Tri-Valley

GOAL 26. Preserve the rural and agricultural character of the Tri-Valley area.

Objective 26.A.

Integrate compatible residential development into the existing community character in Benton.

Policy 26.A.1. Allow for the continuation of growth in Benton in a manner that promotes and protects its rural and agricultural character.

Action 26.A.1.a. Gross densities for residential development in Benton shall not exceed two dwelling units per acre. For parcels 40 acres or greater, clustering shall be encouraged.

Action 26.A.1.b. Encourage agricultural landowners to utilize the property-tax incentives for agricultural land provided for in the county Williamson Act program.

Action 26.A.1.c. Require new development to provide adequate buffering of incompatible uses (e.g., landscaping, physical barriers, large setbacks) to protect agricultural areas from residential and other incompatible land uses.

Action 26.A.1.d. Subdivisions of more than four parcels shall include paved streets. 

Action 26.A.1.e. All tract maps shall include an in-depth hydrological study including flow tests and pressure/drawdown tests to ensure that there is an adequate water supply and that there will be no impact on neighboring wells.

Action 26.A.1.f. Discourage installation of streetlights unless necessary for safety reasons. Encourage shielded light sources whenever possible.

Action 26.A.1.g. Permit agricultural uses, including the keeping of animals, in all land use designations.

Action 26.A.1.h. Encourage access and equestrian trails through developments to public lands.

Policy 26.A.2. Prevent the intrusion of development into agricultural areas in order to protect agricultural resources.

Action 26.A.2.a. Monitor and discourage the conversion of viable agricultural land to non-agricultural uses.

Action 26.A.2.b. Agricultural activities shall have precedence over incompatible uses/activities in the Tri-Valley area.

Action 26.A.2.c. Carefully evaluate subdivisions outside existing community areas. Consideration should be given to assigning large minimum parcel sizes.

Action 26.A.2.d. Encourage private landowners with visual, environmental and agriculturally significant property to grant or sell a conservation easement to a land conservation organization to protect the land as open space and/or agricultural use.

Policy 26.A.3. Encourage residential development in areas that will minimize the impact on the environment.

Action 26.A.3.a. Encourage the completion of adequate studies of the flooding potential throughout the Tri-Valley area.

Action 26.A.3.b. Encourage the exchange of environmentally sensitive private lands for public lands.

Action 26.A.3.c. Continue to enforce the provisions of the County's floodplain combining district in the Tri-Valley area.

Policy 26.A.4. Encourage the timing of growth to allow for efficient use of existing public facilities and services and for adequate planning for additional public facilities and services.

Action 26.A.4.a. Allow additional residential subdivision only when adequate services (including fire protection, water, and school facilities) are available or planned for development. The proponent of a residential subdivision shall include this assessment as part of the environmental review process.

Action 26.A.4.b. To permit the efficient delivery of public services, encourage residential development in Benton to take place on parcels contiguous to existing development.

Action 26.A.4.c. All tract maps shall include an in-depth hydrological study including flow tests and pressure/drawdown tests to ensure that there is an adequate water supply and that there will be no impact on neighboring wells.

Action 26.A.4.d. New development projects, including subdivisions, shall comply with fire safe regulations and obtain "will-serve" letters from the White Mountain Fire Protection District.

Action 26.A.4.e. Subdivisions and/or building permits shall not be approved in areas that are withdrawn and/or not within the White Mountain Fire Protection District until such areas are brought into the district.

Objective 26.B.

Preserve the agricultural character of the Hammil Valley.

Policy 26.B.1. Protect agricultural uses from the encroachment of incompatible land uses.

Action 26.B.1.a. Limit residential development in Hammil Valley in order to minimize agricultural-residential conflicts.

Action 26.B.1.b. Prohibit scattered residential development in Hammil Valley that would increase agricultural-residential conflicts.

Action 26.B.1.c. Encourage agricultural landowners to utilize the property-tax incentives for agricultural land provided for in the county Williamson Act program.

Action 26.B.1.d. All tract maps shall include an in-depth hydrological study including flow tests and pressure/drawdown tests to ensure that there is an adequate water supply and that there will be no impact on neighboring wells.

Policy 26.B.2. Prevent incompatible adjacent land uses.

Action 26.B.2.a. Require developers to provide adequate buffering (e.g., landscaping, physical barriers, large setbacks) of incompatible uses to protect agricultural areas from residential and other incompatible land uses.

Action 26.B.2.b. Discourage the extension of public and private facilities, especially roads, into open space or agricultural land.

Policy 26.B.3. Prevent the intrusion of development into agricultural areas in order to protect agricultural resources.

Action 26.B.3.a. Monitor and discourage the conversion of viable agricultural land to non-agricultural uses.

Action 26.B.3.b. Agricultural activities shall have precedence over incompatible uses/activities in the Tri-Valley area.

Action 26.B.3.c. Encourage private landowners with visual, environmental and agriculturally significant property to grant or sell a conservation easement to a land conservation organization to protect the land as open space and/or agricultural use.

Policy 26.B.4. Encourage the continuation of agricultural production through implementation of the Development Credits program.

Action 26.B.4.a. Implement the Development Credits program as detailed in Chapter 12 of this Element.

Policy 26.B.5. Allow family farming mixed with large farms.

Policy 26.B.6. Allow exclusive farmworker housing on parcels that support ongoing agricultural operations.

Objective 26.C.

Integrate additional compatible development into the existing community of Chalfant.

Policy 26.C.1. Allow for the continuation of growth in Chalfant in a manner that promotes and protects its rural and agricultural character.

Action 26.C.1.a. Gross densities for residential development in Chalfant shall not exceed one dwelling unit per acre. For parcels 10 acres or greater, clustering shall be encouraged.

Action 26.C.1.b. Small parcels (fewer than 10 acres) designated for agricultural uses contiguous to residential areas, not used primarily for agricultural purposes, may be considered for redesignation to a residential land use.

Action 26.C.1.c. Roads within subdivisions of more than four parcels shall at a minimum have a hard surface such as decomposed granite (DG).

Action 26.C.1.d. Discourage the installation of streetlights unless necessary for safety reasons. Encourage shielded light sources whenever possible.

Action 26.C.1.e. Permit small-scale agricultural uses, including the keeping of animals for personal use, in all land use designations, within the mandate of the County requirements for the Estate Residential (ER) designation.

Policy 26.C.2. Encourage residential development in areas that will minimize the impact on the environment.

Action 26.C.2.a. Encourage the completion of adequate studies of the flooding potential throughout the Tri-Valley area.

Action 26.C.2.b. Encourage the exchange of environmentally sensitive private lands for public lands.

Action 26.C.2.c. Continue to enforce the provisions of the county Floodplain Combining District in the Tri-Valley area.

Action 26.C.2.d. All tract maps shall include an in-depth hydrological study including flow tests and pressure/drawdown tests to ensure that there is an adequate water supply and that there will be no impact on neighboring wells.

Policy 26.C.3. Encourage residential land use patterns in Chalfant that permit the efficient delivery of public services.

Action 26.C.3.a. Encourage residential development in Chalfant to take place on parcels contiguous to existing development.

Policy 26.C.4. Encourage the timing of growth that will allow for efficient use of existing public facilities and for adequate planning for additional public facilities.                                                        

Action 26.C.4.a. Allow additional residential subdivision only when adequate services (including fire protection, water, and school facilities) are available or planned for development. The proponent of a residential subdivision shall include this assessment as part of the environmental review process.

Action 26.C.4.b. New development projects and subdivisions shall comply with fire safe regulations and obtain "will-serve" letters from the Chalfant Valley Fire Department.

Objective 26.D.

Provide adequate commercial and public facilities and improved access to County services to serve visitors and residents in the Tri-Valley.

Policy 26.D.1. Designate adequate lands compatible with the rural character of the Tri-Valley along US 6 and SR 120 in Benton and Chalfant for small-scale commercial uses that serve the communities.

Policy 26.D.2. Allow only agriculture-related commercial uses in Hammil Valley.

Policy 26.D.3. Prevent the establishment of regional commercial facilities.

Policy 26.D.4. In Benton, encourage the establishment of commercial enterprises oriented toward providing services to highway travelers.

Policy 26.D.5. Allow the continuation of home businesses in the area.

Policy 26.D.6. Promote safer traveling on US 6.

Action 26.D.6.a. Create passing lanes on US 6 on the Matthew grade.

Action 26.D.6.b. Promote opening of SR 120 East year round.

Action 26.D.6.c. Promote turnout lanes into housing and business areas.

Action 26.D.6.d. Promote a rest stop north of Benton.

Action 26.D.6.e. Encourage reduced speed in community areas and speed enforcement in communities.

Action 26.D.6.f. Work with agencies to provide enhanced public transportation from the Tri-Valley area to County services.

Action 26.D.6.g. Install information kiosks at key locations to provide information for visitors and locals.

Action 26.D.6.h. Encourage Caltrans to install “open-range” signs in the Tri-Valley area.

Policy 26.D.7. Projects shall evaluate and consider community-wide planning to promote harmonious and balanced development that protects the rural character of the Tri-Valley.

Action 26.D.7.a. Lands released into private ownership should be deed restricted prohibiting water exportation off site.

Action 26.D.7.b. New projects should provide public access to public lands through trail easements or dedications. Historical use patterns should be accommodated.

Policy 26.D.8. Encourage the Eastern Sierra Unified School District to provide K- through-12 education in the Tri-Valley area.   

Action 26.D.8.a. Encourage the BLM to provide property for school district use.

Action 26.D.8.b. Encourage the Eastern Sierra Unified School District to provide K-through-12 education in the Tri-Valley area.

Objective 26.E.

In Benton, encourage the establishment of commercial enterprises oriented toward providing services to residents as well as tourists and highway travelers.

Policy 26.E.1. Define a commercial “core” area with a concentration of shops and services near the intersection of SR 120 and US 6.

Action 26.E.1.a. Develop commercial design guidelines that reflect Benton’s history, character and scale.

Action 26.E.1.b. Pursue grants and other financing opportunities for “main street” planning and design efforts.

Policy 26.E.2. Encourage commercial and community services that enhance the well-being and quality of life of all Benton residents.

Action 26.E.2.a. Improve the communication and energy infrastructure including development of sustainable resources.

Action 26.E.2.b. Explore establishing a local cemetery.

Action 26.E.2.c. Explore developing a County social services center.

Policy 26.E.3. Revise signage to promote Benton as a destination in its own right.

Policy 26.E.4. Explore the potential for siting and developing rural potable and wastewater treatment facilities.

Objective 26.F.

Protect Natural Resources, and provide for recreational and open-space uses in the Tri-Valley area.

Policy 26.F.1. Utilize the open space provided by federal lands to ensure that the open-space needs of the community are met and to provide buffer space between communities.

Action 26.F.1.a. Designate appropriate federal lands as public lands. Public land shall be used for open space or public purposes such as schools, parks, recreational landing strip, etc.

Action 26.F.1.b. Designate a landing strip for agricultural and emergency uses in Hammil Valley.

Action 26.F.1.c. Encourage cluster development in specific plans to provide for publicly accessible open space.

Policy 26.F.2. Provide adequate land for the recreational needs of the area.

Action 26.F.2.a. Work with government and private property owners to create an equestrian/recreational trail system in the Tri-Valley area that addresses the following:

1. Trail(s) from Inyo County line to the Nevada border;
2. Consider expanding trail system into Inyo County; and
3. Trails should be designed to access public lands east and west of US 6 in as many areas as possible.

Action 26.F.2.b. Require new development to allocate sufficient land and facilities to meet the recreational needs of residents of the development and to provide for its applicable share of Tri-Valley recreational needs.

Action 26.F.2.c. Consider establishing a fee system for all new development and building permits dedicated to the construction and maintenance of recreational needs in the Tri-Valley area.