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HomeMy WebLinkAboutCT 91-01; LAGUNA VILLAGE; Tentative Map (CT) (2).VILLAGE _. . DESIGN MANUAL ;' ~t,~ , 'J .. : ~ THE VILLAGE DESIGN MANUAL CITY OF CARLSBAD CARLSBAD, CALIFORNIA Revised, April 1988 TABLE OF CONTENTS commissions and committees . . . . . . . . . . . . . . . . . · 1 SECTION I. II. III. IV. Introduction . . . . . . . . . . . . . . Objectives of the Design Manual • . . . . . . . Existing Conditions of the Village Area • . . Proposed Development of the Redevelopment Area • 2 . . . · 2 • • • 2 • 3 V. Design Guidelines for the Village Redevelopment Area • 3 VI. Urban and Environmental Design Features • • • • • 3 Architecture of the village Area • • •• ••• 3 Urban Design of the village Redevelopment Area • • 4 VII. Development Guidelines for the Village Redevelopment Area VIII. IX. X. XI. Compliance with city Regulations • " .•• 4 Lot Coverage • • • • • • • • • • • • •• . 4 Building Coverage • • • . • • . •. •.•..• 4 Building Setbacks • • . • • . • . • •• ••.• 4 Building and Structural Height Limitations 4 Building Intensity • • • . • . • • • • • • • . 5 siting of Buildings, and structures, Open Space . . 5 Open Space . . • • • . • . • • • • . • . . 5 General Landscape Guidelines • • . . . . . 6 Fire Safety . • . • . . • . • • . • • • . . 7 Coastal . . . . . . . . . . . . . . . . . . 7 The Circulation System 7 street system • • • • . • • • . . •. ... 7 Arterial and Freeway Linkage • • . • • . . 8 Transit • ~ • • •• •••• ••.•.•.. 8 Bicycle Linkages . . . . . 8 Pedestrian Movement • • • • •• ....-• . . . 8 Off-Street Parking Areas ' • . . . . . . Screening of Parking Areas Landscaping -Parking Areas . . Signs • . • • • • . . . . . . . city Furniture criteria . _. . . . . . . . . . . 9 . 9 10 11 13 XII. standards for the Sub-Areas Sub-Area 1 Goal Land Use Design Special Treatment Area: Special Treatment Area: Sub-Area 2 Goal Land Use Design special Treatment Area: 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: Sub-Area 5 Goal Land Use Design Special Treatment Area: 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 Village Centre Elm Avenue Elm Avenue East Side of Tyler Carlsbad Boulevard .. .. 14 14 14 15 15 15 16 16 16 16 17 17 17 17 18 18 18 18 18 19 19 19 19 19 19 20 20 20 20 20 21 21 21 21 22 22 23 28 30 31 32 ',' CITY OF CARLSBAD CITY COUNCIL/HOUSING & REDEVELOPMENT COMMISSION Mayor Lewis Mayor/Chairperson Ann J. Kulchin Mayor Pro-Tem Eric Larson Council Member John J. Mamaux Council Member Mark V. Pettine council Member Raymond Patchett City Manager Vincent Biondo City Attorney DESIGN REVIEW BOARD Matthew Hall, Member John McCoy, Member Jeanne B. McFadden, Member Jerry Rombotis, Chairman Sharon Schramm, Member CARLSBAD HOUSING AND REDEVELOPMENT COMMITTEE Steve Densham, Member Thelma Hayes, Chairperson Claude "Red" Helton, Member John McCoy, Member Kim Mikhael, Member Peder Norby, Member Jerry Rombotis, Member Marty Orenyak, Community Development Director Chris Salomone, Housing and Redevelopment Director Patricia Cratty, senior Management Analyst 1 DESIGN MANUAL I. INTRODUCTION VILLAGE DESIGN MANUAL CARLSBAD, CALIFORNIA 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 special relationships of the Village Redevelopment Area. It's 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 the urban core. 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 "quality" of development being sought by the Housing and Redevelopment Commission (Redevelopment Agency). 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. 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 development plans involving property fronting on Elm Avenue, or located in Sub-area 5 or portions of Sub-area 6 will require approval by the San Diego Coast Regional Commission. 2 IV. PROPOSED DEVELOPMENT OF THE 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 Redevelopment 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 diversity, 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 residential 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 interesting 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 shall be augmented by a setting which manifests urbanity. Enlightened sign control and the artistic selection of external graphics and street furniture are pre-requisites 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, tile or brick flooring; ornamental park furniture and lighting; fountains, sculptures, and kiosks; sedentary, recreational facilities are appropriate. VI. URBAN AND ENVIRONMENTAL DESIGN FEATURES Architecture of the Village Area Neither the Re~evelopment 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 archit~ctural coordination among developments. This coordination will r~quire architects and landscape architects with project area clients to jointly resolve design problems and conflicts. Furthermore, it will help to ensure compatibility of 3 proposed development with the existing village scale. The Design REview Board is charged with the duty of requiring architectural coordination and coo~eration 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 inter-dependence among each other. This inter-dependence 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 sub-areas. These linkages, where feasible, should take the form of landscaped paths or arcades. 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 regulations 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, squires or enclosures should, as a general rule be not 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 ~uildings. Building and Structural Height Limitations As a general rule, low-rise buildings are preferable. The scale of the central village community ,calls for the maintenance of the 4 project areas low profile. Notwithstanding this, towers which occasionally punctuate the horizontal sweep of the urban core might improve the overall urban 'design of the Village Redevelopment Area and add interest and variety thereto. The maximum height for new buildings within the project area shall not exceed 35'. Building Intensity Long banks of commercial buildings and long terraces of connected residential units should be avoided. Where feasible, rows of shops, offices and dwelling 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 pre-requisite to the development of good urban design. Open Space Open space compliments buildings and provides a contrast which is essential to the softening of the urban scene. It provides livability, beauty, recreation and relief from 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 Redevelopment Area. The central business district should be inter- connected by an organized pattern of private and public open spaces, such as parks, promenades, plazas and enclosures. Common qr 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 external pedestrian traffic. 5 .. Open space should be sited in a manner which provides interesting views to the pedestrian. Open space shall be sited in a manner which encourages effective landscaping and horticulture. From a design standpoint, open space should be located, arranged, and developed in such a manner that it constitutes an 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 encouraged. General Landscape Guidelines The following·landscape guide is designed to promote viability 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 consideration of plans for construction, remodeling or intensification 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. Alternate 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. 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, espaliered and pleached. They shall be aided and protected by drains and gates. 6 Planters and trees wells shall be designed to protect the plants they accommodate, and to provide 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 landscape policy, unless participation in a cooperative landscape 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 substantially 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 on-site fire protection facilities and use of fire retardant 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. COASTAL "Restrictions on Amendments and Exemptions for Those Areas within the Coastal Zone. For those portions of the Village Redevelopment Area which are within the coastal zone, amendments to the development guidelines, standards or criteria established by this design manual shall not be effective until the amendment has been certified by the Coastal Commission or by its executive director pursuant to Coastal Commission regulation. Further, no exemption shall be granted under the redevelopment plan which would result in a land use other than designated in the plan or this manual or which would reduce offstreet parking or increase the height limit unless the exemption is approved by the Coastal Commission" . VIII. THE CIRCULATION SYSTEM The following guidelines are designed to improve circulation within the project area. Street System The local str~et system of the central Carlsbad Community is, and will remain, the most important element of the Village Redevelopment Area's extended partner of circulation. This system 7 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 require modification to the width, extension, or completion in order to improvise the said linkages, the Housing and Redevelopment Commission, where feasible under the circumstances, shall require such. Transit The Design Review Board shall encourage the Village Redevelopment Area to be accessible by bus service. Direct but routes should transverse the urban core; and feeder routes, for the employment of the convenient transfer system, should extend the benefits of primary rout~ service to the residents of outlying areas. The landscape promenades, plazas, arcades and enclosures as well as the principal culture, social, recreation and mercantile 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 design standards and criteria of the Design Manual. Bicycle Linkages The Housing and Redevelopment Commission shall encourage the development and maintenance of bicycle 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 Redevelopment Area shall be interlaced with the safe, convenient and aesthetically pleasing pedestrian ways. Thi.s 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. . 8 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 enclosures. The establishment of direct landsc~ped pedestrian 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 off-street parking shall be provided when any building or structure is erected, enlarged, or intensified in use. The parking provisions of the Carlsbad Zoning Ordinance shall be used for determining the size and number of required off- street parking spaces. However, innovative methods of providing off-street parking through the combination of public and private efforts should be encouraged. For example, the Housing and Redevelopment Commission may, 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 required parking spaces. 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. "Within the coastal zone innovative means of fulfilling offstreet parking requirements may be permitted; however, such innovative arrangements must be approved by the Coastal Commission or its executive director as an amendment to the Local Coastal Program." 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 separately. 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 Off-street 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 size feet in height, and shall b~ maintained in good condition without any advertising thereon. Said walls will observe all front yard setbacks w~ich 9 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 visible 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 visibility 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: 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 setback 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 sprinkler system shall be installed so as to direct spray away from sidewalks. Drainage from landscaping irrigation shall.not be directed across any adjacent private property. All areas established for landscaping shall be protected on both sides that are adjacent tq vehicular parking with a solid curb, 6" in height and 4" in depth or other suitable protection as approved by the Housing and Redevelopment Commission for the length of the landscaped area adjacent to the subject property. Individual wheel stops shall not be used as substi tutes fo,r subj ect curbs, however, a concrete ,wheel stop shall be installed on each parking stall which is adjacent to an exterior lot. line as to protect the adjacent property. 10 Any lighting as to illuminate any off-street parking area shall be so arranged as to reflect away from adjoining residential zone or adjacent street. Signing within the parking lots shall be so placed as to not interfere with proper visibility for traffic and pedestrian safety. 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, premises and uses of particular parcels shall be permitted within 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, flashing 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 identification. Sign design shall be simple, direct and unobstructive. Unifying, harmonious typefaces shall be used throughout the Redevelopment Area. Sign area shall be scale with the building it identifies; as a guidelines: .6 of a square foot of a building's linear foot street frontage (i.e., a ,building's linear foot street frontage multiplied 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 sighs in conjunction with efforts to enhance pedestrian accessibility within those areas. 11 Signs shall be coordinated so that a consistent complimentary theme is established and maintained. All lighting of advertising signs shall be concealed from view. All lighting of advertising devices 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 intersection shall be of such color and shape that there will be no confusion with public signs or signals regulating the flow of 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 service station. "A small portable sign, generally made of wood, or similar material, which does not exceed five feet in height, three feet in width, and has no more than two sign faces per sign may be permitted by the Community Redevelopment Manager. Individual sign faces on portable signs shall not exceed ten square feet. Portable signs shall not be bolted, nailed or affixed to any permanent object (such as walls, trees or the ground). Permits for portable signs may be granted up to four months by the Community Redevelopment Manager. Following the initial approval, extensions may be granted for maximum periods of six months at a time. In approving a portable sign, the Community Redevelopment Manager shall find that the business applying for the permit has no existing freestanding signs or no ability to have a freestanding sign pursuant to the City sign ordinance; that the general exposure of the business is poor; and that a portable sign will provide necessary identification for the business taking into consideration the overall amount of signing already utilized by the applicant. The application for a portable ~ign permit or an extension shall be accompanied by a fee set by the city council. This paragraph shall be effective until May 31, 1985 unless before that date the provisions of this paragraph are extended by action of the Housing and 12 Redevelopment Commission. Temporary Sign Permits may be issued for special advertising signs announcing the grand opening of a new business. These signs should be generally in the form of banners or streamers (narrow colored . vinyl, canvas or non-paper materials.) The Community Redevelopment Manage may approve a Temporary sign Permit for grand opening sings for a maximum of thirty days. No extensions in time will be permitted for grand opening signs. The application for a temporary sign permit shall be accomplished by a fee set by the City Council. This paragraph shall be effective until May 31, 1985 unless before that date the provisions of this paragraph are extended by action of the Housing and Redevelopment Commission." During this time frame the Design Review Board will aid these owners with ~nformation 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 furniture, effective interior design decoration, can do much to minimize structural flaws and inadequacies (i.e., advertising on benches and other street furniture should be prohibited). The design of City furniture must not be regarded as a post planning activity similar to the application of cosmetics. The planning of City furniture and furnishings should be undertaken at the inception of the planning or the redevelopment of the project area, and should be regarded as a continuing effort which spans the length of the redevelopment program. The following test embodies basic criteria and suggestions of 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 receptacles, cigarettes urns, planters, hydrants, railings floor signs and traffi~ control devices. Street Furniture criteria Street furniture throughout the Village Redevelopment Area should be complimentary; Thfs will help to tie the somewhat.unrelated components of· the pro.j ect 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. . 13 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. This 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 without 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 Redevelopment 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 project area to occur in a coordinated manner. (See Exhibit B.) SUB-AREA 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 services 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 are and have resulted in the need for the Village Redevelopment Plan. The goal for Sub-area 1 is to function as a major financial, specialty, commercial center for the downtown area. To accomplish 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 fo~ Sub-area 1 and become the major attraction for the Village Project Area. Next is the Elm Avenue corridor that is intended to serve as a major thoroughfare linking Interstate 5 with Carlsbad Boulevard. Land Use Uses allowed by the C-2, C-l and R-P zones, however; only the following uses are permitted by right within Sub-area 1. (Additional restrictions may be invoked within the special trea tment al;"ea.) 14 .. Bona fide restaurants, boutiques, retail shops, crafts shops, specialty shops, professional complexes, 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 this specific sub-area, density allocations may be increased beyond those ranges provided in the General Plan if the Housing and Redevelopment Commission finds that such an increase is consistent with the goals and objectives of the Redevelopment Plan and further, provided that within the coastal zone any increase in density allocations must be approved by the Coastal Commission or its executive director as an amendment to the Local Coastal Program." 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 tne·Design Review Board. SPECIAL TREATMENT AREA: VILLAGE CENTRE Location The Village Centre (Exhibit B) is bounded on the west be State street, on the east by Madison, on the north by Grand Avenue and on the south by Elm Avenue. It is intended that the Village Centre serve as the focal point for Sub-area 1 and become the major attracting force for the redevelopment project. To accomplish this goal, the Design Review Bo~rd will pay special attention to land uses in this special treatment area. Land Use Land uses within the with emphasis placed Village atmosphere. with the Housing and Design Village Centre are the same for the sub-area on those uses which lend themselves to a Final approval of permitted land use rests Redevelopment commission. 15 The Urban Design for the Village Centre shall be that of a Village atmosphere, concentrating on pedestrian circulation, high levels of open space amenities. It shall be noted that land use and design are not permitted by right in this 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. 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 the 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-AREA 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-l zones. The following land uses are encouraged within t.he Sub-area 2: Convenience centers, neighborhood commercial centers, beauty shops ,. beauty salons, barber shops, restaurants, gas stations, coffee shops, motels, specialty retail, delicatessens, entertainment and 16 fast foods when not incompatible with the surrounding land use. Incidental and compatible uses including 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. 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 adequate 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. 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. SUB-AREA 3 Traditionally, the sub-area has served as the high intensity commercial center of the downtown area. The goal of this sub-area is to max~m~ze 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. 17 ,. ... 1 Land Use Uses permitted in the C-2 and C-l 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 any 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 prov~s~ons for adequate off~street parking, as well as pedestrian linkages within adjoining residential areas. The Design Review Board shall encourage the use of landscaping ad open space amenities as a major design element. SPECIAL TREATMENT AREA: EAST SIDE OF STATE STREET only use~ 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 side of State Street. SUB-AREA 4 This sub-area (Exhibit B) has traditionally functioned as a heavy commercial light manufacturing type area. 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. Land Use, Uses permitted in the C-~, C-2 and C-M Zones. The following uses are encouraged wi thin the sub-area:' 18 Design 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 distributing, moving van companies, and neighborhood commercial uses. The Design Review Board shall be looking at methods of controlling circulation among competing uses of this sub-area. Of major concern in controlling circulation will be accommodating turning movements of vehicles and adequate safety and convenience provisions maintained for the pedestrian. SPECIAL TREATMENT AREA: EAST SIDE OF TYLER I 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 zones 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. This sub-area is envisioned as serving as the major tourist/tourist commercial related center for the Redevelopment project Area. Land Use Uses permitted in the C-T Zone. The following land uses are encouraged within the Sub-area 5: Travel service areas, bona fide restaurants, convention 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 ~edevelopment Commission not to be incomp~tible with the above. "This sub-area is located within the coastal zone. Developments entirely devoted to visitor commercial uses are preferred in this sub-area. The entire ground floor of all projects shall be devoted to visitor commercial uses. Mixed use projects which do 19 not meet this criteria including but not limited to time share projects. shall require approval by the Coastal Commission or its executive director as an amendment to the Local Coastal Program. Unless other wise stated in this specific sub-area, residential density allocations may be increased beyond those ranges provided in the General Plan if the Housing and Redevelopment Commission finds that such an increase is consistent with the goals and objectives of the Redevelopment Plan and further, provided that such increases are approved by the Coastal Commission or its executive director as an amendment to the Local Coastal Program.1I Design The design concept in this sub-area 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 sub-area 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 Boulevard 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 providing additional streetscaping amenities. SUB-AREA 6 The existing character of this sub-area (Exhibit B) is residential surrounded by a buffer of office/professional uses. 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, 20 architectural offices, medical offices without labs, contractor's offices. (No storage). Unless otherwise stated in the specific sub-area, density allocations may be increased beyond those ranges currently provided in the General Plan (Section V. J.l.) if the Housing and Redevelopment 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-l Zone may be permitted when 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. ) "Development of properties bordering Buena vista Lagoon shall be designed to maintain in open space by the recordation of open space easements those portions of the bluff area containing slopes in excess of 25% grade. Any wetland area as defined by the California Coastal Act within the boundaries of a project shall be preserved in open space through dedication to the appropriate state agency. For bluff areas with less than 25% grade a wetland buffer area of not less that 100 feet in width shall be provided through the dedication of an appropriate open space easement to the appropriate state agency. In addition, an appropriate public access trail shall be provided along the southern shoreline of Buena vista Lagoon to facilitate public awareness of the natural habitat resources of the Lagoon provided that the appropriate state agency accepts the dedication of the public access easement ... SUB-AREA 7 Traditionally, this sub-area (Exhibit B) has accommodated residential and commercial development to occur simultaneously. This sub-area is intended to permit and encourage mixed uses among residential and service commercial/office uses. Land Use Uses permitted in the R-3 and R-P zones. The following land uses are encouraged in this sub-area. Professional offices, law, architectural and 21 engineering, accountants, medical offices without labs, artisan shops and other shops that offer specialty items, bona fide restaurants, travel agencies. other incidental and compatible uses such as those permitted in the C-I 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 provided in the General Plan (section V. J.I.), if the Housing and Redevelopment Commission finds that such an increase is consistent with the Goals and Objectives of the Redevelopment area. 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 develop providing additional open space amenities such as landscaping, promenades, arcades and the like, along with integrating off- street parking i~to 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 improvement of the physical environment of special relationships of Carlsbad Village Project Area. It was formulated for the purpose 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. 22 APPENDIX A GLOSSARY ACTIVITY CENTERS -The major land uses and traffic generators of an area or region, i.e., civic center, colleges, universities, major medical complexes, regional and community shopping centers, industrial parks, airports, large recreational areas, and central business districts are examples of activity centers. These centers and their connecting paths of communication and transport usually determine the form of urban areas. AMENITY -Amenity originally meant "pleasantness", but has been expanded to include "convenience". British town planners have so overworked this excellent word that in England it is virtually 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 of a basic consideration upon which 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". DEVELOPMENT DISPOSITION AGREEMENT -An Agreement between city/Agency and a developer where the conditions of development are established and agreed 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 p~destrian 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 23 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 soutn. 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 astro-turf, 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 garnish signs, plastic animal roof adornments, and flashing pylons, achieved kitsch, sleazine~s and tawdiness simultaneously. LOT - A parcel legally created by the sub-division map and recorded, or a parcel legal-ly created by record of surveyor 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. 24 LOT AREA, NET -That lot area identified and correctly described by the county Assessor's Office as a parcel and, reduced by any amounts 'of land required by the City for dedications as a street or other such public right- of-way. NON-CONFORMING BUILDING - A building, or portion thereof, which was lawfully erected or alerted 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. NON-CONFORMING 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. 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 organizing principles of irregularity, asymmetry, and enclosure. Its models are the casually planned, pre-industrial 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 proportionately 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 this 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. 25 STREET FURNITURE -Street furniture generally describes the freestanding items in a street scene, such as trash receptacles, street standards, signs, kiosks, planters, benches, water hydrants, fire hydrants, sculpture, clock towers, traffic control boxes, etc. Street furniture, especially in core areas, tend to register a significant impact upon the townscape, and therefore should not e 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 on 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 examples of terminal features. TEXTURE - A favorite term of land planners, landscape architects and architects. It can be fined 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". TOWNS CAPE -The art of arranging three dimensional urban special relationships. It is concerned with the structure, form and appearance of communities. The term, for practical purposes, 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. URBANITY -Urbanity is derived from "urbane", and not urban. It denotes polish, .suavity, grace and sophistication. These attributes characterize the townscape and land use patterns of the imperial cities of Europe, Asia and the older parts of the western Hemisphere. Many architects, urban designers, sociologists and 26 unfortunately, city planners identify urbanity with high residential density and high building intensity. The casual chain between density and intensity and urbanity, however, is quite vague and conjectura~. VISCOSITY -Viscosity -internal impedance to flow or movement -is created on the urban scene by people engaged in passive recreation 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 between denizens and their city. This feeling is founded upon a sense of belonging. When the denizens feel that they belong 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-l single Family Residential Zone R-3 Multi-Family Residential Zone R-P Residential-Professional Zone C-l Neighborhood Commercial zone C-2 General Commercial Zone C-T Commercial Tourist Zone C-M Heavy Commercial -Limited Industrial Zone M Industrial Zone 27 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 advertisement identification, or directions or any kind may be place, 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 characterized by cloth, plastic or other similar no-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 definition 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 ore more poles, columns, uprights, braces, pillars or similar devices. SIGN -Any thing or visual appearance primarily used for, or having the effect of attracting attention from the streets, sidewalks 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 in.cluding 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. 28 SIGN OVER-HANGING PUBLIC RIGHT-OF-WAY -Any sign, any part of ~hich 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. 29 APPENDIX C J. special Treatment Area Guidelines * 1. A Specific Plan should be prepared for the downtown 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 ont he Land Use Plan should be discouraged. Upon approval of a site development plan, density allocations as shown on the Land Use Plan for the "Inner city" and surrounding areas may be increased if the City finds that such an increase is consistent with the goals and objectives of the Land Use Element and with an approved Specific Plan for the "Inner City" . * General Plan. City of Carlsbad, section V. Land Use. 30 1-2 CARLSBAD VILLAGE REDEVELOPMENT PROJECT sua-AREA J14.AP i I . "<y .. > n -Oft -,.. CARLSBAD VILLAGE· AREA BOUNDARY MAP . .