industrial activity, and their related uses, buildings and structures, including schools, parks, utilities, etc.

Transcription

1 Section 3.9 Land Use Introduction This section identifies and evaluates issues related to land use and planning that could arise from the proposed Project. Existing land uses within the inland regions of Santa Barbara County are described, along with applicable County land use policies and regulations. Impacts are assessed in relation to future winery development based on consistency with the land use designations, zoning regulations, other related and relevant plans, ordinances, and standards Environmental Setting Land use in Santa Barbara County is governed by the Santa Barbara County Comprehensive Plan Land Use Element. Land Use Element maps define boundary lines that characterize the intensity of development in the County ( 2010): Rural Area An area where development is limited to agriculture and related uses, mineral extraction and related uses, recreation (public or private), low density residential and related uses and uses of a public or quasi-public nature. Inner-Rural Area An area where development is limited to rural uses such as agriculture and its accessory uses, mineral extraction and its accessory uses, recreation (public or private), ranchette development, and uses of a public or quasi-public nature. Existing Developed Rural Neighborhood (EDRN) A neighborhood area that has developed historically with lots smaller than those found in the surrounding Rural or Inner-Rural lands. The purpose of the neighborhood boundary is to keep pockets of rural residential development from expanding onto adjacent agricultural lands. Within the EDRN boundary, infilling of parcels at densities specified on the land use plan maps is permitted. Urban Area An area within which is permitted the development of residential, commercial, and industrial activity, and their related uses, buildings and structures, including schools, parks, utilities, etc. The Santa Barbara County Land Use and Development Code (LUDC) carries out the policies of the Comprehensive Plan by classifying and regulating the uses of land within the County. The LUDC allows for winery uses on agriculturally zoned lands, which occur within the boundaries of Rural Areas, Inner-Rural Areas, and EDRNs. In addition, winery uses may be permitted on industrial zoned lands in inland areas; a few industrial zoned parcels are located within the boundaries of Urban Areas, including Los Alamos and Lompoc. Agricultural Land Use and Zoning Winery development and operations are suitable for agricultural land uses, subject to specific use regulations (LUDC Section ). Lands with agricultural designations may permit vineyard 3.9-1

2 cultivation as well as related or incidental residential uses, the preparation for marketing of products, and accessory structures, subject to compliance with the existing Winery Ordinance. Lands with agricultural land use designations include, but are not limited to, land in existing agricultural use, lands with prime soils, prime agricultural land, grazing land, land with agricultural potential, and lands under Williamson Act contracts. The Comprehensive Plan defines three agricultural land use designations as follows: Agriculture I (A-I, 5 or more acres minimum parcel size) This designation applies to acreages of prime and non-prime farmlands and agricultural uses which are located within Urban, Inner-Rural, and EDRN areas. Agriculture II (A-II, 40 or more acres minimum parcel size) This designation applies to acreages of farm lands and agricultural uses located outside Urban, Inner-Rural and EDRNs areas. General agriculture is permitted, including but not limited to livestock operations, grazing, and beef production as well as more intensive agricultural uses. Agricultural Commercial (AC) ( or more acre minimum parcel size) This category is for commercially farmed, privately owned land which meets the following criteria: 1) The land is subject to a Williamson Act contract, including contracts that have been nonrenewed or, 2) Parcels 40 acres or greater, whether or not currently being used for agricultural purposes, but otherwise eligible for Williamson Act contract may be included if they meet the requirements of Uniform Rule No.6. This category includes compatible land uses and land uses that are necessary and a part of the agricultural operations. All types of crops and livestock are included. Both prime and non-prime soils (as defined in the Williamson Act and the County's Uniform Rule No.6) and irrigated and non-irrigated lands are included. Parcels which are smaller than 40 acres in size may be eligible for the AC designation if they are prime or super-prime as defined by the Uniform Rules and are eligible for agricultural preserve status. While land use designations characterize the physical uses and the intensity of that use, zoning designations legally define permitted uses and development guidelines for those uses. Agricultural zones include minimum lot sizes that limit the subdivision potential and affects the range of allowable uses. The County contains 1,533,387 acres of lands zoned AG-I and AG-II, of which 27,637 acres are cultivated with wineries. These zones are defined as follows: AG-I (Agricultural I) zone The AG-I zone is applied to areas appropriate for agricultural use within Urban, Inner-Rural and EDRN areas, as designated on the Comprehensive Plan maps. The intent is to provide standards that will support agriculture as a viable land use and encourage maximum agricultural productivity. AG-II (Agricultural II) zone The AG-II zone is applied to areas appropriate for agricultural land uses on prime and non-prime agricultural lands located within the Rural Area as shown on the Comprehensive Plan maps. The intent is to preserve these lands for long-term agricultural use. In addition, some agricultural lands in Cuyama Valley and Lompoc Valley are zoned U (Unlimited Agriculture) under Zoning Ordinance No. 661 (Ordinance 661). Ordinance 661 served as the County s zoning ordinance prior to adoption of the LUDC and the LUDC s predecessor, Article III. The U district was automatically applicable to all unincorporated territory not specifically or permanently zoned. The County requires properties that were zoned under Ordinance 661 to be rezoned to the current 3.9-2

3 LUDC when property owners apply for discretionary permits. Agricultural lands zoned U would be rezoned to the appropriate district based on site characteristics including compliance with minimum parcel size regulations; these parcels would be specifically evaluated at the time discretionary approvals are requested by future applicants. Industrial Land Use The LUDC also permits winery uses on industrial lands zone M-1 (Light Industry) and M-2 (General Industry).These lands are generally located within Inner-Rural or Urban Areas. The LUDC defines these zones as follows: M-1 (Light Industry) zone The M-1 zone is intended to provide areas exclusively for light industrial uses. The intent is to encourage sound industrial development through appropriate areas for these uses, and to protect nearby residential, commercial, and industrial uses from hazards, noise, and other disturbances. M-2 (General Industry) zone The M-2 zone is intended to provide areas for all types of industrial uses while providing the level of project review necessary to ensure that adverse impacts will be minimized and that these uses will be compatible with surrounding properties. Rural Regions in Santa Barbara County Santa Barbara County contains eight Rural Regions as identified by the Board of Supervisors, five of which overlay the Primary Wine Region analyzed in this EIR. These are: 1) Santa Ynez Valley, 2) San Antonio Creek, 3) Santa Maria Valley, 4) Lompoc Valley, and 5) Cuyama Valley. As climate conditions in the South Coast Area, North Gaviota Coast, and Gaviota Coast are not conducive to supporting vineyards, these rural regions are not described in detail. Santa Ynez Valley The Santa Ynez Valley Rural Region is located between the Santa Ynez and San Rafael Mountains and borders the federally-owned Los Padres National Forest to the east. Urban Areas include the Cities of Solvang and Buellton, and the unincorporated townships of Santa Ynez, Los Olivos, and Ballard. Several EDRNs surround these Urban Areas, including Ballard Canyon, West Olivos, Bobcat Springs, West Buellton, Woodstock Oak Trails, E. Baseline Ranch Estates, Meadowlark, and Highway 246 EDRNs. The 137-acre Chumash Reservation is also located within the southwest urban boundary of Santa Ynez. The total population of this Rural Region is approximately 20,199, with over half the population residing outside of the incorporated cities. The Santa Ynez Valley Community Plan applies to the unincorporated communities, EDRNs, and surrounding Inner-Rural and Rural Areas within the Santa Ynez Valley, and supplements the Comprehensive Plan to provide focused policies addressing development and land use issues specific to the valley. Inner-Rural Areas buffer the Urban Areas with a transition from smaller urban parcels to larger agriculturally zoned parcels. Land uses outside of Urban Areas are mainly agricultural designated, and contain open spaces, vineyards, agricultural fields, pastures, ranch-style residences, and agricultureserving commercial uses. San Antonio Creek This Rural Region contains the township of Los Alamos, which is within the jurisdiction of the Los Alamos Community Plan. The San Antonio Creek Rural Region is separated from the Santa Ynez Valley 3.9-3

4 by the Purisima Hills to the south. The township of Los Alamos, which contains a population of 1,890 (United States Census Bureau 2010), is surrounded by large agriculturally designated parcels of 100 acres or greater that support vineyards, open range lands, row crops, and hay. As the Urban Area boundary coincides with the Rural Area boundary line, urban/agricultural land use conflicts occasionally occur from residential development on the urban borders ( 2011). The Los Alamos Community Plan lists increased winery development and vineyard conversions as a source of growth and regional tourism; a 30-acre light industrial zoned parcel within the eastern portion of the township has received permit approval for a winery and tasting room and is currently planted with wine grapes. Outside of the township of Los Alamos, several vineyards, row crops, and grazing fields line Highway 135, Alisos Canyon Road, and US Highway 101. Further away from major public roadways, open lands with natural habitats can be found. Santa Maria Valley The Santa Maria Valley Rural Region is an approximately 154-square mile productive agricultural area that extends from northwestern Santa Barbara County and southwestern San Luis Obispo County. The valley floor is characterized by level to rolling lowlands surrounding the Santa Maria River and is dominated by the City of Santa Maria and the township of Orcutt, making this region the most populous in northern Santa Barbara County. The City of Guadalupe, and communities of Sisquoc and Garey, and Casmalia are much smaller Urban Areas by comparison. Land use in the Santa Maria Valley is predominantly agricultural, with agriculture-related commercial facilities, light industrial uses, ranchette and low-density residential that support the agriculture industry. Extractive resource land uses also occur within the Santa Maria Valley, including petroleum and sand mining. Natural open spaces include oak woodland hills, and flat coastal plains with coastal dunes. The Santa Maria Airport is located southwest of the City of Santa Maria. Lompoc Valley The Lompoc Valley Rural Region is adjacent to the Vandenberg Air Force Base and includes the City of Lompoc and communities of Mission Hills and Vandenberg Village, as well as Cebada Canyon and Tularosa EDRNs. These EDRNs and Urban Areas are surrounded by varying sizes of agricultural parcels that are generally smaller where adjacent to Urban Areas. Lompoc Valley is primarily comprised of agricultural land uses and open space. U-zoned lands containing an ecological reserve and natural open spaces surround Mission Hills and Vandenberg Village. Cuyama Valley The Cuyama Valley Rural Region is a productive agricultural area in northeastern Santa Barbara County and is an approximately 300 square mile inland valley that contains the communities of Cuyama, New Cuyama, and Ventucopa. The valley floor is characterized by level to rolling lowlands surrounding the Cuyama River, gradually rising in elevation in foothill areas at the margins of the valley. Land use in the Cuyama Valley consists primarily of irrigated agriculture, dry farming, grazing pastures, and rural residential development. Irrigated agriculture, including vineyards, is a dominant land use in the Cuyama Valley, comprising approximately 23,500 acres in the Cuyama 3.9-4

5 Valley ( 2012). Land use within public lands include rangeland livestock grazing of cattle, sheep, and horses, in addition to petroleum extraction and semi-primitive recreational uses (e.g., trails, campgrounds). In addition, substantial areas of natural habitat occur, including annual grasslands, chaparral and scrub habitats, blue oak woodlands, and pinyon-juniper woodlands. Rare habitats such as saltbush scrub, alkaline marshes, and riparian forests are also present Regulatory Setting The land use and planning analysis was conducted in conformance with the goals and policies of local regulations Local Santa Barbara County regulates the physical development of land through its Comprehensive Plan and LUDC ( 2011a). A complete list of relevant plans and policies can be found in Section 3.13, Consistency with Plans and Policies. Santa Barbara County Comprehensive Plan The Comprehensive Plan provides general goals, policies, and programs applicable to the unincorporated portions of the County. The Comprehensive Plan is required to maintain internal consistency between all adopted elements. The Land Use Element defines the blueprint for physical development with goals, policies, actions, and development standards that provide the framework for physical development and use of land. The Land Use Element also defines land use categories (Rural, Urban, Inner-Rural and, Existing Development Rural Neighborhood Areas) and land use designations. Other State-mandated elements included in the Comprehensive Plan are the Circulation, Conservation, Noise, Open Space, Housing, and Safety Elements. In addition, the Comprehensive Plan contains the following elective elements: Agricultural, Environmental Resource Management (ERME), Scenic Highway, Seismic Safety, Hazardous Waste, and Energy Elements. The Comprehensive Plan also includes community, regional, and Rural Region plans that serve as blueprints for physical development of unincorporated towns and watershed-based areas. Santa Ynez Valley Community Plan The Santa Ynez Valley Community Plan provides policy direction for issues and development trends specific to the Santa Ynez Valley and sets the framework for planning future development. The Santa Ynez Valley Community Plan applies to the incorporated cities of Solvang and Buellton, the unincorporated urban areas of Santa Ynez, Los Olivos, and Ballad, EDRNs within the vicinity of these communities, and surrounding Rural and Inner-Rural Areas within the Community Plan area. Winery development within the Community Plan boundary would be subject to development standards and policies outlined in the Community Plan. Los Alamos Community Plan The Los Alamos Community Plan establishes and regulates land uses in the Town of Los Alamos. The Plan Area encompasses approximately the 460 acres within the Los Alamos urban/rural boundary. Of which, only a 30-acre parcel zoned M-1 is suitable for winery uses and is currently developed with 3.9-5

6 a winery. The Los Alamos Community Plan addresses the increased interest in the development of wineries and tasting rooms within the vicinity of Los Alamos. Orcutt Community Plan The Orcutt Community Plan updates the Santa Barbara County Comprehensive Plan for the unincorporated area of Orcutt and sets goals, policies, programs, actions, and development standards for all future development in Orcutt. The Orcutt Community Plan area is located south of the City of Santa Maria and encompasses 14,650 acres of mostly Urban Area. Given the zoning designations within the Community Plan area, it is unlikely that winery development would occur within the jurisdiction of the Community Plan. Santa Barbara County Land Use and Development Code The LUDC constitutes a portion of Chapter 35 of the Santa Barbara County Code. The LUDC carries out the policies of the Comprehensive Plan by classifying and regulating the uses of land and structures within the County, consistent with the Comprehensive Plan. The LUDC is adopted to protect and to promote the public health, safety, comfort, convenience, prosperity, and general welfare of residents and businesses in the County (Section Purpose of Development Code). The LUDC is a primary tool used by the County to implement the goals, objectives, and policies of the Comprehensive Plan, including any applicable community, specific, or area plan. Provisions of the LUDC and any land use, subdivision, or development approved in compliance with these regulations must be consistent with the Comprehensive Plan, including any applicable community, specific or area. Pursuant to LUDC Section (B), the AG-I and AG-II zones are applied to areas appropriate for agricultural land uses on prime and non-prime agricultural lands located within the Inner-Rural and Rural Areas as shown on the Comprehensive Plan maps. The intent is to preserve these lands for longterm agricultural use. Section identifies allowable uses in the Agricultural Zones and the planning permit required to establish each use. Sections and identify wineries as allowable uses in agricultural and industrial zones. The LUDC contains the existing Winery Ordinance in Section stating permit requirements and development criteria for future winery development. Santa Barbara County Code, Article V. Right-to-Farm Ordinance No The Right-to-Farm Ordinance protects agricultural land uses from conflicts with nonagricultural land uses that may result in financial hardship to agricultural operators or the termination of their operation. The purpose of the ordinance is to preserve and protect agricultural zoned lands for exclusive agricultural use; to support and encourage continued agricultural operations in the County; and to forewarn prospective purchasers or residents of property adjacent to or near agricultural operations of the inherent potential problems associated with such purchase or residence including, but not limited to, the sounds, odors, dust, and chemicals that may accompany agricultural operations. Projects that are proposed and/or approved in the County proximate to agriculturally zoned lands are often required to provide notice to future residents, tenants, and users of the Right-to-Farm

7 Zoning Ordinance No. 661 Ordinance 661 is an earlier zoning ordinance of the, which has been repealed for most regions of the County. However, within some of the rural regions of the County zone district classifications of Ordinance 661 remain. As discretionary permits are filed with the County, consistency rezones may be required to update the zoning to correspond to modern LUDC zone district regulations. It is important to note that while not part of this EIR analysis, potential Ordinance 661 rural lands may be rezoned in the future to the AG-II zone district. Winery Ordinance (2004) The Winery Ordinance was originally adopted in 2004 given County recognition that winery uses and winery-related activities, such as special events, merited additional land use consideration. The existing Winery Ordinance consists of Section (Wineries) and Section (Definitions of Specialized Terms and Phrases) of Santa Barbara County s LUDC. The Winery Ordinance aimed to balance the promotion of the growing and processing of wine grapes with potential land use conflicts that may arise for surrounding land uses, including nearby residential ranchettes and neighborhoods. The existing Winery Ordinance uses a three-tiered permitting system Tier 1, Tier 2, and Tier 3 for proposed winery developments that provide a set of standards for the development of wineries on agricultural land and establish specific permit regulations and development standards for such facilities. The existing Winery Ordinance s tiered permit process acknowledges the potential differences in scale among winery projects and accounts for various types and/or magnitudes of impacts. The five criteria used to determine the level of permit review are the proportion of grapes grown on site that will be processed in the winery, production capacity, physical size of proposed development (square footage), presence or absence of a tasting room, and number of special events, if any. Tier 1 projects are processed as ministerial projects that do not typically require project specific environmental review. Projects that fall within Tiers 2 and 3 require a discretionary permit and full environmental analysis under existing ordinance language. Uniform Rules for Agricultural Preserves and Farmland Security Zones The Uniform Rules of Agricultural Preserves and Farmland Security Zones (Uniform Rules) is used implement the Williamson Act and administer the Agricultural Preserve program in Santa Barbara County. The Uniform Rules define eligibility requirements and compatible uses which each participating landowner must adhere to in order to receive a reduced tax assessment. The Uniform Rules state that uses on contracted lands shall be compatible with current or reasonably foreseeable agricultural operations and shall not significantly compromise the long-term agricultural capabilities of a parcel. The Uniform Rules also require that uses on contracted lands do not result in significant temporary population increases to an extent that could hinder or impair agricultural operations on lands within the vicinity. The Uniform Rules allows for the processing of wine grapes on contracted lands, subject to rules on case production and development envelop size (Uniform Rule 2-2.1B). These rules would apply to any winery development under the Project that occurs on contracted lands within the County

8 3.9.4 Environmental Impact Analysis This section discusses the potential land use and planning impacts associated with the Proposed Project. Section 3.13, Consistency with Plans and Policies provides a summary the proposed Project s consistency with the Comprehensive Plan Thresholds of Significance California Environmental Quality Act Guidelines With respect to land use and planning, applicable sections of Appendix G of the CEQA Guidelines state that a project would normally have a significant impact on the environment if it would: Physically divide an established community. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect (Section 3.13, Consistency with Plans and Policies). Conflict with any applicable habitat conservation plan or natural community conservation plan. Santa Barbara County Thresholds The following five thresholds of significance for Quality of Life, as outlined in Section 13 of the County s Environmental Thresholds and Guidance Manual ( 2008), are also relevant and used herein to determine project impacts: 1. Loss of privacy 2. Neighborhood incompatibility 3. Nuisance noise levels (not exceeding noise thresholds) 4. Increased traffic in quiet neighborhoods (not exceeding traffic thresholds) 5. Loss of sunlight/solar access Project Impacts This impact analysis focuses on agriculture as a land use rather than a resource, and the character of existing Rural and Inner-Rural Areas where future winery development may occur; for impact analysis on Project compatibility with zoning for agricultural uses and Williamson Act contracts, see Impact AG-1 in Section , Agricultural Resources. Table below provides a summary of the impacts related to land use from the proposed Project. The discussion of the impact follows, and development standards and mitigation measures are presented in Section

9 Table Summary of Land Use Impacts Land Use Impacts Mitigation Measures Residual Significance Impact LU-1. Winery expansion under the proposed Project would be incompatible with surrounding agricultural land uses in Rural and Inner-Rural Areas Impact LU-2. The proposed Project could result in quality of life impacts from temporary population increases in Rural Areas, Inner- Rural Areas, and EDRNs None required MM NOI-1, MM TRA-1, MM TRA-2 would apply Less than significant (Class III) Less than significant with mitigation (Class II) Impact LU-1. Winery expansion under the proposed Project would be incompatible with surrounding agricultural land uses in Rural and Inner-Rural Areas. Winery expansion on lands within or adjacent to agriculturally productive areas could increase the intensity of development and visitor-serving uses in Rural and Inner-Rural Areas due to the potential size, scale, design, and permitted uses. The Project would allow up to 20,000 square feet of winery structural development for Tier A and B wineries, and potentially greater sized development for Tier C wineries. This type and scale of development is likely to occur on relatively undeveloped sites, thereby increasing the concentration of development within Rural and Inner-Rural Areas. Visitorserving uses and uses related to the processing of wine grapes would also increase the intensity of land uses on agriculturally zoned lands. Winery development under the Project would allow for incidental commercial and industrial uses such as wine processing facilities, storage tanks, offices, laboratories, tasting rooms, conference rooms, hospitality rooms, and food preparation areas. While winery structural development and visitor-serving uses are supportive of agricultural operations on winery premises, agricultural land use conflicts could arise from increased development and temporary populations on winery premises. Such agricultural land use conflicts include the impairment of agricultural operations. California legislature declared that agricultural operations are often hindered or impaired by land uses which increase the density of the permanent or temporary human population of an agricultural area, and the County determination of compatible land uses in agricultural areas shall recognize this (Gov. Code ). Future winery expansion under the Project would attract visitors to the region by allowing special events, tasting rooms, wine industry-wide events, tours, and winemaker meals. These uses would allow for 20 to 80 persons on a winery premises at one time, and up to 16 events (4 wine industry wide events and 12 special events) per year containing 200 persons for Tier C wineries. The number and frequency of winery visitors and special events could reach a level of intensity that creates an ongoing commercial presence that is no longer incidental to the primary agricultural use of a winery. Such activities could impair the ability of farmers to fully engage in agricultural operations on adjacent or nearby agricultural lands. However, the proposed Project includes planted vineyard acreage requirements and minimum winery premises area, in order to promote cultivation of grapes and production of wine onsite as the primary use associated with future winery development. Land use conflicts would potentially occur where large-scale Tier C wineries with special events are proposed near agricultural lands actively engaged in cultivation or grazing operations. This would affect remote Rural Areas with very low density development and industrial-scale agricultural operations the most. Inner-Rural Areas and EDRNs would be less affected by agricultural land use conflicts compared to Rural Areas as these areas are adapted to slightly higher population densities and are less likely to contain industrial scale agricultural operations sensitive to increases in 3.9-9

10 temporary populations. Further, future winery development in Inner-Rural Areas and EDRNs are likely to be smaller establishments with fewer winery visitors due to smaller parcel sizes within these area boundaries. While there is potential for agricultural land use conflicts to occur from winery expansion, conformance with the Comprehensive Plan policies, the LUDC, and development standards associated with permit approval of wineries, would adequately address land use compatibility issues on a caseby-case basis. This includes conformance with the Right to Farm Ordinance and policies in the Agricultural Element aimed at the protection of agricultural resources. The proposed Project includes development standards that limit special events, winery visitors, and structural development in order to restrict temporary population increases and the scale of winery development. Tier B and C wineries would be subject to the Development Plan review process, with a noticed public hearing and review. Tier B and C wineries would require further CEQA review where potential land use conflicts with surrounding agricultural operations resulting from a site-specific winery development would be analyzed in detail. These review processes, in combination with winery development standards, would reduce the potential for conflicts with nearby agricultural land uses to a less than significant level (Class III). Impact LU-2. The proposed Project could result in quality of life impacts from temporary population increases in Rural Areas, Inner-Rural Areas, and EDRNs. Winery expansion under the proposed Project would result in increases to temporary populations in Primary Wine Region. Given the number of projected winery developments (Table 3.9-2) and the potential for associated special events (up to 16 per year with 200 persons) and winery visitors (20 to 80 persons at one time), these temporary population increases have the potential to become a continuous presence. In some areas, the introduction of temporary population increases could conflict with the existing population levels characteristic of Rural, Inner-Rural, and EDRN areas, resulting in quality of life and neighborhood compatibility impacts. Table Winery Ordinance Update Buildout Assumptions Region Wineries Growth Since 2000 Existing Wineries (#) Anticipated Wineries Growth by 2035 Santa Maria AVA 55.5% 10 25% 10 / 20 Santa Ynez AVA % 30 25% 10 / 40 Santa Rita Hills AVA 53.3% 15 35% 14 / 29 Los Alamos 60.0% 5 15% 6 / 11 Total Wineries: /100 The Santa Ynez AVA includes the Ballard Canyon AVA and Happy Canyon AVA Source: Appendix D. Anticipated New Wineries/ Total Wineries by 2035 Residents may perceive a change in quality of life if they experience a notable difference in noise and traffic levels due to winery development and associated temporary population increases. In particular, residents of Ballard Canyon, Foxen Canyon Road, Los Olivos, Santa Ynez, and Happy Canyon have expressed concerns relating to special events, population increases, traffic, parking, fugitive dust, and noise associated with the Project during the scoping period. Within the Santa Ynez Valley region, 10 additional wineries are projected to be developed through While specific

11 parcel locations are unknown at this time, future winery development may potentially occur adjacent to more urban and inner-rural types of land uses in the communities of Ballard, Los Olivos, and Santa Ynez as well as the cities of Solvang and Buellton given agriculturally zoned parcels ranging between 5 acres up to 100 acres are in close proximity. The development standards included in the Project serve to restrict the potential for neighborhood incompatibility and quality of life impacts related to noise, traffic, and parking. Project requirements also define and limit winery visitors in each Tier to help address neighborhood compatibility issues by regulating intensity of uses and maximum, temporary population increases on the winery premises. Development standards included in the Project would minimize periodic noise level increases produced by special events. These include the requirement of setbacks at least 1,000 feet from a residential zone, and limitations on the hours of special event operations to 8 PM in Inner- Rural Areas and 11 PM in Rural Areas. In the event that these hours of operation pose an issue to neighborhood compatibility, the Development Plan review process allows for the modification of hours and may subject the applicant to other requirements in order to ensure land use compatibility. Implementation of Mitigation Measure NOI-1 would also serve to minimize noise from special events by requiring a Special Event Management Plan with detailed noise control procedures. Section 3.11, Transportation and Traffic, found that traffic generated by future winery development under the Project would not significantly impact roadway systems in Primary Wine Region above County traffic thresholds. However, the traffic analysis identifies several roadway segments that would experience substantial average daily trip (ADT) increases, especially on weekends (see Appendix E, Traffic Analysis). In order to ensure traffic levels on local roadways do not significantly impact the quality of life for residents, mitigation measures MM TRA-1 and MM TRA-2 are proposed. MM TRA-1 would require a minimum parcel size of 40 acres for Tier B wineries within the Inner-Rural Area. MM TRA-2 would require a Special Event Management Plan to contain requirements implemented for winery special events, including the management of traffic, overflow parking areas, and dust control measures. Additional review processes, including Development Plan review and environmental review for Tier B and C wineries, would also address land use compatibility on a case-by-case basis. Therefore, with incorporation of the below mitigation measures and development standards, impacts to residential neighborhood compatibility and quality of life would be less than significant with mitigation (Class II) Cumulative Impacts Land use conflicts and neighborhood compatibility issues may be compounded by cumulative winery expansion and growth in Primary Wine Region. Santa Ynez Valley, Lompoc Valley, Santa Maria Valley, and San Antonio Rural Regions have seen significant winery development since 2000 and associated temporary population increases, and there are currently several pending permits and plans for wineries or winery related development in these areas (see Table 3.0-2). Continued trends in winery development as projected under the Project in conjunction with the number of pending winery developments could be growth inducing, encouraging greater wine tourism and development of visitor-serving uses in Primary Wine Region. Winery development would also occur alongside of build out of County community plans, including the Santa Ynez, Los Alamos, and Orcutt Community Plans. A variety of projects, programs, or initiatives would also have the potential for additional growth in the Primary Wine Region, including the update of the Housing Element, Agricultural Permit Streamlining and Ordinance 661 Consistency Rezone Project Phase II

12 The potential for cumulative development in Primary Wine Region could lead to perceived quality of life impacts to residents in Rural and Inner-Rural Areas, as well as established communities. Such impacts would likely be related to changes to the existing character of low density Rural and Inner- Rural Areas, agricultural land use conflicts, and traffic increases. Although there is potential for development and population growth within the Primary Wine Region, it is anticipated that development standards under the proposed Project and LUDC, as well as review processes for Development Plans and/or land use permits would address land use conflicts and neighborhood compatibility issues on a project-specific level before permit issuance. Therefore, cumulative impacts to land use from winery expansion are anticipated to be less than significant (Class III) Proposed Mitigation Measures MM NOI-1 (Section 3.10, Noise), TRA-1, and TRA-2 (Section 3.11, Transportation and Traffic) would be required to reduce neighborhood compatibility and quality of life impacts to a less than significant level Residual Impacts Residual impacts to Impacts LU-1 and LU-2 would be less than significant after implementation of mitigations, development standards under the proposed Project, LUDC, and consistency with the County s Comprehensive Plan, as well as review processes for Development Plans and land use permits (Class III)