Specific Recommendations - (Original Page Nos. 61—67)
The basic concept of the residential land use plan as evident on the Community Development Plan is to circle the commercial core with the highest density development in Del Mar, thereby encouraging a more pedestrian oriented and compact city center.
The basic concept of commercial land usage in Del Mar is to encourage retail usage with limited office space in the downtown area. Commercial activities in other parts of Del Mar should complement the downtown area.
The following attempts to describe the critical proposals for different planning areas of the community.
NORTH BLUFF DISTRICT
No significant change in permitted uses is envisioned in this planning area.
VALLEY DISTRICT
The future of this area should conform to the criteria established in the Environmental Management Section of this Plan and attention should be paid to seismic problems.
Possible changes in land use on the property owned by the 22nd Agricultural District have not been considered except to recommend that existing and potential vehicular parking areas be landscaped and not built upon in the future.
NORTH BEACH DISTRICT
The land west of Camino del Mar between 29 th Street and the mouth of the San Dieguito River is proposed as Low Density Residential in order to preserve the existing character and discourage major intensifications in residential development.
South of 29 th Street, medium density single family and duplex usage is recommended in the area of gridiron streets and pre-existing small lots thereby preserving the present character and discouraging redevelopment to higher density more expensive housing and encouraging the maintenance of existing residential development.
SOUTH BEACH DISTRICT
The portion of this planning district that is within easy walking distance of the commercial core is proposed as High Density Residential. This area is bounded by 15 th Street on the north, 9 th Street on the south, the beach bluffs on the west and the Village Center District on the east.
The remainder of this area is recommended for Medium Density Residential.
SOUTH BLUFF DISTRICT
The Plan recommends that the portion of land south of the existing high density residential development should be Very Low and Low Density Residential. East of Camino del Mar and south of Carmel Valley Road it is recommended that the land be used for State Park acquisition or, if developed, for low density residential purposes, except at the southeast corner of Carmel Valley Road and Camino del Mar which shall be designated Beach Commercial and compatible with lagoon sensitivities. North of Carmel Valley Road and east of Camino del Mar it is recommended that development should be limited to single family residential, clustered so as to protect the existing canyons and stands of Torrey Pines (see Carmel Valley Area Specific Plan).
SOUTH HILLS DISTRICT
The Plan recommends that this area continue in the Low Density Residential classification.
NORTH HILLS DISTRICT
The Plan recommends continued Low Density Residential use in the extensive central area of these hills with a cautious infilling with the type of development which already characterizes the neighborhoods. On the steep land on the east edges of the hills the Plan recommends Very Low Density Residential so as to minimize the disruption of the topography and preserve an open space character to these highly visible and sensitive areas. Adjacent to the Village Center District the Plan allows for duplex development on parcels greater than 7,000 square feet so long as the massiveness of the structures conforms to that allowed in single family areas.
VILLAGE CENTER DISTRICT (DOWNTOWN)
To provide a central commercial area within the Village Center District, Del Mar's principal retail and professional zone is recommended to extend along both sides of Camino del Mar from 8 th Street on the south, to 15 th Street on the north, including at its northern extremity the Plaza Shopping Center and land on the north side of 15 th Street, west of Camino del Mar. The east side of Stratford Court between 13 th and the alley south of 15 th Street is designated mixed residential-commercial development.
Usage of Commercial Space - In order to facilitate resident demand for more goods and services, policies have been developed to better utilize the commercial space within the boundaries established above. These policies include encouraging small individually-owned shops, and discouraging unusually large single purpose businesses, franchise operations, businesses catering to an automotive public (drive-in banks, food stands, etc.) and an imbalance of office uses.
The Plan recommends that commercial activity within the Village Center shall, above all else, be compatible with the cultural, social, recreational, and material needs of the Community. While trade from visitors and neighboring communities is obviously necessary to the success of many individual businesses, future development in the Village Center District should attempt to favor economically viable retail enterprises whose primary purposes are to satisfy the needs to of the Del Mar community and enhance the style and quality of life in Del Mar.
To assure continuity of pedestrian oriented shops and services, retail use should be encouraged over office use, since office use provides no sales tax revenue to the city, severely compounds any parking problems, and generally removes space from service to the residents. Whereas, some office space is certainly desirable this usage should be geographically distributed so that it increased gradually from little or no office space in the areas from 13 th to 15 th Streets rising toward a maximum on the south end of the commercial area (this policy would serve to soften the transition from retail to residential at the south end of the District).
Physical Character - The physical characteristics of Del Mar's Village Center should be developed so that citizens and visitors of every age will feel comfortable and at home. To achieve this character the Village Center should include, in addition to a variety of commercial businesses, a civic center, attractive walkways and landscaped areas, and a variety of commercially owned open spaces such as courts and landscaped areas. To increase retail use and enjoyment, efforts should be made to encourage developments which emphasize pedestrian orientation. Sidewalk sitting facilities in the front of stores and other innovative developments which encourage social interaction and pedestrian use should be favored to create a strong community identity. Refreshing views of the ocean, trees and vegetation should be preserved by limiting the massiveness and siting of construction on some or all of the remaining vacant lots in the downtown area west of Camino del Mar. Individual businesses should be encouraged to hold cultural, social, or recreational events in keeping with their facilities and according to community interests.
Future structures within the Village Center District should be in keeping with the pedestrian scale and village character of the community. Architectural solutions should strive for an informal feeling utilizing non-massive shapes, pitched roofs, and preserving ocean views and an atmosphere of open space.
The establishment of a mall along the alley between Camino del Mar and Stratford Court would clearly go a long way toward satisfying many of the aforementioned desires. This area could be typified by a people-dominated space with walkways leading among shops, small courts with benches and vegetation, stairways, and balconies with views of the ocean. This mall would allow for a reorientation of shopping and social interaction away from the automobile traffic along Camino del Mar.
Traffic and Parking - Efforts should be made to reduce or eliminate automotive traffic from some sections of the Village Center, in order to give preference to creative solutions, such as establishing a local transit system which would transport shoppers to and from home or parking lots outside the Village Center.
Attempts should be made to consider solving the shortage of parking spaces within the area between 13 th and 15 th Streets on Camino del Mar. This problem area is essentially fully developed, necessitating solutions involving pocket parking within or outside the area or by using the existing street right-of-way
A comprehensive Downtown Parking Plan is recommended to address the aforementioned parking needs of the district.
HOUSING PROGRAMS
POLICIES APPLICABLE TO CONDOMINIUMS, COMMUNITY APARTMENT PROJECTS AND STOCK COOPERATIVESCondominiums, Community Apartment Projects and Stock Cooperatives are recognized as desirable forms of property ownership in that they provide ownership opportunities to those who might not be able otherwise to afford single family home-ownership. However, unrestricted development of new condominiums, Community Apartment Projects, Stock Cooperatives and conversions of existing rental units to such ownerships diminishes the stock of rental housing in the community. The following policies will insure that both ownerships and rental housing opportunities are available to the residents of Del Mar.
1.
Permit construction of Condominium, Community Apartment Project and Stock Cooperative or conversions of rental units to these forms of ownership when the project contains a sufficient number of units to maintain an active Home Owners Association capable of enforcing covenants, conditions and restrictions.
2.
Prohibit uncontrolled loss of rental housing opportunities by insuring that new Condominiums, Community Apartment Projects, and Stock Cooperatives, which displace lot area or existing units otherwise usable for rental housing, reserves a minimum of one unit for each ten units, or fraction thereof, for the exclusive occupancy by low or moderate income persons. In lieu of said unit(s) reservation, an equivalent fee may be contributed by the subdivider for deposit into a Housing Assistance Fund to aid in the support of programs to provide housing for low and moderate income persons.
3.
Require that proposed conversions of existing rental units to Condominium, Community Apartment Projects, or Stock Cooperative forms of ownership conform to current Building and Zoning Codes so as to not unreasonably extend the useful life of existing non-conforming buildings. The City Council may, at its discretion, permit conversion if double the otherwise required number of reserved units are provided, or if double the in-lieu fee contribution is provided.
4.
Ensure the protection of the rights of tenants and potential purchasers of rental units converting to Condominium, Community Apartment Projects, and Stock Cooperatives by enacting regulatory safeguards.
5.
Protect the quality of Del Mar's residential neighborhoods by requiring appropriate public and private improvements associated with the conversion of rental units.
6.
Ensure that the private sector exercises its responsibilities to provide low cost housing opportunities by requiring reservation of dwelling units to be rented at "Fair Market Rents" to low income households and/or the payment of fees in-lieu of unit reservation.
LOW COST HOUSING PROGRAMS
Section 6416 of the States Housing Element Guidelines requires local governments to prepare a housing program consisting of a "comprehensive problem-solving strategy ... which both establishes local housing goals, policies, and priorities aimed at alleviating unmet need and remedying the housing problem, and sets forth the course of action which the locality is undertaking and intends to undertake to effectuate these goals, policies, and priorities."
Preference for available housing provided under the City's low cost housing programs shall be given to existing Del Mar residents, so as to minimize community displacement by citizens unable to afford the increasing market costs of housing. The City of Del Mar shall retain the option to qualify persons for the use of City Housing Assistance Funds in addition to or in place of the San Diego County Housing Authority.
The Assisted units will be provided by one or more of the following programs:
1.
Floor Area Bonus Provision. The purpose of this program is to offer an incentive to private property owners to participate in the provision of housing for lower income households. Owners of single-family or duplex units in the R2 and RM Zones (except RM-South) will be permitted to construct a new or expand an existing rental unit in excess of the allowable floor area ratio, provided that the resulting rental unit will be rented at or below the HUD established "Fair Market Rent", and only to tenants qualified for Section '8' assistance by the County Housing Authority.
Under the bonus provisions, a bonus of up to 500 square feet for a studio apartment, a bonus of up to 650 square feet for a one bedroom unit, and a bonus of up to 800 square feet for a two bedroom apartment will be permitted. No owner will be entitled to more than one floor area bonus unit per lot, and a deed restriction will be applied to the property restricting in perpetuity the use of the floor area bonus unit to qualified tenants.
2.
Dwelling Unit Reservation - In Lieu Fee. In all residential subdivisions a specified number of units shall be reserved for rental to qualified low and moderate income tenants. The number of units to be reserved shall be set by the City Council by Ordinance and shall be calculated, in combination with the City's other housing programs, to achieve the City's long term housing mix goals. In lieu of reserving units, the City Council may authorize by Ordinance the payment of an in-lieu fee on a per unit basis, all such in-lieu fees shall be deposited in a Housing Assistance Fund and shall be used only to support low and moderate income housing programs within the City.
DESCRIPTION OF LAND USE CATEGORIES
RESIDENTIAL
Very Low Density Residential (0-1 units/net acre)
This land use category is intended to allow single family development that preserves an open character on land within areas that include steep slopes, bluffs and/or canyons.Modified Low Density Residential (1-3 units/net acre)
This land use category is intended to allow single family development in areas having environmental sensitivities of similar degree to established neighborhoods having a density below 3 units/net acre.Low Density Residential (1-4 units/net acre)
This land use category is intended to allow a continuation of the predominately single family residential character that has been historically developed within the Del Mar hills areas and at the north end of the beachfront.Medium Density Single Family Residential (4-8 units/net acre)
This land use category is intended to allow a continuation of single family residential development and thus to preserve an un-crowded character to areas subdivided into relatively small lots. Existing duplexes shall be allowed to continue as non-conforming uses in this area.Medium Density Mixed Residential (4.4-17.5 units/net acre)
This land use category is intended to allow single family development, and conditionally allow duplex development on individual lots of 5,000 square feet or greater. Existing duplexes shall be allowed to continue. New Duplex development shall be allowed by Conditional Use Permit in areas already containing a substantial number of two-family dwellings where such use will not adversely affect the neighborhood or community as a whole.Medium Density Multiple Residential (4.4-10.9 units/net acre)
This land use category is intended to allow single and multiple family residential development, including duplexes, and preserve insofar as possible a village-like character in areas where predominantly multiple development already exists and is interspersed with vacant land.High Density Residential (8.8-12.5 units/net acre)
This land use category is intended to allow single and duplex development on individual lots greater than 7,000 square feet that are within easy walking distance of the Village Center District.COMMERCIAL
Central Commercial
This land use category is intended to allow activities that preserve and enhance the Village Center District of Del Mar. Permitted uses would include pedestrian oriented retail activities and a limited number of offices. The area along Camino del Mar south of 9th Street should be devoted to office/professional usage.Residential Commercial
This land use category is intended to be used as a transition between commercial and residential activities. Permitted uses include a mixture of residential and retail office activities conforming to adjacent residential floor area standards, and with the percentage of commercial floor area not to exceed 30% to 50% of the total floor area. Floor area to lot ratios for such development shall be 30% along Stratford Court.Visitor Commercial
This land use classification is intended to allow activities such as hotels and motels which enable visitors to enjoy the coastal environment. Development should be of a low intensity in keeping with the village character of the community while preserving coastal vistas. Development criteria shall include controls to preserve low to medium density, and informal predominately low rise type of development with a two story limit. The floor area ratio for each lot shall not exceed that allowed in the medium density residential category.Beach Commercial
This land use classification is limited to areas having high scenic value and/or fragile environmental characteristics, and is intended to allow commercial activities that are in harmony with, rather than in domination of, the character of the coastal environment. Development should result in maximum open space, public access and usage (consistent with commercial uses), extremely low building coverage (approximately 10 to 20%), preferably be limited to single story structures, preserve scenic vistas from adjacent public rights-of-way, and not encroach on beach bluffs. All uses of the Central Commercial category would be conditionally allowed. Uses such as beach oriented commercial activities, bicycle rentals, tennis courts, and a limited number of restaurants should be encouraged. Housing such as condominiums, apartments and hotels and motels are not to be permitted.Professional Commercial
This land use category is intended to allow offices and professional buildings to be located in the southern end of the commercial district, as an orderly transition between retail and residential land use.North Commercial
This land use classification is intended to allow commercial and professional activities that provide a service to the community. Development should be of low intensity and profile, offering substantial open space.MISCELLANEOUS
Beaches and Bluffs
This land use category is intended to preserve beach and bluff land as open space. Due to public rights, inaccessibility or hazard, no private structures are permitted. Uses shall include public walkways and recreation.Floodway/Lagoon Habitat
The purpose of this land use category is to preserve areas subject to relatively deep and high velocity floodwater by prohibiting uses which would constitute an unreasonably, unnecessarily or undesirably dangerous impediment to the flow of floodwaters. No structures shall be constructed, nor shall any premises be used except for purposes such as apiaries, aviaries, agriculture, and aquaculture, or wildlife habitat restoration. (Also see San Dieguito Lagoon Specific Plan.)Public Facilities
This land use category is limited to publicly owned land set aside, or in use, to support public schools and governmental offices and facilities.Public Parkland
This land use category is limited to publicly owned land designated for use as a community park or open space preserve.Fairgrounds/Racetrack
This land use category includes those lands under the ownership and jurisdiction of the State of California, 22nd District Agricultural Association. Land use and development includes public uses and activities consistent with said ownership, such as Fair and Horse racing events, public concerts, and exhibitions and exhibits.Railroad
The purpose of this land use category is to allow for a continuance of railroad transportation and open space uses above or adjacent to railroad rights-of-way in Del Mar. Due to landslide danger, single track usage should not be expanded south of 15th Street.Special Note:
In order to implement policies 3-A-2, 3-A-3, 4-D-2, and 1 and 2 under "Residential Area Criteria" the City shall make findings supported by public hearings regarding the norm of existing development in single family and duplex neighborhoods, and the threshold of excessive scale and bulk in multiple family neighborhoods and commercial districts. It is understood that the objectives of these policies to regulate floor area is not to unduly restrict development or redevelopment of properties, but to assure that the scale of such development is compatible with the existing coastal village character of Del Mar.SPECIFIC PLANNING AREAS
Specific Plans, prepared pursuant to the California Government Code provides additional and viable tools to implement the policies objectives of the Community Plans.
Specific Plans can be adopted by Ordinance or Resolution, subject to public hearings and review by the Planning Commission and City Council. Specific Plans are generally used for areas of the City which demand specific planning attention that cannot otherwise be provided through conventional zoning procedures.
Sixteen specific plans are recommended for the City of Del Mar, as set forth in the following summary:
BEACHFRONT SPECIFIC PLAN
PURPOSE AND INTENT:
To provide a comprehensive solution and implementation mechanism to ensure long term protection of public access, and to provide for the protection of public and private properties from off-shore storms.PROVISIONS:
The plan shall provide for:1.
Protection of private properties located on the beachfront and located within the coastal area subject to periodic ocean flooding;
2.
Protection of public access rights to and along the beaches;
3.
Delineation of properties subject to public use and control;
4.
Implementation mechanisms for private property owners to use land identified as being subject to public control;
5.
Establishment of amortization and abatement program for non-complying structures;
6.
Description of specific City goals, objectives, and manner in which the beach area protection and public access issues will be resolved.
The Beach Issues Committee report approved in concept by the City Council on September 12, 1984 provides the basis for this Specific Plan. It is intended that, to the extent feasible, the Plan will be implemented by private actions in conformity with specific provisions set forth in the City's Zoning Ordinance. The Specific Plan is subject to California City Planning Commission and City Council.
BLUFF, SLOPE, AND CANYON SPECIFIC PLAN
PURPOSE AND INTENT:
To protect the natural environment and open space characteristics of unique bluffs, slopes, and canyon areas within the City by establishing criteria and discretionary review for all development within said identified areas.PROVISIONS:
The plan shall provide for:1.
Identification of specific areas of the city where unique topographical characteristics exist warranting special conservation review;
2.
Establishment of general criteria which would guide discretionary review for development within the identified areas;
3.
Refinement of the general criteria and provision for implementation of the policy through the City Zoning Ordinance Overlay Zone provisions.
The Bluffs, Slopes and Canyons Precise Plan, adopted by the voters in 1976 as part of the Community Plan, constitutes this Specific Plan.
Community Development Plan
CAMINO DEL MAR SPECIFIC PLAN
PURPOSE AND INTENT:
To enhance the visual and physical character of Camino del Mar, so as to provide a safer street in both the residential and commercial districts with additional parking and increased pedestrian and bicycle safety.PROVISIONS:
The plan shall provide for:1.
Increased pedestrian usage of the street frontage;
2.
Restricted speeds;
3.
Direct linkage of the Canada-Mexico Bicentennial Bicycle Route;
4.
Narrowing of traffic lanes to one lane each direction north of Jimmy Durante Boulevard and south of Del Mar Heights Road, subject to specific traffic engineering design.
The Specific Plan was adopted by the voters in 1976 as part of the General Plan Amendments. Specific traffic engineering was conducted and major portions of the Plan implemented, including lane reductions at the north and south ends of the City. The northbound lanes between Del Mar Heights Road and Carmel Valley Road were retained as two lanes to provide a "truck" lane and through lane for northbound motorists arriving in the City from westbound Carmel Valley Road. The Camino del Mar Precise Plan, as amended by "A Plan for Camino del Mar" subsequently prepared and implemented, constitutes the Camino del Mar Specific Plan.
CARMEL VALLEY SPECIFIC PLAN
PURPOSE AND INTENT:
To preserve the scenic canyons and stands of Torrey Pine trees located within the Specific Plan area.PROVISONS:
The plan shall provide for:1.
The elimination of the Private Road Easement located along the north side of the planning area, servicing three undeveloped lots and partially encroaching upon two scenic canyons;
2.
The elimination of said lots as separate building sites through the transfer of their development rights to the more buildable portions of the planning area fronting Carmel Valley Road;
3.
The intensification of density for the receiving lots sufficient to make the transfer described in No. 2 above economically feasible to both transferring and receiving property owners;
4.
The provision of municipal utilities to service all new and existing home sites;
5.
Dedication, in fee or by easement, of the scenic canyon areas and of the three lots and road easement described above;
6.
Elimination or resolution of legal encumbrances affecting the various existing parcels.
The Specific Plan was adopted by the City Council as the Carmel Valley Precise Plan, and implemented through the recordation of subdivision.
DRAINAGE SYSTEM SPECIFIC PLAN
PURPOSE AND INTENT:
To provide a comprehensive storm drainage master plan for the City including preliminary design information and project priorities to correct drainage deficiencies.PROVISIONS:
The plan shall provide for:1.
Background information with regard to storm water discharge problems within the City of Del Mar;
2.
A hydrology summary of anticipated climatological and hydrological aspects of design;
3.
A preliminary design of required storm drainage facilities;
4.
Recommended drainage projects, with construction cost estimates and prioritized for implementation.
This Drainage Specific Plan was prepared in December 1978 and constitutes the Storm Drainage Master Plan for the City.
FAIRGROUNDS SPECIFIC PLAN
PURPOSE AND INTENT:
To provide a comprehensive plan for improvements of the Del Mar Fairgrounds, consistent with the objective of the State of California 22 nd District Agricultural Association and its primary leasee, the Del Mar Thoroughbred Association.PROVISIONS:
The plan shall provide for:1.
A description of architectural improvements of the Fairgrounds property, including buildings, grounds, and parking facilities;
2.
Provisions for building and grounds expansions;
3.
Phasing and implementation schedule for said improvements.
The Racetrack Master Plan previously adopted by the 22 nd District Agricultural Association, and as may be amended by the District, shall constitute this Specific Plan. Amendments to the Plan should be coordinated with the City of Del Mar and the California Coastal Commission, particularly as it relates to requirements for municipal services, traffic planning and coordination with the San Dieguito Lagoon Resource Enhancement Program. Being under State jurisdiction, City of Del Mar approval is not required for the existing Fairgrounds Master Plan or amendments thereto.
FLOOD PROTECTION SPECIFIC PLAN
PURPOSE AND INTENT:
To protect life and property from river/flood and off-shore storm damages.PROVISIONS:
The plan shall provide for:1.
Elevations of structures above the designated 100 year flood elevation, as required by the Federal Emergency Management Agency;
2.
Identification of the 100 year flood event elevations for both riverine and off-shore flooding;
3.
City regulatory ordinances, incorporated within the City Zoning Ordinance, to protect properties from potential flooding consistent with No. 1 and 2 above;
4.
Acceptance of the flood plain - floodway ordinances by the Federal Emergency Management Agency, sufficient to attain certification for Federal Flood Insurance.
This Specific Plan is incorporated into the City's Zoning Ordinance, as the Floodway Zone and Floodplain Overlay Zone. Revisions are required for certification with the Federal Emergency Management Agency. Those revisions will be subject to public hearings and approval by the City Planning Commission and City Council.
HISTORIC PRESERVATION SPECIFIC PLAN
PURPOSE AND INTENT:
To protect notable historic landmark and structures by requiring City approval prior to exterior remodeling or demolition, pursuant to General Plan Goal 3-E-5.PROVISIONS:
The plan shall provide for:1.
Local designation of significant historic landmark properties;
2.
Procedures by which the City is provided discretion prior to the removal, demolition, or significant diminutions of such landmark structures;
3.
Provisions by which all practical avenues are explored in attempt to save designated landmarks from destruction.
This Specific Plan is incorporated into an Overlay Zone of the City Zoning Ordinance, which identifies historic landmark properties and provides the mechanisms for protecting them. This Specific Plan (Overlay Zone) was adopted as part of the comprehensive Zoning Ordinance revisions of 1977.
LOCAL STREETS SPECIFIC PLAN
PURPOSE AND INTENT:
To provide a safer and more pleasing environment for automobiles, pedestrians, and bicycles on various individual streets and street segments as identified.PROVISIONS:
The plan shall provide for:1.
Bicycle lanes on various identified roadways located throughout the City;
2.
Provisions to improve traffic safety at the Coast Boulevard-Railroad Crossing;
3.
Provisions to slow traffic on Crest Road;
4.
Provisions to improve the appearance of Del Mar Lane;
5.
Provisions to enhance as a "promenade" both sides of 15th Street from Luneta Drive to Seagrove Park;
6.
Pedestrian system improvements on Coast Boulevard from Camino del Mar to 15 th Street;
7.
Improvement of the "Five Points" Jimmy Durante Boulevard - Via de la Valle intersection; and
8.
The creation of meandering footpaths and low level pedestrian lighting where needed in lieu of concrete curbs and sidewalks within the Beach, North Hills, and Torrey Pines areas of the City.
This Specific Plan was adopted as the Local Streets Precise Plan adopted by the voters in 1976 as the General Plan Amendments. To date, many of the suggestions have been implemented, including Stop signs decreasing speed on Crest Road, the redesign and construction of Jimmy Durante Boulevard and the "Five Points" intersection; and the installation of various bicycle lanes as recommended in the Specific Plan.
OPEN SPACE SPECIFIC PLAN
PURPOSE AND INTENT:
To identify properties throughout the City with particular open space sensitivities, and to establish development criteria and procedures to preserve those open space sensitivities.PROVISIONS:
The plan shall provide for:1.
Identification of properties with specific open space sensitivities warranting City intervention in their development;
2.
A listing of characteristics and sensitivities applicable to each property so identified;
3.
A listing of specific development criteria required to preserve those open space sensitivities;
4.
Conditional Use Permit authority to guarantee performance by the City consistent with the identified development criteria.
The specific open space recommendations delineated in the Environmental Management Element of the General Plan, as adopted by the voters in 1976, shall constitute this Specific Plan. Implementing mechanisms are provided in the City Zoning Ordinance by the Open Space Overlay Zone.
PLAZA-HOTEL SPECIFIC PLAN
PURPOSE AND INTENT:
To coordinate the planning and development of major commercial properties located north of and/or adjacent to 15th Street, including the Amtrak Station, so as to achieve compatibility and design consistency.PROVISIONS:
The plan shall provide for:1.
Pedestrian oriented land uses, recognizing that the subject properties are the focal point of the City;
2.
Land use should include retail and hotel development, including possible hotel accommodations within the adjacent condominium buildings, with minimum floor area devoted to office or non-pedestrian use;
3.
Common traffic ingress/egress and parking;
4.
Preservation of view corridors from adjacent properties and from northbound Camino del Mar;
5.
The incorporation of pedestrian plazas and a 15th Street "promenade linking the development site with Seagrove Park.
The Specific Plan may specify building heights, floor area, land use, etc. not otherwise permitted by the underlying zones, provided that any such increases beyond what zoning specifies be offset by the provision of public amenities that could not otherwise be required. For instance, the floor area ratio might be increased, contingent upon parking being placed underground and/or the provision of other public benefits; height restrictions might be modified, contingent upon preservation of public view corridors encumbering other portions of the project; etc. Full design review shall be required. Implementation and the level of established detail contained in the Plan may be phased, consistent with the differences in development timing resulting from individual and separate ownerships within the Planning area. The Specific Plan is subject to the California Environmental Quality Act review, public hearings and approval by the City Planning Commission and City Council.
SAN DIEGUITO LAGOON SPECIFIC PLAN
PURPOSE AND INTENT:
To develop a comprehensive plan for the preservation and enhancement of the San Dieguito Lagoon.PROVISIONS:
The plan shall provide for:1.
A comprehensive plan which identifies appropriate activities for the lagoon and surrounding lands and site improvements to support those activities;
2.
An implementation plan which describes appropriate means for carrying out the desired site improvements and proposed land acquisitions and outline desirable management arrangements and responsibilities and appropriate funding sources for each element of the program;
3.
Proposed land use regulations as required to protect the environmental sensitivities of the lagoon area.
The San Dieguito Lagoon Resource Enhancement Program, previously adopted by the State Coastal Conservancy, the City of Del Mar, and the California Coastal Commission constitutes the San Dieguito Lagoon Specific Plan. Amendments to that Plan may be required from time to time, to keep the Plan up to date and to assure consistency with other City and State development programs. Such amendments to the Lagoon Enhancement Specific Plan are subject to California Environmental Quality Act review, public hearings and approval by the City of Del Mar, the State Coastal Conservancy, and the California Coastal Commission.
SAN DIEGUITO ROAD SPECIFIC PLAN
PURPOSE AND INTENT:
To preserve the floodway zone lots located adjacent to San Dieguito Road and northwesterly of Grand Avenue as open space and to enhance the commercial area located on both sides of San Dieguito Road at Jimmy Durante Boulevard.PROVISIONS:
The plan shall provide for:1.
Enabling compensation in a voluntary manner to the owners of the floodway zone properties, without the expenditure of public capital, by transferring their development rights to the commercial properties adjacent to Jimmy Durante Boulevard;
2.
Providing for the intensification of the commercial uses fronting Jimmy Durante Boulevard sufficiently to guarantee property renovation, and commensurate with the dedication of open space on the floodway zoned lots to the southeast.
A general guideline to determine the permitted floor area of the commercial lots which "receive" the transferred rights shall be the floor area ratio for the entire Specific Plan area, as though the floodway lots were zoned North-Commercial. The specific permitted floor area shall be determined by the City Council, increased or decreased, at the time of Specific Plan approval.
In exchange for the added floor area, the Floodway lots shall be preserved by dedication in fee or easement to the City of Del Mar or the State of California. Land use, parking, landscaping, building heights and other 'standards of the NC Zone shall apply. Full design review shall be required. The Specific Plan is subject to the California Environmental Quality Act review, public hearings and approval by the City Planning Commission and City Council.
VILLAGE CENTER SPECIFIC PLAN
PURPOSE AND INTENT:
To improve the appearance and function of the Village Center Area, generally located between 15th Street on the north and 8th Street on the south.PROVISIONS:
The plan shall provide for:1.
Continuity of landscaping theme, street furniture, lighting, public signing, sidewalk pavers, and other design features as required to identify and enhance the village area;
2.
Methods to allow safe and convenient pedestrian crossings across Camino Del Mar;
3.
Location of common satellite parking areas which will serve the downtown businesses;
4.
Land use allocations which will help to provide economic and functional vitality to the retail portion of the downtown district;
5.
Right of way improvements to enhance the appearance of the village and which assists in its identification as the Village Center;
6.
Coordination with the Plaza-Hotel Specific Plan;
7.
Special provisions for the use and development of public lands including the City Hall site and/or the Del Mar Shores school grounds;
8.
An economic analysis of the Specific Plans' recommendations; and
9.
An implementing mechanism to implement all of the above provisions.
The Plan should also assess the impediments of downtown revitalization and propose solutions. The Plan should take into account previous studies of the Village Center area, including prior Chamber of Commerce parking studies, the Village Center Study, and the Del Mar 2000 report. The Specific Plan is subject to California Environmental Quality Act review, public hearings and approval by the City Planning Commission and City Council.
WASTE WATER SYSTEM SPECIFIC PLAN
PURPOSE AND INTENT:
To prepare a comprehensive plan and description of the City's sewer system and waste water facilities required to manage existing and ultimate sewage flows, including an estimate of construction and installation costs of proposed recommendations.PROVISIONS:
The plan shall provide for:1.
Determination of ultimate sewage flows;
2.
Evaluation of the existing pump stations and force mains;
3.
Capacity analysis of the existing system;
4.
Recommended improvements;
5.
Prioritization and preliminary cost estimates for the recommendations.
The Waste Water Master Plan was prepared by consulting engineers in August 1983 and constitutes the Waste Water Specific Plan.
WATER SYSTEM SPECIFIC PLAN
PURPOSE AND INTENT:
To provide a comprehensive evaluation of the transmission, storage and distribution networks comprised in the City of Del Mar Water System, including an analysis of the current system and needs, and to provide for the capability to reassess the system at any future time contingent upon changes in the system, water requirements, or defined fire flows.PROVISIONS:
The plan shall provide for:1.
Analysis of base and peaking water requirements within the City;
2.
Analysis of fire flow requirements;
3.
Analysis of anticipated needs, including the storage, distribution, and transmission facilities.
The City of Del Mar Water Master Plan, was prepared by consulting engineers in August 1983, constitutes this Specific Plan of the City for provision of water services.