ZF #2023-043: Consider a request for a Cannabis Use Permit to allow issuance of cannabis cultivation licenses for up to two acres of canopy each for collocation of White Wolf Farms Inc., Miranda Gardens, and Till Land LLC, for a total of six acres of cannabis canopy, and determine the project falls within the scope of the previously certified Yolo County Cannabis Land Use Ordinance Environmental Impact Report and no further review is required under the California Environmental Quality Act (CEQA). The project is located on a 78-acre agriculturally zoned parcel at 29371 County Road 12A, approximately four miles west of the unincorporated community of Zamora (APN: 054-100-017). (Applicant: David J. Ostrach/Owner: Paul Long) (Planner: Aaron Brown)

The proposed Cannabis Use Permit, if approved, will contain an extensive set of conditions that will regulate the use of the property to conduct cannabis cultivation activities. The project includes a request to expand the existing cannabis canopy for White Wolf Farms Inc. (White Wolf Farms) and Miranda Gardens, from one acre to two acres, and allow two acres of new cannabis canopy for Till Land LLC (Till Land), for a total of six acres of cannabis canopy onsite. The allowance of up to two acres of cannabis canopy for White Wolf Farms, Miranda Gardens, and Till Land (for a total of six acres) will provide continued business opportunity for the operators to compete in the regulated cannabis industry. The project, as conditioned, is in compliance with the Countywide General Plan, Cannabis Land Use Ordinance, and Yolo County Code.
 

The project site is a ±78-acre agriculturally zoned parcel located off County Road 12A, approximately four miles west of Zamora, and approximately 5.5 miles south of Dunnigan. White Wolf Farms, Miranda Gardens, and Till Land are or will be collocated, meaning they are separately licensed cannabis business operations that operate on the same property and share infrastructure, security, and other operational components. Both White Wolf Farms and Miranda Gardens first received a license to cultivate cannabis in 2017 and have cultivated continuously on the property under state and county licenses. Till Land cultivated cannabis in the Capay Valley (APN 060-200-031) under county and state licenses from 2018 to 2023 but let its state license expire and has been non-operational since March 2023. Due to several factors, including the inability to meet CLUO buffer requirements in the Capay Valley, Till Land proposes to relocate to the project parcel, pending approval of the Cannabis Use Permit. White Wolf Farms and Miranda Gardens currently cultivate one acre of canopy each at the site. Till Land had previously held a license that allowed up to one acre of outdoor cultivation at its previous site in the Capay Valley. 

The portion of the project site used for cannabis is generally flat land with some gently sloped annual grassland/grazing land. The property is bisected into north and south sections by County Road 12A. The property has historically been used for cattle grazing prior to cannabis uses. Pending the proposed expansion, approximately 59.2 acres of the property will remain for non-cannabis related uses. Cannabis related uses are located in three locations on the project site, with White Wolf Farms and Miranda Gardens being located on the south side of County Road 12A, and Till Land’s proposed operation spanning the north and south sides of County Road 12A.  Access to the property is from County Road 12A via an existing dirt/gravel access road. The property is served by an existing onsite irrigation well. Cannabis waste would be composted onsite and/or disposed of in compliance with county and state regulations. As required by the CLUO, the applicant has prepared a security plan for the project site. The operation will maintain adequate utilities, access roads, drainage, and sanitation infrastructure in line with county and state regulations, standards, and specifications. All exterior lighting is required to be full cut-off, shielded, and downward facing to prevent spill over onto other properties, structures, or the night sky.

White Wolf Farms’ current cultivation has a canopy flowering area of 38,000 sf comprised of 14 hoop houses (approximately 3,000 sf each), two hoop houses for vegetative plant production (approximately 3,000 sf each), a secured Connex box for storage/nutrient and pesticide storage (shared between all three proposed operations), and seven climate-controlled tractor trailer beds (shared between White Wolf Farms and Miranda Gardens) used for drying and curing. The applicant proposes expanding the cannabis canopy from one acre to two acres of canopy, located within 14 new 3,000 sf hoop houses. Pending use permit approval, White Wolf Farms plans to contract with an off-site licensed processor for drying, curing, trimming and packaging and will remove the tractor trailer beds that are currently used for drying and curing.

Miranda Gardens’ current cultivation has a canopy flowering area of 36,000 sf comprised of 14 hoop houses (approximately 3,000 sf each), one hoop house for vegetative plant production (approximately 3,000 sf), and seven climate-controlled tractor trailer beds (shared between White Wolf Farms and Miranda Gardens) for drying and curing. The applicant proposes expanding the cannabis canopy from one acre to two acres of canopy, located within 14 new hoop houses (approximately 3,000 sf each). Pending use permit approval, Miranda Gardens plans to contract with an off-site licensed processor for drying, curing, trimming and packaging and will remove the tractor trailer beds that are currently used for drying and curing.

Till Land does not currently cultivate on the subject property. Till Land proposes to locate cultivation activities on a portion of the property north of County Road 12A, and on a portion of the property directly south of County Road 12A, adjacent to the Miranda Gardens operation. Till Land proposes to cultivate a total of two acres of canopy (72,000 sf flowering area) consisting of approximately 24 hoop houses (approximately 3,000 sf each), and four hoop houses (approximately 3,000 sf each) for vegetative plant production (immature plant area/nursery). The operations will use either solar-powered pumps or a mechanical siphon system powered by electrical power for the nutrient delivery system, a tractor for vegetation maintenance (mowing/discing) and a utility vehicle for transport between licensed premises on the Project parcel. A water line from the existing irrigation system is proposed to be extended under County Road 12A to the proposed portion of the Till Land operation on the north side of County Road 12A.

White Wolf Farms employs three full-time employees, Miranda Gardens employs four full-time employees, and Till Land plans to employ three full-time employees. At harvest, the three operations will employ a combined eight contracted laborers for every harvest cycle for approximately two weeks. Deliveries for all three operations include one trip per year for nutrient delivery, three trips per year for nursery delivery, and one trip per month for waste disposal. Each farm will generate approximately ten trips per year for harvest of product.
 

In addition to the existing cannabis-related uses and structures, the property contains non-cannabis uses including a residential dwelling, an existing shop, and an existing garage clustered at the very north of the parcel, on the west side of Oat Creek. Each operation harvests twice per year, with the first harvest occurring around June 1st. Subsequently, hoop houses are replanted by June 15th for the second harvest that occurs in October. Processing for all three licenses will be contracted out to a third party that will cut, dry, and transport the cannabis offsite. Processing onsite (inside refrigerated truck trailers) is conditioned to cease within a year of project approval.  All three licenses will produce cannabis flower that will be dried, processed and sold in the California legal cannabis marketplace via licensed distributors and retail facilities. Byproduct from processing material ("trim") will also be sold via licensed distributors to licensed manufacturing facilities.

Cannabis waste will be stored in an existing secured onsite waste area in compliance with county and state regulations.  As required by the CLUO, the applicant has prepared a security plan for the project site. The operation will maintain adequate utilities, access roads, drainage, and sanitation infrastructure in line with county and state regulations, standards, and specifications.

ANALYSIS
The proposed project has been reviewed for consistency with the Countywide General Plan and the County Zoning Regulations, including the Cannabis Land Use Ordinance (CLUO). The proposal is also consistent with the CLUO Environmental Impact Report, and no further environmental review is required under the California Environmental Quality Act. As explained below, the project, as conditioned, is consistent with all applicable plans, policies, and regulations.

General Plan and Zoning Consistency
The project, as conditioned, is consistent with the Countywide General Plan. The requested use is proposed on property designated as Agriculture (AG) in the Countywide General Plan. Cannabis cultivation uses, which include activities involving the planting, growing, harvesting, drying, curing, grading, storing, and trimming of cannabis grown onsite, are called out as agricultural activities under the AG land use designation (Policy LU-1.1, and Table LU-4). Further, Policy AG-3.22 reads:
 

The project furthers policies in the Countywide General Plan that seek to promote a healthy and competitive farm economy to expand the county’s agricultural base, Policy AG-3.12 that promotes marketplace-initiated conversion from lower to higher value-added crops and agricultural commodities. The project, when considered as a component of the county’s cannabis industry as a whole, furthers Policy AG-5.1 which promotes markets for locally and regionally grown and/or prepared food and other products and services. 

The subject property is zoned Agricultural Extensive (A-X). Pursuant to Article 3, of Chapter 2, of Title 8 of the Yolo County Code, cannabis cultivation uses are allowed in the A-X zone upon issuance of a Cannabis Use Permit. The project meets the development requirements and setbacks prescribed for the A-X zone.

CLUO Consistency
As part of the application review process, staff conducted a thorough review of the project against the applicable provisions of the CLUO. The project, as conditioned, is determined to be in compliance with the CLUO. The applicable provisions of the CLUO are included as conditions of approval. The operator is required to submit an annual report on July 1 of each year starting the first July in the year after permit issuance documenting compliance with the Cannabis Use Permit requirements.

Project Design and Operation
As described above, the White Wolf Farms, Miranda Gardens, and Till Land's operations are proposing to cultivate two acres of cannabis canopy each (for a total of six acres of canopy). The project site is served by PG&E and the project is conditioned to achieve Valley Clean Energy ultra-green or equivalent standard (100 percent renewable and 100 percent carbon-free) within six months of project approval. The project is also conditioned to require the use of LED lighting or equivalent or more efficient technology. Outdoor lighting is required to be fully cut-off, shielded, and downward facing so it does not spill over onto other properties, structures, or the night sky.

The CLUO addresses odor impacts through limiting the location of cannabis uses, and establishing buffers for outdoor cannabis uses, odor control requirements, and enforcement procedures. However, while these measures may minimize the likelihood of nuisance odors, the potential for odors to occur remains and was considered a significant and unavoidable impact in the CLUO EIR. The applicant submitted an odor control plan that describes the odor emitting activities and the administrative and engineering controls to reduce and control odors to the greatest extent possible. If odor nuisances are verified pursuant to the enforcement procedure set forth in the CLUO, the operator may employ active controls, such as odor neutralizers for the outdoor canopy, as well as passive controls such as additional vegetation barriers, reassignment of outdoor canopies to mixed-light structures (may require amendment or modification to use permit), different plant strains, or relocation of the outdoor canopy areas to minimize the potential for nuisances. The odor control plan identified that typical winds are expected to blow mainly from the north-northwest and south-southeast, parallel with the mountain range.

The project relies on groundwater from an onsite irrigation well. The applicant estimates that approximately 150,000 gallons per month of water are currently used for the existing two acres of canopy from June-October and no water is proposed to be used for cannabis operations during the off-season (November-May). The applicant estimates that the water supply will increase to 550,000 gallons (1.53 acre-feet) June-October. The CLUO EIR analyzed groundwater that would be used for cannabis crops and compared that to average groundwater use for other non-cannabis crops. The analysis demonstrated that the amount of groundwater used for cannabis activities under each of the CEQA Alternatives would be similar to the amount used for other crops likely to be grown on the property in the absence of contemplated cannabis uses. The high end of the analysis estimated the cumulative use of all cannabis operations in the county could reach 424-acre feet per year, which equates to approximately the average groundwater used by an orchard of about 131 acres.

Site Setting
Cannabis cultivation and associated uses, such as onsite processing, are permitted in agricultural zones with a Cannabis Use Permit. The project site is located in an agriculturally zoned area and is surrounded by parcels in agricultural production and/or livestock grazing land, ranging in size from 40 acres to 260.5 acres. There is one residence on an agriculturally zoned parcel within one-half mile of the project site. The surrounding land uses are primarily agricultural: Oat Creek corridor to the west of the canopy area, annual grassland grazing to the south, an almond orchard to the northeast, cattle grazing to the southeast, an almond orchard to the southwest, and grape vineyard to the northwest.  The cultivation area is relatively flat and has previously been used for cattle grazing.

The current cultivation areas are visible from County Road 12A, which is a sparsely traveled gravel/dirt road that primarily serves agricultural uses. Till Land and Miranda Gardens' proposed outdoor cultivation areas (within hoop houses) are clustered near County Road 12A. Vegetative screening along the north and south sides of County Road 12A is proposed and is included as a condition of approval. White Wolf Farms outdoor cultivation area is also visible; however, it is set further back from County Road 12A and partially screened by trees and vegetation along Oat Creek.

The operator has prepared a security plan and will implement measures to secure the property, such as security cameras, alarms, and administrative controls. The operator also is required to provide property owners within 1,000 feet of the property line with an operable method of communication with a local or onsite responsible party having prompt access to the site, operations, and activities. This requirement facilitates communication between neighbors related to conditions at the site and operation of the activities.

Buffers and Setbacks
All existing structures meet the setback requirements for the A-X zone, as well as the 100-foot setback requirement from Oat Creek. The CLUO requires new and relocating outdoor cannabis cultivation to be located a minimum of 1,000 feet from identified sensitive land uses (including off-site residences), and existing cannabis cultivation to be located a minimum of 600 feet from identified sensitive land uses. Each of the existing cannabis operations (White Wolf Farms and Miranda Gardens) meet the CLUO buffer requirements from off-site residences, with the closest offsite residence being approximately one-half mile to the west of White Wolf Farms outdoor cultivation area. As proposed, Till Land will also meet all buffers (i.e., 1,000 feet) from nearby sensitive land uses.

Compliance History
The Department of Community Services, Cannabis Unit, maintains compliance and complaint history dating back to 2019 when the cannabis program moved from the Agriculture Department to the Department of Community Services. White Wolf Farms first received a cultivation license in 2017. The operator has received three Notices of Violation (dated 8/24/2017 - Track and Trace violations/fence issues; 7/30/2019 - cultivation exceeded the scope of license; and 7/28/2023 - Track and Trace violations). There have been no complaints lodged against the White Wolf Farms operation with the Cannabis Unit per records maintained by the Department of Community Services. Miranda Gardens first received a cultivation license in 2017. The operator has received one Notice of Violation (dated 7/28/2023 - Track and Trace violations). There have been no complaints lodged against the Miranda Gardens operation with the Cannabis Unit. All Notices of Violation were satisfactorily remedied by the respective operators.

Till Land first received a cultivation license in 2018 on a property within the Capay Valley (APN 060-200-031). The operator has received five Notices of Violation (dated 10/19/2017- violation of county ordinance; 1/29/2019 - nuisance dogs running off property/loose on property; 4/11/2019 - Track and Trace violations; 4/27/2021 - cultivation exceeded the scope of license; and 4/19/2022 - unpermitted electrical lights in hoop houses). All Notices of Violation were satisfactorily remedied. Two complaints were lodged against Till Land when its operations were located in Capay Valley, prior to the proposed relocation. The first complaint, in 2018, was regarding cannabis odor and unattended dogs roaming the site, and the second complaint, in 2020, referenced cannabis odors. The Cannabis Unit was unable to locate records detailing the 2018 complaint, as the cannabis program was under the Department of Agriculture at the time. Cannabis Unit staff conducted an odor investigation shortly after the 2020 complaint and did not detect odor in excess of the established threshold.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) REVIEW
The Cannabis Land Use Ordinance Environmental Impact Report (CLUO EIR) was prepared as a programmatic EIR for adoption of the CLUO and to support streamlined review of individual permit applications pursuant to CEQA Guidelines Sections 15168, 15162, and 15183. If the county finds that an individual project is within the scope of the CLUO EIR, its environmental impacts are adequately addressed in the CLUO EIR, and applicable mitigation measures are applied to the project, then no further environmental review is required. Staff prepared a project-specific CLUO Program EIR Checklist (Attachment C) that examines the conclusions reached in the CLUO EIR for each relevant CEQA impact category identified in the CLUO EIR and Appendix G of the CEQA Guidelines. Staff determined that the proposed project activities are within the scope of the CLUO EIR, that no additional environmental review is required.

SUMMARY OF PUBLIC CORRESPONDENCE
A Request for Comments was distributed to reviewing agencies on May 14, 2024. Comments received from reviewing agencies were incorporated into the Conditions of Approval (Attachment E) where applicable. A Courtesy Notice was also distributed on May 14, 2024, to the Planning Division’s interested parties list and mailed to property owners within 1,000 feet of the property boundary of the subject parcel. The Courtesy Notice summarized the existing and proposed operations as provided in the application materials. No written comments were received from nearby neighbors. However, Samara Ranches Yolo, LLC (Samara Ranches), the property owner to the east of the portion of the subject property that is north of CR 12A, reached out to the Agricultural Commissioner. 

The Samara Ranches property is planted in almonds and representatives of the ownership expressed concerns to the Agricultural Commissioner that a cannabis operation in close proximity to the orchard could prevent Samara Ranches from conducting pesticide applications using an orchard blast sprayer. Mr. Ostrach (Applicant) informed staff that he sent a letter via certified mail to Samara Ranches and spoke with Mr. Samara on the phone about the project and their plans to plant a vegetative barrier and cultivate within hoop houses. According to Mr. Ostrach, Mr. Samara expressed his opposition to the project. Staff also discussed the project with Mr. Samara over the phone and provided him with options to submit detailed comments and concerns. Mr. Samara explained that he was concerned about potential liabilities that might come with a cannabis operation close to his property, including theft and people walking through the orchard, and also shared concerns about impacts of potential spray drift. Mr. Samara did not submit additional comments beyond those shared during the brief phone conversation with staff.

After speaking with both Samara Ranches and Mr. Long (cannabis site property owner), the Agricultural Commissioner recommended that a hedge/tree buffer be planted on the east side of the site north of CR 12, that all future cultivation north of CR 12A take place inside hoop houses, and that a representative from Till Land develop a good neighbor policy with Samara Ranches (Attachment F). These recommendations have been added to the project’s Conditions of Approval. 

During the course of project review, staff became aware that an ephemeral stream (Watercourse Class III) that intersected the portion of the project site below CR 12A was disced for previous agricultural activities several years prior to the commencement of cannabis activities and has since been diverted via a ditch along the southern border of the parcel. This disturbance and diversion of the watercourse did not receive permitting from California Department of Fish and Wildlife (CDFW). Staff discussed the matter with CDFW and Central Valley Regional Water Quality Control Board (Water Board) staff in October 2025. The Water Board sent an email to the property owner and cannabis operators explaining the steps needed for permit compliance, which includes consultation with CDFW for the diversion of the watercourse (Attachment F). The Water Board also noted that the site has an outdated Site Management Plan and will need to update its Nitrogen Management Plan for the expansion of canopy, and provided information on how to correct. The Water Board’s comments have been added to the project’s Conditions of Approval. 

The Yocha Dehe Wintun Nation (“Tribe”) Tribal Council submitted a letter dated May 15, 2024 (Attachment G) stating that the proposed White Wolf Farms, Miranda Gardens, and Till Land cannabis operations are within a cultural resource or tribal trust land buffer, and requested consultation with the Cultural Committee, the County, and the applicant. The County contracted with Lisa Westwood, Vice President and Director of Cultural Resources with ECORP Consulting, Inc., to facilitate discussions with the Tribe. Ms. Westwood met with the Tribal Council on June 25, 2024, to discuss the specifics of the project and methods for avoiding and minimizing impacts to identified tribal cultural resources.  The Tribal Council sent a letter of exemption for the project (Attachment G) dated July 23, 2024, indicating that the Tribe has no objections to the project, as proposed, with the inclusion of tribal monitoring for any ground disturbance activities and with the inclusion of three specific measures, which have been added to the project’s conditions of approval. The applicant has agreed to the measures, which include requiring tribal representatives to deliver tribal cultural resources sensitivity training prior to the commencement of actions under the CLUO.

The project site is located within the boundary of the Yolo-Zamora Citizens Advisory Committee (CAC) comment area; however, the Yolo-Zamora CAC is not an active committee due to lack of membership, and therefore did not convene to discuss or make a recommendation on the project. 

A public hearing notice was mailed to property owners within 1,000 feet and to interested parties who previously provided comments on October 31, 2025, and published in the Daily Democrat on November 2, 2025.

Staff consulted with Agricultural Commissioner’s Office, Building Division, Public Works Division, Environmental Health Division, various agencies and interested parties, and has received input from the Office of County Counsel.

Any person who is dissatisfied with the decisions of this Planning Commission may appeal to the Board of Supervisors by filing a notice of appeal with the Clerk of the Board within fifteen (15) days from the date of the action. A Planning Commission Appeal Form and appeal fee immediately payable to “County of Yolo” must be submitted at the time of filing. The Board of Supervisors may sustain, modify or overrule this decision. The Planning Commission Appeal Form can be accessed at the following link: https://www.yolocounty.org/government/board-of-supervisors/clerk-of-the-board/planning-commission-appeal