The purpose of the scenic highway overlay zone is to designate
appropriate highways and streets as scenic corridors pursuant to the
goals, objectives and provisions of the land use, open space and conservation
elements of the general plan. These designated highways and streets
are important and significant transportation corridors within the
city. The appearance and quality of development and land use of properties
adjacent to designated highways and streets impact the overall health,
safety and general welfare of the public.
(Ord. 975 § 1, 1992)
All uses permitted, and/or permitted with the approval of a
conditional use permit, in the underlying zone to which the scenic
highway overlay zone is applied, shall be permitted. It is not the
intent of the scenic highway overlay zone to prohibit uses which are
otherwise permitted or conditionally permitted in the underlying zone.
(Ord. 975 § 1, 1992)
Scenic highways shall be designated on the official zoning map
and apply to property adjacent to designated scenic highways, as follows:
A.
Whenever
a scenic highway overlay designation is placed on a highway and/or
street, those properties adjacent to the designated highway and/or
street shall be subject to the provisions of the scenic highway overlay
zone in addition to the provisions of the underlying zone of the property.
B.
Method
of designation. The abbreviation "SHO," designating property adjacent
to the scenic highway, shall be appended to the base zoning district
on the official zoning map. (Example: A commercial-highway zone would
show on the official zoning Map as C-H (SHO)).
(Ord. 975 § 1, 1992)
In addition to those development standards required by the base
zoning district, the following minimum development standards shall
be applicable to all property with a scenic highway overlay designation:
A.
Setbacks.
Except as otherwise provided in this chapter, all scenic highway overlay
required yards shall be void of structures and improvements and fully
landscaped. For the purposes of this section, the scenic highway overlay
zone required yard shall be measured from the property line of those
properties abutting the designated scenic highway, towards the interior
of the property. The following required yards shall be provided as
follows, and as indicated on Exhibits A, B, and C located at the end
of this chapter:
1.
Foothill Boulevard. The required yard for both sides of Foothill
Boulevard shall be twenty-five feet, except for the intersection of
Foothill Boulevard and San Dimas Canyon Avenue, as indicated on Exhibit
C, the required yard area shall be ten feet. Said yard area may be
reduced to five feet for drive aisles and circulation routes if approved
in the Precise Plan during the site plan review process.
2.
Via Verde. Except for the intersections of Via Verde and San Dimas
Avenue, and Via Verde and Puente Street, as indicated on said Exhibits
A and B, the required yard for both sides of Via Verde shall be fifty
feet.
B.
Building
location, height and coverage shall be arranged to protect the significant
views and vistas.
C.
Landscaping
shall be designed, installed and maintained in such a manner as to
protect and enhance the visual appearance of the scenic highway.
D.
All
utilities related to the project shall be located underground.
(Ord. 975 § 1, 1992; Ord. 1274 § 1, 2019)
The following improvements may be located within the required
yards as set forth in this chapter.
B.
Landscaping,
decorative hardscape, and public art;
C.
Residential
Property. Improvements on residentially zoned property may be located
within the required setbacks as follows:
1.
Side and rear yard walls and fences a maximum of six feet in height.
For the purposes of this section, when a difference in grade exists,
the total wall height of six feet shall be measured from the average
point of the lowest grade and the highest grade, to the top of the
wall. In no case shall the wall height, as measured from the designated
scenic highway side, exceed eight feet;
2.
Patio slabs, swimming pools, landscaping and similar grade-level
improvements not visible from the designated scenic highway;
3.
A minor freestanding accessory structure, not in excess of a cumulative
two hundred fifty square feet or twelve feet in height, located within
the rear and/or side yards. Such structures shall be open-sided and
may be visible from the designated scenic highway. Such structures
would include open patio covers, horse corrals and free standing gazebos;
4.
A minor accessory structure, not in excess of a cumulative one hundred
twenty square feet. Such structure may be enclosed and shall not be
visible from the designated scenic highway. Such structures would
include utility sheds, playhouses and barbecues.
(Ord. 975 § 1, 1992)
All property designated with the scenic highway overlay shall
be subject to the plan review procedures as follows:
A.
Commercial
Property. No person shall construct, relocate, modify, rebuild and/or
alter any building, wall/fence or site plan until a precise plan has
been approved by the city council pursuant to the provisions of this
chapter.
B.
Residential
Property. The following plan review requirements shall apply:
1.
A precise plan shall be required, pursuant to the provisions of this
chapter, for any new residential dwelling.
2.
The provisions of Chapter 18.12 shall apply for all other types of improvements on residential property. The director of community development may determine that any application for improvement be reviewed by the development plan review board if such improvement is determined to have a potential for an adverse impact upon the adjacent scenic highway.
(Ord. 975 § 1, 1992)
The applicant shall submit a precise plan of development to
the department of community development. The application for precise
plan shall be made on forms supplied by the department of community
development with clearly drawn and dimensioned exhibits, materials
and documents, as required by the department of community development.
(Ord. 975 § 1, 1992)
The following precise plan disposition shall apply:
A.
Within
thirty days from the determination of a complete precise plan application
by the department of community development, the development plan review
board shall review the plan. It shall recommend to the planning commission
approval, or approval with such conditions as are necessary to protect
the public peace, health and safety, and to minimize the impact of
the development and/or improvements upon the scenic corridor(s), or
disapproval of the plan.
B.
Upon
receipt of the recommendations of the development plan review board,
the planning commission shall review the precise plan. If it finds
that the plan complies with the provisions and intent of the scenic
highway overlay zone, and that such conditions as recommended by the
development plan review board are, acceptable, the planning commission
may approve the plan pursuant to the findings and conditions of the
development plan review board. If the planning commission deems necessary,
additional conditions, and/or the alteration of recommended conditions
may be made to the plan.
C.
Upon
receipt of the recommendations of the planning commission, the city
council shall review the precise plan. If it finds that the plan complies
with all of the provisions of the zoning code, the scenic highway
overlay zone and the purpose and intent of said zone, it may approve
the plan, or approve it with such conditions as necessary to protect
the public peace, safety and welfare and to minimize the impact of
the development and/or improvement upon the scenic corridor(s). In
all other cases, it shall disapprove the plan.
D.
The
decision of the city council shall be final.
(Ord. 975 § 1, 1992)
