Agricultural processing activities, including but not limited to wineries, packing and processing plants, and fertilizer plants, are allowable subject to the following standards.
A. Permit Requirements. Minor use permit approval, unless Section 22.08.030 (Project-Based Permit Requirements) or Subsection D. would otherwise require use permit approval.
B. Application Content.
1. Public Notice.
a. Prior to Application Submittal. The applicant shall submit evidence that the neighboring property owners and the applicable advisory group were notified of the request prior to the submission of the land use permit to the county. This notice shall be provided by the applicant sending a letter using the form provided by the department of planning and building. The letter shall be mailed or delivered at least ten days prior to application submittal to the applicable advisory group and to all owners of real property as shown on the latest equalized assessment roll within one thousand feet of the subject site.
b. Public Hearing Notice. Public notice shall be provided to owners of property within a minimum of one thousand feet of the exterior boundaries of the proposed agricultural processing site and to all property owners fronting any local roads that serve the facility back to an arterial or collector, instead of in the manner normally required for public hearings by Section 22.70.060. Public notice may be required to be provided to properties greater than one thousand feet away for certain applications at the discretion of the director of planning and building.
2. Description of Use. Applications for agricultural processing uses are to include a description of all processes and equipment proposed for use on the site, and a description of measures proposed to minimize the off-site effects of dust, odor or noise generated by the proposed operation. Such information is to be provided in addition to that specified in Article 6 (Land Use and Development Permit Procedures), in order to evaluate the conformity of a proposed use with the standards of Article 3 (Site Planning and General Project Design Standards).
C. Minimum Site Area. No minimum required unless Subsection D. would otherwise require a minimum site area.
D. Standards for Specific Uses.
1. Fertilizer Plants. The following are minimum requirements to enable consideration of a specific proposal. Greater separation between fertilizer plants and other uses may be required through land use permit approval.
a. Location: No closer than one-half mile from any residential category located within an urban or village reserve line; and no closer than four hundred feet to any residence outside the ownership of the applicant.
b. Setbacks: Two hundred feet from each property line.
2. Wineries. For the purposes of this section, a winery is defined as an agricultural processing facility used for the processing (fermentation when combined with any of the following: crushing, barrel aging, blending, and bottling) of juices into wine or the refermenting of still wine into sparkling wine. This definition does not include the storage of case goods in the absence of processing (included under Warehousing).
a. Access Location. The principal access driveway to a winery with public tours, tasting, retail sales or special events held in compliance with Subsection D.2.i. is to be located on or within one mile of an arterial or collector.
b. Solid Waste Disposal. Pomace may be used as fertilizer or soil amendment, provided that such use or other disposal shall occur in accordance with applicable health department standards.
c. Liquid Waste Disposal. Standards will be set, where applicable, through regional water quality control board discharge requirements developed in compliance with Section 22.10.180 (Water Quality).
d. Setbacks.
(1) Rural Areas. All winery structures and outdoor use areas shall be a minimum of one hundred feet from each property line and no closer than two hundred feet to any existing residence outside of the ownership of the applicant. Where a winery has public tours, tasting, retail sales, or special events (in compliance with Subsection D.2.i.), the setback shall be increased to two hundred feet from each property line and no closer than four hundred feet to an existing residence outside the ownership of the applicant. These setbacks can be modified through minor use permit approval when a use permit is not otherwise required by Subsection A. Approval may be granted only after the review authority first determines that the request satisfies any of the following findings: (1) there is no feasible way to meet the required setbacks without creating environmental impacts or impacting prime agricultural land (SCS Class I, II and III); (2) the property fronts an arterial or collector street; (3) the setbacks are not practical or feasible due to existing topographic conditions or existing on-site vegetation or (4) is a legally constructed existing structure that was built prior to 1980 and it can be clearly demonstrated that the structure was intended for a legitimate agricultural or residential use.
(2) Urban and Village Areas. As required by Section 22.10.140 et seq.
e. Signing. As provided by Chapter 22.20 (Signs) of this title.
f. Parking. Parking shall be provided in compliance with Chapter 22.18 (Parking and Loading Standards). Parking lot construction standards shall be provided in compliance with Section 22.18.060. The parking shall be located and/or landscaped so it is screened from public roads where topography or existing on-site vegetation (including vineyards) does not provide for adequate screening. No parking shall be allowed within any adjoining road right-of-way.
g. Design Standards.
(1) Exterior. In the agriculture, rural lands or Residential Rural land use categories, all structures associated with the winery (including production facilities) shall have an exterior design style that is agricultural or residential in nature using non-reflective siding and roofing materials. Structures shall not use an exterior design style typically associated with large industrial facilities unless the facility is proposed in the Commercial Service or Industrial land use categories.
(2) Screening. Any portion of the winery structures that are visible from public roads shall be screened where necessary to ensure the rural character of the area is unchanged unless screening is not practical, feasible or necessary due to existing topographic conditions or existing on-site vegetation (including vineyards). The screening may include such measures as landscape or existing vegetative screening, existing topography, and/or arrangement of the structures on the site to minimize bulky appearance. Any tank located outside of structures shall be screened one hundred percent from public roads.
(3) Height. The maximum height of any structure associated with a winery facility shall be thirty-five feet. The height may be increased to forty-five feet where a pitched roof of greater than four in twelve is proposed and at least fifty percent of the structure is at thirty-five feet in height or less.
(4) Lighting. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from any location off the project site. All lighting poles, fixtures, and hoods shall be dark colored. No exterior lighting shall be installed and/or operated in a manner that would throw light, either reflected or directly, in an upward direction.
h. Tasting Rooms. Tasting rooms shall be clearly incidental, related and subordinate to the primary operation of the winery as a production facility.
(1) Permit Requirement. Minor use permit approval. Tasting rooms shall also meet all the standards for wineries set forth in Subsection D.2., in addition to the specific standards of this Subsection.
(2) Location. The tasting room shall be located within or no more than two hundred feet from the winery facilities. This standard may be waived where site constraints, on-site access, visual concerns, grading or other environmental issues can be better addressed through an increased distance. A minor use permit application may be used to modify this standard where an existing structure built prior to 1980 is being used as the tasting facility.
(3) Number of Tasting Rooms Allowed. One tasting room is allowed for each winery. If more than one winery share production facilities or more than one winery is located on a site, only one tasting room is allowed. More than one winery facility may share a tasting room.
i. Special Events. For the purposes of this section, special events are defined as any of the following events when there is the possibility that fifty people or more individuals will attend: concerts (with or without amplified sound), weddings, advertised events (including fund raising, but not including industry-wide events), and advertised winemaker dinners open to the general public. Does not include normal patronage of the tasting room or non-advertised events.
(1) Permit Requirement. Minor use permit approval where six or less special events for no more than eighty individuals are proposed, unless a higher level of permit is required by this ordinance for the proposed facility. Use permit approval for six or more special events or where there is the possibility that more than eighty individuals may attend.
(2) Minimum Site Area. Twenty acres. A minor use permit application may be used to waive this standard where the character of the area, access, and the types of special event proposed make a twenty acre minimum site area unnecessary, unless a higher level of permit is required by this ordinance for the proposed facility.
(3) Limitation on Use. Special events are limited to forty days a year. Any special event proposing outdoor amplified music shall only be allowed from ten a.m. to five p.m. No outside amplified sound shall occur before ten a.m. or after five p.m. The standard relating to amplified music may only be waived or modified where a finding can be made by the review authority that the noise at the property line will not exceed sixty-five dB.
(4) Design and Operational Standards: All special events shall also meet all the applicable standards set forth in Subsection D.2. and the standards set forth in Subsection 22.30.610.D.14 and E, in addition to the specific standards of this Subsection.
(5) Setbacks. All special events shall conform to the setback standards of Subsection D.2.d.
(6) Effect on Existing Special Events. All unpermitted existing special events in existence on the effective date of this section (November 21, 2001) shall be subject to the standards specified in this Subsection. Required land use permits shall be requested from the county within one hundred twenty days of the effective date specified above. If the required land use permit, has not been requested within the time frames set forth in this section, the penalties of Chapter 22.74 (Enforcement) of this Title shall apply.
3. Commercial Composting. These standards apply to the establishment of a commercial composting operation in addition to any applicable standards or permits that may be required from the California Integrated Waste Management Board or the county environmental health department.
a. Minimum Site Area: Five acres.
b. Parking Requirement. None, provided that sufficient usable area is available to permanently accommodate all employee and user parking needs entirely on-site. Parking areas shall be located no closer than one hundred feet from each property line.
c. Setbacks. Outdoor use areas and structures shall be two hundred feet from each property line, and no closer than five hundred feet to any residence outside of the ownership of the applicant. None, provided that sufficient usable area is available to permanently accommodate all employee and user parking needs entirely on-site. Parking areas shall be located no closer than one hundred feet from each property line. (Ord. 2982 § 1 (part), 2002)