1 MONTERY COUNTY 2005 GENERAL PLAN UPDATE STUDY SESSION #1 MARCH 31, 2005

2 POPULATION/GROWTH OVERVIEWTOTAL CITIES UNINC. COUNTY CURRENT 401,762 301,504 100,258 111,318 95,557 15,761 2020 94,199 70,390 23,809* * Equates to Approximately 7,500 new households Population in Unincorporated County Declined by 221 5-Year RHNA Target 2,511 145 Market Rate 2,366 Below Market-rate Last 20 Years Below Market-rate 1,300 units created

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4 LAND USE ELEMENT

5 LAND USE PATTERN Retain the basic 1982 pattern and density (land use designations and zoning). Include all property owner requests previously endorsed by the Board (approx. 20). Include the study areas and special treatment areas identified in GPU3. Continue use of Area Plans Develop a scoring system for the evaluation of future development outside of Community Areas as a means of better meeting the goals and objectives of the General Plan.

6 CITY-CENTER GROWTH Encourage City-Centered GrowthIdentify Urban Limit Lines (ULL). Strongly oppose city growth outside of the ULL.

7 COMMUNITY AREAS Emphasize/Establish Community Areas.Pajaro Castroville. Boronda. Chualar. East Garrison/Fort Ord Rancho San Juan (RSJ). Moss Landing. Establish Future Study Areas. Pine Canyon. San Lucas.

8 CITIES COMMUNITY AREAS RURAL CENTERS

9 OUTSIDE COMMUNITY AREASAllow Limited Development Single family homes on legal lots of record. Secondary units not subject to density limits. One accessory structure (senior unit, caretaker unit, guesthouse) not subject to density limits Establish Rural Centers as areas for future development based upon existing development patterns and potential for infrastructure improvements. Areas to be considered as Rural Centers would be: Prunedale Las Lomas River Road between Pine Canyon and Las Palmas Carmel Valley from Highway 1 to the end of the 4-lane portion of Carmel Valley Road San Benancio/Corral de Tierra Del Monte Forest Lockwood Pleyto

10 OUTSIDE COMMUNITY AREAS (CONTINUED)Establish Criteria for Subdivisions Outside Community Areas: All projects except single family homes on legal lots of record and “special needs” housing projects constructed consistent with state law must also provide: One or more of the following amenities open to the pubic: Public open space or recreation space, Community center Community garden Day care facilities, After school center Senior center. Infrastructure and Finance Study that demonstrates that there are adequate public services and facilities to serve the project including availability of public water and sewer. Demonstrably high quality design (energy efficiency)

11 SCENARIO 1 70 Acres/20 Houses GP Amend from Ag = 1 Flat = 10No Floodplain/Habitat = 10 Mutual Water = 4 Roads LOS E = 2 Rural Center 10 miles = 1 100% Affordable = 10 Cluster/Park = 10 Public Safety 10 min = 8 Public Sewer = 10 TOTAL 66

12 SCENARIO 2 70 Acre/40 Houses Zoned LDR/2.5 = 1 30% Slope = 2Well Water = 1 LOS D = 2 Rural Center/5 Miles = 3 50% Affordable = 8 No Cluster = 1 Public Safety/15 Minutes = 5 No Sewer = 1 Oak Woodland = 3 TOTAL = 27

13 SCENARIO 3 70 Acres/20 Houses GP LDR/2.5 = 1090% less than 25% slope = 9 Public Water = 10 Roads LOS B = 10 ¾ from Rural Center = 6 No Habitat/geology Issues = 10 20% Affordable = 1 Septic = 3 Clustered/Open Space = 7 Public Safety Response 15 Min = 4 TOTAL 67

14 OUTSIDE COMMUNITY AREAS (CONTINUED)Identify the types of issues to include as part of a ranking system to be established by ordinance: Development located in on near one of the following Rural Centers Infrastructure (water, wastewater, roads) Existing conditions Proposed improvements Special Needs Housing Employment Opportunities Use of Transfer Development Credits (TDC) Resource Protection Public Viewshed Scenic Roads/Highways Open Space

15 AGRICULTURAL ELEMENT

16 40-ACRE MINIMUM Continue 1982 land use designations with amendments and Board approved property owner requests.

17 WINERY CORRIDORS Establish designated winery corridors along portions of: River Road/Arroyo Seco/Central Avenue Metz Road Jolon Road Require preparation of a Winery Corridor Plan(s) that establishes development and implementation guidelines including but not limited to: Number of Wineries/Tasting Rooms Minimum Lot sizes Allowed Auxiliary Structures and Uses (bed and breakfast, deli/restaurant, etc.) Design Guidelines (buildings, on-site and off-site signs, etc.) Expedited Process. Infrastructure Financing.

18 WINERY CORRIDORS Jolon Road River Road/ Arroyo Seco/ Central Metz RoadKing City 68 Chualar 101 Gonzales 101 River Road/ Arroyo Seco/ Central Soledad Metz Road Jolon Road Greenfield King City 101 WINERY CORRIDORS

19 AG BUFFERS Use 1982 Policy language that requires buffers of sufficient size to protect agricultural land/operations and that are dedicated in perpetuity. Specific criteria, including buffers for annexations, would be established by ordinance following completion of the General Plan.

20 CLUSTERING (AG LANDS) Create a program to allow additional residential units above current zoning if they are clustered to accommodate additional residences for families of landowners. Said program needs to: Address requirements for operation and maintenance of infrastructure (water, wastewater, roads, drainage) with cost estimates into the future. Require a deed restriction for a minimum of 30 years.

21 DECISION MAKERS Utilize the Agricultural Advisory Committee as a Land Use Advisory Committee (LUAC) to review all projects involving agricultural issues

22 AG VIEWSHED Establish policy that agricultural operations are considered part of the acceptable viewshed in Monterey County

23 ROUTINE & ON-GOING Establish a 3-tier approach to routine and on-going agricultural activities. Tier I: Activities normally associated with agricultural operations that do not require any County review or permits. Tier II: Activities (conversion, slopes issues, drainage problems, quasi agricultural uses) that require a ministerial permit or an administrative permit that is subject to staff review only. Tier III: Major activities (slopes over 30%, large processing facilities, truck stops, etc) that require a discretionary permit with a public hearing.

24 EXAMPLES OF ROUTINE AND ON-GOING OPERATIONSTIER 1 (NO PERMIT): Continued cultivation, tillage, irrigation and management of the soil; Conversion of previously uncultivated land to cultivated agricultural uses on slopes of less than 15%; Management of pasture and rangeland; Direct sale to consumers of products grown on the premises or in the immediate area to consumers in facility not having permanent improvements or utilities; Raising of livestock, poultry, fur bearing animals, dairying or fish; Maintenance of sediment basins, stock ponds, irrigation and tail water return systems, stream bank and grade stabilization, water retention and pumping facilities, erosion control and surface drainage activities, including but not limited to soil and water conservation measures. Maintenance of farm access roads, trails, and parking facilities. Fencing, corrals, animal handling facilities, but not including livestock feed yards; Storage structures for agricultural equipment and materials in support of the on site agricultural use of the property and properties under the control of the owner; Greenhouses

25 EXAMPLES OF ROUTINE AND ON-GOING OPERATIONS (CONTINUED)TIER 2 (MINISTERIAL): Conversion of previously uncultivated land to cultivated agricultural use on slopes of 15%-30%; Direct sale to consumers of products grown on the premises or in the immediate area or which are typical of agricultural products grown in Monterey County to consumers in facilities having permanent improvements and utilities; Development of sediment basins, stock ponds, irrigation and tail water return systems, stream bank and grade stabilization, water retention and pumping facilities, erosion control and surface drainage activities, including but not limited to soil and water conservation measures on slopes less than 30%; Construction of farm access roads, trails, and parking facilities. Farm stays and eco tourism Hunting and fishing facilities; Ag processing facilities less than 10,000 square feet (building permit); greater than 10,000 square feet, but less than 35,000 square feet (Administrative Permit.)

26 EXAMPLES OF ROUTINE AND ON-GOING OPERATIONS (CONTINUED)TIER 3 (DISCRETIONARY): Conversion of previously uncultivated land to cultivated agricultural use on slopes in excess of 30%; Development of sediment basins, stock ponds, irrigation and tail water return systems, stream bank and grade stabilization, water retention and pumping facilities, erosion control and surface drainage activities, including but not limited to soil and water conservation measures on slopes in excess of 30%; Construction and maintenance of farm access roads, trails, and parking facilities on slopes in excess 30%; Agricultural processing facilities greater than 35,000 square feet Livestock feed yards;

27 HABITAT PROTECTION Limit designation of environmentally sensitive areas to those areas and species on adopted state and federal lists/regulations as rare, endangered, or threatened and define how it applies through listing routine and ongoing-agricultural activities.