(A) Intent.
(1) The intent of these scenic highway corridor development standards is to preserve the scenic qualities of the county along scenic highways.
(2) The standards in this section supplement those of the underlying zoning district(s). Where the standards of this section and those of the base zone conflict, this section’s standards apply.
(B) Scenic highway corridors.
(1) The scenic highway corridor development standards shall apply to all lands meeting the following criteria:
Designated Highway | Corridor Width |
All of State Highway 101 | All land 400 feet on either side of the centerline of the road |
A portion of State Highway 129 as designated on the county general plan map | All land 340 feet either side of the centerline of road |
All of State Highway 146 as designated on the county general plan map | All land 340 feet either side of the centerline of road |
(2) The areas described above are not shown on the zoning map. Parcels proposed for development which are adjacent to or near any of the designated highways should be checked to determine whether this section applies.
(C) Permitted and conditionally permitted uses. The uses permitted and conditionally permitted in scenic highway corridors shall be those permitted in the base zoning district, except as provided in this section.
(D) Prohibited uses. The following uses are prohibited in a scenic highway corridor, even if permitted by the underlying zone.
(1) Uncovered or unscreened storage areas excluding agricultural uses;
(2) Off-premises advertising;
(3) Free-standing signs except for one sign per entrance identifying the ranch, farm or homesite; and
(4) Flashing or moving signs.
(E) Development standards. Building heights shall not exceed and setback requirements shall not be less than those of the base zoning district.
(F) Development review required.
(1) All new construction in a scenic highway corridor requires minor or major development review, including development defined as exempt from development review in § 25.02.001.
(2) Development review shall seek to ensure that new construction is consistent with the intent of the scenic highway designations.
(G) Special sign standards. The following standards for signs apply in the scenic highway corridor, and replace standards which would otherwise apply in the underlying zoning district.
(1) One identification sign per entrance for a ranch, farm or homesite is permitted.
(2) One sign per business establishment is permitted.
(3) Temporary signs advertising the sale of local agricultural commodities are permitted.
(H) Grading and screening.
(1) Recognizing that grading can have significant adverse impacts within scenic areas the County shall carefully review all projects involving grading within scenic corridors. The proposed project shall be relocated, modified, redesigned or, if no alternative, screened to minimize visual impacts of grading operations seen from any scenic highway. County staff shall make final contour and landscaping recommendations to minimize visual impact of grading on the scenic corridor in accordance with the County’s grading ordinance.
(2) Vegetative cover and other screening devices shall be provided to hide grading scars and to blend with the natural landscape and provide erosion control.
(I) Landscaping. All landscaping in the scenic highway corridor shall be compatible with local vegetation and ground forms. Indigenous plants and grasses shall be used where appropriate and possible as a means of reestablishing the natural landscape.
(J) Utility lines. County staff shall review applications and provide mitigation measures to minimize visual impact of utility lines on scenic highway corridors. All new electric and communication distribution facilities shall be placed underground whenever feasible.
(Ord. 1043 § 3 (part), 2022)