San Diego County Municipal Code Part Eight Village Regulations

PART EIGHT: VILLAGE REGULATIONS GENERAL PROVISIONS

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)

The Fallbrook Village Regulations apply to the village area of Fallbrook’s business district and are intended to preserve and promote the village character while creating a pedestrian-friendly environment for residents, business owners and visitors. These regulations are also intended to encourage continuation and growth of the established character as an art center where fine art is displayed, sold, manufactured and taught.

If specific regulations are not addressed in the Fallbrook Village 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)

FB-V1 FALLBROOK VILLAGE 1 ZONE

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)

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

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

(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)

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.

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)

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)

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.

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)

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)

FB-V2 FALLBROOK VILLAGE 2 ZONE

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)

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)

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)

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)

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)

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.

*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)

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)

FB-V3 FALLBROOK VILLAGE 3 ZONE

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)

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)

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)

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)

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)

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.

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)

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)

FB-V4 FALLBROOK 4 ZONE

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)

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)

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)

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)

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)

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.

*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)

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)

FB-V5 FALLBROOK 5 ZONE

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)

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)

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)

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)

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

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)

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)

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)

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 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 equestrian and agricultural character of Ramona while promoting the economic development of the Ramona Village Center.

The Ramona Village Center Regulations, Sections 8700 through 8860 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 Ramona Village Center 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)

Ramona Village Center Form-Based Code

July 2023

[Figure]

Ramona Village Center Regulations | July 2023

Acknowledgements

County of San Diego

Honorable Supervisor Dianne Jacob - District 2

Department of Planning and Development Services Director Mark Wardlaw

California Department of Transportation

This Plan was made possible through the Caltrans Transportation Planning Grant Program

Ramona Village Design Committee Members

Rob Lewallen Chair Design Review Board

Carol Fowler Vice Chair Chamber of Commerce

Torry Brean Secretary Community Planning Group

Greg Roberson Design Review Board

Dawn Perfect Ramona Unified School Board / Citizen Representative

Ron Rodolff Chamber of Commerce

Bob Stoody Ramona Unified School Board

Steve Powell Member at Large

Paul Stykel Community Planning Group

Jim Robinson Municipal Water District Board of Directors (former)

Jim Cooper Community Planning Group

Ramona Community Planning Group Members

Jim Piva, Chairman

The many residents of Ramona who participated in the workshops and meetings

Consultant Team

Howard Blackson Project Manager - PlaceMakers

Geoff Dyer Urban Design Professional - PlaceMakers

Nathan Norris Implementation Expert - PlaceMakers

Steve Price Illustrator - Urban Advantage

Leo Casas Architect - Braulio Casas Architect

AJ Remen Charrette Coordinator

ADOPTED: County Board of Supervisors

July 30th, 2014 (2)

February 27, 2019 (3)

July 19, 2023 (8)

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.

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.

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.

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.

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.

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.

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.

Map 1 - Ramona Village Center Sub-Areas

[Figure]

Map 2 - Ramona Village Center Zoning Districts

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)

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.

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.

Map 3 Colonnade Zoning District

[Figure]

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)

TABLE 1.0 COLONNADE SUB-AREA GENERAL DESIGN STANDARDS - ACCESS PATTERNS

[Figure]

TABLE 1.1 COLONNADE SUB-AREA GENERAL DESIGN STANDARDS - BUILDINGS

[Figure]

Map 4 Paseo Zoning Sub-District

[Figure]

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.

TABLE 1.2 PASEO SUB-AREA GENERAL DESIGN STANDARDS - ACCESS PATTERNS

[Figure]

TABLE 1.3 PASEO SUB-AREA GENERAL DESIGN STANDARDS - BUILDINGS

[Figure]

Map 5 Old Town Zoning Sub-District

[Figure]

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.

TABLE 1.4 OLD TOWN SUB-AREA GENERAL DESIGN STANDARDS - ACCESS PATTERNS

[Figure]

TABLE 1.5 OLD TOWN SUB-AREA GENERAL DESIGN STANDARDS - BUILDINGS

[Figure]

a. The following Districts are established under the provisions of this Section:

i. The Natural Zoning District (RM-V1) consists of land subject to the Santa Maria Creek Master Plan and is intended to approximate a open, undeveloped condition to be reserved as Natural Space.

ii. The Rural Zoning District (RM-V2) consists of mostly undeveloped or agricultural land with little spatial definition of outdoor spaces, if any.

iii. The Edge Zoning District (RM-V3) consists of lightly developed land that is primarily rural residential, equestrian, and agricultural in character, where deep setbacks and limited Lot coverage creates only a minimal level of spatial definition of outdoor spaces.

iv. The General Zoning District (RM-V4) consists of moderately developed land that is generally residential in character, but permits an appropriate level of Shared-uses. Moderate setbacks and Lot coverage by new buildings creates an increased sense of more formal spatial definition.

v. The Center Zoning District (RM-V5) consists of the most developed land and establishes a Main Street sense of place. Shallow setbacks, high Lot coverage and multi-story buildings create a very formal spatial definition.

vi. The Civic Zoning District (RM- CD) 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.

TABLE 1.6 ZONING DISTRICTS (FROM NATURE TO VILLAGE CENTER)

[Figure]

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.

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.

TABLE 1.7 LOT LAYER SUMMARY

[Figure]

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.

TABLE 1.8 BUILDING PLACEMENT ON THE LOT

[Figure]

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.

TABLE 1.9 BUILDING HEIGHT DEFINITION ILLUSTRATED

[Figure]

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.

TABLE 1.10 PUBLIC ENCROACHMENTS & PRIVATE FRONTAGES

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19)

Lots located within the RM-V5 - Center District shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to be constructed within the Thoroughfare Right-of-Way (See Table 2.5). The construction improvement requirements (sidewalk, landscape, furnishing, street trees, etc) and fees are based upon Lot Widths (§ 8731). These Public Frontage Requirements are located in § 8850 Public Thoroughfares Design Standards. Cross reference the following RM-V5 Sub-Section requirements with the previous list Sub-Area Sections - Colonnade, Paseo, Old Town - conformance requirements. Note that the sub-sections below are listed in an iterative succession to assist in determining if the project is in compliance with this RM-V5 Center District development standard requirements.

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.

a. Permitted Uses for Lots designated as RM-V5 are listed on Table 2.0.

b. Buildings may combine up to three (3) Uses.

c. Building Frontage Storefront Bay widths shall be divided into patterns of minimum of 25-feet and maximum 50-feet widths.

d. Residential Uses, and related Private Frontages and Encroachments, are not allowed within the first Story on a Lot abutting the Main Street Frontage Residential Restriction Line, as shown on the Ramona Village Core Zoning Map, Old Town, Paseo, and Colonnade Sub-Area Zoning Maps.

e. Wireless Telecommunication Facilities and tower 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.

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.

TABLE 2.0 PERMITTED USES

[Figure]

a. All parking and garages shall be located in the third Lot Layer as illustrated on Table 2.4.D.

b. Vehicular entrances to parking lots, garages and 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, Landscape and/or Streetscreens.

d. Pedestrian exits from all parking areas accessing a non-residential building use, should exit towards the Lot Frontage Line(s).

e. The minimum number of parking spaces required for each Use is specified on Table 2.1 Parking requirements shall only be adjusted as specifically indicated in this Section.

f. Commercial Uses under 3,000 square feet in the Old Town Sub-Area shall be exempt from all parking space requirements.

g. 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.

h. For Lots with more than one Use (i.e. Shared-Uses), 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 2.2.

i. Determination of required parking for Use combinations not listed on Table 2.1 shall be approved on a case-by-case basis through the Site Plan process as referenced in § 8700.

j. The Shared-Use Parking multiplier may be used to reduce the total number of parking spaces required for combinations of Uses listed on Table 2.2.

k. Shared-Use Parking calculations shall be rounded up to a whole number and two (2) Uses shall use the highest multiplier percentage.

l. Outdoor Storage. Loading and Service Areas shall be located in the second and third Lot Layers on Table 2.4.D Parking and Storage Diagram.

m. 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 exclusion of Agriculture Equipment Storage Uses.

n. 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 2.1 V5 REQUIRED VEHICULAR PARKING SPACES

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

TABLE 2.3 PARKING PLACEMENT STANDARDS (ADVISORY)

[Figure]

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.

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).

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.

a. Pervious Pavements may be used in all Lot Layers (see Table 2.4.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.

TABLE 2.4 RM-V5 SUMMARY TABLE

[Figure]

a. Buildings shall be setback in relation to the boundaries of their Lots as specified on Table 1.7.

b. Open Porches, Common Yards, Stoops, Terraces, Entry Planters, Balconies, bay windows, and roof overhangs may Encroach within the first Lot Layer 100-percent of its depth, as specified on Table 2.5.

c. Awnings, Arcades, and Galleries may Encroach within the Public Sidewalk Frontage 100-percent of its depth and shall clear the Sidewalk vertically by at least eight (8) feet as specified on Table 2.5.

d. A first Story Lodging Use shall be raised a minimum of three (3) feet from the average grade of the Sidewalk. First Story Lodging primary access is not allowed on a Lot with a Main Street Frontage Line designation.

e. Buildings with a first Story Commercial Use shall have a zero-step Principal Entrance, and the work quarters of Home Businesses shall not be visible from the Main Street Public Frontage.

f. Loading docks and service areas shall be permitted on Secondary Frontages by Exception § 8705.

g. Existing Buildings with a ground floor Commercial Use may use the first Lot Layer for outdoor seating and dinning.

h. Any building on the north side of Main Street in Old Town (§8719) shall have a window covering, such as a Gallery, Awning or window hood attached to the south facing exterior wall of its Primary Frontage (Table 2.5.c-e) within the first Lot Layer.

TABLE 2.5 RM-V5 ENCROACHMENT SPECIFICATIONS

[Figure]

a. The exterior finish material on all Facades shall be limited to brick, adobe, native stone, tinted and textured concrete, wood siding, or stucco as illustrated on Table(s) 1.1, 1.3, and 1.5 and follow this general pattern:

i. Building wall materials shall be combined on each Facade horizontally with the heavier materials placed below lighter materials, with the lightest material on top.

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. Painted building 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 Design 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, and follow this general pattern.

i. Doorways 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.

d. All window openings, including Porches, Galleries, and Arcades, shall be square or vertical in proportion, excluding Shop Front windows for Commercial Uses (Table 2.6 a) and follow this general patterns:

i. All ground floor Facades shall be glazed with clear glass no less than 30-percent of the first Story.

ii. Buildings with a ground floor Commercial Use shall be glazed with clear glass no less than 70-percent of the first Story.

iii. Openings above the first Story shall not exceed 50-percent of the total building wall area, with each Facade being calculated independently.

iv. 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.

v. The open window transom area on a Store Front is not included in the front Window Fenestration calculation.

e. Shutters, if present, shall be exactly 1/2 the width of the window they cover and shall be operational. Shutters shall be constructed of wood, or engineered wood, and may be paneled or louvered.

f. Streetscreens should be used to clearly define a Lot’s un-built space (parking area or civic space) fronting onto a Primary Thoroughfare, and follow these general patterns (see Table 2.8.h):

i. Streetscreens shall be of a similar design to the Facade of buildings they abut.

ii. In the absence of building Facade along any part of a Frontage Line, Streetscreens shall be built along the same vertical plane as the Facade. Streetscreens should maintain the Building Frontage bay rhythm and pattern.

iii. Streetscreens shall be between three and a half (3.5) and six (6) feet in height. Streetscreens should be of similar design as adjacent hedge or fencing, see Table 2.7.

g. Upper floors shall be enhanced by outdoor living spaces such as balconies, verandas, patios and loggias and shall be constructed of wood or metal and be visibly supported by brackets.

h. Each 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, 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. Building with flat or rear sloping shed roofs shall have a simple front parapet a minimum of 42-inches high.

iv. Roof mounted equipment shall be setback and screened from view from adjacent thoroughfares 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 Map 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), as illustrated on Table(s) 1.1, 1.3, and 1.5.

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 roofline into segments as illustrated on Table 1.1.c.

iii. Principal Entrances for Buildings with no Front yard Setback shall be recessed 24-inches minimum.

iv. Buildings at corner Lot locations shall include a vertical feature or architectural expression of a type and character that calls attention to the corner as prominent location.

v. Fenestration patterns on upper Facade areas shall be aligned vertically and horizontally to establish a balanced symmetry in design as illustrated on Table 2.6.a.

vi. Fenestration patterns of upper Facade areas shall honor the rhythm and pattern of the same elements on neighboring buildings as illustrated on Table(s) 1.1, 1.3, and 1.5.

TABLE 2.6 RM-V5 RAMONA VILLAGE CENTER DESIGN STANDARDS ILLUSTRATED

[Figure]

[Figure]

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 2.7 and shall be limited to five (5) sign types per each lot along the Primary Frontage in the first Lot Layer (See Table 2.7b) 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. One (1.0) square foot of signage area per every one (1.0) linear feet of Principle Building Frontage or Bay. If on a corner lot, the applicant shall choose which frontage is its primary frontage. Additional signage area may be granted for signs that contribute to the Building Design Standards rural town center quality found in § 8741.

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 2.7.j). Single tenant Monument Signs are allowed to be up six (6) feet wide and five (5) feet tall, including the base or pedestal, and shall not exceed up to 30-square feet max.

t. Outdoor Menu Boards 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, unless screened or not visible from the right-of-way, then an Exception not exceeding six (6) feet tall 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. 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, 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. 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.

TABLE 2.7 RM-V5 SIGN STANDARDS (GRAPHICS ARE ADVISORY)

[Figure]

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.

a. Fencing shall be located on Primary Frontages, Secondary Frontages, and shared Lot Lines.

b. Fencing types diagrammed on Table 2.8 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

d. Streetscreens are required for screening parking areas from thoroughfares. Specific designs shall be incorporated along the Primary Frontage Line and should follow these general patterns as illustrated on Table 2.8.h and § 8741.f:

i. Streetscreens shall be located along the Primary and Secondary Frontage Lines.

ii. Streetscreens should continue the vertical and horizontal planes of the adjacent Building Facade(s)

iii. Streetscreens shall have openings no larger than necessary to allow automobile and pedestrian access.

TABLE 2.8 RM-V5 FENCING STANDARDS

[Figure]

a. Measured from Main Street Frontage, all new development exceeding 150 feet in length shall include at least one (1) Shared Civic Space type as generally described on Table 2.9 and shall be 2,000 square feet minimum.

b. Privately owned, but publicly accessible, Shared Civic Space shall be located in the first and/or second Lot Layer.

c. Shared Civic Space types diagrammed on Table 2.9 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 Spaces 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 (§ 8739), 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 their 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 three (3) trees for every 1000 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 § 8737.

i. 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.

j. Shrubs should be medium-sized, low-creeping variety and shall include Calliandra, Ceanothus, Grevillea noellii, Lantana, Juniperus, Mahonia, Nerium oleander, Pittosposu, Photinia, Pyracantha, Rapiolepis, Ribes and Rhus species.

TABLE 2.9 RM-V5 SHARED CIVIC SPACE TYPES

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19) (Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)

Lots located within the RM-V4 - General District shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to be constructed within the Thoroughfare Right-of-Way (See Table 3.5). The construction improvement requirements (sidewalk, landscape, furnishing, street trees, etc) and fees are based upon Lot Widths (8771). These Public Frontage Requirements are located in § 8857 Public Realm - Thoroughfares.

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.

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.

TABLE 3.0 PERMITTED USES

[Figure]

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.

TABLE 3.1 V4 REQUIRED VEHICULAR PARKING SPACES

TABLE 3.1 V4 REQUIRED VEHICULAR PARKING SPACES

TABLE 3.2 SHARED-USE PARKING MULTIPLIER

TABLE 3.3 PARKING PLACEMENT STANDARDS (ADVISORY)

[Figure]

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.

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).

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.

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.

a. Pervious Pavements may be used in all Lot Layers (see Table 3.4.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.

TABLE 3.4 RM-V4 SUMMARY TABLE

[Figure]

a. Open Porches, Common Yards, Stoops, Terraces, Balconies and bay windows may Encroach within the first Lot Layer 50% of its depth.

b. Awnings may Encroach within the Public Sidewalk.

c. All Frontages shall be in conformance with Table 3.5.

TABLE 3.5 RM-V4 ENCROACHMENT SPECIFICATIONS

[Figure]

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.

TABLE 3.6 RM-V4 SIGN STANDARDS (GRAPHICS ARE ADVISORY)

[Figure]

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.

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.

TABLE 3.7 RM-V4 FENCING STANDARDS

[Figure]

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.

TABLE 3.8 RM-V4 CIVIC SPACE TYPES (ADVISORY)

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19) (Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)

Lots located within the RM-V3 - Edge District shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to be constructed within the Thoroughfare Right-of-Way (See Table 4.5). The construction improvement requirements (sidewalk, landscape furnishing, street trees, etc) and fees are based upon Lot Widths (§ 8771). These Public Frontage requirements are located in § 8857 Public Realm - Thoroughfares.

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.

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.

TABLE 4.0 PERMITTED USES

[Figure]

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

TABLE 4.1 V3 REQUIRED VEHICULAR PARKING SPACES

TABLE 4.2 SHARED-USE PARKING MULTIPLIER

TABLE 4.3 PARKING PLACEMENT STANDARDS (ADVISORY)

[Figure]

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.

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).

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.

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.

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.

TABLE 4.4 RM-V3 SUMMARY TABLE

[Figure]

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.

TABLE 4.5 RM-V3 ENCROACHMENT SPECIFICATIONS

[Figure]

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.

TABLE 4.6 RM-V3 SIGN STANDARDS (GRAPHICS ARE ADVISORY)

[Figure]

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.

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.

TABLE 4.7 RM-V3 FENCING STANDARDS

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19) (Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)

Lots located within the RM-V2 - Rural District shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to constructed within the Thoroughfare Right- of-Way (See Table 5.4). The construction improvement requirements (sidewalk, landscape, furnishing, street trees, etc) and fees are based upon Lot Widths (§ 8811). These Public Frontage requirements are located in §8857 Public Realm - Thoroughfares.

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.

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.

TABLE 5.0 PERMITTED USES

[Figure]

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.

TABLE 5.1 V2 REQUIRED VEHICULAR PARKING SPACES

TABLE 5.2 PARKING PLACEMENT STANDARDS

[Figure]

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)

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).

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.

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.

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.

TABLE 5.3 RM-V2 SUMMARY TABLE

[Figure]

a. Porch, Common yards, balconies, bay windows, and roof overhangs may Encroach within the first Lot Layer as specified on Table 5.4.

TABLE 5.4 RM-V2 ENCROACHMENT SPECIFICATIONS

[Figure]

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.

TABLE 5.5 RM-V2 SIGN STANDARDS (GRAPHICS) (GRAPHICS ARE ADVISORY)

[Figure]

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.

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.

TABLE 5.6 RM-V2 FENCING STANDARDS

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19) (Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)

Lots located within the RM-V1 Natural District shall be subject to the requirements of this section and the Resource Protection Ordinance (RPO) § 86.601 et seq. as these areas include sections of the Santa Maria Creek Greenway, Floodway, and Floodplain. Lots located within the RM-V1 should also be subject to the Ramona Community Trails and Pathways Plans to provide trail easements for the Santa Maria Creek Greenway.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to constructed within the Thoroughfare Right- of-Way (See Table 1.7). The construction improvement requirements (sidewalk, landscape, furnishing, street trees, etc) and fees are based upon Lot Widths (§ 8811). These Public Frontage requirements are located in § 8857 Public Realm - Thoroughfares.

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.

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.

TABLE 6.0 PERMITTED USES

[Figure]

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.

TABLE 6.1 V1 REQUIRED VEHICULAR PARKING SPACES

TABLE 6.2 PARKING PLACEMENT STANDARDS

[Figure]

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

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.

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.

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.

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.

TABLE 6.3 RM-V1 SUMMARY TABLE

[Figure]

a. Porch, Common yards, balconies, bay windows, and roof overhangs may Encroach within the first Lot Layer as specified on Table 6.4.

TABLE 6.4 RM-V1 ENCROACHMENT SPECIFICATIONS

[Figure]

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

TABLE 6.5 RM-V1 SIGN STANDARDS (GRAPHICS ARE ADVISORY)

[Figure]

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.

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.

TABLE 6.6 RM-V1 FENCING STANDARDS

[Figure]

(Amended by Ord. No. 10594 (N.S.) adopted 2-27-19) (Amended by Ord. No. 10858 (N.S.) adopted 7-19-23)

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)

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.

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.

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.

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.

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.

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.

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

MAP AL-1 ALPINE VILLAGE CORE ZONING DISTRICTS

[Figure]

TABLE AL-1.0 PERMITTED USE TYPES

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)

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.

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.

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.

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.

TABLE AL-2.0 LOT LAYER SUMMARY (SECTION 8913)

[Figure]

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.

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.

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.

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.

TABLE AL-2.1 REQUIRED VEHICULAR PARKING SPACES (SECT. 8918)

[Figure]

TABLE AL-2.2 SHARED USE PARKING MULTIPLIER (SECT. 8918)

MAP AL-2 VILLAGE CORE ZONING DISTRICT

[Figure]

Lots located within the AL-V2 Core District (AL-V2) shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to be constructed within the Thoroughfare Right-of-Way (See Table AL-3.1). The construction improvement requirements (sidewalk, landscape, furnishings, street trees, etc.) and fees are based upon Lot Widths (§ 8921). These Public Frontage requirements are located in § Public Thoroughfares Design Standards.

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).

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.

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.

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.

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.

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).

Table AL-3.0 AL-V2 SUMMARY TABLE

[Figure]

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.

TABLE AL-3.1 AL-V2 ENCROACHMENT SPECIFICATIONS

[Figure]

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.

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.

TABLE AL-3.2 AL-V2 SIGNAGE STANDARDS

[Figure]

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.

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.

TABLE AL-3.3 AL-V2 FENCING STANDARDS

[Figure]

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.

TABLE AL-3.4 AL-V2 ALPINE BOULEVARD DESIGN STANDARDS ILLUSTRATIONS

[Figure]

MAP AL-3 VILLAGE EDGE ZONING DISTRICT

[Figure]

Lots located within the Alpine Village Core - Edge District (AL–V1) shall be subject to the requirements of this section.

ATTENTION PRIVATE DEVELOPERS: Public Frontage Improvements are required to be constructed within the Thoroughfare Right- of-Way (See Table AL-3.1). The construction improvement requirements (sidewalk, landscape, furnishings, street trees, etc.) and fees are based upon Lot Widths (§ 8941). These Public Frontage requirements are located in § 8970 Public Thoroughfares Design Standards.

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).

a. Permitted Uses for Lots designated as V1 are listed on Table AL-1.0.

b. Buildings may combine two (2) Uses.

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.

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.

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.

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).

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.

Table AL-4.0 AL-V1 SUMMARY TABLE

[Figure]

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.

TABLE AL-4.1 AL-V1 ENCROACHMENT SPECIFICATIONS

[Figure]

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.

TABLE AL-4.2 AL-V1 SIGNAGE STANDARDS

[Figure]

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.

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.

TABLE AL-4.3 AL-V1 FENCING STANDARDS

[Figure]

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.

MAP AL-4 VILLAGE CIVIC ZONING DISTRICT

[Figure]

Publicly Owned Lots located within the Alpine Civic District (AL-CD) shall be subject to the requirements of this section.

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.

a. All signage shall be allowed by Exception.

a. Parking and landscaped areas shall utilize § 8965 stormwater paving, channeling, storage and filtration techniques.

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.

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).

a. Civic Buildings shall be permitted by Exception.

TABLE AL-5.0 CIVIC DISTRICT PERMITTED USES

TABLE AL-5.1 CIVIC DISTRICT TYPES

[Figure]

MAP AL-5 VILLAGE CORE THOROUGHFARES

[Figure]

Public Thoroughfares located within the Alpine Village Core shall be subject to the requirements of this section and managed by County of San Diego Department of Public Works and is intended to coordinate public and private realm planning.

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.

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.

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.

TABLE AL-6.0 PUBLIC FRONTAGE DIAGRAM (ILLUSTRATIONS FOR ADVISORY PURPOSES)

[Figure]

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)

TABLE AL-6.1 THOROUGHFARE TYPES

[Figure]

TABLE AL-6.2 THOROUGHFARE TYPES

[Figure]

TABLE AL-6.3 THOROUGHFARE TYPES

[Figure]

TABLE AL-6.4 ADVISED STREET TREE LIST

[Figure]

TABLE AL-6.5 STREET TREE PLANTING PATTERNS (ILLUSTRATIONS FOR ADVISORY PURPOSES)

[Figure]

TABLE AL-6.6 PEDESTRIAN CROSSINGS (ILLUSTRATIONS FOR ADVISORY PURPOSES)

[Figure]

TABLE AL-6.7 CROSSWALK PLACEMENT (ILLUSTRATIONS FOR ADVISORY PURPOSES)

[Figure]

TABLE AL-6.8 PUBLIC LIGHTING (ILLUSTRATIONS FOR ADVISORY PURPOSES)

[Figure]

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).

ADOPTED: County Board of Supervisors December 9, 2020 (1)