CALAVERAS COUNTY PLANNING DEPARTMENT 891 Mountain Ranch Road, San Andreas, California (209)

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1 CALAVERAS COUNTY PLANNING DEPARTMENT 891 Mountain Ranch Road, San Andreas, California (209) Planning Commission Staff Report Hearing Date November 29, 2017 Project Number/Name Title 17 Amendment Cannabis Cultivation and Commerce, Chapter Supervisorial District Number County-wide Assessor s Parcel Number(s) n/a Planner Peter Maurer, Planning Director Date: November 22, 2017 PROJECT DESCRIPTION: Certification of an Environmental Impact Report (SCH# ) and adoption of an ordinance to delete in full Chapter 17.95, Medical Cannabis Cultivation and Commerce, and to replace it with a new Chapter 17.95, regulating medical cannabis cultivation and commercial activities. APPLICANT: Calaveras County Planning Department ANALYSIS: Background: On September 28, 2017 the Planning Commission, on a 3-2 vote, forwarded a recommendation to the Board of Supervisors to either ban the commercial cultivation of cannabis and associated cannabis businesses or to strictly regulate such uses, as equally weighted alternatives. A list of policy recommendations were provided by the Commission on an alternative regulatory ordinance (Attachment C). The Board of Supervisors held a hearing on October 18, 2017, which was continued to October and directed staff to craft a regulatory ordinance which would include the suggestions made by Supervisor Tofanelli and be presented to the Planning Commission for consideration and then back to the Board of Supervisors for possible adoption. This motion also passed on a 3-2 vote. The list of requirements provided by Supervisor Tofanelli is provided as Attachment 4. Planning staff and County Counsel, in coordination with the Sheriff, Environmental Management Agency, Building Department and Code Enforcement, have developed a new draft cannabis ordinance, incorporating the prior recommendations of the Planning Commission, Supervisor Tofanelli s requirements, and additional recommendations made by the different departments that will be involved in the processing and enforcement of the regulatory program. The draft ordinance is color coded to identify the source of the various provisions:

2 Black: Red: Purple: Brown: Original ban ordinance after the October review by the Planning Commission Regulatory Policies recommended by the Planning Commission Supervisor Tofanelli s regulatory policies Staff recommendations Note that some of the recommendations of the Commission conflicted with Mr. Tofanelli s policy recommendations. In that case staff went with the latter. It is also important to note that this is still a work in progress. With the deadline of the hearing on November 29 looming, staff is still working with various state agencies and with departments within the County to finalize some of the provisions. The primary purpose of the hearing before the Planning Commission is to develop the policy requirements of the ordinance so that it can be adopted by the Board in a timely manner. Final language will be worked out prior to adoption by the Board, based on the policy recommendations of the Commission. Some of the main points of this draft are: A total cap of 50 outdoor or mixed-light and 5 indoor commercial cultivation registrations will be issued Outdoor or mixed-light commercial cultivation is limited to the A1, AP and GF zones Indoor cultivation is limited to the M1, M2, and M4 zones The minimum parcel size for outdoor or mixed-light cultivation is 50 acres Outdoor or mixed light cultivation is limited to 22,000 square feet Indoor cultivation is limited to 10,000 square feet Cultivation area setback requirement is 500 feet except where special circumstances exist on adjacent parcels that are not zoned primarily for residential use Only successful registrants under the urgency ordinance may apply to cultivate commercially Discretionary review for commercial cultivation on parcels adjacent to residential and residential-agricultural zoning Non-commercial cultivation (personal and caregiver) must register Caregiver cultivation is limited to 2 patients A cultivator proposing to relocate shall have 12 months to remediate a prior cultivation site Only one registration shall be issued per individual or entity or per Williamson Act contract An applicant may propose to amend the zoning to be in compliance with the provisions, but may not cultivate until the zoning amendment is approved and all other requirements are satisfied Background checks required of all cultivators and employees Discretionary approval for registration applications adjacent to residentially-zoned parcels Soil and water testing of cultivation sites Permanent dwelling required on all cultivation sites Zoning Amendment Chapter Cannabis November 29, 2017 Staff Report Page 2 of 4

3 Screening, including the fence, is required from public view No light trespass No generators as primary power source, backup only Well or public water supply only Testing of wastewater from indoor cultivation required Compliance with state pesticide regulations required Twice-annual inspections Security guards must be registered with the state Development and payment of Road Impact Mitigation fee required Remediation of abandoned sites required A total of 503 commercial cannabis cultivation registrations still have the potential to apply for register under this new program, although only 57 of those are located on lots of 50 acres or more with the correct zoning. At the time of writing this report, 308 applications were still being processed. If the trend continues as it has while reviewing the applications, close to half of the applications are likely to be denied or withdrawn, so a more likely number of registration applicants under a new program is closer to 350. The County will need to develop a lottery or similar program to create a fair selection process since it is likely that there will be more applications that the 50 cultivator cap established by this ordinance. In order to have some understanding of the numbers of potential applicants, where they are located, and what the size and zoning of the parcel is, a table has been prepared that shows the breakdown of registrations by lot size and zoning (Attachment 5). These are only those that have an issued registration or are still pending review by the County. A request was made by one commissioner for the number of cultivation sites adjacent to residentially zoned parcels. Unfortunately staff did not have sufficient time to develop this data prior to release of the report. Additional information may be available at the hearing. ENVIRONMENTAL REVIEW: An Environmental Impact Report has been prepared for this ordinance (State Clearinghouse # ). The EIR covered the full range of alternatives, from the proposed regulatory ordinance prepared in response to Board direction in February 2016 to a complete ban. Several alternatives were also considered. The proposed draft ordinance falls within the scope of the EIR alternatives. The final and draft EIR may be viewed or downloaded at: Copies of the EIR are also available at the Planning Department for review or purchase. The Planning Commission previously reviewed the EIR and found that it adequately analyzed the potential impacts of the full range of cannabis ordinance alternatives and recommended that the Board of Supervisors certify the EIR. Applicable mitigation measures as identified in the Final EIR have been incorporated into the ordinance Zoning Amendment Chapter Cannabis November 29, 2017 Staff Report Page 3 of 4

4 RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution recommending that the Board of Supervisors take the following action: 1. Certify the adequacy of the Environmental Impact Report; and 2. Adopt an ordinance deleting Chapter and replacing it with a new Chapter of the Calaveras County Code. ATTACHMENTS 1. Planning Commission Resolution Draft Ordinance 3. Planning Commission recommended list of Ordinance Provision from Sept. 29, Supervisor Tofanelli s list of requirements from Oct. 17, Table of Cannabis Cultivation Registration Information Zoning Amendment Chapter Cannabis November 29, 2017 Staff Report Page 4 of 4

5 Attachment 1 Resolution

6 COUNTY OF CALAVERAS, STATE OF CALIFORNIA PLANNING COMMISSION RESOLUTION NO A RESOLUTION RECOMMENDING THE BOARD OF SUPERVISORS ADOPT 1) AN ORDINANCE RESCINDING CHAPTER AND REPLACING WITH A NEW CHAPTER 17.95, CANNABIS CULTIVATION AND COMMERCE, AND 2) AN ENVIRONMENTAL IMPACT REPORT WHEREAS, on September 11, 2016, the State of California enacted the Medical Marijuana Regulation and Safety Act (MMRSA), instituting a comprehensive-statelevel licensure and regulatory scheme for cannabis cultivation and commerce; and WHEREAS, on May , the Calaveras County Board of Supervisors adopted, pursuant to the findings in Section of Ordinance No o3069, an interim urgency ordinance authorizing temporary registrations for existing cannabis cultivation sites in the County; and WHEREAS, in February 2017, the Calaveras County Board of Supervisors directed staff to prepare a permanent ordinance banning commercial cannabis cultivation and other commercial cannabis uses within the County and subsequently directed staff to prepare a programmatic environmental impact report (EIR) to ensure compliance with the California Environmental Quality Act (CEQA); and WHEREAS, staff prepared the draft permanent ordinance as directed by the Board of Supervisors, including the Findings in Section 2 of the draft ordinance; and WHEREAS, the County contracted with an environmental consultant and environmental law firm to, respectively, prepare and circulate the EIR and to draft findings in support of the EIR; and WHEREAS, on November 8, 2016, the voters of California adopted Proposition 64, The Control, Regulate and Tax Adult Use of Marijuana Act (AUMA), which both amended MMRSA s regulations for medical cannabis cultivation and commerce and introduced a new statewide legalization and regulatory scheme for recreational cannabis use, cultivation and commerce; and WHEREAS, on June 27, 2017, the Medical and Adult Use Cannabis Regulation and Safety Act (MAUCRSA) was enacted to implement AUMA and reconcile it with existing law; and WHEREAS, in September 2017, staff updated the draft permanent ordinance banning commercial cannabis cultivation to render it consistent with MAUCRSA; and WHEREAS, on September 29, 2017 the Planning Commission recommended two equally-weighted alternatives, to either ban commercial cannabis cultivation or to adopt strict requirements regulating commercial cannabis cultivation; and

7 WHEREAS, on October 17, 2017 the Board of Supervisors referred the ordinance back to the Planning Commission, directing staff to prepare an ordinance for the Commission s consideration with additional restrictions; and WHEREAS, the Planning Commission considered all of the information presented to it, including its Staff Report and public testimony presented in writing and at the meeting, BE IT THEREFORE RESOLVED that the Planning Commission recommends that the Board of Supervisors 1) certify the EIR for the Medical Cannabis Cultivation and Commerce Ordinance Project; and 2) approve Project , an amendment to Title 17, Zoning Ordinance, rescinding in full existing Chapter and replacing it with a new Chapter 17.95, Medical Cannabis Cultivation and Commerce, based on the following findings: 1. The Environmental Impact Report (EIR) satisfies all requirements of CEQA. Evidence: As an advisory body to the Board of Supervisors, the Planning Commission is not required to make the final findings for certification of the EIR, and it would not be efficient to draft them at this stage. The Board of Supervisors will make the final determination of what is contained in the ordinance after considering the Planning Commission s recommendation. The EIR findings will be based on decisions by the Board whether to adopt or modify the Commission s recommendation, to accept, reject or modify mitigation measures, and/or to consider alternatives contained in the EIR. 2. The proposed zoning ordinance is consistent with the County s General Plan. Evidence: There are no policies or implementation measures in the 1996 Calaveras County General Plan that specifically address cannabis cultivation or commerce issues. However, there are many goals, policies and measures intended to protect the environment, enhance residential areas and manage land for the good of the general public, and ensure there is adequate infrastructure to support existing communities and future development. By banning or regulating commercial cannabis cultivation and commercial uses pursuant to either version, the proposed ordinance will protect water, biological and cultural resources from disturbance by new cultivation sites, preserve residential neighborhoods from intrusion by commercial cannabis cultivation, and reduce impacts on water and road infrastructure. 3. Based on the findings prepared in Section 3 of the proposed ordinance, neither of the proposed ordinances would be detrimental to the public interest, health, safety, convenience, or general welfare of the County and are consistent with state law. Evidence: The proposed changes to Chapter strengthen regulatory standards for cannabis land uses by banning or more strictly regulating all commercial uses (other than medical cannabis dispensaries regulated under Chapter 17.91) and by providing for siting, operational, and security requirements for non-commercial cannabis cultivation as permitted under MAUCRSA. These siting, operational, and security requirements are intended to protect the public health, safety, and welfare. Resolution Medical Cannabis Cultivation and Commerce Ordinance Page 2 of 3

8 4. The proposed amendments are internally consistent with other applicable provisions of Title 17. Evidence: The ordinance amendments have been prepared by County Planning Department staff and County Counsel to ensure that internal consistency of the Zoning Ordinance and the provisions of state law are maintained. PASSED AND ADOPTED by the Planning Commission of the County of Calaveras, at a regular meeting of the Planning Commission held on September 29, 2017 on a motion by Commissioner and seconded by Commissioner. AYES: NOES: ABSTAIN: ABSENT: ATTEST: Chair, Planning Commission Peter N. Maurer, Planning Director Resolution Medical Cannabis Cultivation and Commerce Ordinance Page 3 of 3

9 Attachment 2 Draft Chapter 17.95

10 ORDINANCE NO. AN ORDINANCE OF THE BOARD OF SUPERVISORS OF CALAVERAS COUNTY RESCINDING IN FULL AND ADDING A NEW CHAPTER OF THE CALAVERAS COUNTY CODE RELATING TO CANNABIS CULTIVATION AND COMMERCE KEY TO POLICY SOURCES IN DRAFT DOCUMENT Black = Original Ban Ordinance After Vetting By Planning Commission Red = Alt. Regulatory Policies Proposed by Planning Commission Purple = Tofanelli Regulatory Policies In Addition to or Overriding PC s Brown = Staff Recommendations (Unaddressed Policy Decisions) -ooo- The Board of Supervisors of the County of Calaveras does hereby ordain as follows: SECTION 1: Pursuant to its authority granted by Article XI Section 7 of the California Constitution, Sections et. seq., and of the California Government Code and Sections (c) and of the California Health and Safety Code, Sections of the California Business & Professions Code, and The Control, Regulate and Tax Adult Use of Marijuana Act (Proposition 64, approved by voters November 8, 2016), Calaveras County Code Chapter 17.95, governing medical cannabis cultivation and commerce, is repealed in its entirety and the following new Chapter is adopted and substituted in its place to read as follows: Chapter REGULATION OF COMMERCIAL AND NON-COMMERCIAL CANNABIS CULTIVATION; ALL OTHER COMMERCIAL CANNABIS USES PROHIBITED (EXCEPT FOR MEDICAL CANNABIS RETAILERS PURSUANT TO CHAPTER 17.91) Purpose and Intent Definitions Relationship to Other Laws Nuisance Declared; New Cannabis Cultivation & Commercial Cannabis Activities Prohibited Exceptions Registration Requirements Operating Restrictions Remediation of Abandoned Cultivation Sites Term; Renewal Revocation of Cannabis Cultivation Registrations Enforcement; Fines; Liability to Pay Costs and Fines Indemnification 1

11 **************** Purpose and intent A. It is the purpose and intent of this chapter to prohibit, with limited exceptions, the commercial, medical, and recreational cultivation, manufacture, testing, distribution, transportation, and storage of cannabis in order to preserve the public peace, health, safety, and general welfare of the citizens of Calaveras County and the environment while retaining the ability of patients to have access to medical cannabis in the County to the extent deemed necessary under state law. B. It is also the purpose and intent of this Chapter to eliminate commercial cannabis cultivation in residential zones and to reduce its impact on parcels located in those zones but to also allow commercial cannabis cultivators who have timely applied for and who ultimately receive a cannabis cultivation registration under the May 10, 2016 version of this Chapter an opportunity to either apply for compatible zoning designations for their parcels or to relocate to available parcels with compatible zoning. C. Finally, it is the purpose and intent of this Chapter to reduce conditions that create public nuisances by enacting regulations including, without limitation, restrictions as to location, type, size, and operation of cannabis cultivation sites, and the use of adequate screening, security, and other protective measures to more effectively control the adverse impacts on County residents and the environment associated with cannabis cultivation and other commercial cannabis activities. D. Any ambiguity in this Chapter should be construed in whatever manner best effectuates this intent Definitions [ADD DEFINITIONS FOR BOLDED SECTIONS] Unless the context clearly indicates a different meaning, the definitions in this Section are intended to apply to this Chapter only. Any term which is not specifically defined for purposes of this Chapter shall have the definition, if any, provided by Title 17 of the Calaveras County Code or elsewhere within the County Code. A. Accessory use or Accessory has the same meaning as in County Code Section B. Activation or Activated means the validation of the cannabis registration by demonstrating compliance with all conditions of 2

12 approval to the satisfaction of the Planning Director and as provided in Section C. Applicant means D. Cannabis shall have the same meaning as it does in B&P Cannabis shall also include cannabis products as defined in B&P 26001, which includes both edible cannabis products as defined in B&P and topical cannabis, meaning a cannabis product that is applied to the skin. E. Cannabis distribution shall have the same meaning as distribution in B&P F. Cannabis manufacturing shall have the same meaning as manufacture in B&P G. Caregiver or primary caregiver shall have the same meaning as it does in H&S H. Child resistant shall have the same meaning as it does in B&P I. Commercial, as used in this Chapter, refers to the cultivation, manufacture, distribution, laboratory testing, transport, storage, possession, processing, labeling, dispensing, sale, or other activities involving cannabis that are or will be subject to state licensure under the Medical and Adult Use Cannabis Regulation and Safety Act (MAUCRSA) and its subsequent amendments. Commercial, for purposes of this Chapter, shall also refer to all collective and cooperative cannabis cultivation under Health & Safety Code , whether for nonmedical purposes or for medical purposes, other than 1) that cultivation allowed under (C) and 2) cultivation allowed by a medical cannabis dispensary operating in compliance with state law and Chapter of the Calaveras County Code. J. Costs of Enforcement or Enforcement Costs means all costs, direct or indirect, actual or incurred related to the performance of various administrative acts required pursuant to the enforcement of this Chapter, which include but are not limited to: administrative overhead, salaries and expenses incurred by County officers and enforcement officers, site inspections, investigations, evidence storage, notices, telephone contacts and correspondence, conducting hearings, as well as time expended by County staff in calculating the above expenses. The costs also include the cost of time and expenses associated with bringing the matter to hearing, the costs associated with any appeals from any decision rendered by any hearing body, hearing officer or court, the costs of judicially abating a violation, and all costs associated with removing, correcting or otherwise abating any violation, including administrative penalties of this Chapter. K. County means the County of Calaveras. L. Cultivation shall have the same meaning as it does in B&P M. Cultivation activity means 3

13 N. Cultivation area shall mean that portion of the cultivation site containing live cannabis plants. O. Cultivation site means the location where cannabis has been planted, grown, harvested, dried, cured, graded, or trimmed. P. Delivery shall have the same meaning as it does in B&P Q. Dispensing, dispensary, or medical cannabis dispensary refers to the premises from which a medical cannabis retailer, as defined in B&P 26070, conducts commercial activities related to the retail sales and delivery of cannabis, as well as the actions involved in conducting such activities. Medical cannabis dispensary also has the same meaning as it does in Chapter of the Calaveras County Code. R. Distribution shall have the same meaning as it does in B&P S. Dwelling, for purposes of this Chapter, means a building intended for human habitation that has been legally established, permitted, and certified as a singlefamily or multi-family dwelling. T. Enforcement Officer or Enforcement Official means a County Code Enforcement Officer, the County Agricultural Commissioner, the County Sheriff, or a department head who is authorized by County Code to enforce this Title or other Title of the Calaveras County Code, or the authorized deputies or designees of any of these officials, each of whom is independently authorized to enforce this Chapter. U. Entity means V. Indoor cultivation means W. Labeling shall have the same meaning as it does in B&P X. Manufacture or manufacturing, when referring to medical cannabis, has the same meaning as it does in B&P Y. Medical cannabis shall have the same meaning as medicinal cannabis as defined in B&P Z. Minor or minors means a person or people under twenty-one (21) years of age. Minor or minors does not include a person or people between eighteen (18) and twenty (20) years of age who use medical cannabis in compliance with the Compassionate Use Act (CUA), Medical Marijuana Program Act (MMPA), and MAUCRSA. AA. Mixed light cultivation means BB. Multi-family dwelling is a dwelling containing multiple private residences. CC. Non-commercial cannabis or Non-commercial, as used in this Chapter, refers to any cannabis that is not commercial. DD. Nonmedical, non-medical or Non-medical cannabis refers to all cannabis that is not medical cannabis. 4

14 EE. Nursery, when referring to medical cannabis, shall have the same meaning as it does in B&P FF. Outdoor cultivation means GG. Owner, or landowner when referring to the owner of the parcel, means the person(s) or entity identified as the owner on the recorded deed for the parcel. HH. Owner, when referring to the owner of an entity cultivating or seeking to cultivate commercial cannabis pursuant to this Chapter, means (B&P) II. Parcel means any parcel of real property that may be separately sold in compliance with the Subdivision Map Act (commencing with Section of the Government Code). JJ. Person means an individual. KK. Personal cultivation means LL. Plant has the same meaning as live plant in B&P MM. Possessing or possession, when referring to medical cannabis, has the same meaning as it does for purposes of the Health & Safety Code. NN. Premises means OO. Primary caregiver shall have the same meaning as it does in B&P PP. Private residence means a lawfully permitted house, apartment unit, mobile home, or other similar dwelling. QQ. Recreational cannabis means RR. Registrant means SS. Residence shall have the same meaning as Dwelling, as defined in (N). TT. Sensitive Natural Communities means those natural communities that are of limited distribution statewide, are vulnerable to environmental effects of land use changes, and have been assigned a State Rank S1, S2, or S3 by the California Department of Fish and Wildlife. In Calaveras County the sensitive natural communities are riparian woodland, Ione chaparral, and big tree forest. UU. Testing or laboratory testing, when referring to medical cannabis, has the same meaning as laboratory testing as defined in B&P VV. Total Canopy Area means WW. Transport, transporting, or transportation, refers to the transporting of cannabis and cannabis products between holders of state-issued licenses under MAUCRSA. XX. Utility-provided water source means 5

15 Relationship to other laws; termination of medical cannabis registrations and application pending certificates. A. It is intended that the provisions of this Chapter will supersede any other provisions of the Calaveras County Code found to be in conflict and shall apply regardless of whether the activities existed or occurred prior to the adoption of this Chapter. B. Any and all registration or application pending certificates issued by the County for medical cannabis cultivation sites under the prior version of this Chapter (the Urgency Ordinance adopted May 10, 2016), whether for personal, primary caregiver, or commercial cultivation, shall terminate and be rendered invalid ninety (90) days after the effective date of this permanent ordinance. The Planning Department will continue, after this deadline, to process its backlog of timely submitted applications under the prior version of this Chapter for those commercial cannabis cultivation applicants who seek to qualify for a commercial cultivation registration under one of the exceptions described in Section of this Chapter. C. All individuals or entities cultivating cannabis pursuant to a cannabis cultivation site registration or application pending certificate under the prior version of this Chapter (the Urgency Ordinance adopted May 10, 2016) shall come into full compliance with all provisions of this Chapter other than Section within ninety (90) days of its effective date and shall come into full compliance with the provisions of Section within twelve (12) months of its enactment. D. The Planning Department shall, within sixty (60) days of the effective date of this permanent ordinance, notify the State Bureau of Cannabis Control pursuant to Business & Professions Code Section that all County approvals of medical cannabis cultivation sites, whether pursuant to a registration or an application pending certificate, will be rescinded as a matter of law at the end of the ninetieth (90 th ) day after the effective date of this Chapter. With the exception of cannabis cultivators who have had their registrations revoked or invalidated after issuance, the Planning Department shall, in such notice to the State, explain that the rescission of these approvals is unrelated to the individual conduct of the growers. E. Notwithstanding any of the above, the provisions of this Chapter shall not apply to medical cannabis dispensaries, which are separately regulated under Chapter of the Calaveras County Code. 6

16 F. Nothing in this Chapter is intended nor shall it be construed to preclude a landlord from limiting or prohibiting cannabis cultivation, smoking, or other related activities by tenants within the limits of state and local law. G. No cannabis cultivation, including cannabis cultivation that occurred pursuant to the temporary authorization provided under the prior version of this Chapter, shall be deemed an agricultural operation for purposes of Title 14 of the Calaveras County Code or a legally existing agricultural land use for purposes of Title 17 of the Calaveras County Code Nuisance Declared; Cannabis Cultivation & Related Activities Prohibited A. Except as provided in Section , all cultivation of cannabis, whether indoor or outdoor, is hereby declared to be unlawful in all zones and a public nuisance that may be abated and subject to enforcement pursuant to Chapter 8.06 of the County Code. This provision shall apply to cannabis cultivation by a nursery but shall not apply to cannabis cultivation by a lawful, permitted medical cannabis dispensary operating in compliance with state law and Chapter of this Code. This Section shall not affect the right to use or possess cannabis as authorized by state law. B. All cannabis manufacturing, testing, distributing, and transporting, is hereby declared to be unlawful in all zones and a public nuisance that may be abated and subject to enforcement pursuant to Chapter 8.06 of the County Code. This provision shall not apply to prevent a lawful, permitted medical cannabis dispensary operating in compliance with state law and Chapter of this Code from engaging in any of the activities permitted under a state licensed medical cannabis retailer as defined by B&P and as further restricted by Chapter This provision shall also not apply to the lawful transportation of medical cannabis by a licensed medical cannabis distributor (holding a current, valid M-Type 11 license or similar temporary license pursuant to MAUCRSA) to or from a licensed medical cannabis dispensary in compliance with MAUCRSA and with Chapter of the County Code. 7

17 Exceptions A. Non-Commercial Cannabis Cultivation. The prohibition against cultivating cannabis shall not apply to the non-commercial cultivation of recreational cannabis by a person(s) aged twenty-one (21) or older who is issued a personal cannabis cultivation registration pursuant to this Chapter, or the non-commercial cultivation of medical cannabis by a person(s) aged eighteen (18) years or older, or by a primary caregiver who is issued a primary caregiver cannabis cultivation registration pursuant to this Chapter, provided that such cultivation complies with all applicable provisions of this Chapter. B. Outdoor and Mixed Light Commercial Medical Cannabis Cultivation Registered Under the May 10, 2016 Urgency Ordinance. For a period of five (5) years after the enactment of the current version of this Chapter, the prohibition against cultivating cannabis shall not apply to the commercial outdoor or mixed light cultivation of medical cannabis on a parcel zoned GF, A1, or AP, by up to fifty (50) persons or entities who have been lawfully cultivating cannabis pursuant to a cannabis cultivation registration or application pending certificate under the May 10, 2016 version of this ordinance, provided this person or entity: 1. Applies for and receives a cannabis cultivation registration. pursuant to the current version of this Chapter, and 2. Remains in compliance with all applicable provisions of the current version of this Chapter. 3. To the extent that the parcel for which the cannabis cultivation registration or application pending certificate was received under the May 10, 2016 version of this ordinance is compatible with the requirements of the current version of this Chapter, cultivation on the parcel must nonetheless cease within ninety (90) days of the enactment of this Chapter and may not commence anew until a new registration under the current version of this Chapter is applied for, issued, and activated for that parcel. 4. To the extent that the parcel for which the cannabis cultivation registration certificate was received under the May 10, 2016 version of this ordinance is incompatible with the requirements of the current version of this Chapter, an otherwise qualified person or entity may relocate to a conforming parcel provided that all of the following additional requirements are satisfied: 8

18 a. All cultivation activity on the parcel registered under the May 10, 2016 version of this Chapter shall cease within ninety (90) days of the effective date of the current version of this Chapter. b. As a condition precedent to the activation of a cannabis cultivation registration of the new parcel following relocation, the registrant shall remediate the prior registered cultivation site pursuant to Section and shall do so within twelve (12) months of the effective date of this Chapter. c. The registrant shall provide written notice to the Planning Department, on a form provided by that Department, of the intent to relocate and shall pay a placeholder fee, the amount of which shall be established by resolution of the Board of Supervisors. Providing a notice of intent and/or paying a placeholder fee pursuant to this subsection shall in no way guarantee the ultimate approval or activation of a registration for the proposed new cultivation site. d. Commercial cultivation at the new location shall not commence until a registration of that parcel is applied for, issued, and activated pursuant to this Chapter. 5. As an alternative to relocation under Subsection C.3 above, to the extent that the parcel for which the cannabis cultivation registration certificate was received under the May 10, 2016 version of this ordinance is incompatible with the zoning requirements of the current version of this Chapter, an otherwise qualified person or entity may apply under Chapter of the County Code to amend the zoning designation of that parcel to render it compatible, provided that all of the following additional requirements are satisfied: a All cultivation activity on the parcel registered under the prior version of this Chapter shall cease within ninety (90) days of the effective date of the current version of this Chapter. b. The registrant shall file a complete application for a zoning amendment with the Planning Department within ninety (90) days of the effective date of this Chapter. c. Commercial cultivation may only resume on the parcel if and when the zoning amendment becomes effective and a registration is applied for, issued, and activated pursuant to this Chapter. 9

19 C. Indoor Commercial Medical Cannabis Cultivation Registered Under the May 10, 2016 Urgency Ordinance. For a period of five (5) years after the enactment of the current version of this Chapter, the prohibition against cultivating cannabis shall not apply to the commercial indoor cultivation of medical cannabis on a parcel zoned M1, M2, or M4 by up to five (5) persons or entities who have received and maintains in good standing a cannabis cultivation registration or application pending certificate under the May 10, 2016 version of this ordinance, provided the person or entity: 1. Applies for and receives a cannabis cultivation registration pursuant to the current version of this Chapter, and 2. Remains in compliance with all applicable provisions of the current version of this Chapter. 3. To the extent that the parcel for which the cannabis cultivation registration or application pending certificate was received under the May 10, 2016 version of this ordinance is compatible with the requirements of the current version of this Chapter, cultivation on the parcel must nonetheless cease within ninety (90) days of the enactment of this Chapter and may not commence anew until a new registration under the current version of this Chapter is applied for, issued, and activated for that parcel. 4. To the extent that the parcel for which the cannabis cultivation registration certificate was received under the May 10, 2016 version of this ordinance is incompatible with the requirements of the current version of this Chapter, an otherwise qualified person or entity may relocate to a conforming parcel provided that all of the following additional requirements are satisfied: a. All cultivation activity on the parcel registered under the May 10, 2016 version of this Chapter shall cease within ninety (90) days of the effective date of the current version of this Chapter. b. The registrant shall provide written notice to the Planning Department, on a form provided by that Department, of the intent to relocate and shall pay a placeholder fee, the amount of which shall be established by resolution of the Board of Supervisors. Providing a notice of intent and payment of a placeholder fee pursuant to this subsection shall in no way guarantee the ultimate approval and/or successful registration of the proposed new cultivation site c. Commercial cultivation at the new location shall not commence until a registration of that parcel is applied for, issued, and activated pursuant to this Chapter. 10

20 D. All commercial cannabis registrations issued pursuant to this Chapter, are not transferable, do not run with the land, and shall expire as a matter of law five years after the current version of this Chapter is enacted Registration Requirements for All Commercial Cannabis Cultivation. A. All applicants for a registration pursuant to this Chapter, whether for personal, primary caregiver, or commercial cultivation, shall provide the Planning Department with 1. A complete application, the mandatory form and content of which shall be developed by the Planning Department and posted on its website. 2. If the applicant is not the owner of the parcel to be registered, a letter developed by the Planning Department and signed, dated and notarized by the owner(s) of the parcel, authorizing the applicant to cultivate medical cannabis on the parcel and to make any associated material alterations to the property. The letter shall include the name, address, and phone number of the land owner. 3. A written description of where the cultivation area will be sited and how it will be secured against access by trespassers and children, including description of all fencing, screening, gating, locks, lighting, cameras, and alarms. 4. The indemnification agreement required under , which shall be provided by the Planning Department. 5. Any other information required to complete the application form required under Subsection (A). B. Commercial cultivation applicants shall additionally provide the Planning Department with: 1. A plot plan, drawn to scale, depicting property boundaries, cultivation area, structures, access drives and other pertinent information 2. Written consent to reasonable compliance inspections on a form developed by the Planning Department. 3. A description of the legal, County-approved water source that will be used for irrigation of the medical cannabis. 4. If the application is for outdoor or mixed light cultivation, a copy of the Notice of Applicability enrolling the cultivator for coverage under General Order No. R , consistent with the area proposed to be registered. 5. A copy of a current, valid, verifiable government-issued photographic identification such as a driver s license or state-issued identification card. 6. A complete copy of the State-issued commercial cultivation license issued pursuant to MAUCRSA, whether temporary or permanent. 11

21 7. The biological site assessment prepared for Central Valley Regional Water Quality Control Board compliance. The County shall review said assessments to ensure that the construction and operation associated with the cannabis cultivation would not remove or otherwise affect sensitive natural communities that may occur within the County. The cultivation area shall be located on an area of the site that will not result in the removal of or otherwise affect sensitive natural communities. If no such area is available on the site the application shall be denied. C. All individuals applying for a commercial medical cannabis registration under this Chapter (including but not limited to all individual owners of an entity applicant), and all additional individuals who will be participating in any cultivation activity on-site, shall submit fingerprints and be subject to criminal background checks as follows: 1. The criminal background checks shall be conducted by the Calaveras County Sheriff pursuant to California Penal Code Sections 11105(b)(11) and 13300(b)(11), which authorize county authorities to access state and local summary criminal history information for employment, licensing or certification purposes and authorize access to federal level criminal history information by transmitting fingerprint images and related information to the Department of Justice to be transmitted to the Federal Bureau of Investigation. If the applicant is an entity, each owner as defined in B&P shall submit fingerprints and be subject to the background check required by this Chapter. 2. The Sheriff shall consider the results of the background check, utilizing the factors described in B&P and other relevant factors, and shall summarize his findings in a written report to the Planning Department, which shall include a determination as to whether or not the subject of the background check has a history of criminal convictions that is incompatible with the responsibilities required to participate in a commercial cannabis cultivation operation under this Chapter. The Sheriff shall take into account the type and number of convictions as well as the length of time that has passed since the conviction(s) occurred. In the event of an incompatible finding, the Sheriff shall provide the criminal history information that resulted in this finding to the subject of the background check and to the Planning Director in a manner that complies with criminal history disclosure laws. 3. The Planning Director shall, employing a deferential standard, review the Sheriff s criminal history report prior determining whether to deny a 12

22 registration under this Chapter or whether to condition a registration on certain individuals not participating in on-site cultivation activities. 4. If an appeal is filed that relates in whole or in part to the exclusion of an applicant, registrant, or on-site cultivation participant due to criminal history, the Sheriff shall be notified and invited to participate in the appeal proceedings. D. Applicants for a registration under this Chapter shall pay, at the time of submitting an application, and annually thereafter, an application and processing fee established by resolution of the Board of Supervisors. E. Where a proposed commercial cultivation registration is abutting a parcel of land that is zoned for residential use as identified in Article 3 of Title 17 of the Calaveras County Code or Residential Agricultural zones, or if it is abutting a parcel of land of any zoning designation containing a pre-existing lawful, permitted dwelling, approval of a commercial cultivation registration shall be subject to an enhanced, discretionary, administrative review process developed by the Planning Department, through which: 1. Advance notification of the application for registration shall be provided to the owners of parcels located within 500 feet of the parcel sought to be registered, 2. A reasonable opportunity for these neighboring property owners to comment shall be provided, 3. Project review as required by the California Environmental Quality Act for shall be conducted, and 4. The planning director may impose requirements and conditions with respect to location, siting, construction, maintenance, operation, duration and overall development as deemed reasonable and necessary for the protection of the public health, safety and general welfare. F. No commercial outdoor or mixed light cultivation registration will issue under this Chapter unless the applicant, within one year of the enaction of the current version of this ordinance, submits to the following soil and water sample testing protocol developed by the Environmental Management Agency (EMA): 1. Soil and water samples shall be taken from the parcel, both from within and without the cultivation area, and tested by an independent testing facility approved by the EMA to determine whether or not the parcel and/or cultivation area is adequately free of contamination to support further cannabis cultivation in accordance with this Chapter. 13

23 2. To assist the EMA in making this determination, the independent testing facility shall determine whether levels of toxic substances from the samples taken from within the cultivation area significantly exceed levels of these substances taken from outside the cultivation area. This information shall be used to create a baseline report of existing soil and water contaminants, which shall be maintained by the EMA. All costs of soil and water testing both before and after a registration or permit is issued shall be borne solely by the applicant and the registrant or permittee. 3. The EMA Director shall consider the results of the independent testing facility and other relevant factors, and shall summarize his findings in a written report to the Planning Department, which shall include a determination as to whether or not the subject parcel is adequately free of contamination to support further cannabis cultivation under this Chapter and, if not, what remediation activities are recommended to decontaminate the site. The EMA Director shall, in developing his report, address the extent to which any contaminants found on the parcel may be naturally occurring soil or water components as opposed to byproducts of cannabis cultivation. 3. The Planning Director shall, employing a deferential standard, review the EMA director s report prior to determining whether to deny a registration under this Chapter. 4. If an appeal is filed that relates in whole or in part to the exclusion of a parcel due to soil or water testing results pursuant to this Section, the EMA Director shall be notified and invited to participate in the appeal proceedings. G. No more than fifty (50) outdoor or mixed light commercial cannabis registrations, and no more than five (5) indoor commercial cannabis registrations, shall be activated within the County at any one time. The Planning Department shall develop, publish on its website, and implement a procedure for determining which applicants shall be issued registrations if the combined number of applications for outdoor and mixed light cultivation exceeds fifty (50) or if the number of applications for indoor cultivation exceeds five (5) Operating Restrictions A. Non-Commercial Cultivation. The following requirements apply to noncommercial cultivation: 14

24 1. With the exception of primary caregiver cultivation in compliance with this Chapter, no more than six (6) live cannabis plants per private residence may be cultivated indoors at any one time regardless of: a. Whether the cannabis is medical or recreational; b. Whether the cannabis is grown inside the private residence or in an accessory structure thereto; c. The size or maturity of the plant(s); or d. The number of recreational or medical cannabis users residing together in the private residence. 2. A private residence, for purposes of this Chapter, must be a dwelling as defined in this Chapter; or an individual unit of a multi-family dwelling; or a temporary dwelling as provided in Chapter of the County Code for disaster victims. 3. If a person cultivating cannabis does not own the parcel on which the private residence is located, express written permission from the owner(s) consenting to cannabis cultivation and any associated material alterations to the property must be obtained prior to commencing cultivation, shall be maintained at the private residence, and shall be provided to the County upon request of any Enforcement Officer. 4. There shall be at least one dwelling as defined in Section of this Chapter (or a temporary dwelling as provided in Chapter of the County Code for disaster victims) on any parcel on which cannabis is cultivated pursuant to this Section, and each cultivator must maintain his/her primary residence on this parcel. 5. Cannabis cultivation shall only occur within a single designated area of a dwelling or within a single accessory structure thereto with solid walls and a ceiling, roof or top and which complies with all local ordinances, codes, regulations, and permitting requirements for the accessory structure s type, size, and intended use. The cultivation shall be subordinate, incidental, and accessory to the residential use. 6. The cultivation site must be in full compliance with all other applicable requirements of the County Code, including but not limited to the building, safety, and technical codes and requirements relevant to obtaining necessary building, plumbing, electrical, mechanical, or other permits, inspection of the residence, and the issuance of a certificate of occupancy. 7. No cultivation is permitted within the common areas of a multi-family dwelling, residential development, mobile home park, or other similar residential arrangements. 8. Whenever the cultivation site contains cannabis, the cultivation site shall be enclosed and securely locked, using a child resistant lock, in a manner 15