These standards apply to the production and sale of ornamental plants and other nursery products:
(a) Limitation on Use.
(1) Residential Categories. Nursery specialty operation in the residential rural and residential suburban categories are limited to plant propagation, with no on-site retail sales except as provided by Sections 23.08.056 (roadside stands), and 23.08.142(f) (seasonal sales). Greenhouses other than accessory greenhouses (Section 23.08.032(d)) are not allowed in the residential suburban category, unless authorized by development plan approval.
(2) Commercial Retail Category. Nursery specialty establishments within a commercial retail category are to be limited to retail sales. Outdoor sales areas of products other than plant materials in the commercial retail category shall be located behind commercial structures or at the rear of the lot. Outdoor retail sales in other locations on the site where such sales area is consistent with surrounding retail development may be approved with the required minor use permit.
(b) Limitations on Location.
(1) Greenhouses. No greenhouse shall be constructed where the natural slope exceeds fifteen percent.
(2) Retail Sales. Nursery specialty operations engaging in retail sales in the agriculture or rural lands categories shall be located on a collector or arterial road.
(c) Permit Requirement.
(1) Outdoor Plant Propagation. No permit required.
(2) Greenhouses. Minor use permit approval, which shall be subject to the review authority being able to make the following findings regarding the proposed project:
(A) The project has incorporated the following methods of water and energy conservation to the maximum extent feasible:
(i) Recycling of irrigation water;
(ii) Use of drip irrigation systems;
(iii) Construction of small off stream water reservoirs for water use during summer months;
(iv) Passive solar or open ventilation systems.
(B) All significant adverse impacts have been identified and mitigated.
(3) Retail Sales.
(A) Agriculture and Rural Lands Categories. No permit required if no structures are proposed to house produce displays or sales activities, and all products sold are produced on-site. Roadside stands are subject to Section 23.08.056. Permanent retail facilities require development plan approval.
(B) Commercial or Industrial Categories. Minor use permit approval.
(d) Minimum Site Area.
(1) Agriculture and Rural Lands. No minimum area.
(2) Residential Rural and Residential Suburban Categories. No minimum area for outdoor plant propagation; one acre for greenhouse facilities, except accessory greenhouses (See Section 23.08.032).
(3) Commercial and Industrial Categories. No minimum area.
(e) Setbacks. As required by Section 23.08.041 (Agricultural accessory structures) unless the Uniform Building Code would require a larger setback due to construction materials or except where located in a commercial land use category and entirely within a building that is not a greenhouse.
(f) Parking Requirements.
(1) Nurseries With Retail Sales. One parking space shall be provided for each five hundred square feet of floor area and each one thousand square feet of outdoor use area. Parking lot intensity is medium; loading bay intensity is low.
(2) Nurseries Without Retail Sales. None, provided that sufficient open area is provided to enable all employees, clients and wholesale customers to park all vehicles related to the use entirely on-site.
(g) Site Design Standards. The provisions of Sections 23.04.180 (Landscape, screening and fencing) through 23.04.190 (Fencing and screening) are applicable to greenhouse projects located within or adjacent to urban and village reserve lines.
(h) Special Standards -- Greenhouses That are Not Soil-Dependent. Greenhouses growing plants that do not require placement in native, prime soil and may require the use of impervious flooring are also subject to the following standards:
(1) The use of herbicides or soil sterilants under any paving is prohibited.
(2) As part of any drainage plan required by Section 23.05.042, a method of runoff impoundment shall be included that will limit runoff to predevelopment levels unless the applicant can demonstrate that increased runoff will not cause erosion or be otherwise detrimental to downstream property.
(3) Runoff containing fertilizers or pesticides shall be stored on-site and shall not be released to any perennial or intermittent stream. Disposal of such runoff shall be in accordance with standards established by the U.S. Environmental Protection Agency and the California Regional Water Quality Control Board. (Ord. 2881 § 39, 1999; Ord. 2715 §§ 103, 104, 1995; Ord. 2649 § 14, 1993; Ord. 2592 § 9 (part), 1992)