HomeMy WebLinkAbout1982-07-20; Housing & Redevelopment Commission; Resolution 14a-
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RESOLUTION NO. 14
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA
APPROVING THE VILLAGE DESIGN MANUAL.
The Housing and Redevelopment Commission of the Ci
Carlsbad hereby resolves as follows:
1. That the Village Design Manual attached heretc
Exhibit A and incorporated by reference is approved.
PASSED, APPROVED, AND ADOPTED at a regular meetins
the Housing and Redevelopment Commission of the City of
Carlsbad, on the 20k1 day of July , 1982 by tl
following vote, to wit:
AYES : ccmissimers Casler , Lewis, Kulchin, Chick and Ane
NOES: Nme
ABSENT: %ne
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C" / //5 4 //>&bq & . ."H/AA- MARY H. C,FSLER, Chairperson
ATTEST :
/4416 ALETHA L. RAUTENKRANZ, Cltm
(SEAL)
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I e @ EXHIBIT
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THE
VILLAGE DESIGN
MANUAL
CITY OF CARLSBAD
CARLSBAD, CALIFORNIA
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\. TABLE OF CONTENTS
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Commissions and Committees , , , , , , , , , , , , , , 1
SECTION
I. Introduction . . . . . . . . . . . . . . . 2
11. Objectives of the Design Manual. . . . . . . . . 2
111. Existing Conditions of the Village Area. . . . . 3
IV. Proposed Development of the Village Area . . . . 3
V. Design Guidelines for the Village Area . . . . 3
VI. Urban and Environmental Features
Architecture of the Village Area . . . . . . 4 Urban Design of the Village Area , . , , , , 4
VII. Development Guidelines for the Village Area
Compliance With City Regulations . . . . . . 5
Lot Coverage . . . . . . . . . . . . . . . 5 Building Coverage. . . . . . . . . . . . . . 5 Building Setbacks. . . . . . . . . . . . . 5 Building & Structural Height Limitations . . 5 Building Intensity . . . . . . . . . . . . 6 Siting of Buildings, Structures & Open Space 6 Open Space . . . . . . . . . . . . . . . . 6 General Landscape Guidelines . . . . . . . 7
Fire Safety. . . . . . . . . . . . . . . 8
VIII. The Circulation System
Street System. . . . . . . . . . . . . . . 9
Transit. . . . . . . . . . . . . 9 Bicycle Linkages . . . . . . . . . . . . . . 10 Pedestrian Movement. . . . . . . . . . . . . 10
Arterial & Freeway Linkage , , 1 , a , @ , , 9
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SECTION PAGE
IX . Off-street Parking Areas ............ 10
Screening of Parking Areas ......... 11 Landscaping . Parking Areas ......... 11
X . Signs ...................... 13
XI . City Furniture Criteria
Street Furniture Criteria .......... 15
XI1 . Standards for the Sub.Areas ........... 15
Sub-Areal ................. 16 Goal ................... 16
Land Use. ................ 16
Design .................. 17 Special Treatment Area Village Centre ............ 17
Elm Avenue .............. 17
Sub-Area2 ................. 18
Goal ................... 18 Land Use ................. 18
Design .................. 19 Special Treatment Area Elm Avenue .............. 19
Sub-Area3 ................. 19
Goal ................... 19 Land Use ................. 20 Design .................. 20
East side of State Street ....... 20
Sub-Area4 ................. 20
Goal ................... 20
Landuse ................. 21 Design .................. 21
East Side of Tyler .......... 21
Special Treatment Area
Special Treatment Area
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t SECTION PAGP
Sub-Area5 ................. 21
Goal ................... 21 Landuse ................. 22
Design .................. 22
Carlsbad Boulevard .......... 22
Sub-Area 6 ................. 23
goal..,......^^.^^^^^^^ 23 LandUse ................. 23
Design .................. 23
Sub-Area7 ................. 23
Goal ................... 23
Land Use ................. 24
Design .................. 24
XI11 . CONCLUSION ................... 24
Special Treatment Area
Appendix A ...................... 25
Appendix B ...................... 31
Appendix C ...................... 33
Exhibit A Boundary Map
Exhibit B Sub-Area Map
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*. CITY OF CARLSBAD
CITY COUNCIL/HOUSING & REDEVELOPMENT COMMISSION
Ronald Packard Mayor/Chairman
Mary Casler
Vice-Mayor/Vice-Chairwoman
Bud Lewis
Councilman/Mernber
Girard Anear
Councilman/Mernber
Ann Kulchin Councilwoman/Member . Frank Aleshire City Manager/Executive Director
Vincent Biondo
City Attorney/Commission Counsel
CITY PLANNING COMMISSION . Mary Marcus, Member Vernon Farrow, Chairman
Jonathan D. Friestedt, Member
Lt. Col. E. H. Jose, Jr., Member Stephen L'Heureux, Member
Clarence Schlehuber, Vice-chairman
Michael Holzrniller, Principal Planner
e Jerry Rombotis, Member
CARLSBAD HOUSING & REDEVELOPMENT COMMITTEE .
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Kennith Chriss, Past Member Matt Hall, Member
Eva Carney, Member Claude "Red" Helton, Member
Laura Morales, Member
Roy Sanchez, Member
Frankie Gene Runzo, Past Member
Roy Ward, Chairman
Thelma Hayes, Chairman
Marty Orenyak, Director Andrew J. Aitken, Project Manager
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- % . VILLAGE DESIGN MANUAL
CARLSBAD, CALIFORNIA
DESIGN MANUAL
I. INTRODUCTION
The Design Manual is a supportive plan and embodies the guidelines and regulations for the implementation of the City of Carlsbad's adopted Village Area Redevelopment Plan.
The manual is an urban design and land use plan that addres
the physical structure, activity framework, and spacial
relationships of the Village Redevelopment Area. Its
specific provisions cover the height and intensity of buildings; landscaping; street furniture; open space; the siting of structures; transportation and circulation: land-
use; and matters which affect the overall appearance of theurban core.
Since the Design Manual reintroduces the concept of urban design into the project area, its text must introduce an
urban design vocabulary. Therefore, a supplemental glossar
explaining many of the concepts herein is attached to help clarify their meaning.
I1 OBJECTIVES OF THE DESIGN MANUAL
The implementation of the Village Redevelopment Plan and tl comprehensive improvement of the urban core of the Carlsbac planning area are the primary objectives of the Design Man1
The intent of the Village Design Manual is to provide gene] design guidelines and regulations.
The document should provide an understanding of the "type" and "quality" of development being sought by the Housing a]
Redevelopment Commission (Redevelopment Agency) . It ShOU1( be viewed as providing guidance and parameters rather than strict standards.
The primary responsibility for applying and interpreting t:
guidelines contained herein rests with the Design Review BI and with the Commission which retains ultimate authority a
responsibility for application. The Design Review Board s consist of highly qualified persons with an interest in th field of urban design and a member from the City staff sha
be appointed to advise associated committees and the
Commission. The Board will evaluate development proposals
they relate to the Village Design Manual and intent of thi
plan.
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I11 . EXISTING CONDITIONS OF THE VILLAGE REDEVELOPMENT AREA
The Redevelopment area occupies a portion of the "inner-cit:
of the Carlsbad community. It contains approximately 200 acres (Exhibit A). The Village Redevelopment Plan Area is the heart of Carlsbad, and was one of the first sections of
the City to be settled.
Prior to adoption of a local coastal program, all develop-
ment plans involving property fronting on Elm Avenue, or
located in Sub-areas 5 or portions of Sub-area 6 will requi
approval by the San Diego Coast Regional Commission.
IV. PROPOSED DEVELOPMENT OF THE VILLAGE REDEVELOPMENT AREA
The Redevelopment Plan for the Village Redevelopment Area calls for the expansion of mercantile activity; more intens residential use; and increased emphasis on public parking facilities; urban beautification; and a significant increas
in public and private landscaped open space. To accomplish these goals, the proposed development of the Village Rede-
velopment Area will be divided into sub-areas (Exhibit B) .
V. DESIGN GUIDELINES FOR THE VILLAGE
REDEVELOPMENT AREA
The Village Redevelopment Area should reflect land use dive
sity, variety and urbanity. The development of commercial residential blocks, consisting of ground-floor shops, and upper-floor residential apartments and studios, will increz
the project area's viability and stimulate its trade.
High Intensity Residential "Villages", (self-contained res!
dential recreational commercial complexes), appear to be suitable land uses for the project area and urban core and should be encouraged.
The Village Redevelopment Area should be developed with in esting shops, boutiques, restaurants, service uses and hig: intensity residential uses. The employment of enclosures, arcades, galleries, and shopping plazas should be encourag The specialty shops, services, and restaurants for the pro
area shall be augmented by a setting which manifests
urbanity .
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Enlightened sign control and the artistic selection of exte
nal graphics and street furniture are prerequisites for the
establishment of the setting, Comprehensive land use and
transportation planning are others,
The landscaping of the project area should be manicured and maintained with permanent irrigation systems. In these are
enclosures, parks, and squares with cobblestone, tile, or brick flooring; ornamental park furniture and lighting;
fountains, sculpture, and kiosks; sedentary, recreational facilities are appropriate.
VI. URBAN AND ENVIRONMENTAL DESIGN FEATURES
Architecture of the Village Area
Neither the Redevelopment Plan nor the Design Manual sugges the establishment of an architectural theme for the Village
Redevelopment Area. In lieu of an architectural theme, the
Housing and Redevelopment Commission and the Design Review Board should require architectural coordination among devel ments. This coordination will require architects and land-
scape architects with project area clients to jointly resol
design problems and conflicts. Furthermore, it will help t ensure compatibility of proposed development with the existing village scale. The Design Review Board is chargec
with the duty of requiring architectural coordination and
cooperation in the Village Redevelopment Area.
Urban Design of the Village Redevelopment Area
The urban core of the City of Carlsbad consists of seven sub-areas. Each arsa shall be characterized by different land use patterns and have a strong beneficial interdependt
among each other. This interdependence will be fostered a] encouraged by the Design Review Board.
The Design Review Board shall promote the effective inter- dependence for the urban core's several areas by advocatinc the establishment of pedestrian linkages between the seven
subareas. These linkages, where feasible, should take the form of landscaped paths or arcades.
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, VII. DEVELOPMENT GUIDELINES FOR THE VILLAGE
REDEVELOPMENT AREA
Compliance with City Requlations
Except as indicated herein, all proposals for projects in ti7
Village Redevelopment Area shall comply with all normal cit]
development regulatons pertaininq to zoning and land-use.
Lot Coverage
All buildings, including accessory buildings and structures
and all parking areas and driveways, should not cover more
than eighty percent (80%) of the net lot area.
Building Coverage
The open area of each building site should be devoted to landscaping and may take the form of promenades, patios, ou'
door cafes, yards or setbacks. The building coverage stand
buildings.
Building Setbacks
When new buildings are proposed the Housing and Redevelopme
Commission may require minimum yard setbacks. Building
setbacks along or facing plazas, squares or enclosures shou
as a general rule not be less than 15' in depth. In exchan for exceptionally good landscaping, depth of the required
setbacks may be reduced by the Housing and Redevelopment
Commission. The building setback requirements of the Desiq
Manual should not apply to existing buildings.
Building and Structural Height Limitations
As a general rule, lowrise buildings are preferable. The
scale of the central village community calls for the maintc ance of the project areas low profile. Notwithstanding th:
towers which occasionally punctuate the horizontal sweep oj
the urban core might improve the overall urban design of tl
Villa.ge Redevelopment Area and add interest and variety thereto. The maximum height for new buil.dings within the
project area shall not exceed 35'.
of the Design, Manual will not be applied to existing
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.. Building Intensity
Long banks of commercial buildings and long terraces of connected residential units should be avoided, Where feasi rows of shops, offices and dwellings units should be
These breaks should augment the public convenience and amen
to the project area, and promote serial visions therein,
The Siting of Buildings, and Structures, Open Space
The Redevelopment Plan is based upon the acceptance of the
permanency of the physical structure of the buildings in tk
Village Redevelopment Area. In general, development shoult be clustered around parks and plazas, and should be set in manner which augments the adjacent common open space and facilitates public access from nearby streets, parking transit facilities and residential shopping concentrations,
Each building shall be sited in a manner which compliments adjacent building and their landscaping. This coordinatior
should produce a village townscape which has both order anc diversity. The orderly arrangement of open space is a
prerequisite to the development of good urban design,
Open Space
Open space compliments buildings and provides a contrast
which is essential to the softening of the urban scene. Ii
provides livability, beauty, recreation and relief from url
pressure, The following criteria for siting of open space should be employed by the Design Review Board during the course of its consideration of plans for the construction, remodeling, or enlargement of buildings in the Village Redl velopment Area.
interrupted by landscaped paths I promenades I or arcades *
The central business district should be interconnected by an organized pattern of private and public open spaces, such as parks, promenades, plazas and enclosures.
Common or joint open spaces, which serve
several uses or buildings, are preferred
to those which serve a single land use.
Open space should be accessible to exter- nal pedestrian traffic.
Open space should be sited in a manner
which provides interesting views to the pedestrian.
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Open space shall be sited in a manner
which encourages effective landscaping and
horticulture.
From a design standpoint, open space
should be located, arranged, and developed
in such a manner that it consitutes and
orderly extension of the building with
which it is related, and vice versa.
Where surface open space is not plentiful,
the use of "roof gardens" shall be en- couraged @
General Landscape Guidelines
The following landscape guide is designed to promote via- bility of the Village Redevelopment Area, and to improve tl overall quality of the downtown area. These guidelines arc to be used in conjunction with the open space, building coverage criteria, standards, and guidelines of the Villagc Design Manual.
With the exception of the existing single family residentii units, the following landscaping criteria shall be employe(
by the Design Review Board during the course of its consid- eration of plans for construction, remodeling, or intensif: cation of uses within the Village Redevelopment Area:
A minimum of twenty percent (20%) of the
the project area shall be landscaped. The landscaping of each project need not be entirely confined to plant material. Alternative uses of textured paving, graphics, fountains, water sculptures, and exterior furniture may be used to improve
the convenience and amenity of the
Redevelopment Project Area. The use of the
alternative features should not exceed a 50:50 ratio.
Where plant material is used, it shall be selected, arranged, and installed in accordance with sound landscaping
practices.
All plant material shall be maintained
net lot area of each new development within
with a permanent irrigation system.
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Plant material shall be used for soil, water and energy conservation.
Trees should be used to soften the impact of hard surfaces.
Landscaping shall be manicured and
trees shall be pruned, pollared, espal- iered and pleached. They shall be aided and protected by drains and grates.
Planters and tree wells shall be designed to protect the plants they accommodate, and to promote the aesthetic quality of their surroundings.
The use of fountains, water sculpture and other recycling water features should be encouraged by the Design Review Board.
These requirements shall be met with the installation of or
site landscaping in accordance with City of Carlsbad land-
scape policy, unless participation in a cooperative land- scape project is approved by the Design Review Board. The Board may approve participation in a cooperative landscape project where it finds that such participation would sub-
stantially improve the involved project or increase its
overall design quality.
Fire Safety
All proposals for the development or use of land within thc
Village Redevelopment Area shall be consistent with the Cil of Carlsbad standards of fire safety. The Fire Department shall prescribe the water pressure; size and location of tl water lines; type and location of fire hydrants; width and location of fire lanes, drives, passageways, courtyards, a] plazas; the type and location of onsite fire protection facilities and use of fire retardent materials. The Desigi
Review Board shall not approve any development or land use plan for the project area prior to its receipt of the Fire Department's report thereon.
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VIII. THE CIRCULATION SYSTEM
The following guidelines are designed to improve circulatic
within the project area.
Street System
The local street system of the central Carlsbad community j
and will remain, the most important element of the Village
Redevelopment Area's extended pattern of circulation. This system will continue to bring automobile, truck, and bus traffic, as well as most of the pedestrian and bicycle traffic into the Village Project Area and to conduct it out therefrom.
Arterial and Freeway Linkage
The arterial and freeway systems for the City of Carlsbad provide an adequate linkage between the project area and il hinterland. When streets and freeways within this system I quire modification to the width, extension, or completion : order to improve the said linkages, the Housing and Redeve:
opment Commission, where feasible under the circumstances,
shall require such.
Transit
The Design Review Board shall encourage the Village
Redevelopment Area to be accessible by bus service. Direc'
bus routes should transverse the urban core; and feeder routes, for the employment of the convenient transfer systc
should extend the benefits of primary route service to the
residents of outlying areas.
The landscape promenades, plazas, arcades and enclosures a: well as the principal cultural, social, recreation and mer. cantile centers of the Village Redevelopment Area shall be encouraged to be directly served by public transit.
The sub-areas of the Village Redevelopment Area should be
linked by shuttle-system which might enable the off-street parking burden of the Village Redevelopment Area to be mor evenly distributed to throughout its sub-areas. The Housi and Redevelopment Commission and the Design Review Board
should encourage all transit facilities proposed for locat
within the Village Area to comply with the urban design
standards and criteria of the Design Manual.
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Bicycle Linkages
The Housing and Redevelopment Commission shall encourage th
development and maintenance of bicycles linkages between th Village Redevelopment Area and surrounding territories, and among the Village Redevelopment Area's several sub-areas.
Bicycle parking facilities shall be located at convenient points throughout the Village Redevelopment Area.
Pedestrian Movement
The Village Redevelopment Area shall manifest a strong
pedestrian orientation. In general, the Village Rede-
velopment Area shall be interlaced with the safe, convenier and aesthetically pleasing pedestrian ways. This interlaci
shall also be in concert with street crossings, alleys and
beach oriented circulation in order to promote safe, and convenient movement across streets and to and from the beac areas.
Pedestrian ways and linkages shall not be limited to street sidewalks and crosswalks, but should follow paths which
transverse promenades and plazas, parks, arcades, and en- closures. The establishment of direct landscaped pedes-
trian ways between the Village Redevelopment Area and its residential surroundings shall be especially encouraged. The Housing and Redevelopment Commission shall endeavor to
movements. minimize the conflict between pedestrian and vehicular
IX OFF-STREET PARRING AREAS
Adequate provisions for offstreet parking shall be providec when any building or structure is erected, enlarged, or in.
tensified in use. The parking provisions of the Carlsbad Zoning Ordinance shall be used for determining the size ant number of required offstreet parking spaces. However,
innovative methods of providing offstreet parking through
combination of public and private efforts should be encouraged. For example, the Housing and Redevelopment Commission mayr at its election, grant credit for small ca at a parking stall size of eight feet by seventeen feet fo maximum of forty percent (40%) of the total number of re-
quired parking spaces.
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The Housing and Redevelopment Commission may also grant an
exemption in the number of required parking spaces whenever
it finds there is sufficient public parking within a reasonable distance as provided by the City or other
governmental agency or when the subject property is within
parking district and the Cornmission believes that sufficien parking will be provided within a reasonable time by the Ci
or other public agency.
Common facilities may be provided in lieu of individual
parking requirements for each of two or more participating
buildings or uses by such facilities provided that the toti
of off-street parking spaces when used together, shall not
be less than the sum of the various uses considered separ-
ately. Common facilities are subject to the approval by tk Housing and Redevelopment Commission as to size, shape and
relation to business sites to be served.
Screening of Parking Areas
Offstreet parking areas for more than five vehicles shall k
effectively screened on each side, which joins or faces
premises situated in any IIR" zone or institutional premises
by a masonry wall or solid fence of acceptable design. Suc wall or fence shall be not less than four feet or more thar six feet in height, and shall be maintained in good condit:
without any advertising thereon. Said walls will observe 2
front yard setbacks which are prescribed for that zone.
Along the front property line, where adequate setbacks are unattainable, (for any parking area, driveway or loading a] that is visable from a public street), a solid decorative
masonry wall or a fully landscaped earthen berm or a
combination of wall and berm, which is approved by the Des: Review Board, shall be erected. The Design Review Board
shall consider 36 inches as the minimum height for this
screening wall or landscaped earthen berm to be used for screening of any parking area. This screening wall should
setback a minimum of five feet from the front property linc to allow for adequate visability and minimum planter area :
landscaping.
Landscaping - Parking Areas
Each parking lot containing five or more spaces shall be landscaped in accordance with the following standards:
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The amount of landscaping or hardscape
provided within each parking area, shall be
equal to or greater than 10% of the area of the parking lot.
No landscaped area shall be less than 30" in
width, exclusive of protective curbing.
Landscaping shall be provided within front set- back or required side or rear setbacks on the
street side of a lot. Landscaping located
within the required front yard or required
side yard or rear yard setback on the street
side of a lot shall not exceed three feet in
height.
A permanent underground sprinkler system shall
be installed to provide an adequate water supply to all landscaped areas. Subject sprin-
kler system shall be installed so as to direct
spray away from sidewalks.
Drainage from landscaping irrigation shall not
be directed across any adjacent private prop-
erty.
All areas established for landscaping shall be protected on both sides that are adjacent to vehicular parking with a solid curb, 6" in
height and 4" in depth or other suitable pro-
tection as approved by the Housing and Redevel- opment Commission for the length of the land-
scaped area adjacent to the subject property.
Individual wheel stops shall not be used as
substitutes for subject curbs, however, a con- crete wheel stop shall be installed on each parking stall which is adjacent to an exterior
lot line as to protect the adjacent property.
Any lighting as to illuminate any off-street
parking area shall be so arranged as to re- flect away from adjoining residential zone or adjacent street.
Signing within the parking lots shall be so placed as to not interfere with proper visi-
bility for traffic and pedestrian safety.
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X. SIGNS
Except as indicated herein, all signs shall comply
with the provisions of the city's sign ordinance. All signs shall be compatible with the aesthetic
standards of the Development Plan. All signs shall be
approved by the Design Review Board and upon appeal by
the Housing and Redevelopment Commission prior to
their display.
Exterior signs necessary for identification of buildings, E
mises and uses of particular parcels shall be permitt ed wj
in the Redevelopment Project Area, provided the design and specification for such designs are approved by the Commissj prior to their erection or installation.
When reviewing designs and specifications, the Commission shall determine, before approval, whether these signs crei hazards because of their characteristics, such as protrudir overhanging, blinking, flashings, or animation.
The principal advertising feature of all uses shall be the attractiveness of the buildings,
grounds, and the activities visible within.
Permitted exterior signs shall be those
necessary for public safety and for the iden-
tification.
Sign design shall be simple, direct, and unob- tructive. Unifying, harmonious typefaces
shall be used throughout the Redevelopment
Area.
Sign area shall be scale with the building it
identifies; as a guideline: .6 of a square foot of sign area for each linear foot of a
building's linear foot street frontage, (i.e.! a building's linear foot street frontage multi- plied by a maximum constant 12 feet vertical
height, multiply that by 5% and that area equals the total permitted square footage for
sign area. )
In recognition that in certain circumstances signs may be desirable in areas that do not
Housing and Redevelopment Commission may, at its election, permit some signs in conjunc-
tion with efforts to enhance pedestrian access-
ibility within those areas.
front onto a public street I (Le, I alleys) the
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Signs shall be coordinated so that a consistent complimentary theme is established and main- tained.
All lighting of advertising signs shall be concealed from view. All lighting of adver-
tizing devises shall be oriented away from residential areas and directed specifically to
commercial and pedestrian traffic.
Liqhting of advertising signs located within
150 feet of any street or driveway inter-
section shall be of such color and shape that there will be no confusion with public signs or signals regulating the flow or pedestrian
and vehicular traffic.
Permanent billboards and flashing, blinking, and/or animated signs shall be prohibited.
Signs advertising the sale, lease, or rental of the premises shall be permitted, however
the Commission may limit the size, number and durat io8n.
In addition to the above, only one free- standing sign advertising the existence of
such service station should be permitted.
trademark, symbol, or logotype of the ser- vice station.
Temporary signs exhibited for less than one
week with a sign area of 50% of the build- ing's allowable sign area may be permitted.
During this tine frame the Design Review Board will aid th
owners with information on the specific requirements of th
sign section and offer constructive suggestions on how to
bring their signs into conformity.
Each sign should consist solely of the
XI. CITY FURNITURE CRITERIA
The planning of the City furniture is an important phase o
the urban design process. The artistic use of external fu ture, effective interior design decoration, can do much to
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minimize structural flaws and inadequacies, (i.e., adver- tising on benches and other street furniture should be pro- hibited). The design of City furniture must not be regarde as a post planning activity similar to the application of
cosmetics. The planning of City furniture and furnishings should be undertaken at the inception of the planning or tf:
redevelopment of the project area, and should be regarded e
a continuing effort which spans the length of the redevelox ment program.
The following test embodies basic criteria and suggestions for the furnishing of the streets, enclosures, plazas, par1 arcades, passageways and alleys of the project area. For t purposes of the Manual, City furniture, includes; but is nc limited to: benches, kiosks, light standards, trash recept acles, cigarette urns, planters, hydrants, railings, floorj
signs and traffic control devises.
Street Furniture Criteria ~ " - ~
Street furniture throughout the Village Redevelopment Area should be complimentary. This will help to tie the somewhi
unrelated components of the project area together. The street furniture selected for use in the project area shou:
be adaptable to pluralistic architectural design of buildil
within the Village Redevelopment Area.
The Redevelopment Plan calls for an increase in the import, of alleys within the project area, as well as secondary me, of access, alleys should become pedestrian passageways, an( integral part of the open space enclosure system of the co
In places, the alleys may be widened into mews or courtyarl
The new role for alleys should require that they, where
feasible, be furnished as streets, malls or a combination
thereof.
No street furniture should be located in the project area
out prior approval of the Design Review Board or upon appe the Housing and Redevelopment Commission.
XII. STANDARDS FOR THE SUB-AREAS
The planning concept behind the implementation of the Rede
ment Plan is to guide the growth and development of the Vi Area in a way that the component sub-areas are complimenta one another. Due to the size of the project area, the pla been divided into seven sub-areas. The land use within th area has been restricted, and additional urban design crit have been established to permit development throughout the ject area to occur in a coordinated manner. (See Exhibit
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SUB-AREA 1
Sub-area 1 (Exhibit B) has traditionally functioned as the central business district of Carlsbad. Its one- and two-st
shops and offices along State Street met the mercantile and
service needs of Carlsbad for several decades. External
factors, specifically the El Camino Real Shopping Center ar
the reorientation of the major north/south thoroughfare frc
old Highway 101 (Carlsbad Boulevard) to Interstate 5, have
affected the economic viability of the downtown area and h(
resulted in the need for the Village Redevelopment Plan.
Goal
The goal for Sub-area 1 is to function as a major financia
speciality, commercial center for the downtown area. To a
plish this goal, there will be two major "special treatmen areas" within Sub-area 1. The first is the Village Center
major attraction for the Village Project Area. Next is th
Avenue corridor that is intended to serve as a major thoro
fare linking Interstate 5 with Carlsbad Boulevard.
Land Use
Uses allowed by the C-2, C-1 and R-P zones, however; only
following the uses are permitted by right within Sub-area
(Additional restrictions may be invoked within the special treatment area.):
which will act as the focal point for Sub-area 1 and becom
Bonafide restaurants, boutiques, retail shops, crafts shops, specialty shops, professional com- plexes, nedical complexes with labs and pharmacies, law firms, architectural and engineering firms,
accounting firms, utility company offices and compar! headquarter offices.
Incidental and compatible uses such as those permitted in zone may be permitted when found by the Housing and RedevE
Commission not to be incompatible with the above mentioned
Unless otherwise stated in the specific sub-area, density tions may be increased beyond those ranges currently prov: in the general plan (Section V. J.le), if the Housing and velopment Commission finds that such an increase is consi: with the Goals and Objectives of the Redevelopment Plan.
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Design
Within this sub-area, the Design Review Board shall be lo01
for development which is oriented to pedestrian traffic anc
high in open space amenities. Additional design standards
been established for special treatment areas to aid the De: Review Board .
SPECIAL TREATMENT AREA: VILLAGE CENTER
Location
The Village Centre (Exhibit €3) is bounded on the west by S.
Street, on the east by Madison, on the north by Grand Aven
and on the south by Elm Avenue.
Go a1
It is intended that the Village Centre serve as the focal : for Sub-area 1 and become the major attracting force for tl development project. To accomplish this goal the Design Rl Board will pay special attention to land uses in this spec treatment area.
Land Use
Land uses within the Village Centre are the same for the s area with emphasis placed on those uses which lend themsel to a Village atmosphere. Final approval of permitted land
rests with the Housing and Redevelopment Commission.
Desisn -
The Urban Design for the Village Centre shall be that of a Village atmosphere, concentrating on pedestrian circulatio
high levels of open space amenities. It shall be noted th
land use and design are not permitted by right in this spe treatment area.
SPECIAL TREATMENT AREA ELM AVENUE
Location
Elm Avenue (Exhibit B) extends from Interstate 5 on the ea Garfield Street on the west, and one lot deep on the nortk:
south.
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Go a1
Along this corridor a strong financial and commercial cent1 should develop. Elm Avenue will serve as the major east/wl gateway to the Village Centre and beach access points.
Land Use
Land uses permitted within the Elm Avenue corridor are the as those listed above, however, special design criteria shl be established for developments with high traffic volume.
Design
The Design Review Board shall encourage designs that impro general circulation, and utilize a high degree of landscap along Elm Avenue and other street front setbacks. Some development plans involving property fronting on Elm Avenu
will require approval by the Coastal Commission.
SUB-AREA 2 ~~ ~
This sub-area (Exhibit B) presently maintains a low profil
tourist service area along with a neighborhood commercial
Go a1
This sub-area will contain the east gateway to the Village
Centre. In an effort to create a safe, pleasant and invit
environment, the Design Review Board shall encourage the u
Street frontage, and emphasize better design of on and off
traffic circulation.
Land Use
Uses allowed by the C-2 and C-I zones. The following land are encouraged within the Subarea 2:
Convenience centers, neighborhood commercial centers, bear
shops, beauty salons, barber shops, restaurants, gas stati
coffee shops, motels, specialty retail, delicatessens,
entertainment and fast foods when not incompatible with tk surrounding land use.
Incidental and compatible uses includng those uses allowec by the R-P zone may be permitted when found by the Housinc
and Redevelopment Commission not to be incompatible with t
landscaping and open space amenities along the Elm Avenue
above.
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Desian d
Future development in this sub-area should be designed in E a manner that adequate ingress and egress of tourist freew traffic is manageable and does not detract from the overall
pattern of the gateway effect and the Elm Avenue corridor.
Design Review Board will be concerned with curb cuts and ac quate screening of parking areas to help break-up the hard
SPECIAL TREATMENT AREA ELM AVENUE
Location
Elm Avenue extends from Interstate 5 on the east to Ocean :
on the west, and one lot deep on the north and south.
Go a1 ~~
Along this corridor a strong financial and commercial centt should develop. Elm Avenue will serve as the major east/wc
gateway to the Village Centre and beach access points.
Land Use
Land uses permitted within the Elm Avenue corridor are the same as those listed above, however, special design criter:
volume.
Design
The Design Review Board shall encourage designs that impro
general circulation, and utilize a high degree of landscap
along Elm Avenue and other street front setbacks.
should be established for devlopments with high traffic
SUB-AREA 3
Traditionally this subarea has served as the high intensit commercial center of the downtown area.
Go a1
The goal of this sub-area is to maximize the established
pattern of development north of Grand and create a visual with the Village Centre. The east side of State Street, north of Grand, is envisioned as special treatment area.
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Land Use
Uses permitted in the C-2 and C-1 Zones. The following 1anl uses are encouraged within this sub-area:
Regional headquarters,, contractor's offices only,
professional complexes, wholesale sales, furniture
sales, hardware and lumber wholesale and retail sales
car washes, laundromats, small engine repair, appliance sales, tire sales, coffee shops, delis, auto parts sales, artisan shops, plant nurseries.
Incidental and compatible uses including those uses allowe
the C-M Zone may be permitted when found by the Housing an
Redevelopment Commission not to be incompatible with the a
Design
The urban design for Sub-area 3 should include provisions adequate off-street parking, as well as pedestrian linkage
within adjoining residential areas. The Design Review Boa
ities as a major design element.
SPECIAL TREATMENT AREA: EAST SIDE OF STATE STREET
Only uses deemed by the Housing and Redevelopment Commissi be of lesser intensity than the existing uses shall be per along the east side of State Street between Grand Avenue a the lagoon.
Additional landscaping shall be required to provide an ade
buffer between the adjacent residentially zoned property t east of State Street.
shall encourage the use of landscaping and open space amen
SUB-AREA 4
This sub-area (Exhibit B) has traditionally functioned as
heavy commercial light manufacturing type area.
Goal
The goal of Sub-area 4 is to create a light manufacturing1
commercial area that will serve the project area. In ordc accommodate this goal, the Design Review Board in conjunct with the City should work toward establishing suitable zor in the sub-area. Overall, this sub-area could function a$ major repair and service; distribution; and/or vocational education center.
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Land Use
Uses permitted in the C-1, C-2 and C-M Zones. The followi! uses are encouraged within the sub-area:
Vocational educational centers, auto-related services contractor's yards, laundry and dry cleaning plants, storage areas, cabinet and furniture manufacturing, glass studios and electronic assembly, bakeries,
rock shop manufacturing, wholesale sales distributors moving van companies, and neighborhood commercial use
Design
The Design Review Board shall be looking at methods of con
ling circulation among competing uses of this sub-area. 0
turning movements of vehicles with adequate safety and con ience provisions maintained for the pedestrian.
SPECIAL TREATMENT AREA: EAST SIDE OF TYLER
In the special treatment area, east side of Tyler Street t fronts on the west side of Roosevelt only uses deemed by t Housing and Redevelopment Commission to be of lesser inten than the C-M zone uses shall be permitted.
major concern in controlling circulation will be accomnoda
SUB-AREA 5
Traditionally this sub-area (Exhibit B) functioned as the north/south thoroughfare for the downtown area and is gene
known as old Highway 101. The existing character of this
activities, and local heritage.
Goal
area is one which is related to tourist, highway commercie
This sub-area is envisioned as serving as the major touriz tourist commercial related center for the Redevelopment Pr ject Area.
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Land Use
Uses permitted in the C-T Zone. The following land uses ar encouraged within the Sub-area 5:
Travel service areas, bonafide restaurants, conven- tion centers, theatres, novelty shops, souvenir and
gift shops, florists, and parking lots.
Incidental and compatible uses such as those allowed in thl
and R-3 Zones may be permitted when found by the Housing a'
Redevelopment Commission not to be incompatible with the a
Unless otherwise stated in the specific sub-area density,
residential density allocations may be increased beyond th ranges currently provided in the general plan (Section V.
if the Housing and Redevelopment Commission finds that SUC
increase is consistent with the goals and objectives of th Redevelopment Plan.
Design
The design concept in this subarea is to coordinate touri: recreational and commercial activities of the beach area \ the Village Centre. Special attention in this area shall given to streetscaping along Carlsbad Boulevard; specifici at the intersections of Carlsbad Boulevard and Grand Aven
Elm Avenue. The Design Review Board will be concerned wi
amenities such as viewpoints, gateways, and preserving lo
landmarks that are, or will be established with any devel
(All development plans within this subarea will require a
by the Coastal Commission.)
SPECIAL TREATMENT AREA: CARLSBAD BOULEVARD
The Carlsbad Boulevard is considered as a special treatmf in that the Housing and Redevelopment Commission is looki heavy streetscaping and open space amenities along Carlsk Boulevard. Other areas along Carlsbad Boulevard that wil require special attention are the intersections at CarlsE Grand Avenue, Carlsbad Boulevard and Elm Avenue, and Car:
Boulevard and Christiansen Way. The establishment of a I and private partnership in the development of the three aforementioned intersections is a possible alternative tc viding additional streetscaping amenities.
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SUB-AREA 6
The existing character of this sub-area (Exhibit B) is res
dential surrounded by a buffer of office/professional uses
Go a1
The area is envisioned as maintaining its existing charact maximizing the office and professional buffer zone around
sub-area,
Land Uses
Uses permitted in the R-3 and R-P zones. The following 1; uses are encouraged within the sub-area:
-
To include but not limited to law offices, arch- itectural offices, medical offices without labs, contractor’s offices. (No storage)
Unless otherwise stated in the specific sub-area, density
cations may be increased beyond those ranges currently pr.
in the General Plan (Section V. J.l .) if the Housing and velopment Commission finds that such an increase is consi with the Goals and Objectives of the Redevelopment Plan.
Incidental and compatible uses such as those allowed in t
zone may be permitted when found by the Housing and Redevelopment Commission not to be incompatible with the
Desisn d
The office/professional buffer zone to be located along Roosevelt and north of Grand shall be developed in such t to provide additional landscaping if other means necessal
screen the residentially zoned uses from the office/profc use. (Some development plans will require approval by thl
Coastal Commission.)
SUB-AREA 7
Traditionally, this sub-area (Exhibit B) has accommodate dential and commercial development to occur simultaneous
Goal
This sub-area is intended to permit and encourage mixed
among residential and service commercial/office uses.
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Land Use
Uses permitted in the R-3 and R-P zones. The following la uses are encouraged in this subarea:
Professional offices, law, architectural and engineeri
and other shops that offer specialty items, bonafide
restaurants, travel agencies.
accountants, medical offices without labs, artisan sho
Other incidental and compatible uses such as those permitt the C-1 zone may be permitted when found, by the Housing e
Redevelopment Commission not to be incompatible with the e
Unless otherwise stated in the specific sub-area, density
allocations may be increased beyond those ranges currentl!
vided in the General Plan (Section V. J.1.), if the Housii Redevelopment Commission finds that such an increase is c(
tent with the Goals and Objectives of the Redevelopment P:
Desian d
The Design Review Board will be concerned with the design
integration of residential with commercial development.
specialty shops within this sub-area will be advantageous
the entire development. Further consideration will be gi
the developer providing additional open space amenities s landscaping, promenades, arcades, and the like, along wit tegrating off-street parking into its development in such
manner that it does not detract from the overall concept Village Redevelopment Area.
foreseen that second story residential over commercial
XIII. CONCLUSION
The Village Design Manual is a plan for comprehensive imJ ment of the physical environment of spacial relationship; Carlsbad Village Project Area. It was formulated for thl pose of implementing a redevelopment plan for the subjec Since the goals and objectives of the Redevelopment Plan not be reached and achieved for several years, the manua
changes and conditions. The Redevelopment Plan incorpor
the Village Design Manual by reference. The Redevelopme also provides for the Design Manual's orderly administra and amendment by the Housing and Redevelopment Commissic its effectuation by the Design Review Board.
well as the plan, must be kept current and responsive to
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APPENDIX A
GLOSSARY
Activity Centers
The major land uses and traffic generators of an area or
region, i.e., civic center, colleges, universities, major medical complexes, regional and community shopping centerf
industrial parks, airports, large recreational areas, and
central business districts are examples of activity centel
These centers and their connecting paths of communication
and transport usually determine the form of urban areas.
Amenity
Amenity originally meant "pleasantness", but has been ex- panded to include "convenience". British town planners hi
so overworked this excellent word that in England it is v ually synonymous with "good town and country planning". However, for the purposes of the Design Manual, amenity i confined to "pleasantness" and "convenience" .
Arcade
A covered pedestrian walkway.
Net Building Site
That portion of the lot less setbacks, parking requiremer landscaping, easements and other dedications.
Cosmetics
Aesthetic quality is a basic consideration upon wich all
good city, regional, community or site plans are partial founded. Where appearance or aesthetic quality is appli to a design as an afterthought or on post-design basis,
is derisively called "cosmetics".
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Development Disposition Agreement
An Agreement between City/Agency and a developer where the
conditions of development are established and agreeded to in a legally binding contract.
Enclosure
In community-design parlance, an enclosure is a confined c substantially confined, urban open space. It may be
private, public, or quasi-public. An enclosure is primari a pedestrian precinct.
An enclosure may take the form of a small park, plaza, mal square, circus, atrium, courtyard, or close. If covered t a skylight, an enclosure is often called a gallery, arcade or garden court.
Enclosures provide an essential contrast to the buildings
their periphery, and are a source of relief from urban stresses. The beneficial impact of enclosures upon the
urban scene cannot be overstated.
Flooring
The surface treatment of the paths, walks, stairways, streets and closures of the City.
Grade
The lowest point of elevation of the finished surface of
ground, paving or sidewalk within the area between the
is more than five feet from the building, between the building and a line five feet from the building. Grades
constructed for the purpose of increasing the average hei of the grade adjacent to a building shall not be consider as meeting this definition.
building and the property line, or, when the property lin
Inner City
The inner city is a portion of Carlsbad that was defined a study conducted by Duncan 6 Jones, Planning Consultantr
The area is bounded by Buena Vista Lagoon on the North, Interstate 5 to the east, the Pacific Ocean to the west i
Tamarack Avenue to the South.
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Kitsch, Sleaziness, Tawdriness
Each of these terms denotes poor taste. While kitsch primarily means poor art, it also covers the misapplicatio
of the principles of design, and the misuse of materials. The landscaping of a service station with astroturf, and t permanent installation of a lawn mower thereon is kitsch.
Sleaziness means cheap, and implies inferior materials,
craftsmanship, and/or design. Much of the urban scene whi is kitsch is also sleazy. Tawdriness is defined as cheap
and gaudy. Many of California's early commercial strips,
with their garish signs, plagtic animal roof adornments, i flashing pylons, achieved kitsch, sleaziness and tawdrinec simultaneously.
Lot
A parcel legally created by the subdivision map and re- corded, or a parcel legally created by record of survey 01:
split lot application on file with the Planning Department
A lot shall have frontage on a dedicated public street as approved by the Housing and Redevelopment Commission.
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Lot Area, Net
That lot area identified and correctly described by the County Assessor's Off ice as a parcel and reduced by any
amounts of land required by the City for dedication as a street or other such public right-of-way.
Nonconforming Building
A building, or portion thereof, which was lawfully erecte or altered and maintained, but which, because of the
application of this title to it, no longer conforms to th use, height or area regulations of the zone in which it i
loaded.
Nonconforming Use
A use existing and authorized by the virtue of its exist6
when the restrictions of this title became applicable ant continuing to exist since that time.
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Order
The regular and harmonious arrangement of the natural and
man-made environments. The antonym of order, as used by professional planners, is confusion.
Picturesque Information/The Sitte Concept
Picturesque informality is a city planning concept which i founded upon the organizating principles of irregularity, asymmetry, and enclosure. Its models are the casually planned, preindustrial town of Europe.
Scale
This term generally denotes relative size. Architects anc planners strive to develop designs under which their proposed structures and land uses are harmonious and pro- portionately consonant with adjacent structures and land uses. When this state of harmony and consonancy is reach6
it is said that the proposed project is in "scale".
Serial Vision
The traveler's view of the city. The term is especially
applicable to the episodic vision of a pedestrian on tour an urban core. His eyes tend to focus upon ever changing self contained views during the course of his walk.
Story
That portion of a building included between the surface o any floor and the surface of the floor next above it, the] the space between such floor and the ceiling next above i.
shall be considered a story. A basement shall not be
considered as a story when computing the height of a
building.
Street Furniture
Street furniture generally describes the freestanding ite
in a street scene, such as trash receptacles, street stan
ards, signs, kiosks, planters, benches, water hydrants, f hydrants, sculpture, clock towers, traffic control boxes,
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etc. Street furniture, especially in core areas, tend to
register a significant impact upon the townscape, and therefore should not be selected or sited on a piecemeal, ad hoc basis.
Structural Alterations
Any change in the supporting members of a building such as
foundations, bearing walls, columns, beams, floor or roof joists, girders or rafters or changes in roof or exterior
lines.
Terminal Features
Natural or man made forms upon which views terminate. For centuries, city planners and builders have added definitio. to townscapes by the employment of terminal features. Mountains, forests, fountains, statues, major buildings, a: triumphal arches are exmples of terminal features.
Texture
A favorite tern of land planners, landscape architects, an< architects. It can be defined as the identifying quality ( character of the structure of an urban or rural area. Cit;
planners primarily regard "texture" as an expression of
density, and prefer the use of the term "structure" to bot1
"texture" and "fabric" .
Townscape
The art of arranging three dimensional urban spatial rela-
tionships. It is concerned with the structure, form, and appearance of communities. The term, for practical pur- poses, is synonymous with "urban design" and the original
plastic art of "city planning".
Urban Core
The heart of the city. It is traditionally the place wherc building intensity, urban activity, and property values art
the highest. In the United States, the core is often call(
"downtown", and is accepted as the embodiment of the "imagt of the city. In most cases, the core is the original city the matrix from which the newer communities were establish(
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Urbanity
Urbanity is derived from IIurbanell, and not urban. It denotes polish, suavity, grace and sophistication. These attributes characterize the townscape and land use patterns
of the imperial cities of Europe, Asia, and the older parts
of the Western Hemisphere.
Many architects, urban designers, sociologists and unfortu~
ately, city planners identify urbanity with high residen- tial density and high building intensity. The casual chai~ between density or intensity and urbanity, however, is qui1
vague and conjectural.
viscosity A
Viscosity - internal irnpedence to flow or movement - is
created on the urban scene by people engaged in passive re-
creation and pursuits, sidewalk diners, window shoppers,
promoted by good townscape and its constituent enclosures, street furniture, landscaping and art objects.
strollers, curbside analysts, and benchers. Viscosity is
Village Towness
A unique feeling spawned by an emotional relationship be- tween denizens and their city. This feeling is founded up( a sense of belonging. When the denizens feel that they be. long to their city, and that their city belongs to them, a state of towness exists. The feeling of village towness i; prerequisite to order, amenity, and sound city planning, a!
must be actively promoted by City Officials.
Zoning Terminology
R-1;
R-3:
R-P : c-I :
c-2:
C-T:
C-M:
M:
Single Family Residential Zone
Multi-family Residential Zone
Residential-Professional Zone
Neighborhood Commercial Zone
General Commercial Zone ’ Commercial Tourist Zone Heavy Commercial - Limited Industrial Zone Industrial Zone
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SIGNS
APPENDIX B
Advertising Structure
A structure of any kind or character, including statuary,
erected or maintained for outdoor advertising purposes, on which any poster, bill, printing, painting, or other adver- tisement identification, or directions of any kind may be
placed, including statuary which implies a message in itself.
Animated Sign
A sign with action, motion, or moving parts, including wind
actuated devices and signs which revolve.
Flags, Banners, Bunting, Streamers, Pennants
and Other Similar Devices
A class of advertising displays suspended from poles, wires cables, etc., intended to attract attention and character- ized by cloth, plastic or other similar non-rigid materials but for the purpose of this title specifically excluding thc
United States or California State flags.
Flashing Sign
A sign with lights that flash on and off, or which change ir
intensity or with color changes requiring electrical energy,
electronic or manufactured sources of supply. This defini- tion does not include public service signs such as time and temperature units.
Pole Sign or Freestanding Sign
A separate and detached on-premises sign or advertising structure, which receives its support from one or more poles, columns, uprights, braces, pillars or similar
devices.
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Sign
Any thing or visual appearance primarily used for, or havi the effect of attracting attention from the streets, side-
walks or other outside public areas for identification or
advertising purposes.
Sign Face Area
The entire area including the background area of such sign as viewed from one direction at one time, but not includini
features intended exclusively for support. Each sign face
shall be computed separately in calculating the total squa
footage for a sign which has more than one sign face.
Sign Overhanging Public Right-of-way
Any sign, any part of which projects over the public right
of-way as measured vertically from the right-of-way line.
Temporary Sign
A sign not permanently fixed in location, or any sign not
structure requiring a building permit.
Window Sign
A sign illuminated or otherwise painted or installed on
either side of a window, including signs when less than
three feet behind a window and facing public view.
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I
APPENDIX C
J. Special Treatment Area Guidelines *
1. A Specific Plan should be prepared for the down-
town area. This plan should be a joint effort
of the City and downtown merchants and residents and should be directed at revitalizing the entir "Inner City" area. Until this plan is completed any proposed use that would be inconsistent with
the uses designated on the Land Use Plan should discouraged. Upon approval of a site developmen plan, density allocations as shown on the Land U
Plan for the "Inner City' and surrounding areas
nay be increased if the City finds that such an increase is consistent with the goals and objec-
tives of the Land Use Element and with an approv
Specific Plan for the "Inner City".
* General Plan City of Carlsbad, Section V, Land Use.
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CARLSBAD
VILLAGE REDEVELOPMENT PROJEC'
SUB-AREA MAF
E$%t\BT io 8 'I