Exhibit A for Ordinance 6064

Article 60 - Renewable Energy Combining Zone

26.60.005 Purpose

To identify, designate and protect areas suitable for the development of large scale renewable energy facilities based on the availability of renewable resources, the location of existing or proposed infrastructure, and the potential for renewable energy facilities to be appropriately sited and to effectively mitigate potential significant impacts.

26.60.010 Applicability

The RE combining zone may be applied only within the following base zones:

LEA (Land Extensive Agriculture)
DA - (Diverse Agriculture)
RRD - (Resources and Rural Development) TP (Timber Production)
C3- (General Commercial) M2 (Heavy Industrial)
PF- (Public Facilities)

The uses allowed and standards required in the RE combining zone shall be in addition to those of the base zone.

26.60.020 Criteria for designation

The RE combining zone may be applied only to property meeting all of the following designation criteria:

1. The RE combining zone may not be combined with the Land Intensive Agriculture Zone (LIA).
2. The RE combining zone may not be combined with any residential zone including R1, R2, R3, RR, AR or PC, nor may it be applied within 300 feet of these zones.
3. The RE combining zone shall not be placed on any property under Williamson Act contract or within an open space or conservation easement unless renewable energy power generation facilities are specifically allowed under the Agricultural Preserve or Open Space District Rules, contract and/or easement.
4. The RE combining zone shall not be placed within the approach zone (outer or inner safety zones) or the inner turning zones for any public use airport.
5. The RE combining zone shall exclude areas within the General Plan, Area Plan or Specific Plan designated as Biotic, Historic or Scenic Resources including the Biotic Resource (BR) , Scenic Resources (SR), or Historic District (HD) combining zones, unless a protective easement is provided to ensure protection of the resources. The RE Combining Zone shall also exclude areas mapped as state designated Important Farmland unless a protective easement is placed over these farmlands.
6. An RE combining zone shall not be applied within 300 feet of an urban service area for a city or unincorporated community, except that RE combining zone may be applied to public facility, industrial, and commercially zoned properties regardless of location within or outside of urban service areas.

26.60.030 Permitted uses

All uses allowed as permitted uses by the underlying primary zone with which the RE combining zone is combined shall be permitted in the RE combining zone in compliance with the provisions and standards of the primary zone.

In addition to the uses allowed by the underlying primary zone, the following renewable energy facilities shall be allowed as a permitted use, subject to a zoning permit and the site planning and development standards of Section 26.88.200.

1. Exploratory wells for either low temperature or steam geothermal development.
2. Wind anemometers.
3. Accessory bioenergy and related cogeneration facilities using off-site feedstocks for on-site energy demands, subject to the standards of Section 26.88.202;
4. Commercial low temperature geothermal facilities for heat and power, subject to the standards of Section 26.88.204
5. Commercial solar photovoltaic facilities, subject to the standards of Section 26.88.206;
6. Accessory wind electric generation facilities on parcels over 5 acres with towers not exceeding 100 feet, subject to the standards in Section 26-88-208.
7. Cogeneration and similar technologies resulting in a net reduction in carbon output.

26.60.040 Uses permitted with a use permit

In addition to the uses permitted with a use permit by the underlying base zone, the following renewable energy facilities may be permitted subject to granting of a use permit and compliance with the site planning and development standards of Section 26.88.200, unless otherwise exempted by state or federal law.

1. Commercial bioenergy production facilities and related cogeneration facilities, subject to the standards in Section 26.88.202;
2. Steam geothermal or solar thermal electric power facilities less than 50 MW, subject to the standards in Section 26.88.204;
3. Commercial wind electric generation facilities, subject to the standards in Section 26.88.208;
4. Transmission lines, pipelines, substations and similar facilities associated with a renewable energy facility;
5. Other hybrid or emerging renewable energy technologies which in the opinion of the director are of a similar and compatible nature to those uses described in this section.