San Diego County Unincorporated
City Zoning Code
City Zoning Code
PART EIGHT
VILLAGE REGULATIONS GENERAL PROVISIONS
8000 GENERAL INTENT
The Village Regulations apply to the village areas within the County in which specific development regulations have been developed to achieve a community’s vision of how its village areas, because of the unique mix of higher density housing and higher intensity commercial uses, will look and function in the future to ultimately result in revitalizing the village and providing an economic benefit by increasing use of the village area by residents and visitors. Further, the Village Regulations are intended to preserve and promote the village character while creating a pedestrian-friendly environment for residents, business owners and visitors.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8701 General Provisions
The Ramona Village Center Regulations apply to the area identified in the Ramona Community Plan as the Village Center and are intended to preserve and promote the character of Ramona while creating a balanced automobile, bicycling, and pedestrian friendly environment for residents, business owners and visitors. These regulations are also intended to encourage the continuation and growth of the established equestrian and agricultural character of Ramona while promoting the economic development of the Ramona Village Center. The following General Provisions shall apply to the Ramona Village Center
Regulations:
a. Where the provisions of a section of the San Diego County Zoning Ordinance (ZO) are in conflict with the requirements of this section, or is not mentioned in these sections, including non-conforming uses, then the ZO shall apply.
b. The diagrams and illustrations within this Section, unless specifically noted as advisory, are considered regulatory in nature and are legally binding.
c. The definition of a term in this Section and Definitions Section 8860 shall take precedence over definitions of the same term elsewhere in the ZO. If the term is not defined in these Sections, the ZO is the precedent.
d. The term shall denotes a specific requirement, while the term should is intended to be a primary consideration incorporated into plans or accompanied with a clear rational as to why its standards or specifics were not followed.
e. The Ramona Village Center regulations will complete reviews every two years to provide on-going clarification and address Code discrepancies discovered during implementation of the Ramona Village Center regulations.
f. Where provisions of a section of the San Diego Best Management Practice Design Manual (BMP) are in conflict with requirements of this section, then the BMP Design Manual shall apply.
8702 Permitted Uses Determine Site Plan Process
a. A Site Plan permit is necessary to determine ZO conformance for San Diego County Department of Public Works to construct public thoroughfares, Department of General Services, and Department of Parks and Recreation to construct public Civic Spaces within the Ramona Village Center.
b. A Site Plan permit is necessary to entitle new Land Uses on private Lots, owned by private land owner(s) or representatives of land owner(s), through either a ministerial or a discretionary review process within the Ramona Village Center.
c. A Ministerial Site Plan permit is necessary to determine Design Standard conformance for any new building construction, Lot Subdivision, and/or a significant remodel 120 square feet or more of an existing building.
d. The Site Plan process, “by Right,” “Administrative Permit,” and/or “Major/Minor Use Permit,” is determined by the proposed single or combination of Land Uses listed on Tables 2.0, 3.0, 4.0, 5.0 and 6.0 PERMITTED USE TYPES.
e. Permitted Uses for Lots and buildings are listed on Table(s) 2.0 - 6.0 PERMITTED USE TYPES.
i. Uses permitted “by Right” are permitted without the requirement for a discretionary use permit.
ii. Uses permitted “by Administrative Permit” require the submission and approval of a Administrative Permit application subject to the regulations of § 7050-7099 ADMINISTRATIVE PERMIT PROCEDURE of the ZO.
iii. Uses permitted “by Minor Use Permit” require the submission and approval of a Minor Use Permit application subject to the regulations of § 7350-7399 USE PERMIT PROCEDURE of the ZO.
iv. Uses permitted “by Major Use Permit” require the submission and approval of a Major Use Permit application subject to the regulations of § 7350-7399 USE PERMIT PROCEDURE of the ZO.
8703 Site Plan Permit Requirements
a. A Building permit shall not be issued for development or redevelopment on a private lot prior to the submittal and approval of a Site Plan, in compliance with the standards of this Section and subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the ZO unless an Exception to the site plan is granted.
b. A Site plan submitted under this Section shall be prepared by the land owner or a representative of the land owner, and shall be approved administratively by the County of San Diego Planning & Development Services (PDS) Director subject to the regulations of § 7150-7199 COMMUNITY DESIGN REVIEW AREA REGULATIONS and the § 7150-7199 SITE PLAN REVIEW PROCEDURES of the ZO.
i. One (1) Site Plan submittal map shall include the proposed Lots and Building(s) to-scale and centered in plan view with all surrounding property lines, easements, thoroughfares, building footprints, and primary building frontages that illustrate primary building entrances for 300 feet.
ii. One (1) Site Plan submittal map shall include a to-scale colored elevation graphic and color boards illustrating the primary building frontage of the subject property with its adjacent existing building frontages for 150 feet along all sides of the proposed building and site.
iii. One (1) Site Plan submittal map shall include a to-scale and detailed Landscape Plans of the subject property with its adjacent existing building frontages for 150 feet along all sides of the proposed building and site. Landscape plans shall include stormwater management measures.
d. An existing building that does not conform to the provisions of this Section is considered non-conforming and may be continued in such Land Use until a structural modification, remodel or change of more than 120 square feet and/or Site Plan Permit is requested, at which time the provisions of this Section shall apply.
8704 Site Plan Permit Exceptions
The Director under any of the following circumstances may grant an Exemption from the Site Plan Permit requirement of § 8702:
a. Existing Permit Exemption. All of the purposes and requirements of the Site Plan permit process have been fulfilled by an existing approved discretionary permit.
b. Concurrent Permit Exemption. All of the purposes and requirements of the Site Plan permit process will be fulfilled by a concurrent discretionary permit which will be reviewed by the Ramona Design Review Board (RDRB).
c. Minor Project Exemption. The Director determines that a proposed project is minor in nature, as defined in § 5757(a)(3), and § 7156(b) of the ZO, and that subjecting it to the Site Plan review process would not materially contribute to the attainment of the community design objectives and guidelines as set forth in this Section.
d. Design Review Checklist Exemption. The Director determines that the project complies with the standards set forth in the Design Review Checklist. In making a decision on such Site Plan permit exemption, pursuant to ZO Section 5757(a)(4), due consideration shall be given to the recommendation of the RDRB. Such recommendation shall be in writing, signed by the Chairperson and shall be accompanied by a copy of the Ramona Village Center Form Based Code Checklist and stamped project plans upon which the recommendation was based.
e. A request for a Site Plan permit(s) exemption based on compliance with subsection § 8704(d) shall be transmitted by the Director to the RDRB. If the Director does not receive an RDRB recommendation within 45 working days, such as an approval, denial, or reasonable time extension request, following the RDRB’s initial application submission the Director may make a decision without the RCPG’s recommendation.
f. No building permit shall be issued for a project for which the Site Plan permit exemption has been granted except pursuant to plans bearing the Director’s stamp granting such exemption. No deviation from aspects of such plans, beyond the allowances of § 7609 of the ZO. Minor Deviations pertinent to the Ramona Village Center Regulations, such as materials, colors, architectural details, landscaping, stormwater design, and site design, shall be permitted without prior recommendation of the appropriate RCPG, RDRB, and approval of the Director.
g. Signage procedure requirements shall be exempt from a Minor Deviation § 7609 of the ZO.
h. Outdoor Patios, Condominium Conversions that do not change property lines, and Tenant Improvements of existing buildings proposing less than 120 square feet of structure modification, remodel or change are exempt from Site Plan Permits requirements.
8705 Exceptions
An Exception to the requirements of this Section may be granted in the following manner:
a. A request for Exception shall only be permitted as specifically indicated in this Section.
b. An exception to the requirements of this section may only be processed in conjunction with a Site Plan permit subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the ZO as part of the Site Plan permit application, the applicant shall provide the following:
i. Specific Exception(s) requested to include a citation from this Section as to why the Exception is being sought.
ii. Maps, text, drawings, and/or statistical data related to the requested Exception(s).
c. No Exception shall be approved unless the PDS finds the approval would:
i. Be consistent with § 8711 General Intent and § 8715, 8717, and 8719 Sub-Districts Intent(s).
ii. Be consistent with the goals, objectives, and policies of the Ramon Community Plan.
iii. And be consistent with the goals, objectives, and policies of the San Diego County General Plan.
d. Any decision regarding an approval or denial of Exception shall state, in writing, the reasons for the approval or denial.
e. If the Planning Director denies any requested Exception, the applicant may appeal the decision to the Planning Commission subject to the regulations of § 7200-7249 ADMINISTRATIVE APPEAL PROCEDURE of the ZO.
8706 Pre-Submittal Sequence to Determine Private Development Application Entitlement Process
The following steps are general steps for a potential applicant to following prior to applying for a development permit in the Ramona Village Center (RM-V) Area:
a. The Site Plan application process is only for new or amended Land Uses and related new Building(s) construction and/or Significant Building(s) Remodel (§ 8702.c.). Existing Land Uses and Buildings are allowed to operate “by Right” and without Site Plan review (§ 8702.d.).
b. Identify the project area’s location in the Ramona Village Center Sub-Area(s) (Map 1), Colonnade, Paseo, and Old Town (§ 8170), the proposed project is located within, and;
c. Locate the project’s development regulations in the Sub-Area(s) RM-V Zoning Districts (Map 2) V1-Natural, V2-Rural, V3-Edge, V4-General, V5-Center: Tables (§ 8730 - 8810), and;
d. Identify the existing and proposed Permitted Land Uses (Tables 2.0, 3.0, 4.0, 5.0, 6.0) to determine the necessary development application process, such as “by-Right” Ministerial process, Major/Minor Use Permit, and/or Variance process. This is a key decision point for the applicant prior to submission of a formal Site Plan process application.
e. Determine the project’s Parking Requirements (Tables 2.1/2.2 - 6.1/6.2) per the Land Uses (Table 2.0 - 6.0) and Sub-Area Zoning Districts, and;
f. Calculate if the Lot’s Parking Requirements per the proposed Land Use meet requirements within the Sub-Area intent and Development Standards (§ 8730 - 8810), and;
g. Calculate if the proposed project’s Parking Requirements fit within the Lot’s RM-V Zoning District development standards. This calculation of Parking Requirements in relationship to the Lot’s Development Standards (refer to Lot Layers, Setbacks, and Access) parking area will determine if the proposed development project is in conformance and eligible for a Design Review Checklist Exemption decision-making process.
h. Determine if the project needs an “Administrative Permit” or “Major/Minor” permit due to the proposed Land Use and/or an Exception determination to Parking Requirement in relationship to the Lot size constraints, then the project must proceed with a Discretionary process defined by ZO section § 7150-7199 SITE PLAN REVIEW PROCEDURES. This is a key decision point for the applicant prior to submission of a formal Site Plan process application.
i. Prior to a formal submittal, an applicant is highly encouraged to arrange a Preliminary Review meeting with the RCPG to review Sub-Area requirements (reviewing § 8100 only and § 8700 - 8800 if a County entity is making an application), RDRB (reviewing § 8200 - 8600 only), and County PDS staff (entire code) in order to clearly understand expectations for new projects in Ramona’s Village Center.
j. It is expected that during an applicant’s initial due diligence and after Pre-Application meetings, the proposed project design may be modified in order to qualify for the Site Plan Ministerial process, and;
k. Review and calculate the Thoroughfare (Map 8) § 8850 to understand the public frontage improvement requirements, such as street trees, street lights, sidewalks, landscape strip, and bike facilities that will apply to the project’s development impact fees as required by San Diego County Public Works, and;
l. Once the permitting process for the propose project is determined by the applicant, the applicant shall submit completed application forms, plans and fees as required by § 8703 to the San Diego County PDS ZO division to initiate the Ramona Village Center Site Plan process.
8708 Design Review Checklist Exemption Process
STEP ONE PRE-APPLICATION MEETING: Initial project review with County and Community is recommended.
Authority:
1. Department of Planning and Development Services (PDS) Zoning Intake Staff
2. Ramona Community Planning Group (RCPG) and Ramona Design Review Board (RDRB)
Actions
1. The Planning and Department (PDS) provides guidance for application.
2. RCPG and its Sub-Committees provides guidance for application Preliminary Review.
3. RDRB provides guidance for application design conformance recommendations.
Timetable: 30 days of applicant making appointment with PDS and RCPG and RDRB.
Item Granted: Submit Site Plan Application Step 1.
STEP TWO: Site Application Submittal.
Authority: Department of Planning and Development Services.
Actions:
1. PDS reviews site plan application and checklist for completeness of;
2. If complete, PDS forwards the site plan application and checklist to the RCPG for recommendations on § 8700 and RDRB for recommendations on § 8700, 8850
Timetable: 10 working days after receipt of completed application and fees.
Items Granted: PDS forwards applications and checklists to RCPG and RDRB for Step 3 Review.
STEP THREE: Community Planning Group and Design Review Board Review.
Authority: RCPG and RDRB.
Actions: Review of site plan(s), checklist(s) with recommendations for approval/denial or time extension forwarded to the Director
Timetable:
1. 45 working days of receipt of the application from the PDS.
2. If no recommendation is forwarded to the Director within 45 working days, the Director may proceed with Step 3 without the recommendation of the Community Board.
Item Granted: Recommendations for approval or denial.
STEP FOUR: Final Site Plan Review
Authority: Planning and Development Services
Actions:
1. The Director shall consider any report and recommendation from the RCPG and RDRB.
2. Director shall consider site plan application subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the ZO
3. After review the Director may:
i. Approve the site plan
ii. Require changes or modifications for approval
iii. Deny the ministerial site plan which then requires discretionary review
Timetable: 30 working days. Required changes or modifications shall be re-submitted to Planning Director within 30 working days.
Items Granted: Grant or Deny a Ministerial, Site Plan, Use or Building Permit. A Design Review Checklist approval cannot be appealed.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
Introduction
This background report summarizes the preliminary Opportunity and Constraints List that were prepared to aid in the development of the Camp Lockett Master Plan/Rezone. This list draws from the analyses conducted and stakeholder input received to date.
The presented information was compiled from a wide range of sources including the following:
∙ GIS data provided by the County;
∙ Available planning and technical studies, maps, aerial, and historic photographs;
∙ Camp Lockett Master Plan/Rezone Initial “Wish List”;
∙ CLIG stakeholders;
∙ Campo/Lake Morena Community Planning Group Meeting
∙ Results from the survey conducted in support of the project;
∙ Camp Lockett Master Plan/Rezone Cultural Resources Technical Report; and the
∙ Camp Lockett Master Plan/Rezone Phase II Mobility Analysis.
Following this overview, the remaining opportunities and constraints are summarized by topic. Figures are provided at the end of the report.
Land Use
The CLIG intends to develop the project site with civic, cultural, visitor, and community- oriented uses. It is important that such uses are permitted under the Master Plan/Rezone and are compatible with surrounding development.
∙ Existing uses in the plan area, such as residential uses, may be incompatible with future proposed land uses. Appropriate location and distribution of land uses and/or buffering will be necessary.
∙ The RMH zoning (656-040-64) east of the Motor Transport Museum (MTM) is incompatible with the surrounding lower density uses.
∙ The Camp Lockett Equestrian Facility (CLEEF) grading violation may limit future development.
∙ Multiple ownership may lead to potential disagreement and concern over which land uses are prioritized.
∙ Multiple ownership may lead to uncertainty about phasing as different owners may want to develop at different times. Certain owners are ready to go with funding and want to develop ASAP, while others will need to secure funding before development can take place.
∙ Collaborate with CLIG members to develop joint uses of property where appropriate (i.e. dining halls, athletic fields, etc.)
∙ Proposed land uses may detract from long standing businesses.
∙ Leverage the Ferguson House as a tourist attraction.
∙ Provide more tourist events/attractions that support food services and generate overnight guests. Opportunities for social interaction help to establish community character.
∙ Locate public restrooms throughout the project site, specifically adjacent to hosted events and overnight accommodations.
∙ Limited funding sources leave little room for development.
∙ CLIG members are fully engaged in the community and can provide ongoing support for the project.
Flooding
Portions of the project site are located within the 100-year floodplain mapped by the Federal Emergency Management Act (FEMA) and the County of San Diego. The western portion of PSRM, northern portion of CLEEF, and eastern and southern portions of the MESD Planning Areas fall within 100-year County floodplain area and 100-year County floodway. The PSRM Planning Area is also adjacent to an area identified as Zone A, in FEMA FIRMette 06073C2300G; however, the FEMA floodplain area does not fall within the development boundary (FEMA 2019). The SYH Planning Area is within 0.5 mile of a FEMA 100-year floodplain, and the northeastern portion of the SYH Planning Area falls within a 100-year floodplain. The entire MEHS Planning Area falls within a 100-year County floodplain and 100-year floodway; however, this is outside of the development boundary.
Drainage
Land-disturbing construction activities, such as the grading and excavation of land for construction of new building foundations, roads, driveways, and trenches for utilities, have the potential to result in localized temporary or permanent alteration of drainage patterns, or hydromodification. Hydromodification refers to changes in the magnitude and frequency of stream flows as a result of urbanization and the resulting impacts on the receiving channels in terms of erosion, sedimentation, and degradation of in-stream habitat. This can lead to indirect effects on communities and sensitive biological resources downstream in the watershed including the deposition of pollutants and sediment to the watershed outlets, an increase in polluted runoff to surface and groundwater receiving bodies, and an increase in the flood potential downstream.
Wetlands
Wetlands are primarily located in the southern portion of the site. Wetlands are important features in the landscape that provide beneficial services for people, fish, and wildlife, Some of these benefits include improving water quality, flood protection, and providing habitats for fish and wildlife. Disturbed wetland areas are permanently or periodically inundated with water but have also been significantly modified by humans via artificial structures. An area of disturbed wetland including a lined ditch with a few scattered arroyo willows (Salix lasiolepis) and less than 2% cover of native species, including yerba buena (Anemopsis californicus) and rush (Juncus spp.) is found within the development site. The overall cover was dominated by non-native annual grasses and mustards. These areas have the potential to be classified as wetlands under the County Resource Protection Ordinance (RPO).
Slopes/Topography
The Board of Supervisors finds that the unique topography, ecosystems, and natural characteristics of the County are fragile, irreplaceable resources that are vital to the general welfare of residents. Special controls on development must be established for the County’s steep slopes.
∙ Steep slopes having a natural gradient of 25% or greater are located throughout the project site.
∙ Discourage development on steep slopes and design development in a manner that minimizes encroachment onto steep slope lands.
∙ Respect the existing natural landform.
∙ Encourage property owners to hire a registered or licensed architect, landscape architect, engineering geologist, land surveyor, or civil engineer to conduct a slope analysis on their parcel to determine if it contains steep slopes.
∙ Ensure future discretionary applications conform to the County of San Diego’s Resource Protection Ordinance, specifically requirements pertaining to maximum encroachment allowance.
Vegetation
Vegetation, twelve vegetation communities, have been mapped within the project area and are described below. With the exceptions of disturbed habitat and urban/developed, these communities are potential habitat for sensitive plant and animal species and are regarded as sensitive vegetation communities by the County.
Vegetation Communities |
Vegetation Communities | |
Vegetation Community | Acres |
Big Sagebrush Scrub | 3.7 |
Big Sagebrush Scrub – Disturbed | 2.6 |
Chamise Chaparral | 13.4 |
Chamise Chaparral – Disturbed | 7.0 |
Coast Live Oak Woodland | 14.6 |
Disturbed Habitat | 63.5 |
Disturbed Wetland | 0.1 |
Elderberry Savanna | 1.1 |
Granitic Northern Mixed Chaparral | 4.4 |
Granitic Northern Mixed Chaparral Disturbed | 5.5 |
Non-Native Grassland | 0.7 |
Non-Native Woodland | 0.2 |
Open Coast Live Oak Woodland | 4.4 |
Southern Coast Live Oak Riparian Forest | 0.1 |
Southern Cottonwood Riparian Forest – Disturbed | 0.1 |
Southern Willow Scrub – Disturbed | 0.1 |
Urban/Developed | 72.6 |
Grand Total | 194.2 |
Biology and Sensitive Species
Under CEQA, species are considered to be sensitive or have special status if they meet at least one of the following criteria:
∙ Species listed or proposed for listing as threatened or endangered under the Federal Endangered Species Act (FESA) (Code of Federal Regulations [CFR], Title 50, Section 17.12 [listed plants]); 50 CFR 17.11 (listed animals); and various notices in the Federal Register (FR) (proposed species).
∙ Species that are candidates for possible future listing as threatened or endangered under the FESA.
∙ Species listed or proposed for listing by the State of California as threatened or endangered under the California Endangered Species Act (CESA) (14 California Code of Regulations [CCR] 670.5).
∙ Plant species listed as rare under the California Native Plant Protection Act (NPPA; California Fish and Game Code [FGC] 1900 et seq.).
∙ Species that meet the definitions of “rare” or “endangered” under CEQA (State CEQA Guidelines Sections 15380 and 15125).
∙ Animal species of special concern to the CDFW.
∙ Animals that are “fully protected” in California (FGC Sections 3511 [birds], 4700 [mammals], 5050 [amphibians and reptiles], and 5515 [fish]).
∙ Species listed as having a California Rare Plant Rank (CRPR) of 1A (presumed extinct in California), 1B (rare, threatened, and endangered in California and elsewhere), or 2 (rare, threatened, or endangered in California, but more common elsewhere). CRPR List 1A, 1B, and 2 species are considered special-status plant species as defined in the NPPA, FGC Section 1901, the CESA FGC Sections 2050 through 2098, and CEQA Section 15380.
∙ Species considered CRPR 3 (plants for which more information is needed [a review list]) or CRPR 4 (plants of limited distribution [watch list]) (CNPS 2018). Many CRPR List 3 and List 4 species may not meet the definitions of special status as defined in the NPPA, FGC Section 1901, or the CESA, FGC Sections 2050 through 2098, but are strongly recommended for consideration under CEQA (CNPS 2001).
The County identifies sensitive plant species as either List A, B, C or D. Plants categorized as County List A species are plants that are rare, threatened, or endangered in California and elsewhere. Plants categorized as County List B are rare, threatened or endangered in California, but more common elsewhere. County List C species are plants that may be rare, but more information is needed to determine their true rarity status. County List D species are of limited distribution and are uncommon, but not presently rare or endangered.
The County also identifies sensitive wildlife species as County Group 1 or 2. Group 1 species include those with a higher sensitivity and are listed as threatened or endangered, or have a natural history requirement that increases their sensitivity. Group 2 species include those that are becoming less common, although are not so rare that extinction is imminent without immediate action.
The table below lists the special-status plant and wildlife species that were identified to have a high potential to occur within the development boundary.
Special-Status Plant and Wildlife Species | |||
Common Name | Scientific Name | Sensitivity Rankings | Habitat Associations Potential to Occur in Onsite Communities |
Special-Status Plant and Wildlife Species | |||
Common Name | Scientific Name | Sensitivity Rankings | Habitat Associations Potential to Occur in Onsite Communities |
Plants | |||
Dean's milkvetch | Astragalus deanei | CRPR 1B.1, List A | Forest, woodland, chaparrals, and big sagebrush scrub |
Delicate clarkia | Clarkia delicata | CRPR 1B.2, List A | Oak woodland |
Jacumba milkvetch | Astragalus douglasii var. perstrictus | CRPR 1B.2, List A | Forest, woodland, chaparrals, big sagebrush scrub, elderberry scrub, and non-native grassland |
Southern jewelflower | Streptanthus campestris | CRPR 1B.3, List A | Rocky areas within chaparral |
Southern mountains skullcap | Scutellaria bolanderi ssp. austromontana | CRPR 1B.2, List A | Chaparral and oak woodland |
Sticky geraea | Geraea viscida | CRPR 2B.2, List B | Often occurs in disturbed areas in chaparral |
Tecate tarplant | Deinandra floribunda | CRPR 1B.3, List A | Primarily drainages or other mesic areas within riparian areas or other habitats |
Insects | |||
Quino checkerspot butterfly | Euphydryas editha quino | FE, List A | Openings in non-native grassland, big sagebrush scrub, elderberry scrub, chaparrals, and oak woodlands |
Herpetofauna | |||
Baja California coachwhip | Coluber fuliginosus | SSC, Group 2 | Uplands including chaparrals, big sagebrush scrub, and elderberry scrub |
Coast horned lizard | Phyrnosoma blanvillii | SSC, Group 2 | Primarily feeds on native ants within non-native grassland, big sagebrush scrub, and openings in chaparrals |
Cope's leopard lizard | Gambelia copei | SSC, Group 2 | Chaparrals, big sagebrush scrub, and oak woodland |
Orange- throated whiptail | Aspidoscelis hyperythra | CDFW WL, Group 2 | Often utilizes riparian communities but can occur in any community within the plan area |
Two-striped garter snake | Thamnophis hammondii | SSC, Group 1 | Riparian areas, wetlands, and waterways |
Birds | |||
Barn owl | Tyto alba | Group 2 | Nests in woodland and forests |
Bell's sparrow | Artemisiospiza belli | CDFW WL, Group 1 | Big sagebrush scrub, or openings in chaparrals |
Cooper s hawk | Accipiter cooperi | CDFW WL, Group 1 | Nests in forest and woodland communities; forages in woodland and grassland communities. |
Golden eagle | Aquila chrysaetos | BaGE Protection Act, CDFW FP, Group 1 | Potential to forage in the non-native grasslands |
Great blue heron | Ardea herodias | Group 2 | Communal nesting in trees including non-native woodlands; forages along streams and wetlands, or occasionally in grasslands |
Least Bell's vireo | Vireo bellii pusillus | FE/SE, SSC, Group 1 | Summer resident and nesting in riparian forest, southern willow scrub, and elderberry savanna |
Mountain quail | Oreortyx pictus eremophila | Group 2 | Potential to occupy all communities within the plan area |
Prairie falcon | Falco mexicanus | CDFW WL, Group 1 | Cliff nesting; forages in non-native grassland |
Red- shouldered hawk | Buteo lineatus | Group 1 | Nests in forest and woodland communities; forages in forest, woodland, and grassland communities |
Tricolored blackbird | Agelaius tricolor | --/ST, SSC, Group 1 | Communal nesting in large freshwater marshes; forages in agricultural areas including pasture and hay farms |
Western bluebird | Sialia mexicanus | Group 2 | Nests in forest and woodland communities |
White-tailed kite | Elanus caeruleus | CDFW FP, Group 1 | Nests in woodland, forest, or chaparral communities; within the project area, would primarily forage over non-native grasslands and big sagebrush scrub |
Yellow warbler | Dendroica petechia brewsteri | SSC, Group 2 | Summer resident and nesting in riparian forest |
Mammals | |||
Dulzura pocket mouse | Chaetodipus californicus femoralis | SSC, Group 2 | Resides in big sagebrush scrub, elderberry scrub, and chaparral |
Mountain lion | Felis concolor | Group 2 | Potential within all vegetation communities within the project area |
San Diego black-tailed jackrabbit | Lepus californicus bennettii | SSC, Group 2 | Preferentially occurs in open habitats including non-native grassland and elderberry scrub |
Special Status: FE = Federally Endangered, ST = State Threatened, SSC = CDFW Species of Special Concern, WL= CDFW Watch List, CDFW FP = CDFW Fully-Protected, CRPR = California Rare Plant Ranking. Group 1 and 2 = County of San Diego Sensitive Animal List; List A-B = County of San Diego Sensitive Plant List; BaGE Protection Act = Bald and Golden Eagle Protection Act
Soils and Geology
According to the United States Department of Agriculture (USDA) Web Soil Survey, the soils within the development boundary are identified as Mottsville loamy coarse sand, 2 to 9% slopes (MvC); La Posta rocky loamy coarse sand, 5 to 30% slopes, eroded (LcE2); Mottsville loamy coarse sand, 0 to 2% slopes (MvA); and Calpine coarse sandy loam, 9 to 15% slopes eroded (CaD2) (USDA 2019). The soil erodibility rating of these soils range from “moderate” to “severe” as indicated by the Soil Survey for the San Diego Area, prepared by the USDA, Soil Conservation and Forest Service dated December 1973.
The Master Plan/Rezone area is not located in a fault rupture hazard zone identified by the Alquist-Priolo Earthquake Fault Zoning Act, Special Publication 42 (SP 42), Revised 1997, Fault-Rupture Hazards Zones in California, or within any other area with substantial evidence of a known fault. The project site is not located in a County Special Study Zone, which signifies late-Quaternary faults mapped by the California Geological Survey (CGS), formerly the California Division of Mines and Geology (DMG), that have been designated by the County (San Diego County 2007). Therefore, there would be no impact from the exposure of people or structures to adverse effects from a known fault-rupture hazard zone as a result of this project.
Liquefaction
Liquefaction, most often caused by earthquakes, describes a phenomenon where a soil’s strength and stiffness is substantially reduced. Liquefaction causes the soil’s composition to liquefy, which disables buildings that are supported by the ground.
∙ The northeastern portion of the site has the potential for liquefaction. These areas are typically located in alluvial river valleys/basins and floodplains.
∙ Identify the potentially vulnerable areas for liquefaction and enforce stringent building codes that have been designed to reduce the vulnerability to liquefaction damage.
Cultural Resources/Historical Resources
The Master Plan/Rezone area overlaps with a known historical resource. The Camp Lockett Rural Historic Landscape District was listed on the San Diego County Local Register of Historic Places (Local Register) on October 25, 2003. The property was further documented for a National Register of Historic Places (NRHP) application in 2006, but the nomination was not approved by the State Historic Preservation Officer (SHPO). A 122-acre portion of the Master Plan area was also designated as CHL Number 1045 on October 30, 2009.
As part of this planning effort, an updated field survey and research effort of Camp Lockett was conducted in order to fill in gaps in the earlier investigations in the vicinity of the Historic District. As a result of this analysis, two technical reports were produced: the Cultural Resources Technical Report for the Camp Lockett Master Plan and Rezone, and the Camp Lockett Cultural Landscape Technical Report.
The Cultural Resources Technical Report largely focused on updating the National Register Nomination to reflect current site conditions but retained the district boundary and period of significance as they were outlined in previous documentation. The Cultural Landscape Technical Report identified a Cultural Landscape Area boundary that extended beyond and was inclusive of the Historic District boundary and included both buildings and landscape features associated with the development of Camp Lockett. The Cultural Landscape Technical Report retained the previously determined period of significance of 1941 to 1946. Examples of the types of landscape features that were identified in the Cultural Landscape Technical Report include historic-era land patterns, land use, roads, drainage, and signage.
The Cultural Resources Technical Report and the Cultural Landscape Technical Report evaluated different aspects of the resource and included different boundaries and lists of contributing features. Both reports considered together represent a holistic and complete
inventory of contributing elements of the historical resource known as Camp Lockett, and are used in combination to define the historical resource in this impacts analysis.
Schools
School services are provided by MEUSD, which encompasses over 660 square miles and includes: two Pre-K through 8th grade elementary schools; two Pre-K through 5th grade elementary schools; two 6th through 8th grade middle schools, including Camp Lockett Middle School (with an enrollment of 109 students) located approximately 0.3 mile west of the PSRM development boundary, at 31360 Highway 94, Campo CA; one high school; and an Alternative Education Program and Transition Program. Cottonwood Community Day School is located approximately 8 miles north of the development boundary and has a current enrollment of five students.
Law Enforcement
Law enforcement services are provided by San Diego County Sheriff’s Department (SDSD). The Campo Substation is located within the Master Plan area at 378 Sheridan Road.
Fire Service
The California Department of Forestry and Fire Protection (CALFIRE) maps areas of significant fire hazards based on fuels, terrain, weather, and other relevant factors. These zones, referred to as Fire Hazard Severity Zones (FHSZ), define the application of various mitigation strategies to reduce risk associated with wildland fires.
∙ The project site is predominately located within the Very High Fire Hazard Severity Zone (VHFHSZ), except for a small portion of Pacific Southwest Railway Museum’s (PSRM) northern parcel, which falls under the Moderate Fire Hazard Severity Zone (MFHSZ).
∙ Potential constraints associated with maintaining appropriate defensible space, fire protection requirements, etc.
∙ Ensure future development complies with Chapter 7A of the 2007 California Building Code. Check with local building department to determine which ignition resistant building codes apply to the project.
Existing fire protection services within the Master Plan and Rezone area are provided by San Diego County Fire Station 46 Campo, located adjacent to the PSRM and SYH entities. In the County of San Diego, proposed discretionary projects are required to undergo a review process in which County staff evaluates potential fire hazards using the County Guidelines for Determination of Significance and the Consolidated Fire Code. The applicable fire authority having jurisdiction is consulted on new projects along with the San Diego County Fire Authority. In all cases, a fire service availability form must be approved for fire services before a development project can be approved to ensure adequate fire protection services are available.
Open Space/Parks and Recreation
Existing recreational facilities within the Master Plan and Rezone area include the PCT— which travels through portions of the Master Plan and Rezone area and the development boundary—and the Campo Stone Store County Park north of the development boundary, adjacent to the Gaskill Stone Brothers Store within the MEHS entity. Lake Morena, located approximately 5.8 miles northwest of the Master Plan and Rezone area, is the closest regional park to the development boundary. The existing Chaffee Park, located within the MEUSD Planning Area, is one of the most popular gathering places for the community. Other recreational facilities like baseball fields are located throughout the site.
HAZARDS OPPORTUNITIES AND CONSTRAINTS
SOILS OPPORTUNITIES AND CONSTRAINTS
VEGETATION OPPORTUNITIES AND CONSTRAINTS
8100 INTENT
The Village 1 (FB-V1) Zone is intended to encourage the retention and attraction of businesses compatible with a primarily retail environment fronting on a pedestrian-oriented street. Residential uses are allowed on upper floors. Property within the FB-V1 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8102 PERMITTED USES
The following use types are permitted by the FB-V1 Zone:
a. Civic Use Types.
Administrative Services
Clinic Services
Community Recreation
Cultural Exhibits and Library Services
Essential Services
Lodge, Fraternal and Civic Assembly
Minor Impact Utilities
Parking Services
Small Schools
Clinic Services
Community Recreation
Cultural Exhibits and Library Services
Essential Services
Lodge, Fraternal and Civic Assembly
Minor Impact Utilities
Parking Services
Small Schools
b. Commercial Use Types.
Administrative and Professional Services
Agricultural and Horticultural Sales: Horticultural Sales
Animal Sales and Services: Grooming
Animal Sales and Services: Veterinary (Small Animals)
Automotive and Equipment: Parking
Business Support Services
Communications Services
Financial, Insurance and Real Estate Services
Medical Services
Personal Services, General
Repair Services, Consumer
Retail Sales: General
Retail Sales: Specialty
Spectator Sports and Entertainment: Limited
Transient Habitation: Lodging
Agricultural and Horticultural Sales: Horticultural Sales
Animal Sales and Services: Grooming
Animal Sales and Services: Veterinary (Small Animals)
Automotive and Equipment: Parking
Business Support Services
Communications Services
Financial, Insurance and Real Estate Services
Medical Services
Personal Services, General
Repair Services, Consumer
Retail Sales: General
Retail Sales: Specialty
Spectator Sports and Entertainment: Limited
Transient Habitation: Lodging
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8103 PERMITTED USES SUBJECT TO LIMITATIONS
The following use types are permitted by the FB-V1 Zone subject to the limitation stated after the use type.
a. Residential Use Types.
Family Residential – Limited to upper floors on Main Avenue.
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
b. Civic Use Types.
Child Care Center – 24 children or less
c. Commercial Use Types.
Business Equipment Sales and Services – The area devoted to storage shall not be greater than the area devoted to sales and administrative offices
Convenience Sales and Personal Services – Not to exceed 1,500 square feet Eating and Drinking Establishments – No drive-through
Food and Beverage Retail Sales – Not to exceed 2,000 square feet Participant Sports and Recreation: Indoor – Not to exceed 2,000 square feet
Convenience Sales and Personal Services – Not to exceed 1,500 square feet Eating and Drinking Establishments – No drive-through
Food and Beverage Retail Sales – Not to exceed 2,000 square feet Participant Sports and Recreation: Indoor – Not to exceed 2,000 square feet
d. Industrial Use Types.
Custom Manufacturing – The square footage, horsepower and kiln size restrictions imposed by Section 1610 do not apply. Kiln sizes shall be limited to 15 cubic feet and equipment to 5 horsepower at any one time
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8105 USES SUBJECT TO A MAJOR USE PERMIT
The following use types are permitted by the FB-V1 Zone upon issuance of a Major Use Permit:
a. Commercial Use Types.
Research Services
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8120 SITE DEVELOPMENT REGULATIONS
Properties within the FB-V1 Zone shall be subject to the following site development regulations:
a. Animals
The only animals allowed are six or fewer dogs and cats or similar animals (in any combination).
b. Density
The Density Regulations beginning at Section 4100 shall apply to the Village 1 Zone. A maximum of 30 dwelling units per acre.
c. Lot Area
No minimum or maximum lot area.
d. Building Type
Other than Section 4305, Building Type Designator Notation, and Section 4310, Building Type Schedule, the Building Type Regulations beginning at Section 4300 shall apply to the FB-V1 Zone.
Mixed residential and/or non-residential units with one or more main buildings per lot are permitted. Attached buildings are also permitted.
e. Maximum Floor Area No maximum floor area.
f. Floor Area Ratio
The Floor-Area Ratio Regulations beginning at Section 4500 shall apply to the FB-V1 Zone.
2.0 (the floor area of all buildings on-site may not exceed twice the net square footage of the lot).
g. Height
Other than Section 4605, Height Designator Notation, and Section 4610, Height Schedule, the Height Regulations beginning at Section 4600 shall apply to the FB-V1 Zone.
Buildings shall have a maximum height of 36 feet.
h. Lot Coverage
No lot coverage requirement.
i. Main Building Setbacks
In order to complement and encourage preservation of the existing village character and encourage pedestrian activity, development in the FB-V1 Zone should maintain a continuous building façade and buildings within a zero (0) to fifteen (15) foot front yard and exterior side yard setback along Main Street and adjacent side streets to allow for a five to 15-foot sidewalk.
Front: | Minimum: 0 feet from lot line or 30 feet from the street centerline, whichever is greater. Any third floor shall be setback not less than five (5) feet from the ground floor façade. |
Maximum: 10 feet from lot line or 40 feet from the street centerline, whichever is greater. | |
Continuous Building Façade: At least 80% of the lot frontage on Main Avenue shall be occupied by the building façade within five feet of the same setback. | |
Up to 50% of the lot frontage on Main Avenue may be absent a building or exceed the maximum setback where at least 50% of the front façade is at the same setback on Main Avenue and the space is occupied by a recessed courtyard of at least 500 square feet is located with primary access on Main Avenue. | |
Side, Interior: | 0 feet from lot line (permitted) |
Side, Exterior: | 0 feet from lot line (mandatory) |
Rear: | 0 feet from lot line (permitted) |
j. Open Space
0 (no usable open space required).
k. Special Area Regulation
Property within the FB-V1 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
l. Enclosure
All operations, including the storage of materials and equipment, shall be located entirely within an enclosed building.
Exceptions to Enclosure Regulations
1. Eating and Drinking Establishments and Food and Beverage Retail Sales. Accessory outdoor cafés and outdoor eating and drinking establishments that do not have indoor seating that comply with Section 6158.a.1 and pursuant to an approved Site Plan required by the Special Area Regulation. The provision to provide required parking for the outdoor seating areas required by Section 6158.a.1.iii shall not apply. The parking shall be determined pursuant to the Fallbrook FB-V1 Zone Parking Regulations.
2. Parking Services
3. Automotive and Equipment: Parking
m. Wireless Facilities
For the purposes of Zoning Ordinance Section 6983 (Definitions), the FB-V1 Zone shall be included in the definition of “Commercial Zones.”
n. On-Premise Sign Regulations
All property with the FB-V1 Zone shall be subject to the On-Premise Sign Regulations beginning at Section 6250.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8130 PARKING REGULATIONS
a. Purpose and Intent. The intent of the Fallbrook Village parking regulations is to ensure adequate off-street parking in relation to allowed uses and activities. The regulations are also intended to maintain and enhance existing zero front yard setback development patterns in the traditional downtown commercial district consistent with the Fallbrook Design Standards. To achieve this purpose, all of the FB-V1 Zone is located in the Fallbrook Special Parking District with provision for meeting parking requirements in shared parking lots.
b. Parking Requirements. All of the FB-V1 Zone is included in the Fallbrook Special Parking District (see Zoning Ordinance Section 5761). In the FB-V1 Zone, the number of spaces required by the Parking Schedules in Sections 6758 through 6783 may be reduced up to 25%.
1. FB-V1 Zone Parking Exceptions. The following parking standards supersede those in the Parking Schedules in Sections 6758 through 6783:
a) Personal Service Uses 2.0 Spaces per KSF GFA
b) Eating & Drinking Establishments 4.0 Spaces per KSF GFA
c) Retail Uses 2.0 Spaces per KSF GFA
d) Library, Museum, Art Gallery 2.0 Spaces per KSF GFA
2. Exemptions from Parking Requirements. No parking shall be required for the following in FB-V1:
a) Change of use of any floor area existing as of the initial adoption date of the Fallbrook Subarea Plan.
b) Replacement of existing parking spaces within 30 feet of the front and corner side property lines that are replaced by new buildings, outdoor uses, plazas, courtyards, or other public use or amenity subject to Site Plan approval and consistent with the Fallbrook Community Design Standards.
c. Relationship of Required Parking to Building Site. Required parking and bicycle spaces may be located on the same legal parcel with the use or structure they are intended to serve. The parking requirement may and should preferably be met through participation in a shared parking lot. Parking requirements may be fulfilled on-site or on any other property within 900 feet of the site requiring the parking. Evidence must be provided to the County that parking lot ownership shares have not been previously used or counted to meet the parking requirements for any other existing business. The parking spaces shall be tied to the property receiving the permit using a method acceptable to the Director.
d. Location of Parking on Building Site.
1. Bicycle Spaces. Bicycle spaces, if provided, shall be located:
a) No farther than 100 feet from the visitors’ entrance and be readily visible. (Refer to 2010 California Green Building Standards Code Section 5.106).
b) At least as close and accessible to the use or building served as is the most convenient motor vehicle parking (other than handicapped parking).
c) As close to the building entrances as is practical without interfering with pedestrian traffic.
d) At ground level.
2. Covered Parking. Covered or enclosed parking spaces shall be outside the ultimate right-of-way of any street and shall be located in the rear half of the lot. This provision does not apply to any shared parking lot provided pursuant to Section 8130 c. that does not have a building on the same legal parcel.
3. Open Parking. Open parking spaces shall be outside the ultimate right-of-way of any street and shall be located generally behind a building. This provision does not apply to any shared parking lot provided pursuant to Section 8130 c. that does not have a building on the same legal parcel. No parking shall be allowed between the building and the sidewalk.
4. Exceptions. A Use Permit, Variance, or Administrative Permit may specify the location of parking areas and bicycle spaces in locations other than as required by Section 8130 d. 1 – 3 above.
e. Parking Space Dimensions.
1. The minimum dimensions for parking spaces shall be as specified in Section 6792 of the Zoning Ordinance. The Director may require larger dimensions if he determines that larger dimensions are needed to provide safe and adequate parking in specific situations.
2. Accessible Parking. At least one space of the required parking, if any, in any parking area shall be designed for accessible parking as specified in the California Building Code. Such spaces shall be located along the shortest accessible route of travel between such spaces and the entrance of the use or structure, and shall be reserved and designated for disabled persons. The total number of required accessible spaces shall be that specified by the California Building Code as contained in Title 24 of the California Code of Regulations.
f. Design Standards for Off-Street Parking. Parking spaces and areas shall meet the following design and improvement standards:
1. Surfacing. All parking spaces or areas, loading spaces and driveways serving them shall be hard surfaced in accordance with the specifications set forth in Section 6792 of the Zoning Ordinance. The type of surfacing for proposed parking spaces and driveways shall be indicated on all plot plans that accompany Site Plan applications and building construction plans.
2. Landscaping. An internal area equivalent to a minimum of 5 percent of the total parking area shall be landscaped in conformance to the requirements of the Fallbrook Design Standards and the County Water Conservation in Landscaping Ordinance.
3. Parking Design. The design, dimensions, construction, landscaping, and surfacing of parking and bicycle spaces, driveways and other areas shall conform to the requirements of the Section 6792 of the Zoning Ordinance. The Director may administratively waive or modify one or more such requirements when practical difficulties make their strict application infeasible, and upon a finding that the waiver or modification is consistent with the purpose and intent of this section.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8200 INTENT
The FB-V2 Zone is intended to provide a buffer between the retail-oriented FB-V1 Zone and the heavier uses allowed in the FB-V3 Zone. The FB-V2 Zone allows all the uses permitted in the FB-V1 Zone in addition to more intensive civic and automobile-service oriented uses. Residential uses are permitted as co-principal uses in mixed-use projects subject to limitations. Property within the FB-V2 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8202 PERMITTED USES
The following use types are permitted by the FB-V2 Zone:
a. Civic Use Types.
Administrative Services
Clinic Services
Community Recreation
Cultural Exhibits and Library Services
Essential Services
Law Enforcement Services
Lodge, Fraternal and Civic Assembly
Minor Impact Utilities
Parking Services
Religious Assembly
Small Schools
b. Commercial Use Types.
Administrative and Professional Services
Agricultural and Horticultural Sales: Horticultural Sales
Animal Sales and Services: Grooming
Animal Sales and Services: Veterinary (Small Animals)
Automotive and Equipment: Parking
Automotive and Equipment: Repairs, Light Equipment
Automotive and Equipment: Sales/Rentals, Light Equipment
Business Support Services
Communications Services
Financial, Insurance and Real Estate Services
Medical Services
Personal Services, General Repair Services, Consumer Retail Sales: General
Retail Sales: Specialty
Spectator Sports and Entertainment: Limited
Transient Habitation: Lodging
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8203 PERMITTED USES SUBJECT TO LIMITATIONS
The following use types are permitted by the FB-V2 Zone subject to the limitation stated after the use type.
a. Residential Use Types.
Family Residential
Limited to dwellings that are located in conjunction with a second principal use that is primarily used for business purposes within or on the same structure, lot or parcel. All residential uses in the FB-V2 Zone shall require Site Plan review in accordance with the Site Plan Review Procedure commencing at Section 7150 and the following guidelines.
1. Site Plan Review Required. Prior to the issuance of any building permit, grading permit or construction of any structure or conversion of any existing structure for use as a Family Residential Use Type in the FB-V2 Zone, a Site Plan of the proposed structure shall be submitted to the Director for review, evaluation and approval.
2. Content of the Site Plan. Application for Site Plan review shall be submitted to the Director and shall be accompanied by such data and information as he may require including maps, plans, drawings, sketches and documented material as is necessary to show:
a) Boundaries and existing topography of the property, and adjoining or nearby streets;
b) Location and height of all existing buildings and structures, existing trees and the proposed disposition or use thereof;
c) Location, height, building elevations, and proposed use of all proposed or existing structures, including lighting, walls, fences and freestanding signs, and location and extent of the building site;
d) Location and dimensions of ingress and egress points, interior roads and driveways, parking areas, and pedestrian walkways;
e) Location and treatment of important drainage ways, including underground drainage systems;
f) Proposed grading and removal of natural materials, including finished topography of the site;
g) Proposed landscaping plan including the location of exterior lighting fixtures and underground fuel storage facilities and aboveground pumps, if proposed.
3. Site Plan Review Criteria. The Site Plan shall be reviewed and evaluated by the Director for conformance with the following criteria.
a) Residential uses shall be located and designed so they are buffered from potentially adverse impacts created by adjacent, commercial and industrial uses.
b) Impacts to be addressed shall include noise, odors, lighting, air quality, visual quality and vibration.
c) Building and structures shall use construction methods such as windows and building materials that will reduce noise generated by the business and will reduce noise that may impact the residential use.
d) Landscape buffers shall be utilized where appropriate to screen views from the residential use to visually undesirable portions of adjacent businesses. Landscaping shall be capable of reaching a height that will provide screening of views within one year of installation. To reduce fire hazards, plant material used shall not be on the North County Fire Protection District’s Undesirable Plant List.
e) Lighting of the business use shall not excessively spill over into the residential use.
4. Site Plan Permit Exemption. An exemption from the Site Plan permit requirement of Section 8203.a.1 may be granted by the Director under either of the following circumstances:
a) If it is determined that the nature of a proposed project is such that subjecting it to the Site Plan review process would not materially contribute to the attainment of the intent of the criteria listed in Section 8203.a.3 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 due consideration shall be given to the recommendation of the appropriate Design Review Board. Such recommendation shall be in writing, signed by the Chairperson or other member of the Review Board who has been authorized by the Review Board to sign Site Plan permit exemption recommendations, 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 Review Board using a form 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.
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 appropriate Design Review Board.
No building permit shall be issued for a project for which the Site Plan permit exemption has been granted except pursuant to plans bearing the Director’s stamp granting such exemption. No deviation from aspects of such plans pertinent to the criteria listed in Section 8203.a.3, such as materials, landscaping, site design and lighting, shall be permitted without prior recommendation of the appropriate Design Review Board and approval of the Director.
Group Residential – Allowed in conjunction with a school where housing facilities are used by registered students of the school. The associated school facility does not have to be located on the same lot.
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
b. Civic Use Types.
Child Care Center – 24 children or less
c. Commercial Use Types.
Business Equipment Sales and Services – The area devoted to storage shall not be greater than the area devoted to sales and administrative offices
Convenience Sales and Personal Services – Not to exceed 1,500 square feet Eating and Drinking Establishments – No drive-through
Food and Beverage Retail Sales – Not to exceed 2,000 square feet
Laundry Services – Limited to drycleaning plants and laundries that provide retail services only, use only non-flammable solvents and employ not more than 10 people.
Participant Sports and Recreation: Indoor – Not to exceed 2,000 square feet
d. Industrial Use Types.
Custom Manufacturing – The square footage, horsepower and kiln size restrictions imposed by Section 1610 do not apply. Kiln sizes shall be limited to 20 cubic feet and equipment to 25 horsepower at any one time.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10204 (N.S.) adopted 3-28-12)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10204 (N.S.) adopted 3-28-12)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8204 USES SUBJECT TO A MINOR USE PERMIT
The following use types are permitted by the FB-V2 Zone upon issuance of a Minor Use Permit:
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8205 USES SUBJECT TO A MAJOR USE PERMIT
The following use types are permitted by the FB-V2 Zone upon issuance of a Major Use Permit:
a. Civic Use Types.
Major Impact Services and Utilities
b. Commercial Use Types.
Research Services
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8220 SITE DEVELOPMENT REGULATIONS
Properties within the FB-V2 Zone shall be subject to the following site development regulations:
a. Animals
The only animals allowed are six or fewer dogs and cats or similar animals (in any combination).
b. Density
The Density Regulations beginning at Section 4100 shall apply to the Fallbrook Village 2 Zone.
A maximum of 30 dwelling units per acre.
c. Lot Area
No minimum or maximum lot area.
d. Building Type
Other than Section 4305, Building Type Designator Notation, and Section 4310, Building Type Schedule, the Building Type Regulations beginning at Section 4300 shall apply to the FB-V2 Zone.
Mixed residential and/or non-residential units with one or more main buildings per lot are permitted. Attached buildings are also permitted.
e. Maximum Floor Area No maximum floor area.
f. Floor Area Ratio
The Floor-Area Ratio Regulations beginning at Section 4500 shall apply to the FB-V2 Zone.
1.5 (the floor area of all buildings on-site may not exceed 1.5 times the net square footage of the lot).
g. Height
Other than Section 4605, Height Designator Notation, and Section 4610, Height Schedule, the Height Regulations beginning at Section 4600 shall apply to the FB-V2 Zone.
Buildings shall have a maximum height of 36 feet.
h. Lot Coverage
No lot coverage requirement.
i. Main Building Setbacks
In order to complement and encourage preservation of the existing village character and encourage pedestrian activity, development in the FB-V2 Zone should maintain a continuous building façade and buildings should maintain a zero to 10-foot front yard and exterior side yard setback to allow for a five to 10-foot sidewalk. Building setbacks shall be reviewed as part of the Site Plan required by the Special Area Regulation. Where the scale and height of any proposed building or the need to provide adequate sight distance warrants a larger setback, in relation to the street width and surrounding buildings, a larger setback may be required.
Where the ultimate right-of-way is wider than an existing or planned sidewalk location, buildings may be constructed up to the ultimate right-of-way provided landscaping is planted between the sidewalk and the building face.
Front: | 0 feet minimum; 15 foot maximum* |
Side, Interior: | 0 feet from lot line (permitted) |
Side, Exterior: | 0 feet minimum; 15 foot maximum* |
Rear: | 0 feet from lot line (permitted) |
*Additional setback depth is permitted where the increased setback area is used for a plaza, courtyard, outdoor dining, or a recessed building entry where such recessed entry is not more than 20% of width of the building facade. Additional depth is also permitted to accommodate electrical transformers, utility connections, meter pedestals, and similar equipment only if other locations are infeasible as determined by the approval authority.
j. Open Space
0 (no usable open space required).
k. Special Area Regulation
Property within the FB-V2 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
l. Enclosure
All operations, including the storage of materials and equipment, shall be located entirely within an enclosed building.
Exceptions to Enclosure Regulations
1. Automotive and Equipment: Sales/Rentals, Light Equipment. Providing that the use complies with Section 8230.d. of the Fallbrook Village 2 Zone Parking Regulations.
2. Eating and Drinking Establishments and Food and Beverage Retail Sales. Only accessory outdoor cafés that comply with Section 6158.a.1 and pursuant to an approved Site Plan required by the Special Area Regulation. The provision to provide required parking for the outdoor seating areas required by Section 6158.a.1.iii shall not apply. The parking shall be determined pursuant to the Fallbrook Village Parking Regulations.
3. Parking Services
4. Automotive and Equipment: Parking
m. Wireless Facilities
For the purposes of Zoning Ordinance Section 6983 (Definitions), the FB-V2 Zone shall be included in the definition of “Residential Zones.”
n. On-Premise Sign Regulations
All property with the FB-V2 Zone shall be subject to the On-Premise Sign Regulations beginning at Section 6250.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8230 PARKING REGULATIONS
a. Purpose and Intent. The intent of the Fallbrook Village parking regulations is to ensure adequate off-street parking in relation to allowed uses and activities. The regulations are also intended to maintain and enhance existing zero front yard setback development patterns in the traditional downtown commercial district, consistent with the Fallbrook Design Standards. To achieve this purpose, all of the Fallbrook Village 2 Zone is located in the Fallbrook Special Parking District with provision for meeting parking requirements in shared parking lots.
b. Parking Requirements. All of the FB-V2 Zone is included in the Fallbrook Special Parking District (see Zoning Ordinance Section 5761). In the FB-V2 Zone the number of spaces required by the Parking Schedules in Section 6758 through 6783 may be reduced up to 25%.
1. FB-V2 Zone Parking Exceptions. The following parking standards supersede those in the Parking Schedules in Sections 6758 through 6783:
a) Personal Service Uses 2.0 Spaces per KSF GFA
b) Eating & Drinking Establishments 4.0 Spaces per KSF GFA
c) Retail Uses 2.0 Spaces per KSF GFA
d) Library, Museum, Art Gallery 2.0 Spaces per KSF GFA
2. Exemptions from Parking Requirements. No parking shall be required for the following in FB-V2:
a) Change of use of any floor area existing as of the initial adoption date of the Fallbrook Subarea Plan.
b) Replacement of existing parking spaces within 30 feet of the front and corner side property lines that are replaced by new buildings, outdoor uses, plazas, courtyards, or other public use or amenity subject to Site Plan approval and consistent with the Fallbrook Community Design Standards.
c. Relationship of Required Parking to Building Site. Required parking and bicycle spaces may be located on the same legal parcel with the use or structure they are intended to serve. The parking requirement may and should preferably be met through participation in a shared parking lot. Parking requirements may be fulfilled on-site or on any other property within 600 feet of the site requiring the parking. Evidence must be provided to the County that parking lot ownership shares have not been previously used or counted to meet the parking requirements for any other existing business. The parking spaces shall be tied to the property receiving the permit using a method acceptable to the Director.
d. Location of Parking on Building Site.
1. Bicycle Spaces. Bicycle spaces, if provided, shall be located:
a) No farther than 100 feet from the visitors’ entrance and be readily visible. (Refer to 2010 California Green Building Standards Code Section 5.106.)
b) At least as close and accessible to the use or building served as is the most convenient motor vehicle parking (other than handicapped parking).
c) As close to the building entrances as is practical without interfering with pedestrian traffic.
d) At ground level.
2. Covered Parking. Covered or enclosed parking spaces shall be outside the ultimate right-of-way of any street and shall be located in the rear half of the lot. This provision does not apply to any shared parking lot provided pursuant to Section 8230 c. that does not have a building on the same legal parcel.
3. Open Parking. Open parking spaces shall be outside the ultimate right-of-way of any street and shall be located generally behind a building. This provision does not apply to any shared parking lots provided pursuant to Section 8230 c. that does not have a building on the same legal parcel. No parking shall be located between the building and sidewalk.
4. Exceptions. A Use Permit, Variance Or Administrative Permit may specify the location of parking areas and bicycle spaces in locations other than as required by Section 8230 d.1 – 3 above.
e. Parking Space Dimensions.
1. The minimum dimensions for parking spaces shall be as specified in Section 6792 of the Zoning Ordinance. The Director may require larger dimensions if he determines that larger dimensions are needed to provide safe and adequate parking in specific situations.
2. Accessible Parking. At least one space of the required parking, if any, in any parking area shall be designed for accessible parking as specified in the California Building Code. Such spaces shall be located along the shortest accessible route of travel between such spaces and the entrance of the use or structure, and shall be reserved and designated for disabled persons. The total number of required accessible spaces shall be that specified by the California Building Code as contained in Title 24 of the California Code of Regulations.
f. Design Standards for Off-Street Parking. Parking spaces and areas shall meet the following design and improvement standards:
1. Surfacing. All parking spaces or areas, loading spaces and driveways serving them shall be hard surfaced in accordance with the specifications set forth in Section 6792 of the Zoning Ordinance. The type of surfacing for proposed parking spaces and driveways shall be indicated on all plot plans that accompany Site Plan applications and building construction plans.
2. Landscaping. An internal area equivalent to a minimum of 5 percent of the total parking area shall be landscaped in conformance to the requirements of the Fallbrook Design Standards and the County Water Conservation in Landscaping Ordinance.
3. Parking Design. The design, dimensions, construction, landscaping, and surfacing of parking and bicycle spaces, driveways and other areas shall conform to the requirements of the Section 6792 of the Zoning Ordinance. The Director may administratively waive or modify one or more such requirements when practical difficulties make their strict application infeasible, and upon a finding that the waiver or modification is consistent with the purpose and intent of this section.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8300 INTENT
The Fallbrook Village 3 (FB-V3) Zone is intended to provide opportunities for clean industry and manufacturing, including art-making. The area is also intended to allow uses that support community businesses and provide basic goods and services that are needed by community residents. To this end, in addition to the uses allowed in the FB-V1 and FB-V2 Zones, the FB- V3 Zone allows manufacturing and other general industrial uses where all materials and activities are located indoors and meet standard noise, vibration and odor limitations. In addition, many of the more intensive service-oriented civic and commercial uses that are not allowed in the retail oriented FB-V1 and FB-V2 Zones are allowed in the FB-V3 Zone.
Residential uses are allowed where it can be shown that the use is compatible with adjacent commercial and industrial uses. Property within the FB-V3 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8302 PERMITTED USES
The following use types are permitted by the FB-V3 Zone:
a. Civic Use Types.
Administrative Services
Ambulance Services
Clinic Services
Community Recreation
Cultural Exhibits and Library Services
Essential Services
Fire Protection Services
Law Enforcement Services
Lodge, Fraternal and Civic Assembly
Minor Impact Utilities
Parking Services
Religious Assembly
b. Commercial Use Types.
Administrative and Professional Services
Agricultural and Horticultural Sales: Agricultural Sales
Agricultural and Horticultural Sales: Horticultural Sales
Agricultural Services
Animal Sales and Services: Grooming
Animal Sales and Services: Veterinary (Small Animals)
Automotive and Equipment: Parking
Automotive and Equipment: Repairs, Light Equipment
Automotive and Equipment: Sales/Rentals, Farm Equipment
Automotive and Equipment: Sales/Rentals, Light Equipment Building Maintenance Services
Business Equipment Sales and Services
Business Support Services Communications Services
Construction Sales and Services
Financial, Insurance and Real Estate Services
Funeral and Interment Services: Undertaking Medical Services
Personal Services, General Repair Services, Consumer Research Services
Retail Sales: General Retail Sales: Specialty
Spectator Sports and Entertainment: Limited Transient Habitation: Lodging
Wholesaling, Storage and Distribution: Light
c. Industrial Use Types.
General Industrial
d. Agricultural Use Types.
Packing and Processing: Winery
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8303 PERMITTED USES SUBJECT TO LIMITATIONS
The following use types are permitted by the FB-V3 Zone subject to the limitation stated after the use type.
a. Residential Use Types Family Residential
All residential uses in the FB-V3 Zone shall require Site Plan review in accordance with the Site Plan Review Procedure commencing at Section 7150 and the following guidelines.
1. Site Plan Review Required. Prior to the issuance of any building permit, grading permit or construction of any structure or conversion of any existing structure for use as a Family Residential Use Type in the FB-V3 Zone, a Site Plan of the proposed structure shall be submitted to the Director for review, evaluation and approval.
2. Content of the Site Plan. Application for Site Plan review shall be submitted to the Director and shall be accompanied by such data and information as he may require including maps, plans, drawings, sketches and documented material as is necessary to show:
a) Boundaries and existing topography of the property, and adjoining or nearby streets;
b) Location and height of all existing buildings and structures, existing trees and the proposed disposition or use thereof;
c) Location, height, building elevations, and proposed use of all proposed or existing structures, including lighting, walls, fences and freestanding signs, and location and extent of the building site;
d) Location and dimensions of ingress and egress points, interior roads and driveways, parking areas, and pedestrian walkways;
e) Location and treatment of important drainage ways, including underground drainage systems;
f) Proposed grading and removal of natural materials, including finished topography of the site;
g) Proposed landscaping plan including the location of exterior lighting fixtures and underground fuel storage facilities and aboveground pumps, if proposed.
3. Site Plan Review Criteria. The Site Plan shall be reviewed and evaluated by the Director for conformance with the following criteria.
a) Residential uses shall be located and designed so they are buffered from potentially adverse impacts created by adjacent, commercial and industrial uses.
b) Impacts to be addressed shall include noise, odors, air quality, lighting, visual quality and vibration.
c) Building and structures shall use construction methods such as windows and building materials that will reduce noise generated by the business and will reduce noise that may impact the residential use.
d) Landscape buffers shall be utilized where appropriate to screen views from the residential use to visually undesirable portions of adjacent businesses. Landscaping shall be capable of reaching a height that will provide screening of views within one year of installation. To reduce fire hazards, plant material used shall not be on the North County Fire Protection District’s Undesirable Plant List.
e) Lighting of the business use shall not excessively spill over into the residential use.
4. Site Plan Permit Exemption. An exemption from the Site Plan permit process requirement of Section 8303.a.1 may be granted by the Director under either of the following circumstances:
a) If it is determined that the nature of a proposed project is such that subjecting it to the Site Plan review process would not materially contribute to the attainment of the intent of the criteria listed in Section 8303.a.3 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 due consideration shall be given to the recommendation of the appropriate Design Review Board. Such recommendation shall be in writing, signed by the Chairperson or other member of the Review Board who has been authorized by the Review Board to sign Site Plan permit exemption recommendations, 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 Review Board using a form 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.
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 appropriate Design Review Board.
No building permit shall be issued for a project for which the Site Plan permit exemption has been granted except pursuant to plans bearing the Director’s stamp granting such exemption. No deviation from aspects of such plans pertinent to the criteria listed in Section 8303.a.3, such as materials, landscaping, site design and lighting, shall be permitted without prior recommendation of the appropriate Design Review Board and approval of the Director.
Group Residential – Allowed in conjunction with a school where housing facilities are used by registered students of the school. The associated school facility does not have to be located on the same lot.
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
b. Civic Use Types.
Child Care Center – 24 children or less
c. Commercial Use Types.
Animal Sales and Services: Veterinary (Large Animals) – except that large animals are not allowed to be kept overnight unless required in preparation for or recovery from surgery
Automotive and Equipment: Cleaning – Not to exceed 4 self-serve stalls
Convenience Sales and Personal Services – Not to exceed 1,500 square feet
Eating and Drinking Establishments – No drive-through
Food and Beverage Retail Sales – Not to exceed 2,000 square feet
Laundry Services – Limited to drycleaning plants and laundries which provide retail services only, use only non-flammable solvents, and employ not more than 10 people.
Participant Sports and Recreation: Indoor – Not to exceed 2,000 square feet
Wholesaling, Storage and Distribution: Mini-Warehouses – The Mini-Warehouse Use may not occupy more than 50% of the building area. For the purposes of calculation, common areas including interior courtyards, restrooms and hallways would not be included. All storage units shall be accessed by an interior corridor and shall not be accessed externally. The Mini-Warehouse Use shall be located within a single building on the parcel.
d. Industrial Use Types.
Custom Manufacturing – The square footage, horsepower and kiln size restrictions imposed by Section 1610 do not apply. Kiln sizes shall be limited to 60 cubic feet and equipment to 40 horsepower at any one time.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10204 (N.S.) adopted 3-28-12)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10204 (N.S.) adopted 3-28-12)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8304 USES SUBJECT TO A MINOR USE PERMIT
a. Commercial Use Types.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8305 USES SUBJECT TO A MAJOR USE PERMIT
The following use types are permitted by the FB-V3 Zone upon issuance of a Major Use Permit:
a. Civic Use Types.
Major Impact Services and Utilities
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8320 SITE DEVELOPMENT REGULTATIONS
Properties within the FB-V3 Zone shall be subject to the following site development regulations:
a. Animals
The only animals allowed are six or fewer dogs and cats or similar animals (in any combination).
b. Density
The Density Regulations beginning at Section 4100 shall apply to the FB-V3 Zone. A maximum of 30 dwelling units per acre.
c. Lot Area
No minimum or maximum lot area.
d. Building Type
Other than Section 4305, Building Type Designator Notation, and Section 4310, Building Type Schedule, the Building Type Regulations beginning at Section 4300 shall apply to the FB-V3 Zone.
Mixed residential and/or non-residential units with one or more main buildings per lot are permitted. Attached buildings are also permitted.
e. Maximum Floor Area No maximum floor area.
f. Floor Area Ratio
The Floor-Area Ratio Regulations beginning at Section 4500 shall apply to the FB-V3 Zone.
1.5 (the floor area of all buildings on-site may not exceed 1.5 times the net square footage of the lot).
g. Height
Other than Section 4605, Height Designator Notation, and Section 4610, Height Schedule, the Height Regulations beginning at Section 4600 shall apply to the FB-V3 Zone.
Buildings shall have a maximum height of 36 feet.
h. Lot Coverage
No lot coverage requirement.
i. Main Building Setbacks
In order to complement and encourage preservation of the existing village character and encourage pedestrian activity, development in the FB-V3 Zone should maintain a continuous building façade and buildings should maintain a zero front yard and exterior side yard setback. Building setbacks shall be reviewed as part of the Site Plan required by the Special Area Regulations. Where the scale and height of any proposed building or the need to provide adequate sight distance warrants a larger setback, in relation to the street width and surrounding buildings, a larger setback may be required.
Where the ultimate right-of-way is wider than an existing or planned sidewalk location, buildings may be constructed up to the ultimate right-of-way provided landscaping is planted between the sidewalk and the building face.
Front: | 0 feet from lot line (permitted) |
Side, Interior: | 0 feet from lot line (permitted) |
Side, Exterior: | 0 feet from lot line (permitted) |
Rear: | 0 feet from lot line (permitted) |
j. Open Space
0 (no usable open space required).
k. Special Area Regulation
Property within the FB-V3 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
l. Enclosure
All operations, including the storage of materials and equipment, shall be located entirely within an enclosed building.
Exceptions to Enclosure Regulations:
1. Outdoor storage of irrigation equipment and other agricultural related activities, equipment and support services.
2. Operations involving the manufacturing and production of art, as well as the outdoor storage of art manufacturing and production equipment and supplies.
3. Automotive and Equipment: Sales/Rentals, Light Equipment. Providing that the use complies with Section 8330.d. of the Fallbrook FB-V3 Zone Parking Regulations.
4. Automotive and Equipment: Sales/Rentals, Farm Equipment. Providing that the use complies with Section 8330.c.3 of the Fallbrook FB-V3 Zone Parking Regulations.
5. Eating and Drinking Establishments and Food and Beverage Retail Sales. Only accessory outdoor cafés that comply with Section 6158.a.1 and pursuant to an approved Site Plan required by the Special Area Regulation. The provision to provide required parking for the outdoor seating areas required by Section 6158.a.1.iii shall not apply to the portions of the FB-V3 Zone in the Fallbrook Special Parking District where the parking requirements shall be determined pursuant to the Fallbrook FB-V3 Zone Parking Regulations.
6. Parking Services
7. Automotive and Equipment: Parking
m. Wireless Facilities
For the purposes of Zoning Ordinance Section 6983 (Definitions), the FB-V3 Zone shall be included in the definition of “Residential Zones.”
n. On-Premise Sign Regulations
All property with the FB-V3 Zone shall be subject to the On-Premise Sign Regulations beginning at Section 6250.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8330 PARKING REGULATIONS
a. Purpose and Intent. The intent of the Fallbrook Village parking regulations is to ensure adequate off-street parking in relation to allowed uses and activities. The regulations are also intended to maintain and enhance existing zero front yard setback development patterns in the traditional commercial district consistent with the Fallbrook Design Standards. To achieve this purpose, a portion of the Fallbrook Village 3 Zone is located in the Fallbrook Special Parking District and all of the Fallbrook Village 3 Zone provides for reduced parking requirements with provision for meeting parking requirements in shared parking lots.
1. FB-V3 Zone Parking Exceptions. The following parking standards supersede those in the Parking Schedules in Sections 6758 through 6783:
a) Personal Service Uses 2.0 Spaces per KSF GFA
b) Eating & Drinking Establishments 4.0 Spaces per KSF GFA
c) Retail Uses 2.0 Spaces per KSF GFA
d) Library, Museum, Art Gallery 2.0 Spaces per KSF GFA
2. Exemptions from Parking Requirements. No parking shall be required for the following in FB-V3:
a) Change of use of any floor area existing as of the initial adoption date of the Fallbrook Subarea Plan.
b) Replacement of existing parking spaces within 30 feet of the front and corner side property lines that are replaced by new buildings, outdoor uses, plazas, courtyards, or other public use or amenity subject to Site Plan approval and consistent with the Fallbrook Community Design Standards.
b. Parking Requirements. The portion of the FB-V3 Zone specified in Section 5761 b.1 is included in the Fallbrook Special Parking District (see Zoning Ordinance Section 5761). In the FB-V3 Zone, the number of spaces required by the Parking Schedules in Sections 6758 through 6783 may be reduced up to 25%.
c. Relationship of Required Parking to Building Site. Required parking and bicycle spaces may be located on the same legal parcel with the use or structure they are intended to serve. The parking requirement may and should preferably be met through participation in a shared parking lot. Parking requirements may be fulfilled on-site or on any other property within 600 feet of the site requiring the parking. Evidence must be provided to the County that parking lot ownership shares have not been previously used or counted to meet the parking requirements for any other existing business. The parking spaces shall be tied to the property receiving the permit using a method acceptable to the Director.
d. Location of Parking on Building Site.
1. Bicycle Spaces. Bicycle spaces, if provided, shall be located:
a) No farther than 100 feet from the visitors’ entrance and be readily visible. (Refer to 2010 California Green Building Standards Code Section 5.106).
b) At least as close and accessible to the use or building served as is the most convenient motor vehicle parking (other than handicapped parking).
c) As close to the building entrance as is practical without interfering with pedestrian traffic.
d) At ground level.
2. Covered Parking. Covered or enclosed parking spaces shall be outside the ultimate right-of-way of any street and shall be located in the rear half of the lot. This provision does not apply to any shared parking lot provided pursuant to Section 8330 c. above that does not have a building on the same legal parcel.
3. Open Parking. Open parking spaces shall be outside the ultimate right-of-way of any street and shall be located generally behind a building. This provision does not apply to any shared parking lot provided pursuant to Section 8330 c. above that does not have a building on the same legal parcel.
4. Exceptions. A use permit, variance or administrative permit may specify the location of parking areas and bicycle spaces in locations other than a required by Section 8330 d. 1 – 3.
e. Parking Space Dimensions
1. The minimum dimensions for parking spaces shall be as specified in Section 6792 of the Zoning Ordinance. The Director may require larger dimensions if he determines that larger dimensions are needed to provide safe and adequate parking in specific situations.
2. Accessible Parking. At least one space of the required parking, if any, in any parking area shall be designed for accessible parking as specified in the California Building Code. Such spaces shall be located along the shortest accessible route of travel between such spaces and the entrance of the use or structure, and shall be reserved and designated for disabled persons. The total number of required accessible spaces shall be that specified by the California Building Code as contained in Title 24 of the California Code of Regulations.
f. Design Standards for Off-Street Parking. Parking spaces and areas shall meet the following design and improvement standards:
1. Surfacing. All parking spaces or areas, loading spaces and driveways serving them shall be hard surfaced in accordance with the specifications set forth in Section 6792 of the Zoning Ordinance. The type of surfacing for proposed parking spaces and driveways shall be indicated on all plot plans that accompany Site Plan applications and building construction plans.
2. Landscaping. An internal area equivalent to a minimum of 5 percent of the total parking area shall be landscaped in conformance to the requirements of the Fallbrook Design Standards and the County Water Conservation in Landscaping Ordinance.
3. Parking Design. The design, dimensions, construction, landscaping, and surfacing of parking and bicycle spaces, driveways and other areas shall conform to the requirements of the Section 6792 of the Zoning Ordinance. The Director may administratively waive or modify one or more such requirements when practical difficulties make their strict application infeasible, and upon a finding that the waiver or modification is consistent with the purpose and intent of this section.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8400 INTENT
The Village 4 (FB-V4) Zone is intended to encourage the retention and attraction of businesses compatible with a predominantly retail environment fronting on a pedestrian-oriented street. Residential uses are allowed as on upper floors only along Main Avenue except where the ground floor is designed to allow for the conversion to and from commercial shop front use. The FB-V4 Zone is similar to the FB-V1 Zone but allows more automobile-oriented uses and allows a flexible front yard setback. Property within the FB-V4 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8402 PERMITTED USES
The following use types are permitted by the FB-V4 Zone:
a. Civic Use Types.
Administrative Services
Clinic Services
Community Recreation
Cultural Exhibits and Library Services
Essential Services
Lodge, Fraternal and Civic Assembly
Minor Impact Utilities
Parking Services
Small Schools
b. Commercial Use Types.
Administrative and Professional Services
Agricultural and Horticultural Sales: Horticultural Sales
Animal Sales and Services: Grooming
Animal Sales and Services: Veterinary (Small Animals)
Automotive and Equipment: Parking
Automotive and Equipment: Repairs, Light Equipment
Automotive and Equipment: Sales/Rentals, Farm Equipment
Automotive and Equipment: Sales/Rentals, Light Equipment
Business Support Services
Communications Services
Financial, Insurance and Real Estate Services
Medical Services
Personal Services, General Repair Services, Consumer Retail Sales: General Retail Sales: Specialty
Spectator Sports and Entertainment: Limited
Transient Habitation: Lodging
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8403 PERMITTED USES SUBJECT TO LIMITATIONS
The following use types are permitted by the FB-V4 Zone subject to the limitation stated after the use type.
a. Residential Use Types.
Family Residential - Allowed on upper floors. Allowed on ground floor where the approving authority finds that design contributes to an active pedestrian environment and will support the vitality of ground floor commercial uses in the district. Any ground floor residential permitted on Main Avenue shall be designed to allow conversion for future commercial shop frontage usage consistent with objective design standards of the Fallbrook Community Design Standards. At a minimum, such design shall include the greater of a minimum setback of five feet from the property line or a minimum 12-foot-wide sidewalk consistent with the Fallbrook Community Design Standards, and a ceiling or floorplate height of 14 feet.
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
b. Civic Use Types.
Child Care Center – 24 children or less
c. Commercial Use Types.
Business Equipment Sales and Services – The area devoted to storage shall not be greater than the area devoted to sales and administrative offices
Convenience Sales and Personal Services - Not to exceed 1,500 square feet Eating and Drinking Establishments - No drive-through
Food and Beverage Retail Sales - Not to exceed 2,000 square feet Participant Sports and Recreation: Indoor - Not to exceed 2,000 square feet
d. Industrial Use Types.
Custom Manufacturing – The square footage, horsepower and kiln size restrictions imposed by Section 1610 do not apply. Kiln sizes shall be limited to 15 cubic feet and equipment to 5 horsepower at any one time
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8404 USES SUBJECT TO A MINOR USE PERMIT
The following use types are permitted by the FB-V4 Zone upon issuance of a Minor Use Permit:
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8405 USES SUBJECT TO A MAJOR USE PERMIT
The following use types are permitted by the FB-V4 Zone upon issuance of a Major Use Permit:
a. Commercial Use Types.
Research Services
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8420 SITE DEVELOPMENT REGULATIONS
Properties within the FB-V4 Zone shall be subject to the following site development regulations:
a. Animals
The only animals allowed are six or fewer dogs and cats or similar animals (in any combination).
b. Density
The Density Regulations beginning at Section 4100 shall apply to the FB-V4 Zone. A maximum of 30 dwelling units per acre.
c. Lot Area
No minimum or maximum lot area.
d. Building Type
Other than Section 4305, Building Type Designator Notation, and Section 4310, Building Type Schedule, the Building Type Regulations beginning at Section 4300 shall apply to the FB-V4 Zone.
Mixed residential and/or non-residential units with one or more main buildings per lot are permitted. Attached buildings are also permitted.
e. Maximum Floor Area No maximum floor area.
f. Floor Area Ratio
The Floor-Area Ratio Regulations beginning at Section 4500 shall apply to the FB-V4 Zone.
2.0 (the floor area of all buildings on-site may not exceed twice the net square footage of the lot).
g. Height
Other than Section 4605, Height Designator Notation, and Section 4610, Height Schedule, the Height Regulations beginning at Section 4600 shall apply to the FB-V4 Zone.
Buildings shall have a maximum height of 36 feet.
h. Lot Coverage
No lot coverage requirement.
i. Main Building Setbacks
In order to complement and encourage preservation of the existing village character and encourage pedestrian activity, development in the FB-V4 Zone should maintain a continuous building façade and buildings should maintain a zero to 15 foot front yard and exterior side yard setback along Main Street and adjacent side streets to provide a five to 15 foot sidewalk.
Where the ultimate right-of-way is wider than an existing or planned sidewalk location, buildings may be constructed up to the ultimate right-of-way provided landscaping is planted between the sidewalk and the building face.
Front: | Minimum: 0 feet from lot line or 30 feet from the street centerline, whichever is greater. Any third floor shall be setback not less than 5 feet from the ground floor façade. |
Maximum: 15 feet from lot line or 45 feet from the street centerline, whichever is greater. | |
Continuous Building Façade: At least 60% of the lot frontage on Main Avenue shall be occupied by the building façade within five feet of the same setback. | |
Up to 60% of the lot frontage on Main Avenue may be absent a building or exceed the maximum setback where at least 40% of the front façade is at the same setback on Main Avenue and the space is occupied by a recessed courtyard of at least 500 square feet is located with primary access on Main Avenue | |
Side, Interior: | 0 feet from lot line (permitted) |
Side, Exterior: | 0 feet minimum; 15 feet maximum from lot line |
Rear: | 0 feet from lot line (permitted) |
*Additional setback depth is permitted where the increased setback area is used for a plaza, courtyard, outdoor dining, or a recessed building entry where such recessed entry is not more than 20% of width of the building facade. Additional depth is also permitted to accommodate electrical transformers, utility connections, meter pedestals, and similar equipment only if other locations are infeasible as determined by the approval authority.
j. Open Space
0 (no usable open space required)
k. Special Area Regulation
Property within the FB-V4 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
l. Enclosure
All operations, including the storage of materials and equipment, shall be located entirely within an enclosed building.
Exceptions to Enclosure Regulations
1. Outdoor storage of irrigation equipment and other agricultural related activities, equipment and support services is permitted upon approval of a Site Plan through the Community Design Review Area Regulations process.
2. Automotive and Equipment: Sales/Rentals, Light Equipment. Providing that the use complies with Section 8430 d.
3. Automotive and Equipment: Sales/Rentals, Farm Equipment. Providing that the use complies with Section 8430 d.
4. Eating and Drinking Establishments and Food and Beverage Retail Sales. Only accessory outdoor cafés that comply with Section 6158.a.1 and pursuant to an approved Site Plan required by the Special Area Regulation.
5. Parking Services
6. Automotive and Equipment: Parking
m Wireless Facilities
For the purposes of Zoning Ordinance Section 6983 (Definitions), the FB-V4 Zone shall be included in the definition of “Commercial Zones.”
n. On-Premise Sign Regulations
All property with the FB-V4 Zone shall be subject to the On-Premise Sign Regulations beginning at Section 6250.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8430 PARKING REGULATIONS
a. Purpose and Intent. The intent of the Fallbrook Village parking regulations is to ensure adequate off-street parking in relation to allowed uses and activities. The regulations are also intended to maintain and enhance existing zero front yard setback development patterns in the traditional commercial district consistent with the Fallbrook Design Standards. To achieve this purpose, all of the Fallbrook Village 4 Zone provides for reduced parking requirements with provision for meeting parking requirements in shared parking lots.
b. Parking Requirements. In the FB-V4 Zone, the number of spaces required by the Parking Schedules in Sections 6758 through 6783 may be reduced up to 25%.
1. FB-V4 Zone Parking Exceptions. The following parking standards supersede those in the Parking Schedules in Sections 6758 through 6783:
a) Personal Service Uses 2.0 Spaces per KSF GFA
b) Eating & Drinking Establishments 4.0 Spaces per KSF GFA
c) Retail Uses 2.0 Spaces per KSF GFA
d) Library, Museum, Art Gallery 2.0 Spaces per KSF GFA
2. Exemptions from Parking Requirements. No parking shall be required for the following in FB-V4:
a) Change of use of any floor area existing as of the initial adoption date of the Fallbrook Subarea Plan.
b) Replacement of existing parking spaces within 30 feet of the front and corner side property lines that are replaced by new buildings, outdoor uses, plazas, courtyards, or other public use or amenity subject to Site Plan approval and consistent with the Fallbrook Community Design Standards.
c. Relationship of Required Parking to Building Site. Required parking and bicycle spaces may be located on the same legal parcel with the use or structure they are intended to serve. For any property in the FB-V4 Zone, the parking requirement may and should preferably be met through participation in a shared parking lot. Parking requirements may be fulfilled on-site or on any other property within 600 feet of the site requiring the parking. Evidence must be provided to the County that parking lot ownership shares have not been previously used or counted to meet the parking requirements for any other existing business. The parking spaces shall be tied to the property receiving the permit using a method acceptable to the Director.
d. Location of Parking on Building Site.
1. Bicycle Spaces. Bicycle spaces, if provided, shall be located:
a) No farther than 100 feet from the visitors’ entrance and be readily visible. (Refer to 2010 California Green Building Standards Code Section 5.106).
b) At least as close and accessible to the use or building served as is the most convenient motor vehicle parking (other than handicapped parking).
c) As close to the building entrance as is practical without interfering with pedestrian traffic.
d) At ground level.
2. Covered Parking. Covered or enclosed parking spaces shall be outside the ultimate right-of-way of any street and shall be located in the rear half of the lot. This provision does not apply to any shared parking lot provided pursuant to Section 8430 c. above that does not have a building on the same legal parcel.
3. Open Parking. Open parking spaces shall be outside the ultimate right-of-way of any street and shall be located generally behind a building. This provision does not apply to any shared parking lot provided pursuant to Section 8430 c. above that does not have a building on the same legal parcel. No parking shall be located between the building and the sidewalk.
4. Exceptions. A use permit, variance or administrative permit may specify the location of parking areas and bicycle spaces in locations other than a required by Section 8430 d. 1 – 3.
e. Parking Space Dimensions.
1. The minimum dimensions for parking spaces shall be as specified in Section 6792 of the Zoning Ordinance. The Director may require larger dimensions if he determines that larger dimensions are needed to provide safe and adequate parking in specific situations.
2. Accessible Parking. At least one space of the required parking, if any, in any parking area shall be designed for accessible parking as specified in the California Building Code.
Such spaces shall be located along the shortest accessible route of travel between such spaces and the entrance of the use or structure, and shall be reserved and designated for disabled persons. The total number of required accessible spaces shall be that specified by the California Building Code as contained in Title 24 of the California Code of Regulations.
f. Design Standards for Off-Street Parking. Parking spaces and areas shall meet the following design and improvement standards:
1. Surfacing. All parking spaces or areas, loading spaces and driveways serving them shall be hard surfaced in accordance with the specifications set forth in Section 6792 of the Zoning Ordinance. The type of surfacing for proposed parking spaces and driveways shall be indicated on all plot plans that accompany Site Plan applications and building construction plans.
2. Landscaping. An internal area equivalent to a minimum of 5 percent of the total parking area shall be landscaped in conformance to the requirements of the Fallbrook Design Standards and the County Water Conservation in Landscaping Ordinance.
3. Parking Design. The design, dimensions, construction, landscaping, and surfacing of parking and bicycle spaces, driveways and other areas shall conform to the requirements of the Section 6792 of the Zoning Ordinance. The Director may administratively waive or modify one or more such requirements when practical difficulties make their strict application infeasible, and upon a finding that the waiver or modification is consistent with the purpose and intent of this section.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8500 INTENT
The Fallbrook Village 5 (FB-V5) Zone is intended to create and enhance areas where administrative office and professional services are the principal and dominant use. Residential uses are allowed. Development will have a scale and appearance compatible and complementary to adjacent residential uses. Uses generating high-volumes of vehicular traffic shall not be allowed in the FB-V5 Zone. Property within the FB-V5 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8502 PERMITTED USES
The following use types are permitted by the FB-V5 Zone:
a. Residential Use Types.
Family Residential
Group Residential
b. Civic Use Types.
Administrative Services
Clinic Services
Cultural Exhibits and Library Services
Essential Services
Group Care
Minor Impact Utilities
Parking Services
c. Commercial Use Types.
Administrative and Professional Services
Business Support Services
Financial, Insurance and Real Estate Services
Medical Services
Personal Services, General
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8503 PERMITTED USES SUBJECT TO LIMITATIONS
The following use types are permitted by the FB-V5 Zone subject to the limitation stated after the use type.
a. Civic Use Types.
Child Care Center – 24 children or less
b. Residential Use Types
Low Barrier Navigation Centers – Allowed by-right subject to the provisions of Section 6915.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
8505 USES SUBJECT TO A MAJOR USE PERMIT
The following use types are permitted by the FB-V5 Zone upon issuance of a Major Use Permit:
b. Commercial Use Types.
Eating and Drinking Establishments
Research Services
Transient Habitation: Lodging
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8520 SITE DEVELOPMENT REGULATIONS
Properties within the FB-V5 Zone shall be subject to the following site development regulations:
a. Animals
The only animals allowed are six or fewer dogs and cats or similar animals (in any combination).
b. Density
The Density Regulations beginning at Section 4100 shall apply to the FB-V5 Zone. A maximum of 30 dwelling units per acre.
c. Lot Area
No minimum or maximum lot area.
d. Building Type
Other than Section 4305, Building Type Designator Notation, and Section 4310, Building Type Schedule, the Building Type Regulations beginning at Section 4300 shall apply to the FB-V5 Zone.
Mixed residential and/or non-residential units with one or more main buildings per lot are permitted. Attached buildings are also permitted.
e. Maximum Floor Area No maximum floor area.
f. Floor Area Ratio
No maximum floor area ratio.
g. Height
Other than Section 4605, Height Designator Notation, and Section 4610, Height Schedule, the Height Regulations beginning at Section 4600 shall apply to the FB-V5 Zone.
Buildings shall have a maximum height of 36 feet.
h. Lot Coverage
No lot coverage requirement.
i. Main Building Setbacks
Front: | 50 feet from centerline of Mission Boulevard 30 feet from centerline of Main Avenue |
Side, Interior: | 5 feet from lot line |
Side, Exterior: | 35 feet from centerline of the street |
Rear: | 25 feet from lot line |
j. Open Space
0 (no usable open space required).
k. Special Area Regulation
Property within the FB-V5 Zone shall be subject to the Community Design Review Area Regulations in Section 5750 and the Fallbrook Design Standards.
l. Enclosure
All operations, including the storage of materials and equipment, shall be located entirely within an enclosed building.
Exceptions to Enclosure Regulations
1. Eating and Drinking Establishments. Only accessory outdoor cafés that comply with Section 6158.a.1 and pursuant to an approved Major Use Permit.
2. Parking Services
3. Automotive and Equipment: Parking
m. Wireless Facilities
For the purposes of Zoning Ordinance Section 6983 (Definitions), the FB-V5 Zone shall be included in the definition of “Residential Zones.”
n. On-Premise Sign Regulations
All property with the FB-V5 Zone shall be subject to the On-Premise Sign Regulations beginning at Section 6250.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8530 PARKING REGULATIONS
a. Purpose and Intent. The intent of the Fallbrook Village parking regulations is to ensure adequate off-street parking in relation to allowed uses and activities. The regulations are also intended to maintain and enhance compatibility with the adjacent residential uses consistent with the Fallbrook Design Standards. To achieve this purpose, all of the Fallbrook Village 5 Zone provides for reduced parking requirements with provision for meeting parking requirements in shared parking lots.
1. FB-V5 Zone Parking Exceptions. The following parking standards supersede those in the Parking Schedules in Sections 6758 through 6783:
a) Personal Service Uses 2.0 Spaces per KSF GFA
b) Eating & Drinking Establishments 4.0 Spaces per KSF GFA
c) Retail Uses 2.0 Spaces per KSF GFA
d) Library, Museum, Art Gallery 2.0 Spaces per KSF GFA
2. Exemptions from Parking Requirements. No parking shall be required for the following in FB-V5:
a) Change of use of any floor area existing as of the initial adoption date of the Fallbrook Subarea Plan.
b) Replacement of existing parking spaces within 30 feet of the front and corner side property lines that are replaced by new buildings, outdoor uses, plazas, courtyards, or other public use or amenity subject to Site Plan approval and consistent with the Fallbrook Community Design Standards.
b. Parking Requirements. In the FB-V5 Zone, the number of spaces required by the Parking Schedules in Sections 6758 through 6783 may be reduced up to 25%.
c. Relationship of Required Parking to Building Site. Required parking and bicycle spaces may be located on the same legal parcel with the use or structure they are intended to serve. For any property in the FB-V5 Zone, the parking requirement may and should preferably be met through participation in a shared parking lot. Parking requirements may be fulfilled on-site or on any other property within 600 feet of the site requiring the parking. Evidence must be provided to the County that parking lot ownership shares have not been previously used or counted to meet the parking requirements for any other existing business. The parking spaces shall be tied to the property receiving the permit using a method acceptable to the Director.
d. Location of Parking on a Building Site.
1. Bicycle Spaces. Bicycle spaces, if provided, shall be located:
a) No farther than 100 feet from the visitors’ entrance and be readily visible. (Refer to 2010 California Green Building Standards Code Section 5.106).
b) At least as close and accessible to the use or building served as is the most convenient motor vehicle parking (other than handicapped parking).
c) As close to the building entrances as is practical without interfering with pedestrian traffic.
d) At ground level.
2. Covered Parking. Covered or enclosed parking spaces shall be outside the ultimate right-of-way of any street and shall be located in the rear half of the lot. This provision does not apply to any shared parking lot provided pursuant to Section 8530 c above that does not have a building on the same legal parcel.
3. Open Parking. Open parking spaces shall be outside the ultimate right-of-way of any street and shall be located generally behind a building. This provision does not apply to any shared parking lot provided pursuant to Section 8530 c above that does not have a building on the same legal parcel. No parking shall be located between the building and the sidewalk.
4. Exceptions. A Use Permit, Variance, or Administrative Permit may specify the location of parking areas and bicycle spaces in locations other than as required by Section 8530 d. 1 – 3 above.
e. Parking Space Dimensions.
1. The minimum dimensions for parking spaces shall be as specified in Section 6792 of the Zoning Ordinance. The Director may require larger dimensions if he determines that larger dimensions are needed to provide safe and adequate parking in specific situations.
2. Accessible Parking. At least one space of the required parking, if any, in any parking area shall be designed for accessible parking as specified in the California Building Code. Such spaces shall be located along the shortest accessible route of travel between such spaces and the entrance of the use or structure, and shall be reserved and designated for disabled persons. The total number of required accessible spaces shall be that specified by the California Building Code as contained in Title 24 of the California Code of Regulations.
f. Design Standards for Off-Street Parking. Parking spaces and areas shall meet the following design and improvement standards:
1. Surfacing. All parking spaces or areas, loading spaces and driveways serving them shall be hard surfaced in accordance with the specifications set forth in Section 6792 of the Zoning Ordinance. The type of surfacing for proposed parking spaces and driveways shall be indicated on all plot plans that accompany Site Plan applications and building construction plans.
2. Landscaping. An internal area equivalent to a minimum of 5 percent of the total parking area shall be landscaped in conformance to the requirements of the Fallbrook Design Standards and the County Water Conservation in Landscaping Ordinance.
3. Parking Design. The design, dimensions, construction, landscaping, and surfacing of parking and bicycle spaces, driveways and other areas shall conform to the requirements of the Section 6792 of the Zoning Ordinance. The Director may administratively waive or modify one or more such requirements when practical difficulties make their strict application infeasible, and upon a finding that the waiver or modification is consistent with the purpose and intent of this section.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
(Amended by Ord. No. 9935 (N.S.) adopted 4-23-08)
(Amended by Ord. No. 10222 (N.S.) adopted 9-25-12. Opr. 11-26-12)
(Amended by Ord. No. 10251 (N.S.) adopted 2-6-13)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No 10928 (N.S.) adopted 12-11-24)
8600 USE MATRIX
The Director shall prepare and cause to be inserted in copies of the Zoning Ordinance, an official Use Matrix which expresses in graphic form the Fallbrook Village Zone Regulations contained in Sections 8100 through 8500, inclusive.
(Added by Ord. No. 9620 (N.S.) adopted 12-10-03)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
(Amended by Ord. No. 10348 (N.S.) adopted 7-30-14)
8711 General Intent
a. Regulations on land and buildings equitably balance the rights of individual property owners and the interests of the community as a whole.
b. Ramona Village Center design standards for Sub-Areas, RM-Zone Districts, Thoroughfares and Civic Spaces are coordinated to establish distinctive physical environments at the scale of the lot, block, street, and neighborhood.
c. Distinct physical environments provide meaningful choices in living, working, shopping and recreating for citizens with differing physical, social, and emotional needs.
d. Ramona RM-Zone Districts control physical development at the scale of the lot, coordinating the form and intensity.
e. Access to daily needs within close proximity to dwellings is provided by permitting a mixture of land uses within each Ramona Village Center Sub-Area and individual buildings so that residents may choose to live, work, shop, and recreate within walking distance of their home.
f. Thoroughfares contribute to the health, safety, and general welfare of citizens. Design conflicts between vehicular and pedestrian movement shall be decided in favor of both pedestrians and equestrians.
g. Coordinate a network of inter-connected trails and pathways for pedestrians, equestrians, bikers, and hikers throughout the greater Ramona region and Village Center. A connected network of Trails and pathways along Santa Maria Creek and within existing and new streets is of great interest to the community as a whole.
8713 Sub-Areas
a. The following Sub-Areas are established under the provisions of this Section:
i. The Colonnade is centered on Main Street between Etcheverry Street and Pala Street. The name references the colonnade of tall Eucalyptus trees along Main Street that creates the character defining experience of arriving in Ramona. The development pattern in this area is newer to the area with freestanding rural buildings that are commercial along Main Street with single-family residences to the north and south of Main Street. Etcheverry Street is planned to accommodate for a trail and/or pathway.
ii. The Paseo is located at the ‘bend’ of the road along Main Street between Pala Street and Highway 78/10th Street to the east. The Paseo is a reference to the need for connectivity between the established neighborhoods to the south and Santa Maria Creek to the north. It is intended to be the Civic core to include the Post Office, Sheriff Station, Courts, Library and parks. Also intended to be the Commercial core, the private development pattern in this area consists of both freestanding and attached commercial centers and under-developed lots located along Main Street. Attached multi-family housing units are to be located along Main Street. All new development proposals should demonstrate consideration for positive influences of the neighboring properties and made a diligent effort to build within the Paseo towards historical Main Street patterns existing in the Old Town Sub-Area. Note that Montecito Road, 14th Street, 13th Street/Maple Street, 10th Street/ Pine, Walnut Street and the Santa Maria Creek Greenway are planned to accommodate for a trail and/or pathway.
iii. The Old Town is centered on Main Street between 10th Street and 3rd Street to the east. Historically, Ramona Town Center‘s oldest buildings are designated Historic or are eligible for designation on the National Register of Historic Places. Old Town was built with a traditional development pattern of interconnected blocks and streets with museums, Town Hall, and attached shops along Main Street. Freestanding and attached mixed-use residential building are located to the north and south of Main Street. Collier County Park is the area’s oldest park and the Old Town has a respectable and memorable role in the history and development of San Diego County. This history is recorded in many of the built structures still remaining from Ramona’s early years. New development should recognize, respect, preserve and be compatible with existing significant built elements of Ramona’s history. Main Street, 10th Street, 7th Street, Main Street, 3rd Street and the Santa Maria Creek Greenway are all planned to accommodate for a trail and/or pathway.
8715 Colonnade Sub-Area Intent
a. The Colonnade Sub-Area shall preserve its grand row of mature Eucalyptus trees located within and on each side of the State of California Highway 67 Right-of-Way. Direct Highway access shall be limited to maintain tree colonnade.
b. New development will assist in under-planting suitable replacement trees to assure that a tree canopy is maintained.
c. The Colonnade Sub-Area development regulations are intended to maintain its current more rural detached building development patterns with commercial buildings along Main Street surrounded by single-family residential housing.
d. The Main Street Frontage Residential Restriction Line is intended to only allow for Commercial Frontage types to front onto Main Street. All Residential Unit entries must be accessed from the second and third Lot Layer (§ 8723)
e. The Colonnade building height is limited to two (2) stories and 35 feet maximum height.
f. The Colonnade Public Frontage intention:
i. A Type D Special Pathway is set back from Main Street in order to preserve the colonnade of eucalyptus trees along Highway 67 that allows for equestrian, biking and pedestrian access. Etcheverry Street is proposed as a pathway per the Ramona Community Trails and Pathways Plan.
ii. Only the RM-V5 area shall allow vehicles parked curbside on Main Street for adequate pedestrian movement.
iii. Curb cuts should be eliminated and minimized to 1 per block in order to allow the continuity of the eucalyptus trees
iv. Common Easement should be coordinated to provide access for building in order to maintain the colonnade, such as shared parking facilities and access lanes between mid-block parcels.
g. All trails, pathways, parking areas and open spaces should allow for permeable surfaces.
h. Public Art should be allowed on all private and public buildings and spaces.
i. Development or rebuilding of one or two family dwelling on a single Lot and associated accessory structures located in the RM-V3 are exempted from the provision of the Ramona Village Center Plan (§ 8703)
8717 Paseo Sub-Area Intent
a. The Paseo Sub-Area shall preserve Eucalyptus trees located within and on each side of the State of California Highway 67 Right-of-Way. Direct Highway access shall limited to protect trees.
b. The Paseo is intended to be the main development area in the Village Center.
c. The Paseo is intended to link the Santa Maria Creek Greenway with Main Street and surrounding neighborhoods through new parks (see Public - Civic Standards), streetscapes, and trails (see Public - Thoroughfare Standards).
d. With each new development, the current conventional suburban development pattern (commercial strip centers behind parking lots) is intended to transition into a contemporary Main Street with development patterns and character similar to the Old Town Sub-Area (attached multi-story buildings fronting onto Main Street).
e. The Main Street Frontage Residential Restriction Line is intended to only allow for Commercial Uses building entrances to front onto Main Street. All Residential Unit entries must be accessed from the second and third Lot Layer (§ 8723).
f. The Main Street Focal Point is intended to allow for three (3) stories and 45-foot height limit at those specific Lots located on important Focal Point on Main Street. Everywhere else is limited to two (2) stories and 35 feet maximum height.
g. Santa Maria Creek 100 year Flood Plain is defined by Zoning District RM-V1.
h. Paseo Public Frontage intention:
i. Sidewalks should be contiguous with the street to aid access to and from vehicles parked at curbside.
ii. The sidewalks should be sufficiently wide to allow for adequate pedestrian movement and allow for street furniture in the public frontage Furnishing Zone.
iii. Curb cuts should be eliminated and minimized to allow the continuity of the flow along the sidewalk.
iv. Streetlights and Signage to maintain its current low-key and respectful character of simple decorative poles with shielded lights per RM-V5 Design Standards graphics (§ 8741 and Table 2.7)
i. A shared parking facility should be incorporated into large-scaled, over 15 acres, private development plans.
j. Shared Civic Spaces (§ 8749 and Table 2.9) shall be incorporated into every new private development plan that exceed 75 linear feet along the Main Street Frontage Residential Restriction Line.
k. Allow for permeable pavements to be used in all parking areas, in combination with trees and other landscaping to provide storm water treatment.
l. Public Art shall be allowed on all private and public buildings and spaces.
8719 Old Town Sub-Area Intent
a. The Old Town Sub-Area shall preserve its grand row of mature Eucalyptus trees located within and on each side of the State of California Highway 67 Right-of-Way. Direct Highway access shall be limited to maintain tree colonnade.
b. The Old Town Sub-Area is the historic center of Ramona and is intended to be preserved as a historically significant place as well as a commercially viable Village Center.
c. The Old Town is intended to connect to Main Street and surrounding neighborhoods and Santa Maria Creek Greenway, Ramona Community Park and Collier County Park.
d. With each new development, the current traditional development pattern (building fronting the street with parking in the rear of the Lot) shall be respected in order to preserve Main Street and the existing character of Old Town Ramona.
e. The Main Street Frontage Residential Restriction Line is intended to only allow for Commercial Uses to front onto Main Street. All Residential Unit entries shall be accessed from the second and third Lot Layers (§ 8723).
f. The Main Street Focal Point arrow is intended to allow for (3) stories and 45 feet maximum height limit at specific Lots located at key places along Main Street. Everywhere else is limited to (2) stories and 35 feet maximum height.
g. The Santa Maria Creek 100 year Flood Plain is defined by Zoning District RM-V1.
h. Old Town Public Frontage intention:
i. Sidewalks should be contiguous with the street to aid access to and from vehicles parked at curbside.
ii. The sidewalks shall be sufficiently wide to allow for adequate pedestrian movement and allow for street furniture in public frontage Furnishing Zone.
iii. Curb cuts should be eliminated and minimized to allow the continuity of the flow along the sidewalk.
iv. Streetlights and Signage should be designated to maintain its current low-key and respectful character of simple decorative poles with shielded lights per RM-V5 Design Standards graphics (§ 8741 and Table 2.7)
i. A Shared parking facilities should be incorporated into an Old Town Main Street Management program.
j. Shared Civic Spaces (§ 8749 and Table 2.9) shall be incorporated into every new private development plan that exceed 75 linear feet of linear length along the Main Street Frontage Line (§ 8723.a.).
k. Allow for permeable pavements to be used in all parking areas, in combination with trees and other landscaping to provide storm water treatment.
l. Public Art shall be allowed on all private and public buildings and spaces.
8721 Lots in Multiple Zoning Districts
a. Where a legal lot has split zoning, the regulations for each separate district shall apply. Where an individual building is bisected by a split zone line within a legal lot, the more restrictive Use Regulations shall apply.
8723 Lot
a. Lot Lines abutting a Thoroughfare shall be known as a Frontage Line as per Table 1.7.
b. Frontage Setbacks are measured from Property Lines, and not measured from Public Right-of-Way Center line(s).
c. Lots with multiple Lot Lines abutting a Thoroughfare shall designate one Frontage Line as a Primary Frontage Line, with all remaining Frontage Lines designated as Secondary Frontage Line(s).
d. Lot Width shall be calculated as the length of the Primary Frontage Line of a Lot, measured from side Lot Line to side Lot Line. (See Summary Tables for each RMV-Zone)
e. Where multiple Lots are aggregated under single ownership, the side Setbacks between assembled Lots may be eliminated.
f. Lots shall be regulated according to three horizontal Layers as shown on Table 1.4 and according to the following guidelines:
i. First Layer: The area of a Lot from any Frontage Line to the Facade of the Primary Building.
ii. Second Layer: The area of a Lot set behind the first Layer to a depth of 20 feet.
iii. Third Layer: The area of a Lot set behind the second Layer and extending to the rear Lot Line.
Primary Frontage Line | A Lot line bordering the primary access from the Public Frontage along a thoroughfare. |
Secondary Frontage Line | Corner Lots have more than one Frontage Line. One Frontage Line is designated the Primary Frontage Line and all remaining Frontage Lines are designated as Secondary Frontage Lines. |
Lot Width | The length of the Primary Frontage Line of a Lot. |
First Layer | The area of a Lot from the Frontage Line to the Facade of the Principal Building. |
Second Layer | The area of a Lot set behind the 1st Layer to a depth of 20 feet in all V-Zones. |
Third Layer | The area of a Lot set behind the 2nd Layer and extending to the rear Lot Line. |
Primary Front Setback | The area of a Lot measured from the Primary Frontage Line to the nearest permissible location of a Principal Building, excluding Encroachments. |
Secondary Front Setback | The area of a Lot measured from the Secondary Frontage Line to the nearest permissible location of a Principal Building, excluding Encroachments. |
Side Setback | The area of a Lot measured from any side Lot Line to the nearest permissible location of a Principal Building, excluding Encroachments. |
Rear Setback | The area of a Lot measured from a rear Lot Line to the nearest permissible location of a Principal Building or Outbuilding, excluding Encroachments. |
Primary Building | The main building on a Lot. |
Outbuilding | A building located toward the rear of a Lot such as a garage, carport, or workshop and may include an Accessory Unit. |
8725 Building Placement
a. Front, Side and Rear Setbacks control the spatial enclosure of Thoroughfares and Civic Spaces, and are coordinated by district according to 8711 Intent.
b. Buildings shall be positioned within the designated setbacks of their Lots to create Freestanding Rural Building(s) or Attached Compact Building(s) as indicated for each district as generally illustrated on Table 1.7, 1.8 and 1.9.
c. Primary Building Facades shall be built parallel to the Frontage Line of a Lot in order to ensure buildings face the street.
d. Lot coverage by buildings and impermeable surfaces shall be regulated as a percentage of each Lots area.
e. Primary Building Facades shall be built out along a minimum percentage of a Lot’s Width, as specified for each Zoning District as a Facade Build-out abutting the Primary Frontage thoroughfare.
8727 Building Height
a. Permitted building heights shall be measured in number of Stories (Floors) and maximum height.
b. Stories may not exceed 16 feet in maximum height from ground floor to upper floor.
c. Upper Stories may not exceed 14 feet in maximum height on upper floor to upper floor.
d. Maximum height limit is 35 feet. Except on five (5) Lots located in the RM-V5 Zoning District within the Paseo and Old Town Sub-Areas identified be a Focal Point to allow 3 floors and 45 feet maximum height limit (see Map 4 and 5).
e. Height is measured by the vertical distance from the adjoining sidewalk average to the highest point of a flat roof or the maximum height of the highest gable of a pitched or hipped roof. Mechanical equipment shall be screened from sidewalk view.
f. Purposely-built steeples, masts, belfries, clock towers, water tanks and windmills only shall not exceed a maximum 45 feet height limit, and/or not to exceed 35% of the maximum building height.
8729 Private Frontages
a. Building Encroachments are permitted to extend into the First Lot Layer of any Lot by a specific percentage as indicated for each Zoning District per each Zoning District’s Public Encroachment Tables.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
8731 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 50-feet measured at the Frontage Line along the Primary Thoroughfare.
8734 Building Placement
a. Lot coverage by Buildings and impermeable surfaces shall be a maximum of 80-percent for (1) Lot area.
b. Lot coverage by Buildings and impermeable surfaces on combined or multiple Lots shall be a maximum of 70-percent for two (2) combined Lot areas, and 60-percent for three combined Lot areas.
c. Facade Build-Out of Primary Building shall be a minimum of 80-percent of the Lot’s width at the Front Setback.
d. The Principle Entrance of any Primary Building shall be oriented towards the Primary Frontage Line.
e. In the Colonnade Sub-District only, the Principal Entrance of any Building should be oriented towards Main Street within the first and second Lot Layer.
f. The habitable living area of an Accessory Unit within an Outbuilding shall not exceed 576-square feet.
g. In the Colonnade Sub-District only, the side setback shall be minimum of 15-feet and maximum 30-feet.
h. Where Eucalyptus trees are plated along Main Street, the primary front yard setback shall be a minimum 15-feet and a maximum of 45-feet, by exception through the RDRB.
8735 Building Height
a. The maximum height of a Primary Building shall be two (2) floors and 35-feet maximum height, except on Lots identified as Focal Points on the Paseo and Old Town Sub-Area Maps that may be up to three (3) floors and 45-feet (see Table 2.4.A).
b. The maximum height of an Outbuilding shall be two (2) floors and 25-feet maximum height (see Table 2.4.A).
8737 Landscape (On-Site Private Lot Landscaping - For Public Frontage Landscaping Reference 8850)
a. The first Lot Layer shall have a hardscaped surface treatment with a uniform material, color and pattern.
b. Privately owned but publicly accessible spaces (i.e: Shared Civic Space) provided internal to any Lot shall be designed per the Civic Space type characteristics outlined in Table 2.9. a-e.
c. Parking areas with ten (10) or more parking spaces shall be shaded by Canopy Trees at a rate of one (1) tree for every ten (10) parking spaces. See Table 8.7 for Canopy Tree species and characteristics.
d. Parking and landscaped areas shall integrate § 8739 Stormwater managment techniques.
e. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least 2-inches in depth and Drip irrigation must be installed for ground cover area less than 8-feet wide.
f. Refer to County Regulatory Ordinance § 86.701 Landscape Design Manual.
g. Shrubs should be of medium sized, low creeping variety and shall include Calliandra, Ceanothus, Grevillea species, Juniperus, Mahonia, Nerium oleander, Ornamental grasses, Pittosposum, Photinia, Pyracantha, Rapiolepis, Ribes, and Rhus species.
8745 Lighting
a. Privately owned but publicly accessible spaces internal to any private Lot shall be oriented to maintain the natural Dark Sky character within rural Ramona.
b. No lighting level measured at the building Frontage Line shall not exceed 2.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries, and no lighting shall escape the horizontal plane.
d. Overhead lighting shall be a maximum height of 15 feet above the surface in parking areas and 12 feet elsewhere.
e. Along walkways, low-level lighting in the form of bollards or fixtures should be mounted on low-rise, human-scaled posts.
f. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322 and County Code § 51.200.
g. The Store Front Beam is the ideal location for awnings, signage and lighting elements illustrated on Table 2.6.k.
8751 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 50-feet measured at the Frontage Line along the Primary Thoroughfare.
8752 Building and Land Use
a. Permitted Uses for Lots designated as RM-V4 are listed on Table 3.0.
b. A Primary Building may share up to two (2) Uses.
c. Lots designated as RM-V4 abutting the Main Street Frontage Residential Restriction Line, as shown on the Ramona Village Center Zoning Map, Paso and Colonnade Sub-Area Maps, shall be subject to the following requirements:
i. Commercial Uses listed for RM-V4 on Table 3.0 shall be permitted.
ii. The first Lot Layer’s ground floor Story shall be restricted to Commercial, Industrial, and/or Agricultural Uses (Table 3.0) and all Residential entrances shall not be allowed to front onto Main Street.
d. The work quarters of Home Businesses shall be not be visible from the Public Frontage Line.
e. Wireless Telecommunication Facilities and towers are categorized as Minor Impact Utilities and are regulated by the County of San Diego ZO § 6980 excepting § 6985 and § 6986 and shall not exceed a height of 35-feet.
f. New developments located on Main Street shall consist of a minimum 50-percent commercial space of the total square footage.
g. New developments located off Main Street shall consist of a minimum 25-percent commercial space of the total square footage.
8753 Parking and Storage
a. All parking areas and garages shall be located in the second and third Lot Layer as illustrated on Table 3.4.D.
b. Driveways shall be no wider than 12 feet in the first Lot Layer.
c. The minimum number of parking spaces required for each Use is specified on Table 3.1. Parking requirements shall only be adjusted as specifically indicated in this Section.
d. The minimum number of parking spaces required for each Use shall be calculated as the sum of the actual parking provided on-site, within the Lot.
e. For Lots with more than one Use (i.e. Shared-Use), the total number of parking spaces required may be adjusted by multiplying the total number of parking spaces required for all Uses as indicated on Table 3.2.
f. Determination of required parking for Use combinations not listed on Table 3.1 shall be approved on a case-by-case basis through the Site Plan process as referenced in § 8705.b.
g. The Shared-Use Parking multiplier may be used to reduce the total number of parking spaces required for combinations of Uses listed on Table 3.2.
h. Shared-Use Parking calculations shall be rounded up to a whole number and two (2) Uses shall use the highest multiplier percentage.
i. Outdoor Storage. Loading and Service Areas shall be located in the second and third Lot Layers on Table 3.4.D Parking and Storage Diagram.
j. Outdoor Storage shall be completely enclosed by a minimum six (6) feet to maximum eight (8) fence covered by a solid or opaque material, with the exclusion of Agricultural Equipment Storage Uses.
k. Outdoor display areas shall temporarily exhibit merchandise during business hours only. Permanent Outdoor displays shall be allowed on a case-by-case basis through the Site Plan process as referenced in § 8705.b.
RESIDENTIAL | 2.0 / dwelling |
Studio Units <600 sf, and Accessory Dwelling Unit | 1.0 / dwelling |
Multi-family Guest Parking | 0.5 / dwelling |
COMMERCIAL i | 4.0 / 1000 sq. ft. |
Automotive and Equipment | 3.0 / 1000 sq. ft. |
Business Equipment and Sales Services | 3.0 / 1000 sq. ft. |
Medical Services | 1.75 / bed capacity |
Participant Sports and Recreation | 1.0 / 4 total occupancy |
Spectator Sport and Recreation | 1.0 / 3 total occupancy |
Swap Meets | 4.0 / 1000 sq. ft. |
Transient Habitation | 1.0 / 2 guest room |
Wholesale Storage and Distribution | 1.0 / 500 sq. ft. |
CIVIC | 1.0 / 4 total occupancy |
Clinical Services | 1.0 / employee; 1.0 / exam room |
Community Recreation | 1.0 / 4 total occupancy |
Child Care (and small schools) | 1.0 / 300 sq. ft. |
Group Care | 1.0 / 4 beds |
Lodge, Fraternal or Civic Assembly | 1.0 / 4 total occupancy |
Major Impact Services and Utilities ii | - |
Religious Assembly (More than 50 guests) | 1.0 / 4 total occupancy |
OFFICE (CLASS A) | 3.5 / 1000 sq. ft. |
INDUSTRIAL, AGRICULTURAL, EXTRACTIVE | 1 / 300 sq. ft. |
i Square footage shall be calculated as Gross Leasable Floor Space (includes Restaurants and Retail) ii Auditoriums part of educational institutions in the Major Impact Services and Utilities use category shall provide parking spaces according to the regulations for Spectator Sport and Recreation uses in addition to the parking requirement for employees, students, visitors and square footage when required. | |
USE #1 | USE #2 | MULTIPLIER | Example of Shared Parking Calculation: 1. Determine V5 Building(s) Land Uses per each Lot: A. Ground Floor Professional Services 2,000 sq. ft.: 3.5 Spaces per 1000 sq. ft. = 7 Parking Spaces B. Upper Floor Residential Units (2): 2 Spaces per Unit = 4 Parking Spaces C. Total Number of Parking Spaces Required = 11 2. Shared Parking Multiplier for Residential Use plus Professional Services (a typical office) = 70% 3. Multiply 11 x .70 = 8 (rounded up to the nearest number) 4. Minimum Number of Parking Spaces is 8 per Lot. The rational for Shared Parking is that during the day, when the Professionals Services is in use and needing parking spaces, the residences above will be not be in use. This need is reversed after business hours when residents come home. Therefore, two parking spaces are shared on-site. In addition, each lot fronts a street that has on-street parking spaces. These spaces act as overflow and guest parking areas. Shared Parking Multiplier is the minimum amount of parking required and an owner may build above this minimum requirement. |
RESIDENTIAL | + Convenience Sales and Service + Eating and Drinking Establishment + Food and Beverage Retail Sales + Laundry Services + Personal Services, General + Repair Services, Consumer + Retail Sales (all types) | 80% | |
RESIDENTIAL | + Lodging | 75% | |
RESIDENTIAL | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 70% | |
Convenience Sales and Service Eating and Drinking Establishment Food and Beverage Retail Sales Laundry Services Personal Services, General Repair Services, Consumer Retail Sales (all types) | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 80% |
8754 Building Placement
a. Primary Buildings and Outbuildings may be built on each Lot (see Table 3.4B).
b. Buildings shall be Setback in relation to the boundaries of their Lots as specified on Table 3.4B
c. Primary Buildings shall be positioned within the required Setbacks of a Lot to create a Freestanding Rural Building and/or an Attached Compact Building. (see Table 1.8).
d. Lot coverage by Buildings and impermeable surfaces shall be a maximum of 70 percent of one (1) Lot area.
e. Lot coverage by Buildings and impermeable surfaces on combined or multiple Lots shall be a maximum of 60 percent for two (2) combined Lot areas, and 50 percent for three combined Lot areas.
f. Facade Build-out of Primary Building shall be a minimum of 60 percent of the Lot’s width at the Front Setback.
g. The Principle Entrance of any Primary Building shall be oriented towards the Frontage Line.
h. Where Eucalyptus trees are plated along Main Street, the primary front yard setback shall be a minimum 15-feet and a maximum of 45-feet, by exception through the RDRB.
8755 Building Height
a. The maximum height of a Primary Building shall be two (2) floors and 35-feet maximum height (see Table 3.4A).
b. The maximum height of an Outbuilding shall be two (2) floors and 25-feet maximum height (see Table 3.4A).
8757 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades shall be limited to brick, adobe, native stone, tinted and textured concrete, wood siding or stucco.
b. The color palette for each distinct property should have its paint-able elements painted different colors from any other property on either side of the block on which they are located, or if on a corner, also painted different from properties immediately across the street. Paint colors should follow this general pattern:
i. Materials-based color palette derived from the natural color of the building materials used to construct the building envelopes. Note: Ramona Deisgn Review Board recommends referencing Sherwin-Williams Historic Collection Classical, Arts & Crafts, and Victorian exterior palette.
ii. Soil-based colors are a subset of materials-based colors and result from using earth as a building material.
iii. Bright or highly reflective colors, except on rooftops, shall not be used.
c. Principal Entrances shall be designed and detailed to call attention to the doorway as the main point of access for pedestrians into the building.
d. Doorways and windows without exterior shading shall be recessed from the plane of the Facade or Elevation of a building two (2) inches in depth for every one (1) foot in height.
e. All ground floor Facades shall be glazed with clear glass no less than 30 percent of the first Story, and follow this pattern:
i. Buildings with a first floor Commercial Use shall be glazed with clear glass no less than 70 percent of the first Story.
ii. Openings above the first Story shall not exceed 50 percent of the total building wall area, with each Facade being calculated independently.
f. Streetscreens should be used to clearly define a Lot’s un-built space (parking or civic space) fronting onto a Primary Thoroughfare, and follow this general pattern:
i. Streetscreens shall be of a similar design to the Facade of buildings they abut.
ii. Streetscreens shall be between three and a half (3.5) and six (6) feet in height. The Streetscreen should be of similar design as adjacent hedge or fencing, see Table 3.7.
g. Upper floors shall be enhanced by outdoor living spaces such as balconies, verandas, patios and loggias.
h. Buildings shall have gable, hip, shed or flat roofs, and follow these general patterns for each:
i. Finish material for any sloped roof shall be limited to clay tile, concrete tile, composition shingles, or standing seam or corrugated metal.
ii. Enclosed eaves of sloped roofs shall project from the walls to create deep overhangs that shade the building.
iii. Buildings with flat or rear sloping shed roofs shall have a simple parapet a minimum of 42-inches high.
iv. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares and Primary Frontage.
v. Where solar panels are attached to buildings they shall be integrated into the architectural design of the building.
i. Lots with a Main Street Frontage Residential Restriction Line designation, as shown on the Ramona Village Center Zoning District Map (Map 2), and the Colonnade (Map 3) Sub-Area shall be subject to the following additional requirements:
i. Buildings wider than 50-feet shall have their Facades divided into equally proportional bays between 12.5-feet to 25- feet to 37.5-feet to 50-feet in width (or of a similar rational proportion).
ii. Buildings wider than 50 feet shall utilize a combination of simple or articulated parapets, alternating eaves or cornice line projections, or multiple front gables to break up the roof line into segments as outline in § 8757.i.ii.
iii. Buildings at corner lot locations shall include a vertical feature or architectural articulation of a type and character that calls attention to the corner as a prominent location.
8759 Landscape (On-Site Private Lot Landscaping - For Public Frontage Landscaping Reference §8850)
a. The first Lot Layer shall have a hardscaped surface treatment with a uniform material, color and pattern.
b. Privately owned but publicly accessible spaces (i.e.: Shared Civic Space) provided internal to any private Lot shall be designed per the Civic Space type characteristics outlined in Table 3.8.a-e.
c. Parking areas with ten (10) or more parking spaces shall be shaded by Canopy Trees at a rate of one (1) tree for every ten (10) parking spaces. See Table 8.6 for Canopy Tree species and characteristics.
d. Parking and landscaped areas shall integrate § 8760 Stormwater managment techniques.
e. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least 2-inches in depth and Drip irrigation must be installed for ground cover area less than 8-feet wide.
f. Refer to County Zoning Ordinance § 86.701 and Landscape Design Manual.
g. Shrubs should be of medium sized, low creeping variety and shall include Calliandra, Ceanothus, Grevillea species, Juniperus, Mahonia, Nerium oleander, Ornamental grasses, Pittosposum, Photinia, Pyracantha, Rapiolepis, Ribes, and Rhus species.
8761 Private Frontages
8763 Signage
a. Applicable to New Buildings and Existing Buildings with improvements adding 120-square feet or more of new construction, permitted signage types shall conform to the specifications of Table 3.6 and shall be limited to five (5) sign types per each lot along the Primary Frontage in the first Lot Layer (See Table 3.4D) for location identification purposes.
b. Existing signage review or signage not listed in this sub-section shall conform with the Form Based Code and follow the design review process § 8704 .
c. 0.75-square foot of signage area per every one (1) linear feet of Principle Building Frontage or Bay. A maximum of 90-square feet of total signage is allowed with buildings of 120-lineal feet of frontage or longer per Lot on both the ground floor and upper floors in first and second Lot Layers. If on a corner Lot, the applicant shall choose which frontage is its primary frontage.
d. Signage shall not exceed 120-square feet per total Primary Building, if the building size qualifies.
e. The only signage area allowed within the second and third Lot Layer, and/or on Outbuildings are either one (1) Address orNameplate Sign.
f. Address Signs shall be limited to two (2) square feet total area and made easily visible through colors or materials that contrast with their background and shall be attached to the Principal Entrance of each unit they identify. Address sign(s) may be attached to off-site mailbox(s) by Exception to preserve the historic bucket mailbox character of the Colonnade.
g. Awning Signage shall be limited to no more than 70-percent of the Valance of the awning or the vertical portion of a dome awning. The height of the Valance shall not exceed (15) inches. Awning Signs shall contain only the business name, logo, and/or street address. Awning Signs may encroach into the Public Sidewalk Frontage.
h. One (1) Band Sign limited to 70-percent of the width of the Building Facade shall be permitted for each building with a Commercial Use. Information shall consist of the name and/or logo of the business and allowed on streetscreens.
i. Blade Signs shall be permitted only for Commercial Uses that have a Principal Entrance on the ground floor.
j. One (1) Blade Sign shall be permitted only for each business if the Facade is no more than five (5) feet setback from the Principal Frontage Line. Blade Signs may encroach into the Public Sidewalk Frontage up to four (4) feet, shall clear the Sidewalk by at least eight (8) feet in height, and shall not encroach above the bottom of any second Story windows. Blade Signs shall be limited to the name and/or logo of the business.
k. Marquees are allowed by Exception only in the Old Town Sub Area, and shall be only located above the Principal Entrance of a building, and shall provide a minimum clearance of ten (10) feet, and may encroach into the Public Sidewalk Frontage to within two (2) feet of the Curb. Message Boards shall be permitted as part of Marquees.
l. One (1) Nameplate per address limited to two (2) square feet and consisting of either a panel or individual letters applied to a building wall, may be attached to a building wall within ten (10) feet of a Principal Entrance.
m. Outdoor Display Cases shall not exceed six (6) square feet and shall not be internally illuminated.
n. One (1) freestanding, double-sided, temporary Sidewalk Sign may be placed within the public Frontage for each business. Sidewalk Signs shall be removed at the close of business each day.
o. One (1) Window Sign per window area shall not exceed 25-percent of the glass (See Table 2.7.f.), and shall contribute to the overall signage allotment. Window Signs shall not interfere with the ability of pedestrians and public safety personnel to see through windows into premises and view of product displays. Window signs may list services and/or products sold on the premises, and/or provide contact information, operating hours and other messages.
p. Signage shall be externally illuminated, Window Sign may be neon lit and in conformance with Table 2.7 f.
q. No signs are allowed above the highest portion of the building and no digital signs are allowed.
r. Signage that is painted, and/or routed and/or sandblasted on metal and/or on the building facade shall be allowed a letter height of 18-inches maximum, unless set back more than 100-feet from the street frontage, then a letter height of 24-inches shall be permitted. All other letter heights shall conform with Table 2.7 letter height(s).
s. Monument Signs for multiple tenants are allowed to be up to eight (8) feet wide and six (6) feet tall, excluding a base or pedestal up to 18-inches tall, and shall not exceed up to 48 square feet max. (Table 3.6).
t. Outdoor Menu Boards for Drive-Thru service are limited to two (2) per Lot and allowed to be up to five (5) feet wide by five (5) feet tall, not exceeding six (6) feet tall, unless screened or not visible from the right-of-way, then an Exception may be considered.
u. Gas Station pricing are limited to one (1) per Lot and allowed to be up to five (5) feet wide by five (5) feet tall, not exceeding six (6) feet tall. Letter height shall be allowed a maxiumum letter height of 12-inches tall. No internal illumination other than letters and numbers shall be permited.
v. Temporary Signage, such as Banners, Feathers are permitted at a maximum four (4) feet wide by six (6) feet tall. The sign shall be limited to one (1) Special Event annually and 45-day display time frame, by right through the RDRB.
w. Murals are considered Public Art and are exempt from signage requirements and allowed by Exception.
x. Logos may be allowed on Architectural enhancements, such as on Streetscreens (see Table 2.8. j h) Logos shall attribute to the total alloted signage.
y. The use of any ‘Blow Up’ signs with compressors, ‘Hot Air Balloon’ signs, and Spotlights (rotating or fixed) is not allowed.
z. Internal Directional signs are limited to a maximum of three (3) per Lot and allowed to be a maximum of two (2) square feet.
8765 Lighting
a. Privately owned but publicly accessible spaces provided internal to any private Lot shall be oriented to maintain the natural Dark Sky character within rural Ramona.
b. No lighting level measured at the building Frontage Line shall exceed 1.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries, and no lighting shall escape the horizontal plane.
d. Overhead lighting shall be a maximum height of 15 feet above the surface in parking areas and elsewhere.
e. Along walkways, low-level lighting in the form of a bollard or fixture should be mounted on low-rise, human-scaled posts.
f. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322 and County Code § 51.200.
8767 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table 3.7 are provided for illustrative purposes only; specific designs shall be prepared in accordance to the descriptions for each type.
c. Fencing materials shall be subject to the following requirements:
i. Landscaped or landscaped with post hedges shall be setback 18 inches from Property Line.
ii. Split Rail, Post, Stone and Brick may be painted or have a natural finish.
iii. Picket, Metal and Stucco fencing materials should have a painted finish.
iv. All Fencing shall not exceed eight (8) feet in height.
v. Combined Fencing materials shall have heavier materials below the upper lighter materials.
vi. Chain Link fencing is only allowed with a vinyl coating and only along the rear yard perimeter.
8769 Shared Civic Space
a. Measured from Main Street Frontage Line (in Colonnade Sub-Area only), all new development exceeding 300 feet in length shall include at least one (1) Shared Civic Space type as generally described on Table 3.8.
b. Privately owned, but publicly accessible, Shared Civic Space shall be located in the first and second Lot Layer.
c. Shared Civic Space types diagrammed on Table 3.8 are provided for illustrative purposes only, specific designs shall be prepared in accordance with the characteristics and description of each type listed.
d. Shared Civic Space designed as a Plaza shall have a minimum of 25% of its perimeter fronting onto a Thoroughfare.
e. These spaces may be combined with Stormwater Management facilities (8760), such as Retention Basins, pool/fountain, Cisterns, Landscaped and Grated Tree Wells.
f. Allow for individual building owners to install Civic Art, such as Murals, sculpture building ornament and curiosity items on Buildings and within the Lot that may be viewed by the public.
g. Shared Civic Space areas shall be more than 2000 square feet minimum and shall be shaded by Canopy Trees at a rate of six (6) trees per every 2,000 square feet of total area. See Table 8.7 for Canopy Tree species and characteristics.
h. Shared Civic Space landscape shall directly reference Landscape Standards § 8759.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
8771 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 50 feet measured at the Frontage Line along the Primary Thoroughfare.
8772 Building and Land Use
a. Primary Buildings may be positioned within the required Setbacks of a Lot to create Freestanding Rural Buildings (see Table 1.7).
b. Lots designated as RM-V3 on the Ramona Village Core Zoning Map or the Colonnade Area Zoning Map shall be restricted to the following requirements:
i. Lots and buildings shall be restricted to Use categories in Table 4.0 only.
c. Wireless Telecommunication Facilities and Towers are categorized as Minor Impact Utilities and are regulated by the County of San Diego Zoning § 6980 excepting § 6985 and shall not exceed a height of 35 feet.
8773 Parking and Storage
a. The required number of parking spaces per general Land Use are as specified on Table 4.1.
b. Driveways shall be no wider than 18 feet in the first Lot Layer.
c. Open parking areas shall be located in the second and third Lot Layers (See Table 4.3). Driveways, drop-offs and unpaved parking areas may be located in the first Lot Layer.
d. Garages shall be located in the third Lot Layer except that side or rear entry types may be allowed in the second Lot Layer by Exception.
e. For Lots with more than one Use (i.e. Shared Uses), the total number of parking spaces required may be adjusted downward using the parking occupancy calculation of Table 4.2.
f. Determination of required parking for Use combinations not listed on Table 4.1 shall be approved on a case-by-case basis through the Site Plan process as referenced in § 8705.b.
g. Outdoor Storage shall be located in the second and third Lot Layers on Table 4.4.D Parking and Storage Diagram.
h. Outdoor Storage shall be enclosed by a minimum six (6) feet and maximum eight (8) opaque fences.
i. Outdoor display areas shall temporarily exhibit merchandise during business hours only. Permanent Outdoor displays shall be allowed on a case-by-case basis through the Site Plan process as referenced in § 8705.b.
TABLE 4.1 V3 REQUIRED VEHICULAR PARKING SPACES
|
TABLE 4.1 V3 REQUIRED VEHICULAR PARKING SPACES
| |
RESIDENTIAL | 2.0 / dwelling |
Studio Units <600 sf, and Accessory Dwelling Units | 1.0 / dwelling |
Multi-family Guest Parking | 0.5 / dwelling |
COMMERCIAL i | 4.0 / 1000 sq. ft. |
Automotive and Equipment | 3.0 / 1000 sq. ft. |
Business Equipment and Sales Services | 3.0 / 1000 sq. ft. |
Medical Services | 1.75 / bed capacity |
Participant Sports and Recreation | 1.0 / 3 total occupancy |
Spectator Sport and Recreation | 1.0 / 3 total occupancy |
Swap Meets | 6.0 / 1000 sq. ft. |
Transient Habitation | 1.0 / guest room |
Wholesale Storage and Distribution | 1.0 / 300 sq ft. |
CIVIC | 1.0 / 4 total occupancy |
Clinical Services | 1.0 / employee ; 1.0 / exam room |
Community Recreation | 1.0 / 4 total occupancy |
Child Care (and small schools) | 1.0 / 300 sq ft. |
Group Care | 1.0 / 4 beds |
Lodge, Fraternal or Civic Assembly | 1.0 / 4 total occupancy |
Major Impact Services and Utilities ii | - |
Elementary | 1.0 / 300 sq ft. ; 1.0 / employee |
Other and Charitable | 1.0 / employee ; 1.0 / 2 students |
Religious Assembly | 1.0 / 4 total occupancy |
OFFICE (CLASS A) | not applicable |
INDUSTRIAL, AGRICULTURAL, EXTRACTIVE | 1.0 / 300 sq ft. |
i Square footage shall be calculated as Gross Leasable Floor Space (includes Restaurants and Retail). ii Auditoriums part of educational institutions in the Major Impact Services and Utilities use category shall provide parking spaces according to the regulations for Spectator Sport and Recreation uses in addition to the parking requirement for employees, students, visitors and square footage when required. | |
USE #1 | USE #2 | MULTIPLIER | Example of Share Parking Calculation: 1. Determine V3 Building(s) Land Uses per each Lot: A. Ground Floor Professional Services 2,000 sq. ft.: 3 Spaces per 1000 sq. ft. = 6 Parking Spaces B. Upper Floor Residential Units (2): 2 Spaces per Unit = 6 Parking Spaces C. Total Number of Parking Spaces Required = 16 2. Shared Parking Multiplier for Residential Use plus Professional Services (a typical office) = 70% 3. Multiply 16 x .70 = 12 (rounded up to the nearest number) 4. Minimum Number of Parking Spaces is 12 per Lot. The rational for Shared Parking is that during the day, when the Professionals Services is in use and needing parking spaces, the residences above will be not be in use. This need is reversed after business hours when residents come home. Therefore, two parking spaces are shared on-site. In addition, each lot fronts a street that has on-street parking spaces. These spaces act as overflow and guest parking areas. Shared Parking Multiplier is the minimum amount of parking required and an owner may build above this minimum requirement.
|
RESIDENTIAL | + Convenience Sales and Service + Eating and Drinking Establishment + Food and Beverage Retail Sales + Laundry Services + Personal Services, General + Repair Services, Consumer + Retail Sales (all types) | 80% | |
RESIDENTIAL | + Lodging | 75% | |
RESIDENTIAL | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 70% | |
Convenience Sales and Service Eating and Drinking Establishment Food and Beverage Retail Sales Laundry Services Personal Services, General Repair Services, Consumer Retail Sales (all types) | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 80% |
8775 Building Placement
a. Primary Buildings and Outbuildings may be built on each Lot (see Table 4.4.B).
b. Buildings shall be Setback in relation to the boundaries of their Lot as specified on Table 4.4.B.
c. Primary Buildings may be positioned within the required Setbacks of a Lot to create a Freestanding Rural Building (see Table 1.8.a).
d. Lot coverage by Buildings and impermeable surfaces shall be a maximum of 60% of the Lot area.
e. Lot coverage by Buildings and impermeable surfaces on combined or multiple Lots shall be a maximum of 50% for two (2) combined Lot areas, and 40% for three combined Lot areas.
f. Facade Build-out of Primary Building Facades shall be a minimum of 40% of the Lot’s width at the Front Setback.
g. The Principal Entrance of any Primary Building shall be oriented towards a Frontage Line.
8777 Building Height
a. The maximum height of a Primary Building shall be two (2) floors and 35-feet maximum height (see Table 4.4.A).
b. The maximum height of all Outbuildings shall be two (2) floors and 25-feet maximum height (see Table 4.4.A).
8779 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades shall be limited to brick, adobe, native stone, tinted and textured concrete, wood siding or stucco.
b. The color palette for each distinct building should follow this general pattern:
i. Materials-based color palette derived from the natural color of the building materials used to construct the building envelopes.
ii. Soil-based colors are a subset of materials-based colors and result from using earth as a building material.
iii. Bright or highly reflective colors, except on rooftops, shall be highly discouraged.
c. Principal Entrances shall be designed and detailed to call attention to the doorway as the main point of access for pedestrians into the building.
d. All Facades shall be glazed with clear glass no less than 30% of the first Story, and follow these general patterns:
i. Buildings with a ground floor Commercial Use shall be glazed with clear glass no less than 70% of the first Story.
ii. Openings above the first Story shall not exceed 50% of the total building wall area, with each Facade being calculated independently.
e. Buildings shall have a gable, hip, shed or flat roofs, and follow these general patterns for each:
i. Finish material for any sloped roof shall be limited to clay tile, concrete tile, composition shingles, or standing seam or corrugated metal.
ii. Enclosed eaves of sloped roofs shall project from the walls to create deep overhangs that shade the building.
iii. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares Primary Frontage.
iv. Where solar panels are attached to buildings they shall be integrated into the architectural design of the building.
8780 Landscape
a. The first Lot Layer should not be paved, with exclusion of Driveways as specified in §8705(a) and walkways, leading to Principal Entrances.
b. Privately owned but publicly accessible spaces provided internal to any Lot shall be designed as a landscaped that relates to the natural character of Santa Maria Creek.
c. Parking areas with ten (10) or more parking spaces shall be shaded by Canopy Trees at a rate of one (1) tree for every ten (10) parking spaces. See Table 8.7 for Canopy Tree species and characteristics.
d. Parking and landscaped areas shall integrate §8781 stormwater managment techniques.
e. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least 2-inches in depth and Drip irrigation must be installed for ground cover area less than 8-feet wide.
f. Shrubs should be of medium sized, low creeping variety and shall include Ceanothus, Juniperus, Mahonia, Ornamental grasses, Pittosposum, Pyracantha, and Ribes species.
8781 Stormwater Management
a. Pervious Pavements may be used in all Lot Layers (see Table 4.4.d).
b. Pervious Pavements may be used for Driveways, Parking Lots and Patios.
c. Pervious Paving materials shall be consistent with the guidance in the San Diego County BMP Design Manual.
d. Stormwater conveyance shall be designed to compliment the landscaping plan for the site, and to prevent nuisamce conditions on the site or adjacent properties.
e. Site designs should incorporate, as applicable and feasible, the Green Infrastructure techniques and Site Design BMP Requirements of the County LID Handbook and BMP Manual, including Tree Wells, Impervious Area Dispersion, and Green Roof(s), Permeable Pavements, Rain Barrels, and Amended Soil.
8783 Private Frontages
a. Open Porches may Encroach the within first Lot Layer 50% of its depth as specified on Table 4.5.
b. Balconies and bay windows may Encroach within the first Lot Layer 25% of its depth except that Balconies on Porch roofs shall Encroach the same depth as the Porch.
8785 Signage
a. Address Signs shall be permitted for all Uses. Nameplate Signs and Outdoor Display Cases shall be permitted for all Commercial (Retail, Lodging, and Office) Uses and limited to two (2) sign types per each Lot along the Primary Frontage in the first Lot Layer (Table 1.7).
b. Signage shall be designed according to Table 4.6.
c. Address Signs shall be made easily visible through the use of colors or materials that contrast with their background and shall be attached to the Facade or Principal Entrance of the unit they identify. Address signs may be attached to a mailbox and may be attached to an off-site mailbox by Exception in order to preserve the historic bucket mailbox character of the Colonnade.
d. One (1) Nameplate per address limited to three (3) square feet and consisting of either a panel or individual letters applied to a building wall, may be attached to the Facade within ten (10) feet of a Principal Entrance of any building with a Commercial Use.
e. Outdoor Display Cases shall not exceed six (6) square feet and shall not be internally illuminated.
8787 Lighting
a. Lighting shall be oriented to maintain the natural Dark Sky character within rural Ramona.
b. No lighting level measured at the building Frontage Line shall not exceed 1.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries, and no lighting shall escape the horizontal plane.
d. Overhead lighting shall be a maximum height of 15 feet above the surface in parking areas and 12 feet elsewhere.
e. Along walkways, low-level lighting in the form of a bollard or fixture should be mounted on low-rise, human-scaled posts.
f. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322 and County Code § 51.200.
8789 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table 4.7 are provided for illustrative purposes only; specific designs shall be prepared in
accordance to the descriptions for each type.
c. Fencing materials shall be subject to the following requirements:
i. Landscaped or landscaped with post hedges shall be setback 18 inches from Property Line.
ii. Split Rail, Post, Stone and Brick may be painted or have a natural finish.
iii. Picket, Metal and Stucco fencing materials should have a painted finish.
iv. All Fencing shall not exceed eight (8) feet in height.
v. Combined fencing materials shall have heavier materials below the upper lighter materials.
vi. Chain Link fencing is only allowed with a vinyl coating and only along the rear yard perimeter.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
8791 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 50 feet measured at the Frontage Line along the Primary Thoroughfare.
8792 Building and Land Use
a. Primary Buildings may be positioned within the required Setbacks of a Lot to create Freestanding Rural Building. (see Table 1.7)
b. Lots designated as RM-V2 on the Ramona Village Core Zoning Map shall be restricted to the following requirements
i. Lots and buildings shall be restricted to combining two (2) Permitted Use categories on Table 5.0 only.
ii. The number of dwellings on each Lot is restricted to a Single Dwelling Unit within the Primary Building and an Accessory Dwelling Unit either within the Primary Building or in an Outbuilding (see Table 1.7).
c. Wireless Telecommunication Facilities and towers are categorized as Minor Impact Utilities and are regulated bu the County of San Diego Zoning §6980 excepting § 6985 and § 6986 and shall not exceed a height of 35 feet.
8793 Parking and Storage
a. The required number of parking spaces per general Land Use are as specified on Table 5.1.
b. Driveways shall be no wider than 24 feet in the first Lot Layer.
c. Open parking areas shall be located in the second and third Lot Layers (See Table 5.3.D). Driveways, drop-offs and unpaved parking areas may be located in the first Lot Layer.
d. Garages shall be located in the second and third Lot Layer except that side or rear entry types may be allowed in the second Lot Layer by Exception.
e. Shared-Use Parking multiplier is not applicable in V2.
f. Outdoor Storage shall be located in the second and third Lot Layers on Table 5.3.D Parking and Storage Diagram.
g. Outdoor Storage shall be enclosed by a minimum six (6) feet and maximum eight (8) opaque fence.
h. Outdoor display areas shall temporarily exhibit merchandise during business hours only. Permanent Outdoor displays shall be allowed on a case-by-case basis through the Site Plan process as referenced in §8705.b.
8795 Building Placement
a. Lot coverage by buildings and impermeable surfaces shall be a maximum of 50% of the Lot area.
b. Buildings shall be Setback in relation to the boundaries of their Lot as specified on Table 5.3.B.
c. Primary Buildings shall be positioned within the required Setbacks of a Lot to create an a Freestanding Rural Building. (see Table 1.8.a)
8797 Building Height
a. The maximum height of a Primary Building shall be two (2) Floors and 35-Feet maximum height (see Table 5.3.A).
b. The maximum height of all Outbuildings shall be two (2) Floors and 25-Feet maximum height (see Table 5.3).
8799 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades shall be limited to brick, adobe, native stone, tinted and textured concrete, wood siding or stucco.
b. The color palette for each distinct building should follow this general pattern:
i. Materials-based color palette derived from the natural color of the building materials used to construct the building envelopes.
ii. Soil-based colors are a subset of materials-based colors and result from using earth as a building material.
iii. Bright or highly-reflective colors, except on rooftops, shall be highly discouraged.
c. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares Primary Frontage.
d. Where solar panels are attached to buildings they shall be integrated into the architectural design of the building.
8800 Landscape
a. The first Lot Layer should not be paved, with exception of Driveways as specified in § 8705(a) and walkways, leading to Principal Entrances.
b. Privately owned but publicly accessible spaces provided internal to any Lot shall be designed as a landscaped that relates to the natural character of Santa Maria Creek.
c. Parking and landscaped areas shall integrate §8801 stormwater managment techniques.
d. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least 2-inches in depth and Drip irrigation must be installed for ground cover area less than 8-feet wide.
e. Shrubs should be of medium sized, low creeping variety and shall include Ceanothus, Juniperus, Mahonia, Ornamental grasses, Pittosposum, Pyracantha, and Ribes species.
8801 Stormwater Management
a. Pervious Pavements may be used in all Lot Layers (see Table 5.3.d).
b. Pervious Pavements may be used for Driveways, Parking Lots and Patios.
c. Pervious Paving materials shall be consistent with the guidance in the San Diego County BMP Design Manual.
d. Stormwater conveyance shall be designed to compliment the landscaping plan for the site, and to prevent nuisamce conditions on the site or adjacent properties.
e. Site designs should incorporate, as applicable and feasible, the Green Infrastructure techniques and Site Design BMP Requirements of the County LID Handbook and BMP Manual, including Tree Wells, Impervious Area Dispersion, and Green Roof(s), Permeable Pavements, Rain Barrels, and Amended Soil.
8803 Private Frontages
8805 Signage
a. Address Signs shall be permitted for all Uses. Nameplate Signs and Post Signs shall be permitted for all non-Residential Uses and limited to two (2) sign types per each Lot along the Primary Frontage in the first Lot Layer (see Table 1.7).
b. Signage shall be designed according to Table 5.5.
c. Address Signs shall be made easily visible through the use of colors or materials that contrast with their background and shall be attached to the Facade or Principal Entrance of the unit they identify. Address signs may be attached to a mailbox.
d. One (1) Nameplate per address limited to three (3) square feet and consisting of either a panel or individual letters applied to a building wall, may be attached to the Facade within ten (10) feet of a Principal Entrance of a building with a Shared Uses and shall not be internally illuminated.
e. One single or double-post sign for each Commercial Use shall be permitted, provided that the sign is set back at least six (6) linear feet from the Frontage Line, does not exceed six (6) square feet in area, excluding posts, and does not exceed six (6) feet in height, including posts, as measured from the ground at the sign location.
8807 Lighting
a. Lighting shall be oriented to maintain the natural Dark Sky character within rural Ramona.
b. No lighting level measured at the building Frontage Line shall not exceed 1.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries, and no lighting shall escape the horizontal plane.
d. No overhead lighting shall be allowed.
e. Along walkways, low-level lighting in the form of a bollard or fixture should be mounted on low-rise, human-scaled posts.
f. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322 and County Code § 51.200.
8809 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table 5.6 are provided for illustrative purposes only; specific designs shall be prepared in accordance to descriptions for each type.
c. Fencing materials shall be subject to the following requirements:
i. Landscaped or landscaped with Post hedges shall be Setback 18-inches from Property Line.
ii. Split Rail, Post, Stone and Brick may be painted or have a natural finish.
iii. Picket, Metal and Stucco fencing materials should have a painted finish.
iv. All Fencing shall not exceed eight (8) feet in height.
v. Combined fencing materials shall have heavier materials below the upper lighter materials.
vi. Chain Link fencing is only allowed with a vinyl coating and only along the rear yard perimeter.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
8811 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 50 feet measured at the Frontage Line along the Primary thoroughfare.
8812 Building and Land Use
a. Primary Buildings may be positioned within the required Setbacks of a Lot to create Freestanding Rural Building (see Table 1.5).
b. Outbuilding size shall comply with § 6156 of the County of San Diego Zoning Ordinance. Outbuilding location may be positioned consistent with the Outbuilding setbacks described in Table 6.3.
c. Lots designated as RM-V1 on the Ramona Village Core Zoning Map shall be restricted to the following requirements:
i. Lots and buildings shall be restricted to combining two (2) Permitted Use categories on Table 6.0 only.
ii. The number of dwellings on each Lot is restricted to a Single Dwelling Unit within the Primary Building and an Accessory Dwelling Unit either within the Primary Building or in an Outbuilding (see Table 1.7).
d. Wireless Telecommunication Facilities and towers are categorized as Minor Impact Utilities and are regulated by the County of San Diego Zoning §6980 excepting § 6985 and § 6986 and shall not exceed a height of 35 feet.
8813 Parking and Storage
a. The required number of parking spaces per general Land Use are as specified on Table 6.1.
b. Driveways shall be no wider than 24 feet in the first Lot Layer.
c. Open parking areas shall be located in the second and third Lot Layers (See Table 6.3.D). Driveways, drop-offs and unpaved parking areas may be located in the first Lot Layer.
d. Garages shall be located in the second and third Lot Layer except that side or rear entry types may be allowed in the second Lot Layer by Exception.
e. Shared-Use Parking multiplier is not applicable in V1.
f. Outdoor Storage shall be located in the second and third Lot Layers on Table 6.3.D Parking and Storage Diagram.
g. Outdoor Storage shall be enclosed by a minimum six (6) feet and maximum eight (8) opaque fence.
h. Outdoor display areas shall temporarily exhibit merchandise during business hours only. Permanent Outdoor display shall be allowed on a case-by-case basis through the Site Plan process as referenced in §8705.b.
8815 Building Placement
a. Lot coverage by buildings and impermeable surfaces shall be a maximum of 50% of the Lot area.
b. Buildings shall be Setback in relation to the boundaries of their Lot as specified on Table 6.3.
c. Primary Buildings shall be positioned within the required Setbacks of a Lot to create an a Freestanding Rural Building
8817 Building Height
a. The maximum height of a Primary Building shall be two (2) floors and 35-feet maximum height.
b. The maximum height of all Outbuildings shall be two (2) floors and 25-feet maximum height.
8819 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades shall be limited to brick, adobe, native stone, tinted and textured concrete, wood siding or stucco.
b. The color palette for each distinct building should follow this general pattern:
i. Materials-based color palette derived from the natural color of the building materials used to construct the building envelopes.
ii. Soil-based colors are a subset of materials-based colors and result from using earth as a building material.
iii. Bright or highly-reflective colors, except on rooftops, shall be highly discouraged.
c. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares Primary Frontages.
d. Where solar panels are attached to buildings they shall be integrated into the architectural design of the building.
8820 Landscape
a. The first Lot Layer may not be paved, with the exception of Driveways as specified in §8705(b) and walkways leading to Principal Entrances.
b. Privately owned but publicly accessible spaces provided internal to any Lot shall be designed as a landscaped that relates to natural character of Santa Maria Creek.
c. Parking and landscaped areas shall integrate §8821 Stormwater managment techniques.
d. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least 2-inches in depth and Drip irrigation must be installed for ground cover area less than 8-feet wide.
e. Shrubs should be of medium sized, low creeping variety and shall include Ceanothus, Juniperus, Mahonia, Ornamental grasses, Pittosposum, Pyracantha, and Ribes species.
8821 Stormwater Management
a. Pervious Pavements may be used in all Lot Layers (see Table 6.3.d).
b. Pervious Pavements may be used for Driveways, Parking Lots and Patios.
c. Pervious Paving materials shall be consistent with the guidance in the San Diego County BMP Design Manual.
d. Stormwater conveyance shall be designed to compliment the landscaping plan for the site, and to prevent nuisamce conditions on the site or adjacent properties.
e. Site designs should incorporate, as applicable and feasible, the Green Infrastructure techniques and Site Design BMP Requirements of the County LID Handbook and BMP Manual, including Tree Wells, Impervious Area Dispersion, and Green Roof(s), Permeable Pavements, Rain Barrels, and Amended Soil.
8823 Private Frontages
8825 Signage
a. Address Signs shall be permitted for all Uses. Nameplate Signs and Post Signs shall be permitted for all non-Residential Uses as identified in Table 6.5.
b. Address Signs shall be made easily visible through the use of colors or materials that contrast with their background and shall be attached to the Facade or Principal Entrance of the unit they identify. Address signs may be attached to a mailbox.
c. Signage shall be designed according to Table 6.5 and not exceed more than five (5) square feet per Lot.
d. Address Signs shall be made attached to an off-site mailbox by Exception (maintaining Ramona’s mailbox bucket character).
e. One (1) Nameplate Sign per address and limited to three (3) square feet and consisting of either a panel or individual letters applied to a building wall, may be attached to the Facade within ten (10) feet of a Principle Entrances of any building with a Commercial Use
8827 Lighting
a. Lighting shall be oriented to maintain the natural Dark Sky character within the Santa Maria Creek.
b. No lighting level measured at the building Frontage Line shall exceed 0.5 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries, and no lighting shall escape the horizontal plane.
d. No overhead lighting shall be allowed.
e. Along walkways, low-level lighting in the form of a bollard or fixture should be mounted on low-rise human-scaled posts.
f. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322 and County Code § 51.200.
8829 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table 6.6 are provided for illustrative purposes only; specific designs shall be prepared in accordance to the descriptions for each type.
c. Fencing materials shall be subject to the following requirements:
i. Landscaped or Landscaped with post hedges shall be setback 18-inches from property line.
ii. Split Rail, Post, stone and brick may be painted or have a natural finish.
iii. Picket, metal and stucco fencing materials should have a painted finish.
iv. All Fencing shall not exceed eight (8) feet in height.
v. Combined Fencing materials shall have heavier materials below the upper lighter materials.
vi. Chain Link fencing is only allowed with a vinyl coating and only along the rear yard perimeter.
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
8900 ALPINE VILLAGE CORE REGULATIONS
The Alpine Village Core Regulations apply to the area identified in the Alpine Community Plan as the Village Core and are intended to preserve and promote the character of Alpine while creating an automobile, bicycling, and pedestrian friendly environment for residents, business owners and visitors. These regulations are also intended to encourage the continuation and growth of the established character of Alpine while promoting the economic development of the Alpine Village Core.
The Alpine Village Core Regulations, Sections 8900 through 8980 of the Zoning Ordinance are hereby referenced and contained under separate cover and are available at the Department of Planning & Development Services.
If specific regulations are not addressed in the Alpine Village Core Regulations, the remaining portions of the Zoning Ordinance shall apply, such as the Basic Provisions commencing at Section 1000, the General Provisions commencing at Section 6000 and the Procedures commencing at Section 7000.
(Added by Ord. No. 10348 (N.S.) adopted 7-30-14)
ALPINE VILLAGE CORE FORM-BASED CODE
JULY 2023
ADOPTED: County Board of Supervisors
July 30, 2014 (2)
AMENDED: County Board of Supervisors
July 19, 2023 (8)
8901 General Provisions
The Alpine Village Core regulations apply to the area identified in the Alpine Community Plan as the Village Core and are intended to preserve and promote the village character while creating a balanced automobile, bicycling, and pedestrian friendly environment for residents, business owners and visitors. These regulations are also intended to encourage the continuation and growth of the character of Alpine while promoting the economic development of the Alpine Village Core (AVC). The following General Provisions shall apply to the Alpine Village Core Regulations:
a. Where the provisions of a section of the San Diego County Zoning Ordinance are in conflict with the requirements of this section, the requirements of this section shall apply.
b. The diagrams and illustrations within this Section, unless specifically noted as advisory, are considered regulatory in nature and are legally binding.
c. The definition of a term in this Section shall take precedence over definitions of the same term elsewhere in the San Diego County Zoning Ordinance.
d. The term “shall” denotes a specific requirement, while the term “should” is intended to be a primary consideration incorporated into plans or accompanied with a clear rationale as to why its standards or specifics were not followed.
8902 Permitted Uses Determine the Site Plan Process
a. A Site Plan permit is necessary to determine Zoning Ordinance conformance for San Diego County Department of Public Works to construct public thoroughfares, Department of General Services, and Department of Parks and Recreation to construct public Civic Spaces within the Alpine Village Core.
b. A Site Plan permit is necessary to entitle new Land Uses on private Lots, owned by private land owner(s) or representatives of land owner(s), through either a ministerial or discretionary review process within the Alpine Village Core.
c. A Ministerial Site Plan permit is necessary to determine Design Standard conformance for any new building construction, Lot Subdivision, and/or a significant remodel that can be viewed from a thoroughfare.
d. Existing buildings, built prior to June 1, 2013, are allowed “by Right” and not subject to Site Plan permit review.
e. The Site Plan process, “by Right,” “Major/Minor Use Permit,” and/or “Administrative Permit,” is determined by the proposed single or combination of Land Uses listed on Table AL-1.1 PERMITTED USE TYPES.
f. Permitted Uses for Lots and buildings are listed on Table AL-1.1 PERMITTED USE TYPES.
i. Uses permitted “by Right” are permitted without the requirement for a discretionary use permit but are subject to all other applicable regulations.
ii. Uses permitted “by Administrative Permit” require the submission and approval of an Administrative Permit application subject to the regulations of § 7050-7099 ADMINISTRATIVE PERMIT PROCEDURE of the San Diego County Zoning Ordinance.
iii. Uses permitted “by Minor Use Permit” require the submission and approval of a Minor Use Permit application subject to the regulations of § 7350-7399 USE PERMIT PROCEDURE of the San Diego County Zoning Ordinance.
iv. Uses permitted “by Major Use Permit” require the submission and approval of a Major Use Permit application subject to the regulations of § 7350-7399 USE PERMIT PROCEDURE of the San Diego County Zoning Ordinance.
8903 Site Plan Permit Requirements
a. A Building permit shall not be issued for development or redevelopment on a private lot prior to the submittal and approval of a Site Plan, in compliance with the standards of this Section and subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the San Diego County Zoning Ordinance unless an exception to the site plan is granted pursuant to Site Plan Permit Exceptions of § 8904.
b. A Site Plan submitted under this Section shall be prepared by the land owner or a representative of the land owner, and shall be approved administratively by the County of San Diego Planning & Development Services (PDS) Director subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the San Diego County Zoning Ordinance.
c. The following mapping requirements are in addition to § 8903.b Site Plan submittal procedures:
i. One (1) Site Plan submittal map shall include the proposed Lots and Building(s) to-scale and centered in plain view with all surrounding property lines, easements, thoroughfares, building footprints, and primary building frontages that illustrate primary building entrances for 300 feet.
ii. One (1) Site Plan submittal map shall include a to-scale elevation graphic illustrating the primary building frontage of the subject property with its adjacent existing building frontages for 150 feet along all sides of the proposed building and site.
iii. One (1) Site Plan submittal map shall include a to-scale and detailed Landscape Plans of the subject property with its adjacent existing building frontages for 150 feet along all sides of the proposed building and site.
d. An existing building that does not conform to the provisions of this Section is considered non-conforming and may be continued in such Use until a Site Plan Permit is requested, at which time the provisions of this Section shall apply.
8904 Site Plan Permit Process Exceptions
The Director under any of the following circumstances may grant an Exemption from the Site Plan Permit requirement of § 8902:
a. Existing Permit Exemption. All of the purposes and requirements of the Site Plan Permit process have been fulfilled by an existing approved discretionary permit.
b. Concurrent Permit Exemption. All of the purposes and requirements of the Site Plan Permit process will be fulfilled by a concurrent discretionary permit that will be reviewed by the Alpine Community Planning Group (ACPG) and the Alpine Design Review Board (ADRB).
c. Minor Project Exemption. The Director determines that a proposed project is minor in nature, as defined in § 7156(b), and that subjecting it to the Site Plan review process would not materially contribute to the attainment of the community design objectives and guidelines as set forth in this Section. In making a decision on such Site Plan Permit exemption, due consideration shall be given to the recommendation of the ACPG and the ADRB. Such recommendation shall be in writing, signed by the Chairperson or other member of the ACPG and ADRB who has been authorized by the Chairperson to sign Site Plan Permit exemption requests, and shall be accompanied by a copy of the project plans upon which the recommendation was based.
d. Design Review Checklist Exemption. The Director determines that the project complies with the standards set forth in the Design Review Checklist. In making a decision on such Site Plan Permit exemption pursuant to Zoning Ordinance Section 5757(a)(4), due consideration shall be given to the recommendation of the ACPG and the ADRB. Such recommendation shall be in writing, signed by the Chairperson or other authorized member of the ACPG and the ADRB and shall be accompanied by a copy of the Alpine Village Core Form Based Code Checklist and stamped project plans upon which the recommendation was based.
e. A request for a Site Plan permit(s) exemption based on compliance with subsections § 8904(c) and § 8904(d) shall be transmitted by the Director to the ACPG and ADRB. If the Director does not receive an ACGP and ADRB recommendation within 45 working days, such as an approval, denial, or reasonable time extension request, following the ACPG and ADRB’s initial application submission the Director may make a decision without the ACPG and ADRB’s recommendation.
f. No building permit shall be issued for a project for which the Site Plan permit exemption has been granted except pursuant to plans bearing the Director’s stamp granting such exemption. No deviation from aspects of such plans, beyond the allowances of § 7609 of the San Diego County Zoning Ordinance. Minor Deviations pertinent to the Alpine Village Core Regulations, such as materials, colors, architectural details, landscaping, and site design, shall be permitted without prior recommendation of the appropriate ACPG, ADRB, and approval of the Director.
8905 Exceptions
An Exception to the requirements of this Section may be granted in the following manner:
a. A request for Exception shall only be permitted as specifically indicated in this Section.
b. An exception to the requirements of this section may only be processed in conjunction with a Site Plan Permit subject to the regulations of § 7150-7199 SITE PLAN REVIEW PROCEDURES of the San Diego County Zoning Ordinance as part of the Site Plan Permit application, the applicant shall provide the following:
i. Specific Exception(s) requested to include a citation from this Section as to why the Exception is being sought.
ii. Maps, text, drawings, and/or statistical data related to the requested Exception(s).
c. No Exception shall be approved unless the PDS finds the approval would:
i. Be consistent with § 8911 General Intent.
ii. Be consistent with the goals, objectives, and policies of the Alpine Community Plan.
iii. And be consistent with the goals, objectives, and policies of the San Diego County General Plan.
d. Any decision regarding an approval or denial of Exception shall state, in writing, the reasons for the approval or denial.
e. If the Planning Director denies any requested Exception, the applicant may appeal the decision to the Planning Commission subject to the regulations of § 7200-7249 ADMINISTRATIVE APPEAL PROCEDURE of the San Diego County Zoning Ordinance.
8906 Pre-Submittal Sequence to Determine Private Development Application Entitlement Process:
The following steps are general steps for a potential applicant to following prior to applying for a development permit in the Alpine Village Core Area:
a. The Site Plan application process is only for new or amended Land Uses and related new Building(s) construction and/or Significant Building(s) Remodel (§ 8962.d.). Existing Land Uses and Buildings are allowed to operate “by Right” and without Site Plan review (§ 8962.c.).
b. Identify the project area’s location in the Alpine Village Core Zoning Districts (Map AL-1) (§ 8940), and;
c. Locate the project’s development regulations in the AL-V Zoning Districts (Map AL-1) V2-Core, V1-Edge, CD-Civic in Tables § 8920-8960, and;
d. Identify the existing and proposed Permitted Land Uses (Table AL-1.0) to determine the necessary development application process, such as “by-Right” Ministerial process, Major/Minor Use Permit, and/or Administrative Permit process. This is a key decision point for the applicant prior to submission of a formal Site Plan process application.
e. Determine the project’s Parking Requirements (Tables AL-2.2 and AL-2.3) per the Land Uses (Table AL-1.0) and Zoning Districts, and;
f. Calculate if the Lot’s Parking Requirements per the proposed Land Use meet requirements within the Development Standards (§ 8920-8960), and;
g. Calculate if the proposed project’s Parking Requirements fit within the Lot’s AVC Zoning District development standards. This calculation of Parking Requirements in relationship to the Lot’s Development Standards (refer to Lot Layers, Setbacks, and Access) parking area will determine if the proposed development project is in ‘by-Right” conformance and eligible for a Ministerial or Administrative decision-making process.
h. Determine if the project needs a “Major/Minor Use” permit due to the proposed Land Use and/or a Variance due to Parking Requirement and Lot size constraints, then the project must proceed with a Discretionary process defined by San Diego County Zoning Ordinance section § 7150-7199 SITE PLAN REVIEW PROCEDURES. This is a key decision point for the applicant prior to submission of a formal Site Plan process application.
i. Prior to a formal submittal, an applicant is highly encouraged to arrange a Pre-Application meeting with Pre-Application Committee(s) from the ACPG to review Zoning District requirements (reviewing § 8910 only and § 8920 – 8970 if a County entity are making an application), ADRB (reviewing § 8920-8970 only), and County PDS staff (entire code) in order to clearly understand expectations. This is a key decision point for the applicant prior to submission of a formal Site Plan Ministerial process application.
i. It is expected that during an applicant’s initial due diligence and after Pre-Application meetings, the proposed project design may be modified in order to qualify for the Site Plan Ministerial process, and;
j. Review and calculate the Thoroughfare (Map AL-5) § 8970 to understand the public frontage improvement requirements, such as street trees, street lights, sidewalks, landscape strip, and bike facilities that will apply to the project’s development impact fees as required by San Diego County Public Works, and;
k. Once the permitting process for the propose project is determined by the applicant, the applicant shall submit completed application forms, plans and fees as required by § 8903 to the San Diego County PDS Zoning Ordinance division to initiate the Alpine Village Core Site Plan Permit process.
8907 Design Review Checklist Exemption Process
STEP ONE PRE-APPLICATION MEETING: Initial Project Review with County and Community is recommended.
Authority:
1. Department of Planning & Development Services (PDS) Zoning Intake Staff
2. ACPG and ADRB
Actions:
1. PDS provides guidance for application.
2. ACPG provides guidance for application
3. ADRB provides guidance for application
Timetable: 45 days of applicant making appointment with PDS, ADRB and ACPG Item Granted: Submit Site Plan Application Step 1
STEP TWO: Site Plan Application Submittal.
Authority: PDS
Actions:
1. PDS reviews Site Plan application and checklist for completeness of;
2. If complete, PDS forwards the site plan application and checklist to the ACPG for recommendations on § 8910, 8920-8970 and ADRB for recommendations on § 8920-8970.
Timetable: 10 working days after receipt of completed application and fees.
Items Granted: PDS forwards applications and checklists to ACPG and ADRB for Step 2 Review
STEP THREE: Community Planning Group and Design Review Board Review.
Authority: ACPG and ADRB
Actions: Review of site plan(s), checklist(s) with recommendations for approval/denial or time extension forwarded to the Director.
Timetable:
1. 45 working days of receipt of the application from the PDS
2. If no recommendation is forwarded to the Director within 30 working days, the Director may proceed with Step 3 without the recommendation of the Community Board
Items Granted: Recommendations for approval or denial
STEP FOUR: Final Site Plan Review Authority: PDS
Actions:
1. The Director shall consider any report and recommendation from the ACPG and ADRB.
2. Director shall consider site plan application subject to the regulations of § 7150- 7199 SITE PLAN REVIEW PROCEDURES of the San Diego County Zoning Ordinance
3. After review the Director may:
ii. Approve the site plan
iii. Require changes or modifications for approval
iv. Deny the ministerial site plan – require discretionary review
Timetable: 30 working days. Required changes or modifications shall be re-submitted to Planning Director within 30 working days
Items Granted: Grant or Deny a Ministerial, Site Plan, Use or Building Permit. A Design Review Checklist approval cannot be appealed
RESIDENTIAL | AL-V1 | AL-V2 | AL-CD |
Second Dwelling Unit |
R
|
R
| R
|
Family Residential |
R
| R
| R
|
Farm Labor Camps | |||
Group Residential Mobile |
R
| R
| R
|
Home Residential |
M
| ||
Low Barrier Navigation Centers |
R
| R
| R |
COMMERCIAL | AL-V1 | AL-V2 | AL-CD |
Administrative and Professional Services | R | R | R |
Agricultural and Horticultural Sales | |||
Agricultural Sales | R | R | |
Horticultural Sales | R | R | |
Agricultural Services | R | ||
Animal Sales and Servicing | |||
Auctioning | |||
Grooming | A | R | |
Stockyards | |||
Veterinary (Large Animals) | A | A | |
Veterinary (Small Animals) | A | A | |
Automotive and Equipment | |||
Cleaning | M | M | |
Fleet Storage | M | ||
Parking | R | R | R |
Repairs (Heavy Equipment) | m | m | |
Repairs (Light Equipment) | A | R | |
Sales/Rentals (Heavy Equipment) | m | m | |
Sales/Rentals (Farm Equipment) | m | m | |
Sales/Rentals (Light Equipment) | m | m | |
Building Maintenance Services | A | R | |
Business Equipment and Sales | A | R | |
Business Support Services | R | R | |
RCommunication Services | R | R | |
Construction Sales and Personal Services | A | A | |
COMMERCIAL (continued) | AL-V1 | AL-V2 | AL-CD |
Convenience Sales and Services | m | R | R |
Cottage Industries | R | R | |
Eating and Drinking Establishments | R | R | R |
Financial, Insurance and Real Estate | R | R | R |
Food and Beverage Retail Sales | m | R | |
Funeral and Internment Services | |||
Cremating | M | M | |
Interning | M | M | |
Undertaking | A | A | |
Gasoline Sales | M | M | M |
Laundry Services | A | R | |
Medical Services | R | R | R |
Participant Sports and Recreation | |||
Indoor | A | R | A |
Outdoor | A | R | |
Personal Services, General | R | R | R |
Recycling Collections/Processing Facility | A | A | |
Repair Services, Consumer | R | R | |
Research Services | R | R | |
Retail Sales | |||
General | R | R | R |
Specialty | R | R | R |
Scrap Operations | M | ||
Spectator Sport and Entertainment | |||
Limited | R | R | A |
General | m | m | A |
Swap Meets | M | ||
Transient Habitation | |||
Campground | |||
Lodging | R | R | A |
Resort | m | m | |
Wholesale Storage and Distribution | |||
Mini-Warehouse | m | m | |
Light | A | A | |
Heavy | M | ||
INDUSTRIAL | AL-V1 | AL-V2 | AL-CD |
Custom Manufacturing | m | m | |
General Industrial | m | m | |
AGRICULTURAL | |||
Horticulture | |||
Cultivation | R | R | R |
Storage | R | ||
Tree Crops | R | R | R |
Row and Field Crops | R | R | R |
Packaging and Processing | |||
Limited | |||
General | |||
Support | |||
Winery | M | M | |
Small Winery | A | A | |
Boutique Winery | R | R | |
Wholesale Limited Winery | R | R | |
Agricultural Equipment Storage | |||
EXTRACTIVE | AL-V1 | AL-V2 | AL-CD |
Mining and Processing | |||
Site Preparation | M | M | |
CIVIC | AL-V1 | AL-V2 | AL-CD |
Administrative Services | R | R | A |
Ambulance Services | R | R | A |
Emergency Shelter | R | R | R |
Clinic Services | R | R | R |
Community Recreation | A | R | R |
Cultural Exhibits and Library Services | R | R | R |
Child Care Center | R | R | |
Essential Services | R | R | R |
Fire Protection Services | R | R | R |
Group Care | R | ||
Law Enforcement Services | R | R | R |
Lodge, Fraternal and Civic Assembly | R | R | R |
Major Impact Services and Utilities | M | M | |
Minor Impact Utilities | m | m | |
Parking Services | M | M | |
Postal Services | M | M | R |
Religious Services and Assembly | R | R | |
Gymnasium Facilities | R | R | R |
Small Schools (50 or fewer students) | R | R | |
CIVIC (SECTION 8400) | AL-V1 | AL-V2 | AL-CD |
Close | R | R | R |
Court | R | R | R |
Green | R | R | R |
Playground | A | R | R |
Plaza | A | R | R |
Plaza, Commercial | A | A | R |
Pocket Park | R | R | R |
Square | R | R | R |
R by Right
A by Administrative Permit
m by Minor Use Permit
M by Major Use Permit
[] Not permitted
R* Allowed by-right subject to the provisions of Section 6915
(Amended by Ord. No. 10986 (N.S.) adopted 3-4-26)
8911 General Intent
a. Regulations on land and buildings equitably balance the rights of individual property owners and the interests of the community as a whole.
b. Alpine Village Core Zoning Districts (AL-V2, AL-V1 and AL-CD) and the design of Thoroughfares are coordinated to establish distinct physical environments at the scale of the lot, block, street, and neighborhood.
c. Distinct physical environments provide meaningful choices in living, working, shopping and recreating for citizens with differing physical, social, and emotional needs.
d. Alpine Village Core Zoning Districts control physical development at the scale of the lot, coordinating the form and intensity.
e. Access to daily needs within close proximity to dwellings is provided by permitting a mixture of land uses within Alpine’s Village Core Zoning Districts and individual buildings so that residents may choose to live, work, shop, and play within walking distance to their home.
f. Thoroughfares contribute to the health, safety, and general welfare of citizens. Design conflicts between vehicular and pedestrian movement shall be decided in favor of the pedestrian.
8912 Zoning Districts
a. The following Alpine Village Core Zoning Districts are established under the provisions of this Section:
i. The Core District (AL-V2 §8920) consists of the most developed land and is primarily mixed-use in character. Shallow setbacks, high lot coverage, and multi-level buildings fronting onto Alpine Boulevard create a strong spatial definition of outdoor spaces along the Main Street.
ii. The Edge District (AL-V1 §8940) consists of moderately developed land that is generally residential in character, but permits an appropriate level of mixed use to transition between the Village Core and adjacent neighborhoods. Moderate setbacks and Lot coverage by buildings create an increased sense of spatial definition.
iii. The Civic District (AL-CD §8930) consists of open spaces and public buildings dedicated to arts, culture, education, recreation, local government, and/or municipal parking uses that serve as necessary components of any community’s Village Core and Main Street.
8913 Lot
a. Lot Lines abutting a Thoroughfare shall be known as a Frontage Line as per Table AL-2.0.
b. Frontage Setbacks are measured from Property Lines, and not measured from Public Right-of-Way Center line(s).
c. Lots with multiple Lot Lines abutting a Thoroughfare shall designate one Frontage Line as a Primary Frontage Line, with all remaining Frontage Lines designated as Secondary Frontage Line(s).
d. Lot Width shall be calculated as the length of the Primary Frontage Line of a Lot, measured from side Lot Line to side Lot Line. (see Summary Tables for each Alpine Village Core Zone)
e. Where multiple Lots are aggregated under single ownership, the side Setbacks between assembled Lots may be eliminated.
f. Lots shall be regulated according to three horizontal Layers as shown on Table AL-2.0 and according to the following guidelines:
i. First Layer - The area of a Lot from any Frontage Line to the Facade of the Primary Building.
ii. Second Layer - The area of a Lot set behind the first Layer to a depth of 20 feet.
iii. Third Layer - The area of a Lot set behind the second Layer and extending to the rear Lot Line.
8914 Lots in Multiple Districts
8915 Building Placement
a. Front, Side and Rear Setbacks control the spatial enclosure of Thoroughfares and Civic Spaces, and are coordinated by district according to § 8911 Intent.
b. Primary Building Facades shall be built parallel to the Frontage Line of a Lot or to the tangent of a curved Frontage Line of a Lot in order to ensure buildings face the street.
c. Lot Coverage by buildings and impermeable surfaces shall be regulated as a percentage of each Lot’s area.
d. Primary Building Facades shall be built out along a minimum percentage of a Lot’s Width, as specified for each Zoning District as a Facade Buildout abutting the Primary Frontage thoroughfare.
8916 Building Height
a. Permitted building heights shall be measured in number of Stories (floors) and maximum height as indicated for each district.
b. Height limits do not apply to raised basements, masts, belfries, clock towers, chimney flutes, water tanks, or elevator bulkheads.
c. Building Stories/Floors may not exceed 12 feet in height from floor to floor, except for a first floor Commercial use on Alpine Boulevard (AL-V2), which shall be a minimum of 12 feet with a maximum of 14 feet.
d. Attics shall not exceed 12 feet in height.
e. The vertical distance above the highest adjoining sidewalk to the highest point of the coping of a flat roof or to the average height of the highest gable of a pitched or hipped roof.
8917 Building Design Standards
a. Required Fenestration shall be calculated as the total combined area of window glazing (lights or panes within each window’s casing) divided by the total area of the facade for the story of a building under calculation.
8918 Required Parking
a. Where feasible, all parking needs should be met on site.
b. The minimum number of parking spaces required for each Use is specified on Table AL-2.1. Parking requirements shall only be adjusted as specifically indicated in this Section.
c. The minimum number of parking spaces required for each Use shall be calculated as the sum of the actual parking provided onsite, within the Lot. Off-site parking along the thoroughfare should be used for guests and visitors.
d. For Lots with more than one Use (i.e. Shared-Use), the total number of parking spaces required may be adjusted by multiplying the total number of parking spaces required for all Uses as indicated on Table AL-2.2.
e. Determination of required parking for Use combinations not listed on Table AL-2.2 shall be approved on a case-by-case basis through the Site Plan review process as referenced in § 8903.
f. The shared use parking multiplier may be used to reduce the total number of parking spaces required for combinations of Uses listed on Table AL-2.2 for shared parking spaces located internal as surface of structure parking to any Block.
g. Shared-Use Parking calculations shall be rounded up to a whole number and two (2) Uses shall use the highest multiplier percentage.
LAND USE A | LAND USE B | MULTIPLIER |
RESIDENTIAL | + Convenience Sales and Service + Eating and Drinking Establishment + Food and Beverage Retail Sales + Laundry Services + Personal Services, General + Repair Services, Consumer + Retail Sales (all types) | 80% |
RESIDENTIAL | + Lodging | 75% |
RESIDENTIAL | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 70% |
Convenience Sales and Services Eating and Drinking Establishments Food and Beverage Retail Sales Laundry Services Personal Services, General Repair Services, Consumer Retail Sales (All Types) | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 80% |
8921 Lot
a. Subdivisions of existing Lots and new combinations of Lots shall have a minimum width of 25 feet and a maximum width of 150 feet, measured at the Frontage Line (see Table AL-2.1).
8922 Building and Land Use
a. Permitted Uses for Lots designated as AL-V2 are listed on Table AL-1.0.
b. Buildings may combine three (3) or more Uses.
c. Existing Commercial Uses less than 3,000 square feet shall be exempt from parking space requirements.
d. Outdoor cafe seating and sidewalk cafes shall be allowed on Commercial Use fronting onto Alpine Blvd, where feasible.
8923 Parking and Storage
a. All parking lots, garages and Parking Structures shall be located at the second and third Lot Layers as illustrated on Table AL- 3.0.d.
b. Vehicular entrances to parking lots, garages and Parking Structures shall be no wider than twenty-four (24) feet at the Lot Frontage.
c. Open parking areas shall be masked from view at the Public Frontage by a Building, Fence, Landscaping, or Streetscreen, excluding pedestrian access and vehicular entrances.
8924 Building Placement
a. Buildings shall be set back in relation to the boundaries of their Lots as specified on Table AL- 3.0.
b. Lot coverage by buildings shall be a maximum of 80% of the Lot area.
c. The Principal Entrance of any Primary Building shall be oriented towards the Frontage Line.
d. Facade Buildout of Primary Building facades shall be a minimum of 60% at the Front Setback.
8925 Building Height
a. The maximum height of a Primary Building shall be up to two (2) floors and 35-feet maximum height as specified on Table AL- 3.0.a.
b. The maximum height of an Outbuilding shall be two (2) floors and 35-feet maximum height as specified on Table AL- 3.0.
8926 Storm Water Management
a. Pervious Paving techniques shall be allowed in the first, second and third Lot Layers (see Table AL-2.1).
b. Pervious Paving techniques shall be used where possible for Civic Spaces, Courtyards, Driveways, Forecourts, Parking Lots, and Patios.
c. Pervious Paving materials shall be limited to large aggregate Concrete and Asphalt, Pea Gravel/ Washed Stone, or Stone Pavers.
d. Channeling facilities shall be allowed in the first, second and third Lot Layer.
e. Channeling techniques shall be allowed and used to direct stormwater primarily into storage and filtration areas.
f. Channeling materials shall be limited to Natural Creek, Terracing, Vegetative Swale and Drainage Ditch.
g. Storage facilities shall be allowed in the second and third Lot Layers (See Table AL-2.1).
h. Storage facilities shall be allowed to collect water through an interconnection of paving, channels and filtration systems to naturally deliver stormwater.
i. Storage facilities shall be limited to Irrigation Ponds and/or Retention Basins with sloping bank and/or fence and Creek.
j. Filtration facilities shall be allowed in the second and third Lot Layers.
k. Filtration techniques should produce unpolluted water using natural Paving, Channeling and Storage system(s).
l. Filtration facilities shall be limited to Purification Biotope, Vegetative Purification Bed, Bi-Retention Swale, Rain Garden and Green Roof(s).
8927 Private Frontages
a. Dooryards, Stoops, Terraces, Entry Planters, balconies, bay windows, and roof overhangs may Encroach within the first Lot Layer 100% of its depth as specified on Table AL-3.1.
b. Awnings, Arcades, and Galleries may Encroach the Public Sidewalk Frontage 100% of its depth and shall clear the Sidewalk vertically by at least eight (8) feet as specified on Table AL-3.1.
c. A first Story Residential and/or Lodging Use shall be raised a minimum of three (3) feet from the average grade of the Sidewalk with a Dooryard, Terrace, Stoop and/or Entry Planter Frontage Type (see Table AL-3.1).
d. A first Story Commercial Use shall be at grade from the Sidewalk with an Entry Planter Frontage, Awning or Gallery Frontage Type (see Table AL-3.1).
e. All openings, including porches, Galleries, Arcades and windows shall be square or vertical in proportion, excluding windows required for Commercial Uses.
f. The habitable living area of an Accessory Unit within an Outbuilding shall not exceed 576 square feet.
g. Loading docks and service areas shall be permitted on Frontages by Exception § 8905.
h. In the absence of a building Facade along any part of a Primary Frontage Line not associated with automobile and pedestrian access, a Streetscreen is allowed to be built along the same vertical plane as the Facade.
i. Streetscreens should be three and a half (3.5) feet in height. The Streetscreen may be replaced by a hedge or fencing by Exception. Streetscreens shall have openings no larger than necessary to allow automobile and pedestrian access.
j. Buildings with a Commercial Use and paved first Lot Layer should use the first Lot Layer for outdoor seating.
8928 Signage
a. Permitted signage types shall conform to the specifications of Table AL-3.2.
b. Permitted signage types shall be located along the Primary Frontage in the first Lot Layer (See Table AL-3.0.d).
c. One (1) square foot of signage is the maximum allowed signage area per every 25 feet of Principal Building Frontage on both the ground and upper floors in first and second Lot Layers.
d. The only additional signage area allowed within the third Lot Layer and/or on Outbuildings is either one (1) Address (Table AL-3.2.a) or Nameplate Sign (Table AL-3.2.f).
e. Address Signs shall be made easily visible through the use of colors or materials that contrast with their background and shall be attached to the Facade or Principal Entrance of each unit they identify.
f. Awning Signageshallbelimitedtonomorethanseventypercent (70%) oftheValanceofthe awningorthe vertical portion of a dome awning. The height of the Valance shall not exceed twelve (12) inches. Awning Signs shall contain only the business name, logo, and/or street address. Awning Signs may encroach into the Public Sidewalk Frontage.
g. One (1) Band Sign limited to 90% of the width of the Building Facade shall be permitted for each building with a Commercial Use. Information shall consist only of the name and/or logo of the business.
h. Blade Signs shall be permitted only for businesses that have a Principal Entrance on the ground floor.
i. One (1) Blade Sign shall be permitted for each business if the Facade is setback no more than five (5) feet from the Principal Frontage Line. Blade Signs may encroach into the Public Sidewalk Frontage up to four (4) feet, and shall clear the Sidewalk by at least eight (8) feet, and shall not encroach above the bottom of any second Story windows. Blade Signs shall be limited to the name and/or logo of the business.
j. Marquees shall be located only above the Principal Entrance of a building, shall provide a minimum clearance of ten (10) feet, and may encroach upon the Public Sidewalk Frontage to within two (2) feet of the Curb. Message Boards shall be permitted as part of Marquees and are only allowed by Exception (§ 8905).
k. One (1) Nameplate per address limited to three (3) square feet and consisting of either a panel orindividual letters applied to a building wall, and may be attached to a building wall within ten (10) feet of a Principal Entrance.
l. Outdoor Display Cases shall not exceed six (6) square feet and may be internally illuminated.
m. Signage advertising a Commercial Use(s) shall be externally illuminated by down or angled shielded lighting with narrow reflector openings.
8929 Lighting
a. All lighting within and internal to a Lot shall be designed to maintain the natural Dark Sky character of Alpine.
b. No lighting level measured at the building Frontage Line shall exceed 2.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries.
d. The Storefront Beam is the ideal location for awnings, signage and lighting elements as illustrated on Table AL-3.4.a.
e. Overhead lighting shall be a maximum height of 15 feet above the surface in parking areas, and 12 feet elsewhere
f. Along walkways, low-level lighting in the form of bollards or fixtures should be mounted on human-scaled posts.
g. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322.
8930 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table AL-3.3 are provided for illustrative purposes only; specific designs shall be prepared in accordance to the descriptions for each type.
c. All Fencing fronting Alpine Boulevard shall not exceed three (3) feet in height; all others shall not exceed six (6) feet.
d. Fencing materials shall be subject to the following requirements:
i. Landscaped or landscaped with post hedges shall be setback 18 inches from property line.
ii. Split Rail, Post, stone and brick may be painted or have a natural finish.
iii. Picket, metal and stucco fencing materials should have a painted finish.
iv. Combined Fencing materials shall have heavier materials below the upper lighter materials.
v. Streetscreens are required for screening parking areas from thoroughfares. Specific designs shall be incorporated along the Primary Frontage Line and should follow the general pattern diagramed on Table AL-3.3.j and § 8932.h/i:
e. Streetscreens shall be located along the Primary and Secondary frontage line of the second Lot Layer.
i. Streetscreensshould beofa similardesigntotheadjacentBuildingFacadeorLandscapematerialand pattern.
ii. Streetscreen should continue the vertical planes of the adjacent Building Façade(s).
iii. Streetscreens shall be between three and a half (3.5) and eight (8) feet in height. The Streetscreen should consist of walls, hedges or fencing.
iv. Streetscreens shall have openings no larger than necessary to allow automobile and pedestrian access.
8931 Landscape (On-Site Private Lot Landscaping - For Public Frontage Landscape Reference 8970)
a. The first Lot Layer shall have a hardscaped surface treatment with a uniform material, color and pattern. A more rural landscape pattern and character should be allowed in the first and second Lot Layers.
b. Privately owned but publicly accessible spaces (i.e.: Shared Civic Space) provided internal to any Lot shall be designed per the Civic Space type characteristics outlined in Table AL-5.1.a-e.
c. Parking areas with ten (10) or more parking spaces shall be shaded by Canopy Trees at a rate of one (1) tree per every ten (10) parking spaces. See Table AL-6.4 for Canopy Tree species and characteristics.
d. Parking and landscaped areas shall utilize § 8926 Stormwater paving, channeling, storage, and filtration techniques.
e. Shrub massing shall be located beneath trees rather than ornamental ground covers with all planting beds organically mulched at least two (2) inches in depth and Drip irrigation must be installed for ground cover area less than eight (8) feet wide. Refer to County Zoning Ordinance § 86.701 et. seq. and the Water Efficient Landscape Design Manual.
f. Shrubs should be of medium size, low creeping variety and shall be from a specific list of species as recommended by the Alpine DRB.
g. Landscaping should consider water quality and Low Impact Development (LID) refinements and allow space for such facilities. Grading design should allow drainage from paved areas to flow to LID facilities.
h. The following applies to landscaping within the public right-of-way:
i. A maintenance agreement or assessment district is required to ensure ongoing maintenance requirements are met.
ii. Root barriers are required to avoid interference with underground utilities and paved areas.
iii. Tree canopy along Alpine Boulevard should be planted approximately every 40 feet on average.
iv. The Street Tree theme and species on Alpine Boulevard should be Alpine DRB approved theme trees.
8932 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades shall be limited to brick, adobe, nature stone, tinted and textured concrete, heavy timber, wood siding or stucco.
b. All Facades shall be glazed with clear glass no less than 30% of the first Story.
c. Openings above the first Story shall not exceed 50% of the total building wall area, with each Facade being calculated independently.
d. Buildings with a first Story Commercial Use shall have a zero-step Principal Entrance on Alpine Boulevard and a maximum 70% window/entry opening to solid wall Fenestration ratio for the first Story (see Table AL-3.4.e).
e. Building wall materials shall be combined on each Facade only horizontally, with the heavier below the lighter.
f. Principal Entrances shall be designed and detailed to call attention to the doorway as the main point of access for pedestrians into the building and may be located on the Principal or Secondary Frontage Line.
g. Doorways and windows without exterior shading shall be recessed from the plane of the Facade or Elevation of a building two (2) inches in depth for every one (1) foot in height.
h. Shutters, if present on upper floors, should be exactly 1/2 the width of the window they are intended to cover.
i. Streetscreens shall be of similar design elements to the Facade of buildings they abut.
j. Upper floors shall be enhanced by outdoor living spaces such as balconies, verandas, patios and loggias.
k. Balconies shall be constructed of reinforced concrete, wood or metal and shall be visually supported by columns or brackets (see Table AL-3.4.b).
l. Buildings shall have gable, hip, shed or flat roofs.
m. Finish material for any sloped roof shall be limited to clay tile, concrete tile, composition shingles, or standing seam or metal.
n. Eaves of sloped roofs shall project from the walls of a building to create deep overhangs that shade the building and adjacent sidewalks.
o. Buildings with flat or rear sloping shed roofs shall have a simple or articulated front parapet a minimum of 42 inches high.
p. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares and pedestrian walkways.
q. Where solar panels are attached to buildings they shall be integrated into the architectural design of the building.
r. Lots with a Primary Frontage abutting Alpine Boulevard shall be subject to the following additional requirements as listed in Table AL-3.4 Alpine Boulevard Design Standards Illustrations, provided for illustrative purposes only:
i. Buildings wider than 50 feet shall have their Facades divided into equally proportional bays between 25 ft. to 50 ft. in width as illustrated on Table AL-3.4.d.
ii. Buildings wider than 50 feet shall utilize a combination of simple or articulated parapets, alternating eaves or cornice line projections, or multiple front gables to break up the roof line into segments no wider than 50 ft. each as illustrated on Table AL-3.4.b.
iii. Principal Entrances for buildings with no Front yard setback shall be recessed 24 to 36 inches.
iv. Principal Entrances for buildings at Corner Lot locations shall be located at the corner of the building oriented toward the intersection as illustrated on Table AL-3.4.c.
v. Buildings at Corner Lot locations shall include a vertical feature or architectural articulation of a type and character that calls attention to the corner as a prominent location.
vi. Fenestration patterns on upper Facade area shall be aligned vertically and horizontally, and establish a balanced symmetry in design as illustrated on Table AL-3.4.b.
8941 Lot
a. Subdivisions of existing Lots andnew combinations of Lots shall have aminimum width of 25 feet and a maximum width of 100 feet, measured at the Frontage Line (see Table AL-2.1).
8942 Building and Land Use
a. Permitted Uses for Lots designated as V1 are listed on Table AL-1.0.
b. Buildings may combine two (2) Uses.
8943 Parking and Storage
a. Driveways shall comply with the County’s Public Road Standards.
b. All parking areas and garages shall be located in the second and third Lot Layer as illustrated on Table AL-4.0.
8944 Building Placement
a. One (1) Primary Building and one (1) Outbuilding may be built on each Lot as specified on Table AL-4.0.
b. Buildings shall be setback in relation to the boundaries of their Lots as specified on Table AL-4.0.
c. Lot coverage by Buildings and impermeable surfaces shall be a maximum of 60% of the Lot area.
d. Facade Buildout of Primary building Facades shall be a minimum of 40% of the Lot’s width at the Front Setback.
8945 Building Height
a. The Principal Entrance of any Primary Building shall be oriented toward a Frontage Line.
b. The maximum height of a Primary Building shall be two (2) floors and 35 feet maximum height as specified on Table AL-4.0.
c. The maximum height of an Outbuilding shall be two (2) floors and 35 feet maximum height as specified on Table AL-4.0.
8946 Storm Water Management
a. Pervious Paving techniques shall be allowed in the first, second and third Lot Layers (see Table AL-2.1).
b. Pervious Paving techniques should be used where possible for Civic Spaces, Courtyards, Driveways, Forecourts, Parking Lots, and Patios.
c. Pervious Paving materials shall be limited to Crushed Stone or Gravel, Concrete Pavers, Grassed Cellular Concrete, Paving Blocks or set upon Pervious Asphalt or Pervious Concrete.
d. Channeling facilities shall be allowed in the first, second and third Lot Layer.
e. Channeling techniques shall be allowed and used to direct stormwater primarily into storage and filtration areas.
f. Channeling materials shall be limited to Natural Creek, Terracing, Vegetative Swale and Drainage Ditch.
g. Storage facilities shall be allowed in the second and third Lot Layers (See Table AL-2.1).
h. Storage facilities shall be allowed to collect water through an interconnection of paving, channels and filtration systems to naturally deliver stormwater to a natural drainage creek.
i. Storage facilities shall be limited to Irrigation Ponds and/or Retention Basins with sloping bank and/or fence and Creek.
j. Filtration facilities shall be allowed in the second and third Lot Layers.
k. Filtration techniques should produce unpolluted water using natural Paving, Channeling and Storage system(s).
l. Filtration facilities shall be limited to Purification Biotope, Vegetative Purification Bed, Bi-Retention Swale, Rain Garden and Green Roof(s).
8947 Building Design Standards (From Building Base to Roof)
a. The exterior finish material on all Facades should be limited to brick, adobe, native stone, tinted and textured concrete, wood siding or stucco.
b. Building wall materials should be combined on each Facade only horizontally, with the heavier materials below the upper lighter materials.
c. Principal Entrances should be designed and detailed to call attention to the doorway as the main point of access for pedestrians into the building.
d. Shutters, if present on upper floors, should be exactly 1/2 the width of the window they are intended to cover.
e. Upper floors should be enhanced by outdoor living spaces such as balconies, verandas, patios and loggias.
f. Balconies should be constructed of wood or metal and shall be visually supported by brackets.
g. Finish material for any sloped roof shall be limited to clay tile, concrete tile, composition shingles, or standing seam or metal.
h. Eaves of sloped roofs shall project from the walls of a building with sealed soffits.
i. Roof mounted equipment should be setback and screened from view from adjacent thoroughfares and pedestrian walkways.
j. Where solar panels are attached to buildings they should be integrated into the architectural design of the building.
8948 Private Building Frontages
a. Open Porches, Dooryards, Stoops, Terraces, balconies, and bay windows may Encroach within the first Lot Layer 50% of its depth as specified on Table AL-4.1.
b. Awnings may Encroach within the Public Sidewalk as specified on Table AL-4.1.
c. All Facades shall be glazed with clear glass no less than 30% of the first Story.
d. Openings above the first Story shall not exceed 50% of the total building wall area, with each Facade being calculated independently.
8949 Signage
a. Address, Awning, Blade, Nameplate, Outdoor Display Case, Window and Yard Signs shall be permitted.
b. Band Signs shall only be permitted on ground floor Commercial Uses.
c. Permitted signage types shall conform to the specifications of Table AL-4.2.
d. Signage shall be externally illuminated by down or angled shielded lighting.
8950 Lighting
a. All lighting within and internal to a Lot shall be designed to maintain the natural Dark Sky character of Alpine.
b. No lighting level measured at the building Frontage Line shall exceed 1.0 foot-candle level.
c. All lighting shall use full cutoff - fully shielded - luminaries.
d. All lighting shall, at a minimum, comply with County Zoning Ordinance § 6322.
8951 Fencing
a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.
b. Fencing types diagrammed on Table AL-4.3 are provided for illustrative purposes only; specific designs shall be prepared in accordance to the descriptions for each type.
c. Fencing materials shall be subject to the following requirements:
i. Landscaped or landscaped with post hedges shall be setback 18 inches from property line.
ii. Split Rail, Post, stone and brick may be painted or have a natural finish.
iii. Picket, metal and stucco fencing materials should have a painted finish.
iv. All Fencing shall not exceed 6 feet in height.
v. Combined Fencing materials shall have heavier materials below the upper lighter materials.
8952 Landscape (On-Site Private Lot Landscaping - For Public Frontage Landscape Reference 8970)
a. The first Lot Layer should not be paved, with the exclusion of Driveways as specified in § 8951.c and walkways leading to Principal Entrances.
b. Parking areas with ten (10) or more parking spaces shall be shaded by Canopy Trees at a rate of one (1) tree for every ten (10) parking spaces. See Table AL-6.4 for Canopy Tree species and characteristics.
c. Parking and landscaped areas shall utilize § 8946 stormwater paving, channeling, storage, and filtration techniques.
d. Shrubs should be of medium sized, low creeping variety and shall include a specific list of species as recommended by the Alpine DRB.
8961 Building and Land Use
a. Permitted Uses for Lots designated as CD are listed on Table AL-5.0.
b. If the current Civic District, a Post Office, is ever replaced for Private Development purposes, § 8940 - AL-V1 Edge District development standards shall apply.
8962 Signage
a. All signage shall be allowed by Exception.
8963 Landscape
a. Parking and landscaped areas shall utilize § 8965 stormwater paving, channeling, storage and filtration techniques.
8964 Civic Space
a. Civic Spaces shall be designed as generally described on Table AL-5.1 and are provided for illustrative purposes only; specific designs shall be prepared in accordance to the descriptions for each type.
b. Civic Space types shall be determined to be appropriate according to the highest abutting Alpine Village Core District as indicated on Table AL-5.0.
8965 Storm Water Management
a. Pervious Paving materials should be used where possible for Civic Spaces, Driveways, and Parking Lots.
b. Pervious Paving materials shall be limited to Crushed Stone or Gravel, Concrete Pavers, Grassed Cellular Concrete, and Pervious Asphalt or Concrete.
c. Channeling techniques shall be allowed and used to direct stormwater primarily into storage and filtration areas.
d. Channeling materials shall be limited to Natural Creek, Terracing, Vegetative Swale and Drainage Ditch.
e. Storage facilities shall be allowed to collect water through an interconnection of paving, channels and filtration systems to naturally deliver stormwater to the natural drainage creek.
f. Storage facilities shall be limited to Irrigation Ponds and/or Retention Basins with sloping bank and/or fence and Creek.
g. Filtration techniques should produce unpolluted water using natural Paving, Channeling and Storage system(s).
h. Filtration facilities shall be limited to Purification Biotope, Vegetative Purification Bed, Bi-Retention Swale, Rain Garden, and Green Roof(s).
8966 Building Design Standards (From Building Base to Roof)
8971 General Intent
a. Thoroughfares shall be designed according to their classification type as specified in the County of San Diego Public Road Standards in conformance with the General Plan Mobility Element.
b. Thoroughfares shall consist of Roadway (curb-to-curb) and Public Frontage (property line to curb).
c. The San Diego County Department of Public Works (DPW) is not responsible for all construction of all public Right-of-Way within Thoroughfares. Private development will make frontage and/or off-site improvements.
d. Roadways and Thoroughfares will be designed to meet roadway safety and operation standards.
8972 Travel Way
a. DPW will be responsible for the maintenance of the Travel lanes to include curb and gutter, on-street parking spaces, bike lane facilities, travel lanes and turning lanes within the public Right-of-Way.
8973 Public Frontage
a. Public Frontage for each Thoroughfare type shall be designed according to abutting zoning district(s) as specified on Map AL- 5.
b. Public Frontage includes:
i. The Furnishing Zone provided to accommodate Street Trees, Public Infrastructure and Public Furniture; and
ii. The Walkway provided for pedestrians.
c. For planting within the Furnishing Zone, permitted species of Street Trees are listed on Table AL-6.4.
d. Street Trees shall be planted in a regularly-spaced Allee pattern as illustrated on Table AL-6.5. The prescribed Planting Technique, sequence, and spacing of Street Trees are specified for each Thoroughfare type on Tables AL-6.1, AL-6.2, and AL-6.3. The spacing of Street Trees may be adjusted by Exception to accommodate specific site conditions.
e. When planted, Street Trees shall be a minimum height of ten (10) feet and / or two (2) inches in caliper.
f. A minimum 25 sq. ft. open soil area shall be left around each Street Tree, centered at the tree trunk with a Tree Grate (Table AL-6.5.i). Mulch shall be applied to the open soil area to a minimum depth of three (3) inches.
g. Crosswalks are designed to increase in visual contrast based on the potential conflict caused between the vehicular capacity of a Thoroughfare and the number of pedestrians crossing the street and shall be designed as illustrated on Table AL-6.8. Required Crosswalk types are specified for each Thoroughfare type on Tables AL-6.1, AL-6.2, and AL-6.3.
h. A minimum of 25 sq. ft., 5' x 5', of tree grate covered areas shall be placed around each Street Tree on Alpine Boulevard.
i. Street Lights shall only be allowed along Alpine Boulevard and at Alpine Boulevard intersections (See Table AL-6.8) to comply with County of San Diego Dark Sky policies.
j. Public hitching posts, for equestrian activities, shall be allowed on all public Pathways.
k. Crosswalks shall have a minimum width of 10 feet and shall be aligned on center with the Walkways of the Public Frontage which they connect as illustrated by Table AL-6.8.
l. At two T Intersections less than 60 feet apart, Crosswalks shall be located as illustrated on Table AL-6.7.
m. Street Lighting shall be irregularly-spaced to emphasize dark skies and decorative for visual interest as illustrated on Table AL- 6.8.
n. Transit Stops shall have a minimum of a shelter, seating, a visible schedule and orientation signage.
o. Transit Stops should be attractive, safe, and located in convenient places in which to wait for a transit vehicle.
8974 Private Frontage Development Improvement requirements
a. Construction improvements expected by private development (Based on 2013 cost estimates for 50-feet wide Lots on avg.):
i. Street trees: One (1) Tree per every 30 linear feet on center (average) or 1 per every 50 linear feet Lot Bay ($1,000).
ii. Public Furniture: One (1) Street Light every 50-feet on center only on Lots abutting Main Street Frontage Line ($3,500).
iii. Furnishing Zone: 5 - 15 feet wide (10-feet on average) Landscape, ground cover and shrubs ($1,250).
iv. Walkway: 5 - 8 feet wide along the Primary and Secondary frontage of Lots in AL-V1 and AL-V2 ($7,500).
v. Curb/Gutter pan: 1 foot wide for 50 feet Lot width, along Public Frontage Line abutting Main Street Frontage Line ($1,250).
vi. Bicycle Facilities: 1 facility (bicycle storage) on any project over 150 feet in length as measured only on Lots abutting Main Street Frontage Line ($2,500 each).
vii. Time Line: DPW Final Map requirements should be made by 30 days of application approval by Director.
b. Fees Schedule: Reserved (TBD)
8980 Definitions
A
Address Sign: A sign, generally applied to a building wall that displays a building’s address.
Allee: A regularly spaced and aligned row of trees usually planted along a Thoroughfare or Path.
Alley: A narrow service access to the rear of more urban buildings providing service areas, parking access and utility easements. Alley surfaces should accommodate for trucks, dumpsters, and drainage.
Apex: The highest point of a sign as measured from the point on the ground where its structure is located, or, if no sign structure is present, from the point on the ground directly below the sign itself.
Arcade: A Private Frontage conventional for Retail use wherein the Facade is a colonnade supporting habitable space that overlaps the Sidewalk, while the Facade of the First Story remains at the Frontage Line.
Attic: The interior part of a building contained within a pitched roof structure.
Avenue: A Thoroughfare of high vehicular capacity and low to moderate speed, acting as a short distance connector between places within a Town Center, and usually equipped with a landscape median.
Awning Sign: Lettering applied directly on the Valance or other vertical portion of an awning.
B
Band Sign: A sign that is attached flat on the exterior front, rear, or side wall of any building or other structure. (Syn: wall-mounted sign, fascia sign)
Bicycle Lane: A dedicated lane for cycling within a moderate-speed vehicular Thoroughfare, demarcated by striping.
Bicycle Route: A Thoroughfare suitable for the shared use of bicycles and automobiles moving at slow speeds.
Bio-retention Swale: Mimics the filtration properties of natural vegetation, planted tracks located adjacent to paved roads or other impervious areas that produce stormwater sheet flow.
Blade Sign: A sign mounted on the building Facade, projecting at a 90-degree angle. (Syn: projecting sign).
Block: An aggregate land area circumscribed by Thoroughfares.
Block Face: The aggregate of all Primary Frontage Lines, or alternatively the building Facades, on one side of a Block.
By-Right: Characterizing an entitlement that complies with regulations of this Section and is permitted and processed administratively, without a public hearing.
C
Canopy: The extent of the outer layer of leaves of an individual tree or group of trees.
Civic: The term defining not-for-profit organizations dedicated to arts, culture, education, recreation, government transit, religious, and municipal parking.
Civic Art: See Public Art.
Civic Building: A building operated by not-for-profit organizations dedicated to arts, culture, education, recreation, government, transit and municipal parking, or for use approved by the Development Authority. A Civic Building is owned by a municipal or governmental body.
Civic Space: An outdoor area permanently dedicated for public use. Civic Space types are defined by the combination of certain physical constants including the relationships among their intended use, size, landscaping and surrounding buildings.
Civic Sub-District: Designation for public sites dedicated for Civic Buildings and/or Civic Space.
Clearance: The height above the walkway, or other surface if specified, of the bottom edge of an element.
Commercial: The term collectively defining workplace, Office, Retail, and Lodging Uses.
Commercial Street A local urban Thoroughfare of low speed and capacity primarily fronted by Commercial building Uses.
Commercial Unit: An enclosed indoors space providing complete, independent facilities for one Commercial business.
Common Yard: A planted Private Frontage wherein the Facade is set back from the Frontage Line. The yard is visually continuous with adjacent yards.
Concrete Paver Block: Cast or pressed concrete pavers are solid blocks set on a surface with joints that leave open spaces between units.
Coordinated Frontage: A condition where landscape and paving of Public Frontage and Private Frontage are coordinated as a single, coherent design.
Corner Lot: A lot at the intersection of two thoroughfares and has a Primary and Secondary Frontage on each thoroughfare.
Cottage Business: Non-Retail Commercial enterprises located either within a Primary Building or in an Outbuilding.
Courtyard The placement of a building within the boundaries of its Lot to create a private Courtyard, while internally defining one or more private patios.
Crosswalk: A path across the vehicular lands of a Thoroughfare distinctly indicated for pedestrian crossing by lines or other surface markings or by change in the surface material.
Crushed Gravel/Stone: Any non-bound and/or natural aggregate material spread over soil and used for paving.
Cultivar: A cultivated variety of Street Tree; deliberately selected for its desirable physical characteristics.
Curb: The raised edge of the vehicular pavement used to channel storm water to incorporated drainage.
D
Detention Basin: Commonly known as a dry pond to store stormwater after a rainfall, but remain dry all other times. Development Permit: an application to improve the entitlement of development rights in the County of San Diego.
Drive: A thoroughfare along the boundary between a developed and a natural condition, usually along a waterfront or a Park. One side has Public Frontage characteristics of a Thoroughfare, while the other has the qualities of a Road or a parkway.
Driveway: A vehicular lane within a Lot, often leading to a garage.
Duplex: A building with two (2) side by side units on a Lot.
Dwelling: Any building or portion thereof that is designated for residential Use.
E
Edgeyard: The placement of a building within the boundaries of its Lot to create an Edgeyard around the building, with Setbacks on all sides.
Effective Turning Radius: The measurement of the turning radius at a corner taking parked cars into account.
Elevation: An exterior wall of a building not along a Frontage Line (see Facade).
Encroach: To break the plane of a vertical or horizontal regulatory limit with a structural element, so that it extends into a Setback, into the Public Frontage, or above a height limit.
F
Facade: The exterior wall of any building oriented toward or set along a Frontage Line (see Elevation).
Facade Alignment: The orientation of the Facade in relation to the Primary Frontage Line of a Lot.
Fenestration: The design and placement of windows on a building.
Fenestration Calculation: Required Fenestration shall be calculated as the total combined area of window glazing (lights or panes within each window's casing) divided by the total area of the Facade for the story of a building under calculation.
Frontage: The area between a building Facade and the vehicular lanes of a Thoroughfare, inclusive of its built and planted components. Frontage is divided into Private Frontage and Public Frontage.
Frontage Line: A Lot line bordering the Public Frontage and where minimum Lot Width is measured. Facades facing Frontage lines define the public realm and are therefore more regulated than the Elevations facing other Lot Lines.
Focal Point: The visual termination of a long stretch of Main Street. The point of termination should be an architecturally significant building reflection of Ramona's Sub-Area community character.
G
Gallery: An attached cantilevered shed or a lightweight colonnade extending from a building Facade to overlap the Sidewalk.
Grassed Cellular Plastic: Comprised of manufactured plastic lattices that may be filled with aggregate for planting materials that stormwater percolates through and into the soil below.
Grated Tree Well: Incorporating street trees into sidewalks to collect and store stormwater runoff and assist with infiltration.
Gymnasium Facility: An indoor and/or shaded outdoor facility that provides organized recreational space and administrative space for both Commercial and non-commercial ownership.
H
Hardscape: A level, formal landscaped exterior space utilizing pavers or paving and planting(s) to define the surface area.
L
Landscaped Tree Well: Trees have exposed soil to receive water to collect and store runoff and assist in infiltration of stormwater in parking lots and on sidewalks.
Layer: A range of depth of a Lot within which certain elements are permitted.
Lightwell: A Private Frontage type that is a below-grade entrance or recess designed to allow light into basements.
Liner Building: A building specifically designed to mask a Parking Structure from a Frontage.
Live-Work: A Mixed-Use unit consisting of a Commercial and Residential Use. The Commercial Use may be anywhere in the unit. It is intended to be occupied by a business operator who lives in the same structure that contains the Commercial activity.
Lodging: Premises available for daily and weekly renting of bedrooms.
Longitudinal: A type of pavement marking with lines set parallel to the Public Frontage, repeating in a sequence across the entire width of the vehicular lanes of a Thoroughfare to demarcate a pedestrian Crosswalk.
Lot: A parcel of land accommodating a building or buildings of unified design. The size of a Lot is controlled by its width in order to determine its grain (i.e., fine grain or coarse grain) of the urban fabric.
Lot Line: The boundary that legally and geometrically demarcates a Lot.
Lot Width: The length of the Primary Frontage Line of a Lot.
M
Main Civic Space: The primary outdoor gathering place for a community. The Main Civic Space is often, but not always, associated with an important Civic Building.
Main Street: A Commercial Thoroughfare type intended for the aggregation of Commercial buildings on the abutting Lots.
Main Street Frontage: A Zoning District designation that strictly prohibits residential building Frontages from fronting along the entirety of Main Street.
Marquee: A structural feature of a building that provides shelter and sign space.
Meeting Hall: A building available for gatherings, including conferences that accommodate at least one room equivalent to a minimum of ten (10) square feet per projected dwelling unit within the Pedestrian Shed in which is it is located.
Message Board: A sign with changeable text. Non-electronic Message Boards typically consist of letters attached to a surface within a transparent display case. Electronic Message Boards typically have a fixed or changing message composed of a series of lights.
Mulch: A protective covering consisting of organic materials customarily used in landscaping and placed around plants to retain soil moisture, retard erosion, shield roots from freezing, and inhibit weed growth.
N
Nameplate: A sign consisting of either a panel or individual letters applied to a building, listing the names of businesses or building tenants.
O
Office: A building with an entire floor used primarily for providing leasable workplace and working space primarily for administrative and managerial workers.
Open Space: Land intended to remain undeveloped; it may be used for Civic Space.
Outbuilding: A building usually located toward the rear of the same Lot as a Primary Building such as a garage, carport, or workshop and may include an Accessory Unit.
Outdoor Display Case: A sign consisting of a lockable metal or wood framed cabinet with a transparent window or windows, mounted onto a building wall or freestanding support. It allows the contents, such as menus or maps, to be maintained and kept current.
P
Parking Structure: A building containing one or more Stories of parking above grade.
Passage: A pedestrian connector, open or roofed, that passes between buildings to provide shortcuts through long Blocks and connect rear parking areas to Frontages.
Pathway: Non-motorized, multi-use soft-surfaced facilities of decomposed granite, located within a parkway or at the edge of a public road right of way intended to serve as transportation and recreation purposes for pedestrians, equestrians and bicyclists.
Paver: A masonry block of various materials and/or size.
Pervious Asphalt: An open aggregate bound with a black solid or semi-solid substance distilled from a petroleum byproduct to allow water to flow through.
Pervious Concrete: Consisting of cement (usually Portland), aggregate (usually gravel), water and admixtures.
Planter: A three (3) feet deep recessed soil bed provided for the planting of Street Trees and kept open to air and water flow through landscaping or permeable Pavers.
Playground: An Open Space designed and equipped for the recreation of children.
Plaza: A Civic space type designed for Civic purposes and Commercial activities in the more urban Sub-Districts, generally paved, spatially defined by buildings, and internal to or part of a Block.
Pocket Park: A Civic Space type of limited size available for unstructured recreation and may be designed as a playground; normally located internal to a Block.
Primary Building: The main building on a Lot.
Primary Frontage: The Private Frontage designed to bear the address and Principal Entrance(s) of a building.
Principal Entrance: The main point(s) of access for pedestrians into a building or unit within a building.
Private Frontage: The area of a private Lot between the Facade of a building and the Public Frontage (see First Layer). To be measured from Property Line.
Project: An application to process a Development Permit within the Alpine Village Core public and private areas.
Public Frontage: The area between the edge of the vehicular lanes of a Thoroughfare and the Frontage Line of private Lots and Civic Spaces.
Public Furniture: Equipment owned and/or provided by the Village of Alpine for the comfort or convenience of pedestrians.
Public Infrastructure: Installations needed for the functioning of human settlements, including but not limited to transportation and communications systems, and water and power lines.
Public Lighting: A type of Public Infrastructure necessary for the illumination of Public Frontages and Thoroughfare intersections.
Purification Biotope: Artificially created ecosystems or habitat that is homogenous with local environmental conditions to facilitate the growth of specific plants and animals.
R
Rain Garden: Man-made or natural depression that temporarily retains stormwater that is planted with specific vegetation to filer water before it percolates back into the ground.
Rearyard: The placement of a building within the boundaries of its Lot to create a Rearyard, leaving the rear of the Lot as private space or available for dedicating parking.
Religious Assembly: A facility operated by a religious organization for worship, or the promotion of religious activities with a maximum capacity in the assembly area of more than 50 people.
Retention Basin: Designed to hold the same level of water at all times and resembles a pond.
Rowhouse: A single or multi-unit building that shares a party wall with another of the same type and a Facade along 100% of the Frontage Line.
S
Setback: The area of Lot measured from a Lot Line to the nearest permissible location of a Primary Building, Secondary Building, or Outbuilding, excluding Encroachments.
Shared Parking: An accounting for parking spaces which are available to more than one Function.
Shared Use: Multiple Uses within the same building, consolidated vertically and/or horizontally into a single structure.
Sharrows: A symbol painted on the Travel Lane to demarcate routes to guide both cyclist and automobiles to ‘share’ the lane.
Sidewalk: A type of Walkway paved with concrete or Pavers.
Sidewalk Sign: A movable freestanding sign that is typically double-sided, placed at the entrance to a business to attract pedestrians. (Var: sandwich board, A-frame sign.)
Sideyard: The placement of a building within the boundaries of its Lot to create a private Sideyard, with a Setback to one side.
Signage: Any commercial or public display sign that has a business or product name, logo or trademark.
Square: A Civic Space designed for unstructured recreation and Civic purposes, circumscribed by Thoroughfares, spatially defined by building Frontages, and consisting of Paths and/or Sidewalks, lawn and trees, formally disposed.
Stabilization Mat: A tightly woven grid of plastic cells manufactured in large rolls and generally a thin material covered with soil or lawn.
Stoop: An exterior stair and landing leading to an elevated first Story of a building.
Stormwater Facility: Any facility, improvement, development, or property made for controlling storm water quantity and quality.
Story: A habitable level within a building, excluding an Attic or raised basement.
Stone/Rip Rap Channel: Drainage ditches that contain large rocks to slow the flow of stormwater.
Streetscreen: A freestanding wall or landscape screen built along the Frontage Line, or coplanar with the Facade.
Streetscreens mask a parking lot from a Thoroughfare, provide privacy to a sideyard, and/or strengthen the spatial definition of the public realm. Accompanied structures include trellis, landscape screen, stone or masonry wall.
Street Tree: A canopy tree planted within the furnishing zone of the public frontage as an element of a thoroughfare assembly.
Substantial Modification: Alteration to a building, excluding the interior, that is valued at more than 50% of the market value of the entire building.
T
Terminated Vista: A location at the axial conclusion of a Thoroughfare. A building located at a visual termination point.
Thoroughfare: A way for use by pedestrian and vehicular traffic and to provide access to Lots and Open Spaces, consisting of Vehicular Lanes and Public Frontage.
Traffic Calming: Main Street intersections should emphasize slow speeds and the management of conflicts through appropriate traffic controls and improved visibility. Such strategies include lane narrowing, on-street parking, sidewalk bulb-outs, and surface variation and textures.
Trail: A multi-purpose pathway traversing the countryside or along a corridor/thoroughfare. Trails should connect directly with the sidewalk network linking Main Street to the region. Classifications include Class I through Class III per County Standards.
Transect: A cross-section of the environment showing a range of difference habitats. The Transect of human habitat types used in this Code is divided into six Transect Districts. These districts describe the physical form and character of a place, according to the form and intensity of its land use and Urbanism.
Tree, Canopy: A woody plant with an expected mature height of thirty feet or more.
Tree, Ornamental: A woody plant with an expected mature height of thirty feet or less.
V
Valance: The portion of an awning that hangs perpendicular to the Sidewalk.
Variance: A grant of relief from the requirements of this Section in deviation from the regulations and standards prescribed to permit construction that would otherwise be prohibited. (§ 7100)
Vegetative Purification Bed: Treats and store moderate amount of stormwater with a combination of plan material, san filtration and cycling water through the media purifies the water in the bed.
Vegetative Swale: Open and very shallow man-made depressions that filter and collect runoff to treat small quantities of stormwater.
W
Walkway: The section of the Public Frontage dedicated exclusively to pedestrian activity.
Window Sign: A sign placed or painted on the interior of a Shopfront window or the window of a business door.
Z
Zoning Map: The official map or maps that are part of the zoning ordinance and delineate the boundaries of individual Districts and Sub-Districts. See Regulating Plan (see Village Core Districts, Civic District and Thoroughfares).
1.1 Project Purpose
The purpose of the Camp Lockett Master Plan and Rezone (“Project”) is to develop and recommend zoning that permits civic, cultural, visitor, and community-oriented uses that are intended to help revitalize the Campo community. Changes to zoning designations for the properties would accommodate future land uses such as museums, historic displays, and community-serving facilities such as parks, schools, daycare centers, and community centers. The Camp Lockett Master Plan and Rezone will establish a site review and design designator in order to simplify the discretionary review process needed to guide future development within the development area. An expansion of the Camp Lockett Historic District is also included within this project.
1.2 Project Description
The County of San Diego initiated work on the development of a Master Plan for an approximately 400-acre area of Campo in eastern San Diego County known as Camp Lockett. Within the study area, approximately 194 acres are proposed for potential improvements that may require ground disturbance related to vegetation clearing, road and building construction, utilities, infrastructure, and building demolition.
Camp Lockett WWII Supply Building
Camp Lockett was historically used as a U.S. military encampment and was home of the 10th, 11th, and 28th Calvary during World War II, including the famous “Buffalo Soldiers.” The County, in coordination with the Camp Lockett Interest Group (CLIG) sees the potential and opportunity for the Camp Lockett area to serve as a center for the Campo community. As shown in Figure 1, Parcel Ownership, the CLIG is composed of the Camp Lockett Event Equestrian Facility (CLEEF), the Pacific Southwest Railway Museum (PSRM), San Ysidro Health (SYH), the Motor Transport Museum (MTM), the Mountain Empire Unified School District (MEUSD), and the Mountain Empire Historical Society (MEHS).
The following briefly describes the entities involved:
∙ The Camp Lockett Event Equestrian Facility (CLEEF) provides a unique equestrian facility on the historic grounds of Camp Lockett. The facility, located within the southernmost portion of Camp Lockett, currently includes a recreated Buffalo Soldiers equestrian obstacle course, a small museum of artifacts, various outdoor arenas, and the Ferguson House.
∙ The Pacific Southwest Railway Museum (PSRM) is dedicated to the preservation and interpretation of railroads as they existed in the Pacific Southwest. The museum, located in the northwestern portion of Camp Lockett, currently includes the restored Campo Depot that functions as a train station and gift shop, exhibit halls and display areas showcasing historic railroad cars and locomotives, and the Southwest Railway Library.
∙ San Ysidro Health (SYH) is dedicated to improving and maintaining the health and well-being of a person through high-quality healthcare and community services. SYH operates the Mountain Health Community Center, located in the center of Camp Lockett, which currently includes, but is not limited to, the following services: CalFresh applications for food stamps, Medi-Cal assistance, emergency food boxes and onsite, home-delivery senior lunches, and recreational activities for all ages.
∙ The Motor Transport Museum (MTM) is dedicated to increasing public awareness and appreciation for historic and antique trucks and the development of the motor transport industry. The museum, which includes four buildings within central Camp Lockett, preserves, restores and displays antique trucks, equipment, and artifacts that have positively influenced the motor transport industry.
∙ The Mountain Empire Unified School District (MEUSD) began educating students in 1923 and was composed of seven elementary schools and one union high school. In 1952, the District unified and now encompasses over 660 square miles consisting of two Pre-K through 8th-grade elementary schools, two Pre-K through 5th-grade elementary schools, two 7th through 8th-grade middle schools including Camp Lockett Middle School located in the southern portion of Camp Lockett, one high school, and an Alternative Education Program and Transition Program.
∙ The Mountain Empire Historical Society (MEHS) leases the Gaskill Brothers Stone Store Museum from the County of San Diego. It is situated just north of the intersection of Forest Gate Road and Highway 94. Built in 1885, the building was a central hub of commerce, travel, gunfights, and ranching from the 1860s to the 1920s. The museum commemorates the history of the Gaskill Brothers and other displaced Texans during the Civil War.
The CLIG intends to use the property for the benefit of the public, to provide additional community services to Campo area residents, expand educational programs, and preserve the historic aspects of the property. The Camp Lockett Master Plan and Rezone will create a vision for the Camp Lockett area and guide implementation of the long-range goals and objectives for the site.
1.3.1 Regional Setting
The Camp Lockett Master Plan and Rezone area is located in the Campo/Lake Morena Planning Area in the south-central area of unincorporated San Diego County. The project area is approximately 39 miles southeast of downtown San Diego, 0.28 miles north of the international border with Mexico, 12 miles west of the Campo Indian Reservation and the community of Boulevard, 14 miles south of I-8 and the community of Pine Valley, and eight miles east of the community of Potrero (refer to Figure 2, Regional Location Map).
Buckman Springs Road is the primary connector to the north linking directly to Interstate 8 (I-8) and Historic Highway 80. State Route 94 (SR-94) is the primary connector for east and westbound travelers.
1.3.2 Local Setting
The project site is located in the unincorporated portion of eastern San Diego County, in the community of Campo/Lake Morena, immediately west of the community of Boulevard, south of the community of Pine Valley, and east of the community of Portero (refer to Figure 3, Vicinity Map).
The rural village of Cameron Corners is located just north of the site at the center of SR-94 and Buckman Springs Road. At one time, it was a stop along the historic stage routes. It is currently designated for highway-related businesses and residential lots. SYH and existing residential uses are located along Buckman Springs Road just north of SR-94. The site is physically constrained by steep topography and open space to the west.
The project site is primarily accessed from SR-94 via Forest Gate Road. The Mountain Empire Community Center sits at the heart of the site, located approximately 0.5 miles east of SR-94 and Forest Gate Road. Chaffee Park, generally located east of Forest Gate Road and west of Wheeler Road, is the most prominent organic landscape feature of the area. This natural mature grove of coast live oak trees is furnished with picnic tables and is used for recreational purposes.
FIGURE 1
PARCEL OWNERSHIP
PARCEL OWNERSHIP
FIGURE 2
REGIONAL LOCATION MAP
REGIONAL LOCATION MAP
FIGURE 3
VICINITY MAP
VICINITY MAP
2.1 Project Approach
The preparation of the Camp Lockett Master Plan and Rezone (Master Plan) was directed by the Board of Supervisors (Board) on July 19, 2016. The Board also directed the conveyances of County-owned property to a variety of non-profit organizations, which are further described in Chapter 2.2.2 below. The development of the Camp Lockett Master Plan and Rezone is the result of a collaborative effort involving the County of San Diego, the Camp Lockett Interest Group (CLIG), the Campo/Lake Morena Community Planning Group (CPG), and other interested parties. As part of the planning process, the CLIG was formed. The following describes the four-phased process:
Phase I (July 2017 – March 2018)
The first phase of the Master Plan development process consisted of existing conditions analysis, data gathering and review, and public outreach. The consultant team identified, collected, and reviewed background information relevant to the Camp Lockett area. The results of the analysis were illustrated on base maps that were used throughout the planning phase of the Project. The first CLIG meeting, public workshop, and CPG meeting were held during this phase. Engaging the community early on in the process allowed the consultant team to gain a better understanding of the core values, desires, and opportunities for the Camp Lockett area while establishing a sense of rapport that would evolve throughout the duration of the Project.
Phase II (April 2018 – September 2018)
The second phase of the Master Plan development consisted of finalizing the data gathering, continued outreach, and preparing an Initial Parameter Analysis that established the thresholds that determined the uses that could be accommodated under the Master Plan. The County, with support from the consultant team, presented the findings of the Initial Parameter Analysis to the CLIG for input.
Phase III (December 2018 – September 2019)
The third phase of the Master Plan development consisted of updating the Historic Landscape District, conducting the Cultural Landscape District Survey and Report, meeting with the Historic Site Board, and conducting Subcommittee meetings. This phase focused on addressing the discrepancies between the contributing buildings in the 2006 and 2009 nominations, assessing the status of existing and newly identified resources within the development area, and updating the technical report as necessary.
Phase IV (June 2019 – October 2020)
The fourth phase of the Master Plan development consisted of drafting the text, graphics, and maps/exhibits to support the Master Plan. This phase also initiated the technical studies in support of the environmental documentation. The Plan is based on the technical analysis conducted by the consultant team and public input received from the CLIG, Campo/Lake Morena CPG, and the public at large.
2.2.1 Previous Efforts
In 2004, the County approved discretionary funds to undertake the development and submittal of the National Register of Historic Places-Rural Landscape Historic District nomination package and the Framework Management Plan (FMP) to guide the initial development of a historically focused county park, known as Camp Lockett, while efforts continued to transfer the site to the State. The Camp Lockett Master Plan and Rezone builds upon the efforts of the Camp Lockett FMP prepared in 2007, and follows the Board of Supervisors approval to convey approximately 167 acres of County-owned property to CLEEF in March 2016, and an additional 247 acres to various non-profit agencies (i.e. PSRM, SYH, MEUSD) in July 2016.
As part of the FMP, the County of San Diego actively worked with local stakeholders in advocating the development of a historic park at Camp Lockett since the late 1990s to memorialize its significance as a Buffalo Soldier installation and the last mounted cavalry base to be constructed in the United States. The FMP planning process lasted nine months and included data gathering, defining the project boundaries (Park Planning and Historic District), site analysis, park programming, and presentation and discussion of alternatives.
2.2.2 Conveyance
The County acquired approximately 670 acres of property in Campo in 1950 from the Federal Government and approximately 39.1 acres of property in 1979 from the Mountain Empire Unified School District. Approximately 258 acres of the property were previously owned by the County. The property is improved with buildings constructed for the Camp Lockett military post, which operated from 1941 to 1949, and additional structures constructed for County use when the County Probation Department operated the Campo Juvenile Ranch Facility on a portion of the site. The Campo Juvenile Ranch Facility closed in August 2015 and the functions were transferred to other County facilities. Remaining County uses on the property include a Department of Public Works road maintenance station, Sheriff’s substation, Department of General Services maintenance station, fire station, and employee housing. Other current uses on the property include a community center and senior center, both are operating under leases.
On March 1, 2016, the Board approved the conveyance of approximately 167 acres of the Campo property at no cost to Camp Lockett Event and Equestrian Facility, Inc. (CLEEF) for purposes of maintaining and improving the property to complement the unique character of Camp Lockett and the surrounding community. Other local community-minded nonprofit, educational, and historical preservation organizations, such as San Ysidro Health (SYH), the Mountain Empire Unified School District (MEUSD), and the Pacific Southwest Railway Museum (PSRM), expressed interest in acquiring portions of the Campo property. These organizations intend to provide additional services to the community, expand educational programs, and preserve the historical aspects of the property.
In July 2016, the Board of Supervisors approved the donation of approximately 123 acres of County-owned land (County Parcel Number 2016-0146) to SYH, the donation of approximately 24 acres of County-owned land (County Parcel Number 2016-0147) to MEUSD, and the conveyance of approximately 100 acres of County-owned land (County Parcel Number 2016-0145) at no cost to PSRM.
2.3 Public Outreach Process
The Camp Lockett Master Plan and Rezone effort involved an extensive public outreach process that involved ongoing coordination with the CLIG, Campo/Lake Morena CPG, County staff, and other interested members. The project team worked closely with the CLIG to help create a vision for the Camp Lockett area, and guide implementation of the long-range goals and objectives for the site. To inform stakeholders of planning efforts and solicit their input, the team developed a project webpage, hosted stakeholder interviews, conducted an online community questionnaire, held multiple public workshops, provided updates to the Campo/Lake Morena CPG, and interacted with the Historic Site Board. Public feedback early on in the planning process was crucial to the success of the Master Plan. The following highlights each outreach effort in further detail.
2.3.1 Stakeholder Interviews
Stakeholder interviews were conducted early on in the process to inform and educate the public about the project. The first stakeholder interview was conducted on September 6, 2017 at the Mountain Empire Community Center. This meeting was intended to: 1) facilitate visioning, 2) develop a conceptual future land use plan, 3) aid in the drafting of design guidelines, and 4) assist in the development of the Master Plan. Members of the project team became acquainted with the CLIG and learned about their initial vision for the property they owned. Stakeholders learned more about the project and were invited to identify/draw their plans (i.e. proposed land uses, building changes, grading, trails, parking, etc.) and overall vision for the site. An initial “wish list” of desired uses were developed based on the input received at the meeting.
Several stakeholder interviews followed once the project team overlaid the CLIG’s proposed land uses with the opportunities and constraints revealed during the existing conditions analysis. County staff, with assistance from the project team on graphic support, coordinated these meetings and met individually with CLIG members to discuss how the opportunities and constraints would affect the development of their property. The County worked collectively with CLIG to refine the development areas to limit potential impacts. Recommendations and revisions evolved through various discussions.
2.3.2 Online Community Questionnaire
A community questionnaire was developed to generate input regarding Camp Lockett’s existing strengths, current limitations, future opportunities, and potential threats that could impact the revitalization of the site. The questionnaire asked the following questions:
∙ Please describe the existing strengths of each planning area – what do you like best about each area or what do you consider to be the biggest contributor to its current success?
∙ What types of land uses, amenities and improvements do you want in each planning area?
∙ What are the potential challenges or constraints that need to be addressed in order to improve each planning area?
∙ What types of mobility/circulation improvements would you like to see in the Camp Lockett planning area?
∙ Would you be willing to pay assessments or higher property taxes for new amenities?
∙ Do you have any other thoughts regarding the Camp Lockett Master Plan and Rezone?
The following outlines the strengths, desired amenities, and challenges of each CLIG member that were expressed by the public:
Camp Lockett Event Equestrian Facility (CLEEF)
∙ Strengths: equestrian events and outdoor recreation (i.e. gymkhanas, rodeos), education seminars, youth-friendly
∙ Desired amenities: boarding stables, restoration (building preservation – specifically Ferguson House), overnight camping
∙ Challenges: funding and permitting process, erosion, coast live oak tree protection
Motor Transport Museum (MTM)
∙ Strengths: historic value and preservation, educational opportunities for children, building restoration
∙ Desired amenities: building restoration (Old Mill), events, youth programs (educational seminars)
∙ Challenges: funding and permitting, continued restoration
Mountain Empire Historical Society (MEHS)
∙ Strengths: historic value and preservation, educational opportunities for youth, proposed trail connectivity to Pacific Crest Trail
∙ Desired amenities: trails with historical stops and guides, parking, events
∙ Challenges: funding and permitting, trail crossing SR-94
Mountain Empire Unified School District (MEUSD)
∙ Strengths: education, large employer and respected community partner, expansion
∙ Desired amenities: more youth and family opportunities, middle school, sports fields
∙ Challenges: funding and permitting, meeting building regulations
San Ysidro Health (SYH)
∙ Strengths: community services (health care, wellness programs, community events), employment opportunities, community cohesion
∙ Desired amenities: programs (educational, drug and alcohol services, etc.), community services (laundromat, food bank, community center), adult/children daycare
∙ Challenges: funding and permitting, preserving historic culture, coast live oak preservation
Pacific Southwest Railway Museum (PSRM)
∙ Strengths: historical value and preservation, good community partner, educational opportunities
∙ Desired amenities: storage, exhibits, train rides
∙ Challenges: funding and permitting, biology or wetland constraints
From a mobility perspective, the majority of respondents desire improvements that provide connectivity to existing and planned trails and open spaces, uniform signage/wayfinding system, increased access to the site through the existing rail corridor, shuttles, and additional parking. The majority of respondents were willing to pay assessments or higher property taxes for new amenities. Special priority for organizations to make improvements was expressed.
2.3.3 Public Workshops
Three public workshops were held at key milestones in the planning process.
The first public workshop was held on October 23, 2017, at the Mountain Empire Community Center. This workshop was intended to report the existing conditions analysis and preliminary opportunities and constraints, share the initial “wish list” and consolidated map of desired land uses/amenities, and gather feedback on the “wish list” and ideal future for Camp Lockett. The input received was used to determine the ideal future Camp Lockett scenario.
On December 11, 2017, a joint public workshop was held with the Camp/Lake Morena Community Planning Group at the Mountain Empire Community Center. This joint meeting was intended to provide an update on the project, summarize the public input received to date, and elicit additional feedback.
On April 22, 2019, the second public workshop was held at the Mountain Empire Community Center. This workshop was intended to share the initial policy framework and prospective design guidelines, review the proposed land uses and underlying constraints, and gather feedback on the proposed land uses to refine and confirm the preferred land use map.
On October 26, 2020, a joint public workshop was held with the Campo/Lake Morena Community Planning Group at the Mountain Empire Community Center. This joint meeting was intended to provide an update on the project, with specific emphasis on the change of scope and CEQA direction for the project. Workshop attendees were also invited to review and provide comments on the draft Master Plan before it goes to hearing.
2.3.4 Campo/Lake Morena Community Planning Group (CPG) Updates
The County, with support from the consultant team, provided updates to the Campo/Lake Morena Community Planning Group (CPG) throughout the planning process. Updates were held in conjunction with public workshops or as standalone meetings. The purpose of the updates was to provide an opportunity for the CPG to learn more about the planning process and provide feedback on the desired amenities, uses, preferred conceptual designs, and planning documents. The project’s success pays tribute to the ongoing coordination with the CPG.
2.3.5 Historic Site Board
In December 2018, the County held a tour with the Historic Site Board (HSB) to discuss the features of the Historic District. Subsequent HSB Subcommittee meetings were held in January, March, June, July, and August of 2019. These meetings provided updates to the HSB regarding the historic landscape survey, resource boundary, methodology for evaluating contributing features, and example analysis pertaining to the following topics: natural systems and features, vegetation, circulation, constructed water features, buildings and structures, and small scale features.
2.4 Future Plans and Discretionary Actions
It is the responsibility of the applicant to work closely with the County of San Diego Planning & Development Services Department to determine future processing actions. Please refer to the individual CLIG chapters for a brief summary of potential future permitting actions.
3.1 Policy and Regulatory Setting
The County of San Diego General Plan guides the intensity, location, and distribution of land uses in the County. Land use designations are property specific and identify the type and intensity of land uses that are allowed. The land use designations are defined by the land use type – residential, commercial, or industrial – and the maximum allowable residential density or nonresidential building intensity.
The San Diego County General Plan has a land use pattern that is based on the Community Development Model. Schematically, this can begin with a central core or “Village” where the highest intensities of development are located surrounded by areas of lesser intensity including “Semi-Rural” and “Rural” lands.
Under the adopted 2011 General Plan, the majority of the site is located within the Rural Village Boundary with a portion of the northern site designated Semi-Rural. Land uses within the Rural Village Boundary are applied to large open space and very-low-density private and public owned lands that provide for agriculture, managed resource production, conservation, and recreation. Rural areas are not appropriate for intensive residential or commercial uses due to significant topographical or environmental constraints, limited access, and the lack of public services or facilities.
3.2 Existing General Plan/Zoning Designation
As shown in Figure 4, Existing General Plan Land Use Designation, the majority of the site is designated Public/Semi-Public Facilities with the exception of some Open Space (Conservation), Rural Commercial, and Semi-Rural Residential (SR-4). Development is only proposed within the Public/Semi-Public Facilities and Open Space (Conservation) land use designations. The site is generally surrounded by Rural Lands (RL-20 and RL-40) with the exception of Semi-Rural Rural Residential (SR-1 and SR-4) northeast of the site.
The County implements its General Plan primarily through the Zoning Ordinance. Zoning identifies the development standards governing a property, such as specific use types and building standards. Zoning can also protect and enhance property values, prevent incompatible uses from locating near each other, and help implement the long-term goals and objectives of the community.
As shown in Figure 5, Existing Zoning Designation, a variety of zoning governs the project site. It is essential to understand these constraints and how the constraints can influence the development potential of the Master Plan. As part of the Master Plan, the project site will be rezoned to customed Camp Lockett zones (CL 1-5) that will implement the existing Public/Semi-Public Facilities and Open Space (Conservation) land use designations studied in the baseline 2011 General Plan EIR. The project will be consistent with the development density established by the existing zoning, Campo/Lake Morena Community Plan, or County of San Diego General Plan for which an EIR was certified.
The Public/Semi-Public Facilities designation identifies major facilities built and maintained for public use. Examples includes institutional uses, academic facilities, governmental complexes, and community service facilities, such as County airports, public schools, correctional institutions, solid waste facilities, water facilities, and sewer facilities. This designation may include privately owned facilities built and maintained for public use, such as hospitals, cemeteries, and landfills.
The Open Space (Conservation) designation is primarily applied to large tracts of land, undeveloped and usually dedicated to open space, that are owned by a jurisdiction, public agency, or conservancy group. Allowed uses include habitat preserves, passive recreation, and reservoirs. Grazing and other uses or structures ancillary to the primary open space use may be permitted if they do not substantially diminish protected resources or alter the character of the area. Such ancillary uses within this designation will typically be controlled by use-permit limitations.
3.3 History and Historic Resources
Except for the PSRM site, the rest of the development boundary is part of an existing historic district, the Camp Lockett Historic District, which was listed on the Local Register on October 25, 2003 (refer to Figure 5, Historic District). The Local Register nomination identifies 53 contributing buildings or structures from 1940 to 1949 that retain their historic integrity. A 122-acre portion of the project area was also designated as a California Historical Landmark (CHL) in October 2009. This historic landmark district encompasses 62 buildings, structures, and building remnants from 1941 through 1946.
3.4.1 Vehicular Facilities
Access to the overall Camp Lockett Master Plan study area is provided by the following roadways and intersections:
Buckman Springs Road – Buckman Springs Road is a north-south running two-lane Light Collector roadway, extending between Interstate 8 to the north to State Route 94 to the south. The posted speed limit is 55 MPH. Parking restrictions are not posted. Sidewalks nor bicycle facilities are present.
Campo Road (State Route 94) – Campo Road (SR-94) is an east-west running two-lane highway, extending from Jamacha Road in the City of El Cajon to the west and continuing as Old Highway 80/State Route 94 east of the project area. Within the project area, Campo Road (SR-94) is a two-lane undivided roadway with a posted speed limit of 55 MPH. Parking restrictions are not posted. Sidewalks are not present; however, the shoulder is paved in some locations. Bicycle facilities are not present. MTS Bus Route 894 serves the corridor from the City of El Cajon to Lake Morena.
Forrest Gate Road – Forrest Gate Road is a north-south running Local Public Road, extending from Campo Road (SR-94) on the north to the US-Mexico border to the south. Forrest Gate Road is a two-lane undivided roadway and transitions to an unmaintained dirt road adjacent to the Camp Lockett Event and Equestrian Facility (CLEEF). Parking is not permitted along the roadway. Sidewalks nor bicycle facilities are present.
Sheridan Road – Sheridan Road is a north-south running two-lane Local Public Road, extending from Campo Road (SR-94) to the north to Jeb Stuart Road to the south. Sheridan Road is a two-lane undivided roadway. A speed limit is not posted except for signage indicating a speed limit of 25 MPH (6:30AM to 8:30PM DAILY) adjacent to the Mountain Empire Community Park and Community Center. Sidewalks are not present, although worn walking paths/shoulders generally run adjacent to the roadway.
Table 4.1 of the Local Mobility Analysis (LMA) summarizes the existing physical characteristics of roadways within the study area. This information was collected via field and aerial views (Google Earth).
3.4.2 Pedestrian Facilities
Due to the rural nature of the area surrounding the Proposed Project, there are currently no existing pedestrian facilities such as sidewalks. The County of San Diego Active Transportation Plan (ATP), October 2018 identified pedestrian gaps within the Proposed Project study area. An excerpt of the Pedestrian Gap analysis is included in Appendix D of the LMA.
3.4.3 Bike Facilities
Bicycle facilities within a ½ mile bicycling distance of the Proposed Project site were observed. Similar to the pedestrian facilities discussion above, there are currently no existing bicycle facilities within ½ mile bicycling distance due to the rural nature of the area surrounding the Proposed Project. It is important to note that the County of San Diego Active Transportation Plan (ATP), October 2018 identifies planned bicycle facilities with the Proposed Project study area along the following roadways:
∙ Campo Road (SR-94) – Class II Bike Lanes
∙ Buckman Springs Road – Class II Bike Lanes
An excerpt from the County ATP is provided in Appendix E of the LMA.
3.4.4 Transit Facilities
The closest transit stops to the Proposed Project site are located at the intersection of Campo Road (SR-94) and Forrest Gate Road and provides access to the following bus route:
∙ MTS Bus Route #894 – (Morena Village – El Cajon) – Within the Proposed Project vicinity, this route operates along SR-94 and connects Morena Village and El Cajon. On weekdays, this route operates from 8:21 AM to 7:30 PM and provides four services within the time of operation.
Detailed MTS Route information for the above routes is provided in Appendix F of the LMA. This information is subject to change so review of the MTS website will provide current information.
3.4.5 Trail Facilities
The County of San Diego Community Trails Master Plan (CTMP), January 2005 identifies existing and planned trail facilities within the County of San Diego. Table 1 displays existing and planned facilities within the Proposed Project vicinity, including trails and pathways. Excerpt of the CTMP including a map of the trail facilities displayed below are provided in Appendix G of the LMA.
Table 1 – Trail Facilities | |||
Trail # | Name | Facility | Status |
Table 1 – Trail Facilities | |||
Trail # | Name | Facility | Status |
H | Pacific Crest Regional Trail | Regional Trail | Existing |
22A | Meanwhile Ranch Trail | Trail | Existing |
23A | Sheridan/Custer Road Pathway | Pathway | Existing |
25 | SR-94 Pathway | Pathway | Proposed |
43 | SD&AE Rail Road Trail | Trail | Proposed |
46 | Power Line Road Trail | Trail | Existing |
47 | Old Border Cross Road Trail | Trail | Existing |
47A | Forrest Gate Road Pathway | Pathway | Proposed |
48 | Sheridan Road Pathway | Pathway | Existing |
Source: County of San Diego Community Trails Master Plan, January 2005
As shown above, within ¼ mile of the Proposed Project site there are three existing trails, one proposed trail, one existing pathway, and two proposed pathways identified in the County CTMP.
3.4.6 Connectivity between Entities
Connectivity between entities is crucial to the site. If supported by visitor or local resident activity in the area, consider an internal shuttle system that loops through the study area and connects to key destinations and existing transit service.
3.5.1 CEQA 15183 Exemption Process
California Environmental Quality Act (CEQA) Guidelines Section 15183 allows a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an Environmental Impact Report (EIR) was certified.
The proposed project is consistent with the densities and use characteristics considered by the County of San Diego EIR for the General Plan Update (GPU) certified on August 3, 2011.
In order to qualify for a CEQA 15183 exemption, the following findings must be made:
∙ The project is consistency with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified.
∙ There are no project specific effects which are peculiar to the project or its site.
∙ There are no project specific impacts which the GPU EIR failed to analyze as significant effects.
∙ There are no potentially significant offsite and/or cumulative impacts which the GPU EIR failed to evaluate.
∙ There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR.
A project-specific environmental analysis has been completed as part of the 15183 process. Refer to the attached Background Report for an overview of the environmental review process.
3.6 Infrastructure and Services
This section presents the projected water demand and wastewater generation estimates for the Camp Lockett Master Plan and Rezone. The estimates were developed from the anticipated zoning provided utilizing available County of San Diego standards and guidelines, or national guidelines where needed. This section is broken up by water and wastewater and describes the criteria used and the projected estimates. This section also presents next steps for specific projects to address water and wastewater capacity and service capability.
3.6.1 Water Demand Estimates
The County of San Diego Department of Public Works - Wastewater Management Section is responsible for operation and overall administration of the Campo Water Maintenance District, which is the water service provider to the Rancho Del Campo community. The Rancho Del Campo water system provides potable water to the Cottonwood Alternative School, Border Patrol Station, four apartment complexes, a health care facility, community center, sheriff station, Campo Road Station, a market, a lumber company, a church, Pacific Southwest Railway Museum, a Fire Station, a Senior Center, Post Office, a Veterans of Foreign Wars of the United States Facility, multi-family residential (3 units), and single- family residential (21 units). Existing conditions annual groundwater demand for the Rancho Del Campo water system is estimated to be 33.2 acre-feet per year (afy) based on average metered use from 2016 through 2019.
Additional water demand for proposed uses for the Master Plan was estimated at approximately 10,405 gallons per day (gpd), or 11.7 acre-feet/year (afy). Combining existing demand of 33.2 afy with proposed uses of 11.7 afy results in a combined total water demand of 44.9 afy.
Table 2 presents the estimated water demand by land use identifier with justifications of estimated quantities provided in footnotes.
Table 2 – Project Average Water Demands | |||
Map ID: Land Use | Quantity | Unit Rate | Water Demand |
Table 2 – Project Average Water Demands | |||
Map ID: Land Use | Quantity | Unit Rate | Water Demand |
Residential Uses | |||
CLEEF-11: Additional Caretaker Accommodations (4 homes) | 4 homes | 1275 gpd/unit | 1,100 gpd |
Camping/Recreation Uses | |||
CLEEF-24: Dry Camping | 28 campsites | 260 gpd/campsite | 1,680 gpd |
PSRM-3: Campgrounds | |||
SYH-11: Pool | 0.28 acres 10 people/day | 34,374 gpd/acre 10 gpd/person | 1,225 gpd 100 gpd |
Nonresidential Uses | |||
4Nonresidential uses | 82,566 square-feet (1.9 acres) | 51,000 gpd/acre | 1,900 gpd |
SYH-5: Laundromat | 8 washing machines | 6550 gpd/machine | 4,400 gpd |
TOTAL | 710,405 gpd | ||
1275 gpd/residence is a unit demand rate for residential land uses included the 2015 Padre Dam Municipal Water District Comprehensive Facilities Master Plan. This value was selected as near representative to Camp Lockett area as the Padre Dam Water District services rural County neighborhoods such as Lakeside, Blossom Valley, and Alpine.
260 gpd/unit assumes 2 people per day estimated for a developed campsite by the EPA (EPA, 2002)
34,374 gpd/acre based on the annual evaporation rate from Lake Morena Reservoir of 4.9 acre-feet/acre, City of San Diego, Water Department, Water Operations Division, 2006. Historical Reservoir Evaporation Data, 1916 through 2005.). 10 gpd/person is the use estimated for one person at a pool by the EPA (EPA, 2002).
4Nonresidential uses include MTM-1: Exhibit (30,360 sqft), PSRM-8: Retail (21,780 sq ft), SYH-1: Central Administration & Purchasing Area (2,175 sq ft), SYH-2: MHSC Facility Maintenance Center (2,372 sq ft), SYH-4: Homemaker Thrift Store (4,510 sq ft), SYH-6: Drug/Alcohol Services (8,142 sq ft), SYH-7: Wellness Center (8,267 sq ft), SYH-8: Theater (3,780 sq ft), SYH-9: Mixed Use Commercial (1,180 sq ft)
51,000 gpd/acre is a unit demand rate for non-residential land uses included the 2015 Padre Dam Municipal Water District Comprehensive Facilities Master Plan. This value was selected as near representative to Camp Lockett area as the Padre Dam Water District services rural County neighborhoods such as Lakeside, Blossom Valley, and Alpine.
6550 gpd/machine is based on estimated average water use for a washing machine by the EPA (EPA, 2002).
7This calculation does not reflect water demand associated with the reuse of the existing 17 housing units proposed by the SYH as they were previously analyzed as part of the 2011 General Plan Environmental Impact Report.
3.6.2 Wastewater Generation Estimates
The County of San Diego Department of Public Works - Wastewater Management Section is responsible for operation and overall administration of the San Diego County Sanitation District, which is the wastewater provider in Campo. The sewer collection system and wastewater treatment system provide service to the Rancho Del Campo community and the adjacent 222-lot Campo Hills residential subdivision. Existing conditions annual wastewater generation for the wastewater treatment plant is estimated to be 45,000 gpd based on average daily use from 2016 through 2019.
Additional average wastewater generation for proposed uses for the Master Plan was estimated at approximately 7,810 gpd. Combining existing average flow of 45,000 gpd with proposed average flow of 7,810gpd results in a combined average wastewater flow of 52,810 gpd.
Table 3 presents the estimated wastewater generation by land use identifier with justifications of estimated quantities provided in footnotes.
Table 3 – Projected Average Wastewater Generation | |||
Map ID: Land Use | Quantity | Unit Rate | Wastewater Generation |
Table 3 – Projected Average Wastewater Generation | |||
Map ID: Land Use | Quantity | Unit Rate | Wastewater Generation |
Residential Uses | |||
CLEEF-11: Additional Caretaker Accommodations (4 homes) | 4 homes | 1240 gpd/unit | 960 gpd |
Camping/Recreation Uses | |||
CLEEF-24: Dry Camping | 28 campsites | 250 gpd/campsite | 1,400 gpd |
PSRM-3: Campgrounds | |||
SYH-11: Pool | 10 people | 310 gpd/person | 100 gpd |
Nonresidential Uses
| |||
4Nonresidential uses | 82,566 square-feet (1.9 acres) | 5500 gpd/acre | 950 gpd |
SYH-5: Laundromat | 8 washing machines | 6550 gpd/machine | 4,400 gpd |
TOTAL | 77,810 gpd | ||
1240 gpd/residence is a unit demand rate for residential wastewater generation included in the 2013 Campo Sewer Service Area Sewer Master Plan.
250 gpd/unit assumes 2 people per day estimate for a developed campsite by the EPA (EPA, 2002)
310 gpd/person is wastewater use estimated for one person at a pool by the EPA (EPA, 2002).
4Nonresidential uses include MTM-1: Exhibit (30,360 sqft), PSRM-8: Retail (21,780 sq ft), SYH-1: Central Administration & Purchasing Area (2,175 sq ft), SYH-2: MHSC Facility Maintenance Center (2,372 sq ft), SYH-4: Homemaker Thrift Store (4,510 sq ft), SYH-6: Drug/Alcohol Services (8,142 sq ft), SYH-7: Wellness Center (8,267 sq ft), SYH-8: Theater (3,780 sq ft), SYH-9: Mixed Use Commercial (1,180 sq ft)
5500 gpd/acre of non-residential use is a unit demand rate for residential wastewater generation included in the 2013 Campo Sewer Service Area Sewer Master Plan.
6550 gpd/machine is based on estimated average water use for a washing machine by the EPA (EPA, 2002).
7This calculation does not reflect water demand associated with the reuse of the existing 17 housing units proposed by the SYH as they were previously analyzed as part of the 2011 General Plan Environmental Impact Report.
3.6.3 Specific Project Next Steps
The projected water demand and wastewater generation estimates for the Master Plan are approximately the same amount as the existing water and wastewater systems service now. The projections are based on general criteria and reflect what can conservatively be expected overall. Detailed water and wastewater system assessments will be necessary, followed by significant improvements of the existing assets. As individual development projects are developed, each project will need to estimate its water demand and wastewater generation based on more detailed information and demonstrate that the existing water and wastewater systems have the capacity and capabilities to service the development project, or identify what specific improvements to existing water and sewer infrastructure will be required.
4.1 Camp Lockett Vision
Camp Lockett will serve as the center for the Campo community. The center has the potential to revitalize the Campo area with a mix of civic-oriented uses that both benefit local residents and promote regional tourism. This includes accommodating future museums, historic displays, and community-serving facilities such as parks, schools, daycare centers, and community centers at the site. Existing buildings that were previously used by the County, or renovated features in the historic Camp Lockett military facility, could house many of these uses.
The following goals and policies have been developed specifically to help shape the future of Camp Lockett. They are intended to guide future development proposals within the Camp Lockett Master Plan area.
Goal 1 Create a community destination.
Policy 1.1 Create a cohesive and unified district and tourist destination.
Policy 1.2 Enhance availability and access to community services and amenities.
Policy 1.3 Bring additional services to seniors.
Policy 1.4 Expand museum uses.
Policy 1.5 Provide overnight stay accommodations and camping sites.
Policy 1.6 Develop facilities suitable for use by large groups.
Policy 1.7 Expand educational programs for local youth.
Policy 1.8 Provide entrance signage to identify Camp Lockett.
Goal 2 Revitalize the Campo Community.
Policy 2.1 Revitalize Camp Lockett with a mix of civic-oriented uses that benefit local residents and promote regional tourism.
Policy 2.2 Encourage local employment opportunities. Policy 2.3 Foster small-scale retail opportunities for visitors.
Goal 3 Build on history.
Policy 3.1 Maintain a link with the historical importance of the site.
Policy 3.2 Preserve, restore, or recreate prominent elements of Camp Lockett.
Policy 3.3 Design new buildings that complement existing historic buildings and character.
Policy 3.4 Protect and interpret historic and prehistoric cultural resources predating Camp Lockett.
Goal 4 Improve circulation and connectivity.
Policy 4.1 Create uniform wayfinding and signage to identify Camp Lockett as a cohesive district.
Policy 4.2 Connect entities through an interpretive trail system.
Policy 4.3 Improve vehicular circulation routes and traffic safety.
Policy 4.4 Provide additional public parking for visitors.
Policy 4.5 Explore opportunities to designate or construct future trails.
Policy 4.6 Evaluate creating connections to both the regional trail network and Pacific Crest Trail.
Policy 4.7 Reduce vehicle miles traveled for local residents.
Goal 5 Expand active and passive recreation opportunities.
Policy 5.1 Embrace and enhance access to Chaffee Park.
Policy 5.2 Expand recreational activities for Campo residents.
Policy 5.3 Provide amenities to users of the Pacific Crest Trail.
Goal 6 Update historic buildings.
Policy 6.1 Preserve and adaptively reuse historic buildings.
Policy 6.2 Maintain integrity of design, materials, workmanship, association, and site layout.
Policy 6.3 Bring attention to other historic elements and landscape features (e.g. roads, walls, drainage features).
Policy 6.4 Preserve and protect the old oaks in Chaffee Park from pests to extend their lives.
Goal 7 Protect wildlife habitat.
Policy 7.1 Preserve and manage the wild oaks.
Policy 7.2 Minimize conflict and sensitive biological resources.
Policy 7.3 Locate uses in response to development constraints.
Policy 7.4 Preserve existing open space.
Policy 7.5 Encourage use of native plants and replacement of non-native plants with low water use native plants.
Policy 7.6 Identify opportunities to address invasive species and help control vermin.
5.1 Camp Lockett Land Use and Rezone Map
The proposed project involves a Master Plan to renovate and develop Camp Lockett as a historic campus and a regional tourism area. Under the proposed project, the entire Master Plan area would be rezoned to the new designations Camp Lockett (CL) as shown in the table below.
Table 4: Camp Lockett Master Plan and Rezones | |
Zone | Ownership |
Camp Lockett 1 (CL 1) | SYH |
Camp Lockett 2 (CL 2) | PSRM |
Camp Lockett 3 (CL 3) | CLEEF |
Camp Lockett 4 (CL 4) | MTM |
Camp Lockett 5 (CL 5) | MEUSD |
All planning areas would include the Special Area Regulation H (Historic) due to the site’s distinction as a historic district on the Local Register and as a California Historical Landmark (CHL). Specific land use and zoning anticipated for each CLIG member are detailed in Chapters 8-13.
6.1 Introduction
The Camp Lockett Design Guidelines will establish the design principles and standards to maintain high quality architecture that embraces and complements the cultural and historical context of the site. These guidelines are intended to assist the Camp Lockett Interest Group (CLIG), property owners, builders, and their design professionals in the planning and design of the adaptive reuse of existing historic and culturally significant structures and new construction within the Camp Lockett Planning Area. Some design guidelines may not be applicable due to the unique attributes of each property. In some circumstances, a guideline may be relaxed in order to accomplish another guideline that is more appropriate. Please also refer to Chapters 8-13, which detail specific guidelines unique to each CLIG property.
6.2 Architectural Styles
The majority of the existing buildings within Camp Lockett are predominantly characterized by military design and date to one of the three phases of construction or camp development. The three phases of camp construction include the Mobilization Phase (June 23 – December 1, 1941), the Expansion Phase (1942-1943), and the Hospital Phase (1944- 1946), which are described in further detail below. These descriptions should be reviewed carefully as it will aid in the determination of appropriate design solutions for proposed work.
6.2.1 Mobilization Phase
Buildings were greatly influenced by cost and were intended to facilitate efficient and speedy construction. Building design was guided by speed, simplicity, conservation of materials, flexibility, and safety.
Characteristics:
∙ Neutral, earth tone colors
∙ Wood-frame buildings set on either concrete footings or full, poured concrete, slab foundations
∙ Gable roofs covered with asphalt roofing material,
∙ Evenly spaced, double-hung windows
∙ 6-over-6 or 8-over-8 lights
∙ Walls constructed of diagonally laid planks covered with asbestos shingle siding
∙ Concrete piers or slabs
6.2.2 Expansion Phase
Most of buildings constructed during the Expansion Phase were intended to accommodate the extra cavalry units at Camp Lockett. Buildings were built on leased private property and were demolished after the camp was decommissioned at the end of the war.
Characteristics:
∙ Neutral, earth tone colors
∙ Standard 20’ building length – may vary according to use
∙ Plywood siding
∙ Green rolled roofing
6.3 Adaptive Reuse of Existing Structures
Adaptive reuse is the process of reusing a building for a purpose other the original design intent. The following guidelines provide specific direction on preservation principles related to adaptive reuse.
∙ Respect the existing historic and cultural character of a structure.
∙ Preserve key features of the structure, where appropriate, as well as landscape and site design elements.
∙ Seek uses that are consistent with the Master Plan and require minimal alteration to the structure and site.
∙ Avoid modifications or alterations that would damage significant architectural features such as original doors, windows, or porches.
∙ When restoration of a deteriorated feature is not feasible, consider replacement of the feature that is compatible in size, shape, texture, and finish to the original.
6.4 New Structures
New structures should be harmonious with the existing architectural character of the site. Although no particular architectural style or theme will be required, the architecture is expected to be somewhat simplified, yet still convey a sense of authenticity and complement the existing architectural character. The following architectural features may be reflected in new structures:
∙ Simple massing and form – rectangular shapes
∙ Large porches typically extending across the front façade
∙ Ornamentation that is utilitarian rather than decorative
∙ Porch columns
∙ Accompanied by out buildings, including barns and garages consistent and harmonious with character of site
∙ Clapboard or horizontal siding
∙ Extensive use of wood, stone, brick, and natural materials
∙ Board and batten
∙ Brick or stone veneers
∙ Incorporation of porches, bays, windows, and other appendages to break down the scale of the structure
∙ Double-hung windows
∙ Dormers
∙ Gabled roofs
∙ Steep roof pitches
6.5 Materials and Colors
Materials and colors are most evident in the exterior appearance of structures. A variety of materials and colors are encouraged while maintaining the overall design continuity of the Master Plan
∙ Select durable materials and colors that blend with the natural surroundings and complement existing structures.
∙ Avoid the use of primary colors.
∙ Incorporate contrasting colors that accent architectural details.
∙ Avoid changes in building colors at corner of wall or at changes in a façade plane.
∙ Encourage the following building materials:
o Wood lap
o Wooden clapboard
o Wood board and batten
o Wooden frames
o Shingle siding
o Stucco
o Cobblestone
o Stone or brick foundation
o Double-hung windows with multiple lights
o Stone veneer
o Discourage the following building materials:
o Large areas of glass
o Glass curtain walls
o High contrast color
6.6 Windows and Doors
Windows and doors give scale to a building and provide visual interest to the composition of individual facades. The choice of windows and doors affect the overall appearance of a structure.
∙ Use a traditional style, shape, size, and placement for windows and doors.
∙ Articulate windows and doors to orient entrances and porches.
∙ Locate doors to face the street.
∙ Provide window openings proportional to the building façade.
∙ Discourage the use of exterior screen doors and wrought iron bars over windows.
∙ Avoid direct views into neighboring windows by offsetting or staggering windows.
6.7 Roofs
Roofs define architectural character and contribute to the structure’s aesthetics.
∙ Preserve the original roof form.
∙ Utilize traditional roof forms, such as gabled and shed, in residential contexts.
∙ Replacement of roof materials, when necessary, should convey a scale and texture similar to the original material.
∙ Encourage the use of varying rooflines to add visual interest. Such features may include:
o Low to moderately pitched gable
o Hipped roofs
o Steep roof pitches
o Standing seam or wood shingle roofs
6.8.1 Site Design
∙ Incorporate existing natural features, such as steep slopes, rock outcroppings, vegetation, and major landforms into the overall site design.
∙ Avoid the following:
o Level grading of entire lots without respect for exiting landforms or neighboring developments;
o Removal of oaks and other mature trees without careful consideration;
o Blocking existing scenic views; and
o Diverting natural drainage patterns.
∙ Maintain a linear lot line configuration.
∙ Establish setbacks similar to the existing setbacks of adjacent properties.
∙ Orient entry features such as doors, windows, porches, and patios towards the street and maintain compatibility with the architectural style.
∙ Avoid sight lines into neighboring homes through appropriate placement and location of the home, windows, decks, and patios.
∙ Respect privacy in the placement of the main residence, accessory buildings, and exterior lighting.
∙ Orient multi-family residential structures to create outdoor rooms, such as courtyards, connected by landscaped walkways.
∙ Encourage front porches that are of similar size, location, and orientation to the street.
∙ Locate garages near the rear of the house or sideways to the street.
6.8.2 Building Form, Mass, and Scale
∙ Utilize simple, symmetrical building facades.
∙ Maintain one to two stories in height.
∙ Set back upper stories to reduce the apparent overall scale of the building.
∙ Avoid blank facades, particularly along major streets.
∙ Incorporate variations in vertical and horizontal planes to reduce scale and massing.
6.9.1 Site Design
∙ Orient buildings to face either a public or private street.
∙ Site buildings in a way that enhances relationships between buildings, promotes pedestrian circulation, and facilitates vehicular circulation.
∙ Utilize special paving, lighting, and/or landscaping to delineate site entries.
∙ Screen loading and services areas with fencing and landscaping.
∙ Locate loading and service areas away from the primary public access, ideally in the rear.
∙ Locate recreational facilities, such as athletic fields, away from public streets to offer privacy for facility users.
∙ Utilize permeable surfacing materials, such as gravel or decomposed granite, for parking lots in order to minimize surface runoff.
∙ Incorporate onsite parking for commercial uses to minimize negative impacts on the street and adjacent uses.
∙ Utilize architectural features, such as awnings and canopies, to define building entries and provide a “sense of entry” for the building.
6.9.2 Building Form, Mass, and Scale
∙ Maintain one to two stories in height.
∙ Relieve building surfaces over 50’ in length with a change of plane or other architectural treatment.
∙ Incorporate storefront windows, door, entries, canopies, awnings, cornice treatments, and other architectural features to add visual interest.
∙ Ensure storefronts in multi-tenant buildings convey an individual expression of each tenant’s identity while adhering to a common architectural theme.
∙ Design commercial storefront entries as recessed and/or sheltered by a covered arcade.
∙ Recess street level windows and doors to create strong shadow lines.
∙ Provide building entries visible from the public street and accessible from pedestrian pathways or parking areas.
∙ Provide separate entrances when residential and commercial uses are provided in the same structure.
6.9.3 Landscape/Hardscape
∙ Avoid removal of an oak tree (any tree of the quercus genus with a trunk more than 12” in diameter as measured 4 ½’ above the root crown) or any tree with any two trunks having a combined diameter of at least 16” as measured 4 ½’ above the root crown.
∙ Avoid removal of a significant tree (any tree with a trunk more than 12” in diameter as measured 4 ½’ above the root crown) or any tree with any two trunks having a combined diameter of at least 8” in diameter as measured 4 ½’ above the root crown.
∙ Soften the visual impact of parking areas by screening with landscaping.
∙ Screen roof top equipment from the public view or enclose within housing.
∙ Landscape areas not used for structures, parking, or other designated functions.
∙ Landscape public areas between a newly developed property and the existing sidewalk or street edge.
∙ Locate shrubs beneath trees, between buildings and parking lots, and within side and rear yards.
∙ Limit turf grasses to parks and other active use areas.
∙ Plant trees and shrubs within parking areas.
∙ Provide a minimum of 5’ between the perimeter of the parking lot and the building and from rear and interior side property lines.
∙ Avoid locating parking spaces within 30’ of the trunk of a tree.
∙ Require trees to be a minimum of 24” box size.
∙ Provide brush management per the zones required by the local fire district.
6.9.4 Park Design
∙ Establish a long-term care and maintenance plan for coast live oaks.
∙ Restore and enhance Chaffee Park.
∙ Ensure that parks have a hierarchy of sizes serving all ages with multiple active and passive recreation opportunities.
6.9.5 Benches
∙ Provide seat backs, with end and mid- point arms with wood or composite slats.
∙ Provide a minimum of two benches per park.
∙ Utilize steel, concrete slabs, decomposed granite, or compacted subgrade, and do not locate directly within vegetated ground covers.
6.9.6 Picnic Tables
∙ Provide ADA accessibility and seating areas.
∙ Encourage materials made from wood, composite, and/or concrete.
∙ Provide a minimum of one picnic table per park.
∙ Utilize concrete slabs, decomposed granite, or compacted subgrade, and do not locate directly within vegetated ground covers.
6.9.7 Barbeque Grills
∙ Locate barbeque grills near eating areas, away from flammable vegetation, and permanently anchored to the ground.
∙ Provide charcoal disposal rings to minimize potential for instigating wildfire.
∙ Encourage materials made of concrete, metal, or a combination of the two.
∙ Utilize black or earth tone colors.
6.9.8 Trash and Recycle Receptacles
∙ Protect and screen trash and recycle receptacles from adjacent pedestrian activity.
∙ Protect trash from animals.
∙ Screen Trash, Recycle and Green (TRG) waste receptacles from public view with secure lids to provide service access only.
∙ Locate TRG receptacles along service access locations of user facilities.
6.9.9 Bicycle Racks
∙ Provide bicycle racks that accommodate multiple bikes, locking capabilities, and are permanently anchored to the ground.
∙ Locate bicycle racks where four or more bicycles are staged.
6.9.10 Shade Structures
∙ Provide shade structures where a minimum of two picnic tables are located.
∙ Design shade structures to complement and reflect the surrounding setting, landscape, and pedestrian circulation.
∙ Buffer shade structures from vehicular circulation.
∙ Shade structures should be sized to accommodate a minimum of two picnic tables with ease of circulation under roof and between support structures.
∙ Shade structures are designed to complement and reflect the surrounding setting of structures, landscape, and pedestrian circulation.
6.9.11 Walls and Fences
∙ Design freestanding walls and fences to complement and reflect the surrounding setting of structures, landscape, and pedestrian circulation.
∙ Provide a 3’ landscape buffer on the street facing side of the wall when fences and walls are over 3’ high and face the public view.
∙ Walls on sloping terrain are to be vertically stepped at regular 50’ intervals to follow the terrain.
∙ Walls longer than 100’ should have a change of horizontal plane for a distance of 10’ before resuming along the same plane.
∙ Encourage the following materials:
∙ Native stone
∙ Masonry or masonry with cement pilaster finish
∙ Cement plaster over framing
∙ Wrought iron or picket fence
∙ Wood
∙ Brick
∙ Discourage the following materials:
∙ Chain link or open wire except where heavily screened by landscape
∙ Corrugated metal
∙ Bright colored (red, orange, or yellow) plastic or plastic coated materials
∙ Reed materials
6.9.12 Branding
∙ Establish a brand identity for the Camp Lockett area.
∙ Utilize a variety of earth tone colors to evoke Camp Lockett’s cultural and historical heritage.
∙ Ensure the brand identity is highly visible across the project site.
6.9.13.1 Main Entrance Signs
∙ Establish a hierarchy of entry monuments to identify the site.
∙ Entrance signage shall reinforce the design theme, materials, and landscaping of the project.
∙ Encourage painted wood and metal for sign materials.
6.9.13.2.1 Wayfinding Signage
∙ Locate signage in or on the ground, or suspended, or attached to a structure.
∙ Provide signage that is attractive, clear, and consistent in theme, location, and design.
∙ Locate signage in areas highly visible to vehicles, pedestrians, and bicyclists.
∙ Identify locations of CLIG members and estimated travel time for pedestrian, cyclists, and horseback riders.
∙ Within the Historic District, identify key historic, cultural, and civic facilities.
∙ Display directional and informational copy required for accessing uses onsite.
6.9.13.2.2 Interpretive Signage
∙ Provide information regarding the natural or cultural resources of a particular site, trail, or scenic vista.
∙ Interpretive signage should be composed of plaques and vertical monuments located at gateways, on or adjacent to rights-of-way, along trails, and at project entries.
6.9.13.2.3 Loop Trail Signage
∙ Utilize consistent materials, easily recognizable letterforms, natural colors, and standardized sizes that emphasize the natural setting.
∙ Locate trailhead signs at the beginning of trails and where major trails intersect.
∙ Design trailhead signs with a natural stone character and a mounted sign to prevent vandalism.
∙ Mark trailheads to serve the following purposes:
∙ Provide users with readily identifiable entrances;
∙ Orient and educate the user;
∙ Alert users to unusual trail conditions (e.g. fire, storm damage, trail closings);
∙ Indicate mileage; and
∙ Provide emergency response information.
6.9.14.1 Exterior Lighting
∙ All outdoor lighting fixtures are cutoff and shielded to prevent direct view of the light source and keep the light out to the viewer’s line of sight. At least 90% of the light is projected below an angle of 80 degrees. No outdoor light is projected above the horizontal plane passing through the lowest light-emitting point of the fixture.
∙ Incorporate lighting that complements and enhances building design and reinforces neighborhood character.
∙ Equip lighting with appropriate reflection and shielding to prevent spillover into adjacent areas.
∙ Encourage energy efficient exterior lighting.
∙ Prohibit the following lighting:
∙ Fluorescent
∙ High-pressure sodium
∙ Laser
∙ Floodlights
∙ Lights that move or flash
∙ Searchlights
6.9.14.2 Signage Lighting
∙ Provide ground lighting that illuminates the characters of the sign without spilling beyond the intended area.
∙ Prohibit backlit signs.
7.1 Purpose
The Camp Lockett Cultural Landscape Technical Report contains detailed information for future development and reuse within the Camp Lockett Rural Landscape Historic District. The boundaries of the Historic District are shown in Figure 6. The purpose of the Cultural Landscape Technical Report is to support previous studies by providing an understanding of the Camp Lockett cultural landscape. Previous studies provide important information about the background, history, buildings, and archaeology and should be referenced in tandem with this report. The Cultural Landscape Technical Report provides information about historic conditions, existing conditions, significance and integrity evaluation, identification of contributing landscape elements within the district, circulation patterns, spatial organization, vegetation, and related landscape-designed elements of the Military Landscape. This document maintains the Period of Significance (POS) used in other technical reports and designations for the historic property and considers 1941–1946 to be the Historic Period or Historic Condition. The document does not include a reevaluation of archaeological sites or a conditions assessment of architectural contributors at Camp Lockett.
7.2 Background
Except for the PSRM site, the rest of the development boundary is part of an existing historic district, the Camp Lockett Historic District, which was listed on the San Diego County Local Register of Historic Places (Local Register) on October 25, 2003. The Local Register nomination identifies 53 contributing buildings or structures from 1940 to 1949 that retain their historic integrity. The property was further documented for the National Register of Historic Places (NRHP) in 2006, but the nomination was not approved by the State Historic Preservation Officer (SHPO). A 122-acre portion of the project area was also designated as California Historical Landmark (CHL) Number 1045 on October 30, 2009. This historic landmark district encompasses 62 buildings, structures, and building remnants from 1941 through 1946. The Cultural Landscape Technical Report summarizes the results of an updated field survey and research effort completed in 2019 in order to fill in gaps in previous investigations relating to cultural landscapes features within the Camp Lockett Historic District vicinity.
In 2019, the County of San Diego Department of Planning & Development Services (PDS) retained ICF to perform an updated field survey and research effort in order to fill in gaps in previous investigations relating to cultural landscape features within the Camp Lockett Historic District vicinity. As part of this effort, cultural resources personnel performed archival research, field surveys, and integrity assessments of historic-period, built environment resources that qualify as historical resources under the California Environmental Quality Act (CEQA).
Camp Lockett was evaluated against California Register of Historical Resources (CRHR) criteria for purposes of CEQA. The properties also were evaluated for eligibility for listing in the National Register of Historic Places (NRHP). The following boundaries were defined:
Master Plan Area – This area is an approximately 400-acre area that is jointly managed by the County of San Diego and an organization of public/private partners. This area includes multiple parcels with different landowners.
∙ Development Area – This area is approximately 195 acres and was surveyed by ICF archaeologists from 2018-2019. It is located within the Master Plan and is being considered for potential improvements. This area was identified in NRHP documentation completed for the property in 2006. Although the property was never formally listed in the national inventory, the County of San Diego considers it to be the definitive documentation on the resource. The boundary partially overlaps with the Master Plan. References to a Historic District are usually referring to the area defined in this documentation.
∙ Camp Lockett Rural Landscape Historic District – This area was identified in NRHP documentation completed for the property in 2006. Although the property was never formally listed in the national inventory, the County of San Diego considers it to be the definitive documentation on the resource. The boundary partially overlaps with the Master Plan.
∙ Cultural Landscape Area/Boundary – The Cultural Landscape Area (boundary) is defined through the onsite survey and archival research. It represents the historic developed core and adjoining parade grounds of Camp Lockett during its operation. This boundary overlaps with the Master Plan and encompasses both the Development Area and the Camp Lockett Rural Historic District area.
∙ Developed Core – The Developed Core represents the cluster of development in Campo during the Camp Lockett era (1941–1946) built by the U.S. Army. The developed core includes the entire Cultural Landscape Area, excluding the parade grounds to the northwest of the railroad and south of the hospital. The parade grounds were located on already flat and cleared ranchlands, and no built features were required for their functionality.
Camp Lockett has been documented and evaluated on numerous occasions. A portion of the cultural landscape area was listed as a local historic district, and then as a state landmark. Previous documentation focused on the archaeology and buildings/structures on the site, which led to a high level of understanding regarding the physical development of the property and which buildings contribute to the historic district, but it left a gap in documentation relating to cultural landscape elements at Camp Lockett.
7.3 Cultural Landscape Area Description
The original boundary of Camp Lockett used by mounted U.S. Cavalry and border patrol during World War II covered more than 7,000 acres. In order to capture the full breadth of landscape characteristics that convey this property’s history, the report is focused on the 950 acres of the functional center of the former military camp constructed between 1941 and 1946.
The Cultural Landscape Area was heavily shaped by the military during World War II and includes the railroad depot, the main post, housing and support areas built out for both troops and horses, and hospital facilities that formed the core of the campus during the war, as well as adjacent parade and training grounds. The Cultural Landscape Area is larger than and encompasses the Historic District.
The Cultural Landscape Area boundary was drawn to capture historic military buildings, structures, and landscape features throughout the functional center of the historic camp. The northern boundary follows the historic Camp Lockett boundary during the war years, to the extent of Cameron Corners, and then eastward across the ranchlands. The eastern boundary circles around the 28th Cavalry area, which retains historic circulation and archeological features, and then follows a historic circulation alignment southward. The southern boundary includes what is today known as CLEEF, but was historically the mounted parade ground and mounted obstacle course area. The western boundary follows the edge of development, which also aligns where the topography increases. The boundary extends one mile west to include historic features such as the Old Highway 94, incinerator, sewage treatment plant, Old Wagon Road, and others, before turning northward along California State Route 94 (SR 94).
The technical report further addresses the history of Camp Lockett and it provides a review of the previous cultural resource studies undertaken within the vicinity of Camp Lockett. Twenty-one studies have been completed within one mile of the Master Plan area.
7.4 Regulatory Context
Although the current effort only involved conducting a constraints analysis of existing conditions to identify historic landscape features within the Study Area, future projects may require compliance with federal, state, and local regulations. These regulations recognize the public’s interest in cultural resources and the public benefit from preserving them. These laws and regulations require analysts to consider how a project might affect cultural resources and take steps to avoid or reduce potential damage or destruction. A cultural resource can be considered any resource valued (culturally, scientifically, aesthetically, or religiously) by a group of people.
The project is subject to the rules and regulations that govern the treatment of cultural resources in California. If future projects within the historic resource require federal permits, funding, or permissions, they may be considered federal undertakings and would be required to be conducted in compliance with the National Historic Preservation Act (NHPA). The NHPA is the primary mandate for governing projects under federal jurisdiction that might affect cultural resources. Similarly, a project undertaken by a public agency (state or local) or a private project classified as a discretionary action would be subject to environmental impact analysis pursuant to CEQA. This chapter summarizes the relevant cultural resources regulations that may apply to the property. See the Camp Lockett Cultural Landscape Technical Report for detailed information on the levels of regulation that may apply to future uses within the study area.
The Cultural Landscape Technical Report contains a good deal of information that is relevant to future developments and adaptive reuse of existing structures. As the various stakeholders seek to implement the goals and objectives of the Master Plan it is important to know and understand the various resources that exist on their land holdings.
Future improvements, repairs, or maintenance work conducted within the Camp Lockett Historic District must comply with historical requirements and guidelines. Any permit for the construction or alteration of any building or structure or movement of earth is subject to review and approval by the County’s Historic Site Board. Period examination of the property by the County will also be necessary to determine the ongoing historical status of the resources. Additional information regarding the Camp Lockett Historic District is provided in the Camp Lockett Cultural Landscape Technical Report.
8.1 Introduction
San Ysidro Health (SYH) is dedicated to improving and maintaining the health and well- being of a person through the provision of high-quality healthcare and community services. SYH operates the Mountain Health Community Center, located in the center of Camp Lockett, which currently includes, but is not limited to, the following services: CalFresh applications for food stamps, Medi-Cal assistance, emergency food boxes, onsite home- delivery senior lunches, and recreational activities for all ages.
8.2 Goals and Policies
The following goals and policies have been developed specifically for SYH. They are intended to guide future development proposals within the SYH Planning Area. These goals and policies include, but are not limited to:
∙ Serve as a resource center for the area and bring additional services to the Campo Community.
∙ Stimulate economic growth and development in the region by creating programs for job and vocational training.
∙ Provide housing options for SYH staff.
∙ Provide child and senior daycare services.
∙ Conduct wellness/behavioral health services, including drugs and alcohol.
∙ Provide active expanded recreational facilities (e.g. pool, athletic fields) and expanded summer camp options.
∙ Provide additional amenities (e.g. benches, tables, barbeque pits, pavilion) at Chaffee Park.
∙ Create a health wellness and senior center to provide nutrition and health classes and physical therapy for local residents.
∙ Restore Camp Lockett theater for community benefit.
8.3.1 Existing Uses
SYH occupies approximately 122.28 acres within the Master Plan. A clinic, located in the center of the SYH Planning Area, provides services including CalFresh applications for food stamps, Medi-Cal, senior transport, emergency food boxes, and onsite senior lunches. The Community Center currently serves over 20,000 meals per year that are provided three times per week. Approximately 34 structures ranging from 675–9,500 sf. in size are located onsite.
8.3.2 Planned Uses
SYH intends to stimulate economic growth and personal development in Campo by creating programs for job and vocational training, providing child daycare services and senior daycare services, conducting wellness/behavior health training, and being a resource center for the area. Other potential uses of the property include recreational facilities, expanded summer camp programs, storage to support local transportation services, and commercial uses such as a gift shop, thrift store, and laundry facility. The majority of existing buildings will be adaptively reused.
Figure 7 classifies the constraints related to the SYH Planning Area into the following five categories: no impacts, potential issues that require additional analysis, potential issues that involve higher level of analysis/difficulty, potential significant impacts, and significant impacts – no build possible. Constraints were identified from a variety of sources including available GIS files, field-verification, and surveys. Constraints such as cultural resources, archaeological resources, biological resources, vegetation, steep slopes, 100-year floodplain, and liquefaction were evaluated. Once constraints were identified, Figure 8 was developed to depict the zones governing the site.
The SYH Planning Area is divided into the following three subareas:
Table 5: SYH Planning Subareas | |||
No. | Planning Area | Description | Allowed Uses* |
1 | Proposed Children s Activity Center | Includes, but not limited to existing baseball fields and park, and proposed childcare center and pool | Major Impact Services and Utilities (Public Park/Playground Recreational Areas), Child Care Center or Small School depending on State license requirements, Group Care, and Participant Sports and Recreation (Outdoor) |
2 | Proposed SYH Community Services Center | Proposed SYH administrative offices and building services, community services including, but not limited to, the wellness center, drug and alcohol classes, joint- uses with MEUSD, and amenities for residents including Chaffee Park, the theater, laundromat, and small retail. | Administrative and Professional Services, Convenience Sales and Personal Services, Personal Services, Laundry Services or Personal Services, General depending on scale of services, Cultural Exhibits and Library Services, Clinic Services or Medical Services depending on number of individuals and overnight accommodations, Community Recreation or Small School depending on State license requirements, Spectator Sports (Limited), Major Impact Services and Utilities (Public Park), Medical Services, Group Care, and Building Maintenance Services. |
3 | Proposed Open Space | Open space areas for preservation, potential mitigation, and potential solar to support the SYH buildings | Essential Services |
* Some uses are subject to further review.
The following table identifies the planned uses/amenities proposed by SYH and how they fit within the County’s existing use types.
Table 6: SYH Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Table 6: SYH Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Residential Use Types: | ||
Proposed Reuse Staff Cottages/Rental Housing (17 units) | Family Residential | Refers to the residential occupancy of living units by families on a weekly or longer basis, including occupancy of dwelling or apartment. |
Civic Use Types: | ||
Proposed Reuse Joint-Use Dining Hall, Special Events, Food, and Nutrition Center | Community Recreation | Refers to recreational, social, or multi- purpose uses within buildings with no fixed seats and occupancy limited to 500 persons. |
Proposed Reuse Laundromat | Laundry Services or Personal Services, General depending on scale of services | Laundry Services refers to establishments engaged in the provision of laundering, dry cleaning, or dyeing services, including laundry agencies, diaper services, or linen supply services. Personal Services refers to establishments primarily engaged in the provision of informational, instructional, personal improvement and similar services of a non-professional nature but excludes services classified a Spectator Sports and Entertainment, Participant Sports and Recreation, or Transient Habitation. Typical uses include art studios, barber shops, beauty salons, photography studios, massage parlors, vocational schools, trade schools, dance studios, or reducing salons. |
Proposed Adult Daycare Area and Wellness Activities | Daycare | Refers to services provided in facilities and authorized, certified or licensed by the State to provide board, room and personal care to seven (7) or more persons or dependent and neglected children in facilities authorized to provide day care services, including halfway houses, intermediate care facilities, and day care facilities serving more than 50 persons. |
Proposed Reuse Children s Activity Center with Recreational Activities | Major Impact Services and Utilities (public park/playground/recr eational areas) | Refers to public or private services and utilities which have substantial impacts. Such uses may be conditionally permitted in any zone when the public interest supersedes the usual limitations placed on land use and transcends the usual restraints of zoning for reasons of necessary location and community community-wide interest. Typical places or uses are schools, sanitary landfills, public and private airports, public park/ playground/recreational areas (other than public passive park/recreational areas), hospitals, psychiatric facilities, cemeteries, nursing homes, detention and correction institutions, trade schools (with outdoor training facilities) or security, law enforcement, military, paramilitary type training facilities, or field medical training uses. |
Commercial Use Types: | ||
Proposed Reuse Central Administration and Purchasing Area | Administrative and Professional Services | Refers to offices of private firms or organizations which are primarily used for the provision of professional, executive, management, or administrative services, including administrative offices, legal offices, or architectural firms. |
Proposed Reuse SYH Facility Maintenance Center | Building Maintenance Services | Refers to establishments primarily engaged in the provision of maintenance and custodial services to firms rather than individuals, including janitorial, landscape maintenance, or window cleaning services. |
Proposed Reuse Homemaker Thrift Store | Convenience Sales and Personal Services | Refers to establishments or places of business primarily engaged in the provision of frequently or recurrently needed small personal items or services for residents within reasonable walking distance, including neighborhood grocery or drug stores. |
Proposed Reuse Drug/Alcohol Services | Clinic Services | Refers to providing non-profit medical services to persons afflicted with bodily or mental disease or injury without provision for on-site residence or confinement. |
Proposed Reuse Theater | Spectator Sports (Limited) | Refers to establishments or places primarily engaged in the provision of cultural, entertainment, athletic, and other events to spectators as well as those involving social or fraternal gatherings. Includes Limited (conducted within an enclosed building with a capacity of 500 people or less) and General (conducted in open facilities or within an enclosed building with a capacity of more than 500 people such as large exhibition halls or sports stadiums). |
Proposed Reuse Pool | Participant Sports andRecreation (Outdoor) | Refers to establishments or places primarily engaged in the provision of sports or recreation by and for participants. Any spectators would be incidental and on a nonrecurring basis. Includes indoor (conducted within an enclosed building, such as bowling alleys or billiard parlors) and outdoor use types (conducted in open facilities, including golf courses, athletic facilities, carnival facilities, sports fields, health clubs, and spas, swimming beaches, swimming pools, and nudist facilities). |
Miscellaneous | ||
Proposed Open Space | Set aside as a subarea within plan | |
Proposed Parking | Accessory Use | |
Proposed Well and Pump House Proposed Solar | Accessory Use to commercial
or Essential Services depending on size of facility | |
FIGURE 7
SYH CONSTRAINTS
SYH CONSTRAINTS
FIGURE 8
SYH ZONES
SYH ZONES
8.3.3 Proposed Zoning
The following “Zoning Box” shall apply to the planned uses within the SYH Planning Area. Please refer to Section 4000 to 4920 of the Zoning Ordinance for specific details regarding development regulations.
Table 7: SYH Zone Box |
Table 7: SYH Zone Box | ||
USE REGULATIONS | Camp Lockett 1 (CL-1) | |
DEVELOPMENT REGULATIONS | Density: | - |
Minimum Lot Size | - | |
Building Type | L (allows all building types) | |
Maximum Floor Area Ratio | - | |
Floor Area Ratio | - | |
Height | G (35’) | |
Lot Coverage | - | |
Setback | V | |
Open Space | - | |
SPECIAL AREA REGULATIONS | H (Historic) | |
8.4 Design Guidelines
Development within the SYH Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. The entire SYH Planning Area includes contributing buildings and landscape features that are part of the Camp Lockett Historic District. Special attention shall focus on the careful preservation and maintenance of these existing historic and culturally significant structures. The following are specific design guidelines unique to the SYH Planning Area:
∙ When adaptive use is viable, seek uses that are compatible with the building.
∙ Design alterations in a manner that will not diminish the historic integrity of the contributing structure.
∙ Ensure alterations respect the proportions, massing, and siting of the original structure.
∙ Design Chaffee Park as a community-gathering place supported by park amenities such as picnic tables, barbeque pits, and recycle and trash receptacles.
∙ Design new buildings to reflect the dominant building patterns established within their area of influence or neighborhood.
∙ Replicate the existing arrangement and symmetry of windows, entrances, and materials.
8.5.1 Circulation and Parking
Primary access to the site is from Forest Gate Road and Sheridan Road. Forest Gate Road borders the western portion from the site and provides access for east-west travelers along SR-94.
Parking is proposed throughout the SYH Planning Area, which is intended to support park visitors, community members, and/or Pacific Crest Trail users. Parking lots could also be potentially used by the MEUSD.
8.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of SYH would drive the overall implementation period. Phasing is not proposed at this time but anticipated improvements are likely to take place over the next 15-20 years.
8.6.2 Future Permits
The following table identifies the anticipated permits for proposed uses. Per Section 5700, proposed uses (including by-right) will be subject to Site Plan review pursuant to Special Area “H” Designator. Coordination with the County of San Diego Planning and Development Services is strongly recommended to navigate through the land use permit process. During the discretionary review, uses will be evaluated for consistency with the environmental review prepared for the Master Plan (15183 checklist).
Table 8: SYH Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Table 8: SYH Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Laundromat | Public/Semi-Public Facilities | CL-1 | Laundry Services or Personal Services, General depending upon the scale of services | Consistent under special circumstances; potential discretionary and CEQA review |
Wellness Center | Public/Semi- Public Facilities | CL-1 | Community Recreation or Small School depending on state license requirements | Potential discretionary and CEQA review |
Children s Activity Center | Public/Semi-Public Facilities | CL-1 | Major Impact Services and Utilities (Public Park/ Playground Recreational Areas) | Potential discretionary and CEQA review |
Chaffee Park | Public/Semi-Public Facilities | CL-1 | Major Impact Services and Utilities (Public Park/ Playground Recreational Areas) | Potential discretionary and CEQA review |
Central Administration and Purchasing Area | Public/Semi-Public Facilities | CL-1 | Administrative and Professional Services | Potential discretionary and CEQA review |
SYH Facility Maintenance Center | Public/Semi-Public Facilities | CL-1 | Building Maintenance Services | Consistent under special circumstances; potential discretionary and CEQA review |
Joint-Use Dining Hall, Special Events, Food, and Nutrition Center | Public/Semi-Public Facilities | CL-1 | Community Recreation | Potential discretionary and CEQA review |
Homemaker Thrift Store | Public/Semi-Public Facilities | CL-1 | Convenience Sales and Personal Services | Potential discretionary and CEQA review |
Drug/Alcohol Services | Public/Semi-Public Facilities | CL-1 | Clinic Services | Potential discretionary and CEQA review |
Theater | Public/Semi-Public Facilities | CL-1 | Spectator Sports (limited) | Potential discretionary and CEQA review |
Staff Cottages/Rental Housing (17 units) | Public/Semi-Public Facilities | CL-1 | Family Residential | Potential discretionary and CEQA review |
Pool | Public/Semi-Public Facilities | CL-1 | Participant Sports and Recreation | Potential discretionary and CEQA review |
Open Space | Public/Semi-Public Facilities | CL-1 | Set aside as a Subarea within the Plan | Achieved through recording Open Space easement(s) which dictate allowed use in designated area |
Parking | Public/Semi-Public Facilities | CL-1 | Accessory Use | Permitted by right |
Well and Pump House | Public/Semi-Public Facilities | CL-1 | Accessory Use to Commercial or Essential Services Depending upon size of facility | Permitted alongside primary use as an accessory use see Section 6750 |
Senior Services Area | Public/Semi-Public Facilities | CL-1 | Group Care | Potential discretionary and CEQA review |
Solar | Public/Semi-Public Facilities/ Open Space (Conservation) | CL-1 | Accessory Use to Commercial or Essential Services Depending upon size of facility | Permitted alongside or after primary use as an accessory use see Section 6954 |
9.1 Introduction
The Pacific Southwest Railway Museum (PSRM) is dedicated to the preservation and interpretation of railroads as they existed in the Pacific Southwest. The museum, located in the northwestern portion of Camp Lockett, currently includes the restored Campo Depot that functions as a train station and gift shop; PSRM also includes exhibit halls and display areas showcasing historic railroad cars and locomotives, and the Southwest Railway Library.
9.2 Goals and Policies
The following goals and policies have been developed specifically for PSRM. They are intended to guide future development proposals within the PSRM Planning Area.
∙ Encourage interest in the history and operation of railroads in Campo and San Diego County.
∙ Expand existing Campo museum with exhibit halls and storage buildings.
∙ Develop a small-scale main street with shops and kiosks.
∙ Provide overnight accommodations and camping for museum volunteers.
∙ Preserve nearby open space areas adjoining SDG&E rail lines.
∙ Provide additional parking for museum visitors.
∙ Evaluate feasibility of providing shuttle to connect Camp Lockett entities.
9.3.1 Existing Uses
PSRM houses over 80 pieces of railroad equipment, including steam and diesel locomotives, passenger cars, freight cars, and cabooses within its approximately 128.98 acre grounds located in the northwestern portion of Camp Lockett. The PSRM site currently includes the restored Campo Depot, which functions as a train station and gift shop, and includes exhibit halls and display areas showcasing historic railroad cars and locomotives, as well as the Southwest Railway Library. Other facilities include a display area, library/theater, train depot, restroom, rental house, and horse barn. PSRM receives approximately 15,000 visitors per year and operates three trains using diesel-electric, each Saturday and Sunday. The train rides travel four miles one-way, with between 12,000 and 15,000 rides provided annually.
9.3.2 Planned Uses
PSRM intends to expand the existing Campo museum and preserve and maintain nearby open space areas adjoining the historic SDG&E rail line. The property is unimproved, except for storage tanks that were formerly used for a propane distribution system.
Figures 9 and 10 classify the constraints related to the PSRM Planning Area into the following five categories: no impacts, potential issues that require additional analysis, potential issues that involve higher level of analysis/difficulty, potential significant impacts, and significant impacts – no build possible. Constraints were generated from a variety of sources including available GIS files, field-verification, and surveys. Constraints such as cultural resources, archaeological resources, biological resources, vegetation, steep slopes, 100-year floodplain, and liquefaction were evaluated. Once constraints were identified, Figure 11 and 12 were developed to depict the zones governing the site.
The PSRM Planning Area is divided into the following four subareas:
Table 9: PSRM Subareas | |||
No. | Planning Area | Description | Allowed Uses* |
1 | Main Street Retail and Depot | Existing Campo Depot, Mini Depot, Caboose, and Main Street Retail shops | Cultural Exhibits and Library Services, and Retail Sales |
2 | PSRM Storage and Exhibit Halls | Existing open storage facility, covered train warehouse, museum repair shop and storage, mini depot, office, storage building, display building, proposed library/theater, campgrounds,, proposed exhibits and storage, and caboose | Cultural Exhibits and Library Services, Wholesaling, Storage and Distribution(Light, Transient Habitation (Campground),Retail Sale (Specialty) |
3 | Camping and Recreation Area | Proposed camping, mine exhibit, parking | Transient Habitation (Campground) and Cultural Exhibits and Library Services |
4 | Open Space | Open space for potential mitigation | Open Space |
* Some uses are subject to further review.
The following table identifies the planned uses/amenities proposed by PSRM and how they fit within the County’s existing use types.
Table 10: PSRM Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Table 10: PSRM Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Civic Use Types: | ||
Proposed Library/Theater Proposed Mine Exhibit Proposed Caboose Proposed Exhibits and Storage | Cultural Exhibits and Library Services | Refers to non-profit, museum-like preservation, exhibition of objects of permanent interest in one or more of the arts and sciences, gallery exhibition of works of art or library collection of books, manuscripts, etc., for study and reading |
Proposed Campgrounds | Transient Habitation (Campground) | Refers to establishments primarily engaged in the provision of lodging services on a less than weekly basis with incidental food, drink, and other sales and services intended for the convenience of guests. The following are Transient Habitation use types: a. Campground. Campground services involving transient habitation areas for travelers in recreational vehicles or tents, including recreational vehicle parks. b. Lodging. Lodging services involving the provision of room and/or board, including hotels, motels, or transient boarding houses. c. Resort. Resort services including the provision of extensive outdoor recreation and entertainment services especially for vacationers, including resort and recreational facilities, dude ranches, health spas, and resort hotels, motels, and nudist facilities. d. Rental Units. Residences, condominiums, apartments, and townhomes that are rented on a daily, weekly, or monthly basis. When used in this way, a rental unit is not occupied by the owner nor is the occupant using the rental unit as his or her primary or permanent residence. |
Commercial Use Types: | ||
General Store | Accessory Use to Transient Habitation (Campground) or Retail Sales (Specialty) | Retail Sales (Specialty) refers to establishments or places primarily engaged in the sale or rental of goods or merchandise for personal or household use. Includes General (goods for regular or recurring personal or household needs) and Specialty (establishment offering a single type or closely related types of merchandise oriented toward impulse or discretionary purchases), such as crafts, jewelry, antique shops, flower shops, gifts, novelties or souvenirs, beachwear stores, etc. |
Miscellaneous: | ||
Proposed Parking | Accessory Use | |
Proposed Interpretive Signage Along Sheridan Road | Accessory Use | |
Proposed Small Railroad or Shuttle to Connect PSRM to Chaffee Park | Accessory Use to Cultural Exhibits and Library Services | |
Proposed Open Space | Set aside as a subarea within planning area | |
FIGURE 9
PSRM CONSTRAINTS
PSRM CONSTRAINTS
FIGURE 10
PSRM AND MEHS CONSTRAINTS
PSRM AND MEHS CONSTRAINTS
FIGURE 11
PSRM ZONES
PSRM ZONES
FIGURE 12
PSRM AND MEHS ZONES
PSRM AND MEHS ZONES
9.3.3 Proposed Zoning
The following “Zoning Box” shall apply to planned uses within the PSRM Planning Area. Please refer to Section 4000 to 4920 of the Zoning Ordinance for specific details regarding the development regulations.
Table 11: PSRM Zone Box |
Table 11: PSRM Zone Box | ||
USE REGULATIONS | Camp Lockett 2 (CL -2) | |
DEVELOPMENT REGULATIONS | Density: | - |
Minimum Lot Size | - | |
Building Type | L (allows all building types) | |
Maximum Floor Area Ratio | - | |
Floor Area Ratio | - | |
Height | G (35’) | |
Lot Coverage | - | |
Setback | V | |
Open Space | - | |
SPECIAL AREA REGULATIONS | H | |
9.4 Design Guidelines
Development within the PSRM Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. Special attention shall focus on preserving the physical legacy, historical context, cultural landscape, and experience of rail transportation. Alterations and new construction may be considered but should occur in a manner that preserves the railroad as it existed in the Pacific Southwest. The following are specific design guidelines unique to the PSRM Planning Area:
∙ Design an addition that will not obscure, alter, or destroy the character of the original structure.
∙ Orient commercial uses parallel to Depot Street to activate the street and create a “Main Street” feel.
∙ Screen site parking areas so they are not the dominant feature of the development when viewed from the street.
∙ Develop a system of pedestrian walkways that interconnect business entries with each other and with parking areas.
∙ Screen parking and circulation areas from public streets through combination of landscaping and fencing.
9.5.1 Circulation and Parking
Primary circulation access to the PSRM Planning Area is provided by Depot Street. PSRM intends to expand parking facilities just east of Depot Street providing additional accommodations for park visitors, community members, and/or Pacific Crest Trail users.
9.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of PSRM would drive the overall implementation period. Phasing is not proposed at this time but anticipated improvements are likely to take place over the next 15-20 years.
9.6.2 Future Permits
The following table identifies the anticipated permits for proposed uses. Per Section 5700, proposed uses (including by-right) will be subject to Site Plan review pursuant to Special Area “H” Designator. Coordination with the County of San Diego Planning and Development Services is strongly recommended to navigate through the land use permit process. During the discretionary review, uses will be evaluated for consistency with the environmental review prepared for the Master Plan (15183 checklist).
Table 12: PSRM Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Table 12: PSRM Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Book/Video Depository | Public/Semi-Public Facilities | CL-2 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
Campgrounds | Public/Semi-Public Facilities | CL-2 | Transient Habitation (Campground) | Potential discretionary and CEQA review |
Mine Exhibit (10 x 100 ) | Public/Semi-Public Facilities | CL-2 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
General Store | Public/Semi-Public Facilities | CL-2 | Accessory Use to Transient Habitation Campground - or Retail Sales (Specialty) | Permitted alongside or after primary use as an accessory use to the Transient Habitation Campground- See Section 6462 |
Caboose | Public/Semi-Public Facilities | CL-2 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
Exhibits and Storage | Public/Semi-Public Facilities | CL-2 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
Parking | Public/Semi-Public Facilities | CL-2 | Accessory Use | Permitted alongside primary use as an accessory use See Section 6750 |
Interpretive Signage along Sheridan Road | Public/Semi-Public Facilities | CL-2 | Accessory Use | Potential discretionary and CEQA review |
Small Railroad or Shuttle to Connect PSRM to Chaffee Park | Public/Semi-Public Facilities | CL-2 | Accessory Use to Cultural Exhibits and Library Services | Permitted alongside or after primary use as an accessory use to the Cultural Exhibits and Library Services |
Entry Signage | Public/Semi-Public Facilities | CL-2 | Accessory Use | Potential discretionary and CEQA review |
Mitigation Land | Public/Semi-Public Facilities | CL-2 | Set Aside as an Open Space Subarea within Plan | Achieved through recording Open Space easement(s) which dictate allowed use in designated area |
Fence Along Railroad | Public/Semi-Public Facilities | CL-2 | Accessory Uses | Permitted alongside or after primary use as an accessory use See Section 6708; discretionary Permit may be required depending on height and location of fencing |
Approach Sign mile | Public/Semi-Public Facilities | CL-2 | Accessory Uses | Potential discretionary and CEQA review |
Traffic Calming Warning Signs | Public/Semi-Public Facilities | CL-2 | Accessory Uses | To be approved alongside or after primary use as an accessory use See Section 6268a |
Entrance Sign/Arch | Public/Semi-Public Facilities | CL-2 | Accessory Uses | Potential discretionary and CEQA review |
Secondary Direction Sign | Public/Semi-Public Facilities | CL-2 | Accessory Uses | Permitted alongside or after primary use as an accessory use See Section 6268a |
Advanced Railroad Crossing | Public/Semi-Public Facilities | CL-2 | Accessory Use to Cultural Exhibits and Library Services or Essential Services Depending on Size of Facility | Permitted alongside or after primary use as an accessory use to the Cultural Exhibits and Library Services |
10.1 Introduction
The Camp Lockett Event Equestrian Facility (CLEEF) provides a unique equestrian facility on the historic grounds of Camp Lockett. The facility, located within the southernmost portion of Camp Lockett, currently includes a recreated Buffalo Soldiers equestrian obstacle course, a small museum of artifacts, various outdoor arenas, and the Ferguson House.
10.2 Goals and Policies
The following goals and policies have been developed specifically for CLEEF. They are intended to guide future development proposals within the CLEEF Planning Area.
∙ Provide educational equestrian opportunities for youth of San Diego County.
∙ Host additional community events.
∙ Expand equestrian facilities (e.g. arenas, obstacle course).
∙ Provide amenities (e.g. barracks, restrooms, kitchens) to users of the Pacific Crest Trail.
∙ Enhance Buffalo Soldiers museum.
∙ Provide additional camping facilities.
∙ Develop community event/wedding space.
∙ Expand equestrian educational programs.
∙ Incorporate equestrian themed small shops and cultural exhibit stalls for use during community events.
10.3.1 Existing Uses
CLEEF occupies approximately 163.97 acres within the southern region of the Master Plan. The facility currently includes a recreated Buffalo Soldiers equestrian obstacle course, a small museum of artifacts, various outdoor arenas, dry camping sites, and the Ferguson House. Existing onsite structures include the Ferguson House Museum, a garage, a pump house, a caretaker’s cabin, and an obstacle course. Currently, CLEEF boards approximately five to 10 horses per week, and has approximately 3,000 visitors per year.
10.3.2 Planned Uses
CLEEF intends to provide a unique equestrian facility on the historic campgrounds of Camp Lockett. CLEEF seeks to create a quality destination for equestrian enthusiasts throughout the southwest region of San Diego County. Their plans include the recreation of the Buffalo Soldiers obstacle course, preserving a museum of artifacts, expanding camping opportunities for hikers and riders travelling along Pacific Crest Trail, and providing equestrian educational programs for disadvantaged children throughout the southwest region.
Figure 13 classifies the constraints related to the CLEEF Planning Area into the following five categories: no impacts, potential issues that require additional analysis, potential issues that involve higher level of analysis/difficulty, potential significant impacts, and significant impacts – no build possible. Constraints were generated from a variety of sources including available GIS files, field-verification, and surveys. Constraints such as cultural resources, archaeological resources, biological resources, vegetation, steep slopes, 100-year floodplain, and liquefaction were evaluated. Once constraints were identified, Figure 14 was developed to depict the zones governing the site.
The CLEEF Planning Area is divided into the following four subareas:
Table 13: CLEEF Subareas | |||
No. | Planning Area | Description | Allowed Uses* |
1 | Ferguson Home and Museum | Existing Ferguson House and garage, proposed septic and electric/water | Cultural Exhibits and Library Services, Accessory Uses or Essential Services depending on size of facility |
2 | Event and Equestrian Activity Area | Existing Warm Up Areas, Horse Trailer Parking, Vendor Display Area, Cultural Exhibit Stalls, Horseshoe Pits, Gymkhana Events Arena, Broadcast Booth and Bleachers, Roping and Rodeo Arena, Well and Pump House, Electric Panel, Automobile Parking, Equipment Yard, and Outhouse; and proposed Additional Caretaker Accommodations, Warm-Up Arenas, Vendor Display Area, Food Preparation/Kitchen, Exhibit Stalls, Barracks/Restrooms, Replica Obstacle Course, Barn to Hose Weddings, Parking, Fenced Dog Run, and Electric/Water | Animal Sales and Services, Spectator Sports and Entertainment, Participant Sports and Recreation (Outdoor), Civic Plaza, Convenience Sales and Personal Services, Community Recreation, Cultural Exhibits and Library Services and Transient Habitation (Campground). |
3 | Camping | Proposed camping | Transient Habitation (Campground) and Animal Sales and Services |
4 | Open Space and Recreation Area | Open space for potential mitigation, existing and proposed caretaker residences, and proposed picnic area | Essential Services |
* Some uses are subject to further review.
The following table identifies the planned uses/amenities proposed by CLEEF and how they fit within the County’s existing use types.
Table 14: CLEEF Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Table 14: CLEEF Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Civic Use Types: | ||
Proposed Barracks/Restrooms (Accessory Use) | Accessory Use to Cultural Exhibits and Library Services or Essential Services (Including Public Passive Park/Recreational Area) Or Transient Habitation - Campground | Cultural Exhibits and Library Services refers to non-profit, museum-like preservation, exhibition of objects of permanent interest in one or more of the arts and sciences, gallery exhibition of works of art or library collection of books, manuscripts, etc., for study and reading. Essential Services refers to services which are necessary to support principal development and involve only minor structures, such as utility lines and/or poles, which are necessary to support principal development. Also includes a public passive park/recreational area. Transient Habitation refers to establishments primarily engaged in the provision of lodging services on a less than weekly basis with incidental food, drink, and other sales and services intended for the convenience of guests. The following are Transient Habitation use types: a. Campground. Campground services involving transient habitation areas for travelers in recreational vehicles or tents, including recreational vehicle parks. b. Lodging. Lodging services involving the provision of room and/or board, including hotels, motels, or transient boarding houses. |
Proposed Event Space (Permits Required) | Community Recreation or Participant Sports and Recreation (Outdoor) | Refers to recreational, social, or multi- purpose uses within buildings with no fixed seats and occupancy limited to 500 persons. |
Proposed Additional Caretaker Accommodations Proposed Picnic Area with Tables | Essential Services (including Public Passive Park/Recreational Area) | Refers to services which are necessary to support principal development and involve only minor structures, such as utility lines and/or poles, which are necessary to support principal development. Also includes a public passive park/recreational area. |
Commercial Use Types: | ||
Proposed Cultural Exhibit Stalls Proposed Food Preparation/Kitchen (Permits Required) | Cultural Exhibits and Library Services | Refers to non-profit, museum-like preservation, exhibition of objects of permanent interest in one or more of the arts and sciences, gallery exhibition of works of art or library collection of books, manuscripts, etc., for study and reading. |
Proposed Dry Camping | Transient Habitation (Campground) AND/OR Animal Sales and Services (Horse Stables) Depending on Permit | Transient Habitation refers to establishments primarily engaged in the provision of lodging services on a less than weekly basis with incidental food, drink, and other sales and |
Requirements for Horse Stalls | services intended for the convenience of guests. The following are Transient Habitation use types: a. Campground. Campground services involving transient habitation areas for travelers in recreational vehicles or tents, including recreational vehicle parks. b. Lodging. Lodging services involving the provision of room and/or board, including hotels, motels, or transient boarding houses. c. Resort. Resort services including the provision of extensive outdoor recreation and entertainment services especially for vacationers, including resort and recreational facilities, dude ranches, health spas, and resort hotels, motels, and nudist facilities. d. Rental Units. Residences, condominiums, apartments, and townhomes that are rented on a daily, weekly, or monthly basis. When used in this way, a rental unit is not occupied by the owner nor is the occupant using the rental unit as his or her primary or permanent residence. | |
Proposed Replica Obstacle Course | Spectator Sports and Entertainment (General) | Refers to establishments or places primarily engaged in the provision of cultural, entertainment, athletic, and other events to spectators as well as those involving social or fraternal gatherings. Includes Limited (conducted within an enclosed building with a capacity of 500 people or less) and General (conducted in open facilities or within an enclosed building with a capacity of more than 500 people such as large exhibition halls or sports stadiums). |
Proposed Fenced Dog Run (DEH Permits may be required) | Participant Sports and Recreation (Outdoor) | Refers to establishments or places primarily engaged in the provision of sports or recreation by and for participants. Any spectators would be incidental and on a nonrecurring basis. Includes indoor (conducted within an enclosed building, such as bowling alleys or billiard parlors) and outdoor use types (conducted in open facilities, including golf courses, athletic facilities, carnival facilities, sports fields, health clubs, and spas, swimming beaches, swimming pools, and nudist facilities). |
Miscellaneous: | ||
Proposed Parking Proposed Septic Proposed Perimeter Hiking Trail (Accessory Use with Private Improvement Plan, or Grading Permit) Proposed Electric/Water -- No Sewer Proposed Fencing | Accessory uses or Essential Services depending on size of facility | |
FIGURE 13
CLEEF CONSTRAINTS
CLEEF CONSTRAINTS
FIGURE 14
CLEEF ZONES
CLEEF ZONES
10.3.3 Proposed Zoning
The following “Zoning Box” shall apply to the planned uses within the CLEEF Planning Area. Please refer to Section 4000 to 4920 of the Zoning Ordinance for specific details regarding the development regulations.
Table 15: CLEEF Zone Box |
Table 15: CLEEF Zone Box | ||
USE REGULATIONS | Camp Lockett 3 (CL-3) | |
DEVELOPMENT REGULATIONS | Density: | - |
Minimum Lot Size | - | |
Building Type | L (allows all building types) | |
Maximum Floor Area Ratio | - | |
Floor Area Ratio | - | |
Height | G (35’) | |
Lot Coverage | - | |
Setback | V | |
Open Space | - | |
SPECIAL AREA REGULATIONS | H (Historic) | |
ANIMAL DESIGNATOR | G | |
10.4 Design Guidelines
Development within the CLEEF Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. Special attention shall focus on the careful preservation and maintenance of the Ferguson Ranch House, which dates to the 1920s to the 1930s. The following are specific design guidelines unique to the CLEEF Planning Area:
∙ Avoid siting facilities in areas including sensitive environmental constraints, such as steep slopes.
∙ Preserve artifacts and objects of historic significance as seen within or around the Ferguson Ranch House.
∙ Design events and supporting recreational activities to fit the natural surroundings and embody the format or training for soldiers of that day.
∙ Design the equestrian center with stables, hay shed, and trailer parking for public recreational use and calvary reenactments.
∙ Ensure outdoor arenas are equipped with rails and gates for horses and riders.
∙ Ensure attractive and practical stable design through the use of wood or metal to create a horse-leisure experience.
∙ Install fences, particularly made from small mesh or chain link wire that are similar in character to those seen historically.
∙ Preserve existing vegetation and topography when designing trails connecting to Pacific Crest Trail.
∙ Conveniently locate public restrooms/dressing rooms adjacent to campgrounds and recreational activities.
∙ Locate visitor parking near the public entryway to the grounds.
∙ Implement methods of light watering of arenas and exercise areas to control dust.
∙ Remove manure on a daily basis to a proper and weatherproof waste container.
10.5.1 Circulation and Parking
Primary access to the site is from Forest Gate Road. Forrest Gate Road is a two-lane undivided roadway and transitions to an unmaintained dirt road adjacent to the CLEEF property. Parking is not permitted along the roadway. Sidewalks nor bicycle facilities are present.
10.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of CLEEF would drive the overall implementation period. Near-term priorities include developing a food preparation/kitchen to be used for yearly roundup events, a barn to host events, cultural exhibit stalls, a replica obstacle course, dry camping, and a fence dog run. Proposed improvements are likely to take place over the next 15-20 years.
10.6.2 Future Permits
The following table identifies the anticipated permits for proposed uses. Per Section 5700, proposed uses (including by-right) will be subject to Site Plan review pursuant to Special Area “H” Designator. Coordination with the County of San Diego Planning and Camp Lockett Master Plan and Rezone Development Services is strongly recommended to navigate through the land use permit process. During the discretionary review, uses will be evaluated for consistency with the environmental review prepared for the Master Plan (15183 checklist).
Table 16: CLEEF Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Table 16: CLEEF Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
Additional Caretaker Accommodations | Public/Semi-Public Facilities | CL-3 | Essential Services – (Including Public Passive Park/Recreational Area) | Permitted by-right |
Food Preparation Kitchen (Permits Required) | Open Space (Conservation) | CL-3 | Accessory Use to Transient Habitation Campground | Permitted by-right as accessory use |
Cultural Exhibit Stalls | Open Space (Conservation) | CL-3 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
Barracks/Restroo ms (Accessory Use) | Open Space (Conservation) | CL-3 | Accessory Use to Cultural Exhibits and Library Services or Essential Services (Including Public Passive Park/Recreational Area) Or Transient Habitation (Campground) | Permitted by-right as accessory use |
Replica Obstacle Course | Open Space (Conservation) | CL-3 | Participant Sports and Recreation (Outdoor) | Potential discretionary and CEQA review |
Event Space (Permits Required) | Open Space (Conservation) | CL-3 | Community Recreation or Participant Sports and Recreation (Outdoor) | Potential discretionary and CEQA review |
Dry Camping | Open Space (Conservation) | CL-3 | Transient Habitation (Campground) AND/OR Animal Sales and Services (Horse Stables) Depending on Permit Requirements for Horse Stalls | Potential discretionary and CEQA review |
Picnic Area with Tables | Open Space (Conservation) | CL-3 | Essential Services (Including Public Passive Park/Recreational Area) | Permitted by-right |
Fenced Dog Run (DEH permits may be required) | Open Space (Conservation) | CL-3 | Participant Sports and Recreation (Outdoor) | Potential discretionary and CEQA review |
Septic | Public/Semi-Public Facilities | CL-3 | Accessory Uses or Essential Services Depending on Size of Facility | Permitted by-right |
Electric/Water No Sewer | Public/Semi-Public Facilities | CL-3 | Accessory Uses or Essential Services Depending on Size of Facility | Permitted by-right |
Perimeter Hiking Trail (Accessory Use with Private Improvement Plan or Grading Permit) | Open Space (Conservation) | CL-3 | Accessory Uses or Essential Services Depending on Size of Facility | Permitted by-right |
Parking | Open Space (Conservation) | CL-3 | Accessory Uses or Essential Services Depending on Size of Facility | Potential discretionary and CEQA review |
Fencing | Open Space (Conservation) | CL-3 | Accessory Uses or Essential Services Depending on Size of Facility | Permitted alongside primary use as an accessory use; discretionary permit may be required depending on height and location of fencing |
11.1 Introduction
The Motor Transport Museum (MTM) is dedicated to increasing public awareness and appreciation for antique trucks and the development of the motor transport industry. The museum, which includes the historic Campo Feldspar Mill and four buildings within central Camp Lockett, preserves, restores, and displays antique trucks, equipment, and artifacts that have positively influenced the motor transport industry.
11.2 Goals and Policies
The following goals and policies have been developed specifically for MTM. They are intended to guide future development proposals within the Camp Lockett area.
∙ Increase public awareness and appreciation for antique trucks and the motor transport museum
∙ Adaptively reuse existing buildings to expand museum space and exhibit halls
∙ Provide space for community events and classes
∙ Develop overnight accommodations for MTM employees
∙ Provide additional parking and access for museum visitors
11.3.1 Existing Uses
MTM occupies approximately 3.98 acres within the Master Plan. This includes the historic Campo Feldspar Mill and four buildings within the central portion of the project area. MTM also preserves, restores, and displays antique trucks, equipment, and artifacts that have influenced the motor transport industry. The four existing structures are each 7,590 sf. The site also includes a baseball field. Currently, the MTM has approximately 100 visitors per month.
11.3.2 Planned Uses
The MTM Planning Area consists of four (4) existing buildings that are proposed to be adaptively reused to house museum space, a community event space, and meeting space for civic clubs, social clubs, and scouting organizations.
Figure 15 classifies the constraints related to the MTM Planning Area into the following five categories: no impacts, potential issues that require additional analysis, potential issues that involve higher level of analysis/difficulty, potential significant impacts, and significant impacts – no build possible. Constraints were generated from a variety of Camp Lockett Master Plan and Rezone sources including available GIS files, field-verification, and surveys. Constraints such as cultural resources, archaeological resources, biological resources, vegetation, steep slopes, 100-year floodplain, and liquefaction were evaluated. Once constraints were identified, Figure 16 was developed to depict the zones governing the site.
The MTM Planning Area is divided into the following subarea:
Table 17: MTM Subarea | |||
No. | Planning Area | Description | Allowed Uses* |
1 | Exhibits | Adaptive reuse of existing buildings | Community Recreation, Cultural Exhibits and Library Services, and Civic Fraternal or Religious Assembly |
* Some uses are subject to further review.
The following table identifies the planned uses/amenities proposed by MTM and how they fit within the County’s existing use types.
Table 18: MTM Proposed Uses | ||
Description on Map | Zoning Ordinance Use Type | Zoning Ordinance Use Type Description |
Civic Use Types: | ||
Proposed Reuse MTM Museum Space | Cultural Exhibits and Library Services | Refers to non-profit, museum-like preservation, exhibition of objects of permanent interest in one or more of the arts and sciences, gallery exhibition of works of art or library collection of books, manuscripts, etc., for study and reading.
|
Miscellaneous: | ||
Parking | Accessory Use | |
Realignment of Fence | Accessory Use | |
FIGURE 15
MTM CONSTRAINTS
MTM CONSTRAINTS
FIGURE 16
MTM ZONES
MTM ZONES
11.3.1 Proposed Zoning
The following “Zoning Box” shall apply to the planned uses within the MTM Planning Area. Please refer to Section 4000 to 4920 of the Zoning Ordinance for specific details regarding the development regulations.
Table 19: MTM Zone Box |
Table 19: MTM Zone Box | ||
USE REGULATIONS | Camp Lockett 4 (CL-4) | |
DEVELOPMENT REGULATIONS | Density: | - |
Minimum Lot Size | - | |
Building Type | L (allows all building types) | |
Maximum Floor Area Ratio | - | |
Floor Area Ratio | - | |
Height | G (35’) | |
Lot Coverage | - | |
Setback | V | |
Open Space | - | |
SPECIAL AREA REGULATIONS | H (Historic) | |
11.4 Design Guidelines
Development within the MTM Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. The existing four stables onsite are classified as one of the most significant contributors to the Camp Lockett Historic District. These buildings are characterized by military design and date to the Mobilization Phase from June 23 – December 1, 1941. No major alterations have occurred since the designation. Special attention shall focus on the careful preservation and maintenance of these existing historic and culturally significant structures where appropriate. The following are specific design guidelines unique to the MTM Planning Area:
∙ Alterations, such as repairs to roofs, windows, and doors, may be considered but should occur in a manner that will not diminish the historic integrity of the contributing properties.
∙ Repair roofs with materials and colors, such as asphalt or rolled roofing, that appear similar to those originally installed.
∙ When adaptive reuse is viable, seek uses that are compatible with the building.
∙ Preserve character-defining features of original windows and entry doors and replace only the features that are beyond repair.
∙ Maintain the original layout of windows and entry doors.
∙ Avoid alterations or modifications to the building that will affect the asbestos siding.
∙ Utilize landscaping elements, such as ground cover and low water use trees, to soften hard edges particularly in parking areas.
∙ Utilize low, decorative fences to reduce the prominence of a fence and enclose the site.
11.5.1 Circulation and Parking
Primary circulation access to the MTM Planning Area is provided by Sheridan Road, which is a north-south running two-lane Local Public Road extending from Campo Road to the north to Jeb Stuart to the south. An existing surface parking lot is located adjacent to the four stables. MTM intends to expand their parking facilities just south of their property near the two baseball fields. These spaces are intended to support park visitors and community members. The following are specific mobility guidelines unique to the MTM Planning Area:
∙ Coordinate with SYH to accommodate a joint-use parking lot just south of the MTM property.
∙ Consider demarcating parking stalls on parking lots to maximize utilization of space.
∙ Provide signage along Sheridan Road that directs people to public parking.
∙ Improve circulations routes with crosswalks and parallel soft surface trails for safety.
11.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of MTM would drive the overall implementation period. Phasing is not proposed at this time but anticipated improvements are likely to take place over the next 15-20 years.
11.6.2 Future Permits
The following table identifies the anticipated permits for proposed uses. Per Section 5700, proposed uses (including by-right) will be subject to Site Plan review pursuant to Special Area “H” Designator. Coordination with the County of San Diego Planning and Development Services is strongly recommended to navigate through the land use permit process. During discretionary review, uses will be evaluated for consistency with the environmental review prepared for the Master Plan (15183 checklist).
Table 20: MTM Future Permits | ||||
Proposed Uses | Existing General Plan Zone | Proposed Zone | Zoning Ordinance Use Type | Action |
MTM Museum Space | Public/Semi-Public Facilities | CL-4 | Cultural Exhibits and Library Services | Potential discretionary and CEQA review |
Realignment of Fence | Public/Semi-Public Facilities | CL-4 | Accessory Use | To be approved alongside or after primary use as an accessory use. See Section 6750. |
Joint-Use Parking with SYH and Pedestrian Access to MTM | Public/Semi-Public Facilities | CL-4 | Accessory Use | To be approved alongside primary use as an accessory use. See Section 6750. + Collective Parking Agreement |
12.1 Introduction
The Mountain Empire Unified School District (MEUSD) began educating students in 1923 and was composed of seven elementary schools and one union high school. In 1952, the District unified and now encompasses over 660 square miles consisting of two Pre-K through 8th grade elementary schools, two Pre-K through 5th grade elementary schools, two 6th through 8th grade middle schools including Camp Lockett Middle School located in the southern portion of Camp Lockett, one high school, and an Alternative Education Program and Transition Program. The property also includes the former juvenile probation camp.
12.2 Goals and Policies
The following goals and policies have been developed specifically for the MEUSD. They are intended to guide future development proposals within the MESUD Planning Area.
∙ Develop property for middle school and other public school district uses
∙ Provide services to socioeconomically disadvantaged students
∙ Promote after school programs, recreation, and physical activity programs
∙ Provide a resource to school children to promote healthy activity
∙ Collaborate with SYH to provide community-based programs and recreational activities
12.3.1 Existing Uses
MEUSD occupies approximately 14.39 acres within the Master Plan. Approximately 13 existing buildings are located onsite with a portion of the property including athletic fields, a track area, and a swimming pool.
12.3.2 Planned Uses
MEUSD is not proposing uses at this time. Future alterations or renovations to existing uses or development will need to conform to the existing use permitted as part of this Master Plan.
Figure 17 classifies the constraints related to the MEUSD Planning Area into the following five categories: no impacts, potential issues that require additional analysis, potential issues that involve higher level of analysis/difficulty, potential significant impacts, and significant impacts – no build possible. Constraints were generated from a variety of sources including available GIS files, field-verification, and surveys. Constraints such as cultural resources, archaeological resources, biological resources, vegetation, steep slopes, 100-year floodplain, and liquefaction were evaluated. Once constraints were identified, Figure 18 was developed to depict the zones governing the site.
The following land use, zoning, and development regulations shall apply to the MEUSD Planning Area.
Table 21: MEUSD Subarea | |||
No. | Planning Area | Description | Allowed Uses |
1 | MEUSD | Adaptive reuse of existing buildings | Major Impact Services and Utilities |
FIGURE 17
MEUSD CONSTRAINTS
MEUSD CONSTRAINTS
FIGURE 18
MEUSD ZONES
MEUSD ZONES
12.3.3 Proposed Zoning
The following “Zoning Box” shall apply to the planned uses within the MEUSD Planning Area. Please refer to Section 4000 to 4920 of the Zoning Ordinance for specific details regarding the development regulations.
Table 22: MEUSD Zone Box |
Table 22: MEUSD Zone Box | ||
USE REGULATIONS | Camp Lockett 5 (CL-5) | |
DEVELOPMENT REGULATIONS | Density: | - |
Minimum Lot Size | - | |
Building Type | L (allows all building types) | |
Maximum Floor Area Ratio | - | |
Floor Area Ratio | - | |
Height | G (35’) | |
Lot Coverage | - | |
Setback | V | |
Open Space | - | |
SPECIAL AREA REGULATIONS | H (Historic) | |
12.4 Design Guidelines
Development within the MEUSD Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. The entire site includes contributing buildings and landscape features that are part of the Camp Lockett Historic District. The majority of these buildings are characterized by military design and date to the Mobilization Phase from June 23 – December 1, 1941.
At this time, MEUSD is not proposing any uses. Prior conversations with MEUSD discussed the intent to adaptively reuse the existing buildings for education-related purposes. The following are specific design guidelines unique to the MEUSD Planning Area:
∙ Encourage reuse of the existing structure instead of developing a new structure.
∙ Consider educational-related uses that activate and enhance the existing structure.
∙ Design additions or modifications to be subordinate to the original structure.
∙ Identify, preserve, and maintain character-defining elements of the existing structure.
∙ Retain and maintain original exterior materials if possible.
12.5.1 Circulation and Parking
Primary circulation access to the MEUSD Planning Area is provided by Forest Gate Road and Jeb Steward Road. Forrest Gate Road is a two-lane undivided roadway and transitions to an unmaintained dirt road. Parking is not permitted along the roadway. Sidewalks nor bicycle facilities are present.
12.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of MEUSD would drive the overall implementation period. Phasing is not proposed at this time but anticipated improvements are likely to take place over the next 15-20 years.
13.1 Introduction
The Mountain Empire Historical Society (MEHS) leases the Gaskill Brothers Stone Store Museum located at the intersection of Forest Gate Road and Highway 94 from the County of San Diego Department of Parks and Recreation (DPR). Built in 1885, the building was a central hub of commerce, travel, and ranching from the 1860s to 1920s. In general, the museum commemorates the history of the Gaskill Brothers and other displaced Texans during the Civil War.
13.2 Goals and Policies
The following goals and policies have been developed specifically for the MEHS. They are intended to guide future development proposals within the Camp Lockett area.
∙ Provide museum and interpretive signage on the early settlement of Campo, the Gaskill Brothers, and the history of Camp Lockett.
∙ Connect Gaskill Stone Store Museum to Camp Lockett through an expanded trail network.
∙ Provide parking to visitors of the museum.
13.3.1 Existing Uses
MEHS leases the Gaskill Brothers Stone Store Museum located north of the development boundary within land leased from the County of San Diego. The building was a central hub of commerce, travel, and ranching from the 1860s to 1920s, and currently acts as a museum commemorating the history of the Gaskill Brothers and other displaced Texans during the Civil War. A parking area (approximately 8,000 sf) for visitor use is located at the intersection of SR-94 and Forrest Gate Road. There are currently between 1,500 and 2,000 visitors to the site per year. The existing two-story onsite structure measures 2,160 sf.
13.4 Design Guidelines
Development within the MEHS Planning Area is subject to the Camp Lockett Community- Wide Design Guidelines as described in Chapter 6. Particular attention shall be paid to preserving and maintaining the historical and culturally significant Gaskill Stone Brothers Store, which dates to the 1882 and the pre-Camp Lockett area. The following are specific design guidelines unique to the MEHS Planning Area:
∙ Preserve the character-defining features of historic significance, such as the venerable stone, as seen on the Gaskill Stone Brothers Store.
∙ Design signage to relate to the scale and architectural features of the Gaskill Stone Brothers Store.
∙ Ensure signage is placed within landscaped areas and is positioned to provide clear lines of sight at intersections and driveway approaches.
∙ Provide directional signs or surface painted directional markers to guide traffic within parking lots.
∙ Provide lighting to clearly identify the parking lot, entrances and exits to adjacent streets, and enhance pedestrian movement.
∙ Ensure lighting is appropriate to the location, context, and scale of the areas being lit.
∙ Provide perimeter planting along the edge of the parking area/driveway to bring visual relief and screen parked cars from adjacent properties.
13.5.1 Circulation and Parking
Primary circulation access to the MEHS Planning Area is provided by SR-94. MEHS intends to expand parking facilities at the southwest corner of SR-94 and Campo Road.
13.6.1 Phasing
Market conditions, funding, and similar conditions beyond the control of MEHS would drive the overall implementation period. MEHS is working on planning a hiking trail with the San Diego County Parks and Recreation Trails Coordinator; however, these efforts are separate and distinct and not analyzed as part of this Master Plan.
14.1 How to Use the Master Plan
To use this Plan, the General Plan elements should first be reviewed for applicable goals and policies and the General Plan Land Use Maps (General Plan Appendix LU-1) should be referred to when applicable to determine the type, location, and density of land use allowed. This plan supplements these County-wide policies and diagrams and further directs the land uses and development desired to achieve the community’s vision.
14.2 Implementation and Monitoring of the Master Plan
The County will implement the Master Plan by monitoring the development of the future uses included as part of the Master Plan. The Plan includes the community’s key issues as well as the goals and policies to address the issues identified. For each policy or set of policies, there is one or more implementation action identified to carry it out. Many of the policies will be implemented by County ordinances and other discretionary actions such as zoning, design guidelines, and development standards in the County Zoning Code. Implementation of the Plan should be monitored on a periodic basis by the County and the Campo/Lake Morena Community Plan for progress towards its implementation.
14.3 Relationship with the Land Use Element
The Camp Lockett Master Plan implements the goals and policies of the County General Plan Land Use Element and the Campo/Lake Morena Community Plan. The regional categories shown on the County General Plan Land Use Element Map delineate the pattern of development to take place in this region through the year 2030. The land use designations will be used to implement the regional categories. Land use designations provide for various residential, commercial, community-serving, and special uses. In a similar manner, Use Regulations in the Zoning Ordinance will be used to implement the land use designations.
14.4 Zoning Boxes
The Zoning Ordinance of the County of San Diego separates each of these subjects and governs each with an individual designator. Future development will be required to comply with the regulations of the Zoning Ordinance as specified in the “Zone Box” of each CLIG chapter. Please refer to the complete Zoning ordinance text for more information. To get the complete zoning information on a parcel of land, please contact the Zoning Information Counter at Planning & Development Services or visit the County of San Diego’s GIS website.
14.5 Design Guidelines
Development within the planning area is subject to the Camp Lockett Community-Wide Design Guidelines as described in detail within Chapter 6. Specific design guidelines unique to the various stakeholders are included within each of the stakeholder chapters. The County of San Diego will be responsible for reviewing projects in conformance with the design guidelines. The Zoning Division will review ministerial permits and Project Planning will review discretionary permits.
14.6 Historic Site Board Review Process
The Historic Site Board (HSB) is an advisory board to the decision makers of the County of San Diego. The HSB reviews historic resources (including archaeological resources) for landmarking, participation in the Mills Act, and conformance with the Secretary of Interior Standards. The HSB considers project design and mitigation measures for resources identified during environmental review of discretionary permits and reviews legislation and the various cultural resource programs that are proposed for the County of San Diego.
All planning areas include the Special Area Regulation H (Historic) due to the site’s distinction as a historic district on the Local Register and as a California Historical Landmark (CHL). In conjunction with the County, stakeholders will be responsible for coordinating HSB review for compliance with the Historic District requirements and guidelines once applying for permits.
TABLE 2.0 PERMITTED USES
TABLE 2.1 V5 REQUIRED VEHICULAR PARKING SPACES
RESIDENTIAL | 2.0 / dwelling |
Studio Units <600 sf, and Accessory Dwelling Units | 1.0 / dwelling |
Multi-family Guest Parking | 0.5 / dwelling |
COMMERCIAL i | 3.0 / 1000 sq. ft. |
Automotive and Equipment | 2.5 / 1000 sq. ft. |
Business Equipment and Sales Services | 2.5 / 1000 sq. ft. |
Medical Services | 2.0 / 1000 sq. ft. |
Participant Sports and Recreation | 1.0 / 5 users total occupancy |
Spectator Sport and Recreation | not applicable |
Swap Meets | 6.0 / 1000 sq. ft. |
Transient Habitation | 1.0 / guest room |
Wholesale Storage and Distribution | 1.0 / 400 sq. ft. |
CIVIC | 1.0 / 5 users total occupancy |
Clinical Services | 1.5 / employee; 1.0 / exam room |
Community Recreation | 1.0 / 5 users total occupancy |
Child Care (and small schools) | 1.0 / 400 sq. ft. |
Group Care | 1.0 / 4 beds |
Lodge, Fraternal or Civic Assembly | 1.0 / 5 users total occupancy |
Major Impact Services and Utilities ii | - |
Educational Facilities | 1.0 / employee; 10 visitor spaces |
Other and Charitable | 1.0 employee; 0.5 / students |
Religious Assembly (More than 50 guests) | 1.0 / 4 users total occupancy |
OFFICE (CLASS A) | 3.0 / 1000 sq. ft. |
INDUSTRIAL, AGRICULTURAL, EXTRACTIVE | not applicable |
i Square footage shall be calculated as Gross Leasable Floor Space (Includes Restaurants and Retail)
ii Auditoriums part of educational institutions in the Major Impact Services and Utilities use category shall provide parking spaces according to the regulations for Spectator Sport and Recreation uses in addition to the parking requirement for employees, students, visitors and square footage when required.
TABLE 2.2 SHARED-USE PARKING MULTIPLIER
USE #1
| USE #2
| MULTIPLIER
| Example of Shared Parking Calculation: 1. Determine V5 Building(s) Land Uses per each Lot: A. Ground Floor Professional Services 2,000 sq. ft.: 3 Spaces per 1000 sq. ft. = 6 Parking Spaces B. Upper Floor Residential Units (2) 2 Spaces per Unit = 4 Parking Spaces C. Total Number of Parking Spaces Required = 10 2. Shared Parking Multiplier for Residential Use plus Professional Services (a typical office) = 70% 3. Multiply 10 x .70 = 7(rounded up to the nearest number) 4. Minimum Number of Parking Spaces is 7 per Lot. The rational for Shared Parking is that during the day, when the Professionals Services is in use and needing parking spaces, the residences above will be not be in use. This need is reversed after business hours when residents come home. Therefore, two parking spaces are shared on-site. In addition, each lot fronts a street that has on-street parking spaces. These spaces act as overflow and guest parking areas. Shared Parking Multiplier is the minimum amount of parking required and an owner may build above this minimum requirement.
|
RESIDENTIAL | + Convenience Sales and Service + Restaurant and Drinking Establishment + Food and Beverage Retail Sales + Laundry Services + Personal Services, General + Repair Services, Consumer + Retail Sales (all types) | 80% | |
RESIDENTIAL | + Lodging and Office (Class A) | 75% | |
RESIDENTIAL | + Administrative & Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 70% | |
Convenience Sales and Service Restaurant & Drinking Establishment Food and Beverage Retail Sales Laundry Services Personal Services, General Repair Services, Consumer Retail Sales (all types) | + Administrative and Professional Service + Business Support Services + Financial, Insurance and Real Estate + Medical Services + Research Services | 80% |
TABLE 2.3 PARKING PLACEMENT STANDARDS (ADVISORY)
TABLE 2.4 RM-V5 SUMMARY TABLE
TABLE 2.5 RM-V5 ENCROACHMENT SPECIFICATIONS
TABLE 2.6 RM-V5 RAMONA VILLAGE CENTER DESIGN STANDARDS ILLUSTRATED
TABLE 2.7 RM-V5 SIGN STANDARDS (GRAPHICS ARE ADVISORY)
TABLE 2.8 RM-V5 FENCING STANDARDS
TABLE 2.9 RM-V5 SHARED CIVIC SPACE TYPES
(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)
(Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)