CARDIFF SPECIFIC PLAN
THE GOOD, THE BAD AND THE UGLY |
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WHAT IS A SPECIFIC PLAN?
The City of Encinitas has a General Plan that programs the orderly growth of the city in such a fashion that it protects the rights of its citizens and ensures that appropriate city and utility services are available when needed. A specific plan defines the particular needs and wishes of the public for a segment of the city. It includes zoning requirements, development standards and protections for those directly and indirectly affected by the changes.
WHY IS A SPECIFIC PLAN IMPORTANT?
Community character is vital. Most other beach communities have lost their uniqueness because of the recent national urban planning school philosophy that mixed-use of commercial and office space is good. Go from one of these communities to another and they all look alike. High-density development, residential use over stores and at least two story buildings prevail.
Unless Cardiff creates a set of standards that says that the current building heights must remain, strict building standards enforced and no time share facilities or additional mixed use allowed, our earthy hometown feeling and community serving businesses will be lost forever.
WHAT PARTS OF CARDIFF ARE INCLUDED IN THE SPECIFIC PLAN AREA? |
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WHO IS PROPOSING CHANGES?
The city hired a consultant in 2002 and paid him approximately $100,000 to prepare a specific plan for the 6 block Cardiff downtown area. In March of 2007, the consultant presented his concept to the Encinitas City Council. After a hue and cry from the public the council kicked the plan back to the planning commission for hearings and revision. A planning commission citizen committee has been appointed by the council and is presently reworking the consultants draft proposal.
WHAT CHANGES DID THE CONSULTANT PROPOSE? |
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That buildings be allowed to be constructed up to 33 feet in height |
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That developers be allowed to build two floors of housing above commercial and office spaces |
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That developers be allowed to build up to 34 dwelling units per acre (with state mandated Density Bonus allowances) |
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That parking requirements for the mixed-use space be lowered |
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That new buildings have no setback from the sidewalks |
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That owners would be granted reduced building requirements and additional development rights as incentives to improve their projects |
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WHO BENEFITS FROM THE CONSULTANT PROPOSED CHANGES?
A select few property owners and developers would reap the majority of the benefits of the proposed plan. The city may also benefit by getting a small number of temporary low or medium cost housing units to help meet the housing quota but history has shown that few low income people benefit from such programs in the long run.
WHO IS SUPPORTING THE CHANGES?
Development interests and their promoters.
WHAT BENEFITS WILL COME FROM THE PROPOSED CHANGES?
Very few benefits will accrue to residents of Cardiff.
WHAT IMPACTS WILL THE CHANGES HAVE ON RESIDENTS? |
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The character of our beach town community will be changed forever. We will have a beach and a town but the two will have little to connect them |
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Residents of Cardiff will loose its business district to more high-density residential development if mixed-use development is allowed |
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The open space that means so much to residents and visitors alike will be filled to the sky with cookie cutter structures |
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Community and area views will be lost |
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Traffic and parking problems will significantly worsen |
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Air and water pollution will increase |
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Residents quality of life will be significantly impacted |
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WHAT IS THE APPROVAL PROCESS FOR THE CARDIFF SPECIFIC PLAN?
The committee’s plan will be submitted to the Encinitas Planning Commission for public hearings, action and recommendation to the Encinitas City Council. Council will also hold hearings and approve, reject or modify the Cardiff Specific Plan. There will be a short appeal period available to anyone or group that is contrary minded and desires to challenge the council’s decision.
WHAT HAS BEEN THE PUBLIC’S REACTION TO THE PROPOSED CHANGES?
The Cardiff-by-the-Sea Protection Association polled over 600 people in front of the Starbucks Coffee Shop on August 4 and 5. Of this number only two supported mixed-use and the 30 foot building height standard and both were property owners from within the business district. Residents are for tightening the zoning and building regulations, not making them more developer friendly.
WHAT ARE THE DANGERS LURKING IN THE REVIEW PROCESS?
The biggest threat facing Cardiff is that the citizen review committee will fail to represent the wishes of the community and that it submits to city council a document that endorses development biased mixed-use and a 30 plus foot building height standard.
WHAT CAN YOU DO TO HELP PRESERVE YOUR COMMUNITY?
Complete our quick form and provide us with your e-mail address and permission to contact you so that we can keep you posted on current events and what you can do to help. People power is mandatory if we are to preserve the community we love.
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| CPA CARDIFF-BY-THE-SEA PROTECTION ASSOCIATION |