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Agricultural Resources Element Table of ContentsTo acknowledge the importance of agricultural production in and to Sonoma County, the Board of Supervisors directed the inclusion in the general plan of an Agricultural Resources Element. The policies in this element have the same legal status as those in any state mandated element. The Agricultural Resources Element defines agriculture as an industry which produces and processes food, fiber, and plant materials. The purpose of the element is to establish policies to insure the stability and productivity of the County's agricultural lands and industries. The element is intended to provide clear guidelines for decisions in agricultural areas. It is also intended to express policies, programs and measures that promote and protect the current and future needs of the agricultural industry. If future technology of the agriculture industry requires alternative and yet unforeseen policies and implementation mechanisms, those should be consistent with the County's commitment to encourage the maintenance of a healthy agriculture sector of the county's economy. 1.2 RELATIONSHIP TO OTHER ELEMENTS General policy direction for land use decisions in agricultural areas is expressed in the Land Use Element, in both the agricultural use categories and in the planning area policies where the diversity of conditions in the county's agricultural areas can be recognized. Policies expressed in the Agricultural Resources Element are intended to apply only to lands designated within the three agricultural land use categories. This element has three sections: an introduction, a set of issues with related goals, objectives, and policies, and a set of implementing programs. 2.0 GOALS AND POLICIES RELATED TO AGRICULTURE 2.1 ASSIST IN THE MARKETING AND PROMOTION OF SONOMA COUNTY'S AGRICULTURAL PRODUCTS Successful promotion and marketing of agricultural products grown in Sonoma County can both enhance the County's image and reduce economic pressure on farmers and ranchers to subdivide or convert the land to nonagricultural uses. This element shall establish policies which will assist in promoting and marketing agricultural products grown or processed in Sonoma County. Goal AR-1: Promote a healthy and competitive agricultural industry whose products are recognized as being produced in Sonoma County. Objective AR-1.1 Create and facilitate opportunities to promote and market agricultural products grown or processed in Sonoma County. Objective AR-1.2 Permit marketing of products grown and/or processed in Sonoma County in all areas designated for agricultural use. The County shall use the following policies to achieve these objectives:
2.2 STABILIZE AGRICULTURAL USE AT THE URBAN FRINGE Rapid urban growth produces pressures on agricultural lands that tend to discourage new agricultural investment and uses, raises the price of land making purchase for farming unrealistic, and increases the likelihood of purchase for nonagricultural use. Competition occurs between urban and agricultural uses at the urban boundary. This creates a need for policies that a farmer can rely on to invest and reinvest in the agricultural production on his land. Goal AR-2: Maintain for the timeframe of this plan agricultural production on farmlands at the edges but beyond the urban service boundaries of cities and urban service areas, to minimize the influence of speculative land transactions on the price of farmland and to provide incentives for long term agricultural use. Objective AR-2.1: Limit intrusion of urban development into agricultural areas. Objective AR-2.2: Maintain the urban service boundaries to protect agricultural lands at the urban fringe for continued agricultural production. Objective AR-2.3: Limit extension of urban services such as sewer beyond the urban service boundaries. Objective AR-2.4: Reduce economic pressure for conversion of agricultural land. The County shall use the following policies, in addition to those in the Land Use Element, to achieve these objectives:
2.3 LIMIT INTRUSION OF NEW RESIDENTIAL USES INTO AGRICULTURAL AREAS County zoning has permitted small residential lots to be clustered together, surrounded by large agricultural areas. This type of development withdraws some land from production, exposes a large perimeter area to conflicts, and threatens the interior areas. In intensively farmed areas, the disadvantages of the conflicts thus created outweigh the benefits. On extensive agricultural lands, however, creation of a limited number of small lots on marginally productive land leaves the largest parcel available for farming. As long as the number of small lots is kept to a minimum, conflicts may not be severe. The Agricultural Resources Element establishes policies that maintain parcels in agricultural areas predominantly in sizes that farmers would be willing to lease or buy for farming. Goal AR-3: Maintain the maximum amount of land in parcel sizes that a farmer would be willing to lease or buy for agricultural purposes. Objective AR-3.1: Avoid the conversion of agricultural lands to residential or nonagricultural commercial uses. Objective AR-3.2: Maintain, in those agricultural land use categories where small parcels may be permitted, the largest land area for agricultural use. Limit the number of clustered lots in any one area to avoid the potential conflicts associated with residential intrusion. The County shall use the following policies, in addition to those in the Land Use Element, to achieve these objectives:
2.4 MITIGATE CONFLICTS BETWEEN AGRICULTURAL AND NONAGRICULTURAL USES IN DESIGNATED AGRICULTURAL PRODUCTION AREAS Both on the urban fringe and in the midst of agricultural areas, parcelization has occurred which has resulted in residential use being the primary use of the land. Complaints about noise, odors, flies, spraying and similar "nuisances" attendant to agricultural practices have discouraged and sometimes prevented farmers from managing their operations in an efficient and economic manner. Not only do residents complain about aspects of farming operations, but residential areas often directly affect the operations. For example, residential sites can become a sanctuary for pests which could damage adjacent crops. Clear policy is needed for County decision makers to balance the needs of the farmer with the concerns of his many residential neighbors. The Agricultural Element establishes policies that support the needs and practices of agriculture as the highest priority in areas designated for agricultural use. Goal AR-4: Allow farmers to manage their operations in an efficient, economic manner with minimal conflict with nonagricultural uses. Objective AR-4.1: Apply agricultural land use categories only to areas or parcels capable of the commercial production of food, fiber and plant material. Establish agricultural production as the highest priority use in these areas or parcels. The following policies are intended to apply only to lands designated within agricultural land use categories. The County shall use the following policies, in addition to those in the Land Use Element, to achieve this objective:
2.5 REGULATE THE LOCATION AND INTENSITY OF AGRICULTURE RELATED COMMERCIAL AND INDUSTRIAL USES IN AGRICULTURAL AREAS Given its broad diversity, Sonoma County agriculture requires a variety of supplies and services. Certain of these support services may be most appropriately located on agricultural lands. The determination of which services belong on agricultural lands involves their connection to agriculture, potential for conflicts, the size, scale and adaptability of the use, and the amount of land lost to farming. Policies are needed to permit on agricultural lands the uses which support agriculture without undermining production activities. Goal AR-5: Facilitate agricultural production by allowing certain agricultural support services to be conveniently and accessibly located in agricultural production areas when related to the primary agricultural activity in the area. Objective AR-5.1 Facilitate County agricultural production by allowing agricultural processing facilities and uses in all agricultural land use categories. Objective AR-5.2 Facilitate County agricultural production by permitting limited agricultural support service uses that support local agricultural activities and are not harmful to the long term agricultural use in the area. The County shall use the following policies in addition to those in the Land Use Element to achieve the above objectives: AR-5a: Provide for facilities that process agricultural commodities in all three agricultural land use categories. Establish standards and procedures in the zoning ordinance for permitting those facilities. R-5d: Use the following guidelines for approving zoning or permits for agricultural support services: 2.6 REGULATE THE LOCATION AND INTENSITY OF VISITOR SERVING COMMERCIAL USES WITHIN AGRICULTURAL AREAS The benefits and potential adverse impacts of visitor serving uses vary by agricultural industry. Wine tasting is an important promotional component of the viticulture industry, yet the people who come to enjoy the wine country may create a conflict with necessary practices of land intensive farming. This "people versus practices" conflict suggests a limit to tourist activities in vineyard areas, most of which are sufficiently close to communities which have available sites for such visitor services as lodgings and restaurants. In extensive agricultural areas, some conflicts between visitors and agricultural practices are less severe due to the greater amount of land available to separate the activities. In these areas, small scale lodgings and some outdoor recreational uses could promote the agricultural activity and provide a secondary income source for the farmer or rancher without hindering the primary use of the land. The Agricultural Resources Element promotes the County's agricultural industry by establishing policies which allow specific, limited visitor serving uses in agricultural areas. Goal AR-6: Allow new visitor serving uses and facilities in some agricultural areas but limit them in scale and location. These uses must be beneficial to the agricultural industry and farm operators and compatible with long term agricultural use of the land. Objective AR-6.1 Give the highest priority in all agricultural land use categories to agricultural production activities. Any visitor serving facilities shall promote agriculture and be secondary and incidental to the area's agricultural production. Objective AR-6.2 Permit tasting rooms and stands for the sale and promotion of products grown or processed in the County in all agricultural land use categories if they support and do not adversely affect the agricultural production activities of the area. Bed and breakfast inns of five or fewer rooms and campgrounds of up to 30 sites are permissible only in the "Land Extensive Agriculture" and "Diverse Agriculture" categories if they do not adversely affect the agricultural production activities of the area. The following policies, in addition to those of the Land Use Element, shall be used to accomplish the above objectives:
2.7 HOUSING FOR FARM WORKERS AND FARM FAMILY MEMBERS Efficient management of agricultural production activities requires adequate numbers of employees to be housed on both a seasonal and a permanent basis. Farm related housing issues involve the location, amount and type of housing for seasonal employees, permanent employees and farm family members. The Agricultural Resources Element establishes policies to allow limited amounts of housing to meet the various needs of farmworkers, farm operators and farm families in addition to permitted residential density. Goal AR-7: Support efficient management of local agricultural production activities by the development of adequate amounts of farm worker and farm family housing in agricultural areas. Objective AR-7.1: Encourage farm operators to provide sufficient housing in addition to housing permitted by applicable density for permanent and seasonal agricultural employees and for family members to maintain agricultural production activities. Objective AR-7.2: Locate agricultural employee housing where it promotes efficiency of the farming operation and has minimal impact on productive farmland. Objective AR-7.3: Assist nonprofit organizations or agencies in their efforts to establish a program to provide safe and adequate housing for farm workers. Objective AR-7.4: Permit a limited number of farm family housing units in addition to the number of dwellings allowed by the density. The County shall use the following policies, in addition to those of the Land Use Element, to achieve these objectives:
2.8 ASSIST IN STABILIZING FARMER'S ECONOMIC SITUATION As with any business, investment in agriculture must earn a reasonable return for it to continue. Yet, many uncontrollable factors, including weather, yields, and prices, cause incomes from farming to vary greatly year to year. At the same time, a farmer's home and business are tied together financially. This combination of factors creates pressure which undermines the stability of the agricultural use. Policies are needed to create and support incentive programs, stabilize the farmer's economic situation, and maintain the land in agriculture. Goal AR-8: Assist in formulating programs that could provide alternative sources of capital for agricultural production without selling or encumbering the farmland as collateral. These measures include, but are not limited to, voluntary programs for purchase and transfer of development rights. Objective AR-8.1: Continue participation in the Williamson Act program. Objective AR-8.2: Participate with wastewater generators to establish programs for agricultural reuse of treated wastewater in a manner which would be economically beneficial to agriculture. Objective AR-8.3: Encourage formulation of programs and evaluate alternative funding sources which offer financial incentives to the farm owner to reduce reliance on subdivision and sale of land to raise operating capital. The County shall use the following policies to implement these objectives:
2.9 STREAMLINE PERMIT PROCESSING FOR AGRICULTURAL USES IN DESIGNATED AGRICUL-TURAL LAND USE CATEGORIES. Obtaining permits to construct an agricultural facility is time consuming and expensive to many farmers. In agricultural land use categories, streamlining the permit processing to focus on health, safety and environmental issues would assist farming. The Agricultural Resource Element establishes policies to streamline permit processing for agricultural uses and facilities. Goal AR-9: Have agricultural permit processing procedures that are rapid and efficient. Objective AR-9.1: Establish permit processing procedures that will simplify and shorten the decision making process for permits on agricultural lands. The County shall use the following policies to achieve these objectives:
2.10 AQUACULTURE AND THE COMMERCIAL FISHING INDUSTRY Aquaculture and the fishing industry produce a food source and have needs similar to land based agricultural operations. Policy is needed to treat the support facilities of the fishing industry that relate to food production or harvesting in the same manner as those of other agriculture. Goal AR-10.: Provide for the raising, harvesting and production of fish in the same manner as the harvesting and production of agricultural products. Objective AR-10.1: Allow aquaculture and its related facilities and activities in all agricultural areas. Objective AR-10.2: Provide opportunities for development of support facilities for the fishing industry on appropriate lands. Objective AR-10.3: Promote products of the fishing industry in the same manner as agricultural products. The County shall use the following policies in addition to those in the Resource Conservation Element to achieve these objectives:
3.0 AGRICULTURAL RESOURCES IMPLEMENTATION PROGRAM: Agriculture Resources Program 1: Revisions of Agricultural Zoning District Regulations Program Description: Rewrite the agricultural zoning districts and other relevant sections of the Sonoma County code to reflect accurately the policies of the Agricultural Resources Element. Agricultural Resources Program 2: Subdivision Ordinance Regulations in Agricultural Areas Program Description: Prepare an amendment to the Subdivision Ordinance (1) providing findings for approval of clustered residential lots in the "Land Extensive Agriculture" and "Diverse Agriculture" categories and requiring a long term protective easement when clustered subdivision has occurred; and (2) providing subdivision conditions to minimize conflicts and maximize long term agriculture protection. Agricultural Resources Program 3: Right to Farm Ordinance Program Description: Prepare a Right to Farm Ordinance which shall describe normal farm practices expected to occur in agricultural areas and insure the right of the farmer to continue such practices subject to appropriate health and safety standards. The ordinance shall specify that it applies only to areas designated with agricultural land use categories. A summary of the ordinance shall be mailed annually to all property owners with tax bills. Agricultural Resources Program 4: Transfer of Development Rights Proposal Program Description: Prepare a voluntary transfer of development rights proposal establishing requirements and procedures for transfer of development rights from certain agricultural areas to specified receiving areas. Receiving areas may be jointly identified by a city through a joint powers agreement. Agricultural Resources Program 5: Farmworker Housing Program Description: The Housing Authority will consider establishing a program to provide seasonal farm workers with mobile housing which could be located on any specific parcel during harvest. Agricultural Resources Program 6: Establishment of an Agricultural Advisory Committee Program Description: Appoint an Agricultural Advisory Committee with representation from geographic areas and from the major sectors of the agricultural industry. The Agricultural Advisory Committee shall be a policy oriented committee and advise the Board of Supervisors. |
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