El Camino Real Specific Plan

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The El Camino Real Specific Plan (ECRSP) encompasses approximately 228-acres covering an aging commercial corridor along El Camino Real (SPA) in the City of Encinitas. The ECRSP provides a regulatory framework to guide future site-specific development (including infill) and improvements within the commercial corridor to support revitalization of the SPA through implementation of streetscape improvements, and objective design standards that would ensure future site-specific development and redevelopment to achieve the land use vision and design objectives intended for the SPA while housing is permitted by-right through State housing legislation. The ECRSP includes mobility and safety improvements for pedestrians, bicyclists, and motorists, encourages development and redevelopment within the SPA, and requires more pedestrian connectivity throughout the corridor with the inclusion of community benefits, amenities, and gathering spaces.

The intent of the ECRSP is to facilitate revitalization in the SPA through the creation of a vibrant, diverse, and pedestrian-friendly area that becomes a destination for residents and visitors to live, work and shop. Through creating a high-quality public realm, the SPA will become a more attractive place and thus spur economic development and revitalization. High quality public realm investments may be led by both public investment such as streetscape improvements and incentivized through a Community Benefits Program for private investment. The Community Benefits Program provides incentives for developers to provide or fund community needs, priorities, and economic prosperity and equity. It provides an opportunity for a developer to receive additional development incentives for a project in exchange for providing certain amenities or improvements desired by the community, such as a small park or public plaza. Additionally, the ECRSP includes a “frontage zone” concept that allows public amenities within the private property area for increased pedestrian connectivity, public seating, paseos, public art, bike racks, and other amenities. As development or redevelopment occurs, the economic and revenue base of the City will improve, contributing overall to the economic viability of the area.

Public Meetings

California Coastal Commission - May 7, 2025

On May 7, 2025, the California Coastal Commission approved the City's request to amend its Local Coastal Program for the El Camino Real Specific Plan which certifies that the City's amendment is consistent with the California Coastal Act. With this certification, the City may begin to implement the El Camino Real Specific Plan as of May 17, 2025, consistent with the findings included in City Council Resolution No. 2024-085.

City Council - September 25, 2024

On September 25, 2024, the City Council conducted a second reading and adoption of the El Camino Real Specific Plan and associated amendments to the Zoning Regulations and the City's Local Coastal Program.

Agenda for September 25, 2024 - See Item 8E
Ordinance No. 2024-08 - Adopting the El Camino Real Specific Plan, Zoning Regulation and Local Coastal Program Amendment
Public Notice
CEQA- Notice of Determination Filing

On September 11, 2024, the City Council adopted the Mitigated Negative Declaration (MND), General Plan Amendment (GPA), and introduced the Zoning Code Amendment (ZA) and Local Coastal Program Amendment (LCPA) related to the adoption of the El Camino Real Specific Plan (ECRSP).

Agenda for September 11, 2024 - See Item 10B for Report, Resolution's and Ordinance
Resolution No. 2024-083 - Adopting the MND and MMRP
Resolution No. 2024-084 - Adopting the Figure 4 New Encinitas Land Use Map Amendment
Resolution No. 2024-085 - Authorize staff to submit the Local Coastal Program Amendments to the California Coastal Commission
Presentation
Public Notice

Planning Commission - August 15, 2024, and Continued to August 22, 2024

On August 22, 2024, the Planning Commission recommended that the City Council adopt the El Camino Real Specific Plan with recommended modifications, the Mitigated Negative Declaration and associated amendments to the Land Use Element of the General Plan, the Zoning Regulations, and the Local Coastal Program to reflect the adoption of the ECRSP.

Joint City Council and Planning Commission

On June 26, 2024, the City Council and Planning Commission conducted a special joint meeting to receive an overview and introduction to the Public Review Draft Specific Plan and Draft Initial Study/Mitigated Negative Declaration. The City Council and Planning Commissioner's provided feedback on the documents for consideration and inclusion into the Specific Plan.

Agenda
Agenda Report (large file and may take time to load)
Presentation
Public Notice
Response to Public Comments Memorandum

Mobility and Traffic Safety Commission

Public Review Documents

Public Review of the Draft El Camino Real Specific Plan

The Public Review of the Draft El Camino Real Specific Plan coincides with the 30-day public review period of the Draft Initial Study and Mitigated Negative Declaration. Please see details below. The Public Review Draft Specific Plan is the result of a comprehensive planning effort lead by the City of Encinitas that incorporates community feedback received throughout the course of the preparation and development of the Specific Plan through extensive outreach efforts in the form of community workshops, pop-up events, and public meetings with the El Camino Real Specific Plan Task Force.

Public Review Draft El Camino Real Specific Plan

Public Review of Draft Initial Study and Mitigated Negative Declaration

he Draft Initial Study/Mitigated Negative Declaration has been prepared pursuant to California Environmental Quality Act (CEQA) Guidelines. The purpose of this document is to analyze potential environmental effects that may or may not result from the Specific Plan project. The 30-day public review comment period for the El Camino Real Specific Plan Draft Initial Study/Mitigated Negative Declaration (CEQA environmental document) commences from June 3, 2024 to July 2, 2024. Comments must be received no later than 5:00 PM on July 2, 2024 and may be submitted via mail, or drop-off at City Hall, or email to mdacey@encinitasca.gov.

Past Public Outreach Events

Workshop No. 3: Public Review Draft and Draft Mitigated Negative Declaration

On June 11, 2024, El Camino Real Specific Plan Workshop No. 3 took place at the Encinitas Library Community Room located at 540 Cornish Drive, Encinitas, 92024. The focus of the workshop was to present the Public Review Draft Specific Plan document and inform the public of the shift to remove the mixed-use overlay pursuant to City Council direction received in June 2023 regarding State housing legislation (AB 2011 and SB 6). Approximately 30 members of the public were in attendance and were encouraged to review workshop exhibits, ask questions, and provide written comments while the public review comment period is currently under way from June 3, 2024 to July 2, 2024. An additional way to provide those written comments is through the digital comment space that includes the workshop boards and will include the workshop recording once it has been processed here: https://rickplanninganddesign.mysocialpinpoint.com/el-camino-real-specific-plan/publicreview/

ECR Task Force Meeting

On January 23, 2024, the El Camino Real Specific Plan Task Force received a project status update, which included a modified scope of work for the project, as directed by City Council on June 21, 2023 (Link to City Council Meeting), changes made to the draft community benefits program and draft development standards, and to provide input and feedback on streetscape amenities for the corridor.

ECR Task Force Meeting

On Saturday October 8, 2022 the El Camino Real Specific Plan Advisory Task Force and City staff conducted a walkabout along El Camino Real to discuss topics such as: streetscape, walkability, public amenities, building placement and orientation, landscaping, creek restoration, height, utilities, signage, and parking. Members of the public who attended the walkabout had the opportunity to discuss these topics with a focus on how they would like to see the corridor improved in the future. Approximately 20 members of the public joined the group for an approximate 1.5-mile walk with four stops planned along the route to discuss the topics and their observations. Members of the public who were unable to attend may also participate in their own walkabout utilizing the handout below and may provide comments back to City staff.

ECR Task Force Walkabout Handout

ECR Task Force Meeting

Public Scoping Meeting for Notice of Preparation (NOP) of Draft Environmental Impact Report (EIR)

An open house public scoping meeting was held on August 30, 2022 at City Hall in the Poinsettia Room. The purpose of the public scoping period is to solicit input and comments from public agencies and the general public regarding the environmental content to be analyzed within the Environmental Impact Report (EIR) for the El Camino Real Specific Plan. Interested parties may submit written comments on the content for the scope of the EIR by 6:00 PM on Wednesday, September 14, 2022 at the latest due to the time limits mandated by state law.

ECR Task Force Meeting

The second meeting of the task force took place at City Hall in the Poinsettia Room on August 2, 2022. The Task Force received a summary of Workshop No. 2 public feedback, the vision statements for the corridor, and provided input on the draft preferred design alternatives in conjunction with the proposed mixed-use overlay and potential street design for the corridor.

Workshop No. 2: Design Alternatives

The El Camino Real Specific Plan Workshop No. 2 took place on June 20, 2022 at the Encinitas Community and Senior Center. Approximately 60 members of the public attended the workshop. The purpose of the workshop is to gain community input on preferred development types and site designs that will inform the recommendations in the Specific Plan. The workshop provided hands-on exercises to inform the urban design of future development within the corridor, with draft design concepts presented, and provided the public with a Workshop No. 1 Summary. An interactive online activity was also made available for the public to continue to provide their input until July 15, 2022. Additionally, the City conducted four pop-up style events at the local farmer's market and specific sites throughout the corridor the week of July 10 to July 15, 2022.

ECR Task Force Meeting

On May 11, 2022, the Encinitas City Council directed staff to create a nine member advisory task force. The Task Force shall review and guide the development of the Specific Plan which includes the following various tasks:

Review the existing conditions and work completed to date;
Review and comment on the goals, objectives and policies for the plan; and
Review and comment on the land use, circulation, and development and design standards.

The first meeting of the task force to introduce the members to the project and work completed to date was held virtually on June 7, 2022.

Developer Roundtable Discussion

The developer roundtable discussion took place on Tuesday, December 7, 2021 in the Poinsettia Room at City Hall. Seven participants from the affordable housing and market-rate development community provided their perspective regarding barriers with development and design regulations that currently prevent revitalization of the El Camino Real corridor, and discussed options that would make the corridor an attractive investment opportunity. Approximately 15 members of the community attended the discussion.

Workshop No. 1: Opportunities, Constraints, and Visioning

Workshop No. 1 took place on Monday, November 15, 2021 at the Encinitas Community and Senior Center, which included a presentation and involved an open house with interactive stations. Approximately 50 members of the community attended the event. Discussion topics included the overall project, it's schedule and process, land use, urban design, mobility (transportation), economics, and the public's overall vision for the corridor. The Opportunities and Constraints Memorandum is the companion document that provides a detailed analysis regarding the land use, urban design, mobility, and economics discussion topics from the workshop.

Watch the November 15, 2021 workshop recording below.

Background Information

The City of Encinitas is proceeding with a process to develop the El Camino Real Specific Plan, a plan that will reimagine possible future development within the El Camino Real corridor in Encinitas. The City is launching an initial survey to seek input from the community on the specific plan. The feedback received from the community will be reviewed by the project team and used to inform the plan.

In March 2021, the Encinitas City Council unanimously approved $315,000 in funding for the development of the plan, adding to the $300,000 the City received from the California Housing and Community Development Department in November 2020. Now, the City is in the process of hiring a consultant to develop the specific plan with a focus on engaging residents during the process. The City plans to implement additional community surveys and presentations throughout the process in order to align the specific plan with the community’s overall vision for the area.

“The City will be selecting a project consultant to prepare the specific plan in summer 2021. The input collected from the survey will give the project team a better understanding of our community’s needs and values for the El Camino Real corridor,” said City of Encinitas Councilmember Joe Mosca. “The City values hearing your feedback and is excited for the future development of the corridor.”

El Camino Real Specific Plan

El Camino Real Specific Plan Community Survey Results

(Survey Window: May 12, 2021 to June 2, 2021)

The City team conducted an online survey that was promoted to key stakeholders including El Camino Real residents, businesses, property owners, developers and HOAs. Additionally, the survey focused on topics of interest for individuals concerned with one or more of the following: mobility, traffic safety and transit options, housing in Encinitas, trails and parks, habitat preservation and the area’s history and culture. Over 681 responses were received during the survey window and the results have been compiled into the Early Outreach Survey Report.

What’s a specific plan?

Cities throughout California have what is called a general plan. The general plan acts as a blueprint or vision for development in a city. A specific plan implements the goals and policies of the general plan for a specific area or neighborhood within the community.

Today, the El Camino Real corridor is the City’s busiest and most vibrant commercial corridor and serves as a major thoroughfare within the community. In the future, the City’s General Plan envisions more connection, and walkable areas throughout the City that support a mixture of land uses, including retail, office and neighborhood-friendly housing in the right locations. The development of a specific plan for the El Camino Real Corridor will help to provide the necessary development standards in order to further implement a blueprint for the community.

Why is the specific plan needed?

Development has occurred in the El Camino Real corridor steadily over time. Many buildings and existing land uses were developed before the City was incorporated in 1986 when there was no comprehensive plan to guide development. Real estate market conditions and the needs in the community have also changed. A specific plan is needed to help revitalize and preserve the long-term health of this important corridor in the Encinitas community. If the corridor does not adapt or evolve to meet these needs, the area is at risk for underutilization. This would result in a financial impact to the City, as the El Camino Real corridor provides important tax revenue for the City’s general fund, which is used to fund public safety and other critical programs and services to the community.

“Through the specific plan development process, the City will work with the community to create a holistic plan that will allow the El Camino Real corridor to evolve in ways that meet Encinitas’ needs, now and in the future,” said Encinitas Mayor Catherine Blakespear. “It’s important for the City to invest in the specific plan at a time when our community needs it the most. Projects like this not only will improve mobility, neighborhood connectivity and the quality of life for our community members, but will contribute to our long-term economic vitality as well.”

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