Sec. 8-2.306.   Specific Use Requirements and Performance Standards.
   The following specific use requirements or standards are applicable to some of the specific uses identified in the previous Tables 8-2.304(a) through (e), and shall be applied to any issued building permit, Site Plan Review, or Use Permit for uses in the agricultural zones.
   (a)   Covered and exempt habitat mitigation projects."Covered habitat mitigation projects" undertaken to authorize mitigation in Yolo County for impacts to biological resources occurring outside Yolo County, that are not exempt pursuant to Section 10-1.301 of Title 10 of this Code, shall be subject to issuance of a Minor Use Permit (if the project is less than forty (40) acres in size) or a Major Use Permit (forty (40) acres or more in size). See Section 8-2.307 of this article for a definition of "covered habitat mitigation projects," and see Chapter 10 of Title 10 of this Code (the Habitat Mitigation Ordinance) for specific requirements pertaining to such projects. Covered habitat mitigation projects that are exempt under Chapter 10 of Title 10 of this Code (the Habitat Mitigation Ordinance), and all other habitat projects that do not qualify as "covered habitat mitigation projects," are not subject to this Use Permit requirement.
   (b)   Privately-owned reservoirs. Privately-owned reservoirs and/or water retention basins, with associated on-site water transmission facilities, are allowed as accessory uses in the Agricultural Zones, provided that such reservoir or retention facility is found to have a potential either to provide flood control, fire suppression, water supply, wildlife habitat improvement, groundwater recharge, or tailwater enhancement, and is not for commercial use.
   (c)   Animal feedlots and cow dairies.
   (1)   In the A-N and A-X zones, small animal feedlots and cow dairies, operating as animal feeding operations and defined as greater than fifty (50) and less than one thousand (1,000) animal units, require the issuance of a Minor Use Permit.
   (2)   In the A-N and A-X zones large animal feedlots and dairies (a CAFO), defined as more than one thousand (1,000) animal units, require the issuance of a Major Use Permit.
   (3)   One (1) mature cow, with or without calf, or animal of similar size is equal to one (1) animal unit.
   (4)   A CAFO is a concentrated animal feeding operation where 1) animals are confined for at least forty-five (45) days in a twelve (12) month period; 2) there is no grass or other vegetation in the confinement area during the normal growing season; and 3) the operation meets specific Environmental Protection Agency (EPA) regulatory thresholds. A CAFO, regulated by the State under the authority of the EPA, may require a National Pollution Discharge Elimination System (NPDES) Permit. A CAFO must meet a setback of no less than one hundred (100) feet from any property line. A CAFO must manage storm water to prevent any processing wastes or by-products from discharging into a storm facility or waterway, unless a permit is received from the appropriate State or Federal agency.
   (d)   Fowl and poultry ranches.
   (1)   In the A-N zone, fowl and poultry ranches, defined as more than two hundred (200) animal units (or twenty thousand (20,000) fowl), are subject to Site Plan Review if the operation consists solely of free range (no confined structures or operations). If the animals are confined, issuance of a Minor Use Permit is required. A CAFO shall meet the standards of subsection (c)(4), above.
   (2)   Fowl and poultry ranches (with confined operations) on parcels less than ten (10) acres may be subject to Site Plan Review or Minor Use Permit, at the Director’s discretion.
   (3)   One hundred (100) fowl or poultry over three (3) pounds are equivalent to one (1) animal unit.
   (e)   Hog farms or ranches.
   (1)   In the A-N and A-X zones, small hog farms or ranches, defined as less than one hundred (100) confined hogs (twenty-five (25) animal units), raised for commercial purposes (not for onsite consumption), are allowed by right.
   (2)   In the A-N and A-X zones, large hog farms or ranches, defined as more than twenty-five (25) animal units (one hundred (100) confined hogs), are subject to Minor Use Permit and Site Plan Review, respectively.
   (3)   Small hog farms or ranches, defined as more than fifty (50) but less than one hundred (100) confined hogs on parcels less than fifteen (15) acres, shall be treated as large hog farms or ranches.
   (4)   Four (4) butcher or breeding swine over fifty-five (55) pounds are equivalent to one (1) animal unit.
   (f)   Animal hospitals and veterinary medical facilities. Animal hospitals and veterinary medical facilities are not allowed on any land under an active Williamson Act contract.
   (g)   Household pets and non-profit rescue facilities. Non-profit rescue facilities that include more than ten (10) household pets are subject to a Minor Use Permit and applicable kennel permit.
   (h)   Kennels and animal shelters. Kennels and animal shelters are not allowed on any land under an active Williamson Act contract.
   (i)   Stables.
   (1)   Stables are defined as “private” or “commercial” depending on the number of horses that are boarded and if any events are held at the stable.
   (2)   “Private stables” include the boarding of fifteen (15) or fewer equine animals that are not owned or leased pursuant to a written agreement, by either the property owner or resident. No more than six (6) shows, exhibitions, or other public/quasi-public events may be held per year. For the purposes of this section, a public/quasi-public event is defined as a gathering where an admission fee is charged, and/or where food and drink are sold onsite. Private stables holding public/quasi-public events shall require approval of a Site Plan Review, with the exception of events that draw more than one hundred (100) vehicle trips per event. In such cases, a Minor Use Permit shall be required, at the Director’s discretion. Private stables that hold more than six (6) such events per year shall be considered a commercial stable, regardless of the number of horses boarded.
   (3)   “Small commercial stables” are those that board between sixteen (16) and twenty (20) horses and do not hold more than four (4) events per year.
   (4)   “Large commercial stables” are those that board more than twenty (20) equine animals and may include the retail or wholesale sales of tack, feed, and other equestrian products. Such sales shall be incidental to the operation of the stable. Shows, exhibitions, or other public/quasi events related to equine animals may be included as a part of the large commercial stable.
   (5)   Any structures used by the public, i.e., barns, indoor riding arenas, etc., are required to be fully permitted, and shall be classified with respect to the occupancy group and the listed use, as determined by the Chief Building Official. Agriculturally exempt structures shall not be used by the public.
   (6)   Commercial stables on land under Williamson Act contract shall occupy no more than ten percent (10%) of the total aggregate area, or five (5) acres, whichever is more.
   (j)   Wineries, breweries, distilleries, and olive mills.
   (1)   “Small wineries, breweries, distilleries, and custom olive mills” are defined as those that are housed in a space less than fifteen thousand (15,000) square feet in size, provide tastings, and have annual sales of less than twenty-one thousand (21,000) cases per year.
   (2)   “Large wineries breweries, distilleries, and olive oil operations” include tastings and sales in space greater than fifteen thousand (15,000) square feet with sales of more than twenty-one thousand (21,000) cases per year.
   (3)   Wineries, olive mills, breweries, and distilleries with no tastings or sales in facilities less than twenty-five thousand (25,000) square feet are an allowed use in the A-N and A-X Zones. A Site Plan Review may be required, at the Director’s discretion.
   (k)   Special event facilities.
   (1)   Special event facilities include farm and residential land and structures that are used for special events such as receptions, tastings, special or seasonal celebrations, rodeos, and other gatherings, and may include tasting rooms.
   (2)   A special event facility located on a parcel that is a minimum of forty (40) acres is allowed by right, so long as the facility holds no more than one (1) event per month not to exceed eight (8) events per year, and attracts fewer than one hundred fifty (150) attendees at each event, and each event generates less than one hundred (100) vehicle trips. At the discretion of the Planning Director, a Site Plan Review or Minor Use Permit may be required if there are any agricultural, residential, vehicle access, traffic, or other land use compatibility issues, or if any of the development standards are not met.
   (3)   Any structures used by the public, i.e., barns, indoor riding arenas, etc., are required to be fully permitted, and shall be classified with respect to the occupancy group and the listed use, as determined by the Chief Building Official. Agriculturally exempt structures shall not be used by the public unless the structures are reclassified through the issuance of a new building permit.
   (4)   Small special event facilities are allowed in the A-N, A-X and the A-R agricultural zones and in the RR-5, RR-2, and R-L residential zone with a Minor Use Permit. Small special event facilities are allowed with a Site Plan Review in the Clarksburg Agricultural District, and are allowed by right with building and environmental health permits in the A-C and A-I zones, provided that the project meets all development standards. At the discretion of the Planning Director, a Minor Use Permit may be required for a small special event facility if there are any agricultural, residential, vehicle access, traffic, or other land use compatibility issues, or if any of the development standards are not met. A Minor Use Permit shall be required if the project involves noise generating activities after 10 p.m.
   (5)   Large special event facilities require the issuance of a Major Use Permit in the A-N, and A-X, and A-R zones, except in the A-C and A-I zones, and the Clarksburg Agricultural District, where a Minor Use Permit is required. At the discretion of the Planning Director, a Major Use Permit may be required for a large project in the A-C and A-l zones and the Clarksburg Agricultural District, if there are any agricultural, residential, vehicle access, traffic, if other land use compatibility issues, or if any of the development standards are not met. A Major Use Permit shall be required if the project involves noise generating activities after 10 p.m.
   (6)   Parking for special events, receptions, marketing promotional events, and similar functions may utilize temporary, overflow parking areas.
   (7)   Review of a special event facility subject to discretionary approval shall consider vehicular access as it relates to traffic, public safety, potential conflicts with farming equipment, and points of access to public roads. Vehicular access shall be subject to the review and approval of the Director, and all jurisdictional authorities including the local Fire District and CalFire. The adequacy of vehicular access shall also be reviewed for comment by the County Sheriff's Office and the Highway Patrol, as appropriate. In determining whether to issue a Use Permit, the decision-making authority shall consider the relevant factors and considerations identified in section 8-2.217(e).
   (8)   A special event facility must be designed to be compatible with any adjoining agricultural operations and single family residences, including appropriate setbacks, landscaping, and parking. Adequate land area must be available for the provision of on-site services, e.g., leachfields, to accommodate the projected number of attendees. Approval of large special event facility applications shall include conditions that regulate potential impacts to adjacent agricultural operations and neighbors including noise, lighting, dust, spray buffers, crime/trespassing/ vandalism; and advance notification for large events over one hundred fifty (150) participants.
   (9)   Small and large special event facilities subject to discretionary approval shall include an agricultural spraying buffer or setback from any nearby established and active orchard or farm field that employs spraying, measured from the outdoor areas where participants may congregate, based on existing nearby agricultural operations. A buffer or setback may be reduced or eliminated, either permanently or for a fixed number of years, with the approval of all owners of neighboring properties affected by the buffer. Such approval must be in writing, binding on all successors in interest, filed with the Department of Community Services and Agricultural Commissioner, and recorded with the County Recorder.
   (10)   An application for a small and large special event facility located in a Fire Hazard Severity Zone shall include a public safety/fire and emergency evacuation plan. The Public Safety Plan shall require: a detailed fire plan, including evacuation; a staffing plan; employees/staff training in all safety procedures; a smoking policy; and a ban on all fireworks.
   (11)   A large special event facility located on lands under a Williamson Act contract or in a Williamson Act Agricultural Preserve must be incidental to an established agricultural operation and found to comply with the Williamson Act statutes, including Government Code Section 51238.1. If a finding of consistency or compatibility with the Williamson Act cannot be made, the land must have exited the Williamson Act program prior to permit approval.
   (l)   Bed and breakfasts/lodging.
   (1)   A "small" bed and breakfast/lodging is defined as one which has six (6) guest rooms or less. A "large" bed and breakfast/lodging has more than six (6) guest rooms and not more than ten (10) guest rooms. Different thresholds apply within the Clarksburg Agricultural District (see Sec. 8-2.401). A bed and breakfast/lodging of any size that holds "special events" shall also comply with all applicable requirements for special event facilities found in Sec. 8-2.306(k).
   (2)   Small bed and breakfasts/lodging are allowed by right within the Clarksburg Agricultural District, with the issuance of a Site Plan Review in all of the A-X, A-N, and A-C agricultural zones, and with the issuance of a Minor Use Permit in the A-R zone and in the RR-5, R-L, R-M, and R-H residential zones, provided that the project includes no newly constructed cottages or buildings.
   (3)   Large bed and breakfasts/lodging are subject to a Major Use Permit in the A-X and A-N zones all of the residential zones, and are subject to a Minor Major Use Permit in the A-C agricultural zone and the Clarksburg Agricultural District.
   (4)   At the discretion of the Planning Director, a Minor Use Permit may be required for a small bed and breakfast/lodging, or a Major Use Permit may be required for a large bed and breakfast/lodging, if there are any agricultural, residential, vehicle access, traffic, or other land use compatibility issues, or if any of the following development standards are not met:
   (i)   All guest rooms must be located within and accessible through the main single-family dwelling. Alternatively, guest rooms may be located outside the primary residence cottages (newly constructed structures or existing buildings that are renovated for habitable use), provided that any newly constructed cottages require the issuance of a Major Use Permit.
   (ii)   Food service for a traditional bed and breakfast must be restricted to breakfast or a similar early morning meal. The price of food must be included in the price of overnight accommodation. Lodging other than a traditional bed and breakfast is not required to serve breakfast for guests, but all other standards must be met.
   (iii)   Adequate parking and access must be provided, as set forth in Sec. 8-2.306(k)(5) and (6), above.
   (iv)   The project must be designed to be compatible with any adjoining agricultural operations and single family residences, including appropriate setbacks, landscaping, and parking.
   (v)   Adequate land area is available for the provision of on-site services, e.g., leachfields, to accommodate the number of guests and employees, if the project is not connected to public services.
   (vi)   Bed and breakfast inns/lodging shall comply with all CCDEH (California Conference of Directors of Environmental Health) guidelines and CURFFL (California Uniform Retail Food Facilities Law) requirements.
   (5)   Small and large bed and breakfasts/ lodging subject to discretionary approval shall include an agricultural spraying buffer or setback from any nearby established and active orchard or farm field that employs spraying, measured from the outdoor areas where participants may congregate, based on existing nearby agricultural operations. A buffer or setback may be reduced or eliminated, either permanently or for a fixed number of years, with the approval of all owners of neighboring properties affected by the buffer. Such approval must be in writing, binding on all successors in interest, filed with the Department of Community Services and Agricultural Commissioner, and recorded with the County Recorder. In determining whether to issue a Use Permit, the decision-making authority shall consider the relevant factors and considerations identified in section 8-2.217(e).
   (6)   A large bed and breakfast/lodging facility located on lands under a Williamson Act contract or in a Williamson Act agricultural preserve must be incidental to an established agricultural operation, and must be found to comply with the Williamson Act statutes, including Government Code Section 51238.1. If a finding of consistency or compatibility with the Williamson Act cannot be made, the contract must be cancelled or must have exited the Williamson Act program through non-renewal prior to permit approval.
   (m)   Farm stays.
   (1)   A "farm stay" includes six (6) or fewer guestrooms or accommodates no more than fifteen (15) guests, in a single family dwelling, or main farm house, or accessory guest house, provided as part of a working farm or ranch operation. A farm stay may hold farm dinners for guests. A farm stay may hold no more than four (4) special events per year, attended by no more than fifty (50) attendees. A farm stay that exceeds these performance standards shall be processed as either a Special Event Facility or a Bed and Breakfast, as applicable.
   (2)   Farm stays are allowed in all of the agricultural zones, with the exception of the A-I zone, and in the RR-5 residential zone, provided that the project is designed to be compatible with any adjoining agricultural operations and single family residences. At the discretion of the Planning Director, a Minor Use Permit may be required for a project if there are any compatibility issues, or if any of the following development standards are not met:
   (i)   An agricultural/farm stay must be located on and be a part of a farm or ranch that produces agricultural products as its primary source of income. An on-site farmer or rancher must be in residence on the property. Lodging and meals must be incidental to, and not the primary function of, the farm stay.
   (ii)   The price of food must be included in the price of overnight accommodation.
   (iii)   Adequate parking and access must be provided, as set forth in Sec. 8-2.306(k)(5) and (6), above.
   (iv)   The project must be designed to be compatible with any adjoining agricultural operations and single family residences, including appropriate setbacks, landscaping, and parking.
   (v)   Adequate land area must be available for the provision of on-site services, e.g., leachfields, to accommodate the number of guests and farm employees, if the project is not connected to public services.
   (vi)   Farm stays shall comply with all CCDEH (California Conference of Directors of Environmental Health) guidelines and CURFFL (California Uniform Retail Food Facilities Law) requirements, if applicable.
   (n)    (Reserved.)
   (o)   Rural restaurants. Rural restaurants must be appurtenant to the primary agricultural use of the area. Rural restaurants are allowed only in the A-C zone. New rural restaurants may not be established as the only or single use on a parcel in a predominantly agricultural area.
   (p)   Rural recreational facilities.
   (1)   Activities on Williamson Act-contracted land in the A-N and A-X zones shall require issuance of a Major Use Permit for any rural recreational uses requiring any new construction, including significant grading, and/or generating in excess of one hundred (100) vehicle trips per use or per day. Such uses shall be found to meet the following standards:
   (i)   The use will not substantially modify the land’s natural characteristics or change them beyond those modifications already related to current or previous agricultural uses;
   (ii)   The use will not require permanent cessation of agriculture on the subject lands or preclude conversion back to agriculture if desirable in the future; and
   (iii)   The use will not be detrimental to surrounding agricultural uses in the area.
   (2)   In addition to the above findings, proposed uses such as health resorts, spas, and retreat centers must be found to benefit from locating in a quiet, sparsely-populated, agricultural or natural environment.
   (q)   Small experimental agricultural and seed research facilities. Agricultural and seed research facilities require the issuance of a Minor Use Permit. However, small, experimental, or pilot agricultural and seed research facilities occupying no more than five (5.0) acres of a site, which are incidental to the main agricultural use, may be allowed through the issuance of a Site Plan Review.
   (r)   Regional agricultural processing facilities. Agricultural processing facilities, such as nut hullers, wine presses, and olive mills, that include one hundred thousand (100,000) square feet or more of building area and/or generate sixty (60) truck trips or more per day require issuance of a Minor Use Permit in the A-N and A-X Zones. However, those agricultural processing facilities located on land subject to a Williamson Act contract may require a Major Use Permit, at the Director’s discretion. Those agricultural processing facilities with building areas less than one hundred thousand (100,000) square feet and/or that do not generate more than sixty (60) truck trips per day may be allowed through the issuance of a Site Plan Review, at the Director’s discretion.
   (s)   Oil and gas well drilling operations.
   (1)   No oil or gas drilling operation shall be established in the unincorporated area of the County until the Director of Planning, Public Works and Environmental Services or his designee has approved the Site Plan or such operation, and the applicant agrees to operate/conduct the drilling operation in compliance with the below listed conditions.
   (2)   The applicant shall post a performance bond or other good and sufficient surety approved by the County in the amount of not less than $5,000.00 to secure compliance with the criteria and conditions imposed upon the approval of the oil and gas drilling operation Site Plan Certificate. The release of the performance bond shall not occur until the reclamation of land disturbed during the drilling operation and the removal of all equipment not necessary for the normal maintenance of the oil and gas well is complete.
   (3)   The oil or gas well drilling operation shall not be located within one-half (½) mile of any designated residential area shown on the adopted County General Plan and/or a City General Plan or a county and/or city residential zone district.
   (4)   A Use Permit shall be required if the oil or gas well drilling operation cannot meet the following criteria:
   (i)   Except for drill stem testing and emergency procedures, no drilling operation shall result in an ambient noise level in excess of sixty (60) decibels (measured as an LDN average), measured at the outside of the nearest residence at the bedroom window closest to the drilling site; unless, however, it can be demonstrated that the ambient noise level at such location prior to the commencement of the drilling operation was fifty-seven (57) decibels or higher, then the noise standard shall be that the drilling operation does not result in the addition of more than three (3) decibels to the preexisting ambient noise level. The noise level requirements may be waived if the applicant has received a written waiver from the resident of any residence at which the noise level would exceed the standards set forth in this subsection. If the dwelling is leased, the tenant shall execute the waiver, and the property owner shall be notified.
   (ii)   All lights on the drill site shall be erected/installed according to CAL-OSHA employee safety requirements and shall be shielded and/or directed so as to focus the direct rays from the lights onto the drilling site and away from the residences, except where required for aircraft warning purposes.
   (iii)   All vehicle parking and maneuvering areas shall be treated in such a manner as to control dust. Such treatment may be accomplished by placing gravel on such areas and/or periodically watering the areas, or by other means approved by the Director.
   (iv)   The drilling operation shall comply with the requirements of all other agencies having jurisdiction over the site and operation. Yolo County Planning, Public Works and Environmental Services may require additional permits, including, but not limited to:
   A.   A grading permit if the drilling operation results in any ground disturbance;
   B.   A building permit for the erection of structures;
   C.   A flood elevation certificate if construction occurs in a FEMA designated one hundred (100) year flood zone; and
   D.   An encroachment permit if the construction of access roads connects to a County right-of-way.
   (v)   The drilling operation shall be located no closer than the following distances from the specified uses if such uses are located:
   A.   Within five hundred (500) feet of any school;
   B.   Within five hundred (500) feet of any church or place of public worship;
   C.   Within five hundred (500) of any place of public assembly;
   D.   Within five hundred (500) feet of any dwelling (the applicant must show or state the distance to the nearest residence), unless residents of such dwelling have filed a written waiver;
   E.   Within one hundred (100) feet of the property line to any County road or State highway; and
   F.   Within two hundred fifty (250) feet of any levee owned by any public agency.
   (5)   Abandoned gas wells shall be sealed in accordance with Division of Oil and Gas regulations, and all drilling or production facilities shall be removed.
   (6)   The disturbed surface area of an abandoned gas well shall be reincorporated into adjoining agricultural operations or re-vegetated with native vegetation within one (1) year after abandonment.
   (t)   Surface mining.
   (1)   Surface mining operations must comply with all applicable regulations in Title 10, Chapter 3 (Cache Creek Area Plan In-Channel Maintenance Mining Ordinance, Chapter 4 (Off-Channel Surface Mining), Chapter 5 (Surface Mining Reclamation), and Chapter 8 (Agricultural Surface Mining Reclamation Ordinance). Commercial surface mining operations may be allowed only when located within the Cache Creek Off-Channel Mining Plan area on lands within the Mineral Resources Overlay (MR-O) zone and when the operations are consistent with all policies and regulations of the Cache Creek Area Plan and its implementing ordinances.
   (2)   Agricultural surface mining operations may be allowed outside the MR-O zone where it is wholly integral and necessary to the conduct of agricultural activities, including but not limited to the following circumstances: to improve soil quality, as a byproduct of land leveling, to develop aquaculture facilities, to create or enhance wildlife habitat, or to maintain or improve drainage and flood control facilities (see Chapter 8, Agricultural Surface Mining Reclamation Ordinance).
   (u)   Solar and wind energy facilities. See regulations for solar and wind energy facilities in Article 11 of this chapter.
   (v)   Cogeneration facilities. See regulations for cogeneration facilities in Article 11 of this chapter.
   (w)   Wireless telecommunications facilities. See regulations for wireless telecommunications facilities in Section 8-2.1102 in Article 11 of this chapter.
   (x)   Manufactured or mobile homes and commercial coaches. Manufactured or mobile homes, and commercial coaches, may be located in agricultural zones and shall comply with the following development standards:
   (1)   In addition to any other requirements set forth in this chapter, the use of manufactured homes shall be governed by the sanitary regulations and building regulations prescribed by the State and/or County, together with all amendments thereto subsequently adopted and as may otherwise be required by law.
   (2)   The manufactured home shall have a floor area of sufficient size to be compatible with existing dwellings in the area.
   (3)   Approved manufactured home skirting shall be applied around the base of the mobile home so as to obscure the area beneath the unit. Wood skirting located nearer than six (6) inches to the earth shall be treated wood or wood of natural resistance to decay and termites as defined in the most current edition of the Uniform Building Code, or any amendment thereto. Metal skirting shall be galvanized or treated metal or metal resistant to corrosion.
   (4)   The manufactured home, its installation and facilities, any permanent buildings, and any manufactured home accessory buildings and structures shall be governed by the standards adopted by the Department of Housing and Community Development of the State, and said provisions shall govern the maintenance, use, and occupancy of such mobile homes.
   (5)   A commercial coach or trailer is allowed in the agricultural zones, with the exception of the Agricultural Residential (A-R) zone, through the issuance of a Site Plan Review, subject to the requirements of Section 8-2.1012 and 8-2.1013 of Article 10.
   (6)   A mobile home or commercial coach may be used as a temporary dwelling or office in any of the agricultural zones, pending the construction of the permanent dwelling or office, after obtaining a building permit for the construction of the permanent dwelling or office, pursuant to the requirements of Section 8-2.1013 of Article 10.
   (y)   Agricultural dwellings.
   (1)   A new primary or ancillary home in an agricultural zone is allowed “by right” with the issuance of a building permit, provided the home meets all of the development siting standards of Section 8-2.402.
   (2)   Construction of a new ancillary dwelling, including installation of a new manufactured home, is limited in size to no more than two thousand five hundred (2,500) square feet, excluding garage space. New dwellings must meet the development siting standards in Section 8-2.402.
   (3)   Construction of more than two (2) dwelling units, as well as the legalization of more than two (2) existing units, may be permitted through the issuance of a Minor Use Permit, upon a finding that the residential use is compatible and appurtenant with the principal agricultural use of the property.
   (z)   Caretaker residence. A caretaker residence is allowed on A-C and A-I zoned property as an ancillary use to the primary agricultural commercial or agricultural industrial use of the property, as determined by the Director of Planning, Public Works and Environmental Services. A caretaker residence is not allowed on A-R zoned property if two (2) homes already exist. A caretaker residence on A-N and A-X zoned property that is in addition to a primary and ancillary dwelling requires a Minor Use Permit.
   (aa)   Farm worker housing. As required by State law (Health and Safety Code Sec. 17021.6), farm worker housing projects of thirty-six (36) beds or less, or twelve (12) separate housing units or less, are allowed in the agricultural zones with the issuance of a building permit, except in the A-I, A-C, and A-R zones. A project with more than thirty-six (36) beds or twelve (12) units requires a Minor or Major Use Permit, at the discretion of the Planning Director. A Site Plan Review may be required for projects that do not meet any of the following development standards:
   (1)   The project is designed to be compatible with any adjoining single family residences, including appropriate setbacks, landscaping, and parking.
   (2)   Adequate land area is available for the provision of on-site services, e.g., leachfields, to accommodate the number of farm employees, if the project is not connected to public services.
   (3)   The project meets State regulatory requirements and has received, or will receive in the near future, all necessary State operating permits, including certificates from the Department of Housing and Community Development.
   (ab)   Rural home occupations. A rural home occupation shall be clearly incidental and secondary to the residential and/or agricultural use of the dwelling or premises and shall meet the following standards:
   (1)   Confined within the dwelling and occupies not more than fifty percent (50%) of the gross area of one floor; or, is confined within a detached accessory structure such as a private shop or office, and is fully permitted for such use.
   (2)   Operated by the members of the family occupying the dwelling, plus a maximum of two (2) additional employees.
   (3)   Produces no external evidence of its existence by storing goods and materials associated with the occupation in an enclosed structure(s), including any vehicles associated with the use.
   (4)   Generates no dust, odors, noise, or other such nuisances beyond that normal in the area in which such use is located.
   (5)   The activity does not exceed the volume of truck, passenger, or pedestrian traffic normally associated with the rural or agricultural uses of the surrounding area, and shall not interfere with vehicle circulation.
   (6)   Meets the requirements of the Chief Building Official and the fire district of the jurisdiction.
   (7)   Signage is limited to a single, non-illuminated wall-mounted or free-standing sign of not more than six (6) square feet in area and four (4) feet in height.
   (ac)   Private schools, churches, non-profit organizations. A private school, church, non-profit or fraternal organization proposed in an agricultural zone may not be approved unless it is found that the use has demonstrated a benefit from the agricultural use of the area. Otherwise, such a use must be proposed on lands that are zoned, or will be zoned, Public and Quasi-Public (PQP). Such uses may not be allowed on lands under Williamson Act contract.
   (ad)   Development near toe of levee, restricted.
   (1)   A fifty (50) foot setback is required for all permanent improvements from the toe of any flood control levee.
   (2)   Land uses proposed within five hundred (500) feet of the toe of any flood control levee shall be restricted (or prohibited) to the items listed below, unless site specific engineering evidence demonstrates an alternate action that would not jeopardize public health or safety:
   (i)   Permanent unlined excavations shall be prohibited.
   (ii)   Large underground spaces (such as basements, cellars, swimming pools, etc.) must be engineered to withstand the uplift forces of shallow groundwater.
   (iii)   Below-grade septic leach systems shall be prohibited.
   (iv)   Engineered specifications for buried utility conduits and wiring shall be required.
   (v)   New water wells shall be prohibited.
   (vi)   New gas or oil wells shall be prohibited.
   (vii)   Engineered specifications for levee penetrations shall be required.
   (viii)   Landscape root barriers within fifty (50) feet of the toe shall be required.
   (ae)   Approvals within the 100- and 200-year floodplain. Before approving any discretionary project or permit located on land within the floodplain, or any ministerial project or permit that would result in the construction of a new residence, the Chief Building Official, Zoning Administrator, or decision-making body shall make a finding related to urban level of flood protection based on substantial evidence in the record for one of the following:
   (1)   The facilities of the State Plan of Flood Control or other flood management facilities protect the project to the urban level of flood protection in urban and urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in nonurbanized areas.
   (2)   The city or county has imposed conditions on the permit or discretionary entitlement that will protect the project to the urban level of flood protection in urban and urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in nonurbanized areas.
   (3)   The local flood management agency has made adequate progress on the construction of a flood protection system which will result in flood protection equal to or greater than the urban level of flood protection in urban or urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in nonurbanized areas for property located within a flood hazard zone, intended to be protected by the system. For urban and urbanizing areas protected by project levees, the urban level of flood protection shall be achieved by 2025.
   (af)   Cannabis operations. Cannabis uses are regulated under Article 14 of this Chapter.
(Ord. 1445, eff. August 14, 2014; as amended by Ord. 681.229, eff. October 29, 2015; as amended by § 4, Ord. 1466, eff. March 24, 2016; as amended by § 3, Ord. 1468, eff. May 13, 2016; as amended by § 2, Ord. 1494, eff. January 11, 2018; as amended by § 5, Ord. 1497, eff. June 7, 2018; as amended by § 2, Ord. 1501, eff. August 23, 2018; as amended by § 2, Ord. 1545, eff. January 6, 2022)