§ 20.65

A.

Compliance with standards required. Proposed development, as defined in Chapter 20.130 (Coastal Zoning Code Definitions), shall be designed and constructed in conformity with:

1.

All standards and requirements established through the approval of a Coastal Development Permit;

2.

Any provisions of this Chapter applicable to a specific planned coastal zoning district;

3.

The provisions of Chapter 20.64 (Coastal Zone Development and Resource Management Standards); and

4.

All provisions of Sections 20.62.060 (Coastal Agricultural and Resource Related Districts), 20.62.070 (Coastal Residential Districts), or 20.62.080 (Coastal Commercial and Mixed-Use Districts);

5.

All applicable provisions of the Implementation Plan, as defined in Chapter 20.01 (Purpose and Applicability of Coastal Zone Regulations) and Chapter 20.130 (Coastal Zoning Code Definition).

(Ord. No. 3791, § III(Exh. A), 2023)

A.

Access:

1.

Roads. Road designs shall minimize road length and maximize the amount of undivided agricultural land, except that longer road extensions may be necessary in highly visible areas in order to avoid or minimize other impacts. Roads shall be designed with not more than 18 feet pavement width, except when safety requirements require otherwise. If otherwise LCP consistent, a minimum of 16 feet may be permitted in certain very low use areas, as provided in the improvement standards established in compliance with Sections 24.04.020 et seq. of the County Code (Roads).

2.

Driveways. Driveways shall be designed in compliance with Sections 24.04.240 et seq. of the County Code (Driveways), in addition to and independent of Coastal Development Permit requirements. Driveway length shall be minimized, consistent with the clustering requirements of Subsection D.1 below (Building Location - Clustering Requirement). Applicants are encouraged, to the extent permitted by applicable laws, to utilize pervious surface materials (e.g., turfblock, pavers, porous asphalt and gravel) for new or modified driveways to reduce the area of impervious surface and the extent of storm water runoff.

B.

Fire protection. In areas without water systems, on-site water storage capacity may be required for each single-family dwelling, subject to the requirements of the County Fire Department or local Fire Protection District, as applicable. Where feasible, the design of planned or cluster developments should include provisions for common water storage facilities and distribution systems. Maintenance of these water storage facilities and distribution systems should be performed according to a plan prepared by the applicant and approved by the County Fire Department or local Fire Protection District, as applicable.

C.

Building design:

1.

Height limits for structures:

(a)

The height limit is 25 feet for primary structures and 15 feet for accessory structures. (See also height limit provisions for the Seadrift Subdivision in Section 20.65.070.D (Seadrift Subdivision Height Limit) and the shoreline of Tomales Bay in Sections 20.66.080.C and 20.66.090.B (Tomales Bay Shoreline Development Standards)).

(b)

The floor level of the first floor shall not exceed 10 feet above natural grade at the lowest corner.

(c)

Structures located within the ridgeline areas pursuant to Subsection D.2 below shall be limited to a maximum height of 18 feet.

2.

Materials and colors. Building materials and colors should incorporate earth tones and be chosen to blend into the natural and built environment unobtrusively, to the greatest extent possible. Traditional colors for agricultural structures (natural wood, red, whitewash, etc.) are appropriate for these structures in agricultural zoning districts.

D.

Building location:

1.

Clustering requirement. Structures shall be clustered in a geologically stable, accessible location on the site where their visual prominence is minimized, consistent with the maximum protection of agricultural lands and other coastal resources. Clustering is especially important on open grassy hillsides; however, a greater scattering of buildings on wooded hillsides may be approved, if consistent with all other applicable provisions of the LCP. Construction shall be minimized by placing buildings so that they will be screened by existing vegetation, rock outcroppings or depressions in topography.

Proposed development shall be located close to existing roads and shall not require new road construction or improvements resulting in significant impacts on agriculture, significant vegetation, significant scenic resources, or natural topography of the site. Proposed development shall be sited to minimize impacts on scenic resources, wildlife habitat and streams, and adjacent agricultural operations.

2.

Development near ridgelines. No construction shall occur on top of, or within 300 feet horizontally, or within 100 feet vertically, of visually prominent ridgelines, whichever is more restrictive, unless no other suitable locations are available on the site or the lot is located substantially within the ridgeline area as defined

herein. If structures must be placed within this restricted area because of site constraints or because siting the development outside of the ridgeline area will result in greater visual or environmental impacts, they shall be in locations that are the least visible from public viewing areas.

3.

Energy conservation. Solar access shall be considered in the location, design, height and setbacks of all structures. Generally, structures should be oriented in a north/south fashion with the majority of glazing on the south wall or walls of the buildings.

4.

Noise mitigation. Noise impacts on residents in nearby areas shall be minimized through the placement of buildings, recreation areas, roads and landscaping.

E.

Division of Agricultural Lands. Permissible divisions of land affecting agricultural lands shall be designed consistent with the requirements of both Titles 20 and 22 and the Land Use Plan. In considering divisions of agricultural lands in the Coastal Zone, the County may approve fewer parcels than the maximum number of parcels allowed by both the Development Code and the Land Use Plan, based on site characteristics such as topography, soil, water availability, environmental constraints and the capacity to sustain viable agricultural operations, and coastal resource protection.

F.

Landscaping. Introduced landscaping shall be designed to minimally disturb natural areas and shall be compatible with the native plant setting. Landscaping plans shall be prepared with consideration for fire protection, water quality protection, solar access, the use of native and drought tolerant species, and

minimal water use. Planting should not block public views or scenic views from adjacent properties or disturb wildlife trails.

G.

Open space areas:

1.

Dedication required. Land to be preserved as open space may be dedicated by fee title to the County or an agency or organization designated by the County before issuance of any construction permit or may remain in private ownership with appropriate scenic and/or open space easements or other encumbrances acceptable to the County, and the County may require reasonable public access across lands remaining in private ownership, consistent with federal and state law.

2.

Maintenance. The County or other designated agency or organization shall maintain all open space lands accepted in fee title, as well as public access and trail easements across private property. Where open space lands remain in private ownership with scenic easements, these lands shall be maintained in compliance with the adopted policies of the Marin County Open Space District and may require the creation of a homeowners' association or other organization to maintain private open space lands where appropriate.

3.

Open space uses. Uses in open space areas shall be in compliance with policies of the Marin County Open Space District, in addition to complying with the LCP, and shall have no significant impact on the natural environment and coastal resources. Pedestrian and equestrian access shall be provided where possible and reasonable and LCP consistent.

H.

Site preparation:

1.

Grading. Grading is permitted in compliance with Section 20.64.080(C) (Grading and Excavation Standards) and shall be minimized. Every reasonable effort shall be made to retain the natural features of the land: skylines and ridgetops, rolling land forms, knolls, native vegetation, trees, rock outcroppings, and watercourses. Where grading is required, it shall not create flat planes and sharp angles of intersection with natural terrain. Slopes shall be rounded and contoured to blend with existing topography.

2.

Drainage. The areas adjacent to creeks shall be kept as much as possible in their natural state. All construction shall ensure drainage into the natural watershed in a manner that will avoid significant erosion or damage to creeks and adjacent properties. Impervious surfaces shall be minimized. At creek crossings,

bridges shall be utilized instead of culverts consistent with Section 20.64.050.B.11 (Coastal Streams, Riparian Vegetation, and Buffers).

3.

Trees and vegetation. Every effort shall be made to avoid tree removal, and changes or construction that would cause the death of existing trees, rare plant communities, and wildlife habitats.

4.

Fire hazards. Development shall be permitted in areas subject to wildfire threat only where it is consistent with the requirements of C-BIO-4 (Protect Major Vegetation) and C-DES-11 (Avoidance of Fuel Modification) and the review authority determines there are good access roads, and adequate water supply, and vegetation management plans are required and adopted.

5.

Geologic hazards. Construction shall not be permitted on identified seismic or geologic hazards, including slides, natural springs, identified fault zones, or on bay mud, without approval from the Department of Public Works, based on acceptable soils and geologic reports. Development subject to coastal hazards shall be sited and designed to avoid such hazards consistent with Chapter 20.64 (Environmental Hazards).

6.

Watershed areas. All projects within water district watershed areas shall be referred to the appropriate district for review and comment. Damaging impoundments of water shall be avoided.

I.

Utilities. In ridge land areas, street lights shall be of low-level intensity and low in profile. In all areas, power and telephone lines shall be underground where feasible. Any determination that undergrounding of utilities is not feasible shall be made in writing.

(Ord. No. 3791, § III(Exh. A), 2023)

A.

Purpose. This Section provides additional development standards for the C-APZ zoning district designed to preserve productive lands for agricultural use, and ensure that development is accessory and incidental to, in support of, and compatible with agricultural production. "Appurtenant and necessary for agricultural production" means that the proposed development is needed to sustain an efficient and productive agricultural operation and to ensure continued agricultural viability.

B.

Applicability. The requirements of this Section apply to proposed development in addition to the standards established by Section 20.65.030 (Planned District General Development Standards) and Chapter 20.64

(Coastal Zone Development and Resource Management Standards), and all other applicable provisions of this Coastal Zoning Code.

C.

Development standards. Development permits in the C-APZ district shall be subject to the following standards and requirements in addition to Section 20.65.030 (Planned District General Development Standards):

1.

Standards for all development in the C-APZ:

a.

Permitted development shall protect and maintain renewed and continued agricultural production and agricultural viability on-site and shall not impact adjacent agricultural lands. Permitted development shall be sited to avoid land suitable for agricultural production (i.e., prime agricultural land or other land suitable for agriculture) whenever possible, consistent with the operational needs of agricultural production. If use of such land is necessary, prime agricultural land shall not be utilized if it is possible to utilize other lands suitable for agricultural use. In addition, as little agricultural land as possible shall be used for structural development.

b.

Development shall be permitted only where adequate water supply, sewage disposal, road access and capacity and other public services are available to support the proposed development after provision has been made for existing and continued agricultural production. Water diversions or use for a proposed development shall not adversely impact stream or wetland habitats, have significant effects on groundwater resources, or significantly reduce freshwater inflows to water bodies including Tomales Bay, either individually or cumulatively.

c.

Permitted development shall have no significant adverse impacts on environmental quality or natural habitats, and shall meet all other applicable policies, consistent with the LCP.

d.

In order to retain the maximum amount of land in agricultural production or available for future agricultural use, farmhouses, intergenerational homes, agricultural worker housing, agricultural accessory structures, and agricultural product processing facilities shall be placed within a clustered development area, except when:

(1)

Placement outside such areas is necessary for agricultural operations (e.g., when a more remote barn is required in a different part of the property to allow for efficient agricultural operations or a retail sales facility needs to be close to a public road); or

(2)

When placement inside such areas would be inconsistent with applicable LCP standards (e.g., when such placement would be within a required stream setback area). In this case, new development shall be placed as close as possible to the existing clustered development area in a way that also meets applicable LCP standards.

The clustered development area, in combination with roads, agricultural sales facilities, and other structure development shall total no more than five percent of the gross acreage, to the extent feasible with the remaining acreage retained in or available for agricultural production or open space.

Development shall be located close to existing roads and shall not require new road construction or improvements resulting in significant impacts on agriculture, natural topography, major vegetation, or significant natural visual qualities of the site. Development shall be sited to minimize impacts on coastal resources and adjacent agricultural operations and shall be designed and sited to avoid hazardous areas.

e.

Agricultural dwelling units shall meet the standards, specified in Section 20.32.024 (Agricultural Dwelling Units).

2.

Standards for Non-Principally Permitted Uses and Development. In addition to the standards of Section 1, above, all of the following development standards apply to non-principally permitted uses and development.

a.

Non-principally permitted uses and development shall only be allowed when such uses will serve to maintain and enhance agricultural production.

b.

The creation of a homeowners' or other organization and/or the submission of an Agricultural Production and Stewardship Plan (APSP) may be required to provide for the proper utilization of agricultural lands, including their availability on a lease basis or for the maintenance of the community's roads, septic or water systems.

3.

Standards for Non-Agricultural Conditional Uses and Development. In addition to the standards of Sections 1 and 2 above, all of the following development standards apply to non-agricultural conditional uses and development.

a.

Conservation easements. Consistent with state and federal laws, the approval of non-agricultural conditional development, including land divisions, shall include measures for the long-term preservation of

lands proposed or required to remain undeveloped. Preservation shall be accomplished by permanent conservation easements or other encumbrances acceptable to the County. Only agricultural uses shall be allowed under these encumbrances. In addition, the County shall require the execution of a covenant prohibiting further division of parcels created in compliance with this Section and Article VI (Subdivisions), so that each is retained as a single unit.

b.

Agricultural Production and Stewardship Plans. The creation of a homeowners' association or other organization and/or the submission of an Agricultural Production and Stewardship Plan (APSP) may be required to provide for the proper use and management of agricultural lands, including their availability for lease, and/or for the maintenance of community roads or mutual water systems. Submission of an APSP shall be required for approval of all land division and shall be required for all other non-agricultural development of C-APZ lands, except as provided for in (2) below.

(1)

The purpose of an Agricultural Production and Stewardship Plan prepared and submitted for land division or other non-agricultural development of C-APZ lands is to ensure that long-term agricultural productivity will occur and will substantially contribute to Marin's agricultural industry. Such a plan shall clearly identify and describe existing and planned agricultural uses for the property, explain in detail their implementation, identify on-site resources and agricultural infrastructure, identify product markets and processing facilities (if appropriate), and demonstrate how the planned agricultural uses substantially contribute to Marin's agricultural industry. An APSP shall provide evidence that at least 95% of the land will remain in agricultural production or natural resource protection and shall identify stewardship activities to be undertaken to protect agriculture and natural resources. An APSP shall be prepared by qualified professionals with appropriate expertise in agriculture, land stewardship, range management, and natural resource protection. The approval of a development proposal that includes an APSP shall include conditions ensuring the proper, long-term implementation of the plan.

(2)

The requirement for an Agricultural Production and Stewardship Plan shall not apply to the farmhouse, agricultural worker housing or to intergenerational homes. The APSP may also be waived for nonagricultural land uses when the County finds that the proposal will enhance current or future agricultural use of the property and will not convert the property to primarily residential or other non-agricultural use, as evidenced by such factors as bona fide commercial agricultural production on the property, the applicant's history and experience in production agriculture, and the fact that agricultural infrastructure (such as fencing, processing facilities, marketing mechanisms, agricultural worker housing, or agricultural land leasing opportunities) has been established or will be enhanced.

(3)

Projects subject to the potential requirement of preparing an Agricultural Production and Stewardship Plan shall be referred to such individuals or groups with agricultural expertise as appropriate for analysis and a recommendation. Such individuals or groups shall also be requested to periodically review and evaluate the effectiveness of the APSP program.

c.

Required findings. Review and approval of Coastal Development Permits for non-agricultural development, including land divisions and determinations of allowed density in the C-APZ zoning district, shall be subject to the following written findings, in addition to others required by this LCP.

1.

The proposed development is necessary because the agricultural use of the property is no longer feasible. Any determination that agricultural use of the property is no longer feasible shall be made in writing and be supported by evidence. The purpose of this standard is to permit agricultural landowners who face economic hardship to demonstrate how development on a portion of their land would ease the hardship and enhance agricultural operations on the remainder of the property.

2.

The proposed development will not conflict with the continuation or initiation of agricultural uses on the portion of the property that is not proposed for such development, on adjacent parcels, or on other agricultural parcels within one mile of the perimeter of the proposed development.

3.

Appropriate public agencies are able to provide necessary services (fire protection, police protection, schools, etc.) to serve the proposed development without extending urban services.

4.

No land division shall result in any parcel less than 60 acres. Land divisions are prohibited unless the agricultural productivity of any resulting lots and on adjacent parcels is not reduced. Land divisions shall only be allowed upon demonstration that the long-term agricultural productivity, including on each parcel to be created, would be maintained and enhanced and that agricultural productivity on adjacent parcels would be maintained.

6.

Land divisions shall only be permitted where 50% of the usable parcels in the area have been developed and the created parcels would be no smaller than the average size of surrounding parcels, except that lease of a legal parcel at a level of agricultural use that will sustain the agricultural capacity of the site is not prohibited.

7.

Land divisions shall be prohibited if the resulting lots cannot be developed consistent with the LCP.

d.

Transfer of development rights (TDR). Proposed development within the C-APZ district may use the TDR provisions of Chapter 22.34 (Transfer of Development Rights), so long as such a transfer is otherwise LCP consistent.

4.

Agricultural Dwelling Unit Impacts and Agricultural Use. Ensure that lands designated for agricultural use are not de facto converted to residential use, thereby losing the long-term productivity of such lands, by the following means:

1.

Agricultural dwelling units, other than principally permitted agricultural dwelling units, shall be reviewed to ensure they serve to maintain and enhance agricultural production and do not diminish current or future agricultural production on the property or convert it to primarily residential use.

2.

Any proposed agricultural dwelling unit and related development subject to a Coastal Development Permit shall comply with LCP policies including ensuring that the mass and scale of new or expanded structures respect environmental site constraints and the character of the surrounding area. Such development must be compatible with ridge protection policies and avoid tree-cutting and grading wherever possible. All such

development shall be clustered with existing structures and development on the farm, pursuant to Section 20.65.040.C.1.d (Standards for All Development in the C-APZ) and shall be sited and designed to protect significant public views.

When considering proposed agricultural dwelling units, other than principally permitted agricultural dwelling units, the reviewing authority shall exercise its discretion in light of some or all of the following criteria for the purpose of ensuring that the land does not de facto convert to residential use:

a.

The applicant's history of production agriculture.

b.

How long term agricultural use of the property will be preserved — for example, whether there is an existing or proposed dedication or sale of permanent agricultural easements or other similar protective agricultural restrictions such as Williamson Act contract or farmland security zone.

c.

Whether long term capital investments in agriculture and related infrastructure, such as fencing, processing facilities, market mechanisms, agricultural worker housing or agricultural leasing opportunities has been established or is proposed to be established.

d.

Whether sound land stewardship practices, such as organic certification, riparian habitat restoration, water recharge projects, fish-friendly farming practices, or erosion control measures, have been or will be implemented.

e.

Whether the proposed development will facilitate the ongoing viability of agriculture such as through the intergenerational transfer or lease of existing agricultural operations.

3.

In no event shall an agricultural dwelling subject to these provisions exceed 7,000 square feet in size. Where a farmhouse and one or two intergenerational dwellings are allowed in the C-APZ zone, the aggregate development of all such agricultural dwellings on the subject farm tract shall not exceed 7,000 square feet. However, agricultural worker housing, up to 540 square feet of garage space for each farmhouse, agricultural accessory structures, and up to 500 square feet of office space in the farmhouse used in connection with the agricultural operation on the property shall be excluded from the 7,000 square foot limitation.

4.

The square footage limitations noted in the above criteria represent maximum agricultural dwelling unit sizes and do not establish a mandatory entitlement or guaranteed right to development; rather, site constraints and resource protection standards may require reduced size limits in any particular case.

5.

Agricultural homestays, bed & breakfasts, home occupations, care facilities, group homes and similar permissible uses allowed in the C-APZ zone may only occur within otherwise allowable agricultural dwelling units and not within additional separate structures.

(Ord. No. 3791, § III(Exh. A), 2023)

20.65.050 - C-ARP Zoning District Standards.

A.

Purpose. This Section provides development standards for the C-ARP zoning district designed to preserve productive lands for agricultural use through the clustering of allowed development.

B.

Applicability. Proposed development shall comply with the provisions of Section 20.65.030 (Planned District General Development Standards), and Chapter 20.64 (Coastal Zone Development and Resource Management Standards).

C.

Allowable land uses. Residential use shall be the principal permitted use in all parcels with the land use designation of C-AG3. Agriculture shall be the principal permitted use in all parcels with the C-AG1 and C- AG2 land use designations.

D.

Land division requirements. Where otherwise consistent with the standards specified in Chapter 20.70.190 (Land Divisions), land divisions of small agricultural holdings within the C-ARP zoning district shall conform

to the following standards:

1.

Land division applications shall include information demonstrating to the Director that the design of proposed parcels provides the maximum feasible concentration of clustering.

2.

Clustered development shall be located both to provide for the retention of the maximum amount of land in agricultural use and to protect important wildlife habitat areas.

Development clusters shall also be located to maintain the visual resources and environmentally sensitive areas of the site and surrounding areas.

3.

Open space easements or other restrictions shall be required to designate intended use and restrictions on the property being subdivided.

E.

Agricultural and open space uses. Agricultural uses shall be encouraged in the C-ARP zoning district.

1.

As part of the Coastal Development Permit review process, usable agricultural land should be identified, and efforts made to preserve and/or promote its use to the maximum extent feasible. Agricultural land not presently in production shall be preserved to the maximum extent feasible as undeveloped private open space to be made available on a lease basis in the future for compatible agricultural uses. The primary intent shall be to preserve open lands for agricultural use, not to provide open space/recreational land uses that will interfere or be in conflict with agricultural operations.

2.

Lands to be preserved for agriculture and/or open space use may require the creation of a homeowners' association or other organization for their maintenance.

3.

The nature and intensity of large scale agricultural uses should be described in the form of an Agricultural Production and Stewardship Plan (APSP). The APSP should consider intensity of grazing, runoff protection, chemical and fertilizer use and, in order to preserve agricultural land practices, separation from existing or proposed residential uses.

4.

Pedestrian and/or equestrian access shall be provided across lands remaining in private ownership where consistent with adopted County and coastal plans, and where consistent with federal and state law.

(Ord. No. 3791, § III(Exh. A), 2023)

20.65.060 - C-RSP Zoning District Standards.

A.

Purpose. This Section provides development standards for the C-RSP zoning district that are intended to allow for site planning with careful consideration to sensitive site characteristics.

B.

Applicability. Proposed development, as defined in Chapter 20.130 (Coastal Zoning Code Definitions), shall comply with the provisions of Section 20.65.030 (Planned District General Development Standards), and Chapter 20.64 (Coastal Zone Development and Resource Management Standards).

C.

C-RSP zoning district height limit - Tomales Bay. New residential construction on the shoreline of Tomales Bay shall be limited in height to 15 feet.

(Ord. No. 3791, § III(Exh. A), 2023)

20.65.070 - C-RSPS Zoning District Standards (Seadrift Subdivision).

A.

Purpose. This Section provides development standards for the C-RSPS zoning district (Seadrift Subdivision) that provide for site planning with careful consideration of sensitive site characteristics.

B.

Applicability. Proposed development, as defined in Chapter 20.130 (Coastal Zoning Code Definitions), shall comply with the provisions of Section 20.65.030 (Planned District General Development Standards) and Chapter 20.64 (Coastal Zone Development and Resource Management Standards).

C.

Ocean setbacks. On those lots fronting the ocean and south of Seadrift Road, no development shall be located seaward of the building setback line as shown on the map of Seadrift Subdivision Number One, RM, Bk. 6, Pg. 92 and Seadrift Subdivision Number Two, RM, Bk. 9, Pg. 62, and as described in the Subdivision's covenants, conditions and restrictions in effect as of June 19, 1981 (Ordinance 2637).

D.

Height limit. Development on all lots in Seadrift shall be limited to a maximum height as follows:

1.

In Seadrift Subdivision One (with the exception of lots 01 through 03) and Two, and lots 01 and 02 of Parcel 1 in the Lands of Sidney J. Hendrick, finished floor elevations shall not exceed 19.14 feet above NAVD (North American Vertical Datum). In the areas of lots or parcels where FEMA requires minimum finished

floor elevations to be set at levels higher than 19.14 feet above NAVD, minimum floor elevations shall comply with FEMA requirements. The height of any structure shall not exceed 34.14 feet above NAVD, provided that in those portions of lots and parcels where FEMA requires minimum finished floor elevations to be set at a level higher than 19.14 feet above NAVD, the height of any structure shall not be greater than 15 feet above the level of the minimum finished floor elevation required by FEMA. Maximum allowable heights identified above may be modified.

2.

In Seadrift Lagoon Subdivisions One and Two, Seadrift Subdivision Three, Norman's Seadrift Subdivisions, and Lots 01 through 03 in Seadrift Subdivision One, finished floor elevation shall not exceed 14.14 feet above NAVD. Total height of a structure shall not exceed 29.14 feet above NAVD. Maximum allowable heights identified above may be modified as allowed by Environmental Hazard policies outlined in the LUP.

E.

Public access requirements. Public access within the Seadrift Subdivision and on the ocean beach adjacent to Seadrift shall comply with the provisions of this LCP and the March 16, 1994 Settlement Agreement between the Seadrift Association and the County of Marin, et al., in Kelley et al. v. California

Coastal Commission, Marin County Superior Court Case No. 152998, and as set forth in that certain Deed of Open Space and Limited Pedestrian Easement and Declaration of Restrictions dated November 1, 1985, and recorded March 26, 1986, Marin County Recorder's Office.

(Ord. No. 3791, § III(Exh. A), 2023)

Chapter 20.66 - COASTAL ZONE COMMUNITY STANDARDS