Title
REF250009 - IMPLEMENTING ORDINANCE FOR THE AGRICULTURAL AND WINERY CORRIDOR PLAN (2010 GENERAL PLAN CHAPTER 9J)
Public hearing to consider adopting an ordinance to amend Title 21 (inland zoning) of the Monterey County Code to add an Agricultural and Winery Corridor Plan (AWCP) Zoning District designation; to amend the Zoning Sectional District Maps to add the AWCP Combining District to associated properties; to add a new Chapter 21.51 to set regulations for the Agricultural and Winery Corridor District; and add a new Chapter 21.71 to set regulations for zoning clearances to implement the AWCP.
Proposed California Environmental Quality Act (CEQA) Action: Find the project is consistent with the scope of the previously certified Final Environmental Impact Report (FEIR) for the 2010 General Plan, pursuant to CEQA Guidelines Section 15162.
Report
RECOMMENDATION:
It is recommended that the Board of Supervisors:
a. Find the project is consistent with the scope of the previously certified Final Environmental Impact Report (FEIR) for the 2010 General Plan, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162;
b. Adopt a draft ordinance amending and adding the following sections to the Monterey County Code (MCC) to implement the Agricultural and Winery Corridor Plan of the 2010 General Plan which includes the following:
a. Amend Chapter 21.06 of the MCC (Definitions);
b. Amend Chapter 21.08 of the MCC (Establishment and Designation of Zoning Districts);
c. Amend associated Zoning Sectional District Maps to add the AWCP Combining District to associated properties;
d. Add Chapter 21.51 to the MCC (Regulations of the Agricultural Winery Corridor Plan Zoning District or “AWCP” District) as a Combining District to Title 21; and
e. Add Chapter 21.71 to the MCC (Regulations for zoning clearance).
SUMMARY:
The Agricultural and Winery Corridor Plan (AWCP) of the 2010 General Plan was adopted to encourage the development of agricultural and winery-related uses within specifically designated areas of unincorporated Monterey County. The AWCP Area is intended to address viticulture-related uses in three specific planning areas: Toro, Central Salinas Valley, and South County. The AWCP is divided into three segments that make up the broader AWCP: River Road, Jolon Road, and Metz Road. The AWCP is intended to provide additional detail for project approvals in these areas and, in certain instances, provide for simplified project approvals and environmental review. These simplified project approvals and environmental reviews were identified and analyzed as a part of the 2010 General Plan Final Environmental Impact Report (FEIR). (https://www.countyofmonterey.gov/government/departments-a-h/housing-community-development/planning-services/current-planning/general-info/2010-monterey-county-general-plan-adopted-october-26-2010/final-environmental-impact-report-feir)
A significant portion of unincorporated Monterey County’s agricultural land was utilized for grape production at the time the 2010 General Plan was adopted. Wine grapes were one of the top crops by value in the County. However, recent trends in the wine industry have shown a decline in grape production in recent years, but other crops remain of economic value. Adoption of implementing regulations for the AWCP would allow for streamlined approval of certain agricultural and winery related uses and result in implementation of Chapter 9.J of the 2010 General Plan and could offer additional flexibility of allowable uses in the AWCP.
On August 12, 2026, the Planning Commission recommended that the Board of Supervisor approve an ordinance to amend various sections of Title 21 (inland zoning) and add two new chapters to Title 21: Chapter 21.51 - Regulations of the Agricultural Winery Corridor Plan Zoning District or “AWCP” District and 21.71 - Regulations for Zoning Clearances) with some minor changes, as described below:
- Modify language “Agricultural/Winery” to remove the “/” and replace with “and” to ensure consistency throughout the ordinance and achieve the larger goal of supporting agricultural uses in the AWCP.
- Incorporate clarifying language from public comment related to “Inn” unit management requirements to include language “and or manager” as to not add limitations to being exclusively family owned and operated.
- The Planning Commission requested staff to develop criteria for what constitutes a successor agency in lieu of the Monterey County Vintners and Growers Association dissolving.
- Provide clarifying edits in Chapter 21.71, specifically 21.71.080 to note the applicability of permit requirements for projects requiring a zoning clearance.
- Update 21.51 to provide additional clarification that uses requiring a ministerial permit obtain a zoning clearance.
The Planning Commission also requested that staff provide additional information on the addition of Chapter 21.71, Regulations for Zoning Clearances and how the chapter may have wider applicability on other zoning uses and permit streamlining efforts.
The draft ordinance before the Board of Supervisors amends sections of the Monterey County Code (MCC), and, as presented, the ordinance reflects the changes requested in the Planning Commission recommendation. Additional clarification on zoning clearances is provided in the discussion below and in Exhibit A.
To cover staff time associated with review of a new zoning clearance, staff will charge an hourly rate. Staff will track after implementation how much staff time is associated with a zoning clearance review and an amendment to the fee schedule will come at a later date.
DISCUSSION:
For additional background on the drafting of the AWCP Chapter of the 2010 General Plan, outreach to date, and additional background on proposed code amendments, please see the Detailed Discussion in Attachment A. Below is a summary of the proposed MCC amendments to implement the AWCP.
Overview of Zoning Code Amendments
As outlined in the 2010 General Plan, the AWCP was envisioned as a Combining District. The AWCP combining district would overlay on all existing zoning districts in the AWCP Area. The AWCP combining district already exists and is in effect as of 2010 General Plan adoption, but this action will codify the AWCP zoning district in Title 21 (proposed Chapter 21.51) and on the County’s zoning maps. Additionally, development of the new proposed Chapter 21.71 related to granting of a zoning clearance for AWCP uses requiring issuance of ministerial approval.
A summary of the revisions to Title 21 to implement the AWCP include:
- Establish of a new Chapter 21.51, which sets regulations for the AWCP Zoning District that codify Chapter 9.J. of the 2010 General Plan (Attachment E) into the MCC.
- Add and amend various definitions in Title 21 for agricultural and winery-related items to ensure Title 21 compliance with the 2010 General Plan and Chapter 9.J AWCP.
- Carry forward the applicability where the AWCP governs if it conflicts with other portions of the MCC or associated Area Plans. (Section 21.51.030).
- Establish uses allowed with ministerial process in the AWCP. MCC does not currently have a codified ministerial approval process. Chapter 21.51 includes new regulations that govern the granting of a “zoning clearance” for uses in the AWCP that qualify for a ministerial process (see Chapter 21.71). The proposed ministerial process was modeled after other jurisdictions and formatted to be consistent with the structure of existing County regulations. (Section 21.51.060).
- Establish objective design standards for uses requiring ministerial approval via a zoning clearance (Section 21.51.080).
- Establish uses allowed with an administrative permit, which uses the existing administrative permit process established by Chapter 21.70. (Section 21.51.070).
- Establish site development standards for development in the AWCP that were vetted as a part of the 2010 General Plan public process and FEIR. (Section 21.51.080).
- Establish the Special Winery Related Event Permit to create a clear approval process and standards for special events with 500 or more people. This permitting process was previously contemplated as a part of the 2010 General Plan public engagement process and FEIR. (Section 21.51.100).
- Update the zoning sectional district maps to reflect the creation of the AWCP Combining District for parcels located within the AWCP Area (Section 21.08.060).
- Establishment of a new Chapter 21.71 to set regulations for zoning clearances to allow for issuance of ministerial approval.
Zoning Clearance Process for Projects Requiring a Ministerial Permit in the AWCP
The MCC does not include procedures for processing ministerial approval, prompting the creation of Chapter 21.71. The 2010 General Plan FEIR contemplated specific uses that are allowed subject to a ministerial approval. Uses requiring an administrative permit or other discretionary approval as identified in the plan may require additional environmental review depending on the characteristics of the project and if it exceeds what was contemplated in the FEIR.
The AWCP includes specific uses that are allowed subject to a ministerial approval subject to being consistent with the requirements of the AWCP. This requirement is codified in Section 21.51.060 (Uses allowed - Zoning clearance required in each case).
Projects qualifying for ministerial review would be analyzed for consistency with the criteria in the AWCP, including compliance with various development and design standards, County objective criteria, with the Chief of Planning designated the Appropriate Authority to approve the establishment of the use. Ministerial approvals are not subject to any other zoning review by the County. Objective design standards have been included in Section 21.51.080 to ensure that projects that qualify for ministerial approval have clear standards that need to be met for processing. These standards include those listed in the AWCP and additional standards listed in the Chapter where the AWCP was silent (i.e. landscaping and lighting requirements).
Zoning Clearance - Future Applicability
Chapter 21.71 could be used for future streamlining efforts for projects that could be eligible for ministerial review from HCD-Planning. For that streamlining to occur, additional MCC amendments would need to come before the Planning Commission and Board of Supervisors for review and approval. The Ordinance before the Board of Supervisors today only affects properties identified in the AWCP and specific to uses allowed subject to a zoning clearance. Additional discussion on this topic can be found in Attachment A.
HOUSING IMPACTS:
X Reduces constraints on Housing Development
Increases constraints on Housing Development
Neutral
The proposed implementation ordinance would encourage the development of employee housing in the AWCP and would establish a streamlined process to do so.
OTHER AGENCY INVOLVEMENT/COMMITTEE ACTIONS:
This report has been prepared by HCD. County Counsel reviewed the recommended ordinance as to form and legality. The AAC reviewed a draft version of the ordinance and recommended it to the Planning Commission with minor edits.
On August 12, 2026, the Planning Commission recommended that the Board of Supervisor approve an ordinance to amend various sections of Title 21 (inland zoning) and add two new chapters to Title 21: Chapter 21.51 - Regulations of the Agricultural Winery Corridor Plan Zoning District or “AWCP” District and 21.71 - Regulations for Zoning Clearances) (Attachment B).
FINANCING:
Staff time to review and process Planning projects and applications is included in the FY2026-27 adopted budget for HCD 1001-310002.
BOARD OF SUPERVISORS STRATEGIC PLAN GOALS:
The proposed Agricultural and Winery Corridor chapter and Zoning Clearance chapter will further the Board of Supervisors Strategic Plan Goals more specifically for Sustainable Infrastructure for the Present and Future, and Diverse and Thriving Economy by establishing a plan that supports the winery and agricultural industry to expand in a planned way and create a permitting mechanism that would streamline that process.
Mark a check to the related Board of Supervisors Strategic Plan Goals:
Well-Being and Quality of Life
X Sustainable Infrastructure for the Present and Future
__ Safe and Resilient Communities
X Diverse and Thriving Economy
Link to the Strategic Plan:
<https://www.countyofmonterey.gov/home/showdocument?id=139569>
Prepared by: Katie Scariot, Assistant Planner, 831-796-6093
Prepared and reviewed by: Sarah Wikle, Principal Planner, 831-784-5700
Approved by: Melanie Beretti, Chief of Planning of Housing and Community Development
The following attachments are on file with the Clerk of the Board:
Attachment A - Detailed Discussion
Attachment B - Agricultural and Winery Corridor Plan Implementing Ordinance (clean)
Attachment C - Agricultural and Winery Corridor Plan Implementing Ordinance (redline)
Attachment D - Agricultural and Winery Corridor Plan (Chapter 9.J. of the 2010 General Plan)
Attachment E - Agricultural and Winery Corridor Plan Map
cc: Katie Scariot, Assistant Planner; Sarah Wikle, Principal Planner; Melanie Beretti, AICP, Chief of Planning; Craig Spencer, HCD Director; Fionna Jensen, Principal Planner; Jacquelyn Nickerson, Principal Planner, Elizabeth Gonzales, Permit Center Manager; Front Counter Copy; Land Use Advisory, Agricultural Commissioner Office; Agricultural Advisory Committee Interested Parties, AWCP Interested Parties List; REF250009.