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COUNTY OF SAN MATEO
ENVIRONMENTAL SERVICES AGENCY
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Date:
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September 5, 2001
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Set Time:
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9:00 a.m.
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Hearing Date:
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September 18, 2001
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To:
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Honorable Board of Supervisors
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From:
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Marcia Raines, Director of Environmental Services
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Subject:
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Consideration of a request to establish a Class A Agricultural Preserve, pursuant to the California Land Conservation Act of 1965 and Board of Supervisors Resolution No. 44396 for a 23.66-acre parcel located on the west side of Cloverdale Road in the unincorporated Pescadero area of San Mateo County.
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File Number(s):
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PLN 2000-00809 (Vanos)
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RECOMMENDATION
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That the Board of Supervisors:
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1.
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Find that the request is consistent with the County General Plan, the Planned Agricultural District/Coastal Development Zoning District, the California Land Conservation Act, and Board of Supervisors Resolution No. 44396, relating to the implementation of the California Land Conservation Act in San Mateo County.
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2.
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Adopt a resolution to establish the subject property as an agricultural preserve and authorize execution of a California Land Conservation Contract regarding the subject property.
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PROPOSAL
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The applicant is requesting a Class A Agricultural Preserve on a 23.66-acre parcel in the Planned Agricultural District/Coastal Development Zoning District.
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BACKGROUND
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Report Prepared By: Lily Toy, Project Planner, Telephone 650/363-1841
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Applicant/Owner: Peter Vanos/Vanos Trustees
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Location: West side of Cloverdale Road, Pescadero
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APNs: 087-190-040 and -050
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Size: 23.66 acres
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Existing Zoning: PAD/CD (Planned Agricultural/Coastal Development District)
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General Plan Designation: Agricultural
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Existing Land Use: Water Reservoir and Vacant Land
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Flood Zone: Flood Zone "C" - Area of Minimal Flooding (Panel No. 060311-0401B) for the majority of the site except for an area along Butano Creek located along the southwest property line which is Flood Zone "A" - 100-Year Flooding.
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Environmental Evaluation: Categorically Exempt, Section 15317, Class 17, Open Space Contract or Easements.
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Setting: The project site is located approximately 3 miles southeast of the Town of Pescadero and 4.75 miles east of the Cabrillo Highway on the west side of Cloverdale Road. The project site consists of two parcels totaling 23.66 acres, of which 13 acres are prime soils. More specifically, the soil consists of Corralitos sandy loam, which is a soil that is easy to work and is cultivated intensively. Corralitos soils are important agriculturally. Their main use is for truck crops (i.e., artichokes, Brussels sprouts, broccoli, beets, etc.). The site consists of a water reservoir and slopes westerly. The property is not currently under agricultural production.
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Chronology:
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Date
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Action
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November 14, 2000
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Agricultural preserve contract application submitted.
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February 12, 2001
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Agricultural Advisory Committee recommended approval of the application.
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April 25, 2001
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Planning Commission public hearing.
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September 18, 2001
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Board of Supervisors public hearing.
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DISCUSSION
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A.
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PREVIOUS ACTION
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On April 25, 2001, the Planning Commission conducted a public hearing and recommended unanimously to the Board of Supervisors, the establishment of the Class A Agricultural Preserve for the subject parcel.
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B.
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KEY ISSUES
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The following criteria must be considered prior to the establishment of an agricultural preserve:
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1.
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Conformance with General Plan
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The proposed agricultural preserve is consistent with the General Plan designation of "Agricultural" on this property.
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2.
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Conformance with Agricultural Preserve Requirements
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a.
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Zoning Classification
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In order to be included in an agricultural preserve, land must be located in the Resource Management Zoning District or Planned Agricultural District. The subject parcel is zoned Planned Agricultural District/Coastal Development District.
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b.
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Minimum Parcel Size
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Property to be included in a Class A Agricultural Preserve must have at least 40 acres. Two or more parcels may be combined to meet the 40-acre minimum. This property is adjacent to existing lands under agricultural preserve contracts. The westerly adjacent property, which consists of 6.25 acres, was placed into agricultural preserve in 1967 (County File No. 66-09). The northerly adjacent property owned by Eugene Richeson, which consists of 505.4 acres, was also placed into agricultural preserve in 1967 (County File No. 66-07). Adjacent to the north of Eugene Richeson's property is 495.72 acres of contiguous lands, owned by a variety of property owners, placed into agricultural preserve at various times in the past. If this property were placed into agricultural preserve, this would form a contiguous group of 1,031.03 acres of agricultural preserve land (see Attachment F) and thus complies with the minimum parcel size requirements. Furthermore, if the land has exceptionally high open space value or is in intensive agricultural use, an agricultural preserve less than 40 acres may be established. The minimum acreage of any parcel of land to be included in an agricultural preserve that has exceptionally high open space value or is in intensive agricultural use is 5 acres. Since this site is adjacent to existing lands under contract, and qualifies for a Type A Contract under the contiguous land criteria, there was no need to define the current agricultural production as an intensive agricultural use.
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c.
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Land Use
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Lands within an agricultural preserve must be used only for agriculture or open space, or be suitable for agriculture, open space, compatible uses or the growing of forest products. This property is primarily vacant and is not currently under agricultural production. The property is improved with a water reservoir. Due to the presence of 13 acres of prime soils on the property, the site has very high agricultural value. The current use of the land is not in conflict with permitted uses allowed in the designated Planned Agricultural District/Coastal Development District or permitted uses for lands within an agricultural preserve.
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2.
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Conformance with Local Coastal Program
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The establishment of an agricultural preserve does not involve any development. Therefore, is not subject to the Local Coastal Program and does not require the issuance of a Coastal Development Permit.
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C.
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ENVIRONMENTAL REVIEW
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This project is categorically exempt under Section 15317 of the California Environmental Quality Act with regard to open space contracts or easements.
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D.
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REVIEWING AGENCIES
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1.
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San Mateo County Agricultural Advisory Committee
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The Agricultural Advisory Committee reviewed this project on February 12, 2001, and recommended approval.
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2.
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San Mateo County Assessor
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The Assessor's comments are found under "FISCAL IMPACT" below.
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3.
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LAFCo
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This property is not within the sphere-of-influence of any city. Approval of this request would have a minimal effect on Countywide special districts and school districts.
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FISCAL IMPACT
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The County Assessor's Office has calculated that approval of this agricultural preserve application will result in an estimated yearly loss of taxes of $4,424.00. Of the total estimated yearly loss in taxes to the County, about $75.66 per year ($1.00 per acre for non-prime and $5.00 per acre for prime) would be replaced by State subvention money designated to assist County implementation of the Williamson Act. The estimated loss to the County and affected school districts per year is as follows:
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Jurisdiction
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Amount of Tax Loss
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San Mateo County
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$2,768.00
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La Honda-Pescadero Unified School District
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$1,320.00
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San Mateo Community College District
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$221.00
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County Office of Education
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$115.00
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TOTAL
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$4,424.00
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ATTACHMENTS
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A.
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Recommended Findings and Resolution
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B.
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Agricultural Preserve Contract
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C.
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Vicinity Map
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D.
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Assessor's Map
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E.
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Prime Soils Map
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F.
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Agricultural Preserve Map
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