Agriculture, Grazing, and Timber

GOAL 5. Preserve and protect agricultural and grazing lands in order to promote both the economic and open-space values of those lands.

Objective 5.A.

Encourage the retention of agricultural and grazing lands.

Policy 5.A.1. Discourage the conversion of agricultural lands to non-agricultural uses.

Action 5.A.1.a. Future development projects with the potential to convert prime agricultural land to non-agricultural use or to impair the productivity of prime agricultural land (as defined in Government Code Section 56064) shall assess the potential impact(s) prior to project approval. The analysis shall:

1. be funded by the applicant;
2. be prepared by a qualified person under the direction of Mono County;
3. assess existing conditions in the general project vicinity;
4. describe the impacts of the proposed development upon prime agricultural lands within the project site and on surrounding areas; and
5. recommend project alternatives or measures to avoid or mitigate impacts to prime agricultural land to a level of non-significance, unless a statement of overriding considerations is made through the EIR process.

Mitigation measures and associated monitoring programs shall be included in the project plans and specifications and shall be made a condition of approval for the project.

Action 5.A.1.b. Establish adequate minimum parcel sizes for viable agricultural lands and encourage consolidation of undersized parcels. Consider amending the General Plan to address minimum parcel sizes in appropriate land use designations. An exception to this policy may occur when it is proposed to parcel an existing farmhouse from the remaining agricultural lands.

Action 5.A.1.c. Limit extension of urban services such as sewer beyond existing Special District sphere-of-influence boundaries.

Action 5.A.1.d. Consider the availability and financing of public services and utilities in any decision to convert an area from agricultural to non-agricultural uses. Applicants for projects that have the potential to convert prime agricultural land to a non-agricultural use shall, as part of the required impact analysis, provide a fiscal impact section that documents anticipated service and fiscal impacts on Mono County and other local agencies.

Action 5.A.1.e. Require the preparation of a specific plan for proposed subdivisions in agricultural areas, as determined by planning staff. A specific plan may be required if any of the following conditions applies:

1. The proposed subdivision would substantially change the use in the area;
2. The proposed subdivision would be growth-inducing;
3. The proposed subdivision would result in a mix of uses in the area; or
4. The proposed subdivision would affect prime agricultural land.

Policy 5.A.2. Develop adequate amounts of farm-worker and farm-family housing in agricultural areas in order to support the efficient management of local agricultural production activities.

Action 5.A.2.a. Encourage farm operators to provide sufficient housing for permanent and seasonal agricultural employees and family members in addition to the housing permitted by the applicable density.

Action 5.A.2.b. Locate agricultural employee housing where it promotes efficiency of the farming operation and has minimal impact on productive farmland.

Action 5.A.2.c. Allow clustering of employee housing.

Policy 5.A.3. Encourage the development of programs that offer financial incentives to farm owners to reduce reliance on subdivision and sale of land to raise operating capital.

Action 5.A.3.a. Use voluntary purchase or consider amending the developments credit program to resemble a more typical transfer of development rights program to limit intrusion of residential development in agricultural lands.

Action 5.A.3.b. Support property and estate tax relief measures that assess long-term agriculture at farm use value.

Action 5.A.3.c. Support the use and expansion of Williamson Act contracts over County-designated agricultural lands.

Action 5.A.3.d. Support agricultural conservation easements and working lands programs by entities such as the Eastern Sierra Land Trust and NRCS.

Policy 5.A.4. Provide for the raising, harvesting and production of fish in the same manner as the harvesting and production of agricultural products.

Action 5.A.4.a. Allow aquaculture and its related facilities and activities in all agricultural areas.

Policy 5.A.5. Consider establishing a countywide standing agricultural committee to address issues affecting agricultural landowners in the county, including range management. The committee should be integrated with the County's existing regional and community planning advisory committees.

Objective 5.B.

Mitigate conflicts between agricultural and non-agricultural uses in designated agricultural areas.

Policy 5.B.1. Limit land uses within viable agricultural areas to those that are compatible with agricultural uses.

Action 5.B.1.a. Maintain, in those agricultural land use categories where small parcels may be permitted, the largest land area for agricultural use. Limit the number of clustered lots in any one area to avoid the potential conflicts associated with residential intrusion.

Action 5.B.1.b. Where clustered subdivision is permitted, separate clusters on one site from those on another site unless it is clearly demonstrated that the resulting lots will not create the appearance of, or conflicts associated with, residential intrusion. Any subdivision that proposes to cluster parcels of 10 acres or less, shall locate those lots around existing residences on the parcel being subdivided. The intent of this policy is to minimize the impact of residential parcels on adjacent agricultural operations.

Action 5.B.1.c. Wherever practical, where clustered subdivision is permitted, use natural features such as ridge tops, creeks, and substantial tree stands to separate the small parcels from the farming areas.

Action 5.B.1.d. Where clustered subdivision is permitted, to the extent allowed by law, place an agricultural easement in perpetuity, or other appropriate mechanism, on the residual farming parcel(s) at the time that the subdivision occurs. The easement shall be conveyed to the County or other appropriate nonprofit organizations.

Policy 5.B.2. The primary use of any parcel within an agricultural land use category shall be agricultural production and related processing, support services and visitor-serving services. Residential uses in these areas shall recognize that the primary use of the land may create agricultural "nuisance" situations such as flies, noise, odors, and spraying of chemicals.

Action 5.B.2.a. Facilitate agricultural production by permitting limited agricultural support service uses that support local agricultural activities and are not harmful to the long-term agricultural use in the area.

Policy 5.B.3. Ensure access to irrigation facilities.

Action 5.B.3.a. As a condition of approval for subdivisions and other applicable development projects, require easements or other appropriate mechanisms to ensure access to irrigation facilities.

Action 5.B.3.b. Amend the subdivision ordinance to include measures for the protection of access to irrigation facilities by applicable entities.

Objective 5.C.

Promote sound management practices to preserve and enhance the economic and open-space values of the land, as well as natural resources, water resources and other public trust values, and sequester carbon.

Policy 5.C.1. Determine the environmental impacts associated with grazing activities in the Long Valley Caldera and on other private lands and LADWP lands in the county.

Action 5.C.1.a. Provide input to the Lahontan Regional Water Quality Control Board's investigation of grazing impacts on Crowley Lake.

Action 5.C.1.b. Consider designating sensitive portions of the Long Valley Caldera and other appropriate areas in Mono County for Natural Habitat Protection; restrict or prohibit grazing in areas so designated.

Action 5.C.1.c. Promote the restoration of private lands degraded by grazing.

Action 5.C.1.d. Encourage use of federal land management agency procedures for grazing management practices on private and LADWP lands.

Action 5.C.1.e. Consider cooperative management, monetary assistance by the County and/or public purchase in areas where it is determined that grazing conflicts with fishery uses.

Action 5.C.1.f. Work with the LADWP to maintain high-quality sage grouse habitat in Long Valley, including habitat resulting from grazing and irrigation practices.

Action 5.C.1.g. Promote grazing practices that enhance or are compatible with wildlife habitat values, such as wildlife escape ramps from watering troughs, wildlife friendly fencing (see Biological Resources policies), adhering to vegetation utilization standards applicable to public lands, and other appropriate measures.

Policy 5.C.2. Support optimal agricultural practices.

Action 5.C.2.a. To the extent feasible, purchase locally grown food for County events and purposes.

Action 5.C.2.b. Encourage community gardens and farmers markets to support the availability of healthy, locally grown produce.

Action 5.C.2.c. Promote conservation tillage and other agricultural practices to retain carbon fixed in soils.

Action 5.C.2.d. Provide financial or other incentives for low-income residents to purchase fresh produce at farmers markets.

Action 5.C.2.e. Offer incentives (e.g., development credits, support for the Williamson Act) to promote the preservation of farmland, open space, and sensitive lands.

Action 5.C.2.f. Support the Great Basin Unified Air Pollution Control Districts standards for the burning of agricultural residue.

Action 5.C.2.g. Encourage best practices in fertilizer and pesticide use.

Action 5.C.2.h. Research carbon sequestration programs on agricultural lands.

Action 5.C.2.i. Proactively collaborate with stakeholders to avoid and minimize impacts to water quality from livestock and grazing activities, and recognize and support the Regional Water Quality Control Board, Sierra Business Council and UC Davis incentives for ranchers to install and monitor the efficacy of grazing management practices in an effort to protect and improve water quality.

GOAL 6. Allow timber harvesting and fuelwood cutting on private lands consistent with the maintenance of recreational, scenic, and natural resource values.

Objective 6.A.

Regulate timber harvesting and fuelwood cutting on private and LADWP lands.

Policy 6.A.1. During the permit review process, require compliance with Cal Fire’s timber harvesting regulations for private lands.

Policy 6.A.2. Require the removal of all non-native trees from wetlands, riparian corridors, and adjacent upland buffers, except large roadside and fencerow trees (typically exceeding 24 inches in diameter) due to their value as aesthetic resources.

Objective 6.B.

Ensure a healthy forest resource.

Policy 6.B.1. Work with Cal Fire and federal land management agencies to minimize the impacts of new development on forest resources.

Action 6.B.1.a. Limit the size of new forest openings, including roadways.

Action 6.B.1.b. Discourage disturbance or removal of forest litter, to maintain the natural catchment and cycling of nutrients.

Policy 6.B.2. Encourage fuel reduction and other management treatments to improve forest health, such as reduced catastrophic fire potential, invasive species management, and reduced disease and insect outbreaks.

Action 6.B.2.a. Support the development of a market to utilize biomass from these types of forest health projects.

Action 6.B.2.b. Promote provisions to remove all non-native trees from wetlands, riparian corridors, and adjacent upland buffers as part of the project, except large roadside and fencerow trees.