§ 22.96.020. Combining Designation Standards.

A.

Airport Review Area (AR). The following standards apply within the Airport Review combining designation, as shown in Figure 96-2:

Figure 96-2: San Luis Obispo Airport Review Area

1.

Airport Land Use Plans included by reference. The adopted San Luis Obispo County Airport Land Use Plan, and any amendments thereto, is hereby incorporated into this Title by reference as though it were fully set forth here.

2.

Limitation on uses within Airport Review Area. Allowable uses are limited to those designated as "compatible" or "conditionally approvable" by the San Luis Obispo County Airport Land Use Plan, as applicable, in compliance with the land use permit requirements of Section 22.06.030 (Allowable Land Uses and Permit Requirements.

3.

Review for compliance with Airport Land Use Plan. All land use permits, land divisions and General Plan amendments must be found consistent with the San Luis Obispo County Airport Land Use Plan adopted by the San Luis Obispo County Airport Land Use Commission.

4.

Site Design and development standards - Private lands. All development applications for the area within the boundary of the San Luis Obispo County Airport Land Use Plan shall comply with the development standards in that plan, in addition to all applicable provisions of this Title. In the event of conflicts between the provisions of the Airport Land Use Plan and this Title, the more restrictive provisions shall prevail.

5.

Site design and development standards - Airport site. New development projects in County-owned portions of the site of the San Luis Obispo County Airport shall be consistent with the adopted Airport Use Permit (the land use plan for the airport itself), and shall comply with all applicable provisions of the airport lease site standards instead of the provisions of Articles 3 and 4 of this Title.

B.

Historic Area (H) — Historic sites. The following standard applies within the Historic combining designation.

1.

San Luis Obispo Sub-area. Within the San Luis Obispo Sub-area, as shown in Figure 96-1, the provisions of Section 22.14.080 requiring Minor Use Permit approval applies only to the historic structures identified in Chapter 6 of the San Luis Obispo Area Plan (see page IV.6-2), and an area within 200 feet of the structure, and not to other structures or uses which exist or are proposed on the site or to vegetation removal, routine maintenance, repairs or similar activities.

2.

Historic site - Octagon Barn. The following standards apply to the Octagon Barn site within the Historic combining designation, in addition to the provisions of Subsection B.1.

a.

Once the Octagon Barn is restored to provide for public safety and preservation of the historic resource, the sale of agricultural products within the Octagon Barn may be approved in compliance with Section 22.30.510 (roadside stands), except that the agricultural products sold are not limited to those grown on properties owned by the owner of the site of the proposed roadside stand, as long as they are grown within the County.

b.

A new parcel smaller than otherwise permitted by Chapter 22.22 (Subdivision Standards) may be created as a "public lot" through interim ownership by the County and then transferred to a non-profit organization approved by the County.

C.

Sensitive Resource Area (SRA). The following standards apply within the Sensitive Resource Area (SRA) combining designation.

1.

Indian Knob - Required plant species inventory. Prior to approval of any land use permit in the Indian Knob area (see Figure 96-3) a site survey shall be conducted to accurately locate the extent of the rare shrub, Eriodictyon Altissimum. Proposed development shall be located such that the subject plant is preserved.

Figure 96-3: Indian Knob Mountainbalm SRA

2.

Pismo Beach Hillsides (SRA). (See Figure 96-4)

Figure 96-4: Pismo Beach Hillsides Sensitive Resource Area

a.

Permit requirement. Conditional Use Permit approval is required for oil and gas production facilities. Each application shall comply with the following criteria before acceptance.

b.

Application content. Provide a visual analysis in the form of topographic maps with lines of sight, cross sections, photographs and other supporting documentation that demonstrate that the project will comply with the site development standards in Subsection C.2.c.

c.

Site development standards.

(1)

Proposed facilities above the 200-foot elevation, including cut and fill banks, tanks, stacks, and chimneys shall be located so that at least 90 percent of the site is screened by existing topography from view within the City of Pismo Beach and Highway 101. Created topography and vegetation as detailed by plans can be considered to complete the existing "screening" using native vegetation where possible and conform to naturally occurring topographic trends. Exploration and production facilities shall not be allowed in the unobstructed visible hillside above the 200-foot elevation.

(2)

Proposed access roads shall have the minimum feasible cross slopes and visibility, with a maximum road cut of five feet maintained wherever possible in visible areas. Prepare a grading, erosion control and landscaping plan, emphasizing vegetation to screen all visible cut and fill slopes.

(3)

Any new application that proposes facilities at any site other than an existing developed location, must demonstrate through a combination of technical and economic analysis not including proprietary information to the industry that new facilities cannot be reasonably incorporated into existing developed locations.

(4)

Steam generators and other venting equipment shall incorporate the best available technology to minimize the appearance of a smoke or steam plume.

(5)

Steam generators and other equipment that cause smoke or steam, and production facilities for oil resources having high concentrations of sulphur compounds, shall not be emitted within 1,000 feet of a residence and the Pismo Beach City limits.

(6)

Normal workover procedures should not exceed the average maintenance cycle, with the exception of breakdowns and emergencies that are verified to the Director through the Division of Oil and Gas' closest office to the well location.

3.

San Luis Bay Sub-area. Within the San Luis Bay Sub-area, as shown in Figure 96-1, projects requiring Conditional Use Permit approval shall concentrate proposed uses in the least sensitive portions of properties. Native vegetation shall be retained as much as possible.

4.

San Luis Obispo Hillside SRA. All projects within the Sensitive Resource Areas identified in the San Luis Obispo Sub-area are subject to the Highway Corridor Standards contained in Section 22.96.050F.

5.

Upper Diablo Canyon - Access limitation. Further construction of access roads through upper Diablo Canyon (see Figure 96-5) is prohibited.

6.

Upper Diablo Canyon - Transmission lines. Future transmission lines in upper Diablo Canyon (see Figure 96-5) shall be confined to the existing corridor. All exposed grading cuts (except for actual roadways and structure sites) and areas of vegetation removal shall be graded and replanted to blend with existing terrain.

Figure 96-5: Upper Diablo Area

[Amended 1985, Ord. 2215; 2014, Ord. 3256]