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HomeMy WebLinkAboutAgenda Statement 1978/12/05 Item 19CITY OF CHULA VISTA ' COUNCIL AGEiVDA STATEMEiVT Item No•' 19 For meeting of 12/5/78 ITEM TITLE Re olution y3~~ - Endorsing'San Diega County draft Land Use Element SUBMIT ED BY pirector of Planning ~~) ITEM EXPLANATIO (4/5TH'S VOTE REQUIRED YES NO X ) A. BA KGROUND 1.1 On Augu t 16, 1978, the _:Board of Supervisors adopted in concept the County Region '1 Growth Management Plan. The Chula Vista Planning Department, fora period of approximately o e year, had actively participated in the County Regional Growth Manage- ment P ogram, a d had provided Mr. David C. Nielsen, the County's Growth Management Direct r, with ata, information, and professional planning advice on the Chula Vista Planni g Area. 2, While t e adopted Regional Growth Management Plan does not follow all of the recomm ndations of the Chula Vista Planning Department, it substantially reflects the County's accept nce of this municipality's land-use and conservation policies, and is responsive to t e goals, objectives, and statements of policy embodied in the Chula Vista General Plan an the E1 Rancho del Rey Specific Plan. (See Exhibit A fora rapid review of the~County G owth Management Plan.) 3. 'The Cou management effo Regional Growth Regiona'1 Land U called ''Phase I being cpnducted of Supervisors 4. The dra tion an~i evalua DMP:hm Ag~eement Exh Otiher E1 e FINANCI~IL IMP STAFF R~COMMENI Adopt the planning stand I BOARD/COMMI SS IO COUNCIL ACTION ty of San Diego, in an effort to maintain the momentum of its growth t, has prepared a schedule for the expeditious implementation of the Management Plan. This schedule includes the proposed adoption of a e Element, as an amendment to the County General Plan. .This adoption, f the implementation program, is now the subject of public hearings by the County Planning Commission, and will be considered by the Board in December. t Regional Land Use Element is the subject of this report's recommenda- ion. Resolution X it A (continued on supplemental page) EXHIBITS Ordinance Plat Notification List ENVIRONMENTAL DOCUMENT: Attached Submitted on TION solution which endorses the draft Regional Land Use Plan from a land use -int but expressing reservations about it from a fiscal standpoint. RECOMMENDATION /~ ~~ .. ~ P //-w/ t ' Y ( 1 F ' AGEPJQR ITEf1 NG,19 ~ ~ Meeting of 12/5/78 Supplemental page No. B. A ALYSIS 1. The dr ft Regional Land Use Element restates the goals, objectives, policies, propo als and tandards of the adopted Regional Growth Management Plan.. The draft Eleme t also s bjects future development within the unincorporated territories of the Count to the rovsions of the Plan. In effect, the provisions of the Regional Growt Managem nt Plan constitute the dominant feature of the draft Element, and would govern c mmercial and industrial developments, as well as residential develop- ments within t e County's jurisdiction. 2. The dr ft Element, as well as the Regional Plan, promotes interjurisdictional coope ation. hey propose that growth be primarily confined to existing urban centers and, as a gene al rule, prescribe that urbanized County areas be incorporated or annexed to adjacent ci ies. The proposed Regional Land Use Element also recognizes the spheres- of-in luence o the County's several cities, and contains a "City Review of Development in Unincorpora ed Areas Policy." This policy strengthens the city's advisory review jurisdiction o er external land-use proposals, and affords the said jurisdiction an official statu . 3. The dr ft Element is designed to pace growth to the availability of public facilities and services, and to prevent urban sprawl, leap-frogging, and other unecon mic gro th patterns. The Element places much emphasis upon orderly growth and the protec ion of the Region's natural environment. 4. The ab ve commentary evaluates the County Regional Land Use Element from a land use plann ng standpoint. Evaluation of the Element from a fiscal standpoint under Proposition 13 probably would result in different conclusions. Clearly, it is now advant genus t encourage residential development to occur outside the city limits as the City th n has no obligation to provide services to the area, yet it realizes as muc proper y tax revenue from the development as if it were in the City. Thus, the County's p licy of encouraging developing areas to annex to the nearest city is benefi ial fin ncially to the County but is detrimental to the City. Because of revenu result ng from the sales tax, commercial development may still be beneficial to the City al hough even this is not as attractive as it was prior to the passage of Pro osition 13. Council asked staff to evaluate the annexation and growth policies of the City in the light of Preposition 13. This study is now under way and will be before the Cou cil at budget time or earlier, if possible.. C. CO CLUSION From a land us planning standpoint the draft County Land Use Element constitutes a commen able re Tonal planning effort. It should promote the orderly growth, develop- ment, nd cons rvation of the San Diego Region, as well as foster interjurisdictional cooper tion an coordination. The said element would be consistent with the planning policy of the ty of Chula Vista. However, it would be appropriate for Council to expres reserv tions about the fiscal impact of the policy upon the municipalities of the Co nty. ~ 3 ~!~~y .. If III. Exhibit A ~ f San Diego County's .liraft ~ Srowth Management Plan in a Nutshell Sco A. urisdiction: Unincorporated territory B. ime frame: 1978-1995 Pur se of the Plan: Resolution of the following problems associated with rapid growth A. it pollution B. nadequate public facilities C. ncertainty of long-term water source D. oss of open space E. ack of affordable housing F. iminished quality-of-life .. Plan Overview A. oals Direction of growth to areas in adjacency to existing urban centers - The City Center Concept Phasing of growth to the availability of facili,_ties - Sewer, water, fire protection, schools, etc. Provision of affordable housing, and the establishment of "balanced communities" Annexation or incorporation of unincorporated urban areas B. rowth and Conservation zones ~ ~I ~..~ ,, ` ~ ~~ ~ ~, Urban Development Areas (also called Candidate Growth Areas) - These areas are appropriate for urbanization Estate Development Areas - Lour density Rural Areas - Limited in growth potential Country Towns - Growth is limited to the immediate peripheries of townsites . 1 a ..~ .._. II 2. 5. Environmentally-Constrained Lands - Flood plains, lagoons, wildlife habitats, etc. - Virtually no growth potential Special Study Areas - Borrego Springs - Otay Mesa (potential economic development center) C. riteria for the Selection of Urban Develo ment Areas Facility costs Proximity to existing facilities Relationship to major transportation routes Environmental constraints D. ther Growth Related Issues Provision of affordable housing - Plan recommends that a mandatory percentage of each residential development be devoted to the housing of low and moderate income families - Recommends a reduction in residential zoning standards Deterioration and displacement - Plan proposes policy which would protect the housing interests of low and moderate income persons confronted by these problems 1. Growt Management Assumptions A. C ntiguous development is preferable to remote development. B. R mote, inexpensive land can reduce housing costs. This reduction, h wever, could be offset by increased service and commuting costs. C. L w density developments consume open space and create long commutes t work. Low density, therefore, may significantly worsen air quality. D. D nsities of less than 3 to 4 dwelling units per acre cannot support p blic transit. E. I itial densification is less costly and disruptive than gradual d nsification. F. The open space provided in "cluster" developments is less costly than th open space provided in standard subdivisions, or that acquired for pa ks. Dt~P: hm . , _ .. ~ ~~ -~~ /, . f , SAN DIEGO COUNTY GEIQERAL PLAN PRELIMINARY REGIONAL LAND USE ELEMENT (GPA 78-03 STAFF PROPOSAL) NOVEMBER 1978 / 'j ;~ =% .J S ction I TRODUC TABLE OF CONTENTS PION*. Pate 1 The La d Use Element . Backgr and '',County Growth Dianagement Program . ,Region 1 Land Use Map . Region 1 Land Use Map Categories . Commun'ty and Subregional Plan Land Use Designations . Descri tion of Policies . 'Relati nship of other General Plan Elements to the Land se Element . ', Implem ntation Manual POLICIES 1 2 3 5 6 10 10 12 14 . 15 . 18 Policy l: Regional Categories . Policy 2: Land Use Designations and Use Regulations . Urba Residential Designations . Comm rcial Designations. . Indu trial Designations Non- rban Residential Designations . Agri ultural Designations . Spec'al Purpose Designations . Spec'al Area Overlays Policy 3: Community and Subregional Plans . Policy 4: Regionwide Action Programs A TACHME TS ompatibility Matrix se Reg lations Interim Conversion Table ~tegional Land Use Element Map 18 21 22 25 26 27 29 31 33 36 39 *T~he INTR DUCTION is for information purposes only and is not a~3opted s part of the Land Use Element. 1 INT:tODUCTION THE LAND USE ELF•.P4ENT The attached Goals and Policies are the proposed Land Use Element of the County General Plan. This Element is the primary policy base for guiding the physical development of the unincorporated area of San Diego County. California Government Code 65302 mandates the necessary elements of the County General Plan. Taken together, the elements comprise an integrated statement of development policies for the County. This Element in part implements the County Growth Management Program which was approved in concept by the San Diego County Board of Supervisors on August 16, 1978. Growth Management reflects a broadening of the concerns previously expressed in traditional land use planning. Consideration of the timing and costs of new develop- ment, as well as the location and character of development, is now needed in order to deal with the complexity of the regional economy. Growth Management recognizes that the decisions of government re- garding the timing and location of public facilities can have sub- stantial influence on costs to the public. Similarly, government land use decisions influence future patterns of private investment. Development policies also affect the long term viability of urban areas. The Growth Management strategy implemented in this Element attempts to guide new urban development into those areas where urbanization will be least costly, conserve future options for development and help meet housing and other needs of County residents. '% ';' -a- ' ~ ~ , Th Eleme t is to be applied regionally, locally, and on indi- vi ual pa cels. Re i nal Application - Regional, countywide issues are ad- dres ed in the Regional Land Use Element Text and the Regi nal Land Use Map. Application to Communities - Local, community issues are addressed in the adopted Community and Subregional Plan texts and maps. A li ation to Individual Parcels - The development of individual parcels is addressed through the use regulations in th Zoning Ordinance. The Region 1 Land Use Element text includes Goals (see Chapter. 1) and Polici s (see Chapter 2). Goals are statements of what the Ele~ent at empts to accomplish. Policies, together with the land use Jelin ated on the maps, are the means for achieving the goals. The polici s assure that growth and development take place in a man er con istent with the approved goals. The time f ame for this Element extends through 1995. During this per od it ill guide the development of community and Subregional pla s as w 11 as all other decisions concerning land development and r the ounty's jurisdiction. BAC GROUND The San Di go region has experienced rapid, sustained growth since the lend of World War II. The region's population is expected to -3- grow at an average annual rate of 2.3~ through 1995. The unin- corporated area has experienced even more rapid, sustained growth than the region's cities. This disproportionate growth in the County has occurred at a time when serious questions are being raised about the desirability of urbanization in unincorporated areas. Some feel that County government is ill-suited to ade- quately and equitably meet the needs of urban residents. Unmanaged, uncoordinated growth in the San Diego region has also aggravated numerous problems including deterioration of the region's air quality; inadequate faca_lities for water, sewer, school and transportation services; loss of open space and development pressure on agricultural lands; and increasing housing costs. COUNTY GROWTH MANAGEMENT PROGRAIv1 The Growth Management Program has attempted to deal with the problems cited above. Specifically, the Program attempts to do the following: - determine appropriate locations for urban growth - determine appropriate land uses for the rural and semi-rural areas of the County - determine the conditions under which growth can take place Location of Urban Growth The location of urban growth is addressed in the selection of Urban Development Areas which are shown on the Regional Land Use Map. ~~1~ -4- Ur an Dev lopment Areas are those portions of the unincorporated ar a best able to accommodate urban development through 1995. Th y were selected by comparing all unincorporated areas with each of er usi g the following factors: 1. he extent of current development 2. he potential for agricultural uses 3. he extent of existing facility capacities and ervice areas 4. he potential for public transit 5. he extent and potential for damage to significant nvironmental resources 6. he availability of imported water 7. ccess to employment opportunities 8. ccess to commercial centers 9. he potential for moderate or low cost housing 10. he potential for incorporation or annexation to an djacent city. d Uses for Rural and Semi-Rural Areas Ap ropria e land uses for rural and semi-rural areas are addressed in the id ratification of Estate Development and Rural Development Areas whi h are shown on the Regional Land Use Map. Es ate De elopment Areas are those areas outside the Urban Develop- ment Area but within the boundaries of the County [plater Authority. Lo densit residential and agricultural uses are appropriate due to topogra hic and environmental constraints. -5- Rural Development Areas are those areas outside the boundaries of the County Water Authority. Agriculture and only limited resi- dential uses are appropriate due to topography, fire hazards and limited groundwater resources. Conditions of Growth The appropriate conditions under which growth can occur are ad- dressed by the policies of the Regional Growth Danagement Plan. They are based on the approved growth management goals, and assure that growth takes place in a manner consistent with the Land Use Element goals. The policies are: 1. Groundwater Policy 2. Integrated Facilities Adequacy System Policy 3. Road Adequacy Policy 4. Coordinated Capital Improvement Program Policy 5. Local Government Structure Policy 6. City Review of Development in Unincorporated Areas Policy 7. Inclusionary Housing Policy 8. Expenditures TAithin Target Areas Policy REGIONAL LAND USE MAP The urban pattern defined by the Regional Land Use blap is orga- nized around the cities in the San Diego Metropolitan Area and a number of other established urban centers or cores. This pattern provides access to employment, recreation and shopping, and assures the orderly and efficient provision of public facilities and a -6- ser ices. The Plan offers a form of development which can be ' rea ized; hich is effective and orderly; and which will preserve the desira le living environment of the region in a manner re- fle tive o public values and regional needs. Sufficient land is ide tified to provide a wide choice as to location and character of evelop ent. The map delineates seven Regional Categories. Four of these cat- ego ies ar designed to provide a phased regional development str tegy c nsistent with the availability of public facilities. These cate ories are: 1. C rrent Urban. Development Area 2. F ture Urban Development Area 3. Estate Development Area 4. ral Development Area These pri ary categories are supported by three other categories to deal with development in unique areas. These categories are: 1. ountry Towns 2, nvironmentally Constrained Areas 3. Special Study Areas ONAL HAND USE MAP CATEGORIES The followl~' nq categories appear on the Regional Land LTse neap. Ur Th t n Dev to ment Areas Curre t and Future Urban Development Area categories taken ther onstitute the Urban Development Area. The outer -~- boundary of the Urban Development Area constitutes an Urban Limit Line on the Regional Land Use Map and the Community and Subregional Plan Maps. Urban Development will not occur outside the urban limit line during the life of this plan. Current Urban Development Area The Current Urban Development Area includes those County lands to which near-term urban development should be directed. Future Urban Development Area Future Urban Development Areas are those that will ulti- mately be developed at urban densities, but which in the near term, should be held in reserve. Future Urban Development Areas will be permitted to develop at low densities (ten acre minimum parcel size or larger) until infilling has occurred in adjacent areas and services can be provided at levels necessary for urban densities. Certain areas adjacent to or encompassed by cities have also been placed in this category in order to encourage annexations. Estate Development Area The Estate Development Area combines agricultural and low density residential uses (minimum parcel sizes of 2 to 20 acres will ap- ply). Included in the category are those areas outside the Urban Limit Line but within the boundaries of the County T~7ater Authority. `~~ y -8- Rural Develo ment Area The Rural Development Area includes all privately owned properties outside t e service boundaries of the County Water Authority. This area is primarily made up of agricultural or unimproved lands and remote pockets of residential development. Parcel sizes will generally be dictated by the availability of groundwater and other en ironme tal and resource constraints. Co ntr Towns Th's Cate ory applies to small historically established retail/ re identi 1 areas serving surrounding low density rural areas or fu ctioni g as resorts.- They are designated for generally one ac e lots or more intensive uses and are clearly removed geographically fr m exis ing or projected urban areas. Th Plan rovides for containment but at the same time allows for to densi y urban development within the town itself. Outside of th towns, the surrounding Estate or Rural Area development st ndards will apply. This simple approach establishes a minimum of planni g restriction while maximizing the integrity of the _u_al at~~t sphere associated with the Country Towns. Th follo ing communities are designated Country Towns. Their bo ndarie are delineated on Community and Subregional Plan Maps. Alpi e Harbison Canyon Pauma Camp Jacumba Pine Valley Cres Jamul Rainbow Desc nso Julian Valley Center II Guat y Morena Village Warner Springs -9- Environmentally Constrained Areas Environmentally Constrained Areas include flood plains, lagoons, areas with construction quality sand deposits, rock quarries, agricultural preserves, and areas containing rare and endangered plant and animal species. Development in these areas, while guided by the County General Plan, should be preceded by thorough environmental review and implementation of appropriate measures to mitigate adverse impacts. Special Study Areas The Special Study Area category will be applied to areas in which development should be suspended or restricted, pending completion of detailed review or studies. This is a temporary category which should be applied only for a specified period of time. Two Special Study Areas have been identified. They are the desert area in the Borrego Valley and the unincorporated portions of Otay AZe s a . In the desert Special Study Area in the. vicinity of Borrego Springs, a cumulative environmental analysis is needed in order to determine the holding capacity of the area. This study should address air quality and groundwater conditions. Applications for changes in the General Plan which would increase the development potential of the area should not be approved until a long range plan based on environmental constraints is prepared for the area. ~~ -10- Th Otay ec nomic ri to lon me t in t esa area is being considered as a potential site for evelopment. Studies are scheduled to determine approp- -term land uses in the area. In the meantime, develop- e area should be discouraged. COIviUNITY AND SUBREGIONAL PLAN LAND USE DESIGNATIONS La d Use esignations shown on the Community and Subregional Plan Ma s will be used to implement the Regional Categories. The con- si tency etween Regional Categories and Land Use Designations is shown 'n the Compatibility Matrix (see Chapter 2). Twenty-four (24) Land Use Designations provide for various residential, com- me cial, 'ndustrial, agricultural and special uses. In a simi ar manner, specific use regulations in the Zoning Or finance will be used to implement the Land Use Designations. Th consi tency between the Land Use Designations and use regu- la ions i also shown in the Compatibility T~4atrix. DE CR?PTI NS OF POLICIES Th follo ing is a brief summary of growth management policies vah'ch, wh n adopted, will help achieve the goals in the Land Use El went. Gr undwat r Polite Th purpo e of this policy is to ensure that groundwater resources in-areas of served by imported water are not depleted due to im roper and use practices. It is the intent of the policy to: 1)establ'sh interim density controls; 2) provide for uniform -11- criteria for well testing and groundwater resource analysis; 3) determine the long-term holding capacity of rural areas based on groundwater resources; and 4) formulate permanent land use policies based on the holding capacity determined above. Integrated Facilities Adequacy System Policy The purpose of this policy is to assure that water, sewer, fire protection, roads and school facilities will be available prior to or concurrently with growth. The system relies on the information developed by the Growth Information System and consists of the Facilities Adequacy Matrix, Facilities Adequacy Policy, and Road Adequacy Policy. Coordinated Capital Improvement Program Policy The purpose of this policy is to coordinate the 6 year capital improvement program for proposed public works in the unincorpo- rated area of the County. It will, furthermore, prioritize and support public facilities and services which conform to the County General Plan. Local Government Structure Policy The purpose of this policy is to ensure the efficient and equit- able provision of public services by encouraging the transition of urban and urbanizing communities to municipal status through annexation or incorporation or other appropriate local government structures. The policy identifies strategies to direct growth into governmental units best suited to provide appropriate levels of service. ~~j~ f -12- Ci Th Reviet of Development In Unincorporated Areas Polic purpose of this policy is to coordinate the planning of unin- orate areas with adjacent cities. The policy provides for ad isory eview of proposed land use plans and developments within a ity's phere of planning interest. In lusion r Housin Polic Th inten of this policy is to expand the housing opportunities fo low a d moderate income households in Current Urban Development as. Th polic encourages all developers of housing projects in spec- if'ed lan use categories to participate in a program to provide to /moder to income housing. In return for providing this ho sing, he developer will be permitted a density bonus in excess of the no mally permitted General Plan density. ditu~es Within Target Areas Polio Th purpo e of this policy is to prevent or reverse deterioration in those nincorporated areas of the County exhibiting symptoms of ph sical ecline. The policy identifies a comprehensive strategy to direct public and private investment into target areas in order to upgrad them. RE ATIONS IP OF OTHER GENERAL PLAN ELEA4ENTS TO THE LAND USE ELEI.IENT Th follo ing list of statements summarizes the relationship of the La d Use lement to the other General Plan Elements. -13- The Circulation Element serves as a skeleton for a comprehensive general plan by identifying the ultimate regional transportation network. This network relates to the land use configuration of the Land Use Element. The pattern of open space in the Open Space Element is reflected in the circulation and land use system. It is implemented through the application of certain Land Use designations and through pub- lic acquisition. The Conservation Element affects the open space, land use and circulation pattern, particularly in defining Environmentally Constrained Areas and Resource Conservation Areas not suitable for urbanization. The Housing Element relates the socio-economic characteristics of the population to the housing stock. This may be indirectly ex- pressed in the land use and circulation pattern, but will princi- pally modify the character, composition and level of development. Public Safety and Seismic Safety Elements are inputs to open space and conservation as well as land use and circulation by defining areas not suitable for urbanization or development of a particular type. The Scenic Highway Element adds special design and aesthetic con- sideration to the Circulation Element. `7..~ ]~ -14- The Noise cir ulatio uses in highways lement is also a significant input to the land use and system. It affects the location and treatment of land ation to noise generating activities such as airports, d certain industries. The local and regional trail and park plans in the Recreation Ele ent a e part of the physical development pattern of land uses. Th Circu ation, housing and Open Space Elements also affect the si ing of recreational opportunities. Th Energ Element relates to efficiencies in service provision by en ouragi g infilling and contiguous land use. Densities sufficient tosupport~ transit also meet conservation and circulation objectives. IM CEMENT TION MANUAL In additi n to the various Elements of the General Plan discussed ab ve, th re are numerous Planning Commission and Board of Supervisors' po icies hich serve to implement the Land Use Element. These po icies, n addition to procedures and guidelines necessary to imp- le ent th Plan, are contained in the Plan Implementation D4anual. Th purpo e of the General Plan Implementation D'ianual is to provide a entral reference for all policy explanations, procedures and gu deline necessary to implement the County General Plan. It is no inten ed that this manual be adopted as part of the County Ge eral P an. The detail of the manual will represent administrative gu deline approved as policy by the Board of Supervisors to assist pu lic ag ncies and private citizens in interpreting the Plan. -15- GOALS 1. OVERALL GOAL Accommodate population growth and influence its distribution in order to protect and use scarce resources wisely; preserve the natural environment; provide adequate public facilities efficiently and equitably; assist the private sector in the provision of adequate, affordable housing; and promote the economic anc~ social welfare of the region. It is 'the goal of the Regional Land Use Element that: 1.1 Urban Growth be directed to areas within or adjacent to existing urban areas, and that the rural setting and lifestyle of the remaining areas of the County be re- tained. 1.2 Growth be phased with facilities. 1.3 Growth be managed in order to provide for affordable housing and balanced communities throughout the unincor- ported area. 1.4 Urban portions of the unincorporated area be encouraged to either annex to an adjacent city or incorporate and that urban levels of service be provided in an efficient manner and be financed using equitable financing mech- anisms. 2. Land Use Goals 2.1 Promote wise uses of the County's land resources, pre- serving options for future uses. 2.2 Encourage future urban growth contiguous to existing urban areas and to maximize the use of underutilized lands within existing urban areas. 2.3 Retain the rural character of non-urban lands. 2.4 Limit urban densities in non-urban areas to lands with- in existing country towns. 2.5 Encourage continuance and expansion of agricultural uses in appropriate portions of the unincorporated area. 2.6 Insure preservation of contiguous regionally significant open space corridors. ~~~ l~ -16- 3. Environmen 3.1 Pr c re 3.2 Pr 3. 3 Ac 4. Ca 5. Go 1 Goals tect lands needed for preservation of natural and tural resources; managed production of resources; and reation, educational and scientific activities. mote the conservation of water and energy resources. ieve and maintain mandated air and water quality stan- ds. al Facilities Goals .l Assure efficient, economical and timely provision of fac- ilities and services for water, sewer, fire protection, schools and roads to accommodate anticipated development. .2 Assure that facilities and services provided by all agen- cies are coordinated in their timing, location and-level of service. .3 Pr vide a facilities program which is capable of future adjustments or revisions to meet changing needs and con- ditions. nment tructure Goals .1 Assure that urban communities are governed in a manner to pr vide maximum representation and efficient and equit- able provision of public services. .2 En ourage the transition of urban and urbanizing communi- ties in the unincorporated areas to municipal status through annexation to an adjacent city or incorporation. .3 Assure that urban levels of service are financed using eq itable financing mechanisms when municipal status is not achieved. .4 Co rdinate planning efforts with the cities of the region t facilitate annexations and to develop compatible land use strategies. 6. Housin an Social Goals .1 E courage development of communities that are accessible to a mix o.f residents representative of the full ranges o age, income and ethnic groups in the region. .2 Prevent or reverse deterioration in areas exhibiting symp- t s of physical decline by directing public and private i vestment to upgrade such areas. -17- 6.3 Assist the private sector in the provision of sufficient ,~ / housing units in the unincorporated area to accommodate _V regional population projections endorsed by the Board of Supervisors. 6.4 Assist the private sector to assure that adequate, afford- able shelter will be available to all socio-economic groups throughout the County. 7. Economic and Fiscal Goals 7.1 Assure the fiscal viability of local government while providing services that meet approved standards. 7.2 Provide equitable service pricing and taxation policies which provide a reasonable relationship between levels of service, costs and revenues. 7.3 Promote access to employment opportunities which mini- mize unemployment and return the maximum income to the residents of the region. 43~~ -18- POLICIES ICY 1: REGIONAL CATEGORIES following seven regional categories shall guide development wi hin th unincorporated area of the County. These categories ar delin ated on the Regional Land Use Map. l.a l.: Current Urban Development Area (CUDA) Commercial, Industrial and Residential uses and dens- ities will be those permitted by the applicable Land Use Designations on the Community or Subregional Plan Maps. In areas planned for residential densities at or above 4.3 dwelling units per acre, development should be at the maximurl densities permitted by the appli- cable land use designation depicted on the Community or Subregional. Plan maps. On residential lands achievement of overall densities of at least four dwelling units per acre will be encouraged. Density bonuses will be available for those develop- ments using the Inclusionary Housing Policy. Future Urban Development Area (FUDA) A minimum parcel size of 10 acres will be required when considering divisions of land. A smaller parcel size will be permitted only when an area is annexed to an adjacent city or development is con- ditioned upon annexation. The boundaries between Current Urban and Future Urban Development Areas will be evaluated approxi- mately every three years. The outer boundaries of all Current and Future Urban Development Areas will be designated as urban limit lines beyond which urban development will not be permitted through 1995. -19- 1.3 Estate Development Area (EDA) - Where authorized, minimum parcel sizes of 2 to 20 acres or larger will be permitted depending on the slope cri- teria in the underlying Community or Subregional Plan Land Use Designation. - Clustering or lot averaging will be permitted, provideds ' the project will not require urban levels of service, and ' at least 400 of the project area is in permanent open space. - Where groundwater is the sole source of water supply, the guidelines for land development as stated in the County Groundwater Policy will apply. 1.4 Rural Development Area (RDA) - 64here authorized, minimum parcel sizes of 4 to 40 acres or larger will be permitted depending upon the Land Use Designations on the Community or Subregional Plan iiap, and the guidelines for land development as stated in the County Groundwater Policy. 1.5 Country Towns (CT) - Uses and densities will be those permitted by the ap- plicable Community or Subregional Plan Map, the County Zoning Ordinance and, where applicable, the Groundwater Policy. - Expansion of Country Town boundaries will be discouraged but will be permitted to meet emergency health and safety needs of contiguous subdivided land. 1.6 Environmentally Constrained Areas (ECA) - Uses and densities will be those permitted by the appli- cable Community and Subregional Plan Map, the County Zoning Ordinance, and, where applicable, the Groundwater Policy. - A site specific EIR will be required on all discretion- ary permits and appropriate mitigation measures included in any project approval. - Flood prone areas which are not planned for stabilization will be retained in natural, open and other non-urban uses. I3~~ -20- 1.7 S - Ar as designated Agricultural Preserve shall be desig- na ed "Environmentally Constrained Areas." ial Study Areas (SSA) - This category will be applied on an interim basis and for a specified period of time to areas in which de- velopment should be suspended or restricted pending co pletion of detailed review or study. - Designated Special Study Areas are: In the Desert Special Study Area (Borrego Springs), no application for changes in the General Plan which would result in an overall increase in the potential number of dwelling units shall be ap- proved until a cumulative environmental analysis and long range plan are prepared for the area. In the Otay r;esa area, division of land or rezones shall be discouraged pending completion of studies on implementation of the Economic Development District. -21- POLICY 2: LAND USE DESIGNATIONS AND USE REGULATIONS The following land use designations and use regulations shall guide development consistent with the regional categories described in Policy 1. Land Use Designations are delineated on Community and Subregional Plan Maps. Use Regulations are part of the Zoning Ordinance. Specifically, - The following Land Use Designations shall delineate locations for residential, commercial and industrial uses to implement the policies of the Regional Categories. - These Land Use Designations shall include the maximum density (and in certain cases,. a minimum density) allowed in that designation and shall also include density figures applicable under the "density bonus option" of the Inclusionary Housing Policy. - The Use Regulations consistent with each Land Use De- signation shall be categorized as follows: Primary Implementing Use Regulation (PIUR) - This is defined as that use regulation which will be considered before other consistent use regulations for the sole purpose of Community and Subregional Plan Implementation. 93 %~ -22- C~nsiste~t Use lation (CUR) - 'hese represent additional use regulations that are onsistent with the specific land use designation nder consideration. These use regulations should e considered after the Primary Implementing Use egulations for purposes of Community and Subregional lan Implementation. Special circumstances (SC) - hese represent use regulations that are consistent ith the particular land use designation in existing as of the date of adoption of this Element) locations. r under unique/unusual circumstances;- or when dditional density restrictions are required as a ondition of approval. Detailed guidelines for the pplication of "Special Circumstances" are contained n the Plan Implementation Manual. 2.1 UF~BAN RESIDENTIAL DESIGNATIONS e urban residential designations promote residential uses as the p~incipld and dominant use. Specific density ranges shall be a part each designation and in certain instances, a variety of densities d building types is encouraged. Within those designations per- mi~tting d "density bonus option" as defined in the Inclusionary sing F~olicy, an additional density figure is included. The urban sidential designations are consistent with all categories of the Tonal Land Use Element except Estate and Rural Development Areas. ignation #10, Residential 40 du/acre, is not consistent with Country Toum Category of the Regional Land Use Element. Minimum residential densities may be required in areas deemed ap- propriate due to the adequacy of public facilities, site character- istics, or for social or economic reasons. These minimum densities -23- shall be specified as part of the development regulations of the particular use regulation. Minimums may be specified as part of the Community or Subregional Plan Implementation process or as a condition of approval of a discretionary project. It is the intent of this Element to encourage the use of minimum densities when the land use designations permit residential de- velopment of 10.9 dwelling units per acre or more. Minimum densities would, therefore, be encouraged in the implementation of designations 7 through 10. Designation Maximum Density (1) Residential - 1 du/1, 2 & 4 acres; 1 ac = 0-15$ slope 2 ac = 15o slope 4 ac = 25g+ slope (in existing locations only)1 (2) Residential - 1 du/ac (3) Residential - 2 du/ac (2 .4 du/ac density bonus option)2 (4) Residential - 2.9 du/ac (3.5 du/ac density bonus option)2 (5) Residential - 4.3 du/ac (5.2 du/ac density bonus option)2 (6) Residential - 7.3 du/ac (8.8 du/ac density bonus option)2 (7) Residential - 10.9 du/ac (13.2 du/ac density bonus option)2 (8) Residential - 14.5 du/3c (17.4 du/ac density bonus option)2 (9) Residential - 29 du/ac ( 34.8 du/ac density bonus option)2 (10) Residential - 40 du/ac 1"Existing Locations Only" is defined as those locations designated Rural Residential within Urban Development Areas on the Land Use Element or Community Plans prior to the date of adoption~of this Element (December 1978). 2The density bonus option applies to Current Urban Development Areas, but is not permitted within Future Urban Development Areas or Country Towns. ~ ~. , /;~ ~ ~' -24- RESIDENTIAL DESIGNATIONS AND USE REGULATIONS DESIGNA ION Prima 1. Residen tial R-S 1 du/ 1 ac, 2 c, 4 ac R-R 2. Reside tial R-S 1 du ac 3. Reside tial R-S 2 du ac (2.4 d /ac dens ity bonus o tion) 4. Reside tial R-S 2.9 u/ac (3.5 d /ac dens ity bonus o tion) 5. Residen ial R-S 4.3 u/ac (5.2 d /ac dens ity bonus o tion) 6. Reside tial R-S 7.3 du/ac (8.8 d /ac dens ity bonus o tion) 7. Residen ial R-U 10.g d /ac . (13.2 d /ac dens ity bonus tion) ~ 8.Resident al R-U 14.5 du/ c (17.4 du ac densi ty bonus o tion) g. Residen ial R-U 2g du/ c (34.8 d /ac dens ity bonus tion) 10. Residen ial R-U 40 du/ c U S E R E G U L A T I O N S Consistent R-D, R-R0, S-80, S-88 ,S-g0, S-94 R-D, R-U, R-R0, R-R s-80, s-88, 5-90, s-g4 R-D, R-U, R=RO, R-R S-8o, 5-88, S-90, S-94 Special Circumstances R-M, R-V, R-U R=C, S-82, S-86 A-70, A-72 R-M , R-V , R-G S-82, S-86 A-70, A-72 R-M , R-V , R-C 5-82, S-86 A-70, A-72 R-D, R-M, R-V, R-U, R-C, 5-82, S-86 R-R0, S-80, S-88, S••90 A-70, A-72 S-94 R-D, R-M, R-V, R-U, R-R0, S-80 S-88, 5-90, S-g4 R-G ~ 5-82, S-86 A-70, A-72 R-D, R-M, R-V, R-U, R-R0, S-80, s-88, S-go, S-g4 R-S, R-D, R-M, R-V, R-R0, S-80, 5-88, s-go, s-g4 R-D, R-M, R-V, R-RO, 5-80, 5-88, S-go, 5-94 R-D, R-M, R-V, R-RO, s-8o, s-88, S-go, 5-94 R-D, R-M, R-V, R-RO, S-8o, 5-88, 5-go, S-94 R-C . 5-82, S-86 A-70, A-72 R-C, S-82, S-86 A-70, A-72 R-S , R-C 5-82, S-86 A-70, A-72 R-S, R-C 5-82 , 5-86 A-70, A-72 R-S, R-C 5-82 , S-8b A-70, A-72 -25- 2.2 COMMERCIAL DESIGNATIONS The Commercial designations provide locations for exclusive Commercial uses as well as areas for a mixture of Commercial and Residential uses. The four Commercial designations are; (11) Office-Professional - This designation provides for areas for administrative and professional services. Residential uses may be permitted under Special Circumstances. This designation is consistent with all categories of the Regional Land Use Element except Estate and Rural Development Areas. (12) Neighborhood Commercial - This designation provides for limited, small scale com- mercial uses serving the daily needs of local residents. It is designed to serve only a limited market and uses should be compatible in design and scale with adjacent residential uses. Residential uses may be permitted under Special Circumstances. This designation is consistent with all categories of the Regional Land Use Element. (13) General Commercial - This designation provides for commercial areas where a wide range of retail activities and services is permitted. Residential uses may be permitted under Special Circumstances. This designation would be appropriate for community or regional shopping centers, central business districts, or small but highly diverse commercial development. It is intended that uses permitted within this designation be limited to commercial activities conducted within an enclosed building. This designation is consistent with all categories of the Regional Land Use Element except Estate and Rural Development Areas. (14) Service Commercial - This designation provides for heavier commercial or light industrial uses with large acreage requirements. - This designation would differ from the General Commercial designation in that it emphasizes services to retail com- mercial zones by permitting wholesaling and warehousing activities. This designation is consistent with all cate- gories of the Regional Land Use Element. ~~ -26- OMMERCIAL DESIGNATIONS AND USE REGULATIONS DESIGN TION Primary ~ Consistent Special Circumstances 11. Offic -Profess onal C-30 I C-31, S-80 R-C 5-82 5-84, s-86 5-88, s-go s-94 12. Neigh orhood C-32 C-30, 5-80, 5-86, 5-88, C-31, R-C Com ercial S-g0, 5-94 S-82 13. Gener 1 C-36 C-30, C-32, C-34, C-42, C-31, S-82 Com ercial C-44, S-80, S-84, 5-86 ~ R-C ~ 5-88, S-go, 5-94 14. Servi e I C-38 C-30, C-32, C-34, C-36, C-31, S-82 Com ercial C-37, C-40, C-42, C-44, I ' 5-80, 5-84, S-86, 5-88 I s-go s-g4 2.3 I DUSTRI L DESIGNATIONS T e indu trial designations provide locations for manufacturing, i dustri 1, wholesaling, and warehousing uses based on the potential n isance characteristics or impacts of a use. The two industrial d signat 'ons are: ( 5) Lim 'ted Impact Industrial - T is designation provides for manufacturing and industrial u es which exhibit few or low nuisance characteristics. A 1 uses, with minor exceptions, are conducted entirely w 'thin enclosed buildings. This designation is consistent w ith all categories of the Regional Land Use Element except f r Estate and Rural Development Areas. ( 16) Gen ral Impact Industrial - T his designation provides for uses exhibiting moderate to s evere nuisance characteristics. Typically, large sites a re required with direct access to major roads, railroads, nd other transportation modes. This designation is con- istent with the Current and Future Urban Development Areas, e nvironmentally Constrained Areas, 'and Special Study Area ~ I ategories of the Regional Land Use Element, -2~- INDUSTRIAL DESIGNATIONS T~P1D USE P,)/GULATIONS I U S E R E G U L A T I O N S DESIGNATION ( Primary Consistent ~ Special Circumstances 15. Limited Impact I M-52 ~ M-50, S-80, S-86, ~ C-44, 5-82 S-88, s-g0, S-94 16. General Impact M-54 ~ C-38, M-50, M-52, ~ C-44 S-82 ~ M-58, 5-80, S-86, I ~ 5-88, s-go, s-94 2.4 NON-URBAN RESIDENTIAL DESIGNATIONS These designations provide for areas not intended to develop at urban densities. Urban improvement standards will not apply and urban level services will not be provided. Commercial uses may be permitted to serve the needs of the residents. There are two non- urban residential designations: (17) Estate Residential - This designation provides for minor agricultural and low density residential uses. Minimum parcel sizes of 2-4 acres or larger are required depending on the following slope criteria: Slope: 0-25% 2 acre minimum lot size 25%+ 4 acre minimum lot size This designation is consistent with the Estate Development Area, Environmentally Constrained Area, and Special Study Area categories of the Regional Land Use Element. (18) Multiple Rural Use - This designation is applied in areas with one or more of the following characteristics: Not highly suited for in- tensive agriculture; rugged terrain; watershed; desert lands; lands susceptible to fires and erosion; lands which rely on groundwater for water supply; and other environmentally con- trained areas. Parcel sizes of 4, 8 and 20 acres are re- quired depending upon slope as follows, and the criteria established in the County Groundwater Policy which may require up to 40 acre parcels: Slope: 0-25% 4 acres 25-50 8 acres 50+ 20 acres ~~~,c~ -- ___ -28- i i her than a single family home on an existing lot, it not intended that any development occur unless the oposed development has been carefully examined to assure at there will be no significant adverse environmental pacts, erosion and fire problems will be minimal, and urban levels of service will be required. M nimum permitted parcel sizes are as specified above, p ovided that Health Department requirements for adequate i ediate and long term water supply and septic tank and 1 ach fields can be met, provided that the criteria in the C unty Groundwater Policy can be met (which may require m nimum parcel sizes of 40 acres), provided that when e vironmental analysis indicates that significant impacts c uld occur then larger parcel sizes will be required, and f rther provided that when zoning on the land requires a 1 rger parcel size such larger parcel size shall prevail. T is designation is consistent with the Estate and Rural D velopment Area, Environmentally Constrained Area and S ecial Study Area Categories of the Regional Land Use E ement. NON- RBAN RESIDENTIAL DESIGNATIONS AND USE REGULATIONS U S E R E G U L A T I O N S DESIGN TION Primary Consistent Special Circumstances 17. Est Resid to ntial R-R A-70, A-72, S-80, 5-88, S-90, S-g4 C-44, R-C, 5-82, R-RO C-40, S-86, S-87 8. Multi 'ural le Use R-R A-70, A-72, 5-80, 5-88, S-90, S-94 C- R-C, S- 2, R-RO C-40, 5-86, 5-87 -29- 2.5 AGRICULTURAL DESIGNATIONS These designations promote agricultural use as the principal and dominant use. Uses that are supportive of agriculture or compati- ble with agricultural uses are also permitted. Lot sizes and overall population density will vary based on the suitability of the individual parcels for various crops or agricultural products. No uses should be permitted that would have serious adverse effect on agricultural production including food and fibre production, horticulture, floriculture, or animal husbandry. There are two agricultural designations: (19) Intensive Agriculture - This designation promotes a variety of agricultural uses including minor commercial, industrial and public facility uses appropriate to agricultural operations or supportive of the agricultural population. - This designation permits 2, 4 and 8 acre parcels under the following circumstances. One dwelling unit per gross two acres when the following finding is made: • At least 80 percent of the land does not exceed 25 percent slope; and • the land is planted, and has been planted, for at least the previous one-year period, in one or more of the following commercial crops as defined by the U. S. Department of Agriculture Soil Survey, San Diego Area (1973) - avocados, flowers, tomatoes and specialty crops; and ' a continuing supply of irrigation water is available to the land; and ' the land has access to a publicly maintained roar? without the necessity of a significant amount of grading; and ' two acre parcels on the land will not have a sig- nificant adverse environmental impact which cannot be mitigated. ~~~~ -30- (20 RICULTURAL DESIGNATIONS AND USE REGULATIONS U S E R E G U L A T I O N S Special D SIGNATION Primary Consistent Circumstances 19 Inten ive Agriculture A-70 A-72, S-80, R-C 5-88, S-go, 5-94 5-82, 5-86 20 Agric lturalPreserve A-70 A-72, S-80, S-82 5-88, 5-90, S-g4 5-86 s f dwelling unit per gross four acres where the average ape of the land does not exceed 25 percent and the iding above cannot be made. On dwelling unit per gross eight acres where the average sl pe of the land is greater than 25 percent. - In connection with commercial, industrial, public facility, pu lic utility, electronic installations and other specia- li ed uses, a smaller parcel size may be permitted, provided on site sewage disposal, zoning, and other site develop- me t requirements can be met. - Th's designation is consistent with all categories of the Re_ional Land Use Element. i~ultural Preserves - This designation permits the following: Fo lands under contract, uses and parcel sizes permitted sh 11 be as specified by the contract. Fo lands within the preserve boundaries but not under con- tr ct, uses and parcel sizes shall be determined by the us regulation. This designation is consistent with all ca egories of the Regional Land Use Element. -31- 2.6 SPECIAL PURPOSE DESIGNATIONS (21) Specific Planning Area This designation is used where a specific plan has been adopted or must be adopted prior to development. Land within this designation typically has environmental con- straints or unique land use concerns which require special land use and/or design controls. The overall density permitted in a Specific Plan Area shall be designated on the Community or Subregional Plan Map. This designation may be consistent with all categories of the Regional Land Use Element. (22) Public/Semi-Public Lands This designation indicates lands generally owned by public agencies. This designation includes military bases; Indian reservations; cemeteries; institutions; public parks including Regional Parks; County airports and other public and semi-public ownership. Any pro- posal for private development within this designation will be reviewed by the appropriate agency to assure that there will be minimum adverse effect on that agency's property or plans for that property. For areas in private ownership, lot sizes shall be de- termined by the following criteria and standards. - 4-acre minimum lot size: Where slope is 0-25o and each parcel has frontage on a publicly maintained road, - 8-acre minimum lot size: Where slope is more than 250. This designation is consistent with all categories of the Regional Land Use Element. (23) National Forest and State Parks This designation indicates the planned boundaries and major land holdings of the Cleveland National Forest, Cuyamaca Rancho State Park and Anza-Borrego State Park. It is the intent of this designation that the appropriate governmental agency will be notified prior to the ap- proval of any proposal by a property owner to use or develop any land within this land use designation. Under California Code Section 884, a reasonable period of time will be given for the appropriate public agency to respond to such notice. ~~ S~ -32- For areas in private ownership, lot sizes shall be determined by the following criteria and standards: - 4-acre minimum lot size where slope is 0-25o and eac parce as rontage on a publicly maintained road, or a road which connects to a public road; has a 40-f t. minimum right-of-way and meets large-lot subdivision standards for improvements and geometrics. - 8-acre minimum lot size where the average slope is between 25% and 50%. - 20-acre minimum lot size where the average slope is greater than 50%. This designation is consistent with all categories of the Regional Land Use Element. (24) Impact Sensitive This designation is applied to areas considered unsuitable for urban development for reasons of public safety or environmental sensitivity. Large lot residential par- cels, agricultural pursuits, limited recreational uses, mineral extraction, or greenbelts connecting permanent open space areas may be compatible with this desig- nation. This designation includes: a) environmentally sensitive characteristics such as floodplains, waterbodies, lagoons, marshes, wetlands, steep slopes, vegetation and wildlife habitat, heavy timber, mineral extraction, watershed and desert, and b) safety im act considerations such as floodways, faults anT~n s i e potential. Minimum parcel sizes of 4, 8, 20 and 40 acres or larger are required depending on the following criteria: Slope: 0-250 25-50 50+ Environmentally sensitive 4 ac. 8 ac. 20 ac. Safety impact 8 ac. 20 ac. 40 ac. This designation is consistent with all categories of the Regional Land Use Element. -33- SPECIAL PURPOSE DESIGNATIOIJS AND USE REGULATIONS U S E R E G U L A T I O N S DESIGNATION Primary Consistent Special Circumstances 21• Specific Planning Area S-88 Consistent with all Use Regulations 22• Public/Semi Public Lands S-80 S-90, 5-94 S-~2' S-tS6' S-8~ 23• National Forest/State Parks 5-80 R-R, A-70, 5-88, S-90, S-94 R-C, S-87, 5-82, C~44, S-86, A-72 24• Impact Sensitive 5-80 i R-R, A-70, S-88, s-9o, 5-94 S-82, A-72 S-86, S-87 2.7 SPECIAL AREA OVERLAYS 6.7here some unique physical, legal or resource situation exists, a Special Area Overlay shall be used on the appropriate land use map. This overlay designation shall 1) indicate that the underlying designation is modified in some limiting way as to permitted use and/or to permitted density, and 2) define conditions in addition to those normally used in order to attain the underlying use and density. These overlays are applied to lands which have some unique characteristic which might indicate an implementing use regulation other than the primary use regulation is appropriate. These over- lays are: Coastal !C) Thi:~ overlay applies to lands in the coastal ~irea, includiny bear.hes, bluffs, and immediately adj~~c.•ent land areas. The purpose is to protect the public interest in t_he coastline as a unique recreational and scenic resource. This will be implemented through the Coastal Development Area Regulations of the Zoning Ordinance (Section 5150). tjv~~4, -34- Sc Th ex en is (S) overlay applies to areas of high scenic value both to assure usion of incompatible uses and structures and to preserve and nce t e scenic value. This will be implemented primarily th ough t e Scenic Area Regulations of the Zoning Ordinance (S ction 200). Re ource onservation Areas (RCA) Th's over ay identifies lands requiring special attention in order to conser e resources in a manner best satisfying public and priv- at objec fives. The appropriate implementation actions will vary de ending upon the conservation objectives of each resource but may in lude: public acquisition, establishment of open space easements, ap licati n of special land use controls such as cluster zoning, la ge lot zoning, scenic or natural resource preservation overlay zo es, or by incorporating special design cons~~derations into sub- di ision aps or special use permits. Resource Conservation Areas sh 11 inc ude but are not limited to groundwater problem areas, co stal w tlands, native wildlife habitats, construction quality sa d area littoral sand areas, astronomical dirk sky areas , un'que ge logic formations, and significant archaeological and hi torica sites. 69i hin Re ource Conservation Areas, County departments and other pu lic ag ncies shall give careful consideration and special en- vi onment 1 analysis to all projects which they intend to carry ou prop se, or approve, and shall select those conservation ac ions m st appropriate to the project and consistent with the in ent of this overlay designation. -35- District Preservatio~~_ ;::'~ ~) The purpose of this overlay is to .preserve the historic, cultural and architectural resource values of designated districts by en- couraging compatible uses and architectural design. This will be implemented primarily through the District Preservation Area Regulations of the Zoning .Ordinance (Section 570C).. ~~~~ -36- PO~ICY 3• COMMUNITY AND SUBREGIONAL.PLANS , Re Tonal ategories delineated on the Regional Land Use Map shall be implem nted through Land Use Designations delineated on Co unity and Subregional Plan Maps. Within these Community and Su region 1 Plan areas, the following additional policies shall apply: 3 ..1 3.2 Urban designations shall be applied to contiguous planned comme cial and residential areas associated with a community or ci y center. Land use designations permitting densities of 1 U/Ac or more dense shall not be applied outside of Urban~Development Areas, Country Towns, or existing locations. Commu ity Man designations, goals, objectives and policies shall be consistent with the Regional Categories, goals and polices of the Regional Land Use Element. Until public heari gs are held to achieve consistency between the Regional Land se Element as adopted by the Board of Supervisors on Decem er _, 1978 and the existing community plans, the Land Use D signations of the community plans shall take precedence over he Regional Categories. In the event a finding of consistency must be made between the old land use categories and t e new designations, the attached Interim Conversion Table shall be utilized. 3.3~ Count Town Boundaries as delineated on the Regional Land Use Map a e based on the existing land use pattern and use desig- natio s shown on each community plan or subregional plan map. -37- Precise boundaries may be adjusted to better reflect community characteristics as long as such adjustments do not represent an expansion into areas deemed inappropriate by the goals and policies of the Regional Land Use Element. 3.4 Existing Private Development Plans, Specific Plans and Applications to expand the boundaries of existing private de- velopment plans and specific plans may conflict with the Categories of the Regional Land Use Element. In these cases, for the purpose of consistency with the Regional Land Use Element, a private development plan or specific plan or ex- pansion thereof will be deemed consistent with the General Plan if one of the following findings is made: 1. The project will not adversely affect or promote pre- mature growth to adjacent properties, and the project has sufficient facility capacity to accommo- date both the present and future population if built out to capacity, and a substantial private investment in public facilities has been made on the basis of past approvals of development phases; or 2. The density and character of development is substantially in conformance with the 2egional Land Use Element goals. ~~ .~ ~ -38- 3.5 Exist'ng Fully Subdivided or Fully Developed Uses which are not deeme appropriate for expansion pursuant to the goals of the L d Use Element may exist in certain locations of the County at the time of adoption of this Plan. In these cases, for th sole purpose of implementation, existing fully sub- divide lands and fully developed uses (e.g., mobilehome parks) may be classified to a use regulation consistent with those uses. Expansion of these or similar uses into undeveloped adjace t areas must be consistent with the applicable Region 1 Categories and Land Use Designations. -39- POLICY 4: REGIONWIDE ACTION PROGRAD'iS The following are action programs and statements of policy which are related to both the Land Use Element and community plans. Implementation of these programs would assist in the implementation of the Land Use Element. 4.1 Regional Growth Management Submit for adoption the policies approved in concept by the Board of Supervisors on August 16, 1978 as part of the Regional Growth Management Plan. Those are: 1. County Groundwater Policy 2. Integrated Facilities Adequacy System Policy 3. Road Adequacy Policy 4. Coordinated Capital Improvement Program Policy S. Local Government Structure Policy 6. City Review of Development in Unincorporated Areas Policy 7. Inclusionary Housing Policy 8. Expenditures Within Target Areas Policy 4.2 Land Use - Review existing development regulation ordinances including policies, standards and guidelines for consistency with the Lana Use Element. - Submit the Plan Implementation Manual for approval by the Board of Supervisors. ~~ 9 ~ -40- 4.3 Ho~sin - Es ablish housing mix targets for each Urban Development Ar a and modify Land Use Elements of adopted community pl ns within the Current Urban Development Areas to me t the (single/multiple) mix objectives. 4.~ Re ionai lanning Forecasts Co tinue anticipation with the Comprehensive Planning Organization an the c'ties in an ongoing program to update and refine adopted re Tonal lanning forecasts. This program should develop forecasts which: - pr vide detailed analyses of development capacities which ar uniform throughout the region and which link com- mu ity population goals to Land Use Designations and use re ulations: - in orporate into future forecasts consideration of regional co cerns such as air and water quality and community balance as articulated in the Regional Growth Management Plan as ad pted in concept on August 16, 1978. 4.5 Social - Su mit for adoption a Social Element which would include go is and policies to encourage: 1) development of ra Tally and economically balanced communities; 2) equal ac ess to employment, housing, ~d public services for all re idents; 3) protection of the health and safety of all -41- re idents; 4) equitable distribution of the costs of pro- vi ing public services as well as the services themselves; an 5) provision of community and social services based on th needs of the residents. ~~ ~! ' ~ ~M . X Y. . ,!Y. X ~ ` ~ f ~ ~ X . X ~~, i ~C X {~ ~ X X . X X ' I IX X X C ,.bf7 l 'a C 'L C 1b~-3Cro 11y.C ~~1f h] ~ ~ j ~ l M~ ~~ ~ ~ fi. ' ,I I ~ ~ X :v' I X ~ Y. ' : C ~~~F i X i X j~ ~.~.$r ' X X i'~~ y ~ S' ( ~Y L.; , et}. I 't 1 C Y I ~_ ~' ~ i~ ~, ' F I ~ I j r ~:: r a' " ~ ~ ) 4 ~"4 ~ry ~ i I y ~ X' >: X X ~ ~. ai . l X >^ ,~; -~jy T't'. X Tf q X X X ~ >; X X IX X X X ~ ., , 2 ~i N ~1 ~ a 'Y ~ x S ~~"" * At y ;~ ~ ~ ALL LA. D U E DE ... I N TIO BE ~~ ,. '~ ~ ~ ~ O ~ < +'" A bIa-. ~.L C NSZ TE T ~V H T EGZ ATE OR ~ ~' z O ~ ' rr ~. y,~ n . ~;; a ~^ ~ 4,. {d. 11 ALL LA D U E DE I N TIO BE :: ,; ' , ~•:; n ~ ~~T ` ~' `~~ '~ _ , ~ ~ 1 < .a. ' , , ~ jj Cd NSZ TE T W TH TI GZ ATE OR '" r 7 C ~-+ : n .+.. ~.. .e ~ ' ~ -,. .., ~ om. ~ .ry • 71Qx N N .P W N F-' • ro [j] N 1--' O ~O '~ r 1--' N J '•S1 O tx] ~ !--' H 01 lf1 O ~ H I--' N n ~P W N 1-~ O ~ r O \O W ~l Q~ V1 A W N HCU Jl b [~*J ~+ fA 1 F-' ~ F-' (n 7. ro [J7 ~ y b ro c S' ro ~ n H 'y r H N ro N H C xl z r m i F-' ~ H C~] C7 ,J c m [~] w C G1 r y t~1 H tt •,U (n L) z Q j '.~ ry r~ {,y ro ro I ~ Hb N 1-+ J 1-' F• Ci7 z ~c o• '0~. I• e. Hv Z C v 0 9 ~3 C m h1 ,;,> > `'' ~'" I-, J M b. O y y n Q r^ hZy 'jJ yr t7 y Z Y CH C ;ty N ,r ~~-+ \ H H Z .'3 1 H ['1 H 11I y ~ Xf Z H •A M; H C. C'7 L~ O H . ~' M by C~ r w O O l7 y O ~O C', f~ C: 1-i H CN7 +~+y :A Z H () K1 ~ . roy'l7\ H '.V ro ~ h7 N VI ~ tr] '~ I N C+1 b I y CJ ~ rO () y W C1 B] []rO(A\I 0 0 \ y O O C~ C c C 7 7 r r p Z [C/~]~ CJ C'] Gro (n ~~ACI nom. C+] ~C~ Hi ~ H I CCC\ (~(~ ~ b n ~~ y W NZ h, O VI ~ [!] G' H ~ [CK""7 C~] 00 ~ N~ ° r 'P ~ .H. d ~ ~ ~ N ~ (~ f ~ () H N x7 I Z ° y 2Z o y Js n Jy o n ' ~' ~ t~ c~ O Z v y ~ r a r i ~ y y ~ ~r : y y 4 7 O D s : ^ * • * RS ': ~ D D D f~ 1 i R-D ~ ~" r t :~ D D D D D p r R_V y I ~ ~~ ~ O o '~' ' D D D D D D R-RO 3' D D ° ~~ ` * * '' D * e R-R ° C .'~R"I O ,~ O• O `:,4 O O ~' O O .: O R-C 1 H h D * C-30 czn ;~~~ o oo D C-31 ~4 ' * ~. C-32 `r C-34 0 I C-36 ~ n ,~ ~ ~ , D ~ V] , ~ 1': - ~ ~ t. c C-37 H V7 C-38 ~ r r ' y i o o ~ C-40 z ' .- r n ~ ` C-42 c o i ~!~ ' ~ O io O D 0 ~ C-44 x '..~ w ~,? * i M-52 ~' of ~ ~ ~a~ "~ N -SF ~ ~. c~; 0 0 ~ D D~ D D ~ o 0 0 I A-72 0 0 o H •~lo o o o ,:. o 0 0 00 0 0 0 0 0 0 5-82 y '~ - '~ ' D D D ' S-84 i ! ~ '' L~ ~D !c ;ilk' ,~ p ~ . IA D ''. ,ip , D~ s t DD;D ''P~ DD ~ 15-87 ! r 1D~D "~ '> ~ P ! ' ~ q ' ~ ID ? 5-88 ~ I D ~~: s-so. ~ p i ~~2 =:iD , D• ' D' P ' D ~,D D ~i D ~D ~A D ~ ;D D ~°; i 5-94 ~~~~~:-j ~.i AND US} ELEMENT COMPATIBILITY MATRIX NOTES: The Land Use Element text describes in detail each regional cat gory and land use designation. Use regulations are exp ained in the County Zoning Ordinance. Consistency with the Land Use Element shall be determined by reviewing both the Alatrix and the Goals and Policies of the Land Use Ele ent. See the Regional Land Use Element Map. See the Community and Subregional Plan Maps. The densities specified on the Matrix are maximum permitted densities. 4. See the County Zoning Ordinance. 5 61 7J 8. 9, RPfe~ to Policy 2.1 of the Land Use Element text for the appl'cation of this designation. Twen y percent (20%) density bonuses are available in this desi nation for those projects qualifying under the Inclusionary Hous'ng Policy. Refer to Policy 2.1 of the Land Use Element text for maximum permitted density. The ensity permitted by the Use Regulation shall not exceed the aximum density specified by the Land Use Designation. Exis ing (as of December 1978) fully subdivided and full developed uses may be classified to a use regulation con- sist nt with that use (Policy 3.5 of the Land Use Element). Spec al Purpose Overlays may be applied over any of the 24 Land Use Designations. These overlays shall serve to modify and/ r further restrict the underlying land use designation (Policy 2.7 of the Land Use Element). ~; J, ~~ ~. ~ ~ • ~ USE REGULATIONS Resit Comm tial Use Regulations R-S Single Fanily Residential R-D Duplex/Two Family Residential R-M Multi-Family Residential R-V Variable Family Residential R-U Urban Residential R-R Rural Residential R-RO Recreation Oriented Residential R-C Residential/Commercial ~rcial Use Regulations C-30 Office Professional C-31 Residential-Office Professional C-32 Convenience Commercial C-34 General Commercial/Residential C-36 Gener~31 Commercial C-37 Heavy Commercial C-38 Service Commercial • C-40 Rural Commercial C-42 Recreational Commercial C-44 Freeway Commercial Manufacturing and Industrial Use Regulations :-50 Basic Impact Industrial -52 Limited Impact Industrial -54 Moderate Impact Industrial -58 General Impact Industrial Agric~iltural Use Regulations -70 Limited Agricultural -72 General Agricultural Speci~l Purpose Use Regulations -80 Open Space -82 Extractive -84 Medical Center -86 Parking -87 Limited Control -88 Specified Planning orea -90 Holding Area -94 Transportation and Utility Corridor _;yy~ • New Des nation Rural De elopment 17. Estat Reside tial (1 Du/2, 4 Ac) 18. Multi le Rura Use (1 Du/4,8,20,40 Ac) Agricultu e 19. Inte sine vulture (1 Du/ 2,4,8 Ac) 20. Agriculture Preserve (1 Du/8 Ac) Special Purpose 21. Specific Plan ing Area 22. Public/semi-p blic 23. Nati nal Fore t, State Parks (1 D /4,8,20 c) 24. Impact Sensit~ve (1 Du/4,8,20,40 Ac) Special rea Over a C Coastal S. Scenic P eservation RCA Resource Conservation Area DP District Preservation O1d~Category* , Rural Residential, Ag Estates and Rurai. Development (16) Rural Residential (1 Du/1,2,4 Ac (18) Medium (1 Du/2 Ac) & (19) Rural Agricultural Estates (1 Du/2,4 Ac) (22) Mountain Development (1 Du/4,8,20 Ac) (23) Multiple Rural Use (1 Du/4,8 Ac) (17) Low Ag. Estates (1 Du/4 Ac) Agriculture (21) Intensive Agriculture (1 Du/2,4,8 Ac) (20) Agriculture Preserve (1 Du/8 Ac) Other (32) Specific Planning Area (29) Public/Semi-public (28) State & Regional Parks (24) National Forest (1 Du/4,8,20) (28) State & Regional Parks (same , as 23) (27) Open Space (1 Du/8 Ac) (25) Floodplain (1 Du/4,8 Ac) (26) Lagoons, Marshes, Wetlands (1 Du/4, 8 Ac) (31) water Bodies (same as 29) (16) Rural Residential *Where ore than one category is listed, portions of previously permitted uses m y apply. INTERIM -CONVERSION '=^ABLE- SUMMARY OF PROPOSED , LAND USE DESIGNATIONS New Designation Old Category* Urban Residential Residential 1. Residential (1 Du/1,2 & 4 Ac) (1) Very Low (1 Du/Ac) (16) Rural Residential (1 Du/1,2,4) 2. Residential (1 Du/Ac) (1) Very Low (1 Du/Ac) 3. Residential (2 Du/Ac) (2) Medium Low (2 Du/Ac) 4. Residential (2.9 Du/Ac) (3) Low (2.9 Du/Ac) 5. Residential (4.3 Du/Ac) (4) Low Medium (4.3 Du/AC) 6. Residential (7.3 Du/Ac) (5) Medium (7.3 Du/AC) Multiple Residential 7. Residential (10.9 Du/Ac) (6) High Medium (10.9 Du/Ac) 8. Residential (.14.5 Du/Ac) (7) Medium High (14.5 Du/Ac) 9. Residential (29 Du/Ac) (8) High (~9 Du/Ac) 10. Residential (40 Du/Ac) (9) Very High (43.5 Du/Ac) Commercial Commercial 11. Office Professional (10) Office 12. Neighborhood Commercial (11) Neighborhood Commercial 13. General Commercial (13) General Commercial, (12) Community Commercial 14. Service Commercial (13) General Commercial (12) Community Commercial Industrial Industrial 15. Limited Impact Industrial (14) Light Industrial 16. General Impact Industrial (15) Heavy Industrial * Where more than one category is listed, {portions of previously permitted uses may apply. ~~~~ New Designation Old Category* Rural Development 17. Estate Residential (1 Du/2, 4 Ac) lg. Multiple Rural Use (1 Du/4,8,20,40 Ac) Agriculture 19. Intensive Agriculture (1 Du/ 2,4,8 Ac) 20. Agriculture Preserve (1 Du/8 Ac) Special Purpose 21. Specific Planning Area 22. Public/semi-public 23. National Forest, State Parks (1 Du/4,8,20 Ac) 24. Impact Sensitive (1 Du/4,8,20,40 Ac) Special Area Overlay: C Coastal S. Scenic Preservation RCA Resource Conservation Area DP District Preservation Rural Residential, Ag Estates and Rural. Development (16) Rural Residential (1 Du/1,2,4 Ac (18) Medium (1 Du/2 Ac) & (19) Rural Agricultural Estates (1 Du/2,4 Ac) (22) Mountain Development (1 Du/4,8,20 Ac) (23) Multiple Rural Use (1 Du/4,8 Ac) (17) Low Ag. Estates (1 Du/4 Ac) Agriculture (21) Intensive Agriculture (1 Du/2,4,8 Ac) (20) Agriculture Preserve (1 Du/8 Ac) Other (32) Specific Planning Area (29) Public/Semi-public (28) State & Regional Parks (24) National Forest (1 Du/4,8,20) (28) State & Regional Parks (same as 23) (27) Open Space (1 Du/8 Ac) (25) Floodplain (1 Du/4,8 Ac) (26) Lagoons, Marshes, Wetlands (1 Du/4, 8 Ac) (31) Water Bodies (same as 29) (16) Rural Residential *Where more than one category is listed, portions of previously permitted uses may apply.