§ 22.108.060. Palo Mesa Village Standards.

The following standards apply within the Palo Mesa village area in the land use categories or specific areas listed.

A.

Community-wide standards. The following standards apply to the entire village area.

1.

Water supply. When a village-wide water system is constructed all users shall connect to the system; individual wells shall be used for non-domestic purposes only.

2.

Drainage plan requirement. All land use permit applications for new structures or additions to the ground floor of existing structures within the area shown on Figure 108-24, shall require drainage plan approval in compliance with Chapter 22.52, unless the County Engineer determines that the individual project site is not subject to or will not create drainage problems.

Figure 108-24: Palo Mesa Drainage Plan Requirements

3.

Circulation. In addition to the circulation standards in Section 22.98.070C, development that is subject to Minor Use Permit or Conditional Use Permit approval shall provide adequate circulation measures to minimize an increase in vehicle turning movements to and from Highway 1 and Halcyon Road.

B.

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

1.

Limitation on use. Land uses shall be limited to: bars and night clubs; caretaker dwellings; consumer repair services; convenience and liquor stores; financial services; gas stations; general retail; hardware stores; indoor amusements and recreation; offices; personal services; restaurants.

2.

Zoning Clearance and Site Plan Review requirements. The following standards apply to all projects requiring Zoning Clearance or Site Plan Review. Applicants that cannot or choose not to comply with the provisions of this Subsection may instead apply for Minor Use Permit approval.

a.

Access. Primary access on the east side of Highway 1 shall be from Halcyon Road.

b.

Limitation on floor area. Each store or use shall be limited to 5,000 square feet of floor area, except that general retail, financial services and offices shall be no more than 2,000 square feet each. General retail cumulatively shall not exceed 25 percent of the total floor area on a site.

c.

Site planning. Building entrances to uses shall be visible from the street. Building layout shall be varied as conceptually illustrated in Figure 108-25. Pedestrian access between on-site uses and adjacent commercial properties shall be provided. Loading and service areas shall be separated from other circulation areas. Street sidewalks shall be separated from curbs by parkways. Outdoor seating, shade and small plazas shall be provided.

Figure 108-25: CR - Commercial Area Design Concept

d.

Architecture. Architecture shall utilize pitched roofs with hipped or gable ends and eaves, wall materials that are linear wood or wood appearing siding, such as lap siding or channel tongue and groove, stucco, brick or stone. Changes in wall and roof planes shall occur at least every 30 feet by the use of offsets and directional shifts. Extensive use of moldings, cornices and other architectural ornamentation shall be provided.

e.

Sign limitation. Free-standing signs shall be limited to monument signs.

f.

Setbacks. Building locations shall have a maximum setback of 20 feet on at least 40 percent of the front and street-corner sides before other on-site building locations are utilized.

g.

Landscaping. At least 15 percent of the site area, not including buildings and setbacks shall be landscaped for shading, screening and pedestrian use of walkways, plazas and seating areas.

3.

Minor Use Permit and Conditional Use Permit requirements. Projects requiring Minor Use Permit or Conditional Use Permit approval shall conform with the requirements of Subsection B.2 as guidelines for new development. These standards may be modified where the Review Authority determines that the intent of the standards is met by alternative designs.

C.

Recreation (REC). The following standards apply within the Recreation land use category within the area shown on Figure 108-26.

Figure 108-26: REC - Cypress Ridge Recreation Land Use Category

1.

Limitation on Use. The allowed uses are as follows:

a.

"previously-approved uses" per D890413D are allowed, including: golf course and related uses, specific commercial uses within the "Village Center", single family residences, eating and drinking places;

b.

additional uses as follows: hotel (not to exceed 103-units), a facility of an approximate 14, 000 square foot footprint (pro-shop, hotel registration, and full service restaurant (200 seat)), employee housing, additional "Village Center" use to allow general public to conduct meetings and social events, and child care facilities.

2.

Open Space. Maintaining the open space as previously approved on the Development Plan/Subdivision (D890413D/TR1933); and

3.

Residential Density. Not increasing residential density as set forth in the approved Development Plan/Subdivision (D890413D/TR1933).

D.

Residential Single-Family (RSF) - Access at Halcyon Road and Highway 1. Uses within the Residential Single-Family land use category on Lots 1, 2 & 3, Block 3, Tract 151 (see Figure 108-27) shall have access only from Camino Del Rey, not from Highway 1.

Figure 108-27: RSF - Southeast Corner of Halcyon Road and Highway 1

E.

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

1.

Access to Highway 1. Residential properties shall gain access to Highway l by way of local streets wherever possible.

2.

Woodland Dairy. The following standards apply only to the former Woodland Dairy property (see Figure 108-28).

Figure 108-28: RS - Woodland Dairy

a.

Permit requirement - Specific Plan. A Specific Plan shall be prepared in compliance with Government Code Section 65450 under the guidance of the County prior to the approval of further subdivision development of the property, although a clustered land division in compliance with Section 22.22.140 may be approved without Specific Plan approval.

b.

Specific Plan objectives. The Specific Plan shall be prepared to achieve the following objectives:

(1)

Project design consistent with the resource carrying capacities of the site and vicinity and compatible with the suburban and rural residential character of the site vicinity.

(2)

Protection of the resources of Black Lake Canyon.

(3)

Project design and development for residential clusters, recreational and incidental small-scale resort and retail commercial uses, with close proximity among and between uses achieving a central village orientation, with convenient pedestrian access to and within open space areas.

(4)

Formulation of methods to fund and implement areawide circulation, public service and facility improvements to support the population growth accommodated by the project and areawide development.

(5)

Use of reclaimed water to satisfy as much of the project non-potable water demands as possible.

c.

Specific Plan - Content. Preparation of the Specific Plan shall include all information required by Government Code Sections 65450 et seq., and shall also include development and analysis of the following information:

(1)

Resource capacities of the project site and site vicinity including water, sewage disposal suitability, schools and traffic.

(2)

Site layout and development concepts for all uses on the property, including location of clustered residential sites and the proposed number of units within each cluster. Development shall utilize the cluster division provisions of Section 22.22.140 with a maximum density of one dwelling per acre.

(3)

A phasing plan for implementation of the project.

(4)

Circulation patterns and street alignments in the project that will minimize vehicle travel, with an emphasis on pedestrian and bicycle access to and through open space areas.

(5)

Proposed means of protecting the resources of Black Lake Canyon.

(6)

Proposed programs to study and where appropriate, to be part of the funding and implementation of areawide circulation, public facility and service improvements necessary to support the growth accommodated by the project and areawide development.

d.

Permit requirements - Development after Specific Plan. The Specific Plan shall include a section that identifies the permitting and processing requirements for development of the property after adoption of the Specific Plan.

e.

Site access. Access to the project site is not to be from the south edge of the property in Black Lake Canyon. Proposed parcels within the development shall be accessed from the internal street system.

f.

Community services. Establish community water supply and sewage disposal systems. The community water system shall be integrated into a village-wide water system, if possible.

g.

Mitigation measures. The Specific Plan shall incorporate wherever possible the mitigation measures identified in the Final Environmental Impact Report prepared for the Bjerre General Plan amendment application (County file no. G831130:1).

[Amended 1981, Ord. 2063; 1985, Ord. 2239; 1997, Ord. 2800; Added 2002, Ord. 2968; Amended 2014, Ord. 3256]