9.3 Land Use Designations, Zoning, and Development Regulations

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.

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*

Existing Campo Depot, Mini Cultural Exhibits and Library Services, and Retail

1 Main Street Retail and Depot Depot, Caboose, and Main Street Retail shops Sales Existing open storage facility, covered train Cultural Exhibits and Library Services, warehouse, museum repair shop and storage, Wholesaling, Storage and Distribution(Light, 2 PSRM Storage and Exhibit Halls mini depot, office, storage building, display Transient Habitation (Campground),Retail Sale building, proposed library/theater, campgrounds,, (Specialty) proposed exhibits and storage, and caboose Transient Habitation (Campground) and Cultural 3 Camping and Recreation Area Proposed camping, mine exhibit, parking 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: Refers to non-profit, museum-like preservation, Proposed Library/Theater Proposed Mine exhibition of objects of permanent interest in Exhibit Proposed Caboose Proposed Exhibits Cultural Exhibits and Library Services one or more of the arts and sciences, gallery and Storage exhibition of works of art or library collection of books, manuscripts, etc., for study and reading 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 Proposed Campgrounds Transient Habitation (Campground) 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: 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 Accessory Use to Transient Habitation household needs) and Specialty (establishment General Store (Campground) or Retail Sales (Specialty) 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 Accessory Use Road Proposed Small Railroad or Shuttle to Connect Accessory Use to Cultural Exhibits and Library PSRM to Chaffee Park Services Proposed Open

novelties or souvenirs, beachwear stores, etc.

Miscellaneous: Proposed Parking Accessory Use Proposed Interpretive Signage Along Sheridan Accessory Use Road Proposed Small Railroad or Shuttle to Connect Accessory Use to Cultural Exhibits and Library PSRM to Chaffee Park Services Proposed Open Space Set aside as a subarea within planning area

FIGURE 9

PSRM CONSTRAINTS

FIGURE 10

PSRM AND MEHS CONSTRAINTS

FIGURE 11

PSRM ZONES

FIGURE 12

PSRM AND MEHS ZONES

The following “Zoning Box” shall apply to planned uses within the PSRM Planning Area. Please refer to Section4000 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) Density: - Minimum Lot Size - Building Type L (allows all building types) Maximum Floor Area Ratio - DEVELOPMENT Floor Area Ratio - REGULATIONS Height G (35’) Lot Coverage - Setback V Open Space - SPECIAL AREA REGULATIONS H