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impacts, staff's position is that a 120 foot setback/buffer is excessive but that existing regulations may be insufficient. By providing developers with an option of providing more separation and less buffering or more buffering with less separation, existing regulations-give—developers flexibility, impose reasonable -costs, and provide at least minimum protection for residents adjacent to active agricultural operations; however, current regulations do not mandate a physical barrier, the most effective mechanism to address agricultural/residential conflicts. For that reason, modifying existing regulations to require a 25 foot setback with a Type B buffer and six foot opaque feature for new residential projects locating next to active agricultural operations would better meet all the county's objectives. PSAC & Agriculture Advisory Committee Recommendations: At its joint meeting of April 3rd, members of the PSAC and the Agriculture Advisory Committee (AAC) agreed that a buffer with trees is the most effective buffer between agricultural and residential uses. However, the committees differed on their opinion of the type of buffer that should be required— at. --the time of planting, during completion of subdivision improvements (see attachment #6). PSAC Recommendation: Require a Type "B" buffer (25' wide) with 6' opaque feature; landscaping material to be native. Agriculture Committee Recommendation: Modified (25' wide) Type "A" buffer with 6' opaque feature; landscaping material to be native. Planning and Zoning Commission Recommendation: At its April 24, 1997 meeting the Planning and Zoning Commission considered various buffer and nuisance disclaimer options (see attachment #7). Ultimately, the Planning and Zoning Commission followed staff's recommendation, unanimously voting to recommend that the Board adopt a requirement for a 25' Type "B" buffer with 6' opaque feature. Please see attached buffer type graphics which show that the Type "A" buffer is the most intense buffer type, reserved for separating the most incompatible uses where conflicts are continual rather than intermittent (e.g. industrial adjacent to single family). In staff's opinion, the Type "A" buffer is not warranted for separating agricultural and residential uses and that the Type "B" buffer is Sufficient, since such a buffer has seemed to work over the years where new projects abut active groves. Although nuisance disclaimers could possibly help an agricultural owner refute future claims from adjacent residences, it could also arouse unwarranted concerns. Therefore, staff is not recommending a nuisance disclaimer requirement. Staff recommends that the Board of County Commissioners adopt the proposed ordinance that requires a 25' Type "B" buffer with 6' opaque feature between new residential projects within the Urban Service Area and adjacent, active agricultural operations. MAY 20, 1997 25 6t70K �� PAGAOU Type A Buffer Type B Buffer 6' Opaque Feature Extra Setback Nuisance Disclaimer (min. 25' wide) (min. 25' wide) "Pending — _ _ Yes; 120' setback Ordinance" in all cases _ Existing LDRS _ Yes Yes Yes; 50' setback in lieu of buffer _ Staff _ Yes Yes Recommendation _ PSAC _ Yes Yes Yes Recommendation _ AAC Yes _ Yes Yes Recommendation _ PZC Yes_ Yes Recommendation _ MAY 20, 1997 25 6t70K �� PAGAOU