Monterey County Municipal Code § 20.66.020 Standards for environmentally sensitive habitats

A. Purpose: The purpose of this section is to provide standards for those projects which constitute ridgeline development.

B. Applicability: The provisions of this section are applicable to all proposed ridgeline development in the County of Monterey.

C. Ridgeline development shall require a Coastal Development Permit in each case.

D. A Coastal Development Permit for ridgeline development may be approved only if the following findings, based on substantial evidence, may be made:

1. The ridgeline development, as conditioned by permit, will not create a substantially adverse visual impact when viewed from a common public viewing area.

2. No alternative location exists on the subject site which would allow a reasonable development without the potential for ridgeline development.

Refer to Part 2 (North County), Part 3 (Big Sur), Part 4 (Carmel) or Part 5 (Del Monte Forest) of the Monterey County Coastal Implementation Plan for these standards.

Refer to Part 2 (North County) or Part 3 (Big Sur) of the Monterey County Coastal Implementation Plan for these standards.

Refer to Part 2 (North County), Part 3 (Big Sur), Part 4 (Carmel) or Part 5 (Del Monte Forest) of the Monterey County Coastal Implementation Plan for these standards.

Refer to Part 2 (North County), Part 3 (Big Sur), Part 4 (Carmel), or Part 5 (Del Monte Forest) of the Monterey County Coastal Implementation Plan for these standards.

A. Purpose: The purpose of this section is to provide the minimum standards for the application and development of agricultural employee housing.

B. Applicability: The regulations of this section are applicable in those zoning districts which allow agricultural employee housing.

C. Regulations:

1. Development of agricultural employee housing or additions to or renewal of permits for existing agricultural employee is subject to the following requirements based on the size of the facility and zoning district of the subject property;

a. In the Coastal Agricultural Preserve and Agricultural Conservation Districts, agricultural employee housing consisting of not more than thirty-six (36) beds in a group quarters or twelve (12) units or spaces designed for use by a single family or household requires a Coastal Administrative Permit. Such housing shall be located on the least agriculturally viable portion of the lot; shall avoid Critical Erosion Areas to the extent feasible; and shall be supported by adequate water and wastewater services;

b. In the Agricultural Industrial District, agricultural employee housing consisting of not more than thirty-six (36) beds in a group quarters or twelve (12) units or spaces designed for use by a single family or household requires a Coastal Development Permit;

c. In the Coastal Agricultural Preserve and Agricultural Conservation Districts, agricultural employee housing consisting of thirty-seven (37) or more beds in a group quarters or thirteen (13) or more units or spaces designed for use by a single family or household requires a Coastal Development Permit.

2. Prior to the issuance of a Coastal Development Permit for Agricultural Employee Housing, the operator of the Agricultural employee housing facility shall submit a facility plan to the Director of Planning consisting of the following information:

a. Entity responsible for housing maintenance and up-keep;

b. Description of whether the housing will be used on a permanent, temporary, and/or seasonal basis;

c. Total number of people to be housed on-site at any one time;

d. Description of the housing, including whether the structures will be permanent and/or temporary, intended as units for families, one person, or several persons, and cost of the units and utilities to the laborers;

e. Location of where the employees will work;

f. Assessment of how much water will be used by the proposed development and description of how water is proposed to be supplied to the housing, including water source location and type, water quality, water quantity, and storage; and,

g. Description of the sewage disposal method, such as septic systems, to be used to service the housing.

3. Agricultural employee housing consisting of thirty-seven (37) or more beds in a group quarters or thirteen (13) or more units or spaces designed for use by a single family or household shall not be issued a Coastal Development Permit unless the following criteria are satisfied:

a. There must be adequate water and sewer available to service the development, as determined by the Director of Environmental Health.

b. In "CAP (CZ)" (Coastal Agricultural Preservation) zoning districts the housing must be located off prime and productive agricultural land, or on a lot where no other alternatives exist on site, on the least viable portion of the lot.

c. In "AC (CZ)" (Agricultural Conservation) zoning districts, the housing must be located off of viable agricultural land.

d. The development shall incorporate proper erosion and drainage controls and shall not be located on Critical Erosion Areas.

e. Enclosed storage facilities shall be provided for each housing or dwelling unit.

f. Laundry facilities, including washers and dryers, shall be provided on-site.

g. The housing shall meet the density requirements of the zoning district in which it is to be located. The minimum parcel size for the establishment of Agricultural Employee Housing shall be two and one-half acres.

h. The parking areas shall be designated on the approved site plan.

i. The site design of the facilities shall be subject to the approval of the Director of Planning.

j. The development of more than twelve (12) units or thirty-six (36) beds shall require inclusion of recreation facilities and open space, proportional to the amount and type of facilities to be provided. Inclusion of family units in the facilities shall require children's play equipment. Adult housing shall require the inclusion of appropriate recreational areas, such as for baseball, basketball, soccer or horseshoe pitching.

k. The development shall be landscaped pursuant to a landscaping plan approved by the Director of Planning prior to issuance of building permits for the facility.

l. All recreational areas and landscaping shall be installed prior to occupancy of the facilities. Landscaped areas shall be maintained.

D. All permits for agricultural employee housing shall be conditioned to expire at a time to be specified by the decision making body at the time of permit approval. Renewal of the permit shall require on-site inspections by the Planning Department and Health Department, prior to public hearing, to assess compliance with the previous conditions of project approval.

E. All renewals of permits for existing agricultural employee housing shall be subject to the criteria of this section. New conditions of project approval shall be applied in order to assure compliance with the criteria where feasible.