4.1 Land Use and Development

Transcription

1 and Development This section addresses potential impacts associated with land use compatibility and plan consistency as a result of implementation of Land Use and Development Code (LUDC) amendments. More specifically, it evaluates potential impacts that the physical changes associated with potential expansion of hoop and shade structures would have on existing land uses, short-term impacts associated with construction, impacts attributed to plan inconsistencies, and cumulative impacts related to land use issues. A discussion of the Hoop Structures Ordinance Amendment s (Project s) consistency with applicable County of Santa Barbara (County) Comprehensive Plan policies is included in Chapter 5, Consistency with Plans and Policies Existing Conditions The Project area encompasses approximately 927,014 acres and includes all Agricultural I (AG-I) and Agricultural II (AG-II) zoned areas within the unincorporated, inland areas of the County outside of Montecito (see Figure 2-1). In general, the Project area is characterized by diverse topography and geology ranging from the floodplains of the Santa Maria and Santa Ynez rivers, the rolling hills of the Lompoc and Santa Ynez valleys, the alluvial plains of the Cuyama Valley, and the steep terrain of the South Coast foothills. The mild coastal climate and the east-west orientation of mountains create a host of microclimates that support a wide diversity of plant and animal species. These same conditions result in excellent growing conditions that contribute to the County s great agricultural diversity. a. Existing Land Use SANTA MARIA VALLEY REGION Approximately 87 percent of this region or 312,578 acres are zoned for agriculture. This area is predominantly agricultural and represents the largest commercial agricultural region, producing the majority of the County s high-value crops. Additional uses on agricultural lands include oil and gas extraction in the hills east and west of U.S. Highway between the southern Santa Maria Valley and northern Los Alamos Valley. Refer to Figures and for Santa Maria Valley Region Land Use and Zoning, respectively. LOMPOC VALLEY REGION Approximately 87 percent or 111,824 acres of land within this region are zoned for agriculture. Land uses within this region are primarily agriculture, including vineyards, fruit and vegetable crops, dryland farming, cattle grazing, and residential ranchettes. In addition, the northwest corner of the region supports an oil and gas extraction operation. Refer to Figures and for Lompoc Valley Region Land Use and Zoning, respectively

2 Image source: County of Santa Barbara (flown 2015) Project Area Santa Barbara County Boundary 66 Santa Maria Valley Coastal Zone Adopted General Plan Land Use within Project Area 66 A-I A-I A-I-40 A-I-20 A-I-40 A-II A-I-40 A-II-320 A-II-40 CITY EDUCATIONAL FILITY GENERAL COMMERCIAL GENERAL INDTRY HIGHWAY COMMERCIAL A-II A-II A-II-40 A-I-40 Santa Maria Valley NEIGHBORHOOD COMMERCIAL RES-0.33 RES-1.0 RES-1.0/EDUCATIONAL FILITY RES-12.3 RES A-II RES-4.6 RES-4.6/EDUCATIONAL FILITY RES-8.0 RR-10 RR-20 0 Miles 3[ 54 M:\JOBS5\8855\common_gis\Fig4.1-1.mxd 1/19/2018 fmm FIGURE Santa Maria Valley Region Land Use

3 Image source: County of Santa Barbara (flown 2015) 66 P a c i f i c Ocean Santa Maria Valley Zoning Project Area Santa Barbara County Boundary Santa Maria Valley Coastal Zone AG-I AG-II 0 Miles 3[ M:\JOBS5\8855\common_gis\Fig4.1-2.mxd 1/19/2018 fmm FIGURE Santa Maria Valley Region Zoning

4 Image source: County of Santa Barbara (flown 2015) 35 A-II RR-20 Project Area Santa Barbara County Boundary A-II A-II-40 A-II Lompoc Valley Coastal Zone Adopted General Plan Land Use within Project Area A-I-10 Lompoc Valley A-I-5 A-II A-II-320 A-II-40 INSTITUTION/GOVERNMENT FILITY RECREATION/OPEN SPE RES-0.33/OTHER OPEN LANDS RES-1.8 RES-4.6 RESIDENTIAL RANCHETTE RR-10 RR-20 0 Miles 3 [ P a c i f i c Ocean M:\JOBS5\8855\common_gis\Fig4.1-3.mxd 1/19/2018 fmm FIGURE Lompoc Valley Region Land Use

5 Image source: County of Santa Barbara (flown 2015) 35 Lompoc Valley Project Area Santa Barbara County Boundary Lompoc Valley Coastal Zone Zoning AG-I AG-II 0 Miles 3 [ P a c i f i c Ocean FIGURE M:\JOBS5\8855\common_gis\Fig4.1-4.mxd 1/19/2018 fmm Lompoc Valley Region Zoning

6 SANTA YNEZ VALLEY REGION Approximately 98 percent or 226,393 acres of land within this region are zoned for agriculture. The Santa Ynez Valley Region consists largely of agricultural uses including vineyards, irrigation and non-irrigated row crops, cattle grazing, and residential ranchettes. The valley is oriented from east to west creating a perfect region for viticulture and produces the majority of the wine grapes grown in the County. Refer to Figures and for Santa Ynez Valley Region Land Use and Zoning, respectively. CUYAMA VALLEY REGION Nearly the entirety of this 112,347-acre region is zoned for agriculture, with the exception of 269 acres of urban development within the small communities of Cuyama and New Cuyama. The region predominantly supports agriculture and oil-related production and processing uses. The alluvial plain of the Cuyama River successfully supports several irrigated and non-irrigated row crops including carrots, onions, garlic, pistachios, and grapes, and field crops, including small grains and alfalfa. The canyon bottoms and foothills of the Sierra Madre Mountains support cattle grazing. Refer to Figures and for Cuyama Valley Region Land Use and Zoning, respectively. SOUTH COAST/GAVIOTA REGION The approximately 106,380-acre South Coast/Gaviota Region includes the incorporated cities of Santa Barbara, Goleta, and Carpinteria, and the unincorporated communities of Eastern Goleta Valley, Mission Canyon, Montecito, Summerland, and Toro Canyon. This region consists largely of developed Urban Areas along the coast from the western city limit of Goleta to Carpinteria, with extensive tracts of agricultural lands bordering these Urban Areas and more rural agricultural regions located along the Gaviota Coast and in the Santa Ynez Mountain foothills. Approximately 51,232 acres are zoned as AG-I and AG-II within the South Coast/Gaviota Region. These areas include two small pockets of agriculturally zoned lands found within the urban, inland area of Eastern Goleta Valley. The Project area supports a mix of agricultural uses, primarily cattle grazing and avocado, citrus, and cherimoya orchards. Urban Agricultural lands include flower and plant nursery operations, avocado, citrus, and cherimoya orchards, and limited row crops. Refer to Figures and for South Coast/Gaviota Region Land Use and Zoning, respectively. b. Surrounding Land Use To the west of the Project area is Vandenberg Air Force Base. Los Padres National Forest is located south of the Cuyama Valley and east of the Santa Maria Valley. The Coastal Zone borders the Project area to the south and west. Land uses surrounding the Project area include urban developed land uses where the Project area is adjacent to incorporated cities, Existing Developed Rural Neighborhoods (EDRNs), and County Urban Areas

7 Image source: County of Santa Barbara (flown 2015) 35 Project Area Santa Barbara County Boundary Santa Ynez Valley Coastal Zone Adopted General Plan Land Use within Project Area A-I A-I-10 A-I-10/EDUCATIONAL FILITY A-I-20 A-I-40 A-I-5 A-I-5/EDUCATIONAL FILITY A-II A-I-20 A-I A-I-5 A-I-10 A-I-5 A-I-20 A-I-10 A-II-40 Santa Ynez Valley A-I-5 A-I A-II-40 CEMETERY OTHER OPEN LANDS GENERAL COMMERCIAL INSTITUTION/GOVERNMENT FILITY OTHER OPEN LANDS 54 RECREATION/OPEN SPE RES-0.33 RES-1.0 RES-1.8 A-I RES-12.3 RES-3.3 RR-5 0 Miles 3 [ P a c i f i c Ocean 54 M:\JOBS5\8855\common_gis\Fig4.1-5.mxd 1/19/2018 fmm FIGURE Santa Ynez Valley Region Land Use

8 Image source: County of Santa Barbara (flown 2015) Santa Ynez Valley Project Area Santa Barbara County Boundary Santa Ynez Valley Coastal Zone Zoning AG-I AG-II 0 Miles 3 [ P a c i f i c Ocean 54 FIGURE M:\JOBS5\8855\common_gis\Fig4.1-6.mxd 1/19/2018 fmm Santa Ynez Valley Region Zoning

9 Image source: County of Santa Barbara (flown 2015) 66 Project Area 66 Santa Barbara County Boundary Cuyama Valley Adopted General Plan Land Use 66 within Project Area A-I A-I-40 A-I/EDUCATIONAL FILITY A-II A-II-40 GENERAL COMMERCIAL HIGHWAY COMMERCIAL Cuyama Valley 66 UV 33 A-II-40 INDTRIAL PARK INSTITUTION/GOVERNMENT FILITY LIGHT INDTRY RECREATION/OPEN SPE RES-1.0 RES-12.3 RES RES-4.6 RES-8.0 UT 0 Miles 4 [ M:\JOBS5\8855\common_gis\Fig4.1-7.mxd 1/19/2018 fmm FIGURE Cuyama Valley Region Land Use

10 Image source: County of Santa Barbara (flown 2015) Cuyama Valley 66 UV 33 Project Area Santa Barbara County Boundary Cuyama Valley Zoning AG-I AG-II 0 Miles 4 [ M:\JOBS5\8855\common_gis\Fig4.1-8.mxd 1/19/2018 fmm FIGURE Cuyama Valley Region Zoning

11 Image source: County of Santa Barbara (flown 2015) Project Area Santa Barbara County Boundary South Coast/Gaviota A-II-40 UV South Coast/Gaviota 92 A-I Coastal Zone MA-100 Adopted General Plan Land Use MA-40 P a c i f i c Ocean within Project Area MA-40/EDUCATIONAL FILITY A-I OTHER OPEN LANDS A-I-10 RECREATION/OPEN SPE A-I-20 RES-1.0 A-I-40 RR-5 A-I-5 0 Miles 4 [ FIGURE M:\JOBS5\8855\common_gis\Fig4.1-9.mxd 1/19/2018 fmm South Coast/Gaviota Region Land Use

12 Image source: County of Santa Barbara (flown 2015) UV South Coast/Gaviota Project Area P a c i f i c Ocean Santa Barbara County Boundary South Coast/Gaviota Coastal Zone Zoning AG-I AG-II 0 Miles 4 [ M:\JOBS5\8855\common_gis\Fig mxd 1/19/2018 fmm FIGURE South Coast/Gaviota Region Zoning

13 Refer to Figure for the Project area in relation to EDRNs and Figure for the Project area in relation to Inner Rural Areas. Definitions of EDRN and Inner Rural Areas are provided in Section b, under Land Use Element. The Project area includes two important blocks of urban agriculture located within the Eastern Goleta Valley that are entirely surrounded by urbanization. These blocks of urban agriculture are the South Patterson Agricultural Area and the San Marcos Agricultural Area. The South Patterson Agricultural Area includes over 400 acres of agriculturallydesignated land accessible via South Patterson Avenue. This area consists of flower and plant nursery operations, greenhouses, and limited row and orchard crops. The San Marcos Agricultural Area includes approximately 50 acres of agriculturally-designated land adjacent to Hollister Avenue and Turnpike Road. This area consists of plant nurseries, a few greenhouses and shade structures, orchards, and limited row crops (County of Santa Barbara 2015b) These areas represent interface areas where agricultural land uses may be adjacent to residential land uses and potential compatibility concerns may arise Regulatory Framework The following section provides a discussion of the regulatory framework applicable to the Project. Comprehensive Plan policies applicable to the Project are presented in Chapter 5, Consistency with Plans and Policies, of this Environmental Impact Report (EIR). a. Regulation of Greenhouses, Hoop Structures, and Shade Structures LAND E AND DEVELOPMENT CODE Currently, the LUDC includes definitions for hoop and shade structures but does not include regulations specific to the use of these crop protection structures on agricultural land. In the Inland Area, the LUDC (County of Santa Barbara 2017a) defines hoop structures as: [a] structure consisting of a light-weight, frame with no permanent structural elements (e.g., footings, foundations, plumbing, electrical wiring) and an impermeable, removable covering used to protect plants grown in the soil or in containers upon the soil. Includes structures commonly known as berry hoops and hoop houses. Shade structures are similarly defined in the LUDC as: [a] structure consisting of a frame with no permanent structural elements (e.g., footings, foundations, plumbing, electrical wiring, etc.) and a dark, permeable, removable covering (e.g., netting) used to shade plants grown in the soil or in containers upon the soil

14 66 Guadalupe Santa Maria UV 33 P a c i f i c Ocean 35 Lompoc Buellton Solvang 54 Project Area Existing Developed Rural Neighborhood (EDRN) Santa Barbara County Boundary Coastal Zone City Boundaries Urban Areas Vandenberg Air Force Base 0 Miles 5[ UV Santa Barbara 92 Carpinteria M:\JOBS5\8855\common_gis\Fig mxd 1/19/2018 fmm FIGURE Project Area in Relation to EDRN

15 66 Guadalupe Santa Maria UV 33 P a c i f i c Ocean 35 Lompoc Buellton Solvang 54 Project Area Santa Barbara County Boundary Inner Rural Areas Coastal Zone City Boundaries Urban Areas Vandenberg Air Force Base 0 Miles 5[ UV Santa Barbara 92 Carpinteria M:\JOBS5\8855\common_gis\Fig mxd 1/19/2018 fmm FIGURE Project Area in Relation to Inner Rural

16 Hoop structures and shade structures are not specifically identified as allowable uses on lands zoned for agriculture. However, hoop structures may be permitted in the same manner as greenhouses in areas regulated by the LUDC, requiring a Development Plan (for more than 20,000 square feet), environmental review, and a hearing before the Planning Commission. Greenhouses within the Inland Area are defined in Section of the LUDC as [a] facility, including hothouses, for the indoor propagation of plants, constructed with a translucent roof and/or walls. Greenhouses are permitted in agricultural zones as follows: Greenhouses and greenhouse-related development that are less than 20,000 square feet in area require a Land Use Permit. Greenhouses and greenhouse-related development that are 20,000 square feet in area or more and all additions, which when added to existing development total 20,000 square feet or more, require a Development Plan. Greenhouses in the AG-I zone require landscape plans in compliance with LUDC Section (Agricultural Zones Landscaping Requirements). Greenhouses in the AG-II zone require landscape plans in compliance with LUDC Section (Landscaping Standards). Within the Gaviota Coast Critical Viewshed Overlay Zone, greenhouse development is limited to 4,000 square feet per lot (LUDC Section Critical Viewshed Corridor Overlay Zone). BUILDING CODE Pursuant to the County Building Code, a building permit is not required for hoop structures that are 20 feet or less in height. The Building Code first exempted readily removable plastic covered hoop structures without in ground footings or foundations that are not more than 12 feet in height in On April 19, 2016, the Board of Supervisors adopted an amendment to the County Building Code that increased the maximum allowable height from 12 feet to 20 feet without the issuance of a building permit. The Building Code also does not require a building permit for shade cloth structures constructed for nursery or agricultural purposes (County of Santa Barbara 2016a). b. County of Santa Barbara Comprehensive Plan The County s Comprehensive Plan, which was adopted in 1980, describes the land use pattern for future development and provides general goals, policies, and programs applicable to the unincorporated portions of the County. The Comprehensive Plan is implemented through the County Land Use and Development Code, which regulates development. Over the years, various elements of the Comprehensive Plan have been added

17 and/or amended, including the Land Use Element, which was last amended in Other state-mandated elements included in the Comprehensive Plan are the Circulation, Conservation, Noise, Open Space, Housing, and Safety Elements. In addition, the Comprehensive Plan contains the following elective elements: Agricultural, Environmental Resource Management (ERME), Scenic Highway, Seismic Safety, Hazardous Waste, and Energy Elements. LAND E ELEMENT Land use in Santa Barbara County is governed by the Santa Barbara County Comprehensive Plan particularly the Land Use Element. The Land Use Element defines the blueprint for physical development with goals, policies, actions, and development standards that provide the framework for physical development and use of land. The Land Use Element includes as an overarching goal to preserve cultivated agriculture in Rural Areas, and where conditions allow, supports expansion and intensification of agriculture. Land Use Element maps define boundary lines that characterize the intensity of development in the County (Comprehensive Plan; County of Santa Barbara 2016c), and include the following five boundary areas. Coastal Zone The Coastal Zone spans 110 miles of coastline and includes approximately 184 square miles. The offshore islands of Santa Cruz and Santa Rosa are entirely within the coastal jurisdiction. For most of the coastline, this area only extends 1,000 yards, but it extends further inland in several areas due to the presence of important habitat, recreational, and agricultural resources. These areas include the lands surrounding the Guadalupe Dunes, Point Conception, and most of the Carpinteria Valley. The Project area does not include land in the Coastal Zone. Urban Area An area within which the development of residential, commercial, and industrial activity, and their related uses, buildings and structures, including schools, parks, and utilities, are permitted. Agriculture is permitted and encouraged in this area when it is surrounded by urban uses. However, when agriculture is adjacent to a Rural Area, agriculture shall stay in the Rural Area. There are two small blocks of agriculture within the Urban Area of Eastern Goleta Valley that are surrounded by development. In addition, Urban Areas are located adjacent to the Project area in proximity to the incorporated cities of Santa Maria, Santa Barbara, Lompoc, and Solvang and within the unincorporated communities of Los Alamos, Los Olivos, and Eastern Goleta Valley (refer to Figure 2-1). Rural Area An area where development is limited to agriculture and related uses, mineral extraction and related uses, utility-scale solar photovoltaic facilities (if located in the Rural Area of Cuyama Valley Rural Region), recreation (public or private), low density residential and

18 related uses, and uses of a public or quasi-public nature. The minimum lot size permitted in this area is 40 acres. Nearly all of the Project area is located within the Rural Area. Existing Developed Rural Neighborhood A neighborhood area that has developed historically with lots smaller than those found in the surrounding Rural or Inner Rural lands. The purpose of the neighborhood boundary is to keep pockets of rural residential development from expanding onto adjacent agricultural lands. Within the EDRN boundary, infilling of parcels at densities specified on the land use plan maps is allowed. The total acreage of EDRNs within the County is approximately 26,181 acres. Approximately 22,069 acres of EDRN lands are zoned AG-I and AG-II and are included within the Project area, while some EDRNs are located adjacent to agriculture zoned lands, as shown on Figure Inner Rural Area An area where development is limited to rural uses such as agriculture and its accessory uses, mineral extraction and its accessory uses, recreation (public or private), ranchette development, and uses of a public or quasi-public nature. The minimum permitted lot size is five acres. Agricultural and open space preserves and related uses are encouraged. The Project area includes 13,003 acres of Inner Rural Areas as shown on Figure AGRICULTURAL ELEMENT The Agricultural Element identifies goals and policies that are designed to protect and enhance agricultural resources and ensure compatibility with surrounding land uses. The Agricultural Element only applies to the Inland Areas of the County. The Agricultural Element is supplemented by the County s Right-to-Farm Ordinance. The overall goal of the Agricultural Element is to assure and enhance the continuation of agriculture as a major viable production industry in Santa Barbara County and, where conditions allow (taking into account environmental impacts), expansion and intensification shall be supported. While Agricultural Element policies are discussed in detail in Chapter 5, the following policies are specifically relevant to the discussion in this section: Policy I.B. The County shall recognize the rights of operation, freedom of choice as to the methods of cultivation, choice of crops or types of livestock, rotation of crops and all other functions within the traditional scope of agricultural management decisions. These rights and freedoms shall be conducted in a manner which is consistent with: (1) sound agricultural practices that promote the long-term viability of agriculture and (2) applicable resource protection policies and regulations

19 Policy I.E. The County shall recognize that the generation of noise, smoke, odor, and dust is a natural consequence of the normal agricultural practices provided that agriculturalists exercise reasonable measures to minimize such effects. Policy I.G. Sustainable agricultural practices on agriculturally designated land should be encouraged in order to preserve the long-term health and viability of the soil. Policy III.B. It is a County priority to retain blocks of productive agriculture within Urban Areas where reasonable, to continue to explore programs to support that use, and to recognize the importance of the objectives of the County s Right-to-Farm Ordinance. CONSERVATION ELEMENT The Conservation Element addresses the County s natural and cultural resources. Conservation issues addressed in the element include water resources, ecological systems, mineral resources, agricultural resources, and historic and archaeological sites. ENVIRONMENTAL RESOURCE MANAGEMENT ELEMENT The ERME consolidates a number of factors to be considered prior to approval of future projects and includes goals and policies to address them. A main feature of the ERME is to identify areas where urbanization should be prohibited and where urbanization should be allowed based on environmental constraints. As the Project does not identify future urbanization, the ERME maps would not be relevant; however, the ERME identifies constraints related to agriculture and states that existing croplands with a high soil series rating or on Class I and II soils should be preserved, lower quality soils should be preserved where feasible, and lands highly suitable for expansion of cultivated agriculture are worthy of preservation. OPEN SPE ELEMENT Policies in the Open Space Element focus on the potential conflicts between urban growth and preservation/extension of agriculture; agricultural expansion and the cost/availability of water; urban growth and environmental quality; protection of ecological systems and urban development or intensive recreation; and trail systems and adjacent private lands. Comprehensive Plan policies relevant to the Project are presented in Chapter 5 of this EIR. c. County of Santa Barbara Community Plans The Comprehensive Plan includes 10 community plans of which the following are located within the Project area: Eastern Goleta Valley, Gaviota Coast, Goleta, Los Alamos, Mission Canyon, Orcutt, Santa Ynez Valley, and Toro Canyon. Community plans focus on general planning issues pertaining to each identified community, and are commonly used in counties or large cities that contain a variety of distinct regions to provide a more defined blueprint for future land use decisions within each community. Santa Barbara County s community plans set out specific goals and policies relating to land use and development,

20 public facilities and services, and resources and constraints within each community. The community plans also designate the types of land uses (e.g., residential, agricultural, commercial, or industrial) and zoning allowed for each parcel within the community planning areas. d. Santa Barbara County Land Use and Development Code The LUDC constitutes a portion of Chapter 35 of the Santa Barbara County Code. The LUDC carries out the policies of the Comprehensive Plan by classifying and regulating the uses of land and structures within the County, consistent with the Comprehensive Plan. The LUDC is adopted to protect and to promote the public health, safety, comfort, convenience, prosperity, and general welfare of residents and businesses in the County (Section Purpose of Development Code). The LUDC is a tool that the County uses to implement the goals, objectives, and policies of the Comprehensive Plan, including any applicable community, specific, or area plan. The LUDC requires that any land use, subdivision, or development approved in compliance with the regulations must be consistent with the Comprehensive Plan, including any applicable community, specific, or area plan. Pursuant to LUDC Section (B), the AG-I and AG-II zones are applied to areas appropriate for agricultural land uses on prime and non-prime agricultural lands located within the Inner-Rural and Rural Areas as shown on the Comprehensive Plan maps. The intent is to preserve these lands for long-term agricultural use. Agricultural zones include minimum lot sizes that limit the subdivision potential and affect the range of allowable uses. The AG-I and AG-II zones are defined as follows: AG-I (Agriculture I) zone The AG-I zone is applied to areas appropriate for agricultural use within Urban, Inner-Rural, and EDRN Areas, as designated on the Comprehensive Plan maps. The intent is to provide standards that will support agriculture as a viable land use and encourage maximum agricultural productivity. AG-II (Agriculture II) zone The AG-II zone is applied to areas appropriate for agricultural land uses on prime and non-prime agricultural lands located within the Rural Area as shown on the Comprehensive Plan maps. The intent is to preserve these lands for long-term agricultural use. Section identifies allowable uses in the agricultural zones and the planning permit required to establish each use

21 e. Agricultural Nuisances and Consumer Information Ordinance, Article Five, Chapter 3-23 et seq. (i.e., the Right-to-Farm Ordinance) The County is an agricultural county with many areas zoned for agricultural operations, and the presence of farms and ranches yields significant aesthetic and economic benefits to the residents of the County. Accordingly, the County finds that agriculture must be protected, including in areas where it is near residential development, and has enacted Chapter 3-23 of the County Code, which provides that properly conducted agricultural operations will not be deemed a nuisance. Specifically, the ordinance states: No agricultural activity, operation or facility, or appurtenances thereof, conducted or maintained for commercial purposes, and in a manner consistent with proper and accepted customs and standards, as established and followed by similar agricultural operations in the same locality, shall be or become a nuisance, private or public, due to any changed condition in or about the locality, after the same has been in operation for more than three years if it was not a nuisance at the time it began. The Right-to-Farm Ordinance protects agricultural land uses from conflicts with nonagricultural land uses that may result in financial hardship to agricultural operators or the termination of their operation. The purpose of the ordinance is to preserve and protect agricultural zoned lands for exclusive agricultural use; to support and encourage continued agricultural operations in the County; and to forewarn prospective purchasers or residents of property adjacent to or near agricultural operations of the inherent potential problems associated with such purchase or residence including, but not limited to, the sounds, odors, dust, and chemicals that may accompany agricultural operations. Projects that are proposed and/or approved in the County proximate to agriculturally zoned lands are often required to provide notice to future residents, tenants, and users of the Right-to-Farm. f. Agricultural Buffer Ordinance The Agricultural Buffer Ordinance was adopted in 2013 (Inland, Ordinance 4851, Section of the LUDC). The Agricultural Buffer Ordinance implements Comprehensive Plan policies by establishing development standards between agricultural uses and new non-agricultural development and uses. Buffers are used to minimize potential conflicts between agricultural and adjacent land uses that result from noise, dust, light, and odor incidental to normal agricultural operations as well as potential conflicts originating from residential and other non-agricultural uses such as domestic pets, insect pests, and invasive weeds. This ordinance applies when there is a discretionary application for non-agricultural development which is: (1) located within an Urban or Inner Rural Area, on an EDRN (Inland) or Rural Neighborhood (Coastal), or located on property zoned industrial that is

22 located in the Rural Areas, and (2) a project site located immediately adjacent to agriculturally zoned land that is located in a Rural Area. The agricultural buffer width can range from 100 to 400 feet depending on the type of agriculture and proposed nonagricultural use or development. The buffer is required to be located on the lot that contains the non-agricultural project, adjacent to the common lot line between the project site and the adjacent agricultural lot Thresholds of Significance and Methodology The land use analysis in this section evaluates the potential for the Project to introduce incompatible land uses relative to existing surrounding land uses. Impact LU-1 below identifies where policy inconsistencies cited in Chapter 5, Consistency with Plans and Policies, may result in secondary land use impacts pursuant to the California Environmental Quality Act (CEQA) Guidelines Appendix G. Impact LU-2 evaluates the Project s impacts relative to the County s Quality of Life thresholds and addresses land use compatibility issues that may arise as a result of implementing the project. Finally, cumulative land use impacts resulting from the Project in conjunction with other foreseeable past, present, or future projects are included under Section a. CEQA Guidelines According to CEQA Guidelines Appendix G, Project implementation would have significant environmental impacts related to land use if it would: 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 habitat conservation plan or natural community conservation plan. The Project comprises implementation of amendments to the LUDC to allow hoop structures and shade structures up to 20 feet tall on AG-I and AG-II zones lands without a permit and identifies a requirement for a Development Plan for taller structures. All future implementation of hoop and shade structures would occur within agricultural zones and thus would not have the potential to divide a community as the structures would not be installed within developed areas. As no actions are proposed that would create a physical division of the community, this threshold is not addressed in the analysis below. Potential conflicts with an applicable habitat conservation plan or natural community conservation plans are discussed in Section 4.6 of this EIR

23 b. County Environmental Thresholds The County s Quality of Life thresholds are outlined in Section 13 of the County s Environmental Thresholds and Guidance Manual (County of Santa Barbara 2015a) and are used to determine project impacts: Loss of privacy Neighborhood incompatibility Nuisance noise levels (not exceeding noise thresholds) Increased traffic in quiet neighborhoods (not exceeding traffic thresholds) Loss of sunlight/solar access Only the physical impacts associated with these quality of life thresholds are evaluated in this EIR pursuant to CEQA. The Project s consistency with applicable land use plans, policies, and regulations are addressed in detail in Chapter 5, Consistency with Plans and Policies. Secondary land use impacts associated with policy inconsistencies are summarized under Impact LU-1 in the analysis below. Policy consistency impacts related to applicable flooding regulations and policy is addressed in Section 4.4 and policy consistency impacts related to biological resource policy consistency is addressed in Section 4.6. Analysis of the Project s impacts relative to the County s Quality of Life thresholds and land use compatibility is provided under Impact LU Impact Analysis a. Impact LU-1: Conflicts with Applicable Land Use Plan, Policy, or Regulation The Project would amend the LUDC to clarify that hoop and shade structures up to 20 feet tall are allowed uses and exempt from a permit on lands zoned AG-I and AG-II. Hoop and shade structures taller than 20 feet would require a Development Plan (or a Land Use Permit if less than 20,000 square feet). Hoop and shade structures, referred to collectively as crop protection structures, are tools to support crop production and allow local farming operations to remain competitive in a global market. Adoption of the proposed LUDC amendments would directly support Agricultural Element Policy I.B. which states: The County shall recognize the rights of operation, freedom of choice as to the methods of cultivation, choice of crops or types of livestock, rotation of crops and all other functions within the traditional scope of agricultural management decisions. These rights and freedoms shall be conducted in a manner which is consistent with: (1) sound agricultural practices that promote the long-term viability of agriculture and (2) applicable resource protection policies and regulations

24 Use of crop protection structures represents an agricultural management decision that is consistent with sound agricultural practices and promotes the long-term viability of agriculture. Allowing crop protection structures would directly support County Comprehensive Plan policies that support agricultural operations. The proposed LUDC amendments would also directly support Agricultural Element Policy I.G. which states, Sustainable agricultural practices on agriculturally designated land should be encouraged in order to preserve the long-term health and viability of the soil. Crop protection structures do not preclude the future use of land for other types of crops that do not require crop protection structures. In contrast to greenhouses, hoop and shade structures are not permanent, do not require foundations, and thus, do not impact the availability of agricultural soils. Use of crop protection structures can support environmentally beneficial agricultural practices as hoop structures can reduce pesticide use requirements and water use. Hoop structures keep rainwater away from the crop, which reduces incidence of fungus and other disease, in turn, potentially reducing fungicide applications. Similarly, hoop structures protect the crop from dust that can carry mites and other pests that damage crops. Water is conserved due to reduced direct solar radiation, which reduces water loss from soils and transpiration from plants. These benefits have been reported by local farmers including Andrew Rice with Reiter Affiliated Companies (Andrew Rice, pers. comm. 2017) and John DeFriel at the October 26, 2017 EIR Scoping Meeting (Ari Tremblay, pers. comm. 2017). In addition to these personal accounts, benefits of hoop structures are recognized by the Natural Resources Conservation Service (NRCS). The NRCS provides grants to farmers to purchase and install what they refer to as high tunnels, but are structures similar to a hoop structure. The NRCS reports on their website the following benefits of high tunnels: Extended growing season Improved plant and soil quality Reduced nutrient use and pollen and pesticide drift Reduced energy use and improve air quality by providing consumers with local produce The University of California Cooperative Extension (UCCE) has also recognized that hoop structures improve production and reduce disease. An unpublished study by Mike Cahn et al with the UCCE in Monterey County found that use of plastic tunnels reduced water demand in raspberry production due to lower evapotranspiration inside the tunnels, which reduced water loss (UCCE 2015). Thus, the proposed LUDC amendment would be consistent with the Comprehensive Plan in that it seeks to protect and support the viability and sustainability of agricultural land uses. Hoop and shade structures are agricultural tools that can support environmentally responsible methods of agricultural production and allow farmers to be competitive in a global market. The LUDC amendment would support Comprehensive Plan policies to preserve cultivated agriculture in Rural Areas, support environmentally sustainable production methods, and provide necessary flexibility to farmers regarding methods of

25 cultivation. The proposed LUDC amendment would also be consistent with the County Building Code, which provides that a building permit is not required for shade cloth structures constructed for nursery or agricultural purposes or for hoop structures that are 20 feet or less in height (County of Santa Barbara 2016a). For crop protection structures greater than 20 feet tall, the proposed LUDC amendment would require the preparation of a Development Plan. Implementation of a Development Plan for such structures would ensure crop protection structures comply with the ordinance development standards included within the proposed LUDC amendment that address neighborhood compatibility. For example, the Development Plan would implement the requirement for installation of landscaping that would protect neighborhood character. To approve a Development Plan, a project must be reviewed and found consistent with all applicable policies and development standards associated with the specific project and site characteristics, including community plan policies and development standards. Therefore, implementation of the Hoop Structures Ordinance Amendment would be consistent with applicable plans and policies and would result in less than significant impacts related to Plan consistency. Refer also to Chapter 5.0, Consistency with Plans and Policies. b. Impact LU-2: Land Use Compatibility As referenced in Section b, the County s Quality of Life thresholds are used to determine the potential for the Project to result in significant physical impacts related to land use compatibility. Quality of Life thresholds include the following: Loss of privacy Neighborhood incompatibility Nuisance noise levels (not exceeding noise thresholds) Increased traffic in quiet neighborhoods (not exceeding traffic thresholds) Loss of sunlight/solar access These changes are evaluated for their potential to result in corresponding physical impacts that are subject to analysis under CEQA. As the LUDC amendment would apply within all AG-I and AG-II zoned areas within the County, land use compatibility conflicts are only anticipated to potentially occur where AG-I or AG-II zones in Rural Areas are located adjacent to Urban Areas, incorporated cities, EDRNs, or Inner Rural Areas where residential land uses interface with agricultural land use. Project areas with AG-I zoning may also occur within the EDRN, Inner Rural, and EDRN areas of the County and land use compatibility conflicts may occur within these areas. All of these areas are represented in Figures , , and

26 Image source: County of Santa Barbara (flown xxx 2015) San Marcos Agricultural Area South Patterson Agricultural Area UV 217 Santa Barbara County Boundary Coastal Zone Project Area 0 Feet 1,500 [ P a c i f i c Ocean M:\JOBS5\8855\common_gis\Fig mxd 12/26/2017 fmm FIGURE Eastern Goleta Valley Urban Agricultural Areas

27 In considering the County s Quality of Life thresholds, future expansion in the use of hoop and shade structures within the Project areas would not be associated with a loss of privacy, nuisance noise levels, increases in traffic, or loss of sunlight/solar access. Crop protection structures would be associated with an agricultural operation that may produce noise or traffic; however, the crop protection structure itself would not generate noise or traffic, nor would hoops structures increase the number of farm employees that could in turn generate additional noise or traffic. Typical incompatibility conflicts that could occur between agricultural and non-agricultural land uses (e.g., noise, dust, light, and odor) would be generated by a typical agricultural operation and would not be specifically associated with use of a crop protection structure. Furthermore, hoop structures can provide a benefit to neighborhood compatibility by reducing dust and pesticide drift, as the agricultural activities would be contained within the plastic structure. Exempt hoop and shade structures would not block solar access or sunlight to adjacent nonagricultural land uses because these structures would not be tall enough to shade a significant portion of neighboring structures. Typically, solar access issues are only associated with structures taller than one story, which would not be applicable to the Project. Thus, potential neighborhood compatibility impacts related to loss of privacy, nuisance noise levels, increases in traffic, or loss of sunlight/solar access would be less than significant. Neighborhood incompatibility is another Quality of Life threshold to be considered in relation to land use compatibility impacts. The Project would primarily result in a visual change to agricultural landscapes as agricultural fields are covered with white (or other color) plastic for hoop structures or black shade cloth (or other color) for shade structures. However, this section only addresses neighborhood compatibility impacts in the context of the change in land use and not the change to the visual environment. Potential visual impacts of the Project are addressed within Section 4.2 of this EIR. In interpreting quality of life issues, the County s Environmental Thresholds and Guidance Manual (County of Santa Barbara 2015a), recognizes that the State CEQA Guidelines clearly support the use of local standards in determining what constitutes a significant effect on the environment. Thus, in considering neighborhood incompatibility impacts, the policy goals of the County that support and encourage agricultural land uses within agricultural zones support that the use of crop protection structures would be compatible with land uses within AG-I and AG-II zoned lands as those lands are intended to support and encourage agricultural production. The proposed LUDC amendment also incorporates features that would address potential land use incompatibility, such as requiring a Development Plan for hoop structures and shade structures taller than 20 feet in the AG-I and AG-II zones and allowing the permit exemption for hoop structures and shade structures located within the Gaviota Coast Critical Viewshed Corridor Overlay (refer to Section b for discussion of the Critical Viewshed Corridor Overlay) only if they do not exceed 4,000 square feet per lot. The

28 ordinance also specifies that in order to qualify for the permit exemption, hoop structures and shade structures shall not have electrical wiring, plumbing, mechanical (such as heaters), permanent footings, or foundations, and shall only be used to protect plants grown in the soil or in containers upon the soil. For crop protection structures taller than 20 feet that require a Development Plan permit, those structures would be regulated as greenhouses and would require landscaping to be installed that complies with Section , Agricultural Zones Landscaping Requirements. Although potential neighborhood incompatibility impacts would primarily be related to visual changes (addressed in Section 4.2), the land use change associated with crop protection structures being installed on agricultural lands could be perceived by surrounding landowners as potentially incompatible. For example, future installation of hoop and/or shade structures could occur adjacent to residential areas such as EDRNs and Inner Rural areas. However, these residential developments are subject to applicable setback requirements. Within the AG-I zone, all structures including residential and crop protection structures would be required to comply with minimum setbacks, as follows: Front 50 feet from road centerline and 20 feet from right-of-way. Side 20 feet; 10 percent of lot width on a lot of less than one acre, with no less than 5 feet or more than 10 feet required. Rear 20 feet; 25 feet on a lot of less than one acre. AG-II zones do not have the same setback requirements, only the front yard setback is applicable to AG-II zones. Both AG-I and AG-II zoned lands may be located adjacent to Urban, Inner Rural, and EDRN areas that include properties with a residential component. Additionally, the County adopted an Agricultural Buffer Ordinance in 2013, which implements Comprehensive Plan policies by establishing development standards between agricultural uses and new non-agricultural development and uses that requires a discretionary permit. The ordinance requires agricultural buffers ranging from 100 to 400 feet to be applied on the lot that contains the non-agricultural discretionary project, for: (1) new non-agricultural development located within an Urban or Inner Rural Area, on an EDRN (Inland) or Rural Neighborhood (Coastal), or located on property zoned industrial that is located in the Rural Areas; and (2) a project site located immediately adjacent to agriculturally zoned land that is located in a Rural Area. These buffers are used to minimize potential conflicts between agricultural and adjacent land uses that result from noise, dust, light, and odor incidental to normal agricultural operations as well as potential conflicts originating from residential and other non-agricultural uses such as domestic pets, insect pests, and invasive weeds. Overall, based on the purpose of AG-I and AG-II lands to support productive agriculture in combination with applicable setbacks between agricultural and non-agricultural land uses, potential land use incompatibility impacts would be less than significant

29 4.1.5 Cumulative Impacts The Project area includes most of the potential agricultural production areas within the County with the exception of agricultural lands within the Coastal Zone. Potential cumulative projects are found in Tables 3-5 and Table 3-6. Of the projects listed in those tables, the following were identified as having the potential to contribute to a potentially significant cumulative land use impact: Policy Initiatives and Programs from Table Cannabis Ordinance 2. Agricultural Tiered Permitting Development Projects from Table Winery Developments (Projects 1, 2, 3, 4, 6, 9, 15, 16, 20, 21, 27, 29, 31, 32); 2. Residential Developments (Projects 5, 12, 24, 28, 34); and 3. Plantel Nurseries (Project 23 development of 21 greenhouses on 6.9 acres in addition to warehouse and commercial space in Santa Maria Valley). The Cannabis Ordinance would have the potential to increase the use of crop protection structures within the County through new installations associated with cannabis production while the Agricultural Tiered Permitting project would provide reduced permit requirements for certain small-scale uses supportive of agriculture. Plantel Nurseries is a cumulative project that would result in development of 21 greenhouses within the Santa Maria Valley. Although these are not hoop or shade structures, they would have a similar effect from a neighborhood compatibility perspective, and are thus considered projects that could contribute to a cumulative land use impact. Cumulative land use impacts could also result from expansion of wineries or new wineries that introduce new structures into the agricultural landscape and introduce potential sources of traffic and noise within agricultural areas. Proposed residential development within or in proximity to the Project area could also contribute to a cumulative land use impact by introducing more residences in proximity to agricultural land uses which would be adversely affected by changes to the agricultural landscape from installation of crop protection structures. With regard to cumulative land use plan consistency impacts, the Project would implement a number of Comprehensive Plan policies that support agricultural production within Rural Areas and support providing flexibility to farmers regarding the method of operation in order to maintain agricultural competitiveness. Further, the cumulative projects listed above would also be consistent with applicable policies, as policy consistency must be determined in order to approve a permit for any new development. As detailed in the EIR Section 2.5.3, the Cannabis Ordinance EIR estimated the potential future demand for new cannabis canopy coverage could be approximately 730 acres, of which approximately 9.2 percent or 67 acres is estimated to occur under hoop structures. Thus, implementation of the Cannabis Ordinance could increase the potential expansion of hoop structures. Reduced permit requirements for certain small-scale uses supportive of