Land Use Element LAND USE ELEMENT
CITY OF ENCINITAS GENERAL PLAN
As Amended 7/10/91, 12/4/91, 4/16/92, 6/17/92 , 6/16/93, 1/26/94 ,
3/9/94, 6/22/94 , 9/21/94, 5/11/95, 12/2/97, 7/16/03, 3/17/04,
8/24/05, 03/07/07, 10/10/07, 09/23/09, 6/23/10, 5/22/13, 3/13/19,
and 9/25/19
TABLE OF CONTENTS
Section Page
Encinitas Right to Vote Amendment LU-i
Introduction to the Land Use Element LU-1
Purpose of this Element LU-1
Related Plans and Programs LU-2
Format and Scope of this Element LU-3
Land Use Element Goals and Policies LU-4
Maintaining Balanced Land Uses in the City LU-4
Growth Management LU-6
Compatibility Between Existing and Future
Development LU-12
Urban Design LU-13
Environmental Sensitivity LU-16
Preservation of Open Space LU-25
Code Enforcement LU-26
Related Goals and Policies LU-27
Land Use Plan: City-wide Land Use Policy LU-29
Introduction to Land Use Policy LU-29
Land Use Designations and Standards LU-30
Overlay Designations LU-39
Special Study Overlay LU-46
Implications of Land Use Policy LU-52
Land Use Policy for Communities LU-53
Land Use Policy: Community of Cardiff-by-the-Sea LU-55
Distribution of Land Use LU-55
Commercial Revitalization LU-55
Land Use Policy: Community of Leucadia LU-60
Distribution of Land Use LU-60
Commercial Revitalization LU-60
Land Use Policy: Community of New Encinitas LU-65
Distribution of Land Use LU-65
Commercial Revitalization LU-65
Land Use Policy: Community of Old Encinitas LU-69
Distribution of Land Use LU-69
Commercial Revitalization LU-69
Land Use Policy: Community of Olivenhain LU-74
Distribution of Land Use LU-74
LIST OF TABLES
Table Page
Table 1: Land Use Policy Matrix LU-28
Table 2 : Land Use Designations and Zoning Districts LU-48
Table 3: Land Use Distribution LU-54
Table 3a: Encinitas Ranch Land Use Distribution Summary LU-54a
Table 4: Distribution of Land Use: Cardiff-by-the-Sea LU-58
Table 5: Distribution of Land Use: Leucadia LU-63
Table 5a: Encinitas Ranch Land Use: Leucadia LU-63a
Table 6: Distribution of Land Use: New Encinitas LU-66
Table 6a: Encinitas Ranch Land Use: New Encinitas LU-66a
Table 7: Distribution of Land Use: Old Encinitas LU-72
Table 7a: Encinitas Ranch Land Use: Old Encinitas LU-72a
Table 8: Distribution of land Use: Olivenhain and
Sphere LU-76
LIST OF FIGURES
Figure Page
Figure 1: Special Study Overlay LU-49
Figure 2 : Land Use Policy: Cardiff-by-the-Sea LU-59
Figure 3: Land Use Policy: Leucadia LU-64
Figure 4: Land Use Policy: New Encinitas LU-67
Figure 5: Land Use Policy: Old Encinitas LU-73
Figure 6: Land Use Policy: Olivenhain LU-77
ENCINITAS RIGHT TO VOTE AMENDMENT
(Added 7/10/13 by Ordinance 2013-04)
Sections:
30.00.010 Section 1. Title
30.00.020 Section 2 . Statement of Purposes and Intent
30.00.030 Section 3. Planning Policy Documents Covered
30.00.040 Section 4. Types of Amendments Covered
30.00.050 Section 5. Amendments to Encinitas Planning Policy Documents
30.00.060 Section 6. City Wide Height Limits
30.00.070 Section 7. This Measure Amends Existing Policy Documents
30.00.080 Section 8. Effective Date
30.00.090 Section 9. Priority
30.00.100 Section 10. Severability
30.00.110 Section ll. Conflict with Other Ballot Measures
30.00.120 Section 12.Amendment or Repeal
30.00.130 Section 13. Request for Special Election
30.00.010 Section 1. TITLE.
1.1. This measure shall be known as the Community Character and Voters'
Rights Initiative.
30.00.020 Section 2 . STATEMENT OF PURPOSES AND INTENT.
Our Zoning Map, General Plan and Zoning Ordinances provide important
protections to many aspects of our community. This measure gives the
Voters of Encinitas final word on major increases in zoning density or
intensity of land use. In doing so, it is the intent of this measure to:
2 .1.1. Protect our natural resources such as lagoons, watershed,
riparian, and wildlife habitat, natural vegetation, bluffs, and hillsides
for our lives, our children' s lives and future generations.
2 .1.2 . Prevent the urbanization of our small town character and
maintain the individual character of our five unique communities.
2 .1.3. Ensure infrastructure and public benefits, such as schools,
parks, roads, sewer, and water facilities, are adequately planned and
funded prior to approving any increase in zoning.
2 .1.4. Preserve our community' s zoning and property rights in
perpetuity, if we so choose.
This measure does not limit development as currently permitted under
existing vested property rights of land owners. It entrusts the protection
of the community' s shared property rights, including the final approval on
proposed increased zoning densities, to the majority vote of the Voters of
Encinitas.
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30.00.030 Section 3. PLANNING POLICY DOCUMENTS COVERED.
3.1. After this measure becomes effective, no repeal, amendment or
adoption of all or part of the following land use planning policy
documents of the City of Encinitas may become effective unless and until
there is compliance with provisions of this initiative measure:
a. The text of the Encinitas General Plan' s Land Use Element,
b. The Land Use Policy Maps of the Encinitas General Plan
(including the following policy maps: "Land Use Policy: Cardiff-by-
the-Sea" LU-59, "Land Use Policy: Leucadia" LU-64, "Land Use Policy:
New Encinitas" LU-67, "Land Use Policy: Old Encinitas" LU-73, and
"Land Use Policy: Olivenhain" LU-77) ,
C. The text of the Encinitas Zoning Regulations (Title 30 of the
Encinitas Municipal Code) ,
d. The Zoning Map of the City of Encinitas,
e. Any Specific Plan for a geographic area within the City, or
f. Any Development Agreement granting rights to develop private or
public land.
3.2 . In this initiative measure the above six items are referred to as the
"Planning Policy
Documents."
30.00.040 Section 4. TYPES OF AMENDMENTS COVERED.
4.1. A "Major Amendment" of any of the Planning Policy Documents means any
amendment which results in any of the following changes to the development
standards for any parcel of land affected by the proposed amendment:
a. Increases the maximum allowable number of residential units
which may be constructed on any parcel or group of parcels.
b. Increases the maximum allowable number of separate parcels
which may be created from an existing parcel or group of parcels.
C. Changes zone type for a parcel or parcels from Agricultural,
Public/Semi-Public, Ecological Resource/Open Space/Parks or Open
Space to a different zone type.
d. Changes zone type for a parcel or parcels from a non-mixed-use
zone to mixed-use type zone resulting in additional residential units
where none were previously permitted, allowing commercial where
commercial was not previously permitted or increasing the maximum
allowable residential units.
e. Changes a parcel or parcels from any residential land use to
allow any other non-residential land use.
f. Increases the allowed maximum height of development or changes
how height is measured such that additional height could be permitted
than previously permitted.
g. Increases the maximum allowable commercial or retail square
footage for a parcel or group of parcels.
h. Repeals any of the Planning Policy Documents.
4.2 . A "Regular Amendment" of any of the Planning Policy Documents
includes any amendment
which is not a Major Amendment.
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30.00.050 Section 5. AMENDMENTS TO ENCINITAS PLANNING POLICY DOCUMENTS.
5.1. No Major Amendment of any of the Planning Policy Documents shall be
effective unless and until it is approved by a simple majority vote of the
voting electorate of the City of Encinitas voting `YES' on a ballot
measure proposing the Major Amendment at a regular or special election.
The entire text of a Major Amendment and an easily readable map of the
geographic area affected shall be included in the sample ballot material
which is mailed to registered voters prior to the election.
5.2 . No Major Amendment and no Regular Amendment of any of the Planning
Policy Documents shall be effective unless and until it is approved by an
ordinance adopted by the City Council, but no such amendment shall be
considered until a public hearing is conducted on the proposed amendment
at both the Planning Commission and at the City Council in the manner
provided by state law and advance notice is given as required by section
5.3 below.
5.3. No public hearing to consider an amendment of any of the Planning
Policy Documents shall be conducted less than 20 days after the date a
notice accurately describing the proposed amendment is sent by first class
mail to the owners of each parcel of land, and a notice is sent by first
class mail addressed to the occupant of each lawful unit on each parcel of
land, located within a radius measured outward 500 feet from the
boundaries of each parcel of land affected by the proposed amendment.
5.4. The notice described in section 5.3 shall include at least all the
following information in not less than 13 point type: a. The name of the
applicant proposing the amendment. b. The total acreage of the area
proposed for amendment. c. An easily readable map of all parcels affected
by the amendment, including all street names. d. The land uses and
building density currently allowed for each parcel affected. e. The land
uses and building density proposed to be allowed for each parcel affected.
f. The date, time, and place of the upcoming public hearing.
5.5. All Major Amendment and all Regular Amendment of any Planning Policy
Documents shall be required to adhere to the Encinitas Community
Participation Program as described in Chapter 23.06 of the Encinitas
Municipal Code.
30.00.060 Section 6. CITY WIDE HEIGHT LIMITS.
6.1. Maximum Height. On and after the date this initiative measure becomes
effective no building or structure shall exceed a maximum height of two
stories or 30 feet.
6.2 . Height shall be measured from the lower of the natural or finished
grade adjacent to the structure, to the highest portion of the roof
immediately above; except for projects on sites with the R-30 Overlay land
use designation, which shall be measured at finished pad as provided by
Chapter 30.16 of the Encinitas Zoning Code. (Section 6.2 Amended 3113119) .
6.3. Exemptions to Height Limit. The following structures are exempted
from this height limit:
a. Medical Complex development projects as provided in Section
30.28.010 (C) ;
b. Specified buildings associated with a public high school on a
minimum 10 acre site, as provided in Section 30.28.010 (D) ; and
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c. Residential structures proposed on sites designated with the R-30
Overlay land use designation that meet the requirements of the R-
30 OL Zone as provided in Chapter 30.16 of the Encinitas Zoning
Code; as well as in the DVCM R-30 OL Zone of the Downtown Specific
Plan, the N-R3 (R-30 OL) and N-L-VSC (R-30 OL) Zones of the North
101 Corridor Specific Plan, and the ER-R-30 Zone of the Encinitas
Ranch Specific Plan. (Section 6.3 Added 3113119) .
30.00.070 Section 7. THIS MEASURE AMENDS EXISTING POLICY DOCUMENTS.
7.1. Once adopted by the voters, this measure shall amend and become a new
part of the Encinitas General Plan' s Land Use Element and the Encinitas
Zoning Code (Title 30 of the Encinitas Municipal Code) .
7.2 . After the date this measure becomes effective the entire text of this
measure shall be printed within all copies of the Encinitas General Plan
Land Use Element and also within all copies of the Encinitas Zoning Code,
and it shall appear immediately following the table of contents of each
such document.
7.3 This measure repeals Policy 3.10, Exceptions 4 and 5 of Policy 3.12,
and Policy 7 . 10 of the Encinitas General Plan' s Land Use Element and
Section 30.16.010 (B) (6) (d) of the Encinitas Zoning Code. This measure does
not repeal the remaining policies found in Goal 3 (growth management) of
the Encinitas General Plan' s Land Use Element, but intends to supplement
(i.e. , add to) the voter requirements found in those policies.
30.00.080 Section 8. EFFECTIVE DATE.
8.1. The provisions of this initiative measure shall become effective at
twelve o'clock noon the day after it is approved at an election of the
voters of the City of Encinitas. It shall be considered as adopted upon
the date that the result of the election is declared by the City of
Encinitas City Council, and shall go into effect 10 days after that date
as specified in Section 9217 of the California Elections Code.
30.00.090 Section 9. PRIORITY.
9.1. Once this initiative measure becomes effective, its provision shall
prevail over and supersede all provisions of the municipal code,
ordinances, resolutions, and administrative policies of the City of
Encinitas which are in conflict with any provisions of this measure.
30.00.100 Section 10. SEVERABILITY.
10.1. In the event a final judgment of a court of proper jurisdiction
determines that a provision of this initiative measure, or a particular
application of a provision, is invalid or unenforceable pursuant to a
state or federal law or constitution, the invalid or unenforceable portion
or application shall be severed from the remainder of this measure, and
the remaining portions of this measure shall remain in effect without the
invalid or unenforceable provision or application.
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30.00.110 Section 11. CONFLICT WITH OTHER BALLOT MEASURES.
11.1. In the event that any other ballot measure is proposed for voter
approval on the same election ballot as this initiative measure, and that
other measure contains provisions which deal with the same or similar
subjects, it is the intent of the voters in adopting this measure that it
shall prevail over any such other ballot measure in its entirety to the
extent that this measure is approved and receives a greater number of
votes for approval of the other measure. In such case, no provision of the
other measure shall become effective.
30.00.120 Section 12. AMENDMENT OR REPEAL.
12 .1. Once this initiative measure becomes effective no provision of this
measure may be amended or repealed except by a majority of the voters of
the City of Encinitas voting on a ballot measure for that purpose.
30.00.130 Section 13. REQUEST FOR SPECIAL ELECTION.
13.1. In the event that the initiative petition is signed by not less than
15 percent of the voters of the city according to the last report of
registration by the county elections official to the Secretary of State, a
special election to approve this ordinance is hereby requested pursuant to
Section 9214 of the California Elections Code.
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INTRODUCTION TO THE LAND USE ELEMENT
Purpose of The Land Use Element is the single most important
this Element element of this General Plan in that it serves as a
guide for future development in the City. The Land
Use Element also affects a number of key issues that
are addressed in the remaining elements. For example,
land use policies have a direct bearing on the local
system of streets and roadways which are planned for
in the Circulation Element. Housing issues and needs
identified in the Housing Element are linked to land
use policies for both existing and future residential
development. Even issues related to safety, noise,
and the environment are directly related to the
policies contained in this element. The Land Use
Technical Report provides background information and
acts as a supporting document for the Element.
The City seeks to accomplish the following with the
implementation of the goals and policies in this
Element:
o The establishment of a balanced and functional
mix of development consistent with the
long-range goals, objectives, and values of the
City;
o Providing guidance for both public and private
investments indicating where new development is
permitted and the nature, density, and intensity
of that development;
o The identification of opportunities for the
redevelopment and new development in the City,
as well as any constraints that might affect
this development;
o The reduction of loss of life, injury, and
property damage that might result from flooding,
seismic hazards and other natural and man-made
hazards that need to be considered in future
land use planning and decision making;
o The preservation of those undeveloped portions
of the City that are of value to the residents
due to the natural and cultural resources found
there; and
o The preservation and maintenance of the
existing character of the five individual
communities that comprise the City
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Through the use of text and diagrams, the Encinitas
Land Use Element establishes clear and logical
patterns of land use as well as standards for new
development. The single most important feature of
this element is the Land Use Policy map which
indicates the location, density, and intensity of
development for all land uses Citywide. In addition,
the goals and policies contained in this Element
provide a constitutional framework for future land use
planning and decision making in the City.
Related Plans The scope and content of this element is largely and
and Programs governed by the General Plan Law and Guidelines and
the Planning, Zoning and Development Laws for the
State of California. There are a number of other
plans and programs that also are considered in the
formulation of land use policy.
Paragraph City of Encinitas Zoning Ordinance: The Zoning
Amended Ordinance and related specific plans are the primary
1126194 implementation mechanisms for the Land Use Element and
the goals and policies contained herein. For this
reason, it is important that the city-wide Zoning Map
and specific plan zoning maps be consistent with the
land use map contained in the General Plan. The land
use designations contained in this element and the
boundaries of each category included correspond to one
or more zoning districts identified on the city-wide
Zoning Map or specific plan zoning maps.
Paragraph Shoreline Preservation Strategy: In 1993 the San
Added 319194 Diego Association of Governments (SANDAG) adopted a
Shoreline Preservation Strategy, aimed at protecting
this region' s shoreline as an environmental amenity,
and to avoid hazards to public safety. The Strategy
includes general objectives and policies, and suggests
more detailed strategies for shoreline preservation
for identified sub-regional "littoral cells."
Encinitas is within the Oceanside Littoral Cell
system.
Paragraph The Encinitas General Plan/LCP is intended to be
Added 319194 consistent with, and to help aide implementation of,
the objectives and policies of the Shoreline
Preservation Strategy. Detailed actions and programs
which may be pursued within Encinitas and immediately
offshore to implement the Strategy must be monitored,
and checked for consistency with the goals and
policies of this General Plan.
Local Coastal Program: The City of Encinitas' Local
Coastal Program (LCP) contains the City' s land use
plans for the coastal zone, zoning ordinances, zoning
maps, and other implementing actions such as special
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zone overlays for sensitive resource areas. The land
use plan portion of the LCP is the heart of that
program and consists of the "relevant portions of a
local government' s general plan. . .which are
sufficiently detailed to indicate the kinds, location,
and intensity of land uses, the applicable resource
protection and development policies, and, where
necessary, a listing of implementing actions. "
(Section 30108.5, Coastal Act) The General Plan and
LCP for the City of Encinitas are included in a single
document. The introduction to the Encinitas General
Plan indicates those portions of the General Plan that
serve as the City' s LCP.
Specific Plans: Land use policies contained in this
Element call for the preparation and implementation of
specific plans for certain areas of the City. The
General Plan establishes broad parameters of
development on a long-term basis. On the other hand,
a specific plan is designed to identify particular
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Land uses and development standards relating to a
specific area, site or development proposal.
Section 65451 of the Government Code requires that
specific plans include regulations, conditions,
programs, and proposed legislation concerning the
following:
o Development standards and precise location for
land use and facilities;
o Standards and location designated for streets,
roadways, and other transportation facilities;
o Standards indicating population density and
building intensity and provisions for supporting
services and infrastructure;
o Specific standards designed to address the use,
development and conservation of natural
resources; and
o Provisions for the implementation of the Open
Space element and any other measures that may be
required to implement the General Plan.
The specific plans will serve the best interests of
the City by establishing detailed controls on the
nature of future development and also benefit the
developer by facilitating the processing of subsequent
development plans within the area governed by the
Specific Plan.
Redevelopment Plans and Programs: A number of
policies contained in the Land Use Element policies
call for utilizing redevelopment as a means to
revitalize and rehabilitate a number of areas within
the City. State and Federal law provides for the
preparation, adoption, an administration of
redevelopment plans. Redevelopment plans must be
consistent with the City' s adopted General Plan. The
Land Use Element will provide the basis for future
redevelopment activity in the City.
Paragraph Added Hazardous Waste Management Plan (HWMP) - The San Diego
6117192 County Hazardous Waste Management Plan is the primary
planning document for the San Diego region providing
the overall policy direction toward the effective
management of this region' s hazardous waste. The Plan
establishes programs to reduce and manage hazardous
waste within the county, and is the guide for local
decisions regarding hazardous waste issues.
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The HWMP was prepared pursuant to State Assembly Bill
2948 (Tanner, 1986) which authorizes local government
to develop comprehensive hazardous waste management
plans, and streamlines the permitting process for
hazardous waste treatment facilities.
In accordance with Section 25135.7 (c) of the
California Health and Safety Code the City of
Encinitas has enacted an ordinance to ensure that the
City' s locational and siting criteria under zoning
regulations for the approval of hazardous waste
facilities are consistent with regulations found in
the approved County HWMP.
In addition the City is establishing procedures which
will ensure that other local programs delineated in
the County HWMP will be implemented.
Format and This Element first establishes guidelines and policies
Scope of this related to land use and development in the Goals and
Element policies. Specific standards for various land uses
are discussed including those related to the
development intensity (lot coverage) and density.
Finally, the land use policy is mapped indicating the
location and extent of land uses within each of the
communities that comprise the City.
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LAND USE ELEMENT GOALS AND POLICIES
The goals and policies contained in the Land Use
Element are concerned with both preserving the
integrity of the five individual communities that make
up the City while ensuring that future development is
sensitive to the environment and any constraints that
might be present. While new development can be
beneficial to a city, future growth must be managed in
a sensible and rational manner. Adequate
infrastructure and services must be available to meet
any future demand to ensure that the existing levels
of service are maintained. Any environmental factors,
such as habitat sensitivity, cultural and historic
resources, flood hazards, and topography need to be
considered before development occurs.
The major issues facing the City are underscored in
the following policies that emphasize the need for
future development to be sensitive to the existing
residents, homes and businesses, and the natural
environment.
Maintaining The residents of the City feel that a balance must be
Balanced achieved not only among the various land uses, but
Land Uses between urban development and the natural environment.
in the City There are a number of areas of the City that are
presently undeveloped or underdeveloped that can
accommodate additional homes or businesses. The
following goals and policies focus on strategies that
permit new development while ensuring that the
character and productivity of existing development be
maintained.
GOAL 1: Encinitas will strive to be a unique seaside
community providing a balance of housing, commercial
light industrial/office development, recreation,
agriculture and open space compatible with the
predominant residential character of the community.
POLICY 1.1 : Office, research and development, and
light industrial development that does not result in
land use conflicts with the quality of other
development will be permitted when it fulfills the
needs of the individual community and City.
POLICY 1.2 : Encourage the development of unified
commercial centers and neighborhood commercial centers
rather than the continued development of "strip
commercial. " The Highway 101 corridor may be an
exception because of its existing configuration and
land uses. (Coastal Act/30250)
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POLICY 1.3: New office/light industrial, and commercial development
will only be permitted in areas both served by roadways capable of
handling projected truck traffic, and in areas where adequate
buffering is provided.
POLICY 1.4: Seek to establish a redevelopment agency to assist in the
revitalization of those target areas identified in the Land Use
Element.
POLICY 1.5: Encourage the development of community shopping centers,
when and where a demonstrated community need arises, in areas
centrally located and with good access.
POLICY 1. 6: Provide freeway-oriented commercial areas only when a
demonstrated need exists, for the convenience of the traveler, and
locate these activities at or near freeway interchanges with easy
on-off access. (Coastal Act/30250/Visitor-Serving)
POLICY 1.7 : Provide regional shopping centers only when a
demonstrated need exists; and locate them in areas adjacent to major
highways to provide convenient access.
POLICY 1.8: Encourage the types of commercial activities which will
supply the community with a diverse economic base.
POLICY 1. 9: Maintain a proper balance between acreage of commercial
land and population served.
POLICY 1.10: Encourage the reasonable regulation of signs to preserve
the basic character of the communities and to avoid adverse effect on
property values. New pole and roof signage shall be prohibited.
Freestanding monument signs shall be permitted, but shall be limited
to a maximum height of eight feet. A variance from this height
limitation may be granted by the City based on extreme topographic
constraints and a demonstration that all other reasonable alternatives
have been considered to provide site/business identification.
Detailed sign regulations and limitations shall be as further
specified in the City' s zoning regulations. (Coastal Act/30251/Visual
Protection) Policy 1 .10 amended 5111195 (Reso. 95-32)
POLICY 1.11: Encourage the rehabilitation and redevelopment of
obsolete or declining commercial development, in ways consistent with
community design and development objectives.
POLICY 1.12: The residential character of the City shall be
substantially single-family detached housing.
POLICY 1.13: The visitor-serving commercial land use shall be located
where it will not intrude into existing residential communities. This
category applies in order to reserve sufficient land in appropriate
locations expressly for commercial recreation and visitor-serving uses
such as:
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- tourist lodging, including campgrounds (bed and breakfast
facilities may be compatible in residential areas)
- eating and drinking establishments
- specialty shops and personal services
- food and beverage retail sales (convenience)
- participant sports and recreation
- entertainment (Coastal Act/30250)
The above listed uses and other uses specifically intended to serve
the needs of visitors shall be the principal uses allowed within the
visitor-serving land use designation. All other permitted or
conditionally permitted uses specified in the Zoning Code for areas
zoned as visitor-serving commercial, shall be considered as ancillary
uses to the allowable principal uses. Ancillary or non-principal uses
and required off-street parking shall not occupy or utilize more than
300 of the ground floor area. Policy 1 .13 amended 5111195 (Reso. 95-
32)
POLICY 1.14: The City will maintain and enhance the Hwy 101 commercial
corridor by providing appropriate community-serving tourist-related
and pedestrian-oriented uses. (Coastal Act/30250)
POLICY 1.15: Commercial and industrial uses shall be required to
provide easy and safe pedestrian, bicycle and handicapped access.
(Coastal Act/30250)
Growth Management
In a community that has experienced rapid development such as that
which has occurred in Encinitas, it is important to establish measures
to properly manage new growth. Premature development can strain a
city' s ability to provide essential services and infrastructure as
well as adversely impacting the natural environment. The following
goal and supporting policies underscore the City' s resolve in ensuring
that new development does not occur at the expense of the natural
environment, existing development, or before adequate infrastructure
and services are in place to accommodate any new development.
GOAL 2: The City should manage slow, orderly growth in
accordance with a long-term plan which protects and
enhances community values.
Policy 2.1 Amended POLICY 2 .1: Prepare, maintain, and periodically update
3113119 public facility master plans that are based on adopted
growth projections through coordination of appropriate
city departments and agencies to anticipate the demand
for services.
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POLICY 2 .2 : Discourage development that sacrifices
long-term goals in preference to short-term needs.
POLICY 2.3: Growth will be managed in a manner that
does not exceed the ability of the City, special
districts and utilities to provide a desirable level of
facilities and services. (Coastal Act/30250)
POLICY 2 .4: Require developments to pay the capital costs
of public facilities and services to serve those
developments. Seek to require developments outside the
City which impact City facilities and services to pay
their share of the costs for improvements of City
facilities and services. For development within the
City, seek to require those developments to pay their
fair share of costs for such facilities and services.
POLICY 2 .5: Promote annexation of only those areas
which will enhance the City.
POLICY 2 . 6: Any subdivision created by lot averaging
should not be further subdivided.
POLICY 2 .7: Implement mechanisms to ensure the
preservation of significant environmental areas of the
City. These mechanisms might include establishing
development standards encouraging developers to
maximize open space, transfers of development rights
(TDR' s) , land banking, purchase, etc. (Coastal
Act/30240)
POLICY 2 .8: Development shall not be permitted where it
will result in significant degradation of ground,
surface, or ocean water quality, or where it will
result in significant increased risk of sewage
overflows, spills, or similar accidents. (Coastal
Act/30231)
POLICY 2 . 9: Consider the establishment of facilities
development funds for service needs of the City and its
districts to which all development will contribute.
POLICY 2 .10: Development shall not be allowed
prematurely, in that access, utilities, and services
shall be available prior to allowing the development.
(Coastal Act/30252)
POLICY 2 .11: Incremental development of large
properties shall not be permitted without a master plan
and environmental analysis of the full potential
development. (Coastal Act/30250)
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GOAL 3: To assure successful planning for future
facilities and services, and a proper balance of uses
within the city, the City of Encinitas will establish
and maintain a maximum density and intensity of
residential and commercial uses of land within the
City which will:
(a) provide a balance of commercial and residential
uses which creates and maintains the quality of life
and small-town character of the individual
communities; and
(b) protect and enhance the City' s natural resources
and indigenous wildlife.
Policy 3. 1 Amended POLICY 3.1: For purposes of growth management, to
3113119 ensure that existing desirable community character is
maintained and to ensure that facilities planning is
economical and comprehensive, the ultimate buildout
figure for residential dwelling units will be
determined by the density figure of the Land Use
Element, which shall be derived from the total of all
land use acreage devoted to residential categories.
POLICY 3.2 : The City will designate land use
categories/zones for residential development which
provide housing opportunities for all segments of
society at densities consistent with the goals of this
Element.
POLICY 3.3: The City will designate land use
categories/zones for commercial development which
provide for the commercial needs of the community with
use and intensity regulations consistent with the
goals of this Element.
POLICY 3.4: The City will allow those commercial uses
which are necessary to satisfy the current and
projected needs of the individual communities as
indicated on the Land Use Map and under the policies
of this plan.
POLICY 3.5: Commercial areas/zones shall be designated
to avoid undue concentrations of commercial
development which would increase traffic to levels
beyond the current and projected capability of the
City' s services and facilities to deal with the
increased traffic.
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POLICY 3. 6: Except where overriding considerations are
found to exist, property will not be designated so as to
allow or otherwise encourage commercial development along
circulation roads in a continuous or "strip" manner.
POLICY 3.7: With the exceptions described in Policy 3.11,
once acknowledged as being consistent with the General
Plan and Local Coastal Program, the allowable maximum
density of any property designated for residential use
shall not be increased except by the affirmative vote of
a majority of those voting in the election approving the
proposed increase.
Policy 3. 8 Amended POLICY 3.8: With the exceptions described in Policy 3.11,
1214191 once acknowledged as being consistent with the General
Plan and Local Coastal Program, property designated/zoned
for non-residential uses shall not be
redesignated/rezoned to allow residential uses except by
the affirmative vote of a majority of those voting in the
election approving the proposed change.
Policy 3. 9 Amended POLICY 3. 9: With the exceptions described in Policy
1214191 3.11, once acknowledged as being consistent with the
General Plan and Local Coastal Program, property
designated/zoned for residential use shall not be
redesignated/rezoned to any non-residential use except
by the affirmative vote of a majority of those voting in
the election approving the proposed change.
Old Policy 3.10 POLICY 3.10: In determining whether to approve a proposed
deleted, Policies residential or commercial project and when to allow
3. 11 & 3.12 proposed projects to be constructed, the City shall
renumbered 3.10 & consider the extent to which the proposed project
3. 11 complies with the goals and policies of this Element and
3113119 the implementing zoning regulations.
Policy 3.11 (formerly POLICY 3.11: The following may be considered as
3.12) Amended exceptions to the requirements for voter approval for
1214191, 5122113 & specified general plan land use map amendments, provided
3113119 these exceptions do not conflict with Chapter 30. 00
Encinitas Right to Vote Amendment:
1. Minor adjustments in land use boundaries to
correctly reflect property or development site
boundaries, which adjustments do not substantially
change intended area development potential - as
approved by Council by unanimous vote.
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2 . Changes to land use designations to correct (a) map
omissions and (b) mapping errors which are clearly
demonstrated to be errors contrary to the intent of
the General Plan - as approved by a unanimous
Council vote.
3. A change from any land use designation to the
Ecological Resource/Open Space/Parks designation,
when property has been purchased or land
development rights have been secured for land for
open space or parks purposes - as approved by a
unanimous Council vote.
Old Policy 3.13 POLICY 3.12 : A public vote shall be required on all City
deleted, Policy Council approved General Plan updates that are
3. 14 added 5122113 comprehensive in nature, and shall become effective only
and renumbered 3.12 when a majority of those voters who cast ballots vote for
3113119 the change. A comprehensive General Plan update shall be
a City-sponsored work program titled as such that
substantially changes and/or re-adopts the text and maps
of the existing elements.
Goal 4 Amended GOAL 4: The City of Encinitas will ensure that the rate
3113119 of residential growth: (a) does not create a demand which
exceeds the capability of available services and
facilities; (b) does not destroy the quality of life and
small town character of the individual communities; (c)
does not exceed a rate which excludes the public from
meaningful participation in all aspects of land use
decision making regarding proposed projects; and (d)
provides the City with the ability to plan ahead for the
location, timing and financing of required services and
facilities.
Old Policy 4.1 POLICY 4.1: The City will plan to provide services and
deleted, Policies facilities concurrent with projected need. To guard
4.2 & 4.3 renumbered against an unforeseen shortfall of services or
4.1 & 4.2 and Amended facilities, the City will determine adequacy of services
1130191 and and facilities for each residential development at the
3113119 discretionary review stage. For dwellings not subject to
discretionary review, such determination shall be made
with the earliest development permit submittal. No unit
shall be approved or permitted for which inadequate
services or facilities are available.
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POLICY 4.2: The City will plan to provide processing
procedures for proposed development projects that will
maximize citizen participation. Citizen notice of
development projects and the opportunity to participate
through written and oral testimony and public hearings
will be provided at the discretionary and environmental
review stages of development.
Old Policies 4. 4, POLICY 4.3: Any land which is annexed to the City
4.5, & 4. 7 deleted, will be pre-designated for a land use (s) as a
Policy condition of annexation, to a density and use that
4. 6 renumbered 4.3 will be consistent with the small-town quality and
3113119 character of the City.
GOAL 5: The City of Encinitas will ensure that the rate
commercial growth: (a) does not create a demand whi
exceeds the capability of existing services and facilitie
(b) does not destroy the quality of life and small to
character of the individual communities; (c) does n
exceed a rate which excludes the public from meaningf
participation in all aspects of land use decision maki
regarding proposed projects; (d) provides the City with t
ability to plan ahead for the location, timing a
financing of required services and facilities; and (
provides for the City' s commercial needs during growth a
thereafter as part of a fully-developed city.
POLICY 5.1: Commercial growth within the City should be
sufficient to support residential growth and provide
adequate services to the citizens of the individual
communities.
POLICY 5.2: Proposed commercial growth should reflect a
general balance of uses within the community.
POLICY 5.3: The City shall develop and implement
commercial zoning and development standards which will
accomplish the goals and policies of the General Plan,
emphasizing quality, community character, and community
needs.
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Compatibility Land use conflicts often arise when newer projects are
Between insensitive to the use, character, or scale of existing
Existing and development. These conflicts can over time lead to both
Future deterioration and blight of both the older and newer
Development homes or businesses. There are a number of ways
potential conflicts can be resolved through proper
planning in the early stages of project design. In
addition, code enforcement is an important tool in
ensuring that property is maintained. The following
policies include measures to ensure that the existing
character of development is maintained and that future
development is compatible with existing land uses.
GOAL 6: Every effort shall be made to ensure that the
existing desirable character of the communities is
maintained.
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POLICY 6.1: Permit commercial land uses and other types of
non-residential development only in those areas where such
development presently is concentrated or where indicated by the
General Plan as long as such development does not result in land
use conflicts with surrounding residential development.
POLICY 6.2 : The City will make every effort to be responsive to
citizen complaints concerning illegal uses, structures, and
activities.
POLICY 6.3: City code enforcement personnel shall identify,
investigate and abate illegal uses, structures and activities.
POLICY 6.4: City personnel shall develop and enforce a system of
penalties to discourage illegal uses, structures, and activities.
POLICY 6.5: The design of future development shall consider the
constraints and opportunities that are provided by adjacent
existing development. (Coastal Act/30251)
POLICY 6. 6: The construction of very large buildings shall be
discouraged where such structures are incompatible with surrounding
development. The building height of both residential and non-
residential structures shall be compatible with surrounding
development, given topographic and other considerations, and shall
protect public views of regional or statewide significance.
(Coastal Act/30251/30252/30253) Policy 6. 6 amended 5111195 (Reso.
95-32)
POLICY 6.7: Require commercial development to provide sufficient
landscaping to soften the visual impact of commercial buildings and
parking areas.
POLICY 6.8: The City will develop standards for congregate care
rooms and beds in nursing facilities in relationship with land use
categories.
Urban Design The City seeks to maintain the unique character of the
five communities through a number of policies related to urban
design. These measures include the establishment of design themes
for the communities that make up the City. In addition, design
themes are encouraged for the identifiable districts and corridors
located within these communities.
GOAL 7: Development in the community should provide an identity
for the City while maintaining the unique identity of the
individual communities. (Coastal Act/30253)
POLICY 7.1: Establish design themes for commercial districts
located within individual communities.
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POLICY 7.2 : Each community may establish one or more
design themes for their community.
POLICY 7.3: Although common themes for each of the
communities may be established, each community may also
promote variety in the design of individual projects.
POLICY 7.4: Develop regulations and incentives for
residential, commercial, and industrial developers to
vary design, setbacks, driveways, rooflines, materials,
colors, landscaping, etc. to ensure variation in the
design of individual residential units within larger
subdivisions and commercial/ industrial projects.
POLICY 7.5: A streetscape specific plan(s) for the Hwy
101 corridor and El Camino Real corridor shall be
prepared (Coastal Act/30251)
POLICY 7 . 6: Private development shall coordinate with
street/public improvements, i.e. streetscape, landscape,
site design and the like.
POLICY 7.7: The downtown area of Cardiff-by-the-Sea is
designated a Specific Plan area. Development shall be
allowed prior to the completion of the Specific Plan.
- Commercial development shall be compatible to
surrounding residential uses relative to height,
building bulk and mass and related complimentary
uses.
- View preservation standards shall be developed
that preserve existing public views and to the
extent possible private views.
- Streetscape program shall be established that
compliments and enhances usual quality of the
community.
- Establish standards that will help to revitalize
the commercial corridor.
- Provide for residential uses in commercial zones
along the corridor provided the residential uses
are accessory and incidental to the principal
commercial use.
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- Develop standards for development to vary design,
setbacks, materials, colors, landscaping and the
like to ensure a variation in the design of
individual projects that can be tied together via
common parking and internal circulation, and a
common streetscape design.
POLICY 7.8: The 101 corridor from the north City
boundary to Encinitas Boulevard is designated a Specific
Plan area. Development shall be allowed prior to the
completion of the Specific Plan.
- Establish standards and uses that compliment
adjacent residential uses, enhance the appearance
of Hwy 101 streetscape and railroad right-of-way,
and create an attractive commercial district that
would serve the needs of both local residents and
visitors to the Community.
- Establish standards that will help to revitalize
the commercial corridor.
- Provide for residential uses in commercial zones
along the corridor provided the residential uses
are accessory and incidental to the principal
commercial use.
- Develop standards for development to vary design,
setbacks, materials, colors, landscaping and the
like to ensure a variation in the design of
individual projects that can be tied together via
common parking and internal circulation, and a
common streetscape design.
POLICY 7. 9: The downtown area of Old Encinitas including
the residential area west of the downtown area is
designated a Specific Plan area. Development shall be
allowed prior to the completion of the Specific Plan.
- Establish standards that will help to revitalize
the commercial corridor.
- Provide for residential uses in commercial zones
along the corridor provided the residential uses
are accessory and incidental to the principal
commercial use.
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- Develop standards for development to vary design,
setbacks, materials, colors, landscaping and the
like to ensure a variation in the design of
individual projects that can be tied together via
common parking and internal circulation, and a
common streetscape design.
- Development standards shall be established to
promote commercial development complimentary to
the existing pattern of development relative to
height, building bulk and mass, setbacks, open
space and the like.
- Commercial development standards and uses shall
promote high pedestrian activity.
Policy 7.10 deleted _ Residential, recreation and commercial uses shall
3/13/19 be complimentary in design and use.
Environmental A number of areas within the City either contain
Sensitivity resources that are sensitive to development or there are
constraints present that will affect future development.
The following goals and policies establish guidelines in
how development is to proceed in those areas subject to
any limitations that might be present. The following
policies are also important in implementing Coastal
Commission directives concerned with the management or
preservation of significant resources in the Coastal
Zone. (Coastal Act 30240)
Goal 8: Environmentally and topographically sensitive
and constrained areas within the City shall be preserved
to the greatest extent possible to minimize the risks
associated with development in these areas. (Coastal
Act/30240/30253) Goal 8 amended 5111195 (Reso. 95-32)
POLICY 8.1 : Require that any improvement constructed in
an area with a slope of more than 25% and other areas
where soil stability is at issue to submit soils and
geotechnical studies to the City for review and
approval.
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These studies shall document that the proposed development will not
adversely affect hillside or soil stability and that no future
protective measures will be required. (Coastal Act/30253) Policy 8.1
amended 5111195 (Reso. 95-32)
POLICY 8.2 : Development within coastal and flood plain areas identified
in the Land Use and Resource Management Elements must be limited,
designed to minimize hazards associated with development in these areas,
and to preserve area resources. Within the floodway, channel izations,
dams, or other substantial alterations of rivers and streams shall
incorporate the best mitigation measures feasible, and be limited to
necessary water supply projects, flood control projects where no other
method for protecting existing public or private structures is feasible
and where such protection is necessary for public safety or to protect
existing development, and other development where the primary function
is the improvement of fish and wildlife habitats. No development shall
occur in the 100-year Floodplain that is not consistent and compatible
with the associated flood hazard. Only uses which are safe and
compatible with periodic flooding and inundation shall be considered,
such as stables, plant nurseries, a minimum intrusion of open parking,
some forms of agriculture, and open space preservation, as appropriate
under zoning, and subject to applicable environmental review and
consistency with other policies of this Plan. No grading or fill
activity other than the minimum necessary to accommodate those uses
found safe and compatible shall be allowed. Such grading shall not
significantly redirect or impede flood flows or require floodway
modifications. Exceptions from these limitations may be made to allow
the following:
a. Minimum private development (defined as one dwelling unit per legal
parcel under residential zoning, and an equivalent extent of development
under non-residential zoning) only upon a finding that strict
application thereof would preclude a minimum use of the property.
b. Development of circulation element roads, other necessary public
facilities, flood control projects where no feasible method for
protecting existing public or private structures exists and where such
protection is necessary for public safety or to protect existing
development, and other development which has as its objective the
improvement of fish and wildlife habitat.
c. Limited reconfiguration of the flood plain in previously degraded
areas provided it is determined by the City that the reconfiguration of
the flood plain is incidental to the improvement of an overall storm
water system and that the reconfigured storm water system is
substantially based on natural channels with vegetation to accommodate
storm water management. This is applicable to the El Camino Real creek
corridor draining into Encinitas Creek.
These exceptions shall be allowed only to the extent that no other
feasible alternatives exist and minimum disruption to the natural
floodplain environment is made. The City shall not approve subdivisions
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or boundary line adjustments which would allow increased
impacts for development in 100-year floodplains. For specific
policy provisions regarding wetlands which may be associated
with floodplains, refer to Resource Management Element Policy
10. 6. (Coastal Act/30253) Policy 8.2 amended 1130191, 9121194
(Reso. 94-29) and 5111195 (Reso. 95-32)
Policy 8.3 Amended POLICY 8.3: Residential development on land that
3113119 has physical constraints shall exclude or
discount areas subject to specified constraints
from density allowance. Portions of development
sites subject to the following constraints shall
be excluded from the net lot area used to figure
density: floodplains, beaches, permanent bodies
of water, significant wetlands, major utility
easements, railroad track beds or rights-of-way,
and rights-of-way and easements for
public/private streets and roads. The remaining
net lot area shall then be calculated for density
allowance, based on the assigned land use
category density range, subject to the following
discounts based on site slope:
° Portions of site 0-25o slope - 100o density;
° Portions of site 25-40o slope - approximately
50o density allowance;
° Portions of site 400+ slope - no density
allowance.
These density allowance calculations apply to all
land use categories that permit residential
development except for sites with a land use
designation of R-30 OL. For properties located in
and developing in conformance with the provisions
of the R-30 OL and land use designation, private
access roads, parking lots, driveways, and drive
aisles are not excluded from net lot area. In no
case shall less than one dwelling per legal lot
be allowed.
Policy 8. 4 Amended POLICY 8.4: Within residentially designated
6116193 areas, lot averaging and PRDs may be allowed to
preserve areas of unique topographic features,
riparian woodlands, and other significant open
space areas of importance to the community based
on the following criteria:
- Lot averaging and PRDs shall only be used to
create a quality development, but shall not
increase the overall density of the
subdivision;
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- the areas of open space shall be determined
and preserved in perpetuity;
- no further subdivisions of land within
lot-averaged subdivisions shall occur.
(Coastal Act/30240)
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POLICY 8.5: The Special Study Overlay designation shall
be applied to lands which, due to their sensitive nature,
should only be developed with consideration of specific
constraints and features related to drainage courses,
bluffs, slopes, geology and soils, biotic habitat,
viewsheds and vistas, and cultural resources.
Development within the overlay area shall be reviewed and
approved in accordance with criteria and standards which
protect coastal and inland resources. (Coastal
Act/30240/30253)
POLICY 8. 6: Significant natural features shall be
preserved and incorporated into all development. Such
features may include bluffs, rock outcroppings, natural
drainage courses, wetland and riparian areas, steep
topography, trees, and views. (Coastal
Act/30240/30250/30251)
POLICY 8 .7: Non-developable or constrained areas should
be evaluated for possible use as open space or
recreational use. (Coastal Act/30240)
Policy 8. 8 POLICY 8.8 : The properties located in the City' s Sphere
Amended of Influence west of El Camino Real shall be designated
9121194 & 1212197 as a Specific Plan area, except for the lands west of
Saxony Road designated as Open Space/Parks, and lands in
the southeast corner of the upper mesa beyond the Ecke
holdings designated Residential 2-3 units per acre.
Development will be allowed within the specific plan area
only through prior approval of the entire specific plan
described below:
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- The specific plan shall include:
° An Agriculture land use category.
° Estate and Low density residential (0-5 units
per acre) land use category.
° High density residential (15 + units per
acre) land use category.
° Commercial land use category.
° Open Space land use category.
° A mixed land use category of commercial,
office professional, medical office,
institutional, and/or residential may be
allowed.
- All development and other activities provided for
by the specific plan shall conform to the
following:
° Areas shown as reserved for agriculture/open
space shall be a minimum of 40 contiguous
acres in size.
° Land reserved for open space shall be
permanently protected for such use by an
enforceable restriction and/or other
appropriate means.
° New development shall be located and clustered
to avoid inhibiting continued agricultural use
of land reserved for that purpose, and where
feasible, shall be located adjacent to
existing development or areas planned for
development. (Coastal Act/30241)
° In selecting areas for development, land least
suitable for agricultural production shall
receive preference. Land best suited for
agricultural production contains Class I-IV
soils on slopes under 10 percent and is
currently under agricultural production.
(Coastal Act/30241)
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- Where possible, buffer areas should be established
between areas designated for agricultural use and
the outer boundary of the Specific Plan area, and
between the areas designated for agricultural use
and other uses within the Specific Plan area.
(Coastal Act/30141)
- Deeds for residential lots or dwelling units near
areas designated for agricultural use should
contain a clause stating that such lots or dwelling
units are located in close proximity to
agricultural land that is expected to remain in
agricultural use, and that there could be some
adverse impacts on such lots or dwelling units from
agricultural operations.
- No roads other than farm access roads shall be
constructed across agricultural lands unless such
road proposals include mitigation measures (such as
controls on access and covenants preserving
agricultural use) that assure the continued long
term viability of agricultural uses. (Coastal
Act/30241/30242/30250)
- Land use designation boundaries shall be adopted
upon submittal and approval of the specific plan to
properly delineate the exact alignment of Leucadia
Blvd. and the location of bluffs/steep slope areas.
- All development in the Green Valley area shall
obtain direct access from roads other than El
Camino Real.
- Prior to starting construction of a 4-lane roadway
or accommodation of comparable capacity for
Leucadia Boulevard, the Specific Plan shall be
prepared and approved, and annexation of the Sphere
of Influence area shall be completed to the City of
Encinitas.
- All other applicable provisions, goals and policies
of this Plan shall be incorporated and implemented
in the specific plan.
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- The specific plan shall not be approved unless the
City Council makes a finding that the continued
exclusive agricultural use of the area is no longer
feasible, or that to allow development on portions
of the area as planned will enhance the feasibility
of agricultural use of the remaining portions of
the area. (Coastal Act 30141/30242)
POLICY 8. 9: The City will adopt land use categories for
environmentally sensitive areas for the purposes of the
Local Coastal Plan and will implement these categories by
such ordinance and policy measures as may be appropriate.
(Coastal Act/30250)
Policy 8.10 POLICY 8.10: Ecological Resource/Open Space/Parks is a
Amended 1130191 category intended to be applied to both active and
passive parklands; lagoons; wetland habitat areas and
their adjacent buffers; and other areas of significant
environmental quality or public resource value. Lands in
the Ecological Resource/Open Space/Parks category, other
than public parks, and similar areas for active
recreation, will be limited to uses and activities
related to habitat enhancement; educational and
scientific nature study; passive recreation which will
have no significant adverse impact on habitat values;
and, aquaculture having no significant adverse effect or
negative visual impact on natural processes or scenic
quality. All areas possessing wetland resource values,
including coastal salt marsh and freshwater marsh habitat
types, shall be protected by appropriate buffers. Buffer
zones sufficient to protect wetlands shall generally be
minimum 100 feet in width, and buffer zones to protect
riparian areas shall generally be minimum 50 feet in
width, unless a use or development proposal demonstrates
that a smaller buffer will protect the resources of the
wetland/riparian area based on site-specific information,
including but not limited to, the type and size of the
development and/or proposed mitigation (such as planting
of vegetation) which will also achieve the purposes of
the buffer. The buffer should be measured landward from
the wetland or riparian area. Maps and supplemental
information submitted as part of the application should
be used to specifically determine these boundaries. The
California Department of Fish and Game and the U.S. Fish
and Wildlife Service shall be consulted in such buffer
determinations and their comments shall be accorded great
weight.
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Development permitted in wetland and riparian buffer
areas shall be limited to access paths, passive
recreational uses, fences and similar improvements
necessary to protect the wetland or riparian resource,
and shall be restricted to the upper or landward half of
the buffer. Wetland/riparian areas and their associated
buffers shall be permanently protected from development
through the application of an open space easement or
other suitable instrument. Developments shall be located
and designed so as not to contribute to increased
sediment loading of the wetland/riparian area, cause
disturbances to its fish and wildlife values, or
otherwise impair the functional capacity of the resource.
Exceptions from this policy for intrusion of development
into wetland or riparian areas and their associated
buffers shall only be considered as specified in Resource
Management Policy 10. 6. (Coastal Act/30240)
Policy 8.11 POLICY 8.11: The property located at the southeast
Amended 1130191 quadrant of El Camino Real and Olivenhain Road shall be
designated as a Specific Plan area, and development will
be allowed only through prior approval of a development
plan for the entire area as described below.
- The development plan shall implement the land uses
generally shown on the Land Use Policy Map:
° Residential for the non-constrained portions
of the upper mesa east of El Camino Real
(having access from Village Park area) .
° Light industrial for the non-constrained
portions of the lower properties having access
off of El Camino Real or Olivenhain Road.
° Open Space for all areas constrained as flood
plain, wetlands and wetland buffer areas,
biological resource areas, steep topography
and major transmission lines, as determined
below.
- The development plan shall establish specific
boundaries between the developable portions of
the area and constrained open space lands,
through detailed site studies to determine the
exact extent of the constraints, and the
application of the policies of the General Plan
to determine what, if any, encroachment into
those constrained areas is to be allowed. Once
so determined, the constrained floodplain,
wetland and buffer, biological resource and steep
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topography open space lands shall be required
under the Specific Plan to be protected in their
natural condition.
Policy POLICY 8.12 - The City shall review the
Added construction of hazardous waste facilities in
6117192 accordance with development standards defined in
the Land Use Element, State Law, Municipal Code,
and the County Hazardous Waste Management Plan.
Preservation Much of the Planning Area is undeveloped at the present
of Open Space time. A number of these open space areas include
sensitive habitats or are otherwise constrained due to
topography, flooding, or other factors. Development in
some of these areas should be restricted to lower
densities or prohibited altogether. The policies listed
below do recognize that some development will occur in a
number of these areas that are presently undeveloped.
The policies include measures designed to ensure that any
new development is in harmony with the surrounding
environment. At the same time, a number of policies
indicate the City' s intention to discourage development
or reduce the density or intensity of development in
those areas subject to environmental constraints.
GOAL 9: Preserve the existence of present natural open
spaces, slopes, bluffs, lagoon areas, and maintain the
sense of spaciousness and semirural living within the I-5
View Corridor and within other view corridors, scenic
highways and vista/view sheds as identified in the
Resource Management Element. (Coastal Act/30240/30251)
POLICY 9.1: Encourage and preserve low-density
residential zoning within I-5 Corridor while preserving
the best natural features and avoiding the creation of a
totally urbanized landscape and maintain I-5 Interchange
areas to conform to the specifications of this overall
goal. The City will develop an I-5 view corridor plan to
implement this policy. (Coastal Act/30240/30251)
POLICY 9.2 : Encourage retention of buffer zones such as
natural vegetation or earth barriers, bluffs, and canyons
to protect adjacent areas of freeway corridor from
pollutants of noise, exhaust, and light. (Coastal
Act/30240/30251)
POLICY 9.3: Prohibit and eliminate billboards and
obtrusive advertising media along freeway corridors,
Highway 101/First Street and other scenic corridors and
routes as specified in the Resource Management Element,
Figure 3. (Coastal Act/30251)
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POLICY 9.4: Encourage all landscaping along major
arterials to enhance, harmonize with, and not detract
from the natural features of the surrounding area.
(Coastal Act/30251)
POLICY 9.5: Discourage development that would infringe
upon scenic views and vistas within the I-5 corridor.
POLICY 9. 6: Where it is necessary to construct retaining
or noise-attenuating walls along the I-5 corridor, they
should be constructed with natural-appearing materials
and generously landscaped with vines, trees and
shrubbery. (Coastal Act/30251)
Code Code enforcement is an important tool for ensuring
Enforcement that all structures are safe to live or work in.
Unsanitary and unsafe living and working conditions in
many of this nation' s cities led to the establishment of
building and safety codes. Many thousands of lives
across the country have been saved due to the enforcement
of these building and safety regulations. Ongoing code
enforcement efforts are required to ensure that these
codes are adhered to in both existing and new development
which is supported by the following goal and policy.
GOAL 10: The City shall establish code enforcement to
insure compliance with the objectives of this Plan, and
to maintain the quality of the environment.
POLICY 10.1 : The City Council shall adopt and amend from
time to time a code enforcement program and will support
that program with sufficient resources to accomplish its
intended purposes.
POLICY 10.2 : Any application for land-use entitlement
that seeks to benefit from a violation of a land use
ordinance, statute, or law shall not be allowed to so
benefit.
POLICY 10.3: The City shall consider a proactive and
community outreach approach to code enforcement to
augment traditional reactive measures.
Policy 10.4 Deleted
6116193 LU-26
Related Goals The goals and policies and the land use map contained in
and Policies this Element will serve as the framework for the
remaining General Plan Elements. A number of goals and
policies included in these other elements will also
support, either directly or indirectly, the goals and
policies contained in the Land Use Element. Table 1:
Land Use Policy Matrix identifies those elements
containing policies that correspond with the major issue
areas discussed in the Land Use Element.
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TABLE 1
LAND USE POLICY MATRIX
Resource Public
Issue Area Housing Circulation Management Safety Noise Recreation
Balanced X X
Land Use
Growth X X X
Management
Land Use X X X X X X
Management
Urban Design X X X X
Environmental X X X X
Sensitivity
Preservation X X X X
of Open Space
Code X X X X X
Enforcement
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LAND USE PLAN: CITYWIDE LAND USE POLICY
Introduction The City of Encinitas Land Use Element contains
To Land Use eighteen categories of land use: ten categories are
Policy specifically concerned with residential land use
(corresponding to eleven mapped designations on the
Land Use Policy Map; see explanation below) , four
relate to commercial activities, and one category each
applies to industrial/development, public/
institutional land uses, transportation corridor, and
open space/parks. Each land use category corresponds
to one or more zone districts and these designations
are described in greater detail in a later section of
this element. These descriptions include the
identification of the nature, density, and intensity
of development that is permitted under each category.
There are in addition several overlay zones described
below. These are not necessarily shown on the Land
Use Policy Map but nevertheless come into effect as
provided in this Plan and the City' s implementing
regulations. The Specific Plan Overlay is shown on
the Land Use Policy Map indicating the boundaries of
areas where specific plans are to be developed. With
one exception, areas designated for specific plans
include underlying land use categories on the Land Use
Policy Map. The one exception is the "Ecke Sphere"
area where the Specific Plan designation is shown with
no underlying land uses on the Land Use Policy Map.
Within this area, the allowance of land use is to be
provided through the development of the Specific Plan
as outlined in this Plan. The location and extent of
land uses for each category are described in spatial
terms on the Land Use Policy Map.
The land use categories and their respective locations
are delineated on the Land Use Policy Map so they
correspond with zone district boundaries. In this
way, the creation of unintentional non-conforming uses
due to imprecise mapping will be avoided. More
importantly, it will be possible for the City to fully
understand the implications of any future amendments
to the General Plan in terms of Zoning Ordinance
revisions.
Land use policy, as it is depicted in graphics and
discussed in narrative, seeks to achieve a number of
community objectives related to land use. This was
accomplished in several ways:
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° Land use designations and their corresponding
standards generally reflect the density and
Intensity of existing development and the
community character.
° While the land use categories differ from those
Previously used under the County plan, each
category corresponds to a zone district included
in the Zoning Code.
° All land that is presently undeveloped has been
designated for a specific land use. In this
way, property owners, neighbors, and officials
can anticipate the nature and intensity of
development that is likely to occur in these
areas.
° The land use policy considered those areas
within the City that will either be sensitive to
new development or have limitations that will
constrain future development.
Land Use As described above, the land use policy in this Element
Designations includes several basic categories of land use. In
and Standards addition, the Land Use Element provides for a number of
special overlay designations that complement the
standards contained in each of the base land use
designations. Descriptions for each category of land
use is provided in the following section. This
description includes a discussion of the nature and
type of development permitted in each category, the
intensity of development, and the density of
development.
Paragraph As indicated in the previous section, each of the
Amended categories of land use correspond to one or more zone
1/26/94 districts contained in the City' s Zoning Code or
individual specific plans. While the Land Use Element
establishes basic criteria and guidelines for future
development, the Zoning Code and specific plans
contain specific development standards that expand the
definition of development standards contained in the
base land use designations. The standards contained
in the Zoning Code and specific plans include
permitted uses, setback distances from adjacent lots
and streets, building heights, lot coverage, parking
requirements, etc.
The land use designations include standards for
building intensities for each category, and the
building intensities for residential and
nonresidential land use are expressed differently.
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Floor area ratios (FAR' s) are used to describe the
maximum building intensity for the commercial and
industrial categories of land use. A floor area ratio
is simply the ratio of building floor area to the
total land area of the lot. For example, suppose a
two-story building with a total floor area of 25, 000
square feet is situated on a lot with an area of
50, 000 square feet. In this instance, the floor area
ratio is .5 or the building' s total floor area is half
that of the lot.
Intensity of development for residential land use is
expressed in units per net acre. For each of the
single-family residential categories, the maximum
density allowed is in agreement with the minimum lot
size for the corresponding zone. For the multi-family
categories, maximum density corresponds to a
requirement of a minimum increment of lot area per
dwelling unit.
There may be additional restrictions applied to future
development that will further reduce permitted density
or intensity of development beyond that indicated in
the Land Use Element. Mechanisms such as FARs, volume
limitations and other measures may be used for
development to control building mass and bulk.
Properties located within hillside areas, flood
plains, or in environmentally sensitive areas may be
required to comply with additional standards beyond
those identified in the individual land use
designations.
The range of development density and intensity is
described for each of the land use designations
included in this Element and is summarized in Table 2 .
Certain land uses other than residential may be
permitted within areas so designated, as appropriate
to the functioning of such areas primarily for
residential purposes, and under the provisions and
limitations of the zoning and development code.
Paragraph The land use categories of Rural Residential through
Amended Residential 8 (corresponding to the Land Use Policy
6116193 Map designations of Residential 0 - .25 du/acre
through Residential 5.01 - 8.00 du/acre) are defined
as single family detached residential categories,
where single family dwellings on individual private
lots rather than attached units on common or "one-lot
subdivision" parcels are to be allowed. However,
through the PRD approval process a single family
dwelling unit may be attached to another single family
unit on an adjacent lot under these categories. This
shall also apply under the RS-11 zone where it
implements the Residential 11 land use category.
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Paragraph In the following categories, minimum lot sizes may be
Amended specified. Under provision of PRDs and lot averaging,
6116193 lot sizes may be reduced. In the following
categories, acreage refers to unconstrained acreage.
Rural Residential
Paragraph This category includes two mapped designation on the
Amended Land Use Policy Map; Residential 0 - .25 du/acre, and
6116193 development of single-family homes on large lots
ranging in size from 2 to 8 acres. Single family
units may be attached to other single family units
provided each unit is located on a separate legal lot
with approval of a PRD. Lower density development
provided for in this category is important so that
sensitive areas of the City can be preserved, as well
as ensuring that areas subject to environmental
constraints are developed in a safe and rational
manner. The actual density of development will depend
on local topography and other development constraints
or significant resources that might be present.
Rural Residential 1
Paragraph The purpose of this land use designation is also to
Amended ensure that the rural character of certain areas of
6116193 the City are maintained even with new residential
development. This category is also useful in reducing
the potential impacts of future development of
sensitive areas in the City that would otherwise be
affected by development at greater densities. Under
this designation, up to 1 dwelling unit per acre is
possible. Single family units may be attached to
other single family units provided each unit is
located on a separate legal lot with approval of a
PRD. The estimated population density for this
category would be approximately 3 person per acre
assuming an average household size of 2. 6 persons.
The actual density of development will depend on the
presence of any development constraints present.
Rural Residential 2
Paragraph The aim of this category of residential land use is to
Amended encourage the development of lower density
6116193 single-family detached homes. Rural Residential 2
will permit the construction of between 1 to 2 units
per acre with a minimum lot size of one-half acre per
unit (21,500 square feet) . Development constructed at
this density will also permit the rural character of a
number of existing neighborhoods to be maintained.
Single family units may be attached to other single
family units provided each unit is located on a
separate legal lot with approval of a PRD. The
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estimated population density possible with this
density of development is likely to range between 3
and 5 persons per acre. The actual density of
development will also depend on any environmental
constraints present.
Residential 3
Paragraph Residential land uses in this category will also be
Amended single-family detached units constructed at lower
6116193 densities. This land use designation permits the
construction of between 1 and 3 units per acre with
the minimum lot size for each unit being 14,500 square
feet. Single family units may be attached to other
single family units provided each unit is located on a
separate legal lot with approval of a PRD. The
potential development density for this category of
residential land use ranges from 1 to 3 units per acre
with a maximum potential population density of
approximately 8 persons per acre. Actual development
densities will ultimately depend upon the presence of
any environmental constraints.
Residential 5
Paragraph This category of residential land us corresponds to
Amended the lower density single-family developments found in
6116193 the City. Housing units in this category are still
single-family detached dwellings though the lot areas
are substantially smaller than that for the rural land
use designations. Single family units may be attached
to other single family units provided each unit is
located on a separate legal lot with approval of a
PRD. Residential development in this category can be
constructed at densities ranging from 1 unit per acre
up to 5 units per acre with a minimum lot size of
8, 700 square feet per unit. The potential population
density for residential development constructed at the
maximum density permitted under this land use
designation is 13 persons per acre. Development
densities will ultimately depend on any environmental
constraints that might affect development on the site.
Residential 8
Paragraph The Residential 8 land use designation corresponds
Amended with single-family residential development that is
6116193 characteristically found in much of the City. Housing
developed to the standards contained in this category
are detached single-family units though lot sizes are
smaller still than that considered in the previous
categories. Single family units may be attached to
other single family units provided each unit is
located on a separate legal lot with approval of a
PRD. Densities of development for this category range
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from 1 unit per acre up to 8 units per acre with a
minimum lot size of 5, 400 square feet per unit. The
ultimate density permitted for development of land
designated for this use will depend on constraints, or
other factors that may limit development. Potential
population density for this category may be as high as
21 persons per acre, depending on the density of
development finally permitted.
Residential 11
Paragraph Residential uses in this category may include a
Amended variety of residential development types ranging from
6116193 single-family detached units, to single-family
attached homes such as condominiums, townhouses, and
senior housing developments. This designation
corresponds with the existing density of development
found in the coastal communities. Many of the
neighborhoods under this category are built on the
stable pattern of single-family detached dwellings on
lots of approximately 4, 000 square feet, corresponding
to this density. The density of development for this
category ranges from 1 to 11 units per acre depending
on environmental factors that are present. The
potential population density ranges from 3 persons to
29 persons per acre. A separate zoning category will
be included under this land use designation to allow
single family detached dwellings only. Single family
units may be attached to other single family units
provided each unit is located on a separate legal lot
with approval of a PRD.
Residential 15
Residential 15 is also characterized by higher density
residential development including single-family units
(attached and detached) , duplex units, and senior
housing. As with the other residential categories,
actual density of development will depend on a number
of factors including constraints to development, and
applicable development standards. Densities will
range from 1 unit per acre up to 15 units per acre
with corresponding population densities of between 3
persons per acre to 39 persons per acre. The actual
development density will depend on the environmental
factors present which would ultimately affect future
development. In this category, a duplex will be
allowed on any 5,000 or larger sq. ft. lot recorded
prior to January, 1989.
Residential 25
This category of residential land use is characterized
by multiple-family development including apartments,
senior housing, condominiums, or attached
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single-family dwelling units. Much of the land area
designated as Residential 25 includes existing
multiple-family development located in the City.
Residential densities in this category may range from 1
to 25 units per acre depending on applicable standards,
existing limitations to development, and the
corresponding zoning district. The potential
population density for this category ranges from 3
persons per acre up to 65 persons per acre. In this
category, a duplex will be allowed on any 5,000 or
larger sq. ft. lot recorded prior to January, 1989.
R-30 Overlay (R-30 OL) General Plan Land Use
Designation
Paragraph Added This category of residential land use is an overlay
3113119 land use designation that offers property owners an
incentive to develop attached or detached multi-family
housing in connection with the Housing Element. The
underlying land use designation remains in place;
however, to give property owners more flexibility for
future development of their property, the R-30 OL
designation also permits property owners to develop
housing at a minimum density of 25 dwelling units per
net acre and a maximum density of 30 dwelling units per
net acre.
To use the provisions of the R-30 OL land use
designation, a project must meet a minimum density of
25 dwelling units per net acre. Development is
permitted up to a maximum density of 30 dwelling units
per net acre as a permitted primary use. Projects
meeting at least the minimum density threshold are
eligible to develop up to 35 feet (structures with flat
roof lines) or 39 feet (structures with pitched roof
lines) to permit three stories. A project is also
permitted to develop based on the development standards
applicable in the underlying land use designation
category; however, the underlying density and height
restriction of two stories and 30 feet would apply to
such a project. Specific development standards,
including increased density and height limits are
further defined in the R-30-OL Zone in the Zoning Code.
However, only those sites shown with the R-30 OL Land
Use Designation on the General Plan Land Use Map are
eligible to use the R-30 OL Zone.
Mobile Home Park
There are a number of mobile home parks located in the
City and this Land Use designation encourages the
maintenance of existing development containing mobile
homes or manufactured housing units. The maintenance
of these mobile home parks are important in ensuring
that this affordable housing resource is retained.
Those mobile home parks to be maintained shall be
designated MHP under this land use category. Other
existing parks shall have a different designation
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appropriate to their area. The density of development
within the existing mobile home park varies from park
to park depending on the underlying base designation.
This designation may permit up to 25 units per acre
with a potential population density of up to 65 persons
per acre for existing parks. Expansions of existing
parks or the development of new parks will permit up to
11 units per acre with a potential population density
of up to 29 persons per acre.
Office Professional
Paragraph Office professional uses include those business
Amended establishments primarily involved in providing
1126194 professional services. Activities that might be
included in this category include legal services,
financial institutions, administrative offices, medical
offices and clinics, and a wide range of similar
businesses. Business activities in this category
generally do not have any retailing or wholesaling
operation located on the premises. Development
intensity for this category will be governed by floor
area ratios of up to .75. Under the City' s Zoning
Regulations and individual specific plans, different
types of office professional zones may be established
in order to implement the Office Professional land use
category. The appropriate zone for any particular
location will be a function of that location' s unique
circumstances, limitations and opportunities. This may
include, but is not limited to, mixed-use residential
and office zoning.
Local Commercial
Businesses included in this category generally have a
retailing function that serves the needs of local
residents and serve as an important source of City
sales tax revenue. Businesses are generally smaller
(in floor area) than those located within the other
categories of commercial land use. The maximum
intensity of development permitted in this category
will have a floor area ratio of up to .75.
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General Commercial
Paragraph The majority of the commercial activities in the City
Amended and most of the land devoted to commercial enterprise
1126194 is designated as General Commercial. This designation
permits a wide range of retailing, wholesaling, and
service activities, and may accommodate other
"secondary" activities as well under the structure of
specific planning. The General Commercial land use
designation is implemented by the General Commercial
(GC) zone district through city-wide zoning
regulations. It may also be implemented by a variety
of specifically-crafted zones under specific plans.
This category of commercial land use represents the
largest source of sales tax revenue for the City.
Commercial land uses in this category include
businesses located along El Camino Real, Encinitas
Boulevard, and Highway 101. In addition, the older
commercial business districts located in the
communities of Cardiff-by-the-Sea and Old Encinitas,
are designated as General Commercial. The maximum
intensity of development within this land use
designation is governed by a floor area ratio of up to
1.0.
Paragraph The City' s specific plans may establish unique
Amended commercial zones, in order to implement the General
1126194 Commercial land use designation tailored to unique
circumstances, limitations and opportunities. For
example, the Downtown Encinitas Specific Plan
establishes two unique commercial districts, the First
Street Corridor and Second Street Corridor
subdistricts. Under both of these subdistricts,
specific plan zoning may provide for "mixed-use"
development of residential with the predominant
commercial use. Under the First Street subdistrict,
commercial uses are intended to provide both for some
of the commercial retail and service needs of the
surrounding residential community, and commercial
activities to serve the needs of persons visiting the
City for business and/or recreational purposes. The
First Street district is intended for both general and
visitor-serving commercial purposes. (Coastal
Act/30213)
Visitor-Serving Commercial
The Visitor-Serving Commercial designation
specifically applies to those commercial activities
that serve persons visiting the City. Land uses
within this category are an important source of sales
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tax revenue for the City. This designation is also
important in implementing Coastal Act policies that
call for the identification of hotels, resorts, and
other establishments that serve visitors utilizing the
City' s coastal amenities. The maximum permitted floor
area ratio for uses in this category is up to 1.0.
(Coastal Act/30213)
Light Industrial
Industrial activities in Encinitas are limited to a
few areas of the City, which may have a retailing or
wholesaling function that is related to the
manufacturing activity. The maximum floor area ratio
for land use in this category will be up to 0.75.
Transportation Corridor
The Transportation Corridor category is applied to
lands within the I-5 Freeway and the Atchison Topeka
and Santa Fe railway corridors. This includes lands
under the ownership of the State of California for the
freeway, and lands owned or controlled by AT & SF and
any subsidiary or successors. These lands are to be
reserved and protected for their respective
transportation purposes, and shall not allow
development or encroachment of any other private use,
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structure or facility. Compatible public
uses/facilities such as landscaping, localized street
widening or realignment, development of a "linear
park, " public automobile parking or shared parking in
a public district, and pedestrian, bicycle or trail
facilities may be considered. Public support
facilities for the primary transportation use such as
public transit stations for AMTRAK or commuter rail
service within the AT & SF corridor may be considered.
Public/Semi-Public
Paragraph Public uses refer to those activities operated by the
Amended City, County, or some other governmental agency and
6122194 include such facilities operated by the Fire
Department, Sheriff' s Department, water districts, and
school districts.
Activities that are privately owned but are largely
controlled or regulated by governmental agencies, such
as the Public Utilities Commission, are included in
this category as well. Public utilities including
purveyors of water and energy are generally referred
to as quasi-public activities.
Finally, this category may be applied to the lands of
wholly private institutions which are closely
associated with community history or identity. These
are institutions which by nature are not private
residential, nor are they commercial or industrial
land uses; their operations and functions are
community-service related. The intensity of
development for public/semi-public varies widely and
the intensity of development in the category will be
limited to a maximum floor area ratio of 0.50, except
for medical complexes where the maximum floor area
ratio will be limited to 1.0.
Paragraph The Downtown Encinitas Specific Plan establishes a
Added unique public/semi-public zone, the Civic Center zone.
1126194 This zone district is unique among public/semi-public
districts in the City, in that it recognizes the
functions of the City' s main offices, "City Hall, "
together with a public library in a potential expanded
civic center.
Ecological Resource/Open Space/Parks
This land use designation includes all land that has
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been permanently set aside for the public' s use or for
the preservation of areas deemed ecologically
significant. Much of this land within this category
is within the public domain. Some limited private
uses, ancillary commercial uses, which serve a public
recreation related need may be allowed. This category
includes public parks (both County, City and State
operated) , the beaches, wilderness preserves, San
Elijo Lagoon, the major SDG&E transmission corridors,
and land that will remain undeveloped due to the
presence of severe constraints or significant
ecological resources that are owned or controlled by
public agencies. In coastal zone ecological resource
areas designated Ecological Resource/Open Space/Parks,
no private or commercial uses shall be permitted,
except for small concessions in conjunction with
existing or permitted interpretive and/or nature
centers, aquacultural operations and restoration
projects . Paragraph amended 5111195 (Reso. 95-32)
Housing Plan Update 2019 R-30 OL Implementing Zone
Paragraph added City land use policy calls for the need to accommodate
3113119 future housing development and meet RHNA' s state
housing law compliance for affordability. To reinforce
and expand on the City' s commitment to encouraging
affordable housing, developing more complete
neighborhoods, and enhancing and preserving the
community' s character, the R-30 OL Zone was created to
implement the R-30 OL General Plan land use
designation. Like the R-30 OL land use designation,
the R-30 OL Zone is an overlay zone that retains the
underlying zoning standards for applicable properties.
However, if an attached or detached multifamily
residential project is proposed, a property owner may
develop under special provisions of the R-30 OL Zone
that include new incentive land use and development
standards to create more housing for the community.
The R-30 OL Zone is intended to:
1. Implement the R-30 OL General Plan land use
designation, which creates an incentive to develop
housing by offering property owners the
opportunity to build homes with increased height
and density;
2 . Allow for a moderate increase in residential
density and to accommodate a mixture of
residential building types and unit sizes;
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3. Enhance the feasibility of developing higher
density housing to increase the supply of available
housing options within the City' s five communities;
4. Meet the state' s Regional Housing Needs Assessment
(RHNA) rezoning requirements;
5. Ensure that the vision set forth in the Housing
Plan is implemented; and
6. Respect neighborhood character, be compatible with
community specific settings and provide reasonable
transitions between existing residences and potential
development sites.
Residential projects in the R-30 OL Zone may include
residential and limited ancillary or auxiliary uses,
with a minimum of 25 dwelling units per net acre and a
maximum of 30 dwelling units per net acre.
The R-30 OL Zone' s development standards also apply to
sites in the DVCM R-30 OL Zone of the Downtown
Specific Plan, the N-R3 (R-30 OL) and N-L-VSC (R-30
OL) Zones of the North 101 Corridor Specific Plan, and
the ER-R-30 Zone of the Encinitas Ranch Specific Plan.
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Overlay In addition to the land use designations that describe
Designations the types, intensity, and density of development
through-out the City, the Land Use Element contains a
number of overlay designations that identify
additional standards that will be applied in certain
areas of the City.
These overlay designations are based upon a
determination of land use suitability defined in terms
of environmental constraints/resources, man-made
resources/opportunities, and public facility needs.
The following overlay designations indicate those
areas of the City where additional development
standards will apply so that significant resources are
preserved or to minimize any development constraints
that may affect future development.
Specific Plan Overlay
City land use policy calls for the preparation of
specific plans for certain areas of the City and this
overlay identifies those areas for which specific
plans will be prepared. Among those areas designated
with a specific plan are the Ecke land holdings, and
the commercial business districts in Old Encinitas,
Leucadia and Cardiff.
Specific plans already in existence at the time of the
City' s incorporation remain in effect, and any change
or addition to development under existing specific
plans (such as the Village Park development) will be
processed within the framework of that specific plan.
Where any inconsistency exists between the
intent/policies of the General Plan and
pre-incorporation specific plans, the intent/policies
of the General Plan will prevail.
Self-Realization Fellowship Church Specific Plan
Self-Realization Fellowship Church and its facilities
are recognized as comprising a unique,
community-serving institutional land use in terms of
the nature and scope of operations and their
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visibility and identity with community history.
Therefore, it is intended that the lands owned by
Self-Realization Fellowship Church located at the
southerly end of Old Encinitas and the northerly end
of Cardiff (as designated on the Land Use Policy Map)
be regulated by a specific plan as defined under State
law and as defined below. All land uses and all
development regulations and standards to be applied to
these Self-Realization Fellowship Church lands shall
be as provided by the specific plan.
Until Self-Realization Fellowship Church's specific
plan is developed and adopted, all existing uses and
operations on Self-Realization Fellowship Church lands
encompassed by the Specific Plan Overlay are
recognized, and may continue as provided by the
regulations of non-conforming uses and structures
under the City' s Zoning Ordinance. In addition,
limited modifications of existing uses and
modifications to existing structures may be made, upon
a determination by the Director of Community
Development that no substantial change of use or
substantial expansion of use is involved. No
modification of use or structure in this interim
period shall be allowed contrary to special study
overlay provisions applicable to the area of Self
Realization Fellowship lands, including coastal
bluff/coastal area regulations.
The specific plan developed and adopted for
Self-Realization Fellowship Church area shall include
the following requirements:
- All requirements of a Specific Plan under State
law shall be satisfied.
- All applicable goals and policies established
under this General Plan shall be implemented.
- The range of uses and structures which may be
considered shall include the following:
a. Temple (main Church worship facility) .
b. Residential facilities: used in
conjunction with Church operations,
including individual dwelling; ministers'
quarters; group dwellings for monks, nuns
and laity, and guest quarters.
C. Church administrative offices.
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d. Educational facilities, including religious
"Sunday School" operations and educational
operations commonly provided in conjunction
with a Church.
e. Secondary meeting facilities, general
purpose halls/rooms.
f. Visitors center/facilities, which may
include a museum, bookstore, gift shop, and
outdoor decorative gardens.
g. Food-growing gardens, used in conjunction
with Church operations.
h. Religious retreat facilities.
i. Parking and other ancillary/accessory
support uses and facilities.
j . All use and development regulations,
including setbacks, structural height
limits, regulations regarding building mass
and bulk, and structural design criteria
shall be established.
k. Satisfaction of California Coastal Act
goals and policies.
1. Processes and procedure for implementation
of individual uses and structures
(application and review processes) .
The allowance of uses, and regulations for placement
and development of structures under the Specific Plan,
shall recognize and respect the integrity of
neighborhoods adjacent to and within the location of
the various SRF properties. The types of uses and
bulk, scale, placement and design of structures under
the Specific Plan shall be regulated to protect the
integrity, function and character of these
neighborhoods.
El Camino Real/Olivenhain Road Specific Plan
The Land Use Policy Map denotes a specific plan area
within the community of New Encinitas at the southeast
quadrant of El Camino Real and Olivenhain Road. This
land area is currently undeveloped, and includes a
portion of the Encinitas Creek streambed and
floodplain, and significant steep inland
hillsides/bluffs within the El Camino Real scenic view
LU-41
corridor, which are significant environmental and
aesthetic resources. The intersection of El Camino
Real and Olivenhain Road is a major entry point into
the City, which deserves design attention as such in
terms of streetscape and the developed appearance of
adjacent properties. The Land Use Policy Map
designated Light Industrial uses for lands not
impacted by slopes or floodplain at the base of the
slopes, low density residential at the top of the
slopes, and Ecological Resources/Open Space for the
slope and floodplain. Careful and comprehensive
consideration must be given to the development of this
area to insure protection of its visual/environmental
resources and realization of its industrial and
residential uses in a manner compatible and supportive
of one another. That is the purpose of this specific
plan.
Until this specific plan is developed and adopted, no
new land use or development within this area shall be
allowed. The specific plan shall include the
following:
- All requirements of a Specific Plan under State
law shall be satisfied.
- All applicable goals and policies established
under this General Plan shall be implemented.
- Uses allowed shall be as designated on the Land
Use Policy Map. The exact location of boundaries
between the industrial, residential and open
space land use areas shall be established, based
on the intent and criteria of the General Plan.
- Comprehensive development standards shall be
established. The design appearance of
development in relation to the visual and
environmental resources of this area, and
protection of the area' s floodplain and hillside
resources, shall be emphasized.
- A complete circulation/access plan shall be
provided. Exclusive access to the residential
area from the adjacent residential district at
the top of the slope shall be provided. Shared
access for all uses at the bottom of the slope
shall be provided, which shall minimize impacts
to the floodplain and interruptions to traffic
flow on El Camino Real and Olivenhain Road.
LU-42
- Reconfiguration of the El Camino Real/Olivenhain
Road interchange may be considered.
- Processes and procedures for implementation of
individual uses and structures (application and
review processes) shall be established.
Unincorporated Area Specific Plan
The Land Use Policy Map denotes a large specific plan
area for some 900+ acres of land, known as the "Ecke
holdings" area. This includes portions of the
designated Leucadia, New Encinitas and Old Encinitas
communities. All the lands within this specific plan
area are outside of current (1988) incorporated City
boundaries, but are within the City of Encinitas
sphere of influence. This area is currently largely
devoted to agricultural and open space uses, and
includes some dramatic and important visual and
environmental resources. The area is of significant
concern under California Coastal Act policies, and
includes several links vital to the functioning of the
City' s Circulation Plan.
The specific plan for this area is to serve as its
comprehensive and detailed blueprint for development
and use. As such, the specific plan shall be adopted
prior to any annexation of land, or any new
development and use other than modification and
continuation of the existing agricultural uses. The
specific plan for this area shall include the
following:
- Implementation of all applicable goals, policies
and provisions of the General Plan, notably
those especially established for this area under
the Land Use and Circulation elements, including
land use allowances/limitations and circulation
requirements for Leucadia Boulevard extension.
- Processes and procedures for implementation of
individual uses and structures (application and
review processes) shall be established.
Central Corridor Specific Plans for Leucadia, Old
Encinitas and Cardiff-by-the-Sea.
The Land Use Policy Map denotes specific plan areas
for the beachside commercial corridors of each of the
three coastal communities of the City. Each of these
includes the historic commercial district for the
community: the Highway 101 strip for Leucadia, the
LU-43
First Street and Second Street core for Old Encinitas,
and the commercial "village" along San Elijo Avenue in
Cardiff. For Leucadia and Old Encinitas, the specific
plan areas include a good portion of the surrounding
residential districts as well. These areas are the
historic center of each of the beach communities, and
constitute the substantial community identity of each.
Each has seen its initial development long ago, and
has had a long-established current pattern of
relatively small-lot subdivisions, and intensive but
small-scale development and use. These areas are now
experiencing transition, redevelopment and
redefinition of use and community function. Each is
unique to the City in its character and style. The
purpose of these specific plans is to treat the unique
aspects, problems and opportunities of each; to
maintain their unique identity, community character
and scale, while fostering rehabilitation and
successful economic restructuring. Beyond the
standard provisions and regulations of City-wide
zoning, each through its specific plan is to have
unique treatment of use, development and design
regulations. The specific plans are also intended to
coordinate between redevelopment, capital improvement,
cultural resource preservation, transit corridor
development, coastal zone access and use, and
traditional land use and development effects within
each area.
Different from the other specific plan areas noted
above, new development and use proposals within each
of these specific plan areas may be considered prior
to the adoption of its specific plan. Such proposals
shall be consistent with the land use designations
shown on the Land Use Policy Map. To such proposals,
however, the City and each of its approval authorities
may apply more restrictive use, development and design
limitations than those established under standard
zoning, in order to protect the unique character and
opportunities of each area and the viability of the
area' s pending specific plan. Each of these specific
plans shall include the following:
- All requirements of a specific plan under State
law shall be satisfied.
- All applicable goals, policies and provisions
established under this General Plan shall be
implemented.
All applicable Coastal Act policies shall be
addressed.
LU-44
- Use allowances, development standards, design
criteria, landscape standards, streetscape and
district design plans unique to the needs,
opportunities and circumstances of each area shall
be established.
- The specific plan shall coordinate and establish
consistency between land use/development,
redevelopment efforts, capital improvement
projects, transit corridor use/development,
cultural resource preservation efforts, and
economic redevelopment/rehabilitation efforts
within the area.
- Project application and review procedures shall
be established.
Further discussion relevant to each of these three
specific plans is found below under the discussion of
land use policy for the Leucadia, Old Encinitas and
Cardiff communities.
Scenic/Visual Corridor Overlay
The Coastal Act calls for the identification and
preservation of significant viewsheds within the
coastal zone. Section 30251 of the Coastal Act states
that "the scenic and visual qualities of the coastal
areas shall be considered and protected as a resource
of public importance. Permitted development shall be
sited and designed to protect views to and along the
ocean and scenic coastal areas. . . . ". According to the
past actions and precedents set by the Coastal
Commission, the primary concern of this section of the
Coastal Act is the protection of ocean and coastal
views from public areas (highways, parks, beach
accessways, viewpoints, etc. ) .
This overlay designation identifies those areas of the
City where significant aesthetic and visual resources
need to be considered before new development proceeds
to ensure that significant viewsheds are retained.
This overlay will also be used to designate scenic
highways and roads in the City.
Special Study Overlay
This overlay designation may be applied to a number of
land use categories including residential, commercial
and industrial. The Special Study Overlay designation
will be used for preserving environmentally
significant areas, as well as indicate those areas
LU-45
where development standards will be more stringent to
minimize potential hazards to future development.
The corresponding overlay zones contained in the
City' s Zoning Ordinance include the Coastal Bluff
Overlay Zone district (CBO) , Hillside/Inland Bluff
Overlay Zone district (H/IBO) , Flood Plain Overlay
Zone district (FPO) , Cultural/ Natural Resource
Overlay Zone district (CNRO) , Agricultural Overlay
Zone district (AGO) and Scenic/Visual Corridor Overlay
Zone district (S/VCO) .
Public Facilities Overlay
The Public Facilities Overlay designation identifies
those areas of the City where future public facilities
such as schools, libraries, and other facilities might
be located at some future time. The precise location
of these facilities may be difficult to determine at
present, though the general area in which these
facilities are to be located can be identified. The
use of this designation and its corresponding zoning
category is analogous to a "floating zone" which
designates, in a general way, where a particular type
of activity or use will be located.
Special The Land Use Policy contained in this Element
Study Overlay considers a wide range of environmental and man-made
factors. Areas of special significance to the
community, the presence of potential hazards, and the
character of the existing neighborhoods were all
considered in the development of land use policy.
The Public Safety Element identifies those areas
subject to a number of environmental constraints
including flooding, landslides, and seismic hazards.
The Resource Management Element, in turn, identifies
those areas containing significant ecological or
natural resources. A map which indicates those areas
where special consideration needs to be given before
future development proceeds, was prepared and is
included in Figure 1.
The areas identified in Figure 1, fall within a
Special Studies Overlay designation that recognizes
the need for development limitations and additional
development standards to avoid significant
environmental constraints or to conserve any unique
natural or cultural resources before future
development occurs. As indicated earlier, a number of
environmental constraints, hazards and resources need
to be considered before future development proceeds.
LU-46
These constraints include both natural and man-made
factors which may affect future development.
Flooding: The Federal Emergency Management Agency
(FEMA) prepared a series of maps identifying those
areas of the City that might be subject to flooding
in the event of a major storm. These maps, referred
to as Flood Insurance Rate Maps (FIRM maps) indicate
areas that may be inundated in the event of a
100-year and a 500-year storm and are reproduced in
the Public Safety Element Technical Report. In
addition, the maps indicate the base flood elevations
at selected intervals of the floodway. The maps
indicate that there is a potential for flooding from
Encinitas Creek, Escondido Creek, and along a number
of smaller streams in the Planning Area. Much of the
coastal areas would also be affected by high waves
resulting from either offshore storms, unusually high
tides or a combination of both. Specific mitigation
measures are required for new development constructed
within these areas to prevent loss of life, injury,
and reduce the potential for property damage.
Additional flood hazard mapping is needed and until
this mapping for the City is completed, existing maps
available through the Army Corps of Engineers and the
County of San Diego are to be used to define flooding
boundaries.
LU-47
TABLE 2
LAND USE DESIGNATIONS AND ZONING DISTRICTS
Residential
Rural 1/du/2, 4, 8 acres (net) Rural (R)
Rural Residential 1 1/du/acre Rural Residential 1 (RR-1)
Rural Residential 2 1-2 du/acre Rural Residential 2 (RR-2)
Residential 3 1-3 du/acre Residential 3 (R-3)
Residential 5 1-5 du/acre Residential 5 (R-5)
Residential 8 1-8 du/acre Residential 8 (R-8)
Residential 11 1-11 du/acre Residential 11 (R-11)
Single Family Residential 11 (RS-11)
Residential 15 1-15 du/acre Residential 15 (R-15)
Residential 25 1-25 du/acre Residential 25 (R-25)
Mobile Home Park 1-11/25 du/acre Mobile Home Park (MHP)
*For Residential development, projected density is mid-range for each
category.
Commercial
Office-Professional FAR-.75 Office-Professional (OP)
Local Commercial FAR-.75 Local Commercial (LC)
Limited Local Commercial
(LCC)
General Commercial FAR-1.0 General Commercial (GC)
Visitor-Serving FAR-1:0 Visitor-Serving Commercial
Industrial
Light Industrial FAR-.75 Light Industrial (LI)
Business Park (BP)
Public
Public/Semi-Public FAR-.50 (1.0 for Public/Semi-Public (P/SP)
Transportation medical complexes) Transportation Corridor
(TC)
Open Space
Ecological Resource/ Ecological Resource/
Open Space/Parks Open Space/Park
Overlay Designations
Specific Plan Overlay Specific Plan (SP)
Special Study Overlay Coastal Bluff Overlay
(CBO)
Hillside/Inland Bluff
Overlay (H/IBO)
Floodplain Overlay (FPO)
Cultural/Natural Resources
Overlay (C/NRO)
Agricultural Overlay (AGO)
Public Facilities Overlay Public Facilities Overlay
(PFO)
Scenic/Visual Corridor Scenic/Visual Corridor
Overlay (S/VCO)
LU-48
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Hillsides/Inland Bluffs: Topography in portions of
the Planning Area contain slopes that may be too steep
to readily accommodate development. The potential for
slope failure and landslides is often high due to
grading practices prior to construction and
overwatering after hillside developments have been
completed. In addition, many hillside areas may fail
during an earthquake. Many of these areas with slopes
exceeding 25% are located adjacent to the streams that
cross the City and form linear bands of open space
that generally parallel the streams. Slope
constraints are mapped in Figure 1: Land Use
Suitability Map included in this Element and in the
Public Safety Element Technical Report.
Geologic Hazards: The entire Planning Area is located
within a seismically active region that has been
subject to major earthquakes in the past. The
Elsinore and San Jacinto fault zones are the two major
active faults located within a fifty mile radius of
the City. There may be other major faults that are
buried under alluvium or their geomorphological traces
have been obliterated due to natural weathering. Two
of the most destructive earthquakes that occurred in
California in recent years, the Coalinga and Whittier
earthquakes, originated from previously unknown
faults.
There are no known or suspected active faults located
in the Planning Area and, as a result, the City is not
subject to the provisions of the Alquist-Priolo Act.
Previously unknown faults may be discovered in the
future which may require additional analysis to
determine the potential for surface rupture and other
seismic effects. A number of smaller fault traces
have been identified in the Planning Area and these
are indicated in a figure included in the Public
Safety Element.
Coastal Bluffs: The coastal bluffs are part of the
dynamic land-ocean interface that is continually
changing. Changes in the patterns of weather, severe
storms, and even man-made factors can accelerate the
weathering processes that effect the coastline. In
recent years, a number of homes and other improvements
have been damaged due to bluff failure and there is no
indication that these bluffs will become inactive in
the near future. For this reason, future
intensification of development near the bluff edges is
discouraged under the land use policy.
LU-50
Noise: Noise impacts from traffic and aircraft as
well as stationary sources can serve as a constraint
to development if mitigation is not possible or if it
is overly expensive. The Noise Element describes the
existing noise environment using maps that indicate
high levels of noise in the Planning Area. The Noise
Element also identifies noise sources and recommends
goals and policies that will be useful in reducing the
effects of noise if not the actual intensity. The
land use policy also discourages the placement of
noise sensitive land uses in areas that are subject to
high noise levels.
Agricultural Land: A substantial portion of the
Planning Area is involved in agricultural production,
mostly cut flowers. Several areas within Encinitas
have been identified by the USDA as having prime
agricultural soils, though most of the Class III soils
elsewhere in the City are well suited to the crops
currently grown here. While the presence of prime
agricultural soils or ongoing agricultural production
is not necessarily a constraint to development, the
City, State of California, and the Coastal Commission
is alarmed over the amount of agricultural land that
has been lost to development.
Cultural/Historic Resources
A large number of archaeological sites have been
discovered in the Planning Area and, without a doubt,
many more sites will be discovered in coming years.
All areas within the City and the surrounding
unincorporated sphere of influence have been
identified as having either a low cultural resource
sensitivity, moderate sensitivity, or a high
sensitivity. These categories were used in developing
the Special Study Overlay included in Figure 1 and
corresponds with those high sensitivity areas
indicated in the Resource Management Element as having
a high sensitivity. These areas are generally
unsurveyed wilderness areas or lands under some form
of agricultural production where there has been a
minimal amount of soil removed or disturbed. Most of
these areas are located in the community of Olivenhain
and the unincorporated areas within the City' s
designated sphere of influence.
LU-51
A number of buildings which have historical importance
for the City have also been identified in the Resource
Management Element Technical Report. A more thorough
survey of City-wide historically/architecturally
significant resources, and follow-up preservation
programs are addressed in the Resource Management
Element.
In terms of the relationship of these resources with
land use/development policy, the presence, significance
and protection of cultural/historic resources should be
addressed through the City' s environmental review
processes and zoning regulations. Until more thorough
programs for cultural/historic resource preservation
can be devised, a system of screening development
applications and building/demolition permits shall be
implemented to avoid unintended loss of resources.
Ecological Resources
A major focus of the policies contained in the Land Use
and Resource Management elements is concerned with
preserving the rich natural resources located in the
wilderness areas. Many unique plant and animal
communities are found within the City and residents are
concerned that future development will destroy these
habitats. Many of these ecologically sensitive areas
correspond to those areas with environmental
constraints including potential for flooding and steep
slopes.
Implications The implementation of the land use policy contained in
Of Land Use this Element will permit additional development though
Policy this growth will be managed in a manner that is
consistent with Citywide goals and objectives. The
distribution of land uses Citywide is indicated in
Table 3.
Paragraph
Amended The potential development capacity of a community may
7110191 be better estimated by determining its "mid-range
1214191 development capacity" which assumes that under
4116192 realistic circumstances, a community will be developed
6116193 to about 800 of its build-out maximum capacity. The
1126194 entire planning area, if it were developed to mid-range
6122194 capacity, would have an estimated 26,357 housing units
7116103 representing an increase of approximately 7,392 units
8124105 over the existing number.
10/10/07
LU-52
Paragraph The potential population that will be anticipated to
Amended result with the implementation of the land use policy
7110191 can be estimated by multiplying the number of units
1214191 expected under build-out by the average number of
4116192 persons per household. Assuming an average household
6116193 size of 2 .52 persons in the year 2010 and mid-range
1126194 density for each residential land use category is
6122194 achieved, an estimated 66,416 persons would be living
7116103 in the planning area.
8124105
10/10/07 The land use distribution information and policy maps
for each of the five communities comprising the City
are provided in the following sections. Unincorporated
Land Use areas within the City' s General Plan planning area and
Policy for Sphere of Influence are divided among the four
Communities communities of Olivenhain, Leucadia, Old Encinitas and
New Encinitas.
LU-53
TABLE 3
LAND USE DISTRIBUTION AND SPHERE'
Land Use Area o of Total Dwelling Units Population
Designation (2) Planning Area (3) (4)
Residential
Rural Residential 2, 844 210 562 1, 416
Rural Residential 1 919 70 550 1,383
Rural Residential 2 1, 182 90 1, 419 3,583
Residential 3 1, 894 140 3, 788 9,546
Residential 5 637 50 2, 038 5, 136
Residential 8 1, 431 110 7, 441 18, 751
Residential 11 825 60 6,270 15, 800
Residential 15 130 10 1,351 3, 405
Residential 25 76 10 1,216 3, 064
Mobile Home Park 47 0% 244 615
Commercial
Office-Professional 88 10 5 13
Local Commercial 11 0%
General Commercial 405 30 430 1, 083
Visitor-serving 58 0% 35 88
Commercial
Industrial
Light Industrial 64 0%
Public
Transportation 432 30
Public Semi-Public 450 30
Ecological Resource/ 1,206 90
Open Space/Parks
Agricultural Preserve 0 0%
SUBTOTAL 12, 693 950 25,351 63, 883
Encinitas Ranch
Specific Plans 853 60 1, 0056 2,533
TOTAL 13,546 1000 26,356 66, 416
(1) Includes unincorporated area within the Sphere of Influence.
(2) Area is expressed in gross acreage.
(3) Based on net acreage (gross minus 20% for constraints, and mid-range density for each
residential classification, except within the Encinitas Ranch Specific Plan area, see
Footnote 6) .
(4) Based on 2010 estimate of 2.52 persons per unit (Final Series 7 Regional Growth Forecasts) .
(5) See Table 3a for Encinitas Ranch Specific Plan Land Use Distribution Summary.
(6) Based on acreage multiplied by mid-range density for each residential classification.
Table Amended 7110191, 1214191, 4116192, 6116192, 1126194, 6122194, 9121194, 7116103, 8124105, 10110107, and 9125119
LU-54
TABLE 3a
ENCINITAS RANCH SPECIFIC PLAN LAND USE DISTRIBUTION
(Alternative A Summary)
Land Use Acreage Comm/Office Density Mid DU Max DU
Single Family Residential 3.4 0.9 2 DU 3 DU
Single Family Residential 69.9 3.0 174 DU 210 DU
Single Family Residential 1 21.9 1 1 5.0 1 87 DU 110 DU
Single Family Residential 95.2 263 DU 323 DU
Multi-Family Residential 8.0 10.0 72 DU 80 DU
Green Valley Mixed Use
Multi-Family Residential 11.5 25.0 258 DU 287 DU
3.9 50,000 SF 107 DU 117 DU
10.9 41,000 SF
Commercial/Office/Residential
Church/School Site
East Saxony Mixed-Use
Multi-Family Residential 9.4 20.0 164 DU 188 DU
Commercial/Office 13.0 75,000 SF
Quail Botanical Gardens 14.5
Expansion
West Saxony Mixed-Use
Multi-Family Residential 8.1 2C.0 141 DU 163 DU
Office 4.9 25,000 SF
Open Space 222.0
Golf Course & Club House 151.7
Agriculture 136.4
Regional Commercial Center 73.8 650,000 SF
Elementary School 11.4
Major Roads 48.5
Magdalena Ecke Park 29.8
PROJECT TOTAL 853.0 841,000 SF 1,005 DU 1,158 DU
(1) Based on acreage multiplied by mid-range density for each residential classification.
(2) Based on acreage multiplied by maximum density for each residential classification.
(3) If this 10.9-acre site does not build-out with church/school uses, then the site could develop with multi-
family homes, provided the total number of dwelling units permitted within the Green Valley Mixed-Use Zone
shall not exceed 542 DU.
(4) Up to 75,000 SF of commercial/office development with a Floor Area Ratio not to exceed 0.1324 may be
constructed on up to 13.0 acres in this area of the East Saxony Planning Area. Any land within the 13.0
acres remaining undeveloped may develop with multi-family residences at densities up to 20 du/ac, provided
that not more than 260 dwellings may be constructed on the parcel.
(5) This parcel could develop with residential care facilities at a similar intensity. If such use is
constructed on the 9.4 acres, then the total maximum dwelling unit count for the Encinitas Ranch Specific
Plan area would be reduced by 188 dwelling units.
(6) Open Space acreage includes undisturbed land, manufactured slopes adjacent to roads, drainage detention
areas, trails outside of the golf course, and the linear greenbelt/recreation area adjoining El Camino Real.
(7) An additional 15,000 SF of building area for possible community-oriented uses such as a community theater
shall be permitted in excess of the allowable 650,000 SF for commercial and office uses.
Table Added 9121194
LU-54a
LAND USE POLICY: COMMUNITY OF CARDIFF-BY-THE-SEA
Distribution Land use policy for the Cardiff community calls for
Of Land Use new development to generally correspond with existing
types and intensities of development. The community
will continue to be predominantly residential in
character with the higher densities concentrated in
that portion of the community west of the Interstate 5
Freeway. Residential areas east of the freeway are
generally lower density than that found west of the
freeway.
Commercial development will continue to be generally
concentrated in two areas. The first area includes
the central business district of the community that is
located in an area east of Vulcan Avenue between
Birmingham Drive and Glenn Park. A second commercial
center includes properties immediately adjacent to the
freeway on Birmingham Drive. Smaller commercial areas
are located along Highway 101 just before the highway
crosses the San Elijo Lagoon and a fourth area
designated for commercial development is located south
of Santa Fe Drive west of the freeway.
There are several large areas designated for public
use or designated as permanent open space. Public
beaches extend along the entire length of the
coastline, along the westernmost margin of the
community. The land use designation for the beaches
is Ecological Resource/Open Space/Parks, which is
consistent with their public use.
Commercial Much of the land designated for commercial land uses
Revitalization in the community is located along Highway 101. The
Cardiff highway commercial district is the focus of
policies calling for the revitalization of the entire
commercial corridor that extends along the entire
length of Highway 101. That portion of the Highway
101 commercial corridor that passes through Cardiff is
designated as a target area to be considered for
redevelopment. The objectives of redevelopment for
this area will include:
° Elimination of blighted and underutilized
commercial properties located along the entire
length of Highway 101 as it passes through
Cardiff.
° Implementation of strategies that would enhance
the appearance of the Highway 101 streetscape
and the railroad right-of-way located east of
Highway 101.
LU-55
° Creation of an attractive commercial district
that would serve the needs of both local
residents and visitors to the Community.
(Coastal Act/30250)
° Implementation of design guidelines to provide
unity in urban design and to capture the beach
town atmosphere.
° Provide public improvements (including roadway,
parking, traffic control, drainage, etc. )
necessary to ensure continued viability of
district in the future.
° Improve the economic and revenue base of the City
and community for future improvements that will
serve the public good.
In addition to the use of redevelopment to upgrade the
utilization and appearance of the commercial district,
much of the area along Highway 101 and Vulcan Avenue
is included in the Cardiff Specific Plan Area (refer
to Figure 2) .
The Specific Plan will be based on the following
objectives:
° Commercial development will be compatible with
surrounding residential uses relative to height,
building bulk and mass and related complimentary
uses;
° View preservation standards will be developed
that preserve existing public views and to the
extent possible, private views;
° A streetscape program will be established that
compliments and enhances usual quality of the
community;
° Establishment of standards that will help to
revitalize the commercial corridor;
° Provision of residential uses in commercial zones
along the corridor may be considered, provided
the residential uses are secondary to the
principal commercial function of these zone
districts;
LU-56
° Development of standards for development to vary
design, setbacks, materials, colors, landscaping
and the like to ensure a variation in the design
of individual projects that can be tied together
via common parking and internal circulation, and
a common streetscape design;
° Possible location of a transit station/facility
along the railroad corridor; and
° Implementation of all applicable goals and
policies established under the General Plan.
The Self Realization Fellowship is located in both
Cardiff and Old Encinitas, and is also identified as
Specific Plan Area. Additional discussion of this
Specific Plan is included under the description of
Specific Plan uses in this Element.
The distribution of land uses for the Cardiff
community are described in Table 4. The location and
extent of the land use designations which apply to the
Cardiff-by-the-Sea are indicated in Figure 2.
LU-56a
o Development of standards for development to vary
design, setbacks, materials, colors, landscaping and
the like to ensure a variation in the design
of individual projects that can be tied together
via common parking and internal circulation, and
a common streetscape design;
o Possible location of a transit station/facility
along the railroad corridor; and
o Implementation of all applicable goals and policies
established under the general Plan.
The Self Realization Fellowship is located in both
Cardiff and Old Encinitas, and is also identified as
Specific Plan Area. Additional discussion of this
Specific Plan is included under the description of
Specific Plan uses in this Element.
The distribution of land uses for the Cardiff
community are described in Table 4. The location and
extent of the land use designations which apply to the
Cardiff-by-the-Sea are indicated in Figure 2.
LU-57
TABLE 4
DISTRIBUTION OF LAND USE: CARDIFF-BY-THE-SEA
Land Use Area o of Total Dwelling Units Population
Designation (1) Planning Area (2) (3)
Residential
Rural Residential 7 0% 1 4
Rural Residential 1 259 110 155 390
Rural Residential 2 54 20 65 163
Residential 3 300 130 600 1,512
Residential 5 92 40 294 741
Residential 8 310 140 1, 612 4, 062
Residential 11 256 110 1, 945 4, 903
Residential 15 42 20 437 1, 101
Residential 25 0 0% 0 0
Mobile Home Park 0 0% 0 0
Commercial
Office-Professional 5 0%
Local Commercial 0 0%
General Commercial 31 2 0
Visitor-serving 19 10
Commercial
Industrial
Light Industrial 0 0%
Public
Transportation 217 100
Public Semi-Public 113 50
Ecological Resource/
Open Space/Parks 563 250
Agricultural Preserve 0 0%
TOTAL 2,267 1000 5, 071 12, 780
(1) Area is expressed in gross acreage.
(2) Based on net acreage (gross minus 20% for constraints, and mid-range
density for each residential classification) .
(3) Based on 2010 estimate of 2 .52 persons per unit (Final Series 7 Regional
Growth Forecasts) .
Table Amended 1214191, 7116103, and 6123110
LU-58
;1
_ — Legend
Rural Residential 0,00-0.25 dulac(RRFP)'
IT .E s Rural Residential 0.26-0.50 dulac(RRI'
•�± " @ Rural Residential 0.51-1.00 dulac IRRI)
Ss�*
'' d , Rural Residential 1.0140o dulac(RR2)
RW a
e��o.,E a• Residential 2.013.00 dulac(0)
�;I "a $ "•* Residential 3.01 S.00 dulac(RS)
ip "" uou..". •e
Residential S.01$.OD dulac(Rd)
f
Resicentia1 8.01-N.00 dulac[R11)
r 8 Residential 11.01-15.O0 dulac(R15)
■
ro° e �xe.oR Residential 15.01-25.00dulac[R25)
Mobile Home Park(MHPJ
(Mice Professional(OP)
� `.: *3qP•. ^�1 Local Commercial(LC)
•� `�"„ F;J4 R" " ""r General Commercial(GC)
� 4
t Visitor Serving Commercial fVSC)
Light lndustial[Lp
w
PubliclSemi Public[P1SP)
Transportation Corridor(TC)
Ecological ResourcelOpen SpacelPark(ERfOSIPK)
\, �Illl•� ��� , —
* Specific Plan Boundary
11 "� Parcels
r
R �� •r Public Right-of Way(RO1lV)
We Special Study Overlay shown in Fg-1 also applies
1 l tc land 0se Policy Tor thiscommunity
{{{ 'La se nd U.boundary between RR and R RFp h determined by
l�1 Cun cry Joodpl,n Ie ign,ron.
4 114�t Figure 2
Land Use Policy:
Cardiff-by-the-Sea
Encinitas
>nu�e"a, w��u"c;n�rpeMwre,
General Plan
�amrara,wM�„�o,u�,roasw,n�«r�io
ay. ,�r.onors�r�a;�.s+,�o,a. _ 3/29/89
aANAAG�nartM�1».arc rrercx:e<a
n�r &yuaa.w.n•a'..laas waM uxMtive
Please refer the General Plan Land Use Policy Map in the uo�e ,,,�a Page LU-59
Encinitas Planning&Building Department for parcel specific tlesignati0na
,lmended 7116003
LAND USE POLICY: COMMUNITY OF LEUCADIA
Distribution Land use policy for Leucadia will not significantly
Of Land Use alter the existing distribution and character of
development in the community. The majority of the
community will remain predominantly residential in
character with commercial uses concentrated along the
Highway 101 corridor and at the Leucadia
Boulevard/Interstate 5 interchange. Finally, the
beaches along the coast are designated as Ecological
Resource/Open Space/Parks.
New development in the community will be restricted to
infill and recycling in the residential neighborhoods
where vacant lots and green houses will ultimately be
developed in residential uses. However, land use
policy for the 101 corridor within Leucadia focuses on
ways to redevelop and revitalize the business district
located along this corridor.
The community is effectively divided into three
sections by the Interstate 5 Freeway and Highway 101.
The areas designated for the lowest residential
densities are located in an area east of the
Interstate 5 Freeway. Finally, the residential land
use designations that permit the greatest densities of
development are applied to those neighborhoods located
in the coastal areas west of Highway 101. The
distribution of land use provided for under the land
use policy is summarized in Table 5. The location and
extent of land use designations within Leucadia are
shown in Figure 3.
Commercial Virtually all of the land designated for commercial
Revitalization land uses in the community is located along Highway
101. The Leucadia highway commercial district is the
focus of policies calling for the revitalization of
the entire commercial corridor that extends along the
entire length of Highway 101. That portion of the
Highway 101 commercial corridor that passes through
Leucadia is designated as a target area to be
considered for redevelopment. The objectives of
redevelopment for this area will include:
° Elimination of blighted and underutilized
commercial properties located along the entire
length of Highway 101 as it passes through
Leucadia, but retaining "home-grown" businesses
like art stores, antiques, handicrafts, and surf
shops. Rehabilitation, rather than replacement
should occur where practical.
LU-60
° Implementation of strategies that would enhance
the appearance of the Highway 101 streetscape and
the railroad right-of-way located east of Highway
101.
° Creation of an attractive commercial district
that would serve the needs of both local
residents and visitors to the Community.
(Coastal Act/30250)
° Implementation of design guidelines to provide
eclectic styles but unity in overall urban
design, to capture the beach town atmosphere, and
to retain the existing desirable elements of
scale, pedestrian accessibility and design.
° Provide public improvements (including roadway,
parking, traffic control, drainage, etc. )
necessary to ensure continued viability of the
district in the future.
° Improve the economic and revenue base of the City
and community for future improvements that will
serve the public good.
In addition to the use of redevelopment to upgrade the
utilization and appearance of the commercial district,
much of the area along Highway 101 and Vulcan
Boulevard is included in the Leucadia Specific Plan
Area (refer to Figure 3) . The Specific Plan will be
based on the following objectives:
° Establishment of standards and uses that
compliment adjacent residential uses, enhance the
appearance of Highway 101 streetscape and
railroad right-of-way, and create an attractive
commercial district that would serve the needs of
both local residents and visitors to the
community;
° Establishment of standards that will help to
revitalize the commercial corridor;
° Provision of residential uses in commercial
zones along the corridor may be considered
provided the residential uses are secondary to
the principal commercial function of these zone
districts;
° Development of standards for development to vary
design, setbacks, materials, colors, landscaping
and the like to ensure a variation in the design
of individual projects that can be tied together
via common parking and internal circulation, and
a common streetscape design;
LU-61
° Establishment of uses (including the possible
locations for transit stops) , and standards for
circulation and design for the railroad corridor;
and
° Implementation of all applicable goals and
policies established under the General Plan.
LU-62
TABLE 5
DISTRIBUTION OF LAND USE: LEUCADIA
Land Use Area o of Total Dwelling Units Population
Designation (1) Planning Area (2) (3)
Residential
Rural Residential 0 0% 0 0
Rural Residential 1 409 140 245 617
Rural Residential 2 283 100 340 857
Residential 3 859 290 1, 718 4,329
Residential 5 68 20 218 549
Residential 8 198 70 1, 030 2,596
Residential 11 176 60 1,338 3,372
Residential 15 6 0% 62 157
Residential 25 10 0% 160 403
Mobile Homes 0 0% 0 0
Commercial
Office-Professional 15 10
Local Commercial 0 0%
General Commercial 42 10
Visitor-serving 26 10
Commercial
Industrial
Light Industrial 1 0%
Public
Transportation 108 40
Public Semi-Public 14 0%
Ecological Resource/
Open Space/Parks 36 10
Agricultural Preserve 0 0%
SUBTOTAL 2,251 760 5, 111 12,880
Encinitas Ranch
Specific Plan' 703 240 4995 1,257
TOTAL 2, 954 1000 5, 610 14, 137
(1) Area is expressed in gross acreage.
(2) Based on net acreage (gross minus 20% for constraints, and mid-range density for each residential
classification,except within the Encinitas Ranch Specific Plan area,see Footnote 5).
(3) Based on 2010 estimate of 2.52 persons per unit(Final Series 7 Regional Growth Forecasts).
(4) See Table 5a for Encinitas Ranch Specific Plan Land Use Distribution Summary.
(5) Based on acreage multiplied by mid-range density for each residential classification.
Table Amended 4116192, 6122194, 9121194
LU-63
TABLE 5 a
ENCINITAS RANCH SPECIFIC PLAN
LAND USE DISTRIBUTION SUMMARY: LEUCADIA
(Alternative A Summary)
Land Usein Acreage Comm/Office Density Mid. DU(I) Max. DU(2)
Single Family Residential 3.4 0.9 2 DU 3 DU
Single Family Residential 69.9 3.0 174 DU 210 DU
Single Family Residential 21.9 5.0 87 DU 110 DU
POEM-
Single Family Residential Total 95.2 263 DU 323 DU
Multi-Family Residential 8.0 10.0 72 DU 80 DU
East Saxony Mixed-Use
Multi-Family Residential 9.4 20.0 164 DU 188 DU(4)
Commercial/Office 13.0 75,000 SF(3)
Quail Botanical Gardens 14.5
Expansion
Open Space(5) 194.8(6)
Golf Course & Club House 151.7
Agriculture 136.4
Elementary School 11.4
Major Roads 38.8
Magdalena Ecke Park 29.8
PROJECT TOTAL 703.0 75,000 SF 499 SF 591 DU
(1) Based on acreage multiplied by mid-range density for each residential classification.
(2) Based on acreage multiplied by maximum density for each residential classification.
(3) Up to 75,000 SF of commercial/office development with a Floor Area Ration not to exceed 0.1324 may
be constructed on up to 13.0 acres in this area of East Saxony Planning Area. Any land within the
13.0 acres remaining undeveloped may develop with multi-family residences at densities up to 20
du/ac, provided that no more than 260 dwellings may be constructed on the parcel.
(4) This parcel could develop with residential care facilities at a similar intensity. If such use is
constructed on the 9.4 acres, then the total maximum dwelling unit count for the Encinitas Ranch
Specific Plan Area would be reduced by 188 dwelling units.
(5) Open Space acreage includes undisturbed land, manufactured slopes adjacent to roads, drainage
detention areas, trails outside of the golf course, and the linear greenbelt/recreation area
adjoining El Camino Real.
(6) Includes the open space bluffs located within the Green Valley Planning Area of the Specific Plan.
Table Added 9121194
LU-63a
Residential 02-0.25
Resldenuai 0.26-0.50
:; Residential 0.5 t-1.00
Residential 1.01-2.00
Plesidentlal 2.01-0.00
_r .r•4r:,.., f ,} Residential 3.01-5.00
_4 -T- 1,ry y, r V] .�_- }`•- s Residential 5.01-8.00
5s a ��.-� ,s4j,,S� �% -;�a', �� d � rar: t•' •-••,3' .�4 .. - Residential 8.91-1 t.0
.cyr-e
Reaidenttal 11A1-75.0
of� e o` �t, ti - 1�1 �, _, �•'� µ �r . .� Residential 15.07-25,0
Ig
t,�'k,"it buy :•k 'L3Y t �3s -}yy p. .�. is ■
_ _ 3AMP MddYfe Home Perk
' % Office Profagsicnal
local Commercial
Visitor-Serving Commercial
General Commercial
i e C.'.Yy�j I1�4., �`-- sae"- �JW V ■
;•r > F "yam' �' _ Light Industrial
r ■
gp'. ' t 1 kGa� It k��■..r■ ::: _ Public/Semi-Public
` � a r ai ,:i , _ Tl.v4 * ::;9P• Specific Plan
Ecological Resource/Open Space/Park
7
i 1 A
7'"M Transportation
i t rv- ■
NOTE:Special Study Overlay shown In Figure 1
also applies to Land Use Policy for this
.Sp� : community.
j ti \ski! ' Lk 4'd I
i 1 i
a
f�
i
200° r,6-ndnitas
General Plan
PlBsae refer to the Ganere North f Plan Land Use Policy Map in the spake in feet
_nclnites Community Oeveiopment Department for parcel specific dasignatlorts. Amended 9/21/94
LU-64
LAND USE POLICY: COMMUNITY OF NEW ENCINITAS
Distribution The land use policy for the community of New Encinitas
Of Land Use will not result in any substantial changes in the
patterns and densities of development over that which
presently exists. Residential land use designations
correspond with the type and density of existing
divisions. Some infill will occur, especially in
those areas where greenhouses are located. Other
large tracts of undeveloped land in the southern
portion of the planning area will be developed as
larger lot family residences in the future.
The primary commercial area in the City is located in
New Encinitas along both sides of El Camino Real, with
a major concentration of this activity at the
intersection of El Camino Real and Encinitas
Boulevard. The area along these two streets will
continue to act as the City' s main business district
in the future and will require additional public
improvements to accommodate this activity.
The distribution of land uses for the New Encinitas
community are described in Table 6. The location and
extent of the land use designations which apply to New
Encinitas are indicated in Figure 4.
Commercial Most of the land designated for commercial land uses
Revitalization in the community is located along El Camino Real and
Encinitas Boulevard. Those portions of both streets
that pass through New Encinitas are designated as
target areas to be considered for redevelopment. The
objectives of redevelopment for this area will
include:
° Elimination of blighted and underutilized
commercial properties located along both El
Camino Real and Encinitas Boulevard as they pass
through New Encinitas.
° Implementation of strategies that would enhance
the appearance of the El Camino Real and
Encinitas Boulevard streetscapes.
° Creation of an attractive commercial district
that would serve the needs of both local
residents and visitors to the Community.
(Coastal Act/30250)
° Implementation of design guidelines to provide
unity in urban design.
LU-65
TABLE 6
DISTRIBUTION OF LAND USE: NEW ENCINITAS
Land Use Area o of Total Dwelling Units Population
Designation (1) Planning Area (2) (3)
Residential
Rural Residential 17 10 2 5
Rural Residential 1 0 0% 0 0
Rural Residential 2 12 10 14 35
Residential 3 408 170 816 2,056
Residential 5 287 120 918 2,313
Residential 8 841 350 4,373 11,020
Residential 11 193 80 1, 467 3, 697
Residential 15 26 10 270 681
Residential 25 17 10 272 685
Mobile Homes 47 20 244 615
Commercial
Office-Professional 22 10
Local Commercial 3 0%
General Commercial 185 70
Visitor-serving 0 0%
Commercial
Industrial
Light Industrial 34 10
Public
Transportation 0 0%
Public Semi-Public 106 40
Ecological Resource/
Open Space/Parks 79 30
Agricultural Preserve 0 0%
SUBTOTAL 2,277 950 8,377 21, 110
Encinitas Ranch
Specific Plan' 137 60 3655 920
TOTAL 2, 414 1000 8, 742 22, 030
(1) Area is expressed in gross acreage.
(2) Based on net acreage(gross minus 20%for constraints,and mid-range density for each residential
classification,except within the Encinitas Ranch Specific Plan area,see Footnote 5).
(3) Based on 2010 estimate of 2.52 persons per unit(Final Series 7 Regional Growth Forecasts).
(4) See Table 6a for Encinitas Ranch Specific Plan Land Use Distribution Summary.
(5) Based on acreage multiplied by mid-range density for each residential classification.
Table Amended 9121194 and 8124105
LU-66
TABLE 6a
ENCINITAS RANCH SPECIFIC PLAN
LAND USE DISTRIBUTION SUMMARY: NEW ENCINITAS
Land Use Acreage Comm/Office Density Mid. DUU) Max. DU(2)
Single Family Residential 0 0. 9 0 DU 0 DU
Single Family Residential 0 3.0 0 DU 0 DU
Single Family Residential 0 5.0 0 DU 0 DU
Single Family Residential Total 0 0 DU 0 DU
Multi-Family Residential 0 10.0 0 DU 0 DU
Green Valley Mixed-Use
Multi-Family Residential 11.5 25.0 258 DU 287 DU
Commercial/Office/Residential 3. 9 50,000 SF 107 DU 117 DU
Church/School Site 10. 9 41,000 SF(3)
Open Space(4) 27.0(5)
Golf Course & Club House 0
Agriculture 0
Regional Commercial Center 73.8 750,000 SF(6)
Elementary School 0
Major Roads 9.7
PROJECT TOTALMM 137.0 841,000 SF 365 DU 404 DU
(1) Based on acreage multiplied by mid-range density for each residential
classification.
(2) Based on acreage multiplied by maximum density for each residential
classification.
(3) If this 10.9-acre site does not build-out with church/school uses, then the site
could develop with multi-family homes, provided the total number of dwelling units
permitted within the entire Green Valley Mixed Use zone shall not exceed 543 DU.
(4) Open Space acreage includes undisturbed land, manufactured slopes adjacent to
roads, drainage detention areas, trails outside of the golf course, and the linear
greenbelt/recreation area adjoining E1 Camino Real.
(5) Excludes the open space bluffs located within the Green Valley Planning Area.
This open space area is accounted for in Table 5a of the Leucadia CAB area.
(6) No more than 725,000 SF is permitted unless a community-oriented use (such as a
community theater) acceptable to the City has been constructed or is under
construction. The number of square feet acceptable to the City, which can be a
maximum of 15,000 SF shall be deducted from the total 750,000 SF of uses, with the
remaining number of square feet for commercial use. This does not apply to
"interim" community-oriented uses (such as an open art fair) as determined by the
City's discretion. Table Added 9121194, amended 3-17-04 & 9-23-09 (Reso. 09-
4 7)
LU-66a
N
Legend
<: Rwal Residentia10.00-0.25 drJac(RRFP}'
SP3 0 ®00 1.200 2.a30 Rural Residentia102".50 du+ac{RR)'
Feet Rural Residentia1051-1.00 dwac(RR7)
sspi Rural Residentia11Al2.00 duiac[RR2}
t
Resideirtial 2A1-3A0 duiac(113)
r
- Residetrtial 3A1-5.00 duiac(115)
1_ ♦� 1111111 Resideidial 5A1-BAH du+ac[RB)
1
Resideirtia18A1-11A0 duiac(Rll)
M Residetrtial 11A7-15A0 duiac(1175)
M Reside+rtial 15A7-25A0 duiac(1425)
M Mobile Home Park{MH P}
Office Professional{OP}
i _
Local Commercial[LC}
� General Commercial{GC)
M Visitor Sewing Commercial llltiC19
- ` M Light Industial(LI)
M Public Semi Public(P;SP)
M Transportmion Conidor(LC)
a'
M Ecological Resource,Open
l
1, Spedtic Plan
Note.Speda I Study Overl ay shom in Figure 1 Also applies to
Land Use Policy for this community
Hizure 4
Land Use Policy:
z New Encinitas
Encinitas
General Plan
Ammled 81.
Please refer to the General Plan Land Use Policy Map in me
Encinitas Planning&Building Department forparcel specific designations.
Page LU-67
° Provide public improvements (including roadway,
parking, traffic control, drainage, etc. )
necessary to ensure continued viability of the
district in the future.
° Improve the economic and revenue base of the City
and community for future improvements that will
serve the public good.
LU-68
LAND USE POLICY: COMMUNITY OF OLD ENCINITAS
The land use policy for the community of Old Encinitas
encourages the maintenance of the existing character
of the community. New development in Old Encinitas
will be minimal with most of it occurring as infill
(e.g. , new development on vacant parcels) or the re-
development of the greenhouse areas to more urban
uses.
Distribution The Land Use Policy for this community will not result
of Land Use in any significant alterations over the existing
patterns of development. Residential densities are
greater in those neighborhoods adjacent to the beach
while those areas east of the Highway 101 corridor
have much lower densities. Most new residential
development will involve infill on scattered
undeveloped or underdeveloped parcels and recycling
which involves the demolition of an existing structure
which is replaced by a new structure.
Two distinct commercial districts are identified in
the land use policy map and these correspond to the
existing commercial districts located along the
Highway 101 corridor and Encinitas Boulevard. The
former includes the original central business district
for the community.
Commercial Much of the land designated for commercial land uses
Revitalization in the community is located along Highway 101 and
Encinitas Boulevard. The Old Encinitas commercial
district is the focus of policies calling for the
revitalization of the entire commercial corridor that
extends along the entire length of Highway 101. Those
portion of the Highway 101 and Encinitas Boulevard
commercial corridor that pass through Old Encinitas are
designated as a target areas to be considered for
redevelopment. The objectives of redevelopment for
these areas will include:
° Elimination of blighted and underutilized
commercial properties located along the entire
length of Highway 101 and Encinitas Boulevard as
they pass through Old Encinitas.
° Appearance of the Encinitas Boulevard and Highway
101 streetscapes and the railroad right-of-way
located east of Highway 101.
LU-69
° Creation of an attractive commercial district
that would serve the needs of both local
residents and visitors to the Community.
(Coastal Act/30250)
° Implementation of design guidelines to provide
unity in urban design and to capture the beach
town atmosphere.
° Provide public improvements (including roadway,
parking traffic control, drainage, etc. )
necessary to ensure continued viability of the
district in the future.
° Improve the economic and revenue base of the City
and community for future improvements that will
serve the public good.
In addition to the use of redevelopment to upgrade the
utilization and appearance of the commercial district,
much of the area along Highway 101 and Vulcan Avenue
is included in the Old Encinitas Specific Plan Area
(refer to Figure 5) . The Specific Plan will be based
on the following objectives:
° Establishment of standards that will help to
revitalize the commercial corridor;
° Provision of residential uses in commercial zones
along the corridor may be considered, provided
the residential uses are secondary to the
principal commercial function of these zone
districts;
° Development of standards for development to vary
design, setbacks, materials, colors, landscaping
and the like to ensure a variation in the design
of individual projects that can be tied together
via common parking and internal circulation, and
a common streetscape design;
° Development standards will be established to
promote commercial development complimentary to
the existing pattern of development relative to
height, building bulk and mass, setbacks, open
space and the like;
° Commercial development standards and uses will
promote high pedestrian activity;
° Residential, recreation and commercial uses will
be complimentary in design and use; and
LU-70
° Implementation of all applicable goals and
policies established under the General Plan.
The Self Realization Fellowship property is located in
both Old Encinitas and Cardiff, and is also identified
a Specific Plan Area. Additional discussion of this
Specific Plan is included under the description of
specific plan uses in this Element.
The central business district for Old Encinitas is also
located within a designated area for which a specific
plan has been proposed.
The distribution of land use within the community that
is provided for in the land Use Element is summarized
in Table 7. Figure 5 describes the location and
extent of land use designations within Old Encinitas.
LU-71
TABLE 7
DISTRIBUTION OF LAND USE: OLD ENCINITAS
Land Use Area o of Total Dwelling Units Population
Designation (1) Planning Area (2) (3)
Residential
Rural Residential 0 0% 0 0
Rural Residential 1 52 30 31 78
Rural residential 2 65 40 78 197
Residential 3 319 190 638 1, 608
Residential 5 190 110 608 1,532
Residential 8 82 50 426 1, 074
Residential 11 205 120 1,558 3, 926
Residential 15 56 30 582 1, 467
Residential 25 49 30 784 1, 976
Mobile Homes 0 0% 0 0
Commercial
Office-Professional 30 20 5 13
Local Commercial 0 0%
General Commercial 133 80 430 1, 083
Visitor-serving 13 10 35 88
Commercial
Industrial
Light Industrial 29 20
Public
Transportation 107 60
Public Semi-Public 217 130
Ecological Resource/
Open Space/Parks 96 60
SUBTOTAL 1, 643 990 5, 175 13, 042
Encinitas Ranch 13 10 1415 355
Specific Plan'
TOTAL 1, 656 1000 5,316 13, 397
(1) Area is expressed in gross acreage.
(2) Based on net acreage(gross minus 20%for constraints,and mid-range density for each residential
classification,except within the Encinitas Ranch Specific Plan area,see Footnote 5).
(3) Based on 2010 estimate of 2.52 persons per unity(Final Series 7 Regional Growth Forecasts).
(4) See Table 7a for Encinitas Ranch Specific Plan Land Use Distribution Summary.
(5) Based on acreage multiplied by mid-range density for each residential classification.
Table Amended 7110191, 1126194, 6122194, 9121194, 7116103, and8124105
LU-72
TABLE 7a
ENCINITAS RANCH SPECIFIC PLAN
LAND USE DISTRIBUTION SUMMARY: OLD ECNINITAS
(Alternative A Summary)
Land Use Acreage Comm/Office De Mid.DU(') Max.DU(2)
Single FamilyResidential 0 0.9 0 DU 0 DU
Single Family Residential 0 3.0 0 DU 0 DU
Single Family Residential 0 5.0 0 DU 0 DU
Single Family Residential Total 0 0 DU 0 DU
Multi-Family Residential 0 10.0 0 DU 0 DU
West Saxony Mixed-Use
Multi-Family Residential 8.1 20.0 141 DU 163 DU
Office 4.9 25,000 SF
Office Space(3) 0
Golf Course&Club House 0
Agriculture 0
Elementary School 0
MgJor Roads 0
PROJECT TOTAL 13.0 1 25,000 SF 1 141 DU j1L 1 163 DU
(1) Based on acreage multiplied by mid-range density for each residential classification.
(2) Based on acreage multiplied by maximum density for each residential classification.
(3) Open Space acreage includes undisturbed land,manufactured slopes adjacent to roads,drainage
detention areas,trails outside of the golf course,and the linear greenbelt/recreation area adjoining
El Camino Real.
LU-72a
N Legend
Rural Residential0.00-0.25 drrac(RRFP)"
Rural Residentia10.26 0.50 duiac[RRJ'
0 1,000 2,000 3,000 Ruial Residentia10.51-1.00 ddac(RRi)
n Pu P
EP`•PI• Feet Ruial Residential 1.012.00 dui[RR2J
s
F>■ Residerrtia12A13.00 duiac[R3]
s - jiF
f e Ee-ra u:
W- Riesidential3A15.00 duiac(145)
�,
r
PI 7 ~0! � Residerrtia15A18.00 duiac[148]
FIY� ,• r�
M Residential 6.01-11.00 duiac(R11)
F8 EPA.:PI A�N R R
%. s P••P p, ."f : M Residential 11A1-15.00durac(R15)
II■ Residential 15A1-25.00 duiac(R25)
'Wyk T: PII R'1_J
-'■qRR fiF
F'! _" -•.'-+gAffM Irlohile Home Park(MHP)
wi
Office Professional(OP)
.1
El,.:PI � oP M Local Commercial(LC)
- ,,,, General Commercial[GC]
9 $+ F:.•FryiP15m
M Yrsitor Serving Commercial[VS C]
M Light Industial(Lf)
-s
=P i a $ pa - Pli Fr M Public Semi Public(MP)
g x M Transportation Corridor(fC)
M Fcological Resource,Open
� PII. � o
s i Fa 3 p Public Rig lrt-of-Way(ROW
i Specific Plan
1 .Q a _APL
Note:Spedal Study Overley shovel in Figure 1 Also applies to
EP. PI $ Land 11 se P of icy for this comm unity
P:P
•F '.',';[♦�- i =� ' a q 'Land_sa b-ndary b.We RR and RR FPa
r�51� pC dele,m ed bycu„e,d Cily A.odpla in de ign arson.
r 1•
e • � a i p ;
x I .P �>P rc 80.AP
FYgue 5
P'f P.
T Land Use Policy:
Old Encinitas
u ;ls, roo Encinitas
ys lro.l o�sLTos i.lna,•wUblo�s
9.,n:u ofym d�cnunwla,nt rwn,arrla
msY.C't:ofFwnms.::aVIF,
�::l12VG nul o&w San nw wpa:r,ar1.
General Plan
Please refertc the General Plan Land Use Policy Map in the 3I29I89
Encinitas Planning&Building Department for parcel specific designations. n,,,m,adsnans
Page LU-73
LAND USE PLAN: COMMUNITY OF OLIVENHAIN
Distribution Olivenhain has the largest land area of the five
of Land Use communities while at the same time, has the lowest
residential densities. Land use policy for Olivenhain
will be effective in preserving the rural "feeling of
country" character that is typical of the community.
The main feature of the land use policy for this
community is to permit the development of
privately-owned properties while ensuring that
significant ecological areas are preserved. The
distribution of land use is indicated in Figure 6 and
summarized in Table 8.
The greatest residential densities in the community
are found in the westernmost portions of the
community. The original settlement along Rancho Santa
Fe Road is designated Rural Residential 2 which
permits two units per acre in the absence of any
development constraints. Virtually all of the
remaining land area in the community is designated
Rural Residential 1, which requires a minimum lot size
of one (1) acre, or "Rural" which requires a minimum
lot size of from two (2) to eight (8) acres for each
unit.
Commercial development is permitted in a single area
of the community located at the intersection of
Encinitas Boulevard and Rancho Santa Fe Road. The
area allows General Commercial, Local Commercial, and
Office Professional developments.
The San Elijo Lagoon serves as the southernmost
boundary of the community and both the lagoon and the
surrounding wetland areas are designated Ecological
Resource in recognition of the lagoon' s protected
status. The boundaries of this designation correspond
with those of the San Elijo County Park.
Much of the Olivenhain community includes areas that
have steep topography, areas subject to periodic
flooding, and areas containing significant
environmental concerns. Virtually all of those
properties adjacent to Escondido Creek and its
tributaries are included within the Special Studies
Overlay. The purpose of the Special Studies Overlay,
in this instance, is to both preserve the riparian
habitats along the creeks and to ensure that
development is sensitive to the periodic flooding that
occurs along these creeks. Densities for new
residential development within this floodplain area is
limited to one (1) dwelling unit per eight (8) acres.
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The distribution of land use for Olivenhain is
summarized in Table 8 . Figure 6 describes the
location and extent of land use designations within
Olivenhain.
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TABLE 8
DISTRIBUTION OF LAND USE: OLIVENHAIN AND SPHERE*
Land Use Area o of Total Dwelling Units Population
Designation (1) Planning Area (2) (3)
Residential
Rural Residential 2, 821 670 559 1, 409
Rural Residential 1 195 50 117 295
Rural Residential 2 771 180 925 2,331
Residential 3 8 0% 16 40
Residential 5 0 0% 0 0
Residential 8 0 0% 0 0
Residential 11 0 0% 0 0
Residential 15 0 0% 0 0
Residential 25 0 0% 0 0
Mobile Homes 0 0% 0 0
Commercial
Office-Professional 10 0%
Local Commercial 8 0%
General Commercial 10 0%
Visitor-serving 0 0%
Commercial
Industrial
Light Industrial 0 0%
Public
Transportation 0 0%
Public Semi-Public 0 0%
Ecological Resource/
Open Space/Parks 432 100
TOTAL 4,255 1000 1, 617 4, 075
* Includes unincorporated area within the Sphere of Influence.
(1) Area is expressed in gross acreage.
(2) Based on net acreage(gross minus 20%for constraints,and mid-range density for each residential
classification).
(3) Based on 2010 estimate of 2.52 persons per unit(Final series 7 Regional Growth Forecasts).
Table Amended 4116192, 6116193, 1118194(93-154 GPA/EIA)and 10/10107
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Land Use Policy
Ol venhain
Encinitas
General Plan
'�„ ��•—_ 11/14/07
Please refer b the General Ran Land flee Pdiay Map in the YP a�
Encwilas Flaming&Building Clepartir> tfor parcel speofic desig rkib PageLlLT-77