| ||||||||
COUNTY OF SAN MATEO ENVIRONMENTAL SERVICES AGENCY | ||||||||
Date: |
June 25, 2003 | |||||||
Set Time: |
9:00 a.m. Consent Agenda | |||||||
Hearing Date: |
July 15, 2003 | |||||||
To: |
Honorable Board of Supervisors | |||||||
From: |
Marcia Raines, Director of Environmental Services | |||||||
Subject: |
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 13 parcels totaling 141 acres located off Reservoir Road, in the unincorporated Pescadero area of San Mateo County. | |||||||
County File Number: |
PLN 2002-00649 (POST) | |||||||
RECOMMENDATION | ||||||||
That the Board of Supervisors: | ||||||||
1. |
Find that the request is consistent with the County General Plan, the Planned Agricultural District/Coastal Development 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. | |||||||
2. |
Adopt a resolution to establish the subject property as an agricultural preserve and execute a California Land Conservation Contract regarding the subject property. | |||||||
PROPOSAL | ||||||||
The applicant is requesting a Class A Agricultural Preserve for 13 parcels totaling 141 acres. | ||||||||
BACKGROUND | ||||||||
Report Prepared By: Miroo Desai Brewer, Project Planner, Telephone 650/363-1853 | ||||||||
Owner/Applicant: Peninsula Open Space Trust (POST) | ||||||||
Location: Reservoir Road, Pescadero | ||||||||
APN(s): 086-121-030; 086-122-010; 086-132-010; 086-133-010; 086-133-020; 086-133-030; 086-150-010; 086-150-020; 086-180-050; 086-160-030; 086-171-030; 086-171-040; 086-191-040 | ||||||||
Size: 141 acres (total acreage of 13 parcels) | ||||||||
Existing Zoning: PAD/CD (Planned Agricultural District/Coastal Development District) | ||||||||
General Plan Designation: Agricultural | ||||||||
Existing Land Use: See Attachment E for a list of uses by each parcel | ||||||||
Water Supply: Wells; ponds | ||||||||
Sewage Disposal: On-site septic system where applicable | ||||||||
Flood Zone: Zone C (area of minimal flooding), Panel No. 0603110318 B; Effective Date: July 5, 1984 | ||||||||
Environmental Evaluation: Categorically exempt, Section 15317, Class 17, Open Space Contract or Easements | ||||||||
Setting: The project parcels are located in the Pescadero area of the County and are accessed from Reservoir Road, which meets Pescadero Creek Road (see Attachment E for uses and characteristics of each parcel). POST acquired these parcels in the year 2001. | ||||||||
Chronology: | ||||||||
Date |
Action | |||||||
October 28, 2002 |
- |
Agricultural Preserve Contract application submitted. | ||||||
March 10, 2003 |
- |
Agricultural Advisory Committee recommended approval of the application. | ||||||
May 14, 2003 |
- |
Planning Commission public hearing. | ||||||
June 10, 2003 |
- |
Board of Supervisors public hearing. | ||||||
DISCUSSION | ||||||||
A. |
PREVIOUS ACTION | |||||||
On May 14, 2003, the Planning Commission conducted a public hearing and recommended unanimously to the Board of Supervisors the establishment of the Class A Agricultural Preserve for 13 parcels located off Reservoir Road. | ||||||||
B. |
KEY ISSUES | |||||||
The following criteria must be considered prior to the establishment of an agricultural preserve: | ||||||||
1. |
Conformance with General Plan | |||||||
The proposed agricultural preserve is consistent with the General Plan designation of "Agricultural" on these properties. | ||||||||
2. |
Conformance with Agricultural Preserve Requirements | |||||||
a. |
Zoning Classification | |||||||
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 parcels are zoned Planned Agricultural District/Coastal Development District. | ||||||||
b. |
Minimum Parcel Size | |||||||
Lands under a Class A Contract must meet the following criteria: (1) must be within 2 miles of an area designated in the County General Plan for urbanization or as a rural service center; (2) must contain at least 50 percent of prime soils; and (3) must be at least 40 acres in size. Two or more parcels may be combined to meet the 40-acre requirement if they are contiguous or in common ownership. | ||||||||
The project site consists of 13 parcels (eight parcels are contiguous with one another), under common ownership, totaling 141 acres. The site is within 2 miles of Pescadero, which is designated by the County General Plan as a Rural Service Center. The project parcels contain over 50 percent of prime soils. Please see the attached Prime Soils Map (Attachment F). Therefore, this project qualifies for a Type A Contract. | ||||||||
c. |
Land Use | |||||||
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. Currently, there is a single-family residence and a barn on APN 086-132-010. The twelve (12) other parcels do not have structures on them. Approximately 92 acres of the project area are leased for agricultural use (Brussels sprouts). The existing uses of the land are not in conflict with the uses allowed in the designated Planned Agricultural District/Coastal Development District or permitted uses for lands within an agricultural preserve. | ||||||||
3. |
Conformance with Local Coastal Program | |||||||
The establishment of an agricultural preserve does not involve any development, which therefore is not subject to the Local Coastal Program and does not require the issuance of a Coastal Development Permit. | ||||||||
C. |
REVIEWING AGENCIES | |||||||
1. |
San Mateo County Agricultural Advisory Committee | |||||||
The Agricultural Advisory Committee reviewed this project on March 10, 2003 and recommended approval. | ||||||||
2. |
San Mateo County Assessor | |||||||
The Assessor's comments are found under "FISCAL IMPACT" below. | ||||||||
3. |
LAFCo | |||||||
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. | ||||||||
VISION ALIGNMENT | ||||||||
The proposal to establish an agricultural preserve keeps the commitment of preserving and providing people access to our natural environment and Goal Number 14: Important natural resources are preserved and enhanced through environmental stewardship. This proposal contributes to this commitment and goal by restricting uses of the property to agricultural, open space and other compatible uses. | ||||||||
FISCAL IMPACT | ||||||||
Approval of this project will result in the loss of tax revenue to the County. The table below outlines yearly loss of taxes to the County and the school districts. Of the total estimated yearly loss in taxes to the County, about $705 per year ($5.00 per acre for prime land) 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: | ||||||||
