HomeMy WebLinkAbout; ; VILLAGE DESIGN MANUAL; 1982-01-01•
THE
VILLAGE DESIGN
MANUAL
CITY OF CARLSBAD CARLSBAD, CALIFORNIA
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TABLE OF CONTENTS
PAGE
commissions and committees ••••••••••....1
SECTION
I.
II.
III.
IV.
v.
Introduction . . . . . . . . . . • • • • • • • •
Objectives of the Design Manual. . . . . . . . .
Existing Conditions of the Village Area ..
Proposed Development of the Village Area
Design Guidelines for the Village Area ..
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VI.Urban and Environmental Features
Architecture of the Village Area ...... 4 Urban Design of the Village Area . , , , , , 4
VII.Development Guidelines for the Village Area
Compliance With City Regulations ..... . Lot Coverage ............... . Building Coverage ............. . Building Setbacks ............. . Building & Structural Height Limitations .. Building Intensity ............ . Siting of Buildings, Structures & Open Space Open Space ........ . . . . . . . . . General Landscape Guidelines . . . . . . . . Fire Safety ........ . • • • • •• • •
VIII.The Circulation System
5 5 5 5 5 6 6 6 7 8
Street System ................ 9 Arterial & Freeway Linkage . ........9 Transit .......•...•....•••9Bicycle Linkages . . . . . ....... 10 Pedestrian Movement ............. 10
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SECTION
IX. Off-Street Parking Areas
Screening of Parking Areas ... . • • . . .
Landscaping -Parking Areas ... .
x. Signs ..... • • • • • • • • • • • • • • • • •
XI. City Furniture Criteria
XII.
Street Furniture Criteria .. . . . . . . . .
Standards for the Sub-Areas .. . . . . . . . . .
Sub-Area 1 • • • . . • • . . • • . • • • . •
Goal. . . . . . . . . . . . . . . . . . .
Land Use. . . . . . . . . . . ..
Design ................. .
Special Treatment Area
Village Centre ........... .
Elm Avenue ............. .
Sub-Area 2 . . . . . . . . . . . . . . .
Goal. . . . . . . . . . . . . . . . . . .
Land Use ................ .
Design ................. .
Special Treatment Area
Elm Avenue ............. .
Sub-Area 3 ................ .
Goal. . . . . . . . . . . . . . . . . . .
Land Use ................ .
Design ................. .
Special Treatment Area
East Side of State Street ...... .
Sub-Area 4 •••••••••••••••.•
Goal. . . . . . . . . . . . . . . . . . .
Land Use .............. .
Design ................. .
Special Treatment Area
East Side of Tyler ......... .
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SECTION
Sub-Area 5 • . • • • .
Goal. • . • . • . • Land Use. • • . • • • Design. • • • • • .
Special Treatment Area
Carlsbad Boulevard
Sub-Area 6 • . • • Goal. • • • • • Land use. • • • Design. • . •
Sub-Area 7 • . • Goal. . • . .
Land use. • • • Design. . . •
XIII. CONCLUSION . . . . • .
Appendix A • • • • • . • • •
Appendix B • • • • • . • • .
Appendix C . . . . .
Exhibit A
Exhibit B
Boundary Map
Sub-Area Map
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CITY OF CARLSBAD
CITY COUNCIL/HOUSING & REDEVELOPMENT COMMISSION
Ronald Packard
Mayor/Chairman
Mary Casler
Vice-Mayor/Vice-Chairwoman
Bud Lewis
Councilman/Member
Girard Anear
Councilman/Member
Ann Kulchin
Councilwoman/Member
Frank Aleshire
City Manager/Executive Director
Vincent Biondo
City Attorney/Commission Counsel
CITY PLANNING COMMISSION
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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
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Kennith Chriss, Past Member
Matt Hall, Member
Eva Carney, Member
Claude "Red" Helton, Member
Laura Morales, Member
Roy Sanchez, Member
Frankie Gene Runzo, Past Member
Roy Ward, Chairman
Thelma Hayes, Chairman
Marty Orenyak, Director
Andrew J. Aitken, Project Manager
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DESIGN MANUAL
VILLAGE DESIGN MANUAL
CARLSBAD, CALIFORNIA
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 addresses
the physical structure, activity framework, and spacial
relationships of the Village Redevelopment Area. Its
specific provisions cover the height and intensity of
buildings; landscaping; street furniture; open space; the
siting of structures; transportation and circulation: land-
use; and matters which affect the overall appearance of
theurban core.
Since the Design Manual reintroduces the concept of urban
design into the project area, its text must introduce an
urban design vocabulary. Therefore, a supplemental glossary
explaining many of the concepts herein is attached to help
clarify their meaning.
II OBJECTIVES OF THE DESIGN MANUAL
The implementation of the Village Redevelopment Plan and the
comprehensive improvement of the urban core of the Carlsbad
planning area are the primary objectives of the Design Manual
The intent of the Village Design Manual is to provide general
design guidelines and regulations.
The document should provide an understanding of the "type"
and "quality11 of development being sought by the Housing and
Redevelopmen~ Commission (RQdQVQlopmQnt Ag~ncy). It should
be viewed as providing guidance and parameters rather than
strict standards.
The primary responsibility for applying and interpreting the
guidelines contained herein rests with the Design Review Board
and with the Commission which retains ultimate authority and
responsibility for application. The Design Review Board shall
consist of highly qualified 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 as
they relate to the Village Design Manual and intent of this
plan.
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III. 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 Plan Area is
the heart of Carlsbad, and was one of the first sections of
the City to be settled.
Prior to adoption of a local coastal program, all develop-
ment plans involving property fronting on Elm Avenue, or
located in Sub-areas 5 or portions of Sub-area 6 will require
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,
High Intensity Residential "Villages", (self-contained resi-
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 project
area shall be augmented by a setting which manifests
urbanity.
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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 areas,
enclosures, parks, and squares with cobblestone, til~, 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 suggest
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 develop-
ments. This coordination will require architects and land-
scape architects with project area clients to jointly resolve
design problems and conflicts. Furthermore, it will help to
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 interdependence
among each other. This interdependence will be fostered and
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 establishment of pedestrian linkages between the seven
subareas. These linkages, where feasible, should take the
form of landscaped paths or arcades.
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VII. DEVELOPMENT GUIDELINES FOR THE VILLAGE
REDEVELOPMENT AREA
Compliance with City Regulations
Except as indicated herein, all proposals for projects in the
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 standard
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 ~weep 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'.
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Building Intensity
Long banks of commercial buildings and long terraces of
connected residential units should be avoided. Where feasible,
rows of shops, offices and dwellings units should be
interrupted by landscaped paths, promenades, or arcades.
These breaks should augment the public convenience and amenity
to the project area, and promote serial visions therein.
The Siting of Buildings, and Structures, Open Space
The Redevelopment Plan is based upon the acceptance of the
permanency of the physical structure of the buildings in the
Village Redevelopment Area. In general, development should
be clustered around parks and plazas, and should be set in a
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 the
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
prerequisice co che development of good urban d9sign.
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 urban
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.
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Open space shall be sited in a manner
which encourages effective landscaping and
horticulture.
From a design standpoint, open space
should be located, arranged, and developed
in such a manner that it consitutes and
orderly extension of the building with
which it is related, and vice versa.
Where surface open space is not plentiful,
the use of "roof gardens" shall be en-
couraged.
General Landscape Guidelines
The following landscape guide is designed to promote via-
bility of the Village Redevelopment Area, and to improve 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 material.
Alternative uses of textured paving,
graphics, fountains, water sculptures, and
exterior furniture may be used to improve
the convenience and amenity of the
Redevelopment Project Area. The use of the
alternative features should not exceed
a 50:50 ratio.
Where plant material is used, it shall be
selected, arranged, and installed in
accordance with sound landscaping
practices.
All plant material shall be maintained
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 participation in a cooperative landscape
project where it finds that such participation would sub-
stantially improve the involved project or increase its
overall design quality.
Fire Safety
All proposals for the development or use of land within the
Village Redevelopment Area shall be consistent with the City
of Carlsbad standards of fire safety. The Fire Department
shall prescribe the water pressure; size and location of the
water lines; type and location of fire hydrants; width and
location of fire lanes, drives, passageways, courtyards, and
plazas; the type and location of onsite fire protection
facilities and use of fire retardent materials. The Design
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
Redevelopmenc Area1 s excended patcern 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 Roard 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 encourage all transit facilities proposed for location
within the Village Area to comply with the urban a~~ign
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, convenient
and aesthetically pleasing pedestrian ways. This interlacing
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 beach
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 provided
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 and
number of required offstreet parking spaces. However,
innovative methods of providing offstreet parking through the
combination of public and private efforts should be
encouraged. For example, the Housing and Redevelopment
Commission mayr at its election, grant credit for small cars
at a parking stall size of eight feet by seventeen feet for a
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 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 shall be
landscaped in accordance with the following standards:
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The amount of landscaping or hardscape
provided within each parking area, shall be
equal to or greater than 10% of the area of
the parking lot.
No landscaped area shall be less than 30" in
width, exclusive of protective curbing.
Landscaping shall be provided within front set-
back or required side or rear setbacks on the
street side of a lot. Landscaping located
within the required front yard or required
side yard or rear yard setback on the street
side of a lot shall not exceed three feet in
height.
A permanent underground sprinkler system shall
be installed to provide an adequate water
supply to all landscaped areas. Subject sprin-
kler system shall be installed so as to direct
spray away from sidewalks.
Drainage from landscaping irrigation shall not
be directed across any adjacent private prop-
erty.
All areas established for landscaping shall be
protected on both sides that are adjacent to
vehicular parking with a solid curb, 6" in
height and 4" in depth or other suitable pro-
tection as approved by the Housing and Redevel-
opment Commission for the length of the land-
scaped area adjacent to the subject property.
Individual wheel stops shall not be used as
substitutes for subject curbs, however, a con-
crete wheel stop shall be installed on each
parking stall which is adjacent to an exterior
lot line as to protect the adjacent property.
Any lighting as to illuminate any off-street
parking area shall be so arranged as to re-
flect away from adjoining residential zone or
adjacent street.
Signing within the parking lots shall be so
placed as to not interfere with proper visi-
bility for traffic and pedestrian safety.
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X. SIGNS
Except as indicated herein, all signs shall comply
with the provisions of the city's sign ordinance. All
signs shall be compatible with the aesthetic
standards of the Development Plan. All signs shall be
approved by the Design Review Board and upon appeal by
the Housing and Redevelopment Commission prior to
their display.
Exterior signs necessary for identification of buildings, pre-
mises and uses of particular parcels shall be permitted 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 iden-
tification.
Sign design shall be simple, direct, and unob-
tructive. Unifying, harmonious typefaces
shall be used throughout the Redevelopment
Area.
Sign area shall be scale with the building it
identifies; as a guideline: .6 of a square
foot of sign area for each linear foot of a
building's linear foot street frontage, (i.e.,
a building's linear foot street frontage multi-
plied by a maximum constant 12 feet vertical
height, multiply that by 5% and that area
equals the total permitted square footage for
sign area.)
In recognition that in certain circumstances
signs may be desirable in areas that do not
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 these
owners with information on the specific requirements of this
sign section and offer constructive suggestions on how to
bring their signs into conformity.
XI. CITY FURNITURE CRITERIA
The planning of the City furniture is an important phase of
the urban design process. The artistic use of external furni-
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 span~ the length of the redev~lop-
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 importance
of alleys within the project area, as well as secondary means
of access, alleys should become pedestrian passageways, and an
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 with-
out prior approval of the Design Review Board or upon appeal of
the Housing and Redevelopment Commission.
XII. STANDARDS FOR THE SUB-AREAS
The planning concept behind the implementation of the Redevelop-
ment Plan is to guide the growth and development of the Village
Area in a way that the component sub-areas are complimentary to
one another. Due to the size of the project area, the plan has
been divided into seven sub-areas. The land use within the sub-
area has been restricted, and additional urban design criteria
have been established to permit development throughout the pro-
ject area to occur in a coordinated manner. (See Exhibit B.)
-15-
SUB-ARBA 1
Sub-area 1 {Exhibit B) has traditionally functioned as the
central business district of Carlsbad. Its one-and two-story
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 and
the reorientation of the major north/south thoroughfare from
old Highway 101 (Carlsbad Boulevard) to Interstate 5, have
affected the economic viability of the downtown area and have
resulted in the need for the Village Redevelopment Plan.
Goal
The goal for Sub-area 1 is to function as a major financial,
speciality, commercial center for the downtown area. To accom-
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-areal and become the
major attraction for the Village Project Area. Next is the Elm
Avenue corridor that is intended to serve as a major thorough-
fare linking Interstate 5 with Carlsbad Boulevard.
Land Use
Uses allowed by the C-2, C-1 and R-P zones, howeveri only
following the uses are permitted by right within Sub-area 1.
(Additional restrictions may be invoked within the special
treatment area.):
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 company
headquarter offices.
Incidental and compatible uses such as those permitted in the R-3
zone may be permitted when found by the Housing and Redevelopment
Commission not to be incompatible with the above mentioned uses.
Unless otherwise stated in the specific sub-area, density alloca-
tions may be increased beyond those ranges currently provided
in the general plan (Section V. J.1.), if the Housing and Rede-
velopment Commission finds that such an increase is consistent
with the Goals and Objectives of the Redevelopment Plan.
-16-
Design
Within this sub-area, the Design Review Board shall be looking
for development which is oriented to pedestrian traffic and is
high in open space amenities. Additional design standards have
been established for special treatment areas to aid the Design
Review Board.
SPECIAL TREATMENT AREA: VILLAGE CENTER
Location
The Village Centre (Exhibit B) is bounded on the west by State
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 point
for Sub-area 1 and become the major attracting force for the re-
development project. To accomplish this goal the Design Review
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 use
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 0£ open space amenities. It shall be noted that
land use and design are not permitted by right in this special
treatment area.
SPECIAL TREATMENT AREA ELM AVENUE
Location
Elm Avenue (Exhibit B) extends from Interstate 5 on the east to
Garfield Street on the west, and one lot deep on the north and
south.
-17-
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 developments 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. Some
development plans involving property fronting on Elm Avenue
will require approval by the Coastal Commission.
SUB-ARBA 2
This sub-area (Exhibit B) presently maintains a low profile
tourist service area along with a neighborhood commercial use.
Goal
This sub-area will contain the east gateway to the Village
Centre. In an effort to create a safe, pleasant and inviting
environment, the Design Review Board shall encourage the use of
landscaping and open space amenities along the Elm Avenue
Street frontage, and emphasize better design of on and off site
traffic circulation.
Land Use
Uses allowed by the C-2 and C-1 zones. The following land uses
are encouraged within the Subarea 2:
Convenience centers, neighborhood commercial centers, beauty
shops, beauty salons, barber shops, restaurants, gas stations,
coffee shops, motels, specialty retail, 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 the
above.
-18-
Design
Future development in this sub-area should be designed in such
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. The
Design Review Board will be concerned with curb cuts and ade-
quate screening of parking areas to help break-up the hard look.
SPECIAL TREATMENT AREA ELM AVENUE
Location
Elm Avenue extends from Interstate 5 on the east to Ocean Street
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-AREA 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 link
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
uses are encouraged within this sub-area:
Regional headquarters,, contractor's offices only,
professional complexes, wholesale sales, furniture
sales, hardware and lumber wholesale and retail sales,
car washes, laundromats, small engine repair,
appliance sales, tire sales, coffee shops, delis,
auto parts sales, artisan shops, plant nurseries.
Incidental and compatible uses including those uses allowed by
the C-M Zone may be permitted when found by the Housing and
Redevelopment Commission not to be incompatible with the above.
Design
The urban design for Sub-area 3 should include provisions for
adequate off-street parking, as well as pedestrian linkages
within adjoining residential areas. The Design Review Board
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 Commission to
be of lesser intensity than the existing uses shall be permitted
along the east side of State Street between Grand Avenue and
the lagoon. •
Additional landscaping shall be required to provide an adequate
buffer between the adjacent residentially zoned property to the
east of State Street.
SUB-AREA 4
This sub-area {Exhibit B) has traditionally functioned as a
h~avy comm~rcial lighc manufacturing cyp~ ar~a.
Goal
The goal of Sub-area 4 is to create a light manufacturing/heavy
commercial area that will serve the project area. In order to
accommodate this goal, the Design Review Board in conjunction
with the City should work toward establishing suitable zoning
in the sub-area. Overall, this sub-area could function as a
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 control-
ling circulation among competing uses of this sub-area. Of
major concern in controlling circulation will be accommodating
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 intensity
than the C-M zone uses shall be permitted.
SUB-AREA 5
Traditionally this sub-area (Exhibit B) functioned as the major
north/south thoroughfare for the downtown area and is generally
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 are
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 C-2
and R-3 Zones may be permitted when found by the Housing and
Redevelopment Commission not to be incompatible with the above.
Unless otherwise stated in the specific sub-ar~a dQnsity,
residential density allocations may be increased beyond those
ranges currently provided in the general plan (Section v. J.1)
if the Housing and Redevelopment Commission finds that such an
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 with
the Village Centre. Special attention in this area shall be
given to streetscaping along Carlsbad Boulevard; specifically,
at the intersections of Carlsbad Boulevard and Grand Avenue and
Elm Avenue. The Design Review Board will be concerned with
amenities such as viewpoints, gateways, and preserving local
landmarks that are, or will be established with any development.
(All development plans within this subarea will require approval
by the Coastal Commission.)
SPECIAL TREATMENT AREA: CARLSBAD BOULEVARD
The Carlsbad Boulevard is considered as a special treatment area
in that the Housing and Redevelopment Commission is looking for
heavy streetscaping and open space amenities along Carlsbad
Boulevard. Other areas along Carlsbad Boulevard that will
require special attention are the intersections at Carlsbad and
Grand Avenue, Carlsbad Boulevard and Elm Avenue, and Carlsbad
Boulevard and Christiansen Way. The establishment of a public
and private partnership in the development of the three
aforementioned intersections is a possible alternative to pro-
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 of
maximizing the office and professional buffer zone around the
sub-area.
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 allo-
cations may be increased beyond those ranges currently provided
in the General Plan (Section V. J.1.) if the Housing and Rede-
velopment Commission finds that such an increase is consistent
with the Goals and Objectives of the Redevelopment Plan.
Incidental and compatible uses such as those allowed in the C-1
zone may be permitted wh~n found by the Housing and
Redevelopment Commission not to be incompatible with the above.
Design
The office/professional buffer zone to be located along
Roosevelt and north of Grand shall be developed in such a way as
to provide additional landscaping if other means necessary to
screen the residentially zoned uses from the office/professional
use. (Some development plans will require approval by the
Coastal Commission.)
SUB-AREA 7
Traditionally, this sub-area (Exhibit B) has accommodated resi-
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.
-23-
Land Use
Uses permitted in the R-3 and R-P zones. The following land
uses are encouraged in this subarea:
Professional offices, law, architectural and engineering, accountants, medical offices without labs, artisan shops
and other shops that offer specialty items, bonafide
restaurants, travel agencies.
Other incidental and compatible uses such as those permitted in
the C-1 zone may be permitted when found, by the Housing and
Redevelopment Commission not to be incompatible with the above.
Unless otherwise stated in the specific sub-area, density
allocations may be increased beyond those ranges currently pro-
vided in the General Plan (Section V. J.1.), if the Housing and
Redevelopment Commission finds that such an increase is consis-
tent with the Goals and Objectives of the Redevelopment Plan.
Design
The Design Review Board will be concerned with the design
integration of residential with commercial development. It is
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 to
the developer providing additional open space amenities such as
landscaping, promenades, arcades, and the like, along with in-
tegrating off-street parking into its development in such a
manner that it does not detract from the overall concept of the
Village Redevelopment Area.
XIII. CONCLUSION
The Village Design Manual is a plan for comprehensive improve-
ment of the physical environment of spacial relationships of
Carlsbad Village Project Area. It was formulated for the pur-
pose of implementing a redevelopment plan for the subject area.
Since the goals and objectives of the Redevelopment Plan will
not be reached and achieved for several years, the manual as
well as the plan, must be kept current and responsive to
changes and conditions. The Redevelopment Plan incorporates
the Village Design Manual by reference. The Redevelopment Plan
also provides for the Design Manual's orderly administration
and amendment by the Housing and Redevelopment Commission, and
its effectuation by the Design Review Board.
-24-
APPENDIX A
GLOSSARY
Activity Centers
The major land uses and traffic generators of an area or
region, 1.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.
Amenity
Amenity originally meant "pleasantness", but has been ex-
panded to include "convenience". British town planners have
so overworked this excellenl word ~ha~ in Rngland 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.
Cosmetics
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 called "cosmetics".
-25-
Development Disposition Agreement
An Agreement between City/Agency and a developer where the
conditions of development are established and agreeded to
in a legally binding contract.
Enclosure
In community-design parlance, an enclosure is a confined or
substantially 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, 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 on
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 the
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 height
of the grade adjacent to a building shall not be considered
as meeting this definition.
Inner City
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 east, the Pacific Ocean to the west and
Tamarack Avenue to the South.
-26-
• •
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. Much 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
simultaneously.
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.
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 £or 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.
-27-
•
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 of
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 items
in a street scene, such as trash receptacles, street stand-
ards, signs, kiosks, planters, benches, water hydrants, fire
hydrants, sculpture, clock towers, traffic control boxes,
-28-
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
"texture" and "fabric".
Townscape
The art of arranging three dimensional urban spatial rela-
tionships. It is concerned with the structure, form, and
appearance of communities. The term, for practical pur-
poses, is synonymous with "urban design" and the original
plastic art of "city planning".
Urban Core
The heart of the city. It is traditionally the place where
building intensity, urban activity, and property values 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.
-29-
• •
Urbanity
Urbanily is derived from "urbane", and nol 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 upon
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, and
must be actively promoted by City Officials.
Zoning Terminology
R-1:
R-3:
R-P:
C-1:
C-2:
C-T:
C-M:
M
Single Family Residential zone
Multi-family Residential zone
Residential-Professional Zone
Neighborhood Commercial Zone
General Commercial Zone
Commercial Tourist Zone
Heavy Commercial -Limited Industrial Zone
Industrial Zone
-30-
•
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.
-31-
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.
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.
-32-
J.
•
APPENDIX C
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
planr 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 objec-
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.
-33-
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