Scenic Area Agriculture (SAA)

INTENT: The “SAA” designation is intended to recognize existing and historic uses as certified by the US Forest Service (USFS) in its Private Land Certification Process and, within the constraints of the Mono Basin National Forest Scenic Area Plan, to allow for further limited-scale development and new uses consistent with the purposes of the Scenic Area. Emphasis is placed on those new uses that would provide for recreational, interpretive, visitor services and research opportunities while maintaining a natural and rural-appearing landscape.

The SAA designation is intended also to preserve and encourage agricultural uses, to protect agricultural uses from encroachment from urban uses, and to provide for the orderly growth of activities related to agriculture, consistent with the Mono Basin National Forest Scenic Area.

PERMITTED USES

The following uses are permitted to the extent they comply with the Mono Basin National Forest Scenic Area Private Property Development Guidelines, contained in Appendix E of the Mono Basin National Forest Scenic Area Comprehensive Management Plan (CMP), and with the Compatibility Determinations for Proposed New Commercial Uses and Developments, Appendix F of the CMP. Compatibility determinations shall be based upon recommendations of the USFS.

Agricultural uses, provided that such uses are proposed in conjunction with a bona-fide agricultural operation4, except those requiring a use permit
Single-family dwelling
Mobile home used as a single-family dwelling5
Accessory buildings and uses1
Stands for sale of agricultural products grown on the premises
Animals and pets (see Animal Standards Section 04.270)
Home occupations (see Home Occupation regulations, Section 04.290)
Fisheries and game preserves rp
- Single-family dwelling
- Small-scale agriculture
- Accessory buildings and uses1
Attached Accessory Dwelling Unit (as prescribed in Ch. 16, Development Standards – Accessory Dwelling Units)

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

The following uses are permitted to the extent they comply with the Mono Basin National Forest Scenic Area Private Property Development Guidelines contained in Appendix E of the Mono Basin National Forest Scenic Area Comprehensive Management Plan, and with the Compatibility Determinations for Proposed New Commercial Uses and Developments, Appendix F of the CMP. Compatibility determinations, which shall be based upon recommendations of the USFS, shall be included as a Director Review finding.

Any expansion of an existing use

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

Public utility buildings and structures
Limited-scale lodging, such as guest ranches, small inns, bed-and-breakfast establishments and cabins; and limited-scale employee housing for those working on the premises c
Animal hospitals and veterinary clinics / animal boarding rp
Limited-scale kennel (see Animal Standards, Table 04.013)
Equestrian facilities rp
Commercial hunting and fishing rp
Rural recreation and parks rp
Outdoor public assembly rp
Plant nurseries rp
Exotic animals rp
Exterior structural alterations, additional parking or outdoor storage
Cottage industry; e.g., limited recreational equipment, apparel and other finished products, crafts, printing, etc.
Limited-scale repair services; e.g., car repair and parts, plumbing, electrical
Limited-scale construction services; e.g., contractor or building services, engineering contractor rp, cabinet making, roofing, water-well drilling, contractor storage, etc.
Existing truck and trailer parking, heavy-equipment storage, construction supplies, and materials rp
Any compatible combination of the permitted uses
All new construction for the purpose of conducting sales, business or services and all conversions from a prior use when structural alterations or additional parking are required
All uses utilizing outdoor storage
Limited-scale educational uses (see Appendix F of the Mono Basin CMP)
Limited-scale buildings for interpretation
Accessory buildings and uses 1
Any proposed change of use when conducted within an existing conforming, legally developed structure for the following uses:
- Gift shops, bookstores
- Limited-scale repair services conducted as a cottage industry; e.g., radio and television repair, furniture and jewelry repair, repair of anything sold in district, etc.
- Limited-scale art galleries

DEVELOPMENT STANDARDS

The following standards shall apply to the extent they comply with the Mono Basin National Forest Scenic Area Private Property Development Guidelines, contained in Appendix E of the Mono Basin National Forest Scenic Area Comprehensive Management Plan (CMP), and with the Compatibility Determinations for Proposed New Commercial Uses and Developments, Appendix F of the CMP. Compliance shall be based upon recommendations of the USFS.

Minimum Lot Area: 10,000 sf 6 Minimum District Area: 2 acres

Minimum Lot Dimensions: Width – 60’

Depth – 100’

Maximum Lot Coverage: 70%

Minimum Setbacks:

Front: 10’ Rear: 5’ Side: 0’

See Section 04.120 for other provisions.

Building Density: One du/lot and Accessory Dwelling Unit (see Ch. 16, Development Standards – Accessory Dwelling Units). Limited-scale lodging and employee housing for those working on the premises subject to use permit. rp Densities shall be consistent with Scenic Area Guidelines and be determined at the time of application.

Maximum Building Height: 35’ (see Table 04.010 for other provisions), unless otherwise required by the Scenic Area Guidelines.

Landscaping: Any uses subject to use permit shall be required to either landscape (per approved landscape plan) or leave in natural open space (i.e., ungraded) all areas not covered by impervious surfaces. Fencing, berms and/or landscaping may be required to buffer incompatible land uses as determined by the Director or the Commission.

Fences: None required, except when adjoining a residential district, then a screening fence or wall not less than 5 feet high or more than 6 feet in height shall be erected along adjoining residential district.

NOTES

Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building, including barns, stables and other farm outbuildings and quarters for other employees employed on the premises.
Densities stated are based upon availability of both community water and sewer.
Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting “similar uses” Chapter 04, Uses not listed as permitted.
“Agricultural uses” include: aquaculture, existing farm labor housing; agricultural sheds and warehouses; packing, processing, storage or sale of agricultural products and supplies; repair, maintenance, servicing, storage, rental or sale of agricultural machinery, implements and equipment; transportation of agricultural products, supplies and equipment together with the necessary maintenance, repair and service of trucks and equipment used therein.
Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280.
Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.

SEE ALSO

Land Development Regulations –

Ch. 04 Development Standards – General

Ch. 06 Development Standards – Parking

Ch. 07 Development Standards – Signs

Table 04.010 Building Heights