pdate 3/16/17: Editor’s note: On Mar 21st 2017 the Board of Supervisors will consider changes to the County Code of Ordinances to reflect 2008 changes to the General Plan which include agricultural processing, tourism processing (marketing) and farmworker housing projects all as part of the definition of agriculture. (item 9H here)
[letter first published in this NapaVision2050 newsletter in Dec 2016]
Prior to the 2008 County General Plan (GP) update, the definition of Agriculture in our County ordinance was quite simple: Agriculture is the growing of crops, trees, and livestock. Many other uses may be permitted/allowed but must remain related, subordinate, and incidental to the main use.
We are a county that has valued our Ag lands. In 1968 the Napa County Board of Supervisors (BOS) put in place the Ag Preserve, the first ever in United States, which protects most of our lands outside of cities and towns from development.
However, the huge success of the Napa wine industry during the 80’s necessitated an ordinance to keep winery development consistent with the protection of Ag Preserve. On January 23, 1990, the Board of Supervisors (BOS) approved the Winery Definition Ordinance (WDO). This ordinance defined a winery as an “agricultural processing facility” for “the fermenting and processing of grape juice into wine.” The ordinance also allowed for wineries to sell and market wine, but such marketing activity must be “accessory” and subordinate to production.
THE CHANGES IN 2008 AND WHY THESE SHOULD CONCERN YOU:
Every 10 years the Napa County General Plan (GP) is updated. The Steering Committee for the 2008 update was comprised mostly of industry representatives and winery owners eager to expand their business options. The updated GP, approved by the Board of Supervisors on June 3, 2008, expanded the definition of Agriculture to include not only the raising of crops, trees, and livestock, but also the production and processing of agricultural products and related marketing, sales and other accessory uses. Agriculture now also includes farm management and farmworker housing.
The second event began with the economic downturn of 2008. The wine industry pressured the BOS to include direct marketing as an accessory use of agriculture. The BOS approved this in 2010. This means that VISITATION, WINE AND FOOD PAIRINGS, AND RELATED EVENTS, are consistent with “accessory use of agriculture”.
For parcels zoned Ag Preserve (AP) or Ag Watershed (AW), agriculture is a use “by right” (without a use permit). And the Right-to-Farm ordinance (signed by everyone buying property in Napa County) states that the County will not consider the inconveniences or discomforts arising from agricultural operations to be a nuisance. If you live next to a vineyard or winery, you have to accept the noise, odors, dust, chemicals, and operation of machinery which go along with agriculture. If you object, your alternative is to go to court.
VIOLATIONS OF MEASURE P AND MEASURE J
What happens, then, when visitation, wine and food pairings, often four or five course meals, and outdoor marketing events are included in the Definition of Agriculture— not just accessory uses?
Are these marketing events provided the same level of protection under the Right-to-Farm as those of actually farming? Are these uses consistent with the protections of Measure J, the 1990 initiative amending the Napa County general plan that sought to preserve all agriculturally designated land? Any change in agricultural land use must be with voter approval. RESTAURANTS ARE SPECIFICALLY CITED AS GROWTH THAT HAS TO GO INTO THE CITIES OR ONE OF THE VERY SMALL URBAN NODES IN THE UNINCORPORATED AREA, UNLESS VOTERS ARE WILLING TO ALLOW AN EXCEPTION.
What about Housing on Ag lands in this Change of Definition of Agriculture? Who really qualifies as a Farmworker – often called Agricultural Workers? Are the chefs or kitchen/wait staff at wineries and event centers the new Farmworkers? Can high-density housing be built on our Ag Preserve and Ag Watershed lands to accommodate them?
Changing agricultural lands to include expanded commercial uses (by right) violates the intensity of uses and protections under Measure P, which extends Measure J’s protections until 2058.
One of the key phrases in Measure P: to protect the County’s agricultural, watershed, and open space lands, to strengthen the local agricultural community and preserve the County’s rural way of life. By expanding what is allowed (whether by right or by permit), the rural way of life is/can be destroyed. The number of unintended consequences is significant.
This issue will be coming to the Board of Supervisors soon. Please contact your Supervisor requesting that the definition to Agriculture not be modified until all the unintended consequences are understood.