Chapter 08- Scenic Combining District & State Scenic Highway
08.010 Applicability.
08.020 Establishment of district.
08.030 Standards – General.
08.040 Standards – State Scenic Highway 395
08.050 Uses permitted subject to Use Permit.
08.060 Uses permitted subject to Use Permit.
08.070 Permit Issuance.
08.010 Applicability.
The S-C, scenic combining, district is intended to regulate development activity in scenic areas outside communities in order to minimize potential visual impacts. Use of the S-C district is encouraged in areas adjacent to and visible from designated scenic highways as well as in other important scenic areas.
08.020 Establishment of district.
The S-C, scenic combining, district may be overlaid on any designation. In addition to the requirements of this chapter, initiation and application of the scenic combining district is subject to the same requirements as a land use redesignation (see Ch. 48, Amendments).
08.030 Standards – General.
- Development in the scenic combining district shall be restricted by the following general standards:
- Visually offensive land uses shall be adequately screened through the use of extensive site landscaping, fencing, and/or contour grading;
- Earthwork, grading and vegetative removals shall be minimized;
- All site disturbances shall be revegetated with plants and landscaping that are in harmony with the surrounding environment (drought-resistant indigenous plants are encouraged). A landscaping plan shall be submitted and approved for all projects;
- Existing access roads shall be utilized whenever possible. Construction of new access roads, frontage roads or driveways shall be avoided except where essential for health and safety;
- The number, type, size, height and design of on-site signs shall be strictly regulated according to the County sign regulations (see Ch. 07);
- The design, color and materials for buildings, fences and accessory structures shall be compatible with the natural setting;
- All new utilities shall be installed underground in accordance with Chapter 11, Development Standards – Utilities; and
- Exterior lighting shall be shielded and indirect and shall be minimized to that necessary for security and safety.
08.040 Standards – State Scenic Highway 395
New development outside communities visible from State Scenic Highway 395 shall be additionally restricted by the following standards:
- The natural topography of a site shall be maintained to the fullest extent possible. Earthwork, grading and vegetative removals shall be minimized. Existing access roads shall be utilized whenever possible. Existing trees and native ground cover should be protected. All site disturbances shall be revegetated and maintained with plants that blend with the surrounding natural environment, preferably local native plants;
- New structures shall be situated on the property where, to the extent feasible, they will be least visible from the state scenic highway. Structures shall be clustered when possible, leaving remaining areas in a natural state, or landscaped to be compatible with the scenic quality of the area;
- To the extent feasible new subdivisions shall not create parcels with ridgeline building pad locations;
- Roofs visible from State Scenic Highway 395 shall be a dull finish and in dark muted colors;
- Vertical surfaces of structures should not contrast and shall blend with the natural surroundings. Dark or neutral colors found in immediate surroundings are strongly encouraged for vertical surfaces and structures;
- Light sources in exterior lighting fixtures shall be shielded, down-directed and not visible from State Scenic Highway 395;
- Fencing and screening shall not contrast in color, shape and materials with the natural surroundings. The use of landscaping to screen utility areas and trash containers is strongly recommended; and
- Signs shall be compatible with the natural surroundings in color and shape. They shall be small in scale. No sign shall be placed or constructed in such a manner that it silhouettes against the sky above the ridgeline or blocks a scenic viewshed. The number, type, size, height and design of on-site signs shall be strictly regulated according to the County sign regulations.
08.050 Uses permitted.
All uses permitted in the basic land use designation with which the scenic combining district is combined shall be permitted.
08.060 Uses permitted subject to Use Permit.
All uses permitted in the basic land use designation with which the scenic combining district is combined shall be permitted, subject to securing a use permit.
08.070 Permit issuance.
The general standards listed in Section 8.03 shall be applied by the Planning Division during review of an application. No permit shall be issued until the project complies with the standards for this district.
