1. Public Comment: The Public Comment period is set aside to allow public testimony on items not on today s agenda.

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1 NOTICE OF PUBLIC MEETING Agriculture Subcommittee Meeting Gaviota Coast Planning Advisory Committee Thursday February 17, :30 am El Capitan Canyon Campground Calle Real Mesa Yurt* Agenda 1. Public Comment: The Public Comment period is set aside to allow public testimony on items not on today s agenda. 2. Meeting Notes Review 3. Discussion of Potential Approaches to Zoning Ordinance and Policy Changes a. Land Use Development Code Agricultural Uses Restrictions and Permit Processes b. Agricultural Operations and Scalability c. Regional Ag. Facilities Overlay d. Retail Sales e. Home Occupations f. Quasi-Agricultural/Recreational/Educational Uses g. Approaches in Other Jurisdictions h. Other 4. Subcommittee Meeting Schedule 5. Adjourn *An employee at the campground entrance kiosk will direct you where to park and how to find the meeting room.

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3 Gaviota Coast Agriculture Subcommittee February 3, 2011 Page 1 of 3 Gaviota Coast Agriculture Subcommittee Meeting No. 2 of Thursday February 3, 2011 Meeting Notes The second meeting of the GavPAC Agriculture Subcommittee (AS) was held on Thursday February 3, 2011 at the El Capitan Canyon Campground, Calle Real Santa Barbara, CA 93117, in the Mesa Yurt. The meeting was convened at 2:05 p.m. Attendees. Committee members Christina McGinnis, Guner Tautrim, Jose Baer, and Committee Chair Paul Van Leer were present. Also present for all or part of the meeting were County Staff members David Lackie, Brian Tetley, Stephanie Stark, Noel Langle and Katie Haldeman; members of the public included Carl Steinberg and Mark Chaconas, and Teal Riege, an intern with the Environmental Defense Center (EDC). Administrative. At the hearing on February 1, 2011, the Board of Supervisors (BOS) rejected the California Coastal Commission s (CCC) suggested modifications to the County s Land Use and Development Code (LUDC). Langle explained that Planning and Development will incorporate work associated with processing amendments to the County Code under Article II (coastal zone) as part of the work plan. Agenda Item 1. There were no public comments for items not on the agenda. Agenda Item 2. Baer moved seconded by McGinnis to approve the notes from Meeting No. 1. Agenda Item 3. a. Land Use Development Code (LUDC) Agricultural Uses Restrictions and Permit Processes The Agriculture Subcommittee (AS) worked to refine Baer s write-up on scalability. There is a consensus that terms used in the scalability discussion such as small localized areas, significant number of employees, greater Gaviota region large volume of inputs, etc. need to be defined. Thresholds or triggers for the appropriate level of scrutiny for an activity will help define those terms. Staff asked the AS to consider how Gaviota-specific commodities would drive the intensity of different uses, and suggest that the AS does not want to see the County become a dumping site for industrial activities on ag. land (e.g., large scale processing, etc). In general, being vague and using broad definitions allows for flexibility, which in turn can be in support of ag., however interpretation needs to be somewhat limited to facilitate consistent interpretation of a code at the planning and development counter. The AS realizes they need to consider what type of development they do not want to allow in the plan area, and ensure that definitions and policy language prevent such development. The AS defined the following terms from Baer s scalability write-up: Neighborhood Scale: Gaviota region (plan area) Regional Scale: Santa Barbara County Regional Plus Scale: Tri Counties (SLO,SB,Ventura)

4 Gaviota Coast Agriculture Subcommittee February 3, 2011 Page 2 of 3 Triggers for determining permitting levels were discussed and included: a) Vehicle trips (leaving the site) b) Amount of new facilities (buildings) required for the activity (recognizing that a large composting operation with little infrastructure may need a different trigger). c) Customers per day d) Retail vs. wholesale operations e) Number of employees f) Overnight accommodation g) Impacts to agricultural resources General concerns of the AS include: a) Mining/export of materials (e.g., sandpits) b) Destination of exported material (e.g., longer distances may require larger trucks). c) That greater flexibility in the zoning code and policy language would allow for undesired types of development, activities, etc. b. Agricultural Processing and Scalability Staff explained that the County s winery ordinance has successfully used a tiered approach to permitting to deal with issues of scale. Lackie summarized a framework determining the appropriate permitting level or scale for different intensities of uses: 1. Production 2. Processing 3. Sales 4. Tourism 5. Non-Ag 6. Ag-Residential 7. Commercial c. Regional Ag. Facilities Overlay Staff suggested allowing for a Gaviota-Specific Ag. Industrial Overlay that could be applied for concurrently with a development plan. Siting criteria, intensity parameters, and operation characteristics defined in the overlay would allow for development of an appropriate size and scale for the Gaviota Coast. The AS believes such an overlay would need to allow for a processing facility on any appropriate parcel, regardless of what is being produced on that parcel. They also recognizes that few locations for such a facility exist outside of the Coastal Zone. d. Retail Sales See Item 3a&b.

5 Gaviota Coast Agriculture Subcommittee February 3, 2011 Page 3 of 3 e. Home Occupations In 2007 Langle drafted a Home Occupation Expanded Ordinance, which did not make it to the Board of Supervisors (BOS) for approval, however the AS could review and incorporate the draft language into Gaviota planning process. The expanded Ordinance would no longer require the occupation be confined to the primary dwelling and would allow for additional employees. Staff was concerned about the cumulative effect of numerous County initiatives, and therefore did not pursue adoption of this Ordinance. f. Quasi-Agricultural/Recreational/Education Uses Some of these uses fall under the Temporary Use Ordinance of the LUDC and do not require permits, Staff will provide that section of the LUDC in the next informational packet. The current zoning regulations are set up for higher intensity of uses (e.g., Circle Bar B was processed as a guest ranch with a Conditional Use Permit (CUP)). g. Other Staff suggested residential second units (RSU) could be used as an incentive for siting out of the viewshed or to obtain certain objectives, or could simply just be allowed by right. The RSU program was approved on AG-I land because the BOS wanted to encourage the use of existing infrastructure in urban areas, so AG-I was one step beyond urban areas. Additionally, RSU s on AG-I land could be analyzed under ongoing CEQA review and allowing them on AG-II land would have required an additional CEQA document. Staff does not believe it is likely that the County s Williamson Act contracts will be discontinued, as the loss in subvention funds from the State is not considerable enough for the County to forgo the benefits of having agricultural land under contracts. The AS discussed considering 1,200 square feet as the limit for RSUs on AG-II land, as 1,200 square feet is the limit for detached RSUs on residential parcels on greater than one acre. AS agreed that a guiding principle from the GavPAC is to develop uniform policy that applies to the Coastal Zone and inland areas. Agenda Item 4. Staff will look into rescheduling the next meeting from 9:30 a.m. - 12:30 p.m. on Thursday February 17, at the same location to accommodate a conflict in McGinnis schedule. The AS will report back to the greater GavPAC and then go to the Agricultural Advisory Committee (ACC) for input. There being no further business to discuss, the meeting adjourned at 4:47 p.m. Meeting Notes prepared by Katie Haldeman, County Staff

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7 Proposed Permit Scalability for Activities on Gaviota Coast Agricultural Land Agricultural Production Scale (Permit Requirement) Triggers Activity Tier I (E or LUP/CDP) Tier II (LUP/CDP or MCUP) Tier III (LUP/CDP, MCUP or not allowed) Details Cumulative Thresholds Grazing E E E Cultivation E E E Harvesting * Agricultural product collected but not changed from its natural state to a different form (i.e. apples to apple sauce) * Requires construction of new structure * Requires construction of new structure *Generation of significant air emissions (particulates, dust, etc) Indoor Growing and Harvesting * Greenhouse or similar structure for indoor growing is less than 800 sq. ft. * Occurs within an existing structure * No increase in average daily traffic trips * No additional employees required * 1 acre of propagating greenhouse or outdoor containers or 3 acres of field-grown plant materials * Requires construction of new structure(s) * Increases average daily traffic trips * Greenhouse 100,000 sq. ft, or greater * Includes: shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food and fiber crops Crop & Firewood Storage * Products grown on-site or within the Gaviota Region * Occurs within an existing structure * No increase in average daily traffic trips * No additional employees required * Products grown on site and off site from Santa Barbara County * Requires construction of new structure(s) * Increases average daily traffic trips * Products grown on site and off site from the Tri Counties Region * Requires construction of new structure Product Preparation P required for processing on-premise products * Products grown on-site or within the Gaviota Region * Occurs within an existing structure * No additional employees required CUP required for processing off-premise products * Products grown on site and off site from Santa Barbara County * Requires construction of new structure(s) CUP and Ag. Industrial Overlay required for extensive processing * Products grown on site and off site from the Tri Counties Region * Requires construction of new structure * The County considers sorting, cleaning, packing, freezing, and storage of horticultural and agricultural, agricultural processing * Examples of product preparation from other counties include: cleaning, grading, packing, polishing, sizing, sorting, and similar preparation of crops Milking * Less than 50 mature cows, goats or sheep * Occurs within an existing structure * Animals raised on-site or in the Gaviota Region * No additional employees required * Requires construction of new structure(s) * Animals raised on-site or in the Santa Barbara County * More than 1,000 mature cows * Also subject to EPA regulations Bee Keeping E (in AG-I zone, Exempt only if limited to reasonable family use on a non-commercial basis). MCUP (required for commercial beekeeping operations) MCUP (required for commercial beekeeping operations) * Apiary products can include: honey, bees wax, pollen, and pollination Mushroom Farming * No "value-added" processing of products * No new structures required * Products grown on-site * Wholesale operation * Commercial farming * Products distributed only within Santa Barbara County * Maximum of 2 employees * Wholesale operation * Commercial farming * Products distributed within the Tri Counties * Maximum of 5 employees E = Allowed use, no permit required (exempt); P = Permitted use, Land Use or Coastal Permit required; MCUP = Minor Conditional Use Permit required; CUP = Conditional Use Permit required; S = Permit determined by Specific Use Regulations; _ = Use Not Allowed Red text = existing permit requirement; Black text = proposed permit requirement Draft - Scalability 2/11/2011 Page 1 of 3

8 Proposed Permit Scalability for Activities on Gaviota Coast Agricultural Land Agricultural Processing Scale (Permit Requirement) Triggers Activity Tier I (E, LUP/CDP) Tier II (LUP/CDP, MCUP) Tier III (LUP/CDP, MCUP) Details Cumulative Thresholds Composting * Material originates from within 5 miles and serves no more than 3 farms within a single canyon * No new structures required MCUP (composting not allowed in Coastal Zone) * Material originates from Santa Barbara County * Compost is transported to various farms throughout the County * Operations are subordinate to agricultural operations * No more than 3 employees required MCUP (composting not allowed in Coastal Zone) * Industrial scale composting * Operations occupy prime farmland * Construction of new, permanent, large-scale facilities * Creates significant impacts to agricultural resources * Products shipped to locations outside of the County Drying, Freezing, Precooling and Packaging * Products derive from the Gaviota Region * No new structures required * Products derive from Santa Barbara County * Products distributed within the Tri Counties * Requires construction of new structure(s) * Increases average daily traffic trips * Products received from and shipped to the Tri Counties area Milling of Flour, Feed and Grain * Products derive from the Gaviota Region * No new structures required * Products derive from Santa Barbara County * Products distributed within the Tri Counties * Requires construction of new structure(s) * Increases average daily traffic trips * Products derive from Tri Counties * Products distributed beyond the Tri Counties Tree Nut Hulling and Shelling * Products derive from the Gaviota Region * No new structures required * Products derive from Santa Barbara County * Products distributed within the Tri Counties * Requires construction of new structure(s) * Increases average daily traffic trips * Products derive from Tri Counties * Products distributed beyond the Tri Counties Bottling and Canning * Products derive from the Gaviota Region * No new structures required * Products derive from Santa Barbara County * Products distributed within the Tri Counties * Requires construction of new structure(s) * Increases average daily traffic trips * Products derive from Tri Counties * Products distributed beyond the Tri Counties Processing Beyond the Raw State * Parcel for which the processing facility is proposed has been planted with the crop proposed for processing prior to County approval of the facility * Processed agricultural product(s) shall be grown * Products being processed don't necessarily have on the premises and at least 20% of the processed to be grown on-site product(s) shall be grown on the parcel with the facility * Processing facility and any ancillary facilities such as sales, marketing and parking, are limited to 1% of the parcel or 1 acre, whichever is smaller * Additional requirements for superprime ag. land * Requires an application for a Gaviota-Specific Ag. Industrial Overlay (AIO) concurrent with a development plan application * Serves the Tri Counties or Santa Barbara County * Includes, but is not limited to: cooking, freezing, pressing and dehydration E = Allowed use, no permit required (exempt); P = Permitted use, Land Use or Coastal Permit required; MCUP = Minor Conditional Use Permit required; CUP = Conditional Use Permit required; S = Permit determined by Specific Use Regulations _ = Use Not Allowed Red text = existing permit requirement; Black text = proposed permit requirement Draft - Scalability 2/11/2011 Page 2 of 3

9 Proposed Permit Scalability for Activities on Gaviota Coast Agricultural Land Agricultural Sales Scale (Permit Requirement) Triggers Activity Tier I (E, LUP/CDP) Tier II (LUP/CDP, MCUP) Tier III (LUP/CDP, MCUP) Details Cumulative Thresholds Temporary or Seasonal Sales E E E Plant Nursery * Wholesale nursery involving crops/plants grown in the Gaviota Region * Retail nursery involving crops/plants grown in Santa Barbara County * Retail nursery involving crops/plants grown in the Tri Counties * A retail or commercial business where plants are grown in the ground or in containers for sale or propagation. Farm Stands * Fits into the category of "Field retail stands" as defined by the State * No value-added products sold * Sales of fresh, farm-produced fruits, vegetables, nuts and shell eggs grown on-site or within the Gaviota Region * Exempt from CA Health & Safety Code provided that certain County requirements are met * Processed agricultural products (i.e., jams, preserves, pickles, juices, cured olives and other "value-added" products) made with ingredients produced on-site or in the Gaviota Region * Can sell products originating from throughout Santa Barbara County * Prepared and packaged in a health departmentapproved facility * Products originating from the Tri Counties Agricultural Product Sales S E = Allowed use, no permit required (exempt); P = Permitted use, Land Use or Coastal Permit required; MCUP = Minor Conditional Use Permit required; CUP = Conditional Use Permit required; S = Permit determined by Specific Use Regulations _ = Use Not Allowed Red text = existing permit requirement; Black text = proposed permit requirement Draft - Scalability 2/11/2011 Page 3 of 3

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11 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses recreational camps, hostels, campgrounds, retreats, and guest ranches) may be allowed subject to a Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) provided the development complies with the standards included in Subsection C below. 2. Inland area. Low-intensity recreational development (e.g., recreational camps, hostels, campgrounds, retreats, and guest ranches, trout farm, rifle range, and duck shooting farm) may be allowed subject to a Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) provided the development complies with the standards included in Subsection C. (Standards) below. C. Standards 1. Is in character with the rural setting. 2. Does not interfere with agricultural production on or adjacent to the lot on which it is located. 3. Does not include commercial facilities open to the general public who are not using the recreational facility. 4. Does not require an expansion of urban services that shall increase pressure for conversion of the affected agricultural lands. 5. Groups assembled for periods of not to exceed 21 days. 6. When retreats are located within Rural Areasas designated on the Comprehensive Plan maps, the retreat must require or benefit from a location surrounded by open land and the facility development shall be limited and subordinate to the character of the surrounding natural environment Small Animal Hospitals Where allowed by Article 35.2 (Zones and Allowable Land Uses), small animal hospitals shall be designed, constructed and operated so that all animals shall be kept within a completely enclosed, soundproof building designed to eliminate outdoor odor and reduce the level of noise so that adjacent residential properties will not be adversely affected in any way by noise or odors Temporary Uses and Trailers A. Purpose and intent. The Section provides permit requirements and development standards for temporary uses and structures, including the semi-permanent use of trailers, where allowed by Article 35.2 (Zones and Allowable Land Uses). This section also provides standards for determining which types of temporary uses are exempt from the requirement to obtain a planning permit. The intent is to give special consideration to temporary uses and structures in order to prevent adverse effects on surrounding properties and to coastal resources through the application of appropriate conditions. B. Applicability. 1. Does not apply to wineries or amusements regulated separately - Inland area. Within the Inland area, this Section shall not apply to any use of property that is regulated by Section (Wineries) of this Article or Chapter 6 (Amusements) of the County Code. 2. Permits required. Each temporary use of land including trailers identified in Table 4-10 through Table 4-15, below, may be allowed in compliance with the approval of the applicable permit identified in the table. 3. Similar temporary events/uses. Article Standards for Specific Land Uses Published May

12 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses a. Exempt from permit requirements. Other temporary uses that are not included in Table 4-10 through Table 4-15 may be allowed without the requirement for a permit when the Director determines that the proposed temporary use: (1) Is similar to those identified in this Section as being exempt from permit requirements; and (2) The proposed temporary use does not have the potential to result in an adverse effect on surrounding properties. b. Coastal Development Permit or Land Use Permit required. Other temporary uses that are not included in Table 4-10 through Table 4-15 may be allowed by a Coastal Development Permit in compliance with Section (Coastal Development Permits) or Land Use Permit in compliance with Section (Land Use Permits) if the Director determines that the proposed temporary use is similar to those uses allowed by a Coastal Development Permit or Land Use Permit. 4. Other approvals required. All temporary electrical facilities, temporary toilet and plumbing facilities, and temporary shelters or structures shall receive all necessary approvals from the Director, the Public Health Department, and the County Fire Department or applicable fire protection district. C. Contents of application. An application for a temporary use shall be filed in compliance with Chapter (Permit Application Filing and Processing). D. Permit processing. 1. Compliance with development standards. Permits for temporary uses and trailers subject to the provisions of this Section shall not be approved or issued except in compliance with the requirements of this Section and other applicable development standards of this Development Code. Temporary uses that are exempt from a planning permit shall still comply with any applicable development standards of this Development Code. 2. Exempt temporary uses within the Coastal Zone. The temporary use of property or structures within the Coastal Zone are exempt from a planning permit provided the temporary use complies with all of the following: a. The temporary use will not occupy any portion of a sandy beach, public park area, public pier, or public beach parking area between the Memorial Day weekend and Labor Day unless either: (1) The period of the use will be of less than one day in duration, including set-up and take-down; or, (2) The location is remote with minimal demand for public use. b. A fee will not be charged for general public admission and/or seating if the temporary use will occupy any portion of a sandy beach, public park area, public pier, or public beach parking area where no fee is currently charged for the use of the same area, or if a fee is charged, it is for preferred seating only and more than 75 percent of the provided seating capacity is available free of charge for general public use. c. The proposed temporary use has been reviewed in advance by the Director and the Director determined that it meets all of the following criteria: (1) The temporary use will result in no adverse impact on opportunities for public use of, Article Standards for Specific Land Uses Published May

13 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses or access to, the area due to the proposed location and/or timing of the event either individually or together with other temporary events scheduled before or after the particular event. (2) There will be no direct or indirect impacts from the temporary use and its associated activities or access requirements on environmentally sensitive habitat areas, rare or endangered species, significant scenic resources, or other coastal resources pursuant to the policies and section of the certified Local Coastal Program. (3) The temporary use has not previously required a Coastal Development Permit to address and monitor associated impacts to coastal resources. d. The Director may determine that a temporary use shall be subject to a Coastal Development permit in compliance with Section (Coastal Development Permits) and/or a Conditional Use Permit or a Minor Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) even if the development meets all of the criteria in Subsection 2.a through Subsection 2.c above, if the Director determines that unique or changing circumstances exist relative to a particular temporary event that have the potential for significant adverse impacts on coastal resources. 3. Timeline to approve Coastal Development Permit or Land Use Permit. Except for trailers allowed in compliance with Subsection G. (Trailer use) below, the Director shall approve, conditionally approve, or deny an application for a Coastal Development Permit or a Land Use Permit within 30 days of submittal of a complete application to the Department. 4. Notification of Supervisor. Except for trailers allowed in compliance with Subsection G. (Trailer use) below, a Coastal Development Permit, Conditional Use Permit or Minor Conditional Use Permit, or Land Use Permit that allows the establishment of a temporary use of land shall not be approved (in the case of a Conditional Use Permit or Minor Conditional Use Permit) or issued (in the case of a Coastal Development Permit or Land Use Permit) until the Supervisor of the Supervisorial District in which the temporary use is proposed, or his or her designated representative, has been notified of the application. 5. Notice. Notice of a Coastal Development Permit, Conditional Use Permit or Minor Conditional Use Permit, or Land Use Permit for a temporary use shall be provided in compliance with Chapter (Noticing and Public Hearings). 6. Appeal. The action of the review authority to approve, conditionally approve, or deny a Coastal Development Permit, Conditional Use Permit or Minor Conditional Use Permit, or Land Use Permit for a temporary use shall be final subject to appeal in compliance with Chapter (Appeals). Article Standards for Specific Land Uses Published May

14 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses Table 4-10 Allowed Temporary Uses and Permit Requirements for Agricultural Zones LAND USE (1) E ZC P MCUP CUP S AG-I Allowed use, no permit required (Exempt) Permitted use, Zoning Clearance required Permitted use, Land Use or Coastal Permit required Minor Conditional Use Permit required Conditional Use Permit required Permit determined by Specific Use Regulations Use Not Allowed PERMIT REQUIRED BY ZONE AG-I CZ AG-II AG-II CZ Specific Use Regulations TEMPORARY EVENTS Carnivals, circuses, and similar activities P P P P F.1 Certified farmers market Certified farmers market (incidental) CUP CUP CUP CUP F.3 Charitable functions S S S S F.4 Public assembly events in facilities; event consistent E E E E F.7 Public property E E E E F.8 Reception and similar gathering facilities (commercial) MCUP MCUP MCUP MCUP F.9 Rodeos and other equestrian events S S S S F.10 Seasonal sales lots P P P P F.11 Spectator entertainment facilities MCUP MCUP MCUP MCUP F.12 Subdivision sales office ZC P ZC P F.13 TEMPORARY DWELLINGS During construction of new dwelling P P P P F.15 Trailer (4 or less agricultural employees) MCUP MCUP MCUP MCUP G.4 Trailer (5 or more agricultural employees) CUP CUP G.5 Trailer (watchman during construction) P P P P G.15 Trailer(dwelling after destruction of dwelling) P P P P G.10 Trailer (dwelling during construction of new dwelling) P P P P G.9 Trailer (railroad work camp) MCUP MCUP MCUP MCUP G.11 Trailer (watchman) MCUP MCUP MCUP MCUP G.14 TEMPORARY OFFICES/STORAGE Trailer (accessory to permanent building) MCUP MCUP MCUP MCUP G.3 Trailer (air quality monitoring station) MCUP MCUP MCUP MCUP G.7 Trailer (agricultural office) S S S S G.6 Trailer (construction office, shop, storage, etc.) S S S S G.8 Trailer (storage as accessory to dwelling) E E E E G.12 Trailer (subdivision sales office) ZC P ZC P G.13 Key to Zone Symbols AG-I Agricultural I CZ Coastal Zone AG-II Agricultural II Notes: (1) See Article (Glossary) for land use definitions. Article Standards for Specific Land Uses Published May

15 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses Table Continued Allowed Temporary Uses and Permit Requirements for Special Purpose Zones LAND USE (1) E ZC Allowed use, no permit required (Exempt) Permitted use, Zoning Clearance required P Permitted use, Land Use or Coastal Permit required (2) MCUP CUP S PU Minor Conditional Use Permit required Conditional Use Permit required Permit determined by Specific Use Regulations Use Not Allowed PERMIT REQUIRED BY ZONE PU CZ REC REC CZ TC CZ Specific Use Regulations TEMPORARY EVENTS Carnivals, circuses, and similar activities Certified farmers market Certified farmers market (incidental) CUP CUP CUP CUP CUP F.3 Charitable functions S S S S S F.4 Public assembly events in facilities; event consistent E E E E E F.7 Public property E E E E E F.8 Reception and similar gathering facilities (commercial) MCUP MCUP MCUP MCUP MCUP F.9 Rodeos and other equestrian events S S S S S F.10 Seasonal sales lots P P P P P F.11 Spectator entertainment facilities MCUP MCUP MCUP MCUP MCUP F.12 Subdivision sales office ZC P ZC P P F.13 TEMPORARY DWELLINGS During construction of new dwelling F.15 Trailer (4 or less agricultural employees MCUP G.4 Trailer(watchman during construction) P P P P P G.15 Trailer(dwelling after destruction of dwelling) Trailer(dwelling during construction of new dwelling) Trailer (railroad work camp) MCUP MCUP MCUP MCUP MCUP G.11 Trailer (watchman) MCUP MCUP MCUP MCUP MCUP G.14 TEMPORARY OFFICE/STORAGE Trailer (accessory to permanent building) MCUP MCUP MCUP MCUP MCUP G.3 Trailer (air quality monitoring station) MCUP MCUP MCUP MCUP MCUP G.7 Trailer (construction office, shop, storage, etc.) S S S S S G.8 Trailer (storage as accessory to dwelling) E E G.12 Trailer (subdivision sales office) ZC P ZC P P G.13 Key to Zone Symbols PU Public Works/Utilities TC Transportation Corridor REC Recreation CZ Coastal Zone Notes: (1) See Article (Glossary) for land use definitions. E. Development standards for all temporary uses. Except for trailers allowed in compliance with Subsection G. (Trailer use) below, temporary uses allowed under Subsection B. (Applicability) above shall comply with the following development standards: 1. Time limit. Temporary uses shall not continue for more than five consecutive days unless otherwise specified in the approved permit or in Subsection F. (Permit requirements and development standards for specific temporary uses) below. Article Standards for Specific Land Uses Published May

16 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses Compliance with regulations. The applicant for the temporary use shall comply with all provisions of the laws of the County, including the County Business License Ordinance and any conditions imposed in compliance with this Section or other requirements of this Development Code. 3. Conditions of approval. The review authority shall have the right to impose reasonable conditions upon the operation of the temporary use in order to protect and preserve the public health, safety, and welfare. Noncompliance with any conditions of approval of a permit for a temporary use shall constitute a violation of this Development Code. Conditions may include: a. Special setbacks and buffers. b. Regulation of outdoor lighting. c. Regulation of points of vehicular ingress and egress, the location of parking areas, and implementation of a parking plan, including: (1) The requirement for a parking coordinator to be present at all times during any temporary event attended by 100 or more persons to manage and direct vehicular movement. (2) The use of dust control measures to keep dust generation to a minimum and to minimize the amount of dust leaving the site. (3) Appropriate signage placed onsite, placed prior to the commencement of each event, directing visitors to and indicating the location of parking areas. d. Regulation of noise, vibration, odors, etc. e. Regulation of the number, height and size of temporary structures, equipment, and signs. f. Limitation on the hours and days of operation. g. Limitation on the location where sales of goods may occur, the number of vendors, and the scope of goods to be sold. h. Obtaining all the appropriate Public Health Department permits and authorizations if food sales are involved. i. Review and approval of the proposed temporary use by the County Fire Department or applicable fire protection district, if required. j. Obtaining a County Business License if necessary. 4. Clearing of site following event. The area used as a temporary event shall be left in a clean and orderly manner with all structures, signs, and other material removed within three days following the cessation of the event. 5. Additional findings. A permit for a temporary use shall be approved only if all of the following findings, in addition to the findings required for approval of a Coastal Development Permit, Conditional Use Permit or Minor Conditional Use Permit, or Land Use Permit in compliance with Section (Coastal Development Permits), Section (Conditional Use Permits and Minor Conditional Use Permits) and Section (Land Use Permits), are first made: a. The site is adequate in size and shape to accommodate the proposed temporary use. b. The proposed temporary use will not adversely interfere with existing uses on the subject property, and will not impede or adversely impact pedestrian access ways or vehicular Article Standards for Specific Land Uses Published May

17 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses circulation patterns. F. Permit requirements and development standards for specific temporary uses. This Section provides the permit requirements and development and operational standards for specific temporary uses of property, except for trailers allowed in compliance with Subsection G. (Trailer use) below, in addition to the permit requirements and development standards identified in Table 4-10 through Table The temporary uses of property may include the erection of temporary structures (e.g., fences, booths, tents, or the parking of trailers) for use during the period of time that the temporary use is operating. 1. Carnivals, circuses, and similar activities. Carnivals, circuses, and similar activities, including amusement parlors, art and craft fairs (including the sale of antiques and art objects), Ferris wheels, menageries, merry-go-rounds, outdoor shooting galleries, penny arcades, prizefights, religious assemblies, shooting matches, tent shows, trained animal shows, turkey shoots and wrestling matches, may be allowed provided they are located on property with an agricultural, commercial or industrial zone designation. 2. Car washes. Car washes, located on property with a commercial zone designation, with sponsorship limited to educational, fraternal, religious, or service institutions and organizations directly engaged in civic, charitable and philanthropic efforts, may be allowed in compliance with the following permit requirements and development standards. Exempt Permit Requirement Coastal Development Permit or Land Use Permit Development Standards Limited to two days per month at each location, for each sponsoring organization. Operating for more than two days per month at each location, for each sponsoring organization. 3. Certified farmers markets, incidental. Certified farmers markets when incidental to a conference center, fairground, meeting facility, school, or government or philanthropic institution. 4. Charitable and other noncommercial functions. The use of a lot for charitable and other noncommercial functions where the owner or tenant of the lot receives no remuneration, including fundraisers, parties, receptions, weddings and other similar gatherings, may be allowed in compliance with the following permit requirements and development standards. Exempt Permit Requirement Development Standards For a lot that is less than five gross acres in area: Use of the lot for charitable functions does not exceed five times within the same calendar year. The number of persons present at the event at any one time does not exceed 300. For a lot that is five gross acres or more in area: Exempt Use of the lot for charitable functions may exceed five times within the same calendar year. The number of persons present at the event at any one time does not exceed 300. Article Standards for Specific Land Uses Published May

18 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses For a lot that is less than five gross acres in area: Coastal Development Permit or Land Use Permit Coastal Development Permit or Land Use Permit Minor Conditional Use Permit Use of the lot for charitable functions may exceed five times within the same calendar year. The number of persons present at the event at any one time does not exceed 300. For a lot that is five gross acres or more in area: Use of the lot for charitable functions may exceed five times within the same calendar year. The number of persons present at the event at any one time exceeds 300. For a lot that is less than five gross acres in area: Use of the lot for charitable functions may exceed five times within the same calendar year. The number of persons present at the event at any one time exceeds Mobile vendors. Mobile vendors may be allowed in compliance with the following permit requirements and development standards. Permit Requirement Minor Conditional Use Permit Minor Conditional Use Permit Development Standards Located on a lot with a CN zone designation: Limited to the sale of produce from a temporary stand. Located on a lot with a C-1, C-1 CZ, C-2, or C-2 CZ zone designation: Limited to the sale of fresh fruit, vegetables and flowers from a motor vehicle or stand not affixed to the ground. 6. Parking lot sales. Parking lot sales located on a lot with a C-2, C-2 CZ, C-3 or SC zone designation may be allowed in compliance with the following permit requirements and development standards. Permit Requirement Coastal Development Permit or Land Use Permit Minor Conditional Use Permit Development Standards Limited to four parking lot sales per calendar year for any one establishment. In excess of four parking lot sales per calendar year for any one establishment. a. Additional requirements. (1) The review authority shall not approve or issue the applicable planning permit unless the review authority finds that the proposed sale will not be detrimental to the public health, safety, and welfare and that adequate onsite pedestrian access and parking will exist during the proposed sale. (2) The review authority may impose any reasonable conditions as necessary to protect and preserve the public health, safety, and welfare. 7. Public assembly facilities. Events occurring in approved convention centers, meeting halls, theaters, or other permitted public assembly facilities are exempt from the permit requirements of this Section provided the event is consistent with the uses allowed in that facility in compliance the Article Standards for Specific Land Uses Published May

19 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses planning permit approved and/or issued for the facility. 8. Public property. Events held at a County park or on other County-owned land are exempt from permit requirements when conducted with the approval of the County. 9. Reception facilities. Reception facilities providing indoor or outdoor facilities that are accessory and incidental to the principal use of the property on a temporary, commercial basis for receptions, parties, weddings, or other similar gatherings that are not included in Subsection F.7 (Public assembly facilities) above. 10. Rodeos and other equestrian events. Rodeos and other equestrian events may be allowed in compliance with the following permit requirements and development standards. Permit Requirement Development Standards The lot is a minimum of 10 acres in area. Coastal Development Permit or Land Use Permit The event is located on a lot with an agricultural zone designation. The lot is not located within 1,000 feet of a lot with a residential zone designation. The number of spectators and participants present at the event at any one time does not exceed 300. Minor Conditional Use Permit None, except as may be required by the review authority. 11. Seasonal sales lots. Seasonal temporary sales activities (e.g., Christmas trees, Halloween pumpkins, Thanksgiving materials) not subject to the regulations of Section (Agricultural Product Sales) including temporary residence/security trailers, located on nonresidentially zoned land, or on residentially zoned land utilized by an institution (e.g., religious institution, educational facility), may be allowed provided they do not continue for more than 60 consecutive days. 12. Spectator events. Spectator entertainment facilities including concerts, outdoor movies, and live performance stages or theaters. 13. Subdivision sales office. Subdivision sales offices may be allowed in compliance with the following development standards: a. The office shall be located on one of the recorded lots in the subdivision within which it is located or one of the recorded lots in a subdivision of the same subdivider in the immediate vicinity. b. The office shall not be permanently attached to the ground and shall be of such a size that it is readily removable unless it is within a portion of a model home, other than the garage, or unless the Commission has approved its conversion to a permanent use. c. During the time it is used as a sales office, it shall not be used for any purpose other than the sale of lots in the particular subdivision within which it is located or for the sale of lots in a subdivision of the same subdivider in the immediate vicinity. d. The garage of a model home may be used as the sales office subject to the recordation of an agreement by the owner of the lot that the model home is located on prior to the issuance of the Coastal Development Permit in compliance with Section (Coastal Development Permits) or Land Use Permit in compliance with Section (Land Use Permits) or Zoning Clearance in compliance with Section (Zoning Clearances) to Article Standards for Specific Land Uses Published May

20 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses allow the use of the garage as a sales office specifying that sales office will be converted to a garage at the time of expiration of the Coastal Development Permit or the Land Use Permit or Zoning Clearance. The occupancy of the model home shall not be allowed until the sales office has been removed or a two-car garage is provided for the model home. (1) Said agreement shall include the granting of access to the lot to the Department as necessary to ensure that performance of said owner s obligations set forth in said agreement. e. The Coastal Development Permit or Land Use Permit or Zoning Clearance shall expire after either the initial sale of all the lots within the subdivision in which it is located or all lots in a subdivision of the same subdivider in the immediate vicinity, or within one year after the issuance of the Coastal Development Permit or Land Use Permit or Zoning Clearance, whichever is earlier. f. The Coastal Development Permit or Land Use Permit or Zoning Clearance may be extended one time by the Director for one year upon application of the subdivider for good cause shown. g. If the sales office is located in a separate structure including a trailer, then an agreement shall be recorded by the owner of the lot that the sales office is located on prior to the issuance of the Coastal Development Permit in compliance with Section or Land Use Permit in compliance with Section or Zoning Clearance in compliance with Section (Zoning Clearances) to allow the construction or installation of the sales office specifying that sales office will be removed within 30 days after expiration of the Coastal Development Permit or Land Use Permit or Zoning Clearance or any extension thereof, or after notification by the Director if the Commission at any time finds that the sales office is unsightly or has become a public nuisance. (1) Said agreement shall include the granting of access to the lot to the Department as necessary to ensure that performance of said owner s obligations set forth in said agreement. 14. Swap meets. Swap meets may be allowed in compliance with the following development standards: a. Outdoor storage of materials or merchandise is prohibited except during hours of operation. b. Signs or other advertising by the individual sellers is prohibited. 15. Temporary dwellings during the construction of a new dwelling. An existing structure may be used for dwelling purposes on a temporary basis during the construction on the same lot of a new principal dwelling provided: G. Trailer use. a. An agreement is recorded by the owner prior to the issuance of a Coastal Development Permit in compliance with Section or Land Use Permit in compliance with Section for the new principal dwelling specifying that said existing structure will be removed, converted or reconverted to an allowed accessory structure within 90 following commencement of the occupancy of the newly constructed dwelling. b. Said agreement shall include the granting of access to the lot to the Department as necessary to ensure that performance of said owner s obligations set forth in said agreement. 1. Permit requirements and development standards. This Section provides the permit requirements and development standards for specific temporary and semi-permanent uses of trailers in addition to the permit requirements and development standards identified in Table 4-10 through Table Article Standards for Specific Land Uses Published May

21 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses Limitations on use. Trailers shall only be allowed for the uses and activities described in this Section, except as otherwise expressly allowed in Article 35.2 (Zones and Allowable Land Uses). 3. Accessory to a permanent structure. A trailer may be used as a structure accessory to a permanent structure already on the same site in all zones for a use allowed under the provisions of the applicable zone and regulations of this Development Code, provided: a. The required Minor Conditional Use Permit shall be valid for an initial period not to exceed two years. b. The Minor Conditional Use Permit may be renewed for additional two-year periods subject to the restrictions of this Section and provided the request for the renewal is filed before the expiration date of the previously approved Minor Conditional Use Permit. c. The cumulative time period for the Minor Conditional Use Permits and renewals shall not exceed a maximum of six years unless the review authority finds that: (1) A permanent structure is under construction on the building site to contain the use and replace the trailer; or (2) The permanent structure that is being constructed on the building site to contain the use and replace the trailer has an active building permit; or (3) The construction of a permanent structure on the building site to contain the use and replace the trailer is authorized in compliance with a discretionary permit that has not expired. d. The trailer, including any foundation, permitted in compliance with this Section shall be promptly removed upon completion of the permanent structure or after the authorized use of the trailer is discontinued. e. The review authority may include, as a condition of approval of the Minor Conditional Use Permit, that a performance security, in a form acceptable to and approved by the County, be deposited with the County to guarantee the removal of the trailer and foundation to ensure compliance with this requirement. 4. Agricultural employee dwellings, four or fewer employees. Trailers may be used as agricultural employee dwellings for not to exceed four employees of the owner or lessee of the land engaged full-time in agriculture on the farm or ranch on which the trailer is located in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) provided: a. The permittee complies with the State Mobile Home Act. b. The trailer complies with the setbacks and distance between structures required for structures. c. The permittee documents the existing and proposed agricultural use of the lot and demonstrates a need for the trailer. d. The permittee provides proof of the full-time employment of the proposed resident of the trailer. Said proof shall be to the satisfaction of the Department in the form of any one or combination of the following: (1) Employer s income tax return. (2) Employee s pay receipts. Article Standards for Specific Land Uses Published May

22 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses (3) Employer s DE-3 form. (4) Employee s W-2 form. (5) A notarized contract between the permittee and the employee which delineates work to be performed and wages to be received. (6) Other option approved by the Director. e. Said proof of full-time employment of the employee residing in the trailer shall also be provided every five years beginning from the issuance of the Coastal Development Permit or Land Use Permit for the trailer or, if the occupancy of the trailer changes, upon the change in occupancy and every five years thereafter. Failure to provide said proof of full-time employment shall be cause for revocation of the permits for the trailer. f. The permit includes a condition that the trailer shall be removed from the premises within six months following the discontinuance of use of the premises for agricultural purposes. 5. Agricultural employee dwelling, five or more employees. Trailers may be used as agricultural employee dwellings for five or more employees on a lot with an AG-II zone designation to house employees engaged in full-time agriculture on farms and ranches (on or off premises) in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) provided that any approved Conditional Use Permit include a condition that any such trailer shall be removed from the lot within six months following the effective date of a rezoning of the lot to a zone other than the AG-II zone. 6. Agricultural offices. Trailers may be allowed on a lot with an agricultural zone designation primarily for the performance of duties imposed on the owner or lessee of the land by Federal, State, or County laws or regulations in connection with the agricultural activities conducted on the land, in compliance with the following permit requirements and development standards. Exempt Permit Requirement Coastal Development Permit or Land Use Permit Minor Conditional Use Permit Development Standards For 30 days or less For more than 30 days to a maximum of one year For more than one year a. All permits shall include a condition that the trailers shall be removed from the lot within six months following the effective date of a rezoning of the lot to a zone classification other than agriculture. 7. Air quality monitoring stations. Trailers may be used as air quality monitoring stations for a time period that is adequate to meet the specific air quality monitoring needs of the project, as recommended by the County Air Pollution Control District and determined by the Zoning Administrator provided: a. The Zoning Administrator shall approve the Minor Conditional Use Permit only if the following additional findings are first made: (1) That the stations are either required or approved by the County Air Pollution Control District. (2) The zone setbacks are complied with. (3) The trailers are adequately screened from public view by landscaping or other Article Standards for Specific Land Uses Published May

23 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses measures. b. The trailer, including any foundation, permitted in compliance with this Section shall be promptly removed upon completion of the permanent structure or after the authorized use of the trailer is discontinued. c. The Zoning Administrator may include, as a condition of approval of the Minor Conditional Use Permit, that a performance security, in compliance with Sections (Performance Guarantees) be deposited with the County to guarantee the removal of the trailer and foundation to ensure compliance with this requirement. 8. Construction trailers. a. Allowed uses. Trailers used as construction offices, tool storage, or for particular work (e.g., electrical shops, cabinet shops, and other similar uses that are not used for human habitation during the night may be allowed on a building site during periods of construction of structures on the site in compliance with the following permit requirements and development standards, provided: (1) Building permits have been issued for the structures being constructed on the site; and (2) The trailer is removed promptly upon completion of construction. b. Permit requirements. (1) Up to three construction trailers may be located on a building site without a Coastal Development Permit or Land Use Permit. (2) More than three such construction trailers per building site may be permitted with a Minor Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) for an initial period not to exceed two years provided the Zoning Administrator finds that: (a) (b) The need for the trailers has clearly been demonstrated; and A time frame for their removal has been provided. (3) Renewals for additional two-year periods for trailers approved in compliance with Subsection b.(2) above, may be granted through the approval of a subsequent Minor Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits) if the request is filed before the expiration date of the previously approved Minor Conditional Use Permit for the same use. 9. Dwelling use of trailers during construction of dwellings. a. A trailer may be used as a one-family dwelling during construction of a dwelling in all zones provided: (1) The use of the trailer is limited to a period of 12 months or until 30 days after the final building permit inspection has been completed by the County Building Official, or the new dwelling is occupied, whichever is earliest. (a) If a trailer located on the building site has been illegally occupied, then the 12- month period shall be reduced by the period of time during which the trailer has been illegally occupied on the site. Article Standards for Specific Land Uses Published May

24 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses (2) The building permit has been issued for the dwelling and the foundation has been inspected and approved. (3) The permittee complies with the State Mobile Home Act. (4) The trailer complies with the setbacks and distances between structures required for structures. b. The period of time that the trailer is allowed to be used as a dwelling may be extended by the approval of a Minor Conditional Use Permit in compliance with Section (Conditional Use Permits and Minor Conditional Use Permits). 10. Dwelling use of trailers after destruction of dwelling. A Coastal Development Permit in compliance with Section (Coastal Development Permits) or a Land Use Permit in compliance with Section (Land Use Permits)may be issued to allow the emergency use of the trailer as a dwelling if an occupied dwelling is destroyed by fire, flood, earthquake, vandalism or other calamity beyond the control of the owner, provided: a. The Coastal Development Permit or Land Use Permit shall only be valid for a 180-day period; and b. A trailer is not illegally located on the lot. 11. Railroad work camp. Trailers may be used to exclusively house employees of a railroad engaged full-time in construction or maintenance of the railroad s right-of-way provided: a. The trailers are located on permanently improved sites within the railroad right-of-way that are isolated from mobile home parks provided: b. Trailers, including their foundations, permitted in compliance with this Section shall be promptly removed upon completion of the permanent structure or after the authorized use of the trailer is discontinued. c. The Zoning Administrator may include, as a condition of approval of the Minor Conditional Use Permit, that a performance security, in compliance with Sections (Performance Guarantees) be deposited with the County to guarantee the removal of the trailer and foundation to ensure compliance with this requirement. 12. Storage of trailers as accessory to a residential use. Trailers designed for or capable of human habitation or occupancy may be stored on a lot as accessory to the residential use of the lot provided: a. Trailers shall not exceed 8.5 feet in width, 13.5 feet in height (as measured from the surface upon which the vehicle stands to the top of the roof of the trailer), and 40 feet in length. b. Trailers shall be screened from view from abutting streets. c. The trailer shall not be used for human habitation while kept on the lot. d. Within the Coastal Zone, the storage of a trailer does not require a Coastal Development Permit in compliance with Section (Coastal Development Permits) if the trailer will: (1) Not be located within or adjacent to a wetland, beach, an environmentally sensitive habitat area, or on or within 50 feet of a coastal bluff; and (2) Not result in any potential adverse effects to public access to the beach or public Article Standards for Specific Land Uses Published May

25 SANTA BARBARA COUNTY CODE - CHAPTER 35 - COUNTY LAND USE & DEVELOPMENT CODE Standards for Specific Land Uses hiking and equestrian trails (including where there is substantial evidence of prescriptive rights); and (3) Not result in significant adverse impacts to scenic views from beaches, parklands, public viewing areas and public roadways. 13. Subdivision sales office. A trailer may be used as a temporary subdivision sales office in compliance with Subsection F.13 (Subdivision sales office) above. 14. Watchman trailers. Trailers may be used as a dwelling for a watchman for a period not to exceed five years provided: a. The trailer is accessory to a permanent structure or use. b. The applicant complies with the State Mobile Home Act. c. The trailer complies with setbacks and distances between structures required for structures. 15. Watchman trailers during construction. A trailer, usable for or designed for human habitation, may be maintained on a building site for use as a watchman s quarters during periods of construction of structures on the site, provided: a. Building permits have been issued for the structures. b. Only one watchman s trailer shall be allowed on a site. c. The trailer shall be promptly removed upon completion of construction of the structures or within one year from the issuance of the Coastal Development Permit or Land Use Permit for the trailer, whichever occurs first Vehicle Services A. Purpose and applicability. This Section provides standards for the operation of specific vehicle service uses, where allowed in compliance with Article 35.2 (Zones and Allowable Land Uses). B. Mechanical car washes - CH zone. Mechanical car washes in the CH zone shall comply with the following standards: 1. Abutting residential zone prohibited. Mechanical car washes shall not be allowed on properties abutting a residential zone. 2. Noise reduction methods. Construction of masonry walls, fencing, installation of landscaping, and other methods shall be required to reduce noise effects on abutting property. 3. Compatibility with adjacent uses. Controls over access, parking, and landscaping shall be required that will make the mechanical car wash compatible with adjacent uses Wineries A. Purpose and applicability. This Section provides regulations for the development and operation of wineries, where allowed by Article 35.2 (Zones and Allowable Land Uses). The intent is to promote the orderly development of wineries within the County and ensure their compatibility with surrounding land uses in order to protect the public health, safety, natural, and visual resources. B. Coastal Zone permit requirements and development criteria. 1. Wineries, including processing, distribution, and sale of wine grapes and wine grape products grown off the premises that comply with all of the following criteria may be allowed subject to the Article Standards for Specific Land Uses Published May

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27 Sonoma County General Plan 2020 AGRICULTURAL RESOURCES ELEMENT Sonoma County Permit and Resource Management Department 2500 Ventura Avenue Santa Rosa, California Adopted by Resolution No of the Sonoma County Board of Supervisors September 23, 2008

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29 AGRICULTURAL RESOURCES ELEMENT TABLE OF CONTENTS 1. INTRODUCTION...AR PURPOSE...AR RELATIONSHIP TO OTHER ELEMENTS...AR SCOPE AND ORGANIZATION...AR-1 2. GOALS AND POLICIES RELATED TO AGRICULTURE...AR ASSIST IN THE MARKETING AND PROMOTION OF SONOMA COUNTY'S AGRICULTURAL PRODUCTS...AR STABILIZE AGRICULTURAL USE AT THE URBAN FRINGE... AR LIMIT INTRUSION OF NEW RESIDENTIAL USES INTO AGRICULTURAL AREAS...AR MITIGATE CONFLICTS BETWEEN AGRICULTURAL AND NONAGRICULTURAL USES IN DESIGNATED AGRICULTURAL PRODUCTION AREAS... AR REGULATE THE LOCATION AND INTENSITY OF AGRICULTURE RELATED SUPPORT USES IN AGRICULTURAL AREAS...AR REGULATE THE LOCATION AND INTENSITY OF VISITOR SERVING USES WITHIN AGRICULTURAL AREAS...AR HOUSING FOR FARM WORKERS AND FARM FAMILY MEMBERS... AR ASSIST IN STABILIZING FARMERS ECONOMIC SITUATION... AR STREAMLINE PERMIT PROCESSING FOR AGRICULTURAL USES IN DESIGNATED AGRICULTURAL LAND USE CATEGORIES... AR AQUACULTURE AND THE COMMERCIAL FISHING INDUSTRY... AR THE HORSE INDUSTRY...AR AGRICULTURAL RESOURCES IMPLEMENTATION PROGRAMS... AR-20

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31 Agricultural Resources Element AGRICULTURAL RESOURCES ELEMENT 1. INTRODUCTION 1.1 PURPOSE To acknowledge the importance of agricultural production in and to Sonoma County, an Agricultural Resources Element was added to the General Plan in The policies in this element have the same legal status as those in any State mandated element. The Agricultural Resources Element defines agriculture as an industry which produces and processes food, fiber, plant materials, and which includes the raising and maintaining of farm animals including horses, donkeys, mules, and similar livestock. The purpose of the element is to establish policies to insure the stability and productivity of the County's agricultural lands and industries. The element is intended to provide clear guidelines for decisions in agricultural areas. It is also intended to express policies, programs and measures that promote and protect the current and future needs of the agricultural industry. If future technology, and/or enterprises, of the agriculture industry require alternative and yet unforeseen policies and implementation mechanisms, those should be consistent with the County's commitment to encourage the maintenance of a healthy agriculture sector of the County's economy. 1.2 RELATIONSHIP TO OTHER ELEMENTS General policy direction for land use decisions in agricultural areas is expressed in the Land Use Element, in both the agricultural use categories and in the Land Use Policies for the Planning Areas where the diversity of conditions in the County's agricultural areas can be recognized. Policies expressed in the Agricultural Resources Element are intended to apply primarily to lands designated within the three agricultural land use categories. 1.3 SCOPE AND ORGANIZATION This element has three sections: 1. an introduction 2. a set of issues with related goals, objectives, and policies 3. a set of implementing programs. 2. GOALS AND POLICIES RELATED TO AGRICULTURE Footnote: *Mitigating Policy Page AR-1

32 Sonoma County General Plan ASSIST IN THE MARKETING AND PROMOTION OF SONOMA COUNTY'S AGRICULTURAL PRODUCTS Successful promotion and marketing of agricultural products grown in Sonoma County can both enhance the County's image and reduce economic pressure on farmers and ranchers to subdivide or convert the land to nonagricultural uses. In the future, Sonoma County can expect challenges to its resources, particularly energy and water. Currently many farms, ranches and agricultural businesses are finding innovative ways to implement renewable resource programs and conserve energy, water and soil while increasing the economic viability of agriculture and thereby strengthening the local food system. Economic sustainability is being encouraged through niche marketing, direct marketing and evolving practices improving farm business management and intergenerational transfer of farms and ranches. In recent years, the organic agricultural industry has been established and has grown rapidly The success of this industry is projected to influence the agricultural economy in the coming decades. In addition to generating additional income, this industry has the advantage of providing diversity in the agricultural base of the County. This element establishes policies that will assist in promoting and marketing agricultural products grown or processed in Sonoma County. GOAL AR-1: Objective AR-1.1: Objective AR-1.2: Promote a healthy and competitive agricultural industry whose products are recognized as being produced in Sonoma County. Create and facilitate opportunities to promote and market all agricultural products grown or processed in Sonoma County. Permit marketing of products grown and/or processed in Sonoma County in all areas designated for agricultural use. The following policies shall be used to achieve these objectives: Policy AR-1a: Permit a wide variety of promotional and marketing activities of County grown and processed products.* Footnote: *Mitigating Policy Page AR-2

33 Agricultural Resources Element Policy AR-1b: The Economic Development Board shall promote agriculture as a major County industry.* Policy AR-1c: Consider the promotion of County agricultural products as a high priority in the disbursement of available funds, including the advertising budget.* Policy AR-1d: The marketing and promotion of agricultural products is highly dependent upon the public's continued confidence and perception that Sonoma County's agricultural products are raised in an environment which is not exposed to significant levels of hazardous materials. Accordingly, facilities which generate or handle significant amounts of hazardous material shall not be permitted on agricultural lands, nor shall they be established in other land use categories if it is determined that such use would adversely affect the marketing or promotion of the County s agricultural products.* Policy AR-1e: Encourage and support farms and ranches, both large and small, that are seeking to implement programs that increase the sustainability of resources, conserve energy, and protect water and soil in order to bolster the local food economy, increase the viability of diverse family farms and improve the opportunities for farm workers.* Policy AR-1f: Recognizing the benefits that a flourishing organic sector industry can provide, encourage and support those agricultural businesses seeking to use organic practices. * Policy AR-1g: Support the activities of the Sonoma County Agricultural Commissioner s Office and the Farm Advisors Office in promoting sustainable and organic agricultural production and encourage the exploration of possibilities for production of other diverse agricultural products. 2.2 STABILIZE AGRICULTURAL USE AT THE URBAN FRINGE Rapid urban growth produces pressures on agricultural lands that tend to discourage new agricultural investment and uses, raises the price of land making purchase for farming unrealistic, and increases the likelihood of purchase for nonagricultural use. Competition occurs between urban and agricultural uses at the urban boundary. This creates a need for policies that a farmer can rely on to invest and reinvest in the agricultural production on his or her land. Footnote: *Mitigating Policy Page AR-3

34 Sonoma County General Plan 2020 GOAL AR-2: Objective AR-2.1: Objective AR-2.2: Objective AR-2.3: Objective AR-2.4: Maintain for the timeframe of this plan agricultural production on farmlands at the edges but beyond the Urban Service Areas, to minimize the influence of speculative land transactions on the price of farmland and to provide incentives for long term agricultural use. Limit intrusion of urban development into agricultural areas. Maintain the Urban Service Boundaries to protect agricultural lands at the urban fringe for continued agricultural production. Limit extension of urban services such as sewer beyond the Urban Service Boundaries. Reduce economic pressure for conversion of agricultural land to non agricultural use. The following policies, in addition to those in the Land Use Element, shall be used to achieve these objectives: Policy AR-2a: Apply agricultural land use categories based on the capability of the land to produce agricultural products. Unless allowed by Policy OSRC-1c and the Public Facilities and Services Element, limit extension of urban services to these lands except by out-of-district agreement to solve a health and safety problem.* Policy AR-2b: Prepare a written report to the Local Agency Formation Commission (LAFCO) regarding the consistency with the General Plan of any proposed changes in the sphere of influence or other urban boundaries for governmental entities that provide water or sewer services.* Policy AR-2c: Encourage LAFCO to consider the impacts of annexations on nearby agricultural lands, and to avoid expansion of spheres of influence or annexations onto agricultural lands outside of the designated Urban Service Areas. Policy AR-2d: Use voluntary purchase or voluntary transfer of development rights programs to limit intrusion of residential development into agricultural lands. If these programs are used, amendments of the Land Use Map or rezonings shall not be used to lower density in anticipation of conferring transfer or purchase rights.* 2.3 LIMIT INTRUSION OF NEW RESIDENTIAL USES INTO AGRICULTURAL AREAS Footnote: *Mitigating Policy Page AR-4

35 Agricultural Resources Element County zoning has permitted small residential lots to be clustered together, surrounded by large agricultural areas. This type of development withdraws some land from production, exposes a large perimeter area to conflicts, and threatens the interior areas. In intensively farmed areas, the disadvantages of the conflicts thus created outweigh the benefits. On extensive agricultural lands, however, creation of a limited number of small lots on marginally productive land leaves the largest parcel available for farming. As long as the number of small lots is kept to a minimum, conflicts may not be severe. The Agricultural Resources Element establishes policies that maintain parcels in agricultural areas predominantly in sizes that farmers would be willing to lease or buy for farming. GOAL AR-3: Objective AR-3.1: Objective AR-3.2: Maintain the maximum amount of land in parcel sizes that a farmer would be willing to lease or buy for agricultural purposes. Avoid the conversion of agricultural lands to residential or nonagricultural commercial uses. Maintain, in those agricultural land use categories where small parcels may be permitted, the largest land area for agricultural use. Limit the number of clustered lots in any one area to avoid the potential conflicts associated with residential intrusion. The following policies, in addition to those in the Land Use Element, shall be used to achieve these objectives: Policy AR-3a: In the "Land Intensive Agriculture" category, new parcels shall not be created which are smaller than 20 acres.* Policy AR-3b: In considering subdivision of lands within "Land Extensive Agriculture" areas except those lands under Williamson Act contract, one-half or three of the permitted residential lots (whichever is greater), may be clustered. These clustered parcels may be as small as one and one-half acres but no larger than ten acres. No future subdivision of these small parcels shall be permitted. All other parcels created in this category shall have a minimum lot size at least as large as the maximum density specified by the Land Use Map or Policy AR-8c, whichever is more restrictive. Lands subject to a Williamson Act contract are restricted from incompatible development under the County s rules for administration of Agricultural Preserves, Footnote: *Mitigating Policy Page AR-5

36 Sonoma County General Plan 2020 as amended from time to time.* Policy AR-3c: Where clustered subdivision is permitted, separate clusters on one site from those on another site unless it is clearly demonstrated that the resulting lots will not create the appearance of, or conflicts associated with, residential intrusion. Any subdivision which proposes to cluster parcels of 10 acres or less shall locate those lots around existing residences on the parcel being subdivided. The intent of this policy is to minimize the impact of residential parcels on adjacent agricultural operations.* Policy AR-3d: Wherever practical, where clustered subdivision is permitted, use natural features such as ridge tops, creeks, and substantial tree stands to separate the small parcels from the farming areas.* Policy AR-3e: Where clustered subdivision is permitted, to the extent allowed by law, place an agricultural easement in perpetuity on the residual farming parcel(s) at the time that the subdivision occurs. The easement shall be conveyed to the County or other appropriate non profit organizations.* Policy AR-3f: Avoid amendments of the land use map from an agricultural to a non agricultural use category for the purpose of allowing increased residential density which may conflict with agricultural production. Policy AR-3g: Develop regulations restricting the size and extent of non agricultural development on agricultural lands to be included in the Development Code. 2.4 MITIGATE CONFLICTS BETWEEN AGRICULTURAL AND NONAGRICULTURAL USES IN DESIGNATED AGRICULTURAL PRODUCTION AREAS Both on the urban fringe and in the midst of agricultural areas, parcelization has occurred which has resulted in residential use being the primary use of the land. Complaints about noise, odors, flies, spraying and similar "nuisances" attendant to agricultural practices have discouraged and sometimes prevented farmers from managing their operations in an efficient and economic manner. Not only do residents complain about aspects of farming operations, but residential areas often directly affect the operations. For example, residential sites can become a sanctuary for pests which could damage adjacent crops. Clear policy is needed Footnote: *Mitigating Policy Page AR-6

37 Agricultural Resources Element for County decision makers to balance the needs of the farmer with the concerns of his or her many residential neighbors. The Agricultural Resources Element establishes policies that support the needs and practices of agriculture as the highest priority in areas designated for agricultural use. GOAL AR-4: Objective AR-4.1: Allow farmers to manage their operations in an efficient, economic manner with minimal conflict with nonagricultural uses.* Apply agricultural land use categories only to areas or parcels capable of the commercial production of food, fiber and plant material, or the raising and maintaining of farm animals including horses, donkeys, mules, and similar livestock. Establish agricultural production as the highest priority use in these areas or parcels. The following policies are intended to apply primarily to lands designated within agricultural land use categories. The following policies, in addition to those in the Land Use Element, shall be used to achieve this objective: Policy AR-4a: The primary use of any parcel within the three agricultural land use categories shall be agricultural production and related processing, support services, and visitor serving uses. Residential uses in these areas shall recognize that the primary use of the land may create traffic and agricultural nuisance situations, such as flies, noise, odors, and spraying of chemicals.* Policy AR-4b: Apply agricultural zoning districts only to lands in agricultural land use categories to implement the policies and provisions of the Agricultural Resources Element.* Policy AR-4c: Protect agricultural operations by establishing a buffer between an agricultural land use and residential interface. Buffers shall generally be defined as a physical separation of 100 to 200' and/or may be a topographic feature, a substantial tree stand, water course or similar feature. In some circumstances a landscaped berm may provide the buffer. The buffer shall occur on the parcel for which a permit is sought and shall favor protection of the maximum amount of farmable land.* Policy AR-4d: Apply the provisions of the Right to Farm Ordinance to all lands designated within agricultural land use categories.* Policy AR-4e: Recognize provisions of existing State nuisance law (Government Code Section ).* Footnote: *Mitigating Policy Page AR-7

38 Sonoma County General Plan 2020 Policy AR-4f: Anticipated conflicts between a proposed new agricultural use and existing agricultural activities shall be mitigated by the newer use or application.* 2.5 REGULATE THE LOCATION AND INTENSITY OF AGRICULTURE RELATED SUPPORT USES IN AGRICULTURAL AREAS Given its broad diversity, Sonoma County agriculture requires a variety of support activities that are available in close proximity to production sites. The determination of which support uses belong on agricultural lands involves their connection to agriculture, potential for conflicts, the size, scale and adaptability of the use, and the amount of land lost to farming. Policies are needed to permit on agricultural lands those agriculture-related uses which support agriculture without undermining production activities. Policies for support activities should also balance the need for such uses with the continued preservation of the rural character and agricultural diversity of the County, and should support products grown in Sonoma County over those produced elsewhere. The substantial growth in the wine industry during the last decade has, for example, resulted in a trend towards larger processing facilities, facilities that may appear more industrial than rural in character. In addition, the apparent increase in the reliance of County processing facilities upon raw agricultural products imported from outside Sonoma County highlights the importance of demonstrating connection to local production in order to avoid County agricultural lands becoming defacto industrial lands. GOAL AR-5: Objective AR-5.1: Facilitate agricultural production by allowing agriculturerelated support uses, such as processing, storage, bottling, canning and packaging, and agricultural support services, to be conveniently and accessibly located in agricultural production areas when related to the primary agricultural production in the area.* Facilitate County agricultural production by allowing agricultural processing facilities and uses in all agricultural land use categories. Footnote: *Mitigating Policy Page AR-8

39 Agricultural Resources Element Objective AR-5.2: Objective AR-5.3: Facilitate County agricultural production by permitting limited agricultural support uses that support local agricultural activities and are not detrimental to the long term agricultural use in the area. Ensure that agriculture-related support uses allowed on agricultural lands are only allowed when demonstrated to be necessary for and proportional to agricultural production on site or in the local area. The following policies, in addition to those in the Land Use Element, shall be used to achieve these objectives: Policy AR-5a: Provide for facilities that process agricultural products in all three agricultural land use categories only where processing supports and is proportional to agricultural production on site or in the local area.* Policy AR-5b: Consider allowing the processing of non viticultural agricultural products where the processing is demonstrated to support projected or new agricultural production, provided that the processing use is proportional to the new production on site or in the local area.* Policy AR-5c: Permit storage, bottling, canning, and packaging facilities for agricultural products either grown or processed on site provided that these facilities are sized to accommodate, but not exceed, the needs of the growing or processing operation. Establish additional standards in the Development Code that differentiate between storage facilities directly necessary for processing, and facilities to be utilized for the storage of finished product such as case storage of bottled wine. Such standards should require an applicant to demonstrate the need for such on-site storage.* Policy AR-5d: Define "agricultural support services" as processing services, maintenance and repair of farm machinery and equipment, veterinary clinics, custom farming services, agricultural waste handling and disposal services, and other similar related services.* Policy AR-5e: Only permit agricultural support services that support local agricultural production consistent with the specific requirements of each of the three agricultural land use categories. Insure that such uses are subordinate to on-site agricultural production and do not adversely affect agricultural production in the area. Consider the following factors in determining whether or not an agricultural support service is subordinate to on-site agricultural production: (1) The portion of the site devoted to the service as opposed to production. (2) The extent of structure needed for the service as opposed to production. Footnote: *Mitigating Policy Page AR-9

40 Sonoma County General Plan 2020 (3) The relative number of employees devoted to the support service use in comparison to that needed for agricultural production. (4) The history of agricultural production on the site. (5) The potential for the service facility to be converted to non agricultural uses due to its location and access.* Policy AR-5f: Use the following guidelines for approving zoning or permits for agricultural support services: (1) The use will not require the extension of sewer or water, (2) The use does not substantially detract from agricultural production on-site or in the area, (3) The use does not create a concentration of commercial uses in the immediate area, and (4) The use is compatible with and does not adversely impact surrounding residential neighborhoods.* Policy AR-5g: Local concentrations of any separate agricultural support uses, including processing, storage, bottling, canning and packaging, agricultural support services, and visitorserving and recreational uses as provided in Policy AR-6f, even if related to surrounding agricultural activities, are detrimental to the primary use of the land for the production of food, fiber and plant materials and shall be avoided. In determining whether or not the approval of such uses would constitute a detrimental concentration of such uses, consider all the following factors: (1) Whether the above uses would result in joint road access conflicts, or in traffic levels that exceed the Circulation and Transit Element s objectives for level of service on a site specific and cumulative basis. (2) Whether the above uses would draw water from the same aquifer and be located within the zone of influence of area wells. (3) Whether the above uses would be detrimental to the rural character of the area. In cases where the proposed processing use would process only products grown on site, such use would not be subject to this concentration policy.* Footnote: *Mitigating Policy Page AR-10

41 Agricultural Resources Element 2.6 REGULATE THE LOCATION AND INTENSITY OF VISITOR SERVING USES WITHIN AGRICULTURAL AREAS The benefits and potential adverse impacts of visitor serving uses vary by agricultural industry. Agricultural tourism is critical in supporting the economic success and continued diversity of the agricultural industry in Sonoma County. It is important to recognize that agricultural tourism directly promotes the sale of agricultural products. Activities such as special events attract customers, build a customer base, market products, and build customer loyalty. However, the economic benefits of agricultural tourism must be balanced against associated impacts such as increased traffic, particularly in areas such as in Sonoma Valley or along routes where multiple visitor serving uses may be hosting events at the same time. In addition, visitor serving uses must supplement agricultural production, not replace it. Wine tasting is an important promotional component of the viticulture industry, yet the people who come to enjoy the wine country may create a conflict with necessary practices of land intensive farming. This "people versus practices" conflict suggests a limit to tourist activities in vineyard areas, most of which are sufficiently close to communities that have available sites for such visitor services as lodgings and restaurants. In extensive agricultural areas, some conflicts between visitors and agricultural practices are less severe due to the greater amount of land available to separate the activities. In these areas, small scale lodgings and some outdoor recreational uses could promote the agricultural activity and provide a secondary income source for the farmer or rancher without hindering the primary use of the land. The Agricultural Resources Element promotes the County's agricultural industry by establishing policies which allow specific, limited visitor serving uses in agricultural areas. GOAL AR-6: Objective AR-6.1: Allow new visitor serving uses and facilities in some agricultural areas but limit them in scale and location. These uses must be beneficial to the agricultural industry and farm operators and compatible with long term agricultural use of the land.* Give the highest priority in all agricultural land use categories to agricultural production activities. Visitor serving uses shall Footnote: *Mitigating Policy Page AR-11

42 Sonoma County General Plan 2020 promote agriculture and enhance marketing of Sonoma County agricultural products, but shall be secondary and incidental to agricultural production. Objective AR-6.2: Objective AR-6.3: Permit visitor serving uses in all agricultural land use categories if they support and do not adversely affect the agricultural production activities of the area. Bed and breakfast inns of five or fewer rooms, and campgrounds of up to 30 sites, are permissible recreational uses only in the "Land Extensive Agriculture" and "Diverse Agriculture" categories, if they do not adversely affect the agricultural production activities of the area. Develop a pilot event coordination program for the Sonoma Valley Planning Area that provides for monitoring and scheduling of special events on agricultural lands and for agriculture related events on other lands so as to minimize the adverse cumulative impacts of such uses, particularly in areas where agriculture related support uses and/or visitor serving uses are concentrated. The following policies, in addition to those of the Land Use Element, shall be used to achieve these objectives: Policy AR-6a: Permit visitor serving uses in agricultural categories that promote agricultural production in the County, such as tasting rooms, sales and promotion of products grown or processed in the County, educational activities and tours, incidental sales of items related to local area agricultural products, and promotional events that support and are secondary and incidental to local agricultural production. Limit recreational uses to the "Land Extensive Agriculture" and "Diverse Agriculture" categories, specifically to bed and breakfast inns and campgrounds of 30 or fewer sites.* Policy AR-6b: Except as allowed by Policy AR-6a, prohibit new restaurants and lodging. Recognize existing restaurants or lodging facilities and those which were approved prior to adoption of this plan, but limit their expansion or intensification.* Policy AR-6c: Nonagricultural land use categories shall not be applied to lands surrounded by agricultural land use categories for purposes of permitting visitor serving or recreational uses or facilities.* Policy AR-6d: Follow these guidelines for approval of visitor serving uses in agricultural areas: (1) The use promotes and markets only agricultural products grown or processed in the local area. Footnote: *Mitigating Policy Page AR-12

43 Agricultural Resources Element (2) The use is compatible with and secondary and incidental to agricultural production activities in the area. (3) The use will not require the extension of sewer and water. (4) The use is compatible with existing uses in the area. (5) Hotels, motels, resorts, and similar lodging are not allowed. (6) Activities that promote and market agricultural products such as tasting rooms, sales and promotion of products grown or processed in the County, educational activities and tours, incidental sales of items related to local area agricultural products are allowed. (7) Special events on agricultural lands or agriculture related events on other lands in the Sonoma Valley Planning Area will be subject to a pilot event coordination program which includes tracking and monitoring of visitor serving activities and schedule management, as necessary, to reduce cumulative impacts.* Policy AR-6e: Recreational facilities for off-road vehicles of any size shall not be permitted within any agricultural land use category.* Policy AR-6f: Local concentrations of visitor serving and recreational uses, and agricultural support uses as defined in Goal AR-5, even if related to surrounding agricultural activities, are detrimental to the primary use of the land for the production of food, fiber and plant materials and may constitute grounds for denial of such uses. In determining whether or not the approval of such uses would constitute a detrimental concentration of such uses, consider all the following factors: (1) Whether the above uses would result in joint road access conflicts, or in traffic levels that exceed the Circulation and Transit Element s objectives for level of service on a site specific and cumulative basis. (2) Whether the above uses would draw water from the same aquifer and be located within the zone of influence of area wells. (3) Whether the above uses would be detrimental to the rural character of the area.* Policy AR-6g: Define in the Development Code compatible visitor serving uses such as tasting rooms, sales and promotion of products grown or processed in the County, educational activities and tours, incidental sales of items related to local area agricultural products, and promotional events which support and are incidental to local agricultural production, and define their permissible sizes and intensities. * Policy AR-6h: Revise existing regulations to allow farm homestays in agricultural areas.* Footnote: *Mitigating Policy Page AR-13

44 Sonoma County General Plan HOUSING FOR FARM WORKERS AND FARM FAMILY MEMBERS Efficient management of agricultural production activities requires adequate numbers of employees to be housed on both a seasonal and a permanent basis. Farm related housing issues involve the location, amount and type of housing for seasonal employees, permanent employees and farm family members. The Agricultural Resources Element establishes policies to allow limited amounts of housing to meet the various needs of farm workers, farm operators and farm families in addition to permitted residential density. It is coordinated with the Housing Element which also establishes policies and programs that will support needed housing opportunities to assist farming operations. GOAL AR-7: Objective AR-7.1: Objective AR-7.2: Objective AR-7.3: Objective AR-7.4: Support efficient management of local agricultural production activities by the development of adequate amounts of farm worker and farm family housing in agricultural areas. Encourage farm operators to provide sufficient housing in addition to housing permitted by applicable density for permanent and seasonal agricultural employees and for family members to maintain agricultural production activities. Locate agricultural employee housing where it promotes efficiency of the farming operation and has minimal impact on productive farmland. Assist nonprofit organizations or agencies in their efforts to establish a program to provide safe and adequate housing for farm workers. Permit a limited number of farm family housing units in addition to the number of dwellings allowed by the density. The following policies, in addition to those of the Land Use and Housing Elements, shall be used to achieve these objectives: Policy AR-7a: Permit permanent employee housing in addition to permitted density according Footnote: *Mitigating Policy Page AR-14

45 Agricultural Resources Element to the needs of a particular sector of the agricultural industry. Express in the Development Code specific criteria to establish the number of agricultural employee units.* Policy AR-7b: Permit one additional dwelling unit in addition to permitted density for members of the farm operator's immediate family in the "Land Extensive Agriculture" category, or in the "Land Intensive Agriculture" category if a Williamson Act Contract is in effect. Farm family dwelling units shall not be subdivided from the primary agricultural parcel, shall generally be located close to the main unit, and shall be occupied only by a member of the family engaged in the farming operation.* Policy AR-7c: Work with lending institutions to develop ways to finance housing construction without encumbering the entire farm and without requiring subdivision. Policy AR-7d: Assist the Community Development Commission and other appropriate agencies in developing funding and programs for farm worker housing. Policy AR-7e: Allow clustering of agricultural employee housing on a portion of a parcel or a noncontiguous parcel under the same ownership if the units are closer to the primary unit than to the property line. Policy AR-7f: Permit housing for seasonal workers as needed to serve the agricultural industries of the area if it does not necessitate the extension of sewer or water service inconsistent with the Public Facilities and Services Element. This housing may be constructed to the minimum standards acceptable under State law and as allowed under PF-1f, PF-1g, PF 1h, and PF-1i.* Policy AR-7g: Allow temporary housing, including temporary sanitary and cooking facilities, for seasonal farmworkers during harvest season.* Policy AR-7h: Encourage County agencies to establish appropriate standards and preapproved plans for temporary, seasonal, and dormitory housing. 2.8 ASSIST IN STABILIZING FARMERS ECONOMIC SITUATION As with any business, investment in agriculture must earn a reasonable return for it to continue. Yet, many uncontrollable factors, including weather, yields, and prices, cause incomes from farming to vary greatly year to year. At the same time, a farmer's home and business are tied together financially. This combination of factors creates pressure which undermines the stability of the agricultural use. Policies are needed to create and support incentive programs, stabilize the farmer's economic situation, and maintain the land in agriculture. Footnote: *Mitigating Policy Page AR-15

46 Sonoma County General Plan 2020 GOAL AR-8: Objective AR-8.1: Objective AR-8.2: Objective AR-8.3: Assist in formulating programs that could provide alternative sources of capital for agricultural production without selling or encumbering the farmland as collateral. These measures include, but are not limited to, voluntary programs for purchase and transfer of development rights. Continue participation in the Williamson Act and Farmland Security Zone programs. Participate with wastewater generators to establish programs for agricultural reuse of recycled water in a manner which would be economically beneficial to agriculture and which would assure that the quantity and quality of the recycled water is appropriate for the intended use. Encourage formulation of programs and evaluate alternative funding sources which offer financial incentives to the farm owner to reduce reliance on subdivision and sale of land to raise operating capital. The following policies, in addition to those of the Water Resources Element, shall be used to achieve these objectives: Policy AR-8a: Encourage the Sonoma County Agricultural Preservation & Open Space District and other agencies to sponsor a variety of on going educational programs that assist the farmer in financial planning and to provide technical assistance where appropriate.* Policy AR-8b: Encourage programs for promotion and marketing of agricultural products grown in the County. Policy AR-8c: Subdivision of any Williamson Act contracted lands shall not result in any new parcel less than 10 acres in size for Type 1 preserves or 40 acres in size for Type 2 preserves, or the established minimum lot size, whichever is more restrictive. Policy AR-8d: Make any purchase or transfer of development rights program for agricultural lands a voluntary program. Policy AR-8e: Prepare a transfer of development rights proposal for consideration by the Board of Supervisors. Policy AR-8f: Encourage the use of recycled water through participation in reuse programs and the establishment of wastewater irrigation districts. Footnote: *Mitigating Policy Page AR-16

47 Agricultural Resources Element Policy AR-8g: Protect and improve the quality of recycled water and ensure the quantity used is appropriate for the agricultural use. Policy AR-8h: To the extent feasible, foster agricultural diversity by providing information to the agricultural industry through the Economic Development Board, UC Cooperative Extension, Agricultural Commissioner, Farm Bureau, and other agricultural organizations. 2.9 STREAMLINE PERMIT PROCESSING FOR AGRICULTURAL USES IN DESIGNATED AGRICULTURAL LAND USE CATEGORIES Obtaining permits to construct an agricultural facility is time consuming and expensive to many farmers. In agricultural land use categories, streamlining the permit processing to focus on health, safety and environmental issues would assist farming. The Agricultural Resource Element establishes policies to streamline permit processing for agricultural uses and facilities, while assuring that essential public health and safety concerns are addressed. An essential element of this streamlining can be accomplished by providing dedicated permit assistance to applicants and prescribed, low-cost standards for agricultural uses. GOAL AR-9: Objective AR-9.1: Objective AR-9.2: Objective AR-9.3: Provide agricultural permit processing procedures that are rapid and efficient. Establish permit processing procedures that will simplify and shorten the decision making process for permits on agricultural lands. Provide and expedite permitting assistance to the agricultural industry. Promote rural character in the design of agriculture related support uses on agricultural lands. The following policies shall be used to achieve these objectives: Policy AR-9a: Allow concurrent processing of multiple permits for agricultural facilities. Policy AR-9b: Consider barns and similar agricultural support structures on agricultural lands Footnote: *Mitigating Policy Page AR-17

48 Sonoma County General Plan 2020 as part of the scenic environment not requiring design review approval except where local design review exists by community choice established in an adopted Specific plan, Area plan or Local Area Development Guidelines or where a State Scenic Highway designation has been approved by the Board of Supervisors and by the State of California. Policy AR-9c: Establish procedures and standards in the Development Code to distinguish those agricultural uses and activities which may be approved by administrative action and to expedite the processing of permits for agricultural and agriculture related uses. Policy AR-9d: Approve administratively temporary use permits for special events if the requirements of all appropriate agencies have been met. Policy AR-9e: Streamline permitting for temporary use permits for farmworker housing if the requirements of all appropriate agencies have been met. Policy AR-9f: Maintain provisions for agriculture exempt structures, subject to limitations on the size, occupancy and use of such structures. Policy AR-9g: Limit permit conditions of approval for agricultural uses to those related to the proposed project unless health or safety issues must be resolved regarding the entire operation. Policy AR-9h: Revise County Codes and Design Guidelines for discretionary agricultural support uses on agricultural lands in order to apply them so as to reduce or minimize urban style improvements and requirements for these uses, such as standards for parking, impermeable surfaces, lot coverage, etc AQUACULTURE AND THE COMMERCIAL FISHING INDUSTRY Aquaculture and the fishing industry produce a food source and have needs similar to land based agricultural operations. Policy is needed to treat the support facilities of the fishing industry that relate to food production or harvesting in the same manner as those of other agricultural production. Footnote: *Mitigating Policy Page AR-18

49 Agricultural Resources Element GOAL AR-10: Objective AR-10.1: Objective AR-10.2: Objective AR-10.3: Provide for the raising, harvesting and production of fish in the same manner as the harvesting and production of agricultural products. Allow aquaculture and its related facilities and activities in all agricultural areas. Provide opportunities for development of support facilities for the fishing industry on appropriate lands. Promote products of the fishing industry in the same manner as agricultural products. The following policies, in addition to those in the Open Space and Resource Conservation Element, shall be used to achieve these objectives: Policy AR-10a: Permit aquaculture and related facilities, including fish processing, in the same manner as other agricultural production uses. Policy AR-10b: Allow support facilities for the fishing industry, including but not limited to equipment storage, processing facilities, and canneries, on lands designated for agricultural land use adjacent to the Urban Service Boundary of Bodega Bay. If the facility or use requires urban services, permit extension of such services on lands adjacent to the Urban Service Boundary only for that purpose THE HORSE INDUSTRY The horse industry has a rich history and tradition in Sonoma County. Horses play an important role in many aspects of life, including farm and ranch work, timber harvest, riding, packing, shows and racing. Policy support is needed in order to assure that horses and agriculture related equestrian facilities are explicitly recognized as agricultural uses. Equestrian uses conducted primarily for recreational or other non agricultural uses are not considered agricultural uses in this context. GOAL AR-11: Provide for the raising of horses in the same manner as the production of other agricultural products. Footnote: *Mitigating Policy Page AR-19

50 Sonoma County General Plan 2020 Objective AR-11.1: Objective AR-11.2: Allow the raising of horses and related facilities and activities in all agricultural areas. Provide opportunities for the development of support uses for the horse industry on appropriate lands, consistent with best management practices. The following policy shall be used to achieve these objectives: Policy AR-11a: Permit raising of horses and related facilities in the same manner as other agricultural production uses. 3. AGRICULTURAL RESOURCES IMPLEMENTATION PROGRAMS Agricultural Resources Program 1: Revisions of Agricultural Zoning District Regulations Program Description: Rewrite the agricultural zoning districts and other relevant sections of the Sonoma County code to reflect accurately the policies of the Agricultural Resources Element (Policy reference: Sections 2.5 and 2.6). Agricultural Resources Program 2: Subdivision Ordinance Regulations in Agricultural Areas Program Description: Prepare an amendment to the Subdivision Ordinance providing findings for approval of clustered residential lots in the "Land Extensive Agriculture" and "Diverse Agriculture" categories, requiring a long term protective easement when clustered subdivision has occurred and providing subdivision conditions to minimize conflicts and maximize long term agriculture protection (Policy reference: AR-3b, 3c, 3d, 3e). Agricultural Resources Program 3: Right to Farm Ordinance Program Description: Continue to implement the Right to Farm Ordinance which describes normal farm practices expected to occur in agricultural areas and insures the right of the farmer to continue such practices subject to appropriate health and safety standards. The ordinance shall specify that it applies only to areas designated with agricultural land use categories. A summary of the ordinance shall be mailed annually to all property owners with tax bills (Policy reference: AR-4d). Agricultural Resources Program 4: Transfer of Development Rights Proposal Footnote: *Mitigating Policy Page AR-20

51 Agricultural Resources Element Program Description: Prepare a voluntary transfer of development rights proposal establishing requirements and procedures for transfer of development rights from certain agricultural areas to specified receiving areas. Receiving areas may be jointly identified by a city through a joint powers agreement (Policy reference: AR-8d, 8e, 2d). Agricultural Resources Program 5: Farmworker Housing Program Description: Establish a program, working with the Sonoma County Community Development Commission to provide seasonal farm workers with mobile housing which could be located on any specific parcel during harvest (Policy reference: AR-7d). Agricultural Resources Program 6: Design Guidelines Promoting Rural Character for Agricultural Support Uses. Program Description: Review current County Code and Design Guidelines applicable to agricultural support uses in rural areas and consider revising to reduce or minimize County imposed urban style improvements (Policy reference: AR-9h). Agricultural Resources Program 7: Sonoma Valley Event Coordination Program Description: The County would initiate a pilot event coordination program in the Sonoma Valley Planning Area to monitor and track special events on agricultural lands and agriculture-related events on other lands to reduce cumulative impacts (Policy reference: AR 6d). Agricultural Resources Program 8: Farm Homestays Program Description: Revise the Zoning and other Codes to allow farm homestays in agricultural areas (Policy reference: AR-6h). Footnote: *Mitigating Policy Page AR-21

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