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zoning district, and justifies a higher hive threshold than in residential districts or Downtown. Staff is proposing that beekeeping be a permitted use for up to two hives only on properties with detached, single-family homes located in an R-1 zoning district, RM zoning district, and detached, single-family homes located in the Downtown Specific Plan Area, no matter the zoning designation. Staff recommends limiting beekeeping to properties with detached, single-family homes due to concerns regarding keeping bees on properties, such as apartments or condominiums, which may not have sufficient open space to provide an adequate buffer to neighboring properties, and accommodate the physical features that are required for safe beekeeping. Furthermore, staff is not proposing a minimum lot size in order to keep bees; however, staff is proposing setbacks for hives (please see subsection C on page below) that would be more effective in reducing bee-related nuisances than a minimum lot size B. In the R-1 zoning district, RM zoning district, or Downtown Specific Plan Area zoning district, the beekeeper shall reside at the property where the hive is located. Staff analysis: In residential districts or in Downtown, staff is proposing that the beekeeper reside at the property where the beehives are kept in order to continuously monitor bee activity. Due to the open, agricultural nature of A-zoned land and because there are often no residences on such properties, staff is not recommending a requirement that the beekeeper reside on A zoned land. C. In the R-1 zoning district, RM zoning district, or Downtown Specific Plan Area, hives shall be located at least five feet from the side and rear property lines. Hives are not allowed in the area between the front property line and the single- family house. The location of hives on land in the A zoning district shall be subject to review on a case-by-case basis by the zoning administrator. Staff analysis: Staffs research has found that there is not a minimum number of feet a hive should be kept from an adjacent property. For example, Cleveland, Ohio has a 0-foot setback and Napa, California has a minimum 25-foot setback. Creating a large setback could make it difficult to accommodate bees on smaller lots, but having no setback could pose difficulties for inspecting and maintaining a hive. Staff is proposing that hives be located in the rear yard area only, with a minimum 5-foot setback from the side and rear property lines. This would allow for proper inspections and maintenance without having to move the hive, and would provide sufficient space for a barrier to prevent large numbers of bees from flying into a neighboring property. Staff is proposing to evaluate the setbacks for A zoned land on a case-by-case basis to ensure that the hives are located such that they create as little as impact to adjacent parcels as possible. P14-1276, Beekeeping Planning Commission Page 9 of 13