City of Escondido, CA SAN DIEGUITO RIVER VALLEY FOCUS PLANNING AREA

Preserve the scenic views from the Lake Hodges watershed, trails and proposed public facilities to surrounding hills.

Minimize the visual impact of grading and development as seen from the public areas of the river valley and promote site planning that is compatible with the rural, natural character of the river valley.

Protect habitat and water resource values of the area.

(Ord. No. 93-17, § 1, 8-18-93)

§ 33-1572 Applicability.

This article shall apply to all public and private developments located within the focus planning area overlay zone (as shown on Figures 33-1572.1—33-1572.4 to be found at the end of this article), requiring discretionary or administrative permits, including, but not limited to, the following:

New residential development.

New commercial development.

(C)

Additions, expansions and accessory structures including decks, tennis courts, gazeboes and retaining walls prominently visible from the San Dieguito river valley regional park. Existing commercial, residential and agricultural developments that propose modifications shall attempt to meet and will be evaluated to the guidelines of this article.

Upon annexation to the city, all areas within the San Dieguito river park focused planning area overlay zone shall be included in the focused planning area overlay zone and subject to the provisions of this article.

(Ord. No. 93-17, § 1, 8-18-93)

§ 33-1573 Exemptions and exceptions.

Existing commercial, residential and agricultural developments approved prior to the date of the adoption of the ordinance codified in this article and not in conformance with the guidelines shall be exempt from the provisions of the Nonconforming Use Ordinance. The provisions of this article shall not apply to normal maintenance and repairs (e.g., repainting, stucco, roofing, etc.).

(Ord. No. 93-17, § 1, 8-18-93)

§ 33-1574 Minimum requirements.

The policies and guidelines within this overlay zone are minimum requirements.

(Ord. No. 93-17, § 1, 8-18-93)

§ 33-1575 Review.

All requests for building permits, plot plans, business licenses and discretionary permits must be reviewed by the director of community development to determine if the use is permitted by the underlying zone and the development is appropriate with the purpose and intent of the overlay zone.

Administrative projects (parcels maps and plot plans), shall be reviewed by the city staff for conformance to the criteria of this article. All such conditions are subject to appeal to the planning commission.

All public hearing projects (major subdivision, CUPs), within the focused planning area shall be reviewed by the San Dieguito joint powers authority (JPA) prior to final action by the city.

(4)

The development standards of the underlying zone(s) and this overlay zone shall be applied to development and use of properties within the focus planning area boundaries. In case of a conflict of the standards, the more restrictive shall apply.

(Ord. No. 93-17, § 1, 8-18-93; Ord. No. 2018-07R, § 7, 4-18-18)

§ 33-1576 Guidelines.

Development project(s) within the overlay zone shall be as compatible as possible with the Lake Hodges/East Lake Hodges master plan goals and objectives. In addition to other applicable city ordinances, standards and design guidelines, all development should be designed according to the following criteria:

Grading.

Grading designs should be limited to the minimum extent possible and retain the natural shape of the landform. The type of proposed construction should be designed to reflect the topographic constraints of the terrain. Creative landform using contour grading and incorporating existing significant natural features should be utilized wherever possible in accordance with the following techniques (See Article 55, excavation and grading as amended by the Hillside/Ridgeline Ordinance):

(i)

Design slopes to blend with the natural topography,

(ii)

Use varied slopes with smooth, rounded cuts,

(iii)

Round off toe and crest of slopes,

(iv)

Utilize vegetation to alleviate sharp, angular slopes,

(v)

Locate manufactured slopes behind structures,

(vi)

Preserve natural and significant geologic features,

(vii)

Design drainage courses to blend with the environment,

Retaining walls located on slopes in view of the park should not exceed six feet in height and should conform to the natural contour of the topography and be screened with landscaping. Earthtone colors and decorative natural materials, such as stone construction should be used to blend with the natural landscape.

Design.

The form, mass and profile of the individual buildings and architectural features should be designed to blend with the natural terrain and preserve the character and profile of the natural slope.

Use of color should be limited to subtle earthtone hues, with style and texture that reflects the traditional/rural character of the proposed community park and natural environment. Colors should not be bright, reflective, metallic or otherwise visually out of character with the community or natural setting. The use of natural materials is encouraged.

Recommended Colors	Discouraged Colors
Off-whites (flat)	Pinks
Earth tones	Red
Browns	Yellow
Beige	Purple
Tans	Bright gloss white
Natural green hues	Orange
Grays	Fluorescent colors
Terracotta

(C)

The visible area of the buildings and uses should be minimized through a combined use of regrading and landscaping techniques.

(D)

Structures located within view of the park should be generally low in profile and utilize upper story setbacks so as not to be visually prominent.

Do This	Instead of this

(E)

Commercial uses should be designed to complement the park. A design theme should be utilized which relates most closely to the Old California farmhouse or ranch style.

(F)

Retaining and stem walls, and structural supports which are an integral part of the structure or accessory use should not exceed eight feet in height. Exterior structural supports and undersides of floors and decks including stem walls, within view of the park, should be screened with landscaping, in accordance with fire safety standards.

Accessory structures and uses.

Tennis courts, gazeboes, sheds, swimming pools and other similar accessory structures/uses should be set back from the ridgeline and properly screened with landscaping to be unobtrusive within view of the valley floor. In deck construction, excessively high distances between structures and grade shall be avoided.

Do This	Instead of this

The visible area(s) of accessory structures/uses located on slopes within viewshed of the park should be minimized through a combined use of contour grading, berms and landscaping.

Do This	Instead of this

(4)

Landscaping.

Drought-tolerant and native species should be used wherever possible to minimize water usage and maintain the natural shape and rural character of the environment. Landscaping should make a gradual transition from ornamental to native vegetation (See Landscape Ordinance 91-55).

Existing mature, native trees and shrubs, natural rock outcroppings and riparian areas should be preserved (See Tree Preservation & Clearing and Grubbing Ordinances 91-54).

(C)

Planting along the slope side of development should be designed to allow controlled views out, yet partially screen and soften the architecture. Tree species selection and placement should be designed to be capable of exceeding the height of the top of the slope.

Do This	Instead of this

(D)

Clearing for firebreaks and planting of nonnative, fire retardant vegetation should occur on top of the slope so that the area is not within the viewshed below. Sensitive fire suppression landscape designs to provide necessary protection while striving to maintain the visual and biological integrity of the native plant communities should be utilized in accordance with the following (See Escondido Fire Department Wildland Interface Guidelines).

(i)

Maintain adequate building setback;

(ii)

Locate irrigation at top of slope;

(iii)

Thin out high and moderately flammable species;

(iv)

Remove dead branches, foliage and other debris;

(v)

Remove limbs touching ground;

(vi)

Separate plant groupings and avoid dense plantings of tall species, maintain existing plants in random;

(vii)

Prune selectively to maintain natural appearance;

(viii)

Hydroseed with native, low growing plants and grasses.

NOTE: All grading, cleating, grubbing and landscaping which involves the loss of Coastal Sage Scrub (CSS) shall be in conformance with Section 4(d) of the Endangered Species Act, as well regulations and guidelines of the Department of Fish and Wildlife, Fish and Game, and Multiple Habitat Conservation Program (MHCP).

(5)

Fencing. Fencing should be unobtrusive, typically open and nonopaque when viewed from public areas of the park (i.e. wrought iron, open rail, etc), and use natural colors to blend with landscape.

(Ord. No. 93-17, § 1, 8-18-93)

§ 33-1577 Findings for approval.

The development is in conformance with the goals and objectives of the San Dieguito river valley regional park focused planning area and hillside/ridgeline overlay districts (Article 55); and

The intensity and character of the proposed development is compatible with the natural, cultural, scenic and open space resources of the area; and