§ 22.94.090. Shandon Sub-area Standards.

The following standards apply to all development and new land uses in the Shandon Sub-area, as shown on Figure 94-5, as applicable to each land use category.

A.

Agriculture (AG). The following standard applies to the Shandon wastewater treatment facility site as shown in Figure 94-64.

1.

Permit required. Conditional Use Permit approval is required for the development of the Shandon wastewater treatment facility. The Review Authority shall find that the wastewater treatment facility is consistent with the applicable provisions of the Shandon Community Plan. The facility shall be designed with an emphasis on groundwater replenishment. It shall be sited to minimize off-site odor and be adequately screened from public view.

[2018, Ord. 3369]

Figure 94-64 \Shandon Wastewater Treatment Facility Site

B.

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

1.

Cholame commercial area defined. The Cholame commercial area on the west side of Highway 46 is 200 feet wide and 500 feet in length, in the northwest quarter of the southwest quarter of Section 30, Township 25 South, Range 16 East.

2.

Permit requirement. Minor Use Permit approval is required for all new uses unless Section 22.06.030 or Article 4 would otherwise require Conditional Use Permit approval.

C.

Commercial Service (CS). The following standards apply within the Commercial Service land use category.

1.

Highway 46 between Shandon and Cholame - Commercial Service area. The following standards apply to the area located on the northwest side of Highway 46 East between Shandon and Cholame, as shown on Figure 94-65.

Figure 94-65: Service Commercial Area

a.

Limitation on use - service commercial area. Land uses shall be limited to the following, subject to the land use permit requirements of Section 22.06.030: Metal Industries - Fabricated; Small Scale Manufacturing; Agricultural Processing (excluding wine tasting and special events); Construction Contractors, Farm Equipment and Sales, Warehousing (no wholesale or retail sales from the site), Caretakers Quarters and Residential Accessory Uses. All uses are limited to the producing, assembling, manufacturing and storing of goods and products that are for rural or agricultural applications or operations.

b.

Permit requirement. Minor Use Permit approval is required for all new or expanded uses, unless a Conditional Use Permit is otherwise required by this Title.

[2016, Ord. 3331]

2.

West Centre and Highway 46. The following standards apply to the property near the intersection of West Centre Street and State Highway 46 as shown in Figure 94-66.

Figure 94-66: CS - West Centre Street and Highway 46

a.

Permit requirement. Conditional Use Permit is required prior to the first entitlement on the site. The Conditional Use Permit shall specify the permit requirements for the full build-out of the site for all new construction. If a separate entitlement has not been obtained prior to the master Conditional Use Permit for the Peck Ranch Master Plan area required by Section 22.110.050.B.1, development of this site shall be included as part of that master Conditional Use Permit.

b.

Limitation on use. Allowable uses shall be limited to Ag Processing, Animal hospitals and veterinary medical facilities, Crop Production and Grazing, Nursery Specialties, Small Scale Manufacturing (limited to artisan/craftsman type operations), Indoor Amusement and Recreation Facilities, Automobile Service Stations and Gas Stations, Restaurants, Libraries and Museums, Outdoor Sports and Recreational Facilities, Public Assembly and Entertainment Facilities, General Retail, Restaurants, Lodging and Personal Services.

c.

Groundwater offset. New non-agricultural uses of groundwater shall be completely offset through one or more of the means listed below prior to issuance of construction permits for any of the following new development: 1) development resulting from new land divisions, 2) development of more than 9,999 square feet of floor area for allowed Small Scale Manufacturing uses, 3) development of more than 2,499 square feet of floor area for all other uses listed in Subsection C.2.b. All criteria are cumulative for a single site. In determining the amount of groundwater to offset, recharge from on-site septic system(s) shall be taken into account.

(1)

Retrofit high-flow toilets and other plumbing fixtures within the Paso Robles Groundwater Basin with low-flow toilets and plumbing fixtures;

(2)

Participate in a county approved plumbing retrofit program for the Paso Robles Groundwater Basin;

(3)

Use the California Urban Water Conservation Council's (CUWCC) best management practices for water conservation;

(4)

Pay a "fair share" of the costs for delivering State water in excess of CSA-16's 2011 allocation of 100 acre-feet per year;

(5)

Participate in a county approved lot retirement program for the Paso Robles Groundwater Basin;

(6)

Participate in the County's Transfer of Development Credits (TDC) program pursuant to Chapter 22.24, provided eligible sending sites are located within the Paso Robles Groundwater Basin, and receiving sites shall not be eligible for a density bonus. The receiver site will receive credit for the water demand that the sending site would have otherwise used, if developed. The ground water off-set shall be determined at the same time the receiver site determination is made.

(7)

Participate in a county-approved rural water conservation program that results in reducing groundwater pumping within the Paso Robles Groundwater Basin.

(8)

Participate in a county-approved fee program that results in reducing groundwater pumping within the Paso Robles Groundwater Basin.

d.

Project design. Buildings and associated improvements shall be designed to be small and low-profile, with a maximum height of 28 feet above average natural grade. Architecture shall be a village and/or agricultural style that blends with the surrounding area. Structures shall connect to natural gas facilities. This standard may be waived with Conditional Use Permit approval provided propane tanks, if proposed, can be adequately screened from public view.

e.

Signage. Allowed signs shall be complementary to the site design and surrounding area. Signage is limited to monument signs of three feet or less in height, highway identification signs a maximum of 32 square feet in area and ten feet in height and one projecting, suspended, marquee or wall sign with a maximum area of 20 square feet, or one suspended sign with a maximum area of 10 square feet for each tenant or business.

f.

Landscape. In addition to the requirements of Chapter 22.16 (Landscaping) landscape materials shall be selected to break up the view of the project from Highway 46 and West Centre Street. Trees shall be selected from the Shandon Community Plan Master Tree List. Landscaping shall use permeable hardscape to the greatest extent feasible and native low water using landscape materials. Irrigated turf may be authorized by the Review Authority for active use areas only.

g.

Stream bank setbacks. Buildings shall be setback a minimum of 100 feet from the top of the stream bank, delineated wetland and riparian habitat.

h.

Circulation.

(1)

Transportation impact fees. Prior to recording a final map, issuance of construction permits or establishment of a use, transportation impact fees shall be paid per the Shandon Capital Improvement Plan (SCIP), unless, as part of the approval of a prior discretionary land use permit or land division application, the appropriate fees were paid and/or circulation facilities were constructed consistent with the SCIP or Chapter 8 of the Shandon Community Plan in order to cover the cost of the transportation impact fees for subsequent projects or land uses.

Prior to the adoption of the SCIP and an associated impact fee ordinance circulation facilities shall be constructed pursuant to Section 22.110.050.A.20.j(1), unless the Review Authority finds, based on a subsequent traffic study, that alternative circulation improvements are sufficient to mitigate the project's transportation impacts.

(2)

Road improvements required. West Centre Street shall be improved to Caltrans standards with new development.

i.

Drainage.

(1)

Drainage shall be handled to maximize percolation and recharge.

(2)

Limit the development of impervious surfaces to reduce run-off volumes.

(3)

Run-off control measures shall be included in new development to minimize the discharge of urban pollutants into drainage areas.

(4)

Stormwater quality measures, such as vegetated swales, linear bio-retention cells within open channels, and permeable paving materials shall be incorporated in new development.

j.

Energy conservation.

(1)

New development shall use energy-efficient equipment, including but not limited to Energy Star appliances, high-energy efficiency equipment, heat recovery equipment, and building energy management systems.

(2)

New development shall include at least four of the following energy conserving techniques:

(a)

Install alternative energy equipment and devices such as solar thermal heating;

(b)

Integrate, where feasible, alternative energy mechanical equipment and accessories within roofing materials and/or blend them with a structure's architectural form;

(c)

Pre-wire commercial and residential development for rooftop photovoltaic (PV) panels or other advanced technology;

(d)

Employ passive solar design and natural daylighting techniques in the design and construction of buildings;

(e)

Provide surfaces and windows (with "low-e" glazing), on south-facing walls, that add significant thermal mass, with proper ventilation, to control and distribute energy throughout structures;

(f)

Use deciduous shade trees on the south, east and west sides of buildings, and low shrubbery immediately south of buildings to maximize passive solar performance; and use evergreen trees, where appropriate, to protect buildings from winter winds, provided the evergreen trees do conflict with the purpose of the deciduous trees.

(g)

Use energy-saving landscaping around buildings and in parking lots to reduce solar gain in summer and allow solar gain in winter;

(h)

Use building materials, components, and systems found locally or regionally to reduce energy use, emissions and transportation costs;

(i)

Use non-toxic building products (e.g. formaldehyde-free insulation, low Volatile Organic Compounds [VOC] paints, etc.); and

(j)

Use lowest water-using or waterless plumbing fixtures, water saving practices, and greywater recycling systems.

k.

Solid waste disposal. New development shall be required to subscribe to waste collection service.

l.

Cultural resources protection. All applications for land divisions and land use permits subject to discretionary review that involve grading, trenching or other ground disturbance shall include a Phase I archaeological survey of the site performed by a qualified archaeologist approved by the Environmental Coordinator. The survey shall include sufficient background archival research and field sampling to determine whether subsurface prehistoric or historic remains may be present. Any further evaluations and investigations and mitigation measures shall comply with County requirements and the provisions of Appendix D of the Shandon Community Plan relating to cultural resources.

m.

Habitat conservation. All land use permits, land divisions and other "covered activities" as defined in the Shandon Community Plan Habitat Conservation Plan (HCP) or other applicable plan shall be developed consistent with HCP. Prior to adoption of an HCP, projects shall be consistent with the applicable mitigation measures shown in Appendix D of the Shandon Community Plan for biological resources.

n.

Environmental mitigation. New development shall comply with the applicable mitigation measures in the Shandon Community Plan Update and San Juan Village (Fallingstar Phase I) Project Final Environmental Impact Report. Table 9.1 in the Shandon Community Plan identifies the type of development for which the mitigation measures in the Final Environmental Impact Report are required.

D.

Residential Rural (RR) - Parcel size. The minimum allowable parcel size for new land divisions in the Residential Rural land use category is 10 acres unless a larger parcel size would otherwise be required by Chapter 22.22.

[Amended 1987, Ord. 2331; 2004, Ord. 3045; 2012, Ord. 3222; 2014, Ord. 3256]