COUNTY OF SAN MATEO

Inter-Departmental Correspondence

 

ENVIRONMENTAL SERVICES AGENCY

 

DATE:

January 9, 2006

BOARD MEETING DATE:

January 24, 2006

SPECIAL NOTICE/HEARING:

10 days, within 30 ft.

VOTE REQUIRED:

Majority

 

TO:

Honorable Board of Supervisors

 

FROM:

Marcia Raines, Director of Environmental Services

 

SUBJECT:

Consideration of a request to establish a Class B Agricultural Preserve, pursuant to the California Land Conservation Act of 1965 and Board of Supervisors Resolution No. 44396, for two parcels totaling 418 acres located at 3100 Cabrillo Highway, in the unincorporated Pescadero area of San Mateo County.

 
 

County File Number:

PLN 2004-00346 (Cascade Ranch Historic Farm)

 

RECOMMENDATION

 

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 authorize execution of a California Land Conservation Contract regarding the subject property.

   

3.

Find that this project is categorically exempt under the provisions of Section 15317, Class 17, (Agriculture or Open Space Contracts or Easements), of the California Environmental Quality Act.

   

VISION ALIGNMENT

 

Commitment: This proposal keeps the commitment of “Preserve and provide people access to our natural environment.”

 

Goal: The proposed project achieves Goal number 14: “Important natural resources are preserved and enhanced through environmental stewardship.”

 

The proposed agricultural preserve contributes to this commitment and goal by restricting uses of the parcels to agriculture, open space and compatible uses. Placing the parcels under contract will ensure that the prime agricultural soils on the site will not be lost by conversion during the life of this contract.

 

BACKGROUND

 

Proposal: The applicant is requesting the approval of a Class B Agricultural Preserve for two parcels totaling 418 acres in the Planned Agricultural/Coastal Development Zoning District.

 

Report Prepared By: Michael Schaller, Project Planner, Telephone (650) 363-1849

 

Applicant/Owner: Cascade Ranch Historic Farm

 

Location: 3100 Cabrillo Highway, Pescadero

 

APNs: 089-220-090 and 089-221-100

 

Size: 418 acres (combined)

 

Existing Zoning: PAD/CD (Planned Agricultural District/Coastal Development District)

 

General Plan Designation: Agricultural

 

Sphere-of-Influence: Pescadero

 

Existing Land Use: Row crops, associated agricultural buildings, and a residence

 

Flood Zone: FEMA Zone C (areas of minimal flooding), Panel No. 060311-0425 B; July 5, 1984

 

Environmental Evaluation: Categorically exempt, Section 15317, Class 17, Agriculture or Open Space Contracts or Easements

 

Setting: The project parcels are located in the South County area, south of the Pigeon Point lighthouse and are accessed directly from Cabrillo Highway. Approximately half of the acreage is fallow as the applicant implements an organic crop rotation scheme. A quarter of the acreage is to remain as open space, and the remainder is currently used for active, organic farming.

 

Chronology:

 

Date

 

Action

     

July 13, 2004

-

Application for Agricultural Preserve Contract submitted.

     

November 1, 2005

-

Agricultural Advisory Committee recommended approval of the application.

     

December 14, 2005

-

Planning Commission recommends that the Board of Supervisors approve this project.

     

January 24, 2006

-

Board of Supervisors public hearing.

     

DISCUSSION

 

A.

PREVIOUS ACTION

   
 

On December 14, 2005, the Planning Commission unanimously recommended to the Board of Supervisors the establishment of a Class B Agricultural Preserve for the subject parcels.

   

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 zoned Resource Management or Planned Agricultural Development. The subject parcels are zoned Planned Agricultural Development.

       
   

b.

Minimum Parcel Size

       
     

Lands under a Class B Contract must consist of at least 100 acres. Two or more parcels may be combined to meet the 100-acre requirement if they are contiguous or in common ownership.

       
     

The project site consists of two parcels (split by Cabrillo Highway), under common ownership, totaling 418 acres. The site is over 2 miles from Pescadero, which is designated by the County General Plan as a rural service center. Based upon the above criteria, this project qualifies for a Class B 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 associated agricultural buildings including a barn on APN 089-221-100. There are no structures on the other parcel. The residential use is allowed under the PAD zoning. The applicant currently farms approximately 95 acres on the two parcels with another 200 acres presently lying fallow as part of their organic crop rotation scheme. 108 acres of the project parcels are in open space.

       
 

3.

Conformance with Local Coastal Program

       
   

The establishment of an agricultural preserve does not involve any development, therefore this project 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 November 1, 2005 and recommended approval, subject to confirmation by the State Department of Conservation that the existing “Agricultural and Natural Resource Conservation Easement” does in fact protect agriculture. Staff sent a letter to the Department of Conservation’s Division of Land Resource Protection on November 3, 2005. We requested that the State Division review the included easement language and give us their assessment of it. We requested that they respond back to us by November 17, in order for Staff to meet internal deadlines for the December Planning Commission meeting. As of the writing of this Staff Report, no reply has been received. Staff and County Counsel have both reviewed the easement language and found it to be protective of agriculture and does not pose a conflict with the requirements of the Williamson Act.

     
 

2.

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.

   

FISCAL IMPACT

 

The County Assessor’s Office has calculated that approval of this agricultural preserve application will result in an estimated total yearly loss of taxes of $3,869. Of the estimated yearly loss in taxes to the County, about $984 per year ($5.00 per acre for prime land. $1.00 for non-prime land) will be replaced by State subvention money designated to assist County implementation of the Williamson Act. The estimated loss to the County, affected school and other districts per year is as follows:

Jurisdiction

Amount of Tax Loss

San Mateo County

$1,078

 

San Mateo County Library District

$157

 

San Mateo County Fire

$292

 

La Honda - Pescadero Unified School District

$1,845

 

San Mateo Junior College District

$308

 

Bay Area Air Quality Management District

$10

 

County Harbor District

$16

 

Resource Conservation District

$2

 

County Office of Education

$161

 

TOTAL

$3,869

 

ATTACHMENTS

 

A.

Recommended findings

B.

Resolution to Establish the Subject Properties as an Agricultural Preserve

C.

Agricultural Preserve Contract (Type B)

D.

Location Map showing parcels to be placed under contract.

E.

Prime Soils Map

   
   

MJS:kcd - MJSP1530_WKU.DOC

Attachment A

 

COUNTY OF SAN MATEO

ENVIRONMENTAL SERVICES AGENCY

 

RECOMMENDED FINDINGS

 
 

Permit File Number: PLN 2004-00346

Board Meeting Date: January 24, 2006

 

Prepared By: Michael Schaller

For Adoption By: Board of Supervisors

 
 

RECOMMENDED FINDINGS

 

1.

Regarding the Environmental Review:

   
 

Find that this project is exempt from environmental review pursuant to the California Environmental Quality Act (CEQA), Section 15317, Class 17, relating to the adoption of Agricultural or Open Space Contracts or Easements.

   

2.

Regarding the Williamson Act Contract (Class B):

   
 

a.

Find that the request is consistent with the County General Plan, the Planned Agricultural 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.

     
 

b.

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.

     
     

MJS:kcd - MJSP1530_WKU.DOC