August 28, 2000

The Honorable Board of Supervisors
County of Los Angeles
383 Kenneth Hahn Hall of Administration
500 West Temple Street
Los Angeles, California 90012

Dear Supervisors:

HEARING ON AMENDMENTS TO COUNTY CODE TITLE 22 (PLANNING AND ZONING) TO PERMIT WINERIES AND INCIDENTAL USES IN AGRICULTURAL, RESORT AND RECREATION AND INDUSTRIAL ZONES
(ALL SUPERVISORIAL DISTRICTS) (3-VOTES)

IT IS RECOMMENDED THAT YOUR BOARD AFTER THE PUBLIC HEARING:

1. Approve recommendations of the Regional Planning Commission to permit wineries and winery-related incidental visitor-serving uses in Agricultural, Resort and Recreation and Industrial Zones.

2. Consider the attached Negative Declaration together with any comments received during the public review process, find on the basis of the whole entire record before the Board that there is no substantial evidence the project will have a significant effect on the environment, find that the Negative Declaration reflects the independent judgment and analysis of the Board, and adopt the Negative Declaration.

3. Find that the adoption of the proposed ordinance is de minimus in its effect on fish and wildlife resources, and authorize the Director of Regional Planning to complete and file a Certificate of Fee Exemption for the project.

4. Adopt the attached ordinance, previously approved as to form by County Counsel, to amend Title 22 of the Los Angeles County Code as recommended by the Regional Planning Commission.

5. Specify that the location and custodian of the record of proceedings on which adoption of the attached negative declaration and attached ordinance is based is: Executive Office, Kenneth Hahn Hall of Administration, 500 West Temple Street, Room 383, Los Angeles, CA 90012

PURPOSE OF RECOMMENDED ACTION

The proposed ordinance amendments are in response to a Board motion instructing the Regional Planning Commission to consider allowing boutique wineries in Agricultural Zones by Conditional Use Permit.

JUSTIFICATION

Presently, the Zoning Ordinance permits growing crops such as wine grapes in most zones. However, wineries are permitted only in the industrial zones, unlike many other jurisdictions in California that allow wineries in agricultural zones. Consequently, vineyard owners in Agricultural Zones in Los Angeles County must export their wine grapes off-site for processing due to these zoning regulations. To resolve this situation, the proposed ordinance permits wineries in Agricultural and Resort and Recreation zones, thereby allowing local vineyard owners to process their wine grapes on-site.

FISCAL IMPACT

Implementation of the proposed amendments should not result in any new significant costs to the County or to the Department of Regional Planning in the immediate future.

FINANCING

It is not expected that the proposed amendments will result in substantial increased costs, and no request for financing is being made at this time.

FACTS AND PROVISIONS/LEGAL REQUIREMENTS

The proposed ordinance permits small wineries without visitor services by Director’s Review in the Heavy Agricultural (A-2) and Resort and Recreation Zones (R-R), except in Significant Ecological and Hillside Management Areas. These wineries are subject to strict standards and conditions that include:

1) Five thousand gallon maximum annual production capacity
2) At least 50% of the wine produced must be from grapes cultivated on vineyards owned or leased by the applicant and within one mile of the proposed winery

3) Five acre minimum combined acreage for the vineyards/wineries; Qualifying acreage may not include land with greater than 50% slope
4) Visitor services, amplified sound, live music and signage are prohibited
5) Setbacks of 50 feet from exterior property lines and 100 feet from stream banks
6) Operating hours between 7 am to 7 pm except during the harvest season
7) Applicant must provide clearance from agencies such as Department of Public Works, Department of Health Services, and Regional Water Quality Control Board, to ensure adequate water supply, private waste disposal capacity and no adverse water quality impacts.
8) Notice must be provided to adjoining property owners unless the winery is located 500 feet or more from adjoining properties
Wineries that do not meet the Director’s Review criteria may be approved subject to a Conditional Use Permit in the Agricultural (A-1, A-2) and Resort and Recreation Zones with certain conditions, some of which may be modified by the Hearing Officer or Regional Planning Commission, including:

1) Fifty thousand gallon maximum annual production capacity;
2) At least 50% of the wine produced must be from grapes cultivated on vineyards owned or leased by the applicant and within five miles of the proposed winery
3) Winery-related incidental visitor services such as wine sale, private winery tours and wine tasting, noncommercial social activities, and noncommercial food service, may be permitted
4) Five acre minimum combined acreage for the vineyards/wineries; Qualifying acreage many not include land with greater than 50% slope

5) Amplified sound and live music are prohibited
6) Setbacks of 50 feet from exterior property lines and 100 feet from stream banks
7) Applicant must provide clearance from agencies such as Department of Public Works, Department of Health Services, and Regional Water Quality Control Board, to ensure adequate water supply, private waste disposal capacity and no adverse water quality impacts.

In Industrial Zones, wineries are permitted, while winery-related incidental visitor services require a Conditional Use Permit.

The Regional Planning Commission conducted public hearings on the proposed ordinance on May 24, 2000 and July 19, 2000. Testifiers generally supported the ordinance, but several expressed concerns regarding water quality and neighborhood compatibility issues. Testifiers also requested a Director’s Review for small wineries without visitor services. The Commission directed staff to establish: 1) A Director’s Review procedure for small wineries without visitor services, 2) A maximum slope requirement, 3) Setbacks from property lines and stream banks, 4) Prohibition of amplified sound and live music, and 5) Conditions to address water quality and neighborhood compatibility issues. On August 23, 2000, the Commission approved the proposed modifications.

The attached ordinance contains these proposed revisions and has been approved as to form by County Counsel.

A public hearing is required pursuant to Section 22.16.200 of the County Code and Section 65856 of the Government Code. Required notice must be given and the public hearing held pursuant to the procedure and requirements set forth in Section 22.60.174 of the County Code. These procedures exceed the minimum standards of Government Code Section 6061, 65090, and 65856 relating to notice of public hearing.

IMPACT ON CURRENT SERVICES (OR PROJECTS)

Approval of the ordinance is not anticipated to have an impact on current services.

NEGATIVE DECLARATION/ENVIRONMENTAL IMPACTS

The ordinance constitutes a regulatory action that will not have a significant adverse effect on the environment. Compliance with the ordinance’s standards of development will ensure that wineries will operate in a manner that does not detract from surrounding neighborhoods or adversely impact communities.

The attached Initial Study shows that there is no substantial evidence, in light of the whole record before your Commission, that the adoption of the proposed ordinance may have a significant effect on the environment. Therefore, in accordance with Section 15070 of the State CEQA guidelines, a Negative Declaration was prepared. Based upon the attached Negative Declaration, adoption of the proposed ordinance will not have a significant effect on the environment.

A copy of the Negative Declaration has been transmitted to 80 public libraries for public review. Public notice was published in eleven newspapers of general circulation not later than April 23, 2000, pursuant to Public Resources Code Section 21092.

Based upon the attached Negative Declaration, adoption of the proposed ordinance will not have a significant effect on the environment.

Respectfully submitted,

DEPARTMENT OF REGIONAL PLANNING

James E. Hartl, AICP
Director of Planning

JEH:PH:LS:AL

Attachments:

1. Resolution of the Regional Planning Commission
2. Project Summary
3. Recommended Ordinance for Board Adoption
4. Negative Declaration
5. Summary of RPC Proceeding
6. Legal Notice of Board Hearing/Previous RPC Notice of Public Hearing
7. List of Persons to be Notified

c: Chief Administrative Officer
Judith Fries, Principal Deputy County Counsel
Executive Officer, Board of Supervisors
Auditor - Controller

RESOLUTION

REGIONAL PLANNING COMMISSION

COUNTY OF LOS ANGELES

WHEREAS, the Regional Planning Commission of the County of Los Angeles has conducted a public hearing on May 24, 2000 and July 19, 2000 on the matter of amendments to Title 22 (Planning and Zoning) of the Los Angeles County Code to permit wineries and incidental uses in Agricultural, Resort and Recreation, and Industrial Zones; and

WHEREAS, the Commission finds as follows:

1. The County zoning ordinance currently permits growing crops such as grapes in many zones, including Agricultural and Resort and Recreation zones;

2. “Wine storage and manufacture,” however, is permitted only in the Industrial Zones;

3. Consequently, vineyard owners in Agricultural and Resort and Recreation Zones often export their grapes to other counties for processing due to this zoning restriction and the limited number of wineries in the County;

4. Other jurisdictions throughout California, such as Santa Barbara, San Luis Obispo, Santa Cruz, Riverside, Sonoma and Napa Counties, permit wineries in agricultural zones;

5. Wineries are comparable to and compatible with other uses permitted in Agricultural Zones, such as the processing and sale of dairy products, fruit and vegetable packing plants, and linseed, cottonseed, and coconut oil processing plants. Wineries are also compatible with other uses permitted in Resort and Recreation zones;

6. The proposed zoning ordinance amendments permit wineries with winery-related incidental visitor services in Agricultural and Resort and Recreation Zones subject to a Conditional Use Permit with certain conditions;

7. The proposed amendments also permit small wineries without visitor services in Heavy Agricultural (A-2) and Resort and Recreation (R-R) zones subject to review and approval by the Director in accordance with strict standards and conditions;

8. These conditions are intended to ensure that goals of Agricultural and Resort and Recreation Zones to encourage “agricultural pursuits” and “outdoor recreational uses suitable for development without significant impairment to the resources of the area” are met. The standards are also meant to ensure compatibility with surrounding uses and adequate review of potential winery-related environmental impacts.

9. The proposed ordinance amendments also permit wineries in Industrial Zones; Winery-related incidental uses such as winery tours, wine sale and tasting require a Conditional Use Permit;

10. The proposed amendments are compatible with and are supportive of policies of the Los Angeles General Plan to maintain and conserve existing development, and to preserve sound Agricultural and Resort and Recreation Areas; and

11. The Regional Planning Commission has considered the attached Negative Declaration together with any comments received during the public review process, finds on the basis of the whole record before the Commission that there is no substantial evidence that the proposed ordinance will have a significant effect on the environment, finds that the Negative Declaration reflects the independent judgment and analysis of the Commission, and adopts the Negative Declaration.

THEREFORE, BE IT RESOLVED THAT the Regional Planning Commission recommend to the Board of Supervisors of the County of Los Angeles as follows:

1. That the Board hold a public hearing to consider the proposed amendments to Title 22 of the Los Angeles County Code to permit wineries and incidental uses in Agricultural, Resort and Recreation, and Industrial zones;

2. That the Board certify completion of and approve the Negative Declaration and find that the proposed Zoning Ordinance amendments will have no significant effect on the environment, as indicated in said attached declaration.

3. That the Board adopt the proposed ordinance containing modifications to Title 22, and determine that it is compatible with and supportive of the goals and policies of the Los Angeles County General Plan; and

I hereby certify that the foregoing resolution was adopted by the Regional Planning Commission of the County of Los Angeles on August 23, 2000.

______________________
Rosie Ruiz, Secretary
Regional Planning Commission
County of Los Angeles

COUNTY OF LOS ANGELES
DEPARTMENT OF REGIONAL PLANNING

PROJECT SUMMARY

PROJECT DESCRIPTION: Proposed amendments to Title 22 (Zoning Ordinance) permitting wineries in Agricultural, Resort and Recreation and Industrial Zones

REQUEST : Approve the proposed amendments to Title 22.

LOCATION : Countywide application.

APPLICANT OR SOURCE: Board motion

STAFF CONTACT : Ms. Lin at (213) 974-6467.

RPC HEARING DATES : May 24, 2000 and July 19, 2000

RPC RECOMMENDATION: Board hearing and approval of proposed zoning ordinance amendments.

MEMBERS VOTING AYE : Pederson, Feldman, and Vargo.

MEMBERS ABSENT : Campbell

MEMBERS ABSTAINING : Valadez

KEY ISSUES : Ordinance permits wineries in Agricultural, Resort and

Recreation and Industrial Zones.

MAJOR POINTS FOR : Ordinance reflects trend of many jurisdictions to allow wineries in Agricultural Zones

: Ordinance permits vineyard owners to process their grapes on-site instead of having to ship them off-site

: Development standards and conditions are intended to ensure compatibility with surrounding areas, but also flexible to accommodate the varying conditions throughout the County

MAJOR POINTS AGAINST: Potential water quality and environmental impacts from the establishment of vineyards and wineries on hillsides and environmentally sensitive areas

: Neighborhood compatibility issues, especially with regard to noise, traffic, visitor services, commercial nature of winery-related operations

ANALYSIS

This ordinance amends Title 22 - Planning and Zoning of the Los Angeles County Code to define wineries and permit them in agricultural, resort and recreation, and industrial zones, with certain restrictions.

LLOYD W. PELLMAN
County Counsel

By:
JUDITH A. FRIES
Principal Deputy County Counsel
Public Works Division

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9/11/00

G:\PWORKS\ORD\CNZ0080.WPD

ORDINANCE NO.

An ordinance amending Title 22 Planning and Zoning of the Los Angeles County Code to define wineries and permit them in agricultural, resort and recreation, and industrial zones.
The Board of Supervisors of the County of Los Angeles ordains as follows:

SECTION 1. Section 22.08.230 is amended to add the following definition in alphabetical order:

22.08.230 W.

– "Warehouse" means any building located in an industrial zone that is utilized at least 80 percent for warehousing. This definition shall not apply to self-service storage facilities.
– "Waste disposal facility" means any dump, transfer station, land reclamation project, incinerator except household incinerators and wood refuse to be burned in a suitable furnace, or other similar site or facility which is used or intended to be used for the transfer, salvage or disposal of rubbish, garbage or industrial waste.
– "Water appeals board" means the water appeals board created by the ordinance set out at Division 1 of Title 20 of this code.
– "Wetland" means land within the coastal zone which may be covered periodically or permanently with shallow water and includes saltwater marshes, freshwater marshes, open or closed brackish water marshes, swamps, mudflats and fens.
– "Wheel stop" means a physical barrier sufficient in size to prevent the movement of automobiles or other vehicles over or past such barrier.
– "Wild animal" means any wild, exotic, dangerous or nondomestic animal, including but not limited to mammals, fowl, fish or reptiles.
– "Wineries" means facilities used for processing grapes into wine, which processing may include bottling, aging, storage, or shipping of wine.
– "Writing" means and includes any form of recorded message capable of comprehension by ordinary visual means. Whenever any notice, report, statement or record is required or authorized by this Title 22, it shall be made in writing in the English language unless it is expressly provided otherwise.

SECTION 2. Subsection A of Section 22.24.100 is amended to add the following use in alphabetical order:

. . .
– Wineries, subiect to the conditions of Section 22.56.225.
. . .

SECTION 3. Subsection A of Section 22.24.140 and subsection A of Section 22.40.210 are amended to add the following use in alphabetical order:

. . .
– Wineries, subject to the standards and conditions specified in Section 22.56.1763, except that a conditional use permit shall be obtained as provided in Section 22.56.225 for a winery: 1) which includes winery-related incidental visitor-serving uses, or 2) with an annual production capacity of over 5,000 gallons of wine, or 3) in a hillside management or significant ecological area, or 4) not otherwise in full compliance with Section 22.56.1763.
. . .

SECTION 4. Subsection A of Section 22.24.150 and subsection A of Section 22.40.220 are amended to add the following use in alphabetical order:

. . .
– Wineries, not in full compliance with Section 22.56.1763, subject to the conditions of Section 22.56.225.
. . .

SECTION 5. Subsection B of section 22.32.040 is amended to amend the following use in alphabetical order:

. . .
– Wine storage and manufacture Wineries, except that winery-related incidental visitor-serving uses shall be subject to a conditional use permit as provided in Section 22.32.070.
. . .

SECTION 6. Section 22.32.070 is amended to read as follows:

22.32.070 Uses subject to permits.

Premises in Zone M-1 may be used for:
A. The following uses, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit:
– Any use listed in Section 22.24.100 (Zone A-1) or Section 22.28.260 (Zone C-M), subject to the limitations and conditions set forth therein.
– Child care centers.
– Mobilehomes, for use by a caretaker and his immediate family where continuous supervision is required for a period longer than six consecutive months in any 12-month period, in accordance with the provisions of Part 6 of Chapter 2.52.
– Winery-related incidental visitor-serving uses including, but not limited to, the sale of wine, winery tours, and wine tasting.
B. The following uses, provided the specified permit has first been obtained, and while such permit is in full force and effect in conformity with the conditions of such permit for:
– Cemeteries, as provided in Part 4 of Chapter 22.56.
– Explosives storage, as provided in Part 5 of Chapter 22.56.
– Surface mining operations, as provided in Part 9 of Chapter 22.56.
– Temporary uses, as provided in Part 14 of Chapter 22.56.

SECTION 7. Section 22.56.225 is added to read as follows:

22.56.225 Wineries – Additional Conditions.

A. In approving a conditional use permit for a winery, the hearing officer shall specify the following, which shall be made conditions of such grant in addition to conditions imposed pursuant to Section 22.56.100, except that the hearing officer may modify any of the conditions set forth in subsections 1 through 6 below:

1. The winery shall be operated in conjunction with existing vineyards located on parcels of land owned or leased by the applicant within five miles of the winery. This distance shall be measured in a straight line, without regard to intervening structures, from the nearest property line of the parcel on which the winery is to be established to the nearest property lines of the vineyards;
2. The subject winery and vineyards shall be located on parcels of land with a combined area of not less than five acres. The area used to calculate this minimum acreage shall not include any portion of a parcel with a slope of 50 percent or more. The applicant shall submit a site plan showing the existing topography of the subject properties and delineate any land with a slope of 50 percent or more;
3. The annual production capacity of the winery shall not exceed 50,000 gallons of wine, of which not less than 50 percent of the wine shall be produced from grapes cultivated on the parcels of land designated on the site plan in satisfaction of subsections 1 and 2 above. The annual production capacity and storage limits of the winery shall not exceed those specified in the conditions of the permit;
4. Where approved in the conditional use permit, winery-related incidental visitor-serving uses including, but not limited to, the following may be permitted: a) the sale of wine produced on the premises; b) winery tours and wine tasting by appointment only; c) noncommercial social activities; and d) noncommercial food service. These visitor-serving uses shall be directly related to and clearly secondary to the winery. Adequate parking, fire protection, water supply, and sanitation facilities for these visitor-serving uses shall be required;
5. Structures for the winery, visitor-serving uses, and/or private waste disposal system shall be located not less than 50 feet from exterior lot lines and 100 feet from any stream banks. They shall be located and designed to minimize adverse impacts to adjoining properties and to minimize water quality impacts to nearby streams, with design features and/or best management practices such as, but not limited to, fences, walls, landscaping, and buffer areas;
6. Amplified sound and/or live music are prohibited;
7. Sound levels of the winery operations and visitor- serving uses shall comply with noise standards for residential properties as specified in Section 12.08.390;
8. Parking and loading shall be provided in accordance with Part 11 of Chapter 22.52;
9. Operating hours of the winery and, where applicable, visitor-serving uses shall be as specified in the conditions of the permit, recognizing the unique requirements of winery operations during the harvest season;
10. Winery operations, visitor-serving uses, and/or private sewage disposal systems shall be conducted in accordance with applicable Department of Health Services, Department of Public Works, and California Regional Water Quality Control Board standards and requirements. In no case shall any waste be treated, stored, or disposed of in a manner that could result in runoff into any surface stream or leach into groundwater; and
11. The conditional use permit shall be contingent upon the applicant obtaining all required permits and complying with all applicable provisions of state and local laws, ordinances, regulations, and policies.

B. In addition to the information required by Section 22.56.030, the application shall contain the following information:

1. Where private waste disposal systems are to be utilized, they shall be adequate to serve the use. The director may accept clearance and/or recommendations from the Department of Public Works, Department of Health Services, and California Regional Water Quality Control Board in satisfaction of this requirement. Such recommendations shall be considered in determining conditions of approval;
2. There shall be sufficient water supply for the use. The director may accept clearance and/or recommendations from the Department of Public Works or the County Forester and Fire Warden in satisfaction of this requirement. Such recommendations shall be considered in determining conditions of approval; and
3. There shall be no adverse soil erosion or sedimentation impacts on water quality from any building, grading, or excavation. Preliminary geologic/soils reports, drainage, and/or grading plans shall be submitted where required by the director of public works. The director may accept clearances and/or recommendations from the Department of Public Works and California Regional Water Quality Control Board in satisfaction of this requirement. Such recommendations shall be considered in determining conditions of approval.

SECTION 8. Section 22.56.1763 is added to read as follows:

22.56.1763 Director's review – Winery – Standards and conditions.

A. Notice Requirements.

1. In all cases where an application is filed, the director shall cause a notice indicating the applicant's request at the location specified to be forwarded by first-class mail, postage prepaid, to:

a. All persons whose names and addresses appear on the latest available assessment roll of the County of Los Angeles as owning property adjacent to the exterior boundaries of the property on which the winery is to be established; provided, however, that where the closest point that the winery is to be established is 500 feet or more from such adjoining property, this subsection shall not apply;
b. A notice addressed to "occupant" or "occupants" in all cases where the mailing address of any owner of property required to be notified under the provisions of subsection 1a is different from the address of such adjacent property; and
c. Such other persons whose property in the director's judgment might be affected by such application or permit.

2. Such notice shall also indicate that any individual opposed to the granting of the approval may express such opposition by written protest to the director within 15 days after receipt of such notice.

B. In addition to the principles and standards contained in Section 22.56.1690, a winery shall also comply with all of the following standards and conditions:

1. The winery shall be operated in conjunction with existing vineyards located on parcels of land owned or leased by the applicant within one mile of the winery. This distance shall be measured in a straight line, without regard to intervening structures, from the nearest property line of the parcel on which the winery is to be established to the nearest property lines of the vineyards;
2. The subject winery and vineyards shall be located on parcels of land with a combined area of not less than five acres. The area used to calculate this minimum acreage shall not include any portion of a parcel with a slope of 50 percent or more;
3. The annual production capacity of the winery shall not exceed 5,000 gallons of wine, of which not less than 50 percent of the wine shall be processed from grapes cultivated on the parcels of land designated on the site plan in satisfaction of subsections 1 and 2, above. The annual production capacity and storage limits of the winery shall not exceed those specified in the conditions of the approval;
4. Winery-related incidental visitor-serving uses, such as, but not limited to, the sale of wine, winery tours, wine tasting, events, and food service, are prohibited;
5. Structures for the winery and/or private waste disposal system shall be located not less than 50 feet from exterior lot lines and 100 feet from any stream banks. They shall be located and designed to minimize adverse impacts to adjoining properties and to minimize water quality impacts to nearby streams, with design features and/or best management practices such as, but not limited to, fences, walls, landscaping, and buffer areas;
6. Amplified sound and/or live music are prohibited;
7. Sound levels of the winery shall comply with noise standards for residential properties as specified in Section 12.08.390;
8. Parking and loading shall be provided in accordance with Part 11 of Chapter 22.52;
9. Operating hours of the winery shall be between 7 a.m. to 7 p.m., except that during the harvest season operating hours shall be as specified by the director;
10. Signage that advertises the winery is prohibited; and
11. The site plan approval shall be contingent upon the applicant obtaining all required permits and approvals and complying with all applicable provisions of state and local laws, ordinances, regulations, and policies.

C. The application to the director shall provide the following information in addition to that required by Section 22.56.1680:

1. Site plan showing the existing topography of the subject property and delineating any land having a slope of 50 percent or more;
2. Photographs of existing vineyards, as designated on the site plan, and the total area of said vineyards;
3. Plans for the proposed crushing, processing, bottling, and storage facilities, and where applicable, private waste disposal and parking facilities; and
4. Estimate of: a) annual production capacity; b) quantity of grapes cultivated on the parcels of land designated on the site plan; c) quantity and source of grapes to be imported from other areas; and d) wine storage capacity.

D. The application shall also contain the information required in subsection B of Section 22.56.225.
E. The director shall deny the application in all cases where:

1. Two protests to the granting of the application are received. Protests received from both the owner and the occupant of the same property shall be considered to be one protest for purposes of this section, or
2. Where the applicant has not met all required standards and conditions of the site plan approval.

F. In all cases where the director denies an application, the director shall so inform the applicant in writing of such action. Said notice of denial shall also inform the applicant that the zoning ordinance contains provisions permitting the filing of a conditional use permit for a winery which is not in full compliance with the requirements of this section.

[2208230JFCOC]

COUNTY OF LOS ANGELES

DEPARTMENT OF REGIONAL PLANNING

320 WEST TEMPLE STREET

LOS ANGELES, CA 90012

NEGATIVE DECLARATION

PROJECT NUMBER: Proposed Wineries Ordinance

1. DESCRIPTION: The proposed ordinance permits wineries and incidental uses in Agricultural, Resort and Recreation and Industrial Zones.

The proposed ordinance establishes a Director’s Review procedure for small wineries without visitor services in Heavy Agriculture (A-2) and Resort and Recreation (R-R) zones, except in Hillside Management and Significant Ecological Areas, subject to strict standards and conditions.

Wineries that do not meet the criteria for a Director’s Review may be approved subject to a Conditional Use Permit in Agricultural (A-1, A-2) and Resort and Recreation Zones.

In Industrial Zones, wineries are permitted, while winery-related incidental uses such as wine sale, winery tours and wine tasting, are permitted by Conditional Use Permit.

The ordinance amendment does not grant development entitlements, propose alteration of existing land uses, or involve the location or approval of a specific project. Consequently, any impacts on hazards, resources or services in certain areas cannot be determined at this time. Potential impacts from future development proposals would be determined later on a case-by-case basis.

2. LOCATION: The proposed ordinance would apply to unincorporated areas countywide.

3. PROPONENT: The Board of Supervisors of the County of Los Angeles.

4. FINDINGS OF NO SIGNIFICANT EFFECT:

Based on the initial study, it has been determined that the project will not have a significant effect on the environment.

PREPARED BY: Annie Lin

DATE: April 10, 2000

SUMMARY OF RPC PROCEEDINGS

REGIONAL PLANNING COMMISSION

PROPOSED ZONING ORDINANCE AMENDMENT TO PERMIT WINERIES IN AGRICULTURAL, RESORT AND RECREATION AND INDUSTRIAL ZONES

May 24, 2000 Public Hearing

The Commission opened the public hearing on the proposed wineries ordinance on May 24, 2000. Seven testifiers were generally in support of the ordinance, but made the following requests: 1) To establish a Director’s Review procedure for small wineries without visitor services, 2) To allow the processing of grapes from vineyards that are not adjacent to the winery, 3) To reduce the minimum parcel size required for the winery.

Two testifiers were in opposition to the ordinance, due to specific concerns about potential environmental impacts in the Santa Monica Mountains. Their comments included: 1) Potential proliferation of vineyards/wineries on steep hillsides in the Santa Monica Mountains, with attendant soil erosion, sedimentation and water quality impacts, and 2) Potential water quality impacts due to failure of on-site septic systems to treat winery wastewater properly.

The Commission directed staff to address these issues and provide information on: 1) the possibility of a Director’s Review procedure for small wineries without public services, 2) Napa and Sonoma County’s hillside erosion ordinances, and 3) Water quality impacts. The Commission then continued the public hearing to July 19, 2000.

July 19, 2000 Public Hearing

The Commission took additional testimony from testifiers who requested: 1) Inclusion of the Director’s Review for a small winery without visitor services in the Light Agricultural Zone, 2) Consideration of neighborhood compatibility issues and prohibition of amplified sound and live music, 3) To permit leasing, as well as ownership, of vineyards/wineries, and 4) Inclusion of other fruits, besides grapes, in the ordinance since these may also be processed into wine.

On July 19, 2000, the Commission tentatively approved the ordinance, subject to final review of the following recommended changes: 1) Allow leasing as well as ownership of vineyards/wineries, 2) Calculation of qualifying acreage can not include land with slopes > 50%, 3) Prohibit amplified sound and live music, 4) Establish conditions regarding water quality impacts and neighborhood compatibility issues, 5) Establish winery setbacks from stream banks and property lines.

Staff prepared the changes requested by the Commission, and on August 23, 2000, the Commission recommended approval of the proposed wineries ordinance amendments.

PROJECT NUMBER: Wineries

CASE: Title 22 Ordinance Amendment

* * * * INITIAL STUDY * * * *

COUNTY OF LOS ANGELES
DEPARTMENT OF REGIONAL PLANNING

GENERAL INFORMATION

I.A. Map Date: N/A Staff Member: Annie Lin

Thomas Guide: Countywide USGS Quad: Countywide

Location: Countywide

Description of Project: Proposed ordinance amendment to permit: 1) Small wineries without visitor services by Director’s Review in Heavy Agricultural (A-2) and Resort and Recreation (R-R) Zones, except in Hillside Management and Significant Ecological Areas, 2) Wineries that do not meet Director’s Review criteria subject to a Conditional Use Permit in Agricultural(A-1, A-2) and Resort and Recreation Zones;3) Wineries in Industrial Zones; and 4) Winery-related incidental visitor- serving uses by Conditional Use Permit in Industrial zones. The ordinance amendment does not grant development entitlements, propose alteration of existing land uses, or involve the location or approval of a specific project. Consequently, any impacts on hazards, resources or services in certain areas can not be determined at this time. Potential impacts from future development proposals would be determined later on a case-by-case basis.

Gross Area: Countywide (2656 Square Miles)

Environmental Setting: Countywide

Zoning: Agricultural, Resort and Recreation, and Industrial Zones Countywide

General Plan: Countywide

Community/Areawide Plan: N/A Major projects in area:

Project Number Description & Status

N/A N/A

NOTE: For EIRs, above projects are not sufficient for cumulative analysis.

REVIEWING AGENCIES

Responsible Agencies

None

_ Regional Water Quality Control Board

_ Los Angeles Region

_ Lahontan Region

_ Coastal Commission

_ Army Corps of Engineers

_

Trustee Agencies

None

_ State Fish and Game

_ State Parks

_

Special Reviewing Agencies

None

_ Santa Monica Mountains Conservancy

_ National Parks

_ National Forest

_ Edwards Air Force Base

_ Resource Conservation District of the Santa Monica Mtns.

_

_

_

_

_

_

Regional Significance

None

_ SCAG Criteria

_ Air Quality

_

County Reviewing Agencies

_

_

_

_

_

_

_

_

DEVELOPMENT MONITORING SYSTEM (DMS)
As required by the Los Angeles County General Plan, DMS^* shall be employed in the Initial Study phase of the environmental review procedure as prescribed by state law.

1. Development Policy Map Designation: The ordinance amendment would apply countywide.

2. Yes _ No Is the project located in the Antelope Valley, East San Gabriel Valley, Malibu/Santa Monica Mountains or Santa Clarita Valley planning area?

3. _ Yes No Is the project at urban density and located within, or proposes a plan amendment to, an urban expansion designation?

If both of the above questions are answered "yes", the project is subject to a County DMS analysis.

_ Check if DMS printout generated (attached)

Date of printout: N/A

_ Check if DMS overview worksheet completed (attached)

^*EIRs and/or staff reports shall utilize the most current DMS information available.
Environmental Finding:

FINAL DETERMINATION: On the basis of this Initial Study, the Department of Regional Planning finds that this project qualifies for the following environmental document:

NEGATIVE DECLARATION, inasmuch as the proposed project will not have a significant effect on the environment.

An Initial Study was prepared on this project in compliance with the State CEQA Guidelines and the environmental reporting procedures of the County of Los Angeles. It was determined that this project will not exceed the established threshold criteria for any environmental/service factor and, as a result, will not have a significant effect on the physical environment.

_ MITIGATED NEGATIVE DECLARATION, inasmuch as the changes required for the project will reduce impacts to insignificant levels (see attached discussion and/or conditions).

An Initial Study was prepared on this project in compliance with the State CEQA Guidelines and the environmental reporting procedures of the County of Los Angeles. It was originally determined that the proposed project may exceed established threshold criteria. The applicant has agreed to modification of the project so that it can now be determined that the project will not have a significant effect on the physical environment. The modification to mitigate this impact(s) is identified on the Project Changes/Conditions Form included as part of this Initial Study.

_ ENVIRONMENTAL IMPACT REPORT*, inasmuch as there is substantial evidence that the project may have a significant impact due to factors listed above as "significant".

_ At least one factor has been adequately analyzed in an earlier document pursuant to legal standards, and has been addressed by mitigation measures based on the earlier analysis as described on the attached sheets (see attached Form DRP/IA 101). The EIR is required to analyze only the factors not previously addressed.

Reviewed by: Annie Lin Date: April 10, 2000

Approved by: Lee Stark Date:

_ Determination appealed — see attached sheet.

*NOTE: Findings for Environmental Impact Reports will be prepared as a separate document following the public hearing on the project.HAZARDS - 1. Geotechnical

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site located in an active or potentially active fault zone, Seismic Hazards Zone, or Alquist-Priolo Earthquake Fault Zone?

b. _ _ Is the project site located in an area containing a major landslide(s)?

c. _ _ Is the project site located in an area having high slope instability?

d. _ _ Is the project site subject to high subsidence, high groundwater level, liquefaction, or hydrocompaction?

e. _ _ Is the proposed project considered a sensitive use (school, hospital, public assembly site) located in close proximity to a significant geotechnical hazard?

f. _ _ Will the project entail substantial grading and/or alteration of topography including slopes of over 25%?

g. _ _ Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?

h. _ _ _ Other factors?

STANDARD MITIGATION MEASURES

_ Building Ordinance No. 2225 — Sections 308B, 309, 310 and 311 and Chapters 29 and 70.

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot Size _ Project Design _ Approval of Geotechnical Report by DPW

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be impacted by, geotechnical factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

HAZARDS -

2. Flood

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is a major drainage course, as identified on USGS quad sheets by a dashed line, located on the project site?

b. _ _ Is the project site located within or does it contain a floodway, floodplain, or designated flood hazard zone?

c. _ _ Is the project site located in or subject to high mudflow conditions?

d. _ _ Could the project contribute or be subject to high erosion and debris deposition from run-off?

e. _ _ Would the project substantially alter the existing drainage pattern of the site or area?

f. _ _ _ Other factors (e.g., dam failure)?

STANDARD MITIGATION MEASURES

_ Building Ordinance No. 2225 — Section 308A _ Ordinance No. 12,114 (Floodways)
_ Approval of Drainage Concept by DPW

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot Size _ Project Design

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be impacted by flood (hydrological) factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

HAZARDS - 3. Fire

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site located in a high fire hazard area (Fire Zone 4)?

b. _ _ Is the project site in a high fire hazard area and served by inadequate access due to lengths, widths, surface materials, turnarounds or grade?

c. _ _ Does the project site have more than 75 dwelling units on a single access in a high fire hazard area?

d. _ _ Is the project site located in an area having inadequate water and pressure to meet fire flow standards?

e. _ _ Is the project site located in close proximity to potential dangerous fire hazard conditions/uses (such as refineries, flammables, explosives manufacturing)?

f. _ _ Does the proposed use constitute a potentially dangerous fire hazard?

g. _ _ _ Other factors?

STANDARD MITIGATION MEASURES

_ Water Ordinance No. 7834 _ Fire Ordinance No. 2947 _ Fire Prevention Guide No. 46

OTHER CONSIDERATIONS/MITIGATIONS

_ Project Design _ Compatible Use

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be impacted by fire hazard factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

HAZARDS - 4. Noise

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site located near a high noise source (airports, railroads, freeways, industry)?

b. _ _ Is the proposed use considered sensitive (school, hospital, senior citizen facility) or are there other sensitive uses in close proximity?

c. _ _ Could the project substantially increase ambient noise levels including those associated with special equipment (such as amplified sound systems) or parking areas associated with the project?

d. _ _ Would the project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project?

e. _ _ Other factors?

STANDARD MITIGATION MEASURES

_ Noise Ordinance No. 11,778 _ Building Ordinance No. 2225--Chapter 35

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot Size _ Project Design _ Compatible Use

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be adversely impacted by noise?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 1. Water Quality

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site located in an area having known water quality problems and proposing the use of individual water wells?

b. _ _ Will the proposed project require the use of a private sewage disposal system?

_ _ _ If the answer is yes, is the project site located in an area having known septic tank limitations due to high groundwater or other geotechnical limitations or is the project proposing on-site systems located in close proximity to a drainage course?

c. _ _ Could the project’s associated construction activities significantly impact the quality of groundwater and/or stormwater runoff to the stormwater conveyance system and/or receiving water bodies?

d. _ _ Could the project’s post-development activities potentially degrade the quality of stormwater runoff and/or could post-development non-stormwater discharges contribute potential pollutants to the stormwater conveyance system and/or receiving bodies?

e. _ _ _

Other factors?

STANDARD MITIGATION MEASURES

_ Industrial Waste Permit _ Health Code — Ordinance No. 7583, Chapter 5

_ Plumbing Code — Ordinance No. 2269 _ NPDES Permit CAS614001 Compliance (DPW)

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot Size _ Project Design

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be impacted by, water quality problems?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impa

RESOURCES - 2. Air Quality

SETTING/IMPACTS

Yes No Maybe

a. _ _ Will the proposed project exceed the State's criteria for regional significance (generally (a) 500 dwelling units for residential uses or (b) 40 gross acres, 650,000 square feet of floor area or 1,000 employees for non-residential uses)?

b. _ _ Is the proposal considered a sensitive use (schools, hospitals, parks) and located near a freeway or heavy industrial use?

c. _ _ Will the project increase local emissions to a significant extent due to increased traffic congestion or use of a parking structure or exceed AQMD thresholds of potential significance per Screening Tables of the CEQA Air Quality Handbook?

d. _ _ Will the project generate or is the site in close proximity to sources which create obnoxious odors, dust, and/or hazardous emissions?

e. _ _ Would the project conflict with or obstruct implementation of the applicable air quality plan?

f. _ _ Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation?

g. _ _ Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?

h. _ _ _ Other factors:

STANDARD MITIGATION MEASURES

_ Health and Safety Code — Section 40506

OTHER CONSIDERATIONS/MITIGATIONS

_ Project Design _ Air Quality Report

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on, or be impacted by, air quality?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 3. Biota

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site located within a Significant Ecological Area (SEA), SEA Buffer, or coastal Sensitive Environmental Resource (ESHA, etc.), or is the site relatively undisturbed and natural?

b. _ _ Will grading, fire clearance, or flood related improvements remove substantial natural habitat areas?

c. _ _ Is a major drainage course, as identified on USGS quad sheets by a blue, dashed line, located on the project site?

d. _ _ Does the project site contain a major riparian or other sensitive habitat (e.g., coastal sage scrub, oak woodland, sycamore riparian woodland, wetland, etc.)?

e. _ _ Does the project site contain oak or other unique native trees (specify kinds of trees)?

f. _ _ Is the project site habitat for any known sensitive species (federal or state listed endangered, etc.)?

g. _ _ _ Other factors (e.g., wildlife corridor, adjacent open space linkage)?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Lot Size _ Project Design _ Oak Tree Permit _ ERB/SEATAC Review

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on biotic resources?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 4. Archaeological/Historical/Palaeontological

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site in or near an area containing known archaeological resources or containing features (drainage course, spring, knoll, rock outcroppings, or oak trees) which indicate potential archaeological sensitivity? Urbanized area

b. _ _ Does the project site contain rock formations indicating potential palaeontological resources?

c. _ _ Does the project site contain known historic structures or sites?

d. _ _ Would the project cause a substantial adverse change in the significance of a historical or archaeological resource as defined in 15064.5?

e. _ _ Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?

f. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Lot Size _ Project Design _ Phase I Archaeology Report

CONCLUSION

Considering the, above information, could the project leave a significant impact (individually or cumulatively) on archaeological, historical, or palaeontological resources?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 5. Mineral Resources

SETTING/IMPACTS

Yes No Maybe

a. _ _ Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?

b. _ _ Would the project result in the loss of availability of a locally-

important mineral resource discovery site delineated on a local general plan, specific plan or other land use plan?

c. _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Lot Size _ Project Design

CONCLUSION

Considering the, above information, could the project leave a significant impact (individually or cumulatively) on mineral resources?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 6. Agriculture Resources

SETTING/IMPACTS

Yes No Maybe

a. _ _ Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?

b. _ _ Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?

c. _ _ Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use?

d. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Lot Size _ Project Design

CONCLUSION

Considering the, above information, could the project leave a significant impact (individually or cumulatively) on agriculture resources?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

RESOURCES - 7. Visual Qualities

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site substantially visible from or will it obstruct views along a scenic highway (as shown on the Scenic Highway Element), or is it located within a scenic corridor or will it otherwise impact the viewshed?

b. _ _ Is the project substantially visible from or will it obstruct views from a regional riding or hiking trail?

c. _ _ Is the project site located in an undeveloped or undisturbed area which contains unique aesthetic features?

d. _ _ Is the proposed use out-of-character in comparison to adjacent uses because of height, bulk, or other features?

e. _ _ Is the project likely to obstruct unique views from surrounding residential uses?

f. _ _ Is the project likely to create substantial sun shadow, light or glare problems?

g. _ _ _ Other factors (e.g., grading or landform alteration):

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Lot Size _ Project Design _ Visual Report _ Compatible Use

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on scenic qualities?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact SERVICES - 1. Traffic/Access

SETTING/IMPACTS

Yes No Maybe

a. _ _ Does the project contain 25 dwelling units, or more and is it located in an area with known congestion problems (mid-block or intersections)?

b. _ _ Will the project result in any hazardous traffic conditions?

c. _ _ Will the project result in parking problems with a subsequent impact on traffic conditions?

d. _ _ Will inadequate access during an emergency (other than fire hazards) result in problems for emergency vehicles or residents/employees in the area?

e. _ _ Will the congestion management program (CMP) Transportation Impact Analysis thresholds of 50 peak hour vehicles added by project traffic to a CMP highway system intersection or 150 peak hour trips added by project traffic to a mainline freeway link be exceeded?

f. _ _ Would the project conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?

g. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Project Design _ Traffic Report _ Consultation with Traffic & Lighting Division

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the physical environment due to traffic/access factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

SERVICES - 2. Sewage Disposal

SETTING/IMPACTS

Yes No Maybe

a. _ _ If served by a community sewage system, could the project create capacity problems at the treatment plant?

b. _ _ Could the project create capacity problems in the sewer lines serving the project site?

c. _ _ Other factors?

STANDARD MITIGATION MEASURES

_ Sanitary Sewers and Industrial Waste — Ordinance No. 6130

_ Plumbing Code — Ordinance No. 2269

OTHER CONSIDERATIONS/MITIGATIONS

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the physical environment due to sewage disposal facilities?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

SERVICES - 3. Education

SETTING/IMPACTS

Yes No Maybe

a. _ _ Could the project create capacity problems at the district level?

b. _ _ Could the project create capacity problems at individual schools which will serve the project site?

c. _ _ Could the project create student transportation problems?

d. _ _ Could the project create substantial library impacts due to increased population and demand?

e. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Site Dedication _ Government Code Section 65995 _ Library Facilities Mitigation Fee

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) relative to educational facilities/services?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

SERVICES - 4. Fire/Sheriff Services

SETTING/IMPACTS

Yes No Maybe

a. _ _ Could the project create staffing or response time problems at the fire station or sheriff's substation serving the project site?

b. _ _ Are there any special fire or law enforcement problems associated with the project or the general area?

c. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Fire Mitigation Fees

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) relative to fire/sheriff services?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

SERVICES - 5. Utilities/Other Services

SETTING/IMPACTS

Yes No Maybe

a. _ _ Is the project site in an area known to have an inadequate public water supply to meet domestic needs or to have an inadequate ground water supply and proposes water wells?

b. _ _ Is the project site in an area known to have an inadequate water supply and/or pressure to meet fire fighting needs?

c. _ _ Could the project create problems with providing utility services, such as electricity, gas, or propane?

d. _ _ Are there any other known service problem areas (e.g., solid waste)?

e. _ _ Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services or facilities (e.g., fire protection, police protection, schools, parks, roads)?

f. _ _ _ Other factors?

STANDARD MITIGATION MEASURES

_ Plumbing Code — Ordinance No. 2269 _ Water Code — Ordinance No. 7834

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot Size _ Project Design

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) relative to utilities/services?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

OTHER FACTORS - 1. General

SETTING/IMPACTS

Yes No Maybe

a. _ _ Will the project result in an inefficient use of energy resources?

b. _ _ Will the project result in a major change in the patterns, scale, or character of the general area or community?

c. _ _ Will the project result in a significant reduction in the amount of agricultural land?

d. _ _ _ Other factors?

STANDARD MITIGATION MEASURES

_ State Administrative Code, Title 24, Part 5, T-20 (Energy Conservation)

OTHER CONSIDERATIONS/MITIGATIONS

_ Lot size _ Project Design _ Compatible Use

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the physical environment due to any of the above factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impactOTHER FACTORS - 2. Environmental Safety

SETTING/IMPACTS

Yes No Maybe

a. _ _ Are any hazardous materials used, transported, produced, handled, or stored on-site?

b. _ _ Are any pressurized tanks to be used or any hazardous wastes stored on-site?

c. _ _ Are any residential units, schools, or hospitals located within 500 feet and potentially adversely affected?

d. _ _ Have there been previous uses which indicate residual soil toxicity of the site?

e. _ _ Would the project create a significant hazard to the public or the environment involving the accidental release of hazardous materials into the environment?

f. _ _ Would the project emit hazardous emissions or handle hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?

g. _ _ Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would create a significant hazard to the public or environment?

h. _ _ Would the project result in a safety hazard for people in a project area located within an airport land use plan, within two miles of a public or public use airport, or within the vicinity of a private airstrip?

I. _ _ _ Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

j. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

_ Toxic Clean-up Plan

CONCLUSION

Considering the above information, could the project have a significant impact relative to public safety?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

OTHER FACTORS - 3. Land Use

SETTING/IMPACTS

Yes No Maybe

a. _ _ Can the project be found to be inconsistent with the plan designation(s) of the subject property?

b. _ _ Can the project be found to be inconsistent with the zoning designation of the subject property?

c. Can the project be found to be inconsistent with the following applicable land use criteria:

_ _ Hillside Management Criteria?

_ _ SEA Conformance Criteria?

_ _ _ Other?

d. _ _ Would the project physically divide an established community?

e. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the physical environment due to land use factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

OTHER FACTORS - 4. Population/Housing/Employment/Recreation

SETTING/IMPACTS

Yes No Maybe

a. _ _ Could the project cumulatively exceed official regional or local population projections?

b. _ _ Could the project induce substantial direct or indirect growth in an area (e.g., through projects in an undeveloped area or extension of major infrastructure)?

c. _ _ Could the project displace existing housing, especially affordable housing?

d. _ _ Could the project result in substantial job/housing imbalance or substantial increase in Vehicle Miles Traveled (VMT)?

e. _ _ Could the project require new or expanded recreational facilities for future residents?

f. _ _ Would the project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?

g. _ _ _ Other factors?

MITIGATION MEASURES/OTHER CONSIDERATIONS

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the physical environment due to population, housing, employment, or recreational factors?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact

MANDATORY FINDINGS OF SIGNIFICANCE

Based on this Initial Study, the following findings are made:

Yes No Maybe

a. _ _ Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory?

b. _ _ Does the project have possible environmental effects which are individually limited but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.

c. _ _ Will the environmental effects of the project cause substantial adverse effects on human beings, either directly or indirectly?

CONCLUSION

Considering the above information, could the project have a significant impact (individually or cumulatively) on the environment?

_ Potentially significant _ Less than significant with project mitigation Less than significant/No impact