§ 22.104.030. Heritage Ranch Village Standards.

The following standards apply within the Heritage Ranch village reserve line, specifically to the Heritage Ranch project, in addition to the requirements of Section 22.94.070.

A.

Communitywide standards. The following standards apply within the Heritage Ranch project, regardless of the applicable land use category.

1.

Specific Plan. The Land Use Element, North County Area Plan and this Chapter serve as the Specific Plan for development of Heritage Ranch in compliance with Government Code Sections 66450 et seq. and 66474.5 et seq.

2.

Limitation on residential units. Secondary dwellings are not permitted. The total number of residential units (including existing RV sites) allowed at Heritage Ranch shall be 2,900 in accordance with the following table:

Heritage Ranch Residential Units
Land Use Category/Use	Units/Lots as of 2006	Additional Units/Lots	Total Units/Lots
Residential Rural	30	-	30
Residential Single Family	900	338	1,238
Mobile home	488	-	488
Residential Multi-Family	90	215	305
Recreation/Recreational Vehicle Subdivisions	201	-	201
Recreation/012-191-068 ptn formerly TR 1503	-	187	187
Residential Suburban	371	80	451
Total	2,080	820	2,900

 

3.

Circulation standards. Applications for development, land divisions and new land uses within the Heritage Ranch village reserve line shall include provisions for the following.

a.

Provide the County with irrevocable offers of dedication and construct all streets and roads to applicable County Standards. All streets and roads shall be owned and maintained by the Heritage Ranch homeowner's association or considered for maintenance under a zone of benefit within the applicable governmental jurisdiction.

b.

Development, subdivision or construction which generates additional traffic shall contribute to a proportional share of the cost to fund road improvements necessary to mitigate traffic impacts to Lake Nacimiento Drive, either as part of discretionary approvals or upon adoption of an ordinance establishing road improvement fees.

4.

Water and wastewater disposal. Prior to application acceptance, land use, land division, and building permit applications shall include a written verification of water and sewer service and or acceptable wastewater disposal is proposed from the Heritage Ranch Community Services District.

5.

Water consumption. As each new phase of development is proposed, the applicable land use permit or land division application shall include a tabulation of existing water use within the total project and an estimate of the amount of water needed to supply the proposed new development. This data shall be reviewed and approved by the Heritage Ranch Community Services District prior to approval of the development application.

6.

Water resource monitoring. The applicant shall submit figures showing the total amount of water being used in the project to the Heritage Ranch Community Services District.

7.

Wastewater Disposal. All applicable land use permit or land division applications shall submit a wastewater disposal plan to include the amount of flow, disposal issues and options for alternative disposal for review and approval by the Heritage Ranch Community Services District.

8.

Site planning and development standards. Proposed development shall be designed and constructed in compliance with the following standards.

a.

Snake and Dip Creeks. Retain Snake and Dip Creeks in their natural state, except for stock ponds, creek crossings, and low intensity recreational uses such as trails and picnic areas.

b.

Vegetation Protection. Site new development to avoid areas of dense brush and oak woodland vegetation to the maximum extent feasible.

c.

Slopes. Site new development to avoid areas with slopes exceeding 30 percent.

d.

Use Limitation. No mobile home, recreational vehicle, tent or other temporary living quarters shall be located on any lot not specifically authorized for such use.

e.

Setback. Provide a minimum open space setback of 500 feet from the centerline of Lake Nacimiento Drive for all structures.

f.

Tree Protection. Restrict removal and impacts to the root zones of oak or grey pine trees which measure more than eight inches in diameter at four feet above existing grade to proposed road rights-of-way, parking areas, and building pads, except where authorized by an approved Zoning Clearance, Minor Use Permit, Conditional Use Permit, or Tree Removal permit.

g.

Tree Replacement. Replacement trees shall be planted at a ratio of two trees for every one tree impacted and four trees planted for every one tree removed. Replacement trees shall be one gallon and shall be the same species as the tree removed or impacted.

h.

Parking. Provide a minimum of two parking spaces, one of which shall be covered, for each new residential unit in a new development.

i.

Biological Resources. At the time of construction, land use or land division permit application, whichever occurs first, the applicant shall provide a botanical and biological report, prepared by a qualified botanist and biologist, approved by the environmental coordinator.

j.

Botanical surveys. Surveys shall be performed during the appropriate blooming period for the plant species. Any sensitive species/communities or trees found within project boundaries shall be shown on all applicable construction plans. New structures shall be placed in a manner that avoids removal of special status species, sensitive plant communities, and trees. If the property owner shows the County that the special status species, sensitive plant communities, or trees cannot be avoided, the project proponent shall obtain appropriate permits from other agencies with jurisdiction (e.g., USFWS or CDFG), to ensure that there is no violation of policy or legislation that protects the special status plant species, sensitive plant community, or trees. As appropriate, the project proponent shall also provide the County with a plan to relocate and/or replace special status plants and/or trees that are removed or impacted.

k.

Low Impact Development (LID). All development that will result in an increase in impervious area shall incorporate LID design features into the project. The selected LID features shall address downstream flooding, higher peak flows, a reduction in groundwater recharge, and polluted runoff

9.

Subdivision standards. The following standards apply to all new land divisions.

a.

Limitation on further subdivision. Further division of existing parcels created by Tracts 424, 446, 447, 452, 466, 474 and 475 is prohibited.

b.

Deed restrictions for slopes. New land divisions shall provide deed restrictions on building sites to limit building to areas with slopes less than 30 percent.

c.

Clustering requirement. New land divisions in areas other than Residential Single Family, shall be designed in compliance with the cluster division provisions of Section 22.22.140.

d.

Fire hydrants. Fire hydrants shall be provided by the developer at locations approved by the California Department of Forestry between development clusters.

e.

Common ownership lots. All lots designated as common ownership lots within any subdivision shall be conveyed to the Heritage Ranch Property Owner's Association by grant deed. These lands and facilities shall be conveyed to the association, and shall be offered for dedication to the County for acceptance and administration in the event that the property owner's association does not fulfill the commitments set forth in its articles of incorporation and bylaws.

f.

Required open space. New land divisions shall collectively maintain an open space area of 5,229.30 acres including contiguous areas of the ranch outside and adjacent to the village reserve line. Compliance with the required open space area and its configuration shall be reviewed with each land division application and shall be in compliance within each subdivision with the following table:

Heritage Ranch Open Space Inventory
Approved Open Space - Within Village	Individual Acres	Cumulative Acres
May, 2006 Total through Tract 1990	3,039.52	3,039.52
Remainder Tract 1910 (Former Lot 153)	703.00	3,742.52
Required Open Space - Within Village
Remainder Tract 1910	100.00	3,842.52
Remainder Tract 1990	373.00	4,215.52
Tract HRH Subdivision	89.00	4,304.52
Lot 6 of Tract 720:   Former Tract 1503   Village Center Former Tract 1666	105.00 26.65 4.79	4,409.52 4,436.17 4,440.96
Approved Open Space - Outside Village
Weyrich Certificate Parcels	393.00	4,833.96
Required Open Space - Outside Village
Lot 6 of Tract 720 ptn outside Village	395.34	5,229.30
Total	5,229.30	5,229.30

 

10.

Height limitations. For lots within Tract 452 and 474, two-story structures are allowed only on the following lots:

a.

Tract 452: Lots 21-38, 49-55, 58-66, 91-97, 115-118, 140-143, 150-154, 159-199, 207-230, 225-260, and 273.

b.

Tract 474: Lots 1-45.

B.

Commercial Retail (CR). The following standards apply within the CR land use category.

1.

Limitation on use. All land uses identified by Section 22.06.030 as allowable, permitted, or conditional uses within the CR land use category may be authorized in compliance with the land use permit requirements of that Section, except: auto, mobile home and vehicle dealers (supplies sales allowed); outdoor sports and recreation; and multi-family dwellings.

2.

Sign standards. One monument sign with a maximum of 60 square feet, is allowed for each 300 linear feet of site frontage or portion thereof. All other signs shall be located on building facades at consistent locations rather than on roofs, and shall be integrated into the architecture of the building.

C.

Open Space (OS). The following standards apply within the OS land use category.

1.

Limitation on use. Land uses shall be limited to: a single shooting range, equestrian facilities and incidental camping, hiking and riding trails, picnic areas; grazing and other agricultural uses; public utility facilities; communication facilities; and pipelines and transmission lines, in compliance with the land use permit requirements of Section 22.06.030.

2.

Limitation on use - Open space lots. Use of the open space lots in Tracts 424, 446, 447, 452, 466, 474, and 475 shall be limited to hiking and riding trails, and approved facilities for recreational, drainage, and utility purposes. These lots shall be retained in permanent open space. Open space lots in future subdivisions shall be subject to this Limitation on use.

D.

Recreation (REC). The following standards apply within the REC land use category.

1.

Limitation on use. Land uses shall be limited to the following in the areas shown, in compliance with the land use permit requirements of Section 22.06.030.

a.

Within the recreational vehicle subdivisions, recreational vehicles and appurtenant uses subject to Subsection D.2.

b.

Within the marina/launch ramp area, marinas, boat access areas, vehicle storage and outdoor sports and recreation.

c.

A guest ranch with a public restaurant, organizational camps, outdoor sports and recreation, rural recreation and camping.

d.

Within the recreational vehicle storage complex, vehicle storage.

e.

Within the recreational centers, public assembly and outdoor sports and recreation.

f.

The equestrian center, wilderness, family, and ball parks - outdoor sports and recreation.

g.

The REC zoned portion of APN 012-191-068 ( Portion of Lot 6, Tract 720, formerly Tr 1503) is limited to residential development and recreational vehicle storage. Residential subdivisions are limited to Residential Single-Family cluster divisions or Residential Multi-Family developments with the density as listed in the table provided in Section 22.102.040.A.2. Required open space shall be in accordance with Section 22.102.040A.9.F

2.

Site development standards - New RV lots. New applications for recreational vehicle subdivisions are subject to the following standards.

a.

A comprehensive grading, drainage and landscaping plan shall be submitted with the application, providing a minimum of 1,250 square feet of reasonably flat area per lot.

b.

The tentative tract map shall include CC&Rs that require use of a consistent design and appropriate maintenance on all on-site storage structures.

c.

Each new RV lot shall have a minimum area of 2,500 square feet.

E.

Residential Rural (RR). The following standards apply within the RR land use category.

1.

Limitation on use. Land uses shall be limited to single-family dwellings, residential accessory uses, home occupations, animal keeping and agricultural uses, energy-generating facilities (limited to renewable energy facilities), cannabis dispensaries, cannabis transport facilities, and cannabis cultivation in compliance with the land use permit requirements of Section 22.06.030.

2.

Limitation on land division. Lots existing on the effective date of the Land Use Element shall be maintained at their present size without further land divisions.

3.

Minimum parcel size. The minimum parcel size for new land divisions is 20 acres.

4.

Sales complex. Use of the sales complex shall be terminated. Uses of the structure are limited to residential single family or residential accessory uses with building permit approval. If the complex shall be converted to residential use, it will be included in the maximum allowable 2,900 units.

F.

Residential Suburban (RS). The following standards apply within the RS land use category.

1.

Subdivision fencing. New applications shall include a plan and specifications for lot perimeter fencing. The responsibility for the construction of the fencing shall be incorporated into the CC&Rs. This fencing shall be maintained under responsibility of the owner associations through CC&Rs.

2.

Limitation on use - Open space lots. Use of the open space lots in new land divisions shall be limited to agricultural uses, biking and riding trails, and approved facilities for recreation, drainage and utility purposes. These lots shall be retained in permanent open space use.

3.

Soils reports. New land division and Conditional Use Permit applications shall include a soils report on the feasibility of on-site sewage systems, if these systems are proposed.

G.

Residential Single-Family (RSF). The following standards apply within the RSF land use category.

1.

Limitation on use - Single-family dwellings. Land uses in Tracts 424, 446, 452 and 474 shall be limited to single-family dwellings, residential accessory uses, and home occupations, in compliance with the land use permit requirements of Section 22.06.030.

2.

Limitation on use - Mobile homes. Land uses in Tract 475 shall be limited to mobile homes, residential accessory uses, and home occupations in compliance with the land use permit requirements of Section 22.06.030.

3.

Subdivision design.

a.

Appropriate open space shall be established through the land division process consistent with the Heritage Ranch Open Space Inventory Table.

b.

An open space buffer of no less than 200 feet between existing and proposed residences shall be maintained between any new land division and the Ibis Lane residential area.

c.

All proposed cluster subdivisions shall provide open space areas, with uses limited to agricultural uses, hiking and riding trails and facilities for drainage, parking, and utilities.

4.

Subdivisions adjacent to Public Facility (PF) category. Any proposed subdivisions adjacent to the Community Services District wastewater treatment ponds shall record a notice to future property owners of the existence of the wastewater ponds and the possibility of odor. The applicant shall consult with the Heritage Ranch Community Service District to address potential issues with odors and the adjacent residential uses.

H.

Reserved.

[Amended 1982, Ord. 2112; 1983, Ord. 2122; 1983, Ord. 2133; 1986, Ord. 2270; 1989, Ord. 2399; 2011, Ord. 3216; 2013, Ord. 3256; 2017, Ord. 3358; 2018, Ord. 3369; 2018, Ord. 3377]