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HomeMy WebLinkAbout1991-05-20; City Council; 591-5; North Beach Design GuidelinesPARKS & RECREATION COMMISSION - AGENDA BILL DEPT. TITLE:NORTH BEACH DESIGN GUIDELINES (ACTION) RECOMMENDED ACTION: Receive the North Beach Study, review, discuss, and make appropriate comments for City Council consideration. ITEM EXPLANATION; Commissioner Finnila requested review of this item by the Parks and Recreation Commission. Page one (1) of the attached study will provide a brief introduction and background of the North Beach Study. It is anticipated this issue will be presented to the City Council in June 1991. Because portions of this study may affect the Parks and Recreation Department, it is appropriate for this Commission's review. A presentation of the study will be made by the Planning staff and Consultant. Staff will also be available to answer any questions. EXHIBITS; 1. May 2, 1991, memo to Planning Director 2. North Beach Design Guidelines ^2'Vvu^o ^x/w.-wx-* 17 May 2, TO: PLANNING DIRECTOR FROlV Parks and Recreation Director PARK0 RECREATION COMMISSION MEETING 5-20-91 (NORTH BEACH STUB As a 1UP °f our phone conversation, this is to confirm that the North Beach Study will be pl'n the Parks and Recreation Agenda for May 20, 1991, 5:00 p.m. at the Council Char Your staff and the consultant will make a presentation and be available for ques' Thaf your help. DA*RADSTREET dm c: Assistant City Manager Senior Management Analyst 18 NORTH BEACH DESIGN GUIDELINES City of Carlsbad 19 CITY OF CARLSBAD CITY COUNCIL Claude A. Lewis, Mayor Ann J. Kulchin, Vice Mayor Eric Larson Julie Nygaard Margaret Stanton PLANNING COMMISSION Sharon Schramm, Chairperson Matthew Hall Robert Holmes Tom Erwin Mary Marcus Jeanne B. McFadden Clarence Schlehuber NORTH BEACH DESIGN GUIDELINES SUBCOMMITTEE Robert Holmes, Planning Commissioner Tom Erwin, Planning Commissioner Sharon Schramm, Planning Commissioner Michael J. Holzmiller, Planning Director Chris DeCerbo, Senior Planner Eric Munoz, Associate Planner PREPARED BY: Project Design Consultants Randi Coopersmith, Principal In Charge James B. Guthrie, ALA, Project Manager Urban Systems Associates Andrew P. Schaefli, Principal In Charge March 1991 — 20 NORTH BEACH DESIGN GUIDELINES TABLE OF CONTENTS 1. Introduction 1 2. Design Review Objectives 5 3. The Design Guidelines 7 A. Site Design 9 Al. Site Analysis 9 A2. Lot Consolidation -. . 10 A3. Building Placement 11 A4. Landscape Placement 13 A5. Driveways and Parking Design 14 A6. Pedestrian Circulation 17 B. Architectural Design 19 Bl. Building Form 19 B2. Multiple Buildings 22 B3. Building Materials 23 B4. Entrances, Windows and Doors 24 B5. Exterior Spaces 24 B6. Walls, Fences and Accessory Structures 24 B7. Building and Site Lighting 26 B8. Building Equipment and Services 26 B9. Historic Buildings 27 C. Landscape Design 29 Cl. General Requirements 29 C2. Streetscape Landscaping 30 C3. Side and Rear Yard Landscaping 32 C4. Parking Lot Planting 32 C5. Railway Park Properties 33 4. The Project Review Process 35 5. Application Requirements 39 Appendix A: Plant Selection Guide 45 Appendix B: Neighborhood Assessment 53 22 1. INTRODUCTION Carlsbad, like many other beach cities in southern California, has for the last several years, been inundated by new growth. The pressures this rapid growth can cause are, however, different for emerging and existing communities. As a long standing ocean front community, the North Beach community knows well how the pressure of rapid new development can change an existing neighborhood. By the middle of the 1980's North Beach residents had seen a substantial shift in the direction of the character of their 70 year old neighborhood. At that time, the community decided that it preferred the existing character to the new, and to intervene to maintain some continuity in their neighborhood's character. In 1987 the City of Carlsbad responded to North Beach's request for help. The Planning Department hired the firm of Parsons, Binkerhoff, Quade and Douglas, Inc. in association with Zucker Systems to discover specifically what problems where occurring in the recent transformation of this neighborhood, and to ascertain what the community's priorities were for maintaining their character. As part of that study, numerous community meetings were held, public hearings were conducted and the North Beach PlanninE/Traffic Study was adopted by the City Council. This document is a comprehensive analysis of the existing conditions of the neighborhood, its goals as well as the opportunities and constraints inherent in the community to achieve or hinder those goals. One of the recommendations of that document was the creation of a design review program to help direct new development to fit in with the character of the existing neighborhood. In 1989, the Planning Department hired the firm of Project Design Consultants to prepare recommendations for a design review program and a design guidelines manual. These design guidelines are, then, a response of the original request of the community and were written as an aid in accomplishing the primary goal of preserving neighborhood character. To assure that the guidelines would do their part, Project Design Consultants reviewed the previous studies and their conclusions, and proceeded to research the character of the neighborhood for which they would be used. The original objectives developed by the community are incorporated into Chapter 2: Design Review Objectives, and 23 the results of the character analysis are included as Appendix B: Neighborhood Assessment. An important result of the neighborhood assessment was the determination that, while North Beach is one community, it is actually comprised of six sub-areas, each with its own characteristics. The boundaries of the sub-areas are illustrated on the following page. Understanding the characteristics of each sub-area will be important to understanding and complying with the goals and objectives of these guidelines. Reading Appendix B is, therefor, highly encouraged. These design guidelines are a supplement, not a substitute for the existing General Plan and Zoning regulations. 24 u X\\\ \ \\ >v«cinc \V- t-«S^TrntnjBt. \ .'••><;VV..JS *V ^---\,\ '- (SJ VILLAGE LINK © SUB AREA KEY\K ,-, \\ \0 © 0 0 WEST EDGE CORRIDOR POCKETS EAST EDGE NORTH NORTH BEACH > SUB AREA BOUNDARY Honk BUCK >««M>r NORTH BEACH Carlsbad, California SCALE IN FEET ProWCI DMgn CwiMltlMl 2. DESIGN REVIEW OBJECTIVES The people who make North Beach their home have decided that the atmosphere of their neighborhood provides a quality of life which makes it special and unique. They feel that it is an ambience worth preserving. The community has established a clear set of objectives and these Design Guidelines are designed to help achieve those objectives. 1. Uniqueness: Maintain the natural and man made resources which make North Beach unique and distinctive. These resources include the neighborhood's proximatey to the beach and lagoons; a diverse mix of housing types and population; the dominance of a year-round residential community; existing historic institutions; clearly defined neighborhood boundaries; and predominance of smaller scaled lots and buildings. 2. Community and Individual Rights: Balance government intervention (design control) with the needs of the individuals personal, social and economic interests. 3. Design: Insure harmony and compatibility of new development with existing development. 4. Context: The feeling of being near the sea should be emphasized even when it is not visible. Designs reflective of a traditional beach community should be encouraged. [These objectives have been edited for applicability to design review from the North Beach Planning/Traffic Study, April 1987.] 3. THE DESIGN GUIDELINES The design guidelines are organized into three main sections. Because the Design Review Program is organized around a specific application and submittal process, these sections correspond to that submittal process and the required application requirements. Each application shall conform to all applicable guidelines. A. SITE DESIGN: This section of the Guidelines guides the placement and general configuration of the "footprints" of a development proposal. B. ARCHITECTURAL DESIGN: This section guides the general mass, form and articulation of the three dimensional qualities of a proposed development. C. LANDSCAPE DESIGN: This section guides the type, quality and quantity of a proposal's landscape elements. Within each main section there are several specific guidelines which should be followed to achieve conformance. Because there are six different sub- areas within North Beach, guidelines which are unique to those areas are separately listed under their appropriate guideline section. A description of the sub-are a characteristics and boundaries can be found in Appendix B. It can not be emphasized enough, however, that all of the guidelines described in this manual are subservient to the following general design guideline: New development shall be designed to be compatible with the overall neighborhood character of North Beach. Because nuance can frequently produce greater design results than strict regulation, applicants are encouraged to consider these guidelines as a minimum baseline and to use their creative abilities to stretch beyond the guidelines to achieve the goal of the general design guideline stated above. 8 30 A. SITE DESIGN Each new development has the potential to increase the qualit}' of the project's sub-area and to add to the sense of neighborhood in North Beach. This potential begins with the design of the site plan, which will have a significant affect on how well a project integrates itself into the community. The site plan will be the first priority in the review of development proposals. Al. SITE ANALYSIS 1. Each application for a development proposal shall include a site analysis of existing conditions on and adjacent to the site. Depending on specific site conditions, which will vary from site to site, the analysis shall include an assessment of the opportunities and constraints of the site and its immediate context. The size of the context may vary with the site, but at a minimum should include an assessment of conditions within 100 feet of all property lines. Project Design Influences^ Al.l PROJECT INFLUENCES This analysis should be used by both the applicant and the City to evaluate the proposed development's relationship to the existing conditions of the site and neighborhood. 31 The Site Analysis should include an evaluation of as many of the following as are applicable to the site: A. Characteristics of adjacent properties: 1. Building Placement Relative to Property Lines 2. Building Height 3. Building Mass 4. Architectural Style 5. Critical Views 6. Notable Site Features (plant sizes and types, fences, walls, porches, etc.) B. General project site data: 1. Boundaries 2. Dimensions 3. Adjacent Circulation (roads, walks, driveways, alleys) 4. Existing Structures 5. Setbacks and Easements 6. Utilities (gas, electricity, sewer, water) 7. Topography Photographs can be submitted to illustrate the character of various elements, though dimensional notes should be placed on a site analysis plan. If photographs are used, their view location(s) should be illustrated on the site analysis plan. If certain features dominate the site (for example, a mature tree), the analysis should clearly indicate the dominance of those it must be remembered that existing conditions should be used to influence and guide a design not "regulate" it. Existing conditions on or off the site should not be used to justify a substantial deviation from these guidelines or City regulations. A2. LOT CONSOLIDATION 1. Because lot consolidation is directly related to the change of scale in neighborhoods, and the preservation of scale is important to North Beach, lot consolidation is strongly discouraged in all of the sub-areas except the East Edge Sub-area. The only exception allowed in other sub- areas are for single family homes, lots 25 feet wide (or less) and odd shaped lots, and then only when exceptional design quality is demonstrated. 10 — 32 East Edge Sub-area 2. Because the configuration of the existing lot patterns in this sub-area is awkward and very dissimilar to the other sub-areas, they discourage creative neighborhood oriented design solutions, lot consolidation in this sub-area is encouraged. In all cases however, lot consolidation should be limited to the minimum number needed to conform to the other goals and design guidelines. A3. BUILDING PLACEMENT The historic development of North Beach has established a fairly uniform pattern of building placement, type, and size. Recent years have seen a deviation from this pattern in some of areas of North Beach. Because of the dominance of existing patterns, new construction should acknowledge and emulate the traditional community pattern. 1. Buildings should be placed to create front yards which maintain the pattern of adjacent properties. All new setbacks shall, however, conform to zoning code minimums. A. Where existing front yard setbacks generally vary along the block length, use a setback which is equal to the average of the setbacks of properties within 100 feet of the property. 100-Street 100- I b'I *' I ' I di 1.1 ; I j^°J5t.Setback.Minunu!q.J. _J A3.1.A FRONT YARD SETBACK B. Where existing front yard setbacks are generally consistent along the block length, use a setback which is equal to the average of the setbacks of the two adjacent properties. 11 33 Street x b , Zoning Setback Minimum Existing I New Existing x=a+b 2 A3.1.B FRONT YARD SETBACK 2. The primary orientation of new buildings should be parallel to and fronting on the street. Orient as many of the dwelling unit's entries as possible towards the street. This includes developments in the East Edge sub-area, where lots are substantially deeper than they are wide. Here, even though the overall project may have an orientation along a side property line, the project should appear to have a frontal orientation by "facing" a portion of the project towards the street and maintaining the overall street scene of the block. A3.2 STREET FRONTING BUILDING ORIENTATION 3. Locate pedestrian entries with direct access to the public way. For larger multi-family projects, the concept of a pedestrian "front door" should be used and clearly delineated on the public side of the project. 12 34 This can be attained through a variety of means designed to articulate the pedestrian entry into the project. fflfl IW ii=HI MMI I if: S3! \ >*S«* - A3.3 ARTICULATED PEDESTRIAN ENTRIES A4. LANDSCAPE PLACEMENT Landscaping is a strong character giver in North Beach, as such, its placement in areas which are visually accessible to the neighborhood should be carefully considered. Areas proposed to be landscaped should be clearly indicated on the site plan. 1. Front yards should be fully landscaped except where used for vehicular access to other portions of the lot. Hardscape elements can be included as landscaping when the area is clearly defined for pedestrian oriented amenities. 2. For side and rear yards, in addition to other zoning regulations, driveways and parking areas should be setback at least 5 feet from all property lines. 3. All setback areas should be fully landscaped. See guideline C. Landscape Design for additional planting guidelines. 4. Landscaped yards are encouraged in all developments in the North Beach community. These yards should be located to respond to and enhance the neighborhood character. The landscaping should be located so that it is useable by the largest numbers of people. This includes the possible "visual" use from public right-of-ways and adjacent properties. 13 " Zoning Setbick Minimum -Yard A4. LANDSCAPE PLACEMENT 5. To enhance the quality of the proposed future park in the A.T. & S.F. railroad right-of-way, developments adjacent to the right-of-way, in the Corridor, Pockets and East Edge sub-areas, shall provide a minimum landscaped buffer that is at least 10 feet deep along the entire length of the right-of-way. This requirement is not additive to the rear and side yard guidelines above. Properties which are adjacent to Washington Street shall provide a similar landscape buffer of at least 5 feet along the street side of the property. 6. Developments adjacent to the railroad right-of-way are encouraged to place buildings a minimum of 25 feet from the right-of-way. In addition, active uses, such as unit entries or recreational areas, are encouraged to be placed in such a way that it allows viewing of the setback and park area to foster surveillance of the transitional areas between the public and private uses. A5. DRIVEWAYS AND PARKING DESIGN Because the image of North Beach is strongly related to smaller buildings, pedestrian activities and landscaped yards, paved areas used for driveways and parking have the potential to adversely impact the neighborhood. These areas can, however, be located to minimize their impacts. 1. Paved areas used for driveways and parking should be located so as to minimize their visual impacts to the neighborhood. 14 36 2. Front Yard Paving: A. For lots 50 feet and less in width, no more than 40% of the front yard area should be used for automobile access. None of the front yard area should be used for automobile parking except for projects of 1 or 2 units where a driveway connects the street to a garage door. In this case, tandem parking may be allowed to meet guest parking requirements. Tenant P -.••-.• . -:•;.... •...•-••:•: Guert 1 I A I Sidewalk 1 Street Garaje Tandem • 20' Min. A5.2. GUEST PARKING ALLOWANCE B. For lots between 50 and 100 feet in width, no more than 30 feet of width should be used for vehicular access, except in the case of Planned Unit Developments. C. For lots greater than 100 feet in width, the number of driveways should be kept to the minimum required by other City ordinances and policies. The width of driveways should be the minimum allowed by other City ordinances and policies. For developments with four or less units, the City may consider the allowance of a reduced driveway width of 16 feet with a 12 foot width within the required front yard setback area when accompanied by substantial front yard landscaping. Application of this guideline would be an exception from City engineering standards and policies concerning driveway widths. Residential parking lots should not be located between buildings and streets. Place parking lots to the rear, side or at internal locations on the property. 15 37 Acceptable Not Acceptable A5.6. PARKING, BUILDING, STREET RELATIONSHIPS 5. Garage doors of multi-family buildings over 2 units should not face a public street, except when buildings are located on corner lots. In this case garage doors should open towards the side street only. 6. Buildings which contain a common enclosed parking garage may orient one garage door opening towards the street. 7. There should be no more than 10 parking spaces, carport spaces or garages in a row without a landscape break. The design of parking drives and parking lots should incorporate the following landscaping features to mitigate the visual impact of large expanses of paving and garage doors: A. In open parking and carport parking areas: provide parking bulbs equal to the size of one parking space, or other equally large landscaped area, at a rate of one bulb per each 10 linear parking spaces. Landscape Bulb Coordinated Buildinf Eniriee. I / A5.7.A OPEN AND CARPORT PARKING 16 38 T? For rows of parking garages: provide tree pockets of not less than 9 square feet between at least every 5 continuous garage entries. . Landscape Break Driveway Tree Pa A5.4.B GARAGE PARKING 8. Where landscape bulbs, or other parking lot landscaping features are used, these features should be aligned, or otherwise placed to enhance the pedestrian circulation and building entries of the project. 9. Views to parking areas should be screened from public streets, adjacent properties and project open spaces by a landscape buffer at least 5 feet deep. 10. At least one parking space per residential unit shall be in a covered parking space. Other parking spaces are also encouraged to be covered by garages, carports or trellised canopies. A6. PEDESTRIAN CIRCULATION The design of a site plan should enhance the experience of the pedestrian by maximizing the desirability of pedestrian circulation and pedestrian activities. These pedestrian amenities should be designed in a size and scale appropriate to the project. 1. Public sidewalks should be utilized as an access to project oriented pedestrian systems. 2. The design of the project should include useable open space which has a public/semi-public feel to it and which is attached to the pedestrian circulation system. 3. The project should include clearly marked and pleasantly designed pedestrian circulation systems within the project boundaries. The 17 39 scoe an of th^se systems should be consistent with the scope and scale of the project. _ Pedestrian _ Circulation , P*d«ttrian Oriantad A6.1 PEDESTRIAN CIRCULATION 18 40 B. ARCHITECTURAL DESIGN The architectural design character of North Beach buildings reveal certain similarities and differences which give this neighborhood, and its sub-areas, an unique ambiance. The design of new structures should, therefor, endeavor to achieve compatibility with the neighborhood by following existing patterns and by also contributing to the neighborhood's variety. Bl. BUILDING FORM 1. The overall shape of a building should be articulated to create visual interest and maintain an apparent size which responds to the scale of the community. A. Wall planes should be designed to limit their apparent width. Building surfaces over 50 feet in length should be relieved with a change in plane or other architectural treatment which provides a strong vertical shadow line. Acceptable Not Acceptable Bl.l.A APPARENT WIDTH B. Gabled, hip and shed roof forms at a moderate to steep pitch are encouraged. Overhangs to create strong shadow lines are also encouraged. C. Wide eaves are encouraged to create deep shadows on building walls and to reduce the amount of glare from sunlight striking glass surfaces. 19 41 D. Because each side of a building has the potential to be exposed to either a public way or adjacent properties, buildings in North Beach should treat the building with compatible design features throughout its exposed surfaces. E. Roofs should be designed to be scaled to and accent the building's walls. Long unbroken planes should be avoided. Building roofs over 100 feet in length should be relieved with a change of plane or other architectural treatment which provides visual interest. Extensive flat roofs should also be avoided. Acceptable Not Acceptable Bl.l.B WALL ROOF SCALING 2. The scale of the street facing sides of a building should respond to the open pedestrian oriented nature of North Beach. The second story of all two story buildings should be setback 10 feet from the front setback line. Because buildings along Carlsbad Boulevard of the West Edge sub-area, and in the East Edge and Village Link sub-areas tend to be closer to the street and denser than other sub-areas, these areas are exempt from this guideline. i.r'^-'i ; -- —JLZ-V.'-C. ~«I/*** 4 \ >£-- TF ••^f^ Yard Sidewalk Street Sidewalk Yard B1.2 STREET SCALE 20 3. The first floor of habitable space should be no more than 4 feet above any portion of the pedestrian walking surface of adjoining streets or ways. 4. The overall scale and mass of new buildings should respond to adjacent developments. A. Buildings should be placed to have their primary pedestrian frontage along the adjacent public street. B. Long rows of parking stalls and garage doors facing public streets are highly discouraged. No more than 40% of the street facing frontage of a building should be devoted to garages, carports or open parking. In small projects, four or less units, up to 60% of the street frontage may be allowed in garages and tandem parking if the appearance is mitigated through the use of exceptional landscaping and architectural design devices which are used to enhance the pedestrian scale of a project and diminish the apparent scale of the parking areas. Such devices include individual garage doors, pedestrian entries features, architecturally integrated landscape walls, street facing ground floor windows and enhanced second story features. C3^:--r^f 9-^fS*^ " A ': SSTwWKjSr***, B1.3 ARCHITECTURAL DEVICES USED TO MITIGATE GARAGE IMPACTS 5. The architectural style of a building should be clearly stated. The use of historic styles and elements can be appropriate but should avoid the over-mixing of different styles or elements. Traditional beach architectural styles of mediterranean climates are also appropriate. 21 -~ 43 Americanized versions of these styles include Italian Renaissance, Mission, Spanish Eclectic and Monterey. These styles rely on simple lines, materials and colors to enhance the natural qualities of landscaping and sun light. 6. Where significant natural features exist on the project site, such as mature trees, they should be incorporated into the design of the project. 7. Where significant natural and man made features are near to, but exist off of the project site, such as views of the ocean, lagoons or adjacent parks (existing and planned), the project design should respond to these features by providing visual and/or physical access to them. The use of balconies, window placement and similar design techniques can accomplish conformance with this guideline. 8. All signs, temporary and permanent, used on a project site should be designed to harmonize with the architectural theme of the buildings. 9. The North Beach Area Overlay Zone requires that covered parking be counted as a story (Section 21.82.050). However, subterranean parking may be allowed and not counted as a story provided that: A. The subterranean parking area qualifies as a "basement" per the definition on the zoning ordinance (Title 21), B. the building height does not exceed 25 feet as measured according to title 21, and E. the applicant demonstrates that the building does not negatively affect the overall scale of the sub-area. B2. MULTIPLE BUILDINGS 1. Where multiple buildings are being proposed or where one or more existing buildings are already on the property, the separate buildings should be designed to be compatible with the others. While there are many ways in which compatibility can be achieved the applicant should consider the use of one or more of the following: A. Formalized site planning and floor plans which orient the buildings around common areas with a landscape theme, B. similarity of scale and bulk, especially were buildings are able to be viewed together, C. symmetrical floor plans or building elements, D. identical architectural styles, and/or E. repetitive details, materials or similar features. 22 44 B3, BUILDING MATERIALS 1. Building materials should be integrated into the overall architectural theme of the project. Where changes of materials are used, they should occur at changes in the plane of the surface to avoid the appearance of thinness. This will enhance the overall affect of both the plane and material change. Frequent changes in material should be avoided. ^""^ il/ti£a'- IL: ^^UJ*2 TE^.""" p>^^a l^s^iEEEfei' ' L ——I—•—1— <-—f7T>—(_ _.4 1 p~r ?~~^~~~ =^1 — .-.= 93 .-T-.-rj^-j.-. Ed Ed _„ J d:.~a Recommended Not Recommended B3.1 MATERIAL CHANGES 2. The following is a list of building materials whose use is generally encouraged: A. Cement plaster (stucco) over masonry or wood frame, B. exposed timber structural members C. brick, adobe and native stone D. concrete and concrete masonry with textured surfaces and integral colors, and E. wood siding. 3. The following is a list of building materials whose use is discouraged: A. Large areas of glass, unless located at pedestrian level or facing significant views, B. high contrast color glazed masonry except for small areas of detail, C. glass curtain walls, and D. synthetic materials made to resemble masonry. 4. The following is a list of roof materials whose use is encouraged: A. Clay tile, B. concrete tile,.and C. high profile composition shingles. 23 5 The following is a list of building materials whose use is discouraged: A. Wood shakes and shingles, B. high contrast color, brightly colored glazed tile or highly reflective surfaces, and C. corrugated or galvanized sheet metal. 6. A building's colors should be selected based on their compatibility with the architectural style. The number of different colors used should be kept to a minimum. B4. ENTRANCES, WINDOWS and DOORS 1. The primary entrance(s) to a building or project should be emphasized so that its location is clearly visible and identifiable from the street. This can be accomplished with the use of porches, loggias, canopies and similar architectural devices. 2. Windows, doors and other openings in exterior walls should be recessed to create strong shadow lines. B5. EXTERIOR SPACES 1. Outdoor spaces such as balconies, verandas, patios and loggias are particularly appropriate to North Beach. Their use is highly encouraged. B6. WALLS, FENCES and ACCESSORY STRUCTURES 1. Fences, walls and accessory structures are subject to the same design guidelines as the principle structures. As such, fences, walls and accessory structures should be designed to be compatible with the entire project. 2. Solid walls and fences over 50 feet in length should incorporate a change of plane to reduce their apparent length. Solid walls and fences over 3 feet high in yards facing public rights-of-way, the railroad park or common open space are strongly discouraged. Where they must occur, they should be separated by a fully landscaped buffer at least 5 feet deep measured from the property line and on the public facing side of the wall. 24 46 F II '• f* r t- !i I b _ - ; L Elevation B.6.2 CHANGE OF PLANE IN LONG WALLS AND FENCES 3. To enhance the quality of the future railway park in the A.T. & S.F. railroad right-of-way, developments adjacent to the right-of-way, in the Corridor, Pockets and East Edge sub-areas, should minimize the use of walls and fences and, when used, should be aesthetically integrated into the landscape buffer area. 4. New development shall comply with the City's noise policy (Administrative Policy No. 19). Sound attenuation walls will only be allowed when it can be demonstrated that no other alternatives for sound attenuation exist. 5. The following is a list of fence and wall material whose use is encouraged: A. Native stone, B. masonry or wood framing with cement plaster finish, C. detailed non-corrosive metals, D. wood, and E. brick. 6. The following is a list of fence and wall materials whose use is discouraged: A. Chain link or open wire, except when heavily screened with landscaping, B. corrugated metal, C. wrought iron, and D. brightly colored plastic or plastic coated materials. 25 - 47 BT BUILDING and SITE LIGHTING 1. Project lighting should be designed and located to enhance safety, security and architectural character without intrusion into adjacent properties, roadways and the sky. 2. For parking areas, overhead lighting should not be mounted at a height above 15 feet. Lighting should be placed to avoid spill over into bedroom windows of residential projects. 3. For pedestrian areas, overhead lighting should be mounted at a height between 8 and 12 feet. Overhead lighting for pedestrian areas should be placed to provide a light pattern overlap at a height of 7 feet to assure illumination of a person's body. B7.3 OVERHEAD LIGHTING 4. For pedestrian walkways, low level lighting in the form of bollards or fixtures mounted on short posts is encouraged. When this type of lighting is used, fixtures should be placed to minimize glare. Shatter proof coverings are recommended. Posts should be located to avoid hazards for pedestrians or vehicles. B8. BUILDING EQUIPMENT and SERVICES 1. Exterior stairs should be stylistically integrated into the design of the building. 2. The location and design of building equipment and services (including utility meters) should be such that their visual impacts on public streets, neighboring properties and project residents is minimized either by location or screening. 26 48 3 For projects with more than four units, enclosed trash areas should be provided which are: A. Located away from public view, existing adjacent residences and new project windows and doors, B. designed to be stylistically integrated into the overall architectural and color scheme, and C. built with durable materials, preferably masonry for the walls and heavy wood for the doors. 4. Mechanical equipment, solar collectors, satellite dishes, communication devices and other equipment should be concealed from view of public streets, adjacent properties and pedestrian oriented areas to the extent technically possible. 5. Roof mounted equipment should be screened from view from adjacent roads, properties and pedestrian areas. 6. Screening devices should incorporate the following: A. Screens should be an extension of the development's architectural character, B. screen walls should be constructed of low maintenance and durable materials which are consistent with the main building's materials, and C. landscaping should be used in conjunction with building materials to complement ground level screening devices. B9. HISTORIC BUILDINGS New development should recognize, respect, preserve and be compatible with existing significant built elements in North Beach. 27 49 28 C. LANDSCAPE DESIGN The landscape character of North Beach is a major contributor to the overall character of the community. This landscape should be preserved and enhanced in new development. The new patterns and plant types should be equal to or greater in quality and intensity of the surrounding landscaping. Cl. GENERAL REQUIREMENTS 1. New development projects in North Beach, in addition to these guidelines, shall conform to the City of Carlsbad's Landscape Guidelines Manual. 2. Site areas not used for buildings, parking or other designated uses are encouraged to be planted. 3. Existing healthy mature trees should be preserved and incorporated into the new project landscaping. 4. All landscaped areas should be provided with underground irrigation systems; automatic systems are encouraged. 5. All plant selections should consider the plant's drought tolerance. Because shrubs are more drought tolerant, the use of low spreading shrubs as ground covers is strongly encouraged over shallow rooted ornamental ground covers and turf grasses. 6. All planting beds should be mulched with an organic mulch of at least 3 inches in depth. 7. When existing trees are to be retained, they may be counted toward tree planting requirements. New planting requirements may be further adjusted to reflect the size and density of existing trees and shrubs. 8. Appendix A: Plant Selection Guide should be used as a guide to the selection of all plants that can be viewed from public ways. 29 51 C2. STREETSCAPE LANDSCAPING Because North Beach is an urbanized community, one of the key aspects of the neighborhood's character is the landscape of the streets. This streetscape area includes both the public right-of-way and front yards of private properties. In addition, the landscape of each sub-area has its own character. Additional sub-area comments are below and the plants selected in Appendix A, are based on consideration of the sub-areas' unique characteristics. 1. Each new development in North Beach shall provide street trees in the right-of-way based on the sub-area criteria which follows and Appendix A. "* * • ' ~" C2.1 STREET TREES 0 ^ onhance the streetscape, shrubs and other appropriate landscape elements should be placed in the right-of-way. Shrubs selection should take into account color, fragrance and texture. Shrubs should be planted with "on center" spacing to allow for branches to intertwine after two years growth. Shrubs planted in the right-of-way or near public sidewalks should be "pedestrian friendly" by not being thorny and maintained at less than 24 inches high. 3. The front yards of new developments in Carlsbad should include tree planting. Each project should provide at least one tree per 500 square feet of the total landscaped area. 50% of all new trees shall be a minimum 15 gallon and 50% shall be a minimum of 24 inch box. All trees should be located to compliment the existing pattern of the surrounding sub-area. 30 - 52 yard landscaping should include the use of ground covers to compliment the overall streetscape. Shrub planting should be used to create spatial definition within the planting area. Low spreading shrubs may be used in foreground plantings with larger coarser shrubs in the background. Shrubs with flowers and fragrance are encouraged. Shrubs should be planted with "on center" spacing to allow for branches to intertwine after two years growth. Ground cover is encouraged over the use of large expanses of lawn. At driveway entrances shrubs and other landscape elements should not obstruct the view of entering or exiting traffic. West Edge (Properties Facing Carlsbad Boulevard): 5. Carlsbad Boulevard should remain a major north/south view corridor, and plant selection from Appendix A will enhance this feature and also protect the views from the east to west. Right-of-way trees shall be spaced at regular intervals no more than 40 feet apart. Existing species may account for this provision. Corridor: 6. Because Garfield and Lincoln streets acts as linear view corridors, this feeling should be enhanced by planting right-of-way trees at regular intervals no more than 40 feet apart. Tree selection should also be influenced by plant patterns on adjacent properties. Pockets: 7. Front yards in this sub-area should include at least one tree per 200 square feet of total landscape area. Trees should be 15 gallon and selection should be influenced by planting patterns on adjacent properties. Village Link (Properties Facing and East Of Ocean Street): 8. Due to the narrowness of Ocean Street, trees are discouraged within this right-of-way. 9. Shrubs should be planted throughout the right-of-way and front yard areas to discourage parking in the front yard landscape areas. 31 53 Link (Properties Facing the Pacific Ocean): 10. Because of the ocean influenced micro-climate, shrubs and ground cover should be selected due to their hardiness. Soil stabilizing plants (plants with deep roots) are strongly encouraged on embankments. When sea walls exist, a 3 feet minimum wide planted edge should be provided along the ocean facing side of the wall. Low creeping shrubs and ground covers may be used in foreground plantings at the base of embankments with larger coarser shrubs in the background. North North Beach: 11. New trees should be influenced by the size of the proposed building(s), due to the closeness of homes, large scale plant material are not generally recommended. C3. SIDE and REAR YARD LANDSCAPING 1. The landscaping of side and rear yards should respond to the size of the yard, its accessibility (physical and visual) from the street, adjacent properties and common open spaces, as well as the overall design aesthetic of the project. C4. PARKING LOT PLANTING 1. For all parking lots with 5 or more parking spaces, in addition to all other guidelines, should be planted with a combination of trees and shrubs. Tree spacing should be such that every designated parking space is within 30 feet of the trunk of a tree. 2. The parking lot perimeter should terminate a minimum of 5 feet from the face of a building. This area should be planted with a combination of trees and shrubs, unless used as a pedestrian walkway. Space may be decreased to a minimum of 3 feet of planted area between the parking lot and the building if the location is not visible from the street. The distance between the parking lot perimeter and the face of a building shall not include parking overhang. 3. For landscape bulbs, except where in conflict with architectural elements, there should be at least one tree per bulb. Shrubs and ground covers should also be provided. 32 54 i 1 C4. PARKING LOT PLANTING C5. RAILWAY PARK PROPERTIES 1. To enhance the views toward the proposed railway park and to foster surveillance, development adjacent to the railroad right-of-way and Washington Street should use low growing shrubs and ground covers, and tall slender trees or trees with a high foliage mass in the landscape buffer area (see Guideline A4.5). Landscape Buffer RESIDENTAJL BARK •SERVICE 1 TRACKS *ao'i i ^DRAINAGE SIDP YARD eo'-ao' i NORTH BEACH 30'1 RAILROAD R.O.W. i SWALE COMMUNFTY 200'- C5. LANDSCAPE BUFFER AT RAILWAY PARK 33 V-^A. Trim warning PI«op«»«nmnw.l«wiy (C) Enhanc«dcona«*pttz»iiine«nciM>. iruneomuMn. annionfltouna.xli8minB.Ke. Maintain anaung maura traaa Naw vaaa on aaatam aooa of park (R) Bramola-lika ouanaa to diagouraga mid-Moc* craaaing Grounoeovara and tow ahruoa Railroaa and amaroancy vaniela Una. unpaMd Annooaiad luuia tracK '. LJ Naw and among orojaoa aneeuraoad to Ink to park \M) Emianoad nont a way lanaacaong wadmg to railway C5. SCHEMATIC PARK DESIGN AT CHESTNUT STREET 34 56 4. THE PROJECT REVIEW PROCESS Properties in North Beach are subject to the Beach Area Overlay Zone (Chapter 21.82) of the Carlsbad Municipal Code. Pursuant to Chapter 21.82, project review for development within North Beach consists of the application, review and approval of a Site Development Plan (SDP) as described in Chapter 21.06 of the Carlsbad Municipal Code. The Planning Department staff conducts project review to evaluate conformance with Chapters 21.06 and 21.82 of the Municipal Code, as well as the North Beach Design Guidelines. The Planning Commission is the final decision-making body for Site Development Plans, unless appealed, in which case the City Council is the final decision-making body. DEVELOPMENT SUBJECT TO PROJECT REVIEW Project review is a required step in the development approval process for all permitted non-residential development and residential development located within the boundaries of the Beach Area Overlay Zone except as noted below: - All residential development except reconstruction, alteration or enlargement of less than 500 sf of a single-family residential dwelling. THE PURPOSE OF PROJECT REVIEW Project review and the processing of a Site Development Plan is used by the City to protect the public welfare and environment. The process is a comprehensive evaluation of those characteristics of a development which have an impact on neighboring properties and the community as a whole. Project review makes a careful examination of a project's quality of site planning, architecture, and landscape design. The purpose is to ensure that every new development will carefully consider the community context in which it takes place and that a conscientious effort was made to develop a compatible relationship to the community's design goals. 35 57 North Beach citizens have strong feelings about the quality of the community's residential character. The project review process is intended to protect and retain this environment. North Beach's community landscape and built environment will affect the quality of life of present and future generations. The Design Guidelines and SDP process are designed to be sensitive to both applicant and community concerns. Staff will work with the community and applicants to weigh all considerations, be flexible when necessary, and do its best to reach fair decisions when there is a difference of opinion. HOW THE PROJECT REVIEW PROCESS WORKS The Planning Department staff evaluates development proposals using the Design Guidelines described in this manual as criteria. The Planning staff may recommend to: Approve the proposal as is, Approve the proposal subject to conditions, Disapprove the proposal, or Request the applicant to resubmit the proposal with specific changes. Decisions of the Planning Commission are final unless appealed. STEPS IN THE REVIEW PROCESS The following description and chart outline the process of project review. When questions arise, however, the applicant should contact the staff planner for clarifications. i. STAFF CONFERENCE (Optional) Before planning and design begins, the applicant and his designer are urged to meet with the Planning staff relative to project review. The nature of the project and site should be described. The Planning staff member will clarify review procedures and submitted requirements. Critical design issues and Design Guidelines important to the project may be discussed. 36 58 9 PRELIMINARY REVIEW (Optional) This step is optional but recommended for large or complex projects and projects requiring extensive review by other City departments. Preliminary review allows the applicant to receive preliminary comments regarding basic intentions and plans before investing a large amount of time in detailed design. At this stage, site design, location of buildings, grading, basic form of buildings and landscape concepts are considered. Building elevations and other information may be discussed, but should be kept in preliminary form. Obtain a handout from the Planning Department regarding the preliminary review process. Preliminary review is an informal process enabling the applicant to receive input from staff and get its opinion on the basic concept of the development proposal. Staff will not take action on a project until formal project submittal. 3. PROJECT SUBMITTAL The first required step in the project review process is submittal of a project for a Site Development Plan permit. The project review process ends with an appearance before the Planning Commission. Site Development Plan application submittal requirements can be picked up at the City Planning Department. Chapter 5 of these guidelines identifies supplemental submittal requirements for project review. Applications are filed with the Planning Department. Within 30 days of receipt of an application submittal, the applicant will receive a letter identifying project issues and stating whether the application has been determined complete or incomplete. If incomplete, a list will be provided outlining the items required to make the submittal complete. The applicant has six months from the date of initial submittal to complete the application. Once the application is determined to be complete, other City departments review the submittal and the environmental review process begins. The project will go to public hearing (Planning Commission) when all project issues are resolved or within six months from the date of the application being complete, unless it is withdrawn. 37 59 PROJECT REVIEW PROCESS L APPLICANTPn-Sohrmatio No APPLICANT + STAFF; sio/jr *-'—~ Recommended Optional Steps I APPLICANTProfKt Svbmlttat fitrSitt DnMlopmmt Han in t/wBtaeh Ana Outrloy Zom Staff STAFF PLANNING^COMMISSION City Council Hearing Approval^ Approval APPLICANTCoastal Permit Approval APPLICANTBuilding Permit . Application STAFFStaff Rtvivw I APPROVED FOR BUILDING PERMIT Notification ofPublic Hearing 38 60 5. APPLICATION REQUIREMENTS This section lists Site Development Plan supplemental submitval requirements for all projects subject to Design Review in the Beach Area Overlay Zone. Copies of all drawings must be submitted. All copies must be folded to SVa" x 11". Please make submittals as clear as possible and follow accepted conventions of drawing. For example, have all drawings clearly labeled, drawn to scale with drawing scales shown, north arrow on plans, clear and readable line work, and so forth. Proposals should present complete design concepts. It would not be prudent to expect staff or the Planning Commission to make decisions based on incomplete plans. Additional information, drawings or other materials necessary to describe the project may be requested by the Planning Department staff, other departments, or the Planning Commission depending on the nature and complexity of the project or site. Likewise, depending on the project's simplicity, not all of the requirements may be needed. The applicant should discuss proposed modifications to the submittal requirements with the Planning Department staff member assigned to the community's Design Review program. The applicant is encouraged to include additional information or materials such as sketches, models or photographs if they help explain the proposal. Photographs of the site and surrounding properties will almost always be required. PRELIMINARY REVIEW Development proposals that elect the optional step of Preliminary Review or a request for a waiver may submit drawings or other materials appropriate to the nature of the project and extent of planning studies completed. In most cases, site design, location of buildings, grading, basic form and height of buildings and landscape concepts will be important. Building elevations, 39 61 perspectives and other information may be presented, but kept in preliminary form. SUBMITTAL REQUIREMENTS A. SITE ANALYSIS (of existing site conditions) To enable evaluation of development proposals in relationship to existing conditions on the site, the following information must be presented on one or more drawings, accompanied by photographs and, if needed, written descriptions. 1. Basic site information (locate on drawing): Site boundaries with dimensions; building setback lines and easements; existing streets, sidewalks and public rights-of-way; existing structures and other built improvements. 2. Existing natural features (locate on drawing): A. Trees 6 inches or more in trunk diameter. Note trunk size and species. B. Topography. Existing contours at 2 foot intervals with areas of slope highlighted per the Hillside Development Guidelines. C. Patterns of surface drainage, including location of dry and running streams, gullies, washes and natural swales. D. Locate other significant natural features which are either site amenities or potential hazards in development. 3. Basic existing features of adjacent properties. Exact dimensional requirements are not necessary. General confirmations based in photographic and other means should be satisfactory. Include: A. Generalized pad configurations. B. Location of landscape areas. C. Locate parking and other hard surface areas. D. Locate other significant elements as discussed in Guidelines, Section A1.1.A. 4. Photographs of the site and neighboring environment: Provide photographs of the existing site and site conditions on adjacent properties within 400 feet of all site boundaries (including buildings on adjacent sites). Include photos of views to and outlooks from the site. Clearly label each photograph and provide a locational key on the Site Analysis map. 40 ~- 62 B. SITE PLAN In addition to the General and Site information required for a Site Development Plan, the following items should be indicated: 1. Boundaries and public improvements. A. Building setback lines, public streets and sidewalks (as proposed including widths), other proposed public improvements (curbs, gutters, curb cuts). B. Include dimensions. 2. Streets, sidewalks and parking areas within the site: A. Include dimensions of parking areas and width of streets and sidewalks. B. Show location and label materials of areas of special paving such as walkways, courtyards, and patios. C. For parking areas show layout of spaces, areas of landscaping, dimensions of spaces and aisles, arrows indicating direction of vehicular flow. Number the parking spaces. 3. Structures. A. Location and dimensions with respect to lot lines. B. Include fences, walls and accessory buildings proposed. Give heights of fences and walls. 4. Show location of dumpsters and loading areas. 5. Grading and Drainage. With pre-atpproval of staff, this may be drawn on a separate plan. It should include: A. Existing and proposed contours B. Finished floor elevations of proposed structures. C. Indication of all water courses, with spot elevations of high and low points. D. Area of depth of cuts. Location and height of fills. E. Show retaining walls and adjacent spot elevations. 41 63 C. LANDSCAPE PLAN In addition to the information required by the Landscape Guidelines Manual, the following items should be indicated: Show Landscape Plan at same scale as Site Plan. 1. Existing trees 6 inches or more in diameter with their proposed disposition (to be retained or removed). Give species and trunk diameter of each. 2. Location, species (give common and Latin name) and size at planting (gallon or box size) of all new plant materials. A. Use symbols and a legend as necessary. Show all plant materials to scale. B. Ground cover may be indicated in mass. 3. Describe method of irrigation. 4. Describe means of erosion control, if applicable. D. BUILDING FLOOR PLANS E. BUILDING ELEVATIONS (Show all elevations) 1. Note all finish materials on drawings. 2. Provide color samples (paint chips) or color board. 3. Dimension building heights from grade. 4. Include exterior walls and fences with heights dimensioned 5. Show locations and sizes of building-mounted signs in building elevations. o. Show location of mechanical equipment, roof equipment, electrical transformers and solar panels in building elevations. Show means of screening roof equipment. F. SECTIONS (Optional) One sectional drawing is suggested at a suitable scale to show relationship of buildings to the site, public street and parking area. 42 64 G. SIGNS For non-residential projects, provide a scaled drawing of each proposed sign with exterior dimensions and mounting height called out. Give total area of each. 1. Draw or provide sample of letters and logos, and the full message to appear on the sign. 2. Describe materials and colors of background and letters. 3. Give means of illumination and magnitude of illumination. H. LIGHTING Provide a site lighting plan with location, type, fixture height, and shielding methods indicated. Include security lighting. Include elevation drawing or manufacturer's photo of each fixture, including its material and color. I. STATISTICAL SUMMARY (Located on the Site Development Plan) As a supplement to the Site Development Plan requirements include a written summary of: 1. Site Areas: Area covered by parking lots and driveways and net area of site landscaping. 2. Buildings: Total enclosed building area. Provide number of dwelling units and development density (units/acre). 43 65 44 66 APPENDIX A PLANT SELECTION GUIDE The shrubs and trees listed within this appendix were selected to assist in achieving the landscape goals of the design review program. They are listed by area of applicability regarding sub-area and other locational criteria. While these lists are comprehensive, they are not all inclusive. Other shrubs and trees not listed here may also accomplish the desired goals, and if they do so, are encouraged. To use this appendix, start by making selections from the Shrub Matrix and Tree Matrix to find the appropriate species by general area then refer to the Tree Planting Guide to refine the selection based on the sub-area the project is in. Compare these selections to the actual conditions of the surrounding neighborhood to refine the selection further. If needed, consult "Sunset's Western Garden Book" for additional information about each plant. Shrub Matrix: The shrubs are listed by their genus names only, for instance, "calliandra species". Over 250 different species exist within this genus and all are encouraged for this use in North Beach, depending on availability. To determine which species is appropriate for the intended use consult "Sunset's Western Garden Book." Size consideration are defined for shrubs: low spreading varieties, which can be used for shrubby ground covers, medium sized, and large sized which can be used for screening accents and spatial definition. Tree Matrix: Unlike the shrub matrix, the Tree Matrix lists the majority of tree names are by genus and species. Adding also the common name. This has been done because very specific trees are encouraged in the North Beach area. Additional considerations given for trees are low water use, sea coast adaptability and size. Consideration of these characteristics may be important for a given location. 45 67 SHRUB MATRIX Uolnnicnl Name Agapanthus Africanus Calliandra Species Ceanothus Species Cotoneaster Species Carissa Macrocarpa Coprosma Kirkii Cistus Species Echium Fastuosum Escallonia Fradesii Elaeagnus Species Gardenia Species Grewia Occidentalis Hebe Buxifolia Hibiscus Species Hydrangea Species Juniperus Species Jasminum Species Lantana Species Lonicera Pileata Nerium Oleander Var. Prunus Species Pittosporum Species Photinia Fraseri Raphiolepis Species Rhus Species Low • • • • • •• + • • SIZE Med • • Tall • • • • • • • •• • • Major Streets • • • • • • • Sea Coast • • • • • • 46 68 TREE MATRIX Botanical Name (Common Name) Acacia Verticillata (NGN) Alnus Glutinosa (Black Alder) Bauhinia Variegata (Purple Orchid Tree) Ceratonia Siliqua (St John's Bread) Cupressus Macrocarpa (Monterey Cypress) Cupania Anacadiodes (Carrotwood) Eucalyptus Leucoxylon (White Ironbark) Ficus Benjamina (Weeping Fig) Koelreuteria Pinniculata (Chinese Flame Tree) Leptosperum Laevigatum (Australian Tea Tree) Liquidamber Styraciflua (Sweet Gum) Magnolia Grandiflora (Southern Magnolia) Metrosidersos Excelsus (New Zealand Christmas tree) Myoporum Laetum (NGN) Platanus Acerfolia (London Plane Tree) Low Wnler Use • • • • • • • • Ever- green • • • • • • • • • • Major Streets • • • • • • Sea Coast • • • • • • • • 47 69 TREE MATRIX (Continued) Botanical Name (Common Name) Pinus Canariensis (Canary Island Pine) Pinus Thunbergiana (Japanese Black Pine) Pinus Radiata (Monterey Pine) Pinus Torreyana (Torrey Pine) Podocarpus Gracilor (Fern Pine) Melaleuca Leucadendra (Swamp Tea Tree) Pittosporum Species (NGN) Quercus Ilex (Holly Oak) Seaforthia Elegans (King Palm) Washington Robusta (Mexican Fan Palm) Low Water Use • • • • • • • • • Ever- green • • • • • • • • • • Major Streets • • • • • • • Sea Coast • • • • • • • 48 70 TREE PLANTING GUIDE Properties that fall in the following sub-areas should use the species listed below to maintain a consistent character along the Public and Semi-Public realms of the project area. In the Site Analysis of a project, the landscaping of the surrounding area should include acknowledgement of the planting themes which occur in "The Public Realm" and "The Semi-Public Realm." These areas have a great influence on the character of the entire neighborhood so, where these areas have strong landscape themes, the theme should be continued on the new developments. THE PUBLIC REALM THE SEMI-PUBLIC REALM 49 71 West Edge (Carlsbad Boulevard): Carlsbad Boulevard, through the North Beach area, should maintain an "ocean view drive" theme which frames views towards the ocean while maintaining and increasing to auto and pedestrian safety (see also the Landscape Guidelines Manual section on arterial streetscape themes). To enhance this theme, select tree species from the following list. Cupaniopsis Anacardioides (Carrotwood) Myoporum Laetum (Myoporum) Podocarpus Gracilior (Fern Pine) Seaforthia Elegans (King Palm) Washingtonia Robusta, in groups, (Mexican Fan Palm) Corridor (Garfield and Lincoln Streets): The development which occurs along this circulation corridor along Garfield and Lincoln Streets of this North Beach sub-area should use the character and image of the small scaled residential community as its theme. Small dense trees keeping a human scale to this area are encouraged. Select from the following tree species. Bauhinia Species (Orchid Tree) Cupaniopsis Anacardioides (Carrotwood) * Ficus Benjamina (Weeping Fig) Koelreuteria Species (Raintree) Liquidamber Styraciflua (Sweet Gum) Robinia Pseudoacacia (Black Locust) Melaleuca Leucadendra (Swamp Tea Tree) * Not to be used near sidewalks as a street tree due to its shallow root characteristics. Pockets: Thick mature vegetation in this sub-area creates a more casual landscape character. Lush, thick trees are preferred in this area. Select trees species from the following list to maintain this character. Eucalyptus Species Magnolia Grandiflora (Southern Magnolia) Myoporum Laetum Pinus Species Pittosporum Species 50 72 Platanus Acerifolia (London Plane Tree) Podocarpus Gracilior (Fern Tree) East Edge: This sub-area is more heavily dominated by the younger landscaping of new developments and tends to have a more manicured look than the other sub- areas. In keeping with this trend, select tree species from the following list. Alnus Species (Alder) Cupaniopsis Anacardioides (Carrotwood) Ficus Benjamina (Weeping Fig) Koelreuteria Species (Raintree) Liquidamber Styraciflua (Sweet Gum) Magnolia Grandiflora (Southern Magnolia) Pinus Canariensis (Canary Island Pine) Podocarpus Gracilior (Fern Pine) Platnus Acerfolia (London Plane Tree) Seaforthia Elegans (King Palm) Washingtonia Robusta (Mexican Fan Palm) Village Link: Duo +o the existing "shoulder to shoulder" pattern of housing, this area should mitigate the image of overcrowding scale by using medium growing trees. To encourage proper proportions and to control the image of building bulk, select tree species from the following list. Alnus Rhombifolia (White Alder) Cupania Anacadiodes (Carrotwood) Cupressus Macrocarpa (Monterey Cypress) Ficus Benjimina (Weeping Fig) Leptosperum Laevigatum (Australian Tea Tree) Metrosideros Excelsus (New Zealand Christmas Tree) Pittosporum Species Pinus Species Quercus Ilex (Holly Oak) Village Link (Sea Coast Side): Due to the harshness of the sea environment and the steep slopes involved, plants that are hardy and that can also stabilize soils are important. The following plants exhibit these characteristics and should be used. 51 73 Shrubs Carissa Macrocarpa (Natal Plum) Cistus (Rockrose) Coprosma Kirkii (Coprosma) Cotoneaster (Cotoneaster) Echium (Pride of Madeira) Lonicera Piceata (Privet Honeysuckle) Rhus Species (Sumac) Trees Cupaniopsis Anacardioides (Carrotwood) Eucalyptus (Some Species) Ficus Rubiginosa (Rusty Leaf Fig) Myoporum Laetum Quercus Ilex (Holly Oak) North North Beach: This area is the most contemporary of the landscaped sub-areas within the North Beach community. To keep with this theme, property owners should utilize the following list. Alnus Species (Alder) Cupania Anacadiodes (Carrotwood) Ficus Benjimina (Weeping Fig) Koelreuteria Species Liquidamber Styraciflua (Sweet Gum) Magnolia Grandiflora (Southern Magnolia) Melaleuca Leucadendra (Swamp Tea Tree) Pinus Canariensis (Canary Island Pine) Podocarpus Graciloior (Fern Pine) Platanus Acerifolia (London Plane Tree) 52 74 APPENDIX B NEIGHBORHOOD ASSESSMENT 53 75 54 76 INTRODUCTION The physical elements of the North Beach neighborhood exhibit an interesting combination of both unity and diversity. The unity comes primarily from a commonality of strong natural and open space features as well as from previously established patterns of development. The diversity comes primarily from an expression of the personality of the individuals who make North Beach their home. Because this dichotomy represents the neighborhood's most inherent characteristic, the Design Guidelines (and future development) should respond to this understanding of North Beach. Nature and open space have had an unifying influence on North Beach development. This influence is most evident in the way that buildings have been lined-up towards the views of the sea and lagoons. In addition, the large numbers of west and south facing porches and balconies throughout the area, even where views are not prominent, indicate the desire to capture the sun and the sea air. Another illustration of the influence of nature, is the increase in the popularity of this area. This popularity is indicated by the higher density housing projects built in recent years. This new building has, however, been the greatest threat to the preservation of the existing community character. Even with these unifying elements there is a certain individualism in North Beach that reveals itself as diversity in the area's architecture. There is a great deal of variety in the architectural styles of North Beach. These styles range from the more traditional California Mission style bungalow to modern variations of the Victorian theme. It is this architectural diversity which adds visual interest and aesthetic excitement to the community. NEIGHBORHOOD CHARACTER In spite of North Beach's strong character, the neighborhood is presently in transition from a unique Southern California beach community to a more homogenized collection of condominiums and apartment houses. In order to protect "the traditional charm and character of the area, in a climate of redevelopment, design guidelines should address the maintenance of the particular characteristics which have made North Beach special. 55 77 Specifically these characteristics include: • extensive landscaping • street fronting and pedestrian useable landscaped yards • articulated architectural forms • beach style architecture • west and south facing useable porches and balconies • human scale buildings (one and two story) • a dominance of the pedestrian over the automobile • street facing front doors While these are some of the features worth maintaining, the recent transitional higher density buildings have brought new elements to North Beach which dramatically detract from the neighborhood's character. These elements include: • large curb cuts • front yard parking • lack of landscaped yard areas • large blank walls • large expanses of asphalt • buildings with large bulk and scale NEIGHBORHOOD PATTERN The primary land uses in North Beach include residential and residential- like uses (hotel, bed and breakfast). Like other Southern California beach communities which started in the early part of the twentieth century, North Beach began as a collection of cottages and bungalows. These building types established patterns of mass, scale and activity which form the basis of the sense of neighborhood in North Beach. The similarities of buildings and use types were kept consistent through time in part because of the original pattern of lot sizes. The typical pattern of single family lot sizes (approximately 45' x 120') has been very consistent, especially along, and west of, Garfield Street. In recent years, this lot pattern has kept the influx of large new buildings down. The large buildings which have occurred exist primarily where the 56 78 developers have successfully consolidated lots. In many cases these new buildings tend to overwhelm their single family neighbors. In contrast to the smaller lots west of Garfield street, the lot pattern east of Garfield Street includes many lots of a long slender configuration. In more recent years, because of the lot sizes, this area has seen a greater influx of larger multi-family buildings. In addition, because of the lot shapes in this area, buildings have tended to be long slender monoliths. In some cases, where lot consolidation has occurred, an increased width to length ratio has allowed for more design flexibility resulting in more sensitive designs of the site plan and the architecture. OVERALL COMMUNITY FEATURES One physical attribute which can give identity to a community is the existence of an identifiable boundary. North Beach is fortunate to have this feature. It is even more fortunate that North Beach has one boundary which is an open space corridor (the A.T. & S.F. Railroad to the east) and the others which are significant natural features (Agua Hedionda Lagoon to the south, Buena Vista Lagoon to the north and the Pacific Ocean to the west). In addition to an overall boundary around North Beach, the community has six sub-areas which exhibit their own neighborhood characteristics (see sub- area map on following page). 1. West Edge: Carlsbad Boulevard is a major circulation route which brings a large number of visitors through North Beach. Because of Carlsbad Boulevard, most non-residents see North Beach from the perspective of this street. The properties in the West Edge sub-area are those which face Carlsbad Boulevard as well as the east-west side streets between Walnut Avenue and Agua Hedionda Lagoon, and between Garfield Street and the beach. 57 79 SUB AREA KEY I WEST EDGE (2) CORRIDOR faj POCKETS (T) EAST EDGE fsj VILLAGE LINK (V) NORTH NORTH BEACH ' SUB AREA BOUNDARY NetUi taich NORTH BEACH Carlsbad, California SCALE IN FEET Protect Outfit CofwAinti 58 80 The properties which face Carlsbad Boulevard are rapidly being consolidated and redeveloped to their maximum allowable capacities. This is an indication of the value of being in close proximity to the ocean. Properties facing the side streets are also being redeveloped, but lot consolidation has not been as prevalent as on Carlsbad Boulevard. Also of note, the projects on the side streets tend to be closer to the single family scale. Because of the large amount of traffic, properties with driveway access directly on to Carlsbad Boulevard create certain traffic hazards. In term of landscaping, two different conditions exist along the eastern edge of Carlsbad Boulevard. On the southern end of this street lush slope plantings exist, while further north little or no front yard planting exists. On the west side of Carlsbad Boulevard pockets of seacoast plantings with thick lush vegetation predominate. Along the side streets of this sub-area, front yard plantings and streetscape plantings are prevalent. In general, they can be characterized by their individual front yard schemes with mature plantings. Newly built multi-family townhomes typically have contemporary plantings. 2. Corridor: The corridor along Garfield and Lincoln Streets is another north-south oriented sub-area. This corridor serves the internal circulation needs of the community. Most of the properties lining these streets remain as single-family homes. Because of the predominance of single family homes lining this central corridor, this sub-area substantially contributes to the setting of the scale image of the community. The landscaping here is small in scale and is most notable within front yards. Occasional sidewalk plantings exist. Like the architecture of North Beach, individuality is further expressed by the variety of plantings within each property's landscape. There is little continuity of plant materials along this corridor. 59 81 3. Pockets: The eastern cul-de-sacs of Hemlock, Redwood, Chinquapin, Date and Olive Avenues have remained remarkably in tact. The scale of the buildings and the maturity of the landscaping make these streets pleasant little "pockets." Deep front yards allow for thick mature vegetation, which is especially prevalent towards the railroad tracks. Sidewalks do not exit in most of this area, adding to its more causal landscape character. One noticeable problem is the lack of curbs. This has allowed parking to occur in some front yards. As a result, the parking has replaced the planting. 4. East Edge: This area, is bordered by Oak to the north, Juniper to the south, AT & SF Railroad to the east, and the Corridor sub-area to the west. It is in this sub-area in which most of the larger new multi-family projects have been built. The characteristic long slender lot has yielded building and site plans which are forced into uncomfortable shapes and positions. There are obvious efforts to maximize zoning yields. The more successful projects have occurred where lots have been consolidated. These wider consolidated lots have allowed more flexibility in scale adjustments, useable open space configurations and sensible pedestrian circulation. Another special condition which occurs in this sub-area, is the affect of the streets which dead-end into the AT & SF right-of-way. These streets, especially Chestnut Avenue, provide the opportunity to expand the visual open space characteristics of the neighborhood by blending the open space of the streets with the open space of the railroad. The young landscaping of the new development differentiates this area from the others. This area lends itself to front yard landscaping with curbed and tree lined streets. 60 82 5. Village Link: Because the Village Redevelopment Area crosses the railroad in this area, the Village Link provides the transition from the Village to the beach and Ocean. This area is bound roughly by Cypress on the north, Garfield on the east, Walnut on the south and the Pacific Ocean on the west. Development in this area accommodates the desires of many to live right on the beach. This has created a shoulder-to-shoulder pattern and a street- wall along Ocean Street. A more dramatic result of building in this area occurs on the beach side fronting properties. It is here that a virtual potpourri of architectural styles, building scales, densities, materials, landscaping and setbacks can be found. A very noticeable landscape feature of this sub-area is in the scale relationship of plant to building, it varies in this area with large scale plants dwarfing small scale buildings being the most apparent along the street yards. On the ocean facing yards the buildings tend to dominate the plantings. Curbless streets allow parking within front yards which las limited the amount of area for plant material. 6. North North Beach: This northern sub-area (north of Cypress) is detached from the rest of the neighborhood and forms its own enclave. A recent project in the area has even put-up a security wall and gate. This security measure enhances the area's image as detached from the others. Aside from its remote nature, however, this area has similar development patterns of predominately single-family homes with natural landscaping that exists in the Pockets sub-area. Many single family homes have created individual contemporary landscaped front yards, The multi-family properties use front yard walls, but have tempered them with street plantings. Some projects have utilized heavily landscaped entry ways to make the projects more inviting. 61 83 -** V ) X 0 •4.