Visual Resources

GOAL 20. Protect and enhance the visual resources and landscapes of Mono County.

Objective 20.A.

Maintain and enhance visual resources in the county.

Policy 20.A.1. In order to protect and enhance important scenic resources and scenic highway corridors as identified in the MEA, designate such areas throughout the county for Open Space, Agriculture, Resource Management, or similar low intensity uses.

Action 20.A.1.a. Identify important scenic resources, including scenic highway corridors, in the MEA.

Policy 20.A.2. Coordinate county visual resource policies with federal and state visual policies and objectives.

Action 20.A.2.a. Work with federal, state, local, and other appropriate organizations to review and coordinate the protection and enhancement of the county's scenic resources.

Policy 20.A.3. Preserve the visual identity of areas outside communities.

Action 20.A.3.a. Concentrate future development in or adjacent to existing communities.

Action 20.A.3.b. Retain the rural character of areas outside existing communities by restricting development to low-intensity uses; high-intensity uses outside communities should be permitted only through the Specific Plan process.

Action 20.A.3.c. Avoid the inclusion of scenic areas within spheres of influence for urban service providers.

Action 20.A.3.d. Consider providing opportunities for development in scenic areas in exchange for permanent open-space preservation.

Policy 20.A.4. Protect significant scenic areas by maintaining land in those areas in public ownership.

Action 20.A.4.a. Encourage the use of federal and state designations that recognize significant scenic areas.

Action 20.A.4.b. Encourage the transfer of ownership of visually significant private land to public land management agencies or land conservation organizations for the purpose of preserving scenic resources.

Action 20.A.4.c. Encourage private landowners with visually significant property to grant or sell a conservation easement to a land conservation organization to protect the land as open space, including continued agricultural uses.

Action 20.A.4.d. Continue to use land use regulations and subdivision regulations to preserve open space for scenic purposes.

Action 20.A.4.e. Conserve scenic highway corridors by maintaining and expanding large-lot land use designations in areas within view of scenic highways.

Policy 20.A.5. Restore visually degraded areas when possible.

Action 20.A.5.a. Promote reclamation of existing quarry sites to natural conditions following exhaustion of the mineral resource or abandonment of operations.

Action 20.A.5.b. Work with existing uses to mitigate the adverse visual impacts of those uses; e.g., by painting, landscaping, or otherwise screening the use.

Action 20.A.5.c. Encourage private restoration of disturbed sites.

Action 20.A.5.d. Consider visual impacts during the Grading Permit Process.

Action 20.A.5.e. Require the restoration of disturbed sites following construction, but prior to issuance of a Certificate of Occupancy.

Policy 20.A.6. Restore abandoned roadway sections and/or improvements along scenic highways.

Action 20.A.6.a. Require the governmental entity responsible for the roadway abandonment to restore the road bed and adjacent area to a condition comparable to surrounding lands.

Objective 20.B.

Maintain a countywide system of state and County-designated scenic highways[4]. (See RTP for designated roads.)

Policy 20.B.1. Maintain existing State-designated scenic highways.

Action 20.B.1.a. Enforce required regulations for protection of roadways designated as state scenic highways.

Action 20.B.1.b. Work with appropriate agencies to protect visual resources within existing designated scenic highway corridors[5].

Action 20.B.1.c. Work with Caltrans to ensure that state scenic highways are properly signed.

Policy 20.B.2. Seek state scenic highways designation for additional mileage in Mono County.

Action 20.B.2.a. Apply to Caltrans for designation of additional Mono County roadways as state scenic highways.

Policy 20.B.3. Maintain existing County-adopted scenic highways.

Action 20.B.3.a. Study the feasibility and desirability of a County signing program for County-adopted scenic highways.

Policy 20.B.4. Designate additional mileage for the County-adopted scenic highway system.

Action 20.B.4.a. Identify appropriate new road segments for designation.

Policy 20.B.5. Seek state designation of County-adopted scenic highways as official County scenic highways.

Action 20.B.5.a. Apply to Caltrans for designation of County-adopted scenic highways as official County scenic highways.

Policy 20.B.6. Support designation of appropriate highways as National Scenic Byways.

Objective 20.C.

Ensure that development is visually compatible with the surrounding community, adjacent cultural resources, and/or natural environment.

Policy 20.C.1. Future development projects shall avoid potential significant visual impacts or mitigate impacts to a level of non-significance, unless a statement of overriding considerations is made through the EIR process.

Action 20.C.1.a. Future development projects with the potential to have a substantial, demonstrable negative aesthetic effect shall provide a visual impact analysis prior to project approval. Examples of a substantial, demonstrable negative aesthetic effect include:

1. Reflective materials;
2. Excessive height and/or bulk;
3. Standardized designs that are utilized to promote specific commercial activities and that are not in harmony with the community atmosphere;
4. Architectural designs and features that are incongruous to the community or area and/or that significantly detract from the natural attractiveness of the community or its surroundings;
5. Dust or steam plumes; and
6. Excessive night lighting.

The analysis shall:

1. be funded by the applicant;
2. be prepared by a qualified person under the direction of Mono County;
3. assess the visual environment in the general project vicinity;
4. describe the impacts of the proposed development upon views and scenic qualities within the project site and on surrounding areas; and
5. recommend project alternatives or measures to avoid or mitigate visual impacts.

Mitigation measures shall be included in the project plans and specifications and shall be made a condition of approval for the project.

Policy 20.C.2. Future development shall be sited and designed to be in scale and compatible with the surrounding community and/or natural environment,

Action 20.C.2.a. Utilize the General Plan design guidelines (see appendices) for residential, commercial, and industrial development projects. At a minimum, the following development standards shall apply:

1. Projects should not dominate the natural environment, and should complement existing community character; the scale, design, and siting of a project should be appropriate for the setting;
2. Building mass should be varied and should be appropriate for the surrounding community or area. Facades in commercial districts should be varied;
3. Project siting and structural design should be sensitive to the climate, topography, and lighting of the surrounding environment;
4. The design, color, and building materials for structures, fences, and signs shall be compatible with the natural environment and/or surrounding community;
5. Visually offensive land uses shall be adequately screened through the use of landscaping, fencing, contour grading, or other appropriate measures;
6. The visual impacts of parking areas shall be minimized through the use of landscaping, covered parking, siting that screens the parking from view, or other appropriate measures;
7. Signs shall comply with the county's Sign Ordinance;
8. Standardized commercial structures, design, and materials shall not be allowed (e.g., a chain franchise shall be designed with materials and finishes that harmonize with the surrounding area);
9. Industrial areas shall be as compact as possible;
10. Exterior lighting shall be shielded and indirect, shall be minimized to that necessary for security and safety, and shall comply with the Dark Sky Regulations where applicable;
11. All new utilities shall be installed underground, in conformity with applicable provisions of the Mono County General Plan (see Chapter 11 of the Land Use Element);
12. Existing roads shall be utilized whenever possible. Construction of new roads should be avoided except where essential for health and safety;
13. Earthwork, grading, and vegetative removals shall be minimized; and
14. All site disturbances shall be revegetated with a mix of species native to the site and shall control for the establishment of invasive, non-native plants including annual grasses. A landscaping plan shall be submitted and approved for all projects.

Action 20.C.2.b. County staff may require project modifications as necessary to implement Policy 2 and Action 2.1 above.

Action 20.C.2.c. Encourage the establishment of Design Review Districts within community areas, in order to provide design guidelines that are more specific to each community.

Action 20.C.2.d. Apply the Scenic Combining District designation in order to minimize the impacts of development in scenic areas outside communities, including in scenic highway corridors.

Action 20.C.2.e. Require the establishment of building envelopes during the subdivision process, where appropriate, to mitigate visual impacts.

Action 20.C.2.f. Work with federal and state agencies on development projects on their lands to ensure that potential adverse visual impacts are fully mitigated.

Action 20.C.2.g. Existing visually offensive land uses located within scenic highway corridors should be adequately landscaped or otherwise screened.

Action 20.C.2.h. Require any expansion of existing visually offensive land uses within scenic highway corridors to be adequately landscaped or otherwise screened.

Action 20.C.2.i. Require visually compatible drainage improvements in scenic highway corridors, and comply with the requirements of applicable agencies such as the CDFW, Lahontan Regional Water Quality Control Board, and Army Corps of Engineers. When feasible, do not place streams in underground drainage structures.

Action 20.D.2.j. Reconsider development impact fees and other funding to improve new drainage systems in communities, and consider a requirement for development to fully mitigate drainage impacts.

Policy 20.C.3. Proposed transmission and distribution lines shall be designed and sited to minimize impacts to natural and visual resources.

Action 20.C.3.a. Install utilities underground in conformity with Chapter 11 of the Land Use Element and the Mono County Code.

Action 20.C.3.b. Require that utilities for all new subdivisions be installed underground, unless specific hardships can be demonstrated in conformity with the Mono County Code.

Action 20.C.3.c. Pursue the establishment of underground utility districts within scenic highway corridors as a mechanism to place existing overhead lines underground.

Action 20.C.3.d. Apply to SCE for financial support to convert eligible overhead lines to underground utilities.

Action 20.C.3.e. Enforce the policies in the Energy section of the Conservation/Open Space Element pertaining to the siting and design of transmission lines and fluid conveyance pipelines.

Action 20.C.3.f. Avoid siting cellular towers in Bi-State sage grouse habitat to the extent possible; if no alternatives exist, site towers in lowest quality habitat possible.

Policy 20.C.4. Promote revegetation and reforestation programs along County roads, including designated scenic highways.

Action 20.C.4.a. Seek funding and work with appropriate agencies to develop and implement revegetation and reforestation programs along County roads, including scenic highways.

Action 20.C.4.b. Revegetation plans should include measures to ensure the control of invasive, non-native plants including annual grasses.

Action 20.C.4.c. Revegetation plans should utilize plantings from local native stock, including adjacent riparian and wetland plants, and locally collected seed when feasible.

Action 20.C.4.d. Seek ways to form partnerships that will facilitate mitigative control or eradication of invasive non-native plants in and around town areas. Identify and explore methods of forming collaborations, funding, and facilitating such programs.

Policy 20.C.5. Minimize the visual impact of signs within designated scenic highway corridors.

Action 20.C.5.a. Prohibit billboards and off-premises advertising signs within scenic highway corridors.

Action 20.C.5.b. Amend the Sign Ordinance to regulate the number, type, size, height, design, materials, color and texture of on-premise attached signs within scenic highway corridors.

Action 20.C.5.c. Require a use permit for all on-premise freestanding signs in scenic highways corridor.

Action 20.C.5.d. Amend the Sign Ordinance to clarify the amortization procedures for non-conforming signs.

Policy 20.C.6. Establish and implement roadway improvement standards for designated scenic highways.

Action 20.C.6.a. Make every effort to work within existing rights of way rather than constructing new roads through scenic areas.

Action 20.C.6.b. Ensure that aesthetics is a major consideration in the design of any new roads through scenic areas.

Action 20.C.6.c. In order to minimize the disruption that can result from the construction of a new road through a scenic area, clear cutting and hillside cuts should be avoided whenever possible.

Objective 20.D.

Heighten awareness of Mono County's unique visual environment.

Policy 20.D.1. Tourist facilities should be located to take advantage of scenic views. (Also see RTP policies.)

Action 20.D.1.a. Work with federal, state, and local agencies to construct roadside turnouts with interpretive information for scenic vistas.

Action 20.D.1.b. Work with federal, state, and local agencies to develop a scenic vista signing program that marks scenic viewpoints from roadways.

Policy 20.D.2. Provide roadside improvements for designated county and state scenic highways. (Also see RTP policies.)

Action 20.D.2.a. Work with appropriate agencies and individuals to develop scenic view areas and roadside stops whenever feasible within scenic highway corridors.

Action 20.D.2.b. Install bicycle lanes, equestrian trails, and foot trails where appropriate along scenic highways.

Action 20.D.2.c. Protect and enhance all historical structures and points of interest and the visual state of their surroundings whenever possible within and adjacent to scenic highway corridors.

Action 20.D.2.d. Encourage the USFS, the BLM, and Caltrans to provide funding for roadside improvements.

Policy 20.D.3. Continue to conduct an anti-litter campaign along County roadways.

Action 20.D.3.a. Continue to place garbage cans at pullouts where appropriate along roadways.

Action 20.D.3.b. Encourage participation in Caltrans' Adopt-A-Highway Program.

Action 20.D.3.c. Continue to enforce litter abatement laws, including fines.

[4]Scenic Highway - Any freeway, highway, road, street, boulevard, or other public right of way that traverses an area of unusual scenic quality and has been designated as a Scenic Highway by the county Board of Supervisors and/or the State of California.

[5]Scenic Highway Corridor - The area of land generally adjacent to (within 1,000 feet) and visible from the highway, which requires protective measures to ensure perpetuation of its scenic qualities. Scenic Highway Routes consist of both the public right of way and the scenic corridor.