Title
Planning and Building Department recommending the Board:
1) Receive and file an informational presentation on agricultural lodging and other agritourism activities;
2) Direct Long Range Planning Unit to pursue amendments to the Zoning Ordinance regarding temporary agricultural lodging activities as a supplementary use on land zoned Agricultural Grazing, Planned Agriculture, and Limited Agriculture; and
3) Direct the Planning and Building Department to work with the Department of Agriculture to form and staff a program to support the proposed Zoning Ordinance amendments.
FUNDING: General Fund - 100%.
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DISCUSSION / BACKGROUND
On September 24, 2024 (Legistar File 24-1534), the El Dorado County (County) Agricultural Commissioner and the Planning and Building Department (Department) Director were directed to work with the agricultural community on an agricultural lodging model.
On July 25, 2025, the Agricultural Commissioner and Planning and Building Director met with the agricultural representatives to discuss agricultural lodging and other agritourism activities further and received input.
On August 26, 2025 (Legistar File 25-1433), the Chief Administrative Office, in coordination with the Budget Ad Hoc Committee, provided the Board of Supervisors (Board) information regarding revenue generating options. Agricultural lodging was one (1) of the potential options. The Budget Ad Hoc Committee concluded that an increase in lodging options for agricultural zoned properties could potentially result in an increase of Discretionary Transient Occupancy Tax (DTOT) revenues.
On April 16, 2026 (Legistar File 26-0692), the Department presented an update on agricultural lodging efforts to the Strategic Economic Enhancement Development Committee (SEED) to solicit feedback in advance of returning to the Board with an informational item.
On April 28, 2026 (Legistar File 26-0731), the Department presented a set of options to the Board for initiating amendments to the Zoning Ordinance that would allow for supplemental income opportunities on agricultural land. Three (3) options were presented: 1) a Zoning Ordinance amendment within existing framework of County Lodging Facilities (Section 130.40.170) to expand agricultural lodging use for supplemental uses; 2) a comprehensive Zoning Ordinance section addition which incorporates related Zoning Ordinance sections; and/or 3) the creation of an additional Zoning Ordinance section to address special events. Following this discussion, the Board directed staff to examine potential impacts and community interest in temporary lodging activities on agricultural land and to return to the Board within 120 days with a summary of outreach efforts and data, as well as a financial analysis that includes maps of potentially impacted parcels and/or zones, projected implementation and maintenance costs, and anticipated revenue/impacts.
As a follow-up to prior direction and for the Board’s consideration of this item, below is a summary of the additional information and data requested. Based on this information, staff is also recommending the Board direct the Long Range Planning Unit to pursue amendments to the Zoning Ordinance regarding temporary agricultural lodging activities as a supplementary use on land zoned Agricultural Grazing, Planned Agriculture, and Limited Agriculture; and direct the Department of Agriculture to work with the Department to form and staff a program to support the proposed Zoning Ordinance amendments.
Current Allowances
The County’s Zoning Ordinance currently permits agricultural lodging and low-impact camping as part of its “Ranch Marketing” agritourism category (Title 130, Section 130.40.260). Under this classification, farms and ranches can host on-site agricultural lodging or campgrounds, provided they comply with specific operational standards and obtain required permits. While the Zoning Ordinance does not yet expressly reference California’s new Low-Impact Camping Areas Act (AB 518), the existing framework, pursuant to Zoning Ordinance Section 130.40.100, allows traditional campgrounds, RV parks, and other lodging activities on all agricultural and rural lands through an issued Conditional Use Permit. If the Board were to direct staff to account for the allowed uses in accordance with AB 518, and based on information gathered to date, it would require only minor updates to the County’s Zoning Ordinance as well as an addendum to the previously certified Environmental Impact Report.
Outreach Efforts
Since the April 2026 Board presentation, staff completed initial outreach to both the agricultural community and general public. First, staff met with the Agricultural Commissioner to discuss various outreach opportunities within the agricultural community. Staff, in coordination with the Department of Agriculture and Agricultural Commissioner, then developed an online public survey.
On June 10, 2026, staff released a seven-question online survey to the public, designed to better understand the level of interest and the community’s opinion on providing additional supplemental use opportunities on agricultural land. The survey was open for one (1) month, and staff received a total of 677 responses and 268 comments, making it a successful survey for the County.
Through the survey, staff received a blend of perspectives, with the majority having an interest in the County pursuing additional temporary lodging activities on agricultural land. The survey results indicated that the most desired agritourism activity was low-impact camping. However, the results also indicated that the community members are concerned about wildfire risk, traffic, parking, road safety, and excessive hosting of special events.
The attached survey report provides detailed information on questions asked and results received (Attachment A). The survey results and attached report are just one part of our broader community engagement effort. The survey results are not meant to be the sole source of information, and staff have not based any decisions exclusively on the survey findings in the materials provided. The survey’s sample size was also likely too small to yield statistically significant results. Therefore, the findings may not accurately reflect the views of County residents as a whole and are more likely influenced by the specific respondents and random variability rather than true community-wide trends.
On July 8, 2026, staff provided a summary of the initial survey results to the Agricultural Commission and received feedback on the potential effort. The Agricultural Commission provided feedback on any potential future efforts, such as accounting for current seasonal employee housing on agricultural properties and a desire for agricultural stakeholder meetings/discussion of any potential programs.
Following Board direction, staff plan to further engage with the community to obtain additional input, which may include conducting several community workshops or open houses, and engaging with a key group of stakeholders as recommended by the Agricultural Commission. This will allow staff to better understand what is specifically desired prior to drafting Zoning Ordinance amendments and developing a new program.
Estimated Economic Benefits
Using conservative assumptions, staff estimate that establishing a program dedicated to the administration and support of allowed agricultural lodging and agritourism activities would generate positive economic benefits for participating agricultural property owners and for the County through increased annual DTOT revenue.
These projections assume participation from at least 40 agricultural properties, each offering up to three (3) rental units. With units rented at $200 per night for a minimum of 52 nights per year (approximately 26 weekends), each property could generate an annual estimate rental income of $31,200. Across 40 participating properties, this would equate to $1,248,000 in total annual rental income. Based on this level of activity, the County would receive an estimated $124,800 in additional annual DTOT revenue.
Projected Annual Program Costs
Initial estimates indicate that a new program could largely cover its operational costs, including staff time for program development, implementation, and permit review and processing. Total initial annual program costs are estimated at approximately $26,000, with about $6,000 of that amount offset by permit fee revenue.
If future demand requires additional staff, the County may need to consider hiring a Code Enforcement Officer. This would increase the annual cost of the program by $138,800 (including salary and benefits), with additional needs for the Officer in the first year of a vehicle and equipment totaling $43,820 and approximately $2,970 each year after. However, current projections assume existing staff can successfully manage enforcement and oversight during the first several years. Should the need for additional staffing arise, the County will reevaluate the program at that time.
Projected Planning Costs
The assumed planning costs depend on the level of work and effort required, whether the work can be completed in-house, and whether there is a need to prepare a higher-level environmental document beyond an addendum to an existing Environmental Impact Report. If the Board agrees with staff’s recommendation, then drafting the Zoning Ordinance amendments and addendum will cost approximately $15,000-$25,000. Staff estimate that the planning costs would be minimal, and most of the time and money would be spent on developing, implementing, and staffing the program.
Geographic Information System (GIS) Analysis
The GIS analysis is evaluated in four (4) potential options and identifies the applicable parcels for each. Options A and C focus on only agricultural lands, with Option A including properties 20 acres or larger and Option C including those 10 acres or larger. Options B and D are broader and expand participating zones to Rural Lands. Option B covers agricultural and rural parcels with 20 acres or larger, while Option D includes parcels 10 acres or larger.
Option A limits participation to agricultural parcels 20 acres or larger, resulting in 966 eligible (beneficiary) parcels and 7,918 non-beneficiary parcels. Option B expands eligibility to agricultural parcels and Rural Lands parcels 20 acres or larger, increasing beneficiary parcels to 2,815 and non-beneficiary parcels to 9,687. Option C lowers the acreage threshold to 10 acres for agricultural parcels only, producing 1,597 beneficiary parcels and 9,751 non-beneficiary parcels. Option D is the broadest, including agricultural and Rural Lands parcels to 10 acres or larger, with 7,003 beneficiary parcels and 12,010 non-beneficiary parcels. Each option also includes a subset of parcels under agricultural preserve contracts.
ALTERNATIVES
The Board may choose not to continue with the staff recommendation to amend the Zoning Ordinance and create a program to implement the amendments. If the Board should choose not to approve these efforts, no work would proceed and the existing Zoning Ordinance language would remain in place. The Board may also choose to direct staff to further evaluate options and feasibility and return to the Board at a later date for consideration.
Additionally, the Board may also decide to proceed with a more extensive planning effort, triggering a higher level of environmental review, which would cost the County approximately $200,000 to $250,000 for the environmental document alone. If the Board decided to pursue this option, staff would need to determine and discuss with the Board how to fund the planning work involved.
PRIOR BOARD ACTION
See Discussion / Background above.
OTHER DEPARTMENT / AGENCY INVOLVEMENT
Department of Agriculture, Chief Administrative Office, County Counsel
CAO RECOMMENDATION / COMMENTS
Approve as recommended.
FINANCIAL IMPACT
There is no change to Net County Cost associated with receiving and filing this item. Future costs associated with the level of Zoning Ordinance amendments and program development and implementation are dependent upon the Board’s direction.
CLERK OF THE BOARD FOLLOW UP ACTIONS
N/A
STRATEGIC PLAN COMPONENT
N/A
CONTACT
Karen L. Garner, Director
Planning and Building Department