4.10 LAND USE AND PLANNING Existing Conditions Inyo County Land Use Setting

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1 Section 4.10 Land se and Planning 4.10 LAND SE AND PLANNING Existing Conditions Inyo County Land se Setting Land use in Inyo County consists of the management of vast areas of undeveloped public lands providing for a variety of multiple uses, such as wilderness. The majority of the County s population is located on the west side of the County, in small communities situated along S 395. Based on the County s General Plan Land se Element (Inyo County 2001, as amended), land ownership is primarily public and jurisdiction within the County is largely federal, with the state of California and LADWP constituting the next two largest land managers. Land under the jurisdiction of Inyo County and reservation land under jurisdiction of local tribes constitutes the remaining percentages of land ownership in the County (Figure ). The County s General Plan land use designations are illustrated in Figure Each of these is discussed in more detail below. Federal Land management and the jurisdiction of lands within the County is conducted largely by the federal government, covering 91.6 percent of the land within the County (Inyo County 2001, as amended). These land management agencies include: the NPS, BLM, SFS, DOD, and the BIA. Tribal reservations/lands within the BIA areas include those belonging to the Bishop Paiute Tribe, Big Pine Paiute Tribe of the Owens alley, Fort Independence Community of Paiute, Lone Pine Paiute Shoshone Reservation, and Timbisha Shoshone Tribe. Areas included in federal jurisdiction are: Death alley National Park, Inyo National Forest, and China Lake NAWS. The BLM has jurisdiction of approximately 27 percent of the County, including areas for grazing allotment and ACEC. State of California The State of California manages and/or has jurisdiction of public lands that total about 3.5 percent of land within the County (Inyo County 2001, as amended). These lands include the SLC, and the CDFW. The SLC jurisdiction includes nearly all of Owens Lake. Los Angeles Department of Water and Power The LADWP-owned land in the County consists of land associated with the Los Angeles Aqueduct and transmission line rights-of-way. LADWP land accounts for 2.7 percent of the land within the County (Inyo County 2001, as amended). LADWP allows much of its land to be open to the public for recreational uses (LADWP 2013). Inyo County Land under jurisdiction of Inyo County includes County-owned and private lands. This land accounts for 1.9 percent of total land within the County (Inyo County 2001, as amended). INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

2 Section 4.10 Land se and Planning Reservation Land Reservation land accounts for 0.3 percent of land within the County (Inyo County 2001, as amended). It includes lands under the jurisdiction of several tribes, including: Bishop Paiute, Big Pine Band of Owens alley, Fort Independence community of Paiute, Long Pine Paiute- Shoshone, and Timbisha Shoshone (Aspen 2014) Project Area Land se Setting Western Solar Energy Group Laws Solar Energy Development Area Land Ownership The approximate size of the Laws SEDA is 11,655 acres (18 square miles). The majority of this SEDA is managed by public agencies. The major land management agencies in the Laws SEDA include the BLM and the City of Los Angeles (LADWP). The BLM management area covers approximately 35 percent of the SEDA, while the LADWP management area covers approximately 64 percent of the SEDA. Other land management in the Laws SEDA includes private landowners (less than one percent). Existing Land ses The Laws SEDA is located at the northern boundary of the County. Existing land uses within the Laws SEDA include the unincorporated community of Laws, some minor agricultural uses along S 6, north of the community of Laws, and undeveloped land. Some of the area included in the Laws SEDA has previously been disturbed by groundwater pumping, the abandonment of agricultural activities, and water management practices. Adjacent Land ses The Laws SEDA is located adjacent to the OSA (refer to further discussion of the OSA below). Land uses adjacent to the Laws SEDA and within the OSA include the City of Bishop, the Bishop Airport, and undeveloped land. Land uses adjacent to the north consist of undeveloped land. The nearest existing land use to the north include a group of approximately 40 single-family residential units, approximately 2 miles north of the SEDA boundary. The unincorporated community of Chalfant alley is located over 4 miles north of the SEDA. Land to the east of the Laws SEDA consists of undeveloped land, the majority of which is associated with the Inyo National Forest. Mono County is located north of the Laws SEDA. South of the Laws SEDA is land within with the OSA. Directly adjacent to the southern boundary of the Laws SEDA is a rural property containing several structures. Other lands south of the Laws SEDA consist of undeveloped land and the Owens River. General Plan Land se Designations General Plan land use designations within the Laws SEDA include Residential, Industrial, and Other types of land use designations. Specifically, residential land use designations within the INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

3 Section 4.10 Land se and Planning Laws SEDA include Residential Medium Density (RM) and Residential Estate (RE). Residential Medium Density allows for residential development at a density of 4.6 to 7.5 dwelling units per acre (du/ac). There is no minimum parcel size for land designated RM. Residential Estate allows for 1 du/5 ac, with a 5-acre minimum parcel size. Industrial land use designations with the Laws SEDA include General Industrial (GI) land uses. The GI land use designation allows for non-residential development intensity (a floor-to-area ratio [FAR]) of The remaining lands in the Laws SEDA consist of Other land use designations. The Other land use designations within the Laws SEDA include Open Space and Recreation (OSR), Public Service Facilities (PF), Agriculture (A), Natural Resources (NR), and State and Federal Lands (SFL). Owens Lake Solar Energy Development Area Land Ownership The approximate size of the SEDA is 89,247 acres (139 square miles). Land within this SEDA is largely managed by the SLC, covering approximately 66 percent. The BLM manages approximately 17 percent of the land within the SEDA, much of which is associated with a grazing allotment. Private landowners account for approximately 10 percent of land ownership, while the City of Los Angeles (LADWP) manages approximately 6 percent of the land. The CDFW and local government manage the remaining1 percent of land in the SEDA. Existing Land ses Existing land uses within the Owens Lake SEDA consist of the unincorporated community of Keeler, Owens Lake, and undeveloped land. Adjacent Land ses Land uses adjacent to the Owens Lake SEDA consist of undeveloped land to the east and south of the SEDA. The northern most boundary of the Rose alley SEDA (discussed below) is located approximately 0.2 mile south of the southernmost portion of the Owens Lake SEDA. The community of Olancha is located south of the Owens Lake SEDA, between the Owens Lake SEDA and the Rose alley SEDA. A private water skiing lake is located south of the Owens Lake SEDA, near Olancha. A few industrial buildings are located west of the Owens Lake SEDA, along S 395. The remainder of land west of the Owens Lake SEDA consists of the community of Cartago and undeveloped land, much of which is associated with Inyo National Forest. The Los Angeles Aqueduct, owned and operated by the LADWP, is also located west of the Owens Lake SEDA. General Plan Land se Designations General Plan land use designations within the Owens Lake SEDA include Residential, Industrial, and Other types of land use designations. Residential land use designations include Residential Medium-High Density (RMH), Residential Low Density (RL), Residential Ranch (RR), and Rural Protection (RP). RMH allows for a residential density of 7.6 to 15 du/ac, while RL allows for a density of 2 to 4.5 du/ac. There is no minimum parcel size for either of these land use designations. RR allows for a density of 1 du/10 acres, while land designated for RP can be INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

4 Section 4.10 Land se and Planning developed with 1 du/40 acres. RR and RP have minimum parcel sizes of 10 and 40 acres, respectively. Commercial land uses within the Owens Lake SEDA include Central Business District (CBD) and Retail Commercial (RC). Both of these commercial designations allow for residential development at densities between 7.6 to 24 du/acre. CBD allows development with a FAR of 1, while development within the RC land use would allow a FAR of 0.4. The Owens Lake SEDA includes Light Industrial (LI) land uses, with a FAR of 0.5. Other land use designations within the Owens Lake SEDA include SFL, OSR, PF, and NR. Rose alley Solar Energy Development Area Land Ownership The Rose alley SEDA consists of 24,198 acres (38 square miles). The majority of the land within this SEDA is managed by public agencies, but there are some areas of private land, primarily in the north portion of the SEDA and along the eastern boundary. The BLM manages approximately 76 percent of land within the Rose alley SEDA, while private landowners own approximately 20 percent of land within the SEDA. LADWP land comprises approximately 4 percent of land within the SEDA. Existing Land ses The Rose alley SEDA consists mostly of undeveloped land, designated as BLM grazing allotment. Some agricultural uses and a hydropower plant are located in the eastern portion of the SEDA. Small parcels of development occur along S 395, most consisting of a few residential lots, a highway rest stop, and/or small isolated industrial buildings. These uses include the communities of Dunmovin and a portion of the community of Haiwee. Dunmovin consists of unused commercial buildings and a 10-parcel subdivision (Inyo County 2001, as amended). Haiwee covers 2,100 acres and is divided into two sections one that fronts along S 395 (within the SEDA) and one that sits beside Sage Flat Drive in the Sierra foothills (outside of the SEDA). The Los Angeles Aqueduct traverses the Rose alley SEDA from the northwest portion in a southeasterly direction. Adjacent Land ses The Los Angeles Aqueduct, which traverses the Rose alley SEDA as discussed above, connects with the North Haiwee Reservoir which is located just outside of the Rose alley SEDA to the east. The South Haiwee Reservoir is also located to the east of the Rose alley SEDA just south of the North Haiwee Reservoir. Other land to the east of the SEDA is undeveloped. ndeveloped land associated with a BLM grazing allotment is located south of the Rose alley SEDA. Land west of the Rose alley SEDA consists almost entirely of undeveloped land, with a few scattered rural residential uses. The community of Olancha is located near the northern portion of the SEDA, west and north of the Rose alley SEDA s irregular boundary. As discussed above, the Owens Lake SEDA is also located north of the Rose alley SEDA with a minimum distance of 0.2 mile between the two SEDAs. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

5 Section 4.10 Land se and Planning General Plan Land se Designations The Rose alley SEDA contains land designated for Residential, Commercial, Industrial, and Other uses. Residential land use designations within the Rose alley SEDA include RE, RR, RP, and Residential Rural High Density (RRH). RRH land use designations allow for a development density of 1 du/ac, with a minimum 1 acre parcel size. Commercial land use designations with the Rose alley SEDA include RC and Resort/Recreational (REC). Industrial land use designations within the SEDA include GI and LI. Other land use designations within the Rose alley SEDA include SFL, OSR, A, PF, and NR. Pearsonville Solar Energy Development Area Land Ownership The approximate size of this SEDA is 4,469 acres (7 square miles). BLM manages approximately 44 percent of the land within the SEDA, with private ownership comprising another 43 percent of land within the SEDA. The SLC manages approximately 13 percent, with less than 1 percent consisting of Caltrans-managed land. Existing Land ses The Pearsonville SEDA consists almost entirely of undeveloped land. S 395 traverses the SEDA in north-south direction. The community of Pearsonville/Sterling Road is located near the southern border of the SEDA and consists of a gas station and dispersed rural residential parcels. Adjacent Land ses The Pearsonville SEDA is surrounded by undeveloped land to the north, east and west. The Pearsonville SEDA is located at the southern boundary of Inyo County, and land to the south (located in Kern County) consists of undeveloped land, agricultural uses, and some dispersed, rural residential uses. General Plan Land se Designations The Pearsonville SEDA contains Residential, Commercial, Industrial, and Other General Plan land use designations. Residential land use designations in the Pearsonville SEDA include Residential Rural Medium Density (RRM), RRH, RR, RE, and RP. Commercial land use designations within the Pearsonville SEDA include Heavy Commercial/Commercial Service (HC), RC, and REC. Industrial land use designations within the SEDA include GI and LI. Other land use designations within the Pearsonville SEDA include SFL, OSR, PF, and NR. Owens alley Study Area Land Ownership The approximate size of the OSA is 355,131 acres (555 square miles). Agencies managing land within the OSA include the BLM, LADWP, and local government. The BLM manages the largest portion of the OSA, consisting of approximately 37 percent. The City of Los INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

6 Section 4.10 Land se and Planning Angeles (LADWP) manages approximately 31 percent. Local government manages approximately 26 percent. Private land ownership accounts for slightly less than 3 percent of land within the OSA. The remaining land in the SEDA is managed by several agencies, including the CDFW, SLC, and the National Park Service. Existing Land ses The OSA covers a large area, with a variety of existing land uses. S 395 traverses the middle of the OSA, in a north-south direction. Most of the population centers for the County occur along S 395 in the OSA, including Lone Pine, Independence, Big Pine, and Bishop. The OSA contains other, smaller communities/population centers located further off of S 395. These include the communities of Wilkerson and Aberdeen. Some agricultural uses are located in the OSA, just south of Big Pine, east of S 395, and south of Bishop, west of S 395. Keough Hot Springs, the largest natural hot springs pool in the Eastern Sierra, is located in the OSA, west of S 395. The Bishop, Independence, and Lone Pine airports are located within the OSA. The Bishop Airport is located east of the City; the Independence Airport is located just north of the community of Independence; and, the Lone Pine Airport is located just south of the Lone Pine community. The Los Angeles Aqueduct traverses in a north-south direction through the OSA. A variety of water bodies are located within the OSA, including the Tinemaha Reservoir, Calvert Lake, Twin Lakes, and Diaz Lake. Adjacent Land ses Land adjacent to the west consists almost entirely of land associated with the Inyo National Forest. This land is rugged and undeveloped, with dispersed campground areas. The unincorporated communities of Rovana, Round alley, and Mustang Mesa are located adjacent to the west of the OSA, in the northwestern portion of the County. Some minor agricultural uses and the Pleasant alley Reservoir are also located in the northwestern portion of the County, west of the OSA. Mono County is located north of the OSA. Land within Mono County adjacent to the OSA is undeveloped, with the nearest land use consisting of the unincorporated community of Chalfant alley, located over 4 miles north of the OSA s northern boundary. Land to the east of the OSA consists of undeveloped land with rugged terrain. This area includes Inyo National Forest Land and BLM land, both of which are undeveloped. The Owens Lake SEDA is located adjacent to the south. General Plan Land se Designations The OSA contains Residential, Commercial, Industrial, and Other General Plan land use designations. Residential land use designations in the OSA include Residential High Density (RH), Residential Medium Density (RM), Residential ery Low Density (RL), RL, RMH, RRM, RRH, RR, RE, and RP. RH allows for residential development at a density of 15.1 to 24 du/ac, RM allows for 4.6 to 7.5 du/ac, and RL allows for 2 du/ac with a 0.5 acre minimum parcel size. Commercial land use designations within the OSA HC, RC, and CBD. Industrial land use designations within the SEDA include GI and LI. Other land use designations within the OSA include Tribal Lands (TL), SFL, OSR, A, PF, and NR. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

7 Section 4.10 Land se and Planning Southern Solar Energy Group Trona Solar Energy Development Area Land Ownership The approximate size of this SEDA is 4,550 acres (7 square miles). The majority of the land within this SEDA, consisting of slightly less than 60 percent, is managed by the BLM. Approximately 40 percent of land within the SEDA is in private ownership, and less than 1 percent of land within the SEDA is managed by the SLC. Existing Land ses The Trona SEDA is generally bisected by Trona Wildrose Road. Much of the Trona SEDA is undeveloped; however, there are several existing land uses within the SEDA. The Trona Airport is located within the eastern portion of the SEDA. The airport is for public use and consists of a landing strip and approximately 20 related structures (hangars). The airport also contains a helicopter landing pad. Just north of the airstrip is alley Wells. alley Wells consists of a few small buildings, and recreational facilities that include a pool and dry golf course. At the intersection of Trona Airport Road and Trona Wildrose Road, is a property with an industrial building. The southwest corner of the Trona SEDA contains a handful of rural properties that contain small buildings. Adjacent Land ses The Trona SEDA is located along the southern boundary of the County, with land adjacent to the south located within San Bernardino County. In San Bernardino County, adjacent land uses include the community of Trona and undeveloped land. Searles Lake is also located south of the Trona SEDA along with the communities of Searles alley and Argus. The Trona SEDA has an irregular border, with a portion of the border sharing the Inyo/San Bernardino County line and a portion of the border located farther north of the County line. The portion of land south of the Trona SEDA that is located in Inyo County consists of undeveloped land. Land adjacent to the north, east, and west of the Trona SEDA is undeveloped. General Plan Land se Designations The Trona SEDA contains Residential, Commercial, Industrial, and Other General Plan land use designations. Residential land use designations in the Trona SEDA include RE and RP. Commercial land use designations within the Trona SEDA include HC and RC. The Trona SEDA also includes land designated for industrial uses, with the GI land use designation. Other land use designations within the Trona SEDA include SFL, OSR, PF, and NR. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

8 Section 4.10 Land se and Planning Eastern Solar Energy Group Chicago alley Solar Energy Development Area Land Ownership The approximate size of this SEDA is 1,551 acres (2 square miles). Approximately 34 percent of the land within this SEDA is managed by the BLM and the other approximately 66 percent of land within the SEDA is privately owned. Existing Land ses Existing land uses within the Chicago alley SEDA consists of approximately a dozen mobile homes in the southwestern portion of the SEDA, just east of Chicago alley Road. The remainder of the SEDA is undeveloped. Adjacent Land ses The Chicago alley SEDA is located in an undeveloped area, with undeveloped land surrounding the SEDA on the north, east, south, and west. SR 178 provides access to the area and is located within 0.1 mile of the western SEDA boundary. General Plan Land se Designations General Plan land use designations within the Chicago alley SEDA consists of two land use designations RP (Residential) and SFL (Other). Charleston iew Solar Energy Development Area Land Ownership The approximate size of this SEDA is 39,697 acres (62 square miles). About 41 percent of the land within this SEDA is privately owned. The remaining 59 percent is managed by the BLM, with a large portion of BLM land used for grazing allotment. Existing Land ses Existing land uses within the Charleston iew SEDA include the community of Charleston iew (which consists of a handful of residential dwellings and a community center/library) and the 17.5-acre Mission of St. Therese. The remainder of land within the Charleston iew SEDA is undeveloped. Adjacent Land ses Land adjacent to the Charleston iew SEDA to the east and north is within the State of Nevada. The town of Pahrump, Nevada is located north of the Charleston iew SEDA, while land to the east of the SEDA is mostly undeveloped, except for a few small industrial uses located approximately 2 miles east of the Charleston iew SEDA boundary. Land south and west of the Charleston iew SEDA is undeveloped. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

9 Section 4.10 Land se and Planning General Plan Land se Designations General Plan land use designations located within the Charleston iew SEDA consist of Residential, Commercial, and Other land use types. Residential land use designations with the Charleston iew SEDA include RP and RRM. Commercial land use designations within the SEDA consist entirely of the REC land use designation. This designation occurs mostly in the eastern half of the SEDA. The Other land use designations occurring with the Charleston iew SEDA are SFL and OSR. Sandy alley Solar Energy Development Area Land Ownership The Sandy alley SEDA is located in the southeastern corner of the County and the eastern boundary of the SEDA is the California/Nevada state line. The approximate size of this SEDA is 3,097 acres (5 square miles). Approximately 54 percent is managed by the BLM and approximately 46 percent of the land within this SEDA is privately owned. Existing Land ses Existing land uses in the Sandy alley SEDA consists of undeveloped land and agricultural uses. Much of the SEDA is undeveloped with agricultural uses occurring in the westernmost portion of the SEDA and within the central portion of the southern half of the SEDA. A handful of structures are located in the SEDA, consisting of a few single-family residential units and ancillary buildings associated with the agricultural uses (which comprise the California portion of the community of Sandy alley). Adjacent Land ses Peace Park is located adjacent to the SEDA to the east (in the State of Nevada). Other uses to the east of the SEDA include the Nevada portion of the unincorporated town of Sandy alley, with a 2010 population of 2,051 (S Census Bureau 2010). nincorporated San Bernardino County is located south of the Sandy alley SEDA. Land uses to the south are similar to those within the SEDA and consist of undeveloped land and some agricultural uses. Land to the west of the Sandy alley SEDA is undeveloped. Land uses to the north of the SEDA consist of the town of Sandy alley and undeveloped land. General Plan Land se Designations The Sandy alley SEDA contains two General Plan land use designations, both of which are considered Other land use designations (i.e., not residential, industrial, or commercial). Land within the Sandy alley SEDA is designated A and SFL Habitat Conservation Plans There are three applicable proposed HCPs within the County. The DRECP and the West Mojave Plan are proposed and have not been approved or adopted. The DRECP is a multi-county, multi-jurisdictional plan. Inyo County has been invited to be a signatory to the DRECP, INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

10 Section 4.10 Land se and Planning although no decision regarding participating in the plan has been made by the County. The West Mojave Plan would only apply to actions on BLM lands within the plan area. The OLMP HCP (LADWP 2010) is an HCP incorporated into the LADWP s OLMP for LADWP lands in Owens alley. The OLMP HCP applies to actions on LADWP lands within the plan area. Desert Renewable Energy Conservation Plan The DRECP is a proposed HCP and Natural Community Conservation Plan. The preparation of the DRECP is a multiagency effort that is currently underway and is intended to provide protection and conservation of desert ecosystems while allowing for the appropriate development of renewable energy projects in the California deserts. The DRECP is focused on the desert regions and adjacent lands of seven California counties Imperial, Inyo, Kern, Los Angeles, Riverside, San Bernardino, and San Diego. It is being prepared as a collaborative effort between the CEC, CDFW, BLM, and the SFWS. The portions of Inyo County included in the DRECP area include much of the southeastern portion of the County as well as areas along the S 395 corridor, including Owens Lake. All of the SEDAs, except the Laws SEDA, are located within the proposed boundaries of the DRECP. Over half of the OSA (the southern portion) is also located within the boundaries of the DRECP. West Mojave Plan The West Mojave Plan is a habitat conservation plan and federal land use plan amendment that: (1) presents a comprehensive strategy to conserve and protect the desert tortoise, the Mohave ground squirrel and nearly 100 other plants and animals and the natural communities of which they are part; and, (2) provides a streamlined program for complying with the requirements of the California and federal Endangered Species Acts (BLM 2005). The 9,359,070-acre planning area includes 3,263,874 acres of BLM-administered public lands; 3,029,230 acres of private lands; and, 102,168 acres of lands administered by the State of California within portions of Inyo, Kern, Los Angeles, and San Bernardino Counties. The BLM issued a ROD based on the West Mojave Plan EIS/EIR. The ROD for the West Mojave Plan/Amendment to the CDCA Plan was signed in March Other agencies did not adopt the habitat conservation plan proposed in the West Mojave Plan to cover their jurisdictions, and therefore the adopted plan only applies to public lands. The ROD addressed only BLM s amendment of the CDCA Plan, and it did not include actions proposed by state and local governments for non-federal lands, except when specifically identified (BLM 2006). The HCP has not been completed and would require greater specificity for local governments to obtain incidental take permits under the state and federal endangered species acts (BLM 2006). In September of 2009, the Court issued a summary judgment remanding the route designations made in the West Mojave Plan, but keeping other parts of the plan, primarily related to the conservation of species, in place. A remedy order based on this judgment was issued in January 2011, and identified the West Mojave travel route network, with few changes, would be in place until the remedy order is satisfied. To satisfy the remedy order, new route designations must be completed, consistent with the court s order. This is the basis for the supplemental West Mojave Plan EIS and specific travel INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

11 Section 4.10 Land se and Planning management plans now under development. A total of eight travel management plans are being prepared to designate specific routes in various portions of the West Mojave Plan area and implement the route network. The West Mojave Plan applies to BLM lands in the southwestern portion of Inyo County. The Mohave ground squirrel Conservation Area is a BLM-designated DWMA under the West Mojave Plan, a portion of which occurs in southwestern Inyo County. Along with the desert tortoise, Mohave ground squirrel is a target species of conservation concern for the West Mojave Plan. This area was designated to protect Mohave ground squirrel habitat in a core area of its current distribution, but applies only to BLM lands. The plan area encompasses portions of the Owens Lake SEDA and all of the Rose alley, Pearsonville, and Trona SEDAs. Owens alley Land Management Plan Habitat Conservation Plan The OLMP HCP (LADWP 2010) was prepared by the LADWP pursuant to the 1997 MO between LADWP, the County, CDFW, SLC, the Sierra Club, and the Owens alley Committee. It provides management direction for resources on all LADWP-owned lands in the County, excluding the LORP area. The County board approved the plan in 2010 (LADWP 2012). The OLMP HCP covers all city of LADWP-owned lands in Inyo and Mono Counties from the pper Owens River south to Owens Dry Lake (LADWP 2010). It is a habitat-based HCP addressing riverine-riparian areas, and the target species (Owens pupfish, Owens tui chub, least Bell s vireo, yellow-billed cuckoo, southwestern willow flycatcher, and Swainson s hawk) are used to manage the habitat. The OLMP HCP was prepared as a separate planning process from the OLMP and will be incorporated into the plan as an amendment. This planning area falls within the Laws and Owens Lake SEDA and the OSA Regulatory Framework The following discussion presents a description of County plans, polices, ordinances, and regulations applicable to the project. Inyo County General Plan The General Plan was adopted in Amendments to the General Plan were approved in 2003, 2004, 2005, 2006, 2009, and The General Plan provides guidance for private, County and consists of seven elements: Government, Land se, Economic Development, Housing, Circulation, Conservation/Open Space, and Public Safety. The following polices of the General Plan are relevant to the proposed REGPA: Land se Element The Land se Element contains goals, policies, and implementation measures designed to encourage and allow appropriate development with the adequate provision of public services and utilities. The following policies of the Land se Element are applicable to the project: Policy L-1.15: Buffers. As part of new development review, the County shall require that residential development/districts are protected from non-residential uses by use of buffers or other devices. Landscaping, walls, building/facility placement, and other INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

12 Section 4.10 Land se and Planning similar aesthetically pleasing devices are acceptable for this purpose. This does not include residential in mixed-use designations. Circulation Element Policy AI-1.2: Land se Compatibility. Promote land use compatibility of each airport with the surrounding environment. Government Element Policy Gov-10.1: Development. Development of energy resources on both public and private lands be encouraged with the policies of the County to develop these energy resources within the bounds of economic reason and sound environmental health. Therefore, the Board supports the following policies. a. The sound development of any and all energy resources, including, but not limited to geothermal, wind, biomass, and solar. b. The use of peer-reviewed science in the assessment of impacts related to energy resource development. c. The development of adequate utility corridors necessary for the transmission of newly generated energy. d. Maintain energy opportunities on state and federal lands maintaining and expanding access. e. Treat renewable energy sources as natural resources, subject to County planning and environmental jurisdiction. Consider, account for, and mitigate ecological, cultural, economic, and social impacts, as well as benefits, from development of renewable energy resources. Consider developing environmental and zoning permitting processes to ensure efficient permitting of renewable energy projects while mitigating negative impacts to county services and citizens, with a goal to ensuring that citizens of the County benefit from renewable energy development in the County. Inyo County Code Title 18: Zoning Ordinance Title 18 of the ICC contains the County s Zoning Ordinance, which provides the regulations and laws that define how property in specific geographic zones can be used. The SEDAs contain areas with a variety of zoning, including Open Space (OS), Rural Residential (RR), One Family Residences (R-1), Multiple Residential Zone (R-3), Single Residence or Mobile home Combined (RMH), Central Business (CB), General Commercial and Retail (C-1), Highway Services and Tourist Commercial (C-2), Heavy Commercial (C-4), Commercial Recreation (C-5), General Industrial and Extractive (M-1), Light Industrial (M-2),, and Public (P). Table describes the purpose or intent of each of the zoning districts within the SEDAs and the OSA. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

13 Section 4.10 Land se and Planning Table ZONING DISTRICTS WITHIN THE SEDAS AND THE OWENS ALLEY STDY AREA Zoning Designation Open Space (OS) Intent Provide a zone classification for those areas designated as open space by the County General Plan so as to encourage the protection of mountainous, hilly upland, valley, agricultural, potential agricultural, fragile desert areas, and other mandated lands from fire, erosion, soil destruction, pollution and other detrimental effects of intensive land use activities. Establish standards for land uses that will protect and preserve the environmental resources, scenic, natural features, and open space character of the County, while also providing for agricultural development and protection of existing agricultural areas from urban development or residential subdivision. Rural Residential (RR) One Family Residences (R-1) Multiple Residential Zone (R-3) Single Residence or Mobile home Combined (RMH) Central Business (CB) General Commercial and Retail (C-1) Highway Services and Tourist Commercial (C-2) Heavy Commercial (C-4) Preserve agricultural areas open space around the more intensive urban areas of the County, while providing for compatible multiple use of nonagricultural lands which are principally held by federal and other public agencies. Provide suitable areas and appropriate environments for low density, singlefamily rural residential and estate type uses where certain agricultural activities can be successfully maintained in conjunction with residential uses on relatively large parcels. The RR (rural residential) zone is intended to be applied to the areas outside the urban communities of Inyo County which are without fully developed services and where individual residences are expected to be largely self-sustaining, particularly for water and sewage disposal. Protect established neighborhoods of single-family dwellings, and to provide space in suitable locations for additional development of this kind, with appropriate community facilities. Provide a zone classification for those areas designated for multiple residential development beyond that permitted by the R-2 zoning district. It is intended to provide locations for multi-housing developments such as apartments, townhouses, condominiums and mobile home parks. Protect established neighborhoods of single-family dwellings (dwelling includes in its definition a mobile home), and to provide space in suitable locations for additional development of this kind with appropriate community facilities. Designate areas for a variety of small commercial retail, service, and office uses, mixed-use, as well as multi-family. Provide suitable lands and locations for various retail, service and commercial activities. Provide space for highway and tourist related enterprises adjacent to major routes of travel, so regulated as to prevent the impairment of safe and efficient movement of traffic and to encourage attractive development compatible with adjacent residential land uses. Provide a zone for commercial activities which usually are conducted without direct contact with the public. They can be nuisance-producing if located adjacent to residential areas and often require large amounts of space. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

14 Section 4.10 Land se and Planning Table (cont.) ZONING DISTRICTS WITHIN THE SEDAS AND THE OWENS ALLEY STDY AREA Zoning Designation Commercial Recreation (C-5) General Industrial and Extractive (M-1) Light Industrial (M-2) Public (P) Intent Provide a zone for commercially operated recreational activities including resorts, lodges, motels, restaurants, general stores, campgrounds, mobile home parks, service stations, dude ranches, and other uses oriented primarily to the traveler and tourist. Provide space in suitable locations in Inyo County for all types of manufacturing, warehousing, processing, mining, ore reduction and mineral development activities, provided such activity does not cause pollution of any human or natural resource. Provide a zone for suitable and appropriate areas for light, less intense, small scale manufacturing activities which normally take place within structures. Limited amount of outdoor storage or activities are acceptable, provided they are clearly accessory and incidental to the main use. Provide zoning regulation for such land and buildings as may be used for public purposes, but which may in the future be released for private purposes or which may be developed for more intensive public purposes. Inyo County Code Title 21: Renewable Energy Development Ordinance ICC Title 21, adopted August 17, 2010, is intended to support, encourage, and regulate the development of the County s solar and wind resources and transmission of clean, renewable electric energy. Development of any renewable energy facility requires a renewable energy permit from the County Planning Commission. Any exemptions from this provision would require a renewable energy impact determination from the County Planning Commission. ICC Title 21 sets forth the minimum requirements necessary for a permit such as mitigation measures, development standards, and financial assurances. The following are among the key provisions in the ordinance related to the development of renewable energy projects. Section : Renewable Energy Permit Any person who proposes to construct a facility within the County or modify an existing facility within the County shall, prior to the commencement of construction or modification, first apply for and obtain from the County Planning Commission a renewable energy permit, unless specifically exempted from such requirements by this Title or by state or federal law. Section : Renewable Energy Impact Determination Any person who proposes to construct a facility within the County or modify an existing facility within the County who is not subject to a renewable energy permit issued by the County for the facility, shall, prior to the commencement of construction or modification, first apply for and obtain from the County Planning Commission a renewable energy impact determination that identifies environmental and other impacts expected to result from such project and mitigation for those impacts. As part of its analysis, the County Planning Commission shall determine whether the project is consistent with the County General Plan. The goal INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

15 Section 4.10 Land se and Planning of the renewable energy impact determination is to ensure that mitigation measures that would otherwise be addressed in a renewable energy permit and/or renewable energy development agreement that are identified pursuant to the renewable energy impact determination are, to the extent possible, incorporated into any approval of the facility granted by a state or federal agency. Section : Exemptions Any person applying for a renewable energy permit need not apply for a renewable energy impact determination. Any person who has a renewable energy development agreement with the County for the construction or modification of a facility need not apply for a renewable energy impact determination or a renewable energy permit for the facility that is the subject of the renewable energy development agreement. Inyo County Airport Land se Commission Policy Plan and Airport Comprehensive Land se Plan The Inyo County Airport Land se Commission adopted a Policy Plan and Airport Comprehensive Land se Plan (CLP) in 1991, pursuant to applicable state requirements. There has been no requirement to update the CLP, although the County has prioritized the completion of Master Plans at each of the general aviation airports it maintains. Once the Master Plans are completed or there is a requirement to update the CLP the County will pursue an update to the CLP (Inyo County 2014). Owens alley Land Management Plan The OLMP is a resource management guide for City of Los Angeles-owned non-urban lands in Inyo County, excluding the LORP area. The Final OLMP was released in April The OLMP provides a framework for implementing management prescriptions through time, monitoring resources, and adaptively managing changed land and water conditions. A primary aspect of the OLMP is grazing management aimed at implementing sustainable practices, balancing agricultural needs and other resource needs based on the carrying capacity of the land. Grazing management has been implemented through a series of LADWP-administered grazing leases to private parties. The OLMP planning area falls within the Laws and Owens Lake SEDA, and the OSA. Applicable goals and objectives from the OLMP include the following: Objective 8: Establish commercial use protocols. LADWP emphasizes multiple resource uses on their lands such as livestock grazing, recreation, gravel extraction, business sites, parks, home leases, municipal dumps, and other agricultural activities such as beekeeping, hobby ranching, orchards, and field crops. Commercial use management protocols for approving such activities include duration, extent, limitation, and review. Managing commercial uses ensures protection of habitat and avoids conflicts with other uses and management goals. Bishop Resource Management Plan BLM-administered public lands are managed in accordance with approved Resource Management Plans (RMP). The Bishop RMP (1993) provides planning direction for the future INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

16 Section 4.10 Land se and Planning use of 750,000 acres of public lands in the eastern Sierra region of Inyo and Mono counties. Key issues addressed in the Bishop RMP include recreation, wildlife habitat, minerals, and land tenure adjustment. Applicable policies from the Bishop RMP include the following: General Policy 4. Public lands will be managed in a manner that will protect the quality of scientific, scenic, historical, ecological, environmental, air and atmospheric, water resource, and archaeological values; that, where appropriate, will preserve and protect certain public lands in their natural condition; that will provide food and habitat for fish and wildlife and domestic animals; and that will provide for outdoor recreation and human occupancy and use. General Policy 7. The [BLM] will weigh long-term benefits to the public against shortterm benefits management of public lands will consider: o Safety of the public and [BLM] personnel; o Relative cost-effectiveness of managing individual tracts; o Fiscal ability of the [BLM] to effectively manage lands and interests (including easements) over the long term; and o Alternative management schemes and creative partnerships with other agencies and organizations Significance Thresholds The thresholds for determining significance under CEQA are based on Appendix G of the State CEQA Guidelines. In this analysis, the proposed project would have significant impacts on geology and soils if it would result in any of the following: Physically divide an established community; Conflict with any applicable land-use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect; and/or Conflict with any applicable HCP or Natural Community Conservation Plan. Although not identified in the State CEQA Guidelines, the impact analysis also contains a discussion of land use compatibility impacts Impact Analysis The REGPA works to harmonize land use and planning objectives in the County to accommodate appropriate solar energy resource development, and to be beneficial. Individual projects may have the potential to result in significant land use and/or planning effects, as discussed below. INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

17 Section 4.10 Land se and Planning The following impact analysis primarily focuses on utility scale solar energy facilities because those would result in the greatest environmental change due the potential expanse of such facilities; however, the analysis also applies to the other proposed categories of solar energy facilities, including distributed generation and community scale facilities. The proposed REGPA also includes provisions for development of small scale solar energy facilities. However, due to their small size(e.g., small array of ground- or roof-mounted P panels), and location (on the building or the property it serves), these developments are currently allowed throughout the County within any zoning district under ICC Title 18, and require only electrical and building permits for development. As a result, these developments are not considered to result in impacts under CEQA, and would not typically require the CEQA analysis or associated mitigation measures described in this document. The County routinely reviews all development proposals for environmental impacts. Therefore, all future solar energy projects would be evaluated on a project-specific basis to assess specific impacts to land use and planning against the program-level analysis contained in this PEIR Physically Divide an Established Community The SEDAs occur in portions of the County that are generally rural in nature and primarily consist of undeveloped areas. While each SEDA contains some development, many of the communities scattered throughout the SEDAs consist of dispersed structures, residential units, occupied properties, and/or other development. Each SEDA contains a cap of total allowable developable area. Table identifies the total land area of each SEDA, as well as the total allowable developable area. Table TOTAL AREA AND TOTAL ALLOWABLE DEELOPABLE AREA BY LOCATION Solar Energy Development Area Total Land Area (acres) Total Allowable Developable Area (acres) Percent of Total Area Allowed for Solar Energy Development Western Solar Energy Group Laws 11, Owens Lake 89,247 1, Rose alley 24, Pearsonville 4, Owens alley Study Area 355,131 1, Southern Solar Energy Group Trona 4, Eastern Solar Energy Group Charleston iew 39,697 2, Sandy alley 3, Chicago alley 1, The maximum percentage of any SEDA that would be developed with solar energy projects is 19.4 percent of the total SEDA area, which could occur in the Sandy alley SEDA. Much of the INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT

18 Section 4.10 Land se and Planning Sandy alley SEDA is undeveloped, with existing uses consisting of agricultural uses and a few single-family residential units and ancillary buildings associated with the agricultural uses. The Chicago alley SEDA, which has a total allowable solar energy development area of 19.3 percent of the total SEDA land area, contains approximately a dozen or so mobile homes a community center/library, and the 17.5-acre Mission of St. Therese. No other substantial development is present in this SEDA. The Pearsonville and Trona SEDAs have a total allowable solar development area of 13.4 and 13.2 percent, respectively. Both of these SEDAs contain a small community and some dispersed development, but also have vast areas of undeveloped land. The Charleston iew SEDA would have 6 percent of its total land area available for future solar development, and the remaining SEDAs (i.e., Laws, Owens Lake, and Rose alley) would have 1, 1.6, and 2.4 percent, respectively, of the total SEDA land area available for solar energy development. Given the vast stretches of undeveloped land in each SEDA, development of the maximum allowed solar energy would likely be able to occur without physically dividing an established community. The proposed REGPA would not result in the physical division of an established community. Future solar energy projects within the SEDAs would be subject to the applicable land use requirements of the County and additional environmental review. As part of this review, each project would be analyzed to determine impacts regarding the physical division of a community. Future development of solar energy projects within the SEDAs would require appropriate siting and is subject to further review and approval from the County. As such, the REGPA would not result in significant impacts associated with the physical division of communities. Impacts would be less than significant Conflict with Applicable Land se Plans Inyo County General Plan The REGPA includes new General Plan policies for responsible renewable energy development. The policies may set the limits of where, when, how, and even if, renewable energy generation facilities will be built. The policies include provisions for actual sites identified in the County that may be appropriate for renewable energy development, what specific factors must be met before development can commence, under what conditions a facility can be built, and requirements for the termination, decommissioning, and reclamation of a facility. As discussed in Section 3.0, the REGPA proposes changes to the Land se, Economic Development, Conservation/Open Space, and Public Safety Elements of the General Plan. Proposed Land se Policy L-1.17 allows for the construction and operation of appurtenant transmission and storage facilities and related infrastructure within any Land se Designation. nder the proposed project, the County has identified areas that may be the most appropriate for siting future solar energy development projects (i.e., the SEDAs). The SEDAs would be incorporated into the General Plan with policies and implementation measures guiding development within them. By identifying SEDAs and incorporating them into the General Plan, the County is effectively limiting and constraining feasible solar energy development within these boundaries. Future solar development projects within the SEDAs would still be subject to further land use review, INYO CONTY RENEWABLE ENERGY GENERAL PLAN AMENDMENT