelines should be followed as break up or mitigate the bulk and mass of a building.
'i closely as possible.
2.2 Design Standards and Guidelines
2.1 Guiding Principles
The Site Planning Design Standards and Guidelines are
2.1.1 The opportunities and constraints of the site shall contained in the following sections: Treatment of Building
determine the project layout and design. Setback Areas; Building Location; Views; Separations and
Buffers; Storage, Service, and Loading Areas; Refuse Collection
2.1.2 Natural assets, such as significant trees, rock Areas;Mechanical Equipment;and Electrical Equipment.
outcroppings, natural land forms, creeks and riparian
PP 9s. f
habitats should be preserved and incorporated into the 2.3 Treatment of Buildin>;Setback Areas
project.
Design Standards
2.1.3 The impacts on surrounding uses, both existing and
proposed,shall be considered in a project's site plan. DS2.3.1 A variety of building orientations and staggered unit
placement shall be incorporated into the site design.
2. Site Planning Guidelines 2-1
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
The intent is to avoid long, monotonous building alleys or internal streets).A minimum of one(1)main
facades and setbacks. exterior pedestrian entrance shall be publicly visible
a. Buildings located adiacent to a street shall have from the public street and all common residential
main entries facing the primary street frontage unless access points shall be separated from commercial
the adjacent developments located along a collector, entrances.
major arterial,or prime arterial street, as designated in
the Circulation Element,is oriented with the rear of the Design Guidelines
residence toward the primary street frontage. A
Primary street frontage is the length of the property DG2.3.1 The project should include open and private areas
line adjacent to the public or private street that along the street in a manner consistent with the
provides access to the main entry of a project or character of the neighborhood.
structure.
b. For projects of four units or fewer, buildings shall DG2.3.2 Varied, articulated spaces between buildings, and
have at least one main entry facing the street. along the street shall be encouraged.
C. For proiects of five to 49 units,buildings shall have
main entries oriented towards the street, unless the DG2.3.3 Vehicular sight lines that allow safe ingress and egress
proiect is located next to a major arterial or prime to properties and safe movements along roadways
arterial. shall be provided.
d. For proiects of more than 50 units, buildings not
oriented toward a primary street frontage shall orient 2.4 Building Location
entries to face internal common open space areas such
as landscaped courtyards,plazas,trails,or paseos. Design Standards
e. For projects of more than 50 units and at least DS2.4.1 Mixed-use residential development on corner lots
three separate buildings, the buildings shall be located shall incorporate architectural features on both street
and "oriented to provide 20-foot-wide separation elevations and shall provide opportunities for public
between the buildings.
f. Mixed-use residential proiects with external use such as entry transition,gathering,or dining while
providing the necessary visibility triangle defined by
entries shall be oriented toward a street frontage (not
Section 14.54.020 of the Encinitas Municipal Code.
2. Site Planning Guidelines 2-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Design Guidelines
DG2.4.1 Buildings should be located to create landscaped open Figure 2-1
spaces for human use. Open space areas should be Design for
linked visually and/or physically in order to integrate Pedestrian
them into an area-wide wide-open space system. Use
DG2.4.2 The orientation of buildings,especially those in clusters, Discouraged
should be carefully designed to preserve and/or create
view corridors.
� Street
DG2.4.3 The location of buildings should take Into consideration street LaioatdxaaustaeHeci,o
the location of buildings on adjacent properties in order pedestriancirculauanorumnsctana.
to enhance and complement existing adjacent plazas,
courtyards and pedestrian spaces. Encouraged
DG2.4.4 Buildings should be located to create useable and :..
Yk�.
functional exterior spaces in scale with the building. _
Street
DG2.4.5 Emphasis on pedestrian use of exterior space is
Layout does prcneyta efrective pedr,s#rPaq
encouraged(See Figure 2-1). cimOdon and w.nections.Also,usable
'{woor roams'are cteatm between the
buildings that are no!just W avv aim
between tatl4d rg,
2. Site Planning Guidelines 2-3
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG2.4.6 Buildings should be placed to create variety in external
space and create a varied street facade(See Figures 2-2, Figure 2-4 Plan View I Elevation
2-3,and 2-4). Varied Street
Scenes . .
Figure 2-2 Rectangular plans and variations of the rectangle -- w-
Encourage can encourage compatibility and variety.
Building 11
Compatibility fi( ,�r !"Ji i —`l!
And Variety ;} i � Encourage"enclave"building layout,
l��i. Encourage varied street scenes.
Avoid long buildings without a break
Encouraged
in the plane or facade.
Fia"View Elevation
Figure 2-3 - ` I Figure 2-5
Avoid Long � M ? Varied ?
Buildings Street Facades ...
r ;
Discouraged Encouraged
?
DG2.4.7 Buildings should be located, and/or designed, to help -Avoid linear"repetitive"building layouts.
breakup or mitigate building mass. Discouraged
DG2.4.8 Surface parking spaces for multi-family projects should
be placed to the rear of the buildings,where possible. DG2.4.10 In order to provide visual openness and
pedestrian scale along major streets, heights of
DG2.4.9 Parking areas for multi-family and non-residential uses buildings or portions of buildings should generally be
that are visible from the street should be screened from Dower adjacent to the street corridor, stepping up to
view by walls, fences, vegetation, planters, or other higher elements.
means.
2. Site Planning Guidelines 2-4
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Figure 2-6
rr Screen and Vary Location of
Parking Areas
Encouraged
�V_, :
Discouraged Encouraged Discouraged
DG2.4.11 The orientation and placement of garages should DG2.4.12 Projects should be designed to relate outward to
be varied so as to avoid the appearance of repetitive the surrounding community. To that end, gating of
garage doors(See Figure 2-6). communities and enclosing them within an
Techniques to accomplish this include, but are not unarticulated external wall is discouraged.
limited to, garages that are side-loaded, rear-loaded,
accessed from alleys, and rear garages accessed from
the front. In older neighborhoods, location and access
to parking shall respect the existing street and pattern
of development.
2. Site Planning Guidelines 2-5
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
and slopes should be landscaped with diverse
2.5 Vie Ws plant materials to enhance motorists'views.
Design Standards C. Parking areas adjacent to view corridors or
streets shall be screened.
Not Applicable
DG2.5.4 Projects should be designed to preserve significant
Design Guidelines views through the site. Projects should be designed
to preserve significant public views. A significant
DG2.5.1 Generally, ground level view corridors should be public view is a view of a significant feature (ocean,
provided from public streets. This requires space lagoon or backcountry) as viewed from public parks
between buildings and/or development of landscaped and General Plan designated vista points and scenic
areas that connect to open space. view corridors. Trees and vegetation that are
themselves part of the view quality should be
DG2.5.2 Landscaped areas should be developed and plant retained(See Figure 2-7).
materials selected so as to create and/or preserve view
corridors.
Figure 2-7
DG2.5.3 Site planning for individual parcels shall consider View Corridors
internal view(for example, courtyards) as well as views ' t. _
looking outward.
_.
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A. Outward views should be framed with tree and ,
shrub massing. Plantings should also soften
views of the buildings from surrounding areas.
B. Where public streets are located at or below
grade of development, the adjacent parkways V` iew ;..r
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG2.5.5 Projects should be designed to preserve case-by-case basis, but typically would be a
seme e-f the significant views through the site enjoyed living room, family room, kitchen, or dining
by residents of nearby properties. area, or outdoor patio or deck immediately
next to the primary living area.
A. Complete preservation of these views is difficult,
if not impossible. Project viability can be 2,6 Separations and Buffers
severely reduced or destroyed in an attempt to
preserve views for adjacent properties. The Design Standards
smaller the site, the more difficult the solution.
On larger sites,however,clustering the buildings DS2.6.1 Multi-family development located adjacent to single-
can preserve portions of these views or creating family development with side yards less than 5 feet
view opportunities. The reckless and shall_ provide a visual buffer between properties for
unnecessary blockage of views should be privacy screening by obscuring direct sight lines into
avoided to provide for sure view preservation. private yard areas or windows on adjacent properties,
View preservation through the site shall be and may be used in combination with walls, fencing,
considered when trees are selected for and/or trellises to screen views.
landscaping the project.
DS2.6.2 Landscape privacy screening shall include large
B. A significant view refers to a medium- to long- evergreen trees and shrubs. Shrubs shall be a
range view from the primary living area of minimum 15-gallon size,and trees shall be a minimum
significant features including the coast, ocean, 24-inch box size and a minimum 12 feet in height at
lagoons, backcountry canyons, valleys, ridges planting.The mature size of the screen planting must
and other distinctive geographic features. The be compatible with available space and not obstruct
primary living area is the area most often solar access as provided in the California Solar Shade
occupied by the occupants of the residence Control Act (PRC Chapter 12). Landscape screening
relative to other portions of the residence and is container size shall be selected to achieve at least
where the view is observed. The determination 50% of the height of the window, door, or exterior
of the primary living area is to be made on a
2. Site Planning Guidelines 2-7
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
gathering space within at least two (2)years from time screens should not be continuous and should allow
of installation. for visual penetration through areas with views.
Design Guidelines DG2.6.6 Retaining walls that are internal to the project should
be used only where grading considerations require
DG2.6.1 Where buffers are desirable between land uses and to their use. Retaining walls located on the project
aid in the creation of public and private space boundary are discouraged. If a retaining wall along
definition, they should consist primarily of physical the boundary is necessary, it shall be landscaped
space enhanced by landscaping, or physical barriers and/or constructed with quality materials with color
such as walls and fences. and texture appropriate to the project's architecture.
DG2.6.2 Physical barriers should only be used when space DG2.6.7 Landscaping should be used to define spaces to
requirements are prohibitive or when security/safety provide visual screening, and to discourage physical
reasons dictate their.use. If physical barriers are intrusion into certain areas of the project. Nodes or
needed, they should be designed to complement the special areas within a project can be emphasized
character of the project. through use of landform and topography. Wherever
possible,these techniques should be used to identify
DG2.6.3 Where landforms consisting of slopes and berms are special areas.
used when separating land uses, they should be
appropriately landscaped with a combination of trees,
shrubs,and groundcover. 2.7 Storage,Service and Loading Areas
III DG2.6.4 Physical separations can be accomplished through the Design Standards
use of thick landscaping. Care should be given to make
sure that these areas do not present a safety liability. DS2.7.1 For mixed-use projects,all required loading areas and
service areas shall be located so as not to overlap with
DG2.6.5 Visual screening is best accomplished through the use any travel lane. Loading areas and service areas shall
of trees and shrubs that fill in at eye level. These visual not be located directly adjacent to residential
dwelling units or common open space areas or shall
2. Site Planning Guidelines 2-8
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
be screened from public and private view with walls,
solid fencing,and/or landscaping.
DG2.8.2 Outdoor refuse containers shall be visually screened
Design Guidelines within a durable non-combustible enclosure,so as not
to be visible from adjacent lots or sites, neighboring
DG2.7.1 Storage,service,and loading areas should be located so properties,streets,or from above.
as to minimize their visibility.
DG2.8.3 Refuse collection areas shall be designed to contain all
DG2.7.2 Storage,service,and loading areas should be located so refuse and recyclables generated on-site and'
that service vehicle activities and movements do not deposited between collections. Deposited refuse
disrupt the efficient flow of on-site and off-site traffic. shall not be visible from outside and above the refuse
enclosure.
DG2.7.3 Storage areas should be screened by the use of a quality
opaque screening material, which may include walls, DG2.8.4 Refuse collection enclosures shall be designed of
building,landscaping or any combination thereof. durable materials with durable finishes and colors
which are unified and harmonious with the overall
2.8 Refuse Collection Areas(Multi-family and architectural theme of the project. Roof structures
Non-Residential) Design Standards and shall be provided over refuse collection enclosures.
Guidelines DG2.8.5 Refuse collection areas shall be so located upon the
Design Standards lot as to provide clear and convenient access to refuse
collection vehicles. No refuse collection areas shall be
Not Applicable located between the street and front of a building.
Design Guidelines
DG2.8.1 No trash collection area or trash/recycling enclosure
shall be visible from a public right-of-way.
2. Site Planning Guidelines 2-9
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
2.9 Ancillary Structures, Mechanical Equipment DS2.9.3 All flashing, sheet metal vents, exhaust fans,
and Utilities ventilators, and pipe stacks shall be painted to match
the adjacent roof or wall material.
Design Standards
DS2.9.4 All utility connections shall be designed to be
DS2.9.1 Ground mounted equipment and utilities,including,but consistent with the architectural elements of the site
not limited to, air conditioning units, and so as not to be exposed except where required to be
mechanical/electrical equipment, shall be screened exposed. Pad-mounted transformers and meter box
with a wall, fence, shrubs and/or landscaping high locations shall be shown in the site plan with a
enough so that the equipment and utilities cannot be screening treatment as identified in 2.9.1 above.
seen, or shall bg enclosed within a building. Buildings,
walls, and fences surrounding this equipment shall use DS2.9.5 Multiple-family and mixed-use projects with 20 or
the same building colors and materials as the building more units shall provide permanently anchored
they serve. bicycle racks for short term bicycle parking within 200
feet of the main entrances,readily visible,at a ratio of
DS2.9.2 Ancillary structures and trash and recycling containers one space for every ten units,with a minimum of two
shall be located behind the building, where possible. bike spaces.
They shall not be located adiacent to residential
dwelling units or common open space areas, and shall DS2.9.6 Long term resident bicycle parking shall be provided
be screened from view with walls,solid fencing, and/or for multiple-family and mixed-use projects with 20 or
dense landscaping.Trash and recycling enclosures shall more units. Enclosed lockers for individual bicycles,
utilize the same materials and colors as the building dedicated space within the private storage space or a
they serve and shall be enclosed within a solid wall, secured bicycle storage area with bicycle racks (e.g.
shall include a pedestrian access gate, and be covered bicycle corral with a secured fence),shall be provided
per solid waste management standards. at a ratio of one space for every two units. Private i
bicycle storage space accessible to one unit can count
towards the private storage space requirement.
2. Site Planning Guidelines 2-10
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Design Guidelines shall be painted or finished in a manner consistent
with the color scheme of the building.
DG2.9.1 All roof-, wall- or ground-mounted mechanical
equipment and/or ductwork, conduits, and other. 2,10 Electrical Equipment
appurtenances shall be screened from view by an
enclosure consistent with the building architecture. Design Standards
Consideration shall be given to the view plane of
adjacent developments. DS2.10.1 Electrical elements such as wires, conduits, *unction
boxes, ballasts, and switch and panel boxes shall be
DG2.9.2 All roof-mounted equipment and/or ductwork, concealed within the building or designed consistent
conduits, and other appurtenances should be located with the primary building colors and materials. No
below the top edge of the fascia and/or roofline of the electrical elements shall be mounted on any building
building. elevations facing a street or on the primary building
frontage unless they cannot be seen by the public.
DG2.9.3 Roof-mounted ventilators shall be painted or pre-
finished in a manner consistent with the color scheme Design Guidelines
of the building and roof. They shall be located below
the top edge of the roof or parapet, where possible. DG2.10.1 Electrical equipment that may be visible from any
Decorative caps should be utilized for any visible vent primary visual exposure area should be screened with
piping. either planting or a durable non-combustible
enclosure(of a design configuration acceptable to San
DG2.9.4 Gutters and downspouts shall be painted to match the Diego Gas and Electric[SDG&E]). Where possible,it is
surface to which attached, unless used as a major recommended that refuse . containers and
design element, in which case th� color shall be mechanical/electrical equipment be integrated into
consistent with the color scheme of the building. the same enclosure.
DG2.9.5 Vents, louvers, exposed flashing, tanks, stacks, DG2.10.2 Electrical equipment enclosures shall be designed of
overhead doors, rolling and personnel service doors durable materials with finishes and colors that are
2. Site Planning Guidelines 2-1 t
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
unified and harmonious with the overall architectural gardens, play areas, outdoor dining areas, recreation
theme. amenities, rooftop amenities. The common open
space shall have a minimum 15-foot dimension in all
DG2.10.3 Electrical equipment shall be mounted on the interior directions for projects with five or more units.
of a building wherever practical. When interior
mounting is not practical, electrical equipment shall be D52.11.3 Unless located on the rooftop, common open spaces
mounted in a location where it is substantially screened shall be designed to be visible from inside adiacent
from public view. In no case should exterior electrical building/dwelling units, such as windows located at
equipment be mounted on the street-side or primary building entrances and/or dwelling unit windows.
exposure side of any building.
DG2.10.4 Exterior surface mounted electrical equipment and
conduits should be kept to a visible minimum. Where
visible, they should be installed in a neat and orderly
fashion, and should be painted to blend with their
mounting background, or integrated into the project
design.
2.11 Private and Common Open Space
Design Standards
DS2.11.1Private open space with a minimum dimension of six
feet in all directions shall be provided with direct access
from the dwelling unit which it serves, in the form of
balconies,private yards,terraces,decks,or patios..
DS2.11.2 Common open space shall be provided that is accessible
to all building tenants, in the form of courtyards,
2. Site Planning Guidelines 2-12
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
3. Grading and Landform Design adhering with the allowed density of the underlying
zone.
Standards and Guidelines
3.1.5 Excessive grading should be avoided and removal of
The purpose of this section is to provide design guidelines for vegetation shall be limited to the minimum necessary.
grading projects within Encinitas. These guidelines are intended
to create landforms that work together with the surrounding 3.1.6 Pads shall not be significantly"built up"above existing
topography, existing vegetation,circulation,and land features as topography, unless no feasible alternative exists given
well as other elements of the total project site. Refer to Chapter engineering constraints.
23.24 of the Encinitas Municipal Code for additional regulations
associated with grading.
3.1 Guiding Principles
3.1.1 Development shall consider the constraints and
opportunities of the site and adjacent property.
3.1.2 The project grading should be sensitive to the existing
site topography.
3.1.3 The view of the graded landform from private properties
and public areas should reflect the existing landform
character and minimize a manufactured appearance.
3.1.4 Significant natural features shall be incorporated into
developments including, but not limited to, rock
outcroppings,natural drainage courses,trees,and other
visual assets of the site to the extent possible while
3. Grading and Landform Guidelines 3-1
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
3.2 Design Standards and Guidelines
Prohibited Required
Desiqn Standards Finished'grade.
DS3.2.1-3Long, continuous slopes that have hard edges, sharp,
angular forms and no transition areas at the top or toe Finished grade,
of the slope shall be avoided. "Natural" landform Grading large Grade smatter
contour grading smoothed to blend with the flat pads. flat pads.
surrounding natural terrain and with rounding and
blendingat the to and toe of the slope shall be used to
P P
create a more natural appearing slope (See Figures 3-1
and 3-2).
1 l
♦ Jr
Standard unnatural Round off Cut edges
cut into out slope. to conform ro the
nose or natural grade.
ridgeline,
Z�
Engineered Slope variety
t s opes are creates
forced and "nowrai
ar unnatural. appearance,- {
Figure 3-1 Alternative Grading Techniques
3. Grading and Landform Guidelines 3-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Figure 3-2 thA�EA- DS3.2.24Variable slope gradients are require de:,eeor�ed.
Smooth Slopes adjacent to native areas shall sheuld retain a
Contours "natural" appearance by being within 10% of existing
slope for first 10 horizontal feet at the top and
bottom of slope . "
shall be minimised. Sharpc�ts� d- fills ^'sf „ -he
^. Smooth,
^
flowing contours of varied gradients from 2:1 to 5:1
are required, ,unless Preferred. S4epes may be
snGULAR
L appFe ^)(^ demonstrated safe by
specific site engineering studies(See Figure 3-3).
Prohibited Slope Grading
Prohibited
L, AREA-yEL ?
Figure 3-3
Blending
Slopes s
p .
. � Required
VAIRIaD
t �t�
SLOPE
DS3.2.3-5Hillside design should shall avoid large building pads
Required Slope Grading and should minimize the height of retaining walls.
Buildings shallsheuld be integrated into the hillside
3. Grading and Landform Guidelines 3-3
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
and be sited to conceal graded slopes and retaining
walls wheFe possible(See Figures 3-4 and 3-5).
Figure 3-4
Require
Contoured Figure 3-5
Grading Requirei�' '
...sT Integration
,r into ._.._.._..
Hillside
Vary Sbpa Ratios
3. Grading and Landform Guidelines 3-4
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG3.2.1 The overall architecture shall complement and
DS3.-23.64 Significant graded slopes shall be reinforce the existing topography.
landscaped.
Figure 3-6 Follow the Natural Slope
DS3.2.48AI1 drainage shall be conveyed to vegetated areas or
other approved areas of the site in a manner consistent Encouraged
with the Cit 's Jurisdictional Re ional Stormwater Hide cart sicty�ith
Management Program. g etn�ctur€s.
DS3.2.306 All hardscape and walkway areas shall be graded
to facilitate drainage. Small pads which follow Encouraged
contours are preferable
to large square pads,
DS3.2.347 All buildings shall shei+ld be equipped with
adequate roof drains, downspouts, and/or other Step Structufes.vvith slope roof
drainage conveyances. Discouraged s In general direction ofthe
natural slope,
DS3.2.328 Permanent landscaping shall be Installed
as--pFaGtieal—during development activity and prior to ,
building occupancy. Large pads are discouraged. Encouraged
DS3.2.944 Pads shall not be sign ! built more than two
feet4p above the preexisting or natural topography, DG3.2.2 Grading shall be limited to preserve the natural
unless demonstrated necessary due to engineering slope(s) of a site. Rather than using extensive grading
constraints. to create one large pad, projects should create
smaller pads gradually terracing up hillsides where
Design Guidelines feasible. This produces smaller slopes that are more
easily re-vegetated, visually less obtrusive and more
suitable for slope contouring and blending.
3. Grading and Landform Guidelines 3-5
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG3.2.3-7Retaining walls faced with local stone or of earth-
colored and textured concrete are encouraged, and
should be used to minimize grading, where practical.
Plantable walls are encouraged.
DG3.2.4 The "manufactured" look of slopes shall be minimized.
Sharp cuts and fills shall be avoided to create an
undulated appearance.
DG3.2.58 Grading shall be sensitive to existing natural
forms.
3. Grading and Landform Guidelines 3-6
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
4. Circulation, Parking and convenience of motorists and neighborhood
safety/community character preservation, the latter
Streetscape Design Standards will have first priority.
and Guidelines 4.1.3 Traffic calming shall be considered in street design.
Many elements comprising the streetscape are covered in other 4.1.4 Emergency vehicle access and response times shall be
sections of these Design Standards and Guidelines. Certain considered in street design.
characteristics of the streetscape are particularly important and
are described in this section. For all streetscape improvements 4.1.5 Walkability shall be considered as a major goal in all
referenced to in this section, proper maintenance must be projects.
ensured to the satisfaction of the Planning and Building and
Engineering Services Directors. 4.1.5 The design of streets and walkways should respect the
natural terrain/features,and minimize cut and fill.
4.1 Guiding Principles
4.1.7 Where such public improvements are part of the
4.1.1 The streets in Encinitas are a key element of the existing community character, curbs, gutters, and
community character. Street improvements, including sidewalks shall be designed in a manner consistent
streetlights and street utilities,should be consistent with and complimentary with community character.
the prevailing character of the surrounding community.
4.2 Design Standards and Guidelines
4.1.2 Public safety and community character should be key
factors in streetscape design. The existing community 14al25s ethe.r%rv;se stated, the ^.,,,^"^^� shall apply beth
character should be maintained. When considering rer*H^^",' R^F' en resid^^"^' --ses The Circulation,
circulation patterns and standards, primary Parking and Streetscape Design Standards and
consideration will be given to the preservation of Guidelines are contained in the following sections:
character and safety of existing residential Streetscape;Automobile Area;and Pedestrian Area.
neighborhoods. Where conflicts arise between
4. Circulation,Parking and Streetscape Guidelines 4-1
'
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
4.3 Streetscape GmUk&ws (residential and non-residential) and the safety issues
of the community.
Design Standards
DG4.3.5 Street layouts should follow existing natural contours,
Not Applicable where possible, to integrate the .street with the
topography.
Design Guidelines
DG4.3.6 Barrier-free design amenities for the disabled shall be
DG4.3.1 Significant views should be enhanced and focal points provided.
should be provided particularly along scenic view
corridors and vista points adjacent to roads. Trees and DG4.3.7 Transportation nodes conveniently located so as to
vegetation, which are part of the view quality, should move people, goods, and vehicles efficiently
be retained. throughout the area shall be provided.
DG4.3.2 Consideration shall be given to softening the DG4.3.8 Street furniture should be utilized where it is
appearance of large expanses of paving,such as cul-de- complementary to and consistent with community
sacs in residential subdivisions,with decorative features character.
such as raised planters with trees and shrubs or paving
enhanced with texture and/or color, where proper DG4.3.9 Coordinated site and street furniture should be
maintenance provisions are established. included in all commercial streetscape projects, and
should include seating, trash containers, and bike
DG4.3.3 The creative use of paving materials is encouraged. racks. Street furniture recommended includes, but is
Enhanced paving should be incorporated into major not limited to, drinking fountains, planters,
project entries and other areas as appropriate. directories/kiosks, bollards, bus stop structures, and
tree grates.
DG4.3.4 Areas should have an appropriate degree of lighting so
as to respect the character of the neighborhood DG4.3.10 Furnishings and street utilities should not clutter or
dominate the setting. Where possible, furnishings
4. Circulation,Parking and Streetscape Guidelines 4-2
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
should be grouped to provide relief for pedestrians,and a. Controlled entrances providing access to more
to introduce human scale to the project. than 50 units shall be located a minimum of 36 feet
from the street or back of sidewalk.
4.4 Automobile Area QuWekies
DS4.4.4 For proiects with more than 20 units, decorative
Design Standards paving and landscaping shall be incorporated into
driveway entries.
D54.4.1 Access shall be taken from the side streets or alleys a. Accent tree species and shrubs containing a mix
when side streets and alleys are located adjacent to the of flowering vegetation and varying textures shall be
proiect and meet access width requirements, provided to visually emphasize the entrance.
b. Trees shall be located to allow for vehicle
DS4.4.2 Projects requiring access from the primary street shall clearances and traffic visibility.
be designed with the following standards: C. Decorative paving shall be required for a
a. Proiects with less than 100 linear feet of primary minimum depth of 20 feet and spanning the width of
street frontage shall have a maximum of one vehicle the project driveway entries. Decorative paving
access point from the primary street. consists of stamped or stained concrete, pavers, and
b. Proiects with 100 linear feet or more of primary or cobblestones.
street frontage shall have a maximum of two vehicle
access points from the primary street permitted. DS4.4.5 Surface parking areas, covered and uncovered,
located adjacent to a street shall not be visible from
DS4.4.3 Proiects with controlled entrances, including vehicular the street through a visual buffer consisting of
access gates to parking areas, shall be located a landscaping, planted earth berms, fencing,
minimum of 18 feet from the street or back of sidewalk, topography, or combination of the above per the
whichever is greater, to accommodate at least one following:
vehicle entering the site without queuing into the street
or public sidewalk. a. Proiects with five to 20 units shall have a
minimum 5-foot-wide visual buffer (measured from
the back of sidewalk or street curb to the parking lot
4. Circulation,Parking and Streetscape Guidelines 4-3
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
paving,whichever is greater), and a minimum of three DG4.4.1 Driveway entrances into parking areas for commercial
feet in height of screening. and multi-family projects should be minimized in
order to avoid breaking the pedestrian continuity of
b. Proiects with 21 to 50 units shall have a a minimum the sidewalk areas. Driveways should be minimized in
of 10 foot wide visual buffer (measured from the back number by providing.shared driveways at property
of sidewalk or street curb to the parking lot paving, lines. Care should be taken to ensure that other
whichever is greater), and a minimum of three feet in Figure 4-1 Encourage Canopy Tree Use
height of screening.
urban design concepts such as linear plazas and visual
C. Proiects with more than 50 units shall have a corridors are not compromised by these driveways.
minimum of 15 foot wide visual buffer(measured from ccent trees Canopy shade trees
Lr deHneata alstes /�located throughout
the back of sidewalk or street curb to the parking lot Lowhodgaot...._.!L.4 l parking lot
paving, whichever is greater), and a minimum of three scroenwerl
feet in height of screening. `
Landscape huller_
DS4.4.6 Surface parking areas, covered and uncovered, located
within 15 feet of ground floor bedroom windows, shall N G
be located, oriented, or screened to prevent visual a
intrusion from vehicle lights. i
D54.4.7 Parking structures shall be screened from the primary
Accent trees
street. 75 percent of the public-facing elevations of andanhancod ! l
paling define
parking structures shall be screened with habitable entry ' — -
building space or with trees (measured when grown to Gproporty.line/Wall with vines
a mature height).
Design Guidelines DG4.4.2 Driveways should be carefully designed with the
pedestrian crossing in mind.
III 4. Circulation,Parking and Streetscape Guidelines 4-4
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DS4.5.2 Paved and ADA accessible pedestrian walkways shall
DG4.4.3 Large parking areas should feed off an internal project connect each residential unit entry to existing and
street rather than a public street area. proposed public sidewalks and trail systems
adjacent to the property.
DG4.4.4 Surface parking should be broken up with planting
areas featuring large canopy trees to reduce glare and DS4.5.3 Pedestrian walkways shall incorporate the following
provide shade. design standards:
a. Pedestrian walkways shall be at least four feet
DG4.4.5 Safe,attractive walkways should link parking areas to wide.
the building entrance. b. Where a pedestrian walkway intersects a
driveway or other vehicular access, paving materials
DG4.4.6 Parking lots should be visually buffered from adjacent or colors that are different from those used in the
streets and properties through the use of earth berms driveway shall be provided to visually define the
or landscape screens(See Figure 7-2). pedestrian route.
C. Pedestrian-scaled lighting, with an average
DG4.4.7 Parking lot connectivity is encouraged for adjoining horizontal illuminance of .5 foot candle (fc), shall be
commercial and office uses. provided to illuminate connections to parking and
common areas to and from residential units. The
4.5 Pedestrian Area Fr*kk44;e9 following light fixture types shall not exceed the
following height provisions:
Design Standards • Freestandine pole-Not greater than 14 feet as
measured from finish grade to the bottom of
DS4.5.1 Paved and ADA accessible pedestrian walkways shall the light fixture.
connect each residential unit entry to all common . Building-mounted-Shall be located below the
areas, including but not limited to parking areas, roof eave or 14 feet whichever is less.
transit stops adiacent to the property, common open
space areas,mailboxes,and other on-site amenities.
4. Circulation,Parking and Streetscape Guidelines 4-5
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
• Bollard-Said fixture type shall not exceed a height shall be located on wide walkways to prevent
of 42 inches as measured from finish grade to obstruction.
the top of the fixture.
DG4.5.6 A safe and separated pedestrian access should be
Design Guidelines provided from the public right-of-way, in addition to
pedestrian access from parking areas.
DG4.5.1 Provision of pedestrian walkways, if any, shall .be
reflective of the community character of the DG4.5.7 Parking lot design and walkways should minimize use
neighborhood. of impervious surfaces in a manner consistent with
NPDES requirements.
DG4.5.2 Creativity in layout, material,and color is encouraged in
the design of pedestrian walkways. DG4.5.8 Pedestrian walkways shall be concrete, stamped
concrete, concrete pavers, or permeable surface
DG4.5.3 Pedestrian walks should be fully integrated with the materials in conformance with ADA criteria.
internal site vehicular circulation system to allow safe
and convenient pedestrian traffic. Special emphasis
should be placed on providing safe, walkable and
landscaped pedestrian access through parking areas to
building entrances.
DG4.5.4 Walkways should have minimal lighting consistent with
safety standards and community character.
DG4.5.5 Walkways should be designed to complement public
improvements. Additional amenities such as sidewalk
cafes, seating areas, shelters, and viewpoints that
enhance the pedestrian experience should be used
whenever feasible. If such amenities are provided,they
4. Circulation,Parking and Streetscape Guidelines 4-6
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
S. Architecture and Sign Design
5.2 Design Standards and Guidelines
Standards and Guidelines
I-I'R'lers athem ise stated, the guidelines shall apply te both
The purpose of this section to provide guidance for architectural 'n` ^n`ia n, n, rprid`, eRtiai uses. The Architectural and
design that not only complements,but also enhances community Signage Design Standards and Guidelines are contained in the
character. following sections: Building Design; Reduction of the Visual
Bulk of Structures; Colors and Materials; Architectural
5.1 Guiding Principles Character and Detailing; Solar Integration; Mechanical
Equipment;and Signage.
5.1.1 Buildings shall be designed with the site potentials and
constraints in mind. Pre-designed buildings or stock 5.3 Building Design
plans are rarely appropriate for the site and fail to take
advantage of the site opportunities, including, but not Design Standards
limited to, usability, natural terrain, scale, walkability,
energy efficiency, solar orientation, advantageous DS5.11 Building massing shall articulate individual units or
views, relationship to adjoining uses, and prevailing clusters of units through varied footprints, heights,
winds. setbacks, roof forms, materials and/or colors.Surface
detailing/articulation is not an acceptable substitute
5.1.2 The impact on surrounding uses shall be considered in for distinctive massing.
the building design.
a.Buildings with five or more units shall have no more
5.1.3 The character of the community in which the project is than 75 percent of the exterior wall elevations on a
to be built shall be considered when designing the single plane.The following offset depths and number
building. of planes shall be provided based on the length of the
elevations.
5.1.4 The eclectic architectural nature of Encinitas should be
reflected in any project.
5. Architecture and Sign Guidelines 5-1
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Elevation Min/Avg Offset Min Number of special roof forms are usually preferred to flat roofs
Length Depth Planes*** (See Section DG5.4.4). Large flat roofs shall be
25-50 feet 1 foot/2 feet 2* avoided. If visible,flat roofs shall be accompanied by
50 feet — 100 3 feet/5 feet 3* parapets or other design elements to screen them
feet from view. In visible areas, roof materials and the
>100 feet 5 feet/8 feet 4** backsides of parapets should be earth tone colors.
Large flat roof surfaces should incorporate shed roofs,
*Any one wall plane area shall be a minimum of 20%of porches,or trellis-covered exterior walkways to aid in-
the total area of the elevation. reducing the scale of a structure. In larger buildings,
**Any one wall plane area shall be a minimum of 15% careful attention should be given to the view of the
of the total area of the elevation, roof surface and appurtenances from off-site
***If the building exceeds 30' in height or two stories, locations.
the number of planes shall be increased by one more
to ane. DG5.3.2 Structures should be designed to create transitions in
form and scale between large buildings and adjacent
D55.3.2 Attached private garages, carports, and accessory smaller buildings. For example, if adjacent buildings
buildings located along a public right-of-way shall be are one story, new buildings should gradually
setback a minimum of two feet from the primary transition from one story to two stories.
building and shall use the same building materials,
articulation,and colors as the building they serve. DG5.3.3 Building forms should be designed to create visual
interest. Changes in form accomplished by varying
DS5.3.3 Garage doors shall be recessed into the garage wall a levels and planes can create a visually interesting
minimum of four inches to provide shadow relief. structure while minimizing the appearance of bulk
(See Figure 5-1).
Design Guidelines
DG5.3.1 Design for buildings should pay special attention to roof
area treatment and materials. Pitched roofs or other
5. Architecture and Sign Guidelines 5-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
treatment should be located within three (3) lots nor
� sp directly across the street from one another.
tt i( DG5.3.6 Non-residential building facades should be staggered
to decrease the commercial strip image as well as
Discouraged Encouraged provide for additional visual interest and identification
for separate retail stores. Building facades should
Figure 5-1 Visual Interest in Building Form have a compatible material treatment of all elements
of the structure(See Figure 5-2).
OffsDG5.3.4 For subdivisions having five(5)or more lots,a minimum Buildingfacades are and
building planes
aril recess®d areas of Mini-Plaza
of one(1)in five(5)should be single-story when located stagged to provide building facades_praAds daveloprnent
visual interest. relief to long elevations between buildin s
within the Rural Residential (RR) through Residential-8 and create shade and g `
(R-8) zones. Additional single story homes may be shadow patterns,
required to address site specific issues.
DG5.3.5 Variety in home design is an important element of �JJT
residential subdivisions. Homes of similar exterior "4tTi
design treatment,floor plan or color scheme should not
be located in close proximity to one another. Asa
general rule for subdivisions of five or more lots, a 7 '
minimum of three(3)distinctly different floor plans and iJ i
exterior design treatments should be provided, more in -- ~---------"
the case of larger subdivisions. No two homes of similar, Figure 5-2
color schemes or floor plans should be located on Encourage Visual Interest in Building Facade
adjacent lots or directly across the street from one
another. No homes of the same exterior design
5. Architecture and Sign Guidelines 5-3
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG5.3.7 Buildings on sloped sites should be sensitive to the
topography and angle of the slope. )u
A. Structures should utilize building materials and
color, in earth tones, particularly darker hues,
when located on hillside topography or in view
corridors.
Discouraged Encouraged
B. Buildings should provide a variety of floor levels
to step with the slope. Roof forms should also Figure 5-3 Overlapping Masses
follow the slope.
DG5.3.8 Walled patios, loggias, and arcades are encouraged as
architectural elements to create places for outdoor 5.4 Reduction of the Visual Bulk of Structures
activities on the site and to create transitions between
indoors and outdoors. They should also be used to link Design Standards
individual buildings together for multi-family and non-
residential projects. DS5.4.1 For buildings with three (3) stories or more, a
minimum of 30 percent of the building facade above
DG5.3.9 Visual interest is strengthened by shadow relief. This is the second story shall be set back from wall planes
best accomplished by breaking larger masses into located adjacent to a single-family residential or
smaller parts.(See Figure 5-3) duplex zone, or with primary street frontage along a
collector, major arterial, or prime arterial street, as
shown in the City's Circulation Element.The average
setback shall be ten (10)feet minimum for the upper
floors above the second floor as measured from the
first-floor building wall plane.
5. Architecture and Sign Guidelines 5-4
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
and recesses, varied rooflines, varied materials and
DS5.4.2 At least every 40 feet, roof lines shall be varied color, second story setbacks, courtyards, and
through the use of architectural elements such as projected windows.
varying roof height or form, varying cornices, reveals,
clerestory windows,or dormers. DG5.4.3 The topography of the site can be used to reduce the
visual bulk of a building. On sloped lots, buildings
DS5.4.3 Parapets used to screen rooftop equipment shall be a should be integrated into and step with the slope.
minimum 3 feet in height and shall block the view of the
equipment from the adjacent public right-of-way. DG5.4.4 The roof is the most visible portion of the building and
should be designed to provide architectural unity and
DS5.4.4 The inner side of a parapet shall not be visible from interest to a building. Roof lines should be varied
pedestrian view. vertically and horizontally to provide greater visual
relief. Roofing material and design should provide
texture, pattern and overall interest to the building
Design Guidelines
Multi-planed roofs
DG5.4.1 The apparent mass of each building should be and awnings add
minimized by placing the building away from adjacent desirable i:i=rz•. r
r•s:r :?.
articulation. titi,;t :, ?..•`.•:;.5:`•
streets, thus allowing space for landscaping to soften r :}
the appearance of the building heights. In addition,the `i:;:;;:;::�;;_._ ''`:��'•'`''•
wall planes facing the streets should modulate,creating '= z r� ;�r;:. :••
a varying street fagade.
DG5.4.2 Large or long unbroken wall planes should be avoided.
Building masses should be broken into smaller-scale
elements. In order to produce shadows and visual Jogging or offsetting
the roofline breaks up
relief, elevations should be articulated with eave monotony and mass.
overhangs, decks, porches, architectural projections Figure 5-4 Encourage Rooftop Offsets
5. Architecture and Sign Guidelines 5-5
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
rather than present a dull, flat appearance (See Figure
5-4). 5.5 Facade Articulation Colors and Materials
DG5.4.5 Rooflines should avoid extended flat horizontal lines. Design Standards
DG5.4.6 Use of engineered vertical walls, including keystone and DS5.5.1 Each wall Articulation includes, but is not limited to,
other block or masonry walls, shall be avoided where applied materials that extend at least three inches
possible and minimized where necessary in order to avoid
from the face of the structure to the face of the
visual impact.Consideration shall be given to rounding of materials (glazing, tile, brick, stone, concrete, siding,
walls and use of offset walls softened with landscape
treatment. Retaining walls (or offset sections thereof) plaster, or similar materials) and applied elements or
architectural features (awnings, trellises, pilasters, or
should be kept to an exposed height not exceeding six similar protruding design elements).
feet where possible.
DS5.5.2 Material changes shall occur at the interior of
DG5.4.7 Large buildings should be designed to appear as an intersecting wall planes(inside corners of walls).
aggregation of smaller "building blocks" rather than a
single large block or box. DS5.5.3 In addition to the standards above, projects shall
provide adequate facade articulation and an
DG5.4.8 A human scale should be achieved near ground level on appropriate mix of materials and colors through a
large buildings and along entryways with the use of combination of the criteria in the Articulation,
human scale elements including, but not limited to, Material,and Color Design Matrix table.Proiects shall
windows, doors, columns, beams, canopies, overhangs, earn at least 10 points, or 12 points for projects with
and arcades. building exceeds 30 feet in height or two stories, out
of 22 points.
5. Architecture and Sign Guidelines 5-6
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Articulation.Material,and Color Design Matrix Project Point
Points Value
Articulation,materials,and color are incorporated on all building elevations. 4
Blank walls without doors and windows are less than 30 feet in length along every sidewalk,pedestrian 3
walkway,and publicly accessible common open space.
Buildings incorporate in at least one elevation regular recesses or projections(e.g.recessed grouping of 3
windows,recessed panels,bay windows,etc.)which are a minimum of four inches in depth.
Buildings three stories or taller are designed to differentiate a base,body,and a top through varied 3
materials,colors,fenestration patterns,and other architectural elements.
Buildings incorporate shading and weather protection devices or architectural details which are a minimum 2
of two feet in depth.
Buildings present a material or color change between the first floor and upper floor elevations. 2
Roofs are light-colored in order to reflect rather than absorb solar heat. 2
Buildings oriented towards a primary street frontage present a material or color change between the first 1
floor and upper floor elevations.
Building facades incorporate at least two colors and/or two materials. 1
Three out of the four main building facades incorporate windows. 1
Total 10 12 22 Points
Required
Design Guidelines applied to small areas to emphasize certain features
including entrances, decks, etc. Trim, fascia, rafter
DG5.5.1 Exterior facing materials are one of the major tails and the like should be of a sufficient dimension
determinants of a building's visual image. Variety in to achieve the desired visual effect and to be
complementary exterior materials and colors should be consistent with the overall character of the building
used. Additional colors, materials and details including, design.
but not limited to, fascia, trim, and railings may be
5. Architecture and Sign Guidelines 5-7
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG5.5.2 Use of manufactured materials that simulate natural b. Recessed windows with at least two inches
materials (e.g. cultured stone,wood siding panels, etc.) provided from the surrounding exterior wall to the
is acceptable. However, the use of such materials window glass surface.
should be used in a manner that appears natural (e.g,
avoid use of visually unsupported cultured stone, DS5.6.3 Storefronts in new mixed-use developments shall
particularly on wainscots not reaching the ground and contain clear openings and windows for a minimum of
over openings). 60% of the total area of the first-floor facades facing
sidewalks, pedestrian walks, or publicly accessible
DG5.5.3 Glass, skylights and reflective materials such as outdoor space areas.
aluminum and plastic should be used carefully to
minimize their reflective properties. Overhangs should DS5.6.4 Primary building entries serving multiple units shall be
protect large areas of glass. Highly reflective mirrored recessed or proiecting elements, and/or have an
glass or roofing should be avoided. integrated change in roofline.
5.6 Architectural Character and Detailing DS5.6.5 Primary building entries shall include either protected
or recessed weather protection with at least 24
Desiqn Standards square feet of weather cover,centered over the entry
doorways.
DS5.6.1 Window and door style,material,shape,and proportion
shall be consistent on all elevations of the building. D55.6.6 Individual unit entry design shall incorporate a porch,
stoop, proiecting element above the entrance, or
DS5.6.2 Window treatments shall be designed utilizing one of changes in material,roofline,or wall planes.
the following methods to provide surface relief and
texture: DS5.6.7 Ground floor dwelling units fronting a pedestrian-
a. Built-up windowsills and trim, at a minimum Y2- oriented street shall provide a primary entry with an
inch thick from the face of the adiacent wall. individual or shared porch or stoop. Individual
porches/stoops shall be at least four feet wide, and
5. Architecture and Sign Guidelines 5-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
shared porches/stoops shall be a minimum of six feet
wide.
Design Guidelines 5.7 Solar Integration
DG5.6.1 Buildings should include sensitive architectural detailing Design Standards
and careful selection of materials to enhance character Not Applicable
definition. Special care should be given to building
detailing on all visible sides of developments, Design Guidelines
particularly at building entrances. Although side and DG5.7.1 The use of solar and other energy collecting and
rear elevations may be less intensely detailed than the conserving strategies is strongly encouraged. Solar
front elevation, some recollection of front elevation hardware,such as water heating collectors,should be
materials and detailing shall be incorporated. an integral part of the overall building design, and
should never appear to just be set on roofs,walls, or
DG5.6.2 Walls and fences shall be compatible with the the ground,as an after-thought(See Figure 5-5).
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.
DG5.6.3 Building masses should be arranged so that they create
shadows and emphasize the contrast of light and
shaded surface.
5. Architecture and Sign Guidelines 5-3
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Solar panels_should
/ + be built into the roof Figure 5-5 5.8 Mechanical Equipment
plans and not protrude Encourage
4• from it. Solar
Integration Design Standards
Not Applicable
Access to sunshine Design Guidelines
for solar energy is
promoted. DG5.8.1 All roof-mounted equipment and appurtenances,
including air conditioners and their associated vents,
conduits and other mechanical equipment, shall be
architecturally integrated and shall be shielded from
`� "� ?fit view and sound buffered(See Figure 5-6).
Maximize south facing windows to DG5.8.2 Rooftop vent pipes should be combined below roof
allow for winter heat gain. Provide level, or if not feasible, below the parapet height of
overhangs to.minimize summer the roof, and shall utilize decorative caps where
heat gain. visible from any point.
DG5.7.2 Glass areas should be integrated into the structure in a
manner that maximizes use of solar energy. DG5.8.3 Ground-mounted mechanical and electrical
equipment shall be screened through the use of a
DG5.7.3 Solar equipment shall be designed to avoid reflecting wall, roof, fence, slopes, landscaping, berms, or
onto nearby buildings, streets, open space or combination thereof.
pedestrian areas.
c 5. Architecture and Sign Guidelines 5-4
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Screened Roofing.
Louvers or
Mechanical Unit Screening
Roof Curb
Maintain Mechanical
Equipment 6"Below Parapet or Roof
Parapet Wall. Element to Screen
Equipment.
li
Figure 5-6
Encourage the Screening of Mechanical Equipment
1
5. Architecture and Sign Guidelines 5-5
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
5.9 Fences and Walls
5.10 Privacy
Design Standards
Design Standards
DS5.9.1 Fences and walls on sloped sites shall slope or step with
the topography so as not to exceed fence height DS5.10.1 Buildings and windows located within ten feet of an
requirements. adiacent existing single-family home shall prevent
unscreened direct views into the site and shall be
DS5.9.2 Where all grading requirements are met and the designed with one or more of the following:
retaining requirement exceeds six feet, a maximum of
three freestanding or retaining walls within 20 a. Windows,doors, porches, balconies, patios, and
horizontal feet are permitted if a four-foot minimum decks shall not directly align with adiacent primary
landscaped step-back is provided between each interior living areas or exterior open space gathering
proposed wall with a maximum height of six feet for areas.
each wall.
b. Utilize non-transparent or obscured glazing,
DS5.9.3 Exterior fences and walls abutting a public right-of-way such as frosted or patterned glass.
shall provide a minimum three-foot by eight-foot-long
landscaped recession for every 50 feet of continuous C. Permanent architectural screens or affixed
fence or wall length. louvers at windows.
DS5.9.4 A fence or wall located adjacent to a public sidewalk or d. Smaller and/or higher placed (clerestory)
trail shall include an illuminated pedestrian entry gate a windows located near directly aligned adjacent
minimum of every 200 feet. windows. 1)
Desiqn Guidelines e. Landscape screening as described in Design
Not Applicable Standard DS2.6.2 under Separation and Buffers.
5. Architecture and Sign Guidelines 5-6
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DS5.10.2Upper floor balconies and decks facing living areas on DG5.9.3 Design of entry signs shall be consistent with the
adjacent buildings located within twenty feet, shall not design of the project and complement the
be permitted to encroach into the setback. surrounding neighborhood. Monument entry signs
should be integrated into a landscape plan.
Design Guidelines
Not Applicable DG5.9.4 Secondary site signs should include information signs
for parking and traffic control,loading areas,directory
5.9 Signaee Design Guidelines information, etc. These signs shall conform to other
signage located within the project In terms of type,
Design Standards style,layout,form,detail,colors,and materials.
Not Applicable
DG5.9.5 All signs shall be of materials and design that are
Design Guidelines compatible with and complementary to the on-site
design concept as well as landscape and physical
DG5.9.1 Project signage should be unified and provide design features.
orientation, direction, and sense of arrival. Clear
hierarchy for major and minor entries, project and DG5.9.6 Where freestanding signs are proposed, they should,
street names, traffic information, public facilities, and be of a monument style composed of materials that
shopping opportunities should be integrated under one are architecturally related to the buildings on the site.
common graphic system.
DG5.9.7 Freestanding "can" type signs with interior
DG5.9.2 Where project identification signs are provided, they illumination are discouraged. Consideration shall be
should be located at the primary entrances to a project. given to alternative sign types,including use of halo-lit
These permanent signs should be incorporated into a sign lettering, surface mounted lettering lit from
freestanding entry monument with appropriate above or below, sandblasted wood panels, or other
material and color accents that are consistent with the treatment compatible with the design of the on-site
project design theme. buildings and adjoining properties. In the case of
signs lit from above or below,the source of light shall
5. Architecture and Sign Guidelines 5-7
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
not be visible from publicly accessible areas in the F. Suspended blade signage may be projected
vicinity of the sign. perpendicular to the walls,vertical columns or
posts of the arcade.
DG5.9.8 Signage should not dominate exterior building
architecture or individual storefront design. Signs G. Blade signs may be suspended from the ceiling
should be no larger than required for legibility and of the arcades perpendicular to the storefronts
should respect the scale, proportions, colors, and to provide easy reference for pedestrians
materials of the buildings to which they are applied. moving within the arcades.
DG5.9.9 Different sign types may be utilized with a project;
however, they shall maintain a uniform design theme.
In lieu of a standard interior-lit can type sign, creative
sign types shall be considered,including,but not limited
to,the following:
A. Carved or incised into wall surface material.
B. Inset in decorative tile work.
I
C. Cast, carved, or inset in some form of plaque
attached to the wall.
D. Individual letters pegged out from wall surface.
E. Signage may be suspended within the openings
into an arcade if height and configuration allow
it.
5. Architecture and Sign Guidelines 5-8
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
6. Lighting Design Standards and
Maximum height of parking
Guidelines area fighting isl8feet. t .
Light pollution is a major concern for the citizens of Encinitas. i t
Directed t
The Design Standards and Guidelines have been developed to Lighting
help integrate the community's development and prevent
lighting from interfering with residential properties. Lighting t
within the project should provide for the safety of pedestrians Parking I Service Area t•r—Property Line
and aesthetically enhance the project.
Figure 6-1
6.1 Guiding Principles Control for light and glare onto adjacent properties.
shall be hooded,fully shielded,and aimed downward.
6.1.1 New lighting should not impact any adjacent properties. All e)(teF*GF lighting Shall be diFeeted and shielded to
6.1.2 Exterior lighting shall be the minimum necessary to
provide for safety. Design Guidelines
6.2 Design Standards and Guidelines DG6.2.2 High intensity lighting shall be limited to service areas
or other similar locations.
Design Standards
DG6.2.3 Service area lighting should be contained within
DS6.2.1 All outdoor light/fixtures, including pole lights, wall service yard boundaries and enclosure walls. Light
mounted lights and bollards, shall provide nighttime spillover should not occur outside the service area,
safety and security while conserving energy, protecting
DG6.2.4 Light intensity shall be minimized to reduce indirect
the night sky, and minimizing glare and light trespass
within and beyond the project site. Outdoor lighting lighting of the nighttime sky.
6. Lighting Guidelines 6-1
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG6.2.5 Lighting elements should not dominate a landscape
during daylight hours.
DG6.2.6 The use of walkway and landscape feature lighting is
encouraged for safety and aesthetic purposes
DG6.2.7 Landscape up-lights are effective for accentuating trees
and other plant material; however, they should not be
used as the sole source of illumination along walkways
or other pedestrian areas.
DG6.2.8 All site, landscape or building exterior lighting shall be
of a configuration, style, finish and color that
complements the architectural theme and materials
established by the building architecture. Patterns of
light and fixture concealment should be designed to
avoid glare and intrusion into adjacent properties. The
light source should not be visible from surrounding
properties or public areas.
DG6.2.9 Lighting shall not be used as an attention-getting
device.
6. Lighting Guidelines 6-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
7. Landscape Design Standards and 1.1.6 The landscape character should be compatible with
that of the community and neighborhood.
Guidelines
7.2 Design Standards and Guidelines
The eclectic nature of the Encinitas landscape is a special feature
that provides a significant basis for the City's character definition. The Landscape Design Standards and Guidelines are contained
in the following sections: General; Parkways and Medians;
7.1 Guiding Principles Project Entries; Parking Areas; Slope Planting Design; and
Drainage.
7.1.1 A variety of plant materials should form the basis for
any landscape design rather than excessive repetition of 7.3 Design Standards
species.
DS7.3.1 All projects proposing more than 500 square feet of
7.1.2 Native plant materials should be used adjacent to native new or 2,500 square feet of rehabilitated landscaping
areas and when consistent with fire safety shall be subject to the water efficient landscaping
requirements. requirements pursuant to the Encinitas Municipal
Code Chapter 23.26.
7.1.3 Landscape design shall take neighboring property views
into consideration. DS7.3.2 All disturbed ground not occupied by buildings,
amenities parking, or circulation shall be landscaped
7.1.4 Project landscaping shall take into consideration the or restored.
constraints and opportunities of the site and adjacent
properties. DS7.3.3 At least 50% of the total landscaped areas shall be
Southern California native species.
7.1.5 The impacts on surrounding properties shall be
considered in a project's landscape plan. DS7.3.4 In addition to the standards above, projects shall
provide adequate landscaping through a combination
of the criteria in the table below. Projects shall earn at
7. Landscape Guidelines 7"1
1
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
least 16 points out of a possible 30 points as provided in
the Landscape Design Matrix.
Landscape Design Matrix Proiect Points Point
Value
A minimum of one(1)15-gallon tree or equivalent box size and ten(10)five-gallon shrubs are 6
planted for every 1,000 square feet of required landscape area.
Plant selections along pedestrian walkways feature trees with tall canopies at a regular interval of 4
every 30 linear feet,to provide shade and maintain visibility for pedestrians.
Areas of turf comprise less than 25 percent of the total required landscape area(excluding 3
common open spaces).
Planters are mounted along the front elevation of a building at a regular interval of every 20 linear 3
feet.Planters are a minimum of 24 inches tall and 18 inches wide,and are open-bottomed with
root barriers.
Deciduous trees are planted in south-facing private or common open spaces,to provide solar 3
access during winter months and shade during summer months. r _
Seventy-five(75)percent but less than 90 percent of the total landscaped area is Southern 2
California native species.
Ninety(90)percent or greater of the total landscaped area is Southern California native species. 4
Trees and shrubs located on west sides of buildings are planted in small clusters or 2
concentrations,to reduce heat build-up during afternoon hours.
Project areas that feature graded slopes are re-vegetated with Southern California native plants. 2
Planters are mounted on either side of pedestrian walkways at a regular interval of every 20 linear 3
feet Planters are a minimum of 24 inches tall and 18 inches wide and are open bottomed with
root barriers.
The landscaped areas surrounding vehicular access points,entry monument signs,and pedestrian 2
walkways into the project are landscaped with trees shrubs and plantings that are visually
distinctive from the other landscape areas within the proiect.
Building facades facing a street or common open space are lined with ivy or other climbing plants 1
7. Landscape Guidelines 7-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Twenty-five(25)percent to 50 percent of the building roofs are vegetated in order to reflect 1
rather than absorb solar heat.
Fifty(50)percent to 75 percent of the building roofs are vegetated in order to reflect rather than 2
absorb solar heat.
Seventy-five(75)percent or greater of the building roofs are vegetated in order to reflect rather 3
than absorb solar heat.
Total 18 Required 1 34 Points
7.3 Design Guidelines DG7 3.4 Landscaping should enhance natural site elements
through the careful use of flower and leaf color and
DG7.3.1 Drought tolerant and native plant materials are texture,plant forms and plant masses.
encouraged.
DG7.3.5 Landscaping should be designed .to effectively
DG7.3.2 An irrigation system should be installed for any enhance existing views or provide new view corridor
i landscaped area to insure plantings are adequately
opportunities.
watered. Specific conditions require specific irrigation
solutions that should be implemented based upon the DG7.3.6 Landscape design shall provide effective screening of
choice of plant material and when specific planting parking areas,retaining walls,utility enclosures,utility
location is known. This can include, but is not be cabinets, service areas,or service corridors to reduce
limited to,hand watering,and temporary or permanent negative visual impacts.
• irrigation systems.
DG7.3.7 Grouped masses of plant materials shall be designed
DG7.3.3 Graded slopes shall be promptly re-vegetated. Native to complement architectural elevations and rooflines
plants and plant mixes are encouraged for revegetating through color,texture, density, and form on both the
large sloped areas., Hydroseed may be used for vertical and horizontal planes.
groundcover and may include shrubs and trees.
Groundcovers shall possess moderate or high erosion DG7.3.8 Plant materials known to have root systems that are
control qualities. invasive or destructive shall be avoided.
7. Landscape Guidelines 7-2
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG7.3.15 Large walls or fences, such as around tennis
DG7.3.9 The spacing of the plant material should be courts, should be softened with appropriately scaled
commensurate with anticipated mature growth in order landscaping.
to promote natural forms without the need for
excessive pruning and maintenance In the future. DG7.3.16 Perimeter fencing or walls visible to the public
and neighboring properties shall avoid monotony by
DG7.3.10 Deciduous trees should be used In south facing the use of recesses, planting materials and
outdoor areas around buildings to provide solar access architectural features to visually "break up" their
during winter months, while providing shade in hot linear appearance.
summer months.
DG7.3.17 Adjacent to natural open space areas and/or
DG7.3.11 Trees and shrubs on west sides of buildings fire sensitive areas, fire retardant/resistant plants
should be concentrated to reduce heat build-up during shall be utilized when consistent with Fire standards.
hot afternoon hours.
DG7.3.12 To allow visibility at pedestrian levels, 7,4 Parkways and Medians
landscaping materials in ground level view corridor
areas should include trees with taller canopy areas Design Standards
rather than short bushy trees. Not Applicable
DG7.3.13 Plantings designed for major entries should Design Guidelines
relate directly to the existing surrounding environment.
An entry monument or sign shall be adequately DG7.4.1 Street trees shall be a minimum 24"box size.
landscaped.
DG7.4.2 All parkway plantings shall be selected and located to
DG7.3.14 Turf areas should be minimized except where not obstruct driveway visibility.
recreation areas are required.
7. Landscape Guidelines 7-2
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
DG7.4.3 Existing street tree themes in the vicinity of the project
shall be considered.
DG7.4.4 All parkway trees shall be selected and planted to
maintain vehicular sight distance.
DG7.4.5 Parkways shall be irrigated with permanent,
underground,automatic irrigation systems.
7.5 Project Entries
Desiqn Standards
Not Applicable
Design Guidelines
DG7.5.1 The use of landscape entries(parkways and medians) is
encouraged at major entries into each individual
development if physical site dimensions allow and in a
manner consistent with the character of the
neighborhood/com mu nity.
DG7.5.2 Medians should be used in conjunction with a
decorative paving treatment within the entry and exit
drives(See Figure 7-1).
7. Landscape Guidelines 7-3
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
Figure 7-9 Encourage Driveway Landscaping DG7.5.3 Planted areas shall have a minimum width that allows
for adequate landscaping and proper maintenance.
Optional Decorative Sidewalk DG7.5.4 A minimum of 75% of the area within all center
Pavement islands and medians should be planted, where
,�- possible and where not detrimental to traffic safety.
Accent Those areas not planted should be paved with a
decorative paving material to match or complement
Planting the decorative paving treatment within the roadway
I Entry of the project entry.
Monumentation
. 30'A 1. DG7.5.5 Tree species and locations shall provide for vehicle
el 71 clearance.
Minor Driveway
Accent DG7.5.6 Landscaping should be the dominant element of the
Optional Decorative Planting major entry statements.
Pavement
tit 7.6 Parking Areas
" Design Standards
Not Applicable
Sign
��1 Y.. ✓ Monumentation
Planted Entry Design Guidelines
Monumentation
60' DG7.6.1 Landscaped islands in parking lots are encouraged to
Major Driveway provide an overhead tree canopy that screens parked
cars and reduces the reflected glare from parking
areas or lighting. Parking lot trees should be properly
7. Landscape Guidelines 7-4
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
spaced and have a spread of at least 30 feet at mature
height. DG7.6.4 Trees shall be provided at a ratio of 1 tree per 5
parking stalls within or adjacent to parking areas.
DG7.6.2 Where parking areas face a major public street, they
shall be screened from view using decorative earth DG7.6.5 Trees within or adjacent to parking areas should be
berms, dense shrub planting, low walls, trees or a distributed evenly throughout the area or clustered in
combination thereof(See Figure 7-2). a random pattern.
DG7.6.6 The tree size in parking areas should vary. Minimum
Figure 7-2 Encourage the Screening of Parking Areas tree size for trees within parking areas shall be 15
gallon.
DG7.6.7 Within parking areas of greater than 20 parking
spaces, an island with a minimum interior planting
width of 4 feet and length equal to that of the
adjacent parking stall or equivalent planting area shall
be provided within rows for every 10 cars within the
ACHIEVE VISUAL SCREENING BY
COMBINATION OF BERMS,LOWERED MIN.30 INCHES HIGH parking area.To visually soften the appearance of the
GRADE AND PLANT MATERIALS parking lot, islands should be located approximately
equal spacing from each other and throughout the
PUBLIC parking lot.
® _ STREET
DG7.6.8 Trees with large, spreading canopies rather than
BERM SLOPE 1:2(MAX.) upright, narrow trees should be utilized in parking
BERM SLOPE 1:4 p g
areas in order to provide shade.
DG7.6.3 In parking lot areas, non-deciduous trees are
recommended.
7. Landscape Guidelines 7-5
City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
7.7 Slope Planting Design DISTANCE VIEW
Design Standards
Not Applicable
Design Guidelines
DG7.7.1 Plant materials should be selected for their
effectiveness of erosion control, drought tolerance and I
visual blending.
DG7.7.2 Slope plant selection and location should consider SHRUBBERY AT TOP OF SLOPE
neighbors'views. TO SCREEN FOREGROUND VIEWS
DG7.7.3 Varied species and irregular plant spacing should Figure 7-3 Views and Slope Plantings
achieve a natural appearance on disturbed or graded
slopes. Trees shall be planted along contour lines in
undulating groups to create grove effects that not only
reinforce the natural undulating appearance of the
slopes,but also soften the line of the graded slopes. A
combination of trees, shrubs, and groundcover which
can grow to varying heights should be used to screen,
soften and reduce the manufactured appearance of
slopes(See Figures 7-3).
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
7.8 Drainage
Design Standards
Not Applicable
Design Guidelines
DG7.8.1 Drainage devices (terrace drains, benches and
intervening terraces)shall be placed as inconspicuously
as possible on graded slopes. Natural swales leading
downhill are good locations for down drains.The side of
a drain should be bermed to further conceal it.
DG7.8.2 Private concrete drains shall be earth tones to blend
with the natural color soil.
DG7.8.3 Landscape and site design shall incorporate Best
Management Practices (BMPs) to control pollution in
storm water runoff. Landscaped areas within the
project shall be provided and used to treat runoff from
impervious surfaces and roof drains prior to being
discharged into the storm drain system. Landscape and
site design shall be reviewed during the discretionary
review process.
7. Landscape Guidelines 7-7
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City of Encinitas Design Standards and Guidelines April 2005,Amended 20XX
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7. Landscape Guidelines 7-8