AGRICULTURE COMPONENT The County will: OPEN FIELD AGRICULTURE *5.1 Definition of Prime Agricultural Lands Define prime agricultural lands as: (1) All land which qualifies for rating as Class I or Class II in the U.S. Department of Agriculture Soil Conservation Service Land Use Capability Classification, as well as all Class III lands capable of growing artichokes or Brussels sprouts. (2) All land which qualifies for rating 80-100 in the Storie Index Rating. (3) Land which supports livestock for the production of food and fiber and which has an annual carrying capacity equivalent to at least one animal unit per acre as defined by the U.S. Department of Agriculture. (4) Land planted with fruit or nut bearing trees, vines, bushes, or crops which have a non-bearing period of less than five years and which normally return during the commercial bearing period, on an annual basis, from the production of unprocessed agricultural plant production not less than $200 per acre. (5) Land which has returned from the production of an unprocessed agricultural plant product an annual value that is not less than $200 per acre within three of the five previous years. The $200 per acre amount in subsection (4) and (5) shall be adjusted regularly for inflation, using 1965 as the base year, according to a recognized consumer price index. *5.2 Designation of Prime Agricultural Lands Designate any parcel which contains prime agricultural lands as Agriculture on the Local Coastal Program Land Use Plan Map, subject to the following exceptions: State Park Lands existing as of the date of Local Coastal Program certification, urban areas, rural service centers, and solid waste disposal sites necessary for the health, safety, and welfare of the County. *5.3 Definition of Lands Suitable for Agriculture Define other lands suitable for agriculture as lands on which existing or potential agricultural use is feasible, including dry farming, animal grazing, and timber harvesting. *5.4 Designation of Lands Suitable for Agriculture Designate any parcel, which contains other lands suitable for agriculture as Agriculture on the Local Coastal Program Land Use Plan Maps, subject to the following exceptions: urban areas, rural service centers, State Park lands existing as of the date of Land Use Plan certification, and solid waste disposal sites necessary for the health, safety and welfare of the County. *5.5 Permitted Uses on Prime Agricultural Lands Designated as Agriculture a. Permit agricultural and agriculturally related development on prime agricultural lands. Specifically, allow only the following uses: (1) agriculture including, but not limited to, the cultivation of food, fiber or flowers, and the grazing, growing, or pasturing of livestock; (2) non-residential development customarily considered accessory to agricultural uses including barns, storage/equipment sheds, stables for farm animals, fences, water wells, well covers, pump houses, and water storage tanks, water impoundments, water pollution control facilities for agricultural purposes, and temporary roadstands for seasonal sale of produce grown in San Mateo County; (3) soil dependent greenhouses and nurseries; and (4) repairs, alterations, and additions to existing single-family residences. b. Conditionally permit the following uses: (1) single-family residences, (2) farm labor housing, (3) public recreation and shoreline access trails, (4) non-soil dependent greenhouses and nurseries, and (5) onshore oil and gas exploration, production, and minimum necessary related storage, (6) uses ancillary to agriculture, (7) permanent roadstands for the sale of produce, provided the amount of prime agricultural land converted does not exceed one-quarter (1/4) acre, (8) facilities for the processing, storing, packaging and shipping of agricultural products, and (9) commercial wood lots and temporary storage of logs. *5.6 Permitted Uses on Lands Suitable for Agriculture Designated as Agriculture a. Permit agricultural and agriculturally related development on land suitable for agriculture. Specifically, allow only the following uses: (1) agriculture including, but not limited to, the cultivation of food, fiber or flowers, and the grazing, growing, or pasturing of livestock; (2) non-residential development customarily considered accessory to agricultural uses including barns, storage/ equipment sheds, fences, water wells, well covers, pump houses, water storage tanks, water impoundments, water pollution control facilities for agricultural purpose, and temporary roadstands for seasonal sale of produce grown in San Mateo County; (3) dairies; (4) greenhouses and nurseries; and (5) repairs, alterations, and additions to existing single-family residences. b. Conditionally permit the following uses: (1) single-family residences, (2) farm labor housing, (3) multi-family residences if affordable housing, (4) public recreation and shoreline access trails, (5) schools, (6) fire stations, (7) commercial recreation including country inns, stables, riding academies, campgrounds, rod and gun clubs, and private beaches, (8) aquacultural activities, (9) wineries, (10) timber harvesting, commercial wood lots, and storage of logs, (11) onshore oil and gas exploration, production, and storage, (12) facilities for the processing, storing, packaging and shipping of agricultural products, (13) uses ancillary to agriculture, (14) dog kennels and breeding facilities, (15) limited, low intensity scientific/technical research and test facilities, and (16) permanent roadstands for the sale of produce. *5.7 Division of Prime Agricultural Land Designated as Agriculture a. Prohibit the division of parcels consisting entirely of prime agricultural land. b. Prohibit the division of prime agricultural land within a parcel, unless it can be demonstrated that existing or potential agricultural productivity would not be reduced. c. Prohibit the creation of new parcels whose only building site would be on prime agricultural land. *5.8 Conversion of Prime Agricultural Land Designated as Agriculture a. Prohibit conversion of prime agricultural land within a parcel to a conditionally permitted use unless it can be demonstrated: (1) That no alternative site exists for the use, (2) Clearly defined buffer areas are provided between agricultural and non-agricultural uses, (3) The productivity of any adjacent agricultural land will not be diminished, and (4) Public service and facility expansions and permitted uses will not impair agricultural viability, including by increased assessment costs or degraded air and water quality. b. In the case of a recreational facility on prime agricultural land owned by a public agency, require the agency: (1) To execute a recordable agreement with the County that all prime agricultural land and other land suitable for agriculture which is not needed for recreational development or for the protection and vital functioning of a sensitive habitat will be permanently protected for agriculture and; (2) Whenever legally feasible, to agree to lease the maximum amount of agricultural land to active farm-operators on terms compatible with the primary recreational and habitat use. *5.9 Division of Land Suitable for Agriculture Designated as Agriculture Prohibit the division of lands suitable for agriculture unless it can be demonstrated that existing or potential agricultural productivity of any resulting parcel determined to be feasible for agriculture would not be reduced. *5.10 Conversion of Land Suitable for Agriculture Designated as Agriculture a. Prohibit the conversion of lands suitable for agriculture within a parcel to conditionally permitted uses unless all of the following can be demonstrated: (1) All agriculturally unsuitable lands on the parcel have been developed or determined to be undevelopable; (2) Continued or renewed agricultural use of the soils is not feasible as defined by Section 30108 of the Coastal Act; (3) Clearly defined buffer areas are developed between agricultural and non-agricultural uses; (4) The productivity of any adjacent agricultural lands is not diminished; (5) Public service and facility expansions and permitted uses do not impair agricultural viability, including by increased assessment costs or degraded air and water quality. b. For parcels adjacent to urban areas, permit conversion if the viability of agricultural uses is severely limited by conflicts with urban uses, the conversion of land would complete a logical and viable neighborhood and contribute to the establishment of a stable limit to urban development, and conditions (3), (4) and (5) in subsection a. are satisfied. *5.11 Maximum Density of Development Per Parcel a. Limit non-agricultural development densities to those permitted in rural areas of the Coastal Zone under the Locating and Planning New Development Component. b. Further, limit non-agricultural development densities to that amount which can be accommodated without adversely affecting the viability of agriculture. c. In any event, allow the use of one density credit on each legal parcel. d. A density credit bonus may be allowed for the merger of contiguous parcels. The maximum bonus shall be calculated by: (1) Determining the total number of density credits on all parcels included in a master development plan; and (2) Multiplying that total by 25% if the merger is entirely of parcels of 40 acres or less, or by 10% if some or all of the parcels combined are larger than 40 acres. The merged parcel shall be entitled to the number of density credits on the separate parcels prior to merger plus the bonus calculated under this subsection. The total number of density credits may be used on the merged parcel. Once a parcel or portion of a parcel has been part of a merger for which bonus density credit has been given under this subsection, no bonus credit may be allowed for any subsequent merger involving that parcel or portion of a parcel. e. Density credits on parcels consisting entirely of prime agricultural land, or of prime agricultural land and land which is not developable under the Local Coastal Program, may be transferred to other parcels in the Coastal Zone, provided that the entire parcel from which credits are transferred is restricted permanently to agricultural use by an easement granted to the County or other governmental agency. Credits transferred may not be used in scenic corridors or on prime agricultural lands; they may be used only in accordance with the policies and standards of the Local Coastal Program. *5.12 Minimum Parcel Size for Agricultural Parcels Determine minimum parcel sizes on a case by case basis to ensure maximum existing or potential agricultural productivity. *5.13 Minimum Parcel Size for Non-Agricultural Parcels a. Determine minimum parcel size on a case by case basis to ensure that domestic well water and on-site sewage disposal requirements are met. b. Make all non-agricultural parcels as small as practicable (residential parcels may not exceed 5 acres) and cluster them in one or as few clusters as possible. *5.14 Master Land Division Plan a. In rural areas designated as Agriculture on the Local Coastal Program Land Use Plan Maps on March 25, 1986, require the filing of a Master Land Division Plan before the division of any parcel. The plan must demonstrate: (1) how the parcel will be ultimately divided, in accordance with permitted maximum density of development, and (2) which parcels will be used for agricultural and non-agricultural uses, if conversions to those uses are permitted. Division may occur in phases. All phased divisions must conform to the Master Land Division Plan. b. Exempt land divisions which solely provide affordable housing, as defined in Policy 3.7 on March 25, 1986, from the requirements in a. c. Limit the number of parcels created by a division to the number of density credits to which the parcel divided is entitled, prior to division, under Table 1.3 and Policy 5.11d. and e., except as authorized by Policy 3.27 on March 25, 1986. *5.15 Mitigation of Land Use Conflicts a. When a parcel on or adjacent to prime agricultural land or other land suitable for agriculture is subdivided for non-agricultural uses, require that the following statement be included, as a condition of approval, on all parcel and final maps and in each parcel deed: "This subdivision is adjacent to property utilized for agricultural purposes. Residents of the subdivision may be subject to inconvenience or discomfort arising from the use of agricultural chemicals, including herbicides, pesticides, and fertilizers, and from the pursuit of agricultural operations, including plowing, spraying, pruning and harvesting, which occasionally generate dust, smoke, noise, and odor. San Mateo County has established agriculture as a priority use on productive agricultural lands, and residents of adjacent property should be prepared to accept such inconvenience or discomfort from normal, necessary farm operations." b. Require the clustering of all non-agricultural development in locations most protective of existing or potential agricultural uses. c. Require that clearly defined buffer areas be provided between agricultural and non-agricultural uses. d. Require public agencies owning land next to agricultural operations to mitigate rodent, weed, insect, and disease infestation, if these problems have been identified by the County's Agricultural Commissioner. *5.16 Easements on Agricultural Parcels As a condition of approval of a Master Land Division Plan, require the applicant to grant to the County (and the County to accept) an easement containing a covenant, running with the land in perpetuity, which limits the use of the land covered by the easement to agricultural uses, non-residential development customarily considered accessory to agriculture, and farm labor housing. The easement shall specify that, anytime after 3 years from the date of recordation of the easement, land within the boundaries of the easement may be converted to other uses consistent with open space (as defined in the California Open Space Lands Act of 1972 on January 1, 1980) upon finding that changed circumstances beyond the control of the land owner or operator have rendered the land unusable for agriculture and upon approval by the State Coastal Commission of a Local Coastal Program amendment changing the land use designation to Open Space. Uses consistent with the definition of open space shall mean those uses specified in the Resource Management Zone (as in effect on November 18, 1980). Any land use allowed on a parcel through modification of an agricultural use easement shall recognize the site's natural resources and limitations. Such uses shall not include the removal of significant vegetation (except for renewed timber harvesting activities consistent with the policies of the Local Coastal Program), or significant alterations to natural landforms. FLORICULTURE 5.17 Definition of Floricultural Uses a. Define "soil dependent" floricultural uses as those which require relocation on prime soil areas in order to obtain a growing medium. b. Define "nonsoil dependent" floricultural uses as floricultural uses, including greenhouses, which can be established on flat or gently sloping land and do not require locations on prime soils. 5.18 Location of Floricultural Uses a. Allow soil-dependent floriculture to locate on prime soils provided that a soil management plan is prepared showing how prime soils will be preserved and how they will be returned to their original condition when operations cease. b. Restrict non-soil dependent floriculture greenhouses to non-prime soil areas on parcels with level to gentle sloping ground (less than 20 percent slope). 5.19 Development Standards of Floricultural Uses a. Allow existing floricultural operations and greenhouses, whether soil dependent or independent, to expand on their existing sites or on adjacent sites in order to minimize capital expenditures, according to basic setback requirements of 30 feet from the right-of-way of any street and 20 feet from the lot lines of the parcel on which the greenhouse is located. Parcel Size Basic Setback Requirements Less than 5 acres 30 feet from the right-of-way of any street and 20 feet from the lot lines of the parcel on which the greenhouse is located. 5 acres or more 30 feet from the right-of-way of any street and from the lot lines of the parcel on which the greenhouse is located. b. Prohibit greenhouse, hothouse, or accessory structures from locating closer than 50 feet from the boundary line of a lot in a residential zoning district. c. Require runoff impoundments so that total runoff shall not be greater that if the site were uncovered, unless the applicant can demonstrate that increased runoff will not damage or be detrimental to downstream property owners. d. Require runoff containing fertilizers or pesticides be stored on site and not released to any perennial or intermittent stream, but disposed of according to standards established by the United States Environmental Protection Agency, and the State Regional Water Quality Control Board. e. Prohibit the use of herbicides or soil sterilants under any asphalt or concrete paving installed as part of a greenhouse development. f. Encourage new or expanded greenhouse operations to practice water conservation by one or more of the following methods: (1) recycling of irrigation water, (2) use of drip irrigation systems, (3) construction of small off-stream water reservoirs for water use during summer months, except where a sensitive habitat would be affected by reduced stream flow, and (4) other methods acceptable to the County. g. Apply the Design Review Ordinance regulations to greenhouse floriculture uses. h. Prohibit greenhouses from locating on ridges or hillcrests in order to prevent excessive grading and damage to hill silhouettes. i. Encourage new floricultural operations to use alternative energy systems and minimize reliance on oil and natural gas. Acceptable sources include, but are not limited to, solar energy and wind energy. j. Require on-site mitigation of adverse impacts for greenhouses located in or adjacent to urban areas. 5.20 Agricultural Management Practices a. Encourage proper soil conservation techniques and proper grazing methods. b. Encourage the development of conservation plans on a watershed by watershed basis with the Soil Conservation Service. c. Require that compost, processing waste water, and other by products of agricultural activities be properly disposed of on land or through suitable sewage disposal systems, if available. Prohibit disposal in perennial or intermittent streams or sensitive habitats. AGRICULTURAL WATER SUPPLIES 5.21 Water Supply Establish strategies for increasing agricultural water supplies without endangering sensitive habitats. *5.22 Protection of Agricultural Water Supplies Before approving any division or conversion of prime agricultural land or other land suitable for agriculture, require that: a. All non-agricultural uses permitted on a parcel demonstrate the existing availability of a potable and adequate on-site well water source. b. Adequate water supplies needed for agricultural production and sensitive habitat protection in the watershed are not diminished. c. All new non-agricultural parcels are severed from land bordering a stream and their deeds prohibit the transfer of riparian rights. 5.23 Priorities for Use of Agricultural Water Supplies Recommend to the California State Water Resources Control Board that when issuing permits for appropriate water rights they establish the following priorities: (1) The protection of minimum stream flows as determined by the State Department of Fish and Game; (2) New and existing agricultural operations; (3) New and existing farm family and farm labor housing; (4) Coastal dependent uses; (5) Public recreation and visitor serving facilities; (6) Other. 5.24 Monitoring of Agricultural Water Supplies a. Request the California State Water Resources Control Board to provide the County with special notice of: (1) any water rights application involving a San Mateo County stream, (2) any petition for change in an existing water rights entitlement, and/or (3) any petition for extension of time to apply water to a beneficial use under an existing entitlement involving a San Mateo County stream. b. Review all such notices and protest any application or petition which is not in conformance with the LCP. 5.25 Dam Construction Permit on-stream dams in the South Coast when all the following criteria are met: (1) In-stream flows adequate to support the maintenance of fish and wildlife habitats would be retained consistent with LUP Sensitive Habitat policies and the concurrence of the California Department of Fish and Game. (2) The capacity of the proposed dam would be consistent with demonstrated demand for agricultural purposes. (3) All water developed by on-stream dam construction would be exclusively used for agricultural purposes and, if feasible, for domestic purposes within the rural service center of Pescadero as identified and defined in the LUP. (4) For any dam proposed on Pescadero or Butano Creeks, a comprehensive hydrologic study and a marsh management plan have been prepared with the participation of the California Departments of Parks and Recreation, and Fish and Game, and in whose results those departments concur, demonstrating that the proposed dam would be compatible with maximum wildlife potential (Policy 7.21). 5.26 Small Water Impoundments a. Encourage farmers, acting individually or as a group, to develop: (1) their own water supplies by utilizing small off-stream reservoirs which draw from winter stream flows or (2) dams on intermittent streams. b. Assist farmers to obtain subsidies for water development and assign priority for funding to the water-short watersheds which were evaluated in the Agricultural Water Supplies Background Report. 5.27 Floriculture Water Supplies Require the allocation of future additional Mid-Coast water supplies to floriculture in accordance with the policies of the Public Works Component. 5.28 Monitoring of Wells Request funding from the State to monitor selected wells throughout the Coastal Zone to provide data on long-term well yield and water quality for the purpose of utilizing such information in development review. 5.29 Permits for Water Impoundments Require a grading permit for water impoundments according to the standards of review of the County's Excavating, Grading, Filling, and Clearing Ordinance. TAXATION 5.30 Review and Cancellation of Williamson Act Lands Review all Williamson Act contracts and agreements which were signed before 1976 to ensure that the lands contracted are consistent with the intent of the Williamson Act, the General Plan, the LCP, and present zoning; and file non-renewal notices on those not in conformity with the State Code and County policies. ROLE OF OTHER PUBLIC AGENCIES 5.31 LAFCo Spheres of Influence Request the Local Agency Formation Commission to exclude prime agricultural lands outside the urban boundary from designated spheres of influence. 5.32 Role of State Coastal Conservancy a. Encourage the Coastal Conservancy to acquire as a first priority prime agricultural lands within the urban boundary. b. Allow the Coastal Conservancy to exercise eminent domain powers to acquire parcels of prime agricultural lands one acre and larger in size located on the urban rural fringe, and otherwise threatened by conversion to non-agricultural uses. 5.33 Lease-Back of State Parks and Recreation Lands a. As a condition of permit approval, require the State, where legally feasible, to lease prime agricultural lands, and other land suitable to agriculture, determined to be feasible for agricultural use, which would not endanger an existing sensitive habitat, to active farm operators on terms compatible with recreational and any adjacent habitat use. b. Encourage the State to continue leasing prime agricultural land and other land suitable for agriculture prior to the issuance of any required permits. RG:fc/cdn - RXGC1888.AFM (8/11/92)