HomeMy WebLinkAbout1982-07-20; City Council; 7075-1; IMPLEMENTATION OF REDEVELOPMENT PLAN BY ADOPTION OF DESIGN MANUAL AND REDEVELOPMENT AREACIT~~F CARLSBAD - AGEND&LL &'/-
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'Housing and Redevelopment CommiSsion: Adopt Resolution No.
ITEM EXPLANATION:
At its July 7, 1982 meeting the Housing and Redevelopment Commission and the City Council directed this office to prt
documents to implement the redevelopment plan, Those docm are attached. The appropriate procedure for action is as
follows:
1, 2, Adopt Resolution No,
3.
Convene Housing and Redevelopment Conmission;
Adjourn Housing and Redevelopment Commission and p"
EXHIBITS:
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14 RESOLUTION N3.
A RESOLUTION OF THE HOUSING AND REDEVELGPMENT
APPR@VIPU'G THE VLLLAGE CESIGN MANUAL.
COMMISSION OF THE CITY OF CARLSHAD p CALIFORNIA
The Housing and Redevelopment Commission of the Cit
Carlsbad hereby resolves as follows:
1. That the Village Design Manual attached hereto
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PASSED, APPRQVEL), AND ADOPTED at a regular'meeting
the Housing and Redevelopment Commission of the City of
Carlsbad, on the --- 20th day of July r 1982 by the
following vote, to wit:
AYES:
PU'OES: None
ABSENT : I%ne
Cannissioners Casler, Ms, Kulchin, Chick ar,d heax
I 1 dL&/L<4/ ---- // &&L- -
MARY 13 o CkSLER, Chairperson J I
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THE
VILLAGX DESIGM
HARUAL
CITY OF CARLSBAD
CARLSBAD, CALIFORNIA
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TABLE OF coxmN;Gs
PAGE
Commissions and Committees e o o o . e o e e o . e . 1
SECTION
I, Introduction . e e e e e e e . e e . e . e . e e 2
TI. Objectives of the Design Manual., e . e o s o . . 2
111. Existing Conditions of the Village Area. o a e o 3
IV. Proposed Development of the Village Area . o D e 3
VO Design Guidelines for the Village Area 8 e o . e 3
VI o Urban and Environmental Features
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Architecture of the Village Area o o o o e . 4
Urban Design of the V%LXage Area . o e ,, . D 4
VII* Development Guidelines for the Villqe Area
CornpEiance With City Regulat.ions D e e * . o 5
Lot Coverage o e . o o o o o e a o e . . * . 5 Building Coverage, . o o o D o B o o e o . o 5
Building Setbacks, o o o e o o o p o . o e e 5
Building s: Structural Height Limit-ations e ., 5
Building Intensity o * o o . . e o e . a e o 6
Siting of SuiZdings, Skruetures & Open Space 6 OpenSpaee, o e e. a e e e .) e. e. e e 6 General Landscape Guidelines . D . e . o . e 7
Fire Safety. e o . * e .. o . o o . D . o e 8
VI11 e The Circulation System
Street System. 0 0 e R e . . 0 f e 0 e 0 . * 9 Arterial & Freeway Linkage . o . . o e e . o 9
Transit. o a e o. * o. o. *. D o e. e * 9
Bicycle Linkages o e a . e e e * e e . e o 40
Pedestrian Movement, o e L) . e . o o . . e s 10
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SECTION ’ PAGE
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IX, Off-street Parkj-ng Areas o e o . e . * . e o e . 10
Screening of Parking Areas . . o . L. e .I o e 11
Landscaping - Parking Areas. e . . o o e . o 11
x. sigrzs, . . * e 0 e 0 e. D e. 0. * 0. c e 0 c 13
XI, City Furniture Criteria
Street Furniture Criteria, o e o u c o . o . 15
XII. Standards for the Sub-Areas. e o a e e e o e . . 15
Silb-Are~ 1 * . . D e e o . o o . . . e e o . 16 Goal, e *.. o o e. e e , e o o o r . . 16 Landuse,. e *. *. e a b o e e. e e. 16
Design, ., - e II . . . o e o . e o e e e 17
Special Treatmenk Area Village Centre . e e o , o . e o e o B 17 Elm Avenue e o o . o o . D o , e . o . 17
Sub-A~~~2.......oo.......e 18
Goal. o D e o o . * . E o . e . * o o o e I8 Landuse,. c o e e e o e o D a * a o. * 48
Desigil, e c o o D e o e o B e *. o o. 13
Special Treatnent Area
Elm Avenue a c . D o o o e . e o o o o 19
Sub-Area3 a e s o ,, e . o o s o o e e a o e 49 Goal, 0 0 0.0 e. 0.0 c e e. 0. @ 0 I9
Landuse, o . o o e e o Q e. o e o o o e 20
Design, o . e o e . e D . e D e . e,* . e 20
Special Treatmen? Area
East Side of State Street, e o o . o . 20
Sub-Area4 D o o e e o o a e e *. . o e * s 20
Goal. o e D e D o . . o . o e o e , a e 4 20 ~and~se.......,.....~... 21 Design, o . e D o e * e o e e e e o . . . 21
Special Treatment Area
East Side of Tyler o e o a e e o e . e 21
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SECTION PAGE
Sub-Area5 e. o. 6 o e e m o a e , o e D 21
Goal, 0 . e 0 * . . 0 Q . 0 0 0 e D . 0 0 21
LandUse, e *. o e e o e .) L, L e D o 22 Design, e D e . . . e e o e e o . e o o 22
Special Treatment Area Carlsbad Boulevard o o + o * . e e e . 22
Sub-Area 6 . . o D . . o e . o o . o 6 o e . 23
Goal.. . o o e.. o o e o e *. D e 23 Landuse. o B e e e e o o . m . e ..* e 23 Design, o o o . o o e . D a o . e O e o 23
Goal,. . *. e a. o. o *. a. e. o o 23
LandUse. c o D. D e e *. e e e o o e e 24
Design. o e o . . . o o o D o o e o o u 24
XIIT, CONCLUSXO~ II e * . B D o e o o s e n o e o o o . 24
Sub-Area7 o e. . . o * e. e o e. o e o 23
AppendixA e e e e e. e o D o o o o o me 0 0 e e t. m 25
Appendix B e e e e o .r o e e o o . e o e o m o 31
AppendixC. @ o *. e e e e. * e o. e o o e *. o e 33
Exhibit A Boundary Nag
Exhibit f3 Sub-Area Pi.~ap
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CITY OF cmr.smiD ----
CITY COLJNCIL/HOUSING E: REDEVELOPMENT COMMISSION - -- -___I
Ronald Packard Mayor/Ch-- a I. ' rman
Mary Cas]-er
Vi c e - M a. yo r /V i e e - C ki a i r w oman
Bud be w i s
Co unci Iman/Membcr %.
Caulraci Iman/Member
Ann Kulchin
Co u n c i 1 worn an 1 M einb e r
0 Girard Anear
0 Frank AI-eshire
City Manager/Executive Director
Vincent Riondo
L" i t y At torn e y/Comin i s s ion Co uns el
CITY P LAN14 I NG COI4MI S S I ON - -.- I
Mary Marcus c Member Vernon Farrowp Chairinan
0 Jonathan D, Friestedt, Nembcr
* Lt. Col. E, H. Jose, Jr,, Member
D Stephen L'Heureux, Member
0 Jerry Rornbotis , Member
e C 1 a r e n c e S e h. 1. e h II he r p V i ce - C h a i r man
Michael Holzmiller, Princi.pa1 Planner
CARL S B AC I- I3 OU S I E G b RE D E17 E i; 02 MEN T C 01'5 X I T T E E
Rennith Chriss I Past Eciember
Matt Mall, Member
o ~ Eva Carney, Member
0 Claude "RedsE Helton, Member
e Laura Norales r Member
e Roy Sanchez, Member . Frankie Gene Runzo, Past Member . Thelma Hayes p Chairmar,
D Andrew J. Aitken, Project Manager
Roy Ward, Chairman
Marty Crenyalc, Director
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VILLAGE DESIGN XANUAL
CARLSBAD, CALIFORNIA
DESIGN MPLNUAL
I, INTRODUCTION
The Design rsianual 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 desiga and land use plan that address
the physical structureb activity frameworkr and spacial
specific provisions cover the height and intensity of buildings; landscaping: street furniture; open space; the siting of structures; transportation and circulation: land-
me; and matters which affect the overall appearance of theurban core,
Since the Design Manual reintroduces th.e concept. of urban d.esign into the project area, its text must introduce an urban design vocabulary. Therefore, a supplemental glossary
explaining many of the concepts herein is attached to help
clarify their meaning.
relationships of the Village Redevelopment Area. Its
OBJECTIVES OF THE DESIGN MANUAL -- II
The implementation of the Village Redevelopment Plan and the comprehensive improvement of the urban core of the Car1sba.d planning area are the primary objectives of the Design Manua
The interit of the Village Design Manual is to provi-de genera
design guidelines and regulations,
The document should provide an understanding of the "type"
and "quality" of development being sought by t,he I-iousiny and
Redevelopment Comrnission (Redevelopment Agency) o It should
be viewed as providing guidance and parameters rather than strict standards,
The primary responsibil.ity for applying and interpreting the guidelines contained herein rests with the Design Review Boa
and with the Commission which retains ultimate authority and
responsibility for application. The Desigg Review Board sha consist of highly quali.fied persons with an interest in the field of urban design and a member from the City staff shall
be appointed to advise associated committees and the Commission. The Board will evaluate development proposals a
they relate to the Village Design Marrual and intent of this
p:! an.
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111, EXISTING CONDITIONS OF THE VILLAGE
RED EVE I; OP ME NT A RE A
The Redevel.opment area occupies a porticn of the ‘I inner-city
of the Carlsbad coxmunity. It contains approximately 200
acres (Exhibit A) o The Village Redevelopxent Plan Area is
the heart of Carlsbad, and was one of the first sections of
the Cit17 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 requir approval by the San Diego Coast Regional Commissionp
IV. PROPOSED DEVELOPKENT OF THE VILLAGE
REDEVELOPMEET AREA
The Redevelopment Plan for the Village Redevelopment Area
calls for the expansion of mercantile activity; more intense residential use; and increased emphasis on public parkirq
facilities; urban beautification; and a significant increase
in public and pri.vate landscaped open space. To accomplish these goals, the proposed development of the Village Rede- veiopme~t Area will be dividsd into sub-areas (Exhibit B) e
v. DESIGN GUIDELINES FOP, THE VILLAGE
RED EVE LOP PI ENT ARE A
The Village Redevelopaent Area should reflect land use diver
sityp variety and urbanity. The development of conmercial
residential blocks I consisting of ground-floor shops p and
upper-floor residential. aparctizents and studios r will incrcas
the project area’s viability and stimulate its trade,
High Intensity Residential “Villages” d (self-contained resi- dential recreational commercial complexes), appear to be suitable land uses f~pr the project area and urban core and
should, be encouraged.
The Village RedeveI-opi~ent Area should he developed with intc
estiny shops, boutiques, restaurants, service uses and high
intensity residential uses. The employment of enclosures, arcades, galleries, and shopping plazas should be encouraged The specizlty shops, services, and restaurants €or th? prole
area shall be augmented by a setting which narrlfests urbanity.
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Enlightened sign contro!. clnd the artistic selection of exter 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 area
enclosures p parks I and squares with cobblestone , tile, or
brick flooring; ornaixental park furniture and lighting; fountains, sculpture, and kiosks; sedentary, recreational
facilities are appropriate.
5.
VI e UREAN AND ENVIRONMENTAL DESIGN FEATURES
- Architecture _I of the Village Area
Neither the Redevelopment Plan nor the Design Manual suggest
the establishment of an architectural theme for the Village
Redevelopment Area, In lieu of an architectural theme, the Eousing and Redevel-opnent Co:mission and the Design Review
Board should require architectural coordination among develc ments. This coordination will require architects and land- scape architects with project area clients to jointly resolv
design problem and conflicts, Furthermore, it will help tc ensure compa.tibility of proposed development with 'che
existing village scale. The Design Review Board is charged
with the duty of requiring architectural coordi.nation and
cooperation in the Village Redevelopmenk Area,
- Urban Design of the VillEqe ___I Redevelopment --- Area
The urbm core of the City of Carlsbad consists of seven sub-areas. Each area shall be characterized by different land use patterns an6 have a strong beneficial. interdepender
among each other, This interdependence will be fostered ant
encouraged by the Design Review Board.
The Design Review Board shall promote the effective inter- dependence for the urban core's several areas by advocating
the establ ishment of pedestrian linkages between the seven
subareas. These linkages , where feasible p should take the
form of landscaped paths or arcades.
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VII. DEVELOPMENT GUIDELINES FOR THE VILLAGE
RE DE VI3 LOP M E N T ARE A
Compliance with City Requlations
Except as indicated herein, all proposals for projects in the Village Redevelopment Area shall corrtply with all. normal city
development regulatons pertaining to zoning and land-use.
Lot Coverage
All buildings, includ:ing accessory buildinqs and structur2sr and all parking areas and driveways, should not coveY more
than eighty percent (80%) of the net iot area.
- Buildinq Coverage -
The open area. of each building site should be devoted to landscaping and may take the form of promenades, patios, out- door cafesr yards or setbacks, ' The buildinq coverage standai
of the Design Manual will not be applied to existing
buildimgs.
Bu i 1 d i n cj Se t backs
When new buildings are proposed the Housing and Redevelopment
Comciission may require minimum yard setbacks o Buildiiiq setbacks along or facinq plazas, squares or enclosures shoulc as a general rule not be less than 15r in. dept.h. In exchangf
for exceptionally good landscaping, depth of the required setbacks may be reduced by the Housing arid Redeve%apment
Commission, The building setback requirements of the Design
Manual should not apply to existing buildings,
Building and Structural 1:ciqht Limitation-s . _I_
As a. general rule, lowrise buildings are preferable, The scale of the central village community calls for the mainten
ance of the project areas low profile, Notwithstanding this towers which occasionally punctuate the horizontal sweep of the urban core mighk improve the overall urban design of the Vikfaqe Redevelopment Area and add interest and variety
thereto, The maximum height for new buildings within the project area shall not exceed 35',
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Building Intensity _II_-
Long banks of commercial buildings and long terraces of connected residential units should be avoided, Where feasib rows of shops, offices a.nd dwellings units should be interrupted by landscaped paths, promenades, or arcades.
These break.s should augment the pablic convenience and arneni to the project area, and promote serial visions therein.
_I_ The Siting of Buildings, and Structures, Open Space
The Redevelopment Plan is based upon the acceptance sf the permanency of the physical structure of the buildings in the
Village Redevelopment Area. In general, development should be clustered around parks and plazas, and should be set in E!
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 t'
adjacent building and their landscaping. This coordination
should produce a village townscape which has both order and diversity. The order]-y arrangement of open space j-s a prerequisite to the development of good urban design.
Open Spa.ce ___-
Open spsee ccmplinents buildings and provides a contrast
which is essential. to the softening of the urban scene. It
provides livability, beauty, recreation and relief from urba
pressure, The following criteria for siting sf 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 Rede- velopment Area,
The central. business district should be
interconnected by an organized pattern
of private and public open spaces, such as parks p promenades , plazas and enclosures e
Cornnion 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 t.raf fic,
Open space should be sited in a manner
which provides interesting views to the
ped e s e: r i an D
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Open space shall be sited in a manner
which encourages effective landscaping and hor t icul tiire e
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 "rmf gardensP7 shall be en-
couraged,
General Landscape Guidelines
The following landscape guide is desiqned to promote via- bility of the Village Redevelopment Area, and to improve the overall qualiky of the downtown area. These guidelines are to be used in conjunction with the open space, building coverage criteria, standards, and guidelines of the Village
Design Manual e
With the exception of the existing singie family residential units, the follcwinig landsca-ping criteria shall be employed
by the Design Review Eoard during the course of its consid-
eration of plans for construction, remodeling, or intensifi-
cation of uses withill the Village Redevelopment Area:
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A minimum of twenty percent (20%) of the net lot area. cf each new development within
the project area shall. be landscaped, The landscaping af each project need not be entirely ccnfined to plant material.
Alternative uses of textured paving, graphics, fountains, water sculptures, and extericr furniture may be used to impmve
the convenience and amenity of the
Redevclopment 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
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 arid pleached. They shall be aided
and protected by drains and grates,
Planters and tree wells shall be designed to protect the plants they accommodate,
arid to promote the aesthetic quality of I
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 on-
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 2artFcipation in a cooperative landscape
project where it finds that such participation wou%d sub- stantially improve the involved project or increase its
overall design quality.
Fire Safety
All proposals for the development or use of land within the
Village Redevelopaent Area shall be consistent with the Citl
of Carlsbad standards of fire safety. The Fire Department
shall prescribe the water pressure; size and location of thc water lines; type and locatjon of fire hydrants; width and location of fire lanes I drives , passayeways p courtyards, anc
plazas; the eype and location of onsite fire protection facilities and use of Eire retardent materials, The Design
Review Eoard shall not approve any developmLnt or land asc plan for the project area prior to its receipt of the Fire
Department's report thereon,
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VI11 O THE CIRCIJLATION SYSTEM
The following guidelines are designed to improve circulatior
within the project area.
-- Street. System
The local street system of the central Carlsbad community i: and will remain, the most important element of the Village
Redevelopment Area's extended pattern of circulation. This
system will continue to bring autoaobile, truck, and bus
traffic, as well as most of the pedestrian and bicycle traffic into the Village Project Area and to conducg it out
therefrom -
Arterial and Freeway Linkage
The arterial and freeway system for the City of Carlsbad provide an adequate Pinkage betveen the project area and its hinterland, When streets and freeways within this system re
quire modification to the width, extension, or completion it-,
order to improve the said linkages, the Housing and Red9vel-
opnenk Commission, where feasible under the circumstances,
shall require such.
Transit
The Design Review Board shall encoui-age the Villaqe
Redevelopment Area to be accessible by bus service, Direct
bus rsutes should transverse the urban core; and feeder
routesp for the employment of the convenient transfer systen should extend the benefits of primary route service to the residents of outlying areas.
The landscape promenades, plazas, arcades and enclosures as well as the principal cultural, social, recreation and mer-
cantile centers oE the Village Redevelopment Area shall be
encouraged to be directly scrved 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 Redevel-opment Area to he more evenly distributed to throughout its sub-areas. The Housing and Redevelopment Commission and the Design Review Board
should encourage all transit facilities proposed for locatiol within the Village Area to comply with the urban design
standards and criteria of the Design Manual,
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B i c yc 1. e b j- n kag e s
The Housing and Redevelopment Commission shall encourage thc
development and maintenance of bicycles linkages between thc Village Redevelopment Area and surrounding territories, and
among the Village Redevelopment Area's several subareas. Bicycle parking facilities shall b>e located at convenient
points throughout the Village Redevelopment Area,
Pedestr i an Movement
The Village Redevelopment Area shall manifest a strong
pedestrian orientation. In general, the Village Rede- velopment Area shall- be interlaced with the safe I cbnvenient and aesthetically pleasing pedestrian ways, This interlacir
shall also be in concert with street crossings, alleys and
beach oriented circulation in order to pronote safe, and
convenient movement across streets and to and frum the beaci. areas cI
Pedestrian ways and linkages shall not be 1irnited to street
sidewalks and crosswalks p but should follow paths which transverse prorne~ades and plazas, parksp arcadesf and en- closures. The establishment of direct Sandtscaped pedes-
trian ways between the Village Redevelopment Area and its resFdentkal surroundings shall be especiall-y encouraged.
The Housing and Redevelopmenk Commission shall endeavor to
minimize the conflict between pedestrian and vehicular movements o
IX OFF-STREET PARKING AREAS -
Adequate provisions for off street parking shall be provided
when any building or structure is erected, enlarged, or in-
tensified in use,, The parking provisions of the Carisbad Zoning Onrdinmce shall be used for determining the size and
number of requi.rcd offstreet parkiiag spaces o Howeverp innovative methods of providing offstreet parking through tt combination of public and private efforts should be
encouraged a For example r the Housing and RedevePoprnent
Commission mayI at its election, grant credit for small. car$
at a parking stall size of eight feet by seventeen feet for 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 a parking district and the Commission believes that sufficient parking will be provided within a reasonable time by the Cit 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 to’ial of cff-street parking spaces when used together, shall not
be less than the sum of the various uses considered”separ-
ately. Common facil-ities are subject to the approval by the Mousing and Redevelopment Cornmission 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 be
effectively screened on each side, which joins or faces premises situa.ted in any ”R” zone or institutional premises,
by a masonry wall or solid fence of acceptable design. Such wall or fence shall be not less than four feet or more than
six feet in heightr and shall be maintained in good conditioi
without any advertising thereon. Sa.id wa1l.s will. observe al: front yard setSacks which are prescribed for that zone,
Along the front property line, where adequate setbacks are unattainable, (for any parking areap driveway or loading are4 that is visable from a public street), a solid decorative
masonry wall or a fully landscaped earthen berm or a combinatioc of wall and berm, which is approved by the Desigi Review Board, shall be ercci-.ed, The Design Revie.w Board shall ccnsider 36 inches as the rr,inimtlm height for this screening wall or landscaped earthen berm to be used for
screening of any parking area, This screening wall should be setback a minimum of five feet from the front property line to allow for adequate visability and minimum planter area for
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landscaping.
Landscaping - Parking Areas
Each parkin? lot containing five or more spaces shall be landscaped in accordance with the following standards:
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The amount of landseapiny 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 widthd 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 lccated
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 perm-anent underground sprinkler system shall
be installed to provide an adequate water
supply to all lamdscaped areas. Subject sprin-
kler system shall be installed so as to direct
spray away from siCiewalks ,,
Drainage from landscaping irrigation shall not
be directed across any adjacent private prop-
erty.
AI1 areas estahlished for landscaping shal-X 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 Eousing 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
suhstitukes 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.
kay lighting as to illuminate any off-street
parking area shall be so arranged as to re-
Elect away fro111 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 co~npfy
with thz 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 zppzal by the Housing and Redevelspment Comm ;ssion prior to their display.
Exterior signs necessary for identification of buildings, pr mises and uses of particular parcels shall be permitt ed wit
in the Redevelopment Project Area, provided the design and specification for such designs are approved by the tomanissic prior to their erection or installation.
When reviewing designs and specifications I the Commission shall determine , before approval. , whether these signs creat
hzzards because of their characteristics, such as protrtldins overhanging, blinking, flashings, or animation.
The principal advertising feature of ail uses shall be the attractiveness of the buildings, grounds, and the activities visible within.
Permitted cixterior signs shall be those
necessary for public safety and for the iden- tification.
Sign design shall be simple, direct, and mob- tructive o Unifying p harmonious typefaces
shall be used throughout the RedeVelGpm€?nt Area,
Sign area shall be scale with the buildinq it identifies; as a guideline; .Q of a square
foot of siga area for each linear foot sf a
building's linear foot street frontage, (i.em, a building's linear foot street frontage multi- plied by a maximum constant 12 feet vertical
height, multiply that by 58 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 front onto a public street, (i.eef alleys) the Housing and Redevelopment Commission may, at
its election, permit some signs in conjunc-
tion wiEh efforts to enhance pedestrian access- ibility within those areas,
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Signs shall be coordinated so that a consistent
complimentary theme is established and main-
tained.
A11 lighting of advertising signs shall be concealed from view, All lighting of adver- kizing devises shall be oriented away from
residential areas and directed specifically to
commercial and pedestrian traff ice
Lighting of advertising signs located within
450 feet of any street or driveway inter- section shall be of such color as;d shape that
there will be no confusion with public signs
OX signals regulating the flow or pedestrian
and vehicular traffic,
Permanent billboards and flashing I blinking p
and/or animated signs shall. be prohibited,
Signs advertising the sale, lease, or rental
of the premises shall be permitted, however the Commission may lii7,it the sizea nurciberr and duration e
In addition to the above, only one free-
standing sign advertising the existence of
such service statior?. should be permitted,
Each sign should consist solely of the
tradernark, symbol, or logotype of the ser- vice station.
Temporary signs ext'ibited for less than one
week with a sign area of 50% of the build-
ing's allowable sign area may be permitted,
During this time frme the Design Review Board will aid thes owners with information on the specific requirements of this
sign section and offer constructive suggestions on how to
bring their signs into conformity.
XI 0 CITY FURNITURE CRITERIA
The planning of the City furniture is an important phase of
the urban design process. The artistic use of external furn ture, cfzective interior design decoration, can do much to
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minimize structural flaws and inadequacies, (ieee, adver-
tising on benches and other street furniture should be pro- hibited), The design of City furniture must not be regardec: as a post planning activity similar to the application of
cosmetics. The planning of City €urniture and furnishings
should be undertaken at the inception cf the planning or the
redevelopment of the project area, and should be regarded as
a continuing effort which spans the length of the redevelop- men t program.
The foilowing test ercbodies basic criteria and suggestions
for the furnishing of the streets g enclosures I plazas I parks
arcadesb passageways and alleys of the project area, For th
purposes of the 8Iariualp City furniture, includes; bbt is not limited to: benches, kiosks, light standards, trrash recept- acles, cigarette urns, planters, hydrants, railings, floorin
signs and traffic control devises,
Street l”ur-ni.ture Criteria
Street furniture throughout the Villagr Redevelopment Area should he complimentary, This will help to tie the somewhat
unrelated components of the project area together, The street furniture selected for use in the project area should be adaptable to pluralistic architectural design of building
within the Village Redevelopment Area,
The Redevelopment Pian calls for an increase in the importan!
of alleys within the project area, as wclP as secondary mean of access, alleys should become pedestrian passageways, and integral part of the opn space enclosure system of the core
In places, the alleys may be widened into mews or eou-rtyards
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 wi‘t out prior approval of the Design Review Board or upon appeal
the Housing and Redevelopment Commission,
X11, STANDARDS FOR THE SUB-AREAS
The planning concept behind the implenentation of the Redevel rnent Plan is to guide the growth and development of the Vill~
Area in a way that the component sub-areas are complimentary one another, Due to the size of the project area, the plan h been divided into seven sub-areas. The land use within the 5 area has been restricted, and additional urban design criteri
have been established to permit development throughout the p~
ject area to occur in a coordinated mannero (See Exhibit B,)
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SCB-AREA 1
Sub-area 1 (Exhibit B) has traditionally functioned as the
central business district of Carlsbad, Its one- and two-stio
shops and offices along State Street met the mercantile and service needs of Carlsbad for several. decades. External factors, specifically the El Camirio Real Shopping Center a.nd
the reorientation of the major north/south thoroughfare from
old Highway 101 (Carlsbad Boulevard) to Interstate 5, have
afEected the economic viability of the downtown area and hav resulted in the need for the Villzge Redevelopment Plan,
Goal
The goal for Sub-area 1 is to function as a major financial, specialj.ty, commercial center for the downtown area, To acc
plish this goal, there will be two major "special treatment: areasf6 withj.n Sub-area 'I. The first is the Village Center
which will act as the focal point for Sub-area 1 and become
major attracti.on for the Village Project Area, Next is the
Avenue corridor that is intended to se~vc? as a major thoroug
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 witnin Sub-area 3.
(A.dditiona1 restrictions may be invoked within the special
treatment: area, 1 :
\.
Bona-fide restaurants p boutiques , retail shops ;,
crafts shops, special'cy shopsr. proEessional corn- plexesI medical complexes with 1-ahs and pharinacies d
law f ims p architectural and engineering fi.rms p accounting finis p utility compa.ny of'Zices and company headquarter offices,
Incidental and compatible uses such as those permitted in th zone may be permitted when found by the Housing and Redevelc
Commission not to be incompatible with the above mentioned L
Unless otherwise stated in the specific sub-area, dcnsity al
tions may be increased beyond those ranges currelat1.y provide
in the general plan (Section V. J, 1 *) p if the Nousing and RE
velopmen'c Commi.ssion finds that such an increase is consist^
with the Goals and Objectives of the Redevelopment Plan.
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Design
Within this sub-area, the Design Review Board shall be looki for development which is oriented to pedestrian traffic and
high in open space amenities. Additional design standards h
been established for special treatment areas to aid the Desi Review Board.
SPECIAL TREATDIEMT AREA: VILLAGE CENTER
Location
The Village Centre (Exhibit B) is bounded on the west by Sta
Street, on the east by Nadison, on the north by Graiid Avenue arid on the soutli by Elm t”, ’venue,
Goal
It is intended that the Village Centre serve as the focal PC for Subarea 7 and become the major attracting force for the development project. To accomplish this goal the Design Rec Board v~i11 pay special attention to land uses in thin speci;:
treatment area.,
Land Use
Land uses within the Village Centre are the same for the sulr area with emphasis placed on those uses which lend themselvc to a Village atzosphere, Final approval of permitted land 1 rests wi.th the Housing and Redevelopment Commission,
Design
The Urban Design for the ViLEaye Centre shall be that of a
Village atmosphere B concentrating on pedestrian circulation,
high levels of open space amenities. It shall be noted that land use and design are not permitted by right in this specj
treatiilent area.
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SPECIAL TREATI‘rENT AREA ELl4 AVENUE --
Location
Elm Avenue (Exhibit S) extends from Interstate 5 on the east
Garfield Street on the west, and one lot deep on the north c
south D
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Goal
Along this corridor a strong financial and commercial center
should develop. Eln Avenue will serve as the major east/west
gateway to the Village Centre and beach access points,
Land Use
Land uses perrnitted within the Elm Avenue corridor are the sq as those listed above, however, special design criteria shou
be established for developments with high traffic volume,
Design $.
The Design Review Board shall encourage designs that improve
general circulation, and utilize a nigh degree of fandscapin along Elm Avenue and other street front setbacks, Some
developinelit plans involving property fronting cn Elm Avenue will require approval by the Coas"ial_ Commission.
SUIIB--ARE?W 2 -_-
This sub-area (Exhibit E)) presently maintains a low profile tourist service area along with a neighborhood commercial. UE
Go a?.
his sub-area tili1-1 contain the east gateway to the \rillaye
Centre, In an effort to create a safe, pleasant and invitir
environmeiit F the Design Review Board shall encourage the use
lamdseaping and open space amenities along the E1.n Avenge Street frontage, and exphasize better design of on and off ~ trafEic circu.lation,
Lalad Use
Uses allowed by the C-2 and C-1 zones. The following larid u:
are encouraged within the Subarea 2:
Convenience centers ,, neighborhood commercial centers p beaut
shops, beauty salonsp barber shops, restaurantse gas statio coffee shops, motelsp specia1.t~ retall, delicatessens,
entertainment and fast foods when not incompatible with the
surrounding land use.
Incidental and compatible uses includng those uses allowed
by the R-P zone may be permitted when found by the Housing
and Redevelopment Commission not to be incompatible with th
above *
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Design -
Future development in this sub-area should he designed in su a manner that adequate ingress and egress of tourist freeway 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 ade quate screening of parking areas to help brea.k--txp the hard l
SPECIAL TREATMENT AREA EL8i4 AVENUE
Lacation
Elm Avenue extends from Interstate 5 on the east to'Ocean St on the west, and: one lot deep on the north arid scuth.
Goal
Along this corridor: a strong financial and conmercia'l center
should develop, Elm Avenue will serve as the major east-/wes gateway to the Village Centre and beach access points,
Land Use
Land uses pembttcd withiii the Elm Avenue corridor are the same as those Listed abovec however, special desigr, criteriz
should be established for devloprnents with hicjh traEfic volume D
Design
The Design Review Board shall encourage designs that improve general. circulation, and utilize a high degree of lar,dscapir along Elm Avenue and other street front setbacks,
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S@E--2uREZE, 3
Treditionally this subarea has served as the high intensity commercial centzer of the downtown area.,
Goal
The goal of this sub-area is to maximize the established pattern of dev3loprnent north of Grand and create a visual lj with the Vi1lLage Centre. The cast side of State Strcct,
north of Grand, is envisioned as special treatment area.
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Land Use
Uses permitted in the C-2 and C-'I Zones, The fcllowing land uses are encouraged within this sub-area:
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Regional headquarters, r contractor8 s off ices only, professional complexes, wholesale sales, furniture sales, hardware and lumber wholesale and retail sales,
car washes p laundromats p small engine repair p
appl-iance sales r tire sales , coffee shops F delis p
auto parts salesp artisan shops, plant nurseries.
Incidental and compatible uses including those uses, allowed
the C-M Zone may he permitted when found by the 'lousing and
Redevelopment Commission not to be incompatible with t-he abo
Design
The urban design for Sub-area 3 should include provisions fc
adequate off-street par?ring F as well as pzdestrian linkages
within adjoining residential areas. The Design Review Board
shall encourage the use oE landscaping and open space amen--
ities as a major design element.
SPECIAL TREATMENT AREA: EAST SIDE -- OF STATE STREST
Only usus deemed by the Housing and Redevelopment Commissior?
be of lesser intensity than the existing uses shall. be permi along the east side of State Street between Grand Avenue and
the lagoon,
A~Id?~tional_ landscaping shall be requi.red to provide an a6cq~
buffer between "Le adjacent residentially zoned property to east of State Street.
--
S@E-ARE& 4
This sub-area (Exhibit E)) has traditionally functioned as a
heavy commercial light manufacturing type ar?a,
Goal
The goal of Sub-area 4 is to create a light manufacturing/hc
can-mereial. c?rea that will serve the project area. In order
accommodate this goal, the Gesign Review Bozrd in conjunctic
with the City should work toward establishing sditahle zonii
in the sub-area. Overall, this sub-area could function as t major repair and service; distribution; and/or vocational edGcation center,
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Land Use
Uses permitted in the C- 1 I C-2 and C-M Zones. The following uses are encouraged within the sub-area:
Vocational educational centers, auto-related services, contractor's yards, laundry and dry cleaning plants, storage areas I cabinet and furni ture manufacturing p glass studios and electronic assembly, bakeries,
rock shop manufacturing t wholesale sales distributors p
moving van companies, and neiqhhorhood coi;.,mercial uses,
Design %
The Design Review Board shall be looking at niethods sf co~tr ling circulation among competing uses of this sub-area, Of major coxeern in controlling circuLation will be accoynmoiiati
turning movements oE vehicles with adequate safety and conve ience provisions rna.ir?tained for the pedestrian o
SPECIAL TRCATHENT AREA: EAST srm 0:' TYLER -- - -ll__-p--_l
In the special treatment area, east s-ide of Tyler Street tha
fronts on the west side of Koosevel'c only uses deemed by the Mousing and Redev?%ap?xent Cor:imission to be of lesser intensi
than the c-r.1 zone uses shall be permitted.
SD'B-AQEB 5
Traditionally 'chis sub-area (Fxhibj t B) functioned as the ~i'.i north/south thoroughfare Lcor the downtown zrea ar.d is genere
kmwn as old Highway 101 e The existing character of this SL area is one which is related to tourist, highway .commerciai
activities, and local heritage,
GO al
This sub-area is envision& as serving 2s the major tourist/
tourist commercial- related center for the Redevelopment Fro-
ject Area,
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Land Use
Uses permitted in the C-T Zone, The followi.ng land uses are encouraged withixi the Sub-area 5:
Travel service areas, bonafide restaurar,ts, conven- tion centers, theatres 9 novelty shops p souvenir and
gift shops, florists, md parking lots,
Incidental and compatible uses such as those allowed in the
and R-3 Zones may be permitted when found by the Housing and
RedeveEoprnent Commission not to be incompatible with the abo
Unless otherwise stated in the specific sub-area dehsity, residential deilsity allocations may be increased beyond. thos ranges currently provided in the general. plan (Section V, J,
if the Housing and Kedeveiopment Commission finds that such
increase is consistent with the goais and objectives of the Redevelopment Plan,
Design
I___
The design concept in this subarea is to coordinate tourist,
recreational and coxmercial activities of the beach area wit the Village Centre, Special attention in this area shall. be given to streekscaping along Carlsbad Boulevard; specificall
at the intersections of Carlsbad Boulevard and Grand Avenue
Elm Avenue. The Design Review Board will be concerned with
amenities such as viewpoints p gateways r and preserving local
landmarks that are, or wili be established with any developm
(All development plans withixi this subarea will. require appr by the Coastal Commission, )
SPECIAL TREATPIEX% AREA: CARLSBAD BOULEVARD
The Carclsbad Boulevard is considered as a special treatment in that the Housing and Redevelopment Cornmission is looking heavy stscetscaping and open space amenities along Carlsbad Boulevard, Cthzr areas along Carlsbad Boulevard that will
require special attention are the intersections at Carlsbad
Grand Avenue, Carlsbad Bcv.leva.rd and Elm kven?ue, and Carlsba
Boulevzrd and Christiansen Way. The establishment of a pub1 and private partnership in the development of the three aforementioned intersections is a possible alternative to pr viding additional streetscaping amenities o
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SQB--BGE& 6
The existing character of this sub-area (Exhibit B) is resi-
dential surrounded by a buffer of offiee/professional uses.
Goal
The area is envisioned as maintaining its existing characte
maximizing the office and professional buf€er zone around tl s u. b- are a D
Land Uses %
Uses permitted in the R-3 and I?-P zanes. The following lan~
uses are encouraged within the sub-area:
To include but not limited to law offices, arch- itectural off ices, medical. offices withollt labs,
contractor!s offices. (No storage)
Unless otherwise stated in the specific sub-areas density a cations may be increased beyond those ranges currently prov
in the General Plan (Sectlon V. J,'i o) if the Housing and Re
velopment Commission finds that such an increase is consist
with the Goals and Objectives of the Redevelopment PPan.
Incidental and compatible uses such as those a5l.ov7ed in the
zone may be pernitted when found by the troclsing and
Redevelopment Commission not to be incompatible with the ab
De s j- 4 n
The off ice/professional buffer zone to be located along Roosevelt and north of Gr;tnd shall be developed in such a w
to provide additional landscaping if other means necessary screen the residentially zoned uses from the office/profsss use. (Some development plans will require approval by the
Coastal Commission, )
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Sm3-kaWCA 7
Traditionally, this sub-area (Exhibit B) has accommodated r dential and commercial development to occur simultaneously.
Goal
This sub-area is intended to permit and encourage mS.xcd use
among residential and service commercial/office uses.
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Land Use
Uses permitted in the R-3 and R-? zones. The following lanc
uses are encouraged in this subarea::
--
Professional offices B Paw, architectural and engineerin!
accountants, medical offices without labs, artisan shop: and other shops that offer specialty items, honafide restaurants, travel agencies,
Other incidental and compatible uses such as those permitted the C-1 zone may be permitted when found, by the Bousing ant
Redevelopment Commission not to be incompatible wit@ the aSc
Unl-ess otherwise stated in the specific subareac density
al2ccations TA~Y be increased beyond those ranges currently 1
vided in the General Plan (Section V, JmIe), if thc Housing
Redevelopment Commission finds that such an increase is CQ~E
tent with the Goals and Objectives of the Redevelopment Plar
Design
The Design Review Board will be concerned with the design
integration of residential with commercial developnent o It
foreseen that second story residential over commercial specialty shops within this sub-area will be advantageous to the entire development. Further consideration will be given
the developer- providing additional open space amenities such la-&scapFng, promenades p arcades F and the like, along with i
tegrating off-street parking jnto its development in such a
manner that it does not detract from the overall concept of
Village Redevelopment Area,
XIIT e COA'CLUSS0P;I
The ViJ.lage Design Planual. is a plan for comprehensive improv ment of the physical environment of spacial relationships of
CarPsba.5 Village Project Area, It was formulated for the pu
pose of implementing a. redevelopment plan for the subject arl Since the goals and objectives of the Redevelopment Plan wil not be reached and achieved for several yearsc the nianual as
well as the plan, must be kept current and responsive to
changes and conditions, The Redevelopment Plan incorporates
the VilJ-age Desicjn Manual by reference, The Redevelopnent P
also provides for the Design Manual's orderly admini.stration and amendment by the Housing and Redevelopment Commission, a?
its EEfeetuation by the Design Review Board.
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APPEHDXX M.
GLOSSARY ---
Activity Centers
The major land uses and traffic generators of an area or region, i.e. I civic center, colleges, universities, major
medical complexes r regional and c~~~;iu.nity shopping centers r industrial parks r airports p large recreational areas , and central business. districks are examples of activity centers.
These centers and their connecting paths of cornmunibat ion and transport usually determine the form of urban areas,
I_
Amenity
Amenity originally meant "pleasantness@' , but has been ex- panded to include "convenience" * Brj-tish town planners have
so overworked this excellent word that in England it is virt. ually synonymous with "good town and CGU~I~~Y plaaning" e
Howeverp for the purposes of the Design Manual, amenity is
confined to "pleasantness" and "convenience" B
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Arc ad e
A covered pedestrian waPlcwa.y,
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Net Building Site
That porticn of the lot less setbacks, parking re.quirements,
landscaping, easements and other dedicztions,
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Aesthetic quality is a basic consideration upon wich all
good city, regional, comaunity or site plans are partially
founded, Where appearance or aesthetic quality is applied to a design as an afterthought or on post-design biisisc it is derisively called "cosmetics" e
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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 concract.
Enclo s UKe
In cornrnonity-design parlancep an enclosure is a confined or substantielly confined, urban open space, It may be
private, public, or quasi-public. An enclosure is primarily a pedestrian precinct,
An enclosure may take the form of a small park, plazaF mall, square, c%rcus, akriumg courtyard, or close, If covered by a skylight, an enclosure is often called a gallery, arcade
or garden court.
Enclosures provi6e an essential contrast to the buj.ldEnys or
their periphery, and are a source of relief from urban
stresses, The beneficial inpact of enclosures upon the
urban scene cannot be overstated.
.--
Fl003-inCJ
The surface treatment of the paths, walks, stairways, streets and clostares of the City.
-----
Grade
The lowest point of elevation of the finished surface of tht ground, paving or sidewall: within the ace2 between the
building and the property line, orp when the property Line is Ip:ore than five feet from the building, between the
building and a Sine five feet from the building, Grades constructed for the purpose of increasing the average heigh of the grade adjacent to a building shall not be considered as meeting this defi-nition.
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Inner City --II___
The inner city is a portion of Carlsbad that was defined by a study conducted by Duncan & Jones, Planning Consultants.
The area is bounded by Buena Vista Lagoon on the North, Interstate 5 to the eastis, the Pacific Ocean to the west and
Tamarack Avenue to the South.
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Kitsch I Sleazir,ess -___. , Tzwdriness
Each of these terms denotes poor taste, While kitsch
primarily means poor art, it also covers the misapplication
of the principles of design, and the misuse of materials.
The landscaping of a service station with as’croturf, and the 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 whit:- is kitsch is also sleazy. Tawdriness is defined as cheap and gaudy, Many of California’s early commercial strips,
with their garish signs, plastic aliirnal roof adornments , and
flashing pylons c achieved kFtsch, sleaziness and tawdr-iness
s iniu 1 t aneo us 1 y o
Lo t
R parcel legally created by the subdivision map and re-
corded, or a parcel legally created by record of survey or
split lot applicakion on file with the Planning Department.
A lot shall have frontage OR a dedicated public street as approved by the Housing and. Redevelopment Coinnission D
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Lot Areap Net
That lot area identified an2 correctly described by the County pssessor!s Office as a parcel and reduced by any arno3xnts af land required by the City for dedication as a street OF other such public right-of-way.
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NUnCOngGrXiIlg Building _l_l --
A building, or portion thereof, which was Pawfully erected or altered and maintained, hut which, because of the application of this title to it, no longer conforms to the use, height or area regulations of the zone in which it is
loaded m
onc con fo rn i ng Use
A use existing and agthorized by the virtue of its existenc
when the restrictions of this title became applicable and continuing to exist since that time,
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Order
The regular and harmonious arrangement of the natural and nan-made environments, The antonym of order, as used by
professional planners, is confusion.
--._I-_- Picturesque InEormation/The Sitte Concept -
Picturesque informality is a city planning concept which is founded upon the organizating principles of irregularity, asymmetry, and enclosure. Its models are the casuarly planned, preindustrial tow11 of Europe,
Scale
This tern generally denotes relative size, Architects and 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 reached
it is said that the proposed pro:ject is In "scale",
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Serial Vision
The traveler's view of the city. The term is especFal1.y
applicable to the episodic vision of a pcdestriarn on tour o an urban core, His eyes ter,d to focus upon ever changing, self contairled views 6uring the course of his walk.
Story
That portion of a building included between the surface of
any floor and the surface of the floor next above it, then
the space between such floor and the ceiling next above it-
shall be considered a story- A basement shall not be considered as a story when coniputing the height of a
building.
Street Furniture
Street furniture generally describes the freestanding items
in a street scenep such as trash receptacles, street stand- ards, signs, kiosks, planters, benches, water hydrants, fir hydrants, sculpture, cloc?c towers, traffic control boxesr
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etc, Street furniture, especially in core areas, tend to
register a significant impact upon the townscaper and
therefore should not be selected or si'ced on a piecemeal,
ad hoc basis,
Structural AS terations --
Any change in the supporting members of a buiSdi.ng such as
foundations, bearing walls, columns, beamsp floor or roof joists, girders or rafters or changes in roof OK exterior
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'P'ezxinal Features
Natural or man made forms upon which views terminate. For centuries, city planners and builders have added de€inition to townscapes by the enplcynent of terminal features.
Mountains, forests n fountains F statues p major buildings , an( trimiphal arches are exmples of terminal features,
Te x t. uz e
A favorite term of land plannersB iandscape architects, and architects, It can be defined as the idrntifying quality c
chara.cter of the structure oE an urban or rural area, City planners primarily regard "texture" as an expression o€
density, and prefer the use oi the term "struct~re~' to both
lttexture'' and "fabric" o
To FFSI s c ape
The art of arranging three dimensional urban spatial rela-
tionships, It is concerned with the structure, formp and
appearance of communities. The term, for practical pur-
poses, is synonymous with "urban design" and the original
plastic art of "city planninggt o
Urban Core
The heart oE the city, It is traditionally the place where
b~a%ldirtg intensity, urban activity, and property values are
the hig!iest. In the United States, the core is often cnllc "dswntown" I and is accepted as the einbodiment of the "image of tile city. In most cases, the core is the original city
the matrix from which the newer communities were estahlishe
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Urbanity
Urbanity is derived from "urbane",. and not urban, It denotes polish, suavity,. grace and sophistication, These attri-butcs 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 unfortun-
ately, city planners identify urbanity with high residen- tial density and high building intensity. The casual chain
be'cwecn density or intensity and urbanity, however,. is quite
vague and conjectural,
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Viscosity I
Viscosity - internal impedence to Elow or movement - is
created on the urban scene by people engaged in passive re-
creation and pursuits p sidewalk diners, window shoppers, strollers, curbside analysts, and benchers, Viscosity is prornoted by good townscape an2 its constituent enclosures,
street furniture, landscaping and art objects.
Village Towness - -_I
A unique feeling spawned by an emotional relationship be- tween denizens 2nd their city. This feeling is founded upon a sense of belonging. When the denizens feel that they be- ]-on9 to their city, and that their city belongs to them, a. state of towness exists. The Eeeling of village towness is
prerequisite to order, arneni:y, and sound city planning, and
must be actively prolnoted by City Offici-t a- so
Zorii ncy Terminology
2-1: Single Family Residential Zone
R-3: Ni;l ti-family Residential Zone
R-P: Residential-Pro~essj.ona9 Zone
C-1 : Neighborhood Commercial Zone
@-2:: General Commercial ~orle .
C-T: Commercial Tourist Zone
C-M: E-feavy Commercial - Limited Industrial Zone
M : Industrial Zone
-30-
' w 0 . '* = .
AppF;P*pzDIx B
SIGNS ---
Advertising _I Structure
A structure of any kind or characterB including statuary, erected or maintained for outdoor advertising purposes, on which any pcster, 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 act.j..on r motion I or. moving parts e incl.uding wind actuated devices and signs which revolve,
Flags, Banners, Bunting, Streamers, Pennants
.a class of advertising di.sp1a.y~ suspended from poles d wires
cables, etc., intended to attract attention and character-
ized by cloth, plastic or other similar non-rigid naterials but for the purpose of this title specifically excluding thc
United States or California State flags,
and Other Sirnjlar Devices - -------
Flashing Sign
A sign with lights that flash on and off, or which change i
intensity or with color changes requiring electrical energy
e1ectroni.c or nanufactureG sources of supply, This dcfini- tion does not include public service signs such as time and
temperature units m
--_-e
pole Sign or Freestanding 2- Sian
A separate and detached on-premises sigrs. or advertising structurep which receives its support from one or more
poles, colunns, uprights, braces, pillars or similar devices e
---
-39-
w 0 . '. y
+
Sign
Any thing or visual appearance primarily used for, or havinc the ef€ect of actracking attention from the streets, side- walks or other outside public areas for identification or
advertising purposes f
Sign Face Area -
The entire area including the backgromd area of such siyn as viewed from one direction at one time, 'nut not including features intended exclusively for support, Each sign face
shall be computed separately in calculating the total square
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 a
structure requiring a building permit,
Window Sign
A sign illuminated or otherwise painted or j.nst..alled on either side of a window.;, including signs when less than
three fect behind a W~II~T~'(PP and facing public view,
--
- 3%-
v m
7 e*l
*
APPEKDEX c
J. Specj.al Treatment - Area Guidelines --_- *
I
1. A Specific Plai3 should be prepared for the down-
towla area. This plan should be a joint effort of the City and downtom merchants and residents
and should be directed at revitalizing the entire
"Inner City" area, TJntii this ?Ian is coFtpleted, any proposed use that would he inconsistent with
the uses desj-gnated on the Land Use Plan should bc
discouraged. Upon approval of a site developnent plan, density allocations as shorn on the Land Usc
Plan for the '?Inner City' and surrounding ares
may be increased if the City finds that such an increase is consistent with the goals and objec- tives of the Land Use Element and wit!i an approvet Specific Plan for the '"nner City",
* General Plan -- City of Carlsbad, Section V, Land Use.
-33-
-
*.
_I#___ ------I
I_____lp__rr-* ,..--..,w-7 --.~-- r__--m--
!'I I r i:-m -Fn-n-:--i t I I /-+-I t--f I If
xi
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h *d4 .
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rn,dsxZ%s~.T
supp. ARE&& MAT
P\k v*.> 6 f tj 12 - f i~+ \ FJ .& 4 -i-
0
1200 ELM AVEh
CARLS BAD, CALI FORI
.- e
DEVELOPMENTAL
S ERV 1 C ES
0 Assistant City Manager
0 Building Department
0 Engineering Department
(714) 438-5593
(714) 438-5525
(714) 438-5154?
d( Housing & Redevelopment Department Stradfing, Yocca9 Carlson, and R
Attorneys at Law 610 Newport Center Drive Suite #800 Union Bank Building Newport Beach9 CA
3096 Harding St. (714) 438-561 1
0 Planning Department
(71 4) 4385591
Attn: Tom Clarke RE: REQUIREMENTS OF SECTION 33375 liZarch 16, 1982
HEALTH AND SAFETY CODE
Dear Tom:
regarding discussions with the County of San Diego's Assessor's Office. Below is a chronology of relevant events that took place following the adoption of t Redevelopment Plan in July 1981.
This is in follow-up of our telephone conversation of Friday, March9 12,
- Ju7y 28, 1981, the City Clerk forwarded all required documents to the
County Recorder for recordation o - August 17, 1981, documents were hand delivered to County Recorder and
recorded. - August 17, 1981, a letter was distributed (according to attached list)
indicating that the City Council had taken action pursuant to Section
Mr. Ruben Binitas, of the County of San Diego's Assessor's Office contac-l office on March 12, '1982, and indicated that they had not been given official as required under California Government Code 54900 that the Redevelopment Plar been adopted e
It appears that we have met the intent of Section 33375 of California We; and Safety Code. There should not be a problem as indicated by the County of San Diego.
I am bringing this to your attention as E am aware that you are current.1 discussing this matter with San Diego County Counsel.
Since yy
A P/ REht J, AITKEFl Redevelopment Program Manager
cc: Marty Orenyak, Building Official
Lee Rautenkranz 9 City C1 erk --
attachments:
I
1200 ELM AVEF a- ' CARLSBAD, CALiFQR
3 D EV €LO PM ENTAL
SE RV IC ES
c) Assistant Ctty Manager
(7 14) 433-5596
(734) 43a-5525 Qitp of QLE%r$Sbab 0 Building Department
n Enginasring Department (714) 433-5541
2 Housing & Redevslopment Dspartment August 17, 1981 (714) 433-561 1
0 Planning Ospartrnant c(14) 438-5591
-1
The City Council of tho City of Carlsbad has recent?y adapted a Redeve?opmn for a portion of the City known as the Village Area. Pursuant to Section 33 of the Health and Safety Code of the State a-f' California copies of the follo documents are transmitted:
a) description of the Carlsbad Village Redevelopnent Project Boundary and
statement that redevelopment proceedings have been instituted as recardr with the San Diego County Recorder.
Ordinance number 9591 of the Carlsbad City Council adopting -the Village Redevelopment Plan -
Map- depicti ng the boundaries of the Carl sbad Vi 1 I age Redeve'l opment Prc Area.
b)
c)
Very truly yours,
JACS E. HEtITHORN Director Dept. of Housing and Redevelopment
enct osefres : $
C) !:
.I/
11
3EH:aS 1: *
e ‘ ./ *, m -.
/’ -I
/’ ,.
-f ’
D I STRl BUT 1 ON 1. I ST
State Board of Equal i zati on
1020 N Street Sacramento Ca. 95808 -I
County Assessor’s Office County of San Diego
1690 Pacific Coast Highway
San Diego, CA 9’2101
San Diego County Auditor County of San Diego -
1600 Paci f i c Crtast Hi ghway San Diego, CA 92101
Carl sbad bluni ci pal Water Di strict
5950 El Camino Real Carlsbad, CA 92008
Tri -Ci ty Hospi tal Di strict $002 Vista !day Cceanside, CA 92054
County of San Diego
1600 Paci f i z Coast Hi ghway San Diego, CA 923.01
F!i ra Costa &of 1 ege One Barnard Drive Oceanside, CA 92054
I-ktro !.later District
1111 Sunset
Los Angeles, CA 90054
San Diego Islater Authority 2750 4th Avenue San Diego, CA 92010
Carl sbad Uni fi ed School Di strict
801 Pine Avenue Carlsbad, CA 92008
@ ./ Yk.9 e 1200 ELM AY€NUE
’ CARLS~AD, CAL~FORNIA 92~8
itp of ~~~~~~~~ -
CEM TRA L SER \BIG ES t) EPA fiTMEN T
August 3.7, 1981.
Vera Lo Lyle
County Re@orc?er
P, 0, Box 1750 San Diego, CA 92112
Pursuant Pro Section 33373 of the Nealkh a.nd SaEeky Code
the State of California, please find enclosed a copy oE
legal description QT the bounda-ries 02 the ViRLa9-e Area
Redevelopsent Project,
In addition, pursuant to the zbove noted section, yoti ai
hereby noti€ied that proceedings have been instituted fc
redevelopment 02 the area w2thi.n the b013.?3darieS as desci in the attachment- Nording to this effect is also incli
in ‘chis attachmeat for recordation purposes o
Our staff has determined. that the r-eczorilation of this :
is of benefit to the City; therefore, it is wequest--e& t-d
the fees be waiued,
Thank yau fox your assistance in this matter,
(gycz&id
BEET= z- RAum
City Clerk
ALR: ar
Enelos32xe
E 1. . %. " 9E
7
Y
? ..-
-x. most Southerly corner or" EaEd described in Seed to the State of C2
recoxezd August 25, 1967 as File No, 128584; thence along the West
%ounEary of sai6 State of California land North 30°39*555" West, 3( Eeet 20 the Northwesterly corner theresf; thence leaving the bounc of saii! State of Caliz'ornia Land Northerly in a stzaight fine to -i
nost Southerly corner of Tract 94 or' Girlsbad Lanc?s, Nap E66P; khf Xortheasterly along the Southerly line of said Tract 94 to the no:
corner 02 said Tract 94, being &so the nost Easterly corner of B.
of the Town of Caxlsbad, Map 535; thence Northwesterly along the I
easterly line o€ said Block 13 to the most Northerly corner of sa.
Block 13; thence Northwesterly in a straiskt line to the most Eas corner of Black 8 of said Town of Carlsbad, according to said Map
thence Nor"thxestex1y along the Xortheasterly line.oof said Block 8
most Northerly cornex thereof; thence continuing Northwesterly in
straight line to the most Easterly corner of Block 7 of said Mag
thence Nortlwestexly along ths 2Wrtheasterly line of said Block 7
most NorYherP~ COTIP~P thereof; thence continuing Northwesterly in
straight line tQ the most Easterly comer of Lot 86 of said Gran
Park No- 2, according to said Map Xo, 2037; thence continuing Nor
westerly along the Northeasterly lines of Lots 85, 87, 88, 89, 90
92, 93 and 94; "chace continuing Northwesterly in a straight Pine Lots 95, 96 and 97 to a point on the Westerly prolongation of the
li~e of Cypress Avenue as shorm on said Map No. 2037; thence ahn Kesterly prolongation -to the Soctherly bine of Del .Mar Avenue as ofi said Xap go- 2037; thence Westezly along said Southerly line t point in the Southwesterly line of said Lot 74 being the Southwes tr2,zxxinus of a line in the Northvesterly boundary of said Lot 74 b distance of 70.21 feet; thence leaving the boundary sf said Lot Y ccr;tinuing I3orthestesly in a straight Sine to the most Souther11 sf Lot 69 of said Map 2037; thence continuing Northwesterly alaq
Soxthwester3-y hes of Lots 69, 65, 67, 66, that portion of La C3 A,vz!r,ue adjoisling Lots 66 and ST, Lot 61, 60, 59 and 58 to the Pof
- .- -.-- - _-- ____ - _- .. - Besinning - _-
Proceedings for the redevelopment of the Project Area have been insti mder the California Community Redevelopment Law, The foregoing is i
descripkion:;,!g,f the Pxoj ect Area.
I
8 17-2 I FtLEIP'WG"'0.
1981 EQUESF OF cnu cm
~gc 17 I2 53 PH *El
QF - @tAL RECO8DS
-VERA t. LYLE f?FivF?nm Ho FEz
$a# ! ii5Ce COUHTYa CAS
iiii
A.M.
P. M. 19 DATE
!
- FROM REPLY ---=== -- c5,-----===---- 5TAE6,,AI,~ ~YT~H DEPT- htEZ'O FoqM ON THIS SHEE-'
-L --.
W8~~~q ~ERVICZ*LLN~ - ___ _-- -LLG rau~~~leasterly li~e of said State heirq adso a point in the boundary of land described in Parcel 7 :
to khc State oE California recorded August 19, 1974 as ~ile NO, 71
223547; thence Southeasterly along the Moehaasterly line of said Streat to a point in the Nort'naclgr line of Lot 99 of Seaside Land accozding -i=o Php therzo2 $10, 1722, gird in the 0f2i.c~ of thz Cou
ReCOrdcr of San Diego Coun%y, July 28, 1921, thence EastzsSy a3on Xor.tiz:xJ_y Line to the Norkhzas-k comer os' said Lot 19, b~ing also
point in %he EaskerLy line or' land describzd in dzed -60 R-X. Robi
Xesterly bomdaq of said Robinsonas land North 0°03a00?' East to
Xo~*'nts~es;% coiner tizerzof; thence South 89*50'00" East along the
No*Zer.ly line 04 said Robinson's land and its Easterly prolongat &he ?~:Osk WeskzrZy corner of Lot 1 or' Buena Vista Gardens, accsidf
FIan ti?ereof No, 2492, filed in the Or'fice of ths County ~~~ordaz:
lSi2go Colinky, Arzcpsiz 4, 1948, thence along the boimdaxy of said 1
South 55"57'40" East, 89-97 €zet and South 77°39800'3 East to a li
parabkb wkth and 30-00 feet Westerly of the West 3in= of a 40,OC
@Zsexl.,enk for private road 2s shown on said map 2492; thence SQU~~
saih parcallel line and its Southerly prolongation to a point on i ly line 0% Lagtma Drive as sho.rrm on Map or' Seaside Lands No, 172;
also a pOink in 'the Northerly line of Lot 20 of said Seaside &ant
th?m:e South 8t-)"5OS 00" East along the Southerly line of said Lag1 to the nost Easte~ly corner or' Lot 46 of said S;?aside Lands; thea
continuing South 89"5OP 00" East along the Southerly :Line of said Qxit~w to a poini-, on the Northaasterly line OE FOUX-~II, ~i;reet (Jefj
- et UXt lCcCoXded July 6, 1972 CIS File NO. 174347; th~~~ce along th~
i
7 e e e / 1200 ELM AVENUE
' +GP.E-LSBAD, CALIFORNIA 92008
attp ot aarlSbt3b
CENTRAL, SEWWiCES EEPARTMEMT
July 28, I981
.:
Vera E. Lyle
County Recorder P.O. Box 1750
San Diego, CA 92112
Enclosed for recordation is the f'oll~wfng described document :
Legal. Desc~iption for the Redevelupment Plan for ehe Village Area Redevelopment Project in the City of Carlsbad, Califo-mia,
Our staff has determined that the recordation of this document is of benefit. to the City; therefore, 5.t~ is
requested that the fees be waived.
Thmk you for your assistance in this matter.
City Clerk
ALR: krs
Enclosure - -_ -_
TEE
VILI-ACE DESIZW
K-d_Nl?Ai
Ci'iY OF CARLSRAD
Z=dRLSB?-D, 2AL tF;jj??JZA
9
CITY OF CARLSBAD
CITY COUNCIL/HOUSING & REDEVELOPMENT COMMISSION
Ronald Packard
Mayor /Ch airman
Mary Casler
Vice-MayorjVice-Chairwoman
Bud Lewis
Councilman/Member
Girard Anear
Councilman/Pfember
Ann Kulchin
C o u n c i Iw o ma n /Me mb e r
Frank Aleshire
City Manager/Executive Director
Vincent Biondo
City At torney/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
Jerry Rombotis, Member
Clarence Schlehuber, Vice-chairman
Michael Holzmiller, Principal Planner
CARLSBAD HOUSING & REDEVELOPMENT COMMITTEE
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
-1-
TABLE OF CONTENTS .
PAGE .
Commissions and Committees .............. 1
SECTION
I . Introduction .................. 2
I1 . Objectives of the Design Manual ......... 2
I11 . 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
VI1 . Development Guidelines for the Village Area
Compliance With City Regulations ...... 5
Building Coverage .............. 5
Building Setbacks. ............. 5
Building Intensity ............. 6
Open Space ................. 6
General Landscape Guidelines ........ 7
Lot Coverage ................ 5
Building & Structural Height Limitations . . 5
Siting of Buildings, Structures & Open Space 6
Fire Safety ................. 8
VI11 . The Circulation System
Street System ................ 9
Arterial & Freeway Linkage ......... 9
Bicycle Linkages .............. 10
Pedestrian Movement ............. 10
Transit ................... 9
-i-
PAGE . SECTION
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-Area 1 ................. 16
Goal ................... 16
Land Use ................. 16
Design .................. 17
Village Centre ............ 17
Elm Avenue .............. 17
Sub-Area2 ................. 18
Goal ................... 18
LandUse ................. 18 Design .................. 19
Elm Avenue .............. 19
Sub-Area 3 ................. 19
Goal ................... 19
Land Use ................. 20
Design .................. 20
East Side of State Street ....... 20
Sub.Area4 ................. 20
Goal ................... 20
Land Use ................. 21
Design .................. 21
East Side of Tyler .......... 21
Special Treatment Area
Special Treatment Area
Special Treatment Area
Special Treatment Area
-ii-
PAGE . SECTION
Sub-Area 5 .................. 21
LandUse ................. 22
Design .................. 22
Carlsbad Boulevard .......... 22
Sub-Area 6 ................. 23
Goal ................... 23
LandUse ................. 23
Design .................. 23
Sub-Area 7 ................. 23
Design .................. 24
. CONCLUSION 24
AppendixA ...................... 25
appendix^. ..................... 33
Goal ................... 21
Specia I. Treatment Area
Goal ................... 23
LandUse ................. 24
XI11 ...................
Appendix B ...................... 31
Exhibit A Boundary Map
Exhibit B Sub-Area Map
-iii-
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 address
the physical structure, activity framework, and spacial
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.
relationships of the Village Redevelopment Area. Its
I1 OBJECTIVES OF THE DESIGN MANUAL
The implementation of the Village Redevelopment Plan and th
comprehensive improvement of the urban core of the Carlsbad
planning area are the primary objectives of the Design Manu
The intent of the Village Design Manual is to provide gener
design guidelines and regulations.
The document should provide an understanding of the ''type"
and "quality" of development being sought by the Housing an
Redevelopment Commission (Redevelopment Agency). It shoulc
be viewed as providing guidance and parameters rather than
strict standards.
The primary responsibility for applying and interpreting tk
guidelines contained herein rests with the Design Review Bc
and with the Commission which retains ultimate authority ar
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.
-2-
111. EXISTING CONDITIONS OF THE VILLAGE - REDEVELOPMENT AREA
The Redevelopment area occupies a portion of the "inner-city
of the Carlsbad community. It contains approximately 200
acres (Exhibit A). The Village Redevelopment Flan 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 requiri
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 intense
residential use; and increased emphasis on public parking
facilities; urban beautification; and a significant increase
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 diver-
sity, variety and urbanity. The development of commercial
residential blocks, consisting of ground-floor shops, and
upper-floor residential apartments and studios, will increase
the project area's viability and stimulate its trade.
Hi gh In t ens i t y Re s i dent i a 1
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 inter
esting shops, boutiques, restaurants, service uses and high
intensity residential uses. The employment of enclosures,
arcades, galleries, and shopping plazas should be encouraged.
The specialty shops, services, and restaurants for the projec
area shall be augmented by a setting which manifests
urbanity.
"V i 11 age s 'I , ( s e 1 f -e on t a i ne d re s i -
-3-
Enlightened sign control and the artistic selection of exter
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 area
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 suggesi
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 charged
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 area shall be characterized by different
land use patterns and have a strong beneficial interdepende
among each other. This interdependence will be fostered ar
encouraged by the Design Review Board.
The Design Review Board shall promote the effective inter-
dependence for the urban core's severall areas by advocatinj
the establishment of pedestrian linkages between the seven
subareas. These linkages, where feasible, should take the
form of landscaped paths or arcades.
-4-
VII. DEVELOPMENT GUIDELINES FOR THE VILLAGE -- REDEVELOPMENT AREA
Compliance with City Regulations
Except as indicated herein, all proposals for projects in th'
Village Redevelopment Area shall comply with all normal city
development regulatons pertaining 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, out-
door cafes, yards or setbacks. The building coverage standar
of the Design Manual will not be applied to existing
buildings.
Building Setbacks
When new buildings are proposed the Housing and Redevelopment
Commission may require minimum yard setbacks. Building
setbacks along or facing plazas, squares or enclosures should
as a general rule not be less than 15' in depth. In exchange
for exceptionally good landscaping, depth of the required
setbacks may be reduced by the Housing and Redevelopment
Commission. The building setback requirements of the Design
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 mainten-
ance of the project areas low profile. Notwithstanding this,
towers which occasionally punctuate the horizontal sweep of
the urban core might improve the overall urban design of the
Village Redevelopment Area and add interest and variety
thereto. The maximum height for new buildings within the
project area shall not exceed 35'.
-5 -
Building Intensity
Long banks of commercial buildings and long terraces of
connected residential units should be avoided. Where feasib
rows of shops, offices and dwellings units should be
interrupted by landscaped paths, promenades, or arcades.
These breaks should augment the public convenience and amen
to the project area, and promote seria.1 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 thc
Village Redevelopment Area. In general, development should
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 coordination
should produce a village townscape which has both order and
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. It
provides livability, beauty, recreation and relief from urb
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 Rede
velopment Area.
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.
-6 -
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 constitutes 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 the
overall quality of the downtown area. These guidelines are
to be used in conjunction with the open space, building
coverage criteria, standards, and guidelines of the Village
Design Manual.
With the exception of the existing single family residential
units, the following landscaping criteria shall be employed
by the Design Review Board during the course of its consid-
eration of plans for construction, remodeling, or intensifi-
cation of uses within the Village Redevelopment Area:
A minimum of twenty percent (20%) of the
net lot area of each new development within
the project area shall be landscaped. The
landscaping of each project need not be
entirely confined to plant materia:L.
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
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 on
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 participatioh 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 the
Village Redevelopment Area shall be consistent with the Cit
of Carlsbad standards of fire safety. The Fire Department
shall prescribe the water pressure; size and location of tk
water lines; type and location of fire hydrants; width and
location of fire lanes, drives, passageways, courtyards, ar
plazas; the type and location of onsite fire protection
facilities and use of fire retardent materials. The Desigr
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 circulation
within the project area.
Street System
The local street system of the central Carlsbad community is,
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 its
hinterland. When streets and freeways within this system re-
quire modification to the width, extension, or completion in
order to improve the said linkages, the Housing and Redevel-
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. Direct
bus routes should transverse the urban core; and feeder
routes, for the employment of the convenient transfer system,
should extend the benefits of primary route service to the
residents of outlying areas.
The landscape promenades, plazas, arcades and enclosures as
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 more
evenly distributed to throughout its sub-areas. The Housing
and Redevelopment Commission and the Design Review Board
should encolurage all transit facilities proposed for location
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 the
development and maintenance of bicycles linkages between the
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, convenien
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
minimize the conflict between pedestrian and vehicular
movements.
IX OFF-STREET PARKING AREAS
Adequate provisions for offstreet parking shall be provide(
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 anc
number of required offstreet parking spaces. However,
innovative methods of providing offstreet parking through i
combination of public and private efforts should be
encouraged. For example, the Housing and Redevelopment
Commission may, 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 a
parking district and the Cornmission believes that sufficient
parking will be provided within a reasonable time by the City
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 total
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 the
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 be
effectively screened on each side, which joins or faces
premises situated in any "R" zone or institutional premises,
by a masonry wall or solid fence of acceptable design. Such
wall or fence shall be not less than four feet or more than
six feet in height, and shall be maintained in good condition
without any advertising thereon. Said walls will observe all
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 area
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 Design
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 be
setback a minimum of five feet from the front property line
to allow for adequate visability and minimum planter area for
landscaping.
Landscaping - Parking Areas
Each parking lot containing five or more spaces sha:L1 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 shal.1 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, pre
mises and uses of particular parcels shall be permitt ed with
in the Redevelopment Project Area, provided the design and
specification for such designs are approved by the Commission
prior to their erection or installation.
When reviewing designs and specifications, the Commission
shall determine, before approval, whether these signs create
hazards because of their characteristics, such as protruding,
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 idem-
tif icat ion.
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.9
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
front onto a public street, (i.e*, alleys) the
Housing and Redevelopment Commission may, at
its election, permit some signs in conjunc-
tion with efforts to enhance pedestrian access-
ibility within those areas.
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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.
Lighting 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
duration.
In addition to the above, only one free-
standing sign advertising the existence of
such service station should be permitted.
Each sign should consist solely of the
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 time frame the Design Review Board will aid the
owners with information on the specific: requirements of thi
sign section and offer constructive suggestions on how to
bring their signs into conformity.
XI D CITY FURNITURE CRITERIA
The planning of the City furniture is an important phase of
the urban design process. The artistic use of external fur
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 regarded
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 the
redevelopment of the project area, and should be regarded as
a continuing effort which spans the length of the redevelop-
ment program.
The following test embodies basic criteria and suggestions
for the furnishing of the streets, enclosures, plazas, parks,
arcades, passageways and alleys of the project area. For the
purposes of the Manual, City furniture, includes; but is not
limited to: benches, kiosks, light standards, trash recept-
acles, cigarette urns, planters, hydrants, railings, flooring
signs and traffic control devises.
Street Furniture Criteria
Street furniture throughout the Village Redevelopment Area
should be complimentary. This will help to tie the somewhat
unrelated components of the project area together. The
street furniture selected for use in the project area should
be adaptable to pluralistic architectural design of building
within the Village Redevelopment Area.
The Redevelopment Plan calls for an increase in the importanc
of alleys within the project area, as well as secondary means
of access, alleys should become pedestrian passageways, and a
integral part of the open space enclosure system of the core.
In places, the alleys may be widened into mews or courtyards.
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 wit
out prior approval of the Design Review Board or upon appeal
the Housing and Redevelopment Commission.
XII. STANDARDS FOR THE SUB-AREAS
The planning concept behind the implementation of the Redeveb
ment Plan is to guide the growth and development of the Villa
Area in a way that the component sub-areas are complimentary
one another. Due to the size of the project area, the plan h
been divided into seven sub-areas. The land use within the s
area has been restricted, and additional urban design criteri
have been established to permit development throughout the pr
ject area to occur in a coordinated manner. (See Exhibit B.)
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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-st1
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 ant
the reorientation of the major northjsouth thoroughfare fro1
old Highway 101 (Carlsbad Boulevard) to Interstate 5, have
affected the economic viability of the downtown area and has
resulted in the need for the Village Redevelopment Plan.
Goal
The goal for Sub-area I is to function as a major financial
speciality, commercial center for the downtown area. To ac
plish this goal, there will be two major "special treatment
areas" within Sub-area 1. The first is the Village Center
which will act as the focal point for Sub-area 1 and become
major attraction for the Village Project Area. Next is the
Avenue corridor that is intended to serve as a major thorou
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 1
(Additional restrictions may be invoked within the special
treatment area. 1:
Bonafide restaurants, boutiques, retail shops,
crafts shops, specialty shops, professional com-
plexes, medical complexes with labs and pharmacies,
law firms, architectural and engineering firms,
accounting firms, utility company offices and compan!
headquarter offices.
Incidental and compatible uses such as those permitted in 1
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 provi
in the general plan (Section V. J.l.>, if the Housing and
velopment Commission finds that such an increase is consis
with the Goals and Objectives of the Redevelopment Plan.
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Design
Within this sub-area, the Design Review Board shall be lookii
for development which is oriented to pedestrian traffic and
high in open space amenities. Additional design st,andards h,
been established for special treatment areas to aid the Desi,
Review Board.
SPECIAL TREATMENT AREA: VILLAGE CENTER
Location
The Village Centre (Exhibit B) is bounded on the west by Stal
Street, on the east by Madison, on the north by Grand Avenue
and on the south by Elm Avenue.
Goal
It is intended that the Village Centre serve as the focal poi
for Sub-area 1 and become the major attracting force for the
development project. To accomplish this goal the Design Rev]
Board will pay special attention to land uses in this special
treatment area.
Land Use
Land uses within the Village Centre are the same for the sub-
area with emphasis placed on those uses which lend themselves
to a Village atmosphere. Final approval of permitted land us
rests with the Housing and Redevelopment Commission.
Design
The Urban Design for the Village Centre shall be that of a
Village atmosphere, concentrating on pedestrian circulation,
high levels of open space amenities. It shall be noted that
land use and design are not permitted by right in this specis
treatment area.
SPECIAL TREATMENT AREA ELM AVENUE
Location
Elm Avenue (Exhibit B) extends from Interstate 5 on the east
Garfield Street on the west, and one lot deep on the north an
south.
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1
Goal
Along this corridor a strong financial and commercial center
should develop. Elm Avenue will serve as the major east/wes
gateway to the Village Centre and beach access points.
Land Use
Land uses permitted within the Elm Avenue corridor are the I
as those listed above, however, special design criteria shot
be established for developments with high traffic volume.
Des ign
The Design Review Board shall encourage designs that improvc
general circulation, and utilize a high degree of landscapil along Elm Avenue and other street front setbacks. Some
development plans involving property fronting on Elm Avenue
will require approval by the Coastal Commission.
-
SUB-AREA 2
This sub-area (Exhibit B) presently maintains a low profile
tourist service area along with a neighborhood commercial u
Goal
This sub-area will contain the east gateway to the Village
Centre. In an effort to create a safe, pleasant and inviti
environment, the Design Review Board shall encourage the us
landscaping and open space amenities along the Elm Avenue
Street frontage, and emphasize better d.esign of on and off
traffic circulation.
Land Use
Uses allowed by the C-2 and C-1 zones. The following land I
are encouraged within the Subarea 2:
Convenience centers, neighborhood commercial centers, beau1
shops, beauty salons, barber shops, restaurants, gas static
coffee shops, motels, specialty retail,, delicatessens,
entertainment and fast foods when not incompatible with thc
surrounding land use.
Incidental and compatible uses includng those uses allowed
by the R-P zone may be permitted when found by the Housing
and Redevelopment Commission not to be incompatible with t
above.
-
-18-
Design
Future development in this sub-area should be designed in SUI
a manner that adequate ingress and egress of tourist freeway
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 ade.
quate screening of parking areas to help break-up the hard 11
SPECIAL TREATMENT AREA ELM AVENUE
Locat ion
Elm Avenue extends from Interstate 5 on the east to Ocean Str
on the west, and one lot deep on the north and south.
Goal
Along this corridor a strong financial and commercial center
should develop. Elm Avenue will serve as the major east/west
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 criteria
should be established for devlopments with high traffic
volume.
Design
The Design Review Board shall encourage designs that improve
general circulation, and utilize a high degree of landscaping
along Elm Avenue and other street front setbacks.
SUB-ABEA 3
Traditionally this subarea has served as the high intensity
commercial center of the downtown area.
Goal
The goal of this sub-area is to maximize the established
pattern of development north of Grand and create a visual linl
with the Village Centre. The east side of State Street,
north of Grand, is envisioned as special treatment area.
-19-
Land Use
Uses permitted in the C-2 and C-1 Zones. The following land
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 allowed
the C-M Zone may be permitted when found by the Housing and
Redevelopment Commission not to be incompatible with the ab(
Design
The urban design for Sub-area 3 should include provisions f
adequate off-street parking, as well as pedestrian linkages
within adjoining residential areas. The Design Review Boar
shall encourage the use of landscaping and open space amen-
ities as a major design element.
SPECIAL TREATMENT AREA: EAST SIDE OF STATE STREET
Only uses deemed by the Housing and Redevelopment Commissio
be of lesser intensity than the existing uses shall be perm
along the east side of State Street between Grand Avenue an
the lagoon.
Additional landscaping shall be required to provide an adeq
buffer between the adjacent residentially zoned property to
east of State Street.
SUB-APEA 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 manufacturing/f
commercial area that will serve the project area. In orde~
accommodate this goal, the Design Review Board in conjunct1
with the City should work toward establishing suitable zoni
in the sub-area. Overall, this sub-area could function as
major repair and service; distribution; and/or vocational
education center.
-20-
Land Use
Uses permitted in the C-1, C-2 and C-M Zones. The following
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 uses.
Design
The Design Review Board shall be looking at methods of contrc
ling circulation among competing uses of this sub-area. Of
major concern in controlling circulation will be accommodatir
turning movements of vehicles with adequate safety and conven
ience provisions maintained for the pedestrian.
SPECIAL TREATMENT AREA: EAST SIDE OF TYLER
In the special treatment area, east side of Tyler Street that
fronts on the west side of Roosevelt only uses deemed by the
Housing and Redevelopment Commission to be of lesser intensit
than the C-M zone uses shall be permitted.
SUB-ABEA 5
Traditionally this sub-area (Exhibit B) functioned as the maj
northlsouth thoroughfare for the downtown area and is general
known as old Highway 101. The existing character of this sub
area is one which is related to tourist, highway commercial
activities, and local heritage.
Goal
This sub-area is envisioned as serving as the major tourist/
tourist commercial related center for the Redevelopment Pro-
ject Area.
-
-21-
Land Use
Uses permitted in the C-T Zone. The following land uses arc
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 the
and R-3 Zones may be permitted when found by the Housing an
Redevelopment Commission not to be incompatible with the ab
Unless otherwise stated in the specific sub-area density,
residential density allocations may be increased beyond tho
ranges currently provided in the general plan (Section V. J
if the Housing and Redevelopment Commission finds that such
increase is consistent with the goals and objectives of the
Redevelopment Plan.
Design
The design concept in this subarea is to coordinate tourist
recreational and commercial activities of the beach area wi
the Village Centre. Special attention in this area shall b
given to streetscaping along Carlsbad Boulevard; specifical
at the intersections of Carlsbad Boulevard and Grand Avenue
Elm Avenue. The Design Review Board will be concerned witt
amenities such as viewpoints, gateways, and preserving locz
landmarks that are, or will be established with any devel01
(All development plans within this subarea will require apF
by the Coastal Commission.)
SPECIAL TREATMENT AREA: CARLSBAD BOULEVARD
The Carlsbad Boulevard is considered as a special treatment
in that the Housing and Redevelopment Commission is lookin:
heavy streetscaping and open space amenities along Carlsbal
Boulevard. Other areas along Carlsbad Boulevard that will
require special attention are the intersections at Carlsbal
Grand Avenue, Carlsbad Boulevard and Elm Avenue, and Carls
Boulevard and Christiansen Way. The establishment of a pu
and private partnership in the development of the three
aforementioned intersections is a possi3le alternative to
viding additional streetscaping amenities.
-22-
SUB-AREA 6
The existing character of this sub-area (Exhibit B) is resi-
dential surrounded by a buffer of office/professional uses.
Goal
The area is envisioned as maintaining its existing character
maximizing the office and professional buffer zone around the
sub par e a.
Land Uses
Uses permitted in the R-3 and R-P zones. The following land
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 all
cations may be increased beyond those ranges currently provid
in the General Plan (Section V. 5.1.) if the Housing and Rede
velopment Commission finds that such an increase is consisten
with the Goals and Objectives of the Redevelopment Plan.
Incidental and compatible uses such as those allowed in the C
zone may be permitted when found by the Housing and
Redevelopment Commission not to be incompatible with the abov
Design
The office/professional buffer zone to be located along
Roosevelt and north of Grand shall be developed in such a way
to provide additional landscaping if other means necessary to
screen the residentially zoned uses from the office/professio
use. (Some development plans will require approval by the
Coastal Commission. )
SUB-ABEA 7
Traditionally, this sub-area (Exhibit B) has accommodated res
dential and commercial development to occur simultaneously.
Goal
This sub-area is intended to permit and encourage mixed uses
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 lanc
uses are encouraged in this subarea:
Professional offices, law, architectural and engineerin,
accountants, medical offices without labs, artisan shop
and other shops that offer specialty items, bonafide
restaurants, travel agencies.
Other incidental and compatible uses such as those permitte
the C-1 zone may be permitted when found, by the Housing an
Redevelopment Commission not to be incompatible with the ab
Unless otherwise stated in the specific sub-area, density
allocations may be increased beyond those ranges currently
vided in the General Plan (Section V. 5.1.1, if the Housing
Redevelopment Commission finds that such an increase is con
tent with the Goals and Objectives of the Redevelopment Pla
Design
The Design Review Board will be concerned with the design
integration of residential with commercial development. It
foreseen that second story residential over commercial
specialty shops within this sub-area will be advantageous t
the entire development. Further consideration will be give
the developer providing additional open space amenities SUC
landscaping, promenades, arcades, and the like, along with
tegrating off-street parking into its development in such i
manner that it does not detract from the overall concept of
Village Redevelopment Area.
XIII. CONCLUSION
The Village Design Manual is a plan for comprehensive imprc
ment of the physical environment of spacial relationships c
Carlsbad Village Project Area. It was formulated for the F
pose of implementing a redevelopment plan for the subject i
Since the goals and objectives of the Redevelopment Plan wI
not be reached and achieved for several years, the manual :
well as the plan, must be kept current and responsive to
changes and conditions. The Redevelopment Plan incorporati
the Village Design Manual by reference. The Redevelopment
also provides for the Design Manual's orderly administratic
and amendment by the Housing and Redevelopment Commission,
its effectuation by the Design Review Board.
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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 centers,
industrial parks, airports, large recreational areas, and
central business districts are examples of activity centers.
These centers and their connecting paths of communication
and transport usually determine the form of urban areas.
Amen i t y
Amenity originally meant "pleasantness", but has been ex-
panded to include "convenience"'. British town planners have
so overworked this excellent word that in England it is virt-
ually synonymous with "good town and country planning".
However, for the purposes of the Design Manual, amenity is
confined to "pleasantness" and "convenience".
Arcade
A covered pedestrian walkway.
Net Building Site
That portion of the lot less setbacks, parking requirements,
landscaping, easements and other dedications.
Co sme t ic s
Aesthetic quality is a basic consideration upon wich all
good city, regional, community or site plans are partially
founded. Where appearance or aesthetic quality is applied
to a design as an afterthought or on post-design basis, it
is derisively caPLed "cosmetics".
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Development Disposition Agreement
An Agreement between CityIAgency 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 or
substantially confined, urban open space. It may be
private, public, or quasi-public. An enclosure is primarill
a pedestrian precinct.
AR enclosure may take the form of a small park, plaza, mall
square, circus, atrium, courtyard, or close. If covered by
a skylight, an enclosure is often called a gallery, arcade
or garden court.
Enclosures provide an essential contrast to the buildings o
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 th
ground, paving or sidewalk within the area between the
building and the property line, or, when the property Line
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 heigf
of the grade adjacent to a building shall not be considerec
as meeting this definition.
Inner City
The inner city is a portion of Carlsbad that was defined b
a study conducted by Duncan & Jones, Planning Consultants.
The area is bounded by Buena Vista Lagoon on the North,
Interstate 5 to the east, the Pacific Ocean to the west ani
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 misapplication
of the principles of design, and the misuse of materials.
The landscaping of a service station with astroturf, and the
permanent installation of a lawn mower thereon is kitsch.
Sleaziness means cheap, and implies inferior materials,
craftsmanship, and/or design. Nuch of the urban scene which
is kitsch is also sleazy. Tawdriness is defined as cheap
and gaudy. Many of California's early commercial strips,
with their garish signs, plastic animal roof adornments, and
flashing pylons, achieved kitsch, sleaziness and tawdriness
s imu 1 t ane o us ly .
Lot
A parcel legally created by the subdivision map and re-
corded, or a parcel legally created by record of survey or
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 Office 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 erected
or altered and maintained, but which, because of the
application of this title to it, no Longer conforms to the
use, height or area regulations of the zone in which it is
loaded.
Nonconforming Use
A use existing and authorized by the virtue of its existence
when the restrictions of this title became applicable and
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 is
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 and
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 reached
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 o
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 of
any floor and the surface of the floor next above it, then
the space between such floor and the ceiling next above it
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 item:
in a street scene, such as trash receptacles, street stand.
ards, signs, kiosks, planters, benches, water hydrants, fi:
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 definition
to townscapes by the employment of terminal features.
Mountains, forests, fountains, statues, major buildings, and
triumphal arches are exmples of terminal features.
Texture
A favorite term of land planners, landscape architects, and
architects. It can be defined as the identifying quality or
character of the structure of an urban or rural area. City
planners primarily regard "texture" as an expression of
density, and prefer the use of the term "structure" to both
t e x t u re 'I and st fa b r i c If. II
Towns cape
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 975th "urban design" and the original
plastic art of "city planning".
Urban Core
The heart af the city. It is traditionally the place where
building intensity, urban activity, and property va:Lues are
the highest. In the United States, the core is often called
"downtown", and is accepted as the embodiment of the "image"
of the city. In most cases, the core is the original city -
the matrix from which the newer communities were established,
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Urbanity
Urbanity is derived from "urbane", 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 unfortun-
ately, city planners identify urbanity with high residen-
tial density and high building intensity. The casual chain
between density or intensity and urbanity, however, is quite
vague and conjectural.
Viscosity
Viscosity - internal impedence to flow or movement - is
created on the urban scene by people engaged in passive re-
creation and pursuits, sidewalk diners, window shoppers,
strollers, curbside analysts, and benchers. Viscosity is
promoted by good townscape and its constituent enclosures,
street furniture, landscaping and art objects.
Village Towness
A unique feeling spawned by an emotional relationship be-
tween denizens and their city. This feeling is founded up0
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 is
prerequisite to order, amenity, and sound city planning, an
must be actively promoted by City Officials.
Zoning Terminology
R-1: Single Family Residential Zone
R-3: Multi-family Residential Zone
R-P: Residential-Professional Zone
C-1: Neighborhood Commercial Zone
C-2: General Commercial Zone
C-T: Commercial Tourist Zone
C-M: Heavy Commercial - Limited Industrial Zone
M : Industrial Zone
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APPENDIX B
SIGNS
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 the
United States or California State flags.
Flashing Sign -
A sign with lights that flash on and off, or which change in
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 having
the effect of attracting attention from the streets, side-
walks or other outside public areas for identification or
advertising purposes.
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Sign Face Area
The entire area including the background area of such sign
as viewed from one direction at one time, but not including
features intended exclusively for support. Each sign face
shall be computed separately in calculating the total square
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 a
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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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 entire
“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 be
discouraged. Upon approval of a site development
plan, density allocations as shown on the Land Use
Plan for the “Inner City’ and surrounding areas
may be increased if the City finds that such an
increase is consistent with the goals and objee-
tives of the Land Use Element and with an approved
Specific Plan for the “Inner City”.
* General Plan City of Carlsbad, Section V, Land Use. -
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CARLSBAB VILLAGE AREA BOUNDARY MAP
'
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CARLSBAD
VILLAGE REDEVELOPMENT * PROJECT
SUBbAPFA MAF