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PC R 03-1909RESOLUTION NO. 03-1909 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL APPROVE DEVELOPMENT CODE AMENDMENT 03-005; AMENDING TITLE 16 OF THE MUNICIPAL CODE TO INCORPORATE REGULATIONS REQUIRING ADEQUATE FINDINGS FOR SUBDIVISION OR REZONING OF AGRICULTURAL LANDS, IMPLEMENT MITIGATION REQUIREMENTS AND REVISE LAND USE REGULATIONS FOR AGRICULTURAL DISTRICTS WHEREAS, the City Council of Arroyo Grande adopted the updated General Plan on which became effective on October 9, 2001 which recognizes the historic role of agriculture within the community and outlines goals, objectives and policies regarding the retention of agricultural lands within and adjacent to the City; and WHEREAS, the City has a responsibility to assure adherence to the General Plan in meeting the needs and desires of the residents and the community; and WHEREAS, the City is required to complete a comprehensive review and necessary revisions to the Development Code and zoning map for consistency with the General Plan in accordance with Government Code Section 65860; and WHEREAS, on August 26, 2003 the City Council of the City of Arroyo Grande reviewed and considered the information in the Report on the Conservation of Agriculture in the City of Arroyo Grande, as well as public testimony presented at the public hearings and adopted Resolution No. 3699 to initiate implementing ordinances and programs; WHEREAS, Section 16.12.170 of the Arroyo Grande Municipal Code implements the policies of the General Plan by providing for the Right to Farm and protecting agricultural land uses and designations identified on the general plan and zoning map from conflicts with nonagricultural land uses that may result in financial hardship to agricultural operators or the termination of there operation; and WHEREAS, Section 16.28 of the Arroyo Grande Municipal Code implements the policies of the General Plan be providing for areas wherein uses are limited to agricultural and compatible pursuits and wherein development regulations restrict the intrusion of urban and rural development; and WHEREAS, the Planning Commission of the City of Arroyo Grande reviewed and considered the information in the proposed Ordinance and public testimony presented at the public hearing, staff reports and all other information and documents that are part of the public record; and RESOLUTION NO. 03-1909 PAGE 2 WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: A. The proposed amendment to the Zoning Map and revisions toTitle 16 is consistent with the goals, objectives, policies, and programs of the General Plan, and is desirable in order to implement the provisions of the General Plan based on Resolution No. 3699 and the following: 1. The City Council finds that the acreage of prime agricultural land within the City limits is a particular important resource, has unique quality and benefits the community through the provision of productive open space, economic activity and employment base, wildlife habitat and an important filter to rain runoff, sustaining rural community character, and the provision of locally grown produce. 2. The City Council finds that the acreage of agricultural land within the City limits has rapidly decreased over the previous three decades and is particularly threatened due to encroaching urban development, available infrastructure and land costs that are exceptionally higher than average costs of agricultural lands within the County of San Luis Obispo. 3. The City Council finds that protection of agricultural acreage within the City's Area of Environmental Concern is important to preserving a strong urban edge and preventing future urban sprawl. 4. The City Council finds that the protection of agricultural lands within the City limits is the City's greatest priority per the 2001 General Plan followed by lands adjacent to the City limits, and thirdly, other agricultural lands within the City's Area of Environmental Concern planning area. 5. It is the policy of the City to work cooperatively with San Luis Obispo County to preserve agricultural land within the City's Area of Environmental Concern planning area, beyond that deemed necessary for development. It is further the policy of the City to protect and conserve agricultural land, especially in areas presently farmed or having Class I or II soils or areas that are presently or were historically farmed or are potentially capable of being farmed. 6. The City Council finds that some urban uses when contiguous to farmland can affect how an agricultural use can be operated, which can lead to the conversion of agricultural land to urban use. 7. The City Council finds that by requiring conservation easements for land being converted from an agricultural use and by requiring a one hundred foot buffer, the City shall be helping to ensure prime farmland remains in or available for RESOLUTION NO. 03-1909 PAGE 3 agricultural use. B. The proposed amendment to the Zoning Map and revisions to Title 16 will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. C. The proposed amendment to the Zoning Map and revisions to Title 16 is consistent with the purpose and intent of Title 16. D. A Program EIR was prepared and certified on October 9, 2001 for the 2001 General Plan update which incorporated an analysis on agricultural buffers within the City of Arroyo Grande and the proposed amendments to Title 16 are within the scope of the Program EIR and the potential environmental impacts of the proposed amendment are less than significant. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends that the City Council approve Development Code Amendment 03-005 with the above findings and subject to the conditions as set forth in Exhibits "A" and "B", attached hereto and incorporated herein by this reference. On motion by Commissioner Brown, seconded by Chair Guthrie, and by the following roll call vote, to wit: AYES: Commissioners Brown, Guthrie, Fowler and Keen NOES: None ABSENT: Commissioner Arnold the foregoing Resolution was adopted this 4th day of Novober 2003. ATTEST: L N REARDON-SMITH JAM GUTHRIE, CHAIR SECRETARY TO THE COMMISSION �v - - KEL HEFF9RNON, ACTING COMMUNITY DEVELOPMENT DIRECTOR 1 1 EXHIBIT A I T U ��I♦ �L W O 11 1 EXHIBIT A2 1 I ............ ....... ... ... . . . . . . . O------Oli EXHIBIT A-3 m CN I - - --------------- -------- Cli CV 0) W O------Oli EXHIBIT A-3 m CN I - - --------------- -------- \V 0 / i 1 !rte— _ EXHIBIT A-4. C: O C\j- C\j (D L> N Q � U U � �L Q O 1 1 1 EXHIBIT B 16.04.070.C. (Definitions to be added) Agricultural conservation easement. The granting of an easement over agricultural land for the purpose of restricting its use to agricultural land. The interest granted pursuant to an agricultural conservation easement is an interest in land, which is less than fee simple. Agricultural land or farmland. Those land areas of the County and/or City specifically classed and zoned as Agriculture, Agriculture Preserve or Agricultural General, as those zones are defined in the City of Arroyo Grande and County of San Luis Obispo zoning ordinances within the City's Area of Environmental Concern, or where the soil of the land contains Class 1 or 2 soils, as defined by the Soil Conservation Service or is presently or historically farmed. Agricultural mitigation land. Agricultural land encumbered by a farmland deed restriction, a farmland conservation easement or such other farmland conservation mechanism acceptable to the city. Farmland deed restriction. The creation of a deed restriction. covenant or condition which precludes the use of the agricultural land subject to the restriction for any nonagricultural purposes, use, operation or activity. The deed restriction shall provide that the land subject to the restriction will permanently remain agricultural land. Qualifying entity. A nonprofit public benefit 501(c)(3) corporation operating in San Luis Obispo County for the purpose of conserving and protecting land in its natural, rural or agricultural condition. The following entity is a qualifying entity: Land Conservancy of San Luis Obispo. Other entities may be approved by the city council from time to time. 16.12.170 Right to farm provisions and l" rmland gjreservatioi 161 .1 0.E. Agricultural buffer conjunction with General Plan policies outlinf�ety�d in the Agriculture, C onservatien aind open ace El�.ame� �t ��nd sDecificall � Pc._......_.._l! _.._Obie tiv Aq, the =.'itv has determinedithat the use cif propgjjy r a ricultural_11..o�erati�r�s_is,a high_sriofi�u. To If oa ential conflicts be wet:..l ao riculturai ,and nulnagrcultural land uses, includin,a the arotection of public health the reduction of noise and odor, and the reduction of risk to farm ope.ations frorn d€ rnestic animal oredation,_cro f f and dark. �� nd�lair ....from nei hhorina u_rh-an..._. el' rs all neer development adjacent to desi nated agricultural ora ricultural preserve districts or an ° lanri used for farming, shall be i'e uired to Provide an s a = icu?tural buffer. 2, The buffer area shall be a rninimum of one hundred teet, roeasured r01,Y) ihe ed c �'f..fh ricult it ,l area C tiii all , fo cl�ie� rnaxirnu seoaraiiorl buffer wider than on hundred feet is encouraged and maybe required if it is Effective December 11, 2001 dete, Jnedtro environmental review rdr CQ a dfor reccmet.Q.e the S -3 -on Luis ObinoCountAricultral Commssioner _decreased'bafterrs.i__._„l.._b distance:: rnav be a} lowed if it can be demonstrates ihat ars adequate -h sisal buffer „exists (!,,,q.. Arroyo Grande Creek) that is,a.pnrpwnd b the„Sari Luis O iso Geuniv AcriCUitural Commissioner, 3. `"he minimum one hundred foot arq �cultUrai buffer area shatl bo cii rit�etof t o i:jrnoonents: a twenty foot =wide agricultural l� nos, a#0 r�” .—..I i ri as ' located conti90LIO 3f eighty -foot id agz Lllt�Jral _!Affelocated conticu_ st tr the a£ciricUltura area. The 2_�,J-foot transition area r Yav_include Pedestrian access_ _ {: oorrif E_Yed one t�up '.... ^i foot ar ricul,t. ral bu; ,Ifer nc...." �.`.:. lifv...as €4'. ­nl ;.r.�.d 1 -i -I itiq atio 4 The foliowinusesBali.... .. t... natio _ plants, aree or hedge rows, roads, draitnacie channe:_�, st-orm retentioi �f ngfiiral are :+.._. ` elh as !.,,r' ' W.,or dir-ai age sw 7 s�tillty gorri or and anv other usenclui agricultural or limited use sdterm€resa ..... t th i tgo: nrni cion to be consistent with the�;S,e... f th p,�qp rtt as an g6cRural bu fer. No new residential lase shall beDerrnitted tnrltl•iin the buffer area. 5, Theme -hung, foot m€ riouitural k rrffer shall be de_v la etby the developeT errs, ar.lr o a r i #` roved l he err r ur t l�< vele � er�3. Dir id the Parks. . Recrea"ion and „:acilities Director The plan sl=all ir�c;ic�dernvisiorl fc�r the }se of inte raft weeci and pest rnar,agr�net = tecl�nii. ues .,4,nd Sol, � ros art ,)nt,ol An easern?,nt fin favor of the...city shall„be re(r=oder, a�iainst the r operty, kfvhich shad include __._ .. � , she requ�rerr�er�ts of this article or at tt �; Directors' discretion; tile: pr{ ,)ert s�.i11 be dedicated to the city ire t t tie_ €Ge .i 0. 'm a c ri ultae� i Laiid Conversion A. Tie r:it shat re airs a ricuitural miti anon dy a plioants for discreti2nai r e, Asa nts-=hich zE changethe use of a riMltUrs _land to my �,.o gcjn ltr-! { { gricultur l mitigationmall las , ,tisiie�i t;y: ..._.__Granting a farmland conservation easement, a farmland deed restriction or other cons kvation mechanism to or for the benefit, of the,, cit and/or c�.�,.��.� nt! pprr, ,ed by the city , kii j to ,shali be rewired for ti pLp reign of the land which rata o r dill be r r. i Hated ri ult�rfr�rl i4 r ti. it cls riir� arty orlon ref the lane used for Dark and re i_eation__.PUrn_c. ses, One times as man.v, acres of nrime.,aaricultural lar, shall be _protected as. was changed_ to. a nopa cultural use- within by limits. ora ,_� two irries as rranv acres of.,..� ,Jcultural lanrl shall be , edah ,....t�. rr ijac r cult ra! rise outside the city limits. but within the Git;� � rvyrea cif Env rci ;}_nent l I ancern in gr'.._'=..to mpjtl . th ...._,"�",;,5..of a _l'iCUlmral ! nth,,. r 2__ ..Ir$ 11 ®i �J 1rjst ai#w Ir r `� �l aiv°f< d r fii Lhe cit' Cil, ,' iI dete.f_ri i `.� � ttat,,.'�� payygi�ritWof in lieu fees provide a superior 0 portur tv to satisfy the goals andI'll policies of .LL-, ,_.general earl cat s" lltr i' l fniti atio l ri,, v be sati�,ii, d by .':i ��_A �E €it of iv..-... cede d gpon replacement factor of uun 1:2? for a farmland conq rv4 tion easernent or farmland d deed r : ti # `it3r`: stal'.jiished by the city council by .solutio;", or Vrrou(- an, s'i rx r al l qgj eq Ment with the developer, The . in lieu fee option must be _app# lyf'd_. � _tree city urr,i,ili� ...-rl 1_b eal to c�rratr tliii tle v, e r>1� __�_evlr a..... -fir €€r conservation traiisaetion in the City ILI'S the estimated cost of IeWL aaisal and ethr costs, includincl taft gime, to acquire prop 'trar ricultural rni#.i atior,, the in lied t paid„ tri the city, sha!i beused.....f r....f farmland i ni_tlgatiof?......p�rrses ..witl �... priority giver; lc i rtd st � g a ri .ilturai sails within tie CiY C. 'Fhe land included within the one hundred foot agricultural bitter °°-,-e i-iired by stip r 2001 �e nera{ Plan Policy ;�g5 2 shall not he included irk the Is uf� tion fort ,e es ,.. -_ ut qgt� rnir iii the arrr aunt of land that is r fired fi: r r 7itic atic r , D. It is =.lie intent of this Iarociram to work in a coordinated fas-r=on vith the San Leis 0hi='7c encies and therefore fdarrnland coo -,,%r at .-m easy-�i#� �t areas may overlar) .oartialiv or completely with habitat easement Z_-reasapproved .her the to ' anti i '"'i f fish and Game. to t�°M�Cit Kerb frit � �i1� �y'"i ml i -i 4 cgnser��a` rqi _l__,.__..., ., _ _ _ easement area may be enhanced for wildlife habitat purposes asei� r ;lie E�_quirements of the 1.'_�eoartrnent of 1=iss; and Came ndlor San cis Obis o o nt r ana � LmeaL Pro ranIs p p(gpt@te, maintenance pregess;na or other fees may e re Li, = J, water sg ""y � I, The acricultural mitiriatioii land small be comparable in soil c uja l'': determined _,.�_.ih`.�'(_��City Count€...a[ftear,..rece�v_iinct input from the Planning Coninnission( be San Ui all?�.+':�...,`'�: ..,�,.'._ hie ing t) s, , deteCi,ni ation ` ,' 3 ..s��ing fa� i? €I_.. be San _._. ___, , , coyynside erect" ...,,,.."A .N i e F._ .3 a'�,;,. i;.7t all b �Y �.,T rl i L3lJle 'i 3'i�l i C.S iL..+ L�ii �,J� �l.ri l�.ei E'AC �£f,�i' E':.&3 Hi.i ti � L $ i{ �q gy �y � �3 � � g � { shall San L is,.Obis o Cs��inty. The zones shall include agricultural land similar to the acrea= esoil ity an d water availabilit scut tt� be changed to nar�aric altural use. c The zo;,res small include com arable,. soil t gs_�o that rr3Ost hely o be-Jost.due �g gip_ _fir! level_ pment. :.___..Th ... :nnin ..__ _-imi ssio shall l.i_.. rer of nen to he..._cit .... Until . acc�.pt n of a rice€ r l reit 3iatign land of tern acres or r are by a ijalifyi�i m �riti�angioor t� e cites enc ,R `khat it C .. p ..` iter accepting smaller parcejs .if he enfire rritio tjor� ._re red t�,r �rolect is less. or v hen tl€e ai ricilltural mitivation land is ad'a ent to larger parcels of viral n i+: atiC}.Ev".land alre dv rotected €° Conti ?':..-,.far els shall be p,,eferred lr L.s'n i ''.13i.3uC%h, e# €gut Cbe c d Lw_j�,:...'"'t,i T�':''�}fi! Gi `3 ` easement o Ygi & r,,?ti..i1 e, fr kik 3 W ligibi to qualiity as aeric aural mitgation land, L Rebiremits of instruments, duration, , e a. Toif r as an ir€ trur-ent encumbering agricultural miticfation lana, all owners of t�€ ricultur�, it ��t€ a I iiG ahgli exec;i�i� ,ine instrument, b. '1..h instrL11Tic",€1t shail l,d in recordable 'torn and contairt an z:icg€_ rat� e ,:_i descriplian settin � forth the description, of theagricultural mitigation land. c instn,tm ,nt.._sh ll P ohibit .an activity, which s_u stantiall�r _imp srs �r diminishes .Th tie air iculturaMit > u- The in I urnent shall Protect the existing water right � , ar�c� reiain th rn b'v, It I the riciilr� n'i_litiCJ lrld Th'.`.;:., @D licant sly. , ?.._v an aoricultural snits at:on..... 'e €.tal t� roger the Costs, of r di_rlii ister rr rrionit me and nforcing the instrUrnent in an arno! rpt determined _b city ,hall be riai-,; ! a benefioia f Ender an instru!j7 3 jit rgDy:g l e Es, €., t iso .,. The its x _. _ �_....,..... the agricultural mitigation land to a_qualif�ng enti�- _interest,,in a rig ltUrai mitigation lam shall bey heldl� a lig. entit in/ tr rust 9..".tet€t c i- th :. it Y° id f ./i i ''39.:p �9a it t C �i.._..i' r�.�4YiL�ed in Ji,� ..]�'L,;`x..e�ion (h) of, this ,(:. this o lalif a nsl enfity o- _the Clty shah rot _sell, lease..___or conuey...an ....interest fin.a�ric_�lltUral initiation lap: �rhicl, it ,shall acctuire. except to continued acricrltiralias --r accordance �Aeith the c�µ�'l�in lin instrument, h If i di i lproceedingfind that the l interests desc _i e .. in 14 � tiro 1 .:: `...._'.. }..of this chapter no longer reasonably y be fulfilled as an interest aCQUired_..the interest irx ti e agricuit iral mita atir r'i land rna'y be ex irigui:,iied through :gale an« the proceed,-, shall be used to acquire interest-, in other a ricultr -al rnit��,ion land in San Loris Qbj,5 a Cog q!y., as aR rcN d j�h� �;ity.and provided in tl s chapte,. i, If any arialifying entity owning an interest in agricultural mi igation land ceases to exist, the ( .,t to hold Z d ninister, monitor ar3d enforce the int rn;st shall �E s tr, the City_ J Tl`E �;` _ : �_ ._ ..-1 qst shall. monitor all lands, and ea ­ its ad under, this q-, a�'er a nd shall re./ew and monitor the imp ;,,Mentation of all ,) aragq.-nent and ulans for these lands and e asernent areas t_he e Haibi L. sal E usr sha'i ri tjde advice to the planning commission on the estahOishment of criteria for the iocation of aw- cultural rnitigation lands, _. Violation. ny person car enti whg_v plates an provision of this chapter shall t �„deems � gra ftY.of at) infraction and. upon conviction thereof shall be punished by a fine not exce rung the maximum nre�-;cri ed by law In addition, any person or.entit „who „violates of article i of this ce property for actual Carr g ln... n ...qct on t=ea enforoo �rach..._liability...._ or fire ....the. nrevallinc�. �tt�:. `thz �_ �'...... ..- awarded reasonable attorneys' fees. M, Precedence. Th% Mha ler `� i ' k�rrecedence over all ordinances or„a its or nark^es nr .. _ =eso!utions or parts of resolutions in conflict herewith. 16.16.040 Amendments to zoning districts and other provisions E. Required findings. The city council may approve amendments to this title, including amendment to the zoning map only if all of the following findings of fact can be made in an affirmative manner: 1. The proposed change of zone (or revision to this title) is consistent with the goals, objective, policies and programs of the general plan, and is necessary and desirable to implement to provisions of the general plan; 2. The proposed change of zone (or revision to this title) will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern; 3. the proposed change of zone (or revision to this title) is consistent with the purpose and intent of title (or the portion of this title it is amending); 4. The potential environmental impacts o the proposed change of zone (or revision to this title) are insignificant, or there are overriding consideration that outweigh the potential impacts; 1=er . lications to amend tl s title for the urp se of r xs r?i~� rea r ars --�,ric�ltural district, the i� llowin� �i�Lgs �a�rc?ti_madeir .-ffirmative manner: ........... ......... . ............ a. That.. the uneconnuric nature of thea riicult!a l use; rs �arimarily itributable to circumstances b,, gid the con of of the Ian-,--owner and the Cit��nr there are no other reasona -le or comparable aqricuItuFa.1 lases to which time lana thr individually cr in carr, ,��sa.:.. ori ` .:=�h other €iia ent.����i 3.:. t� farrnlart�rcgls, and b, J'h prCir �s C i 3' rii f 13t it i'.ibyi 4i®il tC le 't le E £ ? t ;moi or <3 contiguous_ set of parcels, that is legally nonc onfo ening as to minimLrmarea on the Agriculture district and c, The...or000sed chan e In torte i or revision to this „titled will not result irk:.. Int nsify, or contribute to discont'rguous atte ns of urban deveiopmeLtit; and d......The r rte? ,_ cl l.n r,1 in �art�..::. `or revise �....t �l�l ltle) '�EIE ot...11 �.l.y res€�.1t ri the, removal of a iacent lands from a r�tu_ral use—and e. -Jin ro c sct r� e ist Zone (or revise n t�:. 'J is �' s for an a lt� r ativ use, which is consistent with the nllcable rp gyisions of the City General Plan and; � .. ___ f That there i` no ,,)roximate lance,. which i-:% both av-ila_ble and..SUitable that would nrovlde r���re contic�ous pat�ern� of art ev.�lopr��erlt_tl�ta3 dex�����lo ����r�er�t �?f �'�r�a�� mate r�c�r�- rlm�� farmland, 16.20.060 Tentative tract maps C. Findings. Any action taken by the planning commission regarding a tentative tract map shall be supported by the findings required by applicable provisions of Section 21100 of the California Public Resources Code and Sections 66412.3, 66427.1, 66473.1, 66473.5, 66474, and 66474.6 of the California Government Code. In addition, the following findings shall be made in the affirmative prior to the approval of a tentative tract map: 1. The proposed tentative tract map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande general plan, as well as any applicable specific plan, and the requirements of this title. 2. The site is physically suitable for the type of development proposed. 3. The site is physically suitable for the proposed density of development. 4. The design of the tentative tract map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. 6. The design of the tentative tract map or the type of improvements will not conflict with easements acquired by the public -at -large for access through, or use of, property within the proposed tentative tract map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed in Division 7 (commencing with Section 13000) of the California Water Code. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative tract map to support project development. For a oronosed subdivision that includes, or is adiacent to _. _ an Ac,riculture district _ rrused for fmin the desifgn of ten �tive �or .....:., m) ---- .......r>rt' im r vernents shall prc}ride an ade nate buffer,-c;cordinn to section '16.1'21'75 and as determined _throuu h e vironmentaireview-under .CEQA, to_mi Erni e tecnuaal ...colpfllr ts__..between 'cultural and nog af�rir,ul ur l land ;:'..s.. , nd to 2rQt! ��iic health, safety and we fay e,. 16.20.070 Tentative Parcel Map. C. Findings. Any action taken by the planning commission regarding a tentative parcel map shall be supported by the findings required by Section 66427.1, 66573.5, 66474 and 66474.6 of the Government Code and Section 21100 of the Public Resources Code. In addition, the following findings shall be made in the affirmative prior to approval of a tentative parcel map: 1. The proposed tentative parcel map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable Specific Plan, and the requirements of this title. 2. The site is physically suitable for the type of development proposed. 3. The site is physically suitable for the proposed density of development. 4. The design of the tentative parcel map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. 6. The design of the tentative parcel map or the type of improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed tentative parcel map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed by Division 7 (commencing with Section 13000) of the California Water Code. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative parcel map to support project development. (Prior code § 9-04.070) . r.a.propgI,,,' ,-: � n t _ dude- or is adL€._.'......rt to art _�°�;�° lulb..r.r.al ...::strict or anv lard Used ffor:...farmincr_._t e desian ot....t �e 'tentative map car or�psed improvements shgll rovide an ade uat buffer, accordin�Lto Section 16,12,175 _.'.":.:.:. as d�tte rrr�in�..r:l thrOLlqh environm.( ;fal regi uj urr er CEQA, t?,...� potential conflicts between agricultural_ Arid non-aciriccrlb r_31_l c Uses to rotet tle tic health safety revere. 16.28.020 Agricultural districts C. Agricultural Preser°vatic l Overlay tAG- x1) District. The orir-nary ourgose of the AG -2.1 verlay district is $=- orovl& for a.,._r chanism to minimize _pc��e..r tial g ltcts, et C_.._ r �.�al ��als.� r na rr Mural rb i °' 'This r;-sf ct � pr vide � aciricultural buffer transitic, al area :rid rec;..: res that new dei gj2j�: and chances in use re ,mire d,iscretionar approval in acco -lance with Section16.10 - 70-E= 16.28.030 Use Regulations for Agricultural Districts. Subject to applicable general plan policies and Arroyo Grande ordinance provisions, the following uses identified in Table 16.28.030-A shall be permitted uses where the symbol "P" appears in the column beneath each agricultural zone designation as shown. Where the symbol "PIRMUP" appears, the use shall be permitted subject to the plot plan Feviewminor-.use permit process pursuant to Section 16.16.060. Where the symbol "C" appears, uses shall be permitted subject to the issuance of a conditional use permit in accord with the provisions of Section 16.16.050. The sy bel"TUP" inrdiGates Uses not identified in the table are prohibited. Table 16.28.030-A Uses Permitted Within Agricultural Districts Legend P Permitted RR Permitter' S bjeGt to Plot Plan Revi M 4 E 'Minor pen,,;a C Permitted Subject to Issuance of Conditional Use Permit TI IR Permitted S bjent to Ic i anGe of a TemperaFy Use Permit NP Not Permitted Use AG AP A. Agricultural Uses 1. Field crops, flower and vegetable crops, tree crops P P and greenhouses used only for the purposes of propagation and culture 1 1 1 Use AG AP 2. Grazing of cattle, horses, sheep, goats, or other farm P P stock or animals, not including hogs, but including the supplementary feeding thereof 3. Farms or establishments for the selective or P P experimental breeding and raising of cattle, sheep, oats, and horses 4. The commercial or noncommercial raising of hos C C 5. Farms for hatching, raising, butchering, or marketing C C of chickens, turkeys, or other fowl, rabbits, fish, frogs, chinchilla, mink, or other small animals 6. Farms for commercial egg production, including C C ancillary activities or grading washing, and packing of whole eggs, and containerizing those eggs incidentally broken during such ancillary activities 7. Dairy farms and dairy calf, heifer, cry cow and herd C C replacement operations, including the grazing of cattle B. Residential Uses 1. Ranch or farm dweilinri appurtenant to a principaal P - P - acdc �l!:Jral use _......._.__ _.__.._._ 4 . Single-family detached dwelling on conform rng. P P y�..... tach(: �l .....d . _.1 �non- . � conforming lotsursuant to Stiction 16.16.050- .2 24. Farm labor camp (temporary, only during harvest WMLJI,:' t P season 35. Employee's residence (permanent - subject to second C C unit regulations) 4.6. Second residential dwellingunit C C r Guest ranches M U P C C. Commercial Uses 1. Temporary stand for the display and sale during TJJPvlUP TJAMUP harvest . season of the agricultural produce of any permitted use that is produced upon the premises and related products 2. Permanent stand for the display and sale of the P- R M,QF P-P-6Mf1P agricultural produce of any permitted use that is produced upon the premises and related products 3. Feed stores C NP 4. Commercial stables C NP 5. Riding academies C NP 6. Kennels and catteries C NP 7. Winery and a purtenant and incidental uses with C C Use AG AP established onsite vineyard 8. Greenhoust-s pursuant to Section 16,16,52 9, Wholesale %irsenes M Larcie animal Veterinary office Industrial Uses NP D. 1 The breaking, separation, pasteurization, containerizing and freezing of eggs a. For eggs produced onsite C C b. For eggs produced elsewhere and brought onsite C NP for process ng 2. Packaging, processing and marketing of agricultural C NP waste products other than those produced onsite 3. Dryin . g, packing, canning, freezing, and other C C accepted methods of processing the produce resulting from permitted uses when such processing is conducted primarily in conjunction with onsite farming operation 4. Packaged fertilizer and agricultural chemical storage a. For exclusive use onsite P P b. For offsite use C C E. Public/Quasi-Public Uses 1 Public utility and public service substations, RPM L P RRN':'-Fr reservoirs, pumping plants, and similar installations not including public utility offices at rr I tunity gar(lens NP 3. Otrier Miblic facifities when reauiied for health. sa NP QLP i i L t; c we I f'a, rv,p F. Home Occupations P P (Subject to the provisions of Section 16.12.090, and the issuance of a home occupation permit) G. Accessory Uses 1. Guest quarters C C 2. Private swimming pool, tennis court P P 3. Other accessory uses and structures located on the P P same site as a permitted use 4. Other accessory uses and structures located on the WMUP P -P -MI' P s� � same site as a use requiring plat plan review 5. Other accessory uses and structures located on the C C same site as a use requiring a conditional use permit H. Other uses similar to, and no more objectionable C C than the uses identified above, as determined by the planning commission I I I (Prior code § 9-05.030) 16.28.040 Agricultural District Development Standards. The following property development standards shall apply to all land and permitted, or conditionally permitted buildings located within their respective districts. The standards stated herein shall not be construed to supersede more restrictive site development standards contained in the conditions, covenants and restrictions of any property. However, in no case shall private deed restrictions permit a lesser standard in the case of a minimum standard of this section or permit a greater standard in the case of a maximum standard of this section. A. General Requirements. Table 16.28.040-A sets forth minimum site development standards for agricultural development projects. Table 16.28.040-A Agricultural Site Development Standards If IM I-Q2ted wmthi .1 .­ .,-r Itural zone and was GFeated PFOOF W the june 13, 1991, effeGtove date of the developmeRt Gede, setba - and lot Goverage standards of the PFevieus zene, as outlined OR Appendix ■ • B.Accessory Buildingsand Structures. r AG AP 1... Maximum D nsity L singfl farr' ,°dwt lin 1 1 wits per parol} farmork�..3....housin As determined throulgi discretionary review 4-12. Minimum parcel size 10.0 10.0 (gross acres 3. Minimum lot width 330' 330' -1. Minimum front yard 501* 50'* building setback 15. Minimum rear yard 50'* 50'* building setback ..6 Minimum interior side yard 30'* 30'* setback 77 Minimum street side yard 30'* 30'* setback .8 Maximum height for 30' 30' buildings and structures If IM I-Q2ted wmthi .1 .­ .,-r Itural zone and was GFeated PFOOF W the june 13, 1991, effeGtove date of the developmeRt Gede, setba - and lot Goverage standards of the PFevieus zene, as outlined OR Appendix ■ • B.Accessory Buildingsand Structures. r , cress ry .}_t;E�dings.,.. � d_ structures s shall._ be sited ited..t ,,...►"i� iFP `"` ize �r._rupti(-,._..o a tit r3 =-_o e,,atio .s-, avoid corive-sions ofi..pr dL)Gfi e f�ars��.a � d advantage of existing j frastr� ctur ',_Accessory buildings and structures shall be permitted in the rear and side yards provided no building or structure is allowed in the side yard within sixty (60) feet of the front lot line, nor within ten (10) feet of the side property line, nor permitted in any street side yard. (Prior code § 9-05.04