a.   Application. A Special Area Regulation shall be deemed applicable when conditions or purposes specified within individual Special Area Regulations are found present within San Diego County and a Special Area Designator is included within a zone.

b.   Location of Designator. Designators for Special Area Regulations shall follow the designators for the Development Regulations.

c.   Notation. Special Area Regulations applicable within a zone shall be indicated by a letter pursuant to the table at Section 5025.

d.   Exemption. The following uses are exempt from Special Area Regulators that require a discretionary review.

a.   Lands Under Contract. The uses of land subject to a Land Conservation Act contract shall be restricted to those uses as set forth in the contract.

b.   Lands Not Under Contract. The uses of land not subject to a Land Conservation Act contract shall be as set forth in the applicable use regulations except that:

a.   State Statute. The proposed use complies with all provisions of the California Land Conservation Act of 1965; and

b.   Compatibility with Agricultural Use. The proposed use would not be incompatible with the continued agricultural use of any land within the agricultural preserve. This determination shall include a consideration of the following:

a.   A one or two family dwelling on a single lot.

b.   Attached accessory structures associated with a. above.

c.   Detached accessory structures associated with a. above which are both 1,000 square feet or less in area and 12 feet or less in height.

d.   Alterations to the interior of a structure which are not visible from the outside provided that there is no change in use.

e.   Electrical, gas or other utility improvements where no associated discretionary permits are required, provided that any visible portion of such improvement does not exceed 24 inches in any dimension. The Director may require the applicant to submit an affidavit stating that the proposed utility improvement will not serve a use other than those uses presently occurring legally on the site.

f.   Temporary improvements associated with construction activities authorized by building permit. Said improvements shall include, but not be limited to, trailers, fences, and signs which do not require discretionary approval by other applicable sections of The Zoning Ordinance.

g.   Temporary special purpose off-premise signs pursuant to Section 6207.

h.   Exterior alteration or new construction not otherwise exempt under this section, which is not visible from any street, excluding alleys, within the designated scenic area. Eliminating said visibility through screening techniques such as landscape, walls, fences or grading shall not qualify such exterior alterations or new construction for this exemption. The Director shall determine if a project meets this exemption standard and may require any necessary information including drawings, photographs and/or other graphic exhibits.

i.   Small antennas (i.e., satellite earth station receiving antennas or similar antennas for video programming and television signals) exempted by Federal Communications Commission rules from local design review regulations. This exemption applies to antennas that are one meter (39 inches) or less in diameter or diagonal measurement. Such antennas mounted on masts exceeding 12 feet in height are not included in this exemption.

a.   View Points. An accurate representation of the development as viewed from at least 3 separated and critical points exterior to the development site and which show the treatment of the scenic resources present on the site as related to those resources which are adjacent to the site. The 3 exterior view points shall be proposed by the developer and approved by the Director prior to the preparation and submission of the Site Plan

b.   The placement, height and physical characteristics of all existing and proposed buildings and structures located on the development site;

c.   The existing vegetation and all proposed landscaping with heights at maturity indicated.

d.   The location and dimensions of existing and proposed ingress and egress points, interior road and pedestrian walkways, parking and storage area;

e.   The size and location of existing and proposed utilities;

f.   The existing and finished topography of the development site, including the existing natural drainage system and its proposed treatment;

g.   The number, size, location and design of existing and proposed signs; and

h.   The exterior lighting plan, the interior lighting of buildings and structures which will have a visual impact on the exterior appearance of the development.

a.   Building Characteristics. All development shall be compatible with the topography, vegetation and colors of the natural environment and with the scenic, historic and recreational resources of the designated areas.

b.   Building and Structure Placement.

a.   If it is determined, based upon substantial evidence, that the proposed project is not visible from any areas adjacent to significant recreational, historic or scenic resources, including but not limited to Federal and State parks and if it is determined that the Site Plan review process would not materially contribute to the attainment of the stated purpose or objectives of the Scenic Area Regulations to the subject property, or that all of the purposes and requirements of the Site Plan have been fulfilled by an existing approved discretionary permit. In making a decision on such a Site Plan permit exemption, the Director shall consider the recommendation of the applicable Community Planning Group or Sponsor Group. Site Plan permit exemption requests shall be transmitted by the Director to the Group using a form approved by the Director for that purpose. If no recommendation is received by the Director from the Group within 45 days following the Group's receipt of the request, the Director may make a decision without the Group's recommendation.

b.   If all of the purposes and requirements of the Site Plan will be fulfilled by a concurrent discretionary permit which will be reviewed by the applicable Community Planning Group or Sponsor Group.

a.   The erection, construction, conversion, establishment, alteration, enlargement, or demolition of any building, improvement or portion thereof;

b.   Excavation or grading of, or deposit of soil or other material upon, any lot or premises; or

c.   Clearing and grubbing of any natural vegetation.

a.   Minor building permits, such as any of the following:

b.   Clearing for fire protection purposes within 100 feet of a dwelling unit and other permitted structures. Any additional clearing for fire prevention, control or suppression purposes is exempt when required in writing by a fire prevention or suppression agency. This exception does not apply in riparian habitats.

c.   Limited clearing as necessary for the purpose of surveying, geotechnical exploration and access of percolation tests and wells.

d.   Clearing and minor grading which does not require a grading permit, either or which conforms to the location, extent and purpose expressly authorized by an approved plan accompanying a discretionary development permit.

e.   Limited clearing to provide access to property to perform activities that are listed in b through d above.

f.   Any essential public facility or project, or community recreational facility, which includes public use, when the authority considering an application listed at Article III, Section 1 above makes the following findings:

g.   Any project for which a final subdivision map has been recorded or a major use permit has been approved where such map or permit bears the certification that all requirements of the Resource Protection Ordinance have been met.

h.   Any project for which the Director has determined in writing that it can be seen with certainty that no environmentally sensitive lands exist on the property.

i.   Any ongoing, existing agricultural operations, such as cultivation, growing and harvesting of crops and animals performed on the site. Land left fallow for up to three years shall be considered to be existing agricultural operations.

j.   Any project for which the Board of Supervisors has determined that application of these special area regulations would result in the applicant being deprived of all reasonable economic use of property in violation of federal or state constitutional prohibitions against the taking of property without just compensation.

a.   The placement and size of all existing and proposed buildings and structures located on the development site;

b.   The dimensions of the following: exterior boundary, structures, setbacks of structures to property lines and between structures, parking areas and driveways;

c.   The existing vegetation to be removed or retained and all proposed landscaping. Any existing non-agricultural trees with trunk dimensions of six inches (6") or greater shall be shown, and those that are proposed to be removed shall be labeled;

d.   The location and dimensions of existing and proposed ingress and egress points, interior road and pedestrian walkways, parking and storage areas, contiguous streets and all easements;

e.   The location of the 100 year floodplain as shown on both Department of Public Works 100 year Floodplain Maps and FEMA Flood Insurance Rate Maps;

f.   The location of any natural drainage (including intermittent streams) and any proposed drainage systems;

g.   All preliminary grading, including incidental grading related to site preparation; and

h.   The slope categories for the entire property in acres, based on a slope analysis prepared pursuant to Section 5305.

a.   The site is physically suitable for the design and siting of the proposed development.

b.   The proposed development will result in minimum disturbance of environmentally sensitive lands.

c.   The proposed development conforms to the requirements contained in Section 5307.

d.   The proposed development is in conformance with the General Plan.

a.   Wetlands.

b.   Floodway. The development of permanent structures for human habitation or as a place of work shall not be permitted in a floodway.

c.   Floodplain Fringe. All uses permitted by zoning and those that are allowable in the floodway are allowed in the floodplain fringe. Prior to granting a site plan required by this section for development, including permanent structures, grading, fill, deposit of soil or other material, or removal of natural vegetation within a 100-year floodplain fringe, all of the following criteria shall be met:

d.   Steep Slope Lands. No development, grading, excavation, or deposit of soil or other material, on Steep Slope Lands shall be permitted except as follows:

e.   Sensitive Habitat Lands. Development, grading, grubbing, clearing or any other activity or use damaging to sensitive habitat lands shall be prohibited. The Board of Supervisors may allow development when all feasible measures necessary to protect and preserve the sensitive habitat lands are required as a condition of permit approval and where mitigation provides an equal or greater benefit to the affected species.

f.   Significant Prehistoric and Historic Sites. Development, trenching, grading, clearing and grubbing, or any other activity or use damaging to significant prehistoric or historic site lands shall be prohibited except for scientific investigations with an approved research design prepared by an archaeologist certified by the Society of Professional Archaeologists.

a.   Uses Containing Structures With a Capacity of 300 Persons or More. Any use having the capacity to house, serve, entertain or otherwise accommodate 300 or more persons at any one time.

b.   Uses With the Potential to Severely Damage the Environment or Cause Major Loss of Life. Any use having the potential to severely damage the environment or cause major loss of life if destroyed, such as dams, reservoirs, petroleum storage facilities, and electrical power plants powered by nuclear reactors.

c.   Specific Civic Uses. Police and fire stations, schools, hospitals, rest homes, nursing homes, and emergency communication facilities.

a.   Major Use Permit. No permit of any type shall be issued for the construction or alteration of any building or structure, nor shall any person construct or alter a building or structure for which a permit is required unless pursuant to a major use permit approved in accordance with the Use Permit Procedure commencing at Section 7350.

b.   Geologic Report Required. In addition to the documents required by Section 7354.b, the application for a use permit shall include a soil and geologic report prepared by a registered soils engineer and registered geologist certified in engineering geology.

c.   Construction Limitations. No building or structure to be used for human occupancy shall be constructed over or within 50 feet of the trace of an active known fault. For the purpose of these regulations, a building or structure to be used for human occupancy is one that is regularly, habitually, or primarily occupied by humans. Buildings and structures shall be designed to resist the earthquake forces prescribed by the Uniform Building Code and to incorporate the design recommendations contained in the soils and geologic report required by subsection "b" of this section.

d.   Exceptions to this Section. The provisions of this section shall not apply to:

a.   Uses permitted by the Use Regulations.

b.   Any irrigation structure; and

c.   Flood control structures and facilities subject to the provisions of Section 5462.

a.   Adopted Plan. Concrete flood control channels shall be constructed only in accordance with a plan adopted by the Board of Supervisors.

b.   Construction Without Adopted Plan. If a plan for channelizing a watercourse has not been adopted, earth, sack cement, rip rap or similar flood control structures or facilities shall include plans satisfactory to the Director of Public Works, to connect to future compatible flood control structures or facilities upstream and downstream.

a.   Flood Control Channels and Levees. Natural grass-lined or similarly vegetated flood control channels.

b.   Dams and Reservoirs. Dams and reservoirs designed primarily for water conservation, recreation, or debris control.

c.   Erosion Control Works. Erosion control incidental to agricultural land use and natural resource extraction operations.

d.   Ground Water Replacement Works. Ground water replenishment works, such as, but not limited to diversion dams, percolation beds, spreading grounds and injection wells.

e.   Other Structures or Facilities. Any similar drainage or flood control structure or facility which the Director of the Department of Public Works determines would not unduly accelerate or increase the flow of water so as to create a condition which would be detrimental to the health or safety of persons or property.

a.   Archaeological Landmarks or Districts. No salvage mitigation, undergrounding of utilities, trench excavation, grading, clearing, grubbing, removal of archaeological features or artifacts, or any other activity or use potentially damaging to a designated Archaeological Landmark or District protected under this Ordinance shall be permitted, except by site plan review pursuant to Section 5709(c.) and/or 5710.

b.   Historic Landmarks or Districts. No construction or alteration of any building or structure, grading, removal of historic features or artifacts, or any other activity or use potentially damaging to a designated Historic Landmark or District protected under this Ordinance shall be permitted, except by site plan review pursuant to Section 5709(a. or b.) and/or 5710.

a.   Designated Historic District. No permit of any type shall be issued for the construction or alteration of any building or structure, or movement of earth nor shall any person construct or alter a building or structure in areas subject to these regulations until a site plan which conforms to the criteria established pursuant to these regulations has been submitted and approved in accordance with the Site Plan Review Procedure commencing at Section 7150.

b.   Designated Historic Landmarks. No permit of any type shall be issued for any alteration to, or construction or earth movement on a parcel containing a designated historic landmark nor shall any person alter, or do any construction on a parcel containing a designated historic landmark until a site plan which conforms to the criteria and procedures established pursuant to these regulations has been submitted and approved in accordance with the Site Plan Review Procedure commencing at Section 7150.

c.   Designated Archaeological Landmarks or Districts. No permit of any type shall be issued for the construction or alteration of any building or structure, or movement of earth, nor shall any activities described in Section 5708 occur, in areas designated as Archaeological Landmarks or Districts until a site plan which conforms to the criteria established pursuant to these regulations has been submitted and approved in accordance with the Site Plan Review Procedure commencing at Section 7150.

d.   The following projects are exempt from the Site Plan requirements of the Historic/Archaeological Landmark and District Area Regulations:

a.   If it is determined that the nature of the proposed project is such that subjecting it to the Site Plan review process would not materially contribute to district or landmark preservation objectives. In making a decision on such a Site Plan permit exemption due consideration shall be given to the recommendation of the applicable Historic District Review Board or the San Diego County Historic Site Board or both, as is specified in Section 5745. Such recommendation shall be in writing, signed by the Chairperson of said Advisory Board, and shall be accompanied by a copy of the project plans upon which the recommendation was based. Site Plan permit exemption requests shall be transmitted by the applicant to the Advisory Board using a form approved by the Director for that purpose. If no recommendation is received by the Director from the Advisory Board within 45 days following the Advisory Board's receipt of the request, the Director may make a decision without the Advisory Board's recommendation.

b.   If all of the purposes and requirements of the Site Plan have been or will be fulfilled by another required discretionary permit which has been or will be reviewed by the Historic Site Board or other applicable Historic District Board.

a.   Use. The existing or proposed use and design of the premises, building or structure, including areas to be paved, graded, excavated, landscaped or otherwise improved or disturbed; and

b.   Value. The historic, cultural archaeological or architectural resource value or significance of a building, structure or site based upon research of historic archives, archaeological and/or ethnographic data, photographs and other documents; and

c.   Relationship to the designated landmark or district. The relationship of the proposed use, activity, building or structure to the historic, cultural, archaeological or architectural resources present at the designated landmark or in the surrounding designated district.

a.   Compatibility of Use. The use proposed for a building, structure, or parcel of land shall be compatible with the uses predominating in the designated area.

b.   Compatibility of Design. All development demolitions, relocations, conversions, or other alterations occurring on designated landmark or district landmark properties shall be in keeping with the architectural style and scale characterizing the period of history in which the structure was built, including the landscaping features, and/or the archaeological features which caused the property to be so designated as a district or landmark. Restoration efforts shall be in keeping with details, materials, textures, colors, and landscape features common to the period of history when the designated landmark or district was constructed. Where necessary, alternative building regulations shall be applied pursuant to part 8 of title 24 of the California Administrative Code, entitled "The Historic Building Code." The Secretary of the Interior's Standards for Historic Preservation Projects shall be the basis for historic design review.

c.   Compatibility with Archaeological Resources.

a.   No person or organization shall demolish, destroy, or move all or any part of a designated historic landmark or district, nor shall any person or organization demolish, destroy or remove artifacts from all or any part of an archaeological landmark or district, nor shall any permit be issued which would allow such actions unless pursuant to a Major Use Permit. In lieu of a major use permit, a Site Plan may be approved pursuant to Section 5724 for such actions where the Director finds that the building, structure or site involved was not a contributing factor in the designation of the landmark or district, as supported in the documentation submitted to the Board of Supervisors when the site was designated.

b.   A Major Use Permit for the above actions on all or any part of a designated landmark or district shall not be approved unless the Approving Authority finds that one or more of the following conditions exist:

c.   A Major Use Permit for demolition of all or any part of a designated historic landmark or district shall not be approved unless the site or structure thereon cannot be moved or relocated.

a.   Site Plan Required. Demolition or moving of structures, buildings or sites which are not designated historic landmarks but are within Specific Historic Districts, or are determined by the Director to be non-contributing elements of designated landmarks or districts pursuant to Section 5721, shall be permitted only upon approval of a Site Plan pursuant to Section 5709.

b.   Additional Criteria. The historic, cultural, architectural and/or archaeological resource value of an existing building, structure or site, or portion thereof, proposed for demolition or removal shall be evaluated to determine its relationship and contribution to these resource values as they are present in the designated district or landmark. Such determinations shall be consistent with documentation submitted to the Board of Supervisors when the district was designated. When the demolition or removal of a building, structure or site would severely impair the resource values of the surrounding designated district, Site Plan approval shall not be granted unless the Director, after further investigation, finds that there is no reasonable alternative to the demolition or removal. Demolition of a building, structure or site which would impair the resource values of the designated district shall not be approved if the building, structure or site can be relocated. The time period for such investigation shall be limited to 90 days from the date of the submission of the Site Plan, except that such period may be extended by the Director with the concurrence of the applicant, or by the Board of Supervisors.

a.   Julian Historic District

a.   Alterations to the interior of a structure which are not visible from the outside.

b.   Zone Reclassifications, subdivisions of land, or other discretionary approvals not involving the design of buildings or structures, except that subdivisions in the I-15 Scenic Corridor shall not be exempt.

c.   Electrical, gas or other utility improvements where no associated discretionary permits are required, provided that any visible portion of such improvement does not exceed 24 inches in any dimension. The Director may require the applicant to submit an affidavit stating that the proposed utility improvement will not serve a use other than those uses presently occurring legally on the site.

d.   Temporary improvements associated with construction activities authorized by building permit. Said improvements shall include, but not be limited to, trailers, fences, and signs which do not require discretionary approval by other applicable sections of the Zoning Ordinance.

e.   Signs exempt from the Zoning Ordinance pursuant to Section 6203.

f.   Temporary special purpose off premise signs pursuant to Section 6207.

g.   Any use or development type which according to the applicable design guidelines is not subject to design review pursuant to the Community Design Review Area Regulations.

h.   A grading permit pursuant to the Grading Ordinance, except in the I-15 Scenic Corridor.

i.   The following types of projects which the Director determines comply with the applicable community design program objectives and design guidelines:

j.   Exterior alteration or new construction not otherwise exempt under this section, which is not visible from any street, excluding alleys, provided the total lot coverage is not increased to more than 75 percent of the net lot area. Eliminating said visibility through screening techniques such as landscape, walls, fences or grading shall not qualify such exterior alterations or new construction for this exemption. The Director shall determine if a project meets this exemption standard and may require any necessary information including drawings, photographs and/or other graphic exhibits.

k.   Small antennas (i.e., satellite earth station receiving antennas or similar antennas for video programming and television signals) exempted by Federal Communications Commission rules from local design review regulations. This exemption applies to antennas that are one meter (39 inches) or less in diameter or diagonal measurement. Such antennas mounted on masts exceeding 12 feet in height are not included in this exemption.

l.   Certified Farmers’ Market pursuant to section 6122.

a.   An exemption from the Site Plan Permit requirement of Section 5756 may be granted by the Director under any of the following circumstances:

b.   A request for a Site Plan Permit exemption based on compliance with subsections 5757 a.3 or 5757 a.4 shall be transmitted by the Director to the applicable Community Design Review Board using forms approved by the Director for that purpose. If no recommendation is received by the Director from the Review Board within 45 days following the Review Board's receipt of the request, the Director may make a decision without the Review Board's recommendation.

c.   Notwithstanding the above, the Review Board may recommend a Site Plan Permit exemption of entire classes of projects, in which case the Director may exempt projects within these classes without obtaining recommendations from the Review Board on each individual case.

d.   No building permit shall be issued for a project for which the Site Plan Permit exemption has been granted pursuant to subsections 5757 a.3 or 5757 a.4 unless the project’s plot plans bear the Director's stamp granting the exemption. No deviation from aspects of such approved plot plans pertinent to the Design Guidelines or the Design Review Checklist, such as materials, colors, architectural details, landscaping, and site design, shall be permitted without prior recommendation of the appropriate Design Review Board and approval of the Director incompliance with this Section.

a.   Purpose and Intent. The intent of this section is to encourage economic revitalization and the maintenance and enhancement of existing zero front yard setback development patterns in certain traditional downtown commercial districts as specified herein, consistent with certain Community Design Guidelines adopted pursuant to the Community Design Review Area Regulations. To achieve this purpose, the design, location and number of automobile, bicycle and loading spaces within these districts may be determined on a case-by-case basis.

b.   Special Parking Districts Designated. The following described areas are hereby designated as Special Parking Districts:

c.   Parking Requirements Within Special Parking Districts. Parking requirements for structures or uses located within a Special Parking District may be established in accordance with a Site Plan Permit approved pursuant to these regulations and the applicable Design Guidelines, provided the following conditions are met:

a.   Applicability. The requirements of Section 5750 through 5799, inclusive, apply to the areas that are designated Design Review Areas (Special Area Designator "B"), and to that property within the community of Fallbrook to which the Village 1 (FB-V1), Village 2 (FB- V2), Village 3 (FB-V3), Village 4 (FB-V4), or Village 5 (FB-V5) Zone has been applied and to area within the community of Ramona for which the Village 1 (RM-V1), Village 2 (RM- V2), Village 3 (RM-V3), Village 4 (RM-V4), Village 5 (RM-V5), or Civic (RM-CD) Zones has been applied; and to area within the community of Alpine for which the Core (AL-V2), Edge (AL-V1), or Civic (AL-CD) Zones has been applied. (see Section 8000)

b.   Design Criteria. Site Plan permits and concurrent applications shall conform to criteria set forth in the applicable Design Guidelines Manual approved by the Board of Supervisors.

c.   Design Review Boards. Site Plan permits concerning property within designated Design Review Areas shall be referred to the Community's Design Review Board for recommendation, if such a board exists for the area. The Design Review Board shall advise the Director as to the Site Plan permit’s conformance with the Community's Design Guidelines Manual. The Review Board's evaluation shall be limited to the design guidelines set forth in the manual, and the Review Board shall cite the specific guideline(s) in instances where a project may be inconsistent with the adopted design manual. The Director may consider the input of the applicable planning or sponsor group in areas where no design review board exists.

a.   Development of a planned development in accordance with the Planned Development Standards in Section 6600 is allowed pursuant to a Major Use Permit.

b.   Civic Use Types are permitted provided that a Major Use Permit is granted for any Civic Use Type (other than Essential Services) for which a use permit is not otherwise required.

c.   The Director may waive the application of this Section to a parcel of not more than 5 acres in area upon a finding that such waiver is consistent with the General Plan and the purposes of these regulations.

d.   The Director may waive the application of this section for a parcel of 5 acres or more for the development of one single-family dwelling upon a finding that such waiver is consistent with the General Plan and the purposes of these regulations.

e.   The decision of the Director pursuant to subsections c and d above may be appealed pursuant to Section 7200 et seq.

a.   Agricultural and Extractive use types otherwise permitted by the Use Regulations.

b.   A Major Use Permit may be granted to authorize, for a specified period of time, any use not involving a significant investment in buildings, structures, or other improvements. Alternatively, a Major Use Permit may be granted for any use pursuant to a bonded agreement in an amount sufficient to ensure the removal of all buildings, structures, and other improvements within a specified time and/or under specified conditions when the decision-making body finds that such agreement will carry out the intent of this Ordinance and is enforceable by the County.

c.   A Major or Minor Use Permit or Administrative Permit may be continued, modified, reinstated, or renewed for any use which, prior to the application of the Planned Development Area Regulations to the subject property, was permitted pursuant to a duly authorized use or Administrative Permit.

d.   An Administrative Permit may be granted by the Director to authorize alteration or expansion of existing structures, or erection of accessory structures, other than those authorized in 5806(e), if such construction does not hinder the eventual development of the property as a planned development.

e.   Alteration or expansion of existing one or two family dwellings, or their accessory structures, or addition of accessory structures.

a.   Modifying or disturbing the soil surface or existing vegetation by grading (including agricultural grading), filling, ditching, plowing, tilling, cultivating, brushing, grubbing, clearing, burning, or applying any herbicide or other substance injurious to plant or animal life.

b.   Draining or filling a vernal pool.

c.   Placing an impervious covering on, over, or under the soil or water surface.

d.   Construction, expansion, alteration, or installation of a structure.

a.   The proposed use, activity, or construction will not have any significant, adverse effects on any identified vernal pool or an associated rare, threatened, or endangered species; or

b.   Adequate mitigating measures will be provided to protect the vernal pool or its associated rare, threatened, or endangered species; or

c.   There are social and economic benefits which override any adverse effects and there is no reasonably acceptable alternative site which would fulfill the purposes of the proposed use, activity, or construction.

a.   No permit of any type shall be issued for any development in areas subject to the Design Review Area Regulations until a Site Plan permit has been submitted and approved in accordance with the Site Plan Review Procedure commencing at Section 7150. A Site Plan permit is not required if the Director determines that the proposed project is of such type or character that the stated objectives or review criteria contained in the ordinance applying the design review designator would not be applicable to the proposed project. A Site Plan permit is also not required if said ordinance applying the design review designator specifically exempts the Site Plan permit requirement for the proposed project, and such an ordinance exemption shall be final.

b.   The Site Plan permit shall not be required to contain more information than required to satisfy the stated concerns of the Board of Supervisors at the time the design review area designator was applied.

c.   An exemption from the requirement to process a Site Plan permit pursuant to this section may be granted by the Director under either of the following circumstances:

a.   The placement, height and physical characteristics of all existing and proposed buildings and structures located on the development site;

b.   The existing vegetation to be removed or retained and all proposed landscaping;

c.   The location and dimensions of existing and proposed ingress and egress points, interior road and pedestrian walkways, parking and storage area;

d.   The existing and finished topography of the development site, including the existing natural drainage system and its proposed treatment;

e.   The number, size, location and design of existing and proposed signs; and

f.   The exterior lighting plan, which could have a visual impact on the exterior appearance of the development.

a.   Building Characteristics. The dimensions, color, architectural design of the proposed buildings and structures shall be compatible and in keeping with those existing in the designated area.

b.   Building and Structure Placement. The placement of buildings and structures shall not detract from the visual setting or obstruct significant views.

c.   Landscaping. The removal of native vegetation shall be minimized and the replacement vegetation and landscaping shall be compatible with the vegetation of the designated area and shall harmonize with the natural landscaping. Landscaping and plantings shall be used to the maximum extent practicable to screen those features listed in subsections "d" and "e" of this section and shall not obstruct significant views, either when installed or when they reach mature growth.

d.   Roads, Pedestrian Walkways, Parking and Storage Areas. Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas shall be screened from view, to the maximum extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

e.   Grading. The alteration of the natural topography of the site shall be minimized and shall avoid detrimental effects to the visual setting of the designated area and the existing natural drainage system. Alterations of the natural topography shall be screened from view by landscaping and plantings which harmonize with the natural landscape of the designated area, except when such alteration add variety to or otherwise enhance the visual setting of the designated area.

f.   Signs. The number, size, location, and design of all signs shall not detract from the visual setting of the designated area or obstruct significant views. Subsequent to the site plan review and approval, any alteration to signs other than general maintenance shall be subject to a new Site Plan or an Administrative Permit.

g.   Lighting. The interior and exterior lighting of the buildings and structures and the lighting of signs, roads and parking areas shall be compatible with the lighting employed in the designated area.

a.   Analyze the consistency of the proposed project with the County’s Regional Housing Needs Assessment allocation and determine whether there is available development potential within the nearest Village or Rural Village boundary to accommodate the project’s proposed increase in residential density;

b.   Find as follows:

c.   Analyze whether there is capacity in the nearest Village or Rural Village to accommodate the project’s proposed increase in residential density. The Board of Supervisors may approve a proposed project, notwithstanding such capacity, provided an explanation is made as to why the project is being approved instead of utilizing such capacity.