Chapter 18.60
SCENIC HIGHWAY CORRIDOR DEVELOPMENT REQUIREMENTS
Sections:
18.60.020 General applicability.
18.60.030 Prohibited activities and uses.
18.60.010 Purpose and intent.
The purpose and intent of this section is to carry out the goals and policies in the Alpine County General Plan related to aesthetics and protection of the county’s outstanding scenic resources. (Ord. 658 § 1, 2004)
18.60.020 General applicability.
The requirements of this chapter apply to any area that is visible from a designated scenic highway corridor as identified in the Alpine County General Plan. (Ord. 658 § 2, 2004)
18.60.030 Prohibited activities and uses.
The following activities and uses are prohibited wherever the use or activity results in improvements, construction, installation of facilities, installation of utilities, or alteration of land that creates a conspicuous visual contrast in form, color, texture, reflectivity or other visual characteristic with the natural background as viewed by the naked eye from the designated scenic highway corridor. Additionally, the activities and uses as set forth in subsections A, B, C, E and G of this section are entirely prohibited within one-quarter mile of any designated scenic highway corridor.
A. General advertising including billboards and other advertising signs not located on the same premises as the business being advertised.
B. Wrecking yards, junkyards and refuse disposal sites.
C. Outdoor displays of merchandise for sale or lease, except that agricultural products primarily grown in the local area may be displayed on lands within the agricultural (AG) or agricultural preserve (AP) zoning district as provided in Section 18.18.030(B)(4); and outdoor displays are allowed within any commercial zoning district (C, NC, -CR) or on land within a planned development zoning district that is designated for commercial use.
D. Commercial telecommunication towers and facilities.
E. Overhead utilities including electrical transmission lines, fiber optic cable, telephone, cable TV and other telecommunication lines.
F. Power generation facilities, except that solar and wind powered facilities that are clearly incidental to a use that is permitted by the existing zoning are allowed as follows:
1. Solar power facilities that do not exceed the building height that is allowed within the zoning district applicable to the property;
2. Small wind energy systems meeting the requirements set forth in California Government Code Section 65892.13.
G. Industrial uses in the categories described below, except uses that qualify as home occupations are allowed pursuant to Section 18.70 of the Alpine County Zoning Ordinance:
1. Uses that are classified as manufacturing by the North American Industrial Classification System (NAICS);
2. Conditional uses within the industrial zone as listed in Section 18.48.030, subsections B through E of the Alpine County Zoning Ordinance. (Ord. 658 § 3, 2004)
18.60.040 Design guidelines.
This section includes suggested design guidelines intended to result in development that is consistent with the goals and policies contained in Section K Aesthetics of the Alpine County General Plan. Views from the scenic highway corridor of cultivated fields, meadows, pastures, ridgelines and steep slopes are particularly important.
The guidelines presented here are for informational purposes only. The Alpine County building and planning departments shall make these guidelines available to the general public in informational material relating to development and construction within the county. Property owners, developers and builders are encouraged to apply these guidelines to their individual projects. The county shall not apply or interpret these guidelines in any way as regulations or mandatory requirements.
A. Limit building height and/or locate buildings on slopes so that the roofline blends with the skyline along the ridge when viewed from the scenic highway corridor.
B. Step building foundations along the slope to minimize site grading and fit buildings to the natural grade of the site.
C. Avoid cantilevering or placing buildings so that they project out over slopes.
D. Use existing vegetation and natural topography to reduce the visibility of structures and graded or disturbed areas.
E. Minimize clearing of trees around structures except for creation of defensible space necessary to reduce wildfire hazard.
F. Install landscaping to reduce the visibility of structures and blend with the natural land cover.
G. Minimize cut and fill slopes by designing and locating roads and driveways to fit with the natural topography as much as possible.
H. Re-grade and re-vegetate graded areas, cut and fill slopes and other disturbed areas to blend with the natural topography and vegetation.
I. Use muted colors and building materials that blend with the surrounding landscape.
J. Avoid use of highly reflective roofing colors and materials.
K. Minimize nighttime glare from exterior lighting by using muted or low level lighting and light fixtures that direct light downward.
L. Locate buildings so that they are set back into the bordering tree lines or near the edges of meadows, pastures or cultivated fields.
M. Set buildings back from the scenic highway corridor as much as practicable. (Ord. 658 § 4, 2004)
18.60.050 Definitions.
“Conspicuous” means readily attracting attention, as being eye-catching or striking.
“Cultivated field” means an area of land where agricultural practices such as tilling, discing, harrowing, seeding, and irrigation are utilized for the purpose of growing an agricultural crop.
“Meadow” means an area that is substantially devoid of tree and shrub type species where the dominant land cover is grasses, wildflowers and/or other herbaceous species.
“Open area” means an area that is substantially devoid of trees, large shrubs, topographic features or structures that would otherwise obstruct views.
“Pasture” means an area used for livestock grazing where the dominant land cover is grass.
“Peak” means a mountain or the summit or crest of a hill or mountain ending in a point.
“Ridge” or “ridgeline” means the highest elevation running along a visually prominent line of hills or mountains which is distinguished in elevation from the surrounding terrain. This definition is not intended to include plateaus, mesas, bench lands or other gradually sloped areas that are not distinguished in elevation from the surrounding terrain.
“Scenic highway corridor” means those highways and roads which are designated as scenic highway corridors in the Alpine County General Plan. For the purposes of this section, the scenic highway corridor shall be defined as that area within the designated right of way or easement containing the highway or road. Where no such right of way or easement exists, the scenic highway corridor shall be defined as the area containing the road improvements, including road shoulders and roadside ditches.
“Skyline features” means any abrupt termination of a landform that determines the horizon as viewed from a scenic highway.
“Steep slope” means any land area where the slope exceeds thirty (30) percent gradient. (Ord. 658 § 5, 2004)