HomeMy WebLinkAboutAgenda Report - November 7, 2007 K-04AGENDA ITEM f�—q
CITY OF LODI
COUNCIL COMMUNICATION
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AGENDA TITLE: Status of San Joaquin County's Consideration of an Armstrong Road
Agricultural/Cluster Zoning Classification and possible staff direction
MEETING DATE: November 7,2007
PREPARED BY: Community Development Department
RECOMMENDED ACTION: Review status of San Joaquin County's Consideration of an
Armstrong Road Agricultural/Cluster Zoning Classification. Direct
staff to proceed with follow up actions.
BACKGROUND INFORMATION: As an outgrowth of the work of the Greenbelt Task Force, in the
Fall of 2006 the City developed "Lodi Agriculture/Greenbelt
Community Separator General Plan and Sphere of Influence Amendments". The City prepared an
environmental Initial Study and published and distributed a Notice of Intent to adopt a Negative
Declaration for these proposed Amendments. The proposed Amendments in summary, would establish
a General Plan designation of "Agriculture/Greenbelt for an approximately 3 Y2 square miles located
south of the City's existing limits (see attached exhibit). Text revisions were also proposed as well as an
amendment to the City's Sphere of Influence to add an approximately 2 square mile area south of
Armstrong Road to the City's future planning area. During Council deliberations of this topic, property
owners and residents of the effected area requested the Council postpone their consideration to allow the
property owners time to work with San Joaquin County to explore a possible alternative proposal. The
Council granted the property owners their request and postponed further consideration of the proposed
General Plan and Sphere of Influence Amendments for an approximate six month period.
Since the beginning of 2007, the property owners have developed a proposal "The Armstrong Road
Agricultural/Cluster Zoning Classification" (see attached). This proposal was submitted to the County for
consideration. This proposal would cover the area Y. mile north and south of Armstrong Road between
State Route 99 and Interstate 5. At their regular meeting of June 5, 2007, the Board of Supervisors
considered this proposal. The Board heard testimony and asked County Staff to prepare a supplemental
report to the Board.
Board Meeting of 10/23/07
The supplemental report was presented to the Board at their meeting of October 23, 2007. The report
provided brief information on: 1) Potential population density of the area if divided into minimum 5 acre
lots (2383 people); 2) Whether the City of Lodi has approved any financial contribution to help the
County pay for the development of the proposal (not at this time); 3) Businesses within the area (3
wineries, 7 dairies, 2 airports, 1 landscaping business and 1 nursery); 4) provision of public services (no
public services are currently available and County Staff recommends none be provided. Further, County
Staff notes the cluster concept of the proposal allows 1 acre lots which is below the minimum of 2 acres
that are typically needed for on-site well, drainage and septic services); 5) Irrigation districts impacted
(Woodbridge Irrigation District and the North San Joaquin Water Conservation District); 6) Impacts on
APPROVED:
INVrlr King, City Manager
roads (8510 trips per day with 851 peak hour trips) and; 7) Number of parcels bisected by the proposal
(27). County Staff noted the cost to initiate and process the required applications and EIR to create the
zoning classification was estimated to be between $250,000 and $400,000. The report gave the Board 4
options: do nothing; wait for the property owners to file an application and pay the cost; the Board could
initiate the process and pay the costs from the County General Fund; or include the concept in the
upcoming County General Plan Update and absorb the cost in that process. County Staff expected the
General Plan Update to begin in early 2008. The County Staff recommended that if the Board wished to
create the zoning classification it be done as part of the Countywide General Plan Update.
There was extensive discussion and questions from the Board on this proposal. Seven speakers
appeared before the Board including the Lodi Community Development Director. There was discussion
of whether the new policies and procedures of LAFCO render the whole concept moot. There was also
the comment by Board members that the City of Lodi should help pay the costs of this zoning
classification process and Supervisor Vogel was asked to convey that information to the Lodi City
Council. After the Lodi Community Development Director provided background and answered questions
of the Board, the Board recognized Lodi's concern to maintain a community separator from Stockton and
to insure the viability of the Lodi region's wine industry. The Board questioning where the City of
Stockton was in regards to this proposed concept and called on participation from the City of Stockton.
The Board's action on this agenda item was to direct County Staff to prepare an additional report to
identify staff issues of concern with the property owner's proposal (such as the one acre cluster lots,and
that lots could be split via an administrative process exempt from CEQA). County Staff did not know how
long it would take to develop the requested additional report and no future date for this item was
established.
Possible City Actions
There are several actions the City could take with respect to the Armstrong Road Agricultural/Cluster
Zoning proposal and the community separator concept.
1. The Council could continue to monitor the County's actions and plan to address the
Armstrong Road area as part of the City's General Plan Update and the whole issue of
community separators/greenbelts around the entire City.
2. The Council could choose to participate financially with the County to help fund county
costs of developing this zoning classification. Variations could include asking as part of
the City funding that City Staff be involved in the development and review of the staff work
and that the City Council be involved in the evaluation of the draft proposal before any
Board action. A further variation could include seeking some level of discussion/funding
from the City of Stockton.
3. The Council could direct City Staff to develop City policies and procedures consistent with
the property owners proposal and seek to incorporatethese policies and procedures into a
Memorandum of Understanding (MOU) with the County. Such a MOU could be the basis
for seeking from San Joaquin Local Agency Formation Commission (LAFCO) the
designation for the area in question (or perhaps an even larger area) as an Area of
Interest for the City of Lodi. This Area of Interest is a new concept just established by
LAFCO and this would be the first use of this concept. Staff notes that LAFCO seemed
very favorable that Lodi use this concept to meet our community separator/greenbelt
desires at the recent LAFCO hearing that adopted the new LAFCO policies and
procedures.
FISCAL IMPACT: No fiscal impact.
FUNDING AVAILABLE: NIA
Handy afch
Community Development Director
Attachments:
1. Lodi Agriculture/Greenbelt Community Separator General Plan and Sphere of InfluenceAmendments.
2. The Armstrong Road Agricultural/Cluster Zoning Classification.
Armstrong Road
Agricultural/Cluster Zoning
Classification
THE ARMSTRONG ROAD AGRICULTURAL/CLUSTER ZONING
CLASSIFICATION.
INTENT.
The intent of this Chapter is to create a zoning classification known as the Armstrong
Road Agricultural/Cluster Zoning Classification. The purpose of this zoning classification
is to promote a buffer area between the City of Lodi and the City of Stockton without
depriving property owners located within the buffer area of their Constitutional and
legal rights and to promote this buffer area without the significant expenditure of
taxpayer money.
9-611(A).Adoption Of Armstrong Road Agricultural/Cluster Zone.
The San Joaquin Zoning Title is amended to include the Armstrong Road Agricultural/
Cluster Zone. The Armstrong Road Agricultural/Cluster Zone shall be applicable to all
territory within the following identified boundary:
one-half a mile north and one-half a mile south of the Armstrong Road centerline
between State Highway Route 99 and Interstate Highway I-5. The north and
south boundaries may be altered to coincide with existing section lines.
9-611(8). Uses Authorized In The Armstrong Road
Agricultural/Cluster Zone.
9-611(B).1.A property owner within this zone shall be entitled to one
residential building permit for each five acres of land that the property owner owns.
9-611(B).2. An eligible building site within this Zone, subject to County
standards relating to cul-de-sacs, water wells and septic tanks, may, at the sole
discretion of the property owner, be less than five acres. I n applying this rule, it is the
intention of the County to maintain the maximum amount of land within the Zone in
viable agricultural production.
9-611(B).3.To the extent practical, residential lots shall be designed in a
cluster for the purpose of retaining the maximum amount of land in agricultural
production and/or open space. However, one residential lot, at the discretion of the
subdivider, may be located on the largest parcel of property.
9-611(B).4.All uses permitted, either as a matter of right or with a
discretionary permit, in the General Agricultural Zone Classification would be permitted
uses in this zoning classification
9-611(B).5.The environmental document prepared and certified for this
Ordinance shall be valid for use in any landowner request to divide property as provided
for under this Zoning Classification unless there substantial evidence is presented to
support the circumstances identified in Public Resources Code section 21166.
9-611(B).6. If a property owner does not seek the benefits of the Zoning
District through a subdivision map then the property owner shall not be deprived of
their property rights, including the right to seek annexation to either Lodi or Stockton or
to otherwise petition government for approval of other uses for real property located
within the Zoning Classification.
9-611(C) Divisions Of Land.
9-611(C).1.A landowner shall be entitled to create
one parcel eligible for a residential building permit for each contiguous five acres owned
by that landowner. Parcel size may be a minimum of one acre, subject to County
development standards.
9-611(C).2.All building lots shall be served by on-site
well water and on-site septic tanks unless the property owner decided to provide public
or municipal services
9-611(C).3.The County shall encourage and approve lot line adjustments
between adjoining property owners to facilitate the location and number of residential
building lots and/or to facilitate the clustering of building lots.
9-611(C).4. A division of land authorized under this Zoning Classification
would be subject only to those conditions of approval authorized by ordinance by the
County and which apply to territory within the General Agricultural Zoning Classification.
9-611(C).5. A division of land shall be designed to cluster residential lots
except at the discretion of the subdivider one lot may be located on the largest or
remainder parcel.
9-611(C).6. As a condition of approving the subdivision, the subdivider
shall enter into a binding agreement with the County of San Joaquin relinquishing the
right of the subdivider, or successors in interest, to further subdivide the real property
to the County of San Joaquin.
Previously Prepared
Attachments
Lodi Agriculture/Greenbelt Community Separator
General Plan and Sphere of Influence Amendments
File No. 06 -GPA -LU -03
PROJECT INFORMATION
1. Project Title:
Lodi Agriculture/Greenbelt Community Separator General Plan and Sphere of Influence
Amendments.
2. Project Applicant Name and Address:
City of Lodi
Community Development Department
221 W. Pine Street
Lodi, CA 95240
3, Contact Persons and Phone Numbers:
Randy Hatch, Community Development Director, 209.333.6711
Jennifer Craven, Contract Planner, 510.540.7331
4. Project Location: Depicted in Figure 1.
• Northern boundary —Approximately %-milenorth of Armstrong Road;
• Southern boundary — Approximately 3/4 -mile south of Armstrong Road;
• Western boundary — Approximately %-milewest of Lower Sacramento Road; and
• Eastern boundary — State Route 99 (SR 99).
5. Property Owner: Multiple.
6. General Plan Designation:
• City of Lodi — Planned Residential Reserve (PRR) (area 1/7. mile north of Armstrong Road
only) (see Figure 4).
• County of Sun Joaquin — General Agricultural (A/G), Public (P), and Open Space and
Recreation (OS/RC) (see Figure 5).
7. Zoning:
• City of Lodi —None.
• County of Sun Joaquin — AG -40 (General Agricultural, Minimum Parcel Size of 40 Acres);
and Public Facilities (P -F) (see Figure 6).
8. Description of Project: General Plan and Sphere of Influence (SOI) amendments to establish
an agriculture/greenbelt community separator area between Lodi and the City of Stockton
(described above for more detail, depicted in Figure 3, and defined in Attachment 1).
9. Surrounding Land Uses and Setting: As depicted in Figure 2, surrounding land uses to the
north, west, south, and east are similar to those within the plan area. The uses are primarily
comprised of agriculture/viticulture, live stock keeping and grazing, and rural residential uses.
Farther west, a small, private general aviation airstrip operates (west of the Lodi Airstrip,
described in the Project Description). To the northwest of the plan area, there is an established
low density single-family residential neighborhood (Springer Lane area). East of SR 99, uses
are comprised of similar agriculture/viticulture operations and smaller rural residential parcels
(designated for five acre lots). Northeast of the plan area is the recently approved Reynolds
Ranch 220 -acre master planned community site, currently occupied by agricultural, rural
residential and quasi -public uses (i.e., Moose Lodge).
10. Other Public Agencies Whose Approval is Required: San Joaquin County Local Agency
Formation Commission (LAFCo) for Sphere of Influence (SOI) Amendment.
PROJECT DESCRIPTION
The City of Lodi has initiated amendments to its General Plan and Sphere of Influence (SOI) to
establish an approximately 3%z square mile agriculture/greenbelt community separator area ("plan
area") located in unincorporated San Joaquin County between Lodi and the City of Stockton. As
depicted in Figure 1, the 3% square mile (i.e., 2,280 acres) plan area is located south of Lodi's
existing corporate boundary, extends %z mile north of Armstrong Road to approximately %z to 3/a
mile south of Armstrong Road, approximately '/a mile west of Lower Sacramento Road, and east
to State Route 99.
Agriculture/viticulture and related uses, live stock keeping/grazing, and rural residences are the
dominate land uses in the plan area, as depicted in Figure 2 (AerialPhoto of Plan Area). Other
uses in the plan area include a portion of the Lodi Airstrip (west of Lower Sacramento Road), a
mobile home park (adjacent to the S-curve in North West Lane), and the 258 -acre Micke Grove
Regional Park. The Woodbridge Irrigation District (WID) main canal transects the central portion
of the plan area generally in a north -south direction, and the Pixley Slough transects the southeast
portion of the area generally in an east -west direction.
The entire plan area is currently located outside of Lodi's existing SOI, as well as Stockton's
existing and proposed SOI boundaries (Figure 3), and only the area located north of Armstrong
Road is currently included within the General Plan's planning area. Figure 4 depicts the existing
Lodi General Plan and SOI boundaries adjacent to the plan area (currently designated Planned
Residential Reserve). The majority of the plan area is designated General Agriculture (A/G) on
the San Joaquin County General Plan Land Use Map (Figure 5) and is zoned General Agriculture
(AG -40; 40 acre minimum parcel size) on the San Joaquin County Zoning Districts Map (Figure
6).
The project includes the following components:
1) The establishment of a new Lodi General Plan Land Use Designation for the plan area,
referred to as Agriculture/Greenbelt (Attachment 1);
2) Establishment of a new implementation program for the agriculture/greenbelt planning
area (Attachment 1; Implementation Program LU -19);
3) Minor text revisions to existing Lodi General Plan policies to ensure that preservation of
the agriculture/greenbelt area between Lodi and Stockton is achieved (Attachment I);
4) Re -designation of an approximately 1 %z square mile area located north of Armstrong
Road currently designated Planned Residential Reserve (PRR) to Agriculture/Greenbelt
on the Lodi General Plan Land Use Diagram (Figure 7);
5) Designation of an approximately 2 square mile area located south of Armstrong Road as
Agriculture/Greenbelt on the General Plan Land Use Diagram (Figure 7); and
6) Amendment to the City's SOI boundaries to add an approximately 2 square mile area
south of Armstrong Road to the City's future planning area (Figure 7).
The proposed amendments would not result in any physical development. Instead, the Lodi Gen-
eral Plan and SOI amendments have been initiated to ensure that preservation of existing com-
mercial agriculture/viticulture crop production and operation, which establishes and provides the
"agriculture/greenbelt" character and community separator of the plan area, is achieved. Develop-
ment in the plan area would be required to be consistent with the existing agricultural/rural uses
on large parcels with a minimum size of 40 acres, and required by the underlying San Joaquin
County General Plan General Agricultural (A/G) land use designation for the area.
Further, the City of Lodi is not pursing annexation of the plan area as a part of this project. As
such, no change in existing service providers would result and, correspondingly, no analysis is
provided speculating which services may eventually be provided by the City in the future if
annexation of the plan area occurred. Instead, the Lodi General Plan amendment includes
Implementation Program LU -19, which provides the following direction:
"The City shall establish aprogram addressing the long-rangepreservation and development
within agriculture/greenbelt areas. Thisprogram shall include, at a minimum, a thorough
planningprocess involving all interested siake-holders (including localfarmers, residents and
business owners within the City limits, study area, and surrounding community) that would
result in the specific locations and intensities cf land uses, circulation system, infrastructure,
services,financingplan, as well as design guidelines and other implementation measures. "
As such, prior to initiating annexation of the plan area, the City would establish the program
provided for by Implementation Program LU -19, including a determination of which public
services, utilities, and infrastructure would be transferred from County to City providers.
Consistently, at the time annexation is pursed in the future, additional environmental analysis
would be conducted to evaluate proposed changes to service providers, utilities, and infrastructure
within the plan area.
The City of Lodi is the lead agency for this project. The San Joaquin County Local Agency
Formation Commission is a responsible agency for this project, and will use this Initial
Study/Negative Declaration in making its determination on the City initiated amendment to its
Sphere of Influence (SOI).
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City of Lodi Attachment 1
Agriculture/Greenbelt General Plan Text Amendments
General Plan Section 2: Land Use/Circulation Diagrams and Standards
Page 2-4
Ag/Greenbelt: This designation provides for the conservation and continued productive use of
valuable agricultural ("ag") lands surrounding Lodi's urbanized area, ensures for a rural community
separator between Lodi and the City of Stockton, and to serve as a visual amenity around urban
development. In addition to agricultural and agricultural -related uses, single-family homes, parks,
and open space uses could be located within the agriculture/greenbelt area. Because the City has
established this area to retain low -intensity rural uses, the extension of municipal services Lem
sewer, water, storm water) may not be provided. The minimum parcel size for the creation of new
lots in this area is 40 acres, and only one residential unit per parcel is allowed. Comprised of
approximately 2,280 acres, the ag/greenbelt area is located south of Lodi's existing City limits and
extends '/z -mile north of Armstrong Road, approximately '/z- to 3/4 -mile south of Armstrong Road,
approximately '/4 -mile west of Lower Sacramento Road to the west, and is bounded by State Route
99 to the east, as depicted on the Land Use Diagram. Residential uses in this designation are
assumed to have an average of 2.75 persons per household.
General Plan Section 3: Land Use and Growth Management (L U) Element
Page 3-1
Agricultural Land: The agricultural land that surrounds Lodi is valuable not only because of its
high quality and productivity, but also because of its scenic resource value to area residents. The
City has long acknowledged the importance of retaining this valuable asset, but also r -e,.,,., nines the
need te balanee the needs efur-ban gfewth with these efLedi's agrietiltur-ally based eeenemy. T
Page 3-4
Goal LU -A: To provide for orderly, well-planned, and balanced growth within the City's
established corporate boundaries and sphere of influence (SOIL, consistent with the limits
imposed by the City's infrastructure and the City's ability to assimilate new growth.
Policy LU -A. 1: The City shall seek to preserve Lodi's small-town and rural qualities, including the
agricultural area surrounding Lodi that provides a community separator with adiacent
communities.
Policy LU -A.3: The City shall ensure the maintenance of ample buffers between incompatible land
uses, including urban and rural uses.
Goal LU -B: To preserve agricultural land surrounding Lodi, important to the City's economy and
small town character and to prevent conversion of
valuable agricultural land YAt4 to nonagricultural, urban uses, while providing for some urban
needs,
Page 3-5
Policy LU -B.1: The City shall eneeerage ensure for the preservation of agricultural land
surrounding the City.
Policy LU -B.2: The City should design shall establish a continuous greenbelt around the
urbanized area of Lodi to maintain and enhance the agricultural economy, as well as to
P:\LOD0601\PRODUCTS\GPA language, staff reports, ete\Att, I -Draft Greenbelt GPA Text Changes.doc
City of Lodi Attachment I
Agriculture/Greenbelt General Plan Text Amendments
provide a defined, physical edge between the community's urban and rural areas and with
adjacent communities.
Policy LU -B.3: The City should coordinate and cooperate with San Joaquin County, and the San
Joaquin County Local Agency Formation Commission (LAFCO), and the City of Stockton to
ensure that the agriculture greenbelt community separator is established, maintained, and
preserved.
Policy LU -B.4: The City shall support the continuation of agricultural uses on lands designated for
urban uses located within the City's corporate boundaries until urban development is
imminent.
Page 3-10
Implementation Program LU -1: The City shall request the San Joaquin County LAFCO to adopt a
sphere of influence for Lodi based on the long-term growth plans of the City as reflected in
the GP goals and policies and proposed land uses.
Responsibility: City Council, Community Development Department
Time Frame: FY 1990 1991 Ongoin
Page 3-13
Implementation Program LU -10: The City shall coordinate with San Joaquin County, San Joaquin
County LAFCO, and the City of Stockton to identify and designate an agricultural ami-epen-spaee
greenbelt around the urbanized area of the City. The priority_ area for establishment of the
ag/greenbelt is the area located between Lodi and Stockton.
Responsibility: City Council, Planning Commission, Community Development Department
Time Frame: FY 1991 1 99— Ongoing
Implementation Program LU -11: The City shall establish an agreement, such as a Memorandum of
Understanding (MOU), with San Joaquin County to ensure that land use actions requiring
discretionga gpj2roval proposed in unincorporated areas located within Lodi's sphere of influence
would only be approved if found consistent with Lodi's vision for the area and would include Citv
review and recommended action on the proposal. Discretionary land use actions proposed for the
City's unincorporated SOI areas that are inconsistent with Lodi's vision for the area should be
denied. As a part of this MOU, an ongoing process shall be established by whichA-the- City and San
Joaquin County will cooperate and coordinate its land use planning processes • ith San je . i
C-Glillt�'afid the Qt�' Of 94) to ensure consistency between each agency's with t plans for
the area.
Responsibility: City Council, Planning Commission, Community Development Department
Time Frame: FY 110�992 2006-2007
Page 3-16
Implementation Program LU -19: The Citv shall establish a program addressing the long-range
preservation and development within agriculture/greenbelt areas. This program shall include, at a
minimum, a thorough planning process involving all interested stake -holders (including local farm-
ers, residents and business owners within the City limits. studv area, and surrounding community)
that would result in the specific locations and intensities of land uses, circulation system, infra-
structure, services, financing plan, as well as design guidelines and other implementation measures.
PALOD0601TRODUCTS\GPA language, staff reports, etc\Att, I -Draft Greenbelt GPA ME& Changes.doc 2
City of Lodi Attachment 1
Agriculture/Greenbelt General Plan Text Amendments
General Plan Section 7: Conservation (CON) Element
Page 7-4
Goal CON -C: To promote the economic viability of agriculture in and surrounding Lodi, and to
prevent conversion of valuable agricultural lands located in and
around the City's comorate boundaries to nonagricultural, urban uses, fer
urban weeds.
Policy CON -C.1: The City shall ensure, in approving urban development near existing agricultural
lands, that such urban development will not constrain agricultural practices or adversely
affect the economic viability of adjacent agricultural practices.
General Plan Section 8: Parks, Recreation, and Open Space (PRO)
Element
Page 8-3
Goal PRC -D: To provide adequate land for open space as a framework for urban development and
to meet the active and passive recreational needs of the community, as well as to provide
community separators between Lodi and adiacent communities.
Policy PRC -D.1: The City shall diseeur-age the ....o.,.., tur—e rn event conversion of agricultural lands
located outside the City's corporate boundaries and sphere of influence to urban uses.
Policy PRC -D.3: The City should designate a continuous epen-speee agriculture/greenbelt around
the urbanized area of Lodi to protect open space and agricultural resources, and preventing
Lodi from contributinv to urban sprawl across the rich agricultural soil of the San Joaquin
Val ley.
General Plan Section 10: Urban Design and Cultural Resources (UDC)
Element
Page 10-2
Rural and Agricultural Lands: The City is surrounded on all sides by rural and agricultural lands
and uses. forming agriculture/greenbelt areas that t)hvsically separate Lodi from adiacent
communities, such as Stockton to the south. The character of the edges between rural and urban
environments is important to the City's identity and provides residents on either side of the edge
with a sense of place. These rural and agricultural lands suFFeunding Lodi eenstitut are an
important scenic resource that helps to visually define and enhance the City.
P:\LOD0601\PRODUCTS\GPA language, staff reports, etc\Att, I -Draft Greenbelt GPA Text Changes.doc
Armstrong Road Agricultural/Cluster
Zoning Proposal
Nov. 7, 2007
Armstrong Road Agricultural/Cluster Zoning Proposal
Board of Supervisors considered Armstrong Road
property owners proposal on October 23.
• County staff presented 4 options
1. No Action
2. Property owners pay costs (up to $400,000) to go forward
3. County pay costs and go forward
4. Incorporate into upcoming County General Plan Update
• Discussion:
• Would Lodi consider paying some of the costs?
• Board Action:
• County staff directed to prepare additional report and
analysis — no date set for reconsideration
Possible City Actions
1. Wait and Watch
• Monitor County Actions — Review County staff's additional
report and analysis.
• Continue to explore greenbelt/community separator in Lodi's
General Plan Update.
• Address greenbelt/community separator all around City.
Possible City Actions
2. Participate in development of County zoning proposal
• City pay some of County costs
• City staff involved in development and review of proposal
• City Council evaluate and comment on proposal
Possible City Actions
3. City develop Independent Agricultural/Cluster zoning
proposal
• Continue with City General Plan Amendment to
Ag ricu Itu re/G reen belt
• Draft Specific Plan using property owner's agricultural/cluster
zoning proposal working with property owners.
Possible City Actions
Option 3A
• Work with County to draft MOU based on City's Specific Plan to
regulate area (County retains land use authority)
• Submit "Area of Interest" designation request to LAFCO.
Option 36
• Work with property owners to develop annexation proposal for
area per City Specific Plan
• Request Sphere of Influence Amendment and annexation from
LAFCO
0 Provide services to area per Specific Plan