DRAFT Requeza Community Character Study

COMMUNITY CHARACTER STUDY

Requeza SM, LLC

Encinitas, California | March 2017

DRAFT REPORT

KTUA Mike Singleton, Principal Tara Lake, Senior Associate, Project Manager Diana Smith, Associate - GIS Manager Juan Alberto Bonilla, Planner Michael Johnston, Graphics

Community Character Study | Requeza Homes

TABLE OF CONTENTS

1

Introduction...................................................................................................... 1

2

Environmental Setting..................................................................................... 7

3

Proposed Project Character........................................................................... 45

4

Analysis and Findings.................................................................................... 71

1.1 1.2 1.3 1.4

Executive Summary.............................................................................................................................2 Project Summary Description..........................................................................................................2 Purpose and Need................................................................................................................................5 Summary of Public Involvement.....................................................................................................5 1.4.1 Notifying Methods............................................................................................................................................5 1.4.2 Meeting Summary............................................................................................................................................5 1.4.3 Concerns and Issues Raised During the Meetings.......................................................................6 1.4.4 Site Plan Revisions.............................................................................................................................................6

2.1 Definitions of Study Area Scales......................................................................................................8 2.1.1 City Description..................................................................................................................................................8 2.1.2 Community Study Area Description.....................................................................................................8 2.1.3 Neighborhood Study Area..........................................................................................................................8 2.1.4 Visual Assessment Units.............................................................................................................................10 2.1.5 Foreground/Middlegroud Viewshed Limits..................................................................................12 2.2 Land Use and Development Patterns......................................................................................... 14 2.2.1 Development Characteristics and Trends.......................................................................................14 2.3 Existing Character.............................................................................................................................. 17 2.3.1 Site Treatment and Character.................................................................................................................17 2.3.2 Design Character and Treatments.......................................................................................................26 2.3.3 Right-of-Way Character..............................................................................................................................31

3.1 Project Overview................................................................................................................................ 46 3.2 Project Character............................................................................................................................... 48 3.2.1 Site Treatment and Character.................................................................................................................48 3.2.2 Design Character and Treatments ......................................................................................................56 3.2.3 Summary of Project Consistency with Existing Neighborhood Character................70

4.1 Analysis Methods and Tools........................................................................................................... 72 4.2 Key Views.............................................................................................................................................. 72 4.2.1 Candidate Key Views....................................................................................................................................72 4.2.2 Selected Key Views........................................................................................................................................78 4.3 Community Character Consistency............................................................................................ 82 4.3.1 Impacts Based on Visual Simulations.................................................................................................82 4.3.2 Consistency Based on Existing Neighborhood Characteristics.........................................84 4.3.3 Consistency with General Aesthetic Issue Areas........................................................................84 4.3.4 Consistency with Applicable Provisions in the City’s Design Review Guidelines........................................................................................................................................................85

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Table of Contents

LIST OF FIGURES Figure 1-1: Existing Site...............................................................................................................................3 Figure 1-2: Proposed Site............................................................................................................................3 Figure 2-1: Community Study Area.........................................................................................................8 Figure 2-2: Neighborhood Study Area...................................................................................................9 Figure 2-3: Visual Assessment Units..................................................................................................... 11 Figure 2-4: Community Viewshed Results......................................................................................... 13 Figure 2-5: Local Viewshed Results....................................................................................................... 13 Figure 2-6: Zoning Map............................................................................................................................ 15 Figure 2-7: Existing Land Use................................................................................................................. 16 Figure 2-8: Lot Size and Shape............................................................................................................... 19 Figure 2-9: Lot Coverage and Building Footprint............................................................................ 21 Figure 2-10: Setbacks and Building Location................................................................................... 23 Figure 2-11: Garage Placement............................................................................................................. 25 Figure 2-12: Architectural Theme......................................................................................................... 27 Figure 2-13: Landscaping and Vegetation......................................................................................... 29 Figure 3-1: Aerial View of Proposed Project Looking North........................................................ 46 Figure 3-2: Aerial View of Proposed Project Looking East............................................................ 47 Figure 3-3: Aerial View of Proposed Project Looking South........................................................ 47 Figure 3-4: Aerial View of Proposed Project Looking West.......................................................... 47 Figure 3-5: Lot Size and Shape............................................................................................................... 49 Figure 3-6: Lot Coverage and Building Footprint............................................................................ 51 Figure 3-7: Setbacks and Building Location...................................................................................... 53 Figure 3-8: Garage Placement................................................................................................................ 55 Figure 3-9: Elevation of Lot 1 (Estate Spanish)................................................................................. 56 Figure 3-10: Elevation of Lot 2 (Estate Other)................................................................................... 56 Figure 3-11: Elevation of Lot 3 (Classic Farmhouse)....................................................................... 57 Figure 3-12: Elevation of Lot 4 (American Traditional).................................................................. 57 Figure 3-13: Elevation of Lot 5 (Transitional Farmhouse)............................................................. 58 Figure 3-14: Elevation of Lot 6 (Classic Farmhouse)....................................................................... 58 Figure 3-15: Elevation of Lot 7 (Classic Farmhouse)....................................................................... 59 Figure 3-16: Elevation of Lot 8 (American Traditional).................................................................. 59 Figure 3-17: Elevation of Lot 9 (Transitional Farmhouse)............................................................. 60 Figure 3-18: Elevation of Lots 10 and 13 (American Traditional)............................................... 60 Figure 3-19: Elevation of Lot 11 (Classic Farmhouse).................................................................... 61 Figure 3-20: Elevation of Lot 12 (Transitional Farmhouse).......................................................... 61 Figure 3-21: Architectural Theme......................................................................................................... 63 Figure 3-22: Site landscape concept plan.......................................................................................... 65 Figure 3-23: Front Entry Landscape Legend..................................................................................... 66 Figure 3-24: Front Entry Landscape Concept Plan.......................................................................... 67 Figure 3-25: Landscaping and Vegetation Section 1..................................................................... 68 Figure 3-26: Landscaping and Vegetation Section 2..................................................................... 69 Figure 4-1: Candidate Key Views Map................................................................................................. 73 Figure 4-2: Candidate Key Views with Model Overlays................................................................. 76 Figure 4-3: Photo Simulation from Key View 2................................................................................. 79 Figure 4-4: Photo Simulation from Key View 3................................................................................. 80 Figure 4-5: Photo Simulation from Key View 6................................................................................. 81

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Community Character Study | Requeza Homes

LIST OF TABLES Table 2-1: Site Treatment and Character............................................................................................ 32 Table 2-2: Design Character and Treatments.................................................................................... 38 Table 3-1: Lot Size and Shape................................................................................................................. 48 Table 3-2: Lot Coverage and Building Footprint.............................................................................. 50 Table 3-3: Setbacks..................................................................................................................................... 52 Table 3-4: Building Location................................................................................................................... 52 Table 3-5: Garage Placement.................................................................................................................. 54 Table 3-6: Architectural Theme.............................................................................................................. 62 Table 3-7: Landscaping and Vegetation............................................................................................. 64 Table 3-8: Summary of Project Consistency with Existing Neighborhood Character........ 70 Table 4-1: Candidate Key Views............................................................................................................. 74 Table 4-2: Project Consistency with the City’s Design Review Guidelines............................. 86

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1 INTRODUCTION

Chapter 1 | Introduction

1.1 EXECUTIVE SUMMARY

The following community character study has been prepared for the proposed Veritas Requeza Homes development located a t 710 and 714 Requeza Street in Encinitas, California. The proposed development, submitted by Veritas, is comprised of 13 single-family residences within a 4.6acre site. The existing site currently contains greenhouses and operations as a commercial plant nursery. This nursery obtains access off of Requeza Street. The proposed site is surrounded by a high school, greenhouses, commercial buildings, and single-family homes.

The study analyzed various elements that contribute to community character (site development, landform, architectural, and right-of-way characteristics). Results from this analysis conclude that the majority of elements within the proposed development are compatible with the existing neighborhood. Although the majority of the design elements within the proposed project are consistent with the character of the existing neighborhood, several elements including lot size, roof form, and garage placement are considered partially consistent. Chapter 2 includes the inventory of existing conditions and Chapter 3 includes the comparison of these results with the proposed development. Community character was also assessed using a series of photo simulations representing the project following construction. The simulations were used to analyze view quality, landform quality, visual quality, and community character. Discussion in Chapter 3 found the project to be consistent with the community character but it did identify several elements that were partially consistent. Chapter 4 includes the details for each of the impact determinations.

As found in the appendix, the proposed project was also evaluated for consistency with the city’s Urban Design Guidelines. This evaluation revealed that the project is consistent with xx and partially consistent with xx of the applicable Urban Design Guidelines. Additional analysis provided significance determinations for overall land use impacts, landform character impacts, and view impacts for each of the criteria provided by the City of Encinitas.

1.2 PROJECT SUMMARY DESCRIPTION

Veritas has submitted a development proposal for a 4.6-acre property located at 710 and 714 Requeza Street in Encinitas, California. The property is located in the Old Encinitas portion of the city, south of Encinitas Boulevard, east of Interstate-5, and between Westlake Street and Camino De Orchidia.

The existing site currently contains greenhouses and is an operational commercial plant nursery.

The existing property contains an access drive off of Requeza Street. The site is graded and does not contain much landscape except for the steep slopes at the northwestern portion of the site.

This slope has been previously disturbed and the vegetation is a mix of native and non-native plants. There is a residence and greenhouse to the north of the property which accesses Requeza Street through the project’s site. This access will be maintained by the proposed development.

The proposed development includes 13 single-family homes, nine two-story and four single-story residences, ranging in size from 2,749 sf to 4,952 sf. Three of the residences include a two-car garage, nine of the homes have a three-car garage, and one residence has a four-car garage. The architectural styles, color schemes, and building materials vary from residence to residence. The property is zoned R-3, which allows for up to 10 single-family residential dwelling units on the 3.9 net acre site. The proposed development includes 12 market rate homes and 1 affordable residence, which entitles the applicant to a density bonus per state code (Govt. Code 65915).

As a result, the permitted number of units increases from 10 to 14 and regulations for lot size and lot dimensions are also decreased. The surrounding neighborhood consists of single-family residences zoned R-3, agriculture/commercial uses, and a high school.

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Community Character Study | Requeza Homes

Figure 1-1: Existing Site

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Chapter 1 | Introduction

Figure 1-2: Proposed Site

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Community Character Study | Requeza Homes

1.3 PURPOSE AND NEED

The City of Encinitas requires a Community Character Study to ensure new development is consistent with existing community character. As stated in the City’s General Plan, “Every effort shall be made to ensure that the existing desirable character of the communities is maintained.” The purpose of this study is to assess the compatibility of the proposed Requeza Homes Development with existing community character and with the City’s Design Guidelines.

1.4 SUMMARY OF PUBLIC INVOLVEMENT

The following information (provided by Requeza SM, LLC) is a summary of the Citizens Participation Plan implemented for the 714 Requeza development project. Meetings were used as an introductory forum in which attendees were provided an opportunity to voice their issues and concerns about the proposed project.

1.4.1 Notifying Methods The Citizen Participation Program (CPP) for this project was approved by the City of Encinitas, on September 6th, 2016. On September 30th, 2016, all owners and residents within a 500 foot radius were notified by mail regarding the applicant’s filings for a Tentative Map, Density Bonus, Environmental Impact Analysis, Coastal Development Permit, and Design Review for the property located at 714 Requeza Avenue.

The notification mailing included a copy of the neighborhood letter, description of the project and a vicinity map. The notification letter also extended an invitation to a neighborhood workshop meeting to be held on site at 714 Requeza Avenue on October 18, 2016 at 6:00PM. The letter stated that the purpose of the meeting was to be informational and offer a chance to solicit any comments or questions about the proposed project. The project was presented and discussed at this meeting to give neighbors a better understanding of the entire project. Those who were not able to attend the meeting were given the opportunity to contact the developer by email or phone with their questions or concerns. Property owners were notified for each subsequent meeting using the same process as the first meeting.

1.4.2 Meeting Summary On May 16th, 2016, prior to starting design, the developer and its Architect performed a driving tour of recent Encinitas’ projects similar in size and development characteristics, and viewed approximately 8-10 different subdivisions. This exercise was to understand the neighborhoods, the aesthetics, and the subdivision’s fit within the surrounding area.

Soon after, on June 6th, 2016, the Developer its Architect and consultants held an on-site pre-CPP meeting with residents to present conceptual imagery of various types of architecture and styles of homes, materials and landscaping. This effort guided the architectural style based on resident feedback on the various architectural designs and styles.

The first official CPP Meeting was on October 18th, 2016, and had approximately 14 attendees.

The meeting included conceptual renderings of the proposed homes which were generated based on the previous feedback provided at the Pre-CPP meeting. Additionally, and in an effort to address adjacent neighbors’ concerns regarding views, the developer met with adjacent neighbors (B. Goodin and C. Trujillo) on October 18th and November 17th, 2016. They met with another adjacent neighbor (A. Wood) on November 1, 2016.

In addition to the formal meetings, there have been continuous miscellaneous correspondence with neighbors via email and phone calls.

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Chapter 1 | Introduction

1.4.3 Concerns and Issues Raised During the Meetings

Q: Attendees raised questions regarding the lot sizes and heights of the homes.

A: The heights of the proposed homes were explained and shown exhibits of those heights.

Q: Attendees inquired about the street elevations of the lots on Orchidia.

A: Attendees were shown civil maps which demonstrated the heights of the surrounding street including Orchidia.

Q: Attendees raised questions regarding the timeline of the project, specifically asking about the time to entitle and the time to construct.

A: The entitlement process was explained to the attendees, as well as the estimated construction duration.

Q: Attendees inquired about underground utilities.

A: It was explained that undergrounding of utilities were included that bordered the property.

Q: Attendees expressed concerns about the density of the proposed project. More specifically, citizens had questions regarding the density bonus program.

A: The density calculations for the project were explained. Additionally, the state density bonus law was explained.

Q: Attendees raised questions and expressed concerns regarding the affordable units.

A: The process for acquiring an affordable unit was explained.

Q: Attendees inquired as to whether or the not the neighboring property with the greenhouses for sale?

A: It was explained that we were unaware if the adjacent greenhouses were for sale and explained that that property was not a part of the proposed project.

Q: Attendees raised concerns about the unimproved adjacent properties, wondering if they would be required to do sidewalk and street improvement.

Q: Attendees inquired about the proposed landscaping.

A: The proposed landscape plans were presented and attendees were encouraged to provide input.

It was explained that drought tolerant native species were selected.

1.4.4 Site Plan Revisions Throughout the CPP, there was a general consensus of appreciation for the design, materials, layout, and landscaping. In additional conversations with directly adjacent neighbors, view corridor concerns were expressed. To address the concerns, the developer has modified the following: ■■ Modified two homes in the view corridors to single-story in lieu of two-story homes ■■ Reduced the roof height on three additional homes.

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2

ENVIRONMENTAL SETTING

Chapter 2 | Environmental Setting

2.1 DEFINITIONS OF STUDY AREA SCALES

2.1.1 City Description The City of Encinitas encompasses 12,534 acres and is divided into five communities: Olivenhain, New Encinitas, Old Encinitas, Cardiff-by-the-Sea, and Leucadia. The site for the proposed development is located in the central portion of the City, within the Old Encinitas neighborhood.

The site is situated south of Encinitas Boulevard, Between Westlake Street and Camino De Orchidia, as seen in Figure 2-1.

2.1.2 Community Study Area Description The Community Study Area is defined by using the boundary of the Old Encinitas community, as depicted in Figure 2-1.

2.1.3 Neighborhood Study Area The neighborhood study area consists of all the properties within a 500-foot radius of the corners of the project, as seen in Figure 2-2.

Figure 2-1: Community Study Area

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Community Character Study | Requeza Homes

Figure 2-2: Neighborhood Study Area

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Chapter 2 | Environmental Setting

2.1.4 Visual Assessment Units The neighborhood study area can be divided into five visual assessment units based on architectural character and land use. The visual impact of the proposed development will be measured using these categories, seen in Figure 2.2. Categories include: Estate Residential – Newer, larger single-family homes, on large lots. Mostly Mediterranean in style, with a mix of Spanish and other contemporary interpretations of classic European, Mexican and American styles. It appears that the homes along Camino De Orchidia and those along the west side of Camino El Dorado were part of one development but were custom built. This type of development pattern typically has consistent set-backs and amenities, but will also have unique styles and materials decided upon by the property owner versus a developer’s architects.

Eclectic Residential – A mixture of small, medium, and large homes that were built over many years. Most are older, with some newer or renovated homes. The architectural styles vary from California Ranch, Classic American, Farmhouse, Spanish, Modern, and those that are a mixture of styles that do not allow for classification into style categories.

Agriculture/Commercial – This category includes commercial greenhouses and other miscellaneous structures. Encinitas has a long tradition of agricultural lands and building forms.

Many remnants of the agriculture land exist throughout the community and is part of Encinitas’ unique character.

Industrial/Commercial – Industrial/Commercial areas are mostly along Westalke Street. This style consists mostly of large warehouse type buildings that accommodate a variety of uses such as a large gym/sports complex, surf board repair shop, auto-body, marble and tile, and a furniture retailer.

Public/Educational/Institutional – This area is represented by Sunset High School, a public high school of the San Dieguito Union High School District located west of the project site.

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Community Character Study | Requeza Homes

Figure 2-3: Visual Assessment Units

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Chapter 2 | Environmental Setting

2.1.5   Foreground/Middlegroud Viewshed Limits To identify viewers who may be affected by the proposed development, the project viewshed was analyzed using aerial photographs, GIS-based viewshed methodologies and site visits. A viewshed is the geographical area from where full or partially unobstructed views of project elements exist.

A surface model was developed utilizing a Digital Elevation Model (DEM) from the USGS. The DEM file consists of x, y, and z data (north-south, east-west, and elevational data) representing an area 1 meter by 1 meter per data point. This analysis is considered theoretical since it only takes into account the position of the viewer, the location of the element being viewed, and the intervening topography. It does not analyze the effects of trees, buildings, or other structures that can severely limit the visibility of elements. It also does not take into account the effects of distance on the visibility of these elements. It does, however, represent the worst-case visibility of prominent project elements. In reality, intervening uses, structures, and plant materials, as well as distance, affect the overall significance of visual impacts. With the availability of LIDAR based data, a viewshed was developed that also determines the visibility of the proposed project elements that are affected by trees and existing structures.

The use of viewsheds has been used here to identify areas where existing and future developments can be seen side by side or juxtaposed in a foreground and middleground layering or a foreground and background overlap. This is an important criteria in determining community character impacts. The proposed project must be seen in the same view as the existing setting. Certain types of sites are inwardly oriented and may not allow for much visibility of the interior of the project. Other more elevated sites, can often be seen from a great distance and therefore must be analyzed with a much broader viewshed boundary in mind.

Viewsheds are also used to identify not only views of the site as seen from the broader community, but also views across the project site that may be focused on distant regionally significant viewing scenes. In Encinitas, these are typically broad views of the ocean or other natural landforms such as canyons.

Viewsheds use the principle of inverse visibility. The computer takes each of the points placed within the project site that are typically 3 dimensional points placed on the proposed buildings.

The computer then takes landform points to see if they can see the point on the project site. If intervening topography (or in the case of LIDAR models), buildings and trees are on a line of site between these two points, the view is considered obstructed. If not obstructed, then the cell is highlighted as having visibility. This analysis is done for each point. The resulting viewshed has a range of visibility, from seeing just one point in the study area, to see many of these points. It is typically impossible for a location to see all points, if these points have been placed on a building.

The inverse dynamic not only identifies what the surrounding area can see of a particular point, but also what can be seen from that point in the surrounding landforms.

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Community Character Study | Requeza Homes

Figure 2-4: Community Viewshed Results

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Chapter 2 | Environmental Setting

2.2 LAND USE AND DEVELOPMENT PATTERNS

2.2.1   Development Characteristics and Trends1 Permanent settlement in the Encinitas area began in the late 19th Century following the development of the railroad line from San Diego to Los Angeles. However, population growth from 1880 to 1922 was slow due to a lack of freshwater in the area. As a result, early settlers relied on dry farming practices, bee keeping, kelp processing, and cultivation of alfalfa, fruit, and lima beans. In 1922, the San Dieguito Irrigation District and Hodges Dam provided a reliable source of freshwater for the area, promoting rapid expansion in both population and farming practices, particularly avocado farms and flower bulb production. Intensive agricultural production continued to grow throughout the decades, spurring the development of large greenhouse facilities and agricultural areas throughout Encinitas, some of which can still be seen today.

The Encinitas area experienced a rapid increase in population in the decades following World War II. This population growth lead to significant increases in residential development and has continued to shape the area as a predominantly residential community. In the early 1980s, Encinitas grew at a rapid pace until it became incorporated in 1986. The city has experienced more moderate growth since that time and has grown to a population of approximately 65,000 people (as of 2010). The city is divided into five distinct communities - Leucadia, Old Encinitas, New Encinitas, Cardiff-bythe-Sea, and Olivenhain. Today, single-family residential development dominates the city with approximately 42 percent of Encinitas developed as residential and approximately 75 percent of housing units identified as single-family or duplex. Single-family residential architectural styles vary from older single-story ranches and small-scale cottage homes to newer two-story suburban-style homes with large street-facing garages. Many of the older homes have unique characteristics that set each property apart from one another, giving neighborhoods an eclectic look. In contrast, newer infill development projects tend to be more uniform in character. This type of homogeneous development creates a contrast with the existing neighborhood due to the lack of architectural or site element diversity. This suburban style of development typically creates a street pattern that is disconnected with large block sizes, curvilinear streets, and cul-de-sacs. Many of the cul-de-sacs have been created in order to redevelop the long, narrow parcels that once contained greenhouses. This narrow lot development is interspersed throughout the community and supports infill development projects.

Growth forecasts anticipate a 40 percent increase in population over the next 20 years with only a 34 percent increase in housing stock. The city now has less than 1,000 acres of vacant/ underutilized land zoned for future residential development and, therefore, has encouraged denser infill development. Unfortunately, many of the infill developments from the 1990s to 2010 were implemented with little consideration for the existing neighborhood character. These areas of tract housing created an inconsistent development pattern within existing neighborhoods and detracted from the organic and diverse character of the community that resulted from individual lot development.

Adopted Land Use Plans Land use plans establish guidelines for future growth by defining location, type and density of development within a community. The Land Use Element of the Encinitas General Plan, adopted in 1989, includes eighteen land use designations - Residential (10), Commercial (4), Industrial (1), Public/Institutional (2), and Open Space/Parks (1). Figure 2-6 depicts Encinitas’ adopted zoning plan in and around the neighborhood study area.

Similar to the patterns seen within the entire city of Encinitas, land uses within the neighborhood study area are primarily lower-density residential. The majority of the neighborhood study area is zoned R3 residential. There is a small portion of R2 residential along the eastern portion of the neighborhood study area and there is both Light Industrial and Business Park land uses along the Westlake Street corridor, northwest of the development. Immediately to the west of the project, the zoning designation is Public/Semi-Public.

Information regarding general growth in Encinitas was gathered from the Encinitas General Plan Update Current Conditions Report (2011).

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Community Character Study | Requeza Homes

Figure 2-6: Zoning Map

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Chapter 2 | Environmental Setting

Existing Land Use Patterns Figure 2-7 provides an overview of existing land uses within the neighborhood study area.

Although the existing land uses are more varied than those outlined in the adopted General Plan, the general pattern of development remains aligned with the goals of the adopted plan. Existing land uses include single-family homes, a small amount of multi-family homes, retail, commercial, educational, and commercial agricultural.

Figure 2-7: Existing Land Use

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Community Character Study | Requeza Homes

2.3 EXISTING CHARACTER

This section provides an inventory of existing conditions within the neighborhood study area. This information will be used to measure the compatibility of the proposed development against the existing neighborhood character. The characteristics of the existing neighborhood can be divided into four categories: ■■ ■■ ■■ ■■

Site Development Site Features Architectural Character Public Right-of-Way

Each category includes various design elements that will be measured to provide a comprehensive analysis of the existing neighborhood character. The analysis for each of these design elements, as well as a summary matrix, is provided in the following section.

19,672

AVERAGE SQUARE FOOTAGE OF PARCELS

2.3.1 Site Treatment and Character Lot Size As seen in Figure 2.8, the residential parcels in the neighborhood study area range in size from a high of 72,817 sf square feet to low of 6,750 sf square feet, averaging 19,672 sf. In the Estate Residential area, they range from 14,853 sf to 72,817, averaging 21,127 sf. In the Eclectic Residential area, the lots range from 6,750 sf to 54,855, averaging 18,489. Similar to the rest of Old Encinitas, there is no consistency in lot size.

Lot Shape The shape of the lots varies throughout the neighborhood study area but can be organized into three categories: ■■ Rectangular (73%) ■■ Irregular (22%) ■■ Flag (5%) A further breakdown of the shape of the lots per visual assessment units are as follows: Agriculture/Commercial: ■■ Rectangular (71%) ■■ Irregular (29%) ■■ Flag (0%) Eclectic Residential: ■■ Rectangular (78%) ■■ Irregular (13%) ■■ Flag (9%) Estate Residential: ■■ Rectangular (89%) ■■ Irregular (9%) ■■ Flag (3%)

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Chapter 2 | Environmental Setting

Light Industrial/Commercial: ■■ Rectangular (0%) ■■ Irregular (100%) ■■ Flag (0%) Public/Educational: ■■ Rectangular (0%) ■■ Irregular (100%) ■■ Flag (0%) The rectangular-shaped lots are the predominant shape throughout the neighborhood as seen in Figure 2-8. These lots vary in size and are distributed along each street. The irregularly shaped lots are concentrated on Westlake Street and are mostly light industrial properties. The flag lots are created by properties with no street frontage; a long driveway is provided for access to the main street. Five properties in the neighborhood, utilize this unique shape.

Rectangular Lot

Flag Lot

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Irregular Lot

Community Character Study | Requeza Homes

Figure 2-8: Lot Size and Shape

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Chapter 2 | Environmental Setting

26%

AVERAGE LOT COVERAGE

Lot Coverage Lot coverage measures the percentage of the parcel that is covered by the building footprint.

Within the neighborhood study area, the average lot coverage is 26 percent. Lot coverage per visual assessment unit is as follows: ■■ ■■ ■■ ■■ ■■

Agriculture/Commercial: 37% Eclectic Residential: 23% Estate Residential: 27% Light Industrial/Commercial: 30% Public/Educational: 15%

Percent coverage for each lot can be seen in Figure 2-9. The average for the residential lots is 25 percent (Eclectic and Estate Residential). According to zoning regulations, the maximum lot coverage allowed in R-3 is 35 percent.

Building Footprint The building footprint measures the area of ground covered by the first floor of the building rather than the square footage of the structure. The average size for the building footprint in the neighborhood study area is 5,537 square feet. The average building footprint (sf ) per visual assessment unit is as follows: ■■ ■■ ■■ ■■ ■■

Agriculture/Commercial: 14,980 Eclectic Residential: 3,531 Estate Residential: 5,016 Light Industrial/Commercial: 10,544 Public/Educational: 5,216

The footprint for each building can be seen in Figure 2-9. The average for the residential lots is 4,120 sf.

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Community Character Study | Requeza Homes

Figure 2-9: Lot Coverage and Building Footprint

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Chapter 2 | Environmental Setting

58’

AVERAGE FRONT YARD SETBACK

Setbacks The average front yard setback within the neighborhood study area is 58 feet (not including garage setbacks). The current zoning regulations for the neighborhood study area require a 25foot front yard setback for all houses. Setbacks for each building can be seen in Figure 2-10. The average setback (feet) per visual assessment unit is as follows: ■■ ■■ ■■ ■■ ■■

Agriculture/Commercial: 90 Eclectic Residential: 53 Estate Residential: 52 Light Industrial/Commercial: 60 Public/Educational: 155

The average setback for the residential properties within the neighborhood study area is 51 feet, which includes a minimum setback of 26 feet and a maximum setback of 131 feet.

Building Location Building location describes the placement of the house relative to the front and rear property lines.

The location for each house in the neighborhood study area can be divided into the following categories: ■■ Centered Between Property Lines (25%) ■■ Closer to Front Property Line (48%) ■■ Closer to Rear Property Line (26%) The building location per visual assessment unit is as follows: Agriculture/Commercial:

Light Industrial/Commercial:

■■ Centered Between Property Lines (17%) ■■ Closer to Front Property Line (50%) ■■ Closer to Rear Property Line (33%)

■■ Centered Between Property Lines (0%) ■■ Closer to Front Property Line (13%) ■■ Closer to Rear Property Line (88%)

Eclectic Residential:

Public/Educational:

■■ Centered Between Property Lines (17%) ■■ Closer to Front Property Line (57%) ■■ Closer to Rear Property Line (26%)

■■ Centered Between Property Lines (33%) ■■ Closer to Front Property Line (67%) ■■ Closer to Rear Property Line (0%)

Estate Residential:

All Residential:

■■ Centered Between Property Lines (40%) ■■ Closer to Front Property Line (46%) ■■ Closer to Rear Property Line (14%)

■■ Centered Between Property Lines (28%) ■■ Closer to Front Property Line (52%) ■■ Closer to Rear Property Line (20%)

The location of the homes vary in the neighborhood study area, however homes closer to the front of the property represent a small majority. The building location for each property can be seen in Figure 2-10.

22

Community Character Study | Requeza Homes

Figure 2-10: Setbacks and Building Location

23

Chapter 2 | Environmental Setting

34%

OF HOUSES HAVE ATTACHED, SIDE-LOADED GARAGES

Garage Placement Garage placement can greatly impact the character of a neighborhood. Front-loaded garages highlight the garage as the main feature of the house, while recessed and side-loaded garages help bring more attention to the entryway and other architectural features of the house. Garage placement of the homes within the neighborhood varies, but is predominantly attached frontloaded recessed and side-loaded, and can be organized into five categories: ■■ ■■ ■■ ■■ ■■ ■■

Attached, front-loaded (13%) Attached, front-loaded, recessed (31%) Attached, side-loaded (34%) Detached, front-loaded (3%) Detached, side-loaded (3%) No garage (or none seen from the public right-of-way) (15%)

A further break-down of the garage placement per the residential visual assessment units follows: Estate Residential ■■ ■■ ■■ ■■ ■■ ■■

Attached, front-loaded (6%) Attached, front-loaded, recessed (50%) Attached, side-loaded (38%) Detached, front-loaded (none) Detached, side-loaded (3%) No garage (or none seen from the public right-of-way) (3%)

Eclectic Residential ■■ ■■ ■■ ■■ ■■ ■■

Attached, front-loaded (21%) Attached, front-loaded, recessed (10%) Attached, side-loaded (31%) Detached, front-loaded (7%) Detached, side-loaded (3%) No garage (or none seen from the public right-of-way) 28%)

As seen in Figure 2-11, the majority of houses within the neighborhood have attached frontloaded recessed and attached side-loaded garages, and therefore garages do not dominate the character of the homes in the neighborhood. The houses are much easier to see from the roadway and add more visual character to the neighborhood.

24

Community Character Study | Requeza Homes

Figure 2-11: Garage Placement

25

Chapter 2 | Environmental Setting

38%

OF HOUSES HAVE AN ECLECTIC ARCHITECTURAL THEME

2.3.2 Design Character and Treatments Architectural Theme The architectural themes of the homes throughout the neighborhood study area vary greatly with the majority described as eclectic. The themes can generally be categorized as: ■■ ■■ ■■ ■■ ■■ ■■ ■■

Estate Mediterranean (19%) Estate Spanish (21%) Estate Other (10%) California Ranch (2%) Spanish (8%) Craftsman Inspired (3%) Eclectic (38%)

The breakdown in residential visual assessment unit is as follows: Estate Residential Visual Assessment Unit:

Eclectic Residential Visual Assessment Unit:

■■ ■■ ■■ ■■ ■■ ■■ ■■

■■ ■■ ■■ ■■ ■■ ■■ ■■

Estate Mediterranean (30%) Estate Spanish (39%) Estate Other (18%) California Ranch (0%) Spanish (3%) Craftsman Inspired (0%) Eclectic (9%)

Estate Mediterranean (7%) Estate Spanish (0%) Estate Other (0%) California Ranch (3%) Spanish (13%) Craftsman Inspired (7%) Eclectic (70%)

The estate residential assessment area has a more predominant theme. This is typical of a planned development that this appears to be. The eclectic residential area was developed more organically and over time. The homes were built mostly by individual builders. As seen in Figure 2-12, there is no predominant theme for this area and is therefore described as eclectic, similar to the character of the surrounding community study area.

26

Estate Mediterranean

Estate Spanish

Estate Other

Eclectic

Community Character Study | Requeza Homes

Figure 2-12: Architectural Theme

27

Chapter 2 | Environmental Setting

55%

OF HOUSES HAVE FOUNDATION SHRUBS AND LAWN

Landscaping and Vegetation Landscaping varies from lot to lot but can be categorized as follows for the residential properties in the neighborhood study area: ■■ ■■ ■■ ■■ ■■ ■■

Southern California Native/Succulent Garden (9%) Foundation Shrubs and Lawn (55%) Drought Tolerant Shrubs with Lawn (9%) Tropical Gardens with Lawns (9%) Tropical Gardens with Succulents (3%) Non-descript (16%)

The majority of the landscaping and vegetation throughout the neighborhood study area can be described as foundation shrubs and lawns. However, due to the varied nature of plantings in the neighborhood, there is no single dominant vegetation palette. The variety of vegetation palettes can be seen in Figure 2-13.

28

San Diego Coastal Native

Foundation Shrubs and Lawn

Drought Tolerant with Lawn

Tropical Gardens with Lawn

Tropical Gardens with Succulents

Non-descript / Mulch / Gravel

Community Character Study | Requeza Homes

Figure 2-13: Landscaping and Vegetation

29

Chapter 2 | Environmental Setting

59%

OF HOUSES ARE TWO-STORY

30

Building height, roof form, siding, building color, and windows The neighborhood homes are predominantly two-story, 59 percent, but not by a large margin; one-story homes make up 41 percent of the area. The roof forms are predominantly hip, 63 percent, but also vary in typology with 21 percent being simple gable, 10 percent cross gable, flat-parapet and lean-to making up 6 percent. Stucco siding is overwhelmingly the predominant material at 77 percent, followed by wood at 21 percent, and brick/stone at 2 percent. Earth tones are another unifying element, making up 71 percent of the homes, followed by white/off-white making up 21 percent of the homes, and muted colors making up the remaining 8 percent.

Hip Roof, Clay Tile Roof

Simple Gable, Asphalt Shingle Roof

Stucco Siding with Wood Accents

Stone Siding with Wood Accents

Earth Tone Color Scheme

Off-white House

Community Character Study | Requeza Homes

2.3.3   Right-of-Way Character The project abuts two roadways: Requeza Street and Camino De Orchidia. The following information provides an overview of existing conditions along each roadway.

Requeza Street Requeza Street is a narrow two-lane roadway with amenities varying block to block. At-grade driveways are located down the entire length of the road within the study area on both sides of the street. At the western end of the street within the neighborhood study area, the street has asphalt curb and sidewalk along the southern side. The northern side of the street does not have curb or sidewalk until directly in front of the school where concrete curb and sidewalk exists. There are utility poles along this portion of Requeza on the northern side of the street. East of Nardo Road, there is asphalt curb on both sides of the street and no sidewalks. There are utility poles on the northern side of the street. East of Camino de Orchidia, the northern side has concrete curb and sidewalk, alongside a turf parkway with street trees and acorn lights. The utility poles have been undergrounded along this portion. On the southern side, asphalt curb exists with a lack of sidewalk for the western half and then turns into concrete sidewalk towards the east. East of Camino el Dorado, there is no curb or sidewalk on the northern side. Utility poles line this section.

Concrete curb and sidewalk exists on the south side of this portion of Requeza Street. Landscape treatments along this roadway are not consistent, with some areas having almost no trees while others have a heavy growth of trees.

This street cuts through a higher end residential development that is more in scale with larger estates that tend to be more organized in site features and more dinstinguishable elements based on higher quality materials. Camino de Orchidia is a street of similar width to Requeza, but it contains a walkway system along the east edge that includes a parkway strip with relatively large trees that had been previously planted in this parkway. The west side has a much more rural edge to it, since there are no walkways, street lights or walls along it.

31

Chapter 2 | Environmental Setting

Table 2-1: Site Treatment and Character Driveway Layout

Fencing None

Wood Picket

Wrought Iron

Chain Link

Brick/Stone

Stucco

Wood Panel

Gravel or Dirt

Concrete with Brick Accents

Decorative Concrete or Brick

Asphalt

Standard Concrete

Circular

Additional Parking Spaces

Wider than Garage

Same Width as Garage

Address

Driveway Material

ESTATE RESIDENTIAL 525





521





517





513





509







507







503







510 518

 

526













532





558





604





 





525 529



543



557



569













 



581 625



606

 

653



 







665 677







698







696





692





688





684



 

 





608 590





576





564





760





542

32





    

Community Character Study | Requeza Homes

Building Position on a Slope

Garage Placement

Number of Garage Spaces None

Three-car Garage

Two-car Garage

One-car Garage

None

Detached SideLoaded

Detached Front Loaded

Attached SideLoaded

Attached FrontLoaded Recessed

Attached FrontLoaded

House Built into Slope

House at Top of Slope

House at Bottom of Slope

House on Level Ground

Address

ESTATE RESIDENTIAL 



525







517







513





509







507







503

521









 

510

 

518







526







532







558



 



604



525







529







543













569





581





557

625









606 653

  















677

 



665









698



696



692



688



684 608







590







576



 



 



564



760



542

33

Chapter 2 | Environmental Setting

Table 2-1: Site Treatment and Character (Cont.)

Driveway Layout

Fencing None

Wood Picket

Wrought Iron

Chain Link

Brick/Stone

Stucco

Wood Panel

Gravel or Dirt

Concrete with Brick Accents

Decorative Concrete or Brick

Asphalt

Standard Concrete

Circular

Additional Parking Spaces

Wider than Garage

Same Width as Garage

Address

Driveway Material

ECLECTIC RESIDENTIAL 760



748



639













653



679



 







659



843





829





811





729



725



  









743 778a 752 789



777



753 725















701





705



715



 





735





737 739



















759 755 751 807





769





802





740





722





687 & 689



    





675

665





653





 

645 627

34







Community Character Study | Requeza Homes

Building Position on a Slope

Garage Placement

Number of Garage Spaces None

Three-car Garage

Two-car Garage

One-car Garage

None

Detached SideLoaded

Detached Front Loaded

Attached SideLoaded

Attached FrontLoaded Recessed

Attached FrontLoaded

House Built into Slope

House at Top of Slope

House at Bottom of Slope

House on Level Ground

Address

ECLECTIC RESIDENTIAL   





760





748



639



653

 



 

679



659





843





 





829







811

 



729 725











743 778a 752 789

 









  

701





705









  

715 737



 

725







753

 

777



735 739



759 755 751 









 









769 802

 



807





740



722



687 & 689 675







665







653 645







627

35

Chapter 2 | Environmental Setting

Table 2-1: Site Treatment and Character (Cont.)

Driveway Layout Standard Concrete

Asphalt

Decorative Concrete or Brick

Concrete with Brick Accents

Gravel or Dirt

Wood Panel

Stucco

Brick/Stone

Chain Link

Wrought Iron

Wood Picket

None

36

Circular

Eclectic Residential

Additional Parking Spaces

Estate Residential

Wider than Garage

All Residential

Fencing

Same Width as Garage

Address

Driveway Material

44

8

0

7

9

5

31

6

8

7

19

2

1

1

7

21

75%

14%

0%

12%

15%

8%

53%

10%

14%

12%

33%

3%

2%

2%

12%

36%

25

4

0

2

2

0

24

3

2

1

16

1

0

1

1

8

81%

13%

0%

6%

6%

0%

77%

10%

6%

4%

57%

4%

0%

4%

4%

29%

19

4

0

5

7

5

7

3

6

6

3

1

1

0

6

13

68%

14%

0%

18%

25%

18%

25%

11%

21%

20%

10%

3%

3%

0%

20%

43%

Community Character Study | Requeza Homes

Building Position on a Slope

Garage Placement

Number of Garage Spaces None

Three-car Garage

Two-car Garage

One-car Garage

None

Detached SideLoaded

Detached Front Loaded

Attached SideLoaded

Attached FrontLoaded Recessed

Attached FrontLoaded

House Built into Slope

House at Top of Slope

House at Bottom of Slope

House on Level Ground

Address

31

11

18

0

8

19

21

2

2

9

2

42

9

9

52%

18%

30%

0%

13%

31%

34%

3%

3%

15%

3%

68%

15%

15%

13

7

10

0

2

16

12

0

1

1

0

24

7

1

43%

23%

33%

0%

6%

50%

38%

0%

3%

3%

0%

75%

22%

3%

18

4

8

0

6

3

9

2

1

8

2

18

2

8

60%

13%

27%

0%

21%

10%

31%

7%

3%

28%

7%

60%

7%

27%

All Residential

Estate Residential

Eclectic Residential

37

Chapter 2 | Environmental Setting

Table 2-2: Design Character and Treatments Building Height

Architectural Style

Roof Material

525









521 517









513







































509 507

 

503



510 518

 

526



532















558









604









525









529







543







557 569







581

 

625

 



606



653



665



 

698



696

  

684

















 

























692



 

677

688



















  

608 590



576



564 760 542

38



  

























 

Metal

ESTATE RESIDENTIAL

Asphalt Membrane

Wood Shingle/Fuax Wood

Clay Tile

Asphalt Shingle

Lean-To

Flat or Parapet

Hip

Cross Gable

Simple Gable

Two-Story

One-Story

Eclectic

Craftsman Inspired

Spanish

California Ranch

Estate Other

Estate Spanish

Estate Mediterranean

Address

Roof Form

Community Character Study | Requeza Homes

Window Style

Landscape and Vegetation Non-descript/ Mulch/Gravel

Tropical Gardens with Succulents

Tropical Gardens with Lawn

Drought Tolerant Shrubs with Lawn

Foundation Shrubs and Lawn

San Diego Coastal Native

Casement

Single or Double Hung

Fixed Glass

Sliding

Muted Color

Earth Tones

White or Off White

Stucco

Brick/Stone

Building Color

Wood

Siding Material

Address

ESTATE RESIDENTIAL 





525



521 



 









 



















509









513 





517







507



503





510





518





526





532 558

 



604 525















529





  





543







557





















581 625



 



569











606 653



665

 

677



698



696





692







688







684















































 



608 590    

576



564



760



542

39

Chapter 2 | Environmental Setting

Table 2-2: Design Character and Treatments (Cont.)

Building Height

Architectural Style

Roof Material Metal

Asphalt Membrane

Wood Shingle/Fuax Wood

Clay Tile

Asphalt Shingle

Lean-To

Flat or Parapet



Hip

639

Cross Gable



Simple Gable

One-Story



Two-Story

Eclectic

Craftsman Inspired

Spanish

California Ranch

Estate Other

Estate Spanish

Estate Mediterranean

748

Address

Roof Form

ECLECTIC RESIDENTIAL 760























653 679



659



843







 







829









811









729









725









743









752









789









778a

777 753 725













701





705





715





737





735





739













 



 











759 755 751 807 769 802









 







 

740





722





687 & 689







665







653









 

 

675  



645 627

40









Community Character Study | Requeza Homes

Window Style

Landscape and Vegetation Non-descript/ Mulch/Gravel

Tropical Gardens with Succulents

Tropical Gardens with Lawn

Drought Tolerant Shrubs with Lawn

Foundation Shrubs and Lawn

San Diego Coastal Native

Casement

Single or Double Hung

Fixed Glass

Sliding

Muted Color

Earth Tones

White or Off White

Stucco

Brick/Stone

Building Color

Wood

Siding Material

Address

ECLECTIC RESIDENTIAL 













760





748





639



653

  





 

679 659





























 









811 729







829 





843

725



743 778a



752 

789





777





753

  









































725





705





715

 

701

737

 

735 739



759 755 751 











 









    



807



769



802



740 722

 



687 & 689 675







665

 



653



645 







627

41

Chapter 2 | Environmental Setting

Table 2-2: Design Character and Treatments (Cont.)

Building Height

Architectural Style

13

0

1

0

3

30% 39% 18%

0%

3%

0%

9%

2

0

0

1

4

2

21

7%

0%

0%

3%

13%

7%

10

6

11

22

33% 67% 15

15

2

2

3%

3%

19

29

11

30% 46% 17%

0

2

31

0

0

2

0%

6%

94%

0%

0%

6%

13

4

9

2

2

17

7%

7%

70% 50% 50% 43% 13% 30%

24

7

73% 21% 5

4

Metal

40

Asphalt Membrane

Hip

6

38% 41% 59% 21% 10% 63%

Wood Shingle/Fuax Wood

Cross Gable

13

3%

Clay Tile

Simple Gable

37

2

8%

Asphalt Shingle

Two-Story

26

5

2%

Lean-To

One-Story

24

1

19% 21% 10%

Roof Material

Flat or Parapet

Eclectic

6

Craftsman Inspired

13

Spanish

42

12

California Ranch

Eclectic Residential

Estate Other

Estate Residential

Estate Spanish

All Residential

Estate Mediterranean

Address

Roof Form

3

1

5%

2%

0

0

0%

0%

3

1

57% 17% 13% 10%

3%

Community Character Study | Requeza Homes

2%

30

2

0

94%

6%

0%

18

11

60% 37%

1 3%

71% 21% 24

9

73% 27% 21

4

8%

Non-descript/ Mulch/Gravel

Sliding 13

Tropical Gardens with Succulents

Muted Color 5

Tropical Gardens with Lawn

White or Off White 13

Drought Tolerant Shrubs with Lawn

Earth Tones 45

Foundation Shrubs and Lawn

Brick/Stone 1

San Diego Coastal Native

Wood 13

Landscape and Vegetation Casement

Stucco 48

77% 21%

Window Style Single or Double Hung

Building Color

Fixed Glass

Siding Material

34

2

14

5

32

5

5

2

9

3%

22%

13%

82%

13%

13%

5%

23%

21% 54%

0

0

22

0

11

3

18

4

2

0

2

0%

0%

67%

0%

33%

10%

60%

13%

7%

0%

7%

5

13

12

70% 13% 17% 43% 40%

2

3

2

14

1

3

2

7

7%

10%

22%

156%

11%

33%

22%

78%

Address

All Residential

Estate Residential

Eclectic Residential

43

Chapter 2 | Environmental Setting

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44

3

PROPOSED PROJECT CHARACTER

Chapter 3 | Proposed Project Character

3.1 PROJECT OVERVIEW

The proposed development includes 13 single-family homes, nine of which are two-story and four are single-story, ranging in size from 2,544 to 4,952 sf. Three of the residences include a twocar garage, nine of the homes have a three-car garage, and one residence has a four-car garage.

The architectural styles, color schemes, and building materials vary from residence to residence.

The property is zoned R-3, which allows for up to 10 single-family residential dwelling units on the 3.9 net acre site. The proposed development includes 12 market-rate homes and 1 affordable residence, which entitles the applicant to a density bonus per state code (Govt. Code 65915).

As a result, the permitted number of units increases from 10 to 14 and regulations for lot size and lot dimensions are also decreased. The surrounding neighborhood consists of single-family residences zoned R-3, agriculture/commercial uses, and a high school.

This chapter compares the character of the existing neighborhood (inventoried in Chapter 2) with the character of the proposed project. The characteristics of the proposed development are divided into the same categories as the existing neighborhood character inventory in Chapter 2.

They include: ■■ Site Treatments and Character ■■ Design Treatments and Character ■■ Public Right-of-Way The table included with each design element compares the visual assessment units (defined in Chapter 2) with the overall neighborhood study area and the proposed development. The cells with gray fill color indicate the most prevalent feature within each area.

Figure 3-1: Aerial View of Proposed Project Looking North

46

Community Character Study | Requeza Homes

Figure 3-2: Aerial View of Proposed Project Looking East

Figure 3-3: Aerial View of Proposed Project Looking South

Figure 3-4: Aerial View of Proposed Project Looking West

47

Chapter 3 | Proposed Project Character

3.2 PROJECT CHARACTER

This section covers the proposed character of the project, as best as can be done without subjective descriptions and comments on aesthetics or architectural themes. To fit into a neighborhood, the physical site development character and the site features (site placement, lot size, and scale of massing) and design treatments (color, form, materials, and landscape treatments) must be of a compatible or similar nature. If the neighborhood is diverse, then the project should mirror a similar, though not exact, level of diversity. If there are design elements or site elements that are common or that dominate the character in the area, likewise the project should also include some of these factors.

3.2.1   Site Treatment and Character Site elements that affect the overall perception of the character of the site are mostly those spatial arrangements of elements on the site. This differs from the design character discussed in the following section.

Lot Size and Shape The average lot size for the proposed development is approximately 10,000 sf. The minimum lot size is 6,832 and the maximum lot size is 17,191. In comparison, the minimum lot size for the residential lots in the the neighborhood study area is 6,750 sf, the maximum is 72,817 sf, and the average is 19,672 sf. The lots of the proposed development fall within the range of the lots in the neighborhood, however they are smaller than the surrounding lots. Because of the eclectic nature of the neighborhood and that the lot size of the projects falls within the range, the lot size is partially consistent with the surrounding area.

The majority of lots within the proposed development are rectangularly shaped. There are two flag lots and one irregular lot due to having to retain access to the property to the north. This is compatible with the neighborhood study area as the lots in the neighborhood are primarily rectangular in shape and there is also a small percentage of flag and irregular lots, as can be seen in Table 3-1 and Figure 3-5.

Table 3-1: Lot Size and Shape Visual Assessment Units

48

Average Lot Size (Sq. Ft.)

Agricultural

15,712

Eclectic Residential

3,367

Estate Residential

5,016

Light Industrial/Commercial

12,084

Public, Educational and Institutional

11,236

Existing Neighborhood

5,968

Proposed Development

2,660

Community Character Study | Requeza Homes

Figure 3-5: Lot Size and Shape

49

Chapter 3 | Proposed Project Character

Lot Coverage and Building Footprint Lot coverage for the proposed development (30 percent) is slightly higher than the lot coverage for the residential portion of the neighborhood (25 percent). The lot coverage is closer in-line with the estate residential area at an average of 27 percent. Lot coverage for the existing neighborhood and proposed development can be seen in Figure 3.3 and Table 3.3. The minimum and maximum lot coverage for the project is 22 and 44 percent. In comparison with the neighborhood study area (residential properties), the minimum lot coverage is 5 percent and the maximum lot coverage is 43 percent. The surrounding area has a wide range of lot coverage and the project is within the range and close to the average. Therefore, the lot coverage for the project is compatible with the neighborhood study area.

The average size of the building footprint for the development is 3,018 sf, which is smaller than the average existing neighborhood residential footprint of 4,120 sf. Although the project’s building footprint is smaller, it is still compatible with the surrounding neighborhood. There are some outlier larger lots within the neighborhood, skewing the average. Also, there is a wide variety of building footprints and lot sizes in the neighborhood. The project is well within the minimum and maximum building footprint for the residential buildings in the area and it is compatible with the surrounding neighborhood. The lot coverage and building footprints for the existing neighborhood and proposed development can be seen in Table 3-2 and Figure 3-6.

Table 3-2: Lot Coverage and Building Footprint Visual Assessment Units

50

Lot Coverage (%)

Agricultural

32%

Eclectic Residential

23%

Estate Residential

27%

Light Industrial/Commercial

30%

Public, Educational and Institutional

15%

Existing Neighborhood

26%

Proposed Development

25%

Community Character Study | Requeza Homes

Figure 3-6: Lot Coverage and Building Footprint

51

Chapter 3 | Proposed Project Character

Setbacks and Building Location The average front yard setback in the proposed development is 22 feet which is slightly smaller than the neighborhood average of 26 feet, however it falls within a close range and should be considered consistent with the surrounding residences. The homes of the development are primarily located near the front of the lot (69 percent). This is consistent with the existing neighborhood where the majority of the homes are also located towards the front of the lot (51 percent). Setbacks and building location for the existing neighborhood and proposed development can be seen in Table 3-3, Table 3-4 and Figure 3-7.

Table 3-3: Setbacks Visual Assessment Units

Setback (Feet)

Agricultural

98

Eclectic Residential

50

Estate Residential

52

Light Industrial/Commercial

60

Public, Educational and Institutional

155

Existing Neighborhood

58

Proposed Development

29

Table 3-4: Building Location Building Location Closer to Front Property Line

Closer to Rear Property Line

Centered Between Property Lines

Estate Residential

58%

27%

15%

Ecletic Residential

46%

14%

40%

Public/Educational

67%

33%

0%

Agricultural / Commercial

50%

25%

25%

Light Industrial / Commercial

13%

88%

0%

Existing Neighborhood

42%

25%

33%

Proposed Development

48%

26%

25%

Visual Assessment Units

52

Community Character Study | Requeza Homes

Figure 3-7: Setbacks and Building Location

53

Chapter 3 | Proposed Project Character

Garage Placement The proposed development has predominantly attached, front-loaded, recessed garages.

Although two of the lots have side-loaded garages, the garage is still a prominent visual element, similar to the front-loaded garages. This front-loaded characteristic is consistent with a majority of the existing neighborhood. The recessed garages in the new development help to minimize the dominance of the garage and keeps the focus on other architectural features of the house. The number of garage spaces is slightly inconsistent with the neighborhood. The majority of homes in the neighborhood have two-car garages. The project has three two-car garages, nine three-car garages, and one four-car garages. The garage placement within the existing neighborhood and proposed development can be seen in Table 3-5 and Figure 3-8.

Table 3-5: Garage Placement Garage Placement Attached FrontLoaded

Attached FrontLoaded Recessed

Attached SideLoaded

Detached FrontLoaded

Detached SideLoaded

Multi-famliy Garage

None

Could Not Access

Estate Residential

9%

51%

29%

0%

3%

0%

0%

9%

Ecletic Residential

7%

9%

19%

5%

5%

2%

16%

37%

Agricultural / Commercial

33%

0%

67%

0%

0%

0%

0%

0%

Existing Neighborhood

9%

27%

25%

2%

4%

1%

9%

23%

Proposed Development

38%

46%

15%

0%

0%

0%

0%

0%

Visual Assessment Units

54

Community Character Study | Requeza Homes

Figure 3-8: Garage Placement

55

Chapter 3 | Proposed Project Character

3.2.2 Design Character and Treatments Design elements, by their very nature, are somewhat aesthetic in choice and are often considered to be more subjective than site arrangement of features discussed in the previous section.

Architectural Theme The architectural theme of the proposed development has elements of farm house, traditional American, and Spanish. Elements of all these themes can be seen throughout the neighborhood study area. The majority of the neighborhood can be described as eclectic. It’s a variety of housing styles and architectural themes blended together. The project represents the diverse nature of the surrounding area by blending many different styles in the design of the homes. The architectural theme within the existing neighborhood and proposed development can be seen in Table 3-6 and Figure 3-21.

Figure 3-9: Elevation of Lot 1 (Estate Spanish)

Figure 3-10: Elevation of Lot 2 (Estate Other)

56

Community Character Study | Requeza Homes

Figure 3-11: Elevation of Lot 3 (Classic Farmhouse)

Figure 3-12: Elevation of Lot 4 (American Traditional)

57

Chapter 3 | Proposed Project Character

Figure 3-13: Elevation of Lot 5 (Transitional Farmhouse)

Figure 3-14: Elevation of Lot 6 (Classic Farmhouse)

58

Community Character Study | Requeza Homes

Figure 3-15: Elevation of Lot 7 (Classic Farmhouse)

Figure 3-16: Elevation of Lot 8 (American Traditional)

59

Chapter 3 | Proposed Project Character

Figure 3-17: Elevation of Lot 9 (Transitional Farmhouse)

Figure 3-18: Elevation of Lots 10 and 13 (American Traditional)

60

Community Character Study | Requeza Homes

Figure 3-19: Elevation of Lot 11 (Classic Farmhouse)

Figure 3-20: Elevation of Lot 12 (Transitional Farmhouse)

61

Chapter 3 | Proposed Project Character

Table 3-6: Architectural Theme Architectural Theme Estate Mediterranean

Estate Spanish

Estate Other

California Ranch

Spanish

Craftsman Inspired

Eclectic

Classic Farmhouse

Transitional Farmhouse

American Traditional

62

Visual Assessment Units Estate Residential

28%

36%

18%

0%

0%

3%

15%

0%

0%

0%

Ecletic Residential

0%

0%

2%

4%

9%

13%

71%

0%

0%

0%

Agricultural / Commercial

33%

0%

0%

0%

0%

0%

67%

0%

0%

0%

Existing Neighborhood

14%

16%

9%

2%

5%

8%

46%

0%

0%

0%

Proposed Development

0%

8%

8%

0%

0%

0%

0%

31%

23%

31%

Community Character Study | Requeza Homes

Figure 3-21: Architectural Theme

63

Chapter 3 | Proposed Project Character

Architectural Elements The proposed project has 69 percent two-story homes and 31 percent single-story homes. This is compatible with the surrounding neighborhood which has 59 percent two-story and 41 percent single-story homes. The roof type of the project is primarily gable in style. The majority of the surrounding homes has hip roofs however there are a fair amount of gable and cross gable roofs in the neighborhood study area. The project could benefit from having different roof forms. The project’s roof materials are a combination of clay tile and asphalt shingle. These make up the two most widely used roof materials in the neighborhood and therefore the roof’s materials are compatible. The project’s homes are primarily designed with wood siding with several levels of a stucco exterior. The majority of the homes in the neighborhood have stucco siding, with wood being the second most popular choice. Although the primary residential siding material is stucco in the neighborhood, the wood and stucco materials are compatible with the surrounding neighborhood.

Landscape Types The landscape treatment for the entry to the development, along Requeza Street, can be categorized as San Diego Coastal Native. The individual lots will be landscaped by the future owners of those lots.

In comparison, a majority of the study area is categorized as foundation shrubs and lawns and the remaining 45 percent is a mixture of a variety of landscape treatments. Because of the eclectic nature of the landscape style of the neighborhood, the San Diego Coastal Native does not stand out but rather blends in, therefore it is consistent with the surrounding community.

Table 3-7: Landscaping and Vegetation Landscape Types San Diego Coastal Native

Foundation Shrubs and Lawn

Drought Tolerant with Lawn

Tropical Gardens with Lawn

Tropical Gardens with Succulents

Non-descript/Mulch/ Gravel

Could Not See from Right Of Way

Estate Residential

6%

62%

9%

12%

0%

9%

3%

Ecletic Residential

2%

27%

0%

12%

7%

24%

27%

Agricultural / Commercial

0%

50%

0%

0%

0%

50%

0%

Existing Neighborhood

4%

43%

4%

11%

4%

19%

15%

Proposed Development

23%

0%

0%

0%

0%

0%

0%

Visual Assessment Units

64

Community Character Study | Requeza Homes

Figure 3-22: Site landscape concept plan

65

Chapter 3 | Proposed Project Character

Figure 3-23: Front Entry Landscape Legend

PLANT SCHEDULE TREES

SHRUBS

SHRUB AREAS

GROUND COVERS

BOTANICAL NAME / COMMON NAME ARBUTUS `MARINA` / STRAWBERRY TREE (STANDARD)

24"BOX

CERCIS CANADENSIS `FOREST PANSY` TM / FOREST PANSY REDBUD

15 GAL

PLATANUS RACEMOSA / CALIFORNIA SYCAMORE

15 GAL

PLATANUS X ACERIFOLIA / LONDON PLANE TREE

15 GAL

QUERCUS AGRIFOLIA / COAST LIVE OAK

15 GAL

BOTANICAL NAME / COMMON NAME

SIZE

AGAVE ATTENUATA / AGAVE

5 GAL

ALOE ARBORESCENS / TREE ALOE

5 GAL

CHONDROPETALUM TECTORUM / CAPE RUSH

5 GAL

LAURUS NOBILIS / SWEET BAY

15 GAL

SALVIA GREGGII `PURPLE` / AUTUMN SAGE

5 GAL

BOTANICAL NAME / COMMON NAME

SIZE

CALANDRINIA SPECTABILIS / PINK CALANDRINIA

1 GAL

CAREX DIVULSA / BERKELEY SEDGE

1 GAL

LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE

1 GAL

MUHLENBERGIA CAPILLARIS `WHITE CLOUD` / WHITE MUHLY GRASS

1 GAL

MUHLENBERGIA RIGENS / DEER GRASS

1 GAL

SENECIO SERPENS / BLUE CHALKSTICKS

1 GAL

BOTANICAL NAME / COMMON NAME ROSMARINUS OFFICINALIS `HUNTINGTON CARPET` / HUNTINGTON CARPET ROSEMARY

66

SIZE

SIZE FLAT

Community Character Study | Requeza Homes

Figure 3-24: Front Entry Landscape Concept Plan

PEDESTRIAN SEATWALL

PEDESTRIAN SEATWALL

67

Chapter 3 | Proposed Project Character

MATCHLINE

Figure 3-25: Landscaping and Vegetation Section 1

68

Community Character Study | Requeza Homes

MATCHLINE

Figure 3-26: Landscaping and Vegetation Section 2

69

Chapter 3 | Proposed Project Character

3.2.3 Summary of Project Consistency with Existing Neighborhood Character The information in this chapter provides an analysis of the proposed project’s consistency with the existing neighborhood based on a variety of design elements. Each element is discussed in detail and a quantitative comparison is provided between the existing neighborhood and proposed project. Each design element is also evaluated based on qualitative data and information gathered from field verification. As a result, the consistency determinations are not based only on the percentages listed in the related tables, but incorporate the information presented in the text as well. Table 3-8 provides a consistency determination for each of the design elements discussed in this chapter.

Table 3-8: Summary of Project Consistency with Existing Neighborhood Character

70

Design Element

Character Assessment

Lot Size

Mostly Similar

Lot Shape

Similar

Lot Coverage

Similar

Building Footprint

Similar

Driveway Layout

Similar

Landscape Type

Similar

Building Height

Similar

Roof Form

Mostly Similar

Roof Material

Similar

Siding Material

Similar

Building Color

Similar

Garage Placement

Mostly Similar

4

ANALYSIS AND FINDINGS

Chapter 4 | Analysis and Findings

4.1 ANALYSIS METHODS AND TOOLS

An analysis of potential community character and visual quality consistencies requires consideration of how the proposed project would affect the overall visual quality, community character, landform quality, and view quality within the neighborhood study area. Each of these categories includes a list of variables that need to be evaluated in order to determine the proposed project’s level of consistency with the existing neighborhood and, in turn, level of community character or visual quality inconsistency. This chapter provides a consistency analysis for each of these variables, taking into consideration the information presented in Chapters 2 and 3. The analysis focused on the visual and community character setting of the existing neighborhood and how the proposed project may contrast or change the existing setting. In addition, this chapter provides a series of key views and simulations that illustrate the potential inconsistencies of the proposed development, if any. These simulations are used as an objective way of determining consistency and in communicating likely changes to the character of the study area. This consistency analysis follows the format and scope of the Land Use/Community Character/Visual Quality Analysis prepared by the City of Encinitas.

4.2 KEY VIEWS

A broad variety of key views were considered as candidates for simulations for the project study area. This section discusses the narrowing down process as well as the recommended key views for simulation.

4.2.1 Candidate Key Views Six representative views or “candidate key views” were identified for this project. The six candidate key views were selected based on the degree of visibility to the general public, the importance of the view, and the views with the greatest number of possible viewers. The location, direction, and details of each candidate key view is shown on Figure 4-1 and described in Table 4-1. As seen in Figure 4-2, each candidate key view includes two photos, one view of the existing condition and one view of the existing condition with an overlay of the proposed development model. These graphics are not intended to be refined simulations, which occur later in this chapter. However, they do provide an insight into how much of the project will be seen from this direction and if the changes are likely to be dominant and contrast with the existing setting.

Of the six candidate key views, 3 were selected for full simulation and in-depth analysis. The selected views include key views 2, 3, and 6. The photo simulations (Figure 4-3 through Figure 4-5) were developed through the use of three-dimensional computer modeling of the proposed development. The model was transposed over photographs of the existing site to ensure the scale and perspective were correct. Foreground and background images that are affected by the project were also modified in order to ensure proper layering of foreground, middle ground, and background content. Additional texture, color, details, and shadows were added to increase the realistic look of the simulations. Each figure shows the existing condition, the model overlay (in isolation), and the combined simulations to represent the project after construction.

72

Community Character Study | Requeza Homes

Figure 4-1: Candidate Key Views Map

3

4

6 5

2 1

Legend 1 1

Candidate Key Views Selected Key Views Project Site

73

Chapter 4 | Analysis and Findings

Table 4-1: Candidate Key Views

Key View #

1

2

74

Photo Location

Nardo Road at Requeza Street, looking northward at project site, west of project entrance

Requeza Street east of Nardo Road looking west/northwest along Requeza Street

Project Feature Potentially Visible Landscape buffer; southwesternmost house; utility line removal

Landscape buffer; southeastern-most house; utility line removal

Distance from Viewer

Existing Visual Quality

Approx. 75 feet to landscaped project edge; 150 feet to house

Moderate – Lots of vegetation visible, but also many diverse elements. Nothing out of scale, but little continuity. Not very unified.

Power lines dominate and encroach into view, so not highly intact. Few distinct features to provide much vividness.

65 feet to project edge; 125feet to nearest house

Moderate – Vegetated street edge provides some continuity, but there is still large diversity of elements within the view. Ocean in the background is a vivid and memorable feature. Powerlines encroach, so not highly intact. Low unity due to mix of types of buildings and structures.

3

Camino De Orchidia north of the northeastern corner of site, looking southwestward at project site

Northern project edge; Northeastern single story house

200 feet to project site; 220 feet to nearest house

Moderately High. Ocean view is vivid and memorable, but the foreground is only moderately intact, and there are warehouse roofs encroaching in the middle ground. The unity is moderate; no intentional harmonious compositions.

4

On site at approximate northern cul-de-sac location, looking west

Project landscape area and slopes, potentially edge of two-story house

On site

Moderate to Moderately low (depends on final picture)

5

Camino De Orchidia at northeastern project edge, looking northwestward toward project

Single story houses at eastern side; landscaped edge

25 feet to project edge; 60 feet to nearest house

Moderately High. The diverse elements in the view are mostly plants. The flowers and the ocean provide some vivid and memorable elements. The unity is low; there is no intentional harmonious composition; the intactness is low to moderate; the view is not entirely of the nursery or an uninterrupted ocean view.

6

Camino De Orchidia at northeastern project edge, looking westward

Single story houses; view corridor between the houses, project landscaping

20 feet to the project edge, 65 feet to nearest house

Low. The existing view encompasses mostly the existing greenhouse roofs, which block views of the horizon line and ocean

Community Character Study | Requeza Homes

Viewer Groups

Viewer Sensitivity

Viewer Exposure

View Duration

Use for Simulation?

Key View #

Motorists, neighboring residents, area residents, pedestrians and bicyclists

Moderate to High

Moderate

A few minutes (similar to views from stop sign, walkers have longer view)

No

1

Motorists, neighboring residents, area residents, pedestrians and bicyclists; school workers and attendees

Moderate to High

Moderate

A few minutes (similar to views from stop sign, walkers have longer view)

Yes

2

Neighboring residents; pedestrians

High; Moderate

Low

A few minutes to a long time

Yes

3

Neighboring residents; area residents; pedestrians and bicyclists

High; Moderate

Moderate

Short for motorists, longer for pedestrians; long view duration for residents

No

4

Neighboring residents; motorists; pedestrians and bicyclists

High; Moderate

Moderate to Low

Short for motorists, longer for pedestrians; long view duration for residents

Yes

5

Neighboring residents; motorists; pedestrians and bicyclists

High; Moderate

Moderate

Short for motorists, longer for pedestrians; long view duration for residents

No

6

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Figure 4-2: Candidate Key Views with Model Overlays1

Candidate Key View Photograph 1 - View at Nardo Rd near Requeza St looking northeast

Candidate Key View Photograph 1 - 3D model seen in Google Earth

Recommended Key View Photograph 2 - View on Requeza St looking northwest

Recommended Key View Photograph 2 - 3D model seen in Google Earth

Recommended Key View Photograph 3 - View on Camino De Orchidia loooking southwest

Recommended Key View Photograph 3 -3D model seen in Google Earth

The ‘Candidate Key View with Model’ images combine the conceptual computer model for the proposed project with the existing site photo. These are not intended to portray a realistic simulation of future conditions, but should demonstrate the juxtaposition of existing and proposed elements and demonstrate the potential view. These images are provided in order to determine if the candidate key view should be recommended for full simulation.

1

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Figure 4-2: Candidate Key Views with Model Overlays (Cont.)

Candidate Key View Photograph 4 - View on property looking west

Candidate Key View Photograph 4 - 3D model seen in Google Earth

Candidate Key View Photograph 5 - View on Camino De Orchidia looking northwest

Candidate Key View Photograph 5 - 3D model seen in Google Earth

Recommended Key View Photograph 6 - View on Camino De Orchidia looking west

Recommended Key View Photograph 6 - 3D model seen in Google Earth

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4.2.2   Selected Key Views Key View 2 was selected for simulation because it represents a key view that displays the project from the vantage point of a motorist or pedestrian on Requeza Street. It was also selected to asses if any public views of the ocean would be negatively affected.

Key View 3 was selected for simulation because it represents a key view that displays the project from the vantage point of a motorist or pedestrian on Camino De Orchidia. It was also selected to asses if any public views of the ocean would be negatively affected. Although private views are not as important as public views, this key view is representative of many of the residential views likely from the front yards and first floors of residences along the east side of Camino De Orchidia.

Key View 6 was selected for simulation to asses if any public or private views of the ocean would be negatively affected. Similarily, to Key View 3, this simulation also indicates typical views from private properties on the east side of Camino De Orchidia.

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Figure 4-3: Photo Simulation from Key View 2

Candidate Key View 2 Existing Conditions

Candidate Key View 2 with Model

Candidate Key View 2 Proposed Conditions Simulation

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Figure 4-4: Photo Simulation from Key View 3

Candidate Key View 3 Existing Conditions

Candidate Key View 3 Proposed Conditions Simulation

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Candidate Key View 3 with Model

Community Character Study | Requeza Homes

Figure 4-5: Photo Simulation from Key View 6

Candidate Key View 6 Existing Conditions

Candidate Key View 6 with Model

Candidate Key View 6 Proposed Conditions Simulation

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4.3 COMMUNITY CHARACTER CONSISTENCY

Four methods were used to assess the visual contrast and impacts on community character associated with the proposed project. The methodology used includes: ■■ ■■ ■■ ■■

a review of visual simulations; a comparison with the existing neighborhood character; a consistency determination based on city’s community character criteria; and consistency with the City of Encinitas Design Guidelines.

The community character impacts will be based on a combination of all four analyses.

4.3.1 Impacts Based on Visual Simulations The following discussion utilizes the comparisons of the existing site condition and the simulated future conditions as shown on Figure 4-3 through Figure 4-5. In order to determine the potential impact of the proposed project, photos of the existing visual environment were compared with photo realistic images of the future condition of the site. The discussion below provides an overview of the four visual categories of concern based on the visual simulations: visual quality, landform quality, view quality, and community character. If an inconsistency is obvious from any of the simulations, then the worst case scenario would conclude that the project will have a negative effect on the visual environment, even if these contrasts or effects are not obvious on the other simulations.

Key View 2 View Quality: An impact or inconsistency with a view requires first that there is a regionally significant viewing scene that the project may affect. The significant view in this case would be views of the distant ocean, including the horizon line of the ocean. The grade of the site and the architecture has been carefully designed to preserve a portion of the view of the ocean at eye level along the public right-of-way along Requeza Street. The homes are designed to be approximately 4.5 feet below the grade of the street, preserving the view of the ocean from Requeza Street.

Landform Quality: The change in graded slope is not dramatically different from the existing slope. As a result, the landform changes will not have a detrimental effect.

Visual Quality: This analysis must take into account a change to an area that currently has a well-organized, memorable, distinct and consistent visual quality and that the project would be contrary to this positive organization of visual elements. The proposed project provides a high level of visual quality. There are a variety of forms on the side elevation and roof elevations that contribute to a high level of visual interest. There are also a variety of horizontal and vertical planes as well as architectural articulation, creating additional points of visual interest. The proposed project also provides a high level of landscaping at the entry to the project, blending in with the surrounding community, and softening the appearance of the project from the right-of-way along Requeza Street. As seen from the simulation, the project will cause the removal of the existing utility poles, much improving the visual quality of the area. The powerlines are dominant and chaotic in appearance and visually detract from this viewing scene. This distraction is emphasized by the location of the utility poles with a background of the ocean, causing the silhouetting of the poles and wires against an open sky and ocean.

Community Character: This analysis requires the presence of a consistent or dominant character of styles, building materials and overall forms in the current visual environment. If this dominant and positive character exists, the project would then need to contrast with it in a negative manner.

The project is not out of scale with the neighborhood, has similar characteristics and building materials as the surrounding area, and is situated on the parcels in a similar manner as those residences around the site. The adjacent properties have no dominant architectural style and the project is consistent with the eclectic nature of the neighborhood. The proposed project, as seen from this simulation, is compatible with the surrounding neighborhood.

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Key View 3 View Quality: A horizon view of the ocean (which is a regionally significant viewing scene) exists from this vantage point. The site planning and the residential design has been carefully executed to preserve a portion of the view of the ocean at eye level along the public right-of-way along Camino De Orchidia. The homes are designed to be single-story and are 5.5 feet below the grade of the street, preserving the view of the ocean from Camino De Orchidia as seen from this key view.

Also, the proposed homes at the northeastern edge of the project’s internal drive are designed to be single-story to preserve views over the homes of the ocean.

Landform Quality: The change in graded slope is not dramatically different from the existing slope. As a result, the landform changes will not have a detrimental result.

Visual Quality: The proposed project provides a high level of visual quality. The proposed residences include a diversity of architectural styles, fenestration of the windows and doors, and changes in colors and window types. The garages are oriented away from Camino De Orchidia. As seen from the simulation, the project will cause the removal of the existing greenhouses, much improving the visual quality of the area. The current greenhouse blocks public views from the roadway or its adjacent walkways. The greenhouse also adds a negative aesthetic to the viewing scene that is generally thought of by most viewers, as being abandoned and chaotic in its arrangement.

Community Character: The project is not out of scale with the neighborhood, has similar characteristics and building materials as the surrounding area, and is situated on the parcels in a similar manner as those residences around the site. The adjacent properties are categorized as Estate Residential and the two proposed homes are in synch with the characteristics of this style.

The proposed residences seen in this simulation are below the grade of the street, have sideloaded garages, are Estate Spanish and Estate Farmhouse in theme, have clay tile and composite shingle roofs, have articulated facades and four-sided architecture, and have high quality materials; all similar site and architectural characteristics as the surrounding estate residential homes. The proposed project, as seen from this simulation, is compatible with the surrounding neighborhood.

Key View 6 View Quality: A horizon view of the ocean (which is a regionally significant viewing scene) exists from this vantage point. The grade of the site and the architecture has been carefully designed to preserve a portion of the view of the ocean at eye level along the public right-of-way along Camino De Orchidia. There is a 20-foot wide corridor between the proposed homes, protecting the view between the residences. The homes are designed to be single-story and are 5.5 feet below the grade of the street, preserving the view of the ocean from the second-story of the existing homes on the eastern side of Camino De Orchidia, across from the project.

Landform Quality: The change in graded slope is not dramatically different from the existing slope. As a result, the landform changes will not have a detrimental result.

Visual Quality: The proposed project provides a high level of visual quality. The proposed residences include a diversity of architectural styles, fenestration of the windows and doors, changes in colors and window types. The garages are oriented away from Camino De Orchidia. As seen from the simulation, the project will cause the removal of the existing greenhouses, much improving the visual quality of the area.

Community Character: As seen from the simulation, the project is not out of scale with the neighborhood, has similar characteristics and building materials as the surrounding area and is situated on the parcels in a similar manner as those residences around the site. The adjacent properties are categorized as Estate Residential and the two proposed homes are in harmony with the characteristics of this theme. The proposed residences seen in this simulation are below the grade of the street, have side-loaded garages, are Estate Spanish and Estate Farmhouse in theme, have clay tile and composite shingle roofs, have articulated facades and four sided architecture, and are composed of high quality materials; all similar site and architectural characteristics as the surrounding estate residential homes. The proposed project, as seen from this simulation, is compatible with the surrounding neighborhood.

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Summary of Community Character Consistency Based on Visual Simulations As a result of the comparison of the simulations and taking into account the variety of elements found in the neighborhood, the project is compatible with the community character. The majority of the architectural and site plan elements are consistent with the diverse nature of the neighborhood.

4.3.2 Consistency Based on Existing Neighborhood Characteristics Chapter 2 of this report outlines specific design features within the existing neighborhood and Chapter 3 provides a comparison between the existing neighborhood design features and the proposed development. The existing neighborhood includes a variety of building styles, colors, sizes, coverage, and building materials, creating an eclectic style that varies from house to house.

There is no single feature within the neighborhood that should be replicated within the proposed development. It is the variety of styles within the neighborhood that create the existing character.

The proposed development provides variety in the design of its houses, using different colors, styles, sizes, layouts, and building materials in order to integrate the development into the existing neighborhood. These factors all help the proposed project fit in consistently with the existing neighborhood.

However, one minor exception exists: 1. The proposed roof forms and composite materials may be too consistent between all the 13 units when compared to the variety of roof forms and materials found in the neighborhood.

Minor adjustments to the roof material and color may be warranted to match the variety of materials, colors and forms that exist in the immediate area.

4.3.3 Consistency with General Aesthetic Issue Areas Would the project be consistent with allowable height or bulk regulations or the height and bulk of the existing patterns of development in the vicinity of the project?

Yes: As outlined in Chapter 3, the bulk and height of the proposed development is consistent with the City’s height regulations of two stories/26 feet for the R-3 zoning designation. Nine of the proposed units are two-stories and 26 feet tall and four units are one-story and 18 feet tall. The proposed project is compatible with the bulk and height of the existing neighborhood. Fifty-nine percent of the houses are two-story and 41 percent are one-story.

In terms of bulk, the average building footprint within the proposed development is only 35 percent smaller than the average building footprint size in the existing neighborhood. Similarly, the lot coverage for the proposed development is only one percent higher than the lot coverage within the existing neighborhood. As a result, the bulk of the proposed project is consistent with the existing neighborhood.

Would the project result in loss of community defining landmarks or visual features?

No: There are no defining community landmarks in the vicinity of the proposed development site.

Would the project be located in a highly visible area and would it strongly contrast with the surrounding development or natural topography?

No: The proposed project is for a thirteen-unit single-family residential development within an existing residential neighborhood that includes single-family and multi-family residences. As a result, the proposed development would not contrast with the surrounding development. In addition, the proposed development is retaining, to the extent possible, the general topography of the site.

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Would the project have a cumulative effect by opening up a new area for development or changing the overall character of the area?

No: The proposed project would not open-up any new, undeveloped area for future development.

The proposed project is for a single-family residential infill development within an existing residential neighborhood. The proposed development incorporates design elements consistent with the existing neighborhood.

4.3.4 Consistency with Applicable Provisions in the City’s Design Review Guidelines The city’s design guidelines include a variety of guidelines that have the potential to help the project fit specifically into the existing neighborhood character. The analysis provided in Chapter 3 showed the impacts relative to the existing setting while the following information looks at consistency with adopted policies and guidelines. Although it is the purview of City staff to determine consistency, a review of the plan and examination of project features shown in the simulations indicates that most of the design guidelines have been incorporated into the proposed project. Table 4-2 provides an overview of the project’s consistency with the City of Encinitas Design Guidelines. The only guideline found to be inconsistent is 7.3.16 “Perimeter fencing or walls visible to the public and neighboring properties shall avoid monotony by the use of recesses, planting materials and architectural features to visually “break up” their linear appearance.” The perimeter fence along the western boundary, adjacent to the school, does not have any variation in planes, planting material, or architectural features to add visual interest. Adding one or more of these design elements could enhance the visual appearance of this fence and break up the monotony.

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Table 4-2: Project Consistency with the City’s Design Review Guidelines Design Guideline Number

Design Guideline Text

Consistency Determination

Site Planning Guidelines

2.1.1

Consistent. The site takes advantage of an existing graded, relatively level portion of the site. To stay clear of existing known geotechnical issues in the vicinity of the steep slopes at the northwestern portion of the site, The opportunities and constraints of the site shall determine the the stormwater basins are located at the south end of project layout and design. the site. The two proposed homes on Camino De Orchidia take advantage of the steep grade difference by accessing off of Camino De Orchidia rather than Requeza St.

2.1.2

Consistent. There are no significant trees, rock outcroppings, or riparian habitats on the site. The proposed Natural assets, such as significant trees, rock outcroppings, natural site plan does respect the existing steep slopes and it landforms, creeks and riparian habitats should be preserved and proposes to revegetate the slope, along with some miincorporated into the project nor regrading to bring the slope back to a more natural state.

2.1.3

Consistent. The existing character of the land, landscape, and structures has been considered with the The existing character of the land, landscape and structures shall development. The project respects the existing grade.

Currently the site has greenhouses on it. One of the be considered in any new development. architectural styles of the homes is farmhouse which evokes the farms that were plentiful in the area.

2.1.4

Consistent. The proposed site plan minimizes the impacts to significant views by placing the single-story homes on Camino De Orchidia as well as the single-story homes at the northwestern portion of the site. Also, Impacts to significant views from surrounding properties should be the 20-foot wide corridor between the two proposed minimized by the homes on Camino De Orchidia allows views of the new development. ocean through this corridor. Along Requeza St., the views of the ocean as seen from the public right-of-way are not obstructed by the project due to the siting of the proposed homes along Requeza St. that are set back from the street.

2.1.5

Consistent. One of the design elements that creates diversity in the site experience is having the stormwater basins/vegetated landscape at the entry of the site, Site planning should not be repetitive, but should provide a varied providing a landscaped, visually pleasing entry, and a experience. variety of landform. The proposed homes are sited with various setbacks to provide visual interest. Also, adding to the diversity, the placement of the driveways varies.

2.1.6

Consistent. Having the homes setback from both Requeza Street and Camino De Orchidia helps to break up the bulk and mass of the homes. On Camino De Site planning should be used as one of many tools to break up or Orchidia, the lowering of the proposed homes reduces mitigate the bulk and mass of a building. the bulk and mass as seen from the public right-of-way as well as from the neighboring properties. Siting the internal homes lower than Camino De Orchidia also reduces the bulk and mass.

Setback Areas

2.3.1

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Consistent. Along Requeza Street, the stormwater basins provide open space along the street. The NeighThe project should include open and private areas along the street borhood Study Area has a variety of setbacks and landin a manner consistent with the character of the neighborhood. scape styles along the public streets. Along Camino De Orchidia, the setback of the homes is consistent with those along Camino De Orchidia.

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Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

2.3.2

Consistent. On both Camino De Orchidia and Requeza Varied, articulated spaces between buildings, and along the street Street, the proposed homes have varied articulation shall be encouraged. along the street.

2.3.3

Vehicular sight lines that allow safe ingress and egress to proper- Consistent. The site plan allows for safe ingress and ties and safe movements along roadways shall be provided. egress to the properties.

Building Location

2.4.1

Partially consistent. The development has open space areas along Requeza Street and the slope area at the northwestern portion of the site. These are not necesOpen space areas should be linked visually and/or physically in sarily visually or physically linked, however, the develorder to integrate them into an area-wide wide-open space system. opment is small and therefore the visual or physical linking is not as crucial. Even though this is partially consistent with this guideline, it is consistent with the constraints of the site.

2.4.2

Partially consistent. The guideline as it relates to clustering is not possible for this project. The orientation of buildings has been carefully designed to create view corridors. Along Camino De Orchidia today, the greenhouse blocks the view of the ocean at eye level from the public right-of-way. The proposed homes will have a 20-foot wide corridor between them, allowing for a view corridor to the ocean. Also, the careful siting of The orientation of buildings, especially those in clusters, should be the single-story homes along Camino De Orchidia alcarefully designed to preserve and/or create view corridors. lows for views from the existing second-story of the homes across the street and potentially the first story, depending upon the pad elevation of the first floor.

Along Requeza Street, the view corridor is maintained by the careful siting of the proposed homes to be set back from the street. The homes are sited a significant distance from the street, preserving the public right-ofway view of the ocean.

2.4.5

Emphasis on pedestrian use of exterior space is encouraged.

Partially consistent. There are no sidewalks proposed internal to the project. There is a proposed sidewalk along Requeza Street, however there is not a sidewalk proposed for Camino De Orchidia. There is no existing sidewalk on the project’s side of the street along Camino De Orchidia. There is existing sidewalk on the opposite side of the street, providing adequate pedestrian facilities. It was stressed at the public meeting by residents that they desire for the project to not have sidewalks.

Therefore, site plan changes are not recommended as it meets the basic needs of pedestrian movement with a proposed sidewalk on Requeza Street, where there is currently not one. Internally, it is acceptable for pedestrians to walk in the street due to the very low traffic levels and slow speeds. Camino De Orchidia meets pedestrian requirements with having an existing sidewalk on the eastern side of the street.

2.4.6

Consistent. The proposed homes are sited with a variety of setbacks to provide visual interest and the placeBuildings should be placed to create variety in external space and ment of the driveways varies. The architecture has create a varied street facade. varying horizontal and vertical planes, with projected and recessed elements, all adding to a varied street façade.

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Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

88

Design Guideline Text

Consistency Determination

2.4.10

In order to provide visual openness and pedestrian scale along major streets, heights of buildings or portions of buildings should generally be lower adjacent to the street corridor, stepping up to higher elements.

Consistent. The homes along Requeza Street are setback, which provides a generous buffer between the street and the homes. Although the proposed homes along Requeza Street are two-story, they are at such a distance from the street that the intent of this guideline of gradually stepping up from the street is met.

2.4.11

The orientation and placement of garages should be varied so as to avoid the appearance of repetitive garage doors. Techniques to accomplish this include, but are not limited to, garages that are side-loaded, rear-loaded, accessed from alleys, and rear garages accessed from the front. In older neighborhoods, location and access to parking shall respect the existing street and pattern of development.

Partially consistent. The garages along the internal street off of Requeza Street are all front facing, however they do vary from the north to the south sides of the homes. The homes along Camino De Orchidia have side loaded garages. The garages are recessed from the plane closest to the street. The garages have a variety of architectural elements including windows and farmhouse features.

2.4.12

Projects should be designed to relate outward to the surrounding Consistent. The project is not gated nor does it have community. To that end, gating of communities and enclosing them an external wall. The project relates outwardly to the within an unarticulated external wall is discouraged. surrounding community.

2.5.1

Consistent. The project has a 20-foot wide corridor beGenerally, ground level view corridors should be provided from tween the two proposed homes on Camino de Orchidia, public streets. This requires space between buildings and/or devel- providing a view of the ocean. The view of the ocean down Requeza Street is not blocked by the new development of landscaped areas that connect to open space. opment.

2.5.2

Landscaped areas should be developed and plant materials select- Consistent. Appropriate plant materials have been seed so as to create and/or preserve view corridors. lected so as not to block view corridors.

2.5.3

Site planning for individual parcels shall consider internal view (for Consistent. The site plan has been developed to emexample, courtyards) as well as views looking outward. brace internal and external views.

2.5.3 (A)

Consistent. Outward views are framed with tree and shrub massing and planting softens the views of the Outward views should be framed with tree and shrub massing. buildings from surrounding areas. A variety of trees Plantings should also soften views of the buildings from surround- and shrubs are proposed in the setback/bio-retention ing areas. area adjacent to Requeza Street. This provides an ample buffer and softens the view from the public rightof-way.

2.5.3 (B)

Where public streets are located at or below grade of development, Consistent. There is a variety of shrubs and trees plantthe adjacent parkways and slopes should be landscaped with di- ed along Requeza Street, enhancing the motorists’ exverse plant materials to enhance motorists’ views. perience.

2.5.4

Consistent. The homes on Camino De Orchidia are designed with a 20-foot wide corridor between them, Projects should be designed to preserve some of the significant preserving a view of the ocean down the corridor. The views through the homes along Requeza Street are intentionally set back site. a significant distance so that the view to the ocean is maintained for pedestrians and motorists on Requeza Street.

2.5.4

Consistent. The homes on Camino De Orchidia are designed with a 20-foot wide corridor between them, Projects should be designed to preserve significant public views. preserving a view of the ocean down the corridor. The A significant public view is a view of a significant feature (ocean, homes along Requeza Street are intentionally set back lagoon or backcountry) as viewed from public parks and General a significant distance so that the view to the ocean is Plan designated vista points and scenic view corridors. maintained for pedestrians and motorists on Requeza Street.

2.5.4

Trees and vegetation that are themselves part of the view quality Not applicable. There are no existing trees and vegetashould be retained. tion that are an integral part of the view shed.

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Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

2.5.5

Consistent. The homes on Camino De Orchidia are designed with a 20-foot wide corridor between them, preserving a view of the ocean down the corridor. The Projects should be designed to preserve some of the significant homes along Requeza Street are intentionally set back views through the site enjoyed by residents of nearby properties. a significant distance so that the view to the ocean is maintained for pedestrians and motorists on Requeza Street.

2.5.5 (A)

Consistent. The homes on Camino De Orchidia are designed with a 20-foot wide corridor between them, The reckless and unnecessary blockage of views should be avoided preserving a view of the ocean down the corridor. The to provide for some view preservation. View preservation through homes along Requeza Street are intentionally set back the site shall be considered when trees are selected for landscapa significant distance so that the view to the ocean is ing the project. maintained for pedestrians and motorists on Requeza Street.

Separations and Buffers Consistent. The only physical barriers in the project are back yard fences to enhance the security and privacy of the individual lots and retaining walls which are necessary due to the steep slopes on the site. The proposed materials of the fencing will be consistent with materials on the buildings.

2.6.2

Physical barriers should only be used when space requirements are prohibitive or when security/safety reasons dictate their use. If physical barriers are needed, they should be designed to complement the character of the project.

2.6.3

Consistent. There is an existing slope at the northwestern part of the site that is remaining and being regraded to improve its aesthetics and to help stabilization.

Where landforms consisting of slopes and berms are used when Appropriate landscape with a combination of trees, separating land uses, they should be appropriately landscaped with shrubs, and groundcover is proposed. Also, there is a a combination of trees, shrubs, and groundcover. slope between the homes along Camino De Orchidia and those internal to the site. Appropriate plantings of trees, shrubs, and groundcover is proposed.

2.6.4

Consistent. The only physical barriers in the project are Physical separations can be accomplished through the use of thick back yard fences to enhance the security and privacy of landscaping. the individual lots and retaining walls which are necessary due to the steep slopes on the site.

2.6.5

Visual screening is best accomplished through the use of trees and Consistent. The visual screening along Requeza St. inshrubs that fill in at eye level. cludes trees and shrubs.

2.6.5

Consistent. The screening along Requeza Street which Visual screens should not be continuous and should allow for visuincludes trees and shrubs that will fill in at eye level, is al penetration through areas with views. not continuous and allows for visual penetration.

2.6.6

Retaining walls that are internal to the project should be used only where grading considerations require their use. Retaining walls located on the project boundary are discouraged. If a retaining wall along the boundary is necessary, it shall be landscaped and/or constructed with quality materials with color and texture appropriate to the project’s architecture.

2.6.7

Partially consistent. Fencing is used to define spaces Landscaping should be used to define spaces to provide visual and discourage physical intrusion, however landscapscreening, and to discourage physical intrusion into certain areas ing is used for visual screening along Requeza Street of the project. and on the steep slope at the north western portion of the property.

Consistent. The retaining walls that are internal to the project are required due to the steep slopes on site. The retaining walls that are along and near the property line along Requeza Street are required for the retention basins and the they will not be seen from Requeza Street as they are holding up the grade of Requeza Street; the basins are below the wall.

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Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

Grading and Landform Guidelines

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3.1.1

Consistent. The constraints and opportunities of the site were instrumental in guiding the site plan. Because of poor geotechnical concerns, the retention basins were located near Requeza Street at the request of staff. Because of the steep grade of the site, two homes were placed with access off of Camino De Orchidia rather than drastically cut that portion of the site in order to have those homes at the grade of the homes along the internal private street. Lastly, the steep slope at the northwestern portion of the site is retained with some Development shall consider the constraints and opportunities of minor grading to improve its appearance and help with the site and adjacent property. erosion control. The adjacent properties have been taken into account by having the two proposed homes on Camino De Orchidia be designed as two-story in order for the existing homes across the street to be able to see over the proposed homes, preserving their view of the ocean from their second story. The two homes on the northeastern portion of the internal private street have been designed as single-story so that the residents of the existing homes to the east can see over the proposed homes, retaining their view of the ocean.

3.1.2

Consistent. The project grading is sensitive to the existing site topography. Because of poor geotechnical concerns, the retention basins were located near Requeza Street at the request of staff. Due to the steep grade of the site, two homes were placed with access off of The project grading should be sensitive to the existing site topogCamino De Orchidia rather than drastically cut that raphy. portion of the site in order to have those homes at the grade of the homes along the internal private street.

Lastly, the steep slope at the northwestern portion of the site is retained with some minor grading to improve its appearance and help with erosion control.

3.1.3

Partially consistent. The view of the graded landforms from the surrounding private properties and public arThe view of the graded landform from private properties and public eas will somewhat reflect the existing landform (which areas should reflect the existing landform character and minimize a has been previously disturbed) and will not have a manufactured appearance. diminished manufactured appearance. Care has been taken to soften the manufactured appearance of a graded slope through landscaping.

3.1.4

Significant natural features shall be incorporated into developments including, but not limited to, rock outcroppings, natural drainage courses, trees, and other visual assets of the site to the extent possible while adhering with the allowed density of the underlying zone.

3.1.5

Consistent. The proposed grading is consistent with the Excessive grading should be avoided and removal of vegetation existing grades/slopes of the site. Where the homes shall be limited to the minimum necessary. are proposed, relatively flat pads already exist.

3.1.6

Consistent. The proposed grading is consistent with the Pads shall not be significantly “built up� above existing topography, existing grades/slopes of the site. Where the homes unless no feasible alternative exists given engineering constraints. are proposed, relatively flat pads already exist.

Consistent. The site mostly adheres to the natural (existing) drainage course of the site. The site has been previously graded and disturbed. The steep slope at the northwestern portion of the site, is being left intact with some minor grading to improve its appearance and erosion control. This slope has also been previously disturbed and is not in its natural state.

Community Character Study | Requeza Homes

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

3.2.1

Consistent. The overall architecture complements the existing topography of the site. Siting single-story The overall architecture shall complement and reinforce the exist- homes on Camino De Orchidia works with the existing ing topography. grades as it helps to maintain the views of the ocean from the public right-of-way on Camino De Orchidia and the private views from the adjacent residences.

3.2.2

Rather than using extensive grading to create one large pad, projects should create smaller pads gradually terracing up hillsides Consistent. The proposed homes respect the existing where feasible. This produces smaller slopes that are more easigrades of the property. ly revegetated, visually less obtrusive and more suitable for slope contouring and blending.

3.2.3

Long, continuous slopes that have hard edges, sharp, angular forms and no transition areas at the top or toe of the slope shall Consistent. Transition areas at the top and toe of slopes be avoided. “Natural” landform contour grading smoothed to blend have been provided. Natural landform contour grading with the surrounding natural terrain and with rounding and blendhas been used to create a more natural appearance. ing at the top and toe of the slope shall be used to create a more natural appearing slope.

3.2.4

Variable slope gradients are encouraged. Slopes adjacent to native areas should retain a “natural” appearance. The “manufactured” look of slopes shall be minimized. Sharp cuts and fills shall be avoided to create an undulated appearance. Smooth, flowing contours of varied gradients from 2:1 to 5:1 are preferred. Slopes may be approved to exceed 2:1 if demonstrated safe by specific site engineering studies.

Partially consistent. The smaller slopes on the site are not a long of a run to have ample room to vary the gradient. However, on the steep slope on the northwestern part of the site, the proposed grading is a consistent gradient. This would be an appropriate area for variable slope gradients. There are no slopes proposed greater than 2:1.

3.2.5

Hillside design should avoid large building pads and should minimize the height of retaining walls. Buildings should be integrated into the hillside and be sited to conceal graded slopes and retaining walls where possible.

Consistent. The grading pad already mostly exists with the current nursery operation. The homes have been sited to conceal the graded slopes and retaining walls where possible.

3.2.6

Significant graded slopes shall be landscaped.

Consistent. All significantly graded slopes are proposed to be landscaped.

3.2.7

Retaining walls faced with local stone or of earth-colored and texConsistent. The retaining walls are proposed to be textured concrete are encouraged, and should be used to minimize tured concrete. grading, where practical.

3.2.7

Plantable walls are encouraged.

3.2.8

All drainage shall be conveyed to vegetated areas or other ap- Consistent. All drainage is proposed to be conveyed to proved areas of the site in a manner consistent with the City’s Ju- the vegetated areas consistent with the City’s Jurisdicrisdictional Regional Stormwater Management Program. tional Stormwater Management Program.

3.2.9

Grading shall be sensitive to existing natural forms.

Consistent. All of the site has been previously disturbed.

The closest landform to an existing natural form is the steep slope located at the northwestern corner of the site.

This is being retained and is being improved with slight regrading to enhance its appearance and its stability.

3.2.10

All hardscape and walkway areas shall be graded to facilitate drain- Consistent. All hardscape and walkway areas are proage. posed to be graded to facilitate drainage.

Partially consistent. There are no plantable walls, however, the retaining walls are not visible from the rightof-way and are mostly obstructed by the homes.

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Chapter 4 | Analysis and Findings

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

3.2.11

Consistent. All buildings are proposed to be equipped All buildings should be equipped with adequate roof drains, downwith adequate roof drains, downspouts, and/or other spouts, and/or other drainage conveyances. drainage conveyances.

3.2.12

Consistent. It is proposed that permanent landscaping Permanent landscaping shall be installed as soon as practical shall be installed as soon as practical during developduring development activity. ment activity.

3.2.13

Pads shall not be significantly built up above the preexisting or nat- Consistent. Pads are not proposed to be significantly ural topography, unless necessary due to engineering constraints. built up above the preexisting topography.

Circulation, Parking and Streetscape Guidelines Public safety and community character should be key factors in streetscape design. The existing community character should be maintained. When considering circulation patterns and standards, primary consideration will be given to the preservation of character and safety of existing residential neighborhoods. Where conflicts arise between convenience of motorists and neighborhood safety/community character preservation, the latter will have first priority.

Consistent. The proposed streetscape is in line with the existing community character. There is a proposed sidewalk on Requeza Street where none exists today, but because there is a school adjacent to the property, it is important for safety to include a sidewalk.

4.1.3

Walkability shall be considered as a major goal in all projects.

Partially consistent. The project is not proposing sidewalks along Camino De Orchidia or internally to the site. This is acceptable as the proposed ADTs internal to the site are low and there is an existing sidewalk on the opposite side of the street on Camino De Orchidia.

This is keeping with the community character while adhering to safety policies.

4.1.6

The design of streets and walkways should respect the natural ter- Consistent. The design of the streets is proposed to rerain/ features, and minimize cut and fill. spect the natural terrain/features and minimize grading.

4.1.2

Architecture Guidelines

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5.1.1

Buildings shall be designed with the site potentials and constraints in mind. Pre- designed buildings or stock plans are rarely appropriate for the site and fail to take advantage of the site opportunities, including, but not limited to, usability, natural terrain, scale, walkability, energy efficiency, solar orientation, advantageous views, relationship to adjoining uses, and prevailing winds.

5.1.2

Consistent. The building design carefully considers the surrounding uses. The project is buffered from the adThe impact on surrounding uses shall be considered in the building jacent school by an existing slope, privacy fences, and design. landscaping; from the adjacent industrial use by a steep, existing slope, and landscaping; and by surrounding residences with privacy fences and landscaping.

5.1.3

Consistent. The project is in alignment with the surThe character of the community in which the project is to be built rounding community’s character. The project has simshall be considered when designing the building. ilar size lots, lot coverage, landscaping, architectural theme, and building characteristics.

5.1.4

Consistent. The project reflects the eclectic architectural nature of Encinitas through the use of varying The eclectic architectural nature of Encinitas should be reflected in architectural styles, materials, and vertical/horizontal any project. planes. The architectural styles are consistent with the themes throughout the neighborhood study area.

Consistent. The residences are designed to respect the site opportunities and constraints. The residences are not stock plans. They take advantage of views, prevailing winds, and energy efficiency.

Community Character Study | Requeza Homes

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

Building Design

5.3.1

Design for buildings should pay special attention to roof area treatment and materials. Pitched roofs or other special roof forms are usually preferred to flat roofs. Large flat roofs shall be avoided. If visible, flat roofs shall be accompanied by parapets or other design elements to screen them from view. In visible areas, roof materials Consistent. All of the home designs have pitched roofs. and the backsides of parapets should be earth tone colors. Large flat roof surfaces should incorporate shed roofs, porches, or trellis-covered exterior walkways to aid in reducing the scale of a structure. In larger buildings, careful attention should be given to the view of the roof surface and appurtenances from off-site locations.

5.3.2

Consistent. The project contains a mix of one and two-story homes. The two-story residences have single-story architectural elements such as a roofline at Structures should be designed to create transitions in form and the first story. These elements along with the sloping scale between large buildings and adjacent smaller buildings. topography of the site, create transitions in form and scale between the proposed and existing homes/buildings.

5.3.3

Consistent. The residences contain the design elements of varying levels and planes on all four sides.

Building forms should be designed to create visual interest. Chang- The two-story plans contain one-story roof elements. es in form accomplished by varying levels and planes can create a Architectural elements of the residences contain a mixvisually interesting structure while minimizing the appearance of ture of front porches, varying heights of roofs, shutters, pitched roofs, eaves, recessed garages, second-story bulk. balconies, quality materials, varying window types and sizes, and varying vertical and horizontal planes.

5.3.4

For subdivisions having five (5) or more lots, a minimum of one Consistent. Four of the 13 proposed homes are sin(1) in five (5) should be single-story when located within the Rural gle-story.

Residential (RR) through Residential-8 (R-8) zones.

5.3.5

Variety in home design is an important element of residential subdivisions. Homes of similar exterior design treatment, floor plan or color scheme should not be located in close proximity to one Consistent. There are six different plans with four difanother. As a general rule for subdivisions of five or more lots, a ferent architectural styles. minimum of three (3) distinctly different floor plans and exterior design treatments should be provided, more in the case of larger subdivisions.

5.3.5

No two homes of similar color schemes or floor plans should be Consistent. The project is designed so that no two located on adjacent lots or directly across the street from one an- homes of the same floor plan will be located adjacent other. to each other or directly across the street.

5.3.5

Consistent. No homes of the same exterior design are No homes of the same exterior design treatment should be located proposed to be located within three lots nor directly within three (3) lots nor directly across the street from one another. across the street from one another.

5.3.7

Buildings on sloped sites should be sensitive to the topography and Consistent. The site is already graded relatively flat angle of the slope. where the proposed project is sited.

5.3.7 (A)

Structures should utilize building materials and color, in earth Consistent. All the homes are proposed to be earth tones, particularly darker hues, when located on hillside topogratones. phy or in view corridors.

5.3.7 (B)

Buildings should provide a variety of floor levels to step with the Not applicable. The site is already graded relatively flat slope. Roof forms should also follow the slope. where the proposed project is sited.

5.3.8

Walled patios, loggias, and arcades are encouraged as architectural Consistent. The residences have a variety of front elements to create places for outdoor activities on the site and to porches, side porches, and patios for outdoor activities, create transitions between indoors and outdoors. creating transitions between the indoors and outdoors.

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Chapter 4 | Analysis and Findings

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

5.3.9

Design Guideline Text

Consistency Determination

Consistent. The residences contain a mixture of the following design elements which provides shadow relief and visual interest: single-story roof elements, front Visual interest is strengthened by shadow relief. This is best accomporches, varying heights of roofs, shutters, pitched plished by breaking larger masses into smaller parts. roofs, eaves, recessed garages, second-story balconies, window plant boxes, and varying vertical and horizontal planes.

Reduction of the Visual Bulk of Structures

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5.4.1

The apparent mass of each building should be minimized by placing the building away from adjacent streets, thus allowing space for landscaping to soften the appearance of the building heights. In addition, the wall planes facing the streets should modulate, creating a varying street facade.

Consistent. The homes on Requeza Street are significantly set back from the street which allows space for landscaping, softening the appearance of the building heights. The proposed homes on Camino De Orchidia are also significantly set back from the street and they are at a lower grade than the street. The homes on Requeza St. and Camino De Orchidia have varying wall planes facing the street, creating an interesting street façade.

5.4.2

Large or long unbroken wall planes should be avoided. Building masses should be broken into smaller-scale elements. In order to produce shadows and visual relief, elevations should be articulated with eave overhangs, decks, porches, architectural projections and recesses, varied rooflines, varied materials and color, second story setbacks, courtyards, and projected windows.

Consistent. The proposed homes along the public streets have many architectural elements that break down mass and provide shadow relief. The homes have a mix of articulation of elevations, eave overhangs, front porches, balconies, architectural projections and recesses, varied rooflines, varied materials and color, and second-story setbacks.

5.4.3

The topography of the site can be used to reduce the visual bulk of Consistent. The site has been previously graded, and a building. On sloped lots, buildings should be integrated into and therefore the site plan works with the existing grades. step with the slope.

5.4.4

The roof is the most visible portion of the building and should be designed to provide architectural unity and interest to a building. Consistent. The roofs are a cross gable and have varyRoof lines should be varied vertically and horizontally to provide ing planes, materials, and colors. greater visual relief.

5.4.4

Consistent. The roofs’ material and design provides Roofing material and design should provide texture, pattern and texture, pattern, and overall interest to the homes. The overall interest to the building rather than present a dull, flat ap- roofs vary in materials from composite roof shingles, pearance. clay tiles, and metal. The roofs varying in pitch, slope, vertical/horizontal plane, and design.

5.4.5

Rooflines should avoid extended flat horizontal lines.

Consistent. The roofs have varying pitch, slope, and design. The roofs vary in vertical and horizontal plane.

5.4.6

Use of engineered vertical walls, including keystone and other block or masonry walls, shall be avoided where possible and minimized where necessary in order to avoid visual impact. Consideration shall be given to rounding of walls and use of offset walls softened with landscape treatment. Retaining walls should be kept to an exposed height not exceeding six feet where possible.

Partially consistent. The retaining walls will be of a textured concrete and will not exceed six feet in height.

The retaining walls are not seen from the public rightof-way.

5.4.8

Consistent. This guideline appears to apply to large A human scale should be achieved near ground level on large buildbuildings but this project adheres regardless. The ings and along entryways with the use of human scale elements ground level has a mix of windows, columns, beams, including, but not limited to, windows, doors, columns, beams, canfront porches, overhanging eaves, window boxes, and opies, overhangs, and arcades. shudders.

Community Character Study | Requeza Homes

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

Colors and Materials

5.5.1

Exterior facing materials are one of the major determinants of a building’s visual image. Variety in complementary exterior materials and colors should be used. Additional colors, materials and details including, but not limited to, fascia, trim, and railings may be applied to small areas to emphasize certain features including entrances, decks, etc. Trim, fascia, rafter tails and the like should be of a sufficient dimension to achieve the desired visual effect and to be consistent with the overall character of the building design.

Consistent. The homes will have a variety of complementary exterior materials and colors. The trim, fascia, rafter tails, columns, and beams are of different, complementary colors from the main color of the home.

Other materials and architectural features that give the homes visual interest, depth, and richness are board and batten siding, wood siding, brick, stucco, accent shutters in different colors, painted metal accents, decorative precast accents, and ceramic tile accents.

5.5.2

Use of manufactured materials that simulate natural materials (e.g. cultured stone, wood siding panels, etc.) is acceptable. However, the use of such materials should be used in a manner that appears natural (e.g. avoid use of visually unsupported cultured stone, particularly on wainscots not reaching the ground and over openings).

Consistent. The materials that are proposed are of high quality. They are a mixture of board and batten siding, wood siding, brick, stucco, accent shutters in different colors, painted metal accents, decorative precast accents, and ceramic tile accents.

5.5.3

Glass, skylights and reflective materials such as aluminum and plastic should be used carefully to minimize their reflective proper- Consistent. The eaves of the home provide overhangs ties. Overhangs should protect large areas of glass. Highly reflec- which protect the glass and minimize reflection. tive mirrored glass or roofing should be avoided.

Architectural Character and Detailing

Buildings should include sensitive architectural detailing and careful selection of materials to enhance character definition. Special care should be given to building detailing on all visible sides of developments, particularly at building entrances. Although side and rear elevations may be less intensely detailed than the front elevation, some recollection of front elevation materials and detailing shall be incorporated.

Consistent. The homes will have a variety of complementary exterior materials and colors. The trim, fascia, rafter tails, columns, and beams are of different, complementary colors from the main color of the home.

Other materials and architectural features that give the homes visual interest, depth, and richness are board and batten siding, wood siding, brick, stucco, accent shutters in different colors, painted metal accents, decorative precast accents, and ceramic tile accents. There is more detailing on the front of the home but there is ample detailing on the sides and backs of the homes as well, creating visual interest on all sides of the homes.

5.6.2

Walls and fences shall be compatible with the surrounding landscape and architecture. Straight, unbroken solid fence or wall lines can become monotonous and should be avoided, through the use of offsets, color changes, columns, and varied material treatments.

Partially consistent. Fences are used for privacy and security at the sides and rears of the individual parcels.

They are not generally seen from the right-of-way. The fences do not vary in plane or materials, however, they are adequate as proposed for they do not detract from the visual aesthetics of the project or surrounding community. The retaining walls are made up of a textured concrete. They generally cannot be seen by the public.

5.6.3

Consistent. The building mass is broken up with varyBuilding masses should be arranged so that they create shadows ing planes vertically and horizontally, creating shadows and emphasize the contrast of light and shaded surface. and emphasizing the contrast of light and shaded surface.

5.6.1

Landscape Guidelines

7.1.1

Consistent. The landscape for the project contains a variety of plants with different textures, size, color, and A variety of plant materials should form the basis for any landscape shape. The landscape plan is mostly for the HOA areas design rather than excessive repetition of species. as the individual owners will be responsible for landscaping their yards.

7.1.2

Native plant materials should be used adjacent to native areas and Not applicable. There are no native areas adjacent to when consistent this site. All the surroundings have been previously with fire safety requirements. disturbed.

7.1.3

Landscape design shall take neighboring property views into con- Consistent. The landscape does not impede or detract sideration. from any neighboring property views.

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Chapter 4 | Analysis and Findings

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

96

Design Guideline Text

Consistency Determination

7.1.4

Consistent. The landscape enhances the detention baProject landscaping shall take into consideration the constraints sins at the entry to the project, it does not block any and opportunities of the site and adjacent properties. views, and it enhances the slopes at the northwest portion of the project.

7.1.5

Consistent. The impacts of landscaping on surrounding The impacts on surrounding properties shall be considered in a properties have been taken into account. There are no project’s landscape plan. impacts to surrounding properties.

7.1.6

Consistent. The landscape is keeping in character with the surrounding community, adjacent to the right-ofThe landscape character should be compatible with that of the com- way and in the HOA portions of the project. The plant munity and neighborhood. palette consists of drought tolerant plants which is seen throughout the community. The individual parcels will be landscaped by the parcel owner.

7.3.1

Drought tolerant and native plant materials are encouraged.

Consistent. The plant palette is one of drought tolerant and native plants.

7.3.2

Graded slopes shall be promptly re-vegetated.

Consistent. Graded slopes will be promptly revegetated.

7.3.3

Native plants and plant mixes are encouraged for revegetating large sloped areas. Hydroseed may be used for groundcover and may include shrubs and trees. Groundcovers shall possess moderate or high erosion control qualities.

Consistent. Hydroseed containing native and drought tolerant shrubs and groundcovers is being used on the sloped areas. Drought tolerant trees are also being planted on the sloped areas.

7.3.4

Landscaping should enhance natural site elements through the Consistent. The proposed landscaping enhances the careful use of flower and leaf color and texture, plant forms and site by using a variety of flower and leaf color and texplant masses. ture, plant forms, and plant masses.

7.3.5

Landscaping should be designed to effectively enhance existing Consistent. The landscape plan enhances existing view views or provide new view corridor opportunities. corridors.

7.3.6

Landscape design shall provide effective screening of parking ar- Consistent. Landscaping will be used to screen the reeas, retaining walls, utility enclosures, utility cabinets, service ar- taining walls, utility cabinets, and utility enclosures to eas, or service corridors to reduce negative visual impacts. reduce negative visual impacts.

7.3.7

Grouped masses of plant materials shall be designed to comple- Partially consistent. The design and installation of the ment architectural elevations and rooflines through color, texture, individual parcels will be up to the owner of that propdensity, and form on both the vertical and horizontal planes. erty.

7.3.8

Consistent. Plant materials known to have root sysPlant materials known to have root systems that are invasive or tems that are invasive or destructive are not included destructive shall be avoided. in the plant palette of the landscape plan.

7.3.9

Consistent. The proposed landscape plan shows spacThe spacing of the plant material should be commensurate with an- ing of plant material that is commensurate with anticiticipated mature growth in order to promote natural forms without pated mature growth in order to promote natural forms the need for excessive pruning and maintenance in the future. without the need for excessive pruning and maintenance in the future.

7.3.10

Deciduous trees should be used in south facing outdoor areas Partially consistent. The design and installation of the around buildings to provide solar access during winter months, individual parcels will be up to the owner of that propwhile providing shade in hot summer months. erty.

7.3.11

Partially consistent. The landscape design and instalTrees and shrubs on west sides of buildings should be concentrated lation of the individual parcels will be up to the owner to reduce heat build-up during hot afternoon hours. of that property.

7.3.12

Partially consistent. The design and installation of the To allow visibility at pedestrian levels, landscaping materials in individual parcels will be up to the owner of that propground level view corridor areas should include trees with taller erty. There are currently no proposed plants or trees canopy areas rather than short bushy trees. that are obstructing the view corridors.

Community Character Study | Requeza Homes

Table 4-2: Project Consistency with the City’s Design Review Guidelines (Cont.)

Design Guideline Number

Design Guideline Text

Consistency Determination

7.3.13

Consistent. The planting at the entry of the development along Requeza Street relates directly to the exPlantings designed for major entries should relate directly to the isting surrounding. It is a mixture of native and drought existing surrounding environment. tolerant plants which is in harmony with the existing surrounding environment.

7.3.14

Consistent. For the proposed HOA areas of the development, a mixture of groundcover, shrubs, and trees are Turf areas should be minimized except where recreation areas are used. Turf is not used in the HOA areas. The landscape required. design and installation of the individual parcels will be up to the owner of that property.

7.3.15

Large walls or fences, such as around tennis courts, should be soft- Not applicable. There are no large fences or wall. They ened with appropriately scaled landscaping. are all either 6 feet or lower.

7.3.16

Perimeter fencing or walls visible to the public and neighboring Not consistent. The fencing that can be seen by neighproperties shall avoid monotony by the use of recesses, planting boring properties does not have architectural features materials and architectural features to visually “break up” their linto visually break up the linear appearance. ear appearance.

Slope Planting Design 7.7.1

Consistent. The plant palette is drought tolerant, and Plant materials should be selected for their effectiveness of erosion the plant materials chosen for the slopes are effective control, drought tolerance and visual blending. at erosion control.

7.7.2

Slope plant selection and location should consider neighbors’ views.

Consistent. The slope plant palette has been selected to not block neighbor’s views.

7.7.3

Varied species and irregular plant spacing should achieve a natural appearance on disturbed or graded slopes. Trees shall be planted along contour lines in undulating groups to create grove effects that not only reinforce the natural undulating appearance of the slopes, but also soften the line of the graded slopes.

Consistent. The slopes will consist of varied species and irregular plant spacing. Trees will be planted along contour lines in undulating groups to create grove effects.

7.8.3

Landscape and site design shall incorporate Best Management Practices (BMPs) to control pollution in storm water runoff. Landscaped areas within the project shall be provided and used to treat runoff from impervious surfaces and roof drains prior to being discharged into the storm drain system. Landscape and site design shall be reviewed during the discretionary review process.

Consistent. The landscape and site design are incorporating Best Management Practices. On both sides of the entry on Requeza Street there are bio-retention basins with appropriate landscape material to treat run-off.

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